HomeMy WebLinkAboutT-5413 - Conditions of Approval - 1/11/2006 City of REPORT TO THE PLANNING COMMISSION AGENDA ITEM NO. IX-F
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COMMISSION MEETING 9/7/05
September 7, 2005 APPROVED BY
FROM: STAFF, Planning Divisi
Planning and Developm t De t DEPARTMENT i ToR
SUBJECT: CONSIDERATION OF REZONE APPLICATION NO. R-04-106,
CONDITIONAL USE PERMIT APPLICATION NO. C-04-322, VESTING
TENTATIVE TRACT MAP NO. 5413/UGM, AND ENVIRONMENTAL FINDING
FOR ENVIRONMENTAL ASSESSMENT NO. R-04-106/T-5413/C-04-322
EXECUTIVE SUMMARY
Rezone Application No. R-04-106 proposes to change the zone district from the AE-20/UGM (Exclusive
Twenty Acre Agricultural/Urban Growth Management) zone district to the R-1/UGM (Single Family
Residential/Urban Growth Management) zone district for approximately 19.5 acres (net) of property
located on the southeast corner of South Armstrong and East Hamilton Avenues. The applicant,
Lafferty Homes, has also filed Vesting Tentative Tract Map No. 5413/UGM and Conditional Use Permit
Application No. C-04-322 proposing to subdivide the subject property into a 92-lot (plus two outlots),
single family residential planned development subdivision at an overall density of 4.7 units per acre.
The applications would bring the subject property into conformance with the 2025 Fresno
General Plan and the Roosevelt Community Plan. The rezone and conditional use permit
applications and subdivision map are supported by staff.
PROJECT INFORMATION
PROJECT A 92-lot ' (plus two outlots) single-family residential planned
development, subdivision on 19.5 acres (net) of property to be
developed at an overall density of 4.7 dwelling units per acre
APPLICANT Lafferty Homes (Engineer: Ingles-Braun Associates)
LOCATION Southeast corner of East Hamilton and South Armstrong Avenues
(Council District 5, Councilmember Dages)
SITE SIZE 19.5 acres (net)
LAND USE Existing - Vacant
Proposed - Single Family Residential
ZONING Existing - AE-20/UGM (Exclusive Twenty Acre Agricultural/Urban
Growth Management)
Proposed - R-1/UGM (Single Family Residential/Urban Growth
Management)
PLAN DESIGNATION The proposed R-1/UGM zone district and 92-lot single family
AND CONSISTENCY residential subdivision is consistent with the 2025 Fresno General
Plan and Roosevelt Community Plan designation of the site for
medium low density residential planned land uses
REPORT TO THE PLANNING COMMISSION
Rezone Application No..R-04-106
Conditional Use Permit No. C-04-322
Vesting Tentative Tract Map No. 5413/UGM
September 7,2005
Page 2
ENVIRONMENTAL FINDING Finding of Conformity to the 2025 Fresno General Plan Master
Environmental Impact Report (MEIR) No. 10130 dated August 16,
2005
PLAN COMMITTEE The Roosevelt Community Plan Advisory Committee reviewed the
RECOMMENDATION project on May 9, 2005 and unanimously recommended that the
project be approved
STAFF RECOMMENDATION Recommend approval of rezone application and approve vesting
tentative tract map and conditional use permit subject to compliance
with the Conditions of Approval for T-5413/UGM dated September 7,
2005 and Conditions of Approval for C-04-322 dated September 7,
2005.
BORDERING PROPERTY INFORMATION
Planned Land Use Existing Zoning Existing Land Use
North AE-20/UGM (Exclusive
Medium Low Density Residential Twenty Acre Agricultural
Agricultural/Urban Growth
Management)
South AE-20/UGM (Exclusive Agricultural
Medium Low Density Residential Twenty Acre
Agricultural/Urban Growth.
Management)
East Medium Low Density Residential AE-20/UGM (Exclusive Agricultural
Twenty Acre
Agricultural/Urban Growth
Management)
West Medium-Low Density Residential AE-5/UGM (Exclusive Five Agricultural
Acre Agricultural/Urban
Growth Management)
ENVIRONMENTAL FINDING
„ -,The initial study prepared for Environmental Assessment No. R-04-106/C-04-322/T-5413 considered
' potential environmental impacts associated with the subject rezone application, conditional use permit
and subdivision map request. The study indicates that the project, if approved, would conform to the
land use designation and land use policies of the 2025 Fresno General Plan and,is within the scope of
�;` Master Environmental Impact Report No. 10130. Therefore, staff has issued a finding that the project
REPORT TO THE PLANNING COMMISSION
Rezone Application No. R-04-106
Conditional Use Permit No. C-04-322
Vesting Tentative Tract Map No. 5413/UGM
September 7, 2005
Page 3
proposal is in conformance to the 2025 Fresno General Plan Master Environmental Impact Report
(MEIR No. 10130) dated August 16, 2005, which incorporates a MSIR Mitigation Monitoring Checklist.
This environmental finding was properly noticed with no comments filed within the 20-day review and
comment period.
BACKGROUND/ANALYSIS
The applicant, Lafferty Homes, has filed Rezone Application No. R-04-106, Conditional Use Permit
Application No. C-04-322 and Vesting Tentative Tract Map No. 5413/UGM for approximately 19.5 (net)
acres of property located on the southeast corner of East Hamilton and South Armstrong Avenues . The
rezone application proposes to reclassify the subject property from the AE-20/UGM (Exclusive Twenty
Acre AgriculturallUrban Growth Management) zone district to the R-1/UGM (Single Family
ResidentiallUrban Growth Management) zone district. Vesting Tentative Tract Map No. 5413/UGM
proposes to subdivide the 19.5-acre site into a 92-lot (plus two outlots) single family residential
subdivision at an overall density of 4.7 dwelling units per acre. Conditional Use Permit Application No.
C-04-322 proposes.to allow for the development of the subdivision as a. planned development with
modified building setbacks and lot sizes.
On November 19, 2002, the City Council, through Resolution No. 2002-379, adopted the 2025 Fresno
General Plan which also adopted the Roosevelt Community Plan. The Roosevelt Community Plan
designates the subject property for medium-low (2.19-4.98 dwelling units per acre) density residential
land uses. The applicant wishes to pursue development of the subject property with 92 single family
homes. The requested R-1/UGM (Single Family ResidentiallUrban Growth Management) zone district
is considered consistent with the medium-low density residential land use designation. Furthermore, the
proposed development with a density of 4.7 dwelling units per acre demonstrates that the project site
will be developed within the overall density of dwelling units anticipated by the 2025 Fresno General
Plan and Roosevelt Community Plan.
"Ziar6�r
The Roosevelt Community Plan Citizens' Advisory Committee reviewed the proposed rezone, tentative
tract map and conditional use permit applications at its meeting on May 9, 2005. The Committee
unanimously recommended approval of the project, subject to the installation of open space in the form
of a linear park/trail and the project being designed with landscaped median entry ways.
Water Resources and Public Water Supply
The Water Division of the Department of Public Utilities has determined that there is an adequate source
of water available to serve the project with the implementation of the UGM service delivery requirements
and environmental impact mitigation measures. The nearest presently available water service line is
located in Butler and Armstrong Avenues.
The Fresno Metropolitan Flood Control District (FMFCD) has indicated that permanent flood control
service is not available for this project. The developer will be required to construct temporary facilities
until permanent facilities become available.
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
v
REPORT TO THE PLANNING COMMISSION
Rezone Application No. R-04-106
Conditional Use Permit No. C-04-322
Vesting Tentative Tract Map No. 5413/UGM
September 7,2005
Page 4
identified by the project environmental assessment/initial study will provide an adequate, reliable and
sustainable water supply for,the project's urban domestic and public safety consumptive purposes.
Sewage Collection System Capacity
Several major facility improvement projects have been implemented at the City of Fresno's Regional
Wastewater Treatment and Reclamation Facility in order to accommodate the projected rates of
population and employment growth up to a projected population holding capacity of 590,000 people.
These improvements have been completed to provide an expanded wastewater treatment and
reclamation capacity of 80 million gallons per day (MGD), which is sufficient to accommodate continued
planned urban development including the proposed project.
The Department of Public Utilities has determined that adequate sanitary sewer service is available to
serve the project, subject to the mitigation measures imposed with the environmental assessment. The
nearest public sanitary sewer main to serve this project is located in East Hamilton Avenue at South
Burgan Avenue.
Circulation Element Plan Policies and Major Street System Traffic Capacity
The 2025 Fresno General Plan designates East Hamilton Avenue as a collector street, with a 84-foot
right-of-way width and designates South Armstrong Avenue as a collector street, with a 94-foot right-of-
way. The applicant will be required to dedicate and construct improvements on East Hamilton and
South Armstrong 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 South Armstrong and East Hamilton Avenues for all residential lots
adjacent to these major street frontages. These street improvements are outlined in more detail in the
Vesting Tentative Tract Map No. 5413/UGM Conditions of Approval dated September 7, 2005.
Because the immediately surrounding properties are not developed, the planned major street and
_intersection improvements have not yet been completed as required by adopted plans, policies and
development`staridards: }however, the propose project"as'weii as other urban land uses"developedas_."
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, the developer of this project, in accordance with the mitigation measures of
Master Environmental Impact Report (No. 10130) certified by the Council with the adoption of the 2025
Fresno General Plan, will be required to pay impact fees specific to the traffic signalization of the major
street intersections.
State Department of Transportation (Caltrans)
The California Department of Transportation (Caltrans), District 6, Office of Intergovernmental Relations
has commented that the project is not expected to create significant impacts to the State Highway
System.
Subdivision Design/Streets and Access Points
This subdivision is proposed to have one access point to East Hamilton Avenue and one access point to
South Armstrong Avenue. The Public Works Department, Transportation Planning Section has reviewed
the rezone application, conditional use permit and tentative, tract map. Public Works staff has
REPORT TO THE PLANNING COMMISSION
Rezone Application No. R-04-106
Conditional Use Permit No. C-04-322-
Vesting Tentative Tract Map No. 5413/UGM
September 7, 2005
Page 5
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
East Hamilton Avenue and South Armstrong Avenue to their ultimate planned width.
Landscaping/Open Space/Walls
Given that the proposed subdivision abuts planned collector streets, the developer will be required to
install 15 feet of landscaping along.East Hamilton and South Armstrong Avenues (collectors). 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.
It is also noted that the project includes an area of approximately one acre along Hamilton Avenue
which will be designed as linear open space. This open space will provide the required five percent
open space mandated by Roosevelt Community Plan Policy No. 1-17.3. It is noted that this open space
area is also intended to aid in providing the required five percent open space for Tentative Tract No.
5188 at the northwest corner of Hamilton and Temperance Avenues.
Conditional Use Permit Application No. C-04-322
Conditional Use Permit Application No. C-04-322 was filed in conjunction with Vesting Tentative Tract
Map No. 5413 to allow the subdivision to be developed as a 92-lot planned development with public
streets. The conditional use permit also provides for the modification of the rear and front yard setback
standards of the R-1 zone district and the establishment of site and building design criteria.
The R-1 zone district development standards, Fresno Municipal Code (FMC), Section 12-211, specify a
minimum lot area requirement of 6,000 square feet. The district,standards also specify a minimum front
yard of 20 feet, a rear yard of 20 feet and a side yard of 5 feet. However, the planned development
conditional use permit provisions of FMC Section 12-306-N-21 allow for the modification of these
standards with-the approval of a"unified design_and_development plan. This special.-permit`application
proposes to modify the development standards to allow for a minimum front yard of 15 feet and rear) -
yard of 15 feet. All lots are proposed to maintain the maximum building height requirements of the R-1
zone district.
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 2025 Fresno
General Plan and the Roosevelt Community Plan designates the site for medium-low density
REPORT TO THE PLANNING COMMISSION
Rezone Application No. R-04-106
Conditional Use Permit No. C-04-322
Vesting Tentative Tract Map No. 5413/UGM
September 7, 2005
Page 6
residential land uses and the project design meets the density and zoning ordinance criteria for
development in these plan designations,
2. This site is physically suitable for the proposed type and density of development, because
conditions of approval will ensure adequate access and drainage on and off the site.
3. The proposed subdivision design and improvement is not likely to cause substantial and
considerable damage to the natural environment, including fish, wildlife or their habitat, because of
the urbanized nature of the area in which the site is located.
4. The proposed subdivision design and improvements are not likely to cause serious public health
and safety problems, because the conditions of approval have shown and will 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.
"onditionall Use.Permit Findings =-
Based upon analysis of the conditional use permit application and subject to the applicant's compliance
with all of the conditions of approval noted below, staff concludes that the following required findings of
Section 12-405-A-2 of the Fresno Municipal Code (FMC) can be made.
FINDINGS PER FRESNO MUNICIPAL CODE SECTION 12-405-A-2.
a. All applicable provisions of this Code are complied with and the site of the proposed use is adequate in
size and shape to accommodate said use, and accommodate all yards, spaces, walls and fences, parking,
loading, recycling areas, landscaping, and other required features;and,
Finding a , The subject site has an adequate amount of space to meet all applicable requirements of the
Code and as established in the Special Permit conditions of approval dated September 7, 2005,
including yards, spaces, walls and fences, parking, landscaping and other required features.
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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,
REPORT TO THE PLANNING COMMISSION
Rezone Application No. R-04-106
Conditional Use Permit No. C-04-322
Vesting Tentative Tract Map No. 5413/UGM
September 7, 2005
Page 7
Finding b Staff from the Public Works Department, Transportation Planning Section has determined that
the proposed development can be accommodated by the adjacent streets and the proposed
project will be conditioned upon improvement of the adjacent major streets to their ultimate
" a� x Y width.
.a. '4' "Ismt?A�4."s's
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.
° iridmg c, The staff of the Planning and Development Department has determined that the proposed use
will not be detrimental to the public welfare or be injurious to property or improvements in the
area in which the property is located if developed in accordance with the various
p 4 9 P
conditions/re uirements established through the related tentative tract ma application lication review
and conditional use permit application review process.
Action by the Planning Commission regarding the rezone application will be a recommendation to the
City Council. Planning Commission action on the proposed tentative tract map and conditional use
permit, unless appealed to the Council, is final.
CONCLUSION( RECOMMENDATION
It is recommended that the Planning Commission take the following actions:
1. RECOMMEND APPROVAL of the environmental finding for Environmental Assessment
No. R-04-106/C-04-322/T-5413 dated August 16, 2005, that the project proposal conforms to the
provisions of the 2025 Fresno General Plan Master Environmental Impact Report (MEIR
No. 1.0130).
2. RECOMMEND APPROVAL to the City Council of Rezone Application No. R-04-106 which
proposes to rezone the project site from the AE-20/UGM (Exclusive Twenty Acre
Agricultural/Urban Growth Management) zone district to the R-1/UGM (Single Family
Residential/Urban Growth Management)zone district.
3. APPROVE Vesting Tentative Tract Map No. 5413/UGM subject to compliance with the Conditions
of Approval dated September 7, 2005.
4. APPROVE Conditional Use Permit Application No. C-04-325 subject to compliance with the .
Conditions of Approval and Exhibits A thru U dated September 7, 2005.
DEB:lelAMCommon\Master Files-2004REZONEIR-04-106,T-5413 PC Rpt 9-7 -05.doc
Attachments: Vicinity Map
Aerial Photo
Vesting Tentative Tract Map No. 5413/UGM dated June 9, 2005
Building Elevations
Floor Plans
REPORT TO THE PLANNING COMMISSION
Rezone Application No. R-04-106
Conditional Use Permit No. C-04-322
Vesting Tentative Tract Map No. 5413/UGM
September 7, 2005
Page 8
Conditions of Approval for T-5413/UGM dated September 7, 2005, including letters from
Fresno Metropolitan Flood Control District (05/23/05), San Joaquin Valley Air Pollution
Control District (05/18/05), Solid Waste Division (05/31/05), Public Works Department
Memoranda (08/24/05 &05/19/05), Traffic Division(06/1/05)
Letter from Caltrans dated May 5, 2005
Conditions of Approval for C-04-322 dated September 7, 2005
Environmental Assessment No. R-04-106/C-04-322lT-5413, Finding of Conformity to the
2025 Fresno General Plan Master Environmental Impact Report (MEIR No. 10130)
dated August 16, 2005
CITY OF FRESNO
PLANNING AND DEVELOPMENT DEPARTMENT
CONDITIONS OF APPROVAL
September 7, 2005
VESTING TENTATIVE TRACT MAP NO. 5413/UGM
Southeast corner of East Hamilton and South Armstrong 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.5413/UGM entitled"Exhibit A,"
dated June 9,2005,the subdivider may prepare a Final Map in accordance with the approved
tentative map. Related Rezone Application No. R-04-106 shall be approved by the City
Council to become effective prior to Final Map approval.
2 Submit grading .plans-arid-a=soils report-to the 0-i of-Fresno.P-lanning
p and Develo meant
: - - � ..
Dert
pament for verification-prior.to Final Map--a-pp
approval (Reference: Sections 12-1022 and - '-
12-1023 of the Fresno Municipal Code). Grading plans shall indicate the location of any
required walls and indicate the proposed width of required landscape easements or strips.
Approval of the grading plan is required prior to Final Map approval.
3. At the time of Final Map submittal,the subdivider shall submit engineered construction plans
to the City of Fresno Public Works, Public Utilities, and Planning and Development
Departments for grading, public sanitary sewer system, public water system, street lighting
system, public streets, and storm drainage, including other technical reports and engineered'
plans as necessary to construct the required public improvements and work and applicable
processing fees.
4. Engineered construction plans shall be approved by the City prior to the approval of the Final
Map. If,at the time of Final Map approval,such plans have not been approved,the subdivider
shall provide performance security in an amount established by the City to guarantee the
completion of plans
Conditions of Approval
Vesting Tentative Tract Map No. 5413/UGM
September 7, 2005
Page 2
5. Public utilities easements, as necessary, shall be shown on the Final Map and dedicated to
the City of Fresno. Public utility easements beyond the limits of the Final Map,but required as
a condition of development, shall be acquired at the subdivider's cost and shall be dedicated
by separate instrument at the time of Final Map approval. The relocation of existing utilities
necessitated by the required public improvements shall be paid for by the subdivider. The
subdivider is responsible to contact the appropriate utility company for information.
6. Comply with the conditions, policies and standards set forth in the City of Fresno, Municipal
Code, Article 10, Chapter 12, "Subdivision of Real Property;" Resolution No. 68-187," City
Policy.with Respect to Subdivisions;" and City of Fresno Standard Specifications, 2002
Edition, and any amendments thereto.
7. The developer/owner shall pay applicable fees for, but not limited to, plan checks for street
improvements and other grading and construction; street trees, street signs, water service,
sewering, and inspections in accordance with the City of Fresno Master Fee Schedule (City
Resolution No. 79-606 and No. 80-420) and any amendments, modifications, or additions
thereto; and in accordance with the requirements of State law as related to vesting tentative
maps.
8. The subdivider shall furnish to the City acceptable security to guarantee the construction of the
off-site street improvements in accordance with all applicable provisions of the Fresno
Municipal Code and the State Subdivision Map Act. The subdivider shall complete all the
public improvements.prior to the approval of the Final Map by the City. If,at the time of Final
Map approval, any public improvements have not been completed and accepted in
accordance with the standards of the City,the subdivider may elect to enter into an agreement
with the City to thereafter guarantee the completion.of the improvements.
9. As a condition of Final Map approval, the subdivider shall furnish to the City a subdivision
guarantee listing all parties having any right,title,or interest and the nature of their interest per
State law.
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lots(including Outlots A and B),which abut these streets. Provide vehicular access to Outlot
B from these streets to allow for maintenance of water well. Ref. Section 12-1011-f-3 of the
Fresno Municipal Code.
11. 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.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. 5413/UGM.
wi,
Conditions of Approval
Vesting Tentative Tract Map No. 5413/UGM
September 7, 2005
Page 3
Landscaping and Walls
12. Provide a 15-foot landscaped easement(and irrigation system)along the side or rear property
lines of all lots which side-onto or back-onto East Hamilton and South Armstrong Avenues.
Ref. Section 12-1011-f-3 of the Fresno Municipal Code.
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 South Armstrong and East Hamilton
Avenue and Outlot A may be the responsibility of the City's Community Facilities District No.2.
Contact the Public Works Department, Engineering Services Division, for information
regarding the City's District and comply with the requirements noted in the memorandum from
the Public Works Department, Engineering Services Division, dated May 19, 2005. The
property owner shall petition the City for annexation to the City's District prior to Final Map
approval.
14. If the developer/subdivider elects to petition for annexation into the City's Community Facilities
District, he/she shall be required to provide the City of Fresno, Department of Public Works,
with copies of signed acknowledgments from each purchaser of a lot within the subdivision,
attestingto the purchasers understanding that the lot will have an annual maintenance
assessment and that he/she is aware of the estimated amount of the assessment. The
developer/subdivider shall execute and record a covenant on each lot providing notice
that the subject property is subject to annual payment of the Community Facilities
District assessment.
15. Should the City Council not approve the annexation of such landscape areas into Community
- Facilities District No.2,the prope.rt- owner/develoer shall create a homeowner's association-- _
_.
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Conditions, and Restrictions (CC&Rs) and the proposed instruments for the homeowners
association shall be submitted to the Planning and Development Department for review two -
weeks prior to Final Map approval. Said documents shall be recorded with the Final Map or
alternatively submit recorded documents or documents for recording prior to final acceptance
of subdivision improvements. Said documents shall include assignment of responsibility to the
owner's association for landscaping and other provisions as stated in the Planning and
Development Department Guidelines for preparation of CC&Rs 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.
Construct a 6-foot high solid masonry wall along the rear or,side property lines of all lots which
back onto or side onto East Hamilton and South Armstrong Avenues (solid wall to meet the
requirements of Section 12-306-H, Fresno Municipal Code). Construct a 6-foot high solid
masonry wall along the rear property lines of lots 33 through 47 which back onto Outlot A.
Conditions of Approval
Vesting Tentative Tract Map No. 5413/UGM
September 7, 2005
Page 4
Construction plans for required walls showing architectural appearance and location of all
walls shall be submitted to the Planning and Development Department for review prior to Final
Map approval. Construction plans for required walls showing architectural appearance and
location of all walls shall be submitted to the Planning and Development Department for review
prior to Final Map approval.
17. Landscape Outlot A pursuant to Roosevelt Community Plan Policy No. 1-17.3, which
requires a minimum of 5 percent of the total project area (or .97 acre) to be developed for
open space use or contribute to a comparable open space feature as may be allowed by
plan policy at the time of final map approval.
Building Setbacks
18. Building setbacks shall be in accordance with Exhibit"A"of Conditional Use Permit Application
No. 04-322 dated September 7, 2005.
Information
19. Vesting Tentative Tract Map No. T-5413/UGM is subject to approval of related Conditional
Use Permit Application No. C-04-322.
20. Prior to the issuance of building permits for the subdivision,school construction fees shall be
paid to the Sanger Unified School District in accordance with the school district's adopted
schedule of fees.
21. Contact the United.States Postal Service, Fresno Office,for the location and type of mailboxes
to be installed in this subdivision.
22. 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
.ejrffi tZlviti6r'�n olTs rac:�SFt'a7riuiiy�n�rrt���c�iu�►r�7y=�a�irurrrr fvaiiF�iuvlsn��'rs�i=r�r�sr�� -.---_.
Municipal:Code Chapter 12, Article 10, Subdivision of Real Property:
23. 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.
24. If archaeological and/or animal fossil material is encountered during project surveying,
grading, excavating, or construction, work shall stop immediately.
25. 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
Conditions of Approval
Vesting Tentative Tract Map No. 5413/UGM
September 7, 2005
Page 5
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
h recommendations made to the City as to any further site investigation or site avoidance/
preservation measures.
26. 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.
27. 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
4.
State or local law, including a division into condominium interest as defined in Section 783 of
the Civil Code, the developer/owner shallfile 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
t, - -.
The application shall be filed prior to the approval of the Final Map(s) by the City and shall be
accompanied by a fee in an amount specified in the Master Fee Resolution for each separate
lot, parcel, or interest into which the original assessed lot, parcel or interest is to be divided.
The fee shall be in an amount sufficient to pay all costs of the City and the Engineer of Work
responsible for determining the initial assessment in making the requested apportionment.
28. The subdivider shall comply with Regulation VIII of the San Joaquin Valley Air Quality Pollution
Control District for the control of particulate matter and fugitive dust during construction of this
project.
Conditions of Approval
Vesting Tentative Tract Map No. 5413/UGM
September 7, 2005
Page 6
29. The subdivider shall obtain any and all permits required for the removal or demolition of any
building or structure located within the subdivision boundaries. The developer shall also
obtain any and all permits required for the closure of any septic tank,cesspool, or water well.
All permits shall be obtained prior to commencement of such work in accordance with Chapter
13 of the Fresno Municipal Code.
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.
See the attached memorandum from the Solid Waste Division dated May 31, 2005.
PARK SERVICE
31. Comply with the attached memorandum from the Department of Public Works dated August
24, 2005.
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. Fire service will be provided by City of Fresno Fire Station No. 15. Provide residential fire
hydrants and fire flows per Public WorksStandards with two sources of water.
34. Occupancy of the homes within the tract shall not be permitted until Fire Station No. 15 is fully
staffed and operational.
,35: Access is acceptable as shown. There shall:beat least two:points of access to the subdivision _
c�unng c�ristru TIJUN' --- - ---: = - --
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.
e
Conditions of Approval
Vesting.Tentative Tract Map No. 5413/UGM
September 7, 2005.
Page 7
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(i.e.,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, 8-801 and Resolution
No. 78-522/88-229.
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 No.68-187,78-522,81-219 and 88-229 or
any modification thereto approved by the City Traffic Engineer prior to Final Map approval.
Upon completion of the work by the subdivider and acceptance of the work by the City, the
street lighting system shall be dedicated to the City. Submit engineered construction plans to
the Public Works Department for approval.
42. All dead-end streets created by this subdivision shall.be properly barricaded in accordance
with City standards within seven days from the time the streets are surfaced oras 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.
++: titi"`f'eZ uire l' ryr�irig anc- �np�rig shah"UC-dune aV► s a� ='ren-rJy ��is v��up`lari�v�triet:=T
signing and striping plans shall be done per the current Caltrans standards and shall be
submitted along with the street construction,traffic signal and streetlight plans for this tentative
map to the Planning and Development Department.
I A
MAJOR STREETS
East Hamilton Avenue (Collector):
45. Dedicate 42-43 feet of property from section line for public street purposes,within the limits of
this development to meet the current City of Fresno Collector Standards. Reference. Public
Works Standard P-69.
46. Construct concrete curb, gutter and sidewalk to Public Works Standard P-5. The sidewalk
pattern shall be constructed to a 10-foot residential pattern.
4.'
Conditions of Approval
Vesting Tentative Tract Map No. 5413%UGM
September 7, 2005
Page 8
47. Construct 20 feet of permanent paving (measured from face of curb) within the limits of this
subdivision.
48. 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.
49. Construct an 80 foot bus bay, curb and gutter at the southeast corner of Hamilton and
Armstrong to Public Works Standard P-73, complete with a 10-foot monolithic sidewalk.
50. Relinquish direct vehicular access rights to East Hamilton Avenue from all lots within the
subdivision (Including Outlots A and B, except for water well maintenance purposes).
South Armstrong Avenue (Collector)
51. Dedicate 47-61 feet of propertyfrom section line for public street purposes,within the limits of
this development.
52. Construct concrete curb and gutter to Public Works Standard P-5. The parkway shall be
constructed to a ten foot pattern.
53. Construct 20 feet of permanent pavement (measured from face of curb)within the limits of the
tract:
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-8 for
collector streets.
55. Relinquish direct vehicular access rights to South Armstrong Avenue from all lots within this
tract (including Outlot B, except for water well maintenance purposes).
INTERIOR STREETS
56. Design and construct all curb, gutter, sidewalk (both sides), permanent paving,cul-de-sacs,
and underground street lighting systems on all interior local streets to Public Works Standards.
Sidewalk patterns shall comply with Public Works API. Standards for 50-foot and 54-foot
streets.
57. Any temporary dead-end streets created by this subdivision shall be properly barricaded in
accordance with Public Works Standard P-44.
58. Dedicate a one foot pedestrian easement across the frontage of all lots.
Conditions of Approval
Vesting Tentative Tract Map No.5413/UGM
September 7, 2005
Page 9
Specific Requirements
59. 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.
60. Vacate all underlying existing streets with the proposed map.
61. Relinquish direct vehicular access rights to the south side of proposed Lot 56 and the east
side of proposed lot 33.
62. Provide a minimum of 62 feet of right of way at all entrances into the subdivision. Seven feet
from property line to curb,.20 feet from curb to median curb face, eight feet from median curb
face to median curb face,20 feet from median curb face to curb and seven feet from curb face
to property line.
63. Provide a corner,cut-off area at the intersections of South Joshua/East Hamilton'Avenues,
and East Braly/South,Armstrong Avenues in accordance with Section 12-306-H-3-d of the
FMC. Corner cut-offs are established to provide an unobstructed view for vehicular and
pedestrian traffic approaching an intersection. They are a triangular area formed by the
property lines and diagonal line adjoining points on the property lines, measured a specific
distance from the point of their intersection. At the intersections of streets,this distance is 30
feet. The corner cut-off area shall be landscaped (including an irrigation system),and may be
included within the City's Community Facilities District.
Urban Growth Management Requirements
64. This Map is in UGM major street zone D-1/E-2;therefore pay all applicable UGM Fees.
East Hamilton Avenue (Collector):
1:d '.-s tAL-1 c .... . c_ ,
-- c'� diG t� ai i 'L YrsFt7c,t`t.L`Gci=rtc:f tram' zir.;r sa„L
with 250 foot left turn lanes at all major intersections. An additional 6 feet of paving shall be
required adjacent to the left turn lanes. Dedication shall be sufficient to accommodate
additional paving and any other grading or transitions as necessary based on a 45 MPH
design speed.
66. Install a signal pole with a 150-watt safety light to Public Works Standards at the southeast
corner of East Hamilton and South Armstrong Avenues.
67. Dedicate and construct two center section travel lanes, from Fowler to Armstrong, with 250
foot left turn lanes at all major intersections. An additional 6 feet of paving shall be required
adjacent to the left turn lanes. Dedication shall be sufficient to accommodate additional paving
and any other grading or transitions as necessary based on a 45 MPH design speed.
t:
rr
Conditions of Approval
Vesting Tentative Tract Map No. 5413/UGM
September 7, 2005
Page 10
Armstrong Avenue (Collector):
68. Dedicate and construct two 17-foot center section travel lanes within the limits of the
subdivision, with 250 foot left turn lanes at all major intersections. An additional 6 feet of
paving shall be required adjacent to the left turn lanes. Dedication shall be sufficient to
accommodate additional paving and any other grading or transitions as necessary based on a
45 MPH design speed.
Temperance Avenue -
69. Design and construct a Major Street Bridge(No.65)at the intersection of Temperance and the
Briggs No. 7 Canal. Public Works will apply this requirement to a minimum of four other
E subdivisions with each subdivision being responsible for a fee no greater than 1/5 of the cost
of said bridge.Bridge construction shall occur prior to close out of this subdivision or at such
time that the City Engineer deems it necessary, whichever occurs first.
SANITARY SEWER SERVICE
The nearest existing sewer main is a 15-inch sewer main in East Hamilton Avenue at South Burgan
Avenue. The following conditions are required to provide sanitary sewer service to the tract.
70. Construct a 12-inch sewer main in East Hamilton Avenue,from South Burgan Avenue east to
South Armstrong Avenue.
71. Construct an 8-inch sanitary sewer main in East Hamilton Avenue from South Armstrong
Avenue east across the project frontage.
72. Construct an 8-inch sanitary sewer main in South Armstrong Avenue from East Hamilton
Avenue south across the project frontage.
73 Sanitaw sewer mains aha!' be extended within the proposed tact to provide sewer service to
each lot created.
74. Separate sewer house branches shall be provided to each lot created within the subdivision.
75. All public sewer facilities shall be constructed in accordance with Public Works Department
standards, specifications, and policies.
76. Engineered improvement plans prepared by a Registered Civil Engineer shall be submitted for
Department of Public Utilities review and approval for proposed additions to the sanitary sewer
system.
77. Abandon all existing on-site private sanitary sewer systems.
d
Conditions of Approval
Vesting Tentative Tract Map No. 5413/UGM
September 7, 2005
Page 11
Urban Growth Management Requirements
78. Sewer lateral, Oversize Sewer, Trunk Sewer and Wastewater Facilities charges are due and
shall be paid for the project.
79. The project is located within Sewer Oversize Reimbursement Service Area No. 35.
WATER SERVICE
There are existing 14-inch water mains in Butler Avenue between Armstrong and Temperance Avenues
and in Hamilton Avenue east of Armstrong Avenues. The following conditions are required to provide
water service to the tract. Water mains shall be installed before street improvements and paving.
80. Construct a 14-inch water main (including installation of City fire hydrants) in South Armstrong
Avenue from East Butler Avenue south across the frontage of the development.
81. Construct a 14-inch water main (including installation of City fire hydrants) in East Hamilton
Avenue from South Armstrong Avenue east across the project frontage.
82. Water mains (including installation of City fire hydrants)shall be extended within the proposed
tract to provide water service to each lot created.
83. Separate water services with meter boxes shall be provided to each lot created.
84. 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.
85 All public water facriities sha[i-6 cons ruc eq in accordance wife Gl y ofi Fresno s anaarc3s
specifications, and policies.
86. Construct a water supply well(s)on a site(s)dedicated to the City of Fresno. The well(s)shall
be capable of producing a flow amount to meet a total demand of 500 gallons per minute,
sufficient to serve peak water demand for the project and for fire suppression purposes,or an
alternative flow amount that is acceptable to the Public Utilities Director and Fire Department
Chief (or their designees). Well sites shall be of a size and at a location acceptable to the
Water Systems Manager. The cost of acquiring the well site and construction of the well shall
be reimbursed from UGM Water Supply Well Service Area Fund 501 s, in accordance with
established UGM policies.
87. Water well construction shall include wellhead treatment facilities, if required. The cost of
constructing wellhead treatment facilities shall be reimbursed from UGM Wellhead Treatment
Service Area Fund 501 s, in accordance with established UGM policies.
Conditions of Approval
Vesting Tentative Tract Map No. 5413/UGM
September 7, 2005
Page 12
88. Existing on-site wells within the boundaries of the proposed development shall be sealed and
abandoned in compliance with the California. Well Standards, Bulletin 74-90 or current
revisions, issued by California Department of Water Resources,and City of Fresno standards.
89. Engineered improvement plans prepared by a Registered Civil Engineer. are required for
proposed additions to the City Water System.
Urban Growth Management Requirements „
90. Payment of appropriate water connection charges at the time of final map approval subject to
deferral to building permit issuance as appropriate.
91. Payment for installation of water service(s) and/or meter(s) is required
92. . Pay UGM water fees for Water Service Area No. 501 S.
URBAN GROWTH MANAGEMENT REQUIREMENTS(GENERAL)
93. 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.
94. 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 }
95. The developer will be responsible for the acquisition of any necessary right-of-way to construct
any of the required improvements.
96. 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.
97. 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.
98. Should such acquisition not be accomplished by the subdivider prior to Final Map approval,
the subdivider must request and grant to the City the full authority to attempt acquisition either
through negotiation or through its power of eminent domain. The subdivider shall furnish to
the City Public Works Department, Engineering Division/ Real Estate Section, an.appraisal
i
Conditions of Approval
Vesting Tentative Tract Map No. 5413/UGM
September 7, 2005
Page 13
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.
99. 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
100. The subdivider shall be required to pay any applicable storm drainage fees to comply with
Fresno Municipal Code.Chapter 13, Article 13.
101. 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 23, 2005.
102. Any temporary ponding basins constructed or enlarged to provide service to the subdivision
shall be fenced in accordance with City standards within seven days from the time the basin
becomes operational or as directed by the City Engineer. Temporary ponding basins will be
created through a covenant between the City and the Developer prior to Final Map approval.
Maintenance of the temporary ponding basin shall be by the Developer until permanent
service for the entire subdivision is provided.
SAN JOAQUIN VALLEY AIR POLLUTION CONTROL DISTRICT
103. The developer/owner shall comply with the requirements in the letter from the San Joaquin
Valley Air.Pollution Control District dated:May_18;-2005,_for: Vesting Tentative Tract Map .
DEVELOPMENT FEES AND CHARGES
104. This project is subject to the following development fees and charges:
PARKS DEPARTMENT FEE 0 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
Conditions of Approval
Vesting Tentative Tract Map No. 5413/UGM
September 7, 2005
Page 14
e. Maintenance District Inspection fee $305.00
f. Reinspection fee $29.00
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT FEE/RATE
g. Metropolitan Flood Control District fee * Contact FMFCD for new fees.
Rates increased March 1, 2004.
SEWER CONNECTION CHARGES FEE RATE
h. Lateral Sewer Charge $0.10/sq. ft. (to 100-foot depth)
i. Oversize Charge $0.05/sq. ft. (to 100-foot depth)
j. Trunk Sewer Charge $344/living unit
Service Area: Fowler
k. Wastewater Facilities Charge $2,119/living unit
I. Copper Avenue Sewer Lift Station Charge n/a
m. Fowler Trunk Sewer Interim Fee Surety n/a
n. House Branch Sewer Charge n/a
o. Millbrook Overlay Sewer n/a
WATER CONNECTION CHARGES FEE RATE
--:�._ ---::.___... ._^.�_._C •� �' "�. 'n<'ire.. k rhe.-. .-_ _ - _..:—_. __. .._ t-.-o" b`.r�.r�i vvn�,vrf p[`� �Fr.,� 1�rAr(ry) - -- -----
sizes specified by owner;.fee for
service(s)and Meter(s)established by
the Master Fee Schedule.
q. Frontage Charge $6.50/lineal foot
r. Transmission Grid Main Charge $643/gross acre
S. Transmission Grid Main Bond Debt
Service Charge $243/gross acre
t. UGM Water Supply Fee $582/living unit
:- Service Area: 501 S
U. Well Head Treatment Fee $238/living unit
Service Area: 501
Conditions of Approval
Vesting Tentative Tract Map No. 5413/UGM
September 7, 2005
Page 15
V. Recharge Fee $75/living unit
Service Area: 501
w. 1994 Bond Debt Service $244/living unit
Service Area: 501
DEVELOPMENT IMPACT FEE
x. Northeast Fresno Policing Area n/a
y. Traffic Signal Charge $414.69/living unit
URBAN GROWTH MANAGEMENT FEE RATE/CHARGE"
z. UGM Fire Station Capital Fee $605/gross acre
Service Area: 15
aa. UGM Park Fee $2392/gross acre
Service Area 2
bb. Major Street Charge $3161/adj. acre
Service Area: D-1/E-2
cc. Major Street Bridge Charge $304/adj. acre
Service Area: D-1/E-2
dd. UGM Grade Separation Fee n/a
ee Trunk Sewer Charge n/a
Service Area: Fowler
ff.* Street Acquisition/Construction Charge n/a
DEB:lel:\K\2004 MASTER FILES\Rezone\R-04-106\T-5413-UGM-COA 9-7-05.DOC
}
File No.210.45
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
PUBLIC AGENCY DEVELOPER
Mr. Gil Haro, Planning Manager LAFFERTY GDCI FRESNO,LP..
Planning & Development Department 3180 CROW CANYON PLACE, SUITE 255
City of Fresno SAN RAMON, CA 94583
2600 Fresno Street -
Fresno, CA 93721
MAP NO. 5413 PRELIMINARY FEES See below
DRAINAGE AREA(S) " BM - DRAINAGE AREA BM $106,173.00
DATE S 23 fpm DRAINAGE AREA -
TOTAL FEE $106,173.00
The proposed development will generate storm runoff which produces potentially significant
environmental impacts and which must be properly discharged and mitigated pursuant to the Z
California Environmental Quality Act and the National Environmental Policy Act. The O
District in cooperation with the City and County has developed and adopted the Storm
Drainage and Flood Control Master Plan. Compliance with and implementation of this
Master Plan by this development project will satisfy the drainage related CEQA/NEPA impact
of the project mitigation requirements.
The proposed development shall pay drainage fees pursuant to the Drainage Fee Ordinance
prior to approval of the final map at the rates in effect at the time of such approval. The fee
indicated above is based on the tentative map. Contact the FMFCD project engineer prior to
approval of the final map for the fee.
1 - -
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�.nivxz r....:) Ul�:.iJi tv �v .�vilbi�ci �.rj
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.
5413 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. X a. Drainage from the site shall be directed to Hamilton Avenue and/or
Armstrong Avenue.
b. Grading and drainage patterns shall be as identified on Exhibit No. 1 // 2
C. The grading and drainage patterns.shown on the site plan conform to the
adopted Storm Drainage and Flood Control Master Plan.
2. The proposed development shall construct and/or dedicate Storm Drainage and Flood Control
Master Plan facilities located within the development or necessitated by any off-site
improvements required by the approving agency:
Developer shall construct facilities as shown on Exhibit No. 1 as "Master Plan
Facilities to be constructed by Developer".
X None required.
;. The following final improvement plans shall be submitted to the District for review prior to
final development approval:
X Grading Plan Storm Drain Plan X Final Map
X Street Plan Water& Sewer Plan Other
4. Availability of drainage facilities:
a. Permanent drainage service is available provided the developer can verify
to_tbe s�.ilsfaction of trae (pity of Fr-sno that runoff can be safely conve��Pd
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 Districtrecommends
temporary facilities until permanent service is available.
'T'o,..-..,..,-afy .,;1x1-.10 thfeug
. v p
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,
gement action. See attached Floodplain Policy
necessitating appropriate floodplain mana .
X Does not appear to be located within a flood prone area.
sacs 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.M4
of construction projects disturbing one or more acres, and discharges associated with industrial
activity not otherwise exempt from National Pollutant Discharge Elimination System (NPDES)
permitting, to implement controls to reduce pollutants, prohibit the discharge of waters other than
storm water to the municipal storm drain system,and meet water quality standards. These
requirements apply both to pollutants generated during construction; and to those which may be
generated by operations at the development after construction.
a.
State General Permit for Storm Water Discharges Associated with Construction
Activities, approved August 1999, (modified December 2002.) A State General
Construction Permit is required for all clearing, grading, and disturbances to the ground
that result in soil disturbance of at least one acre (or less than one acre if part of a larger
common plan of development or sale). Permittees are required to: submit a Notice of
Intent to be covered and must pay a permit fee to the State Water Resources Control Z
Board(State Board),develop and implement a'storm water pollution prevention plan,
eliminate non-storm water discharges, conduct routine site inspections,train employees O
in permit compliance, and complete an annual certification of compliance.
b. State General Permit for Storm Water Discharges Associated with Industrial Activities, j
April, 1997 (available at the District Office.) A State General Industrial Permit is
re aired fors ecific ty es of industnes described in the NPDES regulations or by =
_ - p _ P _
_ .__
Standard lndustnal- li ssitication (S1 j code. the of owing catego�i T1 1tiz 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.
5413 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 4 of 4
C. The proposed development is encouraged to select and implement storm water quality
controls recommended in the Fresno-Clovis Storm Water Quality Management
Construction and Post-Construction Guidelines (available at the District Office) to
meet the requirements of the State General Permits, eliminate the potential for non-
storm water to enter the municipal storm drain system,and where possible minimize
contact with materials which may contaminate storm water runoff.
7. A requirement of the District may be appealed by filing a written notice of appeal with the
Secretary of the District within ten days of the date of this Notice of Requirements.
8. The District reserves the right to modify, reduce or add to these requirements, or revise fees, as
necessary to accommodate changes made in the proposed development by the developer or
requirements made by other agencies.
9. X See Exhibit No. 2 for additional comments, recommendations and requirements.
Gerald E. Lakeman, Project Engineer: Rick yo s
District Engineer
C: INGELS-BRAUN & ASSOCIATES
875 W. ASHLAN AVE., 9102
CLOVIS, CA 93612
j
5413 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
OTHER REQUIREMENTS
EXHIBIT NO. 2
The Developer is required to provide storage in Basin "BM" by excavating 5,500 cubic yards as
directed by the District in an excavation permit obtained from.the District.
Drainage service may be available through the storm drainage facilities being constructed with
Tract 5290. If those.facilities are completed prior to Tract 5413 construction and the developer
can verify to the satisfaction of the City of Fresno that runoff can be safely conveyed to those
facilities, the recommendation for temporary facilities will be removed.
Development No. Tract 5413
engr\pertrit\exhibits2\tract\5413(0)
San Joaquin Valley
Air Pollution Control District
May 18, 2005 Reference No.:C20050328
David Braun 'D�
Planning and Development Department
.2600 Fresno Street, Third Floor z Q 20055
Fresno, CA 93721-3604
Planning Division
Developrnent Degaar?n ent
Subject: T-5413, R=04-106, C-04-322 CITY OFFE-1 NQ
Dear Mr. Braun,
The San Joaquin Valley Unified Air Pollution Control District (District) has reviewed the project referenced
above and offers thefollowing comments:
The entire San Joaquin Valley Air Basin is designated non-attainment for ozone and particulate matter
(PM10 and PM2.5). This project would contribute to the overall decline in air quality due to increased
traffic and ongoing operational emissions. Preliminary analysis indicates that this project alone would not
generate significant air emissions. However, the increase in emissions from this project, and others like
it, cumulatively reduce the air quality in the San Joaquin Valley. A concerted effort should be made to
reduce project-related emissions as outlined below:
Based on the information provided, the proposed project will be subject to the following District rules. The
following items are.rules that have been adopted by the District to reduce emissions throughout the San
Joaquin Valley, and are required. Current District rules can be found at—
http://www.valleyair.org/rules/1 rules list.htm.
Regulation VIII (Fugitive PM10 Prohibitions)- Regulation VIII (Rules 8011-8081) is a series of rules
designed to reduce PM10 emissions (predominantly dust/dirt) generated by human activity, including
_('(�fj�t°llC`.tlllt� rt'la(1.� 1 �¢I'll�itll.....:,ll 'TI?t� e ct� r`1C`t� �nr{f!: 1@r2#�CaPt;,,_ f( _lf_4't.f�Slnx lI.�1� T.�.rt
�'
is 10.0 or more acres in area, a Dust Control Plan must be submitted as specified in Section 6.3.1 of
Rule 8021: If a residential site is 1.0 to less than 10.0 acres, an owner/operator must provide written
notification to the District at least 48 hours prior to his/her intent to begin any earthmoving activities
(see section 6.4.1). A compliance assistance bulletin has been enclosed for the applicant. A
template of the District's Dust Control Plan is available at:
httg://www.valleyair.ora/busind/comply/PM10/forms/DCP-Form%20%2010-14-2004.pdf
Rule 4102 (Nuisance) applies to any source operation that emits or may emit air contaminants or
other materials. In the event that the project or construction of the project creates a public nuisance,
it could be in violation and be subject to District enforcement action.
Rule 4103 (Open Burning) regulates the burning of agricultural material. Agricultural material shall
not be burned when the land use is converting from agriculture to nonagricultural purposes. In the
event that the project burned or burns agricultural material, it would be in violation of Rule 4103 and
be subject to District enforcement action.
Rule 4601 (Architectural Coatings) limits volatile organic compounds from architectural coatings.
This rule specifies architectural coatings storage, cleanup and labeling requirements.
Mr. Braun May 18, 2005
T-5413, R-04-109, C-04-322 Page 2.
i
Rule 4641 (Cutback, Slow Cure, and Emulsified Asphalt, Paving and Maintenance Operations). If
asphalt paving will be used, then paving operations of this project will be subject to Rule 4641. This
rule applies to the manufacture and use of cutback asphalt, slow cure asphalt and emulsified asphalt
for paving and maintenance operations.
Rule 4901 (Wood Burning Fireplaces and Wood Burning Heaters) limits PM 10 and PM2.5 emissions
from residential development. Construction plans for residential developments may be affected by
section 5.3, specifically:
§5.3 Limitations on Wood Burning Fireplaces or Wood Burning Heaters in New Residential Developments.
Beginning January 1,2004, -
- 5.3.1 No person shall install a wood burning fireplace in a new residential development with a
density greater than two(2)dwelling units per acre.
5.3.2 No person shall install more than two (2) EPA Phase 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.
More information about, Rule 4901 can be found at our website- www.valleyair.or_q. For
compliance assistance, please contact Mr. Wayne Clarke, Air Quality Compliance Manager, at
230-5968.
Rule 4902 (Residential Water Heaters) limits emission of NOx from residential developments. ,
The District encourages innovation in measures to reduce air quality impacts. There are a number of
features that could be incorporated into the design/operation of this project to provide additional
reductions of the overall level of emissions. (Note: Some of the measures may already exist as City
development standards. Any measure selected should be implemented to the fullest extent possible.)
The suggestions listed below should not be considered all-inclusive and remain options that the agency
with the land-use authority should consider:
• Trees should be carefully selected and located to protect the building(s) from energy consuming
environmental conditions, and to shade paved areas. Trees should be selected to shade paved
areas that will shade 50% of the area within 15 years. Structural soil should be used under paved
areas to improve tree growth. A brochure has been included for the applicant.
For Structural Soil see http://www.hort.cornell.edu/uhi/outreach/csc/
Far Trete S_ .fec�ion_5_ee
For Urban Forestry see http://www.coolcommunities.org http://wcufre.ucdavis.edu
http://www.lgc.org/bookstore/energy/downloads/siv treeguidelines.pdf
• If transit service is available to the project site, improvements should be made to encourage its use.
If transit service is not currently available, but is planned for the area in the future, easements should
be reserved to provide for future improvements such as bus turnouts, loading areas, route signs and
shade structures. Appropriations made to facilitate public or mass transit will help mitigate trips
generated by the project.
• Sidewalks and bikeways should be installed throughout as much of the project as to encourage
walking and bicycling. Connections to nearby public uses and commercial areas should be made as
direct as possible to promote walking for some trips. Pedestrian and bike-oriented design reduces
motor vehicle usage and their effects on air quality. Sidewalks and bikeways should be designed to
separate pedestrian and bicycle pathways from vehicle paths. Sidewalks and bikeways should be
designed to be accommodating and appropriately sized for anticipated future pedestrian and bicycle
use. Such pathways should be easy to navigate, designed to facilitate pedestrian movement through
the project, and create a safe environment for all potential users (pedestrian, bicycle and disabled)
from obstacles and automobiles. Pathways through the project should be built in anticipation of future
growth/development.
Mr. Braun May 18,2005
T-5413; R-04-109, C-04-322 Page 3
• As many energy conserving and emission reducing features as possible should be included in the
project. Energy conservation measures include both energy conservation through design and
operational energy conservation. Examples include (but are not limited to):
Increased energy efficiency (above California Title 24 Requirements)
See http://www.energV.ca.gov/title24/.
Energy efficient widows (double pane and/or Low-E)
- Use Low and No-VOC coatings and paints. : See South Coast's site for No-VOC Coatings at
http://www.aqmd.gov/business/brochures/zerovoc.html
High-albedo (reflecting) roofing material. See htti):Heetd.lbi.gov/coolroof/
Cool Paving. See http://www.harc.edu/harc/Projects/CoolHouston/, httplleande.Ibi.gov/heatisland/
Radiant heat barrier. See http://www.eere.energy.gov/consumerinfo/refbriefs/bc7.htmI
Energy efficient lighting, appliances, heating and cooling systems. See http://www.energystar.gov/
Install solar water-heating system(s)
- Install photovoltaic cells
Install geothermal heat pump system(s)
- Programmable thermostat(s) for all heating and cooling systems
- Awnings or other shading mechanism for windows
- Porch, patio and walkway overhangs
- Ceiling fans, whole house fans
- Utilize passive solar cooling and heating designs. (e.g. natural convection, thermal flywheels)
See http://www.eere.energy.gov/RE/solar passive.html
- Utilize daylighting (natural lighting). systems such as skylights, light shelves, interior transom
windows etc. See http://www.advancedbuildings.org
- Electrical outlets around the exterior of the unit(s) to encourage use of electric landscape
maintenance equipment
- Pre-wire the unit(s) with high speed modem connections/DSL and extra phone lines
- Natural gas fireplaces (instead of wood-burning fireplaces or heaters)
Natural gas lines (if available to this area) and electrical outlets in backyard or patio areas to
encourage the use of gas and/or electric barbecues
- Low or non-polluting incentives items should be provided with each residential unit (such items
could include electric lawn mowers, reel mowers, leaf vacuums, gas or electric barbecues, etc.)
Exits to adjoining streets should be designed to reduce time to re-enter traffic from the project site
More information can be found at:
http://www.lgc.org, http://www.sustainable.doe.gov/, http://www.consumerener-qyicenter.org/index.html
http://www.ciwmb.ca.gov/GreenBuilding/
• The.applicant should implement measures to reduce the amount of vehicle traffic to,and from the
t- -d tE3F r�Jrtt�v_r !e .,cE a�P �n�R�±ann.t'�e�aa!e� ; k►s ctci3pctudc_RMi � a iFrm¢t� r= --
center for residents to coordinate carpooling. Check out the "Spare the Air' section of ourwebsite
www.vallevair.or-q
• The project should include as many clean alternative energy features as possible to promote energy
self-sufficiency. Examples include (but are not limited to): photovoltaic cells, solar thermal electricity
systems, small wind turbines, etc. Rebate and incentive programs are offered for alternative energy
equipment. More information can found at-
httl)://www.dsireusa.org , http://rredc.nrel.gov/, http://www.energy.ca.gov/renewables/
• Construction activity mitigation measures include:
- Limit traffic speeds on unpaved roads to 15 mph
- Install sandbags or other erosion control measures to prevent silt runoff to public roadways from
sites with a slope greater than one percent
a - Install wheel washers for all exiting trucks, or wash off all trucks and equipment leaving the site
- Install wind breaks at windward side(s) of construction areas
Suspend excavation and grading activity when winds exceed 20 mph
- Limit area subject to excavation, grading, and other construction activity at any one time
- Use catalyst equipped diesel construction equipment.
Minimize idling time (e.g. 10 minute maximum)
Mr. Braun May 18,2005
T-5413, R-04-109, C-04-322 Page 4
- Limit the hours of operation of heavy duty equipment and/or the amount of equipment in use
- Replace fossil-fueled equipment with'electrically driven equivalents (provided they are not run via
a portable generator set)
Curtail construction during periods of high ambient.pollutant concentrations; this may include
.ceasing of construction activity during the peak-hour of vehicular traffic on adjacent roadways,
and "Spare the Air Days" declared by the District.
- Implement activity management (e.g. rescheduling activities to reduce short-term impacts)
- During the smog season (May through October), lengthen the construction period to minimize the
number of vehicles and equipment operating at the same time.
- Construction equipment should have engines that are Tier II (if available as certified by the Air
Resources Board). Engines built after 1998 are cleaner Tier II engines. Tier I and Tier II (2.5
gram) engines have a significantly less PM and NOx emissions compared to uncontrolled
engines. To find engines certified by the Air Resources Board, see
http://www.arb.ca.gov/msprog/offroad/cert/cert.php. This site lists engines by type, then
manufacturer. The "Executive Order" shows what Tier the engine is certified as. For more
information on heavy-duty engines, please contact Mr. Kevin McCaffrey, Air Quality Specialist, at
(559) 230-5831.
- Off road trucks should be equipped with on-road engines when possible.
- Light Duty Cars and Trucks should be alternative fueled or hybrids.
- Minimize obstruction of traffic on adjacent roadways.
District staff is available to meet with you and/or the applicant to further discuss the regulatory
requirements that are associated with this project. If you have any questions or require further
information, please call Mr. Hector R. Guerra, Senior Air Quality Planner at 230-5820, or me at 230-5800
and provide the reference number at the top of this letter.
Sincerely,
Chrystal Meier
Air Quality Specialist
Central Region
Enclosures
c:file
City of
Department of Public Utilities
Solid Waste Division
1325 E. EI Dorado Fresno, California 93706-2014
(559) 621-1452
www.fresno.gov
May 31, 2005
TO: Dave Braun, Planner III
Development Department, Planning Division
THROUGH: Robert Weakley, Chief of OperationsW/
Department of Public Utilities, Solid Waste Division
FROM: Donna Leslie, Staff Assistant
Department of Public Utilities, Solid Waste Division
SUBJECT: TT 5413, Solid Waste Conditions of Approval
The Department of Public .Utilities, Solid Waste Division, has completed a review of the Vesting
Tentative Tract Map 5413 which was submitted by Ingels-Braun & Associates. 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 5413 will be serviced as Single Family Residential properties with Basic Container
�rtv _erg �FrFiIreg crave 3 saz�taaners to bP used fol a�=s 1 Gr�Y ccrrt�:3ne_r =
- - -- - i _
for solid waste, l-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.
Page 1 of 2
a.
Covenant Requirements:
• There shall be no parking allowed, in any cul-de-sac on the solid waste service day.
All lots that are part of a cul-de-sac shall be clear of all vehicles by 6:00 a.m.
South Joshua Avenue, lots 47, 48, 49 and 50
South Filbert Avenue, lots 9, 10, 11 and Outlot"B"
• All streets shall connect to one another or a temporary turnaround shall be provided.
Turnaround shall be large enough to accommodate a solid waste vehicle with a turning
radius of 44'. There shall be no parking allowed in the turnaround.
Page 2 of 2
J:\Conditions of Approval_TT5188
DEPARTMENT ,OE . PU /BLIC WORKS
TO: Dave Braun, Planner III
Planning Division
FROM: Ann Lillie,Senior Engineering Technician(559.621.8690)
DATE: August 24, 2005
SUBJECT: Tentative Subdivision Map T-541.3 (Located southwest corner of East Butler and
North Temperance Avenues)
The Department of Public Works has reviewed the Tentative Subdivision Map proposed by Lafferty
Homes, on engineering plans prepared by Ingels-Braun&Associates.dated August 16, 2004. The
Department of Public Works offers the following comments regarding the Street Tree, Buffer/Parkway
and Median Island Landscape conditions.
GENERAL REQUIREMENTS
See attached for City of Fresno Public Works Department general design guidelines for Buffers,Medians
and Street Trees:
STREET TREES REQUIREMENTS
1. The subdivider is required to provide street trees on all public street frontages and the dedication.
planting and buffer landscaping easements. Street trees shall be planted at the rate of one tree for
each 60'of street frontage. Tree planting shall be within a 10'Planting and Public Utility Easement.
Street trees shall be planted by the Developer. The subdivider is required to provide automatic drip
irrigation for all street trees. The irrigation system shall comply with FMC 12-306-23. Tree species
to be planted as follows:
STREET NAME STREET TREE SPECIES/COMMON NAME
South Armstrong Avenue Ginkgo biloba`Autumn Gold' -Maidenhair Tree
East.]Eamil,ton Avenue Sapium sebiferuin=Chinese Tallow
_ _ _. -- -.._ - -- -- -
t~ast I3raCy Averiue _ --- Pistacia chmenss=Chinese Fis`tache
2. Street Tree Planting by Developer: For those lots having internal street tree frontage available
for street tree planting,the developer shall plant one tree for each 60'of street frontage, or one tree
per lot having street frontage,whichever is greater.
a. Street tree inspection fees shall be collected for each 60'of public.street frontage or one tree
per lot whichever is greater.
b. Street trees shall be planted in accordance with the City of Fresno,Department of Public
Works"Standard Specifications."
c. Landscape plans shall indicate street tree planting locations and species. Landscape plans shall
be reviewed and approved by the Department of Public-Works,Engineering Services. A street
tree planting permit shall be required for all residential street tree planting.
d. Performance and payment securities,paid with final map,will be released when all
landscaping installed on public and/or city corArolled property is in conformance with the
Specifications of the City of Fresno.
e. Upon acceptance of the required work,warranty security shall be furnished to or retained by
the city for guaranty and warranty of the work fora period of ninety days following acceptance.
BUFFER LANDSCAPING&MAINTENANCE REQUIREMENTS
1. The subdivider is required to provide-long term maintenance for the landscape in the landscape
easements and rights-of-way. The subdivider may petition for annexation in the Community Facilities
District, or may form a Home Owner's Association.
2. Buffer Maintenance Through Annexation to the Community Facilities District. Landscape and
Irrigation plans are required and shall be submitted to the Department of Public Works for review and
approval prior to a Council approval of the final map. Plans shall be numbered to conform to and be
included in the Department of Public Works street construction plan set for the final map. These fees
are applicable when the subdivider elects to maintain the buffer landscaping by annexing to the city's
Community Facilities District.
1. Landscaping shall comply.with Landscape Buffer Development Standards approved by the City
Council on October 2, 1990. Landscape and irrigation plans shall comply with Sections 12-306-23
&24 and 14-121 of the Fresno Municipal Code regarding Water Efficient Landscaping and Buffer
landscaping.
2. Should the proposed landscape buffers and/or parkway strips be located next to an existing buffer
and/or parkway strip,the planting concept shall simulate the adjacent landscape design to present a
more uniform appearance on the street. Variances in the landscape concept will be acceptable,but
the design of the new landscape buffer and/or parkway strip shall strive to mimic the existing as much
as possible.
3. Landscape plans shall indicate grades on a cross-section detail to include fencing or wall details.
All fencing shall be placed outside the landscape easement. Maximum slopes shall not exceed 4:1
with 1 foot of level ground between the slope and the back of the side walk and/or face of fence.
Erosion control measures shall be.implemented on all slopes.of 4:1, including the use of synthetic
erosion control netting in combination with ground cover species approved by the Department of
- M _ Public Woiks/engineering Services Division
4. The water meter(s)serving the buffer landscaping shall be sized for the anticipated service flows.
5. No private flags,signs or identification of any kind shall be permitted in the right-of-way,within
the City-controlled easement or on the fence or wall facing the street.
6. Landscaping in the right-of-way and landscape setback adjacent to water well sites shall be the
responsibility of the City of Fresno Water Division and may not be included in the CFD.
MEDIAN ISLAND LANDSCAPE REQUIREMENTS
1. When median islands front onto the proposed development project, applicants shall be required to
� 4R.. submit plans showing the location and configuration of all median islands fronting the proposed
projeci for review and evaluation for median island landscaping requirements. Existing utilities,
including, but not limited to city water lines/service points, sanitary sewer, storm drains,electrical
lines,existing landscaping including trees,shrubs,ground cover beds,irrigation facilities,and other
miscellaneous landscape features shall also be clearly defined. If a new median is required by the
Traffic Division, the median island landsc.r.., shall-be applied as per FMC section 12-306--=24.
The Public Works Department requires 2 foot wide colored concrete.strips on all proposed median
islands with a 12 inch by 12 inch slate pattern in brick red:
OUTLOTS
1. The Department of Public Works will not be responsible for the maintenance of any outlots if they
are not included into the CFD2. If the outlots are to be included into the CFD2, the Department of
Public Works will require approving landscape and irrigation plans prior to inclusion into the CFD2.
BIKE PATH
1. All proposed Multipurpose Paths shall be constructed in accordance with City requirements and
standards. Cross-sections will be required with submittal of Street Plans and Landscaping/Irrigation
Plans for review and approval.
i
t,.
t
City of
PUBLIC WORKS DEPARTMENT
DATE: May 19, 2005 DRAFT
TO: DAVE BRAUN, Planner III
Planning and Development Department
FROM: JOE PAFF, Senior Engineering Technician
Public Works Department
SUBJECT: CONDITIONS FOR VESTING TENTATIVE TRACT 5413 AND COMMUNITY FACILITIES
DISTRICT
1. The long term maintenance of the following items is the ultimate responsibility of the owner/developer. If
approved by Council, the following features may be maintained by a Community Facilities District.
■ Maintenance of all Landscaping and Irrigation systems as approved by the Public Works
Department within the street easements and the landscape easements along the.property lines
that side or back-onto E. Hamilton and S.Armstrong Avenues.
• Maintenance of all Landscaping and Irrigation systems as approved by the Public Works
Department within Outlot A.
■ Maintenance of Sidewalks and Street Furniture as approved by the Public Works Department
within the street easements and the landscape easements along the property lines border E.
Hamilton and S.Armstrong Avenues.
■ Maintenance of all interior Local Street Pavement,Curbs,Gutters, Sidewalks, Medians and
Street Furniture as approved by the Public Works Department within the boundary of the
tentative map.
■ Maintenance and operating costs of all Street Lights as approved by the Public Works
Department within the boundary of the tentative map.
■ Maintenance of all Street Trees as approved by the Public Works Department within the
boundary of the tentative map.
. Proceedings to place the.Fi nal"'- lap into-a CFD may not"commence"until the-terntory has�ieeri annexed
into the City of Fresno.
3. Construction plans for all features to be maintained by a CFD for a final map shall be included in the final
map submission to the Development Department for processing.
4. Should the Council or owner/developer choose not to include the maintenance of the items listed in
section 1 above in a CFD,the property owner/developer shall provide for the maintenance of all of the above
items by the property owners:
Any change affecting the Items in these conditions requires revision of this letter.
If you have any questions, please call me at 621-8695
c:PW File No. 10770 Fiie:\word\cfd2\ttmapreview\tt5413 conditions
City of
DATE: June 1, 2005
TO: Dave Braun, Planner III
Development Department, Planning Division
THROUGH: Jose Luis Benavides, P.E., Traffic Engineering Manager J�t�
Public Works Department, Engineering Division
FROM: Louise Monroe, Traffic Planning Supervisor
Public Works Department, Engineering Divisio
SUBJECT: TT 5413, Public Works Conditions of Approval
(Armstrong: between Kings Canyon and California)
The Public Works Department, Traffic Planning Section, has completed its review of Tentative Tract Map
5413, which was submitted by LAFFERTY GDCI FRESNO, L.P. The following requirements are to be
placed on this tentative tract map as a condition of approval by the Public Works Department.
General Conditions:
Provide curb ramps at all corners within the limits of this subdivision.
Underground all existing offsite overhead utilities with the limits of this map in accordance with Fresno
Municipal Code Section 12-1011 and Resolution No. 78-522/88-229.
Submit the following plans, as applicable, in a single package, to the Planning and Development
Department for review and approval: Street Construction, Signing, Striping, Traffic Signal and Streetlight
and Trail Lighting, Signing and Striping.
Frontage Improvement Requirements:
- Major Streets:
Armstrong Avenue: Collector
1. Dedicate 47'-61' of property, from section line, for public street purposes within the limits of this
subdivision. See attached Exhibit.
2. Construct concrete curb, gutter and sidewalk to Public Works Standard P-5. The sidewalk pattern
shall be constructed to a 10' residential pattern.
3. Construct 20' of permanent paving (measured from face of curb) within the limits of this sub-
division.
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.
t. 5. Relinquish direct vehicular access rights to Armstrong Avenue from all lots within this subdivision.
Page 1 of 3
C:\Louise\TRACT MAPS\T-5413 ARMSTRONG&HAM{LTON.doc
Hamilton Avenue: Collector
1. Dedicate 42'-43' of property, from section line, for public street purposes within the limits of this
subdivision. Reference Exhibit B.
2. Construct concrete curb, gutter and sidewalk to Public Works Standard P-5. The sidewalk pattern
shall be constructed to a 10' residential pattern.
3. Construct an 80' bus bay curb and gutter at the southeast corner of Hamilton at Armstrong to
Public Works Standard P-73, complete with a 10' monolithic sidewalk.
4. Construct 20' of permanent paving (measured from face of curb) within the limits of this sub-
division.
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 Hamilton Avenue from all lots within this subdivision.
Interior Streets:
Design and construct all curb, gutter, sidewalk, (both sides), permanent paving, cul-de-sacs, and
underground street lighting systems on all interior local streets to Public Works Standards. Sidewalk
patterns shall comply with Public Works API Standards for 50' and 54' streets.
Dedicate a 1' pedestrian easement across the frontage of all lots.
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 67 a.m. / 90 p.m. peak hour trips, therefore, a Traffic Impact Study (TIS) is
i' not required.
2. Relinquish direct vehicular access rights to the west property line of outlot A.
3. Provide a minimum of 62' of right of way at all entrances into the subdivision. (7'-20'-8'-20'-7')
7' from property line to curb, 20' from curb to median curb face, 8' from median curb face to
median curb face, 20' from median curb face to curb face and 7'.from curb face to property line.)
4. Relocate the entrance at Hamilton and Pea rwood a.minimum of 1 60' to the east or west to avoid
5. 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.
UGM Requirements:
This Map is in UGM major street zone D-1/E-2; therefore pay all applicable UGM fees.
Armstrong Avenue: Collector
1. Dedicate and construct (2) 17' center section travel lanes with 250' left tum lanes, at all major
intersections. An additional 6' of paving shall be required adjacent to the 250' left turn lanes.
Dedication shall be sufficient to accommodate additional paving and any other grading or
transitions as necessary based on a 45 MPH design speed.
Page 2 of 3
C:IouiselTRACT MAPSIT-5413 ARMSTRONG&HAMILTON.doc
Hamilton Avenue: Collector
1. Install a signal pole with a 150-watt safety light to Public Works Standards at the southeast corner
of Hamilton at Armstrong.
2. Dedicate and construct (2) center section travel lanes with 250' left turn lanes, at all major
intersections. An additional 6' of paving shall be required adjacent to the 250' left turn lanes.
Dedication shall be sufficient to accommodate additional paving and any other grading or
transitions, as necessary, based on a 45 MPH design speed.
3. Dedicate and construct (2) center section travel lanes, from Armstrong to Fowler, with 250' left
turn lanes, at all major intersections. An additional 6' of paving shall be required adjacent to the
250' left turn lanes. Dedication shall be sufficient to accommodate additional paving and any
other grading or transitions, as necessary, based on a 45 MPH design speed.
Temperance Avenue:
1. Design and construct a Major Street Bridge at the intersection of Temperance and the Briggs
No. 7.Canal. Public Works will apply this requirement to a minimum of 4 other subdivisions with
each subdivision being responsible for a fee no greater than 1/.5 of the cost of said bridge. The
timing of the bridge construction shall occur rior to close out of this subdivision or at such time
that the City Engineer deems necessary,whichever is earlier.
Page 3.of 3
C:1Louise\TRACT MAPSIT-5413 ARMSTRONG&HAMILTON.doc
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CITY OF FRESNO
PLANNING AND DEVELOPMENT DEPARTMENT
SPECIAL PERMIT
CONDITIONS OF APPROVAL
Conditional Use Permit Application No.C-04-322 September 7, 2005
PART A- PROJECT INFORMATION
1. Assessor's Parcel No. 313-040-51
2. Job Address: No address
3. Street Location: Southeast corner of South Armstrong and East Hamilton Avenues
4. Existing/Proposed Zoning: AE-20/UGM - R-1/UGM zoning proposed under related Rezone
Application No. R-04-106
5. Zone Map No. 2556
6. Project Description: Development of a 92-lot (plus two outlots) single family residential
planned development subdivision with reduced lot widths and
setbacks.
PART B -GENERAL CONDITIONS AND REQUIREMENTS
The Fresno City Planning Commission on September 7,2005,will consider the special permit application
subject to the enclosed list of conditions and Exhibits "A" through "N"dated September 7, 2005.
This project was subjectto the completion of the notice and appeal period for tfie department's trading that
the proposed project will not have a significant impact on the environment.
A notice of a finding of conformity to the 2025 Fresno General Plan Master Environmental Impact Report
(MEIR) No. 10130 was published on August 16,2005,providing any interested partywith an appeal period
of 20 days. Notice of the hearing for the special permit was mailed to surrounding property owners on
August 26, 2005.
Building permits will not be issued for this project until the Planning Commission and City Council have
acted on the project.
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.
Conditions of Approval
Conditional Use Permit No. C-04-322
September 7, 2005
Page 2
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.
All discretionary conditions of approval will ultimately be deemed mandatory upon final approval.
Approval of this special permit shall be considered null and void in the event of failure by the applicant
and/or the authorized. representative, architect, engineer, or designer to disclose and delineate all facts
and information relating to the subject property and the proposed development including, but not limited to,
the following:
1. All existing and proposed improvements including but not limited to buildings and structures,signs
and their uses, trees, walls,driveways, outdoor storage, and open land use areas on the subject
property and all of the preceding which are located on adjoining property and may encroach on the
subject property;
2. All public and private easements, rights-of-way and any actual or potential prescriptive.easements
or uses of the subject property;
3. Existing and proposed grade differentials between the subject property and adjoining property
zoned or planned for residential use.
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 Planning and
Development Department shall not assume responsibility for any deletions or omissions resulting
from the special permit review process or for additions or alterations to construction plan not
specifically submitted and reviewed and approved pursuant to this special permit or subsequent
amendments or revisions:
No uses of land,buildings, or structures other than those specifically approved pursuant to this site plan -
shall be permitted. Outdoor sales and display areas are not permitted as part of this application. Include
this note on the site plan:)
Transfer all red line notes, etc., shown on all original site plan exhibits dated September 7, 2005, to the
final site plan. CORRECTIONS SHALL INCLUDE ALL THOSE LISTED IN THIS DOCUMENT AND
THOSE LISTED IN THE CORRECTION LIST PROVIDED BY THE PLAN CHECK PROCESS.
To complete the backcheck process for building permit relative to planning and zoning issues,submit eight
copies of this corrected,final site plan,together with six copies of the elevations, landscape,and irrigation
plans,and any required covenants and/or studies or analyses to the Planning Division for final review and
approval ten days before applying for building permits.
Copies of this final approved site plan,elevations,landscape,and irrigation plans stamped by the Planning
Division must be substituted for unstamped copies of same in each of the four sets of construction plans
submitted for plan check prior to issuance of building permits. The final approved site plan must also
include all corrections identified in the plan check process.
`zt;
Conditions of Approval
Conditional Use Permit No. C-04-322
September 71 2005
Page 3
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 David Braun at 559/621-8038.
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 notice;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& PARKING LOT 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 by the applicant. Requirements which
may not have been addressed due to omission or.misrepresentation of information,for which this review
process is dependent,will be imposed whenever such conditions are discovered.
Questions relating to dedications, street improvements or parking lot geometrics may be directed to the
Public Works Department, Transportation Division, David Padilla at 559/621-8798.
1. STREET DEDICATIONS AND ENCROACHMENT PERMITS
Identify all street-furniture, e.g. public utility poles and boxes, guy wires, signs, fire hydrants,.bus
stop benches, mail boxes, news stands, trash receptacles, tree wells, etc.,.within the public
right-of-way. Also, identify the required 4-foot minimum path of travel along the public sidewalk
directly in front of property; as required by the California Administration Code (Title 24). A
pedestrian easement may be required if Title 24 requirements cannot be met.
East Hamilton Avenue (Collector):
a. Dedicate 42-43 feet of property from section line for public street purposes, within'the limits
of this development to meet the current City of Fresno Collector Standards. Reference
Public Works Standard P-69.
Armstrong Avenue (Collector):
b. ' Dedicate 47-61 feet of property from section line for public,street purposes,within the limits
of this development.
v
Conditions of Approval
Conditional Use Permit No. C-04-322
September 7, 2005
Page 4
The construction of any overhead,surface or sub-surface structures and appurtenances in
the public right-of-way is prohibited unless an encroachment permit is approved by the
Public Works Department, Engineering Division,Special Districts/Project and Right-of-Way
Section, 559/621-8693. Encroachment permits must be approved [!q[ to issuance of
building permits.
2. STREET IMPROVEMENTS
All improvements shall be constructed in accordance with the Standard Specifications and j
Standard Drawings of the City of Fresno, Public Works Department or street construction plans
required and approved by the City Engineer. The performance of any work within the public street
rights-of-way (including pedestrian and utility easements) requires a STREET WORK PERMIT
prior to commencement of.work. Contact the Public Works Department Engineering Services
Section at 559/621-8686 for detailed information. All required street improvements must be
completed and accepted by the city rior to occupancy.
Repair all damaged and/or grade off-site concrete improvements as determined by the Public
Works.Department Construction Management Division at 559/621-5500.
East Hamilton Avenue (Collector):
a. Construct concrete curb, gutter and sidewalk to Public Works Standard P-5. The sidewalk
pattern shall be constructed to a 10-foot residential pattern.
g
b. Construct 20.feet of permanent paving (measured from face of curb)within the limits of this
subdivision.
C. 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,
d. Construct an-80 foot bus.bay, curb and gutter at the southeast corner of`Hamilton 'and
Armstrong to Public Works Standard P-73, complete with a 10-foot monolithic sidewalk.
South Armstonp Avenue (Collector):
e. :Construct concrete curb and gutter to Public Works Standard P-5. The. parkway shall be
constructed to a ten foot pattern.
f. Construct 20 feet of permanent pavement within the limits of the tract and transition paving
as necessary.
g. 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-10
for expressway streets.
Conditions of Approval
Conditional Use Permit No.-C-04-322
September 7, 2005
Page 5
INTERIOR STREETS
h. Design and construct all curb,gutter,sidewalk(both sides),.permanent paving,cul-de-sacs,
and underground street lighting systems on all interior local streets to Public Works
Standards. Sidewalk patterns shall comply with Public Works API Standards for 50-foot and
54-foot streets.
i. Any temporary dead-end'streets created by this subdivision shall be properly barricaded in
accordance with Public Works Standard P-44.
3. SPECIFIC REQUIREMENTS
a. 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.
b. Vacate all underlying existing streets with the proposed map.
c. Relinquish direct vehicular access rights to the south side of proposed Lot 56 and the east
side of proposed Lots 33.
d. Provide a minimum of 62 feet of right of way at all entrances into the subdivision.
e. Provide a corner cut-off area at the intersections of South Joshua/East Hamilton Avenue,
and East BralylSouth Hamilton Avenues in accordance with Section 12-306-1-1-3-d of the
FMC. Corner cut-offs are established to provide an unobstructed view for vehicular and
pedestrian traffic approaching an intersection. They are a triangular area formed by the
property lines and a diagonal line adjoining points on the property lines, measured a specific
distance from the point of their intersection. At the intersections of streets,this distance is 30
feet. The corner cut-off area shall be landscaped (including an irrigation system), and may
be included within the City's Community Facilities District.
.4. "SEWER CONNECf{ON CHARGES - p
The following Sewer Connection Charges are due and shall be paid for this project.
a. Sewer Lateral Charge
b. Oversize Sewer Charge
C. Trunk Sewer Charge: Fowler
d. Wastewater.Facilities Charge (Residential Only)
Conditions of Approval
Conditional Use Permit No. C-04-322
September 7, 2005
Page 6
5. WATER CONNECTION CHARGES
The following Water Charges are due and shall be paid for this Project:
a. Payment for installation of water service(s) and/or meter(s) is required.
b. Water connection Charges are due and shall be paid by the developer/owner.
6. IRRIGATION DITCH/CANAL REQUIREMENTS
Not Applicable
7. URBAN GROWTH MANAGEMENT (UGM) REQUIREMENTS AND FEES
Submittal of engineered construction plans to Public Works for approval must be made prior to
issuance of building permits. Contact David. Padilla at 559/621-8798 or Greg Jenness at
559/621-8812 for questions regarding the UGM construction requirements.
a. This tentative tract map is in UGM major street zone D-1/E-2; therefore will be required to
pay all applicable UGM fees.
e. Applicable UGM Fees for this project are detailed in the conditions of approval for Vesting
Tentative Tract Map No. 5413/UGM.
East Hamilton Avenue (Collector):
C. Dedicate and construct two center section travel lanes within the limits of this subdivision and
construct 250 foot left turn lanes at all major intersections. An additional 6 feet of paving
shall be required adjacent to the left turn lanes. Dedication shall be sufficient to
- _:- cc da-t eJ o ; .pavin,n-on n her n nr t Esc os°`pr`s 3u r art baa_ n
G�,..�m�ou;�����:.d�t,�...�1�,��� .��,..d any other�r�;�firig --
a 45 MPH design speed.
South Armstrong Avenue (Collector):
d. Dedicate and construct two 17-foot center section travel lanes within the limits of this
subdivision and construct 250 foot left turn lanes at all major intersections. Dedication shall be
sufficient to accommodate additional paving and any other grading or transitions as necessary
based on a 55 MPH design speed.
South Temperance Avenue
e. Design and construct a Major Street Bridge at the intersection of Temperance and the Briggs
' No. 7 Canal. Public Works will apply this requirement to a minimum of four other
subdivisions with each subdivision being responsible for a fee no greater than 1/5 of the cost
of said bridge. Bridge construction shall occur prior to close out of this subdivision or at such
time that the City Engineer deems it necessary, whichever occurs first.
Conditions of Approval
Conditional Use Permit No. C-04-322
September 7, 2005
Page 7
PART D - PLANNING/ZONING REQUIREMENTS
PLANNING
1. Development is subject to, and consistent with, the following plans and policies:
• 2025 Fresno General Plan
• Roosevelt Community Plan
ZONING
2. Existing zoning is AE-20/UGM;development is proposed in accordance with the R-1/UGM zoning
requested under related Rezone Application No. R-04-106. Approval of this special permit is
subject to approval of the zone district amendment and compliance with any conditions of zoning
approval.
BUILDING HEIGHT
3. The maximum allowable building height is two-stories, not to exceed 30 feet. All proposed units
are less than 30 feet in height.
BUILDING SETBACK, OPEN SPACES AND LANDSCAPING
4. Setbacks shall be in accordance with Exhibit A dated September 7, 2005. Front and rear yard
building setbacks shall be a minimum of 15 feet.
5. Provide the following minimum landscaped areas:
a. Provide a 15-foot landscape easement(and irrigation system)along the property lines of all
lots which back-onto or side-onto East Hamilton and South Armstrong Avenues.
6. Median Island Landscaping: None Required.
7. Provide one medium size tree for each 60 feet of street frontage or one per lot whichever is greater.
Trees shall be planted as required inorder to shade and enhance adjacent property and public
rights-of-way. Refer to the attached"Performance Standards for Parking Lot Shading,"for the tree list
and further details.
NOTE: One medium sized tree is defined as attaining a height of 30-60 feet at maturity. Two small
trees, up to 30-feet high at maturity may be substituted for one medium sized tree.
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.)
s
Conditions of Approval
Conditional Use Permit No. C704-322
September 7, 2005
Page 8
9. Submit six copies of landscaping and irrigation plans prepared by a landscape professional,
showing the number and types of trees, to the Planning Division. These plans must be reviewed
and approved prior to obtaining building permits.
10. Landscaping in the front yard must be in place before issuance of the certificate of occupancy.
(Include this note on the site plan and landscape plan.)
11. Prior to final inspection,a written certification,signed by a landscape professional approved by the
Director, shall be submitted stating that the required landscaping and irrigation system was
installed in accordance with the landscaping and irrigation plans approved by the Planning
Division, Development Department.. (Include this note on the site plan.) A certification form is
enclosed for future use. e
SPACE BETWEEN BUILDINGS
12. . Provide lot areas and building setbacks as shown on Exhibit.A" dated September 7, 2005.
FENCES, HEDGES, AND WALLS
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.
13. Construct a 6-foot high solid masonry wall along the rear or side property lines of all lots which
back onto or side onto East Hamilton and South Armstrong Avenues and along the rear property
lines of lots 33 through 47 (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 ,
ra ted. t E19ap r�ys��ea! Cone'�ar ttnr+ nc nr c 6 nr Its. r; �r r T —
>,._. .: . - =. wa! ch�?��°ircy-- -��..F��_tu ��
appearance and location of all walls shall be submitted to the Planning and Development-
Department for review prior to Final Map approval.
ACCESS
14. Vehicular and/or pedestrian access is provided as shown on attached Exhibit A dated
September 7, 2005:
OUTDOOR ADVERTISING
15. Signs other than directional signs, if applicable are not approved for installation as part of this
special permit. Submit for separate Master Sign Program or Sign Review Application.
Applications and requirements for submittal are available at the Planning Division's Public Front
Counter. (Include this note on the site plan.)
Conditions of Approval
Conditional Use Permit No. C-04-322
September 7, 2005
Page 9
PART E - CITY AND OTHER SERVICES
FIRE PROTECTION REQUIREMENTS
1. Comply with the attached requirements of the Fire Department dated August 22, 2005 (Contact
Fire Prevention, 559/621-4141 for further information.)
SOLID WASTE COLLECTION
2. Development shall be in accordance with attached memorandum from the Solid Waste Division
dated May 31, 2005. Contact Solid Waste Management Division, Public Utilities Department at
559/621-1811, between 8 a.m. and 9 a.m. regarding,this issue.
FLOOD CONTROL REQUIREMENTS
3. Comply with the attached Fresno Metropolitan Flood Control District memorandum,dated May 23,
2005. (Contact Fresno Metropolitan Flood Control District at 559/456-3292 for further information.)
NOTE: The U.S. Environmental Protection Agency requires that a Notice of Intent for a general
National Pollutant Discharge Elimination System permit be filed for all industrial uses
listed in Attachment C provided by FMFCD and for any construction site of five or more
acres of land. It is the property or 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.
SCHOOL FEES
4. School fees must be paid prior to issuance of building permits. (Contact Sanger Unified School
District.)....Pro of payr Pnt (or no fee r�gwred�pry r-tp �ss�a rice czf butJding p rm�ts .�
STREET TREE REQUIREMENTS
5. Provide street trees per the attached memorandum from the Public Works Department dated
August 24, 2005.
4
SAN JOAQUIN VALLEY AIR POLLUTION CONTROL DISTRICT
6. Comply with attached correspondence from the San Joaquin Valley Air Pollution Control District
dated May 18, 2005, and attached policies on dust and ozone mitigation.
k'l PART F- MISCELLANEOUS
Approval of this site plan is contingent upon the submittal of corrected site plans showing all
existing/proposed on-site conditions as reflected on all exhibits (dated September 7, 2005) and the
following:
Conditions of Approval
Conditional Use Permit No. C-04-322
September 7,2005
Page 10
1. If archaeological and/or animal fossil material is encountered during project surveying, grading,
excavating, or construction, work shall stop immediately.
2. If there are suspected human remains,the Fresno County Coronershall 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.
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.
If there are suspected human remains,the Fresno County Coroner shall be immediately contacted.
If the remains or other archaeological material is possibly Native American in origin, the Native
American Heritage Commission (Phone: 916/653-4082) shall be immediately contacted, and the
California Archaeological Inventory/Southern San Joaquin Valley Information Center
(Phone: 805/644-2289)shall be contacted to obtain a referral list of recognized archaeologists. An
archaeological assessment shall be conducted for the project,the site shall be formally recorded,
and recommendations made to the City as to any further site investigation or site
avoidance/preservation.
All discretionary conditions of approval will ultimately be deemed mandatory upon final
approval of this conditional use permit.
STAT OF_CALIFORMA—BUSINESS.TRANSPORTATION AND HOUSING AGENCY ARNOLD SCHWARZENEGGFR Govemor
DEPARTMENT OF TRANSPORTATION
1352 WEST OLIVE AVENUE s
P.0.BOX 12616
FRESNO,CA 93778-2616
HONE (559)445-6666 Flex your power!
�X (559)488-4088
ITY (559)488-4066 ` '�� i Be energy eeienN.
C C 1=l��7
May 5, 2005 MAY 0.6 200
Plarv'lm CiVision
DevelonrreT,�t!_eearftment 213 1-IGRJCEQA
6-FRE-180-64:9+/-
C-04-322, R-04-106 &T-5413
LAFFERTY GDCI
Mr. Dave Braun
City of Fresno Development Department
2600 Fresno Street, Third Floor
Fresno, CA 93721-3604
Dear Mr. Braun:
We have reviewed the proposal for the 89-lot single-family residential subdivision located on the
southeast corner of Eat Hamilton and South Armstrong Avenues. Caltrans.has the following
comments:
This project, in and of itself, is not expected to create significant impacts to the State Highway
System: However, when combined with other development in the area, this project's impacts to
the transportation/circulation system and to air quality will be cumulatively significant. As
cumulative impacts to these resources were not addressed in the General Plan Update Master
EIR, the City should consider a mechanism for evaluating and mitigating for these impacts. One
possible mechanism for evaluating the cumulative impacts of these land use decisions would be
for the City to use the San Joaquin Valley Growth Response Study(GRS)modeling tool. The
GRS Tools provide a cumulative analysis of land use impacts, as opposed to a"snapshot" of
growth at.20 years They can identify where to place transit stops, locate the more intense land
uses,friow-a6 where to site interrelated uses;etc:;proviairig an aaaal quan
alternatives. The type of information that is available by using this modeling tool goes
significantly beyond what is traditionally provided with an Environmental Impact Report,
providing the type of information necessary to support "smart growth" land use decisions. This
benefits the local, regional, and State transportation network, as well as air quality. The analysis
can also include indicators to evaluate economic development and the jobs/housing balance
critical to a community's quality of life. With the GRS Tools, public officials and ditizens would
be provided with the likely impacts of alternative growth policies. The resulting information is
available to public officials and citizens in easy-to-understand maps and tables.
The Freeway 180 extension has been delayed due to a lack of funds. This delay could mean that
k> the extension will not be construction until 20,12, possibly longer if there are additional funding
shortfalls. Prior to the construction of the extension of the Freeway 180 to Temperance, the City
and the developer should be aware that local road movements at intersections along Kings Canyon
Road (currently State Route 180) may begin to experience significant delay.
"Caltrans improves mobility across California"
Mr. Dave Braun
May 5, 2005
z _
Page 2
The City should consider a transit alternative for this project. The project is small, but when
combined with other residential projects in the area, there is sufficient development to support
transit, and early planning could make.such an alternative feasible. The San Joaquin Valley
Growth Response study would be an excellent tool for evaluating these alternatives. Caltrans
recommends that this project be routed to Fresno Area Express (FAX) staff for their review and
comment. Please see Attachment Number 1 for other recommended transportation alternatives.
We request that this letter be made a part of the permanent public record for this project and that
a copy of our letter be included in the staff reports for both the City Council and the Planning
Commission. This will provide the decision-making body and the general public with a
complete and accurate environmental evaluation for the project.
If you have any questions,please call me at (559) 445-6666.
Sincerely,
MOSES STITES
Office of Transportation Planning-
District
lanningDistrict 06
Enclosure
C: Ms Barbara Goodwin, Council of Fresno County Governments
77
n34,
"Caltrans improves mobility across California"
} c'ty of REPORT TO THE CITY COUNCIL
AGENDA ITEM NO. 2, SOP rn
COUNCIL MEETING 11/15/05
November 15, 2005 APPROVED BY
FROM: NICK P. YOVINO, Director DEPARTMENT DIRECT,
Planning and Development Depart
BY: GILBERT J. HARD, Planning M ager cITYMANACER
Planning Division
SUBJECT: CONSIDERATION OF REZONE APPLICATION NO. R-04-106 AND
ENVIRONMENTAL FINDING FOR ENVIRONMENTAL ASSESSMENT
NO. R-04-106/T-5413/C-04-322
KEY RESULT AREA
Customer Satisfaction
RECOMMENDATION .
It is recommended that the City Council take the following actions:
1. APPROVE the environmental finding for Environmental Assessment No. R-04-106/C-04-322/
T-5413 dated August 16, 2005, that the project proposal conforms to the provisions of the 2025
Fresno General Plan Master Environmental Impact Report (MEIR No. 10130).
2. APPROVE Rezone Application No. R-04-106 which proposes to rezone the project site from the
AE-20/UGM (Exclusive Twenty Acre AgriculturallUrban Growth Management) zone district to the
R-1/UGM (Single Family ResidentiallUrban Growth Management) zone district.
EXECUTIVE SUMMARY
Rezone Application No. R-04-106 proposes to change the zone district from the AE-20/UGM
(Exclusive Twenty Acre AgriculturallUrban Growth Management) zone district to the R-1/UGM (Single
Family ResidentiallUrban Growth Management) zone district for approximately 19.5. acres (net) of
property located on .the southeast corner.of South Armstrong and East Hamilton Avenues. The
_..._a{s�,iir �rlii;�'Ldffer y-I`iOiTle ,-ilei,'-�,aCS`ril�u-�iri..5tio�C�--"-�"6�tc.�ivc�-i'8t..i �p �� v:--�s�-rvt�G�/I.:.2ntl�vEiii�.cilVClal �Use Permit Application No. C-04-322 proposing to subdivide the subject property into a 92-lot (plus two
outlots), single family residential planned development subdivision at an overall density of 4.7 units per
acre. The applications would bring the subject property into conformance with the 2025 Fresno
General Plan and the Roosevelt Community Plan. On September 7, 2005, the Fresno City Planning
Commission recommended approval of the rezone application to the City Council. The Planning
Commission also took action to approve related Vesting Tentative Tract No. 5413/UGM and
Conditional Use Permit Application No. C-04-322 on the subject property. It is noted that the Planning
Commission action on the tentative tract map and conditional use permit is final and, therefore, no
action is required by the City,Council. The rezone application is supported by staff.
KEY OBJECTIVE BALANCE
Council action regarding this proposed land .use application optimizes the three Key Objectives of
Customer Satisfaction, Employee Satisfaction, and Financial Management. Affirmative action by the
Council will result in timely deliverance of the review and processing of the application as is reasonably
expected by the applicant/customer. Prudent financial management is demonstrated by the
expeditious completion of this land use application inasmuch as the applicant/customer has paid to the
REPORT TO THE CITY COUNCIL
Rezone Application No. R-04-106
November 15, 2005
Page 2
city a fee for the processing of this application and that fee is, in turn, funding the operations of the
Planning and Development Department. Employee satisfaction is derived from the fact that the
professional and technical staff, who have reviewed and made a recommendation on this land use
application, have done so in a thorough and professional manner, thereby enhancing the sense of
accomplishment in the completion of the application process.
PROJECT INFORMATION
PROJECT A 92-lot (plus two outlots) single-family residential planned
development subdivision on 19.5 acres (net) of property to be
developed at'an overall density of 4.7 dwelling units per acre. The
proposed lot sizes will range from 5,750 to over 10,000 square feet
with most lots being 5,750 square feet in area. .The conditional use
permit proposes minimum 15 foot front and rear yards for the lots.
APPLICANT Lafferty Homes(Engineer: Ingles-Braun Associates)
LOCATION Southeast corner of East Hamilton and South Armstrong Avenues
(Council District 5, Councilmember Dages)
SITE SIZE 19.5 acres (net)
LAND USE Existing - Vacant
Proposed - ,Single Family Residential
ZONING Existing - AE-20/UGM (Exclusive Twenty Acre Agricultural
Urban Growth Management)
Proposed - R-9/UGM (Single Family Residential/Urban Growth
Management)
PLAN DESIGNATION The proposed R-1/UGM zone district and 92-lot single family
AND CONSISTENCY residential subdivision is consistent with the..2025 Fresno. General
_ ..:- -- -- -•---- -_.:_-_�_�._ _ ... -.u�i--cn-r:;l - z.v-:;aC.' .:-1,.---�3;"3�'rii . z .rte.= .i4'. �L�f;...�'JEI=-�f--•,{? --Sit£.'::_, >.�, �...�.r
medium low density residential planned land uses
ENVIRONMENTAL FINDING Finding of Conformity to the .2025 Fresno General Plan Master
Environmental Impact Report. (MEIR) No. 10130 dated August 16,
2005
PLAN COMMITTEE The Roosevelt Community Plan Advisory Committee reviewed the
RECOMMENDATION project on May 9, 2005 and unanimously recommended that the
project be approved
STAFF RECOMMENDATION Approve rezone application
PLANNING COMMISSION On September 7, 2005 the Planning Commission voted to
RECOMMENDATION recommend approval of the rezone application by a 6-0 vote.
i REPORT TO THE CITY COUNCIL
` Rezone Application No. R-04-106
November 15, 2005
Page 3
BORDERING PROPERTY INFORMATION
Planned Land Use Existing Zoning Existing Land Use
North Medium Low Density Residential AE-20/UGM (Exclusive Agricultural
Twenty Acre
Agricultural/Urban Growth
Management)
South Medium Low Density Residential AE-20/UGM (Exclusive Agricultural
Twenty Acre
Agricultural/Urban Growth
Management)
East Medium Low Density Residential AE-20/UGM (Exclusive Agricultural
Twenty Acre
Agricultural/Urban Growth
Management)
West Medium-Low Density Residential AE-5/UGM (Exclusive Five Agricultural
Acre Agricultural/Urban
Growth Management)
ENVIRONMENTAL FINDING
The initial study prepared for Environmental Assessment No. R-04-106/C-04-322/T-5413 considered
potential environmental impacts associated with the subject rezone application, conditional use permit
and subdivision map request. The study indicates that the project, if approved, would conform to the
land use designation and land use policies of the 2025.Fresno General Plan and is within the scope of
Master Environmental Impact Report No. 10130. Therefore, staff has issued a finding that the project
proposal is in conformance to the 2025 Fresno General Plan Master Environmental Impact Report
(MEIR No. 10130) dated August 16, 2005, which incorporates a MEIR Mitigation Monitoring Checklist.
This environmental finding was properly noticed with no comments filed within the 20-day review and
BACKGROUND / ANALYSIS
The applicant, Lafferty Homes, has filed Rezone Application No. R-04-106, Conditional Use Permit
Application No. C-04-322 and Vesting Tentative Tract Map No. 5413/UGM for approximately 19.5 (net)
acres of property located on the southeast corner of East Hamilton and South Armstrong Avenues.
The rezone application proposes to reclassify the subject property from the AE-20/UGM (Exclusive
Twenty Acre Agricultural/Urban Growth Management) zone district to the R-1/UGM (Single Family
Residential/Urban Growth Management) zone district. Vesting Tentative Tract Map No. 5413/UGM
proposes to subdivide the 19.5-acre site into a 92-lot (plus two outlots) single family residential
subdivision at an overall density of 4.7 dwelling units per acre. Conditional Use Permit Application
.,, No. C-04-322 proposes to allow for the development of the subdivision as a planned.development with
modified building setbacks and lot sizes. The proposed lot sizes will range from 5,750 to over 10,000
square feet with most lots being 5,750 square feet in area. The conditional use permit proposes
minimum 15 foot front and rear yards for the lots.
r+
REPORT TO THE CITY COUNCIL
Rezone Application No. R-04-106
November 15, 2005
Page 4
On November 19, 2002, the City Council, through Resolution No. 2002-379, adopted the 2025 Fresno
General Plan which also adopted the Roosevelt' Community Plan. The Roosevelt Community Plan
designates the subject property for medium-low (2.19-4.98 dwelling units per acre) density residential
land uses. The applicant wishes to pursue development of the subject property with 92 single family
homes. The requested R-1/UGM..(Single Family Residential/Urban Growth Management)zone district
is considered consistent with the medium-low density residential land use designation. Furthermore,
the proposed development with a density of 4.7 dwelling units per acre demonstrates that the project
site will be developed within the overall density of dwelling units anticipated by the 2025 Fresno
General Plan and Roosevelt Community Plan,
Roosevelt Community Plan Citizens' Advisory Committee
The Roosevelt Community Plan Citizens' Advisory Committee reviewed the proposed rezone, tentative
tract map and conditional use permit applications at its meeting on May 9, 2005. The Committee
unanimously recommended approval of the project, subject to the installation of open space in the form
of a linear park/trail and the project being designed with landscaped median entry ways.
Fresno City Planning Commission
On September 7, 2005 the Fresno City Planning Commission considered Rezone Application
No. R-04-106 and after a complete hearing took action. to recommend approval of the rezone
application to the City Council by a vote of 6-0. It is noted that the Commission, by the same vote, also
took action to approve related Vesting Tentative Tract No. 5413/UGM and Conditional Use Permit
No. C-04-322.
Water Resources and Public Water Supply
The Water Division of the Department of Public Utilities has determined that there is an adequate
source of water available to serve the project with the implementation of the UGM service delivery
requirements and environmental impact mitigation measures. The nearest presently available water
service line is located in Butler and Armstrong Avenues.
Thi FrQsn_o
MetropolitanFlood C'ortroL Dis+rict_(FMFCD�has_as--indicated that permeraent flood control ; .
service is not available.for this project. The developer will be required-to}construct temporary facifities�'-- - �-
until permanent facilities become available.
'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 assessmentlinitial study will provide an adequate,
reliable and sustainable water supply for the project's urban domestic and public safety consumptive
purposes.
Sewage Collection System Capacity
Several major facility improvement projects have been implemented at the City of Fresno's Regional
Wastewater Treatment and Reclamation Facility in order to accommodate the projected rates of
population and employment growth up to a projected population holding capacity of 590,000 people.
These improvements' have. been completed to provide an expanded wastewater treatment an, !
reclamation capacity of 80 million gallons per day (MGD), which is sufficient to accommod%
continued planned urban development including the proposed project.
r:
REPORT TO THE CITY COUNCIL:
Rezone Application No. R-04-106
November 15, 2005
Page 5
The Department of Public Utilities 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 main to serve this project is located in East Hamilton Avenue at South
Burgan Avenue.
Circulation Element Plan Policies and Major Street System Traffic Capacity
The 2025 Fresno General Plan designates East Hamilton Avenue as a collector street, with a 84-foot
right-of-way width and designates South Armstrong Avenue as a collector street, with a 94-foot right-of-
way. The applicant will be required to dedicate and construct improvements on East Hamilton and
South Armstrong 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 South Armstrong and East Hamilton Avenues for all residential
lots adjacent to these major street frontages. These street improvements are outlined in more detail in
the Vesting Tentative Tract Map No. 5413/UGM Conditions of Approval dated September 7, 2005.
Because the immediately surrounding properties are 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, the developer of this project, in accordance with the mitigation
measures of Master Environmental Impact Report (No. 10130) certified by the Council with the
adoption of the 2025 Fresno General Plan, will be required to pay impact fees specific to the traffic
signalization of the major street intersections. ,
State Department of Transportation (Caltrans)
The California Department of Transportation (Caltrans), District 6, Office of. Intergovernmental
Relations has. commented that the project is not expected to create significant impacts to the State
Highway System.
Subdivision Design/Streets and Access Points
This subdivision is proposed to have one access point to East Hamilton Avenue and one access point
to South Armstrong Avenue. . The Public Works Department,.Transportation Planning Section has
reviewed the rezone application, conditional use.permit and tentative tract map. 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 East Hamilton Avenue and South Armstrong Avenue to their ultimate planned width.
Landscaping/Open Space/Walls
Given that the proposed subdivision abuts planned collector streets, the developer will be required to
install 15 feet of landscaping along East Hamilton and South Armstrong Avenues (collectors). 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.
REPORT TO THE CITY COUNCIL
Rezone Application No. R-04-106
November 15, 2005
k.> ` Page 6
It is also noted that the project includes an area of approximately one acre along Hamilton Avenue
which willbe designedned as linear openen space. This open space will provide the required five percent
t
open space mandated by Roosevelt Community Plan Policy No. 1-17.3. It is noted that this open
space area is also intended to aid in providing the required five percent open space for Tentative Tract
No. 5188 at the northwest corner of Hamilton and Temperance Avenues.
CONCLUSION ! RECOMMENDATION
The appropriateness of the proposed project has been examined with respect to its consistency with
goals and policies of the 2025 Fresno General Plan and the Roosevelt Community Plan; its
compatibility with surrounding existing or proposed uses; and, its avoidance or mitigation of
potentially significant adverse environmental impacts. These factors have been evaluated as
described above and by the accompanying environmental assessment. Upon consideration of this
evaluation, it can be concluded that the proposed Rezone Application No. R-04-106 is appropriate
for the project site and staff recommends approval.
DEB:IeI:\K\Common\Master Files-2004\REZONE\R-04-106,T-5413 CC Rpt 11-15 -05.doc
Attachments: Vicinity Map
Aerial Photo
Vesting Tentative Tract Map No. 5413/UGM dated June 9, 2005
Building Elevations
Floor Plans
Letter from Caltrans dated May 5, 2005
Environmental Assessment No. R-04-106/C-04-322/T-5413, Finding of Conformity
to the 2025 Fresno General Plan Master Environmental Impact Report (MEIR
No.10130) dated August 16, 2005 _
Planning Commission Resolution No. 12298 (Rezone)
Planning Commission Resolution No. 12299 (Tract Map)
Planning Commission Resolution No. 12300 (CUP)
Ordinance Bill
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
a r a
MOVED BY Danes SECONDED BY Perea
BILL NO. B-137
ORDINANCE NO. 2005-139
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-04-106 has been filed by.Lafferty Homes with the City of
Fresno to rezone property as described hereinbelow; and,
WHEREAS, the Roosevelt Community Plan Citizen's Advisory Committee reviewed the
application on May 9, 2005, and unanimously recommended approval; and
- �AIHE.REA�,.pars: ..,t-to th-. p,r� visions-of Article-4; heap er e2; . . the.Frestto . 'cinal
.vs � -ut av' wi:.ihl c c., r -I.i t 1� `��f '!\I!P.
Planning Commission of the City of Fresno held a public hearing on the 7th day of September, 2005, to
consider Rezone Application No. R-04-106 and related Environmental Assessment No. R-04-106/
T-5413/C-04-322, during which the Commission recommended to the Council of the City of Fresno
approval of the subject environmental assessment and rezone application amending the City's Zoning
Ordinance on real property.described hereinbelow from the AE-20/UGM (Exclusive Twenty Acre
Agricultural/ Urban Growth Management) to the R-1/UGM (Single Family Residential/Urban Growth
Management) zone district; and,
Ordinance Amending Official Zone Map
.-,Rezone Application No. R-04-106
November 15, 2005
Page 2
WHEREAS, the Council of the City of Fresno, on the 15th day of November, 2005, received the
recommendation of the Planning Commission.
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 there is no substantial evidence in the record that the rezoning may have a
significant effect on the environment as identified by the Finding of Environmental Conformity to the
2025 Fresno General Plan Master Environmental Impact Report (MEIR No. 10130) dated August 16,
2005, prepared for Environmental Assessment No. R-04-106/T-5413/C-04-322. Accordingly,
Environmental Assessment No. R-04-106/T-5413/C-04-322 is hereby approved.
SECTION 2. The Council finds the requested R-1/UGM zone district is consistent with the
existing medium-low density residential land use designation of the 2025 Fresno General Plan and
Roosevelt 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-20/UGM (Exclusive Twenty Acre Agricultural/Urban Growth Management)to the
R-1/UGM (Single Family Residential/Urban Growth Management) zone district:
The north half of the southwest quarter of the southeast quarter of Section 10, Township 14
South, Range 21 East, Mount Diablo Base and Meridian, in the City of Fresno, County of Fresno,
State of California, according to the United States Government Township Plats.
SECTION 4. This ordinance shall become effective and in full force and effect at 12:01 a.m. on
the thirty-first day after its passage.
ak ��M r
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 15th day of November , 2005, by the following vote:
Ayes: Calhoun, Duncan, Perea, Sterling, Westerlund, Dages
Noes: Boyaj ian
Absent: None
Abstain: None
REBECCA E. KLISCH
City Clerk
By%PJMMZJ
APPROVED AS TO FORM:
HILDA CANTU-MONTOY
City Att ey
7
By
Deputy
Rezone Application No. R-04-106
Filed by Lafferty Homes
Assessor's Parcel No. 313-040-51
DEB:Iel:WCommon\Master Files-2004\REZONE\R-04-106,T-5413\-CC OrdBill
NOTICE OF DETERMIK.,J10N
DA E 1VF�FO Ll
TO: _ Office of Planning and Research FROM: CITY OF FRESNO `+'t�+, D
1400 Tenth Street, Room 121 Planning and Development Dept
Sacramento, California 95814 2600 Fresno Street . N 1 $.
Fr _ 4
X County Clerk " �� fRE5NO C NTY Cl:ER1�
County of Fresno DEC 1 y ZOOS 6Y •...........
2221 Kern Street ••......
Fresno, California 93721
Y
Subject: Filing of Notice of Determination in compliance with.Section.21152 of the ublic Re rces Code.
Rezone Application No. R-04-106, Vesting Tentative Tract Map No. 5413/UGM &Conditional Use Permit Application No. C-04-322
Project Title
Planning and Development Department
City of Fresno
N/A = David Braun, Planner (559)621-8038
State Clearinghouse Number Lead Agency Area Code/Telephone/Extension
(If subject to Clearinghouse) Contact Person
Approximately 19.5 acres of property located on the southeast corner of East Hamilton and South Armstrong Avenues, Fresno City
and County.
Project Location (include County)
Project Description: Rezone Application No. R-04-106 is a request to reclassify approximately 19.5 acres of property from the
AE-20/UGM (Exclusive Twenty Acre Agricultural District/Urban Growth Management) zone district to the R-1/UGM (Single Family
Residential District/Urban Growth Management)zone district. Vesting Tentative Tract Map No. 5413/UGM and Conditional Use Permit
Application No. C-04-322 are proposing to subdivide the subject property into a 92-lot (plus two outlots), single family residential
planned development subdivision. The property is located on the southeast corner of East Hamilton and South Armstrong Avenues.
This is to advise that the City of Fresno, the Lead Agency, has approved the above-described project on November 15, 2005, and
has made the following determinations regarding the above-described project:
1. The project( [ ]will [X]will not) have a significant effect on the environment.
2. [ ]An Environmental Impact Report was prepared for this project pursuant to the provisions of CEQA.
[ ]A Mitigated Negative Declaration was prepared for this project pursuant to the provisions of CEQA.
A determination of project conformity to toe-2025 Fresno General.Plan Master Environmental.IMDactReport
- - - ([AEIR No' 10130)was made: "
3. Mitigation measures ( [X]were [ ]were not) made a.condition of the approval of the project as related to
MEIR No. 10130.
4. A statement of Overriding Considerations( [ ]was[X]was not)adopted for this project.
5. Findings ( [ ]were [X]were not)made pursuant to the provisions of CEQA.
This is to certify that the above-described Finding of Conformity to the 2025 Fresno General Plan Master Environmental Impact Report
No. 10130 with comments and responses and record of project approval is available to the general public at the City of Fresno,
Planning an Development Department, 2600 Fresno Street, Room 3043, Fresno, California 93721-3604.
Gilbert J. Haro Date
Planning Manager, City of Fres
(m� . .....n'.
Attachments: De Minimis Finding
Project Vicinity MapT
:TE?r� T:iET
.
City of Fresno Environmental Assessment No. R-04-106/T-5413/C-04-322 Gi Y Or-nmr ESNO
KWASTER FILES-20041'REZONEIR-04-108,T-5464 DEBINOTICE OF DETERMINATION R-04-106,T-5413,C-04-322.DOC L'D4
CALIFI .NIA DEPARTMENT OF FISH VD GAME
CERTIFICATE OF FEE EXEMPTION
DE MINIMIS IMPACT FINDING FOR ENVIRONMENTAL ASSESSMENT NO.'R-04-106/T-5413/C-04-322
LEAD AGENCY:
City of Fresno, Planning and Development Department, 2600 Fresno Street, Fresno, California 93721
PROJECT TITLE AND LOCATION:
Rezone Application No. R-04-106, Vesting Tentative Tract Map No. 5413/UGM & Conditional Use Permit
Application No. C-04-322
The property is located on southeast corner of East Hamilton and South Armstrong Avenues,Fresno City and
County.
PROJECT DESCRIPTION:
Rezone Application No. R-04-106 is a request to reclassify approximately 19.5 acres of property from the
AE-20/UGM (Exclusive Twenty Acre Agricultural District/Urban Growth Management) zone district to the
R-1/UGM (Single Family Residential District/Urban Growth Management) zone district. Vesting Tentative
Tract Map No. 5413/UGM and Conditional Use Permit Application No. C-04-322 are proposing to subdivide
the subject property into a 92-lot(plus two outlots),single family residential planned development subdivision.
The property is located on the southeast corner of East Hamilton and South Armstrong Avenues.
FINDING OF EXEMPTION:
Pursuant to the above-noted environmental assessment a determination of project conformity to the 2025
Fresno General Plan Master Environmental Impact Report (MEIR No. 10130), which incorporates a MEIR
Mitigation Monitoring Checklist has been prepared by the lead agency for the proposed project. There is no
evidence in the record that the proposed project may have an adverse effect on wildlife resources.
"I hereby certify that the public agency has made the above finding and that the project will not individually or
cumulatively have an adverse effect on wildlife resources,as defined in Section 711.4 of the Fish and Game
Code."
(5
Gilbert J. Haro, Planning ager
Planning Division
Date: November 17, 2005
Section 711.4, Fish and Game Code
KAMASTER FILES-20NVREZONMR-04.108,T-5464 DEMEMINIMUS R-04-706,T-5473,C-04-322.DOC
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LEGEND
® Subject Property °f L U.G.M.Area
"CINITV MAP PLANNING & DEVELOPMENT
VESTING TENTATIVE TRACT MAP NO. 5413/UGM N DEPARTMENT
REZONE APPLICATION NO. R-04-106 A.P.N.: 313-040-51
From AE-20/UGM to R-1/UGM w
CONDITIONAL USE PERMIT NO. C-04-322 ZONE MAP: 2556
Southeast corner, Hamilton and Armstrong Aves. NOT TO SCALE BY/DATE: J.S. / 5-3-05
CITY OF Fkc� --:ENVIRONMENTAL ENVIRONMENTAL ASSESS& ATI INITIAL STUDY �D�s
FINDING OF CONFORMITY/MSIR NO. 1013077
Pursuant to Section 21157.1 of the California Public ' Resource Code DATE RECEIVE&,OR KWNG: .�
(California Environmental Quality Act) the project described below is '�.
determined to be within the scope of the Master Environmental Impact Report �O
(MEIR) No. 10130 prepared for the 2025 Fresno General Plan F
syo 15
Initial study is on file in the Planning and Development Department, City Hall,
2600 Fresno Street, Fresno, California 93721
(559) 621-8277
Applicant: Initial Study Prepared By:
Lafferty Homes David Braun, Planner III
3180 Crow Canyon Place, Suite 255 August 16, 2005
San Ramon, California 94583
Environmental Assessment Number: Project Location (including APN):
Rezone Application No. R-04-106 Southeast corner of South Armstrong and East
Conditional Use Permit Application No. C-04-322 Hamilton Avenues.
Vesting Tentative Tract Map No. 5413/UGM
(APN: 313-040-51)
Project Description:
Rezone Application No. R-04-106 proposes to rezone approximately 19.5 (net) acres of property located on
the southeast corner of South Armstrong and East Hamilton Avenues, .from the AE-20/UGM (Exclusive
Twenty Acre Agricultural /Urban Growth Management) zone district to the R-1/UGM (Single Family
Residential/Urban Growth Management) zone district. Vesting Tentative Tract Map -No. 5413/UGM and
Conditional Use Permit No. C-04-322 are proposing to subdivide the subject property into a 92 lot (plus two
outlots) single family residential planned development subdivision to be developed at a density of 4.7
dwelling units per acre. The property is within the jurisdictions of the Roosevelt Community Plan and the
2025 Fresno General Plan. Both plans designate the property for medium low density residential planned
land uses (2.19 to 4.98 units per acre). The subject site is currently vacant and is predominantly surrounded
by agricultural/rural residential properties.
Conformance to Master Environmental Impact Report(MEIR NO. 10130):
As previously indicated, the recently adopted 2025 Fresno General Plan designates the subject parcel for
medium low density residential planned land use. The requested R-1/UGM zone district conforms to the
medium low density residential land use designation as indicated by the 2025 Fresno General Plan.
The Planning and Development Department staff has prepared an initial study and environmental checklist
and evaluated the requested rezoning in accordance with the land use and environmental policies and
provisions of the 2025 Fresno General Pian and the related Master Environmental Impact Report (MEIR) No.
10130. The subject property is proposed to be developed with single-family residential uses at an intensity
and scale that is permitted by the planned land use and proposed zoning designations for the site. Thus, the
rezoning will not facilitate an additional intensification of uses beyond that which already exists or would be
allowed by the above-noted planned land use designation. Moreover, it is not expected that the existing and
future development, per the requested rezoning, will adversely impact existing city service systems .or the
traffic circulation system that serves the subject parcels. These infrastructure findings have been verified by
the Public Works and Public Utilities Departments. It has been further determined that all applicable
mitigation measures of MEIR No. 10130 have been applied to the project necessary to.assure that the project
will not cause significant adverse cumulative impacts, growth inducing impacts, and irreversible significant
effects beyond those identified by MEIR No. 10130 as provided by CEQA Section 15178(a).
Per Section 21157.1 of the California Public Resources Code (California Environmental Quality Act), it may
be determined that a subsequent project falls within the scope of a MEIR, provided that the project does not
cause significant impacts on the environment that were not previously examined by the MEIR. Relative to this
specific project proposal, the environmental impacts noted in the MEIR, per the 2025 Fresno General Plan
land use designations, include impacts associated with the medium low density residential land use
EN ZONMENTAL ASSESSMENT(EA •iECKLIST
POTENTIAL ENVIRONMENTAL EFFECTS
EA NO. R-04-106, C-04-322, T-5413
1_0 TOPOGRAPHIC,SOIL.GEOLOGIC 11.0 URBAN SERVICES
CONSIDERATIONS 11.1 Availability of fire protection
1 1.1 Geologic hazards, unstable soil conditions 1 11.2 Lack of emergency vehicle access
1 1.2 Adverse change in topography or ground surface relief 1 11.3 Adequacy of design for crime prevention
1 1.3 Destruction of unique geologic or physical features 1 11.4 Overcrowding of school facilities
1 1.4 Increased water erosion. 1 11.5 Availability of water mains of adequate size
1 11.6 Availability of sewer lines of adequate capacity
2_0 AIR QUALITY 1 11.7 Availability of storm water drainage facilities(on or off site)
1 2.1 Substantial indirect source of pollution 1 11.8 Availability of adequate park and recreation areas
1 2.2 Direct on-site pollution generation . 1 11.9 Unusually high solid waste generation
1 2.3 Generation of objectionable odors
1 2.4 Generation of dust except during construction 12.0 HAZARDS
1 2.5 Adverse local climatic changes 1 12.1 Risk of explosion or release of hazardous substances
1 12.2 Site subject to flooding
3_0 WATER 1 12.3 Adverse change in course of flow of flood waters
1 3.1 Insufficient ground water available for long-term project 1 12.4 Potential hazards from aircraft accidents
use 1 . 12.5 Potential.hazards from landfill and/or toxic waste sites
1 3.2 Use of large quantitiesof ground water
1 3.3 Wasteful use of ground water 13.0 AESTHETICS
1 3.4 Pollution of surface or ground water supplies 1 '13.1 Obstruction to public or scenic vista or view
1 3.5 Reduction in ground water recharge 1 13.2 Creation of aesthetically offensive conditions
1 13.3 Removal of street trees or other valuable vegetation
4.0 PLANT LIFE 1 13.4 Architectural incompatibility with surrounding area
1 4.1 Reduction of the numbers of any unique,rare or
endangered species 14.0 HISTORICAL/ARCHAEOLOGICAL
1 4.2 Reduction in acreage of agricultural crop 1 14.1 Removal of historic building,disruption of archaeological
1 4.3 Premature or unnecessary conversion of prime site
agricultural land 1 14.2 Construction or activity incompatible with adjacent
historic site
5.0 ANIMAL LIFE
1 5.1 Reduction in the numbers of any rare,unique or 15.0 ENERGY
endangered species 1 15.1 Use of substantial amounts of energy or fuel
1 5.2 Deterioration or displacement of valuable wildlife habitat 1 15.2 Substantial increase in demand upon existing sources of
energy
1 6_0 HUMAN HEALTH 1 15.3 Wasteful use of energy
7.0 NOISE
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
t 8 1 Pceduct cn of qlo:�which vpl!adve��eiy affer t r�s�da' dial _ _� ^ envrc,iL!ipntel.effects whi..h may resuR from.the proj3o
rease ^
as- project in thi§`category:
1 8.2 Exposure of residences to high levels of glare
'1" No Significant Environmental Effect
9_0 LAND USE` The proposed project will not have an adverse environmental,
1 9.1 Incompatibility with adopted plans and policies effect in this category, or any such effect is not substantially
1 9.2 Acceleration of growth rate. unusual or of undesirable magnitude. This rating is also
1 9.3 Induces unplanned growth utilized in cases where the category is not applicable to the
1 9.4 Adverse change in existing or planned area particular project under consideration.
characteristics
"2" Moderate Environmental Effect
10.0 TRANSPORTATION AND CIRCULATION The proposed project will have an adverse environmental
1 10.1 Generation of vehicle traffic sufficient to cause capacity effect in this category,which is of sufficient magnitude to be of
deficiencies on existing street system specific concern. However, this effect is not substantial
1 10.2 Cumulative increase in traffic on a major street for which enough in itself to require the preparation of an Environmental
capacity deficiencies are projected Impact Report, and is mitigable through project changes and
1 10.3 Specific traffic hazard to motorists, bicyclists, pedestrians conditions.
1 10.4 Routing of non-residential traffic through residential area
1 10.5 Insufficient or poorly located parking 13 Significant Adverse Environmental Effect
1 10.6 Substantial increase in rail and/or air traffic The environmental effect identified in this category
substantiates in itself or contributes towards a finding that the
proposed project has a potentially significant adverse effect on
the environment sufficient to require the preparation of an
Environmental Impact Report.
CITY OF FRESNO— ENVIRONMENTAL ASSESSMENT/ INITIAL STUDY
FINDING OF CONFORMITY/MSIR NO. 10130
Pursuant to Section 21157.1 of the California Public Resource Code DATE RECEIVE� ,�OR WNG: -�
(California Environmental Quality Act) the project described below is ��
determined to be within the scope of the Master Environmental Impact Report
(MEIR) No. 10130 prepared for the 2025 Fresno General Plan �F
Initial study is on file in the Planning and Development Department, City Hall, :^
2600 Fresno Street, Fresno, California 93721
(559) 621-8277
Applicant: Initial Study Prepared By:
Lafferty Homes David Braun, Planner III
3180 Crow Canyon Place, Suite 255 August 16, 2005
San Ramon, California 94583
Environmental Assessment Number: Project Location (including APN):
Rezone Application No. R-04406 Southeast corner of South Armstrong and East
Conditional Use Permit Application No. C-04322 Hamilton Avenues.
Vesting Tentative Tract Map No. 5413/UGM
(APN: 313-040-51)
Project Description:
Rezone Application No. R-04-106 proposes to rezone approximately 19.5 (net) acres of property located on
the southeast corner of South Armstrong and East Hamilton Avenues, from the AE-20/UGM (Exclusive
Twenty Acre Agricultural /Urban Growth Management) zone district to the R-1/UGM (Single Family
Residential/Urban Growth Management) zone district. Vesting Tentative Tract Map No. 5413/UGM and
Conditional Use Permit No. C-04-322 are proposing to subdivide the subject property into a 92 lot (plus two
outlots) single family residential planned development subdivision to be developed at a density of 4.7
dwelling units per acre. The property is within the jurisdictions of the Roosevelt Community Plan and the
2025 Fresno General Plan. Both plans designate the property for medium low density residential planned
land uses (2.19 to 4.98 units per acre). The subject site is currently vacant and is predominantly surrounded
by agricultural/rural residential properties.
Conformance to Master Environmental Impact Report (MEIR NO. 10130):
As previously indicated, the recently adopted 2025 Fresno General Plan designates the subject parcel for
medium low density residential planned land use. The requested R-1/UGM zone district conforms to the
medium low density residential land use designation as indicated by the 2025 Fresno General Plan.
he Planning and Development Department staff has prepared an initial study and environmental checklist
and evaluated the requested rezoning in accordance with the land use and environmental policies and
provisions of the 2025 Fresno General'Plan and the related Master Environmental Impact Report (MEIR) No.
10130. The subject property is proposed to be developed with single-family residential uses at an intensity
and scale that is permitted by the planned land use and proposed zoning designations for the site. Thus, the
rezoning will not facilitate an additional intensification of uses beyond that which already exists or would be
allowed by the above-noted planned land use designation. Moreover, it is not expected that the existing and
future development, per the requested rezoning, will adversely impact existing city service systems or the
traffic circulation system that serves the subject parcels. These infrastructure findings have been verified by
the Public Works and Public Utilities Departments. 'It has been further determined that all applicable
mitigation measures of MEIR No. 10130 have been applied to the project necessary to assure that the project
will not cause significant adverse cumulative impacts, growth inducing impacts, and irreversible significant
effects beyond those identified by MEIR No. 10130 as provided by CEQA Section 15178(a).
Per Section 21157.1 of the California Public Resources Code (California Environmental Quality Act), it may
be determined that a subsequent project falls within the scope of a MEIR, provided that the project does not
cause significant impacts on the environment that were not previously examined by the MEIR. Relative to this
specific project proposal, the environmental impacts noted in the MEIR, per the 2025 Fresno General Plan
land use designations, include impacts associated with the medium low density residential land use
Finding of Conformity Under MEIR No. 10130
Environmental Assessment No. R-04-106/C-04-322/T-5413/UGM
Page 2
designation specified for the subject parcel. `Based on this initial study, the project does not change the land
use indicated for the subject parcels and will not generate additional significant effects not. previously
identified by the MEIR and no new additional mitigation measures are required. Therefore, the project
proposal is within the scope of the MEIR as defined by Section 15177 of the CEQA Guidelines.
Moreover, as lead agency for this project, the Planning and Development Department, per Section 15177 (d)
of the CEQA Guidelines, has determined that all feasible mitigation measures from MEIR No. 10130 shall
apply to the project proposal as noted in the attached mitigation monitoring checklist. Public notice has
been provided regarding staff's finding in a manner prescribed by this section of the Guidelines and by
Section 21092 of the California Public Resources Code (CEQA provisions).
Gflbert J. Haro Date
Planning Manager, City ofr sno
Attachments: Environmental Checklist for Environmental Assessment No. R-04-106/C-04-322/T-5413
Mitigation Monitoring Checklist (MEIR No. 10130)for Environmental Assessment
No. R-04-106/C-04-322/T-5413
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c.ri of
rWilli s; s„ie Fire Department
450 M Street Randy R. Bruegman
Fresno, California 93721-3083 : ��. Fire Chief
559-621-4000 FAX#559-498-4261
www.fresno.gov -
Date 8-22-05
TO: Dave Braun, Planner III
Development D partment, Planning Division
FROM: Mike Schmidf,Supervising Fire.Prevention Inspector
Fire Prevention Bureau
SUBJECT: Tentative Tract No. 5413
The Fire Department has completed a review of the Vesting Tentative Tract Map 5413,
which was submitted by Ingels-Braun and Assoc. The following requirements and
conditions are to be placed on this vesting tentative tract map as a condition of approval
by the Fire Department.
General Requirements:
This project is within 3 miles of Fire Station No. 15.
This project is subject to UGM Fire service fees for Fire station No..15.
Provide residential hydrants and fire flows per Public works standards-with two sources of
water.
Access is acceptable as shown assuming that "Hamilton" extends at least to "Joshua".
Note: Phasing of tract will require re-review for access requirements.
J J
OFFICES OF - ..
i
/A\, O� �I►�TR�IC� � .
PHONE(559)233-7161
FAX(559)233-8227
( )
2907 SOUTH MAPLE AVENUE
FRESNO,CALIFORNIA 93725-2218
Your Most Valuable Resource-Water
May 6, 2005
L' uC �LiJ V��
Mr. Dave Braun MAY 0 9 2005
City of Fresno Planning Division.
Development Department Develop-nent Departmew
Planning Division Ci i 1'� SN0
2600 Fresno Street, Room 3043
Fresno, CA 93721-3604
RE: VTTM No. 5413, RA No. R-04-106 & CUP No. C-04-322
Dear Mr. Braun:
FID's comments and requests are follows:
1. FID does not own, operate or maintain any facilities located on the applicants property.
2. FID expects no adverse impacts from the approval of the subject proposal.
Thank you for submitting this for our review. Please feel free to contact me with any questions
or concerns at 233-7161 extension 317 or bjohnsongfresnoirrigation.com.
Sincerely,
Bret Johnson
.E ngineering Technician I
Agencies\City\VTTM5413 R-04-106 C-04322
BOARD OF President JACOB AND.RESEN, Vice-President JEFFERY G. BOSWELL
DIRECTORS JEFF NEELY,EDDIE NIEDERFRANK,STEVEN G.BALLS, General Manager GARY SERRATO
i.:6
1
DEPARTMENT OF PUBLIC WORKS
TO: Dave Braun, Planner III
Planning Division
FROM: Ann Lillie,Senior Engineering Technician (559.621.8690)
DATE: June 2, 2005
SUBJECT: Tentative Subdivision Map T-5413 (Located southwest comer of East Butler and
North Temperance Avenues)
.The Department of Public Works has reviewed the Tentative Subdivision Map proposed by Lafferty
Homes, on engineering plans prepared by Ingels-Braun&Associates, dated August 16,2004. The
Department of Public Works offers the following comments regarding the Street Tree,Buffer/Parkway
and Median Island Landscape conditions.
GENERAL REQUIREMENTS
See attached for City of Fresno Public Works Department general design guidelines for Buffers,Medians
and Street Trees.
STREET TREES REQUIREMENTS
1. The subdivider is required.to provide street trees on all public street frontages and the dedication .
planting and buffer landscaping easements. Street trees shall be planted at the rate of one tree for .
each 60'of street frontage. Tree planting shall be within a 10'Planting and Public Utility Easement.
Street trees shall be planted by the Developer. The subdivider is required to provide automatic drip
irrigation for all street trees. The irrigation system shall comply with FMC 12-306-23. Tree species
to be planted as follows:
STREET NAME STREET TREE SPECIES/COMMON NAME
South Armstrong Avenue Ginkgo biloba `Autumn Gold' -Maidenhair Tree
Eas 3Tq.--Cr,./�yQF 1P n? ?_di**?.ePl)sfc nipl hs
-� 3ec 'E a11G?n/ _
2. Street Tree Planting by Developer: For those lots having internal street tree frontage available
for street tree planting,the developer shall plant one tree for each 60'of street frontage,or one tree
per lot having street frontage,whichever is greater.
a. Street tree inspection fees shall be collected for each 60'of public street frontage or one tree
per lot whichever is greater.
b. Street trees shall be planted in accordance with the City of Fresno,Department of Public
Works "Standard Specifications.". ,
r,
c. Landscape plans shall indicate street tree planting locations and species. Landscape plans shall
be reviewed and approved by the Department of Public Works,Engineering Services. A street
tree planting permit shall be required for all residential street tree planting.
d. Performance and payment securities,paid with final map,will be released when all
landscaping installed on public and/or city controlled property is in conformance with the
Specifications of the City of Fresno.
e. Upon acceptance of the required work,warranty security shall be fiunished to or retained by
the city for guaranty and warranty of the work for a period.of ninety days following acceptance.
BUFFER LANDSCAPING&MAINTENANCE REQUIREMENTS
1. The subdivider is required to provide long term maintenance for the landscape in the landscape
easements and rights-of-way: The subdivider maypetition for annexation in the Community Facilities
District, or may form a Home Owner's Association.
2. Buffer Maintenance Through Annexation to the Community Facilities District. Landscape and
Irrigation plans are required and shall be submitted to the Department of Public Works for review and
approval prior to a Council approval of the final map. Plans shall be numbered to conform to and be
included in the Department of Public Works street construction plan set for the final map..These fees
are applicable when the subdivider elects to maintain the buffer landscaping by annexing to the city's
Community Facilities District.
1. Landscaping shall comply with Landscape Buffer Development Standards approved by the City
Council on October 2, 1990. Landscape and irrigation plans shall comply with Sections 12-306-23
&24 and 14-121 of the Fresno Municipal Code regarding Water Efficient Landscaping and Buffer,
landscaping.
2. Should the proposed landscape buffers and/or parkway strips be located next to an existing buffer
and/or parkway strip,the planting concept shall simulate the adjacent landscape design to present a
more uniform appearance on the street. Variances in the landscape concept will be acceptable,but
the design of the new landscape buffer and/or parkway strip shall strive to mimic the existing as much
as possible..
3. Landscape plans shall indicate grades on a cross-section detail to include fencing or wall details.
All fencing shall be placed outside the landscape easement. Maximum slopes shall not exceed 4:1
with 1 foot of level ground between the slope and the back of the side walk and/or face of fence.
Erosion control measures shall be implemented on all slopes of 4:1, including the use of synthetic
erosion control netting in combination with ground cover species approved by the Department of
Public Works/engineering Services Division.
4: 'The water meter(§)serving thebuffer landscaping shall be sized for the anticipate( service Prows.
5. No private flags, signs or identification of any kind shall be permitted in the right-of-way,within
.the City-controlled easement or on the fence or wall facing the street.
6. Landscaping in the right-of-way and landscape setback adjacent to water well sites shall be the
responsibility of the City of Fresno Water Division and may not be included in the CFD.
MEDIAN ISLAND LANDSCAPE REQUIREMENTS
1. When median islands front onto the proposed development project,applicants shall be required to
submit plans showing the location and configuration of all median islands fronting the proposed
project for review and evaluation for median island landscaping requirements. Existing utilities,
including,but not limited to city water lines/service points, sanitary sewer, storm drains, electrical
lines,existing landscaping including trees,shrubs,ground cover beds,irrigation facilities,and other
miscellaneous landscape features shall also be clearly defined. If a new median is required by the
Traffic Division, the median island landscaping shall be applied as per FMC section 12-306-24.
The Public Works Department requires 2 foot wide colored concrete strips on all proposed median
islands with a 12 inch by 12 inch slate pattern in brick red.
OUTLOTS
1. The Department of Public Works will not be responsible for the maintenance of any outlots if they
are not included into the CFD2. If the outlots are to be included into the CFD2,the Department of
Public Works will require approving landscape and irrigation plans prior to inclusion into the CFD2.
BIKE PATH
1. All proposed Multipurpose Paths shall be constructed in accordance with City requirements and
standards. Cross-sections will be required with submittal of Street Plans and Landscaping/Irrigation
Plans for review and approval.
06/01/05
These are some general notes to apply to the Landscaping Plans as they apply to each project. Additional notes
may be added as determined by.the Landscape Architect.
GENERAL PLANTING NOTES:
1. Plant material shall be inspected by the City of Fresno. Additional inspections by county agricultural
inspectors will be required(Per State Law) for quarantine species of plants. Contractor will be responsible for
assuring plant material that is shipped complies with state laws and county inspection requirements.
2. Contractor shall not install landscape or irrigation facilities when it obvious that there is discrepancy between
the Plans and the actual site conditions. Consult with city inspector to resolve the discrepancy.
3. All planting and related materials work shall comply with Section 25 and 26 of the City of Fresno Standard
Specifications. Specifications are available at City Hall,2600 Fresno Street or on-line at
http//www.ci.fresno.ca.us/. To setup a pre-construction meeting,call 559.621-5600.
4. Trees in enclosed planter boxes, raised planters or subject to subsurface drip irrigation require no.water
basins.
5. All rootballs removed from containers shall be scarified prior to backfilling.
6. Place tree tie at lowest point along trunk where tree head will support itself.
7. Planting hole to be 2 '/h times the diameter of the plant container and depth to be 1 inch shallower than
rootball excluding adventitious roots.
8. All shrubs shall be set back 3 feet away from edge of walks, walls, and other hardscape features.
Groundcover shall be planted 1 foot from the same features. .
9. 12 wide x 6" thick'concrete mowstrip shall be constructed over 6 inches of compacted native soil or as
determined by the Engineer. Mowstrips are to define edges of landscape buffer/parkways and are to be
constructed as shown on the Plans.
10. Maximum slope shall not exceed 4:1 with one foot of level ground between the slope and the back of the side
walk and/or face.of fence.. Erosion control measures shall be implemented on all.slopes 4:1 or steeper. Such
ohagl t in v ��t e nr l i�F iv'iic� f c re rtr c con n„i ltiB riett� tr rp
y_a__, a. r,. s r f...._.w._ ,__.. �. ._.� r.� ._rs�
ground cover species approved-by the Public Works Department. The erosion control netting shall be
approved by the Public Works Department prior to shipping, ,and the netting shall be installed as
recommended by the manufacturer.
11. After acceptance of the project by the City of Fresno, The Contractor shall maintain all planting, irrigation
and associated systems according to the approved specifications and standards for a period of no less than the
standard 90(ninety) day maintenance period.
1. PLANTING AND IRRIG), ..ON PLAN REQUIREMENTS
A. MINIMUM GENERAL INFORMATION AND PLAN SHEET REQUIREMENTS
1. Project identification (tract number,street address,subdivision review number, conditional use
permit number.
2. North arrow.
3. Scale (1" = 20'for-buffers and medians).
4. Date of submittal.
5. Designer's name (or company), address, phone number, FAX number and license number.
6. Plans for buffers and median islands shall be drawn onto City standard drawing size "C" sheets as
required by the City Public Works Department.
7. Projects shall comply with FMC 12-306-N-23 , FMC 12-306-N-24, & FMC 11-301.
B. MINIMUM SITE PLAN & CONSTRUCTION PLAN REQUIREMENTS
1. All easements, property lines and street names.
2. Location of existing and proposed utilities, including but not limited to street lights (and associated
conduits/pull boxes),water lines(with associated valve boxes and meters), and fire hydrants within
median islands, buffers, and other off site landscape areas proposed for development or required
per FMC.
3. Location of existing and proposed fences and walls with graphic elevation(s) indicating construction
materials.
4. Location of existing and proposed walks,driveways,tree wells, planting areas and other structures
in the landscape area(s). ar
5. Street tree location, configuration, and species designation with proposed tree planting details.
6. Location and configuration of median islands fronting the project.
7. For buffer landscape areas and median islands, a section from curb,through planting area and
fence or wall with slope indicated shall be required. Maximum slope shall be 4:1 with one foot of
level ground from toe of slope to back of curb or walk.
8. A 12"x6" concrete curb from end of fence or wall along easement to curb delineating boundary of
City maintenance responsibility shall be required in all buffer landscape areas.
-
C. MINIMUM INFORMATION TO BE INCLUDED ON IRRIGATION PLANS -
1. Size and location of water meter and service.
2. Size and location of backflow prevention device, and automatic controller (backflow prevention
device must be located within 15' of meter).
3. Static water pressure at point of connection and design pressure.
4. Location of power source.
5. Location,type, size and depth of all irrigation main and lateral lines, and sleeves.
6. Location,type,size, circuit number and gallons per minute (or gallons per hour) for each control
valve.
7. Location and type of all irrigation heads, quick couplers, gate valves, automatic flush valves, air
vacuum relief valves, and other related equipment (including irrigation of street trees as required
City of Fresno:Publ�c Works Department 'W ` 34 �; 2.0, ig 'a" DesgriwGuitlel�nes for`Buffers/Medwns/Streef"Trees
by FMC 11-301).
S. Installation details for backflow prevention device, metal caging, controller, control valves, quick
couplers, emitter heads, drip tubing, automatic and/or manual flush valves, air vacuum relief
valves, main line and lateral line pipe,wire connection details, and all other irrigation related
operations.
4. Projects shall comply with FMC 12-306-N-23, and shall include the water conservation compliance
statement per FMC requirement.
10. Plans shall show new irrigation connections for all buffers, medians,and other landscape areas in
the public utility/landscape easement maintained by the City of Fresno unless special allowance is
permitted (in writing) to connect onto existing service points. If connection to existing service points
is permitted, a flow meter shall be installed. Existing lateral lines shall not be tapped and
extended to provide irrigation to the newly proposed contiguous landscape areas, new valves shall
be installed on the existing main lines if capacity allows, or a new mainline shall be installed as
needed to supply the required flow.
11. Provide irrigation plan notes as required (on each plan submitted for review).
D. MINIMUM INFORMATION TO BE INCLUDED ON PLANTING PLANS:
1. Location,size (diameter at breast height), drip line diameter, and identification of existing trees,
labeled to remain or to be removed.
2. Location, botanical and common names, spacing and total quantity of plant material(s) to be
installed. Include total square footage of proposed landscaped area.(Verify designated street.trees
and spacing with Forestry'Division).
3. Installation details for trees, shrubs,ground covers,vines and other types of plant material
proposed.
4. Provide planting notes as required (on each plan submitted for review).
E. MINIMUM SUBMITTALS TO BE INCLUDED FOR PLAN CHECK
1. Submit a minimum of 3 copies of plans for use by the Public Works Department. One set of plans
will be checked and redlined by the Public Works Department. Public Works may require additional
submittals. After corrections,the check print set shall be returned to the Public Works Department
for back check.
2. After approval, the Public Works Department will require a minim of 2 bond copies of the
approved Landscape/Irrigation plans.
3. Median island plan check and inspection fees shall be paid for by the applicant or his/her
designated representative before approval of the plans. Payment will.be collected by the Public
LL
Citytof Fresno.Public Works Department dkans/Street Trees
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It. MEDIAN ISLAND LANDSCAPE IMPROVEMENT GUIDEL1ivES
A. GENERAL.APPROACH
Median Island landscaping is required in areas zoned for commercial, industrial, and office uses
throughout the City of Fresno per FMC 12-306-N-23, 24, and 11-301.
1. When median islands front onto the proposed development project, applicants shall be required to
submit plans showing the location and configuration of all median islands fronting the proposed
project for staff review and.evaluation for median island landscaping requirements. Existing utilities,
including, but not limited to city water lines/service points, sanitary sewer, storm drains, electrical
lines, existing landscaping including trees,shrubs,ground cover beds, irrigation facilities, and other.
miscellaneous landscape features shall also be clearly defined on the base maps submitted for
review.
2. FMC, landscape and irrigation plans for the improvement of,un-landscaped medians shall be
submitted for median island(s) that are not currently planted with a full range of ornamental
vegetation, including trees, shrubs, and ground covers. The project proponent may consult with the
Public Works Department (559.621-8690) before submitting plans to coordinate design and
construction activities.
3. At the option of the applicant, a fee may be paid in lieu of landscaping the median. The fee is listed
in the City Master Fee Resolution, and is different for medians in an uncapped condition (no
hardscape material such as AC, Concrete, or other such material covering the island that may.need to
be broken out prior to'planting, and for medians in a capped condition. Median islands less then
four (4)feet in width (back of curb to back of curb dimension) shall be exempt from either the
landscaping or in.lieu of fee requirement
4. Sections of the median island in excess of four feet wide (back of curb (boc) to back of curb
dimension] shall be landscaped with a full range of shrubs, and/or ground covers. For the purposes
of worker safety, and tree mortality,trees shall not be planted in sections of the median which are
less then six feet in width (boc). Narrow portions of median less then 4 feet in width (boc to boc) and
not capped with paving shall be paved with concrete as an integral part of the off site improvement
process,wether the median is landscaped or not.
5. Where landscaping of medians will be required, concreted, asphalted or sections of the median
island capped with hardscape material shall be removed and discarded. Median islands less then
four feet wide (boc to boc)which are capped with hardscape material shall remain as is unless the
hardscape material is in an unacceptable conditions by the City of Fresno. An unacceptable condition
such as broken surfacing which may be spread into the travel lanes shall be designated for repair on
the plans.
6. A minimum of 3 (three foot deep and minimum eight inch wide) exploratory trenches (locations to be
determined by the City Parks Department) shall be excavated in median islands for exploration.of
- `fie_se�l�-alas race 4�P3 at°fi5�S kaefore_K�ocee_�n witl1 lantlSCt7€ a e�f�d : �atiti®EY 7n-�YCEtEGB@° IeQ$r_en �1Fs
_ _.
spall 'be dug perpendicular to the curbing,and extend the hill widfh of the median. Additional
trenches may be required by the City of Fresno in excessively long, and/or extraordinary shaped
median islands.
7. Median islands with unacceptable layers of subsurface conditions,including but not limited to gravel,
asphaltic concrete (AC), concrete, and other material as identified by the exploratory trenches shall
be removed and replaced with friable loam as approved by the City of Fresno Parks Department.
8. 2 foot wide colored concrete strips shall be designated on the perimeter of the area to be planted for
maintenance purposes. This will be required on all proposed median islands unless otherwise
approved by the Public Works Department. These strips shall be constructed, at a minimum, in the
color brick red with a 12" x 12" slate pattern.
If'the existing median island proposed for planting is capped with concrete, AC or other hardscape
material,the hardscape material shall be sawcut three feet in from the back of curb, creating the
three foot maintenance edge.
9. The center of the median shall be slightly raised/bermed 6" above the finish grade of the existing or
City of Fresno Public Works Department x' Des�gn'Gu�delines for Buffers/Medians/Street Trees
V,2.2.:(5/3105). ".a..:fi •, < ;„ s.t :.w: `r r, i_ T Page 3.of,20.
proposed curbing to provid' rainage out to the street. The slope m the center to the boc shall be
gradual and continuous, including the maintenance edge. If the maintenance edge consists of
existing sawcut paving,the finish grade of the existing paving shall be considered the finish grade
and the soil shall be bermed up 6" from the pavement.
B. PLANTING CONCEPTS
1. A simplified planting approach is recommended, including, but not limited to the planting of hardy,
vigorous (low), growing ground covers or low spreading evergreen shrubs that will not collect trash
and will fill out the island quickly. A general list of ground cover types may include but is not limited
to vigorous species that may be seeded or planted via flats or containers (see appendix for .
additional plant lists).
2. If shrubs are included in the landscape design,the plant-material shall be planted a minim of three
feet away from the edge of the maintenance edge to allow for spreading. Additional setback may be
required if the plant material is capable of spreading further then three feet. All shrubs shall NOT
exceed 2:5 feet in height, and shall be of a hardy spreading type spaced sufficiently close enough so
that complete coverage of the ground plane is achieved within a short period of time
3. In medians less then 10 feet wide (boc to boc),trees shall be smaller ornamental types that will not
spread beyond the curb line of the median and shall be clustered together in groves appropriate for
the type of tree species proposed on the plans. Smaller ornamental trees shall be spaced no wider
then fifteen feet apart.
4: Larger tree species with an upright growing habit shall be designed for medians wider then 10 feet
wide. Trees shall be generally concentrated in the middle of the planter, either in rows or in
staggered groves. If planted in staggered lines or rows, larger trees shall be planted a maximum of
40 feet apart, and no closer then 6 feet from the back of curb. As previously discussed in #63 above,
smaller ornamental trees may be located near the ends of the median to provide color.
C. IRRIGATION SYSTEM CONCEPTS
1. Include as small a POC and RPB as possible. In many cases, a one inch POC and RPB will suffice.
2. Assure protective cage is powder coated flat black,with SS fasteners and an address panel is located
facing the meter location. Cage slab to be minimum of 6 inches thick. Designate disk filter upstream
of RPB (unless they are herbicide impregnated in which case they are to be located downstream of
the RPB). Designate protective blanket over all piping, RPB, and associated assemblies located
above grade.
3. Per FMC, irrigation system shall be via drip irrigation, either spot emitter type or sub-surface drip.
Spray, bubbler, and/or flood irrigation will not be accepted by the Parks Department.
4. Assure that the controller is battery powered. Set on south or west side of RPB with sufficient
clearance so that the protective blanket fits over the RPB assembly. Controller shall be capable of
providing,ata minimum,the following:
7-1,"i3tfitter�"es when"connectetl'to me system actuators.`•
b. Function day and night in any,weather.
c. Capability of controlling a minimum of 8 stations.
d. Must be compatible with many different types of valve manufacturers.
e. Contains on line"Help" to assist operator with programming.
f. Capable of executing a minimum of 4 totally independent programs.
g. Station time programmability ranging from 1 to 24 hours in one minute increments
h. Provide an automatic monthly water conservation budget which is programmable for the entire
year based on Historical ET
i. Reads multiple sensor inputs
j. Must be protected by glass fiber reinforced, UV stabilized LEXAN casement,waterproof steel
City of Fresno Public works Department Design Guldelines for'Buffers/Medians/StreeTre
t es
Page;4 of-20
enclosure, or other waterprcasement which is lockable and var; l proof
5. One master valve shall be included per irrigation system. The master valve shall be wired to a
numbered station so that the system may be set for a specific window of operation. Designate Hardie
Ultraflow type master valve and line valve (omni-reg pressure regulator on line valve only).
6. Designate air/vacuum relief appropriately,and automatic flush valves at all terminal points in the
system. Design irrigation system with no dead ends so that water feeds to the automatic flush valves.
i
C� of Fresno PubUc.Works De arrmenf Pa'g F st,5l t v ; " : 'M;;' Design Guidelines for Buffers/,Meclpcns/Stre,ityees
Ill. LANDSCAPED BUFFER UEVELOPMENT STANDARDS
A. STATEMENT OF PURPOSE
These standards are intended to mitigate the effects of graffiti by providing landscape screening of
masonry walls and wood fencing with consideration given to maintaining attractive landscape areas in
buffers and parkway strips. These standards are designed to provide optimum coverage within a realistic
time frame while maintaining the flexibility for different landscape design concepts within the context of
meeting the anti-graffiti landscaping objective. The list of plant materials included in the APPENDIX is a
partial list only and will not restrict design variation which will be approved as landscape plans are
reviewed through the subdivision review process. While design variations may be submitted, any
alternate plant material must meet the approved goals of the standards contained in this document.
B. SIZE AND QUALITY OF PLANT MATERIAL
Minimum size of plant material shall be as listed below. Plant material shall comply with ANZI Z90.1, and
be of the following minimum size:
a. Trees: 15 gallon minimum size
b. Shrubs: 5 gallon minimum size unless approved otherwise by the Public Works Department.
c. Vines: 5 gallon minimum size. One gallon vines will not be acceptable.
d. Ground covers: May be planted via seed, flats, liners or one gallon containers.
e. Erosion control plantings may be seeded on steep slopes if approved by the Public Works
Department.
C. PLANT MATERIAL SPACING
For the purposes of providing coverage on buffer walls, plant material shall be spaced in order to provide
the maximum amount of ground and wall coverage possible to reduce the incidence of graffiti on buffer
walls, and enhance the appearance of buffers. Buffer planting areas shall be planted with-low
maintenance medium and large trees from 15-gallon containers at an average spacing of 25 feet on
center. Medium and large shrubs with upright growth habits shall be planted approximately 6 to 8 feet
apart when used to provide wall screening. Vines shall be planted at an average maximum spacing of 20
feet on center when used to provide wall screening. Street trees in parkway strips shall be planted with
low maintenance medium and large trees from 15-gallon containers at an average spacing.of 50 feet on
center. Should the proposed landscape buffers and/or parkway strips be located next to an existing buffer
and/or parkways strip,the planting concept shall simulate the adjacent landscape design to present a
more uniform appearance on the street. Variances in the landscape concept will be acceptable, but the
design of the new landscape buffer and/or parkway,strip shall strive.to mimic the existing as much as
possible.
D. TIME FRAME FOR WALL COVERAGE
Buffer landscaping shall serve to provide coverage of walls with plant material to reduce the incidence of
araffrt� ith�w a four to_fwe year pertocl after planting_
E. GRADING AND'DRAINAGE OF BUFFERS AND PARKWAY STRIPS
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 4:1 or
steeper. Such erosion control shall, at a minimum include the use of synthetic erosion control netting in
combination with ground cover species approved by the Public Works Department. The erosion control
netting shall be approved by the Public Works Department prior to shipping, and the netting shall be
installed as recommended by the manufacturer.
F. ACCEPTABLE TREATMENTS
1. 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 along the public streetscape area. 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.
Gty of Fresno Public Works Department �-�' f f � r'`` , `.��k � �,'" `" �;Design Gu�deUnes for'Buffers/Medians/Street Trees
V,2.2'(5l•31/OS�, ..at.n� ,'` _�. s ,�'.�:� ���� t� t,,�� � �a��„ �.� � ,c , �� �ti ��„:� � �;. ��-��.�*a {r ``, .Page�6 afr2Q
2. Planting & Irrigation cont ;s shall include, but are not limited ti-, :e following:
a. Landscape design may incorporate formal or informal planting patterns. When new landscape
buffers and parkway strips are proposed next to existing treatment of the same type, the
proposed design shall attempt to duplicate the general patterns of tree, shrub, ground cover
and vine plantings of the existing buffer adjacent to the proposed project. Exceptions may be
made due to the age of the existing buffer design (it may be outdated), and the need for
compliance with the standards set forth within this document.
b. Planting areas shall be planted with a range of low maintenance type trees, shrubs, ground
covers, and/or vines. The approved concept is a hardy low and vigorous growing ground cover
or low to medium height spreading evergreen shrubs that will fill out the buffer island quickly.
Large shrubs may be planted for the purposes of providing screening for walls as listed above.
A general list of ground covers types ordinarily acceptable may include but is not vigorous
varieties that may be planted via seeding, by flats, or containers.
c. Shrub and ground cover species shall be selected so that the ultimate growth habit will be
naturally contained within the planting area without the need for additional pruning or
trimming.
d. A 12"X6" concrete delineator curb shall be constructed at the end of all landscape buffers
delineating the border between the City maintained landscape areas and the;privately
maintained areas.
e. Parkway strips (planting areas between the back of curb and the sidewalk) shall be planted
with low growing ground covers and shrubs (less then 2.5 feet high). Shrubs-species shall be
carefully selected for their ability to stay within the boundary of the narrow parkway strip
without the need for trimming, and shall be spaced to provide a full coverage of the planting
area at maturity.
f. Plant material shall be kept back away from the.edge of sidewalks in buffers. All trees shall be
planted no closer then 5 feet away from walls,fencing, paving, and other edging in buffers.
Shrubs shall be planted no closer then 3 feet away from walls,fencing, paving, and other
edging in buffers. Shrubs shall be of a type that can be maintained within the planted area .
with minimal trimming.
g. Vines may also be included in the design only in the areas adjacent to masonry fencing, but
vines shall not be used on wood fencing. The landscape design shall provide total wall
screening within a.4 to 5 year period.
h. Planting design and documentation.on the plans shall comply with FMC 12-306-N 23, 24, and
11-301.
i. Planting areas 4 to 7 feet in width shall also be planted with a range of low maintenance type
trees, shrubs,
1.- Irrigation shall be by automated drip systems. -Points of Connection and Water Meters shall be
sized for the anticipated water flows through the buffer. Standard City of Fresno Water Division
meter flows are 50 gallons a minute through a 1" meter and 110 gallons a minute:through a 1.5
inch meter. It shall be the responsibility of the Developer to change out any oversize meter
installations at his/her cost before issuance of final acceptance of the landscape buffer landscaping
by the Public Works Department.
2. Include as small a POC and RPB as possible. In many cases, a one inch POC and RPB will suffice.
3. Assure protective cage is powder coated flat black,with SS fasteners and an address panel is
located facing the meter location. Cage slab to be minimum of 6 inches thick. Designate disk filter
upstream of RPB (unless they are herbicide impregnated in which case they are to be located
downstream of the RPB). Designate protective blanket over all piping, RPB, and associated
assemblies.located above grade.
4. Per FMC, irrigation system shall be via drip irrigation, either spot emitter type or sub-surface drip.
Spray, bubbler, and/or flood irrigation will not be accepted by the Public Works Department.
Gty tof Fresno Publw Works Deparimeni ,r "Design Gu�delmes for'Buffers/Medwns/Street Trees
e;S�OfJ20
5. Assure that the controller A ambient light type technology no ectric or battery powered. Set
on south or west side of RPB with sufficient clearance so that the protective blanket fits over the RPB
assembly. Controller shall be capable of providing, at a minimum,the following:
a. Requires no AC power hookup, batteries or conventional solar panels when connected to
system actuators.
b. . Function day and night in any weather,without the need for direct sunlight.
.c. Capability of controlling a minimum of 8 stations.
d. Must be compatible with many different types of valve manufacturers.
e. .Contains on line "Help" to assist operator with programming.
f. Capable of executing a minimum of 4 totally independent programs.
g. Station time programmability ranging from 1 to 24 hours in one minute increments
h. . Provide an automatic monthly water conservation budget which is programmable for the
entire year based on Historical ET
i. Reads multiple sensor inputs
j. Must be protected by glass fiber reinforced, UV stabilized LEXAN casement,waterproof steel
enclosure, or other waterproof casement which is lockable and vandal proof
6. Designate air/vacuum relief appropriately,and automatic flush valves at all terminal points in the
system. Design irrigation system with no dead ends so that water feeds to the automatic flush
valves.
7. If design includes sub-surface drip irrigation (SDI) system,the system shall be designed so that
trees are blocked out so that the SDI lines are blocked out around each tree with a minimum of five
foot squares or circular irrigation rings. One (1) temporary two gallon per hour (2 GPH) spot
emitter shall be installed at each tree,connected to the SDI lines, so that the emitter drips directly
onto the tree rootball in order to facilitate immediate wetting of the rootball at planting time. The
service tubing used to feed the temporary spot emitter shall be buried as much as possible except
for the emitter protruding out of the ground at the rootball.
H. APPLICABILITY
The treatments described in 1 a-j above shall apply to, but is not limited to the following types of buffers:
1. Landscaped buffers with lineal or meandering walks and masonry fencing and/or combinations of
masonry and wood fencing.
_ .
nd cs bed_buffers.with.stn ndaed_sidewalkpattern and:;masoasry encing--hnd/or-.combinations Af
masonry an wooncing
3. Landscaped buffers with lineal or meandering walks and wood fencing
4. Landscape buffer with standard sidewalk pattern and wood fencing
5. Landscape buffers 20 feet or wider with masonry fencing with or without sidewalks and/or
combinations of masonry and wood fencing
1. POWER LINE TRANSMISSION EASEMENTS
1. Planting & Irrigation concepts shall include, but are not limited to the use of Parks Department
standard turfgrass mix which includes a mix of Bermuda, Fescue and Rye (depending on the
season). Turf grass seed by thoroughly mixing varieties before seeding. Methods for seeding may
include hydraulic seeding, drilling,sprigging,and hand broadcasting (see appendix for
specifications approved by the Public Works Department.
2. When power line easements are proposed next to existing planted easements of the same type,the
proposed design shall attempt to duplicate the general patterns of turf,tree,-shrub,ground cover,
City of Fresno:Public Works Department ,� ? , r Www �'"�, r� 4-ti�` 'Des�gn'`GmdeUnes for:Buffers/Medians/Streef�7rees
and vine planting of the E... ting easement. Where walls and off, facilities, capable of being
graffiti are included in the easement, the design shall include the use of anti-graffiti treatments as
outlined within this section.
3. The design shall also comply with the requirements of all utility(s) organizations having jurisdiction
over the project.
J. BUFFER AREAS EXCLUDED FROM THE COMMUNITY FACILITIES DISTRICT
1. Landscaping in the right of way and landscape setback adjacent to water well sites shall be the
responsibility of the City of Fresno Water Division and may not be included in the CFD.
K. COMMERCIAL ADVERTISING IN BUFFERS AND MEDIAN ISLAND LANDSCAPE AREAS
Temporary advertising material such as signs,posters, banners, placards, and monuments will not be
permitted in City buffers, parkway strips, and median islands/frontage road planters that will become of
part of the CFD or any other district maintained by the Public Works Department unless a sign permit is
secured by the owner or developer of the property through the Development Department, and the sign is
acceptable to the Director of Public Works.
0.
4
City of Fresno Pub{�clWorks Department k 1 , `' ±,'` �.^ °^�f �DesigniGu�deltnes for Buffers/Medians/Street Trees
yi;
IV. SPECIFICATIONS FOR bEVELOPER STREET TREE PLAN)#NG
A. DESCRIPTION OF WORK
The work shall involve submittal of a Street Tree Planting Plan, obtaining underground utility clearances,
site preparation, planting, and maintenance of street trees until they are accepted by the City. Trees shall
be installed at the same time as other front yard landscaping. The Developer is required to notify the
property owner before drilling and planting. All trees must be planted according to the Public Works
Department specifications within 60 days after occupancy. The developer shall be aware of and comply
with City Ordinances governing tree planting and traffic control regulations during the work. The
Developer shall perform all work necessary to complete the street tree plantings in a manner satisfactory
to the City. A copy of the Tree Planting Agreement shall be available at the job site at all times.
B. TREE PRESERVATION REQUIREMENTS
FMC 11-302 stipulates that the Director of Public Works maintain a program for planting and preservation
of trees on all public property in the city. The city shall preserve all municipal trees located where
construction is being considered or will occur (FMC11-305).. All existing street trees in the public right of
way shall be shown on plans submitted for Special Permit review. Permits are available without fee for
Tree Planting and Transplanting, Tree Trimming, and Tree Removal.
C. STREET TREE PROTECTION AT CONSTRUCTION SITE
Any tree growing upon public property near any,excavation, construction or street work shall be
sufficiently guarded and protected by those responsible for such work as to prevent any injury to said tree.
No person shall excavate any ditches, tunnels or trenches, or install pavement within a radius of four feet
from any public tree without the written permission of the Director of Public Works. (11-305h2) Notes on
plans shall provide for construction fencing to be placed at the drip line of the trees to prevent construction
equipment from driving over the root zone, or damaging the trunk or branches.
D. STREET TREE REMOVAL FOR CONSTRUCTION PURPOSES
Any tree growing upon public property which is to be removed for construction purposes shall be replaced,
if it is possible to do so in accordance with the city's tree planting policy. If the Director determines that a
tree cannot be replaced, the person causing its removal shall, at his own expense, remove the tree and
pay to the city the value of the tree, as fixed by the Director of Public Works. (11-305hl) .
E. SPECIFICATIONS FOR INCLUDING STREET TREES ON SITE PLANS AND LANDSCAPE PLANS
1. Any existing ornamental trees shall be shown on the proposed tract map or proposed development
plan in an effort to ensure the preservation of valuable trees.
2. When trees on public property are in the way of construction,they shall be relocated as determined
by the Public Works Department in accordance with "Public Works Department Tree Transplanting
3. Fresno Municipal Code requires one street tree per each 60 lineal feet of property line and one
street tree per 24 lineal feet in the downtown area. This will result in a specific number of minimum
trees at each address. This requirement may be met by either planting on public or private
property. If planted within the public right of way (ROW), Public Works will determine the species
and method of planting. In some cases, the trees may be designated in 4'X6'tree wells adjacent to
the back of curb or in a parkway strip in order to match the tree planting pattern designated for
the street. Public Works will require the use of root barriers, protective cages, staking, and drip
irrigation. Landscape plans are required to show the continuation of existing tree species adjoining
this lot, and to show placement of the trees and the method of irrigation. Parks may approve a
request for waiver of street tree requirements if the applicant agrees to plant the minimum
number of street trees as described above within ten feet of the back of the sidewalk. When the
building permit is issued, street tree inspection fees will be collected. Since the trees will not be in
public right of way, Parks will not designate a street tree species for this one tree.
4. In some cases, existing trees meet the requirements for street trees along the streets fronting the
proposed project, and may not be removed. [Fresno Municipal Code 11-306(h)(2)]. Said tree(s)
near any excavation, construction or street work shall be sufficiently guarded and protected by
those responsible for such work so as to prevent any injury to said tree., No person shall excavate
City of Fresno Publ�c<Works Department " �. 4' Design G0�deH6 s for Buers/Medians/Street`Trees
Z ,n. �, t rff
V 2.2;'(5/31%05) a:, : ;n .. .. .-„s a R Page-Jj of.,20
any ditches, tunnels or tre. jes, or install pavement within a rad of four feet from any public
tree without the written permission of the Public Works Department. (FMC 11-305(h)2.). Each
existing tree shall be boxed into a 4 foot wide by six foot long tree well with a root barrier, and one
protective tree boot per tree.
5. Streets within this subdivision that are to be constructed at 50' in width require construction of
adjacent sidewalks. Per Council Resolution #98-129 (see appendix), the developer is exempt from
the street tree requirements as normally required in subdivisions. Therefore, requirements for
shade will be met on private property and no street tree fees will be required for this type of street
condition.
6. If the recommended street tree planting will be located in the public right of way in 4'X6' tree wells
or a parkway strip,the property owner shall plant trees after first obtaining a street tree planting
permit and a street work permit. Notify Public Works to verify tree planting location 72 hours prior
to.any excavation (621-5600). The property owner shall provide irrigation to all street trees.
7. Contact the Public Works Department (621-8690) for designation of street tree species.
8. Tree well construction shall be in accordance with Public Works standards. Tree wells shall be at a
minimum 4".x 6'. At all times there must be at least a 48" sidewalk for handicapped access.
9. Site plans shall include the following note when tree wells are required.
Tree well locations are tentative and must be verified by the Public Works Department . Notify
Public Works (621-5600) 72 hours prior to saw cutting or pouring concrete to mark tree well
location and obtain underground utility clearances. .
10.Tree spacing will be thirty to sixty feet on center(except in the downtown area where spacing will
be 24 feet on center). Tree setbacks shall be per Section IV-C-5.
11.At bus stops, one tree in a tree well shall be placed sixty (60) feet from the curb return, or at such
point where the bus pulling away from the curb will not lean or scrape against the tree.
12.The property owner is required to provide an irrigation system to each street tree before occupancy.
The irrigation system shall comply with FMC 12-306-N-23.
F. STREET TREE PLANTING PLAN
1. Contact the Public Works Department (621-8690) for designation of street tree species.
2. An approved landscape plan shall be required for buffers and street frontage adjacent to outlets.
Trees may be planted as required in the buffer standards or standard street tree spacing
requirements as incorporated in other sections of this document Public Works Department shall
specify street tree species to be planted.
_3..: n®ap�ovecl l®,�dPcc�pe pl�an.�may-Ise required for residential Ic�ts.-but-if on site trees erre
= -.
installed'withln 20 feet of the Gity right-Ct=way, COOrdInCtlCil V1/Ith-Off-site-trees Is requested t0 avoid-__ ---
landscaping conflicts. -:
G. STREET TREE SPACING
1. Whenever there is a conflict in abiding by the following standards, the Public Works Department
shall resolve the problem.
2. Street trees shall be spaced according to FMC 11-304.
E: 3. Where there is a park strip, street trees shall be spaced midway between the sidewalk and curb.
4. Where there is a street tree easement area with an adjacent sidewalk pattern,trees shall be
planted at least 3 feet within this area and a minimum of 2 feet from the property line.
City of,Fresno;Public Works Department �Y "' r Des�gnrGuidelines for Buffers/Medians/Street Trees
V,,2.2.`(5/31/05) °rr 21 t' _„"� ,} �.Page,1�1 of,20
5. Where there are no sidewt requirements, trees shall be spaced.. ninimum of 3 feet from the curb
and 2 feet from the property line. Trees shall be planted:
30 feet from street corners and bus stops
15 feet from alleys & 10 feet from driveways
15 feet from light poles and stop signs & 15 feet from power poles ,
10 feet from fire hydrants & 6 feet from concrete improvements when possible
8 feet from sewer lines & 3 feet from gas and electrical lines& 3 feet from water lines
2 feet from telephone and cable television lines
20 feet from other acceptable trees
2 feet from adjoining property line
H. STREET TREE SIZE, QUALITY, NUMBERS AND LOCATIONS
1. A copy of the Tree Planting Agreement shall be available at the job site at all times. One street tree
is required for each 60 feet of public street frontage,with no less than one tree for each lot. At a
minimum, 5-gallon trees are required along interior streets in subdivisions.
2. Five-gallon-sized trees shall be at least 1/2 inch in caliper and shall be at least 4'/2 feet tall from the
point of first root flair to the base of the first scaffold branch. Fifteen-gallon-sized trees shall be at
least 3/4 inch in caliper and shall be at least 6 feet tall from the point of first root flair to the base of
the first scaffold branch. Tree height measurements shall be taken from the point of first root flair.
All trees shall have a habit of growth that is normal to the species, be sound, healthy, vigorous, and
free from excessive abrasions, or other objectionable disfigurements. Tree trunks shall be sturdy
and well hardened off. All trees shall have normally well developed branch systems with straight
stems,with well balanced tops of vigorous.growth, and with vigorous and fibrous root systems
which are not root nor pot bound. Root bound trees will not be accepted. Trees shall be grown in
nurseries which have been inspected by the State Department of Agriculture and have complied
with its regulation.
3. Substitutions for the indicated trees will be permitted, provided the substitute materials are
approved in advance.by the Public Works Department. Except for the variations so authorized,
substitute trees shall conform to the requirements of Tree Planting Permit Agreement.
1. STREET TREE PLANTING SITES
1. Sites shall be marked in accordance with City policies. Underground Service Alert (USA) clearances
shall have been completed prior to Parks Division review of tree locations. The USA clearance
numbers are to be given to Parks prior to any excavation to verify that clearances were obtained
and to assure that work will proceed in a safe manner without any utility interruptions to property
owners in the area. Sewer and water branch locations shall have been marked on the curb face.
Following the installation of the sidewalk, curb and gutter,the developer shall mark the proposed
tree locations by painting a white circular spot on the curb face and contact USA and the
appropriate nonsubscribing agencies that may have underground facilities in the area.
2. Request Inspection: Arrange for field meet with Parks Inspector 2 working days prior to desired
r�ee�lFna dato to review prc::ptrsed plantir Iccat�ons:nod� �v�a � pr�{?osccf caPt
plsng foc�ttoats tbcat
r 'may conflict-with uridergro`und facilities to satisractory1ocations: 1 fie commonno'bicribing'-
agencies are: _ .
a. Fresno City Public Works Department (sewer line); 498-1401
b. Fresno City Electronics and Communication Division (traffic and light electrical);498-1486
c. Fresno Irrigation District; 233-7161
d. Fresno Metropolitan Flood Control District;456-3292
e. Pinedale Water District;439-2362
..r In areas where drilling is not required, and following underground utility clearance and/or upon
F; completion of drilling, and upon receiving approval from Public Works of proposed street tree
planting locations,the white spot on the curb face shall be immediately painted black to designate
that the area is ready for planting.
J. IRRIGATION SYSTEMS
When irrigation systems are to be installed in a City parkway or street tree easement area,the irrigation
system shall be installed in a manner that does not conflict with the street tree planting locations, and the
system shall comply with FMC 12-306-N-23. .
CifyrcofiFresno*Pub1�c Works Department "'PLA"
for Buffers/Medians/Street Trees
r ,
M f }' t fps ^ J X'l Y ? F :. f
5/31�/05)$ r ? +` " gra' '' tst, r. fl,� �frPage,l2,of20
K. TRENCHING IN THE PARKWAII
Trenching shall be performed in accordance with FMC 11-305(h)2,which prohibits any excavation within a
4 foot radius of any public tree.
L. DRILLING PROCEDURES
1. Request Inspection and notify Public Works Inspector 2 working days in advance of drilling date for
inspection of drilling operations and to check backfilling procedures and safety barriers. Soil must
settle 20 calender.days prior to proceeding with planting the trees..
Drilling in Areas without hardpan - If no hardpan condition exists as determined by the Parks
Department, drilling may be waived by Parks in writing. Utility clearances will still be necessary to
determine tree planting locations. Utility clearance numbers and date obtained shall be available
to Parks Division,inspectors at all times during planting.
Drilling in Areas with Hardpan -At planting locations where hardpan is within 2 feet of the soil
surface, drilling will be required. Drilling shall be scheduled following the installation of the
sidewalk, curb and gutter, and building foundation. Drilling shall be carried out in accordance with
the drilling outlined below.
2. If the property is occupied, the property owner shall be given advance notice of the drilling
schedule. Drilling shall be completed within the 14 days for which clearance was obtained for
approved locations. Holes shall be 2 feet in diameter and drilled to a depth where visual evidence of
the subsurface sand or gravel drainage stratum is apparent;the drainage hole shall be drilled to a
minimum of 10 feet deep. Immediately following drilling,the hole shall be backfilled with soil drilled
from the hole, using sufficient water to thoroughly saturate the backfill material. Immediately
following backfilling, the white spot designating the planting site is painted black to indicate the site
has been drilled. The drilled sites are barricaded and checked daily for 5 working days for soil
settling. Soil levels are adjusted as necessary during this time. After 7 days,the barricades and excess
soil are removed. Soil shall be,allowed to settle for a minimum of 20 days prior to planting.
M. PLANTING PROCEDURES
1. Request Inspection: For review of planting procedures on the day planting begins, contact Public
Works Inspector 2 working days in advance to schedule field meet. If the property is occupied, the
property owner shall be given advance notice of the planting schedule.
2. General Requirement. The developer shall furnish all labor, materials,trees,fertilizer,soil
amendments, tools, equipment, and transportation and shall perform all work required to prepare the
soil and plant the trees,together with maintenance of the planted trees and cleaning up of the site, all
as shown on the plans and as directed by the City of Fresno.
3. Personnel. All work shall be done by qualified and trained persons. A qualified foreman shall be
present to oversee and direct all work.
5 Safe a ll o �rkcrs shalt to al$ «�th.tl�e Sir*e C•�s r ll�dustrial Sofet-, Ordees aied,n�e�t vre e _
- -
appropriate`safe '-e ui ment at all times while on tlie'iob':�-Ade-uate warnin devices-'-Barricades
grdcones, flagmen, tc., shall be supplied and used by the developer to provide protection for the
crews working, pedestrians, private property,.parked cars, and vehicular traffic concerned in the area.
The developer is responsible to maintain an orderly flow of traffic through all streets during the
performance of the work.
5. Grading. Before soil preparation is to begin,the entire area that is to be planted shall be finish
graded to lines and grades established by the street plans. Filled areas shall be sufficiently compacted
to prevent settlement when watered. The soil shall not be worked when the moisture content is so
great that excessive compaction will occur, nor when it is so dry that dust will form in the air or that
clods will not break readily. Water shall be applied if necessary to provide ideal moisture for filling
and for planting as herein specified. The contractor shall finish grade the tree planting area 1'/2 inches
below the surfaces of all adjacent walks, curbs, mowstrips, paved areas, etc., in all cases without
abrupt changes in gradient. The Contractor shall legally dispose of buried debris found upon
excavation at no expense to the City.
6. Planting Hole Preparation. In areas without hardpan or where settling has already occurred, the
planting hole shall be dug 2 inches less than the depth of the rootball in clay soils and,l inch less than
the depth of the ro'otball in sandy and loam soils. Planting too deep often leads to crown rot and
City bf Fresno Public Works Department Design Guidelines for.Buffers(Medians/Street Trees
V>2.2'(5/31./OS)
eventual death of the tree. A v roots may show on the soil surfaces 'he hole shall be dug 21/2 times
wider than the container or rootball and shall be dug with level bottoms. For a bareroot tree, the hole
shall be wide enough to accommodate the roots without bending them.. The sides of the hole shall be
roughened to make it easier for the roots to penetrate. When the planting hole has been previously
drilled and the soil is still settling,further attention shall be given to.the depth of the planting hole.
Depending upon the length.of time since drilling,the hole may need to be as much as 3 inches
shallower than otherwise indicated to compensate for settling still occurring,so that the tree will be at
or slightly higher than the surrounding grade after settling.
7. Handling of Rootball. Canned stock in metal cans shall be opened by cutting can vertically on two
opposite sides of can with approved instrument for the purpose. Canned stock in plastic containers
shall be laid on its side on the ground to loosen rootball, then slid horizontally from the container to
avoid breaking up the rootball. The use of an axe or spade will NOT be permitted. No canned plant
material shall be planted if the ball is broken or cracked either before or during the process of
planting. Tree roots that are twisted, circling or kinked_ shall be identified. The contractor shall cut and
remove roots that wrap around or are broken.
8. Root Barriers. In order to minimize damage to concrete installations, root barriers shall be.
required at all tree planting locations where trees will be located in close proximity to curbs and/or
sidewalks. Root barriers shall be installed up against and flush or even to finish grade with the top of
the adjacent paving. The depth of root barrier shall be a minimum of 1.5 feet deep in tree well,
parkway strips, and other enclosed type planters. See appendix for types of root barriers acceptable to
City Parks.. .
9. Fertilizer. During the planting operation, apply planting tablets as follows (see appendix for tablet
description):
a. position the tree in the hole'and backfill halfway up the rootball;
b. place the recommended number of tablets evenly around the perimeter of and immediately
adjacent to the rootball at a depth which is between the middle and the bottom of the rootball
c. Apply Aeriform Plant Tablets or equivalent as follows:
5 gallon container plants: 3 tablets
15 gallon container plants: 7.tablets
24 inch boxed container plants: 12 tablets
10. Tree Placement. Position the tree in the hole such that the graft union will face into the prevailing
wind, tipping the rootball if necessary so that the tree stands upright. Add and firm backfill soil
gradually to maximize root-soil contact. When the rootball has been halfway buried, place the
recommended number of Aeriform fertilizer tablets or equal evenly around and adjacent to the
rootball, then refill the hole with original soil. If the tree is to mature in the landscape, it will have to,
grow into the existing soil of the planting site. Soil amendments are not necessary.
11 Staking: Stakes shall conform to the following specifications:
a Lodgepole Pine, treated with copper Naphthalene to prevent woodrot, or steel tee posts
F qht feet trt l th or-c�#`-c� lentl+ c
�..-} _� yea tee 4! rt#l�s:eupot ttea#rse _
- _ ._^fie ;_ -
c. � Round in cross section, 2 inches in diameter, or o,T post design
-'d. Conically pointed. - --- -- - - - -
12. Tree ties: shall be 1"x 20" rubber straps, nailed to the stake or as detailed on the plans associated
with the subdivision. One stake per tree will be required on residential tree plantings,two stakes per
commercial and district tree.planting. Tree ties shall be placed in the direction of the prevailing wind.
Place tree tie b inches above the lowest point along the trunk where the tree's wood will support itself,
and assure that tree is loosely staked with free movement in all directions.
13. Watering Procedures and Watering Basins. In residential tree plantings,the watering basin for
the tree shall be a least 30 inches in diameter. A ridge 4 to 5 inches high, with soil dug from the hole,
makes a sufficient water levee.. To make certain the rootball receives adequate water, build a
temporary dike inside the first,slightly smaller or the same diameter as the rootball. The inner circle
will concentrate the water where it is needed most. The basin shall be maintained free of turf or other
ground cover. In buffer and parkway strip plantings, a three inch deep and four foot diameter bowl
shall be constructed into the earth so that water is held evenly all around the rootball. Tree wells on
slopes shall be constructed as approved on the subdivision plans. If not depicted, the watering bowls
shall be constructed by back cutting into the slope so that the majority of the water will be held up hill
of the run of the slope. A tree guard comparable to Arbor'Guard manufactured by Deep Root
City of Fresno Public Works Department r Design`Gu�del�nes for-Buffers/Medians/Street Trees
{ 5 t k t Y 7 1 1 h t 1 ``
. `Pa e�14 of,,20
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Corporation shall be installed j each tree.
N. INSPECTION OF PLANTING, INITIATION OF WARRANTY PERIOD
Upon completion of all planting activity,the developer shall submit a written request for inspection. This
request shall list the number and species of trees planted at each address. Public Works shall respond in
writing, detailing any corrections required. Reinspection shall be requested so that the trees may promptly
enter the 90-day warranty period. Public Works will accept new trees as street trees when all of the above
criteria have been met.
O. RELEASE OF STREET TREE SECURITY FEES
1. Upon initiating a 90-day warranty period with appropriate warranty securities paid to the City of
Fresno, Public Works Department will authorize release of improvement security.
2. The developer shall submit a written request for final inspection and upon correction of trees found
not in compliance with tree planting specifications, Public Works Department shall authorize release of
warranty security. .
V
City of.:Fresno°PubUc Works Department�� $� + ' 4 z� � '�� � , ��� �� t�' F Des�gn'Gu�delmes for BuffersJMed�ans/Street Trees
' age,l5.of20
V. TREE TRANSPLANTING
A. GENERAL
1. The work includes the furnishing of all labor, materials, ground cover, fertilizer, soil amendments,
tools, equipment,transportation, and the performance of all work required to prepare the soil and
plant the trees,together with maintenance of the planted trees and cleaning up of the site, all as
shown on the plans and as specified in these Specifications, the Special Provisions and as directed
by the City of Fresno.
2. Trees to be removed and transplanted shall have their locations described precisely on the
permit.
3. The Permittee shall be aware of and comply with the Fresno Municipal Ordinances and
the State of California Manual of Traffic Controls.
4. Streets may be barricaded prior to falling trees after notifying the proper authorities. The
following agencies shall be given 36 hours notice in advance of street closures: Fresno City
Public Works Department, Police and Fire Departments, Sanitation Division, Traffic
Engineering Division,Valley Medical Center, all ambulance services, local residents and the
City bus lines when their route is involved.
5. Main arterial shall not be barricaded nor shall the normal flow of traffic be hindered
between the hours of 7:30 a.m. to 9:00 a.m. and 4:00 p.m. to 5:00 p.m. Exceptions will
require the City Traffic Engineering approval. When electroliers, fire alarms,water lines,as
lines, overhead wires, etc., may be disturbed or damaged by tree removal,the management
of such utility shall be notified at least five(5)working days in advance so that a schedule of
operations may be established and executed.
6. Underground Service Alert (USA) at 1-800-642-2444 shall be notified and clearance
obtained prior to any excavations.
B. TREE PREPARATION
1. Root pruning: All root pruning shall be.performed in accordance with "ANZI Pruning Standards."
Prune all roots to a depth of two (2) feet. Pruning location shall be six inches inside the tree spade
circumference. Pruning shall be performed at least thirty(30) days prior to anticipated spading
date, or as directed by Public Works Department. All pruning cuts shall be clean cut. Any torn root
endings shall be trimmed back to create clean cuts.
2. Thinning: Trimming objectives shall be to reduce foliage 10 - 25%, to-remove crossing branches,
and to remove branches that will interfere with future branch spacing. All cuts shall be performed
in accordance with "ANZI Pruning Standards." All cuts shall be clean with no ragged edges and
-shall be made just outside the branch collar. Tree wound dressing shall not be applied to the newly
exp-ased!wgod.•Te�;mmina:shce;ll b t-� a. rez_s;ch no-srrtel'�®r+hum.nye Fsalf#Ize-e ze tl►��r arch aet q _
removes: Limbs orbranches
with.a diameter larger than one quarter the diamefer of-
therun
tic,`
larger than six(6) inches shall not be removed unless said removal has been determined by the city
inspector to be necessary to provide tree spade access.
3. Rootball: The soil shall be moderately moist and damp enough to encourage root tip development,
but not so wet as to be unnecessarily heavy.
4. Location of aspect: A chalk mark(or in the event of expected rain, an inconspicuous dot of marking
paint) shall indicate due north on the tree as located on the site before transplanting. The tree
shall be located with the north side of the tree in the same configuration at the transplant site. .
C. NEW SITE PREPARATION
1. Requirements for Drilling: One (1) drainage hole, minimum diameter of twenty-four(24) inches
shall be drilled for each tree to be planted as designated on the drawings. The depth of the
drainage hole shall be determined as follows:
a. The hole must penetrate through and beyond the underlying paving material or hardpan soil
stratum. All paving material shall be removed.
City of Fresno PubLcWorks;Department '; ,K Design Guidel�nes for;Buffers/Medians/Street Trees
2"(5/31/05) .Page t1;6iof,20