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HomeMy WebLinkAboutT-5396 - Conditions of Approval - 3/17/2005 64/ori/•4 FINAL MAP CHECKLIST I "r1city of � E3� ..` REPORT TO THE PLANNING COMMr TRACT NO. 5396/ UGM � r1 PHASE III OF VESTING TENTATIVE TRACT NO. 524; June 2, 2004 99 11rrAU0''GU O! FROM: STAFF, Planning Division1 Q 7�Z Planning and Development Department DEPARTMENT DIRECTO SUBJECT: CONSIDERATION OF PLAN AMENDMENT NO.A-03-21, REZONE APPLICATINO. R-03-83, CONDITIONAL USE PERMIT APPLICATION NO. C-04-42, VESTING TENTATI TRACT MAP NO.T-5247/UGM AND ENVIRONMENTAL FINDING FOR ENVIRONMENTAL ASSESSMENT NO. A-03-21/R-03-83/C-04-42/T-5247 EXECUTIVE SUMMARY Plan Amendment Application No. A-03-21, Rezone Application No. R-03-83, Conditional Use Permit Application No. C-04-42 and Vesting Tentative Tract Map No. T-5247/UGM., filed by Granville Homes, pertain to 159 acres of property located on the east side of North Grantland Avenue, between West Sierra and West Barstow Avenues. Plan Amendment Application No. A-03-21 proposes to amend the 2025 Fresno General Plan and the West Area Community Plan relating to 9 acres of property, located on the northeast corner of North Grantland and West Bullard Avenues, from the neighborhood commercial planned land use designation to the medium density residential land use designation. The plan amendment application also requests to amend the above-noted plans, relating to 19 acres of property located at the northeast corner of North Grantland and West Barstow Avenue,from the public facility planned land use designation to the neighborhood commercial (4 acres) and medium density residential (15 acres) planned land use designations. Rezone Application No. R-03-83 proposes to rezone a 4- acre portion of the site located at the northeast corner of North Grantland and West Barstow Avenues from the R-R(Rural Residential-Fresno County) zone district to the C-1/UGM (Neighborhood Commercial/Urban Growth Management)zone district and to rezone 54 acres of property located on the east side of North Grantland Avenue, between West Barstow and West Sierra Avenues from the R-R(Rural Residential-Fresno County)and AE-5/UGM (Exclusive Five Acre Agricultural/Urban Growth Management) zone districts to the R-1/UGM (Single Family Residential/Urban Growth Management)zone district. The rezone application also proposes to rezone a 21-acre portion of the site, located on the west side of North Bryan Avenue, between West Barstow and West Bullard Avenues, from the AE-5/UGM (Exclusive Five Acre Agricultural/Urban Growth Management)zone district to the R-1/UGM(Single FamilyResidential/Urban Growth Management)zone district and to rezone the adjacent parcels, totaling 27 acres, from the R-R (Rural Residential-Fresno County) zone district to the R-1/UGM (Single Family Residential/Urban Growth Management) zone district. Vesting Tentative Tract Map No. T-5247/UGM proposes to subdivide a 122-acre portion of the site, on the east side of North Grantland Avenue, between West Barstow and West Bullard Avenues, into a 417-lot single family residential subdivision with 5 remainder parcels and 2 outlots. Conditional Use Permit Application No. G04-042 requests authorization to develop the property with a residential planned development which will allow the residential subdivision to be developed with design modifications including decorative street lighting and paving,reduced lot widths and area for approximately 67 lots and reduced front-yard setbacks on selected lots to facilitate the use of side entrance garages and other alternative building designs. PROJECT INFORMATION PROJECT A 417-lot single family residential subdivision on the southerly 122 acres of the project site is proposed to be developed at an overall density of 4.0 dwelling units per acre. The northerly 55 acres of the project site are being planned and zoned for a future single family residential subdivision. APPLICANT Granville Homes (Engineer: Gary Giannetta) LOCATION Southeast and Northeast corners of West Bullard and North Grantland Avenues (Council District 2, Councilmember Calhoun) SITE SIZE 159 acres REPORT TO THE PLANNING COMMISSION Plan Amendment Application No. A-03-21 Rezone Application No. R-03-83 Conditional Use Permit Application No. C-04-42 Vesting Tentative Tract Map No. T-5247/UGM June 2, 2004 Page 2 LAND USE Existing - Vacant Proposed - Single Family Residential ZONING Existing: R-1/UGM (Single Family Residential-Agricultural/Urban Growth Management), AE-5/UGM (Exclusive Five Acre Agriculture/Urban Growth Management) and R-R (Rural Residential-Fresno County) Proposed: R-1/UGM (Single Family Residential/Urban Growth Management)and C-1/UGM(Neighborhood,CommerciaU Urban Growth Management) PLAN DESIGNATION Proposed R-1/UGM zone district and 417-lot single family residential AND CONSISTENCY subdivision is consistent with the proposed amendment to the 2025 Fresno General Plan and West Area Community Plan to designate the site for Medium Density Residential land uses. Proposed C-1/ UGM zone district is consistent with the proposed Neighborhood Commercial land use designation. ENVIRONMENTAL FINDING Mitigated Negative Declaration issued on May 12, 2004. PLAN COMMITTEE The West Area Citizens Advisory Committee recommended RECOMMENDATION approval of the proposed project at their May 10, 2004 meeting. STAFF RECOMMENDATION Recommend approval of plan amendment and rezone applications and approve conditional use permit and vesting tentative tract map applications subject to compliance with the Conditions of Approval for Conditional Use Permit Application No. C-04-42, dated May 26, 2004 and Vesting Tentative Tract Map No. 5247/UGM dated June 2, 2004. BORDERING PROPERTY INFORMATION rgri; Planned Land Use Existing Zoning Existing Use North Light Industrial R-R Rural Residential Rural Residential(Fresno County) Heavy Commercial R-R Rural Residential(Fresno County) South Medium High Density AE-5/UGM Agriculture/Vacant Residential Exclusive Five Acre Agriculture/ Urban Growth Management t r REPORT TO THE PLANNING COMMISSION Plan Amendment Application No. A-03-21 Rezone Application No. R-03-83 Conditional Use Permit Application No. C-04-42 Vesting Tentative Tract Map No. T-5247/UGM June 2, 2004 Page 3 East Medium Density Residential R-R Rural Residential Rural Residential(Fresno County) Medium Low Density R-1/UGM Residential Single Family Residential/Urban Growth Management Regional Commercial C-3/UGM Regional Commercial/ Urban Growth Management West Low Density Residential R-R Rural Residential Rural Residential(Fresno County) Medium Density Residential R-R Rural Residential(Fresno County) Medium High Density R-R Residential Rural Residential(Fresno County) Office Commercial R-R (Proposed for Medium Density Rural Residential(Fresno County) Residential by A-04-04) (Proposed R-1/UGM by R-04-09) ENVIRONMENTAL FINDING The initial study prepared for Environmental Assessment No. A-03-21/R-03-83/C-04-42/T-5247 considered potential environmental impacts associated with the subject plan amendment, rezone, conditional use permit and tentative tract map request. The study indicates that a portion of the project(28 acres)would not conform to the land use designation and land use policies of the 2025 Fresno General Plan although the majority of the site(131 acres). However, it is not within the scope of Master Environmental Impact Report No. 10130. Therefore, staff has issued a finding of a mitigated negative declaration which.incorporates mitigation measures from MEIR No. 10130 as well as project specific mitigation measures. The mitigated negative declaration was issued on May 12, 2004. This environmental finding was properly noticed with no comments filed within the 20-day review and comment period. BACKGROUND /ANALYSIS The applicant,Granville Homes,has filed Plan Amendment Application No.A-03-21,Rezone Application No.R-03- 83, Conditional Use Permit Application No.C-04-42 and Vesting Tentative Tract Map No. 5247/UGM for 159 acres of property located on the east side of North Grantland Avenue, between West Sierra and West Barstow Avenues. The applications will provide for the appropriate land use and zone districts for the following future developments: a 417-lot single family residential subdivision on 122 acres of property located on the south side of West Bullard Avenue,between North Bryan and North Grantland Avenues,a 117-lot single family residential subdivision located at the northeast corner of West Bullard and North Grantland Avenues, and a 3.9 acre neighborhood commercial center at the northeast corner of West Barstow and North Grantland Avenues. Tentative tract map and conditional use permit applications for the 117-lot subdivision and the neighborhood commercial center have not yet been filed. • REPORT TO THE PLANNING COMMISSION Plan Amendment Application No. A-03-21 Rezone Application No. R-03-83 Conditional Use Permit Application No. C-04-42 Vesting Tentative Tract Map No. T-5247/UGM June 2, 2004 Page 4 On November 19, 2002, the City Council, through Resolution No. 2002-379, adopted the 2025 Fresno General Plan. Resolution No. 2002-379 also adopted the West Area Community Plan. The West Area Community Plan designates the subject property for medium (4.99-10.37 dwelling units per acre) density residential land uses, neighborhood commercial land uses and public facilities-elementary school land uses. The applicant wishes to pursue development of the subject property with two single family residential subdivisions and a 3.9 acre neighborhood commercial center. The requested R-1/UGM and C-1/UGM zone districts are considered consistent with the proposed and existing residential and commercial planned uses. The proposed development of Vesting Tentative Tract Map No. T-5247/UGM, for a 122-acre portion of.the site, with an average density of 4.0 dwelling units pre acre demonstrates that the project site will be developed within the overall range of dwelling units anticipated by the 2025 Fresno General Plan and West Area Community Plan as provided by Fresno Municipal Code Section 12-403-B-2. Surrounding land uses are characterized by vacant, agriculture and rural residences to the north, south,west and east. There is also an existing single family residential subdivision to the south and an approved tract map for 71.4 acres located east of the project site. Access to the subject site will be from North Grantland, North Bryan, West Bullard and West Barstow Avenues, which are all major(arterial and collector) streets. 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 Master Environmental Impact Report No. 10130 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 North Grantland, North Bryan, West Bullard and West Barstow Avenues. Water Resources and Public Water Supply The Water Division of the Public Utilities Department has 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 nearest presently available water service lines are located in West Barstow and North Bryan Avenues. Implementation of the 2025 Fresno General Plan policies, mitigation measures of Master Environmental Impact Report No. 10130, the Water Resources Management Plan, and the mitigation measures identified by the project environmental assessment/initial study will provide an adequate, reliable and sustainable water supply for the project's urban domestic and public safety consumptive purposes. The Fresno Metropolitan Flood Control District(FMFCD) has indicated that this project can be accommodated by the district. The developer will be required to construct FMFCD "Master Plan facilities" as determined by the district. Sewage Collection System Capacity Several major facility improvement projects have been implemented at the City of Fresno's Regional Wastewater Treatment and Reclamation Facility in order to accommodate the projected rates of population and employment growth up to a projected population holding capacity of 590,000 people. These improvements have been completed to provide an expanded wastewater treatment and reclamation capacity of 80 million gallons per day (MGD)which is sufficient to accommodate continued planned urban development including the proposed project. The Public Utilities Department has determined that adequate sanitary sewer service is available to serve the project, subject to the mitigation measures imposed with the environmental assessment. The nearest public sanitary sewer mains to serve this project are located in North Grantland, West Bullard and West Barstow Avenues. v REPORT TO THE PLANNING COMMISSION Plan Amendment Application No. A-03-21 Rezone.Application No. R-03-83 Conditional Use Permit Application No. C-04-42 Vesting Tentative Tract Map No. T-5247/UGM June 2, 2004 Page 5 Circulation Element Plan Policies and Major Street System Traffic Capacity The 2025 Fresno General Plan designates West Bullard, West Barstow and North Bryan Avenues as collector streets, which typically require 94-foot right-of-way width, and designates North Grantland Avenue as an arterial street, which typically requires a 110-foot right-of-way. The developer will be required to dedicate and construct improvements for Bullard, Barstow, Bryan and Grantland Avenues. Other improvements include the construction of curb, gutter, sidewalk, and transition paving within the limits of the tract; construction of an underground street lighting system; and relinquishment of access rights to North Grantland, North Bryan, North "F", West Roberts, West Bullard and West Barstow Avenues for all residential lots adjacent to the major street frontages. These street improvements are outlined in more detail in the Vesting Tentative Tract Map No. 5247/UGM Conditions of Approval dated June 2, 2004. The proposed future development of 534 single family residences on 153 acres of the project site can be expected to gererate an average of 5,110 vehicle trips per day(VTD). The proposed future development of neighborhood commercial uses on 3.9 acres(assuming 25% build-out, or 42,000 square feet of building area)of the project site can be expected to generate an average of 1,803 vehicle trips per day (VTD). Of these combined vehicle trips (6,913 average weekday VTD)for both the commercial and residential components of the project, it is projected that 443 will occur during the morning (7:00 to 9:00 a.m.) peak hour travel period and 696 will occur during the evening (4:00 to 6:00 p.m.) period hour travel period. A modest proportion of these projected trips are expected to access State Route 99. In comparison, if the site were developed as it is currently planned, with135 acres of medium density residential uses (assuming 4.5 dwelling units per acre, or 621 units), 19 acres of public facility- elementary school(assuming 20%build-out,or 165,500 square feet of building area)and 9 acres of neighborhood commercial uses(assuming 25% build-out, or 99,000 square feet of building area), the total vehicle trips per day generated by the project would be 12,183. The proposed plan amendment will result in a 43% decrease in the amount of traffic projected to be generated by the project site. A substantial portion of the peak hour vehicle trips are expected to utilize Grantland and Bryan Avenues to the north and south of the project site, and Bullard and Barstow Avenues to the west and east. Because some of the immediately surrounding area is not developed,the planned major street and intersection improvements have not yet been completed as required by adopted plans, policies and development standards. However, the proposed project, as well as other urban land uses developed as planned by the 2025 Fresno General Plan,will be required to construct the planned major street system consistent with the public facility and service delivery requirements of the Urban Growth Management Program. In addition, development of the project site will be subject to the payment of all applicable development fees including updated, or new, urban growth management fees. The developer of this project, in accordance with the mitigation measures of Master Environmental Impact Report(No. 10130)which was certified by the Council with the adoption of the 2025 Fresno General Plan,will also be required to pay impact fees specific to the traffic signalization of the major street intersections. The California Department of Transportation (Caltrans), District 6, Office of Intergovernmental Relations has commented that development of the proposed residences will result in additional vehicle trips during the peak hour traffic periods which will impact the State Route (SR) 99 interchange at Herndon and Shaw Avenues. It is recommended by Caltrans that a traffic impact study be prepared "in order to assess the project-related impacts to the State Highway System and the pro-rata share towards area-wide circulation improvements." Although the proposed project will marginally contribute to the peak capacity deficiencies of the freeway system, major freeway improvements are the responsibility of Caltrans and any fee related assessments imposed by REPORT TO THE PLANNING COMMISSION Plan Amendment Application No. A-03-21 Rezone Application No. R-03-83 Conditional Use Permit Application No.C-04-42 Vesting Tentative Tract Map No. T-5247/UGM June 2, 2004 Page 6 Caltrans must comply with applicable legal parameters. The city staff has not recommended that a state facility traffic impact fee be imposed as a condition of project approval, as it is not evident that Caltrans has accurately documented a project description and its cost, a reliable estimate of funding sources, a justifiable nexus or connection between the project and the need for the state facility improvements, and the reasonable proportionality of the project's share of the improvement costs that are necessary to justify the imposition of a traffic impact fee for the improvement of State facilities. The city's conclusion has been based upon Caltrans's submission of varying descriptions of the necessary freeway improvements, the imprecise estimate of costs and probable funding sources, and the lack of adequate information to comply with Fee Mitigation Act requirements (California Government Code §§ 66000 et sequentes) applicable to the City of Fresno. In the absence of this documentation it is not legally permissible for the City to impose the requested traffic impact fee. An appropriate, reasonable and legally permissible method of addressing capacity deficiencies has been presented to Caltrans for consideration. This method utilizes the master storm water drainage facility planning and fee program established by the Fresno Metropolitan Flood Control Agency as a model. Using this model, Caltrans is responsible for providing a master facilities plan, development fee schedule and assurances of compliance with constitutional and statutory requirements (Mitigation Fee Act-AB 1600)which apply to the City of Fresno. Should Caltrans develop a master facilities plan and development impact fee program consistent with this model, it will be applied to any final tract map or other applicable development entitlement for this project. It is also noted that the City of Fresno's staff has met with Caltrans representatives to review citywide impacts on State facilities; the CEQA process; and the legal requirements for determining the nexus (demonstration of the direct relationship between the project and the potential impact).and the proportionality (fair share contribution towards mitigating the impact) required by State law. The City of Fresno again transmitted a written explanation. of the above concerns, dated March 31, 2003, to Caltrans District 6 Office of Transportation Planning which identified potential mechanisms to establish impact fees,such as a memorandum of understanding orjoint powers agreement. A previous letter from the Caltrans District 6 office has indicated that the City of Fresno's request to be indemnified with respect to legal challenges protesting the imposition of a state facility fee exaction could not be granted. Subsequent correspondence received from Caltrans staff has not clarified the District's position with respect to pursuing the city's suggested cooperative mechanisms but has continued to reiterate a conclusion that it is the sole responsibility of the City of Fresno as the lead agency to apply exactions through the California Environmental Quality Act(CEQA) process. Although Caltrans representatives have not endorsed a state transportation facilities impact agreement, a partnership in planning grant was obtained by the Council of Fresno County Governments through which the City of Fresno and Caltrans are participating, along with other local jurisdictions, to complete a freeway deficiency study. This study will detail the traffic impacts anticipated to occur to freeway facilities within the greater Fresno- Madera-Clovis Metropolitan Area. This study will focus upon facilities identified to be most impacted by the projected increases in traffic; identification of the sources of the vehicle traffic within the greater metropolitan area; and the improvements necessary to provide adequate vehicular capacity. Findings from this study may allow proportionate traffic impact fees to be legally implemented by the cities of Fresno and Clovis as well as the County of Fresno upon adoption by the respective jurisdictions. Streets and Access Points Vesting Tentative Tract Map No. T-5247/UGM proposes to have two access points to North Grantland Avenue, two access points to West Bullard Avenue, one access point to West Barstow Avenue and four access points to C REPORT TO THE PLANNING COMMISSION Plan Amendment Application No. A-03-21 Rezone Application No. R-03-83 Conditional Use Permit Application No. C-04-42 Vesting Tentative Tract Map No. T-5247/UGM June 2, 2004 Page 7 North Bryan Avenue. The Public Works Department, Transportation Planning Section has reviewed the plan amendment, rezone, conditional use permit 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 Barstow, Bullard, Bryan and Grantland Avenues to their ultimate planned width. LandscapingMalls Given that the proposed subdivision abuts planned arterial and collector streets, the developer will be required to install 10 feet of landscaping along North "F'`, North Bryan, West Roberts, West Barstow and West Bullard Avenues and 20 feet of landscaping along North Grantland Avenue. In addition, the applicant will be required to install a solid wall at the rear of the required landscape setback which will mitigate the adverse effect of noise generated by vehicles traveling on the adjacent major streets. Lot Dimensions The R-1/UGM zone district requires minimum lot sizes of 6,000 square feet for lots in the subdivision. Conditional Use Permit Application No. C-04-042 was filed to allow reduced size and widths for 67 lots in the subdivision. These lots are located in the southwestern portion of the proposed subdivision. The proposed reduced size lots meet the minimum size requirements(all reduced size lots will have a minimum of 5,400 square feet)for a planned development. In addition, a portion of the lots will also have reduced width (minimum width of 50 feet, except on cul-de-sac lots); however, the depth will meet the requirements(100 feet)of the R-1 zone district. The.conditional use permit would also allow a 15-foot front yard setback for all 417 lots where homeowners choose a model with a side access garage which may also be constructed as a bonus room. The subdivision map, based on the required findings for approval and subject to the recommended conditions of approval, and the standards and policies of the 2025 Fresno General Plan and West Area Community Plan, complies with applicable zoning, subdivision, and UGM requirements. Therefore, staff recommends approval. Tentative Tract Map Findings The Subdivision Map Act (California Government Code Section 66400 et. seq.) requires that a proposed subdivision not be approved unless the map,together with its design and improvements, is found to be consistent with the General Plan and any applicable specific plan (Finding No. 1 below). State law further provides that the proposed subdivision map be denied if any one of the Finding Nos. 2-5 below is made in the negative. In addition, State law requires that a subdivision be found to provide for future passive and natural heating or cooling opportunities in the subdivision development (Finding No. 6 below). 1. The proposed subdivision map,together with its design and improvements, is consistent with the City's 2025 General Plan(there is not an applicable specific plan), because the West Area Community Plan designates the site for medium density residential and neighborhood commercial land uses, as amended by Plan Amendment Application No. A-03-21, and subject to Section 12-403-B of the Fresno Municipal Code, the project design meets the density and zoning ordinance criteria for development in this plan designation. 2. This site is physically suitable for the proposed type and density of development, because conditions of approval will insure adequate access and drainage on and off the site. f s REPORT TO THE PLANNING COMMISSION Plan Amendment Application No. A-03-21 Rezone Application No. R-03-83 Conditional Use Permit Application No. C-04-42 Vesting Tentative Tract Map No. T-5247/UGM June 2, 2004 Page 8 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 insure that the subdivision conforms with City health and safety standards. 5. The proposed subdivision design will not conflict with public easements within or through the site, because conditions of approval will assure noninterference with any existing or proposed public easements. 6. The design of the subdivision provides, to the extent feasible, for future passive and natural heating or cooling opportunities in the subdivision, because of the appropriate use and placement of landscaping plant materials and because of the orientation of the proposed lots. The subdivision map, subject to the recommended conditions of approval, complies with the design and property development standards of the Zoning Ordinance and local Subdivision Ordinance. Based upon the plans and information submitted by the applicant and the recommended conditions of project approval, staff has determined that these findings can be made. Conditional Use Permit Findings Based upon analysis of the conditional use permit application and subject to the applicant's compliance with all of the conditions of approval noted below,staff concludes that the following required findings of Section 12-405-A- 2 of the Fresno Municipal Code (FMC) can be made. FINDINGS PER FRESNO MUNICIPAL CODE SECTION 12-405-A-2. a. All applicable provisions of this Code are complied with and the site of the proposed use is adequate in size and shape to accommodate said use, and accommodate all yards, spaces, walls and fences, ..ry parking, loading, recycling areas, landscaping, and other required features; and, YF lfnd�ng a; The subject site is approximately 122 acres in size and has an adequate amount of space, if developed in accordance with the project's site plan, to meet all applicable requirements of the `�� � Code and as established in the Special Permit Conditions of Approval dated May 26, 2004, including yards, spaces, walls and fences, parking, landscapingr,and othergrequired features. b. The site for the proposed use relates to streets and highways adequate in width and pavement type to carry the quantity and kind of traffic generated by the proposed use; and, Finding b: Staff from the Transportation Planning section of the Public Works Department has estimated that the proposed development will generate approximately 3,990 daily vehicle trips which can be accommodated by the adjacent streets once constructed. The proposed project will construct the required improvements necessary for the traffic generated by the project. qq r REPORT TO THE PLANNING COMMISSION Plan Amendment Application No. A-03-21 Rezone Application No. R-03-83 Conditional Use Permit Application No. C-04-42 Vesting Tentative Tract Map No. T-5247/UGM June 2, 2004 Page 9 c. The proposed use will not be detrimental to the public welfare or injurious to property or improvements in the area in which the property is located. The third finding shall not apply to uses which are subject to the provision of Section 12-306-N-30 of this Code. t�ditc�c u The staff of the Planning and Development Department has determined that the proposed use will not be detrimental to the public welfare or be injurious to property or imprcvements in the area in .. `� which the property is located if developed in accordance with the various conditions/requirements ` c established through the plan amendment, rezone, conditional use permit and tentative tract map a application review process. CONDITIONS OF APPROVAL 1. Development shall take place in accordance with Vesting Tentative Tract Map No. T-5247/UGM dated February 20, 2004, and the Conditions of Approval for T-5247/UGM dated June 2, 2004. 2. Development shall take place in accordance with Conditional Use Permit Application No.C-04-042 Exhibits A, B-1, B-2, B-3, B-4 and B-5, all dated April 9, 2004, and the Conditions of Approval for C-04-042 dated May 26, 2004. Action by the Planning Commission regarding the plan amendment and rezone applications will be a recommendation to the City Council. Planning Commission action of the proposed tentative tract map and conditional use permit applications, unless appealed to the Council, is final. CONCLUSION / RECOMMENDATION It recommended that the Planning Commission take the following actions: 1. RECOMMEND APPROVAL to the City Council of a finding of Mitigated Negative Declaration for Environmental Assessment No. A-03-21/R-03-83/C-04-042/T-5247 dated May 12, 2004. 2. RECOMMEND APPROVAL to the City Council of Plan Amendment Application No. A-03-21 which proposes to amend the 2025 Fresno General Plan and the West Area Community Plan from the neighborhood commercial to the medium density residential land use designation and the public facility to the medium density residential and neighborhood commercial land use designations, as depicted on the attached Exhibit A (vicinity map). 3. RECOMMEND APPROVAL to the City Council of Rezone Application No. R-03-83 which proposes to rezone portions of the project site from the R-R (Rural Residential-Fresno County) and AE-5/UGM (Exclusive Five Acre Agriculture/Urban Growth Management)zone districts to the R-1/UGM(Single Family Residential/Urban Growth Management) and the C-1/UGM (Neighborhood Commercial/Urban Growth Management) zone district. 4. APPROVE Conditional Use Permit Application No.C-04-042 subject to compliance with the Special Permit Conditions of Approval dated May 26, 2004. f v REPORT TO THE PLANNING COMMISSION Plan Amendment Application No. A-03-21 Rezone Application No. R-03-83 Conditional Use Permit Application No. C-04-42 Vesting Tentative Tract Map No. T-5247/UGM June 2, 2004 Page 10 5. APPROVE Vesting Tentative Tract Map No. 5247/UGM subject to compliance with the Conditions of Approval dated June 2, 2004. KAMaster Files-2003\—PLAN AMENDMENTS\A-03-21,R-03-83-C-04-42-T-5247-SAC\A-03-21-R-03-83-C-04-42-T-5247-RPC.wpd Attachments: Vicinity Map Vicinity Map with proposed tentative tract map boundaries Vesting Tentative Tract Map No. 5247/UGM dated February 20, 2004 Conditional Use Permit Application No. C-04-042 Exhibits A, B-1, B-2, B-3, B-4 and B-5, all dated April 9, 2004 Conditions of Approval for T-5247/UGM dated June 2, 2004, including letters from Fresno Metropolitan Flood Control District (05/13/04) and San Joaquin Valley Air Pollution Control District (01/16/04) Conditions of Approval for C-04-042, dated May 26, 2004 Letters from Caltrans dated January 26, 2004 and May 25, 2004 Environmental Assessment No. A-03-21/R-03-83/C-04-042/T-5247 (finding of a Mitigated Negative Declaration), issued on May 12, 2004 I i=fit I � 1 = -- � M; urAM Is WA AVEi 1 / i Z /v VY. tSULLAKLJ I R-I Gh, i s , hi ' e o' .tic.. LEGEND PLAN AMENDMENT ��.,., PLAN AMENDMENT REZONE APPLICATION REZONE APPLICATION NO.A-03-021 NO.A-03-021 From R-03-083 Co From AE-5/83 From Neigh.Commercial From School/Resid. From R-R(County) From AE-5/UGM to Med. Density Resid. \\� to Community Comm. to R-1/UGM to R-1/UGM REZONE APPLICATION NO.R-03-083 From R-R(County) to C-1/UGM "CINITV MAP PLANNING & DEVELOPMENT PLAN AMENDMENT NO.A-03-021 N DEPARTMENT From School/Resid.&Neigh.Commercial 504-080-18,63,64: to Med.Density Res.&Neigh.Commercial w �, 'fir' E A.P.N.: 5.0--,--071L-03.S l-4-t7-27_,28,29,30 REZONE APPLICATION NO. R-03-083 ZONE MAP: 1843 From R-R(County)&AE-5/UGM to C-1/UGM&R-1/UGM East of Grantland btwn Fwy 99 & Barstow NOT To SCALE BY/DATE: . J S�L5-24-Q4___— M•-UTAK 41 TA Aft 1 R-1 GM [ el) f 1"RAC. 24'7001 -w-:1F Irl =\Q� < C 3 • c V LEGEND PLAN AMENDMENT PLAN AMENDMENT REZONE APPLICATION REZONE APPLICATION /,. NO.A-03-021 \���•� NO.A-03-021 NO.R-03-083 NO.R-03-083 ' From Neigh.Commercial �.� From School/Resid. From R-R(County) From AE-5/UGM to Med. Density Re d. ` to Community Comm. to R-1/UGM to R-1/UGM REZONE APPLICATION NO.R-03-083 From R-R(County) to C-1/UGM VICINITY NIAP PLANNING & DEVELOPMENT PLAN AMENDMENT NO.A-03-021 N DEPARTMENT From School/Resid.&Neigh.Commercial 504-080-18,63,64; to Med.Density Res.&Neigh.Commercial ��,F, A.P.N.: _sn.s-o7o-oas-t4..1Z•27_,28,29,3o REZONE APPLICATION NO. R-03-083 w -t•, E ZONE MAP:_1843_____. _. From R-R(County)&AE-5/UGM to C-1/UGM&R-1/UGM East of Grantland btwn Fwy 99 & Barstow NOT TO SCALE BY/DATE: __J..S,1 5-24_04______ op a <N Z LC) ailli g 9�( Sp q i p p 1 t gH g gg� .rol, ! WNW MAtl6 ! 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Wn ~' X� ❑�` ❑ W: a a z O Z m m 0 W ago W J m W W ❑ w a I a ov: a LL. a O o ? a b Q W m e W �o m W i Jk O L� 5-1 0060-9CM6991 swyd I.O.Iq S 3 1 d 1 5 3 HIC6 OILWIW as+a 101 aW" uOP 4 11"960 CI A I CI CI d d O J oui 'sHYtox t�inu��o Dig Z Q J 999951L �v b 1 � ----------- I FRESNO CITY PLANNING COMMISSION RESOLUTION NO. 12025 The Fresno City Planning Commission at its regular meeting on June 2, 2004, adopted the following resolution relating to Plan Amendment Application No. A-03-21. WHEREAS, Plan Amendment Application No. A-03-21 has been filed with the City of Fresno by Granville Homes to amend the 2025 Fresno General Plan and the West Area Community Plan relating to 9 acres of property located on the northeast corner of North Grantland and West Bullard Avenues, from the neighborhood commercial planned land use designation to the medium density residential land use designation and relating to 19 acres of property located at the northeast corner of North Grantland and West Barstow Avenues,from the public facility planned land use designation to the neighborhood commercial(4 acres) and medium density residential (15 acres) planned land use designations; and, WHEREAS, on June 2, 2004 the Fresno City Planning Commission conducted a public hearing to review the proposed plan amendment, received public testimony and considered the Planning and Development Department's report recommending approval of the proposed plan amendment; and, WHEREAS, the Fresno City Planning Commission has reviewed the environmental assessment prepared for this plan amendment, Environmental Assessment No.A-03-21/R-03-83/C-04-42/T-5247, dated May 12, 2004 and is satisfied that the project conditions of development will adequately reduce or alleviate any potential adverse impacts either generated from the project,or impacting the project from an off-site source, and hereby concurs with the issuance of a mitigated negative declaration. NOW, THEREFORE, BE IT RESOLVED that the Fresno City Planning Commission finds there is no substantial evidence in the record that the proposed plan amendment may have a significant effect on the environment and hereby approves the finding of a mitigated negative declaration prepared for Environmental Assessment No. A-03-21/R-03-83/C-04-42lT-5247. BE IT FURTHER RESOLVED that the Fresno City Planning Commission hereby recommends to the City Council that Plan Amendment Application No.A-03-21 be approved amending the 2025 Fresno General Plan and the West Area Community Plan relating to.9 acres of property located on the northeast corner of North Grantland and West Bullard Avenues, from the neighborhood commercial planned land use designation to the medium density residential land use designation and relating to 19 acres of property located at the northeast corner of North Grantland and West Barstow Avenues, from the public facility planned land use designation to the neighborhood commercial.(4 acres)and medium density residential (15 acres)planned land use designations, as shown on the attached Exhibit A. The foregoing Resolution was adopted by the Fresno City Planning Commission upon a motion by Commissioner Vang, seconded by Commissioner Brown. VOTING: Ayes - Vang, Brown, Brand, DiBuduo Noes -' None Not Voting - None Absent- Kissler, White DATED: June 2, 2004 NICK P. YOVINO, Secretary Fresno City Planning Commission Resolution No. 12025 Plan Amendment Application No. A-03-21 Filed by Granville Homes Action: Recommend Approval KAMaster Files-2003\—PLAN AMENDMENTS\A-03-21,R-03-83-C-04-42-T-5247-SAMA-03-21-PC Reso 12025.wpd EXHIBIT A . . rte,/°/, l .L�"J�•r== I =:� � � / b\ a� M• UQK i 4 i! I R-1 GM 1�,� �� z t w . o U . u LEGEND PLAN AMENDMENT PLAN AMENDMENT REZONE APPLICATION REZONE APPLICATION NO.A-03-021 NO. -03-021 NO.R-03-083 NO.R-03-083 From Neigh.Commercial �`� From School/Resid. From R-R(County) From AE-51UGM ''�`F"" to Med.Density Resid. to Community Comm. Elto R-1/UGM to R-1/UGM REZONE APPLICATION NO.R-03-083 From R-R(County) to C-1/UGM VICINITY 31" PLANNING & DEVELOPMENT PLAN AMENDMENT NO.A-03-021 N DEPARTMENT From School/Resid.&Neigh.Commercial 504-080-18,63,64: to Med.Density Res.&Neigh.Commercialr k' A.P.N.:-s.oioz043. S 14.1z 27,28 29.30 �, W E REZONE APPLICATION NO. R-03-083 ;%;p7, ZONE MAP:1d4a From R-R(County)&AE-5/UGM to C-1/UGM&R-1/UGM East of Grantland btwn Fwy 99 & Barstow NOT TO SCALE BY/DATE: -J-51-5_2A=Q4_— FRESNO CITY PLANNING COMMISSION RESOLUTION NO. 12026 The Fresno City Planning Commission, at its regular meeting on June 2, 2004, adopted the following resolution relating to Rezone Application No. R-03-83. WHEREAS, Rezone Application No. R-03-83 has been filed with the City of Fresno to rezone the property as described below: REQUESTED ZONING: R-1/UGM(Single Family Residential/Urban Growth Management)zone district EXISTING ZONING: AE-5/UGM(Exclusive Five Acre Agricultural/Urban Growth Management) zone district and R-R (Rural Residential-Fresno County) . APPLICANT: Granville Homes LOCATION: Northeast corners of West Bullard and North Grantland Avenues and West Barstow and North Grantland Avenues APN: 505-070-03,14, 17, 27, 28, 29, 30; 504-080-18, 63, 64 LEGAL DESCRIPTION: From R-R (County)to R-1/UGM: Lots 721, 722, 723, 724, 727 and 728 of J.C. Forkner Subidivision NO. 7 recorded in Book 10, Page 17 of Plats, Fresno County Records From R-R (County)to C=1/UGM: The South 727 feet of the West 236 feet of Parcels 1, 2 and 3 of Parcel Map No. 2159, recorded in Book 17, page 26 of Parcel Maps, Fresno County Records. From R-R (County)to R-1/UGM: Parcels 1, 2, 3 and 4 of Parcel Map No. 2159, recorded in Book 17, page 26 of Parcel Maps, Fresno County Records. EXCEPTING THEREFROM the South 727 feet of the West 236 feet thereof. From R-R (County)to R-1/UGM: The East half of the Southwest Quarter of the Northwest Quarter of Section 9, Township 13 South,- Range 19 East, Mount Diablo Base and Meridian according to the Official Plats thereof. EXCEPTING THEREFROM the South 610.00 feet of said East Half. From AE-5/UGM to R-1/UGM: The North Half of the Easterly 1,321.00 feet of the South Half of the Northwest Quarter of Section 9, Township 13 South, Range 19 East, Mount Diablo Base and Meridian, according to the Official Plat thereof and the East 81.00 feet of the South Half of the South Half of the Northwest Quarter of said Section 9. Planning Commission Resolution No. 12026 Rezone Application No. R-03-83 Page 2 June 2, 2004 WHEREAS, the above-named applicant is requesting a zoning change on the above property in order to allow for a proposed single family residential subdivision; and, WHEREAS,the Fresno City Planning Commission on June 2,2004, reviewed the subject rezone application in accordance with the policies of the West Area Community Plan and the 2025 Fresno General Plan; and, WHEREAS, during the June 2, 2004 hearing, the Commission received a staff report and related information, environmental documents and considered testimony regarding the requested zoning change. NOW, THEREFORE, BE IT RESOLVED that the Fresno City Planning Commission hereby finds and determines that there is no substantial evidence in the record to indicate that Rezone Application No. R-03- 83 may have a significant effect on the environment as identified by the Mitigated Negative Declaration dated May 12, 2004, prepared for Environmental Assessment No. A-03-21/R-03-83/C-04-42fT-5247. BE IT FURTHER RESOLVED that the Fresno City Planning Commission hereby recommends to the City Council that the requested R-1/UGM zone district be approved. The foregoing Resolution was adopted by the Fresno City Planning Commission upon a motion by Commissioner Vang, seconded by Commissioner White. VOTING: Ayes - Brown, Brand, Vang, DiBuduo Noes - None Not Voting - None Absent - Kissler, White DATED: June 2, 2004 NICK P. YOVINO, Secretary Fresno City Planning Commission Resolution No. 12026 Rezone Application No. R-03-83 Filed by Granville Homes Action: Recommend Approval KAMaster Files-20031—PLAN AMENDMENTSW-03-21,R-03-83-C-04-42-T-5247-SAMR-03-83-PC Reso 12026.wpd FRESNO CITY PLANNING COMMISSION RESOLUTION NO. 12027 The Fresno City Planning Commission at its regular meeting on June 2, 2004, adopted the following resolution pursuant to the Subdivision Map Act of the Government Code of the State of California and the Municipal Code.of the City of Fresno. WHEREAS, a Vesting Tentative Map of Tract No. 5247/UGM was filed with the City of Fresno and proposes a 417-lot single family residential subdivision on 122 acres (net)of land located on the south side of West Bullard Avenue, between North Grantland and North Bryan Avenues; and, WHEREAS,the Fresno City Planning Commission conducted a public hearing on June 2,2004,to review the proposed subdivision and considered the staff report and invited 'testimony with respect to the proposed subdivision; and, WHEREAS, the Planning and Development Department staff.recommended approval of the proposed project subject to all conditions of approval contained in the staff report dated June 2, 2004; and, WHEREAS, the Fresno City Planning Commission hereby finds and determines that there is no substantial evidence in the record to indicate that Vesting Tentative Tract Map No. 5247/UGM may have a significant effect on the environment as identified by the Mitigated Negative Declaration issued on May 12, 2004, prepared for Environmental Assessment No. A-03-21/R-03-83/C-04-42/T-5247. NOW, THEREFORE, BE IT RESOLVED that the Fresno City Planning Commission finds that approval of Vesting Tentative Tract Map No. 5284/UGM subject to Section 12-403-B of the Fresno Municipal Code, is consistent with the adopted 2025 Fresno General Plan and West Area Community Plan and the findings required pursuant to Section 66410 et. seq. of the Government Code. BE IT FURTHER RESOLVED that the Fresno City Planning Commission hereby approves Vesting Tentative Tract Map No. 5247/UGM.subject to the Planning and Development Department Conditions of Approval dated June 2, 2004 and subject to the following clarifications, modifications and additions to Condition Nos. 47, 52, 57, 63, 69, 83 and 89 of the Conditions of Approval pursuant to the Planning Commission action of June 2, 2004: 47. Construct concrete curb, gutter and sidewalk, within the limits of this subdivision to Public Works Standard P-5. The sidewalk pattern shall be constructed to a ten (10) foot,esidentia!pattern. See cross section A-A. 52, 57 and 63 will be amended to read the same as number 47, above. 69. Cross sections identifying median islands shall be revised to provide a minimum of 18'z"e-from curb to curb with exception of south half of Dovewood Avenue. Reference: The Public Works Policies and Procedures Manual Number FY 03-02. 83. Stamped concrete street paving is outside of the standard maintenance program for residential development. The developer shall provide for the maintenance of the stamped concrete street paving. The developer may pay a onetime fee of$20.00 per square foot of stamped concrete, or a fee determined by the Public Works Director, for the continued maintenance/replacement of the stamped concrete area. Maintenance of stamped concrete shall be included in the ordinance adopted for maintenance of improvements and landscaping for this tract. Planning Commission Resolution No. 12027 Vesting Tentative Tract Map No. 5247/UGM Page 2 June 2, 2004 89. Dedicate and construct two (2) center 17-foot center section travel lanes and a raised concrete median island from Barstow to Bullard. Gr�,ittand at Barstow. 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. The foregoing Resolution was adopted by the Fresno City Planning Commission upon a motion by Commissioner Vang, seconded by Commissioner Brown. VOTING: Ayes - Vang, Brown, Brand, DiBuduo Noes - None Not Voting - None Absent - Kissler, White DATED: June 2, 2004 NICK P. YOVINO, Secretary Fresno City Planning Commission Resolution No. 12027 Vesting Tentative Tract Map No. 5247/UGM / Filed by Granville Homes Action: Approve KAMaster Files-2003\—PLAN AMENDMENMA-03-21,R-03-83-C-04-42-T-5247-SAC\T-5247-PC Reso 12027.wpd RESOLUTION NO. A RESOLUTION OF THE COUNCIL OF THE CITY OF FRESNO, CALIFORNIA, AMENDING THE 2025 FRESNO GENERAL PLAN AND THE WEST AREA COMMUNITY PLAN (PLAN AMENDMENT APPLICATION NO. A-03-21) WHEREAS, on November 19, 2002, by Resolution No. 2002-379, the City Council adopted the 2025 Fresno General Plan which correspondingly adopted the 2002 West Area Community Plan and by Resolution No. 2002-378 certified Master Environmental Impact.Report No. 10130 which evaluated the potentially significant adverse environmental impacts of urban development within the City of Fresno's designated urban boundary line and extended sphere of influence; and, WHEREAS, Granville Homes filed an application to amend the land use designations of the aforementioned plans, relating to 9 acres of property located on the northeast corner of North Grantland and West Bullard Avenues, from the neighborhood commercial planned land use designation to the medium density residential land use designation and relating to 19 acres of property located at the northeast corner of North Grantland and West Barstow Avenues, from the public facility planned land use designation to the neighborhood commercial (4 acres) and medium density residential (15 acres) planned land use designations; and, WHEREAS, the environmental assessment conducted for the proposed plan amendment resulted in the filing of a mitigated negative declaration; and, WHEREAS, on June 2, 2004, the Fresno City Planning Commission held a public hearing to consider Plan Amendment Application No. A-03-21 and associated mitigated negative declaration for Environmental Assessment No. A-03-21/R-03-83/G04-42/T-5247; and, WHEREAS, the Planning Commission took action, as evidenced in Planning Commission Resolution No. 12025, to recommend approval of the mitigated negative declaration for Environmental Assessment No. A-03-21/R-03-83/C-04-42/T-5247 dated May 12, 2004; and, WHEREAS, the Fresno City Planning Commission also took action, as evidenced in Planning Commission Resolution No. 12025, to recommend approval of Plan Amendment Application No. A-03-21, which would amend the planned land use designations for the subject sites from the Resolution No. Plan Amendment Application No. A-03-21 Page 2 June 29, 2004 neighborhood commercial and public facility designations to the medium density residential and neighborhood commercial designations; and, WHEREAS, on June 29, 2004, the Fresno City Council held a public hearing to consider Plan Amendment Application No. A-03-21 and received both oral testimony and written information presented at the hearing regarding Plan Amendment Application No. A-03-21. NOW, THEREFORE, BE IT RESOLVED by the Council of the City of Fresno, based upon the testimony and information presented at the hearing and upon review and consideration of the environmental documentation provided, as follows: 1. The Council finds that there is no substantial evidence in the record that Plan Amendment Application No. A-03-21 may have a significant effect on the environment and hereby adopts the mitigated negative declaration dated May 12, 2004. 2. The Council finds the adoption of the proposed plan amendment as recommended by the Planning Commission is in the best interest of the City of Fresno. 3. The Council of the City of Fresno hereby adopts Plan Amendment Application No. A-03-21 amending the 2025 Fresno General Plan and West Area Community Plan from the planned land use designations for the subject sites from the neighborhood commercial and public facility planned land use designations to the medium density residential and neighborhood commercial planned land use designations as depicted on Exhibit A, attached hereto and incorporated herein by reference. CLERK'S CERTIFICATION STATE OF CALIFORNIA ) COUNTY OF FRESNO ) CITY OF FRESNO ) I, REBECCA E. KLISCH, City Clerk of the City of Fresno, certify,that the foregoing Resolution was adopted by the Council of the City of Fresno, California,.at a regular meeting held on the day of ' 2004. AYES: NOES: ABSENT: ABSTAIN: REBECCA E. KLISCH City Clerk By: APPROVED AS TO FORM HILDA CANTO MONTOY City Attorney By: Plan Amendment Application No. A-03-21 Deputy Filed by Granville Homes APN Nos.505-070-27,28,29,30 and 504-080-18 K:\Master Files-2003\—PLAN AMENDMENTS-03-21,R-03-83-C-04-42-T-5247-SAMA-03-21-CCResolution.wpd EXHIBIT A r M•.UC,a 1 I 7- ell\Cj WA K 1 C1 // I R-t GM 1 C ' - V C O V I `\\ LEGEND PLAN NO.A-03-021 AMENDMENT PLAN NO.A-03-021AMENDMENT REZONE NO. R-03-083 APPLICATION REZONE NO.R-03-083LICATION From Neigh. Commercial \\��� From School/Resid. From R R (County) From AE-5/UGM to Med. Density Resid. to Community Comm. E:Ito R-1/UGM to R-1/UGM REZONE APPLICATION NO.R-03-083 From R-R(County) .to C-1/UGM VICINITY MAP PLANNLVG d DEVELOP1111ENT PLAN AMENDMENT NO.A-03-021N DEPARTMENT From School/Resid.8 Neigh.Commercial 504-080-18,63,64;A.P.N.: 505_A70-03S 14-U-2Z,28,29_30 to Med.Density Res.8 Neigh.Commercial W -rE REZONE APPLICATION NO. R-03-083 �,� ZONE MAP:1843 From R-R(County)&AE-5/UGM to C-1/UGM& R-1/UGM East of Grantland btwn Fwy 99 & Barstow NOT TO SCALE BY/DATE: Recording Requested by: City Clerk, Fresno, California No Fee-Govt. Code 6103 Return to City Clerk,Fresno Space above this line reserved for Fresno County Recorder's Office ORDINANCE OF THE COUNCIL OF THE CITY OF FRESNO PROPOSED AND INITIATED BY MOVED BY SECONDED BY BILL NO. ORDINANCE NO. AN ORDINANCE OF THE CITY OF FRESNO,CALIFORNIA,AMENDING THE OFFICIAL ZONE MAP OF THE CITY OF FRESNO HERETOFORE ADOPTED BY ARTICLES 1 TO 4.5 INCLUSIVE, CHAPTER 12, OF THE FRESNO MUNICIPAL CODE, BEING THE ZONING ORDINANCE OF THE CITY OF FRESNO WHEREAS, Rezone Application No. R-03-83 has been filed with the City of Fresno to rezone property as described hereinbelow; and, WHEREAS, on May 10, 2004, the West Area Community Plan Advisory Committee recommended approval of the R-1/UGM and C-1/UGM zone districts; and,, WHEREAS, pursuant to the provisions of Article 4, Chapter 12, of the Fresno Municipal Code, the Planning Commission of the City of Fresno held a public hearing on the 2nd day of June, 2004, to consider Rezone Application No.. R-03-83 and related Environmental Assessment No. A-03-21/R-03-83/ C-04-421T-5247, during which the Commission recommended to the Council of the City of Fresno approval of the related environmental assessment and rezone application amending the City's Zoning Ordinance on real property described hereinbelow from the AE-5/UGM (Exclusive Five Acre Agricultural/Urban Growth Management) and R-R (Rural Residential-Fresno County) zone districts to the R-1/UGM (Single Family Residential/Urban Growth Management) zone district; and, Ordinance Amending Official Zone Map Rezone Application No. R-03-83 Page 2 June 29, 2004 WHEREAS, the Council of the City of Fresno, on the 29th day of June, 2004, received the recommendation of the Planning Commission and concurs therewith. NOW, THEREFORE, THE COUNCIL OF THE CITY OF FRESNO DOES ORDAIN AS FOLLOWS: SECTION 1. Based upon.the testimony and information presented at the hearing and upon review and consideration of the environmental documentation provided, the adoption of the proposed rezoning is in the best interest of the City of Fresno. The Council finds in accordance with its own independent judgment that with the recommended mitigation measures for Environmental Assessment No. A-03-21/R-03-83/C-04-42/T-5247, dated May 12, 2004, there is no substantial evidence in the record that the rezoning may have a significant effect on the environment and the mitigated negative declaration prepared for this project is hereby approved. ff t SECTION 2. The Council finds the requested R-1/UGM zone district and the C-1/UGM zone district are consistent with the medium density residential and neighborhood commercial land use designations of the 2025 Fresno General Plan and West Area Community Plan as specified in Section 12-403-B of the Fresno Municipal Code. - SECTION 3. The Council finds that the zone district of the real property described hereinbelow, located in the City of Fresno and shown on the Official Zone Map of the City of Fresno, is reclassified from the AE-5/UGM (Exclusive Five Acre Agricultural/Urban Growth Management) and R-R (Rural Residential-Fresno County)zone districts to the R-1/UGM (Single Family Residential/Urban Growth Management) zone district: - From R-R (County) to R-1/UGM: Lots 721, 722, 723, 724, 727 and 728 of J.C. Forkner Subidivision No. 7 recorded in Book 10, Page 17 of Plats, Fresno County Records From R-R (County) to C-1/UGM: The South 727 feet of the West 236 feet of Parcels 1, 2 and 3 of Parcel Map No. 2159, recorded in Book 17, page 26 of Parcel Maps, Fresno County Records. Ordinance Amending Official Zone Map Rezone Application No. R-03-83 Page 3 June 29, 2004 From R-R (County) to R-1/UGM: Parcels 1, 2, 3 and .4 of Parcel Map No. 2159, recorded in Book 17, page 26 of Parcel Maps, Fresno County Records. EXCEPTING THEREFROM the South 727 feet of the West 236 feet thereof. From R-R (County)to R-1/UGM: The East half of the Southwest Quarter of the Northwest Quarter of Section 9, Township 13 South, Range 19 East, Mount Diablo Base and Meridian according to the Official Plats thereof. EXCEPTING THEREFROM the South 610.00 feet of said East Half. From AE-5/UGM to R-1/U6M: The North Half of the Easterly 1,321.00 feet of the South Half of the Northwest Quarter of Section 9, Township 13 South, Range 19 East, Mount Diablo Base and Meridian, according to the Official Plat thereof and the East 81.00 feet of the South Half of the South Half of the Northwest Quarter of said Section 9. SECTION 4. The development of the property described in Section 3 shall be conditioned upon the following condition of zoning which are recorded and on file in the Fresno County Recorder's Office; Development of the subject property(issuance of building permit or recordation of final tract map as provided by the Fresno Municipal Code) shall be subject to the payment of the most currently proposed updated major street intersection traffic signalization fee and participation in the Herndon Avenue/ Golden State Boulevard intersection improvements (estimated construction cost is $2,990,000.00 with a UGM credit of$250,000 available therefore the mitigation shall be based on$2,740,000.00) The pro rata farshareympc Yz �frthis `proje'ct(� aotfN�}52 7)kfo this ifltersectipn s 3% acid therefore this tract,shall parr hnd '7 The geometry of said intersection shall have dual lefts, two thru lanes, and a dedicated right turn lane for all four legs. SECTION 5. This ordinance shall become effective and in full force and effect at 12:01 a.m. on the thirty-first day after its passage and upon annexation for those portions of the subject site located outside the City of Fresno boundary. CLERK'S CERTIFICATION STATE OF CALIFORNIA ) COUNTY OF FRESNO ) CITY OF FRESNO ) I, REBECCA E. KLISCH, City Clerk of the City of Fresno, certify that the foregoing ordinance was adopted by the Council of the City of Fresno, California, at,a regular meeting held on the day of , 2004, by the following vote: Ayes: -Noes: Absent: Abstain: REBECCA E. KLISCH City Clerk By APPROVED AS TO FORM: HILDA CANTO MONTOY City Attorney By Deputy Rezone Application No. R-03-83 Filed by Granville Homes Assessors Parcel Nos. 505-070-03, 27, 28, 29, 30, 31, 32 and 504-080-18, 63, 64 KAMaster Files-2003\—PLAN AMENDMENTS\A-03-21,R-03-83-C-04-42-T-5247-SAC\R-03-83-CC OrdBill.wpd • - I r WL M UQK OIL . q R-1 0000 V I LEGEND PLAN AMENDMENT PLAN AMENDMENT REZONE APPLICATION REZONE APPLICATION NO.A-03-021 \� NO.A-03-021 NO.R-03-083 NO.R-03-083 From Neigh.Commercial � From SchooUResid. From R-R(County) From AE-5/UGM to Med. Density Resid. to Community Comm. to R-1/UGM to R-1/UGM REZONE APPLICATION NO.R-03-083 From R-R(County) .to C-1/UGM VICINITY MAIP PLANNING d DEVELOPMENT PLAN AMENDMENT NO.A-03-021DEPARTMENT From School/Resid.&Neigh.Commercial N 504-080-18,63,64; to Med.Density Res.&Neigh.Commercialk` A.P.N.:_AMS-o7n-03$14,1727 30 REZONE APPLICATION NO. R-03=083 w ?;`r E ZONE MAP: 1843 From R-R(County)&AE-5/UGM to C-1/UGM&R-1/UGM East of Grantland btwn Fwy 99& BarstowNOT TO SCALE BY/DATE: J.S. 5-24-04 - `. ria• ' '�� • 1 - G \ wt r� lo M UTAK el C R-i 'GM ' \r 3 U 1 • e LEGEND PLAN NO.A-03-021 AMENDMENT \;� � NO.A 03-02 PLAN AMENDMENTFNO.R 03 083 REZONE LIGATION REZONE NO.R 03-083 LIGATION From Neigh.Commercial �� From School/Resid. From R-R(County) From AE 5/UGM to Community Comm. to Med. Density Resid. h to R-1/UGM to R-1/UGM' REZONE APPLICATION NO. R-03-083 From R-R(County) to C-1/UGM VICINITYALA-P PLANNING & DEVELOPMENT PLAN AMENDMENT NO.A-03-021 N DEPARTMENT From School/Resid.&Neigh.Commercial504480-18,63,64; to Med.Density Res.&Neigh.Commercial w , .E A.P.N-: 5.t>�azo-o��z2Z2e.29,30 REZONE APPLICATION NO. R-03=083 ;,i 7". ZONE MAP:. B43 _=E rom R-R(County)&AE-5/UGM to C-1/UGM&R-1/UGM East of Grantland btwn Fwy 99 & Barstow NOT TO SCALE BY/DATE: J.S./ 5-24-04 CITY OF FRESNO PLANNING AND DEVELOPMENT DEPARTMENT CONDITIONS OF APPROVAL June 2, 2004 VESTING TENTATIVE TRACT MAP NO. 5247/UGM Southeast corner of West Bullard and North Grantland Avenues All tentative maps are subject to the applicable provisions of the State Subdivision Map Act, Fresno Municipal Code,City policies,and City of Fresno Standard Specifications. The following specific conditions are applicable to this vesting tentative map. The Urban Growth Management(UGM)Service Delivery Plan requirements are included in the following conditions of approval and are designated by the caption"Urban Growth Management Requirements." NOTICE TO PROJECT APPLICANT In accordance with the provisions of Government Code§66020(d)(1),the imposition of fees, dedications, reservations or exactions for this project are subject to protest by the project applicant at the time of approval or conditional approval of the development or within 90 days after the date of the imposition of the fees, dedications, reservations or exactions imposed on the development project. GENERAL CONDITIONS 1. Upon conditional approval of Vesting Tentative Tract Map No.5247/UGM entitled"Exhibit A,"dated February 20, 2004, the subdivider may prepare a Final Map in accordance with the approved �A-( A"11- tentative map. oIlU��. 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 pr*al plan is required prior to Final Map approval. 3. At the time of Final Map submittal,the subdivider shall submit engineered construction plans to the City of Fresno Public Works, Public Utilities, and Planning and Development Departments for grading, public sanitary sewer system, public water system, street lighting system, public streets, and storm drainage, including other technical reports and engineered plans as necessary to ovl✓��� construct the required public improvements and work and applicable processing fees. Engineered construction plans shall be approved by the City prior to the approval of the Final Map. If, at the time of Final Map approval, such plans have not been approved, the subdivider shall provide performance security in an amount established by the City to guarantee the completion of plans. 4. Public utilities easements,as necessary, shall be shown on the Final Map and dedicated to the City of Fresno. Public utility easements beyond the limits of the Final Map, but required as a condition o�lb DN � CONDITIONS OF APPROVAL Vesting Tentative Tract No. 5247IUGM Page 2 June 2, 2004 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,oradditions 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 ewd, North Bryan, ,and West Swim! Avenues from all residential lots which abut these streets. t Roberts an ich also have frontage on another street in the proposed subdivision and abut these streets. Ref. Section 12-1011-f-3 of the Fresno Municipal Code. 10. The southwesterly portion of the proposed tentative tract map shall be annexed to the City of Fresno concurrent with Final Map approval. LANDSCAPING AND WALLS 11. Provide a 20-foot landscape easement and irrigation system along the side or rear property lines of lots which side-onto or back-onto North Grantland Avenue. Provide a 10-foot landscaped easement and irrigation system along the side or rear property lines of lots which side-onto or back- onto North Bryan, West Bullard and West Barstow Avenues(West Area Community Plan Policies W-3-b and W-3-c). A six-foot masonry wall shall be constructed at the rear of the required landscape easement. 12. Provide a 10-foot landscaped easement and irrigation system along the side or rear property lines which side-onto or back-onto West Roberts and North "F" Avenues for lots 23-28, 45-48, 86-90, 300-301,314-323 and 346-350(Fresno Municipal Code Section 12-1011-f(3)). A six-foot masonry wall shall be constructed at the rear of the required landscape easement. CONDITIONS OF APPROVAL Vesting Tentative Tract No. 5247/UGM Page 3 June 2, 2004 When the grading plan establishes a top of slope beyond the required landscape easement noted and the construction of the required wall is to be established coincident with the top of slope then the required minimum easement width shall be expanded to include the full landscaped area up to the wall location. 13. Maintenance of the required landscape easements along North Grantland, North Bryan, North"F", West Roberts, West Barstow and West Bullard Avenues may be the responsibility of the City's uw lry Community Facilities District No. 2. Contact the Public Works Department, Engineering Services Division mation regarding the City's District. 4. Tt me developertsubdivider elects to petition for annexation into the City's. Community Facilities District No. 2, he/she shall be required to provide the City of Fresno, Department of Public Works, with copies of signed acknowledgements from each purchaser of a lot within the subdivision, attesting to the purchasers understanding that the lot will have an annual landscaping maintenance assessment and that he/she is aware of the estimated amount of the assessment. 15. Should the City Council not approve the annexation of such landscape areas into Community Facilities District No.2,then the property owner/developer shall create a homeowner's association for the maintenance of the landscape areas. The proposed Declaration of Covenants, Conditions, and Restrictions(CC&R's)and the proposed instruments for the homeowner's association shall be submitted to the Planning and Development Department for review two(2)weeks prior to final map approval. Said documents shall be recorded with the.final map or alternatively submit recorded documents or documents for recording prior to final acceptance of subdivision improvements. Said documents shall include assignment of responsibility to the owner's association for landscaping and other provisions as stated in the Development Department Guidelines for preparation of CC&R's dated January 11, 1985. 16. 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 17. Construct a 6-foot high solid masonrywall along the rear or side property lines of all lots which back onto or side onto North Grantland, North Bryan, North"F", West Barstow, West Roberts and West Bullard Avenues(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 a 18. R roma map approval, the owner of the subject property shall execute a "Right to Farm" covenant with the City of Fresno. Said covenant is to run with the land and shall acknowledge and agree that the subject property is in or near agricultural districts located in the County of Fresno 'A'A0 and that the residents of said property should be prepared to accept the inconveniences and discomfort associated with normal farm activities. The"Right to Farm"covenant shall be recorded prior to or concurrent with the recording of the final map of Tentative Tract No. 5247/UGM. BUILDING SETBACKS 19. Building setbacks shall be in accordance with the R-1/UGM zone district(FMC Section 12-211.5-E) and the provisions of Fresno Municipal Code Section 12-207.5-E-1-c as shown on Exhibit "A" of Vesting Tentative Tract No. 5247/UGM dated February 20, 2004. ■ CONDITIONS OF APPROVAL Vesting Tentative Tract No. 5247/UGM Page 4 June 2, 2004 20. Building setback lines shall be as shown on Exhibit"A"dated February 20,2004. A 10-foot building setback is required on the easterly side of Key Lot 340, on the southerly side of Key Lot 289 and on the northerly side of Key Lots 71 and 330 to help minimize the impact to neighboring lots in accordance with Fresno Municipal Code Section 12-1011. INFORMATION 21. Vesting Tentative Tract Map No. 5247/UGM is subject to Council approval of related Rezone Application No. R-03-83. alr'(� �22. Conditional Use Permit Application No.C-04-042,filed to allow reduced lot area, reduced lot widths �,�,� and a reduced front yard setback for a portion of the proposed tract map, shall be approved prior ���'W to final map approval. 3. Prior to the issuance of building permits for the subdivision, school construction fees shall be paid to the Central Unified School District in accordance with the school district's adopted schedule of fees. 24. Contact the United States Postal Service, Fresno Office, for the location and type of mailboxes to be installed in this subdivision. 25. 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. t 26. 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. 27. 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. CONDITIONS OF APPROVAL Vesting Tentative Tract No. 5247/UGM Page 5 June 2, 2004 28. 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 `9 apportionment. ` The application shall be filed prior to the approval of the Final Map(s) by the City and shall be accompanied b a fee in an amount specified in the Master Fee Resolution for each separate lot, P Y P 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. 29. The subdivider shall comply with Regulation Vlll of the San Joaquin Valley Air Quality Pollution Control District for the control of particulate matter and fugitive dust during construction of this project. 30. Solid waste disposal for the subdivision shall be provided by the City of Fresno. The method of collection to be utilized in this tract shall be subject to approval of the Solid Waste Manager. PARK SERVICE 31. The developer/owner shall contact Hilary Kimber in the Parks Division at(559)621-2924 for Parks Division requirements for Vesting Tentative Tract No. 5247/UGM. Urban Growth Management Requirements 32. 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 33. The proposed tract is located over 3 miles from any temporary or permanent Fire Station. The developer has several options,which are outlined in the Urban Growth Management section of the Fresno Municipal Code (Section 12-4.508-E), to meet the city's standards for fire service. CONDITIONS OF APPROVAL Vesting Tentative Tract No. 5247/UGM Page 6 June 2, 2004 34. The nearest fire stations are currently City of Fresno Fire Station Nos. 14 and 16 which will provide service unless the developer constructs a station in accordance with the Urban Growth Management program. Provide residential fire hydrants and fire flows per Public Works Standards with two sources of water. 35. Access is acceptable as shown. There shall be at least two points of access to the subdivision during construction. Urban Growth Management Requirements 36. 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 37. 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. 38. 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. 39. All of the required street improvements shall be constructed and/or installed in accordance with the City of Fresno Standard Specifications (2002 Edition). 40. The subdivider shall install all existing and proposed utility systems underground in accordance with Fresno Municipal Code Section 12-1011(H). 41. 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. 42. All dead-end streets created by this subdivision shall be properly barricaded in accordance with City standards within seven (7) days from the time the streets are surfaced or as directed by the Engineer. 43. 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. CONDITIONS OF APPROVAL Vesting Tentative Tract No. 5247/UGM Page 7 June 2, 2004 44. Handicap access ramps are required at all corners within the limits of this tract. Identify corner cut ---w dedications on all interior streets. 45. All required signing and striping shall be done and paid for by the developer/owner. The signing and striping plans shall be done per the current Caltrans standards and shall be submitted along with the street construction plans for this tentative map to the Public Works Department. Frontage Improvement Requirements: Major Streets: West Barstow Avenue: Collector i 46. Dedicate 47'-55' of property, from section line, for public street purposes within the limits of this subdivision to meet the current City of Fresno Collector Standards. 47. Construct concrete curb, gutter and sidewalk, within the limits of this subdivision to Public Works ] Standard P-5. The sidewalk pattern shall be constructed to a 10-foot KesWaaial pattern. r wee Omar- Sufi An AA-hih.,6 /Laz?.T.v s 2; W.,A Pt nMed.4 A.:- 48. Construct twenty (20) feet of permanent paving (measured from face of curb)within the limits of, this subdivision. 49. Construct an underground street lighting system to Public Works Standard E-1 within the limits of this subdivision. Spacing and design shall conform to Public Works Standard E-8 for Collector Streets. 50. Relinquish direct vehicular access rights to Barstow Avenue from all proposed lots within this subdivision. North Grantland Avenue: Arterial 51. Dedicate 55-57' of property, from section line, for public street purposes within the limits of this subdivision to meet the City of Fresno's Arterial Standards. 52. Construct concrete curb and gutter and sidewalk, within the limits of this subdivision to Publiq ,J Works Standard P-5. Construct sidewalk to a ten (10)foot pattern. �,C��'HA,A I" 1,0 53. Construct twenty (20) feet of permanent paving within the limits of this subdivision. Construct 1 transition paving north of Bullard and south of Barstow Avenue,as necessary, based on a 55 MPH design speed (both directions). 54. 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. 55. Relinquish direct vehicular access rights to Grantland Avenue from all lots within this subdivision. West Bullard Avenue: Collector 56. Dedicate 47'-55' of property, from section line, for public street purposes within the limits of this subdivision to meet the current City of Fresno Collector Standards. CONDITIONS OF APPROVAL Vesting Tentative Tract No. 5247/UGM Page 8 June 2, 2004 57. Construct concrete curb, gutter and sidewalk to Public Works Standard P-5. The sidewalk pattern shall be constructed to a 10-foot i"pattern. c c42wsSerfio:, !a—A ,mss_ "y 58. Construct an 80 foot bus bay at the southeast corner of Bullard and Grantland. Concrete curb and gutter shall be constructed to the Public Works Standard P-73, complete with a 10 foot monolithic sidewalk. 59. Construct twenty (20) feet of permanent paving (measured from face of curb)within the limits of this subdivision. Construct transition paving, as necessary, west of Grantland Avenue based on a 55 MPH design speed (both directions). Construct transition paving east of Bryan Avenue, as necessary, based on a 35 MPH design speed (both directions). 60. Construct an underground street lighting system to Public Works Standard E-1 within the limits of this subdivision. Spacing and design shall conform to Public Works Standard E-8 for Collector Streets. 69. Relinquish direct vehicular access rights to Bullard Avenue from all lots within this subdivision. North Bryan Avenue: Collector 62. Dedicate 35'-47' of property, from center line, for public street purposes within the limits of this subdivision to meet the modified Collector Standard. See Exhibit "B" 63. Construct concrete curb, gutter and sidewalk to Public Works Standard P,-5. The sidewalk pattern shall be constructed to a 10-foot raGWc+atial pattern. s.ee Sre--4tr.,t1. 4 "'*-PC. 64. Construct an 80 foot bus bay at the southwest corner of Bryan and Bullard. Concrete curb and gutter shall be constructed to the Public Works Standard P-73, complete with a 10 foot monolithic sidewalk. 65. Construct twenty (20) feet of permanent paving (measured from face of curb) within the limits of this subdivision. 66. Construct an underground street lighting system to Public Works Standard E-1 within the limits of this subdivision. Spacing and design shall conform to Public Works Standard E-8 for Collector Streets. 67. Relinquish direct vehicular access rights to Bryan Avenue from all lots within this subdivision. Interior Streets: 68. 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 Standards for all interior streets streets. z&#sM B.rCe edsi/l6ev 44/7ev f 1401 l X4A-W 4,,K, /8' 69. Crosssections identifying median islands shall be revised to provide a minimum of fe'from curb to curb Reference:The Public Wo ks Policies and Procedures Manual Number: FY03-002. led/"f Al',. /zoZ? 70. Provide all center line radii on the tentative tract map. CONDITIONS OF APPROVAL Vesting Tentative Tract No. 5247/UGM Page 9 June 2, 2004 71. Identify on the tentative tract map all pedestrian easements for any modified sidewalk patterns. Maintain a minimum of a 20' measured from the garage to the back of walk in order to ensure that 1 ADA requirements are satisfied. Specific Mitigation Requirements: 72. This tract will generate 313 A.M./421 P.M. peak hour trips,therefore, a Traffic Impact Study(TIS) is required to complywith the mitigation measure requirements of the 2025 General Plan circulation element. A project trip generation and trip trace study shall be prepared and submitted to Traffic Planning prior to a TIS "scope" meeting being set. In lieu of a Traffic Impact Study the developer has the option of voluntarily paying an additional Intersection and Traffic Signal Mitigation Fee in accordance with the attached application. Contact the Planning and Development Department for additional information on this option. 73. Relinquish direct vehicular access rights to �I I a. the north property line of lot 133 and 374. IU d b. the south property line of lot 351. C. the east property line of lot 403. 74. The intersection of : a. Grantland and Dovewood shall be limited to right-in, right-out, left-in and no left turns out. b. Grantland/Roberts shall be designed with a full median opening to allow for left turns-in and left turns-out. 75. 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. 76. Vacate portions of Barstow and Bryan as shown on Exhibit"B° 77. Relocate all existing and/or proposed utilities from the vacated portions of Barstow Avenue to the new alignments shown in Exhibit "B". 78. Irrigation /Canal Requirements: The developer shall enter into an agreement with the Fresno Irrigation District providing for piping the canal(s)and submit an executed copy of the agreement or commitment letter from FID to the Planning and Development Department. All piping shall be located outside of the proposed street right of way. Any piping across city streets shall be rubber gasketed reinforced concrete pipe (RGRCP) constructed perpendicular to the street. Submit engineered plans to Pubic Works Department, Engineering Division for review and approval. 79. Construct the required transition paving between Veteran's Boulevard and the existing Barstow Avenue alignment, as shown on Exhibit"B". 80. Construct a 4' paved surface for pedestrian purposes on the west side of Grantland from Bullard Avenue approximately 1,230' north to Herndon-Barstow Elementary School. (County) Dedicate a pedestrian easement, as necessary for the construction of the 4' paved walk. 81. Dedicate and construct a, 100' long by 12' wide, right turn lane for north bound traffic onto the Highway 99 southbound on-ramp. (County) 82. Construct an emergency street access between lots 322 and 323. Reference Public Works Standard P-81. (Gate not required.) CbNDITIONS OF APPROVAL Vesting Tentative Tract No. 5247/UGM Page 10 June 2, 2004 83. Stamped concrete street paving is outside of the standard maintenance program for residential development. The developer shall provide for the maintenance of the stamped concrete street paving. The developer may pay a one time fee of$20.00 per square foot of stamped concret for the continued maintenance/replacementof the stamped concrete area maintenance of stamped concrete shall be included in the rdinance a_dko_p-te-cTlEr maintenance of improvements and landscaping for this tract. UGM Requirements: 84. This Map is in UGM major street zone E-4; therefore pay all applicable UGM fees. West Barstow Avenue: Collector 85. Dedicate and construct (2) two 17' center section travel lanes within the easterly limits of lot 402, west to the intersection with Grantland Avenue. An additional six feet of right-of-way and paving is required on both sides adjacent to the 250' left turn pocket east of Grantland Avenue. 86. Dedicate and construct (2) two 17' center section travel lanes from the intersection of Veteran's Boulevard, east to the existing Barstow Avenue. See Exhibit"B". An additional six feet of right-of- way and paving is required on both sides adjacent to the 250' left turn pocket east of Veteran's Boulevard. 87. Install a signal pole with a 150-watt safety light to Public Works Standards at the northeast corner of West Barstow and North Grantland Avenues. 88. Construct a 250' long by 4' wide concrete median island at the intersection with Veteran's Boulevard. See Exhibit"B". North Grantland Avenue: Arterial A�- 7 89. Dedicate and construct (2) two center 17-foot center section travel lanes and a raised concrete median island from Barstow to Bullard. AR add"-w-a-1 feet of dght of way and ps-iiagis riogwiFeGI ­ _fflRtland St 1311119-d AisaAew. 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. 90. Design and construct a Major Street Bridge (full span) near the intersection of Grantland and Barstow Avenues. (County) 91. Dedicate and construct additional paving on the west side of Grantland at West Roberts Avenue to accommodate u-turns for north to south bound traffic. See Exhibit"C". 92. Dedicate and construct additional paving on the west side of Grantland at Bullard Avenue to accommodate u-turns for north to south bound traffic. See Exhibit"C". West Bullard Avenue: Collector 93. Dedicate and construct (2) two 17' center section travel lanes within the limits of this tract. An additional six feet of right-of-way and paving is required on the north side adjacent to the 250' left turn pocket east of Grantland Avenue. CONDITIONS OF APPROVAL Vesting Tentative Tract No. 5247/UGM Page 11 June 2, 2004 94. Install a signal pole with a 150-watt safety light to Public Works Standards at the southeast corner of West Bullard and North Grantland Avenues. North Bryan Avenue: Collector 95. Dedicate and construct (2) two UGM center section travel lanes within the northerly limits of this tract, south to the intersection with Veteran's Boulevard. 96. Install two signal poles with 200-watt safety lights to Public Works Standards at the northwest and northeast corners of North Bryan Avenue and Veteran's Boulevard. 97. Construct a 250' long by 4' wide concrete median island at the intersection with Veteran's Boulevard. See Exhibit "B". Veteran's Boulevard: Super Arterial 98. Dedicate and construct(2)two 17'center section travel lanes from the intersection with Bryan and Barstow south to the existing Barstow alignment. See Exhibit"B". An additional six feet of right-of- way and paving is required adjacent to the left turn pocket. SANITARY SEWER SERVICE The nearest existing sewer mains are a 60-inch trunk sewer main in North Grantland Avenue and a 54-inch trunk sewer main in West Buliard Avenue. The following conditions are required to provide sanitary sewer service to the tract. 99. Construct a 12-inch public sewer main in West Barstow Avenue from North Grantland Avenue east across the project frontage. 100. Construct an 8-inch sewer main in North Bryan Avenue from West Bullard Avenue south across the project frontage. 101. Sanitary sewer mains shall be extended within the proposed tract to provide sewer service to each lot created. 102. Sewer mains shall be constructed at all locations where the installation of permanent street pavement is required. 103. Separate sewer house branch shall be provided to each lot created within the subdivision. 104. All public sewer facilities shall be constructed in accordance with Public Works Department standards, specifications and policies. 105. The developer's engineer shall provide a preliminary sewer layout for City review prior to submitting plan and profile drawings for plan check. Engineered improvement plans prepared by a Registered Civil Engineer are required for proposed additions to the sanitary sewer system. Urban Growth Management Requirements 106. Sewer connection charges are due and shall be paid for the project. CONDITIONS OF APPROVAL Vesting Tentative Tract No. 5247/UGM Page 12 June 2, 2004 WATER SERVICE There is an existing 14-inch water main located in North Bryan Avenue to serve the proposed tract. The following conditions are required to provide water service to the tract. Water mains shall be installed before street improvements and paving. 107. Construct a 14-inch transmission grid water main (including installation of City fire hydrants) in West Bullard Avenue between North Grantland and North Bryan Avenues. 108. Construct a 14-inch transmission grid water main (including installation of City fire hydrants) in North Grantland Avenue between West Bullard and West Barstow Avenues. 109. Construct a 14-inch transmission grid water main (including installation of City fire hydrants) in West Barstow Avenue from North Grantland Avenue east across the project frontage. 110. Water mains (including installation of City fire hydrants to city standards)shall be extended within the proposed tract to provide water service to each lot created. 111. Separate water services with meter boxes shall be provided to each lot created. 112. 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. 113. All public water facilities shall be constructed in accordance with City of Fresno standards, specifications, and policies. 114. Engineered improvement plans prepared by a Registered Civil Engineer are required for proposed additions to the City Water System. 115. Existing agricultural wells within the boundaries of the proposed development shall be sealed and abandoned in compliance with the California Weil Standards, Bulletin 74-90 or current revisions, issued by California Department of Water Resources, and City of Fresno standards. Urban Growth Management Requirements 116. Payment of appropriate water connection charges at the time of final map approval subject to deferral to building permit issuance as appropriate. Public Utilities Department, Solid Waste Division 117. The owners, lessees or other tenants of the residential dwellings must,on service days before 6:00 a.m., place their solid waste containers at the edge of the curb approximately four(4) feet apart and not blocking any vehicle accesses in accordance with the City of Fresno's Solid Waste Management Division Standards. No solid waste container nor residential rubbish shall be allowed to remain at the curbline after 8:00 p.m. on the collection day. 118. There shall be no parking allowed in the street, in any cul-de-sac, on the solid waste service day. This applies to any lot that is in whole or part of a cul-de-sac. CONDITIONS OF APPROVAL Vesting Tentative Tract No. 5247/UGM Page 13 June 2, 2004 119. The following lots shall be clear of all vehicles before 6:00 a.m. on the solid waste service day: lots 1, 2, 6-10, 13-16, 56, 57, 62-66, 78-82, 103-107, 146, 163, 182, 183, 292-301, 322, 323, 332-335, 344-347, 351-357, 359-364 and 403-409. Fresno Irrigation District 120. Fresno Irrigation District (FID) Epstein No. 48 canal and pipeline traverses the property. FID requests that the applicant grant an exclusive easement to FID and pipe the canal across the proposed development in accordance with FID standards and that the applicant enter into an agreement with FID for that purpose. FID requests that the easement be shown on the map and that FID be made a party to signing all plans which affect its easement and canal/pipeline facility and also be made party to signing the final map. 121. The applicant is required to submit a grading and drainage plan for FID approval which shows that the proposed development will not endanger the structural integrity of the pipeline, or result in drainage patterns that will adversely affect FID or the applicant. 122. The Fresno Irrigation District requests that the applicant replace the existing pipe with new pipe of the same diameter in accordance with FID standards and that the applicant enter into an agreement with FID for that purpose. URBAN GROWTH MANAGEMENT REQUIREMENTS (GENERAL) 123. 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. 124. 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 125. 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 negoti&tion cr through its power of eminent domain. The subdivider shall furnish to the City Public Works Department, Engineering Division/Real Estate Section, an appraisal report or a request for an estimated appraisal amount(to be determined by the City of Fresno Real Estate Section) prior to preparation of a Subdivision Agreement. CONDITIONS OF APPROVAL Vesting Tentative Tract No 52471UGM Page 14 June 2, 2004 The subdivider shall submit adequate security in the form of a cash deposit to guarantee payment of all costs associated with the acquisition,including staff time,attorney's fees,appraisal fees,court costs,and all related expenditures and costs necessary to effect the.acquisition of such easements or rights-of-way. FLOOD CONTROL AND DRAINAGE 126. The subdivider shall be required to pay any applicable storm drainage fees to comply with Fresno Municipal Code Chapter 13, Article 13. N 127. The subdivider shall be required to comply with the specific requirements imposed by the Fresno Metropolitan Flood Control District (FMFCD) for the subdivision or any amendments or modifications-to those requirements which may be granted by the FMFCD Board of Directors, pursuant to Section 13-1307 of the Fresno Municipal Code. These requirements are identified in the District's letter to the Planning and Development Department dated May 13, 2004. 128. Any temporary ponding basins constructed or enlarged to provide service to the subdivision shall be fencee in accordance with City standards within seven (7) days from the time the basin becomes operational or as directed by the City Engineer. Temporary ponding basins will be created through a covenant between the City and the Developer prior to final map approval. Maintenance of the temporary ponding basin shall be by the Developer until permanent service for the entire subdivision is provided. SAN JOAQUIN VALLEY AIR POLLUTION CONTROL DISTRICT 129. The developer/owner shall comply with the requirements in the letter from the San Joaquin Valley Air Pollution Control.District dated January 16, 2004. DEVELOPMENT FEES AND CHARGES 130. 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/Hour FRESNO METROPOLITAN FLOOD CONTROL DISTRICT FEE / RATE g. Metropolitan Flood Control District Fee * Contact FMFCD for new fees. Rates increased as of March 1, 2003 CONDITIONS OF APPROVAL Vesting Tentative Tract No. 5247/UGM Page 15 June 2, 2004 SEWER CONNECTION CHARGES FEE RATE h. Lateral Sewer Charge $0.10/sq. ft. (to 100' depth) i. Oversize Charge $0.05/sq. ft. (to 100' depth) j. Trunk Sewer Charge $419/living unit Service Area: Grantland 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 $560/gross acre q. Transmission Grid Main Bond Debt Service Charge $243/gross acre r. UGM Water Supply Fee $354/living unit Service Area: 201-S s. Well Head Treatment Fee $0/living unit Service Area: 201 t. Recharge Fee $0/living unit Service Area: 201 u. 1994 Bond Debt Service $0/living unit Service Area: 201 DEVELOPMENT IMPACT FEE v. Northeast Fresno Policing Area n/a URBAN GROWTH MANAGEMENT FEE RATE/CHARGE* w. UGM Fire Station Capital Fee $807/gross acre Service Area: 17 x. UGM Party; Fee $1230/gross acre Service Area- 4 CONDITIONS OF APPROVAL Vesting Tentative Tract No. 5247/UGM Page 16 June 2, 2004 y. Major Street Charge $2435/adj. acre Service Area: E-4 z. Major Street Bridge Charge $135/adj. acre Service Area: E-4 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-9001—PLAN AMENDMENTS\,-03-21,R-03-83-C-04-42-T-5247-SACT-5247-C0A.wpd City of lersin DATE: May 10, 2004 revised TO: Shelby Chamberlain, Planner III Development Department, Planning Division THROUGH: Jose Luis B'enavides, P.E., Traffic Engineering Manager , Public Works Department, Engineering Division FROM: Louise Monroe, Traffic Planning Supervisor L Ar \ Public Works Department, Engineering Division SUBJECT: TT 5247, Public Works Conditions of Approval _ (Grantland to Bryan and Barstow to Bullard) The Public Works Department, Traffic Planning Section, has completed its review of Tentative Tract Map 5247, which was submitted by Grantland Avenue LLC. The following requirements are to be placed on this tentative tractmap as a condition of approval by the Public Works Department. General Conditions: Handicap access ramps are required at all corners within the limits of this subdivision. All required signing and striping shall be done and paid for by the developer/owner. The signing and striping plans shall be done per the current Caltrans standards and shall be submitted along with the street construction plans for this tentative map to the Public Works Department. Underground all existing offsite overhead utilities with the limits of this map in accordance with Fresno Municipal Code Section 12-1011, 8-801 and Resolution No. 7&522/88-229. Frontage Improvement Requirements: Major Streets: West Barstow Avenue: Collector 1. Dedicate 47'-55' of property, from section line, for public street purposes within the limits of this subdivision to meet the current City of Fresno Collector Standards. 2. Construct concrete curb, gutter and sidewalk, within the limits of this subdivision to Public Works Standard P-5. The sidewalk pattern shall be constructed to a 10-foot residential pattern. 3. Construct twenty (20) feet of permanent paving (measured from face of curb) within the limits of this subdivision. 4. Construct an underground street lighting system to Public Works Standard E-1 within the limits of this subdivision. Spacing and design shall conform to Public Works Standard E-8 for Collector Streets. 5. Relinquish direct vehicular access rights to Barstow Avenue from all proposed lots within this subdivision. - 1 - attachment C:\Luuise\TR.ACT MAPS\T-5247 NW COR GRANTLAND BARSTOW 05_l0 04.doc North Grantland Avenue: Arterial 1. Dedicate 55-57' of property, from section line, for public street purposes within the limits of this subdivision to meet the City of Fresno's Arterial Standards 2. Construct concrete curb and gutter and sidewalk, within the limits of this subdivision to Public Works Standard P-5. Construct sidewalk to a ten (10) foot residential pattern. 3. Construct twenty (20) feet of permanent paving within the limits of this subdivision. Construct transition paving north of Bullard and south of Barstow Avenue, as necessary, based on a 55 MPH design speed (both directions). 4. Construct an underground street lighting system to Public Works Standard E-1 within the limits of this subdivision. Spacing and design shall conform to Public Works Standard E-7 for Arterial Streets. 5. Relinquish direct vehicular access rights to Grantland Avenue from all lots within this subdivision. West Bullard Avenue: Collector 1. Dedicate 47'-55' of property, from section line, for public street purposes within the limits of this subdivision to meet the current City of Fresno Collector Standards. 2. Construct concrete curb, gutter and sidewalk to Public Works Standard P-5. The sidewalk pattern shall be constructed to a 10-foot residential pattern. 3. Construct an 80 foot bus bay at the southeast corner of Bullard and Grantland. Concrete curb and gutter shall be constructed to the Public Works Standard P-73, complete with a 10 foot monolithic sidewalk. 4. Construct twenty (20) feet of permanent paving (measured from face of curb)within the limits of this subdivision. Construct transition paving, as necessary, west of Grantland Avenue based on a 55 MPH design speed (both directions). Construct transition paving east of Bryan Avenue, as necessary, based on a 35 MPH design speed (both directions). 5. Construct an underground street lighting system to Public Works Standard E-1 within the limits of this subdivision. Spacing and design shall conform to Public Works Standard E-8 for Collector Streets. 6. Relinquish direct vehicular access rights to Bullard Avenue from all lots within this subdivision. North Bryan Avenue: Collector 1. Dedicate 35-47' of property, from center line, for public street purposes within the limits of this subdivision to meet the modified Collector Standard. See Exhibit "B" 2. Construct concrete curb, gutter and sidewalk to Public Works Standard P-5. The sidewalk pattern shall be constructed to a 10-foot residential pattern. 3. Construct an 80 foot bus bay at the southwest corner of Bryan and Bullard. Concrete curb and gutter shall be constructed to the Public Works Standard P-73, complete with a 10 foot monolithic sidewalk. 4. Construct twenty (20) feet of permanent paving (measured from face of curb) within the limits of this subdivision. 5. Construct an underground street lighting system to Public Works Standard E-1 within the limits of this subdivision. Spacing and design shall conform to Public Works Standard E-8 for Collector Streets. 6. Relinquish direct vehicular access rights to Bryan Avenue from all lots within this subdivision. - 2 - attachment C:\Louise\TRACT MAPS\T-5247 NW COR GRANTLAND BARSTOW 05 l0 04.doc 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 Standards for all interior streets streets. Cross sections identifying median islands shall be revised to provide a minimum of 20' from curb to curb. Reference: The Public Works Policies and Procedures Manual Number: FY03-002. Provide all center line radii on the tentative tract map. Identify on the tentative tract map all pedestrian easements for any modified sidewalk patterns. Maintain a minimum of a 20' measured from the garage to the back of walk in order to ensure that ADA requirements are satisfied. Any temporary dead-end streets created by this subdivision shall be properly barricaded in accordance with the Pubic Works Standard P-44. Specific Mitigation Requirements: 1. This tract will generate 313 A.M. /421 P.M. peak hour trips, therefore, a Traffic Impact Study (TIS) is required to comply with the mitigation measure requirements of the 2025 General Plan circulation element. A project trip generation and trip trace study shall be prepared and submitted to Traffic Planning prior to a TIS "scope" meeting being set. In lieu of a Traffic Impact Study the developer has the option of voluntarily paying an additional Intersection and Traffic Signal Mitigation Fee in accordance with the attached application. Contact the Planning and Development Department for additional information on this option. 2. Relinquish direct vehicular access rights to : a. the north property line of lot 133 and 374. b. the south property line of lot 351. c. the east property line of lot 403. 3. The intersection of a. Grantland and Dovewood shall be limited to right-in, right-out, left-in and no left turns out. b. Grantland/Roberts 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. Vacate portions of Barstow and Bryan as shown on Exhibit "B". 6. Relocate all existing and/or proposed utilities from the vacated portions of Barstow Avenue to the new alignments shown in Exhibit"B". 7. Irrigation /Canal Requirements: The developer shall enter into an agreement with the Fresno Irrigation District providing for piping the canal(s) and submit an executed copy of the agreement or commitment letter from FID to-the Planning and Development Department. All piping shall be located outside of the proposed street right of way. Any piping across city streets shall be rubber gasketed reinforced concrete pipe (RGRCP) constructed perpendicular to the street. Submit engineered plans to Pubic Works Department, Engineering Division for review and approval. 8. Construct the required transition paving between Veteran's Boulevard and the existing Barstow Avenue alignment, as shown on Exhibit "B". 9. Construct a 4' paved surface for pedestrian purposes on the west side of Grantland from Bullard Avenue approximately 1,230' north to Herndon-Barstow Elementary School. (County) Dedicate a pedestrian easement, as necessary for he construction of the 4' paved walk. - 3 - attachment C:\Louise\TRACT MAPS\T-5247 NW COR GRANTLAND BARSTOW 05 l0 04.doc 10. Dedicate and construct a, 100' long by.12' wide, right turn lane for north bound traffic onto the Highway 99 southbound on-ramp. (County) 11. Construct an emergency street access between lots 322 and 323. Reference Public Works Standard P-81. (Gate not required.) 12. Stamped concrete street paving is outside of the standard maintenance program for residential development. The developer shall provide for the maintenance of the stamped concrete street paving. The developer may pay a one time fee of$20.00 per square foot of stamped concrete for the continued maintenance/replacement of the stamped concrete area. Maintenance of stamped concrete shall be included in the ordinance adopted for maintenance of improvements and landscaping for this tract. 13. Revise cross sections to reflect that the maximum distance from the face of curb to the property line shall be 10'. Provide pedestrian and landscape easements within private property. All other uses shall be within private property. UGM Requirements: This Map is in UGM major street zone E-4; therefore pay all applicable UGM fees. West Barstow Avenue: Collector 1. Dedicate and construct (2) two 17' center section travel lanes within the easterly limits of lot 402, west to the intersection with Grantland Avenue. An additional six feet of right-of-way and paving is required on both sides adjacent to the 250' left turn pocket east of Grantland Avenue. 2. Dedicate and construct (2) two 17' center section travel lanes from the intersection of Veteran's Boulevard, east to the existing Barstow Avenue. See Exhibit "B". An additional six feet of right- of-way and paving is required on both sides adjacent to the 250' left turn pocket east of Veteran's Boulevard. 3. Install a signal pole with a 150-watt safety light to Public Works Standards at the northeast corner of West Barstow and North Grantland Avenues. 4. Construct a 250' long by 4' wide concrete median island at the intersection with Veteran's Boulevard. See Exhibit "B". North Grantland Avenue: Arterial 1. Dedicate and construct(2) two center 17-foot center section travel lanes and a raised concrete median island from Barstow to Bullard. An additional six feet of right of way and paving is required on both sides adjacent to the 250' left turn pockets on Grantland at Bullard and on Grantland at Barstow. 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. 2. Design and construct a Major Street Bridge (full span) near the intersection of Grantland and Barstow Avenues. (County) 3. Dedicate and construct additional paving on the west side of Grantland at West Roberts Avenue to accommodate u-turns for north-to south bound traffic. See Exhibit "C". 4. Dedicate and construct additional paving on the west side of Grantland at Bullard Avenue to accommodate u-turns for north to south bound traffic. See Exhibit "C". - 4 - attachment CALouise\TRACT MAMT-5247 NW COR GRANTLAND BARSTOW 05 10 04.doc City of DEPART'I%MNT OF PUBLIC UTILITIES Date: May 5, 2004 To: SHELBY CHAMBERLAIN, Planner III Planning and Development Department, Advance Planning From: JIM J. BIER, Chief Engineering Technici Department of Public Utilities, Planning ring Subject: SANITARY SEWER AND WATER REQUIREMENTS FOR T-5247/UGM and C-04-42 General The subject site(approximately 122 acres) is located on the west side of North Grantland Avenue between West Bullard and West Barstow Avenues. The subject tentative tract map proposes to create a 417-lot single-family planned development to be zoned R-1/UGM. Environmental Recommendations ANEGATIVE DECLARATION MAY BE ISSUED: The project may have adverse impacts but impacts can he mitigated without further study or are not serious enough to warrant an Environment Impact Report_ Sanitary Sewer Requirements The nearest sanitary sewer mains to the project are a 60-inch trunk main located in North Grantland Avenue and a 54-inch trunk main located in West Bullard Avenue. Sanitary sewer service through the City's Sewer System shall require the following prior to connection. • Extension of 12-inch sewer main in West Barstow Avenue from North Grantland Avenue east across the project frontage. • Extension of an 8-inch sewer main in North Bryan Avenue between from West Bullard Avenue south across the project frontage. • Sewer mains shall be extended within the proposed tract to provide sewer service to each lot created. • Sewer mains shall be constructed at all locations where the installation of permanent street pavement is required. • Separate sewer house branches shall be provided for each lot created. • 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. • Public sewer facilities shall be constructed in accordance with the Department of Public Works standards, specifications, and policies. • Engineered improvement plans prepared by a Registered Civil Engineer are required for proposed additions to the sanitary sewer system. Sanitary Sewer Fees The following Sewer Connection Charges are due and shall be paid for the Project: • Sewer Lateral Charge • Oversize Sewer Charge Number: 19 • Trunk Sewer Charge: Grantland • Wastewater Facilities Charge (Residential Only) Water Requirements The nearest City of Fresno water main to the project is a 14-inch main located in North Bryan Avenue. The following water improvements shall be required prior to providing City water service to,the project. • Extension of a 14-inch transmission grid water main (including installation of City fire hydrants) in West Bullard Avenue between North Grantland and North Bryan Avenues. • Extension of a 14-inch transmission grid water main(including installation of City fire hydrants) in North Grantland Avenue between West Bullard and West Barstow Avenues. • Extension of a 14-inch transmission grid water main (including installation of City fire hydrants) in West Barstow Avenue from North Grantland Avenue east across the project frontage • Water mains (including installation of City fire hydrants) shall be extended within the proposed tract to provide water service to each lot created. • Water mains shall be constructed at all locations where the installation of permanent street pavement is required. • Separate water services with meter boxes shall be provided to each lot created. • Installation(s) of public fire hydrant(s) are required in accordance with City Standards. • 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. • Public water facilities shall be constructed in accordance with the Department of Public Works standards, specifications, and policies. • Engineered improvement plans prepared by a Registered Civil Engineer are required for proposed additions to the City Water System. Water Fees The following Water Connection Charges and fees shall be paid for the project. • Wet-ties, water service(s), and meter(s) installations to be performed by the City Water Division. • Frontage Charge • Transmission Grid Main Charge • Transmission Grid Main Bond Dept Service Charge • Service Area Number: 201s • UGM Water Supply Area Number: 201s r City of Department of Public Utilities Solid Waste Division 1325 E. EI Dorado Fresno, California 93706-2014 (559) 621-1452 www.fresno.gov May 6, 2004 TO: Shelby Chamberlain, Planner III Development Department, Planning Division THROUGH: Robert Weakley, Chief of Operations Department of Public Utilities, Solid Waste Division FROM: Donna Leslie, Staff Assistant'.p Department of Public Utilities, Solid Waste Division SUBJECT: TT 5247, Solid Waste Conditions of Approval The Department of Public Utilities, Solid Waste Division, has completed a review of the Vesting Tentative Tract Map 5247, which was submitted by Gary Giannetta, Civil Engineering and Land Surverying. 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 5247 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. Sgecial Conditions: • There shall be no parking allowed in the street, in any cul-de-sac, on the solid waste service day. This pertains to any lot that is in whole or part of a cul-de-sac. • The following lots shall be clear of all vehicles before 6:00 a.m. on the solid waste service day. Lots 1, 2, 56, 57, 332, 333, 334 and 335 on North Geyser Avenue Lots 6, 7, 8, 9, 10, 359, 360, 361, 362, 363 and 364 on North Sandstone Avenue Lots 13, 14, 15, 16, 351, 352, 353, 354,355, 356 and 357 on North'Aquifer Avenue Lots 62, 63, 64, 65, 66, 103, 104, 105, 106 and 107 on West Morris,Avenue Lots 78, 79, 80, 81 and 82 on North Drumlin Avenue Lots 146 and 163 on North Glacier Avenue Lots 322, 323, 344, 345, 346 and 347 on West Browning Avenue Lots 182 and 183 on North Limestone Avenue Lots 292, 293, 294, 295 and 296 on North Shale Avenue Lots 297, 298, 299, 300 and 301 on Lots 403, 404, 405, 406, 407, 408 and 409 on West Portals Avenue r JAConditionsofApproval T75247.wpd • City or r ..... . FRESNO FIRE DEPARTMENT DATE: -('r�'� MEMORANDUM FROM: CA k1 N� i -z-� SENIOR=FIRE PREVENTION INSPECTOR SUBJECT: V e�.�n� Tom✓ �� c^O U-qr TRACT NO. .,S-2- MEETING ZMEETING OF (DATE): ,�� Z9 rrcum. .Z�a 4— Fire Department Comments ar as_ llows: ] . This project in 3 miles of Fire Station No. 0)0-. i 2.. This project is subject to UGM Fire service fees for Fire Station No. 3. Provide (ca 'fa] ) (residential ) hydrants and fire flows per / /,---Do 4/6;'17) rn 111 . 'Y" Public Works Standards with two sources of water. ® 4. Access is acceptable as shown. r L� 5. Access is not acceptable: d 6. This tract is in the Station 21 UGM Fee area and is required to be annexed to the Community Facilities District No. 1 . 7. Other: 2e �-,�. -by- vrrc �eS �- j—/71 6 /.Z — C / `f�1G / .vim i/o er7� � cS ��C L� � �-P�cl7f�-t•5 s i/'I G �!(Gl/K p � /J�"/�VIle a r n�c,�c>"J' h cf /l Lj 6 2543I/78I City of IffinInc-%3k'=\I/� FRESNO FIRE DEPARTMENT DATE: MAY 5, 2004 TO: SHELBY CHAMBERLAIN, PLANNER III PLANNING DIVISION p FROM: RANDI EISNER, SENIOR FIRE INSPECTOR FIRE PREVENTION BUREAU SUBJECT: VESTING TENTATIVE MAP OF TRACT NUMBER 5247 In addition to the requirements listed in the April 13, 2004, memorandum from the Fire Department, we have a additional items to add. The emergency access between lots 323 and 322 is required. The access cannot be substituted for fire sprinklers because fire sprinklers are also being used to comply with the UGM condition that the subdivision is too far from an existing fire station. The emergency access shall be public property, not private property. If the fire station proposed at Grantland and Shaw was constructed, the project would be within one and one half miles of the fire station. The construction of a new station would eliminate the need for fire sprinklers for the entire subdivision. Fire sprinklers could be used for the over length col-de-sac, eliminating the second point of access. Although I did not indicate it on the April 13, 2004, memo, the tract is subject to UGM fire service fees for Fire Station No. 17. City of FRESNO FIRE DEPARTMENT DATE: MAY 5, 2004 TO: SHELBY CHAMBERLAIN, PLANNER III PLANNING DIVISION FROM: RANDI EISNER, SENIOR FIRE INSPECTORS- «� FIRE PREVENTION BUREAU SUBJECT: VESTING TENTATIVE MAP OF TRACT NUMBER 5247 In addition to the requirements listed in the April 13, 2004, memorandum from the Fire Department, we have a additional items to add. The emergency access between lots 323 and 322 is required. The access cannot be substituted for fire sprinklers because fire sprinklers are also being used to comply with the UGM condition that the subdivision is too far from an existing fire station. The emergency access shall be public property, not private property. If the fire station proposed at Grantland and Shaw was constructed, the project would be within one and one half miles of the fire station. The construction of a new station would eliminate the need for fire sprinklers for the entire subdivision. Fire sprinklers could be used for the over length col-de-sac, eliminating the second point of access. Although I did not indicate it on the April 13, 2004, memo, the tract is subject to UGM fire service fees for Fire Station No. 17. CITY OF FRESNO DEVELOPMENT DEPARTMENT REQUEST FOR COMMENTS / INFORMATION DATE: APRIL 9, 2004 COMMENTS DUE: APRIL 29, 2004- TO: FROM: SHELBY CHAMBERLAIN, Planner III Development Department VonDosta Fuller Planning Division Fresno Fire Department Land Division and Project Evaluation,Section Fire Prevention (559) 621-8042 (559) 488-1020 (fax) PROJECT DESCRIPTION: Vesting Tentative Tract No. 5247/UGM and Conditional Use Permit No. C-04-42, a 417 lot single family residential planned development subdivision, 350 lots with 15 ft front yards and 67 lots reduced lots and setbacks, with 5 remainder parcels and 2 outlots, one outlot for park purposes on 136 acres located on the east side of North Grantland Avenue between West Bullard and West Barstow Avenues. Entitlement No.: C-04-42 APN: 505-070-1, 3, 14, 27, 28, 29, 30, 31, & 32 505-080-26 Located at: See above Zoned: Proposed R-l/UGM, & C-1/UGM (remainder) Please complete your review and comments related to on/or off-site property development and design standards; and/or, the planned operations of the proposed facility within 10 days and return a written response to our office no later than April 29, 2004. Please forward a copy of your response directly to Shelby Chamberlain c/o: Planning & Development Department, Planning Division 2600 Fresno Street, Room 3043 Fresno, CA, 93721-3604. PLEASE NOTE: You may use the space below for brief informal comments you wish to convey to us; or more preferably, please provide separate memorandum in letter form for formal response comments. Reviewed by: Date: Attachments: ElApplications ElVicinity Map © Site Plan ©Operational Statement OFFICES OF PHONE(559)233-7161 2'w•. FAX(559)233-8227 .,....... .:v��..: ^^ •»••.. . ::. 2907 SOUTH MAPLE AVENUE FRESNO,CALIFORNIA 93725-2218 Your Most Valuable Resource-Water E^E ED April 28, 2004 APR 3 0 2004 Ms. Shelby Chamberlain lanpivision �e City of Fresno ernent Department Planning & Dev. Depart. GITY OF FRESNO 2600 Fresno Street, Third Floor Fresno, California 93721-3604 RE: Vesting Tentative Tract Map No. 5247—FID's Epstein No. 48 Canal/Pipeline Dear Ms. Chamberlain, FID's comments and requests are as follows: 1. FID's Epstein No. 48 canal and pipeline traverses the subject property as shown on the enclosed map. 2. FID requests that the applicant be required to submit a grading and drainage plan for FID approval which shows that the proposed development will not endanger the structural integrity of the pipeline, or result in drainage patterns that will adversely affect FID or the applicant. 3. FID requests that the applicant grant an exclusive pipeline easement to FID and pipe the Epstein No.48 canal across the proposed development in accordance with FID standards,and that the applicant enters into an agreement with FID for that purpose. The applicant will need to meet with FID to determine the pipeline alignment and required pipeline diameter. 4. FID requests the applicant replace the existing pipe with new pipe of the same diameter in accordance with FID standards and-that the applicant enter into an agreement with FID for that purpose. 5. FID requests that its easement be shown on the map with proper recording information, and that FID be made a party to signing all plans which affect its easement and canal/pipe,•'. facility and also be made party to signing the final map. Thank you for submitting this item for our review. Please feel free to contact me with any questions �'"' or concerns at 233-7161 extension 341 or sadams(@fresnoirripation.com. Sincerely, FRESNO IRRIGATION DISTRICT Selina Adams Engineering Assistant File: Agencies/City/VTTIVI 5247 UGM .�Y ,n�• rf =4 tG � • ^. v'►f''�+w�a �'*tC �''A"�,�r''ts,'.is � t� ,. t•„ �. .c e `i „�. � r5 �''�. '� , �T r,,yy,��' � fC'"5„d f�:. }rrt�� ° r F �� � , ,•r ...r., 1.�, ;l O - .1. � ' �4*y `"1� .tyj. < • .d=am;a'�"J'!J"��. -0 I,...,.,.r"� rr t,. Y"f rt�•ill_ 1� Q' , �� � a SJ'� x, •' tD ti Sri•''s�'�� '¢,Lw.['w..i�. ly =t -..t ✓�/ O Qi Y y y, �4t.e4>'t d4 j ;�•` r'��c' ”}q c^ GYM 'r pr � ( 0 1 O iJ '� � Ah ,1 .• ; r,a ,'r .f�t�r, � G � 'L� u � -� l c.n r t.. �L: 4E' tu' o K.C�' � Y � T V,.r��yv, }��l y � 'o� �fS+-iro�k"t.,� �,;•1 • �r� � iJ f Y� � �� Y t s�L � ' r ,� t t w ! a t +<N t A�'. ., � •f s.� 1 �r w. s�,,, �y�r F�'t y�_ .a.z� .� Yrr.��/L .,r' � 'is`�•e �p`� �.1° � t:.. ,. _• - ty ?++1 O'�'i". lti. "� i. 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'T"'�;h. i ��a � - 11-'r T1 I Zf1� � •'!r A.. r'���1t4� :J ��'�q:7pt t` � •i r ,r �'� ;.'�1r' t �fib' -.b �� ' h^•� { ,e' s�Kr ti � r' t`�sy'ry��v,q1 7 � � ...11 +" Y t� +J� -�`-e.L � � }Iftl�t . Q 1d-a' t _ y ,a °� �r'r'Y 1 :.{.•r i f F 1. �t- - - Y y F 1, r.�,..�:�i �� S'.,..r,. v t- �'+`•.•G pry � ' Sdi �i:N��1,i .a.�••la��lx :a*r• v°�n �' ...Y?'+�i"h t. ._ti _ "Y ooi* r� f N1 1.A N § r r t , I t 1 %P Cot) ' c iT ! i 3 y i i f , � �t r Pa `� Wt � CENTRAL UNIFIED SCHOOL DISTRICT ,� „�2 b 4605 NORTH POLK AVE - FRESNO, CA 93722-5334•(559)276-5206•1powc11QCcntra1usd.k12.ca.us i ZJ DISTRICT SUPERINTENDENT 00Z, DIS� Larry L. Powell May 13, 2004 ,a� o TRUSTEES: Cindy dy Berube City of Fresno �� � 1a Terry Cox Planning Department SEG VOA 1 Judith Geri ger 2600 Fresno Street H1P PCIu ;V Theresa Hagans Fresno, CA 93721 OE�1opM � ;0.a PD1 R siana c^oni Mike Yada Attn: Shelby Chamberlain - Subject: File No.: TT 5247 Central Unified School District has the following conditions/comments for the above project(s): The proposed 417-lot subdivision will add approximately 240 K-12 grade students to the District's average daily attendance. The District will be able to accommodate these new students at the schools of attendance indicated below. To offset the cost to house these students, the District currently levies development fees of $2.24 per square foot for residential development and $0.36 per square foot for commercial / industrial development. As a point of information, development fees are subject to increase every two years by the State Allocation Board. Any new development on the subject property will be subject to the development fees in place at the time development fee certificates are obtained. Condition of approval: School Developer Fees shall be paid on all new residential construction within the proposed subdivision, in accordance with a resolution adopted by the Central Unified School District, pursuant to Government Code section 65995 and Educational Code section 17620. Bus transportation is currently provided for K-8`h grade students residing at least one mile or more from their school of attendance and for 9th-12th grade students residing at least two or more miles from their school of attendance. Bus transportation will be available for students attending the below identified elementary, middle and high schools in accordance with District standards and policies in effect at the time of enrollment. GEOFFREY M. GARRATT JOHN MULLIGAN SARAH KOLIGIAN Assistant Superintendent, Personnel Assistant Superintendent, Business Assistant Superintendent, Instruction (559) 276-5224 (559) 276-5200 (559) 276-3115 FAX (559)276-2983 FAX (559)275-0394 FAX(559)276-3102 5/13/2004 • TT 5247 Page 2 The District has concluded, per current procedures, using interior subdivision streets are not adequate or safe for bus turning and/or navigation movements. Therefore, a school bus pull-out is warranted. Condition of approval: • Install a school bus pull-out located along North Grantland Avenue. The District will require a minimum 50 foot by 12 foot bus pull-out. -If a city bus stop is required, the District's school bus pull-out can be accommodated by expanding the city bus stop by 50 feet to contain a school bus in tandem with a city bus. • Install a school bus pull-out located along along West Bryan Avenue. The District will require a minimum 50 foot by 12 foot bus pull-out. If a city bus stop is required, the District's school bus pull-out can be accommodated by expanding the city bus stop by 50 feet to contain a school bus in tandem with a city bus. Due to the current District bussing policy, K-6th grade students, living within the proposed subdivision will not be bussed to the assigned elementary school of attendance (Herndon-Barstow) located approximately Y4 mile north of the proposed subdivision. A Safe-School Walkway is needed for students that will be required to walk along Grantland Avenue to this elementary school. Condition of approval: • Install a 4-foot wide Safe-School Walkway (asphalt-concrete) located along the east side of North Grantland Avenue from the intersection of West Bullard Avenue to the elementary school. Sidewalks provide the necessary identifiable boundary between students and traffic, and provide a safe place for students walking to and from existing school sites and/or bus stops. Condition of approval: • Install concrete sidewalks/curbs/gutters on both sides of the interior streets for the proposed subdivision in a manner consistent with the existing subdivisions in the area and to City standards. The following school of attendance information is provided: Elementary School Information: School Name: Herndon-Barstow Address: 6265 N. Grantland Telephone: 559-276-5250 c 5/13/2004 TT 5247 Page 3 Middle School Information: School Name: Rio Vista Middle School Address: 6240 W. Palo Alto Telephone: 559-276-3185 High School Information: (a) School Name: Central High School — East Campus Address: 3535 N. Cornelia Ave Telephone: 559-276-0280 (b) Currently, Central High School - West Campus is a mandatory attendance 9th grade school with optional programs for grades 10th -12th. The California Department of Education website has current API scores (however this site does not have current District enrollment data) - see: http://www.ed-data.kl2.ca.us/. The District appreciates the opportunity to comment on above project. Should you have questions or need additional information, please contact me at 559-276-5203 or ddeelacentralusd.k l 2.ca.us. Sincerely, David Deel Facilities Planning Manager City of PARKS, RECREATION AND COMMUNITY SERVICES DEPARTMENT DATE: 04/01/04 TO: Shelby Chamberlains Planner H Planning Division FROM: Pete Rocco, Parks Supervisor II (559) 621-2900 SUBJECT: A-03-21, and R-033-83, located at East side North Grantland Avenue between West Barstow Avenue and West Siena Avenue Alignment. The Parks Department has reviewed the site plan submitted to the Development Department dated on 12/13/04, for A-03-21, and R-03-83. Parks offers no comments regarding the project. Louis Rocha-T-5247 HK.doc PARKS, RECREATION & COMMUNITY SERVICES DEPARTMENT TO: Shelby Chamberlain,Planner III Planning Division FROM: HILARY K%4BER,Parks Supervisor II(621-2924) DATE: May 13,2004 Revised July 31,2004 Subject: Tentative Subdivision Map T-5247(Located on the east side of Grantland Avenue between Bullard and Barstow Avenues) The Parks Department has reviewed the Vesting Tentative Subdivision Map drawn by Gary G.Gianetta, Civil Engineering&Land Surveying prepared for Campos Brothers,a California General Partnership,dated 4/7/04. Parks offers the following comments regarding the street tree,and buffer/parkway strip conditions . Street Tree Requirements A. Street trees shall be planted at the rate of one tree for each 60'of street frontage. The subdivider is required to provide street trees on all public street frontages and the dedication of applicable planting and buffer landscape easements. Tree planting shall be within a 10'Planting and Public Utility Easement. Street trees shall be planted by the Developer. Tree species to be planted on those streets are as follows: N.Grantland Ave. Platanus acerifolia`Columbia' (Columbia Sycamore) N.Aquifer Ave. Sapium sebiferum(Chinese Tallow) N. Sandstone Ave Podocarpus gracilior(Fern Podocarpus) N.Geyser Ave. Nyssa sylvatica(Black Tupelo) N. Shale Ave. Fraxinus a. `Autumn Purple' (Autumn Purple Ash) N.Drumlin Ave. Lagerstroemia indica`Cherokee'Crape Myrtle) N. Quartz Ave. Sophora japonica(Japanese Pagoda Tree) N.Glacier Ave. Brachyrhiton populneus(Bottle Tree) N.Limestone Ave. Elaeocarpus decipiens(Japanese Blueberry Tree) N. Caldera Ave. Koelreuteria bipinnata(Chinese Flame Tree) N.Bryan Ave. Celtis australis(European Hackberry) W.Bullard Ave. Nyssa sylvatica(Black Tupelo) W.Morris Ave. Sapium sebiferum(Chinese Tallow) W.Celeste Ave. Quercus rubra(Northern Red Oak) W.Oswego Ave. Quercus suber(Cork Oak) W.Roberts Ave. Acacia melano*on(Black Acacia) W.Browning Ave. Magnolia grandijlora`St.Mary' (St.Mary's Southern Magnolia) W.Dovewood Lane Stewartia koreana(Korean Stewartia) W. Wrenwood Lane Pistacia chinensis(Chinese Pistache) W.Robinwood Lane Ginkgo biloba`Autumn Gold' or`Fairmont' (Maidenhair Tree) W.Portals Ave. Ginkgo biloba`Autumn Gold' or`Fairmont' (Maidenhair Tree) W.Barstow Ave. Cinnamomum camphors(Camphor) Louis° ocha -T-5247 HK.doc Page 2 B. Street Tree Planting by Developer: For those lots having internal street tree frontage available for street tree planting,the developer shall plant one tree for each 60'of street frontage,or one tree per lot having street frontage,whichever is greater. a. Street tree inspection fees shall be collected for each 60'of public,street frontage or one tree per lot whichever is greater. b. Trees shall be planted in accordance with"Specifications for Developer Street Tree Planting.@ The developer shall contact Parks to determine tree species required on each street. c. Landscape plans shall indicate street tree planting locations and species. Landscape plans shall be reviewed and approved by the Parks,Recreation and Community Services Department. A street tree planting permit shall be required for all residential street tree planting. Louis Rocha-T-5247 HK.doc Pae 3 Park;Recreation and Community Services Department July 31, 2004 d. Performance and payment securities,paid with final map,will be released when all landscaping installed on public and/or city controlled property is in conformance with Parks Division's planting specifications and meets the specifications of the city. e. Upon acceptance of the required work,warranty security shall be furnished to or retained by the city for guaranty and warranty of the work for a period of ninety days following acceptance. Developer Planting for Community Facilities District C. The developer may landscape for inclusion into the Community Facilities District(CFD),the landscape strip and right-of-way on N.Bryan Ave.,N. Grantland Ave.,portions of N. Quartz Ave. as indicated on plan,the entry portions of N. Sandstone Ave.north and south of W. Roberts Ave including the median islands, W. Bullard Ave.,W.Barstow Ave.,W.Roberts Ave. including Outlot`A' 1. Landscape and irrigation plans shall be submitted to the Parks Division for review and approval prior to Council approval. Landscaping plans shall be reviewed and approved by the Parks,Recreation and Community Services Department. Landscaping shall comply with Landscape Buffer Development Standards approved by the City Council on October 2, 1990. Landscape and irrigation plans shall comply with Sections 12-306-N-23 & 24 and 14-121 of the Fresno Municipal Code regarding Water Efficient Landscaping and Buffer landscaping passed by Council on September 20, 1994. 2. Should the proposed landscape buffers and/or parkway strips be located next to an existing buffer and/or parkways strip,the planting concept shall simulate the adjacent landscape design to present a more uniform appearance on the street. The street tree designated for N.Maple Ave. shall be the Celtis australis (European Hackberry) Variances in the landscape concept will be acceptable,but the design of the new landscape buffer and/or parkway strip shall strive to mimic the existing as much as possible. 3. Landscape plans shall indicate grades and show fencing or wall details. All fencing shall be placed outside the landscape easement. Maximum slopes shall not exceed 4:1 with l'of level ground between the slope and the back of the sidewalk and/or face of fence. Erosion control measures shall be implemented on all slopes of 4:1, including the use of synthetic erosion control netting in combination with ground cover species approved by the Parks Division. 4. The water meter(s) serving the buffer landscaping shall be sized for the anticipated service flows. 5. No private flags,signs or identification of any kind shall be permitted in the right of way,within the city-controlled easement or on the fence or wall facing the street. 6. Landscaping in the right of way and landscape setback adjacent to waterwell sites shall be the responsibility of the City of Fresno Water Division and may not be included in the CFD. 7. Street trees designated for this project shall be: W.Bullard Ave. Nyssa sylvatica(Black Tupelo) W.Roberts Ave. Acacia melanoxylon(Black Acacia) W.Barstow Ave. Cinnamomum camphora(Camphor) N.Grantland Ave. Platanus acerifolia`Columbia' (Columbia Sycamore) N. Sandstone Ave. Podocarpus gracilior(Fern Podocarpus) Louis Rocha -T-5247 HK.doc Pa a 4' Parks.Recreation and Community Services Department July 31, 2004 T-5247 Page N. Quartz Ave. Sophora japonica(Japanese Pagoda Tree) N. Bryan Ave. Celtis australis(European Hackberry) UGMREQUIREMENTS D. The project is in UGM Zone#4. Please assure that all Parks UGM fees are collected as allowed by FMC. The nearest regional park to the site is Roeding Park. The nearest neighborhood park is located at 5140 N. State St. (State and Barcus). An additional neighborhood park with a community facility is proposed at W. Barstow and N.Bryan Avenues. This project is consisted with the Parks Master Plan. FEES E. As a reminder,please verify that the following administrative/plan check fees are collected: 1.Collect the 15-gallon Street Tree Inspection fee for tree plantings by private party at the rate in effect in the Master Fee Schedule at the time payment is due(current rate is$30.00 per tree Acct#34859,Fund #24001,Org#179900). 2. Collect the CFD Plan Review fee of 5176.00(FY2002 rates)(Acct#34599 Fund#10101 Org#17050) 3. Collect the CFD Field Inspection fee of$305.00 FY2002 rates)(Acct.(Acct#34599 Fund#10101 Org#17050) Street Tree Requirements F. As a reminder,please verify that the following administrative/plan check fees are collected: Collect the street tree landscape plan review fee of$56.00(Acct#34599 Fund#10101 Org #17050). For the Community Facilities District:(Acct#34599 Fund#10101 Org#17050),collect fees in the sum of$481.00)$176.00 for Plan review by the Parks Division,and$305.00 for field inspection of the landscape areas. Should the project be phased,separate plan check and inspection fees shall be collected for each phase. A reinspection fee of$29.00/hour shall be charged when the landscape (and all associated work,including irrigation)fails to pass inspection and requires a reinspection by city staff. City of PLANNING AND DEVELOPMENT DEPARTMENT May 06, 2004 To: Shelby Chamberlain, Planner III Through: Karana Hattersley-Drayton Historic Preservation Project Manager From: Will Tackett, Planner I Historic Preservation Aide Subject: Tentative Tract No. 5247 Thank you for the opportunity to comment on Tentative Tract Map No. 5247. I have reviewed the tentative tract map for this project. The project footprint encompasses vacant, agricultural, and rural residential land surrounding the parcels (505-070-01, 03, 14, 27-32 & 505-080-26)pending subdivision. According to the Tentative Tract Map, there do not appear to be any extant pre-1954 buildings present. Furthermore, after reviewing historic references it is evident that the area in question is not associated with early Fresno County agricultural colonies. Improvements to the northern half of the subdivision involve converting two water conveyance systems, the Austin Ditch (private) and Epstein Canal (Fresno Irrigation District), to underground pipe. Canals are potential historic resources and require review. Through telephone correspondence with the Fresno Irrigation District, staff there indicate that records on file for the Epstein Canal date to 1928. However, after reviewing historical atlases held at the Fresno County Library it is evident that the alignment of this canal, which was once owned by the Fresno Canal & Irrigation Co., has changed substantially. Thus, the existing segment appears to lack potential as an historic resource under CEQA. Unless new findings occur, no further historic or cultural review will be required. TENTATIVE TRACT NO. 5247 VILLAGE PRODUCT NO. OF LOTS % of Total A Granville 57 - 13.660Y) B Sommerville 117 28:050/1 C Sommerville . 36 8:630/; D Generation 56 13.420x.0 E Custom 37 - 8.8703 F Commerical 3.9 Acres G Sommerville 47 - 11:270/:1 H New 'Ventana' .67 -16..060/3 TOTALS 417 100°/-30 jtx�5e ; 41.7 lofs �. File No.2I0.45 FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE'OF REQUIREMENTS PUBLIC AGENCY DEVELOPER Mr. Gil Haro, Planning Manager GRANTLAND AVENUE,L.L.C. Planning & Development Department 1396 W.HERNDON AVE., STE. 101 City of Fresno FRESNO, CA 93711 2600 Fresno Street - Fresno, CA 93721 MAP NO. 5247 PRELIMINARY FEE(S) (See below) DRAINAGE A(S) EM - DRAINAGE AREA EM $642,260.00 DATE 5 / �( DRAINAGE AREA TOTAL FEE $642,260.00 The proposed development will generate storm runoff which produces potentially significant environmental impacts and which must be properly discharged and mitigated.pursuant to the California Environmental Quality Act and the National Environmental Policy Act. The District in cooperation with the City and County has developed and adopted the Storm Drainage and Flood Control Master Plan. Compliance with and implementation of this Master Plan by this development project will satisfy the drainage related CEQA/NEPA impact of the project mitigation requirements. The proposed development shall pay drainage fees pursuant to the Drainage Fee Ordinance prior to approval of the final map at the rates in effect at the time of such approval. The fee indicated above is based on the tentative map. Contact the FMFCD project engineer prior to approval of the final map for the fee. Considerations which may affect the fee obligation(s) or the timing or form of fee payment: a) Fees related to undeveloped or phased portions of the project may be deferrable. b) Fees may be calculated based on the actual percentage of runoff if different than that typical for the zone district under which the development is being undertaken and if permanent provisions are made to assure that the site remains in that configuration. c) Master Plan storm drainage_facilities may be constructed, or required to be constructed in lieu of paying fees. d) The actual cost incurred in constructing Master Plan drainage system facilities is credited against the drainage fee obligation. 51,47 5469 E.OLIVE, - FRESNO,CA 93727 - (539)456-3292 - FAX(559)456-3194 Two sided document FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS Page 2 of 4 e) When the actual costs incurred in constructing Master Plan facilities exceeds the drainage fee obligation, reimbursement will be made for the excess costs from future fees collected by the District from other development. Approval of this development shall be conditioned upon compliance with these District Requirements. 1. a. Drainage from the site shall be directed to X b. Grading and drainage patterns shall be as identified on Exhibit No. 1 4-22 C. The grading and drainage patterns shown on the site plan conform to the adopted Storm Drainage and Flood Control Master Plan. 2, The proposed development shall construct and/or dedicate Storm Drainage and Flood Control Master Plan facilities located within the development or necessitated by any off-site improvements required by the approving agency: X Developer shall construct facilities as shown on Exhibit No. 1 as "Master Plan Facilities to be constructed by Developer". None required. 3. The following final improvement plans shall be submitted to the District for review prior to final development approval: X Grading Plan X Storm Drain Plan X Final Map X Street Plan X Water& Sewer Plan Other 4. Availability of drainage facilities: a. Permanent drainage service is available provided the developer can verify to the satisfaction of the City of Fresno that runoff can be safely conveyed to the Master Plan inlet(s). 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. Temper-afy sefviee is available 41-Lett0 X d. See Exhibit No. 2. 5. The proposed development: Appears to be located within a _500 year 100 year flood prone area as designated on the latest Flood Insurance Rate Maps available to the District, necessitating appropriate floodplain management action. See attached Floodplain Policy X Does not appear to be located within a flood prone area. 5247 5469 E. OLIVE - FRESNO, CA 9372-7 - (559)456-3292 - FAX(559)456-3194 Two sided document i FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS Page 3 of 4 6. The Federal Clean Water Act and the State General Permits for Storm Water Discharges Associated with Construction and Industrial Activities (State General Permits) require developers of construction projects disturbing five or more acres, and discharges associated with industrial activity not otherwise exempt from National Pollutant Discharge Elimination System (NPDES) permitting, to implement controls to reduce pollutants, prohibit the discharge of waters other than storm water to the municipal storm drain system, and meet water quality standards. These requirements apply both to pollutants generated during construction, and to those which may be generated by operations at the development after construction. a. State General Permit for Storm Water Discharges Associated with Construction Activities, approved August 1999, (modified December 2002.) A State General Construction Permit is required for all clearing, grading, and disturbances to the ground that result in soil disturbance of at least one acre (or less than one acre if part of a larger common plan of development or sale). Permittees are required to: submit a Notice of Intent to be covered and must pay a permit fee to the State Water Resources Control Z Board (State Board), develop and implement a storm water pollution prevention plan, eliminate non-storm water discharges, conduct routine site inspections, train employees in permit compliance, and complete an annual certification of compliance. ■ b. State General Permit for Storm Water Discharges Associated with Industrial Activities, April, 1997 (available at the District Office.) A State General Industrial Permit is required for specific types of industries described in the NPDES regulations or by Standard Industrial Classification (SIC) code. The following categories of industries are generally required to secure an industrial permit: manufacturing; trucking; recycling; and waste and hazardous waste management. Specific exemptions exist for manufacturing activities which occur entirely indoors. Permittees are required to: 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. 5247 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document . FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS Pace 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. Lakerit6xf, Projy6t Engineer: Jamie Miller District Engineer, Assistant General Manager C: GARY GIANNETTA 1119 "S" STREET FRESNO, CA 93721 S?37 5469 E.OLIVE - FRESNO,CA 93727 - (559)=156-3292 - FAX(559)456-3194 Two sided document NOTE: THIS DRAWING IS SCHEMATIC, DISTANCES ARE APPROXIMATE. �. II BULLARD o I ' AVE. 42' " 36' 36' Ri I I \ < SCALE 1'=600' I \ 30' 42' I 42' I —24•——— 66' I I 25' I I i � o Z < Z BASIN "EM" cv- Q co it R .9 42' I 1 36' 36' 36' I1 1 6' MR ___ BARSTOW AVE. ---------------- ----- �� HERNDON CANAL LEGEND MASTER PLAN FACILITIES TO BE CONSTRUCTED BY DIRECTION OF DRAINAGE DEVELOPER - PIPELINE (SIZE SHOWN) & INLET. ------ INLET BOUNDARY 32,000 CUBIC YARDS REQUIRED TO BE EXCAVATED WITH CONSTRUCTION OF MASTER PLAN FACILITIES ® 25' PERMANENT STORM DRAINAGE EASEMENT 30' TEMPORARY CONSTRUCTION EASEMENT 0----.FUTURE MASTER PLAN FACILITIES e TEMPORARY INLET TRACT 5247 EXHIBIT No. 1 DRAINAGE AREA: 'EM" FRESNO METROPOLITAN FLOOD CONTROL DISTRICT Nerr oe-Z204 J:\ENGINEERING\AUTOCAO\OWCS\OEXHIBIT\CITYCUP\2004-042.OWC Rn. OTHER REQUIREMENTS EXHIBIT NO. 2 The drainage system cost and fee schedule update is currently underway. The drainage system cost and fee obligation indicated in this notice is the obligation which is valid at the date of this notice. Contact the District for a final drainage fee obligation prior to issuance of a building permit or recording of the final map. The cost of construction of Master Plan facilities,excluding dedication of storm drainage easements, is eligible for credit against the drainage fee of the drainage area served by the facilities. A Development Agreement shall be executed with the District to effect such credit. Reimbursement provisions, in accordance with the Drainage Fee Ordinance, will be included to the extent that Developer's Master Plan costs for an individual drainage area exceed the fee of said area. Should the facilities cost for such individual area total less than the fee of said area,the difference shall be paid upon demand to the City or District. Drainage patterns must be maintained for each of the properties adjacent to this tract to the south (APN 505-070-04S,0$S, 12, 16,21 S,23 S,255,26S). The District recommends Tract 5247 provide a stub street or another safe means to control and convey major storm water for drainage from the south. The District recognizes that the alignment of the Master Plan facilities,as identified on Exhibit No. 1,is not consistent with the developer's proposed street patterns for Tract 5247. The alignment may be slightly realigned to be compatible with the proposed street layout for Tract 5247. However, drainage fee credit will only be granted for the Master Pian storm drain facilities identified on Exhibit No.l I. The construction of the storm drainage facilities shown on Exhibit No. 1,will provide Tract 5247 with permanent drainage service. The Developer shall acquire a twenty five-foot(25`) wide storm drain easement and thirty-foot(30')wide temporary construction easement,as shown on Exhibit No. 1, at no expense to the District. The District will consider condemnation proceedings for the easements on behalf of the Developer if he cannot negotiate an acquisition. The Developer shall deposit with the District the estimated easement and appraisal costs with the Developers authorization to proceed with any acquisition. The deposit shall include all acquisition costs, including if determined by the District to be warranted, applicable legal costs. Development No. Tract 5247 Page 1 of 2 engr\permits\exhibit2\tz= 52470m) OTHER REQUIREMENTS EXffiBIT NO. 2 The Developer is required to provide storage in Basin "EM" by excavating 32,000 cubic yards as directed by the District in an excavation permit obtained from the District. If stockpiled within Basin "IEM",the Developer will be eligible for S 1.40 per cubic yard credit. The District reserves the right to delete this work prior to the Developer initiating work. A minimum fifteen-foot (15') wide storm drain easement will be required whenever storm drain facilities are located on private property. No encroachments into the easement will be permitted including, but not limited to, foundations, roof overhangs, swimming pools, and trees. Development No. Tract 5247 Page 2 of 2 eneilpemlits\exhibit2\u=t\52470m) File No.2110.4 1 FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS PUBLIC AGENCY DEVELOPER Mr. Gil Haro, Planning Manager GRANTLAND AVENUE, L.L.C. Planning & Development Department 1396 W. HERNDON AVE.,STE. 101 rZ City of Fresno FRESNO, CA 93711 2600 Fresno Street - Fresno, CA 93721 PROJECT NO. 2004-042 PRELIMINARY FEE(S) (See below) DRAINAGE AREA " EM " - DRAINAGE AREA EM 5642,260.00 DATE S ( DRAINAGE AREA - - APN 505-070-01,0 ,14,27to32 TOTAL FEE $642,260.00 505-030-26 ADDRESS SEC BULLARD & GRANTLAND The proposed development will generate storm runoff which produces potentially significant environmental impacts and which must be properly discharged and mitigated pursuant to the z Califomia Environmental Quality Act and the National Environmental Policy Act. The District in cooperation with the City and County has developed and adopted the Storm Drainage and Flood Control Master Plan. Compliance with and implementation of this Master Plan by this development project will satisfy the drainage related CEQA/NEPA impact of the project mitigation requirements. The proposed development shall pay drainage fees pursuant to the Drainage Fee Ordinance prior t O issuance of a building permit at the rates in effect at the time of such issuance. The fee indicated above is .—kd >}1h Febr-:u y, 24-20 04 based on the site plan submitted to O the District on 04/12/04 Contact FMFCD for a revised fee in cases where changes are made in the proposed site plan which materially alter the proposed impervious area. Considerations which may affect the fee obligation(s) or the timing or form of fee payment: a) Fees related to undeveloped or phased portions of the project may be deferrable. b) Fees may be calculated based on the actual percentage of runoff if different than that typical for the zone district under which the development is being undertaken and if permanent provisions are made to assure that the site remains in that configuration. c) Master Plan storm drainage facilities may be constructed, or required to be constructed in lieu of paying fees. d) The actual cost incurred in constructing Master Plan drainage system facilities is credited against the drainage fee obligation. 200+4)42 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS Page 2 of 4 e) When the actual costs incurred in constructing Master Plan facilities exceeds the drainage fee obligation, reimbursement will be made for the excess costs from future fees collected by the District from other development. Approval of this development shall be conditioned upon compliance with these District Requirements. 1. a. Drainage from the site shall be directed to X b. Grading and drainage patterns shall be as identified on Exhibit.No. I -? c. The grading and drainage patterns shown on the site plan conform to the adopted Storm Drainage and Flood Control Master Plan. 2. The proposed development shall construct and/or dedicate Storm Drainage and Flood Control Master Plan facilities located within the development or necessitated by any off-site improvements required by the approving agency: X Developer shall construct facilities as shown on Exhibit No. 1 as "Master Plan Facilities to be constructed by Developer". None required. 3. The following fmal improvement plans shall be submitted to the District for review prior to final _ development approval: X Grading Plan X Storm Drain Plan X Final Map X Street Plan X Water& Sewer Plan Other 4. Availability of drainage facilities: a. Permanent drainage service is available provided the developer can verify to the satisfaction of the City of Fresno that runoff can be safely conveyed to the Master Plan inlet(s). 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. T is ^,,a lablo 'g, o X d. See Exhibit No. 2. 5. The proposed development: Appears to be located within a _500 year 100 year flood prone area as designated on the latest Flood Insurance Rate Maps available to the District, necessitating-appropriate floodplain management action. See attached Floodplain Policy. X Does not appear to be located within a flood prone area. 200"42 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 PDES) 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 Board (State Board), Z develop and implement a storm water pollution prevention plan, eliminate non-storm O water discharges, conduct routine site inspections, train employees in permit compliance, and complete an annual certification of compliance. ■ O b. State General Permit for Storm Water Discharges Associated with Industrial Activities, April, 1997 (available at the District Office.) A State General Industrial Permit is required for specific types of industries described in the NPDES regulations or by Standard Industrial Classification(SIC) code. The following categories of industries are generally required to secure an industrial permit: manufacturing;trucking; recycling; and O 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. Zoon.+_ 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS Page 4 of 4 C. The proposed development is encouraged to select and implement storm water quality controls recommended in the Fresno-Clovis Storm Water Quality Management Construction and Post-Construction Guidelines (available at the District Office) to meet the requirements of the State General Permits,.eliminate the potential for non-storm water to enter the municipal storm drain system, and where possible minimize contact with materials which may contaminate storm water runoff. 7. A requirement of the District may be appealed by filing a written notice of appeal with the Secretary of the District within ten days of the date of this Notice of Requirements. g. The District reserves the right to modify, reduce or add to these requirements, or revise fees, as necessary to accommodate changes made in the proposed development by the developer or requirements made by other agencies. 9. X See Exhibit No. 2 for additional comments, recommendations and requirements. - Gerald E. Lakem , Pro' ct Engineer: Jamie Miller District Engineer, Assistant General Manager C: GARY GIANNETTA 1119 "S" STREET FRESNO, CA 93721 s � 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document NOTE: • THIS DRAWING IS SCHEMATIC, DISTANCES ARE APPROXIMATE.. BULLARDo f I AVE. " ' f ----¢2•------- _36' _----36. I LLJ w SCALE 1 =600 `�I I I `\ I I I�oo 30' I -----42•--- I 42' I ---24•--- � 66. c 25' I I F- I CNIAL Z Q I f vsY'� I lel Z. BASIN "EM" I / r ( Q N N lY T Ti co 42" I 36" 36' 36" 1 11 1 \ ---FffZCN---- ---- -- --WNN_ BARSTOW AVE. LEGEND �.fl MASTER PIAN FACILITIES TO BE CONSTRUCTED BY DIRECTION OF DRAINAGE DEVELOPER — PIPELINE (SIZE SHOWN) do INLET. —————— INLET BOUNDARY 32,000 CUBIC YARDS REQUIRED TO BE EXCAVATED WITH CONSTRUCTION OF MASTER PIAN FACILITIES ® 25' PERMANENT STORM DRAINAGE EASEMENT 30' TEMPORARY CONSTRUCTION EASEMENT 0 FUTURE MASTER PLAN FACILITIES e TEMPORARY INLET CUP 2004-042 :�. DRAINAGE AREA: mU" EXHIBIT N0. t FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOT v+•zso+ :4GINEERING\AUTOC.ID\DWGS\DEXHW131T\CITYCUP\2004-042.DWG RM OTHER REQUIREMENTS EXHIBIT NO. 2 The drainage system cost and fee schedule update is currently underway. The drainage system cost and fee obligation indicated in this notice is the obligation which is valid at the date of this notice. Contact the District for a final drainage fee obligation prior to issuance of a building permit or recording of the final map. The cost of construction of Master Plan facilities,excluding dedication of storm drainage easements, is eligible for credit against the drainage fee of the drainage area served by the facilities. A Development Agreement shall be executed with the District to effect such credit. Reimbursement provisions, in accordance with the Drainage Fee Ordinance, will be included to the extent that Developer's Master Plan costs for an individual drainage area exceed the fee of said area. Should the facilities cost for such individual area total less than the fee of said area,the difference shall be paid upon demand to the City or District. _ Drainage patterns must be maintained for each of the properties adjacent to this tract to the south (APN 505-070-04S, 08S, 12, 16, 21 S, 23S, 25S, 26S). The District recommends CUP 2004-042 provide a stub street or another safe means to control and convey major storm water for drainage from the south. The District recognizes that the alignment of the Master Plan facilities,as identified on Exhibit No. 1,is not consistent with the developer's proposed street patterns for CUP 2004-042. The alignment may be slightly realigned to be compatible with the proposed street layout for CUP 2004-042. However,drainage fee credit will only be granted for the Master Plan storm drain facilities identified on Exhibit No.1. The construction of the storm drainage facilities shown on Exhibit No. 1, will provide CUP 2004- 042 with permanent drainage service. The Developer shall acquire a twenty five-foot (25`) wide storm drain easement and thirty-foot (30') wide temporary construction easement, as shown on Exhibit No. 1,at no expense to the District. The District will consider condemnation proceedings for the easements on behalf of the Developer if he cannot negotiate an acquisition. The Developer shall deposit with the District the estimated easement and- appraisal costs with the Developers authorization to proceed with any acquisition. The deposit shall include all acquisition costs, including if determined by the District to be warranted, applicable legal costs. Development No. CUP 2004-042 Page 1 of 2 engr\perm its\exhibit'\city-cup\2004\2004-0420m) OTHER REQUIREMENTS EXIMIT NO. 2 The Developer is required to provide storage in Basin "EM" by excavating 32,000 cubic yards as directed by the District in an excavation permit obtained from the District. If stockpiled within Basin "EM",the Developer will be eligible for$1.40 per cubic yard credit. The District reserves the right to delete this work prior to the Developer initiating work. A minimum fifteen-foot (15') wide storm drain easement will be required whenever storm drain facilities are located on private property. No encroachments into the easement will be permitted including, but not limited to, foundations, roof overhangs, swimming pools, and trees. Development No. CUP 2004-042 Page 2 of 2 engr\permits\cxhibit2\city-cup\2004\2004-042(m) San .Joaquin,Valley Air Pollution Control District MCENED January 16, 2004 02.1 DEV2004 AN 2 0 2004 DEVELOPMENT DEPARTMEN T Shelby Chamberlain CITYOF.FAESNO Planning & Development 2600 Fresno St,, Third Floor Fresno, CA 93721-3604 Subject: A-03-21, R-03-83 (APN 504-080-18, 504-070-27 28 ,29) Dear Ms. Chamberlain: The San Joaquin Valley Unified Air Pollution Control District (District) has reviewed the project referenced above and offers the following comments: The entire San Joaquin Valley is classified non-attainment for ozone and fine particulate matter (PM10). This project will contribute to the overall decline in air quality due to increased traffic and ongoing operational emissions. This project may generate significant air emissions and it will reduce the air quality in the San Joaquin Valley. The project will make it more difficult to meet mandated' emission reductions and air quality standards. A concerted effort should be made to reduce project- related emissions as outlined below: Preliminary analysis indicated that the potential emissions from this project exceed the District's Thresholds of Significance for adverse air quality impacts. These thresholds are 10 tons per year for either of the following two ozone precursor emissions: reactive organic gases (ROG) or oxides of nitrogen (NOx). The District recommends the preparation of an Air Quality Impact Assessment (AQIA) to determine impacts when projects are of this size, unless an analysis has been accomplished for a recent previous approval such as a general plan amendment or zone change. Please indicate to the District if the project has been analyzed in a previous study. The District recommends using the URBEMIS 2002 program to calculate project area source and mobile source emissions and to identify mitigation measures that reduce impacts. If the analysis reveals that the emissions generated by this project will exceed the Districts thresholds, this project may significantly impact the ambient air quality if not sufficiently mitigated. The project applicant or consultant is encouraged to consult with District staff for assistance in determining appropriate methodology and model inputs. Questions regarding URBEMIS 2002 should be directed to Thomas Jordan at(559) 230-5802. •In the event that any portion of 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 230-5973, or contact CAL-OSHA at 454-1295. An Asbestos Requirements Bulletin has been enclosed for the applicant. Ms. Chamberlain January 16, 2004 A-03-21, R-03-83 Page 2 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 htto://www.valleyair.org/rules/1 ruleslist.htm. 1. District Rules 4901 and 4902 regulate the sale, installation and transfer of both wood burning devices and natural gas-fired water heaters to limit the emissions of PM10 and NOx in residential developments. Please note that on July 17, 2003 amendments to Rule 4901 where adopted by the District's Governing Board. Amendments to the rule may affect future construction plans for residential developments. Specifically: §5.3 Limitations on Wood Burning Fireplaces or Wood Burning Heaters in New Residential Developments. Beginning January 1, 2004, 5.3.1 No person shall install a wood burning fireplace in a new residential development with a density greater than two(2)dwelling units per acre. 5.3.2 No person shall install more than two (2) EPA Phase 11 Certified wood burning heaters per acre in any new residential development with a density equal to or greater than three (3) dwelling units per acre. 5.3.3 No person shall install more than one (1) wood burning fireplace or wood burning heater per dwelling unit in any new residential development with a density equal to or less than two (2) dwelling units per acre. 2. District Regulation VIII - Fugitive Dust Rules is a series of rules designed to reduce PM10 emissions generated by human activity, including construction, road construction, bulk materials storage, landfill operations, etc. A Dust Control Plan must be submitted for the District's approval at least 30 days before construction activities begin if the project cumulatively encompasses 40 acres or more or will.move more than 2,500 cubic yards per day of material on at least three days of the project. An assistance bulletin has been enclosed for the applicant. 3. District Rule 4103 regulates the burning of agricultural material. Agricultural material shall not be burned when the land use is converting from agriculture to nonagricultural purposes. In the event that the project burned or burns agricultural material, it would be in violation of Rule 4103 and be subject to District enforcement action. 4. Paving operations of this project will be subject to Rule 4641 (Cutback, Slow Cure, and Emulsified Asphalt, Paving and Maintenance Operations). This rule applies to the manufacture and use of cutback asphalt, slow cure asphalt and emulsified asphalt for paving and maintenance operations. When the project reaches the design phase, the District recommends that the applicant install design features which serve to reduce vehicle trips and increase activities such as walking, bicycling, transit use, and energy conservation, all of which help to reduce emissions. The District's Guide for Assessing and Mitigating Air Quality Impacts (GAMAQI) describes these features.' The current GAMAQI can be found at- http://www.valleyair.org/transportation/cepa guidance documents.htm. The Local Government Commission (LGC) website http://www.lgc.org contains valuable information and resources on subjects from street design to energy efficiency. There are a number of mitigation measures that should be incorporated into the design of this project to reduce the overall level of emissions. (Note: Some of the mitigation measures may already exist as City development standards. All other measures should be implemented to the fullest extent possible). This list should not be considered all-inclusive. The District encourages innovation in measures to reduce air quality impacts. • Trees should be carefully selected and located to protect the buildings from energy consuming environmental conditions, and to shade paved areas. A brochure has been included for the applicant. See http://www.coolcommunities.org htto://www.energy.ca.gov/coolcommunity/strate_qies.htmi http://www.l-gc.org/bookstore/energy/downloads/siv treeguidelines.odf http://www.urbantree.org f Ms. Chamberlain January 16, 2004 A-03-21, R-03-83 Page 3 • 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 shelters. Appropriations made to facilitate public or mass transit will help mitigate trips generated by the project. Direct pedestrian access to the main entrance of the project from existing or potential public transit stops and provide appropriately designed sidewalks. Such access should consist of paved walkways or ramps and should be physically separated from parking areas and vehicle access routes. • Sidewalks and bikeways should be installed throughout as much of the project as possible and should be connected to any nearby existing and planned open space areas, parks, schools, residential areas, commercial areas, etc., to encourage walking and bicycling. Pedestrian and bike-oriented design reduces motor vehicle usage and their effects on air quality. Sidewalks and bikeways should be designed to separate pedestrian and bicycle pathways from vehicle paths. Sidewalks and bikeways should be designed to be accommodating and appropriately sized for anticipated future pedestrian and bicycle use. Such pathways should be easy to navigate, designed to facilitate pedestrian movement through the project, and create a safe environment for all potential users (pedestrian, bicycle and disabled) from obstacles and automobiles. Safe and convenient pathways should be provided for pedestrian movement in large parking lots. Mid-block paths should be installed to facilitate pedestrian movement through long blocks (over 500' in length) and cul-de-sacs. Sidewalks should be designed for high visibility (brightly painted, different color of concrete, etc.) when crossing parking lots, streets and similar vehicle paths. Clearly marked and highly visible pedestrian accesses create a safer environment for both pedestrians and vehicles. Pathways through the project should be built or appropriated in anticipation of future growth. • As many energy-conserving features as possible should be included in the design/construction of the project. Examples include (but are not limited.to): Increased wall and ceiling insulation (beyond building code requirements) Energy efficient widows (double pane and/or coated) - High-albedo (reflecting) roofing material "Cool Paving" - Energy efficient lighting and appliances Energy efficient water heaters (such as instantaneous water heaters/indirect water heaters) Energy efficient heating/cooling systems (such as radiant heating system) Awnings or other shading mechanism for windows Porch/Patio 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 Electrical outlets around the exterior of the units to encourage use of electric landscape maintenance equipment Pre-wire the units with high speed modem connections/DSL and extra phone lines Natural gas fireplaces (instead of traditional open-hearth fireplaces) - 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, etc. More information can be found at: htto://www.lgc.org htto://www.energy.ca.gov/coolcommunity/strategies.html http://eetd.Ib1.gov/coolroof/ http://www.consumerenergyicenter.org/index.htm) http://www.sustainable.doe.gov/ Ms. Chamberlain January 16, 2004 A-03-21, R-03-83 Page 4 • The project should include as many clean alternative energy features as possible to promote energy self-sufficiency. Examples include (but are not limited to): photovoltaic cells, solar thermal electricity systems, small wind turbines, etc. There are rebate and incentive programs for alternative energy equipment. More information can found at htto://www.dsireusa.orci/, httQ://rredc.nrel.gov/, htto://www.energy.ca.gov/renewables/ • Construction activity mitigation measures include, Require construction equipment used at the site to be equipped with catalysts/particulate traps to reduce particulate and NOx emissions. These catalysts/traps require the use of ultra-low sulfur diesel fuel (15 ppm). Currently, California Air Resources Board (ARB) has verified a limited number of these devices for installation in several diesel engine families to reduce particulate emissions. At the time bids are made, have the contractors show that the construction equipment used is equipped with particulate filters and/or catalysts or prove why it is infeasible. Use alternative fuel construction equipment. Replace fossil-fueled equipment with electrically driven equivalents (provided they are not run via portable generator set). Install wind breaks on windward sides of construction areas. Curtail construction during periods of high ambient pollutant concentrations. This may include ceasing construction activity during peak-hour vehicular traffic on adjacent roadways, and "Spare the Air Days"declared by the District. Require that all diesel engines be shut off when not in use on the premises to reduce emissions from idling. District staff is available to meet with you and/or the applicant to further discuss the regulatory requirements that are associated with this project. If you have any questions or require further information, please call Mr. Hector R. Guerra, Senior Air Quality Planner, or me at 230-5800. Sincerely, Chrystal Meier CEQA Commenter Central Region Hfor R. Guerr Senior Air Quality Planner Enclosures c:file r . San Joaquin Valley Air Pollution Control District IMIM 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 construct-ion site after normal working hours and on weekends and holidays. This requirement also applies to inactive construction areas such as phased projects where disturbed land is left unattended. Applying water to form a visible crust on the soil is an effective method for.stabilizing a disturbed surface area. Long-term methods include applying dust suppressants or establishing vegetative cover. Restricting.vehicle access from the area will help to maintain a stabilized surface. Information regarding stabilization standards and test methods are in Rule 8011 — General Requirements. Carryout and Trackout. These requirements are found in Rule 8041 — Carryout and Trackout. Carryout and trackout are materials adhered to vehicle tires and transport vehicles carried from a construction site and deposited onto a paved public road. Should carryout and trackout occur, it must be cleaned up at least daily, and immediately if it extends more than 50 feet from the exit point onto a paved road. The recommended clean- up methods include manually sweeping, sufficiently wetting the area prior to mechanical sweeping to limit VDE or using a PM10-efficient street sweeper. A blower device, or dry sweeping with any mechanical device other than .a PM10-efficient street sweeper is prohibited. Northern Region Office Central Region Office Southern Region Office 4230 Kiernan Avenue, Suite 130 1990 East Getrysburo Avenue 2700 `Nl"Street, Suite 275 i4lodesto, CA 95356-9321 Fresno, CA 93726-0-4144 Bakersfield, CA 9330T-2370 (209) 557-6400 . FAX (209) 557-6475 (559) 1430-6000 + 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 8021 requires the owner or contractor to submit a Dust Control Plan to the District for approval at least 30 days prior to commencing construction activities. This requirement applies to projects that include 40 or more acres of disturbed surface area or will involve moving more than 2,500 cubic yards per day of material on at'least.three days during the project. Record keeping. All sites subject to the regulation that employ dust control measures must keep records for each day any dust controls are used. The District has developed record keeping forms for water application, street sweeping, and for "permanent" controls such as applying long term dust palliatives, vegetation, ground cover materials, paving, or other durable materials. Pursuant to Rule 8011, records must be kept for one year after the end of dust generating activities. Exemptions. Activities in areas above 3,000 feet elevation are exempt from all Regulation VIII requirements. The following exemptions in Rule 8021 apply to construction activities: • Blasting activities • Maintenance and remodeling of existing buildings if the addition is less than 50% of the size of the existing building or 10,000 square feet. These activities, however, are subject to the District's asbestos rule, Rule 4002. • Additions to single family dwellings • Mowing, disking or other weed control on sites less than '/ acre. Nuisance. Whether or not the construction activity is exempt from the Regulation 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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Job Address: NA Street Location: Southeast corner of West Bullard and North Grantland Avenues 3. Existing/Proposed Zoning: R-1/UGM (Single Family Residential-Agricultural/Urban Growth Management), AE-5/UGM(Exclusive Five Acre Agriculture/Urban Growth Management) and R-R (Rural Residential-Fresno County) to R-1/UGM (Single Family Residential/Urban Growth Management) 4. Project Description: A 417-lot non-clustered single family residential planned development project with reduced front yard setback for a portion of lots throughout the entire subdivision and reduced lot sizes and widths for a 67-lot portion of the planned development. PART B - GENERAL CONDITIONS AND REQUIREMENTS The Planning and Development Director, on May 26, 2004, approved the special permit application subject to the enclosed list of conditions and Conditional Use Permit Application No. C-04-042 Exhibits"A", "B-1", "B- 2", "13-3", "B-4" and "B-5", all dated April 9, 2004. IMPORTANT: PLEASE READ CAREFULLY Please note that this project may be subject to a variety of discretionary conditions of approval. These include conditions based on adopted City plans and policies, those determined through.site plan review and environmental assessment essential to mitigate adverse effects on the environment including the -health, safety, and welfare of the community, and recommended conditions for development that are not essential to health,safety, and welfare, but would on the whole enhance the project and its relationship to the neighborhood and environment. Discretionary conditions of approval are listed in the last section of this list of conditions under the heading "Part F-Miscellaneous"and may be appealed. All code requirements, however,are mandatory and may only be modified by variance, provided the findings pursuant to Fresno Municipal Code Section 12-405.A can.be made. Approval of this special permit shall be considered null and void in the event of failure by the applicant and/or the authorized representative, architect, engineer, or designer to disclose and delineate all facts and information relating to the subject property and the proposed development including, but not limited to, the following: 1. All existing and proposed improvements including but not limited to buildings and structures, signs and their uses, trees, walls, driveways, outdoor storage, and open land use areas on the subject property and all of the preceding which are located on adjoining property and may encroach on the subject property; Conditions of Approval Conditional Use Permit No. C-04-042 Page 2 May 26, 2004 2. All public and private easements, rights-of-way and any actual or potential prescriptive easements or uses of the subject property; 3. Existing and proposed grade differentials between the subject property and adjoining property zoned or planned for residential use. Approval of this special permit may become null and void in the event that development is not completed in accordance with all the conditions and requirements imposed on this special permit,.the Zoning Ordinance,and all Public Works Standards and Specifications... ,The Development Department shall not assume responsibility for any deletions or omissions resulting from the special permit review process or for additions or alterations to construction plan not specifically submitted and reviewed and approved pursuant to this special permit or subsequent amendments or revisions. No uses of land, buildings, or structures other than those specifically approved pursuant to this site plan shall be permitted. (Include this note on the site plan.) Transfer all red line notes, etc., shown on all original site plan exhibits (dated April 9, 2004) to the final site plan. CORRECTIONS SHALL INCLUDE ALL THOSE LISTED IN THIS DOCUMENT AND THOSE LISTED IN THE CORRECTION LIST PROVIDED BY THE PLAN CHECK PROCESS. To complete the backcheck process for building permit relative to planning and zoning issues, submit eight copies of this corrected, final site plan, together with six copies of the elevations, landscape, and irrigation plans, and any required covenants and/or studies or analyses to the Planning Division, Project Evaluation Section, for final review and approval, ten days before applying for building permits. Copies of this final approved site plan, elevations, landscape, and irrigation plans stamped by the Planning Division must be substituted for unstamped copies of same in each of the four sets of construction plans submitted for plan check prior to issuance of building permits. The final approved site plan must also include all corrections identified in the plan check process. Be advised that on-site inspections will not be authorized unless the final stamped approved site plan, elevations, landscape, and irrigation plans are included in the plan check file copy. Please call for an appointment for final sign-off for building permits following your receipt and substitution of the four copies of the stamped, corrected, approved exhibits in the plan check sets. Call Shelby Chamberlain at 559/621-8042. NOTICE TO PROJECT APPLICANT In accordance with the provisions of government Code Section 66020(d)(1),the imposition of fees,dedication, reservations or exactions for this project are subject to protest by the project applicant at the time of approval or conditional approval of the development or within 90 days after the date of the imposition of the fees, dedications, reservation or exactions imposed on.the development project. This notice does not apply to those fees,dedications,reservations or exactions which were previously imposed and duly noticed; or, where no notice was previously required under the provisions of Government Code Section 66020(d)(1) in effect before January 1, 1997. PART C - PUBLIC IMPROVEMENT REQUIREMENTS The following requirements are based on city records and the accuracy of the existing and proposed on-site and off-site conditions depicted on the exhibits submitted. Requirements not addressed due to omission or Conditions of Approval Conditional Use Permit No. C-04-042 Page 3 May 26, 2004 misrepresentation of information,for which this review process is dependent,will be imposed whenever such conditions are disclosed. Questions relative to dedications, street improvements or off-street parking geometrics may be directed to Louise Monroe at 559/621-8678 and questions relative to utility connection charges and Urban. Growth Management fees may be directed to Daniel Wichman at 559/621-8045 of the Planning and Development Department, Building and Safety Services Division, Land Division and Engineering Section. 1. OFF-STREET PARKING FACILITIES AND GEOMETRICS a. Off-Street (on-site) parking facilities and geometrics shall conform to the City of Fresno, Public Works Department, Parking Manual, Standard Specifications and requirements. b. The applicant shall provide access and directional signs (e.g. "Entrance," "Exit," 'Right Turn Only," "One Way," handicap signs, etc.)as determined by the City Traffic Engineer. C. Parking lot pavement and drainage design shall be in accordance with Public Works Department Standard Drawing Nos. P-34, P-35 & P-36 and incorporated into the site drainage plan. Site drainage to alleys requires approval by the City Engineer. A site drainage plan is required to be reviewed and approved by the Planning and Development Department, Building & Safety Services Division prior to the commencement of work. PART D - PLANNING/ZONING REQUIREMENTS PLANNING 1. Development is subject to the following plans and policies: • West Area Community Plan • Medium Density Residential Land Use ZONING 2. Development is in accordance with proposed R-1/.UGM zoning. POPULATION DENSITY(Residential Projects) 3. The proposed density is approximately 4.3 dwelling units per acre. BUILDING HEIGHT 4. The maximum allowable building height is 30 feet. The proposal is within the required height. EXCEPTIONS: Overheight structure may be approved by the City Planning Commission. However, no roof structure or any space above the height limit shall be allowed for the purpose of providing additional living or floor space. Submit a letter together with the filing fee to the Secretary of the Planning Commission requesting approval. BUILDING SETBACK LOT DIMENSIONS OPEN SPACES AND LANDSCAPING 5. All proposed lots of Vesting Tentative Tract No. 5247/UGM, dated February 20, 2004, may have reduced front yard setbacks(up to 15-foot front yard setback is allowed)to accommodate a side-on garage/bonus room as shown in Exhibits B-1, B-2, B-3, B-4, and B-5, all dated April 9, 2004. Conditions of Approval Conditional Use Permit No. C-04-042 Page 4 May 26, 2004 6. Lots 351-417 may have reduced lot areas and widths to accommodate the houses as shown in Exhibits B-1, B-2, B-3, B-4, and B-5, all dated April 9, 2004. Reduce the number of lots from 67 to 65 for this portion of the tract to decrease the number of lots with reduced lot widths. 7. Provide the following minimum landscaped areas: a. 15-20 feet front yards (R-1). b. Corner cut-off area of all reverse corner lots (Lots 70,288, 329 and 339) C. Planter/park strip located in public street right-of-way,between the curb and sidewalk, along the front and side yards of lots d. 20 feet along westerly boundary of tract, along North Grantland Avenue e. 10 feet along North Bryan, West Bullard and West Barstow Avenues f. 10 feet along North "F" and West Roberts Avenues where there are lots with frontage.on another street in the subdivision (double-frontage lots) No structures of any kind may be installed or maintained within the above landscaped areas. No exposed utility boxes, transformers, meters, piping (excepting the backflow prevention device) etc., are allowed to be located in the landscape areas or setbacks or on the street frontages of the buildings. All transformers, etc. shall be shown on the site plan. The backflow device shall be screened by landscaping or such other means as may be approved. 8. Trees shall be maintained in good health. However, trees may not be trimmed or pruned to reduce the natural height or overall crown of the tree, except as necessary for the health of the tree and public safety; or as may otherwise be approved by the Planning and Development Department. (Put this note on the site and landscape plans.) FENCES. HEDGES, AND WALLS 9. Walls and gates shall be in compliance with Vesting Tentative Tract Map No. T-5247/UGM and Conditional Use Permit Application No. C-04-042 Exhibit A, dated April 9, 2004. 10. Temporary fences to secure projects under construction are allowed. Any temporary fence shall be adequately secured and constructed to prevent overturning due to wind, vandalism and/or casual contact by the general public. The construction shall be performed in such a manner as to minimize any potential safety hazard which may occur as a result of improper fence installation or damage to the fence. ACCESS 11. Vehicular and pedestrian access shall be provided as indicated per Conditions of Approval for Vesting Tentative Tract Map No. T-5247/UGM dated June 2, 2004. COVENANTS AND AGREEMENTS (Unless otherwise noted,all covenants or agreements will be prepared upon receipt of the fee indicated below. Covenants must be approved by the City Attorney's Office prior to issuance of building permits.) 12. Prior to final map approval,the owner of the subject property shall execute a"Right to Farm"covenant with the City of Fresno. Said covenant is to run with the land and shall acknowledge and agree that the subject property is in or near agricultural districts located in the County of Fresno and that the residents of said property should be prepared to accept the inconveniences and discomfort associated Conditions of Approval Conditional Use Permit No. C-04-042 Page 5 May 26, 2004 with normal farm activities. The"Right to Farm"covenant shall be recorded prior to or concurrent with the recording of the final map of Vesting Tentative Tract No. 5247/UGM. OUTDOOR ADVERTISING 13. Signs, otherthan directional signs, if applicable,are not approved for installation as part of this special permit. Submit for separate Sign Review. Contact Public Services for information at.559/621-8277. (Include this note on the site plan.) PART E - CITY AND OTHER SERVICES PART F - MISCELLANEOUS 14. Approval of this site plan is contingent upon the submittal of corrected site plans showing all existing/proposed on-site conditions as reflected on all exhibits and the following: If archaeological and/or animal fossil material is encountered during project surveying, grading., excavating, or construction, work shall stop immediately. If there are suspected human remains, the Fresno County Coroner shall be immediately contacted. If the remains or other archaeological material is possibly Native American in origin, the Native American Heritage Commission (Phone: 916/6534082) shall be immediately contacted, and the California Archaeological Inventory/Southern.San Joaquin Valley Information Center(Phone:805/644- 2289) shall be contacted to obtain a referral list of recognized archaeologists. An archaeological assessment shall be conducted for the project, the site shall be formally recorded, and recommendations made to the City as to any further site investigation or site avoidance/preservation. If animal fossils are uncovered, the Museum of Paleontology, U.C. Berkeley shall be. contacted to obtain a referral list of recognized paleontologists. An assessment shall be conducted by a paleontologist and,if the paleontologist determines the material to be significant, it shall be preserved. All discretionary conditions of approval will ultimately be deemed mandatory unless appealed in writing to the Planning and Development Department Director within 15 days. KAMaster Files-2003\—PLAN AMENDMENTS\A-03-21,R-03-83-C-04-42-T-5247-SACC-04-042-C0A.wpd i MAY.25.2004 3:12PM CAL TRANS PLANNING N0.720 P.3i5 / 31uTE RR PAT TORNTA AUSTMCSC TRANSPORTAT MI AXD U=fNCJ AGFNCY ARNO1 Q Sf_W4R=GGER:Go►emnr DEPARTMENT OF TRANSPORTATION 1352 WEST OLIVE AVENUE ' P.O.BOX 12616 FRESNO,CA 93778.2616 PHONE (559)445.6666 Ple r your power! . FAX (559)488-4088 Be energy emciend TTY (559)438-4066 January 26, 2004 2131-IGR/CEQA 6-FRE-99-29+/- A-03-21 &R-03-83 GRANVILLE SUBDIVISION Ms. Shelby Chamberlain City of Fresno Development Department 2600 Fresno Street,Room 3043 Fresno, CA 93721 Dear Ms. Chamberlain: We have completed our review of the plan amendment and rezone for the proposed single-family residential and commercial development located on the northeast corner of North Grantland and West Barstow Avenues. Caltrans has the following comments: The application contains insufficient information to evaluate the project's impacts to the transportation/circulation system and to determine appropriate mitigation for those impacts. Given the proposed land uses, it is estimated that this development would likely generate trips thatt would impact the State Route (SR) interchange at Herndon Drive. Generated project trips would also likely impact the SR 99 interchange at West Shaw Avenue. However, there is currently inadequate project information to determine the potential impacts to the transportation/circulation system. The application suggests that the applicant will be submitting a tentative tract map. Caltrans requests the opportunity to review this project when the tract map becomes available. However, to fully evaluate the project's impacts, Caltrans recommends that the applicant conduct a Traffic Impact Study (TIS) in order to assess the project-related impacts to the State Highway System and the pro-rata fair share towards area-wide circulation improvements. Please reference the Caltrans Guide for the Preparation of Traffic Impact Studies, dated December 2002, and send the scope of the TIS to Caltrans before the traffic study is conducted. Caltrans is available to discuss the scope of the traffic study at the City's convenience. It is Caltrans' understanding that the 2025 General Plan NMIR requires projects that will produce 100 or more peak-hour tris (as this project will do) to evaluate the project's "Caltrans improves bbigihr across Californla" • MAY.25-2004 3:12PM CAL TRANS PLANNING NU. rce r.4/� Ms. Shelby Chamberlain January 26, 2004 Page 2 contribution to increased peak-hour vehicle delay at major street intersections adjacent or proximate to the project site(Mitigation Measure B-4). Has such an analysis been done? The City should consider a transit alternative for this project The project is of sufficient size to support transit, and early planning could make Such an alternative feasible. Caltrans recommends that this project be routed to Fresno Atex Express (FAX) staff for their review and comment. Please see Attachment Number .1 for. other recommended transportation alternatives, We request that this letter be made part of the permanent record for this project and that a copy of our letter be included in the staff reports for both the City Council and the Planning Commission. This will provide the decision-making body and the general public with a complete and accurate environmental evaluation for the project. Please send a response to our comments prior to staff s recommendations to the Planning Commission and the City Council. If you have any questions, please call me at (559) 445-6666. Sincerely, MOSES STITES Office of Transportation Planning District 06 Enclosure C: Mr. Jon Ruiz, Assistant City Manager Ms. Barbara Goodwin, Council of Fresno County Governments "Caltrans improvrs mobility across California' MAY.25.2004 3:12PM CAL TRANS PLANNING N0.720 P.5i5 ATTACHMENT NUMBER 1 CALTRANS RECOMMENDATIONS FOR TRANSPORTATION ALTERNATNES Y 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 he 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. S. 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. IInI .u.LUV� J•lUl'II �n� Irni7� r�nrn71i7U Nu. (cG DEPARTMENT OF TRANSPOR't'A' JQN 1352 WEST OLIVE AVENUE MAY 2 5 2004 P.O.BOX 1261.6 TR':SNO;CA'937782616 p PHONE ($59)445-6666 Y FAX.(M)498••443& . . . TTY '(559)488-4066 Be energy e8j klcnrl� May 25, 2004', 2T3 I=I0R/CE 6-FRE -99-29+/- GRA SZMDIV Mr. Nick Yovino,Director City of Fresno DevetopmenrDrepartmem, 2600 Fresno.Street;-Ram 304 , Fresno;CA 93'721 Dean 114x:Y - - o: Cialtiaas.dotes•t -the-Ci*has-published a public Vie-(05021/i`T47'for*the Notice oil Public Hearing'. for.the._p>ogosed-plaw-amendm=t-and rezone-for the proposed single family residential'and commercial development located on the northeast corner of North Gmndand.ancLWestftm=zyw Azrem s.-- Caltrans made comments on this -project in a letter dated January..26,. 2004 (copy\ enclosed): -Iris-our .mc1erstmT&ng-thaf this project is scheduled'fo go before the Planning". Cornmission-ors-June 2, 2004.-. Please-ensure-Ahat-,aur -.ate.wcluded-in-the-s report. We'-noted.that-the-'g}an- apphcatiar st2te&t1fAt'-a tentatfve tract map would be submitted-and-in_our_Januany.26''_.letter-sue-regwstedthe opportunity to review this tract map when it became avaiTible. Please note that Caltrans was not provided with a- copy of either the tract-inap-er-theusc-pc=rjit,�eYerr. - also_Aotedth&t-t114Fe.v insufficient information included with the project application to evaluate the project's impaas.to the tFa -aoaF_k1FEulatteh-sgsteurarrd-tv-deter�appropriate mitigatiorz for those impacts. Caltrans questions..the.City.'s.ahilitlr-.tam ake.an.e�Fonmental fndi g.- on this project-when the project's impacts have not been fully evaluated. It is Caltrans' understanding that the 2025 General Plan ME IR requires projects that will produce:L00:or.mora.peak^hour-trips•-Ear ojeet.will tdo�-ta-evaluate-the-pr6jecf's contribution to increased peak-hour vehicle delay at major.street intersections adjacent or ,. prox-irnate-to the•pi.*ct sites(Mitigadon-Y4teasure B7 4j Has such an analysis been done? r Please note that-Caltrans was_=tafforded-an opportunity-to evaluate-thetmffic.study... "Cartra a lmpr vc ,,andi.,�LacsnscCa4Pxxf.►'. in rcc. r.c Mr. Nick.Yar�no May 25, 2004 IgE 2 We-request-that-thit-ite=-be-cantirraei&ta-a dater )Manning Commission hearing date to provide for.the. opportunity_.to.review-the entire proposal--and -evaluate_-its environmental impacts. Caltrans may not be the only interested party that was not provided with-the Vortunity.ttxmviemthe.tract�aa s2 rrnit. We request that this letter be made part of the permanent-record for-this-pFo}ect smd tl�a copy-of-our-letterhe included 'in the staff`reports for both the City Council and the Planning.Commission, . Thi& will-provide-fete- deeisi -making :badyt-and_-dB,—, genexal; public with a complete and accurate environmental evaluation for the project. 1 If you have any.questions,please call.me at(559).4.45:66166. Sincerely, J MOSES•STITE-S- Office of Transportation Planning DistrictG&, Enclosure .0'Mr. Darrell-Ufii-t ,£ityof F7esrrr Ms. Barbara Goodwin;_Council of Fmsno.Count,�LGaY=lilae i i i "Copra?w Ir.+pre+cr mobility ocrerr Cahfhrnla— CITY OF FRESNO MITIGATED NEGATIVE DECLARATION Initial Study is on file in the Planning and Environmental RECEIVED Development Department, City Hall Assessment Number: 2600 Fresno Street, Fresno, California 93721 A-03-21/R-03-83/ 2004 MAY 12 AM I l' 1 2 559 621-8277 C-04-42/T-5247 APPLICANT: Granville Homes Assessor's Filed with: 1396 West Herndon Avenue Parcel Number: REBECCA E. KLISCH, City Clerk Fresno, California 93711 505-070-01,03, 14,27,28, 2600 Fresno Street, 2nd Floor 29, 30, 31, 32; 505-080-26; Fresno, California 93721-3603 504-080-18, 63, 64 PROJECT DESCRIPTION AND LOCATION: Plan Amendment Application No.A-03-21,Rezone Application No.R-03-83,Conditional Use Permit Application No.C-04-42 and Vesting Tentative Tract Map No.T-5247/UGM, filed.by Granville Homes, pertain to 159 acres of property located on the east side of North Grantland Avenue, between West Sierra and;West Barstow Avenues. Plan Amendment Application No. A-03-21 proposes to amend the 2025 Fresno General Plan and the West Area Community Plan relating to 9 acres of property,located on the northeast comer of North Grantland and West Bullard Avenues,from the neighborhood commercial planned land use designation to the medium density residential land use designation. The plan amendment application also requests to amend the above-noted plans,relating to 19 acres of property located at the northeast corner of North Grantland and West Barstow Avenue,from the public facility planned land use designation to the neighborhood commercial(4 acres)and medium density residential(15 acres)planned land use designations. Rezone Application No.R-03-83 proposes to rezone a 4-acre portion of the site.located at the northeast comer of North Grantland and West Barstow Avenues from the R-R(Rural Residential-Fresno County)zone district to the C-VUGM(Neighborhood Commercial/Urban Growth Management) zone district and to rezone 54 acres of property located on the east side of North Grantland Avenue,between West Barstow and West Sierra Avenues from the R-R(Rural Residential-Fresno County)and AE-5/UGM(Exclusive Five Acre AgriculturaUUrban Growth Management)zone districts to the R-1/UGM(Single Family Residential/Urban Growth Management)zone district. The rezone application also proposes to rezone a 21-acre portion of the site, located on the west side of North Bryan Avenue, between West Barstow and West Bullard Avenues,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 and to rezone a 13-acre portion of the site adjacent to this portion from the R-R(Rural Residential-Fresno County)zone district to the R-1/UGM (Single Family Residential/Urban Growth Management)zone district. Vesting Tentative Tract Map No.T-5247/UGM proposes to subdivide a 122-acre portion of the site, on the east side of North Grantland Avenue, between West Barstow and West Bullard Avenues, into a 417-lot single family residential subdivision with 5 remainder parcels and 2 outlots. Conditional Use Permit Application No. C-04-042 requests authorization to develop the property with a residential planned development which will allow the residential subdivision to be developed with design modifications. The project also includes the detachment of a portion of the subject property from the Kings River Conservation District and.the Fresno County Fire Protection District and annexation to the City of Fresno for which the Fresno County Local Agency Formation Commission (LAFCO)is the responsible agency. The proposed project has been evaluated with respect to each item on the attached environmental checklist. This completed checklist reflects comments of any applicable responsible agencies and research and analysis conducted to examine the interrelationship between the proposed project and the physical environment. The information contained in the Environmental Assessment Application, the checklist,and any attachments to the checklist,combine to form a record indicating that an initial study has been completed in compliance with the State CEQA Guidelines and the California Environmental Quality Act. Any rating of"2 on the checklist indicates that a specific adverse environmental effect has been identified in a category which is of sufficient magnitude to be of concern. Such an effect may be inherent in the nature and magnitude of the project or may be related to the design and characteristics of the individual project. Effects rated in this manner are not sufficient in themselves.to require the preparation of an Environmental Impact Report and/or have been mitigated to the extent feasible. All new development activity and many non-physical projects contribute directly or indirectly toward a cumulative impact on the physical environment. The incremental effect contributed by this project toward such a cumulative effect is not considered substantial in itself. The proposed project is not expected to result in any significant adverse effects in terms of the factors considered on the environmental checklist,including any such factors for which minor effects have been identified. Cumulative effects of a significant nature are also not expected. The proposed project will not result in any adverse effects which fall within the"Mandatory Findings of Significance"contained in Section 15065 of the State CEQA Guidelines. The finding is therefore made that the proposed project will clearly not have a significant adverse effect on the environment. This Mitigated Negative Declaration will be deemed final and effective if no appeal is filed in the manner specified by Section 12-505 of the Fresno Municipal Code. INITIAL STUDY PREPARED BY: Shelby Chamberlain SUBMITTED BYY: Planner C G!! DATE: May 12, 2004 DARRELL UNRUH, Planning Manager PLANNING AND DEVELOPMENT DEPARTMENT ENVIRONMENTAL ASSESSMENT (EA) CHECKLIST POTENTIAL ENVIRONMENTAL EFFECTS EA No. A-03-211R-03-831.C-04-42/F--5247 1_0 TOPOGRAPHIC, SOIL, GEOLOGIC 11.0 URBAN SERVICES CONSIDERATIONS 1 11.1 Availability of fire protection 1 1.1 Geologic hazards, unstablesoil 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 1.4Increased water erosion 1 11.5 Availability of water mains of adequate size 1 11.6 Availability of sewer lines of adequate capacity 220 AIR QUALITY 1 11.7 Availability of storm water drainage facilities(on or off 2 2.1 Substantial indirect source of pollution site) 1 2.2 Direct on-site pollution.generation 1 11.8 Availability of adequate park and recreation areas 1 2.3 Generation of objectionable odors 1 11.9 Unusually high solid waste generation 1 2.4 Generation of dust except during construction 1 2.5 Adverse local climatic changes 12.0 HAZARDS 1 12.1 Risk of explosion*or release of hazardous substances 3_0 WATER 1 12.2 Site subject to flooding 1 3.1 Insufficient ground water available for long-term project 1 1.2.3 Adverse change in course of flow of flood waters use 1 12.4 .Potential hazards from aircraft accidents 1 3.2 Use of large quantities of ground water 1 12.5 Potential hazards from landfill and/or toxic waste sites 1 3.3 Wasteful use of ground water 1 3.4 Pollution of surface or ground water supplies 13.0 AESTHETICS 1 3.5 Reduction in ground water recharge 1 13.1 Obstruction to public or scenic vista or view 1 13.2 Creation of aesthetically offensive conditions 4_0 PLANT LIFE 1 13.3 Removal of street trees or other valuable vegetation 1 4.1 Reduction of the numbers of any unique, rare or 1 13.4 Architectural incompatibility with surrounding area endangered species 1 4.2 Reduction in acreage of agricultural crop 14.0 HISTORICAL/ARCHAEOLOGICAL 1 4.3 Premature or unnecessary conversion of prime 1 14.1 Removal of historic building, disruption of agricultural land archaeological site 1 14.2 Construction or activity incompatible with adjacent 5.0 ANIMAL LIFE historic site 1 5.1 Reduction in the numbers of any rare, unique or endangered species 15.0 ENERGY 1 5.2 Deterioration or displacement of valuable wildlife habitat 1 1.5.1 Use of substantial.amounts of energy or fuel 1 15.2 Substantial increase in demand upon existing sources 1 6_0 HUMAN HEALTH of energy 1 15.3 Wasteful use of energy 7.0 NOISE 1 7.1 Increases in existing noise levels EXPLANATION OF RATINGS 1 7.2 Exposure to high noise levels "0" Insufficient Information 8_0 LIGHT AND GLARE Insufficient information is available to determine the potential 1 8.1 Production of glare which will adversely affect residential environmental effects which may result from the proposed areas project in this category. 1 8.2 Exposure of residences to high levels of glare "1" No Significant Environmental Effect The proposed project will not have an adverse environmental 990 LAND USE effect in this:category, or any such effect is not substantially 2 9.1 Incompatibility with adopted plans and policies unusual or of undesirable magnitude. This rating is also 1 9.2 Acceleration of growth rate utilized in cases where the category is not applicable to the 1 9.3 Induces unplanned growth particular project under consideration. 1 9.4 Adverse change in existing or planned area "2" Moderate Environmental Effect characteristics The proposed project will have an adverse environmental effect in this category,which is of sufficient magnitude to be of 10.0 TRANSPORTATION AND CIRCULATION specific concern. However, this effect is not substantial 2 10.1 Generation of vehicle traffic sufficient to cause capacity enough in itself to require the preparation of an Environmental deficiencies on existing street system Impact Report, and is mitigabie through project changes and 1 10.2 Cumulative increase in traffic on a major street for which conditions. capacity deficiencies are projected "3" Significant Adverse Environmental Effect 1 10.3 Specific traffic hazard to motorists, bicyclists, pedestrians The environmental effect identified in this category 1 10.4 Routing of non-residential traffic through residential area substantiates in itself or contributes towards a finding that the 1 10.5 Insufficient or poorly located parking proposed project has a potentially significant adverse effect on 1 10.6 Substantial increase in rail and/or air traffic the environment sufficient to require the preparation of an Environmental Impact Report. CITY OF FRESNO PLANNING AND DEVELOPMENT DEPARTMENT ENVIRONMENTAL ASSESSMENT - INITIAL STUDY Application No. A-03-21/R-03-83/C-04-42/T-5247 PROJECT DESCRIPTION Plan Amendment Application No. A-03-21, Rezone Application No. R-03-83, Conditional Use Permit Application No. C-04-42 and Vesting Tentative Tract Map No. T-5247/UGM, filed by Granville Homes, pertain to 159 acres of property located on the east side of North Grantland Avenue, between West Sierra and West Barstow Avenues. Plan Amendment Application No. A-03-21 proposes to amend the 2025 Fresno General Plan and the West Area Community Plan relating to 9 acres of property, located on the northeast corner of North Grantland and West Bullard Avenues, from the neighborhood commercial planned land use designation to the medium density residential land use designation. The plan amendment application also requests to amend the above-noted plans, relating to 19 acres of property located at the northeast corner of North Grantland and West Barstow Avenue,from the public facility planned land use designation to the neighborhood commercial (4 acres) and medium density residential (15acres) planned land use designations. Rezone Application No. R-03-83 proposes to rezone a 4- acre portion of the site located at the northeast corner of North Grantland and West Barstow Avenues from the R-R(Rural Residential-Fresno County) zone district to the C-1/UGM (Neighborhood Commercial/Urban Growth Management)zone district and to rezone 54 acres of property located on the east side of North Grantland Avenue, between West Barstow and West Sierra Avenues from the R-R(Rural Residential-Fresno County)and AE-5/UGM (Exclusive Five Acre Agricultural/Urban Growth Management) zone districts to the R-1/UGM (Single Family Residential/Urban Growth Management)zone district. The rezone application also proposes to rezone a 21-acre portion of the site, located on the west side of North Bryan Avenue, between West Barstow and West Bullard Avenues, 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 and to rezone a 13-acre portion of the site adjacent to this portion from the R-R (Rural Residential-Fresno County)zone district to the R-1/UGM (Single Family Residential/Urban Growth Management) zone district. Vesting Tentative Tract Map No. T- 5247/UGM proposes to subdivide a 122-acre portion of the site,. on the east side of North Grantland Avenue, between West Barstow and West Bullard Avenues, into a 417-lot single family residential subdivision with 5 remainder parcels and 2 outlots. Conditional Use Permit Application No. C-04-042 requests authorization to develop the property with a residential planned development which will allow the residential subdivision to. developed with design modifications including decorative street lighting and paving, reduced lot widths and area for approximately 67 lots and reduced front-yard setbacks on selected lots to facilitate the use of side,entrance garages and other alternative building designs. The project also includes the detachment of,a portion of the subject property from the Kings River Conservation District and the Fresno County Fire Protection District and annexation to the City of Fresno for which the Fresno County Local Agency Formation Commission (LAFCO) is the responsible agency. INITIAL STUDY Environmental Assessment No. A-03-21/R-03-83/C-04-42/T-5247 Page 2 May 12, 2004 Bordering Property information Planned Land Use Existing Zoning Existing Use North Light Industrial R-R Rural Residential Rural Residential(Fresno County) Heavy Commercial R-R Rural Residential(Fresno County) South Medium High Density AE-5/UGM AgricultureNacant Residential Exclusive Five Acre Agriculture% Urban Growth Management East Medium Density Residential R-R Rural Residential Rural Residential(Fresno County) Medium Low Density R-1/UGM Residential Single Family Residential/Urban Growth Management Regional Commercial C-3/UGM Regional Commercial/ Urban Growth Management West Low Density Residential R-R Rural Residential Rural Residential(Fresno County) Medium Density Residential R-R Rural Residential(Fresno County) Medium High Density R-R Residential Rural Residential(Fresno County) Office Commercial R-R (Proposed for Medium Density Rural Residential(Fresno County) Residential) (Proposed R-1IUGM) The project area is located within the westernmost portion of the City of Fresno's adopted Sphere of Influence and Urban Boundary area, and is currently planned for public facility, neighborhood commercial, and medium density residential uses by the West Area Community Plan, adopted in 2002, and the 2025 Fresno General Plan, also adopted in 2002. Environmental documents for previous plan actions include Final.EIR No. 10130 (2025 Fresno General Plan). Additional environmental documents have been certified for major public facilities to accommodate population growth and urban development including Final EIR No. 10118 (Fresno/Clovis Regional Wastewater Treatment and Reclamation Facility Capacity Expansion) and Final EIR No. SCH 95022029 (Fresno Metropolitan Water Resource Management Plan). These environmental impact analyses and conclusions, together with supporting technical studies, address the impacts of population growth and the necessary public facility capacity expansion associated with the urban development that will accommodate this growth within the City of Fresno's 2025 General Plan Urban Area Boundary and Sphere of Influence. Staff has reviewed the above-referenced project proposal and consulted with affected agencies and interest groups. The proposed project has been evaluated with respect to the provisions of the adopted 2025 Fresno General Plan (City Council Resolution No. 2002-379) and the corresponding potential adverse environmental impacts, adopted environmental impact mitigation measures and determinations of overriding considerations INITIAL STUDY Environmental Assessment No. A-03-21/R-03-83/C-04-42/T-5247 Page 3 May 12, 2004 established by the certification of the related Master Environmental Impact Report(MEIR)No. 10130(City Council Resolution No. 2002-378). The proposed project, which includes an amendment of the adopted 2025 Fresno General Plan, has been determined to not be fully within the scope of MEIR No. 10130 as provided by the California.Environmental Quality Act(CEQA), as codified in the Public Resources Code(PRC)Section 21157.1(d) and the CEQA Guidelines Section 15177(c). Based upon an analysis of the project, as summarized in the following environmental assessment initial study, it has been determined that the project may contribute to the creation of certain moderate environmental effects or the project may be adversely impacted by existing conditions as addressed below. However, these potential impacts have been determined to be equivalent to or less than those adverse impacts identified by MEIR No. 10130. It has been further determined that all applicable mitigation measures of MEIR No. 10130. have been applied to the project, together with project specific mitigation measures 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). Therefore, it has been determined that the filing of a mitigated negative declaration is appropriate in accordance with the provisions of CEQA Section 21157.5(a)(2) and CEQA Guidelines Section 15178(b)(1) and (2). Master Environmental Impact Report No. 10130 examined the potential adverse environmental impacts of implementation of the 2025 Fresno General Plan, which provides plans and policies to accommodate projected population and employment growth through the year 2025. The City. of Fresno has determined that specific economic, legal, social, technological and other considerations related to the implementation of the 2025 General Plan outweigh the unavoidable adverse environmental effects identified in the Final MEIR, including any effects not mitigated because of the infeasibility of mitigation measures and that the identified adverse environmental effects are considered acceptable. It has been determined that the. proposed project will not contribute to the creation of environmental effects as compared to the development of the planned uses.which were analyzed by the 2025 MEIR. The following impacts were identified by City.Council Resolution No. 2002-378 certifying Final MEIR No. 10130 (2025 Fresno General Plan Update) as significant but mitigable effects: 1. Impact on Water Supply, Quality and Hydrology. 2. Increased Demand for Utilities and Service Systems. 3. Increased Demand for Public Services. 4. Increased Demand for Recreational Services. 5. Loss of Biological Resources. 6. Potential Disturbance of Cultural Resources. 7. Geology and Soils Impact. 8. Increased Demand for Energy. 9. Potential Aesthetic Concerns. In addition, Resolution No. 2002-378, also identifies the following unavoidable significant impacts and statement of overriding considerations for these impacts: 1. Transportation and Circulation-The vehicular traffic level of service (LOS) of E and. F projected for segments of the Herndon Avenue Expressway and other identified major street segments are considered a significant and unavoidable adverse impact which can not be completely mitigated. Furthermore, there , are no reasonable mitigation measures available to only the City of Fresno which would reduce this impact to a less than significant level while allowing for the implementation of other appropriate alternative transportation facilities. INITIAL STUDY Environmental Assessment No. A-03-21/R-03-83/C-04-42/T-5247 Page 4 May 12, 2004 2. Air Quality-The adverse air quality impacts associated with the myriad of activities associated with the long range general plan for the Fresno Metropolitan area can be expected to be significant and unavoidable, and can not be completely mitigated. Furthermore,there are no reasonable mitigation measures available only to the City of Fresno which would assure the reduction of air quality impacts to a less than significant level. In order to provide a suitable living environment within the metropolitan area, the plan strives to facilitate expanded economic growth that will support increased employment opportunities. 3. Preservation of Agricultural Land-The conversion of agricultural land to urban uses within the planned boundary to accommodate the projected population and employment growth of the 2025 Fresno General Plan is a significant and unavoidable adverse impact,which cannot be completely mitigated. Furthermore, there are no reasonable mitigation measures available only to the City of Fresno which would assure the reduction of impacts upon agricultural land within the planned urban area to a less than significant level, while also allowing for prudently planned development to accommodate projected population and employment growth. 4. Noise-The innumerable activities associated with urban living environments typically generate noise that contribute to the ambient noise levels that occur within the community. The MEIR identifies numerous mitigation measures intended to reduce the impact of increased noise upon sensitive land uses. The 2025 Fresno General Plan, as the project, also specifies numerous general plan goals and implementing objectives and policies directed to reducing exposure to excessive noise levels. However, sufficient mitigation measures are not reasonably available only to the City of Fresno, which would assure the reduction of noise impacts to less than a significant level. In addition to MEIR No. 10130, other environmental documents have been certified for major public facilities to accommodate population growth and urban development including Final EIR No. 10118(Fresno/Clovis Regional Wastewater Treatment and Reclamation Facility Capacity Expansion)and Final EIR No. SCH 95022029(Fresno Metropolitan Water Resources Management Plan). There environmental impact analyses and conclusions, together with supporting technical studies, further address the impacts of population growth and the necessary public facility capacity expansion associated with the urban development that will accommodate the growth projected by the 2025 Fresno General Plan. To the extent that these referenced environmental impact analyses, conclusions, findings and mitigation measures are applicable to the subject project they are incorporated herein by reference, pursuant to CEQA Guidelines Section 15150. 1.0—TOPOGRAPHIC SOIL GEOLOGIC CONSIDERATIONS There are no geologic hazards or unstable soil conditions known to exist on the project site. The existing topography is relatively flat with no apparent unique or significant land forms such as vernal pools. Development of the property requires compliance with grading and drainage standards of the City of Fresno and Fresno Metropolitan Flood Control District Standards. Grade differentials at property lines must be limited to one foot or less, or a cross-drainage covenant must be executed with affected adjoining property owners. 2.0—AIR QUALITY: 2.1—Substantial Indirect Source of Pollution As a result of the San Joaquin Valley's climate and topography, the San Joaquin Valley Air Basin (SJVAB) is predisposed to poor air quality. High mountain ranges surrounding the Valley frequently create air layer inversions that prevent mixing of air masses. The large number of sunny days per year and high temperatures in the summer favor the formation of ozone. In the winter, inversions form that often trap particulate matter. With respect to the Fresno area, the SJVAB has been classified as follows: INITIAL STUDY Environmental Assessment No. A-03-21/R-03-83/C-04-42/T-5247 Page 5 May 12, 2004 • Ozone. Recently reclassified from"severe nonattainment"to"extreme nonattainment"by the U.S. E.P.A. • PM,,). Classified as "serious nonattainment" at the federal level. Classified as "nonattainment" by the State. • CO. Recently reclassified from "nonattainment" to "attainment" by th U.S. E.P.A. • NO2. Unclassified/Attainment at the federal level. Classified "attainment" at the State level. • SO2. Unclassified at the federal level. Classified "attainment" at the'State level. • Sulfates. (No federal standard.) Classified "attainment" at the State level. • Lead. (No federal standard.) Classified "attainment" at the State level. • 1-12S. (No federal standard.) Unclassified by the State. • Visibility. (No federal standard.) Unclassified by the State. In response to the SJVAB's nonattainment status for Ozone and PM,,the San Joaquin Valley Air Pollution Control District(SJVAPCD)has adopted air quality attainment plans as required by State and federal regulations. Table VC-1 of MEIR No. 10130 Lists the air quality attainment plans that have been adopted by the SJVAPCD. The SJVAB reclassification from "serious nonattainment" to"severe nonattainment"at the federal Level requires the SJVAPCD to prepare a new attainment plan, due to the U.S. E.P.A. in mid-year of 2003, that demonstrates attainment by 2006. The new attainment plan will include more stringent permitting requirements and a greater level of.control on stationary source emissions within the. District. Failure to implement control.measures may result in a loss of federal funding for highways and may require sanctions on stationary sources. As a result of the SJVAB's classification of"severe nonattainment"for ozone by the State, the valley is subject to the most stringent requirements in the California Clean Air Act. These include providing. for a 5% per year reduction in nonattainment emissions, or including "every feasible measure" in the Air Quality Attainment Plan; establishing a permitting program that achieves a no-net-increase in stationary source emissions; developing strategies to reduce vehicle trips and miles traveled;increasing average vehicle ridership to 1.5 persons during commute hours; reducing population exposure to non-attainment pollutants by 25%; establishing best available retrofit control technology requirements for permitted sources;and developing indirect and area source programs. As stated in the current Air.Quality Attainment Plan, it is SJVAPCD's strategy to implement multiple tactics or control measures. These measures are, in turn, implemented through the extensive collection of District rules, regulations and permitting requirements established by the SJVAPCD. The Air District has suggested that the URBEMIS 2002 computer model be used to project future air pollutant emissions that can be expected to be generated from vehicular traffic generated from the urban uses.developed on the project site. The computer model evaluated the following emissions: ROG (Reactive Organic Gasses), NOX (Nitrogen Oxides), CO (Carbon Monoxide), PM,() (Particulates) and SOX (Sulfur Oxides) which are summarized below. I , INITIAL STUDY Environmental Assessment No. A-03-21/R-03-83/C-04-42/T-5247 Page 6 May 12, 2004 URBEMIS 2002 AIR QUALITY IMPACTS" All data in tonslyear ROG NOX CO PM10 SOX Area Source Emissions 5.97 1.45 9.40 1.39 0.04 Operational Emissions 8.79 9.42 93.12 6.92 0.07 Totals 14.76 10.87 102.52 8.31 0.11 Level of Significance or 10 10 100 14.6 27.375 Requirements for Offset "Based on 534 single family dwelling units and 30,000 square feet (building area) of commercial uses The URBEMIS 2002 model projections indicate that the proposed project will not exceed the threshold limits for the Sulfur Oxides or PM10, but it will minimally exceed the threshold for Reactive Organic Gasses, Nitrogen Oxides and Carbon Monoxide. This particular analysis included the prohibition of wood burning devices. It also included the mitigation measures which are listed below. The Master Environmental Impact Report (MEIR No. 10130) adopted for the 2025 Fresno General Plan was prepared based on land use designations, for this 153-acre project area, of public facility-elementary school (19 acres), neighborhood commercial (9 acres) and medium density residential (125 acres). The plan amendment application is a request to reduce the amount of commercial uses planned uses for the subject site from 9.1 acres to 3.9, acres. This results in a decrease .in the amount of commercial building area that may have been constructed in accordance with the 2025 Fresno General Plan and in the amount of emissions predicted in the MEIR prepared for the adoption of the general plan. Therefore, although the plan amendment was not anticipated as a subsequent project under MEIR No. 10130, the development of the proposed project will create a lesser impact on air quality than the project that was anticipated by the MEIR. The SJVAPCD has developed the San Joaquin Valley 1991 California Clean Air Act Air Quality Attainment Plan (AQAP), which continues to project nonattainment for the above-noted pollutants in the future. This project will be subject to applicable Air District rules, regulations, and strategies. In addition, the construction phase of the project will be subject to the San Joaquin Valley Unified Air Pollution Control District(SJVAPCD) Regulation VIII, Fugitive Dust Rules, related to the control of dust and fine particulate matter. This rule mandates the implementation of dust control measures to reduce the potential for dust to the lowest possible level. The plan includes a number of strategies to improve air quality including a transportation control strategy and a vehicle inspection program. In addition, the District encourages innovations in measures to reduce air quality impacts such as energy efficient building materials and household appliances as well as site design features including landscaping, pedestrian and transit access features. To provide continuous travel, bike lanes are also required on North Grantland, North Bryan, West Bullard and West Barstow Avenues. Other mitigation measures in addition to the required bike lanes are required sidewalks and pedestrian paths,pedestrian connections,lighting and other safety features for pedestrians and cyclists,street lighting and appropriate signage and signalization that will promote pedestrian and other modes of transportation. These will be implemented through the conditions of approval for any future subdivision map for single family residential development or for any conditional use permit/site plan review application for the neighborhood commercial portion of the project. The 2025 Fresno General Plan and the West Area Community Plan major street design standards and bikeway plans provide for thorough distribution of alternative transportation improvements. These facilities assure convenient accessibility to neighborhood uses including schools, parks, and commercial centers using alternative nonvehicular means of transportation. Neighborhood parks are acquired and developed with urban growth management fees,frequently located in conjunction with an elementary school site that facilitate related academic, INITIAL STUDY Environmental Assessment No. A-03-21/R-03-83/C-04-42/T-5247 Page 7 May 12, 2004 athletic, recreational, and other community activities that promote combined trip-making and encourage the use of nonvehicular modes of transportation. In addition, the City of Fresno continues to plan and implement the expansion of its fixed-route bus public transportation system in order to serve developing urban areas. Adopted standards and conditions of development require the provision of adequate bus stop facilities at appropriate major street locations to facilitate future public transportation services. Mitigation Measures 1. The proposed project shall implement and incorporate, as applicable, the air quality related mitigation measures as noted in the attached Project Specific Monitoring Checklist dated May 12, 2004. 2. The proposed project shall implement and incorporate, as applicable, the air quality related mitigation measures as identified in the attached Master Environmental Impact Report No. 10130-2025 Fresno General Plan Mitigation Monitoring Checklist dated May 12, 2004. 3.0—WATER; 3.1-Insufficient Groundwater Available for Long-Term Proiect Use Fresno is one of the largest cities in the United States still relying entirely on groundwater for its public water supply. While the aquifer exceeds a depth of 300 feet and is large enough to provide adequate quantities of safe drinking water to the metropolitan area well into the twenty-first century, groundwater degradation, increasingly stringent water quality regulations, as well as high consumptive use of water on a per capita basis (267 gallons per day capita), have resulted in a decline in the total usable potable water supply. The City of Fresno is currently.implementing a number of.strategies aimed at managing existing groundwater resources,including location and construction of groundwater recharge facilities to purify and replenish theground water; construction of a surface water treatment and distribution facility; and routine testing of groundwater to identify contaminants and construct well head treatment facilities as necessary to remove contaminants from the groundwater. The City of Fresno Department of Public Utilities has confirmed that an adequate source of water is available to serve the proposed project. The nearest public water mains are located in West Barstow and North Bryan Avenues. Mitigation Measures 1. The proposed project shall implement and incorporate, as appropriate, the water related mitigation measures as noted in the attached Project Specific Monitoring Checklist dated May 12, 2004. 2. The proposed project shall implement and incorporate, as appropriate, the water related mitigation measures as identified in the attached Master Environmental Impact Report No. 10130/2025 Fresno General Plan Mitigation Monitoring Checklist dated May 12, 2004, 4.0—PLANT LIFE; and 5.0—ANIMAL LIFE There are no native plants or significant wildlife populations known to exist on the project site. The landscaping proposed on the site will provide habitat for certain species of birds and small animals suited for an urban environment. 6.0—HUMAN HEALTH Aside from temporary dust generation during construction, the project is not expected to have any other impacts on human health. INITIAL STUDY ' Environmental Assessment No. A-03-21/R-03-83/C-04-42/T-5247 Page 8 May 12, 2004 7.0—NOISE The project site will be exposed to vehicle traffic noise due to its location adjacent to a planned arterial major street (North Grantland Avenue)and three planned collector major streets(North Bryan,West Bullard and West Barstow Avenues). Arterial streets are typically developed with four to six travel lanes (two or three in each direction)and a center median island with single or dual left turn lanes at intersections. Arterial streets have the capacity to accommodate average daily vehicle trips of 36,000. Collector streets are typically developed with two travel lanes in each direction, or one travel lane in each direction and a continuous center turn lane, and no median island. Collector streets can accommodate average vehicle daily trips of 24,000. Projected daily traffic volumes on these major streets are substantially less than these maximum capacities for arterial and collector streets. Implementation of applicable development policies and zone district standards provide for the substantial reduction of traffic generated noise. Where single family residential lots are proposed to back or side onto arterial streets, a twenty-foot landscaped area from the edge of the street pavement to a block wall barrier(not less than six feet in height) is required. Where single family residential lots are proposed to back or side onto collector streets, a ten-foot landscaped area from the edge of the street pavement to a block wall barrier (not less than six feet in height) is required. Confirmation of compliance with the City's noise element standards for residential environments will be assured with ,the final project design and a noise calculation analysis. Typically the implementation of these design measures assure compliance with the City's noise element standards of 45 dBA Ldn, or less, interior noise and 60 dBA Ldn, or less, exterior noise exposure. 9.0—LAND USE The plan amendment application proposes to amend the 2025 Fresno General Plan and the West Area Community Plan relating to 9 acres of property, located on the northeast corner of North Grantland and West Bullard Avenues, from the neighborhood commercial planned land use designation to the medium density(4.99 to 10.37 dwelling units per acre)residential land use designation.. The plan amendment application also requests to amend the above-noted plans, relating to 19 acres of property located at the northeast corner of North Grantland and West Barstow Avenue, from the public facility planned land use designation to the neighborhood commercial land use designation for 4 acres and medium density residential(4.99 to 10.37 dwelling units per acre) planned land use designation for 15 acres. The related rezone application proposes to rezone a 4-acre portion of the site located at the northeast corner of North Grantland and West Barstow Avenues from the R-R (Rural Residential-Fresno County)zone district to the C-1/UGM(Neighborhood Commercial/Urban Growth Management) zone district and to rezone 54 acres of property located on the east side of North Grantland Avenue, between West Barstow and West Sierra Avenues from the R-R (Rural Residential-Fresno County) and AE-5/UGM (Exclusive Five Acre Agricultural/Urban Growth Management) zone districts to the R-1/UGM (Single Family Residential/Urban Growth Management)zone district. The rezone application also proposes to rezone a 21-acre portion of the site, located on the west side of North Bryan Avenue, between West Barstow and West Bullard Avenues, from the AE-5/UGM (Exclusive Five Acre Agricultural/Urban Growth Management) zone district to the R-1/UGM(Single Family ResidentialtUrban Growth Management)zone district and to rezone the adjacent 13-acre parcel from the R-R (Rural Residential-Fresno County) zone district to the R-1/UGM (Single Family Residential/Urban Growth Management) zone district. Objective C-9 of the 2025 Fresno General Plan states that the city should "plan for the diversity and quality of residential housing, at locations necessary to provide for adequate and affordable housing opportunities. Housing patterns should support balanced urban growth, and should make efficient use of resources and public facilities." The development of the entire project site, which is adjacent to large single family homes and several proposed or approved subdivision maps with varying lot sizes, meets the goals of this policy. The project will also be subject to the design standard requirements for single family residential development noted in West Area Community Plan Objective W-4 through the tract map review and approval process. All residential development on the entire INITIAL STUDY Environmental Assessment No. A-03-21/R-03-83/C-04-42/T-5247 Page 9 May 12, 2004 project site will be subject to the interface standards of West Area Plan Objective W-6. These will be implemented through the conditional use permit and tentative tract map application conditions of approval. The proposed land uses are compatible with the applicable community and general plan goals, policies, and implementation measures intended to provide for the efficient uses of natural resources and public facilities; the construction of adequate public improvements by the development which generates the demand for these facilities; and, the implementation of a functional land use pattern consistent with the population and economic growth projections of the 2025 Fresno General Plan. Based .on the applicability of adopted development standards, plan policies/implementation measures, and applicable mitigation measures of the above-referenced environmental documents, and with consideration of the proposed land use relationship, and recommended neighborhood unifying design principles, it is concluded that the proposed plan amendment will further promote the achievement of the planned urban form and land use objectives of the 2025 Fresno General Plan and the West Area Community Plan. 10.0—TRANSPORTATION AND CIRCULATION The development of the project site with up to 153 acres of single family residential uses and 4 acres of neighborhood commercial uses,and the surrounding planned urban uses designated by the 2025 Fresno General Plan and West Area Community Plan,will be required to complete the planned major street network in accordance with applicable development policies and standards including the Urban Growth Management program. North Grantland Avenue is a designated arterial street and West Barstow, West Bullard and North Bryan Avenues are designated collector streets by the general plan. The city's public works development standards provide for the arterial streets to be development with two to three travel lanes in each direction separated by a median island to control left-turn and crossing vehicular movements.. Collector street are typically developed with a total of two to four lanes without a median island although in some locations with a continuous left-turn lane. Both collector and arterial street standards provide for a widened pavement width at major street intersections to allow for exclusive left-turn and right-turn lanes as well as bus bays or turnouts. The Master Environmental Impact Report (MEIR) No. 10130 prepared for the 2025 Fresno General Plan (incorporated herein by reference) utilized macro-level traffic analysis techniques to examine the traffic flow level .of service(LOS)for major street segments that would occur in the year 2025. This analysis utilized the unadjusted COG traffic model projected traffic volumes and the Florida Tables, which are an accepted national tabular standard of the Highway Capacity Manual(HCM)methodology. LOS is a characterization of a street's traffic flow operations that range from an LOS of A (reflecting a very low traffic volume with no travel delay) to an LOS of F (reflecting a very high traffic volume with substantial congestion and travel delay). Large employment intensive uses attract trips from throughout the region and thus might facilitate the use of public transportation or other alternatives to the use of the private vehicle. However, It is apparent that a substantial portion of the predicted vehicle trips impacting the plan area's major street system would be generated from land uses that are not equitably contributing to the cost of constructing adequate street capacity or other transportation systems. Widely dispersed semi-urban or rural residential developments occurring beyond the Fresno Metropolitan Area are poorly suited'for alternative forms of public transportation and typically would not contribute to the construction of additional major street capacity. The traffic analysis prepared for the 2025 Fresno General Plan and the associated Master Environmental Impact Report (MEIR) No. 10130 utilized the Fresno County Peak Hour Travel Model of the Council of Fresno County Council of Governments (COG) to project average daily vehicle trip (ADT) volumes on major streets. With development of the project site and surrounding planned urban uses designated by the general plan through the year 2025, projected ADT volumes of 10,990± on Grantland Avenue, 1,970± on Bryan Avenue, 410± on Bullard Avenue and 1,470± on Barstow Avenue can be anticipated. With anticipated improvements completed by the INITIAL STUDY Environmental Assessment No. A-03-21/R-03-83/C-04-42/T-5247 Page 10 May 12, 2004 development of planned land uses as required by city standards and policies, these streets, Grantland, Bryan, Bullard and Barstow Avenues, are expected to ultimately function with a level of service (LOS) of C throughout the surrounding area, although a portion of Grantland Avenue (between Parkway and Bullard) is expected to ultimately function with a LOS D. The LOS C is indicative of streets that accommodate vehicle traffic demands with few delays or constraints. The proposed future development of 534 single family residences on 153 acres of the project site can be expected to generate an average of 5,110 vehicle trips per day(VTD). The proposed future development of neighborhood commercial uses on 3.9 acres(assuming 25% build-out,or 42,000 square feet of building area)of the project site can be expected to generate an average of 1,803 vehicle trips per day (VTD), Of these combined vehicle trips (6,913 average weekday VTD) for both the commercial and residential components of the project, it is projected that 443 will occur during the morning (7:00 to 9:00 a.m.) peak hour travel period and 696 will occur during the evening (4:00 to 6:00 p.m.) period hour travel period. A modest proportion of these projected trips are expected to access State Route 99. In comparison, if the site were developed as it is currently planned, with 135 acres of medium density residential uses (assuming 4.5 dwelling units per acre, or 621 units), 19 acres of public facility- elementary school(assuming 20%build-out,or 165,500 square feet of building area)and 9 acres of neighborhood commercial uses (assuming 25% build-out, or 99,000 square feet of building area), the total vehicle trips per day generated by the project would be 12,183. The proposed plan amendment will result in a 43% decrease in the amount of traffic projected to be generated by the project site. A substantial portion of the peak hour vehicle trips are expected to utilize Grantland and Bryan Avenues to the north and south of the project site, and Bullard and Barstow Avenues to the west and east. Because some of the immediately surrounding area is not developed,the planned major street and intersection improvements have not yet been completed as required by adopted plans,.policies and development standards. However, the proposed project, as well as other urban land uses developed as planned by the 2025 Fresno General Plan,will be required to construct the planned major street system consistent with the public facility and service delivery requirements of the Urban Growth Management Program. In addition, development of the project site will be subject to the payment of all applicable development fees including updated, or new, urban growth management fees. An appropriate, reasonable and legally permissible method of addressing capacity deficiencies has been presented to Caltrans for consideration. This method utilizes the master storm water drainage facility planning and fee program established by the Fresno Metropolitan Flood Control Agency as a model. Using.this model, Caltrans is responsible for providing a master facilities plan, development fee schedule and assurances of compliance with constitutional and statutory requirements (Mitigation Fee Act-AB 1600)which apply to the City of Fresno. Should Caltrans develop a master facilities plan and.development impact fee program consistent with this model it will be applied to any final tract map or other applicable development entitlement for this project. In order to alleviate the impact of this project upon the City of Fresno's street system and to provide for a smooth flow of traffic to and from the project, the property owner/developer will be required to dedicate, upon submittal and approval of.a development plan, a portion of the subject site for street purposes in accordance with adopted plans and policies such as the Major Street and Highway Plan, the Circulation Element of the General Plan, an Official Plan Line, a Director's Determination, or a local street public improvement standard as determined by the Director. Every development must also construct a portion of the planned major street system, including off-site extensions as required by Urban Growth Management Policies. In addition, the residents of the proposed project will contribute to the construction of state highway facilities and regionally significant streets through the Measure "C" local transportation sales tax program. These and other street plans are the product of careful planning that projects traffic capacity needs based on the densities and intensities of planned land uses anticipated at build-out of the planned area. These streets will provide adequate access to and recognize the traffic generating characteristics of individual properties and, at the same time, afford the community an adequate and efficient circulation system. INITIAL STUDY Environmental Assessment No. A-03-21/R-03-83/C-04-42/T-5247 Page 11 May 12, 2004 Mitigation Measures 1. The proposed project shall implement and incorporate, as applicable, the traffic and circulation related mitigation measures as noted in the attached Project Specific Monitoring Checklist dated May 12, 2004. 2. The proposed project shall implement and incorporate, as applicable, the traffic and circulation related mitigation measures as identified in the attached Master Environmental Impact Report No. 10130-2025 Fresno General Plan Mitigation Monitoring Checklist dated. May 12, 2004. 11.0-URBAN SERVICES 11.1—Availability of Fire Protection The project site is located within the city's Urban Growth Management Area and must comply with the applicable service delivery requirements necessary to provide not less than the minimum acceptable level of fire protection facilities and services appropriate for urban uses. The proposed project is located more than three miles from the site for the temporary and permanent City of Fresno Fire Station Nos. 14 and 16. Therefore, the applicant will be . required to mitigate this through measures determined by the City of Fresno Fire Department through the processing of the tentative tract map. 11.6—Availability of Sewer Lines of Adequate Capacity The Public Utilities Department 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 North,Grantland, West Bullard and West Barstow Avenues. Mitigation Measures 1. The proposed project shall implement and incorporate, as applicable, the sewer related mitigation measures as noted in the attached Project Specific Monitoring Checklist dated May 12, 2004. 2. The proposed project shall implement and incorporate, as applicable, the sewer related mitigation measures as identified in the attached Master Environmental Impact Report No. 10130-2025 Fresno *General Plan Mitigation Monitoring Checklist dated May 12, 2004. 11.7—Availability of Storm Water Drainage Facilities On or Off Site In order to avoid or reduce the discharge of pollutants into the storm water sewer system,the U.S. Environmental Protection Agency requires that a Notice of Intent for a.general National Pollutant Discharge Elimination System permit be filed for a variety of industrial uses and for any construction site of five or more acres of land. The property owner of this development site has been informed of that requirement and of his, and any business owner's, responsibility to ensure that the Notice of Intent is filed in accordance with the regulations published in Volume 55, No. 222, of the Federal Register. 14.0—HISTORICAL/ARCHAEOLOGICAL There are no adjacent historical or archaeological sites. To ensure that any possible sites will be protected, the following conditions have been added to this special permit approval: 1. If archaeological and/or animal fossil material is encountered during project surveying,grading,excavating, or construction, work shall stop immediately. INITIAL STUDY • Environmental Assessment No. A-03-21/R-03-83/C-04-42/T-5247 Page 12 May 12, 2004 2. If there are suspected human remains, the Fresno County Coroner shall be immediately contacted. If the remains or other archaeological material is possibly Native American in origin, the Native American Heritage Commission shall be immediately contacted,and the California Archaeological Inventory/Southern San Joaquin Valley Information Center shall be contacted to obtain a referral list of recognized archaeologists. An archaeological assessment shall be conducted for the project, the site shall be formally recorded, and recommendations made to the City as to any, further site investigation or site avoidance/preservation. 3. If animal fossils are uncovered, the Museum of Paleontology at U.C. Berkeley shall be contacted to obtain a referral list of recognized paleontologists. An assessment shall be conducted by a paleontologist and, if the paleontologist determines the material to be significant, it shall be preserved. DETERMINATION Based upon these previous actions and the applicability of adopted development standards, plan policies/ implementation measures,and applicable mitigation measures of the above-referenced environmental documents, it is concluded that the proposed land uses will not result in a significant indirect adverse environmental effect. On the basis of this initial evaluation, it is determined that the proposed project is consistent with all applicable city plans and policies and conforms to all applicable zoning standards and requirements. Pursuant to Section 15070 of the California Environmental Quality Act(CEQA)Guidelines, it is further determined that there is no substantial evidence in the record that the proposed project may have a significant effect on the environment. This is based upon the mitigation measures required as conditions of proiect approval which are referenced by this environmental assessment and are conditions upon which a mitigated negative declaration can be recommended. A MITIGATED NEGATIVE DECLARATION WILL BE PREPARED. SAC:K:\Master Files-2003\—PLAN AMENDMENTS\A-03-21,R-03-83-C-04-42-T-5247-SAC\A-03-21-R-03-83-C-04-42-T-5247-IS.wpd U- 0 W X X X O cm p O o CL c a N orn0 U c O cm, r aQ100 S 0 3 [CI V .. C O p C U 'd dCO m apQ Q :± = Jaz co w D Qin 0ujw Um adi c C adi �'C ad) cC ZD c 0 0 •E 0 a E 0 Q c d c fc0 E O C E ") G �. m d t'7 J a: 0 ma oc � `o.. Ca r drn > rn o g � CL (D 3a .=_ a>) od.cm w U c C O � ( � 0 - Z af- a m0 a �- a m0 a. c:m0 W o 0 0 0 0 WF- iam -aEi CaEi ZW o = o = o> Z N UJ0.0 CL C: CL CL 0 C: 0 CO d 0 c J v � J m 0 :r m 0 • `° o •° LL � � ej� gm CL o � � � ° a. Js roi o om a- Mccoo aom ul o _ .. . 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