HomeMy WebLinkAboutT-5442 - Conditions of Approval - 1/31/2006 j .
City of
illritllc 3a M 94��
Planning and Development Department
2600 Fresno Street •Third Floor Nick P. Yovino
Fresno, California 93721-3604 Director
(559) 621-8277 FAX (559) 488-1020
July 8, 2004 Please reply to:
Mike Sanchez
Sunnyside Ranch Estates, LLC (559)621-8040
299 East Lester Avenue
Fresno, California 93720
Dear Sir:
SUBJECT: FINAL ACTION BY THE FRESNO CI COUNCIL AND FRESNO CITY PLANNING
COMMISSION REGARDING PLAN AMEN MENT APPLICATION NO.A-03-22,REZONE
APPLICATION NOS.R-03-69 AND R-03 4 AND VESTING TENTATIVE TRACT MAPS
NOS. T-5258 AND T-5295 FOR PROP RTY LOCATED ON THE WEST SIDE OF
SOUTH CLOVIS AVENUE BETWEEN HE UNION PACIFIC RAILROAD AND THE
EAST CHURCH AVENUE ALIGNMENT
The Fresno City Council conducted a duly noticed publi hearing on June 29, 2004, to consider Plan
Amendment Application No.A-03-22,Rezone Application os.R-03-69 and R-03-84. These applications
relate to the proposed development of two single family s bdivisions as requested by Vesting Tentative .
Tract Map Nos. T-5258 and T-5295 for 103 acres of proprty located on the west side of South Clovis
Avenue between the Union Pacific Railroad and the East _hurch Avenue alignment. Following a full and
complete hearing,the Council adopted Resolution No.200 228 and Ordinance Nos.2004-65 and 2004-
66,
00466, relating to the above applications as follows:
1. ADOPTED Resolution No. 2004-228 (encl sed) that amends the 2025 Fresno General
Plan and Roosevelt Community Plan for a 2 -acre portion of the subject property from the
office commercial (12 acres) and neigh orhood commercial (10 acres) land use
designations to the medium density reside tial land use designation.
2. ADOPTED Ordinance Bill No. 2004-65 (en losed)that rezones a 70-acre portion of the
subject property from.the AE-5 {Exclusi a Five Acre Agricultural) and AE-5/UGM
(Exclusive Five Acre Agricultural/Urban Gro h Management)zone districts to the R-1/cz
(Single Family Residential/conditional z Hing) and R-1/UGM/cz (Single Family
ResidentiallUrban Growth Management/co ditivna/zoning) zone districts.
3. ADOPTED Ordinance Bill No. 2004-66 (encosed) that rezones a 26-acre portion of the.
subject property from'the AE-5 (Exclusi a Five Acre Agriculturan and AE-5/UGM
(Exclusive Five Acre AgriculturaUUrban.Gr wth Management) zone districts to R-1/cz
..(Single Family Residential/conditional z ing) and R-1/UGM/cz (Single Family
Residential/Urban Growth Management/con Ito
zoning)zone districts.
Please be advised that the Ordinance Bills shall become a dive and in full force at 12;01 a.m., thirty-
one days after its passage.
The Fresno City Planning Commission previously conducte a duly noticed public hearing on June 16,
2004, to consider Plan Amendment No. A-03-22, Rezone plication Nos. R-03-69 and R-03-84 and
Vesting Tentative Tract Maps Nos. T-5258 and T-5295. he Planning Commission recommended
approval to the City Council regarding Plan Amendment No.R 03-22(Commission Resolution No.12033)
Sunnyside Ranch Estates, LLC
Plan Amendment No.A-03-22 I
Rezone Application Nos. R-03-69,R-03-84 ,
Vesting Tentative Tract Map Nos. T-5258, T-5295
Page 2
July 8, 2004
Rezone Application No.R-03-69(Commission Resolutio No. 12034),and Rezone Application No: R-03-
84 (Commission Resolution No. 12036). The Plannin Commission also approved Vesting Tentative
Tract Map Nos. T-5258 (Commission Resolution No. 1 035)and T-5295 (Commission Resolution No.
12037). No council action is required on the vesting to tative tract maps since no appeal was fled.
Please record this information for your future use. Yo will.receive no further notice regarding these
applications. If you have any questions relating to this atter, please feel free to contact me.
Sincerely,
PLANNING DIVISION
Mike Sanchez, Planner III
KAMaster Files-20031—PLAN AMENDMENTSIA-03-22,R-03-69,84,T-5295, -5258(Ailanjian)—MS\Final Action Letter.wpd
Enclosures: Resolution No. 2004-228
Ordinance Bill No. 2004-65
Ordinance Bill No. 2004-66 _
c: Fresno County Assessor
Ingels-Braun and Associates
McMillin Homes
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RESOLUTION N6. 2004-228
i
A RESOLUTION OF THE COUNCIL OF HE CITY OF FRESNO, CALIFORNIA,
AMENDING THE 2025 FRESNO GENE L PLAN AND THE ROOSEVELT
COMMUNITY PLAN (PLAN AMENDMEN APPLICATION NO. A-03-22) "
WHEREAS, on November 19, 2002, by Resol tion No. 2002-379, the City Council adopted
the 2025 Fresno General Plan which correspondingly pdated the 1992 Roosevelt Community Plan
and by Resolution No. 2002-378 certified Master Envir nmental Impact Report No. 10130 which
evaluated the potentially significant adverse environmtal impacts of urban development within the
City of Fresno's designated urban boundary line and a ended sphere of influence; and,
WHEREAS, Sunnyside Ranch filed an application to amend the land use designation of the
aforementioned plans from the office commercial planned land use designation (12.0 acres)and the
neighborhood Commercial planned land use (10.0 acre )to the medium density residential planned
land use designation for approximately 26 acres of pro rty located on the northwest and southwest
corners of South Clovis and East Church Avenues; and
WHEREAS; the environmental assessment con ucted for the proposed plan amendment
resulted in the filing of a mitigated negative declaration; nd,
WHEREAS, on June 16, 2004, the Fresno City anning Commission held a public hearing to
consider Plan Amendment Application No. A-03-22 and ssociated mitigated negative declaration for
Environmental Assessment No. A-03-22/R-03-69/R-03-8 /T-5258/T-5295; and,
,WHEREAS, the Planning Commission took actio , as evidenced in Planning Commission
Resolution No. 12033, to recommend approval of the mit gated negative declaration for
Environmental Assessment No. A-03 22/x-03-69/R-03-8 /T-5258/T-5295 dated May 12, 2004; and,
WHEREAS, the Fresno City Plann-ng Commissio also took action, as evidenced in Planning
Commission Resolution No. 12033, to recommend appro al of Plan Amendment Application
No. A-03-22, which would amend the planned land use d signation for the subject site from the office
commercial designation (12.0 acres)and neighborhood c Immercial (10 acres)to the medium density
residential designation; and,
,
Resolution No. 2oo4-228
Plan Amendment Application No. A-03-22
Page 2
WHEREAS, on June 22, 2004, the Fresno Citj Council held a public hearing to consider Plan
i
Amendment Application No. A-03-22 and received bo h oral testimony and written information
presented at the hearing regarding Plan Amendment pplication No.A-03-22.
NOW, THEREFORE, BE IT RESOLVED by th�_Council of the City of Fresno,based upon the
testimony and information presented at the hearing a upon review and consideration of the
environmental documentation provided, as follows:
1.. The Council finds that there is no substantial evidence in the record that Plan
Amendment Application No. A-03-22 mahave a significant effect on the environment
and hereby adopts the mitigated negativ declaration dated May 12, 2004.
2. The Council finds the adoption of the pro osed plan amendment as recommended by
the Planning Commission is in the best i terest of the City of Fresno.
3. The Council of the City of Fresno hereby adopts Plan Amendment Application
No. A-03-22 amending the land use des! nation of the 2025 Fresno General Plan and
Roosevelt Community Plan from the offic a commercial planned land use designation
(12 acres)and Neighborhood commercia planned land use designation (10 acres)to
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the medium density residential planned Ind use designation as depicted on Exhibit A,
attached hereto and incorporated herein y reference.
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CLERK'S CERT FICATION
STATE OF CALIFORNIA )
COUNTY OF FRESNO )
CITY OF FRESNO . )
I, REBECCA E. KLISCH, City Clerk of the City of Fresno, certify that the foregoing Resolution
was adopted by the Council of the City of Fresno, California, at a regular meeting held on the
99rh day of Juue 2004.
AYES: Boyajian, Calhoun, Dages, Duncan, Perea, Sterling, Castillo
NOES: None
ABSENT: None
ABSTAIN: None
REBECCA E. KLISCH
City Clerk
By: Ll
APPROVED AS TO FORM
HILDA CANTO MONTOY
City Attorney
Ian Amendment Application No. A-03-22
beputy 91ed by Sunnyside Ranch
arcel Nos. 481-040-02, 07, 11
K:\Common\Master Files.2003\-PLAN AMENDMENTS\A-03-22, 3-69,84,T-5295,T-5258(Ailanjian)-
MS\A-03-22-CCResolution.wpd
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PROJECT BOUNDARY /�;%�PLAN AMENDMENT NO.A-03022
REZONE APPLICATION NO.R-03-M4 j%From Office and Neighborhood Comm.
From AE-5 and AE-S/UGM . ;�f� to Med.Densly Revd.
to R•I and R-1IUGM
VICINITY SLAP PLAINNENG & DEVELOPMNT
DEPARTMENT
PLAN AMENDMENT NO.A-03-022 N
From Office and Neighborhood Comm.to Med.Density Read. A.P.N.: 481-040-02.07 11
REZONE APPLICATION NO.R-03-084 e
From AES and AE-5/UGM to R-I and R-11UGM ZONE MAP: 2555.2855
West of Clovis Ave.btwn California and Church Ayes. NOTTO SCALE EY/DATE: J.S./ 1-22-04
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 F THE CITY OF FRESNO
PROPOSED AND INITIA ED BY
MOVED BY Dages SECO qDED BY Duncan
BILL NO. B-55
ORDINANCE NO. 7004-65
AN ORDINANCE OF THE CITY OF FRE NO,CALIFORNIA,AMENDING THE
OFFICIAL ZONE MAP OF THE CITY OF ,RESNOHERETOFORE ADOPTED
BY ARTICLES 1 TO 4.5 INCLUSIVE, CHAPTER 12, OF THE FRESNO
MUNICIPAL CODE, BEING THE ZON114G ORDINANCE OF THE CITY OF
FRESNO
WHEREAS, Rezone Application No. R-03-69 has been filed with the City of Fresno to rezone
property as described hereinbelow; and,
WHEREAS, pursuant to the provisions of Article , Chapter 12, of the Fresno Municipal Code,
the Planning Commission of the City of Fresno held a public hearing on the 16th day of June, 2004, to
consider Rezone Application No. R-03-069 and related nvironmental Assessment No. A-03-22/
R-03-69/R-03-84/T-5258/T-5295, 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 here nbelow from the AE-5 (Exclusive Five Acre
Agricultural) and AE-5/UGM (Exclusive Five Acre Agricu tural/Urban.Growth Management) zone district
to the R-1 (Single Family Residential)and R-1/UGM (Single Family Residential/Urban Growth
Management) zone,district; and,
9 164
Wa4/vq
7 50/ ry4
Ordinance Amending Official Zone Map, _.,, ,`, �,"�f,, �� •.Rezone Application No. R-03-69 --
Page 2 -
WHEREAS, on June 16, 2004, the Fresno City Planning Commission through Resolution
No. 12034 recommended approval of Rezone Applicati n No. R-03-69 as described above; and,
WHEREAS, the Council of the City of Fresno, on the 22nd day of June, 2004, received the
recommendation of the Planning Commission and con urs therewith,
NOW, THEREFORE, THE COUNCIL OF THE CITY OF FRESNO DOES ORDAIN AS
FOLLOWS:
SECTION 1. Based upon the testimony and information presented at the hearing and upon
review and consideration of the environmental documetitation provided, the adoption of the proposed
rezoning is in the best.interest of the City of Fresno. Tf e Council finds in accordance with its own
independent judgment that with the recommended miti ation measures for Environmental Assessment
No. A-03-22/R-03-69/R-03-84/T-5258/T-5295 dated Ma 12, 2004, there is no substantial evidence in
the record that the rezoning may have a significant effect on the environment and the mitigated
negative declaration prepared for this project is hereby pproved.
SECTION 2. The Council finds the requested R f and R-1/UGM zone districts are consistent
with the proposed medium low density residential and ff edium density residential land use designations
of the 2025 Fresno General Plan and the Roosevelt Community Plan as specified in Section 12-403-B
of the Fresno Municipal Code.
SECTION 3. The Council finds that the zone district of the real property described hereinbelow,
located in the City of Fresno and shown on the Official Zone Map of the City of Fresno, is reclassified
from the AE-5(Exclusive Five Acre Agricultural) and AE 5/UGM (Exclusive Five Acre Agricultural/Urban
Growth Management)zone districts to the R-1 (Single Family Residential)and R-1/UGM (Single Family
Residential/Urban Growth Management) zone districts:
From AE-5 and AE-5 to R-1 and R-1/UG :
All that portion of the North half of the Nort east quarter of Section 17, Township
14 South, Range -21 East, Mount Diablo Base and Meridian, according to the
Official Plat thereof, lying North and East of Fancher Creek.
Ordinance Amending Official Zone Map
Rezone Application No. R-03-69 _- -
Page 3
Excepting therefrom the North 30 feet of said Section conveyed to Pacific
Improvement Company, a corporation, b deed recorded in Book 65 page 76 of
Deeds.
Also excepting therefrom that portion co eyed to the Southern Pacific Railroad
Company, a corporation, by deed recorded June 27, 1889 in Book 97 Page 237
of Deeds.
Also excepting therefrom; the South 620 feet.
Together with,
That portion of the East half of the Northe 3st quarter of Section 17,Township 14
South, Range 21 East, Mount Diablo BasE and Meridian,according to the Official.
Plat thereof, lying North and West of Fan her Creek.
Together with,
All that portion of the South three-fourths cf the East half of Section 17,Township
14 South, Range 21 East, Mount Diablo Base and Meridian, according to the .,
Official Plat thereof,lying Southeasterly of Fancher Creek and Washington Canal,
as said creek and canal now exist.
Excepting therefrom the South 2319 feet hereof.
Also excepting therefrom that portion desc'bed as: Beginning at the East quarter
corner of said Section 17; thence South along the East boundary of the said
Southeast quarter of Section 17, a dista ce of 357 feet; thence North 89038'
West,a distance of 36.94 feet;thence No h 01 006'30"East,a distance of 357.07
feet; thence Easterly along the North boundary of said Southeast quarter, a
distance of 30 feet to the point of beginning,as conveyed to the County of Fresno
by deed recorded June 30, 1970 in Book 5798 Page 147 as Document No.
44439, Official Records.
Also excepting.therefrom; the East 640 feet and.the South 340 feet of the East
980 feet.
SECTION 4. The development of the property described in Section 3 shall be conditioned
upon the following conditions of zoning which is recor ed and on file in the Fresno County
Recorder's Office:
1. The lots backing on to the Fancher Creek trail, where it is parallel and
adjacent to South Dewitt Ave, and the lots backing on to the railroad tracks
(California Avenue alignment)will be widened to an 80-foot lot width and.
limited to single-story construction.
2. Where the wall is required along th4p west and north boundaries of the
project site it will be seven feet in h fight and constructed with the first
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City of
Planning and Development Department
2600 Fresno Street • Third Floor Nick P. Yovino
Fresno, California 93721-3604 Director
(559) 621-8277 FAX (559) 488-1020
July 8, 2004 Please reply to:
Mike Sanchez
Sunnyside Ranch Estates, LLC (559)621-8040
299 East Lester Avenue
Fresno, California 93720
Dear Sir:
SUBJECT: FINAL ACTION BY THE FRESNO Cl COUNCIL AND FRESNO CITY PLANNING
COMMISSION REGARDING PLAN AMEN MENT APPLICATION NO.A-03-22,REZONE
APPLICATION NOS.R-03-69 AND R-03- 4 AND VESTING TENTATIVE TRACT MAPS
NOS. T-5258 AND T-5295 FOR PROP RTY LOCATED ON THE WEST SIDE OF
SOUTH CLOVIS AVENUE BETWEEN HE UNION PACIFIC RAILROAD AND THE
EAST CHURCH AVENUE ALIGNMENT
The Fresno.City Council conducted a duly noticed publi hearing on June 29, 2004, to consider Plan
Amendment Application No.A-03-22,Rezone Application os.R-03-69 and R-03-84. These applications
relate to the proposed development of two single family s bdivisions as requested by Vesting Tentative .
Tract Map Nos. T-5258 and T-5295 for 103 acres of prop rty located on the west side of South Clovis
Avenue between the Union Pacific Railroad and the East hurch Avenue alignment. Following a full and
complete hearing,the.Council adopted Resolution No.200 228 and Ordinance Nos.2004-65 and 2004-
66,
00466 relating to the above applications as follows:
1. ADOPTED Resolution No. 2004-228 (encl sed) that amends the 2025 Fresno General
Plan and Roosevelt Community Plan for a 2 -acre portion of the subject property from the
office commercial (12 acres) and neigh orhood commercial (10 acres) land use
designations to the medium density reside tial land use designation.
2. ADOPTED Ordinance Bill No. 2004-65 (enlosed)that rezones a 70-acre portion of the
subject property from.the AE-5 (Exclusi a Five Acre Agricultural) and AE-5/UGM
(Exclusive Five Acre Agricultural/Urban Gro h Management)zone districts to_the R-1/cz
(Single Family. Residential/conditional z ping) .and R-1/UGM/cz (Single Family
Residential/Urban Growth Management/co ditional zoning) zone districts.
3. ADOPTED Ordinance Bill.No. 2004.-66 (enc osed) that rezones a 26-acre portion of the
subject property from the AE-5 (Exclusi a Five Acre Agricultural) and AE-5/UGM
(Exclusive Five Acre AgriculturaUUrban.Gr wth Management) zone districts to.R-1/cz
.(.Single Family Residential/conditional z ing) and R-1/UGM/cz (Single Family
Residential/Urban Growth Management/con itional zoning) zone districts.
Please be advised that the Ordinance Bills shall become a ctive and in full force at 12:01 a.m., thirty-
one days after its passage.
The Fresno City Planning Commission previously conducte a duly noticed public hearing on June 16,
2004, to consider Plan Amendment No. A-03-22, Rezone plication Nos. R-03-69 and R-03-84 and
Vesting Tentative Tract Maps Nos. T-5258 and T-5295. he Planning Commission recommended
approval to the City Council regarding Plan Amendment No.R 03-22(Commission Resolution No. 12033)
Sunnyside Ranch Estates, LLC
Plan Amendment No.A-03-22
Rezone Application Nos. R-03-69, R-03-84 1
Vesting Tentative Tract Map Nos. T-5258, T-5295
Page 2
July 8, 2004
Rezone Application No.R.03-69(Commission Resolutio No. 12034),and Rezone Application No.R-03-
84 (Commission Resolution No. 12036). The Plannin Commission also approved Vesting Tentative
Tract Map Nos. T-5258(Commission Resolution No. 1 035)and T-5295 (Commission Resolution No.
12037). No council action is required on the vesting to tative tract maps since no appeal was flied.
Please record this information for your future use. Yo will receive no further notice regarding these
applications. If you have any questions relating to this atter, please feel free to contact me. .
Sincerely,
PLANNING DIVISION
Mike Sanchez, Planner III
KAMaster Files-2003\—PLAN AMENDMENTSIA-03-22,R-03-69,84,T-5295, -5258(Ailaniian)—MS\Final Action Letter.wpd
Enclosures: Resolution No. 2004-228
Ordinance Bill No. 2.004-65
Ordinance Bill No. 2004-66
c: Fresno County Assessor
Ingels-Braun and Associates
McMillin Homes
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RESOLUTION Nd. 2004-228
A RESOLUTION OF THE COUNCIL OF HE CITY OF FRESNO, CALIFORNIA,
AMENDING THE 2025 FRESNO GENE L PLAN AND THE ROOSEVELT
COMMUNITY PLAN (PLAN AMENDMEN APPLICATION NO. A-03-22)
WHEREAS, on November 19, 2002,by Resol tion No. 2002-379, the City Council adopted
the 2025 Fresno General Plan which correspondingly pdated the 1992 Roosevelt Community Plan
and by Resolution No. 2002-378 certified Master Envir nmental Impact Report Nc. 10130 which
evaluated the potentially significant adverse environmtal impacts of urban development within the
City of Fresno's designated urban boundary line and a ended sphere of influence; and,
WHEREAS, Sunnyside Ranch filed an application to amend the land use designation of the
aforementioned plans from the office commercial planned land use designation (12.0 acres) and the
neighborhood Commercial planned land use(10.0 acre ).to the medium density residential planned
land use designation for approximately 26 acres of pro rty located on the northwest and southwest
corners of South Clovis and East Church Avenues; and
WHEREAS, the environmental assessment con ucted for the proposed planamendment
resulted'in the filing of a mitigated negative declaration; nd,
WHEREAS, on June 16, 2004, the Fresno City anning Commission held a public hearing to
consider Plan Amendment Application No. A-03-22 and ssociated mitigated negative declaration for
Environmental Assessment No. A-03-22/R-03-69/R-03-8 /T-5258/T-5295; and,
WHEREAS, the Planning Commission took actio , as evidenced in Planning Commission
-Resolution No. 12033, to recommend approval of the mi gated negative declaration for
Environmental Assessment No. A-03 22/R-03-69/R-03-8 /T-5258/T-5295 dated May 12, 2004; and,
WHEREAS,the Fresno City Plann*ng Commissio also took action, as.evidenced in Planning
Commission Resolution No. 12033, to recommend appro al of Plan Amendment Application
No. A-03-22, which would amend the planned land use d signation for the subject site from the office
commercial designation(12.0 acres)and neighborhood mmercial (10 acres)to the medium density
residential designation; and, I
Adorrsd r_�_
a
Resolution No. 2oo4-22s
Plan Amendment Application No.A-03-22
Page 2
WHEREAS, on June 22, 2004, the Fresno Citj Council held a public hearing to consider Plan
i
Amendment Application No. A-03-22 and received bo h oral testimony and written information
presented at the hearing regarding Plan Amendment pplication No. A-03-22.
NOW, THEREFORE, BE IT RESOLVED by th Council of the City of Fresno, based upon the
testimony and information presented at the hearing a d upon review and consideration of the
environmental documentation provided, as follows.
1. The Council finds that there is no substahtial evidence in the record that Pian
Amendment Application No. A-03-22 may have a significant effect on the environment
and hereby adopts the mitigated negativ declaration dated May 12, 2004.
2. The Council finds the adoption of the pr osed plan amendment as recommended by
the Planning Commission is in the best i terest of the City of Fresno.
3. The Council of the City of Fresno hereby adopts Plan Amendment Application
No. A-03-22 amending the land use designation of the 2025 Fresno General Plan and
Roosevelt Community Plan from the offs commercial planned land use designation
(12 acres)and Neighborhood commercia planned land use designation ('10 acres)to
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the medium density residential planned I nd use designation as depicted on Exhibit A,
attached hereto and incorporated herein by reference.
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CLERK'S CERT FICATION
STATE OF CALIFORNIA )
COUNTY OF FRESNO )
CITY OF FRESNO )
I, REBECCA E. KLISCH, City Clerk of the City of Fresno, certify that the foregoing Resolution
was adopted by the Council of the City of Fresno, California, at a regular meeting held on the
day of June , 2004.
AYES: Boyajian, Calhoun, Dages, Duncan, Perea, Sterling, Castillo
NOES: None
ABSENT: None
ABSTAIN: None
REBECCA E. KLISCH
City Clerk
Br. A10M.)4. l.r
APPROVED AS TO FORM
HILDA CANTO MONTOY
City Attorney
Ian Amendment Application No.A-03-22
eputy Y iled by Sunnyside Ranch
arcel Nos. 481-040-02, 07, 11
l(ACommon\Master Files-2003\-PLAN AMENDMENTS\A-03-22, 3-69,84,T-5295,T-5258(Ailanjian)-
MS\A-03-22-CCResolution.wpd
EXHI IT
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AE4IUGiIA
.
LEGEN
PROJECT BOUNDARY PLAN AMENDMENT NO.A43422
REZONE APPUCAnCN NO.R-03-084 j i From Office and Neighborhood Comm.
From AE-5 and AE-S/UGM % /j/ to Med.Densly Rewd.
to R•1 and R-11UGM
VICINITY nip PLAN NENG & DEVELOPMENT
DEPARTMENT
PLAN AMENDMENT NO.A-03-022 N
From Onke and Neighborhood Comm.to Med.Oensity Recd, A-P•N•: 481-040-02.07 11
REZONE APPLICATION NO.R-03-0840-E
From AE-S and AE-51UGM to R-1 and R-11UGM ZONE MAP: 2555.2655
1Nest of Clovis Ave.btwn California and Church Aves. NOTTO SCALE BY/DATE: J.S.J 1-22-04
Recording Requested by: --
City Clerk,Fresno, California
No Fee-Govt. Code 6103
Return to City Clerk,Fresno
Space above this ine reserved for Fresno County Recorder's Office
ORDINANCE OF THE COUNCIL OF THE CITY OF FRESNO
PROPOSED AND INITIATED BY
MOVED BY Dages SECO DED BY Duncan
BILL NO. ' B-55
ORDINANCE NO. 7004-65
AN ORDINANCE OF THE CITY OF FRE NO,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 ZON114G ORDINANCE OF THE CITY OF
.FRESNO
WHEREAS, Rezone Application No. R-03-69 has been filed 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 16th day of June, 2004, to
consider Rezone Application No. R-03-069 and related Environmental Assessment No. A-03-22/
R-03-69/R-03-84/T-5258/T-5295, during which the Comi nission 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 here nbelow from the AE-5 (Exclusive Five Acre
Agricultural) and AE-5/UGM (Exclusive Five Acre Agricl/Urban.Growth Management) zone district
to the R-1 (Single Family Residential) and R-1/UGM (Single Family Resident/al/Urban Growth.
Management)zone district; and,
yolid a 9
�lagly
v 1 4
Ordinance Amending Official Zone Map
Rezone Application No. R-03-69 Cift,
Page 2
WHEREAS, on June 16, 2004, the Fresno City Planning Commission through Resolution
No. 12034 recommended approval of Rezone Applicati n No. R-03-69 as described above; and,
WHEREAS, the Council of the City of Fresno, on the 22nd day of June, 2004, received the
recommendation of.the Planning Commission and con urs therewith.
NOW, THEREFORE, THE COUNCIL OF THE CITY OF FRESNO DOES ORDAIN AS
FOLLOWS:
SECTION 1. Based upon the testimony and information presented at the hearing and upon
review and consideration of the environmental docume tation, provided, the adoption of the proposed
rezoning is in the best interest of the City of Fresno. The Council finds in accordance with its own
independent judgment that with the recommended mitig ation measures for Environmental Assessment
No.A-03-22/R-03-69/R-03-84/T-5258/T-5295 dated May 12, 2004, there is no substantial evidence in
the record that the rezoning may have a significant effect on the environment and the mitigated
negative declaration prepared for this project is hereby approved.
SECTION 2. The Council finds the requested R 1 and R-1/UGM zone districts are consistent
with the proposed medium low density residential and medium density residential land use designations
of the 2025 Fresno General Plan and.the Roosevelt Community Plan as specified in Section 12-403-B
of the Fresno Municipal Code.
SECTION 3. The Council finds that the zone district of the real property described hereinbelow,
located in the City of Fresno and shown on the Official 2one Map of the City of Fresno, is reclassified
from the AE-5(Exclusive Five Acre Agricultural)and AE 5/UGM (Exclusive Five Acre Agricultural/Urban
Growth Management)zone districts to the R-1 (Single Family Residential) and R-1/UGM (Single Family
Residential/Urban Growth Management) zone districts:
From AE-5 and AE-5 to R-1 and R-1/UGN.
All that portion of the North half of the Nortl teast quarter of Section 17, Township
14 South, Range 21 East, Mount Diablo 3ase and Meridian, according to the
Official Plat thereof, lying North and East c f Fancher Creek.
Ordinance Amending Official Zone Map
Rezone Application No. R-03-69 rf -
Page 3
Excepting therefrom the North 30 feet of said Section conveyed to Pacific .
Improvement Company, a corporation, by deed recorded in Book 65 page 76 of
Deeds.
Also excepting therefrom that portion cor yed to the Southern Pacific Railroad
Company, a corporation, by deed recorded June 27, 1889 in Book 97 Page 237
of Deeds.
Also excepting therefrom; the South 620 feet.
Together with,
That portion of the East half of the Northe 3st quarter of Section 17,Township 14
South, Range 21 East, Mount Diablo Base and Meridian,according to the Official.
Plat thereof, lying North and West of Fan her Creek.
Together with,
All that portion of the South three-fourths cf the East half of Section 17,Township
14 South, Range 21 East, Mount Diablo Base and Meridian, according to the .
Official Plat thereof,lying Southeasterly of ancher Creek and Washington Canal,
as said creek and canal now exist.
Excepting therefrom the South 2319 feet hereof.
Also excepting therefrom that portion desc 'bed as: Beginning at the East quarter
corner of said Section 17; thence South along the East boundary of the said
Southeast quarter of Section 17, a dista ice of 357 feet; thence North 89038'
West,a distance of 36.94 feet;thence No h 01°06'30"East,a distance of 357.07
feet; thence Easterly along the North boundary of said Southeast quarter, a
distance of 30 feet to the point of beginning,as conveyed to the County of Fresno
by deed recorded June 30, 1970 in Bo& 5798 Page 147 as Document No.
44439, Official Records.
Also excepting therefrom; the East 640 feet and.the South 340 feet of the East
980 feet.
SECTION 4. The development of the property described in Section 3 shall be conditioned
upon the following conditions of zoning which is recorded and on file in the Fresno County
Recorder's Office:
1. The lots backing on to the Fancher Creek trail, where it is parallel and
adjacent to South.Dewitt Ave, and the lots backing on to the railroad tracks
(California Avenue alignment)will be widened to an 80-foot lot width and
limited to single-story construction.
2. Where the wall is required along th west and north boundaries of the
project site it will be seven feet in height and constructed with the first
Ordinance Amending Official Zone Map
Rezone Application No. R-03-69 �,
Page 4 F
phase of the project.
3. The realigned Fancher Creek can I will not be concrete lined except at the
curves where necessary to prevent erosion.
4. The Outlot "B area of Tentative Tract Map No. 5258 located on the west
and north side of the realigned Fa icher Creek canal will not be
landscaped.
5. The wall along the project's north t9undary(California Avenue alignment)
to be set back one foot.from the p operty line and landscaping (appropriate
climbing vine) and irrigation system installed to provide screening of the
wall, subject to the granting of acc ss to construct and maintain the
landscaping by the railroad company which owns the railroad track right-of-
way.
6. The number of lots within the interi Dr of the project may be increased to
account for the number of lots reduced,along the north and west sides of
the project.
7. Install self-closing and latching gates on the pedestrian openings in the
subdivision boundary wall that allow access to the Fancher Creek trail from
the west ends of the'subdivision'scul-de-sac streets.
SECTION 5: This ordinance shall become elle tive and in full force and effect at
12:01 a.m. on the thirty-first day after its passage.
'E kfl IJ.-
CLERK'S CERTIFICATION.
STATE OF CALIFORNIA )
COUNTY OF FRESNO )
CITY OF FRESNO )
I, REBECCA E. KLISCH, City Clerk of the ity of Fresno, certify that the foregoing
ordinance was adopted by the Council of the City of resno, California, at a regular meeting held
on the2gth_ day of Jun.- , 200 , by the following vote:
AYES: Boyajian, Calhoun, Dages, D' ncan, Perea, Sterling, Castillo
NOES: None
ABSENT: None
ABSTAIN: None
RE13ECCA E. KLISCH
Cib,Clerk
By.
APPROVED AS TO FORM:
HILDA ICANTU MO OY
City Attornry
By
putt'
Re2one Application No. R-03-069
Filei by Sunnyside Ranch
Assessors Parcel Nos. 481-040-02, 07, 11
KAMaster Files-20031—PLAN AMENDMENTSW-03-22.R-03-09,84,T-52)5,T-5258(Ailanlian)—MSIR-03-69-CC
Ordl3ill.wpd
t
Recording Requested by:
City Clerk, Fresno, California
No Fee-Govt. Code 6103
Return to City Cleric,Fresno
Space above this fine reserved for Fresno County Recorder's Office
ORDINANCE OF THE COUNCIL F THE CITY OF FRESNO
PROPOSED AND INITIA ED BY
MOVED BY Dages SECO qDED BY Duncan
BILL NO. B—56
ORDINANCE NO.
AN ORDINANCE OF THE CITY OF FRESNO,CALIFORNIA,AMENDING THE
OFFICIAL ZONE MAP OFTHE CITYOF RESNO HERETOFORE ADOPTED
BY ARTICLES 1 TO 4.5 INCLUSIVE, CHAPTER 12, OF THE FRESNO
MUNICIPAL CODE, BEING THE ZON114G ORDINANCE OF THE CITY OF
FRESNO
WHEREAS,.Rezone Application No. R-03-84 has been filed with the City of Fresno to rezone
property as described hereinbelow; and,
WHEREAS, pursuant to the provisions of Article,% Chapter 12, of the Fresno Municipal Code,
the Planning Commission of the City of Fresno held a p.blic hearing on the 16th day of June, 2004, to
consider Rezone Application No. R-03=084,and related Environmental Assessment No. A-03-22/
R-03-69/R-03-84/T-5258/T-5295, 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 here nbelow from the AE-5 (Exclusive Five Acre
Agricultural)and AE-5/UGM (Exclusive Five Acre Agricu turaUUrban Growth Management) zone districts
to the R-1 (Single Family Residential) and R-1/UGM (Sir gle Family Residential/Urban Growth
Management) zone districts; and,
�doprcd =014—D4
64
Ff�atu.e �7-20- o=l
Ordinance Amending Officia, gone Map
Rezone Application No. R-03-84
Page 2
WHEREAS, on June 16, 2004, the Fresno City Planning Commission through Resolution
No. 12036 recommended approval of Rezone Application No. R-03-84 as described above; and
WHEREAS, the Council of the City of Fresno, on the 22nd day of June, 2004, received the
recommendation of the Planning Commission and concurs therewith.
NOW, THEREFORE, THE COUNCIL OF THE CITY OF FRESNO DOES ORDAIN AS
FOLLOWS:
SECTION 1. Based upon the testimony and information presented at the hearing and upon
review and consideration of the environmental documentation provided, the adoption of the proposed
rezoning is in the best interest of the City of Fresno. The Council finds in accordance with its own
independent judgment that with the recommended mitigation measures for Environmental Assessment
No. A-03-22/R-03-69/R-03-84/T-5258fT-5295, dated May 12, 2004, there is no substantial evidence in
the record that the rezoning may have a significant effect on the environment and the mitigated
negative declaration prepared for this project is hereby approved.
SECTION 2. 'The Council finds.the requested R-1 and R-1/UGM zone districts are consistent-
with the proposed medium-low density residential and medium density residential land use designations
of the 2025 Fresno General Plan and the Roosevelt Community Plan as specified in Section 12-403-B
of the Fresno Municipal Code:
SECTION 3. The Council finds that the zone district of the real property described hereinbelow,
located in the City of Fresno and shown on the Official Zone Map of the City of Fresno, is reclassified
from the AE-5 (Exclusive Five Acre Agricultural) and AE-5/UGM (Exclusive Five Acre AgriculturaUUrban
Growth Management) zone districts to the R-1 (Single Family Residential)and R-1/UGM (Single Family
ResidentialAkban Growth Management) zone districts:
Ordinance Amending Official Lone Map
Rezone Application No. R-03-84 c- �- �,,;F
i�? �., , iii-c� r
: o
Page 3
From AE-5 and AE-5 to R-1 and R-1/UGM:
PARCEL 1.
All that portion of the North half of the Northeast quarter of Section 17, Township
14 South, Range 21 East, Mount Diablo Base and Meridian, according to the
Official Plat thereof, lying North and East of Fancher Creek.
Excepting therefrom the North 30 feet of said Section conveyed to Pacific
Improvement Company, a corporation, by deed recorded in Book 65 page 76 of
Deeds.
Also excepting therefrom that portion conveyed to the Southern Pacific Railroad
Company, a.corporation, by deed recorded June 27, 1_889 in Book 97 Page 237
of Deeds.
Also excepting therefrom that portion conveyed to the Southern Pacific Railroad
Company,a corporation, by deed recorded June 27, 1889 in Book 97 Page 237
of Deeds..
PARCEL 2:
That portion of the East half of the Northeast quarter of Section 17, Township 14
South, Range 21 East, Mount Diablo Base and Meridian,according to the Official
Plat thereof, lying North and West of Fancher Creek.
Excepting therefrom.all oil, gas, hydrocarbon substances and mineral in, under
and which may be produced from said lands, and one-quarter of all of the
royalties, payments, rights and benefits reserved to the lessor in any oil, gas or
mineral lease of said land, and the right to enter upon said real property and to
explore and prospect for and store and remove said oil, gas, hydrocarbons and
minerals therefrom, and .the right to construct and maintain on said land such
roads, pipe lines, telephone tines, tanks, buildings and other appurtenances as
may be reasonably necessary or incidental to such operations, and to exercise
such other rights, including the right of ingress and egress,as may be reasonably
necessary or incidental thereto, as reserved in the deed from Milton G. Cooper&
Son, Inc., a corporation, recorded March 22, 1945 in Book 2237 Page 469 as
Document No. 11685, Official Records.
All that portion of the South three-fourths of the East half of Section 17,Township
14 South, Range 21 East, Mount Diablo Base and Meridian, according to the
Official Platthereof,lying Southeasterlyof Fancher Creekand Washington Canal,
as said creek and canal now exist.
Excepting therefrom the South 2319 feet thereof.
Ordinance Amending Officiai /-one Map - ---
Rezone Application No. R-03-84
Page 4
Also excepting therefrom that portion described as: Beginning at the East quarter
comer of said Section 17; thence South along the East boundary of the said
Southeast quarter of Section 17, a distance of 357 feet; thence North 89038'
West, a distance of 36.94 feet; thence North 010 06' 30" East, a distance of
357.07 feet;thence Easterly along the North boundary of said Southeast quarter,
a distance of 30 feet to the point of beginning, as conveyed to the County of
Fresno by deed recorded June 30, 1970 in Book 5798 Page 147 as Document
No. 44439, Official Records.
SECTION 4. The development of the property described in Section 3 shall be conditioned
upon the following conditions of zoning which is recorded and on file in the Fresno County
Recorder's Office:
1. The lots backing on to the Fancher Creek trail, where it is parallel and
adjacent to South Dewitt Ave, and the lots backing on to the railroad tracks
(California Avenue alignment)will be widened to an 80-foot lot width and
limited to single-story construction.
2. Where the wall is required along the west and north boundaries of the
project site it will be seven feet in height and constructed with the first
phase of the project.
3. The realigned Fancher Creek canal will, not be concrete lined except at the
curves where necessary to prevent erosion.
4. The Outlot"B" area of Tentative Tract Map No. 5258 located on the west
and north side of the realigned Fancher Creek canal will not be
landscaped.
5. The wall along the project's north boundary (California Avenue alignment)
to be set back one foot from the property line and 'landscaping (appropriate
climbing vine) and irrigation system installed to provide screening of the
wall, subject to the granting of access to construct and maintain the
landscaping by the railroad company which owns the railroad track right-of-
way.
6. The number of lots within the interior of the project may be increased to
account for the number of lots reduced along the north and west sides of
the project.
7, Install self-closing and latching gates on the pedestrian openings in the
subdivision boundary wall that allow access to the Fancher Creek trail from
the west ends of the subdivision's cul-de-sac streets.
Ordinance Amending Officiai zone Map
Rezone Application No. R-03-84 [ C
Page 5
SECTION 5. This ordinance shall become effective and in full force and effect at
12:01 a.m. on the thirty-first day after its passage.
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 94Th day of T„no , 2004, by the following vote:
AYES: Boyajian, . Calhoun, Dages, Duncan, Perea, Sterling, Castillo
NOES: None
ABSENT: None
ABSTAIN: - None
REBECCA E. KLISCH
City Clerk
By
APPROVED AS TO FORM:
HILDA CANTO.MONTOY
City tto ey
By
GDep
Rezone Application No. R-03-84
Filed by Sunnyside Ranch
Assessors Parcel Nos. 481-040-02, 07, 11
KAMaster Files-20031-PLAN AMENDMENTSIA-03-22,.R-03-69,84,T-5295,T-5258(Ailanjian)—MS\R-03-84-CC
0rd8111.wpd
2025 FRESNO GENERAL PLAN
AMENDMENT
PROPOSED LAND USES
GOlUMBIA DWVE SOUTH
SAN JO IN VALLEY RAILROAD
SAN-InAMIN VALLEY RAILROAD
' -
E. ATCAWN AVENUE
ui
m
IA „
u1 - '• � .
E. CALIFORNIA AVE.
nI
E.6 INRYAVE.
m
e e
a .
a
IU
E. PITC AVENUE In •• r •• W • : •• s
d v s d
SCALE r-500
r,
- .; •. s a a s a
A •. r r
- ------------ A - - - - - E. CHURCH AVE.
_ A5T CHURCH AVENUE(RIMFZEE-T-�
m
PROPOSED SUBDIVISION INFORMATION:
OVERALL GROSS AREA, 104.116 A40=680.39
PAE MM Or RESIDENTIAL LOTS:
60'10110a MIN 6,000 50.PT. STY/41.166 AG.61t(SAM LPA)
I N G ELS ' BRAUN RESIDENTIAL LOT(TO REMAIN),
®® & ASSOCIATES EXISTING LOT MST OP CANAL 3J0� NET
CANAL AND OPEN SPACE
CIVIL ENGINEERING AND LAND SURVEYING CANAL AND OPENSPACE NORTH CHURCH 1,41 AG.NET
EN
875 NEST AMM AVENUE. SUITE 104 CANAL AND OPEN SPACE SOUTH OP CHURCH 111 AG.NL•T
MAWS, CALIFOF*dA 9381, FYI,iWlz; -Oq T 09
(559) 221 - 0427 IDA cAOFlLG, owslrx f!A
2025 Fr(ESNO GENERAL,PLAN;,,; t ;
AMENDMENT
C-OL.L 51A DRIVE 50UTH ITT
/
E IA VE
SAN JOAAUIN VALLEY RAILROAD
T Vel \ MEDIUM LOW DENSITY
RESIDENTIAL
��. (NO CHANGE)
E. CALIFORNIA AVE.
6EARt'AVF_ MEDIUM LOW DENSITY . 11!
RESIDENTIAL `
(NO CHANGE) `1
w
z
E. PITT AVENUE
scALE E r-5ov
i O
j MEDIUM DENSITY O -
RESIDENTIAL N
(NO CHANGE)
v '
- ---------- E. CHURCH AVE.
AST CHURCH AVENUE (FUTURE)
MEDIUM DENSITY
' RESIDENTIAL
(NO CHANGE)
PROPOSED CHAN6E5 TO THE 2025 6ENERAL PLAN
PwAf+1:D er.
® INGELS - BRAUN ® OFFICE COMMERCIAL PLAN DESIGNATION (12.0 ACRES)
® & ASSOCIATES CHANGE TO MEDIUM DENSITY RESIDENTIAL
CIVIL ENGINEERING ANO LANG SURVEYING NEIGHBORHOOD COMMERCIAL PLAN DESIGNATION (9.9 ACRES)
els NEST ASHLAN AVFNUr. SWE 102 CHANGE TO MEDIUM DENSITY RESIDENTIAL
MOM CM FOFM 93612
(359) 291 -0427 1 'MALLS -3 1°g
IDA CADFlLA, 0309TGX-rA
'�c + `�� REPORT T-.'. ME CITY COUNCIL Y
nEMI AGENDA ITEM NO. y : l Sjorr
COUNCIL MEETING
t12q/oy
une 22, 2004 APPRovEunr
FROM: NICK P. YOVINO, Director DEPARTMENT DIRECTO —'-
Planning and Development Department
CC 11 CI rY MANAGER
Y'
BY: DARRELL UNRUH, Planning Manager
Planning and Development Department
SUBJECT: CONSIDERATION OF PLAN AMENDMENT APPLICATION NO. A-03-22, REZONE
APPLICATION NO. R-03-69 AND REZONE APPLICATION NO. R-03-84 AND
ENVIRONMENTAL .FINDING FOR ENVIRONMENTAL O. 03-ASSESSMENT N A- 2/
A S .2
R-03-69/R-03-84/T-5258/T-5295
Pre AtEd W C,y LUU11:il
Date (II 1-ii o
DisPosiOinn 1` i ..:-
RECOMMENDATION - 2/;62L2'?
It is recommended that the City Council take the following actions:
1. APPROVE the finding of Mitigated Negative Declaration for Environmental Assessment No. A-03-22/
R-03-69/R-03-84/T-5258/T-5295 dated May 12, 2004.
2. APPROVE Plan Amendment Application No.A-03-22 which proposes to amend the 2025 Fresno General
Plan and the Roosevelt Community Plan from the office commercial land use designation (12 acres) and
neighborhood commercial (10.acres)to the medium density residential land use designation.
7. APPROVE of Rezone Application No. R-03-69 which proposes to rezone a 70-acre portion'of the subject
property from the AE-5 (Exclusive Five Acre Agricultural) and AE-5/UGM (Exclusive Five Acre
Agricultural/Urban Growth Management)zone districts to the R-1(Single FamilyResidentiao and R-1/UGM
(Single Family Residential/Urban Growth Management) zone districts.
4. APPROVE of Rezone Application No. R-03-84 which proposes to rezone a 26-acre portion of the subject
property from the AE-5 (Exclusive Five Acre Agricultural) and AE-5/UGM (Exclusive Five Acre
Agricultural/Urban Growth Management) zone districts to R-1(Single Family Residential) and R-1/UGM
(Single Family ResidentiaUUrban Growth Management) zone districts.
EXECUTIVE SUMMARY .
Plan Amendment Application No.A-03-22 and Rezone Application Nos.R-03-69 and R-03-84,filed by Sunnyside
Ranch, pertain to approximately 103 acres of property located'on the west side of South Clovis Avenue between
the Union Pacific Railroad and a point 350 feet south of the East Church Avenue alignment. Plan Amendment
Application No.A-03-22 proposes an amendmentof the 2025 Fresno General Plan and the Roosevelt Community
Plan to change the planned land use of a 22-acre portion of the project site from the office commercial planned
land use designation (12 acres) and the neighborhood commercial planned land use designation (10 acres)to
the medium density residential land use designation
Rezone Application No. R-03-69 and Vesting Tentative Tract Map No. T-5258 propose to rezone an
approximately 70-acre portion of the subject site from the AE-5(Exclusive Five Acre Agriculturao and AE-5/UGM
(Exclusive Five Acre Agricultural/Urban Growth Management)zone districts to the R-1(Sing/e Family Residential)
and R-1/UGM(Single Family ResidentiaUUrban Growth Management)zone districts and develop a 255-lot single
family residential subdivision. Rezone Application No. R-03-84 and Vesting Tentative Tract Map No. 5295
ropose to rezone an approximately 26-acre portion of the subject site from the AE-5 (Exclusive Five Acre
Agricu/turao and AE-5/UGM (Exclusive Five Acre Agricultural/Urban Growth Management)zone districts to the
R-1 (Single Family Residentiao and R-1/UGM (Single Family Residential/Urban Growth Management) zone
,-A,
- -
REPORT TO THE CITY COUNCIL "' "
Plan Amendment Application No. A-03-22
Rezone Application Nos. R-03-69/R-03-84
June 22, 2004 ,..•.
Page 2
districts and develop as a 98-lot single family residential subdivision
Approval of Rezone Applications
s .
No. R-03-69 and No. R-03-84 will allow development of the subject property consistent with the medium
and medium-low density residential planned land uses of the 2025 Fresno General Plan and the Roosevelt
Community Plan. The Planning Commission approved the tentative tract maps with no appeals being received.
Therefore, the Planning Commission actions on the tract map applications are final.
PROJECT INFORMATION
PROJECT A 98-lot single-family residential subdivision on 24±acres of property
with an overall density of 4.1 dwelling units per acre as proposed by
Vesting Tentative Tract Map No. 5295 and a 255-lot single family
residential subdivision on 70±acres at a density of 3.6 dwelling units
per acre as proposed by Vesting Tentative Tract Map No. 5295
APPLICANT Sunnyside Ranch (Engineer: Ingels-Braun)
.,LOCATION West side of South Clovis Avenue between the Union Pacific
Railroad (California Avenue alignment) and 350 feet south of the
East Church Avenue alignment
(Council District 5, Councilmember Dages)
SITE SIZE 96 net acres
LAND USE Existing = Agricultural, Rural Residential and Horse Stables
Proposed-.Single Family Residential
ZONING Existing AE-5(Exclusive Five Acre Agricultural) anq AE-5/UGM
(Exclusive Five Acre Agricultural/Urban Growth
.Management)
Proposed - R-1 (Single Family Residential)and R-1/UGM (Single
Family Residential/Urban Growth Management)
PLAN DESIGNATION The proposed R-1 and R-1/UGM zone districts and 98-lot and 255-lot
AND CONSISTENCY single family residential subdivisions are consistent with the medium-
low density residential (2.19 to 4.98 dwelling units per acre) and
proposed.medium density residential(4.99 to 10.37 dwelling units per
acre) planned land uses per Section 12-403 of the Fresno Municipal
Code.
ENVIRONMENTAL FINDING Mitigated Negative Declaration issued on May 12,2004
PLAN COMMITTEE The Roosevelt Community.Plan Advisory Committee reviewed
RECOMMENDATION the.item at.its meeting of March 8, 2004, and recommended
approval of the proposed project with conditions.
STAFF RECOMMENDATION Approve the plan amendment application, the rezone applications,
and the environmental assessment
PLANNING COMMISSION On June 16, 2004, the Fresno City Planning Commission voted 4
RECOMMENDATION to 0 to recommend approval of the plan amendment application,
the rezone application, and related environmental assessment. i
REPORT TO THE CITY COUNCIL.: ,.r ,.?1, (IJ i-V P )l ;i,, ,,;
Plan Amendment Application No. A-03-22
Rezone Application Nos. R-03-69/R-03-84
ine 22, 2004
-,age 3
BORDERING PROPERTY INFORMATION
Planned Land Use Existing Zoning Existing Use
North Low Density Residential R-1-AH.(County) Large Lot Single Family
Single F amily Residential-Horses Subdivision
South Medium-Low Density AE-5/UGM : Proposed Single Family
Residential Exclusive Five Acre Agriculture/Urban Subdivision
Growth Management
Medium Density Residential (R-1/UGM..pending)
East Medium-Low Density AE-20/UGM Agriculture and Rural
Residential Exclusive Twenty Acre Agriculture/ Residential
Urban Growth Management
AE-5/UGM
Exclusive Five Acre Agriculture/Urban
Growth Management
Community Commercial C-2/UGM
Community Shopping Center/Urban
Growth Management
West Low Density Residential R-P/BA-15 Single Family Residential
Residential and Professional
Office/Boulevard Area Treatment,15 Feet
ENVIRONMENTAL FINDING
The initial study prepared for Environmental Assessment No.A-03-22/R-03-69/R-03-84lf-5258/t=5295 considered
potential environmental impacts associated with the subject plan,amendment, rezone, and tentative tract map
requests. The study indicates that the project, if approved, would not conform to the land use designation and
land use policies of the,2025.Fresno General Plan, and it is not within the scope of Master Environmental Impact
Report No. 10130. Therefore, staff has issued a finding of.a mitigated.negative declaration which incorporates
mitigation measures from MEIR No.. 10130 as well as project. specific mitigation measures. The mitigated
negative declaration was issued on May 12, 2004. This environmental finding was properly noticed with no
comments filed within the 20-day review and comment period.
BACKGROUND /ANALYSIS
The applicant, Ingels-Braun on behalf of Sunnyside Ranch, has filed Plan Amendment Application No.A-03-22,
Rezone Application No. R-03-69 and related Vesting Tentative Tract Map No. 5258, and Rezone Application
No. R-03-84 and related Vesting Tentative Tract Map No.T-5295 for 96 net acres of property located on the west
side of South Clovis Avenue between the Union Pacific Railroad Tracks(California Avenue alignment)and a point
350 feet south of the East Church Avenue. Plan Amendment.Application.No.. A-03-22 proposes to amend the
land use plan designations of the 2025 Fresno General Plan and the Roosevelt Community Plan from office
commercial(12 acres)and neighborhood commercial:(10 acres)to medium density residential planned land use
(22 acres). Rezone Application No. R-03-84 and related Vesting Tentative Tract Map No. 5295/UGM propose
`o rezone a 26t-acre area portion.of the project site from the AE-5 (Exclusive Five Acre Agricultural) and
,E-5/UGM(Exclusive Five Acre Agricultural/Urban Growth Management)zone districts to the R-1 (Single Family
Residential)and R-1/UGM(Single Family Residential/Urban Growth Management)zone districts and authorize
development of a 984ot single family residential subdivision. Rezone Application No. R-03-69 and associated
REPORT TO THE CITY COUNCILf ORT s 1 ,
Plan Amendment Application No.A-03-22 _
Rezone Application Nos.R-03-69/R-03-84
June 22, 2004
Page 4
Tentative Tract Map No. 5258 propose to rezone a 70t-acre area portion of the project site from the AE-5
(Exclusive Five Acre Agricultural)and AE-5/UGM(Exclusive Five Acre Agricultural/Urban Growth Management)
zone districts to the R-1(Single Family Residential and R-1/UGM (Single Family ResidentiallUrban Growth
Management) zone districts and authorize development of a 255-lot single family residential subdivision.
An approximately 54-acre area portion of the project site is designated for medium-low density residential uses.
With approval of the proposed plan amendment application the remaining approximately 42-acre area portion
of the project site will be designated for medium density residential uses. This 96-acre area calculation of the
total project area is reflective of net acreage excluding areas dedicated for major street purposes and canal or
trail areas. The residential density of Vesting Tentative Tract Map No. 5258 is 3.6 dwelling units per acre, while
the density of Vesting Tentative Tract Map No. 5295 is 4.1 dwelling units per acre. The average density for the
entire project site will be 3.8 dwelling units per acre, which is permitted within the medium-low and medium
density residential land use plan designations provided the average density is not less 2.18 units per acre.
It is also noted that the portion of the subject property which is located to the north of the East Church Avenue
alignment is within the non-UGM area. However, the portion of the subject property which is located south of
East Church Avenue is within the designated UGM area. Both rezone applications cover portions of the project
site that are within the UGM and non-UGM areas.
Surrounding land uses are characterized by low density single family residential development to the north and
west. To the east, there is rural residential with some agriculture being practice along with a ponding basin. It(
should be noted that there is residential development activity.further to the east which will ultimately be directed
west to Clovis.Avenue. To the south,there is evidence of past agriculture activity. However,a tentative tract map
(T-5137) has been recently approved.to allow development of the property to the immediate south with single
family residences.
Vehicular access to the project site will be primarily from South Clovis Avenue and East Church Avenue, which
are designated as arterial and collector streets, respectively.. In addition,.the connection of South Minnewawa
Avenue(a designated collector street)at the southwest corner of the site will provide additional access to a major
street. The vehicle traffic generated by the development.of this residential project can be accommodated by the
planned circulation system. with street improvements. completed by the project as required by development
standards and .Master Environmental Impact Report No... 101.30 mitigation measures. Sewer and water
infrastructure availability,and service demands have been verified by the Department of Public Utilities with
existing facilities in both South Clovis Avenue and, East Church Avenues that both subdivision can connect to
for service.
Committee Recommendation
The Roosevelt Community-Plan Advisory Committee reviewed the plan amendment and rezone applications,
and vesting tentative tract maps only at_its meeting March 8, 2004. The committee took action to recommend
approval of the applications with condition that the applicant incorporate efforts to physically prohibit vehicular
access to the proposed multi-purpose trail and that final trail plans be brought back before the Committee for
review.
Fresno City Planning Commission
On June 16, 2004, the Fresno City Planning Commission reviewed the proposed project and took action to
unanimously recommend approval of the plan amendment and rezone applications. The Planning Commission
also unanimously approved the vesting tentative tract map applications. The Planning Commission did impose
additional conditions of approval to the vesting tentative tract maps based on the testimony presented at the
Jl
REPORT TO THE CITY COUNCIL
Plan.Amendment Application No.A-03-22 e
Rezone Application Nos. R-03-69/R-03-84
une 22, 2004
Page 5
meeting. These new requirements include the reduction.of two lots in the northwest portion of the.project site;
no pedestrian bridge crossing over the Fancher Creek canal; construct the proposed multi-purpose trail with
natural trail surfaces;the applicant and city staff are to work with the Fresno Irrigation District to allow the Fancher
Creek canal realignment to be constructed with earthen rather than concrete lining; and that the cul-de-sac
streets with pedestrian access to the trail shall'have wrought iron safety gates. The project applicant has'agreed
to these conditions. No appeals have been received regarding the tentative tract maps',therefore,the Planning
Commission actions on the tentative tract map applications are final.
Land Use Plans and Policies
Objective C-9 of the 2025 Fresno General Plan encourages the city to "[p]lan for the diversity and quality of
residential housing,at locations necessary to provide for adequate and affordable housing opportunities. Housing
patterns should support balanced urban growth and should make efficient use of resources and public facilities."
Policy-2-e of the 2025 Fresno General Plan calls for the application of standards and design strategies to
accommodate expanded and appropriately intensified residential development within the eastern quadrant of the
community that ensure existing neighborhoods are respected and enhanced. These two policies encourage the
development of land which has remained in agricultural use or has been underdeveloped, while being located
within the city's adopted urban area boundary and planned for urbanization. The project site is somewhat unique,
with established large estate sized lots and homes developed to the north and west, the Fancher Creek.canal
traversing the property,and its past use as a ranch with equestrian stables that have become a notable part of
.''he surrounding Sunnyside neighborhood. The development of the proposed single family residential subdivision
,rill provide an appropriate transition from the single family homes with large size lots to the north and west.
The plan amendment is proposing to eliminate approximately 12 acres of office commercial planned land use and
10 acres of neighborhood commercial planned land use and replace it with medium density residential planned
land-use. The reduction of office and neighborhood commercial land uses.is not expected to"impact the'area in
terms of having conveniently located and immediately accessible°services for the future residents of this area.
There several existing commercial shopping centers located one mile from the proposed site at Kings Canyon
Road and Clovis Avenue. Moreover;there is a planned=communhy shopping center designated for the northeast
corner of Clovis and Church Avenues directly to the east of the subject site. The proposed residential use is a
less intensive land use and which will generally have a reduced demand upon public infrastructure and services
particulariywith the proposed residential densities of Vesting Tentative Tract Map No.5258 andVesting Tentative
Tract Map No. 5295,which are a.relatively moderate,3.6 dwelling units per acre and 4.1 dwelling units peracre,
respectively.
A historic property survey by J & R Environmental Services was conducted for the subject..property. .Thereport
dated May.6, 2004, concluded that the structures on the site did. not meet the CEQA definition of an "historical
resource."
Circulation Element Plan Policies and.Major Street.System Traffic Capacity
The 2025 Fresno General Plan designates South Clovis Avenue as an arterial street and designates East Church
Avenue as a collector street. The developer will be required to dedicate and construct improvements in
accordance with the adopted plans. These improvements include the construction of curb;gutter, sidewalk,and
paving within the limits of the tract; construction of an underground street lighting system; and relinquishment of
iccess rights to South Clovis, South Minnewawa, South Sundance, and East Church Avenues for all residential
lots adjacent to the major street frontages. These street improvements are outlined in more detail in the Vesting
REPORT TO THE CITY COUNCIL
Plan Amendment Application No.A-03-22
Rezone Application Nos. R-03-69/R-03-84 _
June 22, 2004 i
Page 6
Tentative Tract Map No. 5258 and Vesting Tentative Tract Map No. 5295 Conditions of Approval dated May 21,
2004.
As required by the mitigation measures established by the certification of MEIR No. 10130,a traffic assessment,
dated March 30, 2004, was prepared by Peters Engineering Group to evaluate the number of vehicle trips
projected to be generated by the proposed project. Utilizing the Institute of Traffic Engineers (ITE) Trip
Generation Manual, Sixth Edition,and associated computer software together with the Council of Fresno County
Governments (COG) computerized traffic model, this analysis predicts the number of vehicle trips that will be
generated from the proposed project and surrounding planned land uses, and the direction in which these trips
will travel.
Development of 381 single family residential dwelling units can be expected to generate .an average of
approximately 3,646 vehicle trips per day(VTD). Of these vehicle trips it is projected that 285 will occur during
the morning (7 to 9 a.m.) peak hour travel period and 385 will occur during the evening (4 to 6 p.m.) period hour
travel period. A modest proportion of these projected trips are expected to access the planned 180 Freeway and
ClovisAvenue interchange and the.Freeway99 and Jensen Avenue interchange during the morning and evening
peak periods. The eastern extension of Freeway 180 from Chestnut Avenue to the expressway transition at
Temperance Avenue is expected to occur as provided by the Measure C Transportation Sales Tax Expenditure
Plan by the year 2006. This extension includes the Clovis Avenue interchange which is expected to be designed
with adequate capacity to accommodate a 20-year population and employment growth period.
The.project traffic study has indicated that the.Church/Minnewawa intersection should be constructed and with
necessary improvements to accommodate traffic control signalization. In addition,the Clovis/Church intersection
should contain single left-turn lanes on Clovis Avenue with a single 300-foot left-turn pocket length extending from
Church Avenue. The project's fair share for improvements to the Clovis/Church intersection has.been.determined
to be 3.7 percent, while the fair share cost for:the Clovis and Jensen intersection,is 1.6 percent. The applicant
has agreed to pay these fees as a part of the mitigation measures in response to project generated traffic
impacts. This will include portions of the.project site not located within the Urban Growth Management Area
where the payment of major street and traffic signal fees and/or the.construction of.improvements would not
otherwise be required. Much of the immediately surrounding area has been developed.and the planned.major
street .and intersection improvements have been completed as required by adopted plans, policies, and
development standards.
The California Department of Transportation (Caltrans), District'6; Office of Intergovernmental Relations has
stated that the proposed plan amendment is not expected to create significant impacts to .the State Highway
System in a letter dated February 3, 2004. They have, however expressed concern regarding development that
accommodates population growth within the Fresno Metropolitan Area, because any growth increases the
demand upon the state highway systems.
An appropriate, reasonable and legally permissible method of addressing capacity deficiencies.has been
presented to Caltrans for consideration. This method utilizes the master storm water drainage facility planning
and fee program established by the Fresno Metropolitan Flood Control Agency as a model. Using this model,
Caltrans is responsible for providing a master•facilities plan, development fee schedule, and assurances of
compliance with constitutional and statutory requirements(Mitigation Fee Act-AB 1600)which apply to the City
of Fresno. Should Caltrans develop a master faciflties.plan and development impact fee program consistent with,
this model, it will be applied to any final tract map.or other applicable development entitlement for this project.
REPORT TO THE CITY COUNCIL
Plan Amendment Application No. A-03-22 -
Rezone Application Nos. R-03-69/R-03-84
-une 22, 2004
Page 7
It is also noted that the City of Fresno's staff has. met with Caltrans representatives to review citywide impacts
on State facilities; the CEQA process; and the legal requirements for determining the nexus (demonstration of
the direct relationship between the project and the potential impact)and the proportionality(fair share contribution
towards mitigating the impact)required by State law. The City of:Fresno again transmitted a written explanation
of the above concerns; dated March 31, 2003, to Caltrans District 6Office of Transportation Planning which
identified potential mechanisms to establish impact fees such.as a memorandum of understanding orjoint.powers-
agreem.ent.. A previous letter from the Caltrans District 6 office has indicated that the City of Fresno's request
to be indemnified with respect to legal challenges protesting the imposition of a state facility fee exaction could
not be granted. Subsequent correspondence received from Caltrans staff has not clarified the District's position.
with respect to pursuing the city's suggested cooperative mechanisms but has continued to reiterate a conclusion
that it is the sole responsibility of the City of Fresno as the lead agency to apply exactions through the California
Environmental Quality Act(CEQA) process.
Although Caltrans representatives have not endorsed a state transportation facilities impact agreement, a
partnership in planning grant was obtained by the Council of Fresno County Governments through which the City
of Fresno and Caltrans are participating, along with other local jurisdictions, to complete a freeway deficiency
study. This study will detail the traffic impacts anticipated to occur to freeway facilities within the greater Fresno-
Madera-Clovis Metropolitan Area. This study will focus upon facilities identified to be most impacted by the
projected increases in traffic; identification of the sources of the vehicle traffic within the greater metropolitan
area; and the improvements necessary.to provide adequate vehicular capacity. Findings from this study may
11ow proportionate traffic impact fees to be legally implemented by the cities of Fresno and Clovis as well as the
County.of Fresno upon adoption by the respective.jurisdictions.
Streets and Access Points
Vesting Tentative Tract Map No.T-5258 and Vesting Tentative Tract Map No.T-5.295 propose to have vehicular
access from South Clovis Avenue, South Sundance Avenue, South Minnewawa Avenue, and East .Church
Avenue. The Public Works Department,Transportation Planning Section,has reviewed the plan amendment,
rezone, and tentative tract map applications. They have also reviewed the traffic assessment, dated March 30,
2004, prepared by Peters Engineering Group. Based upon its evaluation,the 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 Clovis, Church; Minnewawa, and
Sundance Avenues to their ultimate planned width.
Land scaping/Walls
Vesting Tentative Tract.Map No. T-5258 and Vesting Tentative Tract Map No.T-5295 will be required to install
a 15-foot deep landscaped setback and buffer along South Clovis and East Church Avenues and 20-foot deep
landscaped setback and buffer along South.Minnewawa Avenue. In addition, the applicant will be required to
install a solid wall to a height,as specified by the Acoustical Analysis dated March 2, 2004, along the rear of the
required landscape setback, which will mitigate the adverse effect of noise.generated by vehicles traveling on
the adjacent major streets and railroad. The west and.south boundaries of the project will have solid masonry
walls at a minimum of six feet. Lots that.side or back onto the interior streets will also have solid masonry walls
of six feet.
The project site:currently contains several dozen majestic palm trees. The project conditions encourage the
implementation of diligent efforts to relocate the palm trees and incorporate them as part of the landscape feature
along South Sundance Avenue, which is a local street designed to serve as the primary entry-way for the
proposed residential development.
REPORT TO THE CITY COUNCIL
14.1.. ,f11. �,<< •�,.y...,
Plan Amendment Application No.A-03-22 - -
Rezone Application Nos. R-03-69/R-03-84
June 22, 2004
Page 8
Open Space
The developer will be required to provide at least five percent of the total project area for public or private
common open space per Roosevelt Community Plan Policy No. 1-17.1. Alternatively, an equivalent amount of
area may be provided in conjunction with approved public or quasi-public open space within one-quarter mile of
this development.
The_required multi-purpose, trail to be .constructed along the realigned Fancher Canal within the proposed
subdivision will provide a concrete or asphalt pavement surface for pedestrians/bicyclists and a crushed rock trail
for equestrians.The project applicant will be required to deed to the City of Fresno 30 feet along the new Fancher
Creek realignment for the future development of.a multi-purpose trail on the east side of the realigned canal. In
addition, the applicant will deed necessary property for the canal realignment to the Fresno Irrigation District.
There are two other"outlots" that will be developed as open space which will be located on the west side of the
new Fancher Creek canal. This required trail construction will apply toward the above-noted five percent open
space requirement for this project as will Outlots B and C.
CONCLUSION
The appropriateness of the proposed project has been examined with respect to its consistency with goals and
policies of the 2025 Fresno General Plan and the Roosevelt Community Plan; its compatibility with surrounding
existing or proposed uses; and, its avoidance or mitigation of potentially significant adverse environmental
impacts. These factors have been evaluated as described above and by the accompanying environmental f`.
assessment. Upon consideration of this evaluation, it can be concluded that the proposed Plan Amendment
Application No. A-03-22 and Rezone Application No. R-03-69 and R-03-84 are appropriate for the project site.
KXommonWlaster.Files-2001—PIAN AMENDMENTSW03-22,R-03-69,84,T-5295,T-5258(Ailanjian)—MS\RCC-A-03-22.wpd
Attachments: .Exhibit A.(Vicinity Map)
Vesting Tentative Tract Map No..5258 dated June 8,2004
Vesting Tentative Tract:Map No. 5295 dated June 8, 2004
Letter From Fresno Irrigation.District dated April 8, 2004
Letters from Caltrans dated May 25, 2004, and March 16, 2004
Draft cross-section of canal/trail alignment
Environmental Assessment No.A-03-22/R-03-69/R-03-84/T-5258/T-5295(finding of a Mitigated
Negative Declaration), issued on May 1.2, 2004
Planning Commission Resolution Nos. 12033, 12034 and 12036'
Resolution for Plan Amendment Application No. A-03-22
Ordinance Bill for Rezone Application No. R-03-69
Ordinance Bill for Rezone Application No: R-03-84
PROPOSED CONDITIONS RELATING TO
PLAN AMENDMENT APPLICATION NO. A-03-22
AND REZONE APPLICATIONS NO R-03-69 AND NO. R-03-84
PRESENTED AT THE CITY COUNCIL'S JUNE 29, 2004, PUBLIC HEARING
1. The lots backing on to the Fancher Creek trail, where it is parallel and adjacent to
South Dewitt Ave, and the lots backing on to the railroad tracks (California Avenue
alignment)will be widened to an 80-foot lot width and limited to single-story
construction.
2. Where the wall is required along the west and north boundaries of the project site it
will be seven feet in height and constructed with the first phase of the project.
3. The realigned Fancher Creek canal will not be concrete lined except at the curves
where necessary to prevent erosion.
4. The Outlot "B" area of Tentative Tract Map No. 5258 located on the west and north
side of the realigned Fancher Creek canal will not be landscaped.
5. The wall along the project's north boundary (California Avenue alignment) to be set
back one foot from.the property line and landscaping{appropriate climbing vine) and
irrigation system installed to provide screening of the wall, subject to the granting of
access to construct and maintain the landscaping by the railroad company which owns
the railroad track right-of-way.
6. The number of lots.within the interior of the project may be increased to account for
the number of lots reduced along the north and west sides of the project.
7. Install self-closing and latching gates on the pedestrian openings in the subdivision
boundary wall that allow access to the Fancher Creek trail from the west ends of the .
subdivision's cul-de-sac streets.
KAMaster Files-2003\—PLAN AMENDMENTSIA-03-22,R-03-89.84.T75295,T-5258.(Ailanjian)—MS\PROPOSED CONDITIONS
RELATING TOPLAN AMENDMENT APPLICATION NO.wpd
Gq r
Ikl ui� REPORT TO "E PLANNING COMMISSION
�LrCl.+.- AGt,JDA ITEM NO. VIII—A
COMMISSION MEETING 6/16/04
June 16, 2004 APPROVED 6Y
FROM: STAFF, Planning Division 7-e ,, � vs
Planning and Development epartment DEPARTMENT DIREC OR /llei< !a//'!0//VO
SUBJECT: CONSIDERATION OF PLAN AMENDMENT APPLICATION NO. A-03-22, REZONE
APPLICATION NO. R-03-69 AND RELATED VESTING TENTATIVE TRACT MAP NO. 5258,
AND REZONE APPLICATION NO. R-03-84 AND ASSOCIATED VESTING TENTATIVE
TRACT MAP NO. 5295 AND ENVIRONMENTAL FINDING FOR ENVIRONMENTAL
ASSESSMENT NO. A-03-22/R-03-69/R-03-84/T-5258/T-5295
EXECUTIVE SUMMARY
Plan Amendment Application No.A-03-22, Rezone Application No. R-03-69 and related Vesting Tentative Tract
Map No. 5258, and Rezone Application No. R-03-84 and related Vesting Tentative Tract Map No. 5295, filed by
Ingels-Braun on behalf of Sunnyside Ranch, pertain to approximately 109 acres of property located on the west
side of South Clovis Avenue between the Union Pacific Railroad (California Avenue alignment) and a point 350
feet south of the East Church Avenue alignment. Plan Amendment Application No. A-03-22 proposes an
amendment of the 2025 Fresno General Plan and the Roosevelt Community Plan for a 22-acre portion of the
project site from the office commercial planned land use designation(12 acres)and the neighborhood commercial
planned land use designation (10 acres)to the medium density residential land use designation.
Rezone Application No. R-03-84 and related Vesting Tentative Tract Map No. 5295/UGM propose to rezone an
approximately 26-acre portion from the AE-5 (Exclusive Five Acre Agricultural)and AE-5/UGM (Exclusive Five
Acre Agricultural/Urban Growth Management)zone districts to the R-1 (Single Family Residentiao and R-1/UGM
(Single Family Residential/Urban Growth Management) zone district and develop as a 98-lot single family
residential subdivision. _Rezone Application No. R703-69 and associated Tentative Tract Map No. 5258 propose
to rezone an approximately 70-acre portion from the AE-5 (Exclusive Five Acre Agricultural) and AE-5/UGM
(Exclusive Five Acre Agricultural/Urban Growth Management)zone districts to the R-1(Single Family Residential)
and R-1/UGM (Single Family Residential/Urban Growth Management) zone districts and develop as a 255-lot
single family residential subdivision.
PROJECT INFORMATION
PROJECT A 98-lot single-family residential subdivision on 24±acres of property
with an overall density.of 4.1 dwelling units per acre as proposed by
Vesting Tentative Tract Map No. 5295 and a 255-lot single family
residential subdivision on 70±acres at a density of 3.6 dwelling units
per acre as proposed by Vesting Tentative Tract Map No. 5295.
APPLICANT Sunnyside Ranch (Engineer: Ingels-Braun)
LOCATION West side of South Clovis Avenue between the Union Pacific Railroad
(California Avenue alignment)and 350 feet south of the East Church
Avenue alignment
(Council District 5, Councilmember Dages)
SITE SIZE 96 net acres
LAND USE Existing -Agricultural, Rural Residential and Horse.Stables
Proposed - Single Family Residential
REPORT TO THE PLANNING COMMISSION ry
Plan Amendment Application No.A-03-22
Rezone Application Nos. R-03-69 and R-03-84
Vesting Tentative Tract Map Nos. T-5258 and T-5295
June 16, 2004
Page 2
ZONING Existing - AE-5 (Exclusive Five Acre Agricultural)and AE-5/UGM
(Exclusive Five Acre AgriculturaWrban Growth
Management)
Proposed - R-1 (Single Family Residential)and R-1/UGM (Single
Family Residential/Urban Growth Management)
PLAN DESIGNATION The proposed R-1 and R-1/UGM zone districts and 98-lot and 255-lot
AND CONSISTENCY single family residential subdivisions are consistent with the medium-
low density residential (2.19 to 4.98 dwelling units per acre) and
proposed medium density residential(4.99 to 10.37 dwelling units per
acre)planned land uses per Section 12-403 of the Fresno Municipal
Code.
ENVIRONMENTAL FINDING Mitigated Negative Declaration issued on May 12, 2004
PLAN.COMMITTEE The Roosevelt Committee reviewed the item at its meeting of
RECOMMENDATION March 8, 2004, and recommended approval of the proposed.
project with conditions.
..STAFF RECOMMENDATION Recommend approval of plan amendment and rezone applications
and approve vesting tentative tract map subject to compliance with
the Conditions of Approval for T-5258/T-5295 dated May 21, 2004.
BORDERING PROPERTY INFORMATION
Planned Land Use Existing Zoning Existing Use
5
North Low Density Residential R-1-AH(County) Large Lot Single Family
Single Family Residential-Horses Subdivision
South Medium Low Density Residential, AE-5/UGM Proposed Single Family
Exclusive Five Acre Agriculture/ Subdivision
Urban Growth Management
Medium Density Residential (R-1/UGM pending)
East Medium Low Density Residential.. AE-20/UGM Agriculture and Rural
Exclusive Twenty Acre Agriculture/ Residential
Urban Growth Management.
AE-5/UGM
Exclusive Five Acre Agriculture/
Urban Growth Management
Community Commercial C-2/UGM .
Community Shopping Center/Urban
Growth Management
West Low Density Residential R-1-AH(County) Single Family Residential
Single Family Residential-Horses
REPORT TO THE PLANNING COMMISSION ` , .t. •,- -..,, ,,. .A, , R ,:t inn
Plan Amendment Application No.A-03-22' _
Rezone Application Nos. R-03-69 and R-03-84
Vesting Tentative Tract Map Nos.T-5258 and T-5295
June 16, 2004
Page 3
ENVIRONMENTAL FINDING
The initial study prepared for Environmental Assessment No. A-03-22/R-03-69/R-03-84/T-5258/t-5295
considered potential environmental impacts associated with the subject plan amendment, rezone and tentative
tract map requests. The study indicates that the project, if approved, would not conform to the land use
designation and land use policies of the 2025 Fresno General Plan, and it is not within the scope of Master
Environmental Impact Report No. 10130. Therefore, staff has issued a finding of a mitigated negative
declaration which incorporates mitigation measures from MEIR No. 10130 as well as project specific mitigation
measures. The mitigated negative declaration was issued on May 12, 2004. This environmental finding was
properly noticed with no comments filed within the 20-day review and comment period.
BACKGROUND/ANALYSIS
The applicant, Ingels-Braun on behalf of Sunnyside Ranch, has filed Plan Amendment Application No.A-03-22,
Rezone Application No. R-03-69 and related Vesting Tentative Tract Map No. 5258, and Rezone Application
No. R-03-84 and related Vesting Tentative Tract Map No. T-5295 for 96 net acres of property located on the
west side of South Clovis Avenue between the Union Pacific Railroad Tracks(California Avenue alignment)and
a point 350 feet south of the East Church Avenue. Plan Amendment Application No. A-03-22 proposes to
amend the land use plan designations of the 2025 Fresno General Plan and the Roosevelt Community Plan from
office commercial (12 acres) and neighborhood commercial (10 acres) to medium density residential planned
land use(22 acres). Rezone Application No. R-03-84 and related Vesting Tentative Tract Map No. 5295/UGM
propose to rezone a 26±acre area portion of the project site from the AE-5(Exclusive Five Acre Agricultural)
and AE-5/UGM(Exclusive Five Acre Agricultural/Urban Growth Management)zone districts to the R-1 (Single
Family Residentian and R-1/UGM (Single Family Residential/Urban Growth Management) zone district and
authorize development of a 98-lot single family residential subdivision. Rezone Application No: R-03-69 and
associated Tentative Tract Map No. 5258 propose to rezone a 70±acre area portion of the project site from the
AE-5 (Exclusive Five Acre Agricultural) and AE-5/UGM (Exclusive Five Acre Agricultural/Urban Growth
Management) zone districts to the R-1(Single Family Residential) and R-1/UGM (Single Family
Residential/Urban Growth Management) zone districts and authorize development of a 255-lot single family
residential subdivision.
An approximately 54-acre area portion of the project site is designated for medium-low density residential uses.
With approval of the proposed plan amendment application the remaining approximately 42-acre area portion
of the project site will be designated for medium density residential uses. This 96-acre area calculation of the
total project area is reflective of net acreage excluding areas dedicated for major street purposes and canal.or
trail areas. The residential density of Vesting Tentative Tract Map No. 5258 is 3.6 dwelling units per acre,while
the density of Vesting Tentative Tract Map No. 5295 is 4.1 dwelling units per acre. The average density for the
entire project site will be 3.8 dwelling units per acre, which is permitted within the medium-low.and medium
density residential land use plan designations provided the average density is not less 2.18 units per acre.
It is also noted that the portion of the subject property which is located to the north of the East Church Avenue
alignment is within the non-UGM area. However, the portion of the subject property which is located south of
East Church Avenue is within the designated UGM area. Both rezone applications cover portions of the project
site that are within the UGM and non-UGM areas.
REPORT TO THE PLANNING COMMISSION. <<,QI�.
Plan Amendment Application No.A-03-22
Rezone Application Nos. R-03-69 and R-03-84 -
Vesting Tentative Tract Map Nos.T-5258 and T-5295
June 16, 2004
Page 4
Surrounding land uses are characterized by low density single family residential development to the north and
west. To the east, there is rural residential with some agriculture being practice along with a ponding basin. It
should be noted that there is residential development activity further to the east which will ultimately be directed
west to Clovis Avenue. To the south, there is evidence of past agriculture activity. However, a tentative tract
map (T-5137) has been recently approved to allow development of the property to the immediate south with
single family residences.
Vehicular access to the project site will be primarily from South Clovis Avenue and East Church Avenue,which
are designated as arterial and collector streets, respectively. In addition, the connection of South Minnewawa
Avenue (a designated collector street) at the southwest corner of the site will provide additional access to a
major street. The vehicle traffic generated by the development of this residential project can be accommodated
by the planned circulation system with street improvements completed bythe project as required by development
standards and Master Environmental Impact Report No. 10130 mitigation measures. Sewer and water
infrastructure availability and service demands have been verified by the Department of Public Utilities with
existing facilities in both South Clovis Avenue and East Church Avenues that both subdivision can.connect to
for service.
Roosevelt.Community Plan Advisory Committee
The Roosevelt Community Plan Advisory Committee reviewed the plan amendment and rezone applications,
and vesting tentative tract maps only at its meeting March 8, 2004. The committee took action to recommend
approval of the applications with condition that the applicant incorporate efforts to physically prohibit vehicular
access to the proposed multi-purpose trail and that final trail plans be brought back before the Committee for
review.
Land Use Plans and Policies
Objective .0-9 of the 2025 Fresno General Plan encourages the city to "[p]lan for the diversity and quality of
residential housing, at locations necessary to provide for adequate and affordable housing opportunities.
Housing patterns should support balanced urban growth and:should make efficient use of resources and public
facilities." Policy-n2-e.of the. 2025.Fresno.General.Plan calls for the application of standards and design
strategies.to accommodate.expanded and appropriately.intensified residentialdevelopment.within the eastern
quadrant of the community that ensure existing neighborhoods are respected and enhanced. These two policies
encourage the.development.of land which has remained in agricultural use or has been underdeveloped,while
being located.within the city's adopted urban area boundary and planned, for urbanization. The project site is
somewhat unique, with established large estate. sized lots and homes developed to the north and west, the .
Fancher Creek.canal traversing the property, and its.past use as a ranch with equestrian stables that.have
become a notable part of the surrounding Sunnyside neighborhood. The development of the proposed single
family residential subdivision will provide an appropriate transition from the single family homes with large size
lots to.the north and west.
The plan amendment is proposing to eliminate approximately12,acres of office commercial planned land use
and 10.acres of neighborhood commercial planned land use and replace it with medium density residential
planned land use. The reduction of office and neighborhood commercial land uses is not expected to impact
the area in terms of having conveniently located and immediately accessible services for the future residents
of this area. There several existing commercial shopping centers located one mile from the proposed site at
Kings Canyon Road and Clovis Avenue. Moreover, there is a planned community shopping center designated
for the northeast corner of Clovis and Church Avenues directly to the east of the subject site. The proposed
REPORT TO THE PLANNING COMMISSION
Plan Amendment Application No. A-03-22
Rezone Application Nos.R-03-69 and R-03-84
Vesting Tentative Tract Map Nos.T-5258 and T-5295
June 16, 2004
Page 5
residential use is a less intensive land use and which will generally have a reduced demand upon public
infrastructure and services particularly with the proposed residential densities of Vesting Tentative Tract.Map
No.. 5258 and Vesting Tentative Tract Map No.5295,which are a relatively moderate 3.6 dwelling units per acre
and 4.1 dwelling units per acre, respectively.
A historic property survey by J &R Environmental Services was conducted for the subject property. The report
dated May 6, 2004, concluded that the structures on the site did not meet the CEQA definition of a "historical
resource."
Circulation Element Plan Policies and Major Street System Traffic Capacity
The 2025 Fresno General Plan designates South Clovis Avenue as an arterial street and designates East
Church Avenue as a collector street. The developer will be required to dedicate and construct improvements
in accordance with the adopted plans. These improvements.include the construction of curb, gutter, sidewalk,
and paving within the limits. of the tract; .construction of an underground street lighting system; and
relinquishment of access rights to South Clovis,South Minnewawa,South Sundance,and East Church Avenues
for all residential lots adjacent to the major street frontages. These street improvements are outlined in more
detail in the Vesting Tentative Tract Map No.5258 and Vesting Tentative Tract Map No. 5295 Conditions of
Approval dated May 21, 2004.
As required by the mitigation measures established by the certification of MSIR No. 10130,a traffic assessment,
dated March 30, 2004, was prepared by Peters Engineering Group to evaluate the number of vehicle trips
projected to be generated by the proposed project. `Utilizing the Institute of Traffic Engineers (ITE) Trip
Generation Manual,Sixth Edition,and associated computer software togetherwith the Council of Fresno County
Governments (COG) computerized traffic model, this analysis predicts the number of vehicle trips that will be
generated from the proposed project and surrounding planned land uses, and the direction in which these trips
will travel.
Development of 381 single family residential dwelling units can be expected to generate an average of
approximately 3,646 vehicle trips per day(VTD). Of these vehicle trips it is projected that 285 will occur during
the morning (7 to 9 a.m.)peak hour travel period and 385 will occur during the evening(4 to 6 p.m.)period hour
travel period. A modest proportion of these projected trips are expected to access the planned 180 Freeway
and Clovis Avenue interchange and the Freeway.99 and Jensen Avenue interchange during the morning and
evening peak periods. The eastern extension of Freeway.180,from Chestnut Avenue to the expressway
transition at Temperance Avenue is expected to occur as provided.by the Measure C Transportation Sales Tax
Expenditure Plan by the year 2006. This extension includes the Clovis Avenue interchange which is expected
to.be designed with adequate capacity to accommodate a 207year population and employment growth period.
The project traffic study has indicated that the Church/Minne.wawa intersection should be constructed and with
necessary improvements to accommodate traffic control signalization. In addition,the Clovis/Church intersection
should contain single left-turn lanes on Clovis Avenue with a single 300-foot left-turn pocket length extending
from Church Avenue. The.project's fair share for improvements to the Clovis/Church intersection has been
determined to be 3.7 percent,while the fair share cost for the Clovis and Jensen intersection is 1.6 percent. The
applicant has agreed to pay these fees as a part of the mitigation measures inresponse to project generated
traffic impacts. This will includeportions of the project site not located within the Urban Growth Management
Area where the payment of major street and traffic signal fees and/or the construction of improvements would
not otherwise be required. .Much.of the immediately surrounding area has been developed and the planned
major street and intersection improvements have been completed as required by adopted plans, policies, and
development standards.
REPORT TO THE PLANNING COMMISSION..
Plan.Amendment Application No.A-03-22 -,
Rezone Application Nos..R-03-69 and R-03-84
Vesting Tentative Tract Map.Nos.T-5258 and T-5295
June 16, 2004
Page 6
The California Department of Transportation (Caltrans), District 6, Office of Intergovernmental Relations has
stated that the proposed plan amendment isnot expected to create significant impacts to the State Highway
System in a letter dated February 3;2004. They have,"however expressed concern regarding development that
accommodates population growth within the Fresno Metropolitan Area, because any growth increases the
demand upon the state highway systems.
An appropriate, reasonable and legally permissible -method of addressing capacity deficiencies has .been
presented to Caltrans for consideration. This method utilizes the master storm water drainage facility planning
and fee program established by the Fresno Metropolitan Flood Control Agency as a model. Using this model,
Caltrans is responsible for providing a master facilities plan, development fee schedule and assurances of
compliance with constitutional and statutory requirements(Mitigation Fee Act-AB 1600)which apply to the City
of Fresno, Should Caltrans develop a master facilities plan and development impact fee program consistent with
this model, it will be applied to any final tract map or other applicable development entitlement for this project.
It is also noted that the City of Fresno's staff has met with Caltrans representatives to review citywide impacts
on State facilities; the CEQA process; and the legal requirements for determining the nexus(demonstration of
the direct relationship between the project and the potential impact) and the.proportionality (fair share
contribution towards mitigating the impact)required by State law. The City of Fresno again transmitted a written
explanation of the above concerns, dated March 31, 2003, to Caltrans District 6 Office of Transportation
Planning which identified potential mechanisms to establish impact fees, such as a memorandum of
understanding or joint powers agreement. A previous letter from the Caltrans District 6 office has indicated that
the City of Fresno's request to be indemnified.with.respect to legal challenges:protesting the-imposition of a state
facility fee exaction.could.not be granted.: Subsequent correspondence received from Caltrans staff has.-not
clarified the District's position with respect.to pursuing.,the city's suggested cooperative mechanisms.but has
continued to:reiterate a conclusion that.it is the sole responsibility of,the City of Fresno as the lead agency to
apply exactions through the.California Environmental Quality Act(CEQA) process.
Although Caltrans representatives have not.endorsed a state transportation facilities impact agreement,.a
partnership in planning grant.wasobtained by the Council of Fresno County Governments through which the
City of.Fresno and Caltrans are participating,..along with other local. jurisdictions, to complete a freeway
deficiency study. This study will detail the trafficimpacts anticipated to occur-to freeway facilities within.the
greater Fresno-Madera-Clovis Metropolitan Area. This study will.focus upon facilities. identified to be.most
impacted by the projected increases in traffic;identification of the sources of the.vehicle traffic within the greater
metropolitan area;and the improvements necessary to provide adequate vehicular capacity..Findings from this
study may allow proportionate traffic impact fees to be legally implemented by the cities of Fresno and Clovis
as well as the County of Fresno upon adoption by the respective jurisdictions.
Streets.and Access Points
Vesting Tentative Tract Map No.T-5258 and Vesting Tentative Tract Map No.T-5295 propose to have vehicular
access from South Clovis Avenue, South Sundance Avenue, South Minnewawa Avenue, and East Church
Avenue. The Public Works Department, Transportation Planning Section, has reviewed the plan amendment,
rezone, and tentative tract map applications. They have also reviewed the traffic assessment, dated March 30,
2004,prepared by Peters Engineering Group. Based upon its evaluation,the 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 Clovis, Church, Minnewawa, and
Sundance Avenues to their ultimate planned width.
_,�_--._,•--rte �..
REPORT TO THE PLANNING COMMISSION
Plan Amendment Application No.A=03-22..
Rezone Application Nos. R-03-69 and R-03-84
Vesting Tentative Tract Map Nos.T-5258 and T-5295
June 16, 2004
Page 7
Landscaping/Walls
Vesting Tentative Tract Map No. T-5258 and Vesting Tentative Tract,Map No.T-5295 willbbe required to install
a 15-foot deep landscaped setback and buffer along South Clovis and East Church Avenues and 20-foot deep
landscaped setback and buffer along South Minnewawa Avenue. In addition, the applicant will be required to
install a solid wall to a height, as specified by the Acoustical Analysis dated March 2,2004,along 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 project site currently contains several dozen majestic palm trees. The project conditions encourage the
implementation of diligent efforts to relocate the palm trees and incorporate them as part of the landscape
feature along South Sundance Avenue, which is a local street designed to serve as the primary entry-way for
the proposed residential development.
Open Space
The developer will be required to provide at least five percent of the total project area for public or private
common open space per Roosevelt Community Plan Policy No. 1-17.1. Alternatively, an equivalent amount
of area may be provided in conjunction with approved public or quasi-public open space within one-quarter mile
of this development.
The required multi-purpose trail to be constructed along the realigned Fancher Canal within the proposed
subdivision will.provide a concrete or asphalt pavement surface for pedestrians/bicyclists and a crushed rock
trail for equestrians. The project applicant will be required to deed to the City of Fresno 30 feet along the new
Faucher Creek realignment for the future development of a multi-purpose trail on the east side of the realigned
canal. In addition, the applicant will deed necessary property for the canal realignment to the Fresno Irrigation
District. There are two other"outlots" that will be developed as open space which will be located on the west
side of the new Fancher Creek canal. This required trail construction will apply toward the above-noted five
percent open space requirement for this project as will Outlots B and C.
Lot Dimensions
The R-1 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 Roosevelt Community Plan
complies with applicable zoning and subdivision 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 lobe
consistent with the General Plan and any applicable specific plan (Finding No. 1 below).
REPORT TO THE PLANNING COMMISSION
Plan Amendment Application No.-A-03-22 _
Rezone Application Nos. R-03-69 and R-03-84
Vesting Tentative Tract Map Nos.T-5258 and T-5295
June 16, 2004
Page 8
State law further provides that proposed subdivision.maps for T-5258 and T-5295 be denied if an one of the
P Y
Finding Nos. 2-5 below its 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. Proposed subdivision maps T-5258 and T-5.295„together with design and improvements, are consistent
with the City's 2025General Plan and Roosevelt Community Plan.designation of the site for medium-low
density residential and medium density residential land uses,as amended by Plan Amendment Application
No.A-03-22, and subject to Section 12-403-B of.the Fresno Municipal Code, the project design meets the
density and zoning ordinance criteria for development in this plan designation.
2. This site is physically suitable for the proposed type and density of development, because conditions of
approval will ensure adequate access and drainage on and off the site.
3. Proposed subdivision maps T-5258 and T-5295 design and improvements are 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... Proposed subdivision maps T-5258 and T-5295 design and.improvements are not likely to cause serious
public health and safety problems,because the conditions of approval have shown and will ensure that the
subdivision maps conform with city health and safety standards. .
5. Proposed subdivision. maps T-5258 and T-5295 design will;not conflict with public easements within or
through the site,because conditions of approval will ensure noninterference with any existing or proposed
public easements.
6. The design of subdivision'maps T-5258 and T-5295 provide, to the extent feasible,for future passive and
natural heating or cooling opportunities in the subdivisions,because of the appropriate use and placement
of landscaping plant materials and because of the..orientatiion of the proposed lots.
The subdivision maps for T-5258 and T-5295,subject to the recommended conditions of approval,comply 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.
CONDITIONS OF APPROVAL
1. Development shall take place in accordance with Vesting Tentative Tract Map No. 5258 and Vesting
Tentative Tract Map No. 5295 dated June 8,2004,and the Conditions of Approval for T-5258.and T-5295
dated April 21, 2004.
Action by the Planning Commission regarding the plan amendment and rezone applications will be a
recommendation to the City Council. Planning Commission action on the proposed tentative tract maps, unless
appealed to the Council, are final.
REPORT TO THE PLANNING COMMISSIONLlp
Plan Amendment Application No.A-03-22
Rezone Application Nos. R-03-69 and R-03-84 = - -
Vesting Tentative Tract Map Nos.T-5258 and T-5295
June 16, 2004
Page 9
CONCLUSION / RECOMMENDATION
It is recommended that the Planning Commission take the following actions:
1. RECOMMEND APPROVAL to the City Council of a finding of Mitigated Negative Declaration for
Environmental Assessment No. A-03-22/R-03-69/R-03-84/T-5258/T-5295 dated May 12, 2004.
2. RECOMMEND APPROVAL to the City :Council of Plan Amendment Application No. A-03-22 which
proposes to amend the 2025 Fresno General.Plan and the Roosevelt Community Plan from the office
commercial land use designation (12 acres) and neighborhood commercial land use designation to the
medium density residential land use designation, as depicted on the attached Exhibit A(vicinity map).
3. RECOMMEND APPROVAL to the City Council of Rezone Application No.R-03-69 requests a rezone from
AE-5 (Exclusive Five Acre Agricultural)and AE-5/UGM (Exclusive Five Acre Agricultural/Urban Growth
Management)to R-1(Single Family Residential)and R-1/UGM (Single Family Residential/Urban Growth
Management)for 70 net acres.
4. RECOMMEND APPROVAL to the City Council of Rezone Application No.R-03-84 requests a rezone from
AE-5 (Exclusive Five Acre Agricultural) and AE-5/UGM (Exclusive Five Acre Agricultural/Urban Growth
Management) to R-1(Single Family Residential)and R-1/UGM (Single Family ResidentiaUUrban Growth
Management)for 26 net acres.
5. APPROVE Vesting Tentative Tract Map No. 5258 and Vesting Tentative Tract Map No. 5295 subject to
compliance with the Conditions of Approval dated May 21, 2004.
KACommon\Master Files-2001—PLAN AMENDMENTSIA-03-22,R=03-69,84,T75295,T-5258(Ailanjian)
—MS\A-03-22-R-03-69-T-5258-R-03-84-T-5295 RPC Revision.wpd
Attachments: Exhibit A(Vicinity Map)'
Vesting Tentative Tract Map No. 5258 dated June 8, 2004
Vesting Tentative Tract Map No. 5295 dated June 8, 2004
Conditions of Approval for T-5258 and T-5295 dated May 21,2004, including letters from Parks
Department (03-17-04 and 03-22-04), Fire Department (1-23-04) and Fresno Metropolitan
Flood Control District (4-29-04 and 4-24-04)
Letter From Fresno Irrigation.District dated April 8, 2004
Letters from Caltrans dated May 25, 2004, and March 16, 2004
Draft cross-section of canal/trail alignment
Environmental Assessment No.A-03-22/R-03-69/R-03-84/T-5258/T-5295(finding of a Mitigated
Negative Declaration), issued on May 12, 2004.
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PLAN AMENDMENT NO.A-03-022 N
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REZONE APPLICATION NO.R-03-084w E
From AES and AE-5/UGM to R-1 and-R-1/UGM ZONE MAP:255,5,2655
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PREPAREDwAw EM r-4W
BY
INGELS BRAUN
& ASSOCIATES
CIVIL ENGINEERING ANO LANG SRRYETIYG
875 WEST ASNLAN AVENUE, SUITE 102
CLOVIS, CALIFORNIA 93612
(559) 291 - 0427 BY. E5PIN02A -O6/OI 04
IBA GADPILE: 03043EXO4
C:\sole\03043EX04.dwq 06/01/2004 11:45.06 AM PDT
FRESNO CITY.'PLANNINGCOMMISSION
RESOLUTION NO. 12036
The Fresno City Planning Commission, at its regular meeting on June 16, 2004, adopted the following
resolution relating to Rezone Application No. R-03-84.
WHEREAS, Rezone Application No. R-03-84 has been filed with the City of Fresno to rezone the property
as described below:
REQUESTED ZONING: R-1.(Single Family Residential)and R-1/UGM(Single Family Residential/Urban
Growth Management)
EXISTING ZONING: AE-5 (Exclusive Five Acre Agricultural) and AE-5/UGM (Exclusive Five Acre
Agricultural/Urban Growth Management)
APPLICANT: Sunnyside Ranch,
LOCATION: The west side of South Clovis Avenue between the Union Pacific Railroad and
a point 350 feet south of the East Church Avenue alignment
APN. 481-040-2, 7, 11
LEGAL DESCRIPTION: From AE-5 and AE-5/UGM to R-1-and R-1/UGM:
PARCEL 1:
All that portion of the North half of the Northeast quarterof Section 17,Township
14 South, Range 21.East,.Mount Diablo.Base and Meridian, according to the
Official Plat thereof, lying North and East of Fancher Creek.
Excepting therefrom. the North 30 feet ;of said Section conveyed to Pacific
Improvement Company,a corporation, by deed recorded in Book.65 page 76 of
Deeds.
Also excepting therefrom that portion conveyed to the Southern Pacific Railroad
Company,a corporation, by deed recorded June 27, 1889 in Book 97 Page 237
of Deeds.
Also excepting therefrom that portion conveyed to the Southern Pacific Railroad
Company, a corporation,.by deed recorded June.27, 1889 in Book 97 Page 237
of Deeds.
PARCEL 2:
That portion of the East half of the Northeast quarter of Section 17,Township 14
South,Range 21 East,Mount Diablo Base and Meridian,according to the Official
Plat thereof, lying North and West of Fancher Creek.
Planning Commission Resolutivo No. 12036
Rezone Application No. R-03-84
Page 2
June 16, 2004
Excepting therefrom all oil, gas, hydrocarbon substances and mineral in, under
and which may be produced-from said lands, and one-quarter of all of the
royalties, payments, rights and benefits reserved to the lessor in any oil, gas or
mineral lease of said land, and the right to enter upon said real property and to
explore and prospect for and store and remove said oil, gas, hydrocarbons and
minerals therefrom, and the right to construct and maintain on said land such
roads, pipe lines, telephone lines, tanks, buildings and other appurtenances as
may be reasonably necessary or incidental to such operations, and to exercise
such other rights,including the right of ingress and egress,as may be reasonably
necessary or incidental thereto, as reserved in the deed from Milton G. Cooper
&Son, Inc., a corporation, recorded March 22, 1945 in Book 2237 Page 469 as
Document No. 11685, Official Records.
All that portion of the South three-fourths of the East half of Sectio n 17,Township
14 South, Range 21 East, Mount Diablo Base and Meridian, according to the
Official .Plat thereof, lying Southeasterly of Fancher Creek and Washington
Canal, as said creek and canal now exist.
Excepting therefrom the South 2319 feet thereof.
Also excepting therefrom that portion described as: Beginning at the East
quarter comer of said Section 17;thence South along the East boundary of the
said Southeast quarter of Section 1:7,a.distance of 357 feet;thence North 89'38'
West, a distance of 36.94 feet; thence :North 01* 06' 30" East, a distance of
357.07 feet,thence Easterly along the North boundaryof said Southeast quarter,
a distance of 30 feet to the point of beginning, as conveyed to.the County of
Fresno by deed recorded June:30, 1970 in Book 5798 Page 147.as Document
No, 44439,.Official Records.
WHEREAS, the above-named applicant is requesting a zoning change on the above property:in order to
allow for a proposed single-family residential subdivision; and.
WHEREAS, the Fresno City Planning Commission. on June 16, 2004, reviewed the subject rezone
application in accordance with the policies of the Roosevelt Community Plan and the 2025 Fresno General
Plan; and,
WHEREAS, during the June 16, 2004 hearing, the Commission received a staff report and related .
information, environmental documents and considered_testimony regarding the requested zoning change.
NOW, THEREFORE, BE IT RESOLVED that the Fresno City Planning Commission hereby finds and
determines that there is no substantial evidence in the record to indicate that Rezone Application No. R-03-69
may have a significant effect on the environment as identified by the Mitigated Negative Declaration dated
May 12, 2004, prepared for.Environmental Assessment No. A-03-22/R-03-69/R-03-84/T-5258/T-5295.
BE IT FURTHER RESOLVED that the Fresno City Planning Commission hereby recommends to the City
Council that the requested R-1 and R-1/UGM zone district be approved.
Planning Commission Resolub,.A No. 12036-
Rezone Application No. R-03-84. arca ADa!c'tic n <"!Ca .
Page 3 --
June 16, 2004
The foregoing Resolution .was adopted by the Fresno City. Planning Commission upon: a motion by
Commissioner Brown seconded by Commissioner.Vang.
VOTING: Ayes - Brown, Vang, Kissler, Brand
Noes - None
Not Voting - None
Absent - DiBuduo, White
DATED: June 16, 2004 NICK P YOVINO, Secretary
Fresn Ity Planning.Commission
Resolution No. 12036
Rezone Application No. R-03-84
Filed by Sunnyside Ranch
Action: Recommend Approval
K:\Common\Master Files-2003\—PLAN AMENDMENTS\A-03-22,R-03-69,84,T-5295,T-5258(AilanJian)—MS\R-03-84PC Reso 12036.wpd
FY:
FRESNO CITY PLANNING COMMISSION
RESOLUTION NO. 12037
The Fresno City Planning Commission at its regular meeting on June 16, 2004, adopted the following
resolution pursuant to the Subdivision Map Act of the Government Code of the State of California and
the Municipal Code of the City of Fresno.
WHEREAS,a Vesting Tentative Map of Tract No. 5295 was filed with the City of Fresno and proposes
a 98-lot single-family residential subdivision on 24 net acres of land located on the west side of South
Clovis Avenue between the Union Pacific Railroad and a point 350 south of the East Church Avenue
alignment; and,
WHEREAS, the Fresno City Planning Commission conducted a public hearing on June 16, 2004, to
review the proposed subdivision and considered the staff report and invited testimony with respect to
the proposed subdivision; and,
WHEREAS,the Planning and Development Department staff recommended approval of the proposed
project.subject to all conditions of approval contained in the staff report dated June 16, 2004; and,
WHEREAS, the Fresno City Planning Commission hereby finds and determines that there is no
substantial evidence in the record to indicate that Vesting Tentative Tract Map No. 5295 may have a
significant effect on the environment as identified by the Mitigated Negative Declaration issued on May
12, 2004, prepared for Environmental Assessment No. A-03-22/R-03-69/R-03-84/T-5258/T-5295.
NOW,THEREFORE,BE IT RESOLVED that the Fresno City Planning Commission finds that approval
of Vesting Tentative Tract Map No. 5295.subject to.Section.12-403-B of the Fresno Municipal Code,
is consistent with the adopted 2025 Fresno General Plan and the Roosevelt Community Plan, as
amended by Plan Amendment Application No.A-03-22,and the findings required pursuant to Section
66410.et. seq. of the Government Code,
BE IT FURTHER RESOLVED that the Fresno City.Planning Commission hereby approves Vesting
Tentative Tract Map No. 5295 subject to the Planning and Development Department Conditions of
Approval dated May 12, 2004 and subject to the following additions to the Conditions of Approval
pursuant.to the Planning Commission action of June 16, 2004:
110. The developerlowner shall reduce the number of lots by two in the northwest portion
of Tract No. 5258.
111. There shall be no pedestrian bridge crossing the realigned Fancher Creek canal.
112. The proposed multi-purpose trail shall incorporate natural trail features and avoid
permanent concrete or asphalt type surfaces.
113. The developer and the City shall meet with.the Fresno.Irrigation District to design an
earthened canal and not a lined canal for the proposed realigned Fancher Creek canal.
114. The three cul-de-sac streets which abut the proposed realigned Fancher.Creek canal
shall have wrought iron safety gates installed in a manner that would serve as a safety
device.
The foregoing Resolution was adopted by the Fresno City Planning Commission upon a motion by
Commissioner Brown, seconded by Commissioner Vang.
J
I
Planning Commission Resolution No. 12037
Vesting Tentative Tract Map No. 5295
Page 2
June 16, 2004
VOTING: Ayes - Brown, Vang, Kissler, Brand
Noes - None
Not Voting - None
Absent - DiBuduo
DATED:June 16, 2004. NICK P. YOVINO, Secretary
Fresno City Planning Commission
Resolution No. 12035
Vesting Tentative Tract Map No. 5258
Filed by Sunnyside Ranch
Action: Approve
l(Master Files-2003\—PLAN AMENDMENTSW03-22,R-03.69,84,T-5295,T-5258(Ailanjian)—MS\T-5295-PC Reso 12037.wpd
C ITY.OF,FRESNO
PLANNING AND DEVELOPMENT DEPARTMENT.
CONDITIONS OF APPROVAL
May 21, 2004 (Revised June 16, 2004)
VESTING TENTATIVE TRACT MAP NOS. 5258 and 5295
West side of South Clovis Avenue, between the San Joaquin Valley Railroad and a
point 350 feet South of the East Church Avenue Alignment
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.
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. 5258 and Vesting Tentative
Tract Map No. 5295 entitled "Exhibit A,"dated June 8. 2004, the subdivider may prepare
a Final Map in accordance with the approved tentative map.
2. Submit grading plans and a soils report to the City of Fresno Planning and Development
Department for verification prior to Final Map approval (Reference: Sections 12-1022 and.
12-1023 of the Fresno Municipal Code). Grading plans shall indicate the location of any
required walls and indicate the proposed width of required landscape easements or strips.
Approval of the grading plan is required prior to Final Map approval.
3. At the time of Final Map submittal, the subdivider shall submit engineered construction
plans to the City of Fresno Public Works, Public Utilities, and Planning and Development
Departments for grading, public sanitary sewer system,public water system,street lighting
system, public streets, and storm drainage, including other technical reports and
engineered plans as necessary to construct the required public improvements and work and
.applicable processing fees.
Engineered construction plans shall be approved by the City prior to the approval of the
Final Map. If, at the time of Final Map approval, such plans have not been approved, the
subdivider shall provide performance security in an amount established by the City to
guarantee the completion of plans.
4. Public utilities easements, as necessary,.shall be shown on the Final Map and dedicated
to the City of Fresno. Public utility easements beyond the limits of the Final Map, but
CONDITIONS OF APPROVAL
Vesting Tentative Tract Nos. 5258 and 5295 '
Page 2
May 21, 2004 "
required as a condition of development, shall be acquired at the subdivider's cost and shall
be dedicated by separate instrument at the time of Final Map approval. The relocation of
existing utilities necessitated by the required public improvements shall be paid for by the
subdivider. The subdivider is responsible to contact the appropriate utility company for
information.
5. Comply with the conditions,policies and.standards set forth in the City of Fresno, Municipal
Code, Article 10, Chapter 12,"Subdivision of Real Property"; Resolution No.68-187,"City
Policy with Respect to Subdivisions"; and City of.Fresno Standard Specifications, 2002
Edition, and any amendments thereto. .
6, The developer/owner shall pay applicable fees for, butnot limited to, plan checks for street
improvements and other grading and construction;street trees,.streetsigns,water service,
sewering,and inspections in accordance with the City of Fresno Master Fee Schedule(City
Resolution Nos.79-606 and No.80-420)and any amendments, modifications,or additions
thereto;and in accordance with the requirements of State law as related to vesting tentative
maps.
7. The subdivider shall furnish to the City acceptable security to guarantee the construction
of the off-site street improvements in accordance with all applicable provisions of the
Fresno Municipal Code and the State Subdivision Map Act. The subdivider shall complete
all the public improvements prior to the approval of the Final Map by the City. If, at the time
of Final Map approval, any public improvements have not.been completed and accepted
in accordance with the standards of.the:City,the subdivider may elect to enter into an
agreement with the City to thereafter guarantee the completion of the improvements.
8.. As a condition of Final Map approval, the subdivider shall furnish to the City a subdivision
guarantee listing all parties having any right, title.or.interest and.the nature of their interest
per State law.
9. Relinquish access rights to South.Clovis Avenue, East Church Avenue,South Minnewawa
Avenue and South Sundance Avenue from all residential lots which abut these streets. Ref.
Section 12-.1011-f-3 of the Fresno. Municipal Code. .
LANDSCAPING AND WALLS
10. Provide a 15-foot landscape easement(and irrigation system)along South Clovis and East
Church Avenue and a 10-foot landscape easement (and irrigation system) along South
Sundance Avenue.in accordance with adopted. plan policies. The easement will include
appropriate pedestrian paths per Public Works standards.
10.a. Pursuant to the 1990 Master Multi-Purpose Trails Manual Policy Nos. 3.2.2, 3.2.3, and
4.3.1,pursuant to the 2025 Fresno General Plan Exhibit 9 and.Policies E-15-a, E-15-b, E-
15-d, E-15-e, E-15-k, E-15-x,'.within the limits of the tract., the developer/owner shall
construct appropriate improvements or provide appropriate securitylor the improvement.
of the entire 30-foot wide multi-purpose trail to be constructed along the east side of the
newly aligned Fancher Creek Canal along the west boundary of Vesting Tentative Tract
Map No. T-5258.
11. Provide a 20-foot landscape easement(and irrigation system) along South Minnewawa
Avenue in accordance with the Boulevard Area Treatment overly zone district. The
landscape easement(and irrigation system)will be located along the side or.rear.property
CONDITIONS OF APPROVAL
Vesting Tentative Tract Nos. 5258 and 5295
Page 3 _
May 21, M4
lines of lots which side-onto or back-onto South Minnewawa Avenue. Ref. Section 12-
1011-f-3, 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.
12. Maintenance of the required 10, 15 'and 20 foot landscape easements along South
Sundance, South Clovis, East Church, and South Minnewawa Avenues may be the
responsibility of the City's Community Facilities District No. 2. Contact the Public Works
Department,Engineering Services Division staff for information regarding the City's District.
The property owners shall petition the City for annexation to the City's District prior to final
map approval.
12.a. The applicant shall make a reasonable effort to relocate the existing palm trees along South
Sundance Avenue as a landscape feature.
13. If the developer/subdivider elects to petition for annexation into the City's Community
Facilities District No. 2, he/she shall be required to provide the City of Fresno, Department
of Public Works, with a petition consisting of the following items:
• A letter(petition)from the landowner or the owner's representative requesting the
Final Tract be placed into the District. The name,address, phone number and fax
number of the developer/landowner must.be included in the letter. See attached
letter form.
A District Tentative Plan for the entire tentative map-, signed by the landowner/
developer,showing landscaping locations and total areas by type to be added to the
District. The plan will also show locations, areas by type, and quantities of.any
other features to be added to the District.
• Complete plans for the current fnai tract map showing all features to be added to
the District.
14. Should the City Council not approve the annexation of such landscape areas into
Community Facilities District No. 2, then the property owner/developer shall create a
homeowner's_association for the maintenance of the landscape areas. The proposed
Declaration of Covenants, Conditions, and Restrictions (CC&R's) and the proposed
instruments for the homeowner's association shall be submitted to the.Planning and.
Development Department for review two .(2).weeks prior. to final map approval. Said
documents shall be recorded with the final map or alternatively submit recorded documents
or documents for recording prior to final acceptance of subdivision improvements. Said
documents shall include assignment of responsibility to the owner's association for
landscaping and other provisions as stated in the Development Department Guidelines for
preparation of CC&R's dated January 11, 1985.
15. 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.
16. Construct a 7 to 10.5-foot high solid masonry wall along the all lots which back onto or side
onto South Clovis,East Church and along the northerly boundary of Vesting Tentative Tract
CONDITIONS OF APPROVAL
Vesting Tentative Tract Nos. 5258 and 5295
Page 4
May 21., 2004 -
Map No. T-5258. Wall heights may vary in accordance with noise study prepared by
Brown-Buntin and Associates dated March 2, 2004, (solid wall to meet the requirements
of Section 12-306-H, Fresno Municipal Code). Construction plans for required walls
showing architectural appearance and location of all walls shall be submitted to the
Planning and Development Department for review prior to Final Map approval. A six-foot
masonry wall shall be constructed all remaining lots which back onto or side onto the south
boundary of T-5258 and T-5295,the west boundary of T75258,and all lots which back onto
South Sundance and East Church Avenue.
BUILDING SETBACKS
17. Building.setbacks shall be in accordance.with the.R-1 zone district and the provisions of
Fresno Municipal Code Section 12-207.5-E-1-c.standards as shown on Exhibit "A of
Tentative Tract No. 5258/UGM and Vesting Tentative Tract Map No. T-5295 dated June
8,2004 for those lots abutting Clovis, Church, and Minnewawa Avenues(Ref. Section 12-
240.5-E of the Fresno Municipal Code).
18. Building setback lines shall be as shown on Exhibit "A" dated June 8, 2004. A 10-foot
building setback is required on the southerly side of Key Lots 243, 244,.249, 250, 255,256
of Vesting Tentative Tract map No. 5258 and Key Lots 69, 81, 101, and 102 of Vesting
tentative tract Map No. 5295 to help minimize the impact to neighboring lots in accordance
with Fresno Municipal Code Section 12-1011.
INFORMATION
19. Vesting Tentative Tract Map-No. 5295:is subject. to .Council approval of related Plan
Amendment Application No. A-03-22.and Rezone Application No. R-03-84. Vesting
Tentative Tract Map No. 5258 is subject to Council,approval of Rezone Application No. R-
03-69:
20. Prior to the issuance of building permits for the subdivision, school construction fees shall
be paid to the Sanger Unified or the Fresno Unified School District in accordance with the
school district's adopted schedule of fees.
21. Contact the United States Postal Service, Fresno Office, for the location and type of
mailboxes to be 'installed in this subdivision.
22. Pursuant to Section 66456.1 of the Subdivision Map Act, which states "The right of the
subdivider to file multiple Final Maps shall not limit the authority of the local agency.to
impose reasonable conditions relating to.the filing of multiple Final Maps,"any multiple final
maps filed 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.
CONDITIONS OF APPROVAL
Vesting Tentative Tract Nos. 5258 and 5295 e�RPe 4 .'
Page 5
May 21, 2004 �._. .
24. If archaeological and/or animal fossil material. is encountered during-project surveying,
grading, excavating, or construction, work shall stop immediately.
If there are suspected human remains, the Fresno County Coroner shall be immediately
contacted (business hours: 559-268-0109; after hours the contact: phone number is
559-488-3111 for. the Fresno County 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 Inventory/Southem San Joaquin Valley Information Center(phone
number 805-644-2289) shall be contacted to obtain a referral list of recognized
archaeologists. An archaeological assessment shall be conducted for the project,the site .
shall be formally recorded, and recommendations made to the City as to any further site
investigation or site avoidance/preservation measures.
If animal fossils are uncovered, the Museum of Paleontology at .U.C. Berkeley shall be
contacted to obtain a referral list of recognized paleontologists. An assessment shall be
conducted by a paleontologist; if the paleontologist determines the material to be
significant, a recommendation shall be made to the City as to any further site investigation
or preservation measures.
25. Apportionment of Special Assessment: If,as part of this subdivision,a division will be made
of any lot or parcel of land.upon.which.thereis an unpaid special assessment levied under
any State or local..law, including a division into.condominium interest as defined in Section
783 of the Civil Code, the developer/owner shall file a written application with the City of
Fresno Director of Public Works,. requesting apportionment of the unpaid portion.of the
assessment or pay off such assessment in full.
If the subdivider elects to apportion the assessment, the application shall contain the
following.information:
a., A full description of each assessed lot, parcel.or interest to be divided and of how
such lot, parcel or interest will be,divided;
b. A request that the Engineer apportion the amount remaining unpaid on the
assessment in accordance with applicable law; and
C. Written consent of the owner(s).of each such,lot, parcel,.or interest to the requested
apportionment.
The application shall be filed prior to the approval of the Final Map(s)by the City and shall
be accompanied by a fee in an amount specified in the Master Fee Resolution for each
separate lot, parcel, or interest into which the original.assessed lot, parcel or interest is to
be divided. The fee shall be in an amount sufficient to pay all costs of the City and the
Engineer of Work responsible .for determining .the initial assessment in.making the
requested apportionment.
26. 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. A letter dated January 30, 2004 from the Air District outlines
other suggested measures to reduce air emissions.from this project.
27. Solid waste disposal for the subdivision shall be provided by the City of Fresno. The
CONDITIONS OF APPROVAL
Vesting Tentative Tract Nos.`5258 and 5295 wesunct
Page 6
May 21, 2004
method of collection to be utilized in this tract shall be subject to approval of the Solid
Waste Manager.
PARK SERVICE
28. The developer/owner shall comply with the requirements in the attached memorandums
from the Parks Division dated March 17, 2004, for Vesting Tentative Tract No. 5258 and
March 22, 2004 for Vesting Tentative Tract Map No. 5295.
28.a. Furthermore, the applicant shall deed to the City of Fresno Outlot."A" as.depicted on
Vesting Tentative Tract Map No.5258 dated March 12,2004 forthe purposes of developing
a future multi-purpose trail:
28.b. The project applicant shall also deed to the City of Fresno Outlots "B" and "C for future
open space use or location of a water well site as depicted on Vesting Tentative Tract Map
No. 5258 dated June 8, 2004.
FIRE SERVICE
29. Fire service will be provided by County of Fresno Fire Station No.88. The project is subject
to UGM Fire service fees for Fire Station 15. Provide residential fire hydrants and fire flows
per Public Works Standards with two.sources_of water.
30. Access is acceptable as shown. .There shall be at least two points of access to the
subdivision during construction. Comply with.the memorandum dated January 23, 2004
from the Fire Department for the entire project site.
STREETS AND RIGHTS-OF-WAY
31. 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.
32. The subdivider shall make provisions for disabled persons in accordance with the
Department of Public Works.standards_.and as_required by State law. Handicap access
ramps are required to be constructed in sidewalks at all corners within the.limits of the tract.
Where street furniture is located within the sidewalk area(fire hydrants, streetlights, etc.),
a minimum of 48 inches of unobstructed path shall be maintained to satisfy the American
Disabilities Act requirements. If necessary, dedicate a pedestrian easement to
accommodate for the 4-foot minimum unobstructed path requirement.
33. All of the required street improvements shall be constructed and/or installed in.accordance
with the City of Fresno Standard.Specifications (2002 Edition).
34. The subdivider.shall install all existing .and proposed utility systems underground in
accordance with Fresno Municipal Code Section 12-1011(H).
35. The subdivider shall construct an underground street lighting system per Public Works
Standards E-1 and E-2 within the limits of the tract. Spacing and design shall conform to
Public Works Standards for local streets. Height, type, spacing, etc., of standards and
luminaires shall be in accordance with Resolutions Nos. 68-187, 78-522, 81-219 and
88-229 or any modification thereto approved by the.City Traffic Engineer prior to Final Map
CONDITIONS OF APPROVAL
Vesting Tentative Tract Nos.5258.and 5295 VfFst,na J, , ;. J':,
Page 7
May 21, 2004 -
approval. Upon completion of the work by the subdivider and acceptance of the work by
the City, the street lighting system shall be dedicated to the City. Submit engineered
construction plans to the Public Works Department for approval.
36. All dead-end streets created by this subdivision shall be properly barricaded in accordance
with City.standards(Public Works Standard P-44)within seven(7)days from the time the
streets are surfaced or as directed by the Engineer.
37. The developer shall.comply with Rule 8060 of the San Joaquin Valley Air Pollution Control
District for the control of fugitive dust requirements from paved and unpaved roads.
38. Handicap access ramps are required at all corners within the limits of this tract. Identify
corner cut dedications on all interior streets.
39. All required signing and striping shall be done and paid for by the developer/owner. The
signing and striping plans shall be done per the current Caltrans standards and shall be
submitted along with the street construction plans for this tentative map to the Public Works
Department.
Frontage Improvement Requirements:
Major Streets.
South Clovis Avenue: Arterial
40. Construct concrete sidewalk to Public.Works Standard P-5. The sidewalk pattern shall be
constructed,to a 10-foot residential:pattern.
41. 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.
42. Construct twenty(20)fet of permanent.paving within the limits of Vesting tentative Tract
Map Nos. T-5258 and T-5295.
43. Construct an eighty(80)foot bus,bay at the corner of Clovis and Church and Clovis and
California. Concrete curb, gutter, and 10' monolithic sidewalk shall be constructed per
Public Works Standard Drawing P-73,
44. Relinquish direct vehicular access rights to South Clovis Avenue from all lots within the
limits of Vesting Tentative Tract Map Nos. T-5258 and T-5295.
East Church Avenue: Collector
45. Dedicate 47 to 55 feet of property, from center line, both sides, for public street purposes
within the limits of this subdivision to comply with the Church Avenue Official Plan Line and
the.current City of Fresno Collector Standards.
46. Construct concrete curb,gutter and sidewalk to Public Works Standard P=5. Construct the
sidewalk to a 10-foot residential pattern (both sides).
47. Construct 20 feet of permanent paving (measured from face of curb)within the limits of
Vesting Tentative Tract Map Nos. T-5258 and T-5295.
CONDITIONS OF APPROVAL
Vesting Tentative Tract.Nos. 5,258 and 5295 ve ona
Page 8 --
May 21,2004
48. Construct an underground street lighting system to Public Works Standard E-1 within the
limits of Vesting Tentative Tract Map Nos. T-5258 and T-5295. Spacing and design shall
conform to Public Works Standard E-8 for Collector streets.
49. Construct an eighty (80) foot bus bay at the northwest corner of Clovis and Church.
Concrete curb, gutter, and 10' monolithic sidewalk shall be constructed per Public Works
Standard Drawing P-73.
50. Relinquish direct vehicular access rights to East Church Avenue from all lots within the
limits of Vesting Tentative Tract Map Nos.T-5258 and T-5295.
51. Construct a concrete raised median 3 feet wide by 350 feet long in the center of Church
from the West boundary of lot 258 to the east.boundary of lot 253 of Vesting Tentative
Tract Map No. T-5358.
South Minnewawa Avenue: Collector
52. Dedicate 35 feet of property,from center line, (both sides)for public street purposes within
the limits of this subdivision to meet the City of Fresno's Collector Standards.
53. Construct concrete curb,gutter and sidewalk to Public Works Standard P-5. Construct the.
sidewalk to a 1.0 foot residential.pattern. (Both sides)
54. Construct 20 feet of permanent paving (.both sides)within the limits of Vesting Tentative
Tact Map No. 5358.
55. Construct an eighty(80)foot bus bay at the.southwest comer of.Minnewawa and Church
Avenues with curb and gutter with a 10-foot monolithic sidewalk to be constructed to Public
Works Standard,Drawing P-73.
56. Construct an underground street lighting system to.Public Works Standard E-1,within the
limits of this development. Spacing and design shall conform to Public Works Standard E-8
for collector streets..
57. Design with a minimum 500 feet and 600 feet center line curve radii, respectively from
Church Avenue based on a 40 MPH speed design.
58. Relinguish direct vehicular access rights to South Minnewawa Avenue from all lots within
this subdivision.
Local Streets: Dewitt Avenue
59. Dedicate 20 feet of property,from center line,for public street purposes as shown by Outlot
"D"of Vesting Tentative Tract map No:5258 within the limits of this subdivision to meet the
current City of Fresno's Local Street Standards. Developer shall install"No Stopping".signs
along the east side of Dewitt Avenue
60. Construct concrete curb,gutter and sidewalk to Public Works Standard P-5. Construct the
sidewalk to a 10-foot residential pattern.
61. Construct an underground street lighting system to Public Works Standard E-2, within the
CONDITIONS OF APPROVAL
Vesting Tentative Tract Nos. 5258 and 5295 �� '� _ -
Page 9
May 21,2004 _
limits of this development. Spacing and design shall conform to Public Works Standard E-9
for local streets.
62. Construct 20 feet of.permanent paving within the limits of Vesting Tentative Tact Map No.
5358.
Interior Streets:
63. Design and construct all curb,gutter,sidewalk(both sides),permanent paving,cul-de-sacs,
and underground street lighting systems on all interior local streets to Public Works
Standards.. Sidewalk patterns shall comply with Public Works Standards for fifty(50), fifty-
four(54) and sixty(60)foot streets.
Any dead end streets created by this subdivision shall be properly barricaded in accordance
with the Public Works Standard P-44.
Specific Conditions Requirements:
64. Vesting Tentative Tract Map No. T-5258 is proposing a 258-lot single family residential
subdivision while Vesting Tentative Trat Map No. T-5295 is proposing a 123-lot single
family subdivision. This project will generate 285 a.m./385 p.m. peak hour trips,therefore,
a Traffic Impact Study(TIS)is required to comply with the mitigation measure requirements
of the 2025 General Plan circulation element. A project trip generation and trip trace study
shall be prepared and submitted to Traffic Planning prior to a TIS "scope" meeting being
set. A.traffic,impact study has been submitted.by the developer and.reviewed by city staff.
65. The traffic index for South Sundance Avenue shall be 6.0.
66. The first order of work shall include a minimum of two points of vehicular access for any
phase of this development.
67. 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 ofthe
agreement orcommitment letter from FID to the Planning and Development Department.
AU_piping shall be located outside the proposed right-of-way. Any piping across city streets
shall be rubber gasketed,reinforced concrete pipe(RGRCP)constructed perpendicular to
the street. Submit engineered plans to Public Works Department, Engineering Division for
review and approval.
68. Relinguish direct vehicular access rights to the trail from the East Lorena, East Florence,
and East Pitt Avenue cul-de-sacs.
69. The terminus of the following streets in.Tract No. 5258 are unacceptable:
a. West Lorena Avenue adjacent to Lot 240..
b. East Florence Avenue adjacent to Lot 234:`
C. South Rogers Lane adjacent to Lot 232.
d. East Pitt Avenue adjacent to Lot 210.
e. South Walling Avenue adjacent to Lot 210.
70. The terminus of the following streets in Tract No. 5295 are unacceptable:
a: East Lorena Avenue adjacent to Lot 13.
B. South walling Avenue adjacent to Lot 16.
CONDITIONS OF APPROVAL _ _ -
Vesting Tentative Tract Nos.5258 and 5295 T
Page 10
May 21, 2004 _
C. South Rogers Avenue adjacent to Lot 2.4.
D. East tower Avenue adjacent to Lot 68.
The developer shall re-design in order to control the potential street right-of-way to those
streets proposed by Tract Map Nos. T-5258 and T-5295...
UGM Requirements:
71. This Map is in UGM major street zone D-1/E-2; therefore pay all applicable UGM Fees.
South Clovis Avenue: Arterial
72. Signalize the intersection of Clovis and:Califomia complete with actuation, signal pre-
emption and left tum phasing.
73. Dedicate and construct a raised concrete median island from the northerly limits to Church
Avenue, where missing.
74. The developer shall'contact the Southern Pacific Railroad to coordinate at-grade railroad
crossing improvements.
East Church Avenue: Collector
75. Construct two (2) seventeen (17)foot center section travel lanes along the East Church
Avenue frontage within the westerly limits.ofTract No. .5295 east to the intersection of
Clovis and Church Avenues and construct two.(2)seventeen(17)foot center section.travel
lanes along the East Church Avenue frontage from the east.boundary of Lot 208, west to
a point approximately 1/4 mile west of Minnewawa (up to the existing UGM section to the
west).
76. Complete the signalization of.Church and Clovis by installing any necessary equipment to
fully actuate the signal.
77. Design and construct.a.major street Bridge:at the intersection of Church Avenue and.the
Washington Colony Canal.
South Minnewawa Avenue: Collector
78. Dedicate and construct two 17' center section travel lanes within the limits of this
subdivision.
79. Install three(3) signal poles with 150-watt safety lights to Public Works standards at the
intersection of South Minnewawa and east Church Avenue.
SANITARY SEWER SERVICE
The nearest existing sewer main is a 54-inch.sewer main located in East Church 'Avenue. The
following conditions are required to provide sanitary sewer service to the tract.
80. Extension of a 15-inch sewer main and a 12-inch sewer main in South Clovis Avenue from
East Church Avenue north across the project frontage.
NS F APPROVAL _
CONDITIONS O _
Vesting Tentative Tract Nos.- 5258 and 5295 = - - ik•
Page 11
May 21, 2004
81. Sanitary sewer mains shall be extended within the proposed tract to provide sewer service
to each lot created.
82. Separate sewer house branches shall be provided for each lot created.
83. Public sewer facilities shall be constructed in accordance with the Department of Public
Works standards, specifications and policies.
84. 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
sanitary sewer system.
85. A Preliminary sewer design layout shall be submitted for review and subject to Department
of Public Utilities review and approvals prior to submitting engineered improvement plans
for City approvals.
WATER SERVICE
There are existing 16-inch water mains located in South Clovis and East Church Avenues. The
following conditions are required to provide water service to the tract. Water mains shall be
installed before street improvements and paving.
86. Construct a 14-inch transmission grid water main(including installation of Cityfire hydrants)
in East California Avenue from South Clovis Avenue to East Church Avenue.
87. Construct a water supply well(s)on a site(s) dedicated to the City of Fresno. The well(s)
shall be capable of. producing a minimum total. demand of 1.000 gallons per minute,
sufficient to serve peak water demand for the project. Well sites shall be of a size and at
a location acceptable to the Water Systems Manager.
88. Water well construction shall include wellhead treatment facilities,,if required.
89. Water mains (including installation of City fire hydrants) shall be extended within the
proposed.tract to provide water service to each lot created.
90. Separate water services with meter boxes shall be provided to each lot created.
91. Installation of public fire hydrant(s) is required in accordance with city.standards.-
92. 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 maybe 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.
93. All public water facilities shall be constructed in accordance with City of Fresno Department
of Public Works standards, specifications, and policies.
94. Engineered improvement plans prepared by a Registered Civil Engineer are required for
proposed additions to the city water system.
CONDITIONS OF APPROVAL - - --
Vesting Tentative Tract Nos:5258 and 5295 °c•�.t�rli �r , i`'� `� ' <'`< ,:��,,e >:,,�c} 5[,�c.
Page 12 ®,
May 21, 2004
Public Utilities Department. Solid Waste-Division
95. The owners, lessees or other tenants of the residential dwellings must, on service days
before 6:00 a.m.,place their solid waste containers at the edge of the curb approximately
four (4) feet apart and not blocking any vehicle accesses in accordance with the City of
Fresno's Solid Waste.Management Division Standards..
96. There shall be no parking allowed in the street,in any cul-de-sac,on the solid waste service
day. This applies to any lot that is in whole or part of a cul-de-sac.
97. The following lots shall be clear of all vehicles before 6:00 a.m. on the solid waste service
day:
Lots11, 12,13, 14,and 15 on East Street.
Lots 131, 132, 133, 134, 215, 216,and 240 on East Lorena Avenue.
Lots 141, 14.2, 143 and 144 on East Florence Avenue.
Lots 231, 232, and 233 on South Rogers Avenue.
Lots 151, 152, and 153 on East Pitt Avenue
Lots 178, 179, 180, 181, and 182 on South Playa Avenue.
Lots 183, 184, 185, 186, and 187 on South Playa Avenue.
Lots 206, 207,208, 209, and 210 on South Walling Avenue.
Lots 254, 255, 256, and 257 on South Rabe Avenue.
Lots 242, 243, 244, and 245 on South Perry Avenue.
Lots 100, 101_1 02 and 103 on South Walling Avenue.
Lots 1,14, 1,15, 116, 117 and.118 on East Edna Avenue.
98. Developer shall provide through streets bn South Walling, South Rogers, East Pitt, east
Truman, east Belgravia, and.East Tower. All.streets must connect to another.street to
provide a path for Solid Waste trucks. .If these streets do not connect, then a truck tum
.around must be provided. Turnaround must provide for a truck with a 44-foot turning
radius.
99. Lots 247, 248, 249, 250, 251, and 252 on South DeWitt will be required to move their
containers to the north edge of the property line of lots 247 and 252, along East Church
Avenue to be serviced. Alternatively, A temporary turnaround will have to be provided at
the end of South Dewitt so that Solid.Waste .trucks can turnaround. Turnaround must
provide for a truck with a 44-foot turning radius. This condition will require a covenant.
Fresno Irrigation District
FID's Washington Colony No. 15, Central.No. 23 and Fancher Creek No. 6 canals traverse the
proposed project area.
100. Fresno Irrigation District (FID) requests that the applicant grant an exclusive canal
easement to FID and concrete line, encase in box culvert or other approved means to
protect canal integrity, the above mentioned canals across the proposed development in
accordance with FID standards,and that the applicant enter into an agreement with FID for
that purpose. The applicant will need to meet with.FID.to determine canal alignment and
required canal dimensions.
CONDITIONS OF APPROVE,.
Vesting Tentative Tract Nos..5258 and 5295
Page 13
May 21,.2004 _ M
101. FI D requests that its easement be shown on the map with proper recording information, and
that FID be made a party to signing all plans which affect its easement and canal/pipeline
facility and also be made a party to signing all plans which affect its easement and
canal/pipeline facility and also be made a party to signing the final map.
102. FID will reserve further comment on the subject proposal until the regular agency process
for site plan review, tract map, or parcel map review is completed. Design standards for
the realigned Fancher Creek Canal shall be determined by the Fresno Irrigation District:
103. The project applicant shall deed Outlot"E"of Vesting Tentative Tract Map No. 5258 dated
March 12, 2004 to the Fresno Irrigation District for the.purpose of canal realignment of
Fancher Creek.
Right-of-Way Acquisition
104. The developer will be responsible for the acquisition of any necessary right-of-way to
construct any of the required improvements.
Rights-of-way acquisition shall include any rights-of-way necessary for proper drainage,
signing, pole relocation, and shoulder grading. In general, this will require right-of-way to
be provided approximately 10 feet outside the travel lane. The exact requirement must be
determined at the project design stage based on,.the existing conditions and detailed design
information.
In the event an acquisition of any easement or right-of-way is necessitated by the subject
development, said acquisition will be accomplished prior to Final Map approval. The
developer/owner should contact the Real Estate Section of the Public Works Department
to receive procedural.guidance in such acquisitions.
Should such acquisition not be accomplished by the subdivider prior to Final Map approval,
the subdivider must request and grant to the City the full authority to attempt acquisition
either through negotiation .or through its power of eminent domain. The subdivider shall
furnish to the City Public Works Department, Engineering Division/Real Estate Section,an
appraisal report or a request for an estimated appraisal amount(to be determined by the
City of Fresno Real Estate Section)prior to preparation of a Subdivision Agreement.
The subdivider shall submit adequate security in the form of a cash. deposit to guarantee
payment of all costs associated with the acquisition, including staff time, attorney's fees,
appraisal fees, court costs, and all related expenditures and costs necessary to effect the
acquisition of such easements or rights-of-way.
FLOOD CONTROL AND DRAINAGE
105. The subdivider shall be required to pay any applicable storm drainage fees to comply with
Fresno Municipal Code Chapter 13, Article 13.
106. The subdivider shall be required to comply with the specific requirements imposed by the
Fresno Metropolitan Flood Control District(FMFCD)for the subdivision or any amendments
or modifications to those requirements which may be granted by the FMFCD Board of
Directors, pursuant to Section 13-1307 of the Fresno Municipal Code. These requirements
are identified in the District's letterto the Planning and Development Department dated April
24, 2004 and April 29, 2004.
107. Anytemporary ponding basins constructed or enlarged to provide service to the subdivision
s CONDITIONS OF APPROV. '
Vesting Tentative Tract Nos. 5258 and 5295
Page 14
May 21, 2004 .. -
shall be fenced in accordance w'
th CitY standards within seven (7)days 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.
DEVELOPMENT FEES AND CHARGES
108. This project is.subject to the.following development fees and charges:
MISCELLANEOUS
109. The applicant shall comply with the mitigation measures regarding the Clovis and Church
Avenue intersection and the Clovis and Jensen Intersection and fair share cost assessment
as outlined by the Public Works -Traffic Division letter dated May 27, 2004.
110. The developer/owner shall reduce the number of lots by two in the northwest portion of
Tract No. 5258.
111. There shall.be no pedestrian bridge crossing the realigned Fancher Creek canal.
112. The proposed multi-purpose ,trail shall incorporate. natural trail features and avoid
permanent concrete or asphalt type surfaces.
113. The developer and the City shall meet with the Fresno Irrigation District to .design an
earthened canal and.not a lined canal.for the,proposed realigned Fancher Creek canal.
114. The three cul-de-sac streets.which abut the proposed realigned Fancher Creek canal shall
have wrought iron safety gates installed in a manner that would serve as a safety device.
PARKS DEPARTMENT FEE/ RATE
a.,.Street Tree Landscape Plan Review fee $56..00
b. Street Tree Installation fee $129.00/tree
City installed tree
c. Street Tree Inspection fee $30.00/tree
Developer installed tree
d. Maintenance District Plan Review fee $176.00
e. Maintenance District Inspection fee $305.00
f. Reinspection Fee $29/Hour
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT FEE/ RATE
g. Metropolitan Flood Control'District Fee ' Contact FMFCD for new
fees. Rates increased as of
March 1, 2003
i
CONDITIONS OF APPROVA.
Vesting Tentative Tract Nos:5258 and 5295 _ - - -
Page 15
May 21, 2004 ...�
SEWER CONNECTION CHARGES
FEE RATE
h. Lateral Sewer Charge $0.10/sq. ft. (to 10.0' depth)
i. Oversize Charge $0.05/sq. ft. (to 100' depth)
j. Trunk Sewer Charge n/a
Service Area:
k. Wastewater Facilities Charge $2,119/living unit
I. House Branch Sewer Charge n/a
m. Millbrook Overlay Sewer n/a
WATER CONNECTION CHARGES FEE RATE
n. Service Connection Charge Fee based on service(s) and
meter(s) sizes specified by
owner; fee for service(s) and.
Meter(s) established by the
Master Fee Schedule.
o. Frontage Charge : $6.50/lineal foot.
p. Transmission Grid Main Charge $560/gross acre
q. Transmission_Grid Main Bond Debt
Service Charge $243/gross acre
r. UGM Water Supply Fee $507/living unit
Service Area: 501-5
s. Well Head Treatment Fee $207/living unit
Service Area: 501 .
t. Recharge.Fee $61/living unit
Service Area: 501
u. 1994 Bond Debt Service $244/Jiving unit.
. Service Area: 501 .
DEVELOPMENT IMPACT FEE
v. Northeast Fresno Policing Area n/a
URBAN GROWTH MANAGEMENT FEE RATE/CHARGE"
w. UGM Fire Station Capital Fee $605/living unit
Service Area:5
x. UGM Park Fee $1.650/gross acre
Service Area: 2
s
• CONDITIONS OF APPROVA.
Vesting Tentative Tract Nos. 5158 and 5295 - _ -
Page 16
May 21, 2004
y. Major Street Charge $2180/adj. acre
Service Area: D-1/E-2
z. Major Street Bridge Charge $210/adj. acre
Service Area: D-1/E-2
aa. Traffic Signa( Charge $860/adj. acre
bb. UGM Grade.Separation Fee n/a
cc. Trunk Sewer Charge n/a
Service Area:
dd. "Street Acquisition/Construction Charge $40,011.00(APN 481-040-11)
KAM.aster Files-20031--PLAN AMENDMENTSIA-03-22,R-03-69,84,T-5295,T-5258(Al4njian)—MS1T-5258-T-5295-C0A.wpd
CONDITIONS OF APPROVA i
Vesting Tentative Tract Nos.5258 and 5295
Page 15 Pace
May 21. 2004
n. Service Connection Charge Fee based on service(s)and
meters) sizes specified by
owner; fee for service(s)and
Meters) established by the
Master Fee Schedule.
o. Frontage Charge $6.50/lineal foot
. Transmission Grid Main Charge $560/
gross ross acre 9 9
q. Transmission Grid Main Bond Debt
Service Charge $243/gross acre
r. UGM Water Supply Fee $507/living unit
Service Area: 501-S
s. Well Head Treatment Fee $207/living unit
Service Area: 501
t. Recharge Fee $61/living unit
Service Area: 501
u. 1994 Bond Debt Service $244/living unit
Service Area: 501
DEVELOPMENT IMPACT FEE
v. Northeast.Fresno Policing Area n/a
URBAN GROWTH MANAGEMENT FEE RATE/CHARGE'
w. UGM Fire Station Capital Fee $605/living unit
Service Area: 15
x. UGM Park Fee $1650/gross acre
Service Area: 2
y. Major Street Charge $2180/adj. acre
Service Area: D-1/E-2
z. Major Street Bridge Charge $210/adj. acre
Service Area: D-1/E-2
aa. Traffic Signal Charge $860/adj. acre
bb. UGM Grade Separation Fee n/a
cc. Trunk Sewer Charge n/a
Service Area:
dd. "Street Acquisition/Construction Charge $40,011.00 (APN 481-040-11)
PARKS, RECREATION & COMMUNITY SERVICES DEPARTMENT
TO: Mike Sanchez, Planner III
Development Department
FROM: HILARY KINDER,ParksSupervisorU(621-2924)
DATE: March 17,2004
Subject: Tentative Subdivision Map T-5258(Located on the West Side of South Clovis Avenue
between East Church and East California Avenues)
The Parks Department has reviewed the Vesting Tentative Subdivision Map drawn by.Ingels-Braun &
.Associates,Civil Engineering and Land Surveying prepared for Sunnyside Ranch Estates, dated 11/03/03.
Parks offers the following comments regarding the street tree,and buffer/parkway strip conditions . . .
1. STREET TREE REQu1REMENTS
A. Street trees shall be planted at the rate of one tree for each 60' of street frontage,or one tree per lot,
whichever is greater. The subdivider is required to provide street trees on all public street frontages and
the dedication of applicable planting and buffer landscaping easements. The subdivider is required to
provide automatic drip irrigation for all street trees. .
B. The street tree species are designated for the following rights of way:
S. Clovis Ave. Platanus acerifolia `Columbia' (Columbia Sycamore)
S. `B'Ave. Fraxinus `Autumn Purple' (Ash Autumn Purple)
S. WallingAve. Koelreuteria paniculata(Golden Raintree)
S.Rogers Ave. Ginkgo biloba Autumn Gold'or 'Fairmont'(Maidenhair Tree)
S. Perry Ave Nyssa sylvatica(Black Tupelo).
S.Rabe Ave. Pistacia chinensis(Chinese Pistache)
S. Dewitt Ave. Alnus cordata(Italian Alder)
S.Minnewawa Ave. Cinnamomum camphora(Camphor)
E.Erin Ave. Cercis canadensis`Oklahoma' (Eastern Redbud)
E Christine Ave. Fraxinus`Autumn Purple' (Ash Autumn Purple)
E Atchison Ave. Ginkgo biloba`Autumn Gold' or`Fairmont' (Maidenhair Tree)
E. Geary Ave. Celtis australis(European Hackberry)
E.Lorena Ave. Sapium sebiferum (Chinese Tallow)
E. Florence Ave. Pistacia chinensis(Chinese Pistache)
E. Pitt Ave. Quercus virginiana(Southern Live Oak)
E. Truman Ave. Nyssa sylvatica(Black Tupelo)
E.Belgravia Ave. Celtis australis(European Hackberry)
E. Tower Ave. Sophora japonica(Japanese Pagoda Tree)
E. Church Ave. Quercus lobata(Valley Oak)
C. Street tree requirements:
a. Street tree inspection fees shall be collected for each 60'of public, or one tree per lot,
whichever is greater. „
b. Trees shall be planted in accordance with "Specifications for Developer Street Tree Planting."
The developer shall contact Parks to determine tree species required on.each street.
c. Landscape plans shall indicate street tree planting locations and species. Landscape plans shall
be reviewed and approved by the Parks,Recreation and Community Services Department. A
street tree planting permit shall be required for all residential street tree planting.
'd. Performance and payment securities,paid with final map, will be released when all landscaping ~" =
installed on public and/or city controlled property is in conformance with Parks Division's planting
specifications and meets the specifications of the city.
e. Upon acceptance of the required work, warranty security shall be furnished to or retained by the
city for guaranty and warranty of the work for a period of ninety days following acceptance.
2. BUFFER LANDSCAPING & MAINTENACE REQUIREMENTS
A. The developer is required to provide landscaping and long term provision of maintenance for the landscape
easements and rights of way on East Church, South Clovis Avenues and `B' Street,the landscape strip and
right-of-way on E. Church,E. California, S. Clovis S. Minnewawa Avenues and `B' Street.
B. Buffer Maintenance Through Annexation to the Community Facilities District. Landscape and
irrigation plans shall be submitted to the Parks Division for review and approval prior to Council
approval of the final map.Plans shall be numbered to conform to and included in the Public Work's
Department's street construction plan set for the final map. These fees are applicable when the
subdivider elects to maintain the buffer landscaping by annexing into 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-N
-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 parkways strip,the planting concept shall simulate the adjacent landscape design to present a more
uniform appearance on the street. Variances in the landscape concept will be acceptable, but the design of
the new landscape buffer and/or parkway strip shall strive to mimic the existing as much as possible.
3. Landscape plans shall indicate grades and show fencing or wall details. All fencing shall be placed
outside the landscape easement. Maximum slopes shall not exceed 4:1 with l'of level ground between the
slope and the back of the sidewalk and/or face of fence. Erosion control measures shall be implemented on
all slopes of 4:1, including the use of synthetic.erosion control netting in combination with ground cover
species approved by the Parks Division.
4. The water meter(s)serving the buffer landscaping shall be sized for the anticipated service flows.
5. No private flags,signs or identification of any kind shall be permitted in the right of way,within the
City-controlled easement or on the fence or wall facing the street.
6. Landscaping in the right of way and landscape setback adjacent to waterwell sites shall be the
responsibility of the City of Fresno Water Division and may not be included in the CFD.
C. As an alternative to the CFD2,the subdivider may form a Home Owners Association for the long term provision
of maintenance of the landscape buffers and rights-of-way.
Pinks,Recreation and Community Services,jepartment March 17,2004
T-5258 Page 3
3. UGM REQUIREMENTS
The project is in UGM Zone#2. Please assure that all Parks UGM fees are collected as allowed by FMC.
The nearest regional park to the site is Roedinp Park. The flearest neighborhood park is located at Sunnyside and
Butler. An additional neighborhood park is proposed at S. Peach and E. Church Avenues. This project is consisted
with the Parks Master Plan.
4. FEES
As a reminder,please verify that the following administrative/plan check fees are collected:
1. Collect the street tree landscape review fee of$56.00(Acct#34599 Fund#10 10 1 Org#17050)
2. Collect of the 15-gallon Street Tree Inspection fee for tree plantings by private party at the rate in effect in the
Master Fee Schedule at the time payment is due(current rate is$30.00 per tree Acct#34859,Fund#24001,Org
#179900).
3. Collect the CFD Plan Review fee of S 176.00(FY2002 rates)(Acct#34599 Fund#10101 Org#17050) _
4. Collect the CFD Field Inspection fee of$305.00 FY2002 rates)(Acct.(Acct#34599 Fund#10101 Org#17050)
Should the project be phased, separate plan check and inspection fees shall be collected for each.
phase. A re-inspection fee of$29.00/hour shall be charged when the landscape(and all associated
work, including irrigation)fails to pass inspection and requires a re-inspection by city staff.
A pie Sbnchez-T 5295.doc — .---
Parks,Recreation and Community Services Department March 22,2004
T-5295 Paget
PARKS,RECREATION & COMMUNITY SERVICES DEPARTMENT
TO: Mike Sanchez,Planner Ill
Development Department
FROM: HILARY KIMBER,Parks Supervisor 11(621-2924)
DATE: March 22,2004
Subject: Tentative Subdivision Map T-5295(Located on the West Side of South Clovis Avenue
between East Church and California Avenues)
The Parks Department has reviewed the Vesting Tentative Subdivision Map drawn by Ingels-Braun&
Associates,Civil Engineering and Land Surveying prepared for Sunnyside Ranch Estates,dated 11/03/03.
Parks offers the following comments regarding the street tree,and buffer/parkway strip conditions . ..
1. STREET TREE REQUIREMENTS
A. Street trees shall be planted at the rate of one.tree for each 60'of street frontage,or one tree per lot,
whichever is greater. The subdivider is required to provide street trees on all public street frontages
and the dedication of applicable planting and buffer landscaping easements. The subdivider is
required to provide automatic drip irrigation for all street trees.
B. Tree planting shall be within a Planting and Public Utility easement. Tree species to be planted on
those streets are as follows:
S.Clovis Ave. Platanus acerifolia'Columbia'(Columbia Sycamore)
S. 'B' Ave. Fraxinus 'Autumn Purple'(Ash Autumn Purple)
S.WallingAve. Koelreuteria paniculata(Golden Raintree)
S.Rogers Ave. Ginkgo biloba'Autumn Gold'or`Fairmont'(Maidenhair Tree)
E.Lorena Ave. Sapium sebiferum(Chinese Tallow)
E.Florence Ave. Pislacia chinensis(Chinese Pistache)
E.Pitt Ave. Quercus virginiana(Southern Live Oak)
E.Truman Ave. Nyssa sylvatica(Black Tupelo)
E.Belgravia Ave. Celtis australis(European Hackberry)
E.Tower Ave. Sophora japonica(Japanese Pagoda Tree)
E.Church Ave. Quercus lobata(Valley Oak)
E. 'A' Ave. Brachychiton populneum(Bottle Tree)
E.California Ave. Pistacia chinensis(Chinese Pistache)
C. Street Tree Requirements: For those lots having internal street tree frontage available for street tree
planting,the developer shall plant one tree for each 60'of street frontage,or one tree per lot having street
frontage,whichever is greater.
a. Street tree'inspection fees shall be collected for each 60'of public or one tree per lot
whichever is greater.
b. Trees shall be planted in accordance with"Specifications for Developer Street Tree
Planting.@ The developer shall contact Parks to determine tree species required on each street.
Mike'Fanchez T 5295 docPage 2 _
-- -
Parka,Recreation and Community Services Department March 22. 2004
c. Landscape plans shall indicate street tree planting locations and species. Landscape plans
shall be reviewed and approved by the Parks,Recreation and Community Services Department. -
A street tree planting permit shall be required for all residential street tree planting.
d. Performance and payment securities,paid with final map,will be released when all"
landscaping installed on public and/or city controlled property is in conformance with Parks
Division's planting specifications and meets the specifications of the city. l
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.
2.BUFFER LANDSCAPING&MAINTENANCE REQUIREMENTS
A The landscaper is required to provide landscaping and long term provision of maintenance for the
landscape easements and rights of way on East Church,East California and South Clovis Avenues.
B, Buffer Landscaping Through Annexation to the Community Facilities District. Landscape and irrigation
plans shall be submitted to the Parks.Division for review'and approval prior to Council approval of the
final map. Plans shall be numbered to conform to and be included in the Public Works Department's
street construction plan set for the final map. These fees are only applicable when the subdivider elects to
maintain the buffer landscaping by annexing into 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-N-23&
24 and 14-121 of the Fresno Municipal Code regarding Water Efficient Landscaping and Buffer
landscaping passed by Council on September 20, 1994.'
2. Should the proposed landscape buffers and/or parkway strips be located next to an existing buffer
and/or parkways strip,the planting concept shall simulate the adjacent landscape design to present a mote
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 F of level ground between
the slope and the back of the sidewalk and/or face of fence: Erosion control measures shall be
implemented on all slopes of 4:1, including the use of synthetic erosion control netting in combination
with ground cover species approved by the Parks Division.
4. The water meters)serving the buffer landscaping shall be sized for the anticipated service flows.
5. No private flags,signs or identification of any kind shall be permitted in the right of way, within the
City-controlled easement or on the fence or wall facing the street.
6. Landscaping in the right of way and landscape setback adjacent to waterwell sites shall be the
responsibility of the City of Fresno Water Division and may not be included in the CFD.
C. As an alternative to the CFD2, the subdivider may form a Homeowners Association for
the long-term provision of maintenance of the landscape buffers and rights-of-ways.
Mike �a chez-T-5295.doc - Z-- Page-3,"
Parks.Recreation and Community Services Department --- _ March 22. 2004 —
T-5293 Page
3. UGM REQUIREMENTS
F. The project is in UGM Zone#2. Please assure that all Parks UGM fees are collected as allowed by FMC.
The nearest regional park to the site is Roeding Park. The nearest neighborhood park is located at South
Sunnyside and East Butler Avenues. An additional neighborhood park is proposed at South Peach and East
Church Avenues.. This project is consisted with the Parks Master Plan.
4. FEES
As a reminder,please verify that the following administrative/plan check fees are collected:
1. Collect the street tree landscape review fee of$56.00(Acct#34599 Fund#10101 Org#17050)
2.Collect the fee for the 15-gallon Street Tree Inspection fee for tree plantings by private party at the rate
in effect in the Master Fee Schedule at the time payment is due(current rate is$30.00 per tree Acct
#34859,Fund#24001,Org#179900).
3. Collect the CFD Plan Review fee of$176.00(FY2002 rates)(Acct#34599 Fund#10101 Org#17050)
4. Collect the CFD Field Inspection fee of$305.00 FY2002 rates)(Acct#34599 Fund#10101 Org#17050)
FRESNO FIRE DEPARTMENT FPB-42
FIRE HYDRANT AND ACCESS REQUIREMENTS
APPLICATION NO. DATE
LOCATION-f !��• n m�� �- �7P.s'�5 P� REVIEWED BY al e�
HYDRANTS
1: geveloper must install on-site hydrant(s). See plan for location(s). Provide fire hydrant flow of
1500 GPM [ ]2500 GPM 8"water main minimum. .
2. Public street hydrant(s) must be installed. Coordinate street hydrant locations with Public Works.
3. Fire hydrants shall be tested and approved, and all surface access roads shall be installed and made
/ serviceable prior to and during the time of construction. The 4-1/2"outlet shall face the access lane.
ACCESS
GENERAL:
4. ❑ Two means of-ingress/egress must be provided. This access must be maintained during all phases of
development.
5. All construction work on this project is subject to interruption if the road system becomes impassable for
fire apparatus due to rain or other obstacles. ,
6. All openings in the perimeter of a building shall be accessible from within 150 feet of a public street or
private driveway.
7. ❑ Loading zones shall not be located in required fire lanes.
8. ❑ Where buildings or portions thereof are more than 35 feet in height, an aerial truck setup area shall be
located adjacent to at least one side of such buildings. Aerial truck setup areas shall be minimum width
of 30 feet wide for not less than 60 feet when part of through fire lanes
9. ❑ Aerial truck setup areas, as described in No. 8 above, shall be provided adjacent to at least two sides of
buildings more than 35 feet in height that exceed 150 feet in length or width.
10. ❑ All private streets and driveways that are provided for common access, and are required for Fire
Department access,shall be constructed to a minimum unobstructed width of 20 feet. For drives separated
by a median, 15 foot minimum lanes are required.
11. ❑ Streets highlighted on plan shall be identified as fire lanes as provided in the California Vehicle Code,
Section 22500.1. Designate highlighted curbs as fire lanes (red curb with "Fire Lane" in 3"white letters
every 50 feet or approved signs every 50 feet).
12. ❑ Provide sign(s)(17"X 22"minimum)at all public entrance drives to the property,which state,"Warning-
Vehicles stopped, parked, or left standing in fire lanes will be immediately.removed at owner's expense-
22658 California Vehicle Code-Fresno Police Department 498-1414."
13. ❑ Turns in private drives and intersecting drives shall have a minimum 34 foot centerline turning radius.
14. ❑ Turns in private drives for aerial truck access, required in No. 5 above, shall have a minimum 44 foot
centerline turn radius.
File No.210.45
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
PUBLIC AGENCY DEVELOPER
Mr. Gil Haro, Planning Manager SUNNYSIDE RANCH ESTATES
Planning & Development Department 299 E. LESTER AVE.
City of Fresno FRESNO, CA 93720
2600 Fresno Street -
Fresno, CA 93721
MAP NO. 5258 PRELIMINARY FEE(S) (See below)
DRAINAGE AREA S) " BH BG DRAINAGE AREA BH $114,861.00
DATE 2 g— a DRAINAGE AREA " BG $222,216.00
TOTAL FEE $337,077.00
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: co
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.
3238 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3291 - 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 H 2
C. The grading and drainage patterns shown on the site plan conform to the
adopted Storm Drainage and Flood Control Master Plan.
2. The proposed development shall construct and/or dedicate Storm Drainage and Flood Control
Master Plan facilities located within the development or necessitated by any off-site
improvements required by the approving agency:
X .. Developer shall construct facilities as shown on Exhibit No. 1 as "Master Plan
Facilities to be constructed by Developer".
None required.
3. The following final improvement plans shall be submitted to the District for review prior to
final development approval:
X Grading Plan X Storm Drain Plan X Final Map
X Street Plan X Water& Sewer Plan Other
4. Availability of drainage facilities:
a. Permanent drainage service is available provided the developer.can verify
to the satisfaction.of the City of Fresno that runoff can be safely conveyed
to the Master Plan inlet(s).
b. The construction of facilities required by Paragraph No.2 hereof will
provide permanent drainage service.
C. Permanent drainage service will not be available. The District recommends
temporary facilities until permanent service is available.
Temporary service is available through
X d. See Exhibit No. 2.
5. The proposed development:
X Appears to be located within a _500 year X 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.
Does not appear to be located within a flood prone area.
s2sa 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
- - �',,' xis ;'d �. ir./ u' ro .'TC . +f v'.� ("•t a •.f 1
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 M
of construction projects disturbing five or more acres, and discharges associated with industrial y
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
Mi
.
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 0
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 type:'of industries described in the NPDES regulations or by
Standard Industrial Classification(SIC)code. The following categories of industries
are generally required to secure an industrial permit: manufacturing; trucking;
recycling; and waste and hazardous waste management. Specific exemptions exist for
manufacturing activities which occur entirely indoors. Permittees are required to:
submit a Notice of Intent to be covered and must pay a permit fee to the State Water
Resources Control Board, develop and implement a storm water pollution prevention
plan,eliminate non-storm water discharges, conduct routine site inspections, train
employees in permit compliance, sample storm water runoff and test it for pollutant
indicators, and annually submit a report to the State Board.
5259 5469 E..OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page.4 of 4
C. The proposed development is encouraged to select and implement storm water quality
controls recommended in the Fresno-Clovis Storm Water Quality Management
Construction and Post-Construction Guidelines (available at the District Office) to
meet the requirements of the State General Permits, eliminate the potential for non-
storm water to enter the municipal storm drain system, and where possible minimize
contact with materials which may contaminate storm water runoff.
7. A requirement of the District.may be appealed by filing a written notice of appeal with the .
Secretary of the District within ten days of the date of this Notice of Requirements.
8, The District reserves the right to modify, reduce or add to these requirements, or revise fees, as
necessary to accommodate changes made in the proposed development by the developer or
requirements made by other agencies.
9. X See Exhibit No. 2 for additional comments,recommendations and requirements.
Gerald E. Lakeman, ,Project Engineer: Neda Shakeri
District Engineer, Assistant General Manager
C: INGELS-BRAUN &ASSOCIATES
875 W. ASHLAN,STE.. 102
CLOVIS, CA 93612
szss 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
t NOTE:
THIS DRAWING IS SCHEMATIC,
DISTANCES ARE APPROXIMATE.
V xr;T4 Ce l`j ",11 ti 'd'I< j l", , f l3 k d",
II
CALIFORNIA AVE.
SOUTHERN PACIFIC
►I ATCHISON ST. .48
UJI
GEARY ST. ...� ;. �� ,.v
I g�' t; r� ,•n 5"" t I 'v SCALE I =600'
ntin
�.5'
154-
--
i —_ _ - - - - ----- - `titY `�y%�.�8�• I `
/ CHANNELS�, . _-
N I. PITT ST. .: 24' RELY ; '
•` INiE�iilE;y;- ,b - UNE
Q .Fµ�` =' BASIN BH
NA<
3 CA �.,
�*� BG
�;. ` to
Z I. ��:iir'r4J iK4. i }.? � b��41
_Z I ,ir' 'w gra•:iy �t4>: + !t C+`` �Q� O
'l CHURCH `' ,
---- --- �'�rj{'"�� '. A�E y�,¢`�y ALIGNMENT
LEGEND
MASTER PLAN FACILITIES TO BE CONSTRUCTED BY 25' & 40' PERMANENT STORM
DEVELOPER OF TRACT 5258 - DRAINAGE EASEMENT TO BE ACQUIRED
BY THE DEVELOPER
MASTER PLAN FACILITIES TO BE CONSTRUCTED BY
DEVELOPER OF TRACT 5295 30TEMPORARY STORM DRAINAGE
EASEMENT TO BE ACQUIRED BY
C}---� MASTER PLAN FACILITIES TO BE CONSTRUCTED. BY THE DEVELOPER
DEVELOPER OF TRACT 5135
MASTER PLAN FACILITIES TO BE CONSTRUCTED 13Y EXISTING 15' PERMANENT
—-- STORM DRAINAGE EASEMENT
THE DISTRICT
0--- FUTURE MASTER PLAN FACILITIES DIRECTION OF.DRAINAGE
------ INLET BOUNDARY
— DRAINAGE AREA BOUNDARY TRACT 5255
EXHIBIT NO. 1 DRAINAGE AREAS: "BG"
L�i■� FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
Nrrr or2so+
J:\ENGINEERING\AUTOCAD\DWGS\OEXHIOir\TRACTS\5238.DWG Kn•.
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.
This project is broken into different drainage areas. Comments on these areas are as follows:
Drainage Area"BH":
The developer of Tracts 5258 and 5135 has been required to construct the storm drainage
facilities, as shown on the attached sketch. Upon completion of those facilities,permanent
service will be available. The District recommends temporary facilities until permanent
service is available to proposed development. It is recommended that.the developers work
together to combine the projects to insure permanent drainage service to each development.
Drainage Area"BG":
The developer shall construct the facilities as shown on Exhibit No. 1. Permanent drainage
service will not be available. The District recommends temporary facilities until permanent
service is available.
The proposed subdivision layout will shift Fancher. Creek westerly. However, the drainage area
boundaries shall remain the same as the Master Plan drainage area boundaries(see attached exhibit).
Any extensions of the District's basin relief line due to relocation of Fancher Creek shall be at the
developer's expense.
Storm drain facilities shown on Exhibit No.1 are tentative only, and may be subject to change
pending Master Plan finalization for these drainage areas.
The Developer shall dedicate a minimum fifteen-foot(15`)wide storm drain easement as a condition
of the final map. No encroachments into the easement will be permitted including,but not limited
to, foundations, roof overhangs, swimming pools, and trees.
The District will obtain the necessary easements,east of CIovis Avenue,as shown on Exhibit No. 1.
Major storm flows from Tracts 5258 and 5295 have historically flowed southerly to Church Avenue.
The developers will be responsible for accommodating the passage of this major storm flow.
Development No. Tract 5258
engr\perm it\exh ibit2\tracts\5258(ns)
FLOOD PLAIN POLICY
Primary Flood Plains
Because of the relatively high velocities and volumes of flood flow associated with primary flood
plains, and because the primary flood plain is responsible for passing the greatest percentage.of the
flood event,development located in such flood plains is subject to substantial risk,both to itself and
to others as a result of the potential for blockage and diversion of flood waters. In view of these
factors, the following policy statement is proposed:
Policy 1) All proposed development activity shall be the subject of a detailed
hydrological flood hazard investigation to determine the relationship of the
proposed development to the secondary flood plain and the primary flood
plain; and,further,to identify the estimated high water elevation of the 100-
year flood event.
2) All development and/or permanent improvement activity which, if located
within the primary. floodway, may unduly impede, retard, or change the
direction of flow of water either,by itself,or by the catching or collecting of
other debris or is placed where the flow of water, would carry such
obstruction downstream to the damage or detriment of either life or property,
should not be permitted.
Secondary Flood Plains
Because development within secondary flood plains is subject to inundation,but without the threat of
increased velocities of flood waters,and because the excessive development of the secondary flood
plain can result in increased water surface elevations through displacement of flood waters, the
following policy statement is suggested:
Policy 1) Development in secondary flood plains is generally acceptable when a
detailed hydrological flood hazard investigation report had been prepared
indicating that the area proposed for development is located within a
secondary as opposed to a primary flood plain.
2) The development must be properly flood proofed below the estimated high
water elevation of the 100-year flood event.
3) The development is accomplished is such a way as to prohibit the
displacement of any and all flood waters from that portion of the flood plain
to be developed.
engr\engrtortn\floodplain policy-form
File No.210.45
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
PUBLIC AGENCY DEVELOPER
Mr. Gil Haro, Planning Manager SUNNYSIDE RANCH ESTATES
Planning & Development Department 299 E. LESTER AVE.
City of Fresno FRESNO, CA 93720
2600 Fresno Street -
Fresno,CA 93721
MAP NO. 5295 PRELIMINARY FEE(S) (See below)
DRAINAGE AREAS) " BH BG DRAINAGE AREA BH $31,318.00
DATE , DRAINAGE AREA BG $105,526.00
TOTAL FEE $136,844.00
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:
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.
5295 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 wall be made for the excess costs from
yK'
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
b. Grading and drainage patterns shall be as identified on Exhibit No. 1 H 2
X c. The grading and drainage patterns shown on the site plan conform to the
adopted Storm Drainage and Flood Control Master Plan.
2, The proposed development shall construct and/or dedicate Storm Drainage and Flood Control
Master Plan facilities located within the development or necessitated by any off-site
improvements required by the approving agency:
X- Developer shall.construct facilities as shown on Exhibit No. 1 as "Master Plan
Facilities to be constructed by Developer".
None required.
3. The following final improvement plans shall be submitted to the District for review prior to
final development approval:
X Grading Plan X Storm Drain Plan X Final Map
X Street Plan X Water& Sewer Plan Other
4. Availability of drainage facilities:
a. Permanent drainage service is available provided the developer can verify
to the satisfaction of the City of Fresno that runoff can be safely conveyed
to the Master Planvnlet(s).
b. The construction of facilities required by Paragraph No.2 hereof will
provide permanent drainage service.
C. Permanent drainage service will not be available. The District recommends
temporary facilities until permanent service is available.
Temporary service is available through .
X d. See Exhibit No. 2.
5. The proposed development:
X Appears to be located within a 500 year X 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.
Does not appear to be located within a flood prone area.
5295 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 3 of 4
6. The Federal Clean Water Act and the State General Permits for Storm Water Discharges
Associated with Construction and Industrial Activities (State General Permits)require developers
of construction projects disturbing five or more acres, and discharges associated with industrial
activity not otherwise exempt from National Pollutant Discharge Elimination System(NPDES)
permitting, to implement controls to reduce pollutants,prohibit the discharge of waters other than
storm water to the municipal storm drain system, and meet water quality standards. These
requirements apply both to pollutants generated during construction, and to those which may be
generated by operations at the development after construction.
a.
State General Permit for Storm Water Discharges Associated with Construction
Activities,approved August 1999,(modified December 2002.) A State General
Construction Permit is required for all clearing, grading, and disturbances to the ground
that result in soil disturbance of at least one acre (or less than one acre if part of a larger
common plan of development or sale). Permittees are required to: submit a Notice of
Intent to be covered and must pay a permit fee to the State Water Resources Control Z
Board(State Board), develop and implement a storm water pollution prevention plan,
eliminate non-storm water discharges, conduct routine site inspections, train employees 0
in permit compliance, and complete an annual certification-of compliance.
b. State General Permit for Storm Water Discharges Associated with Industrial Activities,
April, 1997 (available at the District Office.) A State General Industrial Permit is
required for specific types of industries described in the NPDES regulations or by
Standard Industrial Classification(SIC) code. The following categories of industries
are generally required to secure an industrial permit: manufacturing; trucking;
recycling; and waste and hazardous waste management. Specific exemptions exist for
manufacturing activities which occur entirely indoors. Permittees are required to:
submit a Notice of Intent to be covered and must pay a permit fee to the State Water
Resources Control Board, develop and implement a storm water pollution prevention
plan, eliminate non-storm water discharges, conduct routine site inspections, train
employees in permit compliance, sample storm water runoff and test it for pollutant
indicators, and annually submit a report to the State Board.
5295 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS ,Tl E r4 ,
Page 4 of 4
C. The proposed development is encouraged to select and implement storm water quality
controls recommended in the Fresno-Clovis Storm Water Quality Management
Construction and Post-Construction Guidelines(available at the District Office)to
meet the requirements of the State General Permits, eliminate the potential for non-
storm water to enter the municipal storm drain system, and where possible minimize
contact with materials which may contaminate storm water runoff.
7. A requirement of the District may be appealed by filing a written notice of appeal with the
Secretary of the District within ten days of the date of this Notice of Requirements.
8. ,The District reserves the right to modify, reduce or add to these requirements, or revise fees, as
necessary to accommodate changes made in the proposed development by the developer or
requirements made by other agencies.
9. X . See Exhibit No. 2 for additional comments, recommendations and requirements.
L" / ZILA
Gerald E. Lakeman, Project Engineer: _
District Engineer, Assistant General Manager
C: INGELS-BRAUN& ASSOCIATES
875 W. ASHLAN, STE. 102
CLOVIS, CA 93612
5291 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
.�'�� :a' .�w: is ��w, :u•- ., tr`,•4
FLOOD PLAIN POLICY
Primary Flood Plains ,
Because of the relatively high velocities and volumes of flood flow associated with primary flood
plains, and because the primary flood plain is responsible for passing the greatest percentage&the
flood event,development located in such flood plains is subject to substantial risk,both to itself and
to others as a result of the potential for blockage and diversion of flood waters. In view of these
factors, the following policy statement is proposed:
Police 1) All proposed development activity shall be the subject of a detailed
hydrological flood hazard investigation to determine the relationship of the
proposed development to the secondary flood plain and the primary flood
plain; and,further, to identify the estimated high water elevation of the 100-
year flood event.
2) All development and/or permanent improvement activity which, if located
within the primary floodway, may unduly impede, retard, or change the
direction of flow of water either,by itself,or by the catching or collecting of
other debris or is placed where the flow of water would carry such
obstruction downstream to the damage or detriment of either life or property,
should not be permitted.
Secondary Flood Plains
Because development within secondary flood plains is subject to inundation,but without the threat of
increased velocities of flood waters,and because the excessive development of the secondary flood
plain can result in increased water surface elevations through displacement of flood waters, the
following policy statement is suggested:
Policy 1) Development in secondary flood plains is generally acceptable when a
detailed hydrological flood hazard investigation report had been prepared
indicating that the area proposed for development is located within 'a •
secondary as opposed to a primary flood plain.
2) The development must be properly flood proofed below the estimated high
water elevation of the 100-year flood event.
3) The development is accomplished is such a way as to prohibit the
displacement of any and all flood waters from that portion of the flood plain
to be developed.
engrlengrformVloodplain poficy-form
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.
This project is broken into different drainage areas. Comments on these areas are as follows:
Drainage Area "BH":
The developer of Tracts 5258 and 5135 has been required to construct the storm drainage
facilities, as shown on the attached sketch. Upon completion of those facilities,permanent
service will be available. The District recommends temporary facilities until permanent
service is available to proposed development. It is recommended that the developers work
together to combine the projects to insure permanent drainage service to each development.
Drainage Area"BG":.
Permanent drainage service will not be available. The District recommends temporary
facilities until permanent service is available.
The proposed subdivision layout will shift Fancher Creek westerly. However,the area draining to
Drainage Areas "BG"and`BH" shall remain the same as the Master Plan(see attached exhibit).
Any extensions of the District's basin relief line due to relocation of Fancher Creek shall be at the
developer's expense.
Storm drain facilities shown on Exhibit No.l are tentative only, and may be subject to change
pending Master Plan finalization for these drainage areas.
The Developer shall dedicate a minimum fifteen-foot(15')wide storm drain easement as a condition
of the final map. No encroachments into the easement will be permitted including,but not limited
to, foundations,roof overhangs, swimming pools, and trees.
The District will obtain the necessary easements,east of Clovis Avenue,as shown on Exhibit No. 1.
Major storm flows from Tracts 5258 and 5295 have historically flowed southerly to Church Avenue.
The developer will be responsible for accommodating the passage of this major storm flow.
Development No. Tract 5295
engr\permit\cxh ihiLltractsl5'_'95(ns)
NOTE:
THIS DRAWING IS SCHEMATIC,
DISTANCES ARE APPROXIMATE.
CALIFORNIA AVE. .
� m
I SOt1i1•IERN PACIFIC IRM
I
I -=------ ------
it ATCHISON f ST, rL.
w>
N I '`� >
I
II I
GEARY ST. 1145
I !top`50 m i SCALE l --600'
II I 54'
------------
I -- ------ -- 18
II
r I ! CHANNEL ='24' RELIEF 25
PITT ST. INTEFME
�i UNE
Q c f � ,, .�., BIH. . BASIN "BH"
FMOER
CANAL
Z v)
II �j�� >
_Z ' ... G:"sw t O
AVE. :AL GNMENf. -U
CHURCH
30*
I' X41
LEGEND
MASTER PLAN FACILTTIES TO BE CONSTRUCTED 8Y Tl 25' do 40' PERMANENT STORM
DEVELOPER OF TRACT 5258 "` DRAINAGE EASEMENT TO BE ACQUIRED
MASTER PLAN FACILITIES TO BE CONSTRUCTED BY BY THE DEVELOPER
DEVELOPER OF TRACT 5295 30' TEMPORARY STORM DRAINAGE
EASEMENT TO BE ACQUIRED BY
L�----® MASTER PLAN FACILITIES TO BE CONSTRUCTED BY THE DEVELOPER
DEVELOPER OF TRACT 5135
_ MASTER PLAN FACILITIES TO BE CONSTRUCTED BY ® EXISTING 15.PERMANENT
--- STORM DRAINAGE EASEMENT
THE DISTRICT
DIRECTION OF DRAINAGE
0-- FUTURE MASTER PLAN FACILITIES
-——-—— INLET BOUNDARY
-- DRAINAGE AREA BOUNDARY MACT 5295
.• - EXHIBIT NO. I DRAINAGE `REAS: "BG' do 'BH"
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NCrr 01-250^
J:\ERGIMEERING\AUTOCAD\DWGS\OEXHIMT\TRACTS\525B.D"G R'e+:
A Y -
r�4
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
:n(4+4:J`1Niiu�
File 210.434
April 29, 2004
Mr. Michael Sanchez,Planner IIT
City of Fresno
Development Department, Planning Division
2600 Fresno St.
Fresno, CA 93721-3604
Dear Mr. Sanchez,
Rezone 2003-69
Drainage Areas "BH" and "BG"
The proposed rezone and plan amendment lies within the District's Drainage Areas`BH"and`BG".
The District's system will be able to accommodate the proposed rezone.
Any extensions of the District's basin relief line due to relocation of Fancher Creek shall be at the,
developer's expense.
Please contact us if you need further information at(559)456-3292.
Sincerely,
Neda Shakeri
Engineer II
NS/Irl
wprocess\ns\1etters\2004\rezone 2003-69-bh.bg-Itr
5469 E. OLIVE • FRESNO,CA 93727 • (559)456-3292 • FAX(559)456-3194
Sent By: FRESNO IRRIGATION DISTR' i—; 559 233 8227; Apr-.' `4 11 :50; Page .2
�ry Mr y
—elm 4
M.
y
r
.•...a '•.. C•, �•~ - PHONE(858)233.71131 -
s FAX(559)233-8227
2947 SOUTH MAPLE AVENUE
FRESNO,CALIFORMA 83729.2218
Your Most Valuable Resource•Waar
April R, 2004
Mr.iDavc Stiglich
City of Fresno r
Development Department
Planning Division
2600 Fresno Street, Room 3043
Fresno, CA 93721-3604
SUBJECT: Environmental Assessment and Entitlement Application Review of Plan Amendment
Application No. A-03-22 and Rezone Application.-No.R-03-84
Fill's Fancher Creek No.6, Washington Colony No. 15 and Central No. 23 Canals
Dear.Mr. Stiglich,
The Fresno Irrigation District .('FID) has listed::its;typical`"general comments" and "specific
comments" due to potential impacts of the canal(s). FID does not _typically submit specific
comments at this stage, but FID feels that this site is unique and may mquira a great deal of
planning. FID's continents 'and requirements could .change based on the.final design of the
project..
At the terminus of Fancher Creek Canal it divides into the Central and.Washington Colony,
Canals. At the "Central-Washington Divide".there are numerous canal facilities such as
automated gate valves, telemetry, traveling trash screens, check structures, broad crested weir
I measuring stations, catwalk bridges, bypass pipeline and :two .(2) bridges used in
maintenance/operations. DCvelupment of this project may directly impact some or all.of these
facilities.
FID staff bad several preliminary meetings with the Developer's Engineer but there appears to be
,,�...�.��..ft..:.�^ ...b...d...g. Ifl's requirements Which are detailed or_pages 2 and J.
ETD's comments and requests are as follows:
General Comments:
1. FID recommends that the Project he Presented to FID's Board of.Directors for approval
as soon as the Developer's Eci&eer and FID's Engineers free on .the scope of the
proposed project.
Fite Agencies\City\Plein Ail"►a App.No.A-03-22 and Roruae App.No.R-03-84
Sent By: FRESNO IRRIGATION OISTR'
559_2338227; Apr-8• 11:50; Page 3/8 '
Mr. Dave Stiglich
April 8, 2004
Page 2 of 4
2. Ffl)'s Fancher Creek No. 6, Washington Colony No. 15 and Central No..23 canals
traverse the subject properties, as shown on the enclosed map.
3. FID requeststhat the applicant concrete line, encase in box culvert or other approved
means to protect canal integrity, the three (3) canals that traverse the Proposed
devclopincni in :accordance with FiD standards, and that the applicant enter into an
-agreement with'F1D for that purpose. The applicant will need to meet with F1D to.
determine the canal alignment and dimensions. The applicant will also need to prepare
plans for the canal relocation and any structures to be approved by FID.
4. If the proposed development encompasses.any portion of FID's existing prescriptive
canal easements, FID requests that the applicant grant to FID a documentary easement for..
the canal,that the casement be shown on the map, and that FM be made-a party to and
sign the final map. ETD's minimum casement requirements for the canals are highlighted
on the "DISTRICT CANAL RIGHT OF WAY REQUIREMENTS" sheet enclosed for
your reference:
5. laU requests that the applicant be required to submit grading and drainage plans for FID
approval that demonstrates the proposed.project will direct'surface runoff away from FID
canals, pipelines and.other facilities to prevent conditions that may,adversely affect FID
or the project.
Specific Comments:
As stated on'page 1, there are numerous canal facilities located at the "Central-Washington
Divide". It is,unclear if these facilities will be relocated as part of the proposed project. FM-is
concerned with the increase in pedestrians and potential-vandalism as the surrounding area
urbanizes. The existing site meets today's needs for FID's Operations and ildaintenarncc
Practices in its current rural and remote location. Listed below are comments addressing
potential impacts of the canal facilities as well as comments regarding the application:
1. Possible Relocation of "Central-Washington Divide, - If it is determined that .the
"Central-Washington Divide" facility shall be relocated per. FID's speer ications, FID
will require the. applicant to hire an Engineering Finn with proven experience in
designing similar canal facilities.
2. Protect and/or Upgrade Automatism and Telemetry - As stated above, FID will require
that the existing automation and telemetry systems be safeguarded, protected and
r possibly upgraded with urbanization of the area.
y3. Traveling Trash Screen - A bridge is located several hundred .feet upstream of the
c'r 41�1 "Cew al-Was:,ington Divide". :his bridge:was constnictcd in 1999 as well as a traveling
trash screen which depusitad the trash on top of the bridge. The traveling trash screen
1 had numerous problems and was removed in late 2002. IIID installed-the bridge and
screen at this location due to the high loads of canal trash (large limbs, small trees, lawn
0), clippings, prunings, trash, etc.) A pipeline bypass (48-inch diameter RGRCP) was also
constructed as part of the bridge project.
File Apeneiesciry\Plan Amcnd App.No.A-03.22 and haeme App.No.R-03-84
Sent By; FRESNO IRRIGATION DISTRT"T; 559 233 8227; Apr-' 04 11 :51; Page 4/8
Mr. Dave Stiglich
Apri 18,2004
NO of 4
With urbanization and the already high-trash load at this site, FID.will likely requke a .
new traveling trash screen as part of the project.
4. .Canal Lining The reports states that "the new canal would need to be lined on the sides
with an open bottom design: ,This would still allow some percolation into the grouuyd
adjacent to the existing-County parcels." :This statement is partially true. FID's Board
Policy No. 100.2 requires. canal lining if an open channel is relocated or realigned. The
policy also.states that both the channel bottom as well as the side slopes shall be lined.
5: Sediment Accumulation & Easement Width Due to large accumulations of sediment in;
this section of FID';s canal system,FID may require a larger than normal easement. RD.'
will need a large enough easement to dredge the canal,place and store the,material on the',
V. canal bank and off-haul.the material at a later time: FTD may also require some sort.of
sediment trap structure.to help the sediments settle at a desired locati6n.. _
+ 6. Trail - it is MD's understanding that trail is masterplanned.along the canals. As
r a discussed with the Developer's Engineer,.FID will.not allow the trail to cncroach/overlap
FID's canal casement.
7. hID has the following comments regarding the Hydrologic Study:
a: The:study mentions Dry Creels, which FID assumes is a misspelling and meant to .
read Fancher Creek Canal.
b. The study refers to a 45-mile canal system. FID's canal system consists of
approximately 750 miles of open canals and pipelines-,FLD is unsure where the.45-
mile number came from:,
c. `Che report also states FID's,Staff approximates a 10% conveyance loss across the
system with 5% lost to percolation and 5% lost to evaporation. FFD dues nut have
any documentation supporting .either number. and wishes to withdraw these
approximations.
d. Canal Uning-Read Item #4 above.
e FID_will be conveying,"recharge":water to FMFCD Basin BH located northeast of
Chureliand 'Clovis Avenues once the interne is completed. It is FID's opinidn-that-::
there will be minimal impacts to the ground water table.if the.canal is concrete lined '
since Basin Bi I will be receiving`new"recharge water:
Filc Ajkaid NUyl rhm Auraid Apli.lit). A-03.22 and Rczonc App.No.11-03.64
Pt By: FRESNO IRRIGATION DISTRIrT;,.' 559 233 8227; ' : Apr -14 11 :51 ; Page `!8
Mr. Dave Stiglich
-April 8,2004 .
Page 4 of 4
'thank you for submitting this him for our review. Pleme feel free to contact-Pe with any
further.questions or concerns at 233-7161 extension.318.
Sincerely,
FRESNO HUWATION DISTRICT
Iii I Stretc , P.E.
Chief Engineer
Cc: Neda Shaken of FMFCD and Larry Braun of ingels&Braun'Engineenng
BS:sa
Enclosures
tilt Ag;o;iv3%CRy%Plan Amend App.No.A-0 -U and Rc rune App.Nu.R-03-84
:Sbnt Qy: FRESNO IRRIGATION DISTO";'`. ', 559:233 8227; Apr-8- 11 :52; Page 8/8
EXHIBIT RBA
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OMAT10NS MID MAWf 2&M=nxcnoN5 DD
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DISTRICT CANAL RIGHT OF WAY REQUIREMENTS
KEV. 7/1195 FRE5NO IRRIGATION D15TRJCT ENGINEERING HAND56or, a'a�enlo. 1d
Sent By: FRESNO IRRIGATION DISTRIPT; 559 233 8227; Apr--8,--' 11 :51 ; Page 7/8„ .
2025 FRESNO 'GENERAL --'RLAN
AMENDMENT
11. MAMMA-
\. MEDIUM LOW
DENSITY-RESIDENTIAL
(NO CHANGE).
• �'�• �- —Y �. hN�t AYE.
F- A MEDIUM .LOW DEN SITY
RESIDENTIAL
O CHANGE3
I
E.
Lj I- cc- IVAL 1DW N
bw 6iE TgAVC-UI X ® r-5W
lacs eye P1
Thr . •�• � '�• '' .
,. Uma. meoioa+x ST*.
ureleme IUM DENSITY
(NO CHANGE)
---- .._.....
-----IbjeftAST GMIRGH AVENUE (PUTURV E.'GhtJRGH AVE.
MEDIUM DENSITY
RESIDENTIAL
(NO CHANGE)
1
nisaw�:
PROP051!6 C.44ANdtr5 TO TM 2025 dem"'IRAL M-AN
INGELS-BRAUN OFFICE COMMERCIAL PLAN DESIGNATION (12.0 ACRES)
& ASSOCIATES CHANGE TO MEDIUM DENSITY RESIDENTIAL -
Ant EN61NLu014 MD tam SwtrnioNEI"ORHOOD COMMERCIAL PIAN DESIGNATION (9.9 ACRES)
876 119W�Asiaan AVOM sisal gat ® CHANGE TO MEDIUM DENSITY RESIDENTIAL .
(5eY)�nF `at
Cil 6rOrvx ppp��l.rA
SATE OF CALIFORh"A—BUSINESt TRW'UORTNAND HQ�1Srnir ar�ry _ ARNOL=HWARZENFGGE&Governor
DEPARTMENT OF TRANSPORTATION
1352 WEST OLIVE AVENUE
P.O.BOX 12616
FRESNO,CA 93778-2616
PHONE (559)445-6666
FAX (559)488-4088 Fyour power!
TTY (559)488-4066 Be energy efficient!
May 25, 2004 RE. 0 '
MAY 2 ? 2001
2131-IGR/CEQA
DEVELOPMENT DEPARTMENT 6-FRE-18063.4+/-
CITYOFFRESNO A-03-22, R-03-84, R-03-69,
T-5258 & T-5295
SUNNYSIDE RANCH ESTATES
Mr. Mick Sanchez
City of Fresno Development Department
2600 Fresno Street
Fresno, CA 93721
Dear Mr. Sanchez:
.J
Caltrans notes :.that the City has published. a public.notice (05/21/04) for'the "Notice of
Public Hearing" for the above-named plan 'amendrnent, rezone and' tract' map for a
proposed 257-unit single-family residential development:
Caltrans made comments on this project in two letters dated February 3, 2004 and March
16, 2004 (copies enclosed). It is our understanding that this project 'is scheduled to go
before'the Planning Commission on June 2, 2004. Please 'ensure that our letters are
included in the staff report.
Please note that our March 16,. 2004..indicatgd that the Traffic Impact.Stud_y (TIS).was
incomplete. We requested that the applicant's traffic consultant-submit a revised TIS to
Caltrans that included the level of service analysis for the interchange and the intersection
and fair share calculations for the project's impacts to the State Highway System. We
have not received the revised study. Caltrans questions the City's ability to make an
environmental finding on this project when the project's impacts have not been fully
evaluated and the environmental record is incomplete.
We request that this letter be made part of the permanent record for this project and that a
,copy of our letter be included in the` staff reports,for both the City Council and 'tHe
Planning Commission. This will provide the decision-making body and the general public
with a complete and accurate environmental evaluation for the project.
"Caltrans improves mobility across California"
Mr. Mike Sanchez
May 25, 2004 ,;5; nv ;n FE.V Y:
Page 2
If you have any questions, please call me at (5551) 445-6666.
Sincerely,
MOSES STITES
Office of Tra;isportation Planning
District 6
Enclosures
C: Mr. Nick Yovino, Director, City of Fresno Development Department
Ms, Barbara Goodwin, Council of Fresno County Governments
"Caltrans improves mobility across California
STATE OF CALIFORNIA--BUSMS¢ TRANSPM L&M HOUSING AGENCY __ ARNOLD SCHWAB7ENE,,FR Governor
DEPARTMENT OF TRANSPORTATION ,.P :? "orf
1352 WEST OLIVE AVENUE
P.O.BOX 12616
FRESNO,CA93778-2616
PHONE (559)445-6666
FAX (559)488-4088 3 'ti�2�27 Flex your power+
TTY (559)488-4066 Gtr �q Be energy efficient!
MAe�iVED
March 16, 2004 Y 200
ti` UE 1<<I�PM A d
�Nr
213 1-IGR/CEQA
6-FRE-180-63.4+l-
R-03-69 & T-5258
SUNNYSIDE RANCH ESTATES
Mr. Mike Sanchez
City of Fresno Development Department
2600 Fresno Street
Fresno, CA 93721
Dear Mr. Sanchez:
We .have completed our review. of the rezone and tract map for the proposed 257-unit
single-family residential development on the west side of South Clovis Avenue between
East California and East Jensen Avenues. The City has also provided a draft Traffic
Impact Study (TIS) for our review. Caltrans has the following comments:
Some of the project-generated trips would impact the State Route (SR) 180 interchange at
Clovis Avenue and the SR 99 interchange at Jensen Avenue. The draft TIS provides the
project-related traffic that will impact these interchanges. However, the level of service
analysis for the interchange and the intersection were not provided.
The SR 99 interchange at Jensen Avenue will reach its capacity as the City approves more
land use changes in the area and development continues. The signalized intersection at the
northbound ramps will need improvement in the future, such as northbound off-ramp
widening. It is concluded, based on the draft TIS, that this project would impact this
interchange. It is therefore recommended that the project contribute its fair share for
improvements to the SR 99 interchange at Jensen Avenue. A project fair share and
mitigation cost estimate should be calculated by the applicant's traffic consultant and
submitted to this office for review.
The new segment of SR 180 between Clovis and Temperance Avenues is scheduled for
construction in 2004. The future SR 180 interchange at Clovis Avenue was designed to
accommodate 2025 traffic volumes. This project, in.and of itself, would have a minimal
impact to this future interchange. 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 these cumulative impacts were not addressed in the
General Plan Update Master EIR, the City should consider a mechanism for evaluating
Mr. David Stiglich
February 3, 2004
Page 2
project-related impacts to transportation and air quality. '
Please have.the applicant's traffic consultant submit a revised TIS to Caltrans that includes
the level of service analysis for the interchange and the intersection and fair share
calculations for the project's impacts to the State Highway System.
The City should consider a transit alternative for this project. The project is of sufficient
size to support transit, and early planning could make such an alternative feasible. .
Caltrans recommends that this project be routed to Fresno Area Express (FAX) .staff for
their review and comment. Please see Attachment Number 1 for other recommended
transportation alternatives.
We request that this letter be made part of the permanent record for this project and that a
copy of our letter be included in the staff reports for both the City Council and the
Planning Commission. This will provide the decision-making body and the general public
with a complete and accurate environmental evaluation for the project.
Please send a copy of the staff report(s) to Caltrans prior to any scheduled hearings for this
item. If you have any questions, please call me at (559) 445-6666.
Sincerely,
MOSES STITES
Office of Transportation Planning
District 6
Enclosure
C: Mr. Jon Ruiz, Interim Assistant City Manager and Director of Public Works
Ms. Barbara Goodwin, Executive Director, Council of Fresno County Governments
"Caltrans improves mobility across California"
J
ATTACHMENT NUMBER 1
CALTRANS RECOMMENDATIONS FOR TRANSPORTATION
ALTERNATIVES
Ongoing development throughout the City of Fresno, including this project, will
make traffic operations significantly worse by adding considerably to delay and
congestion. Transit alternatives can help reduce congestion and delay and reduce
overall degradation of air quality and gridlocked intersections. The City of Fresno
should focus on ways to eliminate trips in addition to enhancing capacity.
Transportation alternatives the City should consider include standard highway
solutions along with the following: °
1. Park and ride facilities on site or within the proximity of this project.
2. A study of the general accommodation and provision of mass transit in this
area to provide insight on ways of increasing transit usage.
3. Exploring the potential of commuter shuttles. The shuttle could be
financed through an assessment district and provide a way for individuals
to utilize a park-and-ride ,facility or commercial area parking lot and be
shuttled to various commercial/office centers within the area. Commuters
who need to go further could use City of Fresno transit if the City planned
for convenient connections. This may help to reduce the Single Occupancy
Vehicle(SOV) demand seeking to use the State Highway System.
4. Providing for continuity of non-motorized transportation.
5. Exploring the potential for employer-sponsored carpools/vanpools or
monthly transit passes for employees as well as including as a condition of
project approval a covered transit stop as mitigation for project-related
impacts to the transportation/circulation system.
6. Exploring the. potential for linking the purchase of a monthly transit pass '
with new residential development as partial mitigation for congestion and
air quality impacts, and to ensure the long term viability of public
transportation.
STATE OF CALIFORMA— USMSS,TRANSWRTA'. . AND HOUSING AGENCY ARNOLD SCHW R7ENE, , R , vemc.
DEPARTMENT OF TRANSPORTATION
1352 WEST OLIVE AVENUE
P.O.BOX 12616
FRESNO,CA 93778-261.6
PHONE (559)445.6666
FAX (559)488-4088 Flex your power!
TTY (559)488-4066 Be energy e�cieat!
RETCEIVED
February 3, 2004 Hi At ` 20G
DEVELOPMENT DEPAWMENT 213 1-IGR/CEQA
CITY OF FRESNO 6-FRE-180-63.4+1-
A-03-22, R-03-84 & T-5295
SUNNYSIDE RANCH ESTATES
Mr. David Stiglich
City of Fresno Development Department
2600 Fresno Street
Fresno, CA 93721
Dear Mr. Stiglich:
We have completed our review of the plan amendment, rezone and tract map for the
proposed 121-unit single-family residential development on the west side of South Clovis
Avenue between East California and East Jensen Avenues. The City has also provided a
draft Traffic Impact Study(TIS) for our review. Caltrans has the following comments:
Some of the project-generated trips would impact the State Route (SR) 180 interchange at
Clovis Avenue and the SR 99 interchange at Jensen Avenue. The draft TIS provides the
project-related traffic that will impact these interchanges. However, the level of service
analysis for the interchange and the intersection were not provided.
The SR 99 interchange at Jensen Avenue will reach its capacity as the City approves more.
land use changes in the area and development continues. The signalized intersection at the
northbound ramps will need improvement in the future such as northbound off-ramp
widening. It is concluded, based on the draft TIS, that this project would impact this _
interchange. It is therefore recommended that the.project contribute its fair share for
improvements to the SR 99 interchange at Jensen Avenue. A project fair share and
mitigation cost estimate should be calculated and submitted to this office for review.
The new segment of SR 180 between Clovis and Temperance Avenues is scheduled for
construction in 2004. The future SR 180 interchange at Clovis Avenue was designed to
accommodate 2025 traffic volumes. This project, in and of itself, would have a minimal
impact to this future interchange. 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 these cumulative impacts were not addressed in the
General Plan Update Master EIR, the City should consider a mechanism for evaluating
project-related impacts to transportation and air quality.
"Caltrans improves mobility across California"
i
Mr. David Stiglich 3 12 �:-x ,. --
February 3, 2004 -
Page 2
Please have the applicant's traffic consultant submit a devised TIS to Caltrans that includes
the level of service analysis for the interchange and the intersection and fair share
calculations for the project's impacts to the State Highway System.
The City should consider a transit alternative for this project. The project is of sufficient
size to support transit, and early planning could make such an alternative feasible.
Caltrans recommends that this project be routed to Fresno Area Express (FAX) staff for
their review and comment. Please see Attachment Number 1• for other recommended
transportation alternatives.
We request that this letter be made part of the permanent record for this project and that a
copy of our letter be included in the staff reports for both the City Council and the
Planning Commission. This will provide the decision-making body and the general public
with a complete and accurate environmental evaluation for the project.
Please send a copy of the staff report(s) to Caltrans prior to any scheduled hearings for this
item. If you have-any questions, please call me at(559) 445-6666.
Sincerely,
MOSES STITES
Office of Transportation Planning
District 6
Enclosure
C: Ms. Barbara Goodwin, Council of Fresno County Governments
"Caltrans improver mobility across California"
ATTACHMENT NUMBER 1
CALTRANS RECOMMENDATIONS FOR TRANSPORTATION.
ALTERNATIVES
Ongoing development throughout the City of Fresno, including this project, will
make traffic operations significantly worse by adding considerably to delay and
congestion. Transit alternatives can help reduce congestion and delay and reduce
overall degradation of air quality and gridlocked intersections. The City of Fresno
should focus on ways to eliminate trips in addition to- enhancing capacity.
Transportation alternatives the City should consider include standard highway
solutions along with the following:
1. Park and ride facilities on site or within the proximity of this project.
2. A study of the general accommodation and provision of mass transit in this
area to provide insight on ways of increasing transit usage.
3. Exploring the potential of commuter shuttles. The shuttle could be
financed through an assessment district and provide a way for individuals
to utilize a park-and-ride facility or commercial area parking .lot and be
shuttled to various commercial/office centers within-the area. Commuters
who need to go further could use City of Fresno transit if the City planned
for convenient connections. This may help to reduce the Single Occupancy
Vehicle (SOV).demand seeking to use the State Highway System.
4. Providing for continuity of non-motorized transportation.
5. Exploring the potential for employer-sponsored carpools/vanpools or
monthly transit passes for employees as well as including as a condition of
project approval a covered transit stop as mitigation for project-related
impacts to the transportation/circulation system.
b. Exploring the potential for linking the purchase of a monthly transit pass
with new residential development as partial mitigation for congestion and
air quality impacts, and to ensure the long term viability of public
transportation.
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CITY OF FRESNO MITIGATED NEGATIVE*DECLARATION
RECEIVED
Initial Study is on file in the Planning and Environmental
Development Department, City Hall Assessment Number: 2094 MAY 12 AM 8: 58
2600 Fresno Street, Fresno, California 93721 A-03-22/R-03-69/R-03-84/T-
559 621-8277 5258/T-5295 CITY CLERK, FRESNO C
APPLICANT: Ingles-Braun Assessor's
875 West Ashlan Avenue#102 Parcel Number:
Clovis, California 93612 481-040-02, 07, 11
PROJECT DESCRIPTION AND LOCATION: Ingels-Braun and Associates on behalf Filed with:
of Sunnyside Ranch Estates have filed entitlements covering 109 gross acres for REBECCA E. KLISCH, City
property generally located on the west side of Clovis Avenue between the Union Pacific Clerk
Railroad tracks and 350 feet south of the East Church Avenue alignment. Plan 2nd Floor-City Hall
Amendment Application No..A-03-22 proposes to amend the 2025 Fresno General 2600 Fresno Street
Plan and Roosevelt Community Plan from office commercial land use(12 acres)and Fresno, California 93721-3603
neighborhood commercial land use (10 acres)to medium.density residential planned
land use(22 acres). Rezoning Application No. R-03-84 and related Tentative Tract
Map No.5295 is requesting a rezone from AE-5(Exclusive Five Acre Agriculture)and
AE-5/UGM(Exclusive Five Acre Agriculture/Urban Growth Management)to R-1(Single
Family Residential)- and R-1/UGM (Single Family Residential/Urban Growth
Management)for 26 net acres to facilitate the development of a 123-lot single family
subdivision. Rezone Application No.R-03-69 and associated Tentative Tract Map No.
5258 requests a rezone from AE-5(Exclusive Five Acre Agriculture) and AE-5/UGM
(Exclusive Five Acre Agriculture/Urban Growth Management) to R-1(Single Family
Residential)and R-1/UGM(Single Family Residential/Urban Growth Management)to
facilitate the development of a 258-lot single family subdivision.
The proposed project has been evaluated with respect to each item on the attached environmental checklist. This completed
checklist reflects comments of any applicable responsible agencies and research and analysis conducted to examine the
interrelationship between the proposed project and the physical environment. The information contained in the Environmental
Assessment Application,the checklist,and any attachments to the checklist,combine to form a recordindicating that an initial
study has been completed in compliance with the State CEQAA Guidelines and the California Environmental Quality Act.
Any rating of"2"on the checklist indicates that a specific adverse environmental effect has been identified in a categorywhich
is of sufficient magnitude to be of concern. Such an effect may be inherent in the nature and magnitude of the project or may
be related to the design and characteristics of the individual project. Effects rated in this manner are not sufficient in
themselves to require the preparation of an Environmental Impact Report and/or have been mitigated to the extent feasible.
All new development activity and many non-physical projects contribute directly or indirectly toward a cumulative impact on
the physical environment. The incremental effect contributed by this project toward such a cumulative effect is not considered
substantial in itself.
The proposed project is not expected to result in any.significant adverse effects in terms of the factors considered on the
environmental checklist, including any such factors for which minor effects have been identified. Cumulative effects of a
significant nature are also not expected. The proposed.project will not result in any adverse effects which fall within the
"Mandatory Findings of Significance"contained in Section 15065 of the State CEQA Guidelines. The finding is therefore
made that the proposed project will clearly not have a significant adverse effect on the environment.
This Mitigated Negative Declaration will be deemed final and effective if no appeal is filed in the manner specified by
Section 12-505 of the Fresno Municipal Code.
INITIAL STUDY PREPARED BY: Mike Sanchez SUBMITTED BY:
Planner III
DATE: May 12, 2004 . DARRELL UNRUH, Planning Manager
PLANNING AND DEVELOPMENT DEPARTMENT
ENVIRONMENTAL ASSESSMENT (EA) CHECKLIST
POTENTIAL ENVIRONMENTAL EFFECTS
EA No. A-03-22/R-03-69/R-03-84/T-5258/T--5295
1_0 TOPOGRAPHIC, SOIL, GEOLOGIC 11.0 URBAN SERVICES
CONSIDERATIONS 1 11.1 Availability of fire protection
1 1.1 Geologic hazards,unstable soil conditions 1 11.2 Lack of emergency vehicle access
1 1.2 Adverse change in topography or ground surface relief 1 11.3 Adequacy of design for crime prevention
1 1.3 Destruction of unique geologic or physical features 1 11.4 Overcrowding of school facilities
1 1.4 Increased water erosion 1 11.5 Availability of water mains of adequate size
1 11.6. Availability of sewer lines of adequate capacity
2.0 AIR QUALITY 1 11.7 Availability of storm water drainage facilities(on or off
2 2.1 Substantial indirect source of pollution site)
1 2.2 Direct on-site pollution generation 1 11.8 Availability of adequate park and recreation areas
1 2.3 Generation of objectionable odors 1 11.9 Unusually high solid waste generation.
1 2.4 Generation of dust except during construction
1 2.5 Adverse local climatic changes 12.0 HAZARDS
1 12.1 Risk of explosion or release of hazardous substances
3.0 WATER1 12.2 Site subject to flooding
1 3.1 Insufficient ground water available for long-term project 1 12.3 Adverse change in course of flow of flood waters
use 1 12.4 Potential hazards from aircraft accidents -
1 3.2 Use of large quantities of ground water 1 12.5 Potential hazards from landfill and/or toxic waste sites
1 3.3 Wasteful use of ground water
1 3.4 Pollution of surface or ground water supplies 13.0 AESTHETICS
1 3.5 Reduction in ground water recharge 1 13.1 Obstruction to public or scenic vista or view
1 13.2 Creation of aesthetically offensive conditions
4.0 PLANT LIFE 1 13.3 Removal of street trees or other valuable vegetation
1 4.1 Reduction of the numbers of any unique,rare or 1 13.4 Architectural incompatibility with surrounding area
endangered species
1 4.2 Reduction in acreage of agricultural crop 14.0 HISTORICAL/ARCHAEOLOGICAL
1 4.3 Premature or unnecessary conversion of.prime 1 14.1 Removal of historic building,disruption of
agricultural land archaeological site
1 .1.4.2 Construction or activity incompatible with adjacent
5.0 ANIMAL LIFE historic site
1 5.1 Reduction in the numbers of any rare,unique or
endangered species 15.0 ENERGY
1 5.2 Deterioration or displacement of valuable wildlife habitat. 1 15.1 Use of substantial amounts of energy or fuel.
1 152 Substantial increase in demand upon existing sources
1 6.0 HUMAN HEALTH of energy
1 15.3 Wasteful use of energy
7.0 NOISE
1 7.1 Increases in existing noise levels EXPLANATION OF RATINGS
1 7.2 Exposure to high noise levels
110" Insufficient Information
8.0 LIGHT AND GLARE Insufficient information is available to determine the potential
1 8.1 Production of glare which will adversely affect residential environmental effects which may result from the proposed
areas project in this category.
1 8.2 Exposure of residences to high levels of glare "1" No Significant Environmental Effect
The proposed project will not have an adverse environmental
9.0 LAND USE effect in this category, or any such effect is not substantially
2 9.1 Incompatibility with adopted plans and policies unusual or of undesirable magnitude. This rating is.also
1 9.2 Acceleration of growth rate utilized in cases where the category is not applicable to the
7 9.3 Induces unplanned growth particular project under consideration.
1 9.4 Adverse change in existing or planned area 112" Moderate Environmental Effect
characteristics The proposed project will have an adverse environmental
effect in this category,which is of sufficient magnitude to be of .
10.0 TRANSPORTATION AND CIRCULATION specific concern. However, this effect is not substantial
2 10.1 Generation of vehicle traffic sufficient to cause capacity _enough in itself to require the preparation of an Environmental
deficiencies on existing street system Impact Report, and is mitigable through project changes and
2 10.2 Cumulative increase in traffic on a major street for which conditions.
capacity deficiencies are projected 113 Significant Adverse Environmental Effect
1 10.3 Specific traffic hazard to motorists,bicyclists,pedestrians The environmental effect identified in this category
1 10.4 Routing of non-residential traffic through residential area substantiates in itself or contributes towards a finding that the
1 10.5 Insufficient or poorly located parking proposed project has a potentially significant adverse effect on
1 10.6 Substantial increase in rail and/or air traffic the environment sufficient to require the preparation of an
Environmental Impact Report.
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LEGEND
PROJECT BOUNDARY
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PLAN AMENDMENT NO.A-03-022
REZONE APPLICATION NO.R-03-084From OKce and NeighbDOwod Comm.
From AE•5 and AE-SNGM / to Med.Density Resid.
to R-1 and R-1IUGM
VICIEN I'I"Y MAP PLANNING & DEVELOPMENT
PLAN AMENDMENT NO.A-03-022 DEPARTMENT
N
From Office and Neighborhood Comm.to Med.Density Resid. A.P.N.: 481-040-02.07.11
REZONE APPLICATION NO.R-03-084 E
From AES and AE-S/UGM to R-1 and R-11UGM ZONE MAP:2555,2655
West of Clovis Ave.btwn California and Church Aves. NOT TO SCALE BY/DATE: J.S.1 1-22-04
CITY OF-FRESNO
PLANNING AND DEVELOPMENT DEPARTMENT
ENVIRONMENTAL ASSESSMENT - INITIAL STUDY
Application No. A-03-22/R-03-69/R-03-84/T-5258/T-5295
PROJECT DESCRIPTION
Plan Amendment Application No. A-03-22, Rezone Application Nos. R-03-69 and R-03-84, Vesting
Tentative Tract Map No. 5258/UGM and 5295, filed by Ingels-Braun and Associates on behalf of
Sunnyside Ranch Estates, pertain to approximately 109 gross acres of property located on the west side'
of South Clovis Avenue between the Union Pacific Railroad Tracks (California alignment) to a point 350
feet south of the East Church Avenue allivment. Plan Amendment Application No. A-03-22 refest"
amend the 2025 Fresno General Piar, helnd Rogsevelt Community Plan from office commercial n� use.
(12:acres)and neighborhood commercialgause (10 acres)to.medium density residential planned�land
use.'(22 acres). Rezone Application No. �-03-84 and related Vesting Tentative Tract Map No. 5295/UGM
°A�� requesting a rezone from AE-5(Exclusive Five Acre Agriculture) and AE-5/UGM (Exclusive Five Acre
Agriculture/Urban Growth Management) to R-1 (Single Family Residential)and R-1/UGM (Single Family
Residential/l1r�an Growth Management).for 26 net acres to facilitate the development of a .123-lot single
familyMb ivrsion. Rezone Application No. R-03-69 and associated-Tentative Tract Map No. 5258
requestir a rezone from AE-5 (Exclusive Five Acre Agriculture) and AE-5/UGM (Exclusive Five Acre
'Agriculture/Urban Growth Management)to R-1(Sing/e Family Residential)and R-1/UGM (Single Family
Residential/Urban Growth Management)to facilitate the development of a 258-lot single family subdivision
on 7.0 net acres.
Bordering Property Information
Planned Land Use Existing Zoning Existing Use
North Low Density Residential R-1-AH (County) Large Lot Single
Single Family Residential Family Subdivision .
Horses
South Medium Low Density Residential AE-5/UGM Proposed.Single
(R-1/UGM pending) Family Subdivision
Medium Density Residential Exclusive Five Acre Agriculture
'A)rban Growth Management
East. Medium Low Density Residential AE-20/UGM Agriculture and Rural
Exclusive Twenty Acre Residential
Agriculture/Urban Growth
Management
Community Commercial AE-S/UGM
Exclusive Five Acre Agriculture
/Urban Growth Management
C-2/UGM
Community Shopping
Center/Urban Growth
Management
INITIAL STUDY
Environmental Assessment No. A-03-22/R-03-69/T-5258/R-03-84/T-5295
Page 2 _
May 12, 2004
West Office Commercial R-1-AH (County) Single Family
Single Family Residential Residential
Horses
Staff has reviewed the above-referenced project proposal and consulted with affected agencies and
interest groups. Approval of the project may contribute to the creation of certain moderate environmental
effects or the project may be adversely impacted by existing conditions as addressed below.
The project area is located within the southeastern portion of the City of Fresno's adopted Sphere of.
Influence and.Urban Boundary area, and is planned for office commercial land uses by the Roosevelt
Community Plan, updated in 2002, and the 2025 Fresno General Plan, adopted in 2002.
Environmental documents for previous plan actions include Final EIR No. 10130(2025 Fresno General
Plan). Additional environmental documents have been certified for major public facilities to accommodate
population growth and urban development including Final EIR No. 10118 (Fresno/Clovis Regional
Wastzwater Treatment and Reclamation Facility Capacity Expansion)and Final EIR No. SCH 95022029
(Fresno Metropolitan.Water Resource Management Plan). These environmental impact analyses and
conclusions, together with supporting technical studies, address the impacts of population growth and the
necessary public facility capacity expansion associated with the urban developmentthat will accommodate
this growth within the City of Fresno's 2025 General Plan Urban Area Boundary and Sphere of Influence.
Certification or approval of. these environmental documents identified potentially significant adverse
environmental impacts, appropriate mitigation measures, and findings of overriding considerations with
respect to unavoidable significant impacts. The following impacts were identified by. City Council
Resolution.No. 2002-378 certifying Final EIR No. 10130 (2025 Fresno General Plan).
1. Transportation and Circulation
2. Air Quality
3. Preservation of Agricultural Land
4. Noise
Resolution No.2002-378 also contains a statement of overriding considerations for the above unavoidable
significant effects. The benefits of implementing the 2025 Fresno General Plan outweigh unavoidable
significant effects.
1.0—TOPOGRAPHIC.SOIL. TGEOLOGIC CONSIDERATIONS
There are no geologic hazards or unstable soil conditions known to exist on the project site. The existing
topography is relatively flat with no apparent unique or significant land forms such as vernal pools.
Development of the property requires compliance with grading and drainage standards of the City of
Fresno and Fresno Metropolitan Flood Control District Standards. Grade differentials at property lines
must be limited to one foot or less,or a cross-drainage covenant must be executed with affected adjoining
property owners. Fancher Creek does traverse through the property and is expected to be re-routed along
the Dewitt Avenue alignment as part of this project.
2.0—AIR QUALITY, 2.1—S bct_antial Indirect Source of Pollution
As a result of tl je Sar,Joaquin Valley's climate'and topography,the San Joaquin Valley Air Basin(SJVAB)
INITIAL STUDY _.
Environmental Assessment No. A-03-22/P,-03-69[T 5258/R 03 84/T-5295
Page 3 -rt ; r,;�� __, �: .. . •.; ..,., .•,; . .;.,.;�, •:�: �:. ; ., , �_
May 12, 2004
is predisposed to poor air.quality. High mountain ranges surrounding the Valley frequently create air layer
inversions that prevent mixing of air masses. The large number of sunny days per year and high
temperatures in the summer favor the formation of ozone. In the winter, inversions form that often trap
particulate matter.
With respect to the Fresno area, the SJVAB has been classified as follows:
• Ozone. Recently reclassified from°serious nonattainment"to"severe nonattainment"by the U..S.E.P.A.
Classified as "severe nonattainment" by the State.
PM;.. Classified as "serious .nonattainment"at the federal level. Classified as"nonattainment" by the
State.
• CO. Recently reclassified from "nonattainment"to "attainment" by th U.S. E.P:A.
NO2. Unclassified/Attainment at the federal level.. Classified "attainment"at the State level.
SO2 Unclassified at the federal level. Classified "attainment" at the State level.
Sulfates. '(No federal standard.) Classified "attainment" at the State level.
• Lead. (No federal standard.) Classified "attainment" at the State level.
- H2S. (No federal standard.) Unclassified by the State.
• ..Visibility. (No federal standard.)'Unclassified by the State.
In.response to the SJVAB's nonattainment status for Ozone and PM,()the San Joaquin Valley Air Pollution
Control.District (SJVAPCD) has adopted air quality attainment plans as required by State and. federal
regulations. Table VC-1 of MEIR.No. 10130 lists the air quality attainment plans that have been adopted
by the SJVAPCD.
The SJVAB reclassification from "serious nonattainment" to-"severe nonattainment" at the federal level
requires the SJVAPCD to prepare a new attainment plan, due to the U.S. E.P.A. in mid-year of 2003, that
demonstrates attainment by 2006.. The new attainment plan will include more stringent permitting
requirements and a greater level of control on stationary source emissions within the District. Failure to
implement control measures may result in a loss of federal funding for highways and may require sanctions
on stationary sources.
As a result of the SJVAB's.classification of"severe nonattainment" for ozone by the State, the valley is
subject to the rnost stringent requirements in the California Clean Air Act. These include providing for a
5% per year reduction in nonattainment emissions,or including"everyfeasible measure"in the Air Quality
Attainment Plan; establishing a permitting program that achieves a no-net-inceease in stationary source
emissions; developing strategies to reduce-vehicle trips and miles traveled; increasing average vehicle
ridership to 1.5 persons during commute hours;reducing population exposure to non-attainment pollutants
by 25%; establishing best available retrofit control technology requirements for permitted sources; and
developing indirect and area source programs.
As;stated in the current Air Quality Attainment Plan, it is SJVA.PCD's strategy to implement multiple.tactics
or control measures. These measures are,.in turn,.implemented through the extensive collection of District
rules, regulations and permitting requirements established by the SJVAPCD.
INITIAL STUDY ,
Environmental Assessment.No A-03-22/R-03-69fT-..5258/R-03-84fT-5295 - - -- -
Page 4
May 12, 2004 '
The Air District has suggested that the URBEMIS 2002 computer model be used to project future air
pollutant emissions that can be expected to be generated from vehicular traffic generated from the urban
uses developed on the project site. The computer model evaluated the following emissions: ROG
(Reactive Organic Gasses),NOX(Nitrogen Oxides);CO(Carbon Monoxide),PM,o(Particulates)and SOX
(Sulfur Oxides)which are summarized below.
URBEMIS 2002 AIR QUALITY IMPACTS"
All data in tons/year ROG NOX CO PM10 SOX
Area Source Emissions 2.75 0.60 0.27 0.0 0.0
Operational Emissions 6.94 5.98 72.54 0.24 0.03
Totals 8.69 6.58 72.81 0.24 0.03
Level of Significance or 10 10 100 14.6 27.375
Requirements for Offset.
."Based on 113 single family residential units
The URBEMIS 2002 model projections indicate that the proposed project will not exceed the threshold
limits for the emissions listed. This particular analysis included the prohibition of wood burning devices.
The SJVAPCD has developed the San Joaquin.Valley 1991 California Clean Air Act Air Quality Attainment
Plan (AQAP), which continues to project nonattainment for the above-noted pollutants in the future. This
project will be subject to applicable Air District rules, regulations, and strategies. In addition, the
construction phase of the project will be subject to the San Joaquin Valley Unified Air Pollution Control
District(SJVAPCD)Regulation VIII, Fugitive Dust Rules, related.to the control of dust and fine particulate
matter. This rule mandates the implementation of dust control measures to reduce the potential for dust
to the lowest possible level. The plan includes a number of strategies to improve air quality including`a
transportation control.strategy and a vehicle inspection program. In addition, the District encourages
innovations in measures to reduce air quality impacts such as energy efficient building materials and
household appliances as well as site design features including landscaping, pedestrian and transit access
features.
The 2025 Fresno General Plan and the Roosevelt Community Plan major street design standards and
bikeway plans provide for thorough distribution of alternative transportation improvements. These facilities
assure convenient accessibility to neighborhood uses including schools, parks, and commercial centers
using alternative nonvehicular means of.transportation. Neighborhood parks are acquired and developed
with urban growth management fees,frequently located in conjunction with an elementary school site that
facilitate related academic, athletic, recreational, and other community activities that promote combined
trip-making and encourage the use of nonvehicular modes of transportation.
In addition, the City of Fresno continues to plan and implement the expansion of its fixed-route bus public
transportation system in order.to serve developing urban areas. Adopted standards and.conditions of
development require the provision of adequate bus stop facilities at appropriate major street locations to
facilitate future public,.transportation services. The 2025 Fresno General Plan does call fora proposed bus
route along Clovis Avenue which will include Church Avenue as well. These proposed bus routes are
expected to reduce potential vehicle miles travelled.
INITIAL STUDY _
Environmental Assessment No. A-03-22/R-03�9/T-5258/R=03-84/T-5295
Page 5
May 12, 2004
Mitigation Measures
A. The proposed project shall implement and incorporate,as applicable,the air quality related mitigation
measures as noted.in the attached Project Specific Monitoring Checklist dated May 12, 2004.
2. The proposed.projectshall implement and incorporate,as applicable,the airquality related mitigation
measures as identified in the attached Master Environmental Impact Report No.10130-2025 Fresno
General Plan Mitigation Monitoring Checklist dated May 12, 2004.
3.0--WATER; 3.1—Insufficient Groundwater Available for Long-Term Project Use
The adverse groundwater conditions of limited supply and compromised quality have been well-
documented by planning, environmental impact report, and technical.studies over the past 20 years
including the Master Environmental impact Report No. 10130-for the 2025 Fresno General Plan, Final EIR
No.10100, Final EIR No.10117, Final EIR No. SCH 95022029 (Fresno Metropolitan Water Resource
Management Plan)et al. These conditions include water quality degradation due to DBCP, arsenic, iron,
and manganese concentrations; low water well yields; limited aquifer storage capacity and recharge
capacity; acid, intensive urban or semi-urban development occurring upgradient from the Fresno
Metropolitan Area. The proposed project places additional demand upon peak water use capacity which .
is one of the limitations of the groundwater supply aquifer underlying the eastern portion of the Roosevelt
and McLane Community Plan areas. The proposed project must contribute to short-term and long-range
water.supply and distribution remediation projects in order to adequately address this deficiency.
In'response to the ne.ed.for a comprehensive long-range water supply and distribution strategy the Fresno
Metropolitan Water Resource Management Plan has been adopted.and the accompanying Final.EiR(SCH
#95022029)certified. The purpose of the management plan is to provide safe,adequate,,and dependable
water supplies. to.meet the future.needs of the metropolitan area in an economicalmanner;.protect
groundwater quality .from further.degradation and overdraft; and, provide, a plan of reasonably
implementable measures and facilities. In addition,the proposed project must contribute to the completion
of the-Fresno Metropolitan Flood Control District's master planned storm drainage facilities. Stormwater
ponding basins provide significant opportunity to recharge groundwater with collected storm water run-off
and surface water obtained from the Fresno Irrigation District and United States Bureau of Reclamation
benefitting the project area
In accordance with the provisions of the 2025 Fresno General Plan and Master EIR No. 10130 mitigation
measures, project specific water supply and distribution requirements must assure that.an adequate
source of water is available to serve the project with the implementation of the mitigation measures noted
below and are required.to be implemented by the attached mitigation monitoring checklist. In summary,
these mitigation measures require participation in the development of a water supply and distribution
system equal.to the project's estimated water consumption.
Implementation of the Fresno General Plan policies, the Water. Resources Management Plan, and the
applicable mitigation measures of approved environmental review documents will address the issues of
providing an adequate, reliable, and sustainable water supply for the project's urban domestic and public
safety consumptive purposes.Tentative Tract Map No.5258 is proposing a 258-lot single family residential
subdivision while Tentative Tract Map No, 5295 is proposing a 123-lot single family residential subdivision.
These entitlements will require new water well(s) site to adequately serve the proposed.projects. The
nearest water mains are located in Church 'Avenue(16-inch.main)and South Clovis Avenue.0 6-inch main)
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Mitigation Measures
1. The proposed project shall implement and incorporate, as applicable, the water related mitigation
measures as noted in the attached Project Specific Monitoring Checklist dated May 12, 2004.
2. The proposed project shall implement and incorporate, as applicable, the water related mitigation
measures as identified in the attached Master Environmental'lmpact Report No..10130-2025 Fresno
General Plan Mitigation Monitoring Checklist dated May 12, 2004.
4.0—PLANT LIFE: and 5.0—ANIMAL LIFE
There are no native plants or significant wildlife populations known to exist on the project site. The
extensive landscaping proposed on the site will provide habitat for certain species of birds and small
animals suited for an urban environment.
6.0—HUMAN HEALTH
Aside from temparary dust generation during construction,.the project is not expected to have any other.
impacts on human health.
7.0—NOISE
.The project site will be exposed to vehicle traffic noise due to its location adjacent to a planned arterial
major street(South Clovis Avenue)and a planned collector street(East Church Avenue). Arterial streets
are typically developed with four to six travel lanes (two or three in each.direction) and a center median
island with single or dual left turn lanes at intersections. Arterial streets have the capacity to accommodate
average daily vehicle trips of 36,000 and collector.streets can accommodate.average vehicle daily trips
of 24,000, although projected.daily traffic volumes for ClovisAvenue will exceed the current.four-lane
capacities. .Church avenue.is expected to be operating at a level of service C in the year 2025.
Implementation of applicable development policies and zone district standards provide for the substantial
reduction of traffic generated noise. Where single-family residential lots are proposed to back onto major
streets,a 15-30 foot landscaped area from the edge of the street pavement to a block wall barrier(not less
than six feet in height)is required. Confirmation of compliance with the City's noise element standards for
residential environments will be assured with the final project design and a noise calculation analysis.
Typically the implementation of these design measures assure compliance with the City's noise element
standards of 45 dBA Ldn, or less, interior noise and 6.0 dBA Ldn, or less, exterior noise exposure.
An Acoustical Analysis was.performed by Brown-Buntin Associates Inc. for the Sunnyside Ranch Project
dated March 2, 2004. The mitigation measures recommended in the report will be incorporated into the
project design of both subdivisions.
Mitigation Measures:
1. The proposed project shall.implement and incorporate, as applicable, the noise related mitigation
measures as noted in the attached Project Specific Monitoring Checklist dated May 12, 2004.
2. The proposed project shall implement and incorporate, as applicable, the noise related mitigation
measures as identified in the attached Master Environmental Impact.Report No. 10130-2025 Fresno
General Plan Mitigation Monitoring Checklist Dated May 12, 2004.
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9.0—LAND USE
The 2025 Fresno General Plan and Roosevelt Community Pian currently designate the subject site for
medium low density residential land use(54 acres),.medium density residential land use(20 acres),*office
commercial land use(12 acres)and neighborhood commercial land use(10 acres). The plan amendment
application proposes the change of planned land use from the office commercial designation and
neighborhood commercial land use designation to the medium density residential land use designation
for 22 acres of the subject property. Rezone Application No. R-03-84 and related Vesting Tentative Tract
Map No. 5295/UGM is requesting a rezone from AE-5 (Exclusive Five Acre Agriculture) and AE-5/UGM
(Exclusive Five Acre Agriculture/Urban Growth Management) to R-1 (Single Family Residential) and R-
1/UGM (Single Family ResidentiallUrban Growth Management) for 26 net acres to facilitate the
development of a 123-lot single family subdivision. Rezone Application No. R-03-69 and associated
Tentative Tract Map No. 5258 requests a rezone from AE-5 (Exclusive Five Acre Agriculture) and AE-.
5/UGM(Exclusive Five Acre Agriculture/Urban Growth Management)to R-1(Single Family Residential)and
R-1/UGM(Single Family ResidentiallUrban Growth Management)to facilitate the development of a 258-lot
single family subdivision on 70 net acres. The portion of the project that rests below the East Church
Avenue alignment is an urban growth management area, while the balance of the project to the north of
Church Avenue is a non-UGM area.
The subject site is presently occupied by the Sunnyside Ranch complex which house equestrian riding and
stable and related agricultural buildings and equipment. A majority of the open farmland is currently being
leased for row crop cultivation to local growers. The area to the immediate north and west are
characterized by large estate size lots that were developed in the County. Some of these homes contain
facilities for horses which had been common in this portion of the community. To the east, there is
planned community commercial land use that will be surrounded by a storm water drainage basin and
single.family residences which are currently under construction. In addition, a single family subdivision is
planned for the area south of the subject property. The.prospective loss of 10 acres of commercial land
use and 12 acres of office commercial land use is not expected to have a severe impact on planned
developments in the southeast portion of the .community. This loss will be offset by the adjoining
community commercial designation located on the northeast corner of Clovis and Church Avenues.
Furthermore, the proposed text amendments to he commercial zone districts which would implement the
planned commercial land uses will be amended to include the potential for residential mixed use
development. The mixed use concept is one that is heavily supported by plans and policies of the 2025
Fresno General Plan.
The proposed land use is compatible with the applicable community and general plan goals, policies, and
implementation measures intended to. provide for the efficient uses of natural resources and public
facilities; the construction of adequate public improvements by the development which generates the
demand for these facilities; and, the implementation of a functional land use pattern consistent with the
population and economic growth projects of the Fresno General Plan.
Based on the applicability of adopted development standards,plan policies/implementation measures,and
applicable mitigation measures of the above-referenced environmental documents,and with consideration.
of the proposed land use relationship, and recommended neighborhood unifying design principles, it is
concluded that the proposed plan amendment will further promote the achievement of the planned urban
form and land use objectives of the 2025 Fresno General Plan and the Roosevelt Community Plan.
10.0—TRANSPORTATION AND CIRCULATION
The development of the project site with the proposed 381 single-family residences, and the surrounding
planned urban uses designated by the 2025 Fresno General Plan and Roosevelt Community Plan,will be
required to complete the planned major street network in accordance with applicable development policies
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and standards. Both plans designate South Clovis Avenue as an arterial street and East Church as a
collector street. Arterial streets are typically required to be developed with two travel lanes in each
direction separated by.a median island to control left-turn and crossing vehicular movements although
scenic drives can be developed with only one lane of travel in each.direction to allow extra space for
extensive landscaping.. The plans designate East Church Avenue as collector streets, which would
typically be developed with two travel lanes in each direction, or one travel lane in each direction and a
continuous center tum lane, and there is not a median island. All street standards provide for a widened
pavement width at major street intersections to allow for exclusive left-turn and right-tum lanes as well as
bus bays or turnouts.
The Master Environmental Impact Report(MEIR)No. 10130 prepared for the 2025 Fresno General Plan
(incorporated herein by reference)utilized macro-level traffic analysis techniques to examine the trafficflow
level of service(LOS)for major street segments that would occur in the year 2025. This analysis utilized
the unadjusted COG traffic model projected traffic volumes and the Florida Tables,which are an accepted
national tabular standard of the Highway Capacity Manual(HCM)methodology. LOS is a characterization
of.a,street's traffic flow operations that range from an LOS of A (reflecting a very low traffic volume with
no travel delay)to an LOS of F(reflecting a very high traffic volume with substantial congestion and travel
delay).
The master environmental impact report(MSIR No. 10130)prepared for the adoption of the 2025 Fresno
General Plan predicts that Clovis Avenue from California to Church currently operates at an acceptable
Level of Service D and would maintain that same level of service in 2025 with mitigation to six lanes.for
Clovis Avenue. The planned Church Avenue four- lane collector street is expected to operate at a Level
of Service C in 2025. The City of Fresno's adopted standard for an acceptable level of service is D.
However, there are streets in the larger southeast area that will be functioning at a level of service which
is below the accepted level. A substantial proportion of these street deficiencies are the result of land use
decisions, development practices and public perceptions that have affected land use distribution
throughout the region. These factors also include state planning mandates such as the need to
accommodate projected population growth consistent with State planning law including;the housing
element mandates (California Government Code Sections 65583 through 65895.5). These decisions
include the practice of segregating residential, commercial and industrial land uses so that industrial and
other employment intensive uses were located in the southern portion of the metropolitan area, while
predominantly residential uses were located in the middle and northern sectors.
Large employment intensive uses attract trips from throughout.the. region and thus might facilitate the use
of public transportation or other alternatives to the use of the private vehicle. However, It is apparent that
a substantial portion of the predicted vehicle trips impacting the plan area's major street system would be
generated from land uses that are not equitably contributing to the cost of constructing adequate street
capacity or other transportation.systems. Widely dispersed semi-urban or rural residential developments .
occurring beyond the Fresno Metropolitan Area are poorly suited for alternative forms of public
transportation and typically would not contribute to the construction of additional major street capacity.
The traffic analysis prepared for the 2025 Fresno General Plan and the associated Master Environmental
Impact Report (MEIR) No. 10130 utilized the Fresno County Peak Hour Travel Model of the Council of
Fresno County Council of Governments (COG) to project average daily vehicle trip (ADT).volumes on
major streets. With development of the project site and surrounding planned urban uses designated by
the general plan through the year 2025, projected ADT volumes of 40,0001- on Clovis Avenue and ,
14,000± on Church Avenue.and 56,000± on Jensen Avenue can be anticipated. With anticipated
improvements completed by the development of planned land uses as required by city standards and
policies, these streets are expected to ultimately function with a level of service (LOS) of D and C.
As required by the mitigation measures established by the certification of MEIR 10130, a traffic
assessment was prepared by Peters Engineering Group to evaluate the number of.vehicle trips projected
i
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to be generated by the proposed project. Utilizing the Institute of Traffic Engineers (ITE)Trip Generation
Manual, Sixth Edition, and associated computer software together with the Council of Fresno County
Governments'(COG)computerized traffic model,this analysis predicts the number.of vehicle trips thatwill
be generated from the proposed project and surrounding planned land uses, and the direction in which
these trips will travel.
Development of 381 single family residential dwelling units can be expected to generate an average of
approximately 3,646 vehicle trips per day.(VTD). Of these vehicle trips it is projected that 285 will occur
during the morning(7 to 9 a.m.)peak hour travel period and 385 will occur during.the evening(4 to 6 p.m.)
period hour travel period. A modest proportion of these projected trips are expected to access the planned
180 Freeway and Clovis Avenue interchange and the Freeway 99 and Jensen Avenue interchange during
the morning and evening peak periods. The eastern extension of Freeway 180 from Chestnut Avenue to
the expressway transition at Temperance Avenue is expected to occur as provided by the Measure C
Transportation Sales Tax Expenditure Plan by the year 2006. This extension includes the Clovis Avenue
interchange which is expected to be designed with adequate capacity to accommodate a twenty-year
population and employment growth period.
The project traffic study further indicates that the Church/Minnewawa intersection should be constructed
and set up to accommodate future signalization as a precautionary measure. In addition, the
Clovis/Church intersection should contain dual lefts with the possibility of dual lefts on Church Avenue if
the intersection is proved to fail.The project's fair share for improvements to the Clovis/Church intersection
has been determined to be 3.7%, while the fair share cost for the Clovis and Jensen intersection is 1.6%.
The applicant has agreed to pay these fees as part of their mitigation measures.for traffic impacts. Most
of the immediately surrounding.area has been developed and the planned major street and intersection
improvements have been completed as required by adopted plans, policies and development standards.
The project site is not located in the Urban Growth Management Area and will not be paying fees or
constructing improvements in accordance with that program.
The California Department,of Transportation (Caltrans), District 6, Office of Intergovernmental Relations
has stated that the proposed plan amendment is not expected to create significant impacts to the State
Highway System in a letter dated February3, 2004. They have expressed concern for growth in Fresno,
because any growth increases the demand on the highway systems.
Although the proposed project will marginally contribute to.the peak capacity deficiencies of the freeway
system, major freeway improvements are the responsibility-of Caltrans and any fee related assessments
imposed by Caltrans must comply with applicable legal parameters. The City has not recommended that
this state facility traffic impact fee be imposed as a condition of project approval, as it is not evident that
.Caltrans has accurately documented a project description and cost,a reliable estimate of funding sources,
a justifiable nexus or connection between the project and the need for the state facility improvements, and
the reasonable proportionality of the project's share of the improvement costs that are necessary to.justify
the imposition of a traffic impact fee for the improvement of State facilities. This conclusion is based upon
Caltrans's submission of varying descriptions of the necessary freeway.improvements, the imprecise
estimate of costs and probable funding sources, and the lack of adequate information to comply with Fee
Mitigation Act requirements (California Government Code§§ 66000 et sequentes)applicable to the City
of Fresno. In the absence of this documentation it is not legally permissible for the City to impose the
requested traffic impact fee.
State highway facilities appear to have failed to meet 20-year capacity design criteria during a period of
time when the area's pace of population growth decreased to a rate well below previous state projections.
This highway facility "under-design' and consequently the capacity deficiencies, which may now be
prematurely occurring, are at least partially the result of resource allocation decisions made by the State
of California rather than land use decisions made by the City of Fresno.
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presented to Caltrans for consideration. This method utilizes the master storm water drainage facility
planning and fee program established by the Fresno Metropolitan Flood Control Agency as a model. Using
this model, Caltrans is responsible for providing a master facilities plan, development fee schedule and
assurances of compliance with constitutional and statutory requirements (Mitigation Fee Act-AB 1600)
which apply to the City of Fresno. Should Caltrans develop a master facilities plan and development
impact fee program consistent with this model, it will be.applied to any final tract map or other applicable
development entitlement for this project.
It is also noted that the City of.Fresno's staff has met with Caltrans representatives to review citywide
impacts on State facilities; the CEQA process; and the legal requirements for determining the nexus
(demonstration of the direct relationship between the project and the potential impact) and 'the
proportionality (fair share contribution towards mitigating the impact) required by State law. While the
Caltrans representatives have previously assured the City that Caltrans legal staff would provide evidence
of compliance with Statestatutes, no response has been received to date by the City of Fresno.
However, in response to these discussions, a partnership in planning grant was obtained through which
the City of Fresno and Caltrans will participate with other jurisdictions to complete a freeway deficiency
st.4dy. This study will detail the traffic impacts anticipated to occur to freeway facilities within the greater
Fgesno-Madera-Clovis Metropolitan Area. This study will focus upon facilities identified to be most
impacted by the projected increases in traffic; identification of the sources of the vehicle traffic within the
greater metropolitan area; and the improvements necessary to provide adequate vehicular capacity.
Findings from this study may allow proportionate traffic impact fees to be legally implemented by the cities
of.Fresno and Clovis as well as the County.of Fresno upon adoption by the respective jurisdictions.
In order to alleviate the impact of this project upon the City of Fresno's street system and to provide for
a.Wooth flow of traffic to and from the project, the property owner/developer will be required to dedicate
a portion of the subject sites for street purposes in.accordance with adopted plans and policies such as
the Major.Street and Highway Plan, the Circulation Element of the General Plan, an Official.Plan Line, a
Director's Determination,or a local street public improvement standard as determined by the Director. In
addition, the residents of the proposed project will contribute to the construction of state highway facilities
and regionally significant streets through the Measure "C" local transportation'sales tax program.
These and other street plans are the product of careful planning that projects traffic capacity needs based
on the densities and intensities of planned land uses anticipated at build-out of the planned area. These
streets will provide adequate access to and recognize the traffic generating characteristics of individual
properties and, at the same time, afford the community an adequate and efficient circulation system.
Mitigation Measures
1. . The proposed.project shall implement and incorporate, as applicable, the traffic and circulation
related mitigation measures as noted in the attached Project Specific Monitoring Checklist dated
May 12, 2004.
2. The proposed project shall implement and incorporate, as applicable, the traffic and circulation
related mitigation measures as identified in the attached Master Environmental Impact Report No.
10130-2025 Fresno General Plan Mitigation Monitoring Checklist dated May 12, 2004.
11.0—URBAN SERVICES
11.1—Availability of Fire Protection
The project site is located within three miles of County Fire Station No. 88 and is subject to UGM fire
service fees for Fire Station 15. "he subdivider will be required to install residential hydrants throughout
the proposed sinqle family residential tract. The applicant also must comply with the aoolicable service
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facilities and services appropriate-for.urban uses.
Mitigation Measures
.1. The proposed project shall implement and incorporate,as applicable,fire service related mitigation
measures as noted in the attached Project Specific Monitoring Checklist dated May 12, 2004.
2. The proposed project shall implement and incorporate, as applicable, the fire service related
mitigation measures as identified in the attached Master Environmental Impact Report No. 1,0130-
2025 Fresno General Plan Mitigation Monitoring Checklist dated May 12, 2004.
11.4-Overcrowding of School Facilities
The project site is served by both the Fresno Unified School District and Sanger Unified School District and
is presently within the attendance boundaries of Ayer Elementary School, Terronez Intermediate School
and Sunnyside High School for Fresno Unified;and Lone Star Elementary School,Washington Academic
Middle.School and Sanger High School for Sanger Unified.
Because of the sustained growth occurring within both district boundaries, the school district has advised
of the following conditions.
1. Future adjustments of school attendance areas could occur such that students residing in the
proposed project will attend an elementary school other than Ayer or Lone Star and that students
may.attend more.than one elementary school during their elementary school years.
2. The district has adopted.development fees in accordance with current state law. Development
of the project site will be subject to the.fees in place at,the time fee,certificates are.obtained.
In addition, the district has requested that the.owner/subdivider provide the above information to all
prospective purchasers of property within the proposed project. In addition,the project developer will have
to request a district boundary change if all students are to attend one school district. The present district
boundary is the Fancher Creek Canal which is proposed to be relocated along the Dewitt Avenue
alignment.
11.6-Availability of Sewer Lines of Adequate.Caaacity
The Public Utilities Department has.determined that there is sufficient capacity to serve the project. The
nearest available sewer nnains are located in East Church Avenue. Adequate sanitary sewer service is
available to serve the project, subject to the Vesting Tentative Tract Map No. 5258/UGM and Vesting
Tentative Tract Map No. 5295 Conditions of Approval dated May 21., 2004.
Mitigation Measures
1. The proposed project shall implement and incorporate,as applicable,the sewer related mitigation
measures as noted in.the attached Project Specific Monitoring Checklist dated May 12, 2004.
2. The proposed project shall implement and incorporate,as applicable,the sewer related mitigation
-measures as identified-in the attached Master Environmental Impact Report No. 10130-2025
Fresno General Plan Mitigation Monitoring Checklist dated May 12, 2004.
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11.7—Availability of Storm Water Drainage Facilities On or Off Site
In.order to avoid or reduce the discharge of pollutants into the storm water sewer system, the U.S.
Environmental Protection Agency requires thata Notice of.Intent for a general National Pollutant Discharge
Elimination System permit be filed for a variety of industrial uses and for any construction site of five or
more acres of land. The property owner of this development site has been informed of that requirement
and of his,and any business owner's,,responsibility to ensure that the Notice of Intent is filed in accordance
with the regulations published in. Volume 55, No. 222, of the Federal Register.
Mitigation Measures
1. The proposed project shall implement and incorporate, as applicable, the storm water and flood
control related mitigation measures as noted in the attached Project Specific Monitoring Checklist
dated May 12, 2004.
2: The proposed project shall implement and incorporate, as applicable, the storm water and flood
control related mitigation measures as identified in the attached Master Environmental Impact
Report No, 10130-2025 Fresno General Plan Mitigation Monitoring Checklist dated May 12,2004..
3.0-AESTHETICS
The subject site contains a series of majestic palm trees that provide for an exotic entrance to the exiting
Sunnyside Ranch. It is strongly suggested that the project applicant incorporate these trees as part of their
landscape theme or have the trees strategically relocated within the development to offer aesthetic value.
14.0—HISTORICALIARCHAEOLOGICAL
There are no adjacent historical or archaeological sites. To ensure that any possible sites. will be
protected, the following conditions.have been added to this special permit approval:
1. If archaeological and/or animal fossil material is encountered during project surveying, grading,
excavating, or construction, work shall stop immediately.
2. If there are suspected human remains, the Fresno County Coroner shall be immediately
contacted. If the remains or other archaeological material is possibly Native American in origin,
the Native American Heritage Commission shall be immediately contacted, and the California
Archaeological Inventory/Southern San Joaquin Valley Information Center shall be contacted to
obtain a referral list of recognized archaeologists. An archaeological assessment shall be
conducted for the project, the site shall be formally recorded, and recommendations made to the
City as to any further site investigation or site avoidance/preservation.
3. If animal fossils areuncovered, the Museum of Paleontology at U.C. Berkeley shall be contacted
to obtain a referral list of recognized paleontologists. An assessment shall be conducted by a
paleontologist and, if the paleontologist determines the material to be significant, it shall be
preserved.
The project applicant did prepare a historical survey report that concluded that there was no significant
evidence in the record to suggest that the project site and its,environs would warrant historical status..
DETERMINATION
f
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Based upon these previous actions and the applicability of adopted development standards, plan policies/
implementation measures, and applicable mitigation measures of the above-referenced environmental
documents, it is concluded that the proposed land uses will not result in a significant indirect adverse
environmental effect.
On the basis of this initial evaluation, it is determined that the proposed project is consistent with all
applicable city plans and policies and conforms to all applicable zoning standards and requirements.
Pursuant to Section 15070 of the California Environmental Quality Act (CEQA) Guidelines, it is further
determined that there is no substantial evidence in the record that the proposed project may have a
significant effect on the environment. This is based upon the mitigation measures required as
conditions of project approval which are referenced by this environmental assessment and are
conditions upon which'a mitigated negative declaration can be recommended. A MITIGATED
NEGATIVE DECLARATION WILL BE PREPARED.
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