HomeMy WebLinkAboutT-5427 - Conditions of Approval - 1/26/2006 G'Y°' REPORT TO THE CITY COUNCIL
rn�-�� ,�►� AGENDA ITEM NO. /®o,ZoarA
COUNCIL MEETING 01-24-06
January 24, 2006
APPROVED BY
.FROM: NICK P. YOVINO, Director DEPARTMENT DIRECT
Planning and Development Departme
BY: GILBERT J. HARD, Planning Man er cirYMANAGER
Planning Division
SUBJECT: CONSIDERATION OF REZONE APPLICATION NO. R-04-92 AND
ENVIRONMENTAL FINDING FOR ENVIRONMENTAL ASSESSMENT
NO. R-04-92/T-5427
KEY RESULT AREA
One Fresno
RECOMMENDATION
It is recommended that the City Council take the following actions:
1 APPROVE the environmental findingfor Environmental Assessment No. R-04-92/T-5427 dated
September 28, 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-04-92 which proposes to rezone the project site from the
R-A/UGM (Residential Agricultural/Urban Growth Management) zone district to the R-1/UGM
(Single Family Residential/Urban Growth Management)zone district.
EXECUTIVE SUMMARY
Rezone Application No. R-04-92 proposes to change the zone district from the R-A/UGM (Residential
.Agricultural/Urban Growth Management)'zone district to the.R-1/UGM (Single Family Residential/Urban-
Growth Management)zone district for approximately 85 acres (net) of property located on the north side
of East Shields Avenue between North Armstrong and North Temperance Avenues. The applicant,
Cambridge Homes, has also filed Vesting Tentative Tract Map No. 5427/UGM proposing to subdivide
the subject property into a 339-lot (plus one outlot), single family residential subdivision at an overall
density of 4 units per acre. The applications would bring the subject property into conformance
with the 2025 Fresno General Plan and the McLane Community Plan. On December 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. 5427/UGM
on the subject property. It is noted that the Planning Commission's action on the tentative tract map is
final and, therefore, no action is required by the City Council.
REPORT TO THE CITY COUNCIL
Rezone Application No. R-04-92
January 24,2006
Page 2
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 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 339-lot (plus one outlot) single family residential subdivision on
approximately 85 acres (net) of property to be developed at an
overall density of 4 dwelling units per acre
APPLICANT Cambridge Homes (Engineer: Ingles-Braun and Associates
Engineering)
LOCATION North side of East Shields Avenue between North Armstrong and
North Temperance Avenues
.(Council District 4, Councilmember Westerlund)
SITE SIZE 85 acres (net)
LAND USE Existing - Vacant
Proposed - Single Family Residential
ZONING -'. Existing R R-A/UGM (Residential Agricultural/Urtian-Growth
Management)
Proposed R-1/UGM (Single Family Residential/Urban Growth
Management)
PLAN DESIGNATION The proposed R-1/UGM zone district and 339-lot single family
AND CONSISTENCY residential subdivision is consistent with the 2025 Fresno General
Plan and McLane Community Plan designation of the site for
l medium density residential planned land uses, pursuant to Section
12-403-B of the Fresno Municipal Code.
ENVIRONMENTAL FINDING Finding of Conformity to the 2025 Fresno General Plan Master
Environmental Impact Report (MEIR) No. 10130 dated September
28, 2005
PLAN COMMITTEE No Committee for this area
RECOMMENDATION
STAFF RECOMMENDATION Approve rezone application
REPORT TO THE CITY COUNCIL.
Rezone Application No. R-04-92
January 24, 2006
Page 7
The proposed subdivision abuts a planned expressway street (Temperance Avenue). In order to meet
the Expressway Area (EA) zone district standards, the developer will be required to install 26 feet of
landscaping along North Temperance Avenue.. The 26-foot landscape strip will be combined with 10
feet of property within the public right-of-way between the property line and the curb to accommodate
the required multi-purpose trail along Temperance Avenue. In addition, the applicant will be required to
install a solid wall at the rear of the required landscape setback, which will mitigate the adverse effect of
noise generated by vehicles traveling on the adjacent major street. The wall along Temperance Avenue
shall be designed in accordance with.the acoustical analysis prepared by Brown-Buntin and Associates,
Inc. dated April 26, 2005, which addresses the noise impacts resulting from vehicle traffic on
Temperance.Avenue in this area.
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 McLane 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-04-92 is appropriate for
the project site and staff recommends approval.
DEB:Ie1AK\Master Files\Tract Maps\Tract 5427\R-04-92,T-5427 CC Rpt 1-24-06.doc
Attachments: Vicinity Map
Aerial Photo
Vesting Tentative Tract Map No. 5427/UGM dated July 6, 2005
Letter from Caltrans dated July 12, 2005
Environmental Assessment No. R-04-92/T-5427, Finding`of C_onformity to the 2025
Fresno General Plan Master Environmental Impact Report'(MEIR No. 10130)�dated
September 28, 2005
Planning Commission Resolution No. 12377 (Tract Map)
Planning Commission Resolution No. 12376 (Rezone)
Ordinance Bill
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LEGEND
Subject Property f &s U.G.M.Area
VICINITY PLANNING & DEVELOPMENT
N DEPARTMENT
VESTING TENTATIVE TRACT MAP NO. 5427/UGM
REZONE APPLICATION NO. R-04-092 w e A.P.N.: 310-020-24S
From R-A/UGM to R-1/UGM ZONE MAP: 2157
Btwn Armstrong, Temperance, Dakota and Shields s BY/DATE: J.S. / 7-07-05
NOT TO SCALE
µ REPORT TO THE CITY COUNCIL
Rezone Application No. R-04-92.
January 24, 2006
Page 3
PLANNING COMMISSION On December 7, 2005 the Planning .Commission voted to
RECOMMENDATION recommend approval of the rezone application by a 5-0 vote
BORDERING PROPERTY INFORMATION
Planned Land Use . Existing Zoning Existing Land Use
North Medium Density Residential R-A/UGM Agricultural/vacant
(Residential Agricultural/
Urban Growth Management)
South Medium Low Density Residential. R-1/UGM Single Family Residential
(Single Family Residential/
Urban Growth Management)
East Medium Density Residential R-1/UGM Vacant (Proposed.Single
(Single Family Residential/. Family Residential)
Urban Growth Management
R-A/UGM
(Residential Agricultural/
Urban Growth Management)
West Medium Density Residential R-A/UGM Existing and Proposed Single
(Residential Agricultural/ Family Residential
Urban GrowthManagement)
R-1/UGM
(Single Family Residential/
Urban Growth Management
ENVIRONMENTAL FINDING
The initial study prepared for Environmental Assessment No. R-04-92/T-5427 considered potential
environmental impacts associated with the subject rezone application 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
September 28, 2005, which incorporates a MEIR Mitigation Monitoring Checklist. This environmental
finding was properly noticed with no comments filed within the 20-day review and comment period.
REPORT TO THE CITY COUNCIL
Rezone Application No. R-04-92
January 24, 2006
Page 4
BACKGROUND / ANALYSIS'
The applicant, Cambridge Homes, has filed Rezone Application No. R-04-92 and Vesting Tentative
Tract Map No. 5427/UGM for approximately 85 (net) acres of property located on the north side of East
Shields Avenue between North. Temperance and North Armstrong Avenues. The rezone application
proposes to reclassify the subject property from the R-A/UGM (Residential Agricultural/Urban Growth
Management) zone district to the R-1/UGM (Single Family Residential/Urban Growth Management)'
zone district. Vesting Tentative Tract Map No. 5427/UGM proposes to subdivide the 85-acre site into a
339-lot single family residential subdivision at an overall density of 4 dwelling units per acre.
It is also noted that the subdivision proposes an open space area consisting of approximately 3.5 acres,
which is located in the north central portion of the project.
On November 19, 2002, the City Council, through Resolution No. 2002-379, adopted the 2025 Fresno
General Plan, which also adopted the McLane. Community Plan. The McLane Community Plan
designates the subject property for medium (4.99-10.37.dwelling units per acre) density residential land
uses. The applicant wishes to pursue development of the subject property with 339 single family
homes. The requested R-1/UGM (Single Family Residential/Urban Growth Management).zone district
is considered consistent with the planned land uses contingent upon the development of the property in
accordance with Vesting Tentative Tract Map No. 5427/UGM. Furthermore, the proposed development
with a density of 4 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 McLane Community
Plan as provided by Section 12-403-B-2 of the Fresno Municipal Code (FMC). ( +
Fresno City Planning Commission
-On December 7, 2005 the Fresno City Planning Commission considered Rezone Application
No. R-04-92 and after a complete hearing took action to recommend approval of the rezone application
to the City Council by a vote of 5-0. It is noted that the Commission, by the same vote, also took action
to approve related Vesting Tentative Tract No. 5427/UGM:
Water-Resources and Public Water-Su 1
Pp Y "
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 North Armstrong Avenue at East Shields Avenue.
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
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.
REPORT TO THE CITY COUNCIL
Rezone Application No. R-04-92
January 24, 2006
Page 5
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 Shields Avenue east of North
Fowler Avenue.
Circulation Element Plan Policies and.Major Street System Traffic Capacity
The 2025 Fresno,General Plan designates North Armstrong Avenue as a collector street, which typically
requires a 94-foot right-of-way width, East Shields Avenue is designated as an arterial street, which
typically requires a 110-foot right-of-way and North Temperance Avenue is an expressway street, which
typically requires a minimum 124-foot right-of-way. The applicant will be required to dedicate and
construct improvements on North Armstrong, East Shields and North Temperance Avenues. Other
improvements include the construction of curb, gutter, sidewalk, and transition paving within the limits of
the tract; construction of an underground street lighting system; and relinquishment of access rights to
North Temperance, North Armstrong and East Shields Avenues for all residential lots adjacent to these
major street frontages. The subdivision map also proposes a local collector street running in a north-
south direction in the center of the project and the relinquishment of access rights for all residential lots
adjacent to this street. These street improvements are outlined in more detail in the Vesting Tentative
Tract Map No. 5427/UGM Conditions of Approval dated December 7, 2005.
A Traffic Impact Study (TIS) was prepared for the proposed project by Peters Engineering Group dated
February 1, 2005. The proposed development of a 339-lot single family residential subdivision on the
85-acre:project site can be.expected,to,-generate.an,average of 3,298 vehicle trips.per day (VTD), which
includes 25.9 a.m. and-349-01.,M.-peak hour trips.
The traffic study analyzed the intersections of East Dakota and North Armstrong Avenues, East Shields
and North Armstrong Avenues, East Dakota and North Temperance Avenues and East Shields and
North Temperance Avenues. The study also analyzed North Armstrong Avenue between East Shields
and East Dakota Avenues and East Dakota Avenue between North Armstrong and North Temperance
Avenues. In addition, the study analyzed the project's impact on the State Route 180 Interchanges with
Temperance Avenue and Fowler Avenue.
An important goal is to maintain acceptable levels of service along the highway and street network. To
accomplish this, local agencies adopt minimum levels of service (LOS) in an attempt to control
congestion that may result as new development occurs. Caltrans' minimum LOS is C except where
prohibitive, according to information specified in Caltrans' A Guide For Traffic Impact Studies. The City
of Fresno's minimum LOS design standard is LOS D. Traffic impacts are considered to occur whenever
the LOS exceeds D on the City street system, or C on the State highway system.
REPORT TO THE CITY COUNCIL .
Rezone Application No. R-04-92
January 24, 2006
Page 6 .
The results of the study determined that all intersections that were analyzed are operating at acceptable
levels of service at this time, with the exception of the westbound approach to the intersection of Shields
and Temperance Avenues, which is currently operating at a LOS E during the a.m. peak hour. In
addition, the study projected that all intersections and road segments will continue to operate at an
acceptable level of service in the year 2025, with the eventual signalization and widening of the
intersections to City standards.
The study indicated that the intersection of Shields and Temperance Avenues should be widened to
provide at least one left turn lane and one through lane on each approach with construction of the
project. This intersection is required to be signalized as a condition of approval.
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 development of the.proposed residences will result in additional vehicle trips during
the peak hour traffic periods which will impact the State Route (SR) 180 interchange at North Fowler
and North Temperance Avenues. Caltrans recommended that a traffic impact study be prepared "in
order to assess the project-related impacts to the State Highway System and the pro-rata share towards
area-wide circulation improvements." Based on the results of the study, Caltrans acknowledged in the
attached letter dated July 12, 2005 that this project would have a modest impact on the above
interchanges.
Subdivision Design/Streets and Access Points`
This subdivision is proposed to have one access point to North Armstrong Avenue and one access point
to East Shields. Avenue. Since North Temperance Avenue is an expressway street, access to
Temperance Avenue from this subdivision is not permitted. The Public Works Department,
Transportation Planning Section has reviewed the rezone application 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 North Armstrong, East Shields and North Temperance Avenues to their ultimate
planned width.
Landscaping/Walls
Given that the proposed subdivision abuts planned collector and expressway streets, the developer will
be required to install 15 feet of landscaping along East Shields (arterial) and 10-feet of landscaping
along North Armstrong Avenue (collector). 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.
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CITY OF FRESNO
PLANNING:AND DEVELOPMENT DEPARTMENT
CONDITIONS OF APPROVAL
December 7, 2005
VESTING TENTATIVE TRACT MAP NO. 5427/UGM
North side of East Shields Avenue between North Armstrong and North Temperance 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. 5427/UGM entitled "Exhibit A",
dated July 6, 2005, the subdivider may prepare a Final Map in accordance with the approved
tentative map. Related Rezone Application No. R-04-92 shall be approved by the City Council
to become effective prior to Final Map approval.
2.- Submit'grading plans and a soils: report.to-,the..City_of=Fresno Planning and Development
Department for verification prior to Final Map approval (Reference: Sections 12-1022 and
12-1023 of the Fresno Municipal Code). Grading plans shall indicate the location of any
required walls and indicate the proposed width of required landscape easements or strips.
Approval of the grading plan is required prior to Final Map approval.
3. At the time of Final Map submittal,the subdivider shall submit engineered construction plans to
the City of Fresno 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. 5427/UGM
December 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.
T. 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.
10. Relinquish access rights to North Armstrong Avenue, North Temperance Avenue, East Shields
.:Avenue-and.Street"A"from all residential.aots:which abutthese streets..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. 5427/UGM.
Landscaping and Walls
12. Pursuant to 2025 Fresno General Plan Exhibit 9 and Policies E-15-a, E-15-b, E-15-h, E-1 5-i and
E-15-x and in accordance with Policies 3.2.1 and 3.2.2 and 3.2.3 of the 1990 Master Multi-
Purpose Trails Manual, within the limits of the tract, the developer/owner shall construct
appropriate improvements or provide appropriate security for a bicycle/pedestrian trail with
equestrian accommodation of an appropriate width along North Temperance Avenue. The
Conditions of Approval
Vesting Tentative Tract Map No,5427/UGM
December 7, 2005
Page 3
location and width of the trail may be accommodated within and including the required public
right-of-way and landscape easement located between the curb face and the required solid
masonry wall along Temperance Avenue:
13. Provide a 26-foot bike and pedestrian easement(and irrigation system)along the rear property
line of all lots which back-onto North Temperance Avenue. 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 Shields Avenue and provide a 10-foot landscaped easement(and irrigation
system) along the side or rear property lines of all lots which side-onto or back-onto North
Armstrong Avenue and Street "A." Ref. Section 12-10114-3 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.
14. Maintenance of the required easements along Street"A", North Temperance, East Shields and
North Armstrong Avenues 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
November 30, 2005. The property owner shall petition the City for annexation to the City's
District prior to Final Map approval.
15. If the developer/subdivider elects to petition for annexation into the City's Community Facilities
District, he/she shall be required to provide the City of Fresno, Department of Public Works,with
copies of signed acknowledgments from each purchaser of a lot within the subdivision,attesting
to the purchasers understanding that the lot will have an annual maintenance assessment and
that he/she is aware of the estimated amount of the assessment. 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.
16. Should the City Council not approve the annexation of such landscape__areas into Community
Facilities District No.2,the property owner/developer shall create a homeowner's association for
the maintenance of the landscape areas. The proposed Declaration of Covenants, Conditions,
and Restrictions(CC&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 Development Department
Guidelines for preparation of CC&Rs dated January 11, 1985.
17. 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.
Conditions of Approval
Vesting Tentative Tract Map No. 5427/UGM
December 7, 2005
Page 4
18. Construct a 6-foot high solid masonry wall along the rear or side property lines of all lots
which back onto or side onto Street "A", North Armstrong, and East Shields Avenues (solid
wall to meet the requirements of Section 12-306-H, Fresno Municipal Code). Construct an
8-foot high solid masonry wall (or approved combination of solid wall and earth berm) along
the rear property lines of all. lots which back onto North Temperance Avenue. This wall as
well as additional flanking walls are required pursuant to the acoustical analysis prepared by
Brown and Buntin Associates dated April 26, 2005. Construction plans for required walls
showing architectural appearance and location of all walls shall be submitted.to the Planning
and Development Department for review prior to Final Map approval.
Building Setbacks
19. Building setbacks shall be in accordance with the R-1✓UGM zone district and the provisions of
Fresno Municipal Code Section 12-207.5-E-1-c as shown on Exhibit"A"of Tentative Tract Map
No. 5427/UGM dated July 6, 2005. There shall be a 10-foot side yard building setback on the
"Key Lot" side of Lots 82, 95, 97, 193, 194, 198, 200, 208, 212, 237, 241, 270, 272, and 328.
Information
20. Prior to the issuance of building permits for the subdivision, school construction fees shall be
paid to the Clovis Unified School District in accordance with the school district"s adopted
schedule of fees. Comply with the attached memorandum from the Clovis Unified School
District dated July 21, 2005.
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 by
the subdivider on this tract shall fully and independently conform to all provisions of Fresno
Municipal Code Chapter 12, Article 10, Subdivision of Real Property: -
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 forthe Fresno County Sheriffs 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
Conditions of Approval
Vesting Tentative Tract Map No. 5427/UGM
December 7, 2005
Page 5
Inventory/Southern San Joaquin Valley Information Center(phone number:805-644-2289)shall
be contacted to obtain a referral list of recognized archaeologists. An archaeological
assessment shall be conducted for the project, the site shall be formally recorded, and
recommendations made to the ` City as to any further site investigation or site
avoidance/preservation measures.
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
State or local law, including a division into condominium interest as defined in Section 783 of the
Civil Code,the developer/owner shall file a written application with the City of Fresno Director of
Public Works, requesting apportionment of the unpaid portion of the assessment or pay off such
assessment in full.
If the subdivider elects to apportion the assessment, the application shall contain the following
information:
a. A full description of each assessed lot, parcel or interest to be divided and of how such
lot, parcel or interest will be divided;
b. A request that the Engineer apportion the amount remaining unpaid on the assessment
in accordance with applicable law; and
c. Written consent of the owner(s) of each such lot, parcel, or interest to the requested
apportionment.
The application shall be filed prior to the approval of the Final Map(s) by the City and shall be
accompanied by a.fee in an amount specified in the Master Fee Resolution for each separate
lot, parcel,or interest into which the original;assessed lot,.parcel or interest is to be:divided. The
-: .fee shall be in.-6 n amount sufficient ao p'ay,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.
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.August 3, 2005.
Conditions of Approval
Vesting Tentative Tract Map No. 5427/UGM
December 7, 2005
Page 6
PARK SERVICE -
. 31. Comply with the attached memorandum from the Department of Public Works dated August 4,
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. 10. Provide residential fire
hydrants and fire flows per Public Works Standards with two sources of water.
34. Access is acceptable as shown. There shall be at least two points of access to the subdivision
during construction.
Urban Growth Management Requirements
35. 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.1 2-4.509-C-3 of the Fresno Municipal Code.
STREETS AND RIGHTS-OF-WAY
36. 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.
37. The subdivider shall make provisions for disabled persons in accordance with the Department of
Public-Works standards aril as required by State law. Handicap-access ram ps..are..required to -:
be.constructed in-sidewalks at all comers.within the limits of the tract.-.Where-street-funiture 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.
38. All of the required street improvements shall be constructed and/or installed in accordance with
the City of Fresno Standard Specifications (2002 Edition).
39. 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.
40. 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
Conditions of Approval
Vesting Tentative Tract Map No. 5427/UGM
December 7, 2005
Page 7
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.
41. All dead-end streets created by this subdivision shall be properly barricaded in accordance with
City standards within seven days from the time the streets are surfaced or as directed by the
Engineer.
42. 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.
43. All required signing and striping shall be done and paid for by the developer/owner. 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, Streetlight and
Trail Lighting plans.
MAJOR STREETS
North Armstrong Avenue (Collector):
44. Dedicate 47-55 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..
45. Construct concrete curb, gutter and sidewalk to Public Works Standard P-5. The sidewalk
pattern shall be constructed to a 10-foot residential pattern.
46. Construct an 80 foot bus bay curb and gutter at the northeast corner of Armstrong and Shields
Avenues to Public Works Standard P-73 complete with a 10 foot monolithic sidewalk.
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-a-within-the..limits
_..,
of this subdivision.': Spacing�.nd
design-shall conform.to-PublicWork&Standard E-8'.fo�collector
streets:
49. Relinquish direct vehicular access rights to North Armstrong Avenue from all lots within this
subdivision.
East Shields Dakota Avenue (Arterial):
50. Dedicate 55-57 feet(Shields/Armstrong)and 55-62 feet(Shields/Temperance to provide for dual
left turns) of property from section line for public street purposes, within the limits of this
development to meet the current City of Fresno Arterial Standards.
51. Construct concrete curb, gutter and sidewalk to Public Works Standard P-5. The sidewalk
pattern shall be constructed to a 10-foot residential pattern.
52. Construct 20 feet of permanent paving (measured from face of curb) within the limits of this
subdivision.
Conditions of Approval
Vesting Tentative Tract Map No. 5427/UGM
December 7, 2005
Page 8
53. Construct an 80 foot bus bay curb and gutter at the northwest corner of Temperance and
Shields Avenues to Public Works Standard P-73 complete with a 10 foot monolithic sidewalk
54. Construct an underground street lighting system to Public Works Standard E-1 within the limits
of this subdivision. Spacing and design shall conform to Public Works Standard E-7 for arterial
streets. :
55. Relinquish direct vehicular access rights to East Shields Avenue from all lots within this
subdivision.
North Temperance Avenue (Expressway)
56. Dedicate 30-38 feet of property from section line for public street purposes, within the limits of
this development to meet the current modified City of Fresno Expressway Standards.
57. Construct a pedestrian and bike trail/path along the project frontage, complete with lighting,
signing, striping and landscaping, per the 2025 Fresno General Plan, Master Multi-Purpose
Trails Manual and Public Works Standards P-59 and P-60. Identify the trail route on the map
and provide a cross section prior to the council hearing on this project. Submit engineered
construction plans to Public Works. Submit lighting, signing, and striping plans to Traffic
Engineering. Submit grading, landscape and irrigation plans to Engineering services. An
additional dedication may be required for the equestrian portion.
58. Construct concrete curb and gutter to Public Works Standard P-5. The parkway shall be
constructed to a ten foot pattern.
59. Construct 20 feet of permanent pavement within the limits of the tract and transition paving as
necessary.
60. Construct an underground street lighting system to Public Works Standard E-1 within the limits
of this subdivision. Spacing and design shall conform to Public Works Standard E-10 for
expressway streets. _.
61:_:.-Relinquish direct-Vehiculae access-rights-to North=Temperance Avenue_from-all:lots within this
tract. -
INTERIOR STREETS
62. 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,54-foot and 60-foot
streets.
63. Any temporary dead-end streets created by this subdivision shall be properly barricaded in
accordance with Public Works Standard P-44.
Specific Requirements
64. 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.
Conditions of Approval
Vesting Tentative Tract Map No. 5427/UGM
December 7, 2005 .
Page 9
65. Vacate all underlying existing streets with the proposed map.
66.. Relinquish direct vehicular access rights to the north side of proposed Lots 127 and the south
side of proposed Lots 129 and 168.
67. The intersection of Shields Avenue and Street A shall be designed with a full median opening to
allow for left turns-in and left turns-out.
68. Provide an access point to North Armstrong Avenue (at approximately lot 128) a minimum of
160 feet from the centerline of existing East Fountain Way, west of North Armstrong Avenue.
69. Dedicate 62 feet of property(7 foot residential pattern/20 foot travel lane/8 foot median/20 foot
travel lane/7 foot residential pattern) and provide medians for traffic calming purposes at the
intersection of Armstrong Avenue and the above required street at Lot 128.
70. Construct traffic circles for traffic calming purposes at the intersections of North Arroyo Avenue
and Street"S" and East Fountain Way and North Arroyo Avenue.
71. Dedicate 68 feet of property(10 foot residential pattern/20 foot travel lane/8 foot median/20 foot
travel lane/10 foot residential pattern) and provide medians for traffic calming purposes at the
intersections of Armstrong Avenue and Dayton Avenue, Fountain Way and Street "A" and
Arroyo Avenue and Street"A."
72. Full offsite improvements adjacent to the remainder parcel and Street"A"shall be required for
public health and safety and the orderly development. of the surrounding area. Reference
Section 66424.6 of the Subdivision Map Act.
73. The location of the proposed traffic circle at Dayton and Street"A" is conceptually approved.
Additional right-of-way may be needed. Provide complete design parameters to Traffic
Engineering for approval seven days prior to the City Council meeting. No parking or access will
be allowed at this location.
74.-, The proposed right_of-+way at the,entrances at Shields Avenue/Street"A",.Dakota Avenue/Street -. -,
"A" and.Armstrong/Dayton.Avehues,do-not conform to Public Works standards'�.Provide details -'
to Traffic Engineering for"approval seven days prior to the City Council meeting. Maintain a 30
foot visibility triangle.
75. The minimum radius.for local streets is 250 feet.
76. Design and construct a Major Street Bridge at the intersection of Armstrong Avenue and the Mill
No. 36 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.
77. Provide a corner cut-off area at the intersections of Street A/Shields Avenue,Street A/Fountain
Way, Street A/Arroyo Avenue, Street A/Dayton Avenue, Street A/Fender Avenue, Street
A/Apricot Avenue and Dayton Avenue/Armstrong Avenue 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
Conditions of Approval
Vesting Tentative Tract Map No. 5427/UGM
December 7, 2005
Page 10
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.
78. The developer shall enter into an agreement with the Fresno Irrigation District(FID)providing for
piping the canals and submit an executed copy of the agreement or commitment letter from FID
to the Planning and Development Department. All piping shall be located outside of the
proposed street right of way. Any piping across city streets shall be rubber gasketed reinforced
concrete pipe constructed perpendicular to the street. Submit engineered plans to the Public
Works Department, Engineering Division for review and approval.
Urban Growth Management Requirements
79. This Map is in UGM major street zone D-1/E-2; therefore pay all applicable UGM Fees.
North Armstrong Avenue (Collector):
80. Dedicate and construct two 17-foot center section travel lanes with 250 foot left turn lanes at all
major intersections, within the limits of the subdivision. An additional 6 feet of paving shall be
required adjacent to the 250 foot 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.
81. Install a signal pole with a 150-watt safety light to Public Works Standards at the northeast
corner of Shields and Armstrong Avenues.
East Shields Avenue (Arterial):
82. Dedicate and construct two 17-foot center section travel lanes and a raised concrete median
-.Js I an dwith 2,50 foot left turn pockets.at all major.interse.ctions,within the limits of the subdivision
fromArmstrong to _Temperance Avenues ` Details of said street shall be depicted on the
approved tentative tract map. Dedication shall be sufficient to accommodate arterial standards
and any other grading or transitions as necessary based on a 55 MPH design speed.
83. Install a signal pole with a 150-watt safety light to Public Works Standards at the northwest
corner of Shields and Temperance Avenues.
Temperance Avenue (Expressway):
84. Dedicate and construct two 17-foot center section travel lanes and construct a raised concrete
median with 250 foot left turn pockets at all major intersections within the limits of this
subdivision. Dedication shall be sufficient to accommodate additional paving and any other
grading or transitions as necessary based on a 55 MPH design speed.'
85. Design and construct a Major Street Bridge at the intersections of Temperance Avenue and the
Mill No. 36 Canal and Temperance Avenue and the Gould No. 97 Canal. Public Works will
Conditions of Approval
Vesting Tentative Tract Map No. 5427/UGM
December 7, 2005
Page 11 .
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.
86. Signalize the intersection of Temperance and Shields Avenue, complete with actuation, signal
preemption, and left turn phasing.
87. Dedicate sufficient right-of-way and construct additional paving for southbound to northbound
U-turns at Temperance and Shields Avenues.
SANITARY SEWER SERVICE
The nearest existing sewer main is a 24-inch sewer main in East Shields Avenue east of North Fowler
Avenue. The following conditions are required to provide sanitary sewer service to the tract.
88. Extend .the existing 24-inch sanitary sewer main in East Shields Avenue to North Armstrong
Avenue.
89. Construct a`12-inch sewer main in North Armstrong Avenue,from East Shields Avenue to a point
1,320 feet north of Shields Avenue.
90. Construct a 10-inch sanitary sewer main in North Armstrong Avenue, from m the 12-inch sanitary
sewer main north across the project frontage.
91. Construct an 24-inch sanitary sewer main in East Shields Avenue from North Armstrong Avenue
to 1,500 feet east.
92. Construct an 18-inch sanitary sewer main in East Shields Avenue from the 24-inch sanitary sewer
main east to North Temperance Avenue.
93. Construct a 12-inch sanitary sewer main in North Temperance Avenue from East Shields Avenue
td it-,300 feet north:- -
94. Construct a 10-inch sanitary sewer main in North Temperance Avenue from the 12-inch sanitary
sewer north across the project frontage
95. Sanitary sewer mains shall be.extended within the proposed tract to provide sewer service to
each lot created.
96. Separate sewer house branches shall be provided to each lot created within the subdivision.
97. All public sewer facilities shall be constructed in accordance with Public Works Department
standards, specifications, and policies:
98. A preliminary sewer layout shall be prepared by the Developer's Engineer and submitted to the
Department of Public Utilities for review and conceptual approval prior to submittal or acceptance
of the developer's final map and engineered plan and profile improvement drawing for City
review.
Conditions of Approval
Vesting Tentative Tract Map No. 5427/UGM
December 7, 2005
Page 12
99. 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. .
100. Abandon all existing on-site private sanitary sewer systems.
Urban Growth Management Requirements
101. Sewer lateral charges are due and shall be paid for the project.
102. Oversize sewer charges are.due and shall be paid for the project
103. Wastewater Facilities Charges are due and shall be paid for the project.
104. The developer shall pay appropriate and reasonable costs as established hereinafter by City
Council for Fowler trunk sewer capacity allocated to this project. The developer shall, for the
interim period, pay a fee of$574 per living unit or living unit equivalent. Once the fee has been
determined, the developer will receive a refund for any fees paid in excess of the adopted fee.
Or, the proposed project shall not be permitted service to the existing Fowler trunk sewer and
must,therefore, construct a separate sewer pipeline from the project to an approved discharge
location with adequate reserve.capacity as determined by the City.
WATER SERVICE
There is an existing 12-inch water main in North Armstrong Avenue,adjacent to the subject site. The
following conditions are required to provide water service to the tract..Water mains shall be installed
before street improvements and paving.
105. Construct a 16-inch water main(including installation of City fire hydrants)in East Shields Avenue
from North Armstrong to North.Temperance Avenue.
106. Construct a 16-inch water main(including installation of City fire hydrants)-in North Temperance .
Avenue from=East Shields Avenue north across the.proiect firontage.
107. Water mains (including installation of City fire hydrants)shall be extended within the proposed
tract to provide water service to each lot created.
108. Separate water services with meter boxes shall be provided to each lot created.
109. 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.
110. All public water facilities shall be constructed in accordance with City of Fresno standards,
specifications, and policies.
Conditions of Approval
Vesting Tentative Tract Map No. 5427/UGM
December 7, 2005
Page 13
111. 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 800 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
112. 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 501s, in accordance with established UGM policies.
113. Dedicate a water supply and treatment site for installation of an above-ground water storage and
treatment facility that will be installed and/or constructed by the City. The site shall be of size and
at a location acceptable to the Water Systems Manager for such purposes. The cost of acquiring
the site shall be reimbursed from UGM Water Supply Well Service Area 501 s,in accordance with
established UGM policies.
114. 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.
115. Engineered improvement plans prepared by a Registered Civil Engineer are required for
proposed additions to the City Water System.
116. Installation of public fire hydrant(s) is required in accordance with City Standards.
Urban Growth Management Requirements
1.17. Payment of appropriate-water connection charges at the time of final map approval subject to.
deferral to-building permit issuance as appropriate . -
118. Payment for installation of wet tie(s), water service(s) and/or meter(s) is required
119. Pay UGM water fees for Water Service Area No. 501 S.
URBAN GROWTH MANAGEMENT REQUIREMENTS (GENERAL)
120. 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.
121. 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.
Conditions of Approval
Vesting Tentative Tract Map No. 5427/UGM
December 7, 2005
Page 14
Right-of--Way Acquisition
122. The developer will be responsible for the acquisition of any.necessary right-of-way to construct
any of the required improvements.
123. 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.
124. 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.
125. Should such acquisition not be accomplished by the subdivider prior to Final Map approval,the
subdivider must request and grant to the City the full authority to attempt acquisition either
through negotiation or through its power of eminent domain. The subdivider shall furnish to the
City Public Works.Department, Engineering Division/Real Estate Section,an appraisal report or
a request for an estimated appraisal amount(to be determined by the City of Fresno Real Estate
Section)prior to preparation of a Subdivision Agreement.
126. 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
127. The subdivider shall be required to pay any applicable storm drainage fees to comply with
Fresno Municipal Code Chapter 13, Article 13.
128: The sa6d vidershall be required to complywith thesPecif requir6rfi' imposed bythe Fresno
"1\Aetropolitan 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 August 4, 2005.
129. 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
130. The developer/owner shall comply with the requirements in the letter from the San Joaquin
Valley Air Pollution Control District dated July 21, 2005, for Vesting Tentative Tract Map
No. 5427/UGM.
Conditions of Approval
Vesting Tentative Tract Map No. 5427/UGM
December 7, 2005
Page 15
FRESNO IRRIGATION DISTRICT
131. Comply with the attached correspondence from the Fresno Irrigation District dated July 11,
2005.
FRESNO COUNTY HEALTH
132. Comply with the attached correspondence from the Fresno County Department of Community
Health dated July 14, 2005.
DEVELOPMENT-FEES AND CHARGES
133. This project is subject to the following development fees and charges:
PARKS DEPARTMENT FEE/RATE
a. Street Tree Landscape Plan Review fee $56.00
b. Street Tree Installation fee $129.00/tree
City-installed tree
c. Street Tree Inspection fee $30.00/tree
Developer-installed tree
d. Maintenance District Plan Review fee $176.00
e. Maintenance District Inspection fee $305.00
f. Reinspection fee $29.00
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT FEE/ RATE
g. Metropolitan Flood Control.District fee *'Co ntact 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
Conditions of Approval
Vesting Tentative Tract Map No. 5427/UGM
December 7,2005
Page 16
m. Fowler Trunk Sewer Interim Fee Surety $1,000/living unit
n. House Branch Sewer Charge n/a
.o. Millbrook Overlay Sewer n/a
WATER CONNECTION CHARGES FEE RATE
p. Service Connection Charge Fee based on service(s)and
meter(s) sizes specified by owner;
fee for service(s)and Meter(s).
established by the Master Fee
Schedule.
q. Frontage Charge $6.50/lineal foot
r. Transmission Grid Main Charge $643/gross acre
s. Transmission Grid Main Bond Debt
Service Charge $243/gross acre
t. UGM Water Supply Fee $582/living unit
Service Area: 501S
U. Well Head Treatment Fee $238/living unit
Service Area: 501
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 $800/gross acre
Service Area: Undesignated
aa. UGM Park Fee $2392/gross acre
Service Area: 2
Conditions of Approval
Vesting Tentative Tract Map No. 5427/UGM ,
December 7, 2005
Page 17
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-4
dd. UGM Grade Separation Fee n/a
ee. Trunk Sewer Charge n/a
Service Area: Fowler
ff.* Street Acquisition/Construction Charge n/a
DEB:IeI:\K:\MASTER FILES\TRACT MAPST-5427-UGM-COA 12-7-05.DOC\
r,;
.�� v• .. rfl 'i'� •T. _ OFFICES OF
�I►.-TKA C�
. _ t
-PHONE(559)233-7161
..� �
FAX(559)233-8227
2907 SOUTH MAPLE AVENUE
FRESNO,CALIFORNIA 93725-2218
Your.Most Valuable Resource-Water
r�
I
July 11, 2005 i ��,��'_iI
J U L 13 205
Mr. Dave Braun
City of Fresno
Development Department
Planning Division
2600 Fresno Street, Room 3043
Fresno, CA 93721-3604
RE: VTTM No. 5427& RA No. R-04-92 —FID's Gow No. 99 Canal, Armstrong No. 389 (Pvt)
Dear Mr. Braun: .
FID's comments and requests are as follows:
1. FID's Gow No. 99 canal traverses the south side of Shields Avenue as shown on the
enclosed map. The Gow is being replaced and relocated as part of another development
and does not appear to be affected by the subject proposal.
2. A private pipeline known as the Armstrong No. 389 traverses the west side of Armstrong
Avenue as shown on the enclosed map. This is an active pipeline and will need to remain
in service.
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 bio ulsoll ofresnoirrigation.com.
Sincerely,
Bret Johnson
Engineering Technician I
{
Agencies\City\TM5427 R-04-92
BOARD OF President JACOB ANDRESEN, Vice-President JEFFERY G. BOSWELL
I DIRECTORS JEFF NEELY.EDDIE NIEDERFRANK•STEVEN G.BALLS, General Manager GARY SERRATO
File No.210.45
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
PUBLIC AGENCY DEVELOPER
Mr. Gil Haro, Planning Manager LENNAR FRESNO,INC.
Planning & Development Department 7690 N. PALM AVE., STE 101
City of Fresno FRESNO, CA 93711
2600 Fresno Street
Fresno, CA 93721
MAP NO. 5427 PRELIMINARY FE
E(S) (See below)
DRAINAGE ARE O " BV " - DRAINAGE AREA BV $464,033.00
DATE DRAINAGE AREA -
TOTAL FEE $464,033.00
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 mph
approval of the final map for the fee.
Considerations which may affect the fee obligation(s) or the iming or form of fee payment:
a) Fees related to undeveloped or phased portions of the project may be deferrable.
b) Fees may be calculated based on the actual percentage of runoff if different than that
typical for the zone district under which the development is being undertaken and if
permanent provisions are made to assure that the site remains in that configuration.
c) Master Plan storm drainage facilities may be constructed, or required to be
constructed in lieu of paying fees.
d) The actual cost incurred in constructing Master Plan drainage system facilities is
credited.against the drainage fee obligation.
a
5427 5469 E.OLIVE FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 2 of 4
e) When the actual costs incurred in constructing Master Plan facilities exceeds the
drainage fee obligation,reimbursement will be made for the excess costs from
future fees collected by the District from other development:
Approval of this development shall be conditioned upon compliance with these District
Requirements.
1. a. Drainage from the site shall be directed to
X b. Grading and drainage patterns shall be as identified on Exhibit No. 1 /
C. The grading and drainage patterns shown on the site plan conform to the
adopted Storm Drainage and Flood Control Master Plan.
2. The proposed development shall construct and/or dedicate Storm Drainage and Flood Control
Master Plan facilities located within the development or necessitated by any off-site
improvements required by the approving agency:
X Developer shall construct facilities as shown on Exhibit No. I as"Master Plan
Facilities to be constructed by Developer".
None required.
3. The following final improvement plans shall be submitted to the District for review prior to
final development approval:
X Grading Plan X Storm Drain Plan X Final Map
X Street Plan X Water& Sewer.Plan Other
4. Availability of drainage facilities:
a. Permanent drainage service is available provided the developer can verify
to the satisfaction of the;Ci of Fresno that runoff can.be safel conveyed
_ the-City. Y Y
to the Master Plan inlet(s)
b. The construction of facilities required by Paragraph No. 2 hereof will
provide permanent drainage service.
X c. Permanent drainage service will not be available. The District recommends
temporary facilities until permanent service is available.
Temporary service is available through
d. See Exhibit No. 2.
5. The proposed development:
Appears to be located within a 500 year 100 year flood prone
area as designated on the latest Flood Insurance Rate Maps available to the District,
necessitating appropriate floodplain management action. See attached Floodplain Policy
X Does not appear to be located within a flood prone area.
5427 - 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 3 of 4
6. The Federal Clean Water Act and the State General Permits for Storm Water Discharges
Associated with Construction and Industrial Activities (State General Permits) require developers
of construction projects disturbing one or more acres, and discharges associated with industrial
activity not otherwise exempt from National Pollutant Discharge Elimination System (NPDES)
permitting, to implement controls to reduce pollutants, prohibit the discharge of waters other than
storm water to the municipal storm drain system, and meet water quality standards. These
requirements apply both to pollutants generated during construction, and to those which may be
generated by operations at the development_ after construction.
a.
State General Permit for Storm Water Discharges Associated with Construction
Activities, approved August 1999, (modified December 2002.) A State General
Construction Permit is required for all clearing, grading, and disturbances to the ground.
that result in soil disturbance of at least one acre (or less than one acre if part of a larger
common plan of development or sale). Permittees are required to: submit a Notice of
Intent to.be covered and must pay a permit fee to the State Water Resources Control Z
Board(State Board), develop and implement a storm water pollution prevention plan,
eliminate non-storm water discharges, conduct routine site inspections, train employees o
in permit compliance, and complete an annual certification of compliance. ■
b. State General Permit for Storm Water Discharges Associated with Industrial Activities,
April, 1997 (available at the District Office.) A State General Industrial Permit is
r..equired for specific types-of industries described in the NPDES regulations:or by .
Standard"Industrial Classification (SIC) coder The following.categories of industries.
are generally required to secure an industrial permit: manufacturing; trucking;
recycling; and waste and hazardous waste management. Specific exemptions exist for
manufacturing activities which occur entirely indoors. Permittees are required to:
submit a Notice of Intent to be covered and must pay a permit fee to the State Water
Resources Control Board, develop and implement a storm water pollution prevention
plan, eliminate non-storm water discharges, conduct routine site inspections,train
employees in permit compliance, sample storm water runoff and test it for pollutant
indicators, and annually submit a report to the State Board.
5427 - 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.
. A requirement of the District may be appealed b filing a written notice of appeal with the
7 q Y PP Y b PP
Secretary of the District within ten days of the date of this Notice of Requirements.
g. The District reserves the right to modify, reduce or add to these requirements, or revise fees, as
necessary to accommodate changes made in the proposed development by the developer or
requirements made by other agencies.
9. X See Exhibit No 2 for additional comments, recommendations and requirements.
Gerald E. Lake an, Project E neer: Mark Will.
District Engineer
C.: INGELS-BRAUN & ASSOCIATES
875 W. ASHLAN AVE., #102
CLOVIS, CA 93612
5427 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
NOTE:
THIS DRAWING IS SCHEMATIC,
/ DISTANCES ARE APPROXIMATE.
sv' DAKOTA AVE.
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_ 42" ---� I -- --- "-------- 3P =&v
—42"— ----_� I 36"
REMOVE� - SHIELDS AVE. .'BS' -
TEMPORARY
'E'INLET
LEGEND
Master Plan Facilities To Be Constructed By Developer-
Pipeline(size Shown)&Inlet
0- - - Existing Master Plan Facilities
0—.— Future Master Plan Facilities
—————— Inlet Boundary
Drainage Area Boundary SCALE 1"=500'
® Existing Temporary Inlet
Direction Of Drainage
TRACT 5427
DRAINAGE AREA: "BV"
EXHIBIT N0. 1
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
. DRAWN BC MM DATE 71150.5
KUuIowTDWG510FJ011&niRACTSISIP.avq - - - - - REVISED BY: — DATE —
OTHER REQUIREMENTS
EXHIBIT NO. 2
The cost of construction of Master Plan facilities, excluding dedication of storm drainage easements,
is eligible for credit against the drainage fee of the drainage area served by the facilities. A
Development Agreement shall be executed with the District to effect such credit. Reimbursement
provisions, in accordance with the Drainage Fee Ordinance, will be included to the extent that
Developer's Master Plan costs for an individual drainage area exceed the fee of said area. Should the
facilities cost for such individual area total less than the fee of said area,the difference shall be paid
upon demand to the City or District.
A minimum fifteen-foot (15') wide storm drain easement will be required whenever storm drain
facilities are located on private property. No encroachments into the easement will be permitted
including,but not limited to, foundations, roof overhangs, swimming pools, and trees.
Development No. Tract 5427
engr\permits\exh ibit2\tract\5427(mw)
San Joaquin Valley
Air Pollution Control District
July 21, 2005 Reference No. C20050680
Dave Braun
City of Fresno
Planning & Development
2600 Fresno St., Third Floor
Fresno, CA 93721-3604
Subject: T-5427, R-04-92—APN 310-020-24s
Dear Mr. Braun,
The San Joaquin Valley Unified Air Pollution Control District (District) has reviewed the project referenced
above and offers the.following comments:
The entire San Joaquin Valley Air.Basin is classified non-attainment for ozone and fine particulate matter
(PM10). This.project will contribute to the overall decline in air quality due to increased traffic and
ongoing operational emissions. ;This project may generate significant air emissions and it will reduce the
air quality..in the,San.Joaquin Valley. . The project will make it more difficult to .meet mandated emission
reductions and air quality. standards .,.A- concerted effort should:..be. made .to reduce project-related
emissions as outlined below:
Preliminary analysis indicated that the potential emissions from this project exceed the District's
Thresholds of Significance for adverse air quality impacts. These thresholds are 10 tons per year for
either of the following two ozone precursor emissions: reactive organic gases (ROG) or oxides of nitrogen
.(NOx). The District recommends the preparation of an Air Quality Impact Assessment (AQIA) and a
Traffic Impact Study to determine impacts when projects are of this size, unless an analysis has been
accomplished for a recent previous approval such as a general plan amendment or zone change. Please
indicate to.theDistrict if the:project has.be6wanalyzed and`what`the`results`were,from.-any previous
study.
The District recommends using the URBEMIS 2002 Version 8.7 program to calculate project area and
operational emissions and to identify mitigation measures that reduce impacts. URBEMIS can be
downloaded from www.urbemis.com or the South Coast Air Quality Management District's website at:
http://www.agmd.gov/cepa/urbemis.htmi. If the analysis reveals that the emissions generated by this
project will exceed the District's thresholds, this project may significantly impact the ambient air quality if
not sufficiently mitigated. The project applicant or consultant is encouraged to consult with District staff
for assistance in determining appropriate methodology and model inputs. Questions regarding URBEMIS
should be directed to Jennifer Barba or Hector Guerra at (559) 230-5800.
q Based on the information provided, the proposed project will be subject to the following District rules. The
z 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.vallevoir.org/rules/1 ruleslist.htm.
Regulation VIII (Fugitive PM10 Prohibitions)- Regulation Vlll (Rules 8011-8081) is a series of rules
designed to reduce PM10 emissions (predominantly dust/dirt) generated by human activity, including
Mr. Braun July 21, 2005
T-5427, R-04-92 Page 2
construction, road construction, bulk materials storage, landfill operations, etc. If a residential project
is 10.0 or more acres in area, a Dust Control Plan must be submitted as specified in Section 6.3.1 of
Rule 8021. If a residential site is 1.0 to less than 10.0 acres, an owner/operator must provide written
notification to the District at least 48 hours prior to his/her intent to begin any earthmoving.activities
(see section 6.4.1). A compliance assistance bulletin has been enclosed for the applicant. A
template of the District's Dust Control Plan is available at:
http://www.vallevair.org/busind/comply/PM10/forms/DCP-Form°/a20-%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, clean up and labeling requirements.
Rule 4641 (Cutback, Slow Cure, and Emulsified Asphalt, Paving and Maintenance Operations). If
asphalt paving will be used, then paving operations of this project will be subject to Rule 4641. This
rule applies to the manufacture and use of cutback asphalt, slow cure asphalt and emulsified asphalt
for paving and maintenance operations.
Rule 4901 (Wood Burning Fireplaces and Wood Burning Heaters) limits PM10 and PM2.5 emissions
from residential development. Construction plans for residential developments may be affected by
section 5.3, specifically:
§5.3 Limitations on Wood Burning Fireplaces or Wood Burning Heaters in New Residential Developments.
Beginning January 1, 2004,
5.3.1 No person shall install a wood burning fireplace in a new residential development with a
density greater than two(2)dwelling.units per acre.
.5.3.2._No_person shall_install more than.,two (2) EPA Phase.11 Certified wood burning heaters per
t _ 3 dwelling in an .new residential development with a densitY equal to or greater thanthree
units per acre.
5.3.3;Jo person shall install more than one (1) wood burning fireplace or wood burning heater per
dwelling unit in any new residential development with a density equal to or less than two (2)
dwelling units per acre..
More information about Rule 4901 can be found at our website- www.vallevair.org. For
compliance assistance, please contact Mr. Wayne Clarke, Air Quality Compliance Manager, at
230-5968.
Rule 4902 (Residential Water Heaters) limits emission of NOx from residential developments.
The District encourages innovation in measures to reduce air quality impacts. There are a number of
features that could be incorporated into the design/operation of this project to provide additional
reductions of the overall level of emissions. (Note: Some of the measures may already exist as City
development standards. Any measure selected should be implemented to the fullest extent possible.)
The suggestions listed below should not be considered all-inclusive and remain options that the agency
with the land-use authority should consider:
Mr. Braun July 21, 2005
T-5427, R-04-92 Page 3
• Trees should be carefully selected and located to protect the building(s) from energy consuming
environmental conditions, and to shade paved areas. Trees should be selected to shade paved
areas that will shade 50% of the area within 15 years. Structural soil should be used under paved
areas to improve tree growth. A brochure has been included for the applicant.
For Structural Soil see http://www.hort.cornell.edu/uhi/outreach/csc/
For Tree Selection see http://www.ufei.org/
For Urban Forestry see http://www.coolcommunities.org http://wcufre.ucdavis.edu
http://www.lgc.ora/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 possible 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.
Specifically: Mid-block paths should be installed to facilitate pedestrian movement through long
blocks (over 500' in length) and cul-de-sacs.
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.%/w ww.energy.ca.gov/title24/
Energy efficient widows (double pane and/or Low-E)
- Use Low and No-VOC coatings and paints. See South Coast's site for No-VOC Coatings at
http://www.agmd.gov/business/brochures/zerovoc.htmf
- High-albedo (reflecting) roofing material. See http://eetd.Ibi.gov/coolroof/
Cool Paving. See http://www.harc.edu/harc/Proiects/CoolHouston/
http://eande.ibl.gov/heatisland/
- Radiant heat barrier. See http://www.eere.energy.gov/consumerinfo/refbriefs/bc7.html
- Energy efficient lighting, appliances, heating and cooling systems.
See http://www.energystar.clov/
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.goy/RE/solar passive.html
J
Mr. Braun July 21, 2005
T-5427, R-04-92 Page 4
- 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
i maintenance equipment
Pre-wire the unit(s)with high speed modem connections/DSL and extra phone lines
Natural gas fireplaces (instead of wood-burning heaters)
- Natural gas lines (if available to this area) and electrical outlets in backyard or patio areas to
encourage the use of gas and/or electric barbecues
Low or non-polluting incentives items should be provided with each residential unit (such items
could include electric lawn mowers, reel mowers, leaf vacuums, gas or electric barbecues, etc.)
- Exits to adjoining streets should be designed to reduce time to re-enter traffic from the project site
More information can be found at: http://www.lgc.org, http://www.sustainable.doe.gov/,
htti)://www.consumerenergvicenter.orci/index.html, http://www.ciwmb.ca.gov/GreenBuilding/
• The applicant should implement measures to reduce the amount of vehicle traffic to and from the
project area that further reduce air pollution in the valley. This could include providing an information
center for residents to coordinate carpooling. Check out the "Spare the Air' section of our website
www.valleyair.org
• The project should include as many clean alternative energy features as possible to promote energy
self-sufficiency. Examples include (but are not limited to): photovoltaic cells, solar thermal electricity
systems, small wind turbines, etc. Rebate and incentive programs are offered for alternative energy
equipment. More information can found at-
http://www.dsireusa.orq/, http://rredc.nrel.-gov/, http://www.energy.ca.gov/renewables/
• Construction activity mitigation measures include:
Install sandbags or other erosion control measures to prevent silt runoff to public roadways from
sites with a slope greater than one percent
- Install wheel washers for all exiting trucks, or wash off all trucks and equipment leaving the site
- Install wind breaks at windward side(s)of construction areas
- Suspend excavation and grading.activity when winds exceed 20 mph
- Limit area subject to excavation, grading, and other construction activity at any onetime
- Limit the hours of opeebtion 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.
Off road trucks should be equipped with on-road engines when possible.
Minimize obstruction of traffic on adjacent roadways.
• The applicant should use California Air Resources Board (CARE) certified alternative fueled engines
in construction equipment where practicable. Alternative fueled equipment may be powered by
Compressed Natural Gas (CNG), Propane (LPG), electric motors, or other CARB certified off-road
technologies. To find engines certified by the California Air Resources Board, see their certification
website http://www.arb.ca.gov/msprog/offroad/cert/cert.php. For more information on alternative fuel
engines, please call Mr. Chris Acree, Air Quality Specialist, at(559) 230-5829.
Mr. Braun July 21, 2005
T-5427.,R-04-92 Page 5
• Construction equipment should have engines that meet the current off-road engine emission standard
(as certified by the California Air Resources Board), or be repowered with an engine that meets this
standard. Tier I and Tier II engines have significantly less NOx and PM emissions compared to
uncontrolled engines. To find engines certified by the California Air Resources Board, see
http://www.arb.ca.9ov/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.
District staff is available to meet with you and/or the applicant to further discuss the regulatory
requirements that are associated with this project. If you have any. questions or require further
information, please call me at 230-5835 or Mr. Hector R. Guerra, Senior Air Quality Planner, 230-5820
and provide the reference number at the top of this letter.
Sincerely,
Catherine Thao
Air Quality Student Intern
Central Region
Hector R. G a
Senior Air uality Planner
Central Region
Enclosures
c:file
JUL.21.2005 4:51PN CLOVIS UNIT SCH DIST N0.242 P.1
CLOVIS
LI N I t I E D July 21,2005
SCHOOL DISTRICT
Dave Brarui.,Planner IQ
IASO KMNDON AVENUE City of Fresno
CLOVIS,Cn9361I-O567 Planning&Development Department
5s9.327.9= 2600 Fresno Street,Third Floor
Fresno, CA 93721-3604
www,dovisusdAl2.ra us
SUBJECT: Tentative Tract No. 5427,Rezone No. R-04-92
Northeast comer of Armstrong and Shields
Dear Mr.,Braun:
GOVFANRNG 1150AM0
Santini A.sMSel. The purpose of this letter is to provide school district information relative to the
Brian D.Hayford above-referenced applications and to comply with Business and .Professions Code -
GlnrlyLHompl'° section 11010, subdivision (b)(11)(A) regardi:ag the provision of school-related
Rlrhard Lekc CPA infonnation to the subdivider/owner and the State Department of Real Estate.
MlzaWth J.Sandoval
Jlm Ven Vo1lJnburg,D.D.S.
Project development will affect the District by generating students that will need to
Susan M.Welker.D.H.Sr-
be housed in District schools. Assuming that the project site could be developed with
345 single family units,the following comments can be made at this time:
1. The number of students generated by the project is estimated as follows: grades
K-6, 137 students; grades 7-8,36 students;grades 9-12, 57 students.
2. Elementary School Infoxm.ation:
Terry Bradley.EdD.
Saginia cndant
Sods (a) The subject land is presently within the attendance area of the elementary
Virginia tt Sods.fd.D.
AaaooaeeSupurntendenr school (grades K-6) listed below:
Danlel E.Kaiser Ed.D.
A=vdarcSuperinrendenr School Name: Freedom Elementary School
_ WIUIam.C.MCGulro
A dcda[esopeKnrmdenr- Address: 29.55 Gettysburig, C-lovis,-CA 93611
Janet L YounB.Ed.D." Telephone: (559) 327-3500
Asaodate Superintendent Capacity: 700
Enrollment: 770(CBEDS Enrollment 2004-05 School Year)
(b) The District is planning to construct a now elementary school on the
Reagan Education Center site at the northwest corner of Ashlan and
Leonard Avenues. The new school is expected to be completed and open
for the 2006-07 school year. The project site will be within the attendance
area of the new school. In addition, the District is acquiring a new
elementary school site at the southeast corner of Dakota and Armstrong
Avenues. The construction of schools on these sites will allow the District
to keep pace with anticipated development activity in the southeast area
of the District.
JUL-21.2005 4:51PM CLOVIS UNIF SCH DIST NO.242 P.2
Dawe Braun
July 21,2005
Page 2
(c) Because of rapid growth in the District and the District's plans for
constriction of new school facilities, it is possible that (1) adjustment of
school attendance areas could occur in the future such that students
residing in the project area may be required to attend an elementary
school other than Freedom, and (2) students residing in the project area
may attend more than one elementary school within the District during
their elementary school years.
3. Intermediate and High School Information:
(a) Theproject area is currently served by the following intermediate school
(grades 7-8)and high school(grades 9-12).-
School
-12):School Name: Reyburn Intermediate School
Address: 4300 N. DeWolf, Clovis, CA 93611
.Telephone: (559)327-4500
Capacity: 1,377
Enrollment: 1,472 (CBEDS Enrollment 200405 School Year)
School Name: Clovis East High School
Address: 4343 N.Leonard, Clovis, CA 93611
Telephone: (559)327-4000
Capacity_ 2,700
Enrollment; 27555 (CBEDS Enrollment 200405 School Year)
(b) The District will be locating an educational center in the portion of the
District south of the Gould Canal, which will include a high school, an
intermediate school and,other facilities. The future construction, of these
facilities will allow the' District to keep pace with aaticYpated
development activity in the southeast area of the District.
4. Bus transportation is currently provided for grades K-6 students residing further
than one mile from school and for grades 7-12 students residing further than
two and one-half miles from school. Transportation will be available for
students attending the above-identified elementary, intermediate and high
schools in accordance with District standards in effect at the time of
enrollment.
5. The District currently levies a school facilities fee of$3.09 per square foot for
residential development. The fee is adjusted periodically in accordance with
law and may increase or decrease. New development on the subject property
will be subject to the fee in place at the time fee certificates are obtained.
JUL.21.2005 4:52PM CLOVTS.UNiF aCH DISI NO.242 P.3
Dave Braun
July 21,2045
Page 3
The District hereby requests that the information in this letter be provided by the
owner/subdivider to all prospective purchasers of property within the project.
Thank you for the opportunity to comment on the project. Please contact me if you
have any questions regarding this letter.
Sincerely,
i
Bill McGuire
Associate Superintendent
Administrative Services
COUP County of Fresno
Department of Community Health
C Edward L. Moreno,M.D.;M.P.H., Interim Director
O�
1856
July 14, 2005 999999999
J U L 18 2005 PE 2602 07
Dave Braun Platin fq : 'isicrs
City of Fresno Developi
CITY, SN '
Development Department
2600 Fresno Street
Fresno, CA 93721
Dear Mr. Braun:
PROJECT NUMBER: T-5427/R-04=92
PROJECT DESCRIPTION AND LOCATION: Proposes to rezone 158 acres on the
north side of Shields Avenue between.Armstrong Avenue and Temperance Avenue
from R-A/UGM to R-1/UGM for a 345-lot single-family residential subdivision.
LIST THE SPECIFIC ADVERSE IMPACTS IN YOUR AREA OF EXPERTISE WHICH
MAY RESULT FROM APPROVAL OF THE PROPOSED PROJECT.
PLEASE LIST SPECIFIC MITIGATION MEASURES THAT YOU WOULD
RECOMMEND AS CONDITIONS OF PROJECT APPROVAL TO REDUCE ANY
SIGNIFICANT ADVERSE IMPACTS.
[ ] AN ENVIRONMENTAL IMPACT REPORT: The project has the potential to
result in significant adverse environmental impacts..
[X] A NEGATIVE DECLARATION: The project may have adverse impacts but
impacts can be mitigated without further study or are not serious enough to
warrant an.Environmental Impact Report.
[ ] NEITHER OF THE ABOVE, INSUFFICIENT INFORMATION TO DRAW ANY
CONCLUSIONS: The following additional information should be provided:
• Construction permits for the 345-lot residential subdivision should be subject to
assurance of sewer capacity of the Regional Wastewater Treatment Facility.
Concurrence should be obtained from the California Regional Water Quality Control
Board (RWQCB). For more information, contact staff at (559) 445-5116.
• Construction permits for the 345-lot residential subdivision should be subject to
assurance that the City of Fresno community water system has the capacity and
1221 Fulton Mall/P.O.Box 11867/Fresno,California 93775/(559)445-3357/FAX(559)445-3379
Equal Employment Opportunity-Affirmative Action-Disabled Employer
Dave Braun -
T-5427/R-04092 :
-July 14,2005
Page 2
quality to serve this project. Concurrence should be obtained from the State
Department of Health Services, Division of Drinking Water and Environmental
Management (DDWEM). For more information call (559) 447-3300.
• The Fresno County Department of Community Health is concerned that abandoned
water wells are not being properly destroyed, particularly with respect to new
development projects. As city boundaries expand, community services are provided
to areas originally served only by individual domestic and agricultural wells.
Improper abandonment of such wells presents a significant risk of contaminating the
city's community water supply. For this reason,when development occurs, it is
extremely important to ensure the safe and proper destruction of all abandoned
water wells.
Prior to destruction of any existing agricultural well(s), a sample of the upper most
fluid in the well column should be sampled for lubricating oil The presence of oil
staining around the well may indicate the use of lubricating oil to maintain the well
pump. Should lubricating oil be found in the well, the oil should be removed from the
well prior to placement of fill material for destruction. The "oily water" removed from
the well must be handled in accordance with federal, state and local government
requirements. Transportation of these materials on public roadways may require
special permits and licensure,
The Department of Community Health is available to provide consultation in
cooperation with your city in order to encourage the proper destruction of wells and
safeguard our water quality. City staff may contact Ed Yamamoto, Environmental
Health Specialist, Water Surveillance Program, at (559) 445-3357 for more
information.
Appropriate measures should be incorporated into the project to minimize potentially
significant short-term localized noise impacts to noise sensitive receivers caused by
the operation of construction equipment. Construction specifications for the project
should require that all construction equipment be maintained according to the
manufacturers' specifications, and that noise generating construction equipment be
equipped with mufflers. In addition, consideration should be given to limiting noise-
generating construction activities to daytime hours as specified in your municipal
code.
• The conditions as described in the "Conclusions" section on pages six (6) and seven
(7) of the Acoustical Analysis should be accepted as mitigation measures for the
project. Without these measures the proposed noise sensitive receivers will be
subjected to a level of noise in excess of the City of Fresno Noise Element
standards.
Dave Braun
T-5427/R-04092
July 14, 2005
Page 3
• Although not specified in the "Conclusions and Recommendations" section, the
Acoustical Analysis clearly indicates that the recommended sound wall will not
mitigate noise impacts for two-story homes located in the first row of lots along
Temperance Avenue. It is recommended that two-story homes not be built on lots
292-311. If two-story house are proposed for these lots, a detailed acoustical
analysis should be required.
• The Acoustical Analysis submitted does not address traffic noise from Armstrong
Avenue. The analysis should include noise monitoring and recommend mitigation
measures for houses along Armstrong Avenue.
REVIEWED BY:
Kathleen B yer, Environmental Health Specialist III
(559) 445-3357
kb
cc: Ed Yamamoto, Environmental Health Division
T-5427 Lennar Homes
City of
Department of Public Utilities
Solid Waste Division
1325 E. EI Dorado Fresno, California 93706-2014
(559) 621-1452
www.fresno.gov
August 3, 2005
TO: Dave Braun,Planner III
Planning and Development Department
THROUGH: Robert Weakley, Chief of Operation
Department of Public Utilities, Solid Waste Division
FROM: Donna Leslie, Staff Assistant
Department of Public Utilities, Solid Waste Division
SUBJECT: TT 5427, Solid Waste Conditions of Approval
The Department of Public Utilities, Solid Waste Division, has completed a review of the Vesting'
Tentative Tract Map 5427 that 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 5427 will be serviced as Single Family Residential properties with Basic Container
- Service: .Propertyowners-will-.receive 3`coritairiers'to be used as follows:. 1"Gray container;
for solid waste, 1 Green container for green waste and 1 Blue container for recyclable
material.
• The owners, lessees or other tenants of the residential dwellings on service day, before
6:00 a.m., shall place their solid waste containers at the edge of the curb approximately
4 feet apart and not blocking any vehicle accesses in accordance with the City of Fresno's
Solid Waste Management Division Standards.
Per Municipal Code, Section 9-404 Solid Waste Disposal Regulations, Section C,10.
No Solid Waste container nor residential rubbish shall be allowed to remain at the curbline
after 8:00 p.m. on the collection day.
r! ,
Page I of 2
Special Conditions:
• Project phasing - 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'. Turnaround shall be kept clear of all vehicles on the solid waste
service day.
• Details on Round-About.. Developer shall provide a turning template for a solid waste
vehicle that is 35' long, 10 1/2wide with a turning radius of 44'.
Covenant Requirement:
• There shall be no parking allowed in the cul-de-sac on the solid waste service day. The
following cul'-de-sacs shall be kept clear of all vehicles by 6:00 a.m.
Lots 98-102 on East Andrews Avenue
Lots 277 281 on East Andrews Avenue
Page 2 of 2
3:\Conditions of Anoroval TT5427.wod
D E P A R T M E N T O F P U B L I C W O R K S
TO: Dave Braun, Planner
Planning Division
FROM: Ann Lillie,Senior Engineering Technician (559.621.8690)
DATE: August 4, 2005
SUBJECT: Tentative Subdivision Map T-5427 (Located Northeast comer of East Sheilds and
North Armstrong Avenues)
The Department of Public Works has reviewed the Tentative Subdivision Map proposed by Cambridge
Homes,on engineering plans prepared by Ingles-Braun&Associates.dated June 6,2005. The Department
of Public Works offers the following comments regarding the Street Tree,Buffer/Parkway and Median Island
Landscape conditions.
GENERAL REQUIREMENTS
STREET TREES REQUIREMENTS
1. The subdivider is required to provide street trees on all public street frontages and the dedication
planting and buffer landscaping easements. Street trees shall be planted at the rate of one tree for
each 60'of street frontage. Tree planting shall be within a 10'Planting and Public Utility Easement.
Street trees shall be planted by the Developer. The subdivider is required to provide automatic drip
irrigation for all street trees. The irrigation system shall comply with FMC 12-306-23.
'Recommended tree species to be planted as follows:
STREET NAME STREET TREE SPECIES/COMMON NAME
North Armstrong Avenue Sapium sebiferum-Chinese Tallow
East Shields Avenue Fraxinus americana`Autumn Purple'-Autumn Purple Ash
North Temperance Nyssa sylvatica-Black Tupelo
2.- Street Tree Planting by Developer: For those lots having internal streevtree frontage available
for street tree planting, the_developer shall plant one tree for each 60of street frontage, or one tree
per lot having street frontage, whichever is greater.
a. Street tree inspection fees shall be collected for each 60'of public street frontage or one tree
per lot whichever is greater.
b. Street trees shall be planted in accordance with the City of Fresno,Department of Public
Works"Standard Specifications."
c. Landscape plans shall indicate street tree planting locations and species. Landscape plans shall
be reviewed and approved by the Department of Public Works,Engineering Services. A street
tree planting permit shall be required for all residential street tree planting.
d. Performance and payment securities,paid with final map,will be released when all
landscaping installed on public and/or city controlled property is in conformance with the
Specifications of the City of Fresno.
e. Upon acceptance of the required work,warranty security shall be furnished to or retained by
the city for guaranty and warranty of the work for a period of ninety days following acceptance.
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 ofPublic Works street construction plan set for the final map. These fees .
are applicable when the subdivider elects to maintain the buffer landscaping by annexing to the city's
Community Facilities District:
1. Landscaping shall comply with Landscape Buffer Development Standards approved by the City
Council on October 2, 1990. Landscape and irrigation plans shall comply with Sections 12-306-23
&24 and 14-121 of the Fresno Municipal Code regarding Water Efficient Landscaping and Buffer
landscaping.
2. Should the proposed landscape buffers and/or parkway strips be located next to an existing buffer
and/or parkway strip,the planting concept shall simulate the adjacent landscape design to present a
more uniform appearance on the street. Variances in the landscape concept will be acceptable,but
the design of the new landscape buffer and/or parkway strip shall strive to mimic the existing as much .
As possible.
3. Landscape plans shall indicate grades and show fencing or wall details. All fencing shall be
placed outside the landscape easement. Maximum slopes shall not exceed 4:1 with 1 foot of level
ground between.the slope and the back of the side walk and/or face of fence. Erosion control
measures shall be implemented on all slopes of 4:1, including the use of synthetic erosion control
netting in combination with ground cover species approved by the Department of Public
Works/Engineering Services.Division.
4. The water meter(s)serving the buffer landscaping shall be sized for the anticipated service flows.
5..No private flags,signs or identification`of any.kind shall be permitted in the right=of-way,within
the City-controlled easement or on the fence or wall facing the street.
6. Landscaping in the right-of-way and landscape setback adjacent to water well sites shall be the
responsibility of the City of Fresno Water Division and may not be included in the CFD.
MEDIAN ISLAND LANDSCAPE REQUIREMENTS
1. When median islands front onto the proposed development project, applicants shall be required to
submit plans showing the location and configuration of all median islands fronting the proposed
project for review and evaluation for median island landscaping requirements. Existing utilities,
including,but not limited to city water lines/service points,sanitary sewer,storm drains, electrical
lines,existing landscaping including trees,shrubs,ground cover beds,irrigation facilities,and other
miscellaneous landscape features shall also be clearly defined. If a new median is required by the
Traffic Division,the median island landscaping shall be applied as per FMC section 12-306-24. 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.
0UTL0TS
1. THE DEPARTMENT OF PUBLIC WORDS will not be responsible for the maintenance of any
outlots if they are not included into the CFD2. If the outlots are to be included into the CFD2, the
Department of Public Works will require approving landscape and irrigation plans prior to inclusion
into the CFD2.
BIKE PATH
1. All proposed Multipurpose Paths shall be constructed in accordance with city requirements and
standards. Cross-sections will be required with Street Plans and Landscaping Plans for review.
e. Upon acceptance of the required work,warranty security shall be furnished to or retained by
the city for guaranty and warranty of the work for a period of ninety days following acceptance.
BUFFER LANDSCAPING&MAINTENANCE REQUIREMENTS
1. The subdivider is required to provide long term maintenance for the landscape in the landscape
easements and rights-of-way. The subdivider may petition for annexation in the Community Facilities
District, or may form a Home Owner's Association. ...
2. Buffer Maintenance Through Annexation to the Community Facilities District. Landscape and
Irrigation plans are required and shall be submitted to the Department of Public Works for review and
approval prior to a Council approval of the final map. Plans shall be numbered to conform to and be
included in the Department of Public Works street construction plan set for the final map. These fees
are applicable when the subdivider elects to maintain the buffer landscaping by annexing to the city's
Community Facilities District.
1. Landscaping shall comply with Landscape Buffer Development Standards approved by the City
Council on October 2, 1990. Landscape and irrigation plans shall comply with Sections 12-306-23
&24 and 14-121 of the Fresno Municipal Code regarding Water Efficient Landscaping and Buffer
landscaping.
2. Should the proposed landscape buffers and/or parkway strips be located next to an existing buffer .
and/or parkway strip,the planting concept shall simulate the adjacent landscape design to present a
more uniform appearance on the street. Variances in the landscape concept will be acceptable,but
the design of the new landscape buffer and/or parkway strip shall strive to mimic the existing as much
as possible.
3. Landscape plans shall indicate grades and show fencing or wall details. All fencing shall be
placed outside the landscape easement. Maximum slopes shall not exceed 4:1 with 1 foot of level
ground between the slope and the back of the side walk and/or face of fence. Erosion control
measures shall be implemented on all slopes of 4:1, including the use of synthetic erosion control
netting in combination with ground cover species approved by the Department of Public
Works/Engineering Services Division.,
4. The water meter(s)serving the buffer landscaping shall be sized for the anticipated service flows.
5:-No private flags,signs oridentification 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.
0UTL0TS
1. THE DEPARTMENT OF PUBLIC WORKS will not be responsible for the maintenance of any
outlots if they are not included into the CFD2. If the outlots are to be included into the CFD2, the
Department of Public Works will require approving landscape and irrigation plans prior to inclusion
into the CFD2.
BIKE PATH
1. All proposed Multipurpose Paths shall be constructed in accordance with city requirements and
standards. Cross-sections will be required with Street Plans and Landscaping Plans for review.
City of
\Ili
PUBLIC WORKS DEPARTMENT
DATE: November 30, 2005
TO: DAVID BRAUN, Planner III
Planning and Development Department
FROM: JOE PAFF, Senior Engineering Technician
Public Works Department
SUBJECT: CONDITIONS FOR VESTING TENTATIVE TRACT 5427 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(eublic Works
Department within the street easements (including medians)and the landscape easements
along the property lines that side or back-onto N. Armstrong, N. Temperance, E. Shields
Avenues and Streets "A"and "B".
■ Maintenance of all Landscaping, Irrigation systems and park amenities as approved by the
Public Works Department within Outlot A.
■ Maintenance of Sidewalks as approved by the Public Works Department within the street
easements and the landscape easements along the property lines border N. Armstrong, N.
Temperance and E. Shields Avenues.
■ Maintenance of all local Street: Landscaping, Pavement, Curbs, Gutters, Sidewalks, Inlets,
Hydrant, 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.
■ Maintenance and operating costs of police, fire, traffic control and recreation services as
established by the Council of the City of Fresno.
2. Proceedings to place the Final Map into a CFD may not commence until the territory has been 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. This shall include a Street Tree Location
and Street Tree Species (by street) map. Landscaping plans shall contain actual tree and plant counts by
species and include the areas (in square feet)of turf, shrubs and trees, and sidewalks or other paved areas
within all landscaped areas.
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.
c:PW File No. 10770 File:\word\cfd2\ttmapreview\tt5427 conditions
Any change affecting the Items in these conditions requires revision of this letter of conditions.
If you have any questions, please call me at 621-8695 -
REPORT TO THE PLANNING COMMISSION
juAGENDA ITEM NO.
rn�-�.c
COMMISSION MEETING
December 7, 2005
APPROVED BY
FROM: STAFF, Planning Division
Planning and Development De artm nt oEPaRrMErvro
SUBJECT: CONSIDERATION OF REZONE APPLICATION NO. R-04-92, VESTING
TENTATIVE TRACT MAP NO. 5427/UGM, AND ENVIRONMENTAL FINDING
FOR ENVIRONMENTAL ASSESSMENT NO. R-04-92/T-5427
MODIFICATIONS TO CONDITIONS OF APPROVAL
Staff recommends the following modification to the conditions of approval of Vesting Tentative Tract Map
No. 5427/UGM:
1. Condition No. 113 is modified as follows:
In lieu. of Condition Nos. 111 and 112 above, the developer may dedicate a water supply and
treatment site for the installation of an above-ground three million gallon water storage and treatment
facility and shall design and construct said facilities. The site shall be of size and at a location .
acceptable to the Water Systems Manager for such purposes. The cost of acquiring the site and
constructing the facilities shall be reimbursed through progress payments.
RECOMMENDATION
Staff recommends approval of the following modification to the conditions of approval for Vesting Tentative
Tract Map No. 5427/UGM.
SAC:WMaster Files Tract Maps\R-04-92,T-5427-Amended Conditions
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"CINITV MAP PLANNING+& DEVELOPMENT
VESTING TENTATIVE TRACT MAP NO. 5427/UGM N DEPARTMENT
REZONE APPLICATION NO. R-04-092 A.P.N.: 310-020-245
From R-A/UGM to R-1/UGM �` ZONE MAP: 2157
Btwn Armstrong,Temperance, Dakota and Shields NOT TO VVS SCALE BY/DATE: J.S. / 7-07-05
City of
cd �e,�li, REPORT TO THE PLANNING COMMISSION AGENDA ITEM NO. vizi-C
COMMISSION MEETING 12-7-05
December 7, 2005
APPROVED BY .
FROM: STAFF, Planning Divi4ion , ,Planning and Developt DEPARTMENT `c
SUBJECT: CONSIDERATION OF REZONE APPLICATION NO. R-04-92, VESTING
TENTATIVE TRACT MAP NO. 5427/UGM, AND ENVIRONMENTAL FINDING
FOR ENVIRONMENTAL ASSESSMENT NO. R-04-92/T-5427
EXECUTIVE SUMMARY
Rezone Application No. 'R-04-92 proposes to change the zone district from the R-A/UGM (Residential
Agricultural/Urban Growth Management) zone district to the R-1/UGM (Single Family Residential/Urban
Growth Management) zone district for approximately 85 acres (net) of property located on the north side
of East Shields Avenue between North Armstrong and North Temperance Avenues. The applicant,
Cambridge Homes, has also filed Vesting Tentative Tract Map No. 5427/UGM proposing to subdivide
the subject property into a 345-lot (plus one outlot), single family residential subdivision at an overall
density of 4 units per acre. The applications would bring the subject property into conformance
with the 2025 Fresno General Plan and the McLane Community Plan. This rezone application and
subdivision map is supported by staff.
PROJECT INFORMATION
PROJECT A 345-lot (plus one outlot) single family residential subdivision on
approximately 85 acres (net) of property to be developed at an
overall density of 4 dwelling units per acre
APPLICANT Cambridge Homes (Engineer: Ingles-Braun and Associates
Engineering)
LOCATION North side of East Shields Avenue between North Armstrong and
North Temperance Avenues
(Council District 4, Councilmember Westerlund) ,
SITE SIZE 85 acres (net)
LAND USE Existing - Vacant
Proposed - Single Family Residential
ZONING. . Existing - R-A/UGM (Residential Agricultural/Urban Growth
Management) -
Proposed - R-1/UGM (Single Family Residential/Urban Growth
Management)
PLAN DESIGNATION The proposed R-1/UGM zone district and 345-lot single family
AND CONSISTENCY residential subdivision is consistent with the 2025 Fresno General
Plan and McLane Community Plan designation of the site for
medium density residential planned land uses, pursuant to Section
12-403-B of the Fresno Municipal Code.
ENVIRONMENTAL FINDING Finding of Conformity to the 2025 Fresno General Plan Master
Environmental Impact Report (MEIR) No. 10130 dated September
28, 2005
p
REPORT TO THE PLANNING COMMISSION
Rezone Application No. R-04-92
Vesting Tentative Tract Map No. 5427/UGM
December 7, 2005
Page 2
PLAN COMMITTEE No Committee for this area
RECOMMENDATION
STAFF RECOMMENDATION Recommend approval of rezone application and approve vesting
tentative tract map subject to compliance with the Conditions of
Approval for T-5427/UGM dated December 7, 2005
BORDERING PROPERTY INFORMATION
:.. Planned Land Use Existing Zoning Existing Land Use
North R-A/UGM (Residential Agricultural/vacant
Medium Density Residential Agricultural/Urban Growth
Management).
South Single Family Residential
Medium Low Density Residential R-1/UGM (Single Family
Residential/Urban Growth
Management)
East Medium Density Residential R-1/UGM (Single Family Vacant (Proposed single
Residential/Urban Growth family residential)
Management
R-A/UGM (Residential
Agricultural/Urban Growth
Management)
West Medium'Density Residential R-A/UGM (Residential Ezisting"and proposed single
Agricultural/Urban Growth family residential
Management)
R-1/UGM (Single Family
Residential/Urban Growth
Management
ENVIRONMENTAL FINDING
The initial study prepared for Environmental Assessment No. R-04-92/T-5427 considered potential
environmental impacts associated with the subject rezone application 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
REPORT TO THE PLANNING COMMISSION
Rezone Application No. R-04-92
Vesting Tentative Tract Map No. 5427/UGM
December 7, 2005
Page 3
September 28, 2005, which incorporates a MEIR Mitigation Monitoring Checklist. This environmental
finding was properly noticed with no comments filed within the 20-day review and comment period.
BACKGROUND /ANALYSIS
The applicant, Cambridge Homes, has filed Rezone Application No. R-04-92 and Vesting Tentative
Tract Map No. 5427/UGM for approximately 85 (net) acres of property located on the north side of East
Shields Avenue between North Temperance and North Armstrong Avenues. . The rezone application
proposes to reclassify the subject property from the R-A/UGM (Residential Agricultural/Urban Growth
Management) zone district to the R-1/UGM (Single Family Residential/Urban Growth Management)
zone district. Vesting Tentative Tract Map No. 5427/UGM proposes to subdivide the 85-acre site into a
345-lot single family residential subdivision at an overall density of 4 dwelling units per acre.
It is also noted that the subdivision proposes an open space area consisting of approximately 3.5 acres
which is located in the north central portion of the project.
On November 19, 2002, the City Council, through Resolution No. 2002-379, adopted the 2025 Fresno
General Plan which also adopted the McLane Community Plan. The McLane Community Plan
designates the subject property for medium (4.99-10.37 dwelling units per acre) density residential land
uses. The applicant wishes to pursue development of the subject property with 345 single family
homes. The requested R-1/UGM (Single Family Residential/Urban Growth Management) zone district
is considered consistent with the planned land uses contingent upon the development of the property in
accordance with Vesting Tentative Tract Map No. 5427/UGM. Furthermore, the proposed development
with a density of 4 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 McLane Community
Plan as provided by Section 12-403-13-2 of the Fresno Municipal Code (FMC).
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 witl :the it plernentation of-the:UGM.service delivery requirements':'
an ~environmental impact mitigation-measures. The nearest'presently available water°service line- is
located in North Armstrong Avenue at East Shields Avenue.
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
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
REPORT TO THE PLANNING COMMISSION
Rezone Application No. R-04-92
Vesting Tentative Tract Map No. 5427/UGM
December 7, 2005
Page 4
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 Shields Avenue east of North
Fowler Avenue.
Circulation Element Plan Policies and Major Street System Traffic Capacity
The 2025 Fresno General Plan designates North Armstrong Avenue as a collector street, which typically
requires a 94-foot right-of-way width, East Shields Avenue is designated as an arterial street which,
typically requires a 110-foot right-of-way and North Temperance Avenue is an expressway street, which
typically requires a minimum 124-foot right-of-way. The applicant will be required to dedicate and
construct improvements on North Armstrong, East Shields and North Temperance Avenues. Other
improvements include the construction of curb, gutter,sidewalk, and transition paving within the limits of
the tract; construction of an underground street lighting system; and relinquishment of access rights to
North Temperance, North Armstrong and East Shields Avenues for all residential lots adjacent to these
major street frontages. The subdivision map also proposes a local collector street running in a north-
south direction in the center of the project and the relinquishment of access rights for all residential lots
adjacent to this street. These street improvements are outlined in more detail in the Vesting Tentative
Tract Map No. 5427/UGM Conditions of Approval dated December 7, 2005.
A Traffic Impact Study (TIS) was prepared for the proposed project by Peters Engineering Group dated
February 1, 2005. The proposed development of a 345-lot single family residential subdivision on the
85-acre project site can be expected to generate an average of 3,298 vehicle trips per day (VTD), which
includes 259 a.m. and 349 p.m. peak hour trips.
The traffic study analyzed the intersections of East Dakota and North Armstrong Avenues, East Shields
and North Armstrong .Avenues, East Dakota and North Temperance Avenues and East Shields and
North Temperance Avenues: The study also analyzed NorthrArmstrongAvenue betweenEast Shields
_ _ _..:
and East.Dakota Avenues and East Dakota Avenue between North Armstrong and North Temperance
Avenues. In addition, the study analyzed the project's impact on the State Route 180 Interchanges with
Temperance Avenue and Fowler Avenue.
An important goal is to maintain acceptable levels of service along the highway and street network. To
accomplish this, local agencies adopt minimum levels of service (LOS) in an attempt to control
congestion that may result as new development occurs. Caltrans' minimum LOS is C except where
prohibitive, according to information specified in Caltrans' A Guide For Traffic Impact Studies. The City
of Fresno's minimum LOS design standard is LOS D. Traffic impacts are considered to occur whenever
the LOS exceeds D on the City street system, or C on the State highway system
The results of the study determined that all intersections that were analyzed are operating at acceptable
levels of service at this time, with the exception of the westbound approach to the intersection of Shields
and Temperance Avenues which is currently operating at a LOS E during the a.m. peak hour. In
addition, the study projected that all intersections and road segments will continue to operate at an
acceptable level of service in the year 2025, with the eventual signalization and widening of the
intersections to City standards.
REPORT TO THE PLANNING COMMISSION
Rezone Application No. R-04=92 .
Vesting Tentative Tract Map No.5427/UGM'
December 7, 2005
Page 5
The study indicated that the intersection of Shields and Temperance Avenues should be widened to
provide at least one left turn lane and one through lane on each approach with construction of the
project. This intersection is required to be signalized as a condition of approval.
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 development of the proposed residences will result in additional vehicle trips during
the peak hour traffic periods which will impact the State Route (SR) 180 interchange at North Fowler
and North Temperance Avenues. Caltrans recommended that a traffic impact study be prepared "in
order to assess the project-related impacts to the State Highway System and the pro-rata share towards
area-wide circulation improvements." Based on the results of the study, Caltrans acknowledged in the
attached letter dated July 12, 2005 that this project would have a modest impact on the above
interchanges.
Subdivision Design/Streets and Access Points
This subdivision is proposed to have one access point to North Armstrong Avenue and one access point
to East Shields Avenue. Since North Temperance Avenue is an expressway street, access to
Temperance Avenue from this, subdivision is not permitted. The Public Works Department,
Transportation Planning_Section_has reviewed;.the rezone application :and tentative tract map Public
-.'"Works staff has determined that th"e "streets adiacent 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'North Armstrong, East Shields and North Temperance Avenues to their ultimate
planned width.
LandscapingMalls
Given that the proposed subdivision abuts planned collector and expressway streets, the developer will
be required to install 15 feet of landscaping along East Shields (arterial) and 10-feet of landscaping
along North Armstrong Avenue (collector). 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.
The proposed subdivision abuts a planned expressway street (Temperance Avenue). In order to meet
the Expressway Area (EA) zone district standards, the developer will be required to install 26 feet of
.landscaping along North Temperance Avenue. The 26-foot landscape strip will be combined with 10
feet of property within the public right-of-way between the property line and the curb to accommodate
the required multi-purpose trail along Temperance Avenue. In addition, the applicant will be required to
install a solid wall at the rear of the required landscape setback, which will mitigate the adverse effect of
REPORT TO THE PLANNING COMMISSION
Rezone Application No. R-04-92
Vesting Tentative Tract Map No. 5427/UGM
December 7, 2005
Page 6
noise generated by vehicles traveling on the adjacent major street. The wall along Temperance Avenue
shall be designed in accordance with the acoustical analysis prepared by Brown-Buntin and Associates,
Inc. dated April 26, 2005, which addresses the noise impacts resulting from vehicle traffic on
Temperance Avenue in this area.
Lot Dimensions
The R-1/UGM zone district requires minimum lot sizes of 6,000 square feet for lots in the subdivision.
All of the lots in the subdivision exceed the minimum lot size requirement. In addition, all lots meet or
exceed the minimum lot width (60 feet) and depth (100 feet) as required by the R-1 zone district.
The subdivision map, based on the required findings for approval and subject to the recommended
conditions of approval, and the standards and policies of the 2025 Fresno General Plan and McLane
Community Plan, complies with applicable zoning, subdivision, and UGM requirements. Therefore, staff
recommends approval.
Tentative Tract Map Findings
The Subdivision Map Act (California Government Code Section 66400 et. seq.) requires that a proposed
subdivision not be approved unless the map, together with its design and improvements, is found to be
consistent with the General Plan and any applicable specific plan (Finding No. 1 below).
State law further provides that the proposed subdivision map be denied if any one of the Finding
Nos. 2 5 below is made in the negative. In addition, State law requires that a subdivision be found to
provide for future passive and natural heating or cooling opportunities in the subdivision development
(Finding No. 6 below).
1. The proposed subdivision map, together with its design and improvements, is consistent_with the
_.
City's: 2925 General Plan (there is. not an=applicable:speciflc.- lan),.;because,-the 2035 -Fresno
General-Plan and-the McLane,Community Plan`designates'the site for medium density-,=residential <.
land uses and the project design meets the density and zoning ordinance criteria-for development in
this plan designation pursuant to Section 12-403-B-2 of the Fresno Municipal Code.
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.
REPORT TO THE PLANNING COMMISSION
Rezone Application No. R-04-92
Vesting Tentative Tract Map No. 5427/UGM
December 7, 2005
Page 7
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.
Action by the Planning Commission regarding the rezone application will be a recommendation to the
City Council. Planning Commission action on the proposed tentative tract map, unless appealed to the
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-04-92/T-5427 dated September 28, 2005, that the project proposal conforms to the provisions
of the 2025 Fresno General Plan Master Environmental Impact Report (MEIR No. 10130).
2. RECOMMEND APPROVAL to the City Council of Rezone Application No. R-04-92 which proposes
to rezone the project site from the R-A/UGM (Residential 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=5427/UGM subject to compliance v4ith the Conditions of'"
Approval dated December 7, 2005.
KACommon\Master Files-2005VREZONE\R-04-92,T-5427\R-04-92,T-5427 PC Rpt 12-7-05.doc
Attachments: Vicinity Map
Aerial Photo'
Vesting Tentative Tract Map No.- 5427/UGM dated July 6, 2005
Conditions of Approval for T-5427/UGM dated December 7, 2005, including letters from
the Fresno Irrigation District(07/11/05), Fresno Metropolitan Flood Control District
(08/04/05), San Joaquin Valley Air Pollution Control District (07/21/05), Clovis Unified
School District (07/21/05), Fresno County Community Health (07/14/05), Solid Waste
Division (08/03/05), Public Works Department(08/04/05 and 11/30/05).
Letter from Caltrans dated July 12, 2005
Environmental Assessment No. R-04-92/T-5427,Finding of Conformity to the 2025
Fresno General Plan Master Environmental Impact Report (MEIR No. 10130) dated
September 28, 2005
Street Name Review
TM-5427 7-21-05
Street Name Status Required Change
East Dakota Avenue Good
Street"B" Chane East Da on Avenue
Street"S" Chane East Da ton Avenue
Street "C" Chane East Fender Avenue
Street"M" Chane East Cortland Avenue
Street"L" Chane East Fountain Way .
East Andrews Avenue Good
East Shields Avenue Good
North Armstrong Avenue Good
North Filbert Avenue Good
Street "E" Chane North Shelly Avenue
North Pear Wood Avenue Chane North Pearwood Avenue
Street"G" Chane new name(ref. rM5461
North Apricot Avenue Good
Street"A" Chane 'new name'
Street"N" Chane 'new name'
Street"R" Chane 'new name'
Street"O" Chane North McKelveyAvenue
Street"P" Chane North Dee Ann Avenue
Street "K" Chane North Arroyo Avenue
'blank'(fronting onto lots 241-255 and 317-327) Add North Arroyo Avenue
Street "Q" Chane North Clover Avenue
North Temperance Avenue Good
•i A.
OFFICES OF -
s C� c.
i
NOUNAO1�I �I►�TR� C�
PHONE(559)233-7161
FAX(559)233-8227
" -�- 2907 SOUTH MAPLE AVENUE
FRESNO,CALIFORNIA 93725-2218
Your Most Valuable Resource-Water -
July 11, 2005
J U t 1 3
Mr. Dave Braun
City of Fresno ,�-
Development Department
Planning Division
2600 Fresno Street, Room 3043
Fresno, CA 93721-3604
RE: VTTM No. 5427 & RA No. R-04-92-FID's Gow No. 99 Canal, Armstrong No. 389 (Pvt)
Dear Mr.Braun:
FID's comments and requests are as follows:
1, FID's Gow No. 99 canal traverses the south side of Shields Avenue as shown on the
enclosed map. The Gow is being replaced and relocated as part of another development
and does not appear to be affected by the subject proposal.
2. A private pipeline known as the Armstrong No. 389 traverses the west side of Armstrong
Avenue as shown on the enclosed map. This is an active pipeline and will need to remain
in service.
Thank you for submitting this for our review. Please feel free to contact me with any questions
or concerns at 233-7'16'1 extension 317 or bjoluisont'tzfiesnoirrig_aticn.com.
Sincerely,
Bret Johnson
Engineering Technician I
Agencies\City\TM5427 R-04-92
BOARD OF President. JACOB ANDRESEN, Vice—President JEFFERY G. BOSWELL
DIRECTORS JEFF NEELY,EDDIE NIEDERFRANK,STEVEN G.BALLS, General Manager GARY SERRATO
STATE OF CALIFORNIA—BUSINESS.TRANSPORTATION AND HOUSING AGENCY ARNOLD SCHWARZENEGGER Govemor
DEPARTMENT OF TRANSPORTATION -
1352 WEST OLIVE AVENUE
P.O.BOX 12616
FRESNO,CA 93778-2616
-HONE (559)445-6666 Flexyourpower!
4X (559)488-4083 Be energy efficient!
ITY (559)488-4066
FE) ;
July 12, 2005
J U L 1 8 200
Rr?nnin= ' Di1llSlr�1
+ v ,c�}�fil��ir �t�f�z;Z,�I��i. 2131-IGR/CEQA
CI Or: ������lc�: 6-FRE-180-64.9+/-
R-04092 & T-5427
LENNAR FRESNO
Mr. Dave Braun
City of Fresno Development Department
2600 Fresno Street -
Fresno, CA 93721
Dear Mr. Braun:
We have:completed our review of the rezone and map for the 63 1-lot single-family
residential development located at the northeast corner of Shields and Armstrong Avenues.
Caltrans has the following comments:
Caltrans has determined that trips generated from this development will impact the State
Route (SR) 180. interchanges at Fowler and Temperance Avenues. The TIS did not
conduct an operational analysis of the two interchanges; however, the study did provide a
select zone trace of the project's trips to these two locations. The trace indicated that the
development would.likely have a modest impact to State facilities. However, the City
should be aware that continued land use changes have the potential to create cumulatively
significant impacts to both transportation and air quality. As cumulative impacts to these
resources were not addressed in the General Plan Update Master EIR, the City should
consider a mechanism for evaluating and mitigating for these impacts.
The City should consider a transit alternative for this project. The project is of sufficient
size to support transit, and early planning could make such an alternative feasible.
Caltrans recommends that this project be routed to Fresno Area Express (FAX) staff for
their review and comment. Please see Attachment Number afor.other recommended;
transportation alternatives:
We request that this letter be made a part of the permanent record for this project and that
a.copy of our letter be included in the staff reports for both the City Council and the
k
"Caltrans improves mobility across California"
Mr. Dave Braun
July 12, 2005
Page 2
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 6
Enclosure
C: Mr. John Rowland, P.E., Peters Engineering
Ms. Barbara Goodwin, Executive Director, Council of Fresno County Governments
"Caltrans improves mobility across California"
CO U
County of Fresno
Department of Community Health
Edward L. Moreno,M.D.,M.P.H., Interim Director
O� 185��
July 14, 2005 999999999
J U L 1 2005 PE 2602 07
Dave Braun P� t7n, ly .b�ir�t
l
Dev rjprra, �
t o au',.6►�
City of Fresno
Development Department CITY ,, .. ....
2600 Fresno Street
Fresno, CA 93721
Dear Mr. Braun:
PROJECT NUMBER: T-5427/R-04-92
PROJECT DESCRIPTION AND LOCATION: Proposes to rezone 158 acres on the
north side of Shields Avenue between Armstrong Avenue and Temperance Avenue
from R-A/UGM to R-1/UGM for a 345-lot single-family residential subdivision.
LIST THE SPECIFIC ADVERSE IMPACTS IN YOUR AREA OF EXPERTISE WHICH
MAY RESULT FROM APPROVAL OF THE PROPOSED PROJECT.
PLEASE LIST SPECIFIC MITIGATION MEASURES THAT YOU WOULD
RECOMMEND AS CONDITIONS OF PROJECT APPROVAL TO REDUCE ANY
SIGNIFICANT ADVERSE IMPACTS.
[ ] AN ENVIRONMENTAL IMPACT REPORT: The project has the potential to
result in sign ificant'adverse environmental impacts.
[X] A NEGATIVE DECLARATION: The project may have adverse impacts but
impacts can be mitigated without further study or are not serious enough to
warrant an Environmental Impact Report.
[ ] NEITHER OF THE ABOVE, INSUFFICIENT INFORMATION TO DRAW ANY
CONCLUSIONS: The following additional information should be provided:
Construction permits for the 345-lot residential subdivision should be subject to
assurance of sewer capacity of the Regional Wastewater Treatment Facility.
Concurrence should be obtained from the California Regional Water Quality Control
Board (RWQCB). For more information, contact staff at (559) 445-5116.
• Construction permits for the 345-lot residential subdivision should be subject to
assurance that the City of Fresno community water system has the capacity and
1221 Fulton Mall/P.O.Box 11867/Fresno,California 93775/(559)445-3357/FAX(559)445-3379
Equal Employment Opportunity•Affirmative Action•Disabled Employer
Dave Braun
T-5427/R-04092
July 14, 2005 :
Page 2
quality to serve this project. Concurrence should be obtained from the State
Department.of Health Services, Division of Drinking Water and Environmental
Management (DDWEM). For more information call(559) 447-3300.
The Fresno County Department of Community Health is concerned that abandoned
water wells are not being properly destroyed, particularly with respect to new
development projects. As city boundaries expand, community services are provided
to areas originally served only by individual domestic and agricultural wells.
Improper abandonment of such wells presents a significant risk of contaminating the
city's community water supply. For this reason, when development occurs, it is
extremely important to ensure the safe and proper. destruction of all abandoned
water wells.
Prior to destruction of any existing agricultural well(s), a sample of the upper most
fluid in the well column should. be sampled for lubricating oil. The presence of oil
staining around the well may indicate the use of lubricating oil to maintain the well
pump. Should lubricating oil be found in the well, the oil should be removed from the
well prior to placement of fill material for destruction. The "oily water" removed from
the well must be handled in accordance with federal, state and local government
requirements. Transportation of these materials on public roadways may require
special permits and licensure.
The Department of Community Health is available to provide consultation in
cooperation with your city in order to encourage the proper destruction of wells and
safeguard our water quality. City staff may contact Ed Yamamoto, Environmental
Health Specialist, Water Surveillance Program, at (559) 445-3357 for more
information.
• Appropriate measures should be incorporated into the project to minimize potentially
significant short-term localized noise impacts to noise sensitive receivers caused by
the operation of construction equipment. Construction specifications for the project
should require that all construction equipment be maintained according to the
manufacturers' specifications, and that noise generating construction equipment be
equipped with mufflers. In addition, consideration should be given to limiting noise-
generating construction activities to daytime hours as specified in your municipal
code.
• The conditions as described in the "Conclusions" section on pages six (6) and seven
(7) of the Acoustical Analysis should be accepted as mitigation measures for the
project. Without these measures the proposed noise sensitive receivers will be
subjected to a level of noise in excess of the City of Fresno Noise Element
standards.
Dave Braun
T-5427/R-04092
July 14, 2005
Page 3
• Although not specified in the "Conclusions and Recommendations" section, the
Acoustical Analysis clearly indicates that the recommended sound wall will not
mitigate noise impacts for two-story homes located in the first row of lots along
Temperance Avenue. It is recommended that two-story homes not be built on lots
292-311. If two-story house are proposed for these lots, a detailed acoustical
analysis should be required.
• The Acoustical Analysis submitted does not address traffic noise from Armstrong
Avenue.. The analysis should include noise monitoring and recommend mitigation
measures for houses along Armstrong Avenue.
REVIEWED BY:
Kathleen B yer, Environmental Health Specialist Ill
(559) 445-3357
kb
cc: Ed Yamamoto, Environmental Health Division
T-5427 Lennar Homes
N7' JUL-21-2005 4 51PM CLOVIS UNIT SCH, DIST NO.242 P.1
f J ,
CLOVIS
U N I F I E D
- July 21,2005
SCHOOL DISTRICT
Dave Brann,Planner III
1450 HUMDON AVENUE City of Fresno
a,oV1s,cA93611.0567 Planning&Development Department .
559-U7.9= 2600 Fresno Street,Third Floor
Fresno, CA 93721-3604
www.dovlsusd.kl Zcaus
SUBJECT: Tentative Tract No. 5427,Rezone No.R-04-92
Northeast comer of Armstrong and Shields
Dear Mr. Braun:
GOVEWMG BOARD
Sandra A.BeMel The purpose of this letter is to provide school district information relative to the
Brian D.Hegffvrd ,above-referenced applications and to comply with Business and Professions Code _
Calmly L.HovsePlan section 11010, subdivision (b)(11)(A) regarding the provision of school-related
wcha<d Lake-CPA
oral information to the subdivider/owner and the State Department of Real Estate.
S
Elizabeth J..Sanddoval
Jim Van Volklnburg,D.D.S. Project development will affect the District by generating students that will need to
Susan M.Walker.D.H.Sc.
be housed in District schools. Assuming that the project site could be developed with
345 single family units,the following comments can be made at this time:
1, The number of students generated by the project is estimated as follows: grades
K-6, 137 students; grades 7-8,36 students;grades 9-12, 57 students.
AOMKINISMAUON 2. Elementary School Information:
Torry Bradley.Ed.D_
supedrarendent (a) The subject land is presently within the attendance area of the elementary
Virginia It Boris,Ed.D.
aswaaeesuperrnrendenr school(grades K-6) listed below:
Daniel E.Kaiser,Ed.D.
Assodan:superintendent School Name: Freedom Elementary School
Wllllant G McGuire
Acaoda[esuperrntendmt Address: 2955 Gettysbi rg,'Clovis, CA 93611
Janet c Yong.Ed.D. Telephone: (559) 3274500
Asaodaresuperrnreadenr Capacity. 700
- Enrollment: 770(CBEDS Enrollment 2004-05 School Year)
(b) The District is plaauing to construct a new elementary school on the
Reagan Education Center site at the northwest corner of Ashlan and
Leonard Avenues. The new school is expected to be completed and open
for the 2006-07 school year. The project site will be within the attendance
area of the new school. In addition, the District is acquiring a new
elementary school site at the southeast comer of Dakota and Armstrong
Avenues. The construction of schools on these sites will allow the District
to keep pace with anticipated development activity in the southeast area
of the District.
1 JUL-21.2005 4:51PM CLOVIS UNIF SCH DIST NO.242 P.2
h.
Dave Braun
July 21, 2005
Page 2
(c) Because of rapid growth in the District and the District's Mans for
construction of new school facilities, it is possible that (1) adjustment of
school attendance areas could occur in the future such that students
residing in the project area may be required to attend an elementary
school other than Freedom, and (2) students residing in the project area
may attend more than one elementary school within the District during
their elementary school years.
3. Intermediate and High School Information:
(a) The project area is currently served by the following intermediate school
(grades 7-8)and high school(grades 9-12):
School Name: Reyburn Intermediate School
Address: 4300 N.DeWolf, Clovis, CA 93611
Telephone: (559)327-4500
Capacity 1,377
Enrollment: 1,472 (CBEDS Enrollment 2004-05 School Year)
School Name: Clovis East High School
Address: 4343 N.Leonard, Clovis, CA 93611
Telephone: (559) 327-4000
Capacity: 2,700
Enrollment: 2,555 (CBEDS.Enrollment 2004-05 School Year)
(b) The District will be locating an educational center in the portion of the
District south of the Gould Canal, which will include a high school, an
intermediate school and other facilities. The future construction of these_
facilities will allow- the District to keep pace with anticipated _
development activity in the southeast area of the District.
4. Bus transportation is currently provided for grades K-6 students residing further
than one mile from school and for grades 7-12 students residing further than
two and one-half miles from school. Transportation will be available for
students attending the above-identified elementary, intermediate and high
schools in accordance with District. standards in effect at the time of
enrollment.
5, The District currently levies a school facilities fee of$3.09 per square foot for
residential development. The fee is adjusted periodically in accordance with
law and may increase or decrease. New development on the subject property
will be subject to the fee in place at the time fee certificates are obtained.
JUL-21.2005 4:52PM CLOVIS UNIT SCH DIST NO-242 P.3
Dave Braun
July 21,2005
Page.3
The District hereby requests that the information in this letter be provided by the
owner/subdivider to all prospective purchasers of property within the project.
Thank you for the opportwity to comment on the project. Please contact me if you
have any questions regarding this letter.
Sincerely,
i
Bill McGuire
Associate Superintendent
Administrative Services
City of
DEPARTMENT OF PUBLIC UTILITIES
Date. July 18, 2005
Toc DAVE BRAUN, Planner III
Planning and Development Department, Current Planning
From: DO-LTG BECKER, Supervising Engineering Technician
Department of Public Utilities, Planning and Engineering
Subject: SANITARY SEWER AND WATER REQUIREMENTS FOR T-5427/UGM, R-04-92
General
Vesting Tentative Tract No. 5427/UGM and R-04-92,propose a 345-lot single-family residential
subdivision,.rezoning from.R-A/UGM to R-1/UGM on 158 acres located on the northeast comer of North
Armstrong:and East Shields Avenue.
Environmental Recommendations
A NEGATIVE DECLARATION MAY BE ISSUED: The project may have adverse impacts but impacts
can be mitigated without further study or are not serious enough to warrant an Environment Impact
Repo
Sanit ffll Sewer Service
The,City of Fresno currently does not own capacity in the Fowler Avenue Trunk Sewer line north of
Tulare Avenue,however, the City of Fresno has-negotiated a temporary exchange and interim use of
capacity awned-by.the City of Clovis in the-Fowler Avenue Trunk-Sewer. This exchange.of capacity is
conditioned upon Fresno replacing Clovis' capacity with capacity in future facilities agreeable to Clovis
and at a cost yet to be determined.
Whereas,the necessary and appropriate fees for future replacement of Clovis' Fowler Avenue Trunk
Sewer capacity have not been established and adopted by the City Council;the Developer in-lieu of
constructing separate sanitary sewer facilities that would otherwise be required of this project(to provide
for collection and conveyance of sanitary sewage discharged from the project to an approved point of
discharge to the Sewer System located south of Tulare Avenue) shall provide payment of an"Interim Fee
Surety'in the amount of$574 per living unit or living unit equivalent for the impending fees.
Said"Interim Fee Surety" may be deferred through a Fee Deferral Agreement to the issuance of a
building permit/occupancy. Following adoption of a fee established for replacement of Clovis' capacity
m. the Fowler Avenue Trunk Sewer by the City Council, "Interim Fee Sureties" provided by the
ry.:
Developer shall be applied to the established fee and any amounts in excess shall be refunded.
Sanitary Sewer Requirements
The nearest sanitary sewer main to serve the proposed project is a 24-inch main located in East Shields
Ave east of North Fowler Avenue. Sanitary sewer facilities will be available to provide service to the site
subject to the following requirements:
1. Extension of the existing 24-inch sanitary sewer main in East Shields Avenue to North Armstrong
Avenue.
2. Construct a 12-inch sanitary sewer main in North Armstrong Avenue, from East Shields Avenue
to 1,320 feet north of East Shields Avenue.
3. Construct a 10-inch sanitary sewer main in North Armstrong Avenue, from the 12-inch sanitary
sewer main north across the project frontage.
4. Construct a 24-inch sanitary sewer main in East Shields Avenue from North Armstrong Avenue to
1,500 feet east.
5. Construct anI8-inch sanitary sewer main in East Shields Avenue from the 24-inch sanitary sewer
main east to North Temperance Avenue:
6. Construct a 12-inch sanitary sewer main in North Temperance Avenue from East Shields Avenue
to 1,300 feet north.
7. Construct a 10-inch sanitary sewer main in North Temperance Avenue from the 12-inch sanitary
sewer main north across the project frontage.
8. Sanitary sewer mains shall be extended within the proposed tract to provide sewer service to each
lot created.
9. Separate sewer house branches shall be provided for each lot created.
10. Abandon all existing on-site private sanitary sewer-systems..__.
11 A Preliminary sewer design layout shall be prepared by the Developer's Engineer and submitted to
the Department of Public Utilities for review and conceptual approvals prior to submittal or
acceptance of the developers final map and engineered plan&profile improvement drawing for
City review.
12. Public sewer facilities shall be constructed in accordance with the Department of Public Works
standards, specifications, and policies.
13. Engineered improvement plans prepared by a Registered Civil Engineer shall be submitted for
Department of Public Utilities review and approvals for proposed additions to the City Sewer
System.
Sanitary Sewer Fees
The following Sewer Connection Charges are due and shall be paid for the Project:
1. Sewer Lateral Charge
2. Oversize Sewer Charge
3. Trunk Sewer Basin: Fowler
4. Wastewater Facilities Charge (Residential Only)
Water Requirements
The nearest water main to serve the proposed project is a 12-inch water main located in North Armstrong
Avenue. Water facilities are available to provide service to the site subject to the following requirements:
1. Construct a 16-inch water main(including installation of City fire hydrants) in East Shields
Avenue from North Armstrong Avenue east to North Temperance Avenue.
2. Construct a 16-inch water main(including installation of City fire hydrants)in North Temperance
Avenue from East Shields Avenue north
AC�sf -' E 'IeGTG ,c, -;'Al —5
3. Construct a 16-inch water main(including installation of City fire hydrants) in East Shields
Avenue from North.Armstrong Avenue east to North Temperance Avenue.
4. Water mains(including installation of City fire hydrants) shall be extended within the proposed
tract to provide water service to each lot created.
5. Separate water services with meter boxes shall be provided to each lot created.
6. Installation(s) of public fire.hydrant(s) is/are required in accordance with City Standards.
7:` Seal and abandon existing on-site well in compliance with the State of California Well-Standards,
Bulletin 74-90 or current revisions issued by California Department of Water Resources and City
of Fresno standards.
8. Construct a water supply well(g)on a site(s) dedicated to the City of Fresno. The well(s) shall be
capable of producing a total of 800 gallons per minute. Well sites shall be of a size and at a
location acceptable to the Water Systems Manager. The cost of acquiring the well site(s) and
construction of the well(s) shall be reimbursed from the.UGM Water Supply Well Service Area
Fund 501s, in accordance with established UGM policies.
9. Water well construction shall include wellhead treatment facilities, if required. The cost for
constructing wellhead treatment facilities shall be reimbursed from UGM Wellhead Treatment
Service Area Fund 501 s, in.accordance with established UGM policies.
10. Dedicate a water supply and treatment site for the installation of an above ground water storage
and treatment facility that will be installed and/or constructed by the City. The site shall be of a
size and at a location acceptable to the Water Systems Manager for such purposes. The cost of
acquiring the site shall be reimbursed from UGM Water Supply Well Service Area 501 s, in
accordance with established UGM policies.
11. 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.
12. All public water facilities shall be constructed in accordance with the Department of Public Works
standards, specifications, and policies.
13. Engineered improvement plans prepared by a Registered Civil Engineer are required for proposed
additions to the City Water System:
Water Fees
The following Water Connection Charges and fees shall be paid for the project:
1. Wet-tie(s), water service(s), and meter(s) installation(s)
2. UGM Water Supply Area: #501s
San Joaquin, Valley
Air Pollution.Control District
July 21, 2005 Reference No. C20050680
Dave Braun
City of Fresno
Planning & Development
2600 Fresno St., Third Floor
Fresno, CA 93721-3604
Subject: T-5427, R-04-92—APN 310-020-24s
Dear Mr. Braun,
The San Joaquin Valley Unified Air Pollution Control District(District) has reviewed the project referenced
above and offers the following comments:
The entire San Joaquin Valley Air Basin is classified non-attainment for ozone and fine particulate matter
(PM10). This project will contribute to the overall decline in air quality due to increased traffic and
ongoing operational emissions. This project may generate significant air emissions and it will reduce the
air quality in the.Sah,J.oaquin Valley. . The project will make it more,diffcult to meet mandated emission
reductions and air quality.. standards A` concerted effort should.be. made .to reduce project-related
emissions as outlined below:
Preliminary analysis indicated. that the potential emissions from this project exceed the District's
Thresholds of Significance for adverse air quality impacts. These thresholds are 10 tons per year for
either of the following two ozone precursor emissions: reactive organic gases (ROG) or oxides of nitrogen
(NOx). The District recommends the preparation of an Air Quality Impact Assessment (AQIA) and a
Traffic Impact Study to.determine impacts when projects are of this size, unless an analysis has been
accomplished for a recent previous approval such as a general plan amendment or zone change. Please
indicate to-the•District-if the:project has.been analyzed -and what the results%were from any previous
study.
The District recommends using the URBEMIS 2002 Version 8.7 program to calculate project area and
operational emissions and to identify mitigation measures that reduce impacts. URBEMIS can be
downloaded from www.urbemis.com or the South Coast Air Quality Management District's website at:
http://www.agmd.gov/cega/urbemis.html. If the analysis reveals that the emissions generated by this
project will exceed the District's thresholds, this project may significantly impact the ambient air quality if
not sufficiently mitigated. The project applicant or consultant is encouraged to consult with District staff
for assistance in determining appropriate methodology and model inputs. Questions regarding URBEMIS
should be directed to Jennifer Barba or Hector Guerra at (559)230-5800.
Based on the information provided, .the proposed project will be subject to the following District rules. The
following items are rules that have been adopted by the District to reduce emissions throughout the San
Joaquin Valley;and are required. Current District rules can be found at—
http://www.valleyair.org/rules/1 ruleslist.htm.
Reclulation 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
� f
Mr. Braun July 21, 2005
T-5427, R-04-92 Page 2
construction, road construction, bulk materials storage, landfill operations, etc. If a residential project
is 10.0 or more acres in area, a Dust Control Plan must be submitted as specified in Section 6.3.1 of
Rule 8021, If a residential site is 1.0 to less than 10.0 acres, an owner/operator must provide written
notification to the District at least 48 hours prior to his/her intent to begin any earthmoving activities
(see .section 6.4.1). A compliance assistance bulletin has been enclosed for the applicant. A
template of the District's Dust Control Plan is available at:
http://www.vaIleyair.org/busind/comply/PM 10/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, clean up and labeling requirements.
Rule 4641 (Cutback; Slow Cure, and Emulsified Asphalt, Paving and Maintenance Operations). If
asphalt paving will be used, then paving operations of this project will be subject to Rule 4641. This
rule applies to the manufacture and use of cutback asphalt, slow cure asphalt and emulsified asphalt
for paving and maintenance operations.
Rule 4901 (Wood Burning Fireplaces and Wood Burning Heaters) limits PM10 and PM2.5 emissions
from residential development. Construction plans for residential developments may be affected by .
section 5.3, specifically:
§5.3 Limitations on Wood Burning Fireplaces or Wood Burning Heaters in New Residential Developments.
Beginning January 1, 2004,
5.3.1 No person shall install a wood burning fireplace in a new residential development with a
density greater than two(2)dwelling units per acre.
-:.:5.3..2.-No.:person shall.install more than.two (2) EPA P.hase..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.orq. 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:
Mr. Braun July 21, 2005
T-5427, R-04-92 Page 3
,
• Trees should be carefully selected and located to protect the building(s) from energy consuming
environmental conditions, and to shade paved areas. Trees should be selected to shade paved
areas that.will shade 50% of the area within 15 years. Structural soil should be used under paved
areas to improve tree growth. A brochure has been included for the applicant.
For Structural Soil see http://www.hort.cornell.edu/uhi/outreach/csc/
For Tree Selection see http://www.ufei.org/
For Urban Forestry see http://www.coolcommunities.org http://wcufre.ucdavis.edu
http://www.lgc.org/bookstore/energy/downloads/siv tree guide]ines.pdf
• If transit service is available.to the project site, improvements should be made to encourage its use.
If transit service is not currently available,but is planned for the area in the future, easements should
be reserved to provide for future improvements such as bus turnouts, loading areas, route signs and
shade structures. Appropriations made to facilitate public or mass transit will help mitigate trips
generated by the project.
• Sidewalks and bikeways should be installed throughout as much of the project as possible 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.
Specifically: Mid-block paths should be installed to facilitate pedestrian movement through long
blocks (over 500' in length) and cul-de-sacs.
• As many energy conserving and emission reducing features as possible should be included in the
project. Energy conservation measures include both energy conservation through design and
operational energy conservation. Examples include (but are not limited to):
Increased energy efficiency-(above California Title 24 Requirements)
See http-..//wwW.energy.ca.gov/title24/.'
Energy efficient widows (double pane and/or Low-E)
- Use Low and No-VOC coatings and paints. See South Coast's site for No-VOC Coatings at
http://www.agmd.gov/business/brochures/zerovoc.html
High-albedo (reflecting) roofing material. See http://eetd.lbi.-gov/coolroof/
Cool Paving. See http://www.hart.edu/hart/Proiects/CoolHouston/ ,
http:!/eande.IbLgov/heatisland/
Radiant heat barrier. See http://www.eere.energy.gov/consumerinfo/refbriefs/bc7.html
Energy efficient lighting, appliances, heating and cooling systems.
See http://www.enerclystar.clov/ -
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
Mr. Braun July 21, 2005
T-5427, R-04-92 Page 4
-. 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 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, httb://www.sustainable.doe.gov/,
http://www.consumerenergvicenter.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
project area that further reduce air pollution in the valley. This could include providing an information
center for residents to coordinate carpooling. Check out the "Spare the Air' section of our website
www.vallevair.org
• The project should include as many clean alternative energy features as possible to promote energy
self-sufficiency. Examples include (but are not limited to): photovoltaic cells, solar thermal electricity
systems, small wind turbines, etc. Rebate and incentive programs are offered for alternative energy
equipment. More information can found at-
http://www.dsireusa.orq/, http://rredc.nrel.gov/, http://www.energy.ca.gov/renewables/.
• Construction activity mitigation measures include:
- Install sandbags or other erosion control measures to prevent silt runoff to public roadways from
sites with a slope greater than one percent
- Install wheel washers for all exiting trucks, or wash off all trucks and equipment leaving the site .
Install wind breaks at windward side(s)of construction areas
Suspend excavation and grading.activity when winds exceed 20 mph
Limit area_subiect to excavation, grading, and other construction activity at any one
i Limit the hours.of operation of heavy duty.equipment and/orthe 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.
- Off road trucks should be equipped with on-road engines when possible.
Minimize obstruction of traffic on adjacent roadways.'
• The applicant should use California Air Resources Board (CARB) certified alternative fueled engines
in construction equipment where practicable. Alternative fueled equipment may be powered by
Compressed Natural Gas (CNG), Propane (LPG), electric motors, or other CARB certified off-road
technologies. To find engines certified by the California Air Resources Board, see their certification
website http://www.arb.ca.gov/msproci/offroad/cerUcert.php. For more information on alternative fuel
engines, please call.Mr. Chris Acree, Air Quality Specialist, at(559)230-5829.
Mr. Braun July 21, 2005
T:5427,R-04-92 Page 5
• Construction equipment should have engines that meet the current off-road engine emission standard
(as certified by the California Air Resources Board), or be repowered with an engine that meets this
standard. Tier I and Tier 11 engines have significantly less NOx and PM emissions compared to
uncontrolled engines. To find engines certified by the California 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
District staff is available to meet with you and/or the applicant to further discuss the regulatory
requirements that are associated with this project..` If you have any questions or require further
information, please call me at 230-5835 or Mr. Hector R. Guerra, Senior Air Quality Planner, 230-5820
and provide the reference number at the top of this letter.
Sincerely,
Catherine Thao
Air Quality Student Intern
Central Region
Hector R. G a
Senior Air uality Planner
Central Region
Enclosures
c:file
City of
® \li
PUBLIC WORKS DEPARTMENT:
DATE: August 2, 2005
TO: Dave Braun, Planner III
Development Department, Planning Division
THROUGH: Scott Mozier, P.E., Traffic Engineering Manager � -
Public Works Department, Engineering Division
FROM: Louise Monroe, Supervising Engineering Technician
Public Works Department, Engineering Division, Traffic Planning Section
REZONE APPLICATION NO. R-04-092
OWNER (S): Patrick V. Ricchuiti Trustee ET AL
APN (S): 310-020-24s
FROM: R-A/UGM TO: R-1/UGM
LOCATION: Shields between Armstrong and Temperance
Comments/Concerns:
1. Trip Generation
a. Existing: 10 Vehicle Trips per Day (VTD)
b. Proposed: 3302 Vehicle Trips per Day (VTD)
AM Total Peak: 259 Trips
PM Total Peak: 349 Trips
2. Highway Capacity
a. Shields Avenue: Arterial
1. Existing Lanes: `:2 lanes. undivided -10,000 VTD
2., Year Counted: See Note Below
3. Projected Lanes: 4 lanes divided 32,000 VTD
b. Armstrong Avenue: Collector
1. Existing Lanes: 2 lanes undivided 10,000 VTD
2. Year Counted: See Note Below
3. Projected Lanes: 4 lanes undivided 24,000 VTD
c. Temperance Avenue: Arterial
1. Existing Lanes: 4 lanes undivided 24,000 VTD
2. Year Counted: See Note Below
3. Projected Lanes: 4 lanes divided 32,000 VTD
Note: The City of Fresno's current records are either out of date or not
existing at this location. In an effort to get a better understanding of traffic
impacts due to the development of this property at the requested zoning, the
Page 1 of 2
C:\Louise\REZONE\R-04-092 SHIELDS BTWN ARMSTRONG&TEMPERANCE.doc
owner/developer shall provide the City of Fresno's Traffic Planning Section
with a 24 hour volume count reportThe report shall show the actual "raw"
count taken on a Tuesday, Wednesday or Thursday. Holidays are to be
excluded. (Counts cannot be taken during any given week containing a
federal holiday.) Contact Public Works, Traffic Planning, at (559) 621-8600,
for additional information and Engineering Services at (559) 621-8690 for
Street Work Permit requirements.
3. Traffic Impact Study (TIS) required: Yes
If yes, the Developer/Owner should consult with the City of Fresno Traffic Engineering
Section for the scope Of the Traffic Impact Study (TIS). A trip trace for the proposed
project should be provided prior to consulting with the Traffic Engineering Section. ,The
TIS shall identify the mitigation measures, which would mitigate the project and/Or other
related projects'significant impacts to a level of insignificance.
Note: All projects that are projected to generate 100 or more peak hour trips (AM or PM) shall
prepare a Traffic Impact Study, as identified in the 2025 Fresno General Plan, Traffic Mitigation
Measure B-4, b.
Page 2of2
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City of
17 Fill
Department of Public Utilities
Solid Waste Division
1325 E. EI Dorado Fresno, California 93706-2014
(559) 621-1452
www.fresno.gov
August 3, 2005
TO: Dave Braun, Planner III
Planning.and Development Department
THROUGH: Robert Weakley, Chief of Operation
Department of Public Utilities, Solid Waste Division
FROM: Donna Leslie, Staff Assistant
Department of Public Utilities, Solid Waste Division
SUBJECT: TT 5427, Solid Waste Conditions of Approval
The Department of Public Utilities, Solid Waste Division, has completed a review of the Vesting
Tentative Tract Map 5427 that 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 5427 will be serviced as Single Family Residential properties with Basic Container
Service. Property owners will receive-3"containers.to-be used as f6lloWs: 1 Gray container
for solid waste, 1 Green container for green waste and 1 Blue container for recyclable
material.
• The owners, lessees or other tenants of the residential dwellings on service day, before
6:00 a.m., shall place their solid waste containers at the edge of the curb approximately
4 feet apart and not blocking any vehicle accesses in accordance with the City of Fresno's
Solid Waste Management Division Standards.
• Per Municipal Code, Section 9-404 Solid Waste Disposal Regulations, Section C,10.
No Solid Waste container nor residential rubbish shall be allowed to remain at the curbline
after 8:00 p.m. on the collection day.
Page 1 of 2
Special Conditions:
Project phasing- 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'. Turnaround shall be kept clear of all vehicles on the solid waste
service day.
• Details on Round-About. Developer shall provide a turning template for a solid waste
vehicle that is 35' long, 10 %2 wide with a turning radius of 44'.
Covenant Requirement:
• There shall be no parking allowed in the cul-de-sac on the solid waste service day. The
following cul-de-sacs shall be kept clear of all vehicles by 6:00 a.m.
Lots 98-102 on East Andrews Avenue
Lots 277 -281 on East Andrews Avenue
Page 2 of 2
„X
J:\Conditions of Approval_TT5427.wpd
City of
DATE: August 4, 2005
TO: Dave Braun; Planner III
Development Department, Planning Division
THROUGH: Scott Mozier, P.E., Traffic Engineering Manager
Public Works Department, Engineering Division
FROM: Louise Monroe, Traffic Planning Supervisor
Public Works Department, Engineering Divisio
SUBJECT: TT 5427, Public Works Conditions of Approval
(Shields: between Armstrong and Temperance)
The Public Works Department, Traffic Planning Section, has completed its review and the following
requirements are to be placed on this tentative 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'-55' of property, from section line,for public street purposes within the limits of this
subdivision to meet the current City of Fresno Collector Standards.
2. Construct concrete curb, gutter and sidewalk to Public Works Standard P-5. The sidewalk pattern
shall be constructed to a 10' residential pattern.
3. Construct an 80' bus bay curb and gutter at the northeast corner of Armstrong and Shields 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 Armstrong Avenue from all lots within this subdivision.
Page 1 of
C:\Louise\TRACT MAPS\T-5427 SHIELDS BTWN ARMSTRONG AND TEMPERANCE.doc
Shields Avenue: Arterial
1.. Dedicate 55'- 57' (Shields/Armstrong) and 55'- 62' (Shields/Temperance to provide for dual left
turns) of property, from section line, for public street purposes within the limits of this subdivision
to meet the City of Fresno's Arterial Standards.
2. Construct concrete curb and gutter and sidewalk to Public Works Standard P-5. Construct
sidewalk to a 10' residential pattern.
3. Construct 20' of permanent paving within the limits of this subdivision.
4. Construct an 80' bus bay curb and gutter at the northwest corner of Shields and Temperance to
Public Works Standard P-73, complete with a 10' monolithic sidewalk.
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-7 for Arterial
Streets.
6. Relinquish direct vehicular access rights to Shields Avenue from all lots within this subdivision.
Temperance Avenue: 4-Lane Expressway (Dual.Left Turns)
1. Dedicate 30'-38' of property, from section line, for public street purposes, within the limits of this
subdivision, to meet the modified City of Fresno Expressway Standards
2. Construct concrete curb and gutter to Public Works Standard P-5. The parkway shall be
constructed to a 10' pattern:
3. Bike. Pedestrian and Equestrian Trail: Dedicate a 36' (minimum) easement for Bike and
Pedestrian purposes only. (Additional right of way may be required for drainage purposes.)This
Department does not support the equestrian component of the trail due to health and safety
issues. Construct a Bike and Pedestrian trail/path, complete with lighting, signing, striping and
landscaping, per the 2025 Fresno General Plan, Multi-Purpose Trails Plan Map and Public Works
Standards P-59 and P-60. Identify route on the map and provide a cross section 7 days rior to
the Planning Commission hearing. Construct an expressway barrier fence within the limits of this
subdivision, per Public Works Standard P-74 and P-75. Submit engineered construction plans to
Public Works. Submit lighting, signing and striping plan to Traffic Engineering for approval.
Submit grading, landscape and irrigation plans to Engineering Services. An additional
dedication is required for the equestrian portion, if required. Contact Planning and
Development. ------ ------
4. Construct 20' of permanent paving within the limits ofthis tract and transition paving as
necessary.
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-10 for
Expressways.
6. Relinquish direct vehicular access rights to Temperance Avenue from all lots within this
subdivision.
Interior Streets:
Design and construct all curb, gutter, sidewalk, (both sides), easements, permanent paving, cul-de-sacs,
and underground street lighting systems on all interior local streets to Public Works Standards. Sidewalk
patterns shall comply with Public Works Standards for 50' and 54' and 60' streets.
Any temporary dead-end streets created by this subdivision shall be properly barricaded in accordance
with the Pubic Works Standard P-44.
Page 2 of
C:\Louise\TRACT MAPS\T-5427 SHIELDS BTWN ARMSTRONG AND TEMPERANCE.doc
u,
Specific Mitigation Requirements:
1. This tract will generate 259 a.m./349 p.m. peak hour trips, therefore, a Traffic Impact Study (TIS)
is required and has been submitted. Comply with the mitigation measure requirements of the
Traffic Engineering Manager in the attached letter dated 8/4/05:
2. Relinquish direct vehicular access rights to
a. the north property line of lot 127.
b. the south property line of lot 129:
3. The intersection of Shields/Street"A" shall be designed with.a full median opening to allow for left
turns-in and left turns-out.
4. The first order of work shall include a minimum of two points of vehicular access to the major
streets for any phase of this development.
5. Revise the tentative map to depict T-5370 correctly and provide an east west opening
(approximately through lot 128) a minimum of 160' from the centerline of East Fountain Way.
Provide the required corner cut dedications.
6. Dedicate 62' of property and.provide medians, for traffic calming purposes, at the following
entrances: (7' residential pattern -20' travel lane-.8' median - 20' travel lane-7' residential pattern)
a. Armstrong and Lot.128.
• 7. Construct traffic circles for traffic calming purposes at the following locations:
a. North Arroyo Avenue and Street"S
b. East Fountain Way and North Arroyo Avenue
8. Dedicate 68' of property and provide medians, for traffic calming purposes, at the following
entrances: (10' residential pattern-20' travel lane-8' median - 20' travel lane-10' residential
pattern)
a. Armstrong and East Dayton Avenue.
b. East Fountain Way and Street"A".
C. North Arroyo Avenue and Street"A".
9.. Irrigation /Canal Requirements: The developer shall enter into an agreement with the.Fresno
Irrigation District providing for piping the canal(s) and submit an executed copy of the agreement
or commitment letter from FID to the Planning and Development Department. All piping shall be
located outside of the proposed street right of way. Any piping across city streets shall be rubber
gasketed reinforced concrete pipe (RGRCP) constructed perpendicular to the street. Submit
engineered plans to Pubic Works Department, Engineering Division for review and approval.
_. 10 Full:.offsite,improvements.adjacent to the._remainder and Street".A" shall be required_for_public___:..____
health,and-safety and the orderly developMent_of the'surro- nding area. Reference -.he,: -
Subdivision Map Act", Chapter 1, Section 66424.6.
11. The location for the proposed traffic circle at Dayton and Street "A" is conceptually approved.
Additional right of way may be needed. Provide complete design parameters to Traffic
Engineering for approval 7 days prior to the Planning Commission Meeting. No parking or
access will be allowed at this location.
12. The proposed right of way at the entrances at Shields/Street "A:, Dakota/Street"A" and
Armstrong/Dayton do not conform to Public Works Standards. Provide details to Traffic
Engineering for approval, 7-daysrp for to the Planning Commission Meeting. Maintain a 30'
visibility triangle.
13. The minimum radius for local streets is 250'. Redesign map as needed.
14. Armstrong Avenue: Non UGM:
Design and construct a Major Street Bridge at the intersection of Armstrong and Mill No. 36
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
Page 3of5,4
C:\Louise\TRACT MAPS\T-5427 SHIELDS BTWN ARMSTRONG AND TEMPERANCE.doc
of the bridge construction shall occur-;prior to close out of this subdivision or at such time that the City
Engineer deems necessary,whichever is earlier.
r '
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 turn lanes, at all major
intersections, within the limits of this subdivision. 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.
2. Install a signal pole with a 150-watt safety light to Public Works Standards at the northeast corner
of Armstrong/Shields.
Shields Avenue:Arterial
1. Dedicate and construct (2) 17' center section travel lanes and a raised concrete median island
with 250' left turn pockets at all major intersections, within the limits of this subdivision from
Armstrong to Temperance. Details of said street shall be depicted on the approved tentative tract
map. Dedication shall be sufficient to accommodate arterial standard and any other grading or
transitions as necessary based on a 55 MPH design speed.
2. Install a signal pole with a 150-watt safety light to Public Works Standards at the northwest corner
of Shields/Temperance.
Temperance Avenue: Expressway
1. Dedicate and construct (2) 17' center section travel lanes and a raised concrete median island
with 250' left turn pockets at all major intersections within the limits of this subdivision. Dedication
shall be sufficient to accommodate additional paving and any other grading or transitions as
necessary based on a 55 MPH design speed:
2. Design and construct a Major Street Bridge at the intersection of
.a.,. Temperance and the.Mill_No. 36 Ca,naL_:
b. Temperance.and the Gould:-No..97.-Canal. (No. 69)
Public Works will apply this requirement to a minimum of4 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 prior to close out of this subdivision or at such time that the
City Engineer deems necessary, whichever is earlier.
3. Signalize the intersection of Temperance and Shields, complete with actuation, signal pre-
emption and left turn phasing.
4. Dedicate sufficient right-of-way and construct additional paving for southbound to northbound U-
turns at Temperance and Shields. See Exhibit "B".
Page 4of4
"- C:\Louise\TRACT MAPS\T-5427 SHIELDS BTWN ARMSTRONG AND TEMPERANCE.doc
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City Hall 559-621-8800 Public Works Department
2600 Fresno Street,Rm.4064 David Healey,Director
Fresno,CA 93721-3623
www.fresno.gov
August 4, 2005
Peters Engineering.Group
John Rowland
55 Shaw Avenue, Suite 220
Clovis, CA 93612
SUBJECT: RESPONSE TO TRAFFIC IMPACT STUDY(TIS) FOR T5427 LOCATED AT THE NORTHEAST
CORNER OF ARMSTRONG AND SHIELDS AVENUE
We reviewed the Traffic Impact Study (TIS)for the proposed subdivision with 631 single-family residential units.
Based on the ITE Trip Generation manual, this project will generate 6,040 daily trips, 474 AM and 638 PM peak
hour trips.
The City has the following comments to the traffic impact study:
As a mitigation measure; this project shall:
1. In the 2025 conditions, Temperance Avenue is programmed for dual lefts for the following
intersections:
a. Shields Avenue
The traffic impact study shall revise the Synchro analysis for said intersections with dual left-turns
in the north and southbound directions. Revise the LOS in Table 5 in an addendum to this study.
2. As a condition of the tentative tract map, the Owner/Developer shall signalize the intersection of
Temperance and Shields Avenue. Said signals shall be placed at its ultimate location based on
the 2025 General Plan Circulation Element. Eligible work at this intersection can be credited
against the required Traffic Signal Mitigation Impact Fee (TSMI fee) in item number 3 below..This
proposed construction of this signal shall include, but not limited to the following:
a. The intersection shall be signalized to City of Fresno Standards complete with actuation,
left turn phasing, and signal pre-emption
3. This project shall pay its Traffic Signal Mitigation Impact Fee (TSMI Fee)at the time of building
- permit-based ori the-trip generation-rates)as Set'forth-in the-latest edition of the ITE Generation
Manual. The flee amount is 631 (units)x 414.69-(fee rate as shown in the Master Fee Schedule)—
$261,669.00
4. This subdivision shall comply with the conditions of approval set forth in tentative tract 5427.
If you have any further questions regarding this matter, please contact David Padilla at (559)621-8798 or
David.Pad iIla na.fresno.gov.
Sincerely,
4cott Mozier, P.E.,Traffic Engiering Manager
Public Works Department, Engineering Services
C: Traffic Engineering Reading File
David Braun,City of Fresno
Mr.Darrin Indart;Lennar Fresno,Inc;7690 N.Palm Avenue;Fresno,CA.93711
Q:\Traffic Impact Studies\T5427 nec Armstrong at Shields.doc
D E P A R T M E A T O F P U B L I C W O R K S
TO: Dave Braun, Planner III
Planning Division
FROM: Ann Lillie,Senior Engineering Technician(559.621.8690)
DATE: August 4, 2005
SUBJECT: Tentative Subdivision Map T-5427(Located Northeast comer of East Sheilds and
North Armstrong Avenues)
The Department of Public Works has reviewed the Tentative Subdivision Map proposed by Cambridge
Homes,on engineering plans prepared by Ingles-Braun&Associates,dated June 6,2005. The Department
of Public Works offers the following comments regarding the Street Tree,Buffer/Parkway and Median Island
Landscape conditions.
GENERAL REQUIREMENTS
STREET TREES REQUIREMENTS
1. The subdivider is required to provide street trees on all public street frontages and the dedication
planting and buffer landscaping easements.` Street trees shall be planted at the rate of one tree for
each 60'of street frontage. Tree planting shall be within a 10'Planting and Public Utility Easement.
Street trees shall be planted by the Developer. The subdivider is required to provide automatic drip
irrigation for all street trees. The irrigation system shall comply with FMC 12-306-23.
Recommended tree species to be planted as follows:
STREET NAME STREET TREE SPECIES/COMMON NAME
North Armstrong Avenue Sapium sebifenun-Chinese Tallow
East Shields Avenue Fraxinus americana`Autumn Purple'-Autumn Purple Ash
North Temperance Nyssa sylvatica-Black Tupelo
-2--,. -Street Tree-Rlanting-byDeveloper: For those lots having-internal street.tree frontage available__.
for-street free 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
r landscaping installed on public and/or city controlled property is in conformance with the
Specifications of the City of Fresno.
e. Upon acceptance of the required work,warranty security shall be furnished to or retained by
the city for guaranty andwarranty 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 may petition for annexation in the Community Facilities
District, or may form a Home Owner's Association.
2. Buffer Maintenance Through Annexation to the Community Facilities District. Landscape and
Irrigation plans are required and shall be submitted to the Department of Public Works for review and
approval prior to a Council approval of the final map. Plans shall be numbered to conform to and be
included in the Department of Public Works street construction plan set for the final map. These fees
are applicable when the subdivider elects to maintain the buffer landscaping by annexing to the city's
Community Facilities District.
1. Landscaping shall comply with Landscape Buffer Development Standards approved by the City
Council on October 2, 1990. Landscape and irrigation plans shall comply with Sections 12-306-23
&24 and 14-121 of the Fresno Municipal Code regarding Water Efficient Landscaping and Buffer
landscaping.
2. Should the proposed landscape buffers and/or parkway strips be located next to an existing buffer
and/or parkway strip,the planting concept shall simulate the adjacent landscape design to present a
more uniform appearance on the street. Variances in the landscape concept will be acceptable, but
the design of the new landscape buffer and/or parkway strip shall strive to mimic the existing as much
as possible.
3. Landscape plans shall indicate grades and show fencing or wall details. All fencing shall be
placed outside the landscape easement. Maximum slopes shall not exceed 4:1 with 1 foot of level
ground between the slope and the back of the sidewalk and/or face of fence. Erosion control
measures shall be implemented on all slopes of 4:1, including the use of synthetic erosion control
netting in combination with ground cover species approved by the Department of Public
Works/Engineering Services Division:
4. The water meter(s)serving the buffer landscaping shall be sized for the anticipated service flows.
5 _No private flags,.signs or:-identification ofany.kiiid 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
L All.proposed Multipurpose Paths shall be constructed in accordance with city requirements and
standards. Cross-sections will be required with Street Plans and Landscaping Plans for review.
City of
PUBLIC WORKS DEPARTMENT
DATE: November 30, 2005
TO: DAVID BRAUN, Planner III
Planning and Development Department
FROM: JOE PAFF, Senior Engineering Technician .
Public Works Department ,
SUBJECT: CONDITIONS FOR VESTING TENTATIVE TRACT 5427 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 Community Facilities District.
■ Maintenance of all Landscaping and Irrigation systems as approved by the Public Works
Department within the street easements (including medians)and the landscape easements
along the property lines that side or back-onto N. Armstrong, N.Temperance, E. Shields
Avenues and Streets"A"and "B".
■ Maintenance of all Landscaping, Irrigation systems and park amenities as approved by the
Public Works Department within Outlot A.
■ Maintenance of Sidewalks as approved by the Public Works Department within the street
easements and the landscape easements along the property lines border N. Armstrong, N.
Temperance and E. Shields Avenues.
■ Maintenance of all local Street: Landscaping, Pavement, Curbs, Gutters, Sidewalks, Inlets,
Hydrant, 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
.06undar
y of the tentative.ma
■ Maintenance and operating costs of police, fire, traffic control and recreation services as
established by the Council of the City of Fresno.
2. Proceedings to place the Final Map into a CFD may not commence until the territory has been 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. This shall include a Street Tree Location
and Street Tree Species (by street)map. Landscaping plans shall contain actual tree and plant counts by
species and include the areas (in square feet)of turf, shrubs and trees, and sidewalks or other paved areas
within.all landscaped areas.
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.
c:PW File No. 10770 File:\word\cfd2\ttmapreview\tt5427 conditions
Any change affecting.the Items in these conditions requires revision of this letter of conditions.
If you have any questions, please call me at 621-8695
File No.210.45
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICEOF REQUIREMENTS
PUBLIC AGENCY .DEVELOPER
Mr. Gil Haro, Planning Manager LENNAR FRESNO,INC.
Planning & Development Department 7690 N. PALM AVE.,STE 101
City of Fresno FRESNO, CA 93711
2600 Fresno Street
Fresno, CA 93721
MAP NO. 5427 PRELIMINARY FEES See below
DRAINAGE ARE O " BV - DRAINAGE AREA BVit $464,033.00
DATEDRAINAGE AREA -
TOTAL FEE $464,033.00
The proposed development will generate storm runoff which produces potentially significant
environmental impacts and which must be properly discharged and mitigated pursuant to the Z
California Environmental Quality Act and the National Environmental Policy Act. The. O
District in cooperation with the City and County has developed and adopted the Storm
Drainage and Flood Control Master Plan. Compliance with and implementation of this
Master Plan by this development project will satisfy the drainage related CEQA/NEPA impact
of the project mitigation requirements.
The proposed development shall pay drainage fees pursuant to the Drainage Fee Ordinance
prior to approval of the final map at the rates in effect at the time of such approval. The fee
indicated above is based on the tentative map. Contact the FMFCD project engineer prior to
approval of the final map for the fee.
- Considerations which may affect,the fee obligation(s) or the timing or form of fee payment:
y
A) Fees related to undeveloped or phased portions of the project may be deferrable.
b) Fees may be calculated based on the actual percentage of runoff if different than that
typical for the zone district under which the development is being undertaken and if
permanent provisions are made to assure that the site remains in that configuration.
c) Master Plan storm drainage facilities may be constructed, or required to be
constructed in lieu of paying fees.
d) The actual cost incurred in constructing Master Plan drainage system facilities is
credited against the drainage fee obligation.
5427 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
a
Associated with Construction and Industrial Activities (State General Permits) require developers
of construction projects disturbing one or more acres, and discharges associated with industrial
activity not otherwise exempt from National Pollutant Discharge Elimination System (NPDES)
permitting, to implement controls to reduce pollutants, prohibit the discharge of waters other than
storm water.to the municipal storm drain system, and meet water quality standards. These
requirements apply both to pollutants generated during construction, and to those which may be
generated by operations at the development after construction.
a
M
.
State General Permit for Storm Water Discharges Associated with Construction
Activities, approved August 1999, (modified December 2002.) A State General
Construction Permit is required for all clearing, grading, and disturbances to the ground
that result in soil disturbance of at least one acre (or less than one acre if part of a larger
common plan of development or sale). Permittees are required to: submit a Notice of
Intent to be covered and must pay a permit fee to the State Water Resources Control :Z
Board(State Board), develop and implement a storm water pollution prevention plan,
eliminate non-storm water discharges, conduct routine site inspections,train employees O
in,permit compliance, and complete an annual certification of compliance.
b. State General Permit for Storm Water Discharges Associated with Industrial Activities,
April, 1997 (available at the District Office.) A State General Industrial Permit is
required for specific types of industries described in the NPDES regulations or by -
( ) g
` Standard Industrial Classification STC code: The following categories of industries
are generally required to secure an industrial permit: manufacturing; trucking;
recycling; and waste and hazardous waste management. Specific exemptions exist for
manufacturing activities which occur entirely indoors. Permittees are required to:
submit a Notice of Intent to be covered and must pay a permit fee to the State Water
Resources Control Board, develop and implement a storm water pollution prevention
plan, eliminate non-storm water discharges, conduct routine site inspections, train
employees in permit compliance, sample storm water runoff and test it for pollutant
indicators, and annually submit a report to the State Board.
5427 5469 E.OLIVE -- FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
NOTE:
THIS DRAWING IS SCHEMATIC,
L
j DISTANCES ARE APPROXIMATE.
,c
l 8n
A; " q I
n BW — `fin------. — 8 - 30n
a s.,
'Bv' DAKOTA AVE.
I I I I
j I
---------------� I i
I I I I
W
I JI
24" I I-1111 18 I
I I f II
---- O I r----------� I ----=----
W
� I I 1 I dII I
1 r 1 W
II I i 4 ii I
II
II „
--- 42" I — ----- 42"-------- ---=--36-- — ---� I _ 36
REMOVE SHIELDS AVE. BS'
TEMPORARY
LEGEND
Master Plan Facilities To Be Constructed By Developer
Pipeline(size Shown)&Inlet.
p— — Existing Master Plan Facilities
r ®-- Future Master Plan Facilities
—————-. Inlet Boundary
Drainage Area Boundary SCALE 1 =500
® Existing Temporary Inlet
Direction Of Drainage
TRACT 5427
DRAINAGE AREA:"BV"
TZ EXHIBIT NO. 1
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
DRAWN BY: MM DATE 711585
REVISED BY: — DATE
Kvab=MWGSMHBMTRACTS&27 dwp -
OTHER REQUIREMENTS
EXHIBIT NO. 2
The cost of construction of Master Plan facilities,excluding dedication of storm drainage easements,
is eligible for credit against the drainage fee of the drainage area served by the facilities. A
Development Agreement shall be executed with the District to effect such credit. Reimbursement
provisions, in accordance with the Drainage Fee Ordinance, will be included to the extent that
Developer's Master Plan costs for an individual drainage area exceed the fee of said area. Should the
facilities cost for such individual area total less than the fee of said area,the difference shall be paid
upon demand to.the City or District.
A minimum fifteen-foot (15') wide storm drain easement will be required whenever storm drain
facilities are located on private property. No encroachments into the easement will be permitted
including, but not limited to, foundations, roof overhangs, swimming pools, and trees.
Development No. Tract 5427
engr\perm its\exh ib it2\tract\5427(mw)
DETERS ENGINEERING GROUP
A CALIFORNIA OORPORAtiaN
55 SHAW AVENuE, Surre 220 = PHONE (559) 299-1 544
CI-OV19, CALIFORNIA 9351 2 FAX (.559) 29-3-1 722
Mr. Darrin Wart September 23,2005
Lennar Fresno,Inc:
7690 North Palma Avenue, Suite 10 i
Fresno, California 93711
Subject: Addendum No. I Traffic Impact Study
Proposed Residential Subdivision—Tract 5427
Northeast of the Intersection Shields and Armstrong Avenues
Fresno.California
This report presents the results of supplemental traffic analyses for the subject project. Peters
Engineering Group previously prepared a traffic impact study for the project anti presented
the results in a report dated February 1, 2005 (TIS). This analysis focuses on the first phase
of construction of the project. In particular, the purpose of the study is to determine whether
or not an internal street connection to Dakota Avenue should be required with construction of
the first phase of the project.
For purposes of this.study, Phase 1 is considered to cover approximately the southern half of
Tract 5427 including approximately 336 single family residences. Site access for Phase 1 is
expected to be from Armstrong and Shields Avenues.
This report includes analysis of the. following intersections and goad segments, which were
included in the TIS:
• Intersection of Dakota and Armstrong Avenues;
• Intersection of Shields and Armstrong Avenues;
• Intersection of Dakota and Temperance Avenues; :
Intersection of Shields and Temperance.Avenues;
+ Armstrong Avenue between Shields and Dakota; and
+ Dakota Avenue between Armstrong and Temperance.
The study time periods include the weekday a.m. and p.m. peak hours determined between.
7:00 and 9:00 a.m. and between 4:00 and 6;00 p.m. The peak hours were analyzed for the
cumulative-with-phase 1 project conditions.
Data provided in.the Institute of Transportation Engineers(ITE) Trill Generation, 7� Bdition,
(Code 210, Single-Family Detached Housing) were used to estimate the nun0ar. of trips
anticipated to be generated by Phase 1 of the project based on 336 homes. Table. 1 presents
the trip generation information.
04.099-report-02.doa
Addendum No. 1 -Traffic Impact Study-Tract 5427 - Septer nber 23,2005
Northeast of Shields and Armstrong Avenues,Fresno,Carifomia Page 2
Table
I'ro.iect Trip §eneratioea
Time Period Trips Entering Site Tta s Exiting Site
Weekday 1,608 1,608
Weekday am.Peak Hour 63 189
Weekda p.m.Peak Hour 214 126
Pass-by and captured-trip reductions were not applied. The distribution of project traffic to
the adjacent road network was determined 3manually based on a comparison witb the
distribution presented in the TIS. The anticipated Phase 1 project traffic volumes at the study
intersections are shown in the attached Figure 1. The trip generation calculations are attached
following the figures.at the end of the text of this report. Cumulative-with Phase 1 project
traffic volumes are presented in Figure 2.`A description of the existing and cumulative traffic
volumes used in the analyses was presented in the TIS.
Table 2 presents the results of the cumulative-with.-Phase 1-project intersectioa analyses.
The analysis output is attached to this report.
Table 2
Intersection and Road Segment
]Level of Service :sum maKX
-
Cumulative With
Approach Phase 1 Project
a.m. p.m.
Eastbound C B
Westbound C B
Northbound A A
Southbound A .A,
w
Eastbound C B
Nothbound A....
Southbound -DNS ...;DNS
�1
Bastbomd 8 B
Westbound C $
Northbound B B
Southbound B A
Eastbound B
Westbound C B
Northbound C U
Southbound E C
ONS—Does not stop ND—Level of service not defined
*.Assumes cumulative with project mitigations in place
Addendum No, 1-Traffic Impact Study-Tract 5427 September 23,2005
Northeast of Shields and Armstrong Avenues,Fresno,Gafifomia Page 3
The results of the intersection level-of-service analyses indicate that, with construction of
Phase 1 of the proposed project and the other pending projects, it is antic-pated that
unacceptable levels of service will be experienced at the intersection of Shields and
Temperance similar to those resulting from the cumulative-with-project analyses presented in
the TIS. It is anticipated that peak hour volume warrants for traffic signals will be satisfied at
the intersection based on cumulative with Phase 1 project traffic volumes. However, the
analyses indicate that construction of left-turn lanes and installation of additional stop signs
for all-way stop control at the intersection can result in an acceptable level of service based
on cumulative with project traffic volumes. The remaining study intersections apt expected
to experience acceptable levels of service with construction of Phase 1 without an internal
connection to Dakota Avenue.
The road segment analyses presented in the TIS indicated that acceptable levels of service are
anticipated with one through lane in each direction based on cumulative vrith project
conditions. ,
The conclusion of this study is that an internal street connecting Pbase 1 of the proposed_
project to Dakota Avenue is not required. Phase 1 for purposes of this study was considered
to include generally the southern half.of the proposed project. The proposed street
connecting to Dakota.Avenue may be constructed with the noirthem half of the project. Any
improvements required by the City of Fresno at the intersection of Temperance and Shields
Avenues should be constructed with Phase 1.
Thank you for the opportunity to perform this traffic impact study. Please feel fmc to call our
office if you-have any questions.
PETERS ENGINEERING GROUP
o Row and,P.E. �o.52753
Attachments- Figures 1 and.z 010111. �'Q'
Trip Generation Calculations p ALS q
Intersection Analyses
Peak Hour Volume Warrant
�, . o A
0(0)
0(a)
Dakota Ave. Dakota Ava
(p)p (0)a
(0)p (0)p
s -
t1b)6 ..,
E
CL
w m
*� E
ai
d �
M 0t1R) 0P
C2 4111111111 33(16). ~. a o 2(,5)
44r26(0) - p(0)
Shields A". Shields Ave.
(�0 (13)13
C3 to 42 C3
(J1}B m fz)3 110I�
(0)p 6 (11)18 M
c G
o ..
a
)
L.EGENQ PHASE 1 PROJE.CT TRAFFIC VOLUMES
20 - AM Pock Hour Volumes
(20)- PM Peek Flout Voknnea
olreaon of T(svoiTract 5427
Fresno, Califomia
Not to Seale
PETERS ENGINEERING (3R11UP Figure 1
c 3(11 m
� ®® IL
R ® 81 (20)
02ko. Ave. Dakota Ave.
(ze)i1 lt 10 C31141
(2p147 yILL
g
Q `4
V *6 .. is(16) 6 ab(A2)
4m lee(sm
4 ,V r 93(tt) ,�• ,� 114(44)
Sh3t►lds Ave. Shleit�s Ewe.
21
1242)139 11"04 F !3
(12)20
m
U3 �
F
LEGEND CUMULATIVE WITH PROJECT TRAFFIC VOLUMES-PHA:3E 1
20 - AM Pook Han Valumea
(20)- PM Peek Hour Wumes
hDl"lan of Tm1d Tract 5427
Fresno, California Not to scala
r PETERS EN13INEF-RING GROUP Figure 2
HCM Unsignalized Intersection Capacity Amajyrig Cumulative With Project AM
9 Dakota & Armstrong 9/2112005
Lane Configurations
Sign ConftoL. . . stop 64ap free 1= 6
Grade0% 0°10 0% 0%
Volume(veh-h) . . '1 i 20 47 2 61
3 .:43 1'28 . 1~ ....1 : 237 31
Peak Hour Factor 0.70 0.70 0.70 0.70 0.70 0.70 0.70 0.70 0.70 0.74 0.70 0.70
Hourly flow rate 'f 6. 41 67 3 .73. 4 61 .483. 1.. .. 1.. . 336 44
Pedestrians
Lane'Width'(ft)
Walking Speed(fUs)
Percehf Stockage
Right tum flare(veh)
Median type None None
Median storage veh)
Upsireamsf�nal (f#) • � .
pX, platoon unblocked
VC, conflicting volume .711 671 361 768 692 184 3$3 184
vC1, stage 1 conf vol
vC2, stage 2 conf:vol
vCu, unblocked vol 711 671 361 758 692 184 38.3 184
tC,single (s}: 7.1 ' 6:8 6' 7.1 0' 6:2 4.1 4.1
tC,2 stage(s)
tF(s) 3.8 4.6 3.3 15 4.0 3.3 2.2.- 2.2
p0 queue free % . 94 88 90 99 79 100 95 100
cM capacity(j6hih) : 210 358 664 165 348 859. 1178 1390
Volume"7btal . 124 80 . '246 384
Volume Left 16 3 fit 1
Volume Ftight '67. 4 1 ,
cSH460 354 .1176 1390
Volume to Capacity' '1:27 0,23 ' 0.05 '.0.00
Queue Length 95th (ft) 27 21 4 0
Control Qelay(s)- : - . 1 a.1' "18.'1 - -2.4 0,0 , . -
Lane LOS C C A A
Approach,Delay(s)
45.7.. .18:1 2.4 0.0 - •
Approach LOS C C
E
Average Delay 4.8
Intersection Capadty Utilization ' 43.1% iCU,Lovel of Servioe A'
Analysis Period (min) 15
Synchro 6 Report
Peters Engineering Group Page 1
HCM UrWgnalized Intersection Capacity Analysis Cumulative With Project ANI
4'
'!a: Dakota &Temperance 9/21/2005
�► .f
Lane Configurations '
Sign Control Stop Flee Prae
Grade 0% 0% 0%
V616•ne(vehlfi) 41. '24 17 259 331 50 '
Peak Hour Factor 0.75 0.75 6.76 0.75 0.75 0.75
Hourly flow'ate(vphj ".65 32 23 .945 441 61 . .
Pedestrians
l.ane�VIlidtti ��t) `. •. .:. .. : : _: .. : ... .. .. . .
Walking Speed (ftls}
Percent.Blockage
Right turn flare(veh)
Median type )Vona
Median storage veh)
Upstream signal M _
PX, platoon unblocked
vC, conflicting volume 869' 475 505
vC1, stage 1conf vol
vC2, stage 2.66hf vol
vCu, unblocked vol 865 475 508 -
tC, single(s)' 6,4 • 6.2 4.1 :. .
KC 2 stage(s}
tp(s) 3:5 3.3 2:2
p0 queue free% ;83 95 9$
cM capacity(vehlh). .1 il '990 1067
21111011 loll IN NEM
Volume"toter 87 368. 608
Volume Left 55 23 0
Volume Right 32 0 67 s
cSH 382 1057 1700
Volume-to Capacity 0;23 0.02 0.3.0 ,
Queue Length 95th(ft) .21 2 0
_.: Caritna} IOelay;.{s) ..17.2 '•: -:0.7 . 0,0 ----
Lane LOS _;..0 A
_ Approach 06k(s) 172' 0:7 0.0
Approach LOS C
Average Delay 1.8
Intersection Capacity Utilization 3t.0% ICU Levey&Servlce. A
Analysis Period (min) 15
Synchro 6 Report
Peters Engineering Group Page 4
HCM Unsignalized lntersectivn Capacity Analysis . 6umulative With Project AM
3: Shields &Armstrong 9/2112005
------ "- "X111 1 II1IJ�IIIIII!III I
RINI 11111 ImqJ111111-11111 11 11 11111
Lane Configurations ► ..::..
Sign Obintrol ' Stop Stop Stop fr;p
Volume(vph) 9 138 20 65 350 15 41 39 33 17 111 37
Peak Hdo, F66tor. . 0;83:. 0;83 '0.83 D.:53 . 083 0.$3 0:33:: 0;41- '013 .0,8
Hourly flow rate(vph) 11 166 24 78 422 18 49 47 40 20 134 45
Volume Total (vph) 201 518 136 199
Volume Left..v,h . 11"
78 49 20 ..
Volume Right(vph) 24 .18 40 45
Departure Headway(s) 5.8 5.4: 6.3 6.1
degree Util`¢atitn,:x 0:33 ' 0.7 0.24 0:34
Capacity(veh1h) 561 652 499 521
Control lfelay(s) : .. 11.6 '24.1 11.2 '121
Approach Delay(a) 11.6 24.1 11. 12.2
Approach LOS `.. 6 C . .11. 2S
Boom
Delay
HCNI Level of Service C
Intersection Caoa!i 'Wlhation 570%, ICU Cevel of Service.' B
Analysis Period (min) 15
Synchro 6 Report
Peters Engineering Group Page i
`c�
HCM Unsignalized Intersection Capacity Analysis cumulative With Project AM
6: Shields & Tornperance 9/2212005
- ....k.... .k yJ)
111m p 1,1111i M!
Lane Configurations I 1a tfi
Sign Control Stop Stop Stop stop
Volume(vph) '21 84 28 114 168 55 22 186 85 13 301 67
Peak;Hour Factor 0.81 0.81 0.81 0.81 O.S1 0.81 0.81 0.89 0.81 041, 0.81 .0.81
Hourly flow rate (vph) 25 104 35 141 207 68 27 230 105 113 372 83
Volume Total (vph) 26 138 141 275 27 335 16 454
Volume Left(vph) X26 0 141 0 27 0 16 '0
Volume Right(vph) 0 35 0 68 0 105 0 83
Hadj (s) 0.53 -0.14 0.53 -0.14 0.53 -0.19 0.53 -0.09
Departure Headway (s), 8.5 . 7.9 8.0 7.3 7.8 7.1 7.6 7.0
Degree Utilization, x 0.06 0.30 0.31 0.56 0.06 0.66 0.03 0.$8
Capacity(vehlh) 396 428 428 464 439 ` 485 454 507
Control Delay (s) 10.9 13.0 13.4 18.0 10.1 21.7 9,7 . . 41.2
Approach Delay(s) 17.7 16.5 20.6 40.1
Approach LOS B C' G E
Delay .25.0
HCM Level of Service D
Intersection Capacity Utilization 44.0% ICU Level of Service A
Analysis Period (min) 15
Synchro 6 Report
Peters Engineering Group Page 1
M
MA Unsignalized Intersection Capacity Analysis - 4mulative With Project PM
9: Dakota &Armstrong: 9/21/2005
Lane Configurations 1a►
Sign Control.. Stop - Slap Fi6e Prue
Grade 0°r60% 0% 0%
Volume(velillt) 29 32 20' -.21 20 1 15 23$ • 1 4, ; 172. : ' 8
Peak Hour Factor 0.91 0.91 0.91 0.91 0.91 0.91 0.91 0.91 0.91 0.91 0.91 0.91
Hourly flow rate..(vphj. 32 35 22 2 .22 f. .1 ' 262.. ' . 1 4"", .1:$0 g
Pedestrians
Walking Speed(ftls)
Percent'M66 age.
Right turn flare(veh)
Median type None .. None'' '
Median storage veh)
Upstream signal"(ft)"
PX, platoon unblocked
vC;66MTiictirig Vblume •'509 496 193 931 '602 262 193 2 3
vC1, stage 1 conf vol
vC2,-stege 2 conf vol.
vCu, unblocked vol 509 498 193 537 502 262 198 263
n
tc,sigle(s) . . . 7.1 6.5 6.2 7.1 64 .62 4.1 .'A:1
tC,2 stage(s)
tp(s) .3.6 4.0 3.3 3.5 4.0.. 43 1,2.. ..
p0 queue free% 93 92 97 99 195 100 99 100
am capadty,(vehlh)' .451. 46-7 848 • 413 464. .77.7 Y 1116".:, 130:2
Volume.Total .09' 25 279 202
Volume Left 32 ` 2 16 4
Volume Right 22 .. . ,1 1.
cSH 518 468 1375 1302
Volume to Capacity 0.t? 0.03 0.161 6.00
Queue Length 95th (ft) 15 4 1 0 ,
Control Delay(s) .. .;. . - 13.4 1$.1 6.6 .'0.2
Lane LOS g.._.... B
A A ,
Appraaoh'beiay (s) 13.4 13.1 0.6 011,
Approach LOS B B
Average Delay 2.9
Intersection Capacity Utffiiition. 38.1% 1CU,-Level.of 5ervid& A:
Analysis Period (min) 15
i
Synchru 6 Report
Peters Engineering Group Page 3
HCM Unsignalized Intersection Capacity Analysis %,amulative Wil.b Project PM
10: Dakota & Temperance 9/21/2005
Lane Configurations `
Sign Control Stop Free Free
Grade0% - 0% 04'0
Volume(vehlh)'. . . . s1 . 33 . 41 2.84 '268" 16
Peak Hour Factor 0.77 0.77 0.77 0.77 0.77 0.77
Hourly-flowrafe'(vptij:. .... 40 43 53. - .365* 346._. `11 . .: ..
Pedestrians
La66'Wldt#i (ft)
Walking Speed(ft/s) ,
percent Blockages
Fight tum flare(veh)
Mediah type Nones
Median storage veh}
Upstream signal tft)
pX, platoon unblocked
vC,conflicting ve5lutne '831 356 360
vC1, stage 1 conf vol
vC2, stage 2660-vol
vCu, unblocked vol 831 356 368
tC,single.fsj'. .6.4 61 4.1
tC, 2 stage(s)
tF (s) 3:5 3.3 2.2.
p0 queue free % 86 94 96
cM capacity(v*ehlh) 324 . 668 l i92
Volur'ne Te)tal' ' . 83. 422 36
Volume Left 40 53 0
Volume ftlght 43 0 21
cSH446 1192 1700 '
Volume to Capacity. -d.19 0.04 0.22
Queue Length 96th (ft) 17 4 0
Contrm Delay(s) "44 , 1:4 0.0.
Lane: LOS g
A
Approach,oeiay�(s)... .. 14.8 1.4 0.0
Approach LOS B
Average Delay - 2.1
Intersection Capacity'Uti6iadon 46.9% ACU*'Level o'f 9erv'16 A`` '
Analysis Period (min) 15
%Uynchro 6 Report
Peters Engineering Group Page 4
HCM Unsignalized Intersection Capacrty Analysis, ..jmulative With Project PM
3: Shields &Armstrong 9/21/2005
F
Lane Conri urations
Sign Control ' Sbop .Stop Sfop Stop
Volume(vph) 44 242 20 11 121 16 20 183 62 a 39 6
Peak.Flour Factor 0:84 6:84 0.$4 0.84 i0$4 a.$4 'U4. o 84 'D0.8.4- 6,84-
Hourly
:84•Hourly flow rate(vph) 52 288 24 13 144 19 24 218 74 6 46 7
a
Volume Total(vph) 364 176 315 60
Voiur ie Left`(vph)• 52' 1:3 24 6
Volume Right(vph) 24 19 74 7
Hadj-(s) tx:02 -0,02 -0.09 -0:02
Departure Headway(s) 5.3 5.6 5.4 6.0
Degree'Utilizatfon;x 0.54 0.27 0.47 0.10•
Capacity(vehm) 644 592 619 504
Control C?elay (s) .. . 14:2 1 tl.6 13.1 96.
Approach Delay(s) 14.2 10.6 13.1 9.6
Approach LDS S 9 B A
Delay
HCM Level of Service B
Intersection Capacity Udhk' tion 51.4°/a ICU L6 el&—SeMce °. A
Analysis Period (min) 15
i
J
Synchro6 Report
Peters Engineering Group Page 1
HCM Unsignaliized Intersection Capacity Analysis cumulative With project PIIS
6: Shields & Temperance 9/22/2005
to
WRI-
Lane Configurations T+ I T1> TO
Sign Control Stop Stop Stop Stop
Volume(vph) 29 162 19 44 53 42 49 312 77 113 212 29
Peals Hour Factor 0.84 4,84 0.84" 0.84 0.84 0.84 '0.84 n.84 CY.84 0.8.4 : 0,84 0.84
Hourly flow rate (vph) 35 193 23 52 63 50 58 371 92 12 252 35
NONE=
Volume Total(vph) /1 35 215 - 52 113 58 463 12 287
Volume Left (vph) 35 0 52 0 58 0 12 0
Volume Right(vph) 0 23 0 50 0 92 0 35
Hadj (s) 0.53 -4.04. 0.53 -0.28 0.53 -0.10 0.53 -0.0
Departure Headway (S) 7.7 7.1 7.9 7:1 6.9 6.37.2 6.6
Degree Utilization, x 0..07 0.43 0.11 0.22 0.11 0.81... 0:02 0.53
Capacity (vehlh) 436 466 420 465 502 560 471 $11
Control.Delay(s) 10.1 14.1 10.7 10.9 9.6 29.2 9.2 15.7
Approach [delay.(s) ..13.5 10.8 27.0 15.4
Approach LOS B B D C
Q .rr.f.
Delay 19.3.
HCM Level of Service C
Intersection Capacity Utilization 50.8% ICU Levei of Service A
Analysis Period (min) 15
Engineering Group Synehro 6 Report
Peters En
g 9 P Page 1
Traffic Manual TRAFFIC SIGNALS AND LIGHTING 9-75
1-1995
Figure 9-9
PEAK HOURVOLUME WARRANT
.(Rural Areas)
504 —
2 OR MORE LANES(MAJOR) &2 OR MORE LANES(MINCER)
EL "lei
> 400
_ 2 OR MORE LANES (MAJOR)&1 LANE(MINCGR)
U OR 1 LANE(MAJOR)&2 OR MORE LANES(MINOR) '
300 a�
M w
�1 z 200 .
•
(5 100
1 LANE(MAJOR)&1 LANE(MINOR)
0
$00 400 500 800 700. 800 900 1000 1100 1200 1300
MAJOR STREET-TOTAL OF BOTH APPROACHES-VPH
Q C% G+ 11,E NOTE:
100 VPH APPLIES AS THE LOWER THRESHOLD NOWME FOR A MINOR STREET
APPROACH WITH TWO OR MORE LANES AND 75 VPH'APPLIES AS THE kAWER
THRESHOLD VOLUME FOR A MINOR STREET APPROACHING WITH ONE LANE.
i
Fresno
City of
z000
City Hall 559-621-8800 Public Works Department
2600 Fresno Street,Rm.4064 David Healey,Director
Fresno,CA 93721-3623
www.fresno.gov
August 4, 2005
Peters Engineering Group
John Rowland
55 Shaw Avenue, Suite 220
Clovis, CA 93612
SUBJECT: RESPONSE TO TRAFFIC IMPACT STUDY(TIS) FOR T5427 LOCATED AT THE NORTHEAST
CORNER OF ARMSTRONG AND SHIELDS AVENUE
We reviewed the Traffic Impact Study(TIS)for the proposed subdivision with 631 single-family residential units.
Based on the ITE Trip Generation manual, this project will generate 6,040 daily trips, 474 AM and 638 PM peak
hour trips.
The City has the following comments to the traffic impact stud
As a mitigation measure, this project shall:
1. In the 2025 conditions, Temperance Avenue is programmed for dual lefts for the following
intersections:
a. Shields Avenue
The traffic impact study shall revise the Synchro analysis for said intersections with dual left-turns
in the north and southbound directions. Revise the LOS in Table 5 in an addendum to this study.
2. As a condition of the tentative tract map, the Owner/Developer shall signalize the intersection of
Temperance and Shields Avenue. Said signals shall be placed at its ultimate location based on
the 2025 General Plan Circulation Element. Eligible work at this intersection can be credited
.:against the required Traffic Signal Mitigation Impact Fee (TSMI fee) in item number.3 below. This
proposed construction of this signal shall include, but not limited to the following:
a. The intersection shall be signalized to City of Fresno Standards complete with actuation,
left turn phasing, and signal pre-emption
3. This project shall pay its Traffic Signal Mitigation Impact Fee(TSMI Fee)at the time of building
permit based on the trip generation.rate(s)as set forth in the latest edition of the ITE-Generation
Manual. The fee amount is 631 (units)x414.69 (fee rate as shown in the Master Fee Schedule) _
$261,669.00
4. This subdivision shall comply with the conditions of approval set forth in tentative tract 5427.
--If-you have any further questions regarding this matter, please contact David Padilla at(559)621-8798 or
David.Pad illa(a-)-fresno.pov. :
Sincerely,
cott Mozier, P.E.; Traffic E�eringr
Public Works Department, Engineering Services
C: Traffic Engineering Reading File
David Braun,City of Fresno .
Mr.Darrin Indart;Lennar Fresno,Inc;7690 N.Palm Avenue;Fresno,CA.93711
Q:\Traffic Impact Studies\T5427 nec Armstrong at Shields.doc
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 RECEI* FOR R_ING./s-,
(California Environmental Quality Act) the project described below isC��
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:
Cambridge Homes - David Braun, Planner III
7690 N. Palm Avenue#101 September 28, 2005
Fresno, CA 93711
Environmental Assessment Number: - Project Location (including APN):
Rezone Application No. R-04-92 North side of East Shields Avenue between North
Vesting Tentative Tract Map No. 5427/UGM Temperance and North Armstrong Avenues
(APN: 310-020-24)
Project Description:
Rezone Application No. R-04-92 proposes to rezone approximately 85 (net) acres of property located on the
north side of East Shields Avenue between North Armstrong and North Temperance Avenues, from the
R-A/UGM (Single Family Residential-Agricultural/Urban Growth Management) zone district to the R-1/UGM
(Single Family Residential/Urban Growth Management) zone district. Vesting Tentative Tract Map No.
5427/UGM is proposing to subdivide the subject property into a 345 lot (plus one outlot) single family
residential subdivision to be developed at a density of 4 dwelling units per acre. The property is within the
jurisdictions of the McLane Community Plan and the 2025 Fresno General Plan. Both plans designate the
property for medium density residential planned land uses (4.98 to 10.38 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 density residential planned land use. The requested R-1/UGM zone district conforms to the medium
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 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 density residential land use designation
specified for the subject parcel. Based on this initial study, the project does not change the land use indicated
for the subject parcels and will not generate additional significant effects not previously identified by the MEIR
Finding of Conformity Under MEIR No. 10130
Environmental Assessment No. R-04-92/T-5427/UGM
Page 2
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).
�' z�• O
Gi ert J. Harr Date
Planning Manager, City of Fr
Attachments: Environmental Checklist for Environmental Assessment No. R-04-92/T-5427
Mitigation Monitoring Checklist(MEIR No. 10130)for Environmental Assessment .
No. R-04-92/T-5427
F�:
ENVIRONMENTAL ASSESSMENT(EA) CHECKLIST
POTENTIAL ENVIRONMENTAL EFFECTS
EA NO. R-04-92, T-5427
1_0 TOPOGRAPHIC,SOIL,GEOLOGIC 11.0 URBAN SERVICES
CONSIDERATIONS 1 11.1 Availability of fire protection
1 1.1 Geologic hazards, unstable soil conditions1 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 quantities of ground water
1 3.3 Wasteful use of ground water 13.0 AESTHETICS
1 3.4 Pollution of surface or ground water supplies 1 13.1 Obstruction to public or scenic vista or view
1 3.5 Reduction in ground water recharge 1 13.2 Creation of aesthetically offensive conditions
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
880; LIGHT AND GLARE - „ Insufficient,information is available_to-determine the potential
.1 91' Production"oflare`which will adversel affect residential environmental•effects which-rna result from the proposed
9 Y' Y P_ P
areas _ project in this category.
1 8.2 Exposure of residences to high levels of glare
Al' 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
A2" 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 A3" 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.
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FRESNO CITY PLANNING COMMISSION
RESOLUTION NO. 12377
The Fresno City Planning Commission at its regular meeting on December 7, 2005, adopted the following
resolution pursuant to the Subdivision Map Act of the Government Code of the State of California and the
Municipal Code of the City of Fresno.
WHEREAS, a Vesting Tentative Map of Tract No. 5427/UGM was filed with the City of Fresno and
proposes a 339-lot (plus one outlot) single-family residential subdivision on 85 acres of land located on
the north side of East Shields Avenue between North.Armstrong and North Temperance Avenues; and,
WHEREAS, the Planning and Development Department staff recommended approval of the proposed
project subject to all conditions of approval contained in the staff report dated December 7, 2005; and,
WHEREAS, the Fresno City Planning Commission conducted a public hearing on December 7, 2005, to
review the proposed subdivision and considered the staff report and invited testimony and reviewed the
requested subdivision in accordance with the policies of the McLane Community Plan and the 2025
Fresno General Plan.
NOW, THEREFORE, BE IT RESOLVED,that the Fresno City Planning Commission hereby finds and
determines that there is no substantial evidence in the record to indicate that Vesting Tentative Tract Map
No. 5427/UGM may have a significant effect on the environment as identified by the Finding of
Conformity to the 2025 Fresno General Plan Master Environmental Impact Report (MEIR No. 10130)
dated September 28, 2005, prepared for Environmental Assessment No. R-04-92/T-5427.
BE IT FURTHER RESOLVED that the Fresno City Planning Commission finds that approval of Vesting
Tentative Tract Map No. 5427/UGM, subject to Section 12-403-B of the Fresno Municipal Code, is
consistent with the adopted.2025 Fresno General Plan and McLane Community Plan and the findings
required pursuant to Section 66410 et. seq. of the California Government Code.
BE IT FURTHER RESOLVED that the Fresno City Planning Commission hereby approves Vesting
Tentative Tract Map No. 5427/UGM subject to the Planning and Development Department Conditions of
Approval dated December 7, 2005 and the following modification to those conditions:
1. Condition No. 113-:is-modif ed_as-fol lows: - -
In lieu of Condition Nos. 111 and 112 above,'the developer may dedicate a water supply and
treatment site for the installation of an above-ground three million gallon water storage and
treatment facility and shall design and construct said facilities. The site shall be of size and at a
location acceptable to the Water Systems Manager for such purposes. The cost of acquiring the
site and constructing the facilities shall be reimbursed through progress payments.
The foregoing Resolution was adopted by the Fresno City Planning Commission upon a motion by
Commissioner Cherry, seconded by Commissioner Vang.
VOTING: Ayes - Cherry, Vang, DiBuduo, Vasquez, Brand
Noes - None
Not Voting - None
Absent - None
Planning Commission Resolution No. 12377
Vesting Tentative Tract Map No. 5427/UGM
December 7, 2005
Page.2
DATED: December 7, 2005 NICK P. OVINO, Secretary
Fresno ity Planning Commission
Resolution No. 12377
Vesting Tentative Tract Map No. 5427/UGM
Filed by Cambridge Homes
Action: Approve
KACommon\Master Files-Tract Maps 2005\'REZONE\R-04-92,T-5427\PC Reso 12377-T-5427.wpd
FRESNO CITY PLANNING COMMISSION
RESOLUTION NO. 12376
The Fresno City Planning Commission, at its regular meeting on December 7, 2005, adopted the
following resolution relating to Rezone Application No. R-04-92.
WHEREAS, .Rezone Application No. R-04-92 has been filed with the City of Fresno to rezone the
property as described below:
REQUESTED ZONING: R-1/UGM (Single Family Residential/Urban Growth Management)
zone district
EXISTING ZONING: R-A/UGM (Residential Agricultural/Urban Growth Management)
zone district
APPLICANT: Cambridge Homes
LOCATION: North side of East Shields Avenue between North Armstrong and
North Temperance Avenues
APN: 310-020-24
LEGAL DESCRIPTION: Real property in the City of Fresno, County of Fresno, State of
California, described as follows:
The Southeast quarter of Section 22, Township 3 South, Range 21
East, otherwise described as the. southeast quarter of Fincher's
Colony, in the City of Fresno, County of Fresno, State of California,
according to the map thereof recorded in Book 4, Page 63 of Plats,
Fresno County Records
WHEREAS, the above-named applicant is requesting a zoning change on.the above property in order
-
to allow fora proposed 339 lot-single'-family residential-'subdivision--dhd,
WHEREAS, the Fresno City Planning Commission on December 7, 2005, reviewed the subject
rezone application in accordance with the policies of the McLane Community Plan and the 2025
Fresno General Plan; and,
WHEREAS, during the December 7, 2005 hearing the Commission received a staff report and related
information, environmental documents, and considered testimony regarding the requested zoning
change.
NOW, THEREFORE, BE IT.RESOLVED that the Fresno City Planning Commission hereby finds and
determines that there is no substantial evidence in the record to indicate that Rezone Application
No. R-0492 may have a significant effect on the environment as identified by the Finding of
Conformity to the 2025 Fresno General Plan Master Environmental Impact Report (MEIR) No. 10130
dated September 28, 2005, prepared for Environmental Assessment No. R-04-92/T-5427. d
Planning Commission Resolution No. 12376
Rezone Application No. R-04-92
December 7, 2005
Page 2
BE IT FURTHER RESOLVED that the Fresno City Planning Commission hereby recommends to the
City Council that the requested R-1/UGM (Single Family Residential/Urban Growth Management)
zone district be approved.
The foregoing Resolution was adopted by the Fresno City Planning Commission upon a motion by
Commissioner Cherry, seconded by Commissioner Vang.
VOTING: Ayes Cherry, Vang, DiBuduo, Vasquez, Brand
Noes. None
Not Voting - None
Absent None
DATED: December 7, 2005 NICK YOV1N0, Secretary
Fresn City Planning Commission
Resolution No. 12376
Rezone Application No. R-04-92
Filed By Cambridge Homes
Action: Recommend Approval
DEBae1AK\Tract maps\REZONE\R-04-92-PC Reso 12376
Recording Requested by:
City Clerk, Fresno, California
No Fee-Govt. Code 6103 :
Return to City Clerk, Fresno
Space above this line reserved for Fresno County Recorder's Office
ORDINANCE OF THE COUNCIL OF THE CITY OF FRESNO
PROPOSED AND INITIATED BY
MOVED BY SECONDED BY
BILL NO.
ORDINANCE NO.
AN ORDINANCE OF THE CITY OF FRESNO, CALIFORNIA, AMENDING
THE OFFICIAL ZONE MAP OF THE CITY OF FRESNO HERETOFORE
ADOPTED BY ARTICLES 1 TO 4.5 INCLUSIVE, CHAPTER 12, OF THE
FRESNO MUNICIPAL CODE, BEING THE ZONING ORDINANCE OF THE
CITY OF FRESNO
WHEREAS, Rezone Application No. R-04-92 .has been filed by Cambridge Homes, property
owner, with the City of Fresno to rezone property as described hereinbelow; and;
WHEREAS, pursuant to the provisions of Article 4, Chapter 12, of the Fresno Municipal Code, the
Planning Commission of the City of Fresno held a public hearing on the 7th day of December, 2005, to
-consider Rezone.A licat on No. R 04-92 and related E'nvirohmental'Assessm�ent No R=04=`921 T 5427,
PP
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 R-A/UGM (Residential Agricultural/Urban Growth
Management) to the R-1/UGM (Single Family Residential/Urban Growth.Management) zone district;
and,
WHEREAS, the Council of the City of Fresno, on the 24th day of January, 2006, received the
recommendation of the Planning Commission.
Ordinance Amending Official Zone Map
Rezone Application No. R-04-92
"January 24,2006
Page 2
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 EnvironmentalImpact Report (MEIR No. 10130) dated September
28, 2005, prepared for Environmental Assessment No. R-04-92/T-5247. Accordingly, Environmental
Assessment No. R-04-92/T-5247.is hereby approved.
SECTION 2. The Council finds the requested R-1/UGM zone district is consistent with the
existing medium density residential land use designation of the 2025 Fresno General Plan and McLane
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 R-A/UGM (Residential Agricultural/Urban.Growth Management) to-the R-1/UGM (Single-Family.-
Residential/Urban Growth Management) zone district:
The Southeast quarter of Section 22, Township 13 South, Range 21 East, otherwise described as
the Southeast quarter of Fincher's. Colony, in the City of Fresno, County of Fresno, State of
California, according to the map thereof recorded in Book 4, Page 63 of Plats, Fresno County
Records
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.
CLERK'S CERTIFICATION
STATE OF CALIFORNIA )
COUNTY OF FRESNO )
CITY OF FRESNO )
I, REBECCA E. KLISCH, City Clerk of the City of Fresno, certify that the foregoing
ordinance was adopted by the Council of the City of Fresno, California, at a regular meeting held
on the. day of ,2006, by the following voter
Ayes:
Noes:
Absent:
Abstain:
REBECCA E. KLISCH
City Clerk
BY
APPROVED AS TO FORM:
HILDA CANTU MONTOY
City Attorney
By
Deputy
Rezone Application No. R-04-92
Filed by Cambridge Homes
Assessor's Parcel No. 310-020-24
DEB:lel:\K\Common\Master Files-tract maps\REZONE\R-04-92,T-5247\-CC OrdBlll
s