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T-5447 - Conditions of Approval - 10/13/2006
City of CDM\�a�V� Planning&Development Department 2600 Fresno Street-Third Floor Nick P.Yovino Fresno,California 93721-3604 Director (559)621-8277 FAX(559)498-1012 August 29,2006 Please reply to: David Braun (559)621-8038 Woodside Homes 7675 North Ingram Avenue,#104 Fresno, CA 93711 SUBJECT: FINALACTION BYTHE FRESNO CITY COUNCIL REGARDING REZONE APPLICATION NO.R-05-06 LOCATED ON THE NORTH SIDE OF EAST SHIELDS AVENUE BETWEEN NORTH LOCAN AND NORTH TEMPERANCE AVENUES(APN:310-270-01) At is regular scheduled meeting on July 18, 2006,the Fresno City Council took the following actions regarding the above-referenced application: 1. Approved the environmental finding of Environmental Assessment No.R-05-06/T-5447/C-0543 dated January 11,2006,that the project conforms to the provisions of the 2025 Fresno General Plan Master Environmental Impact Report(MEIR No.10130). 2. Approved Rezone Application No. R-05-06 requesting to rezone approximately 35 acres of property from the R-A/UGM(Single Family Residential-AgriculturallUrban Growth Management) zone district to the R-1/UGM(Single Family Residential District/Urban Growth Management)zone district. On February 22,2006,the City of Fresno Planning Commission approved the following: 1. Approved Vesting Tentative Tract Map No.5447/UGM requesting to subdivide approximately 35 acres of property into a 194-lot,single family residential planned development subdivision. 2. Approved Conditional Use Permit Application No.C-0543 proposing a planned development, which includes reduced lot sizes for the proposed 194-lots of Vesting Tentative Tract Map No. 5447/UGM. Enclosed is a copy of the Planning Commission Resolutions and City Council Ordinance Bill adopted for the rezone and conditional use permit applications and tentative tract map. If you have any questions regarding these items please contact me at the number listed above. Sincerely, CANNING DIVISION ` )�a� `t�f David Braun,Planner III Enclosures: Planning Commission Resolution Nos.12414[Tract],12415[CUP] City Council Ordinance Bill No.2006-98 Cc: Quad Knopf FRESNO CITY PLANNING COMMISSION RESOLUTION NO. 12414 The Fresno City Planning Commission at its regular meeting on February 22,2006,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.5447/UGM was filed with the City of Fresno and proposes a 194-lot single-family residential planned development subdivision on 34.93 acres of land located on the north side of East Shields Avenue between North Temperance and North Locan Avenues;and, WHEREAS,the Planning and Development Department staff recommended approval of the proposed project subject to all conditions of approval contained in the staff report dated February 22,2006;and, WHEREAS,the Fresno City Planning Commission conducted a public hearing on February 22,2006, to review the proposed subdivision and considered the staff report and invited testimony and reviewed the requested subdivision in accordance with the policies of the McLane Community Plan and the 2025 Fresno General Plan. NOW,THEREFORE,BE IT RESOLVED,that the Fresno City Planning Commission hereby finds and determines that there is no substantial evidence in the record to indicate that Vesting Tentative Tract Map No.5447/UGM may have a significant effect on the environment as identified by the Finding of Conformity to the 2025 Fresno General Plan Master Environmental Impact Report(MEIR No.10130) dated January 11,2006,prepared for Environmental Assessment No.R-05-06/C-05-43/T-5447. BE IT FURTHER RESOLVED that the Fresno City Planning Commission finds that approval of Vesting Tentative Tract Map No.5447YUGM is consistent with the adopted 2025 Fresno General Plan and McLane Community Plan and the findings required pursuant to Section 66410 et.seq.of the California Government Code. BE IT FURTHER RESOLVED that the Fresno City Planning Commission hereby approves Vesting Tentative Tract Map No.5447/UGM subject to the Planning and Development Department Conditions of Approval dated February 22,2006,and the following modifications to those conditions: 1. Conditions No. 68 is modified as follows: Vacate all the existing streets within the proposed map,with the exception of North Janice Avenue 2. Condition No.72 is modified as follows: Dedicate 62 feet of property(7 foot residential pattern/20 foot travel lane/8 foot median/20 foot travel lane/7 foot residential pattern)and provide medians for traffic calming purposes at the intersections of Shields Avenue/Janice Avenue and Shields Avenue/Applegate Avenue. The foregoing Resolution was adopted by the Fresno City Planning Commissibn upon a motion by Commissioner Holt,seconded by Commissioner Cherry. Planning Commission Resolution No. 12414 Vesting Tentative Tract Map No.5447/UGM February 22,2006 Page 2 VOTING: Ayes - Holt,Cherry,DiBuduo,Torossian,Vang,Vasquez Noes - None Not Voting - None Absent - Kissler DATED: February 22,2006 NICK .Y INO,Secretary Fresno Cit lanning Commission Resolution No. 12414 Vesting Tentative Tract Map No.5447/UGM Filed by Woodside Homes Action: Approve DEB:leiAnMasler Files-Tract Maps1T-54471PC Reso 12414-T-5447 FRESNO CITY PLANNING COMMISSION RESOLUTION NO. 12415 The Fresno City Planning Commission,at its regular meeting on February 22,2006,adopted the following resolution relating to Conditional Use Permit Application No.C-05-43. CONDITIONAL USE REQUESTED: 194-lot single family residential planned development subdivision with modified lot sizes and building setbacks. PROPERTY LOCATION: 310-270-01 PROPOERTY DESCRIPTION: North side of East Shields Avenue between North Locan and North Temperance Avenues EXISTING/PROPOSED ZONING: R-A/UGM (Single Family Residential-Agricultural/Urban Growth Management)zone district to the R-1/UGM(Single Family Residential/Urban Growth Management)zone district WHEREAS,the Fresno City Planning Commission during its February 22,2006 meeting,reviewed and considered the subject conditional use permit application relative to the staff report and the Finding of Conformity to the 2025 Fresno General Plan Master Environmental Impact Report(MEIR No.10130) dated January 11,2006,issued for the project. 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 Conditional Use Permit No.C- 05-43 may have a significant effect on the environment as identified by the Finding of Conformity to the 2025 Fresno General Plan Master Environmental Impact Report(MEIR No.10130)dated January 11,2006. BE IT FURTHER RESOLVED,that the Fresno City Planning Commission,as a result of its inspections, investigations and studies made by itself and in its behalf,and of testimonies offered at said hearing,has established that approval of the special permit would be in accordance with applicable provisions of the Fresno Municipal Code,including the determination that all findings have been made relative to the issuance of a conditional use permit for the proposed project. BE IT FURTHER RESOLVED that Conditional Use Permit Application No.C-05-43 is approved,subject to the following conditions,incorporated in said conditional use permit file: 1. Development shall take place in substantial conformance with Exhibits A,B-1 thru B-24,E-1 thru E- 36 dated February 22,2006. 2. Development shall take place in accordance with the Conditions of Approval for Conditional Use Permit Application No.C-05-43 dated February 22,2006. The foregoing Resolution was adopted by the Fresno City Planning Commission upon a motion by Commissioner Halt,seconded by Commissioner Cherry. VOTING: Ayes - Holt,Cherry,Dibuduo,Torossian,Vang,Vasquez Noes - None Not Voting - None Absent - Kissler Planning Commission Resolution No.12415 Conditional Use Permit No.C-05-43 February 22,2006 Page 2 DATED:February 22,2006 NICK VINO,Secretary Fresno C y Planning Commission Resolution No.12415 Conditional Use Permit No.C-05-43 Filed by Woodside Homes Action:Approve KWASTER FILES-TRACT MAPSITRACT 5447/R-05-06/C-05-43 PC RESO.DOC 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 Recorders-Office ORDINANCE OF THE COUNCIL OF THE CITY OF FRESNO PROPOSED AND INITIATED BY MOVED BY westerlund SECONDED BY Dages BILL NO. B-101 ORDINANCE NO. 2006-98 AN ORDINANCE OF THE CITY OF FRESNO, CALIFORNIA, AMENDING THE OFFICIAL ZONE MAP OF THE CITY OF FRESNO HERETOFORE ADOPTED BY ARTICLES 1 TO 4.5 INCLUSIVE, CHAPTER 12, OF THE FRESNO MUNICIPAL CODE, BEING THE ZONING ORDINANCE OF THE CITY OF FRESNO WHEREAS, Rezone Application No. R-05-06 has been filed by Woodside Homes, property owner,with the City of Fresno to rezone property as described hereinbelow;and, WHEREAS,pursuant to the provisions of Article 4,Chapter 12,of the Fresno Municipal Code,the Planning Commission of the City of Fresno held a public hearing on the 22nd day of February,2006,to consider Rezone Application No.R-05-06 and related Environmental Assessment No.R-05-06/C-05-431 T-5447,during which the Commission recommended to the Council of the City of Fresno approval of the subject environmental assessment and rezone application amending the City's Zoning Ordinance on real property described hereinbelow from the R-A/UGM (Single Family Residential-Agricultural/Urban Growth Management) to the R-1/UGM (Single Family ResidentiallUrban Growth Management) zone district;and, WHEREAS, the Council of the City of Fresno, on the 18th day of July, 2006, received the recommendation of the Planning Commission. ����-1 Ordinance Amending Officiai_.jne Map Rezone Application No.R-05-06 February 22,2006 -.Page 2 NOW, THEREFORE, THE COUNCIL OF THE CITY OF FRESNO DOES ORDAIN AS FOLLOWS: SECTION 1. Based upon the testimony and information presented at the hearing and upon review and consideration of the environmental documentation provided, the adoption of the proposed rezoning is in the best interest of the City of Fresno. The Council finds in accordance with its own independent judgment that there is no substantial evidence in the record that the rezoning may have a significant effect on the environment as identified by the Finding of Environmental Conformity to the 2025 Fresno General Plan Master Environmental Impact Report(MEIR No. 10130)dated January 11, 2006, prepared for Environmental Assessment No. R-05-06/C-05-43/T-5447. Accordingly, Environmental Assessment No.R-05-06/C-05-43fT-5447 is hereby approved. SECTION 2. The Council finds the requested R-1/UGM zone district is consistent with the existing medium density residential land use designation of the 2025 Fresno General Plan and McLane Community Plan. SECTION 3. The Council finds that the zone district of the real property described hereinbelow, located in the City of Fresno and shown on the Official Zone Map of the City of Fresno, is reclassified from the R-A/UGM(Single Family Residential-AgriculturaUUrban Growth Management)to the R-1/UGM (Single Family Residential/Urban Growth Management)zone district: Lots 50 and 51 of Eggers Colony, in the City of Fresno, County of Fresno, State of California, according to the map thereof recorded in book 4 page 60 of plats,Fresno County Records SECTION 4. This ordinance shall become effective and-in full force and effect at 12:01 a.m.on the thirty-first day after its passage. CLERK'S CERTIFICATION STATE OF CALIFORNIA ) COUNTY OF FRESNO ) CITY OF FRESNO ) I,REBECCA E.KLISCH,City Clerk of the City of Fresno,certify that the foregoing ordinance was adopted by the Council of the City of Fresno,California,at a regular meeting held on the 18th day of July 2006,by the following vote: Ayes: Calhoun, Dages, Sterling, Westerlund, Duncan Noes: Boyajian Absent: Perea Abstain: None REBECCA E.KLISCH Citylerk By';'(, APPROVED AS TO FORM: JAMES C.SAN EZ City Aftemi e� By �W 1 Deputy Rezone Application No.R-05-06 Filed by Woodside Homes. Assessor's Parcel No.312-270-01 DEB:IehK\Common\Tract maps T-5447\REZONE\R-05-06,T-5447\-CC OrdBill `'"° REPORT T.. THE CITY COUNCIL Fn� AGENDA ITEM NO. /D:7/, fP P1 COUNCIL MEETING 7/18/06 July 18,2006 FROM: NICK P.YOVINO,Director APPROVED BY Planning and Development Departmen DEPARTMENTDIRECTOR BY: GILBERT J.HARO,Planni g nag CITYMANAGER Planning Division SUBJECT: CONSIDERATION OF REt�::: ZONE AP (CATION NO.R-05-06 AND ENVIRONMENTAL FINDING FOR ENVIRONMENTAL ASSESSMENT NO.R- 05-06/T-5447/C-05-43 KEY RESULT AREA One Fresno RECOMMENDATION 1. APPROVE the environmental finding for Environmental Assessment No.R-05-06/C-05-43/T-5447 dated January 11, 2006 that the project proposal conforms to the provisions of the 2025 Fresno General Plan Master Environmental Impact Report(MEIR No.10130). 2. APPROVE Rezone Application No.R-05-06 which proposes to rezone the project site from the R- A/UGM(Single Family Residential-Agricultural/Urban Growth Management)zone district to the R- 1/UGM(Single Family ResidentiaUUrban Growth Management)zone district. EXECUTIVE SUMMARY Rezone Application No.R-05-06 proposes to change the zone district from the R-A/UGM (Single Family Residential-Agricultural/Urban Growth Management) zone district to the R-1/UGM (Single Family Residential/Urban Growth Management) zone district for approximately 34.93 acres (net) of property located on the north side of East Shields Avenue between North Temperance and North Locan Avenues. The applicant,Woodside Homes,has also filed Vesting Tentative Tract Map No.5447/UGM proposing to subdivide the subject property into a 194-lot single family residential subdivision at an overall density of 5.6 units per acre. Conditional Use Permit Application No. C-05-43 proposes to develop the project as a planned development with reduced lot sizes and building setbacks and common open space. The applications would bring the subject property into conformance with the 2025 Fresno General Plan and the McLane Community Plan. On February 22,2006,the Fresno City Planning Commission recommended approval of the rezone application to the City Council. The Planning Commission also took action to approve related Vesting Tentative Tract No. 5447/UGM and Conditional Use Permit Application No. C-05-43, which proposes a 194-lot single-family residential planned development subdivision on the subject property. It is noted that the Planning Commission action on the tentative tract map and conditional use permit is final and therefore,no action is required by the City Council. It is further noted that this project was accepted for processing on May 17, 2005 and,therefore, is not subject to the proposed Citywide Street Impact Fee for local regionally significant major streets(initiated by the City Council on February 14,2006). REPORT TO THE CITY COUNCIL Rezone Application No.R-05-06 July 18,2006 Page 2 KEY OBJECTIVE BALANCE Council action regarding this proposed land use application optimizes the three Key Objectives of Customer Satisfaction, Employee Satisfaction, and Financial Management. Affirmative action by the Council will result in timely deliverance of the review and processing of the application as is reasonably expected by the applicant/customer. Prudent financial management is demonstrated by the expeditious completion of this land use application inasmuch as the applicant/customer has paid to the city a fee for the processing of this application and that fee is, in tum, funding the operations of the Planning and Development Department. Employee satisfaction is derived from the fact that the professional and technical staff,who have reviewed and made a recommendation on this land use application,have done so in a thorough and professional manner, thereby enhancing the sense of accomplishment in the completion of the application process. PROJECT INFORMATION PROJECT A 194-lot single-family residential planned development subdivision on 34.93 acres (net) of property to be developed at an overall density of 5.6 dwelling units per acre APPLICANT Woodside Homes(Engineer:Quad Knopf) LOCATION North side of East Shields Avenue between North Locan and North Temperance Avenues (Council District 4,Councilmember Westerlund) SITE SIZE 34.93 acres(net) LAND USE Existing Vacant Proposed - Single Family Residential ZONING Existing - R-A/UGM(Single Family Residential Agricultural/Urban Growth Management) Proposed - R-1/UGM (Single Family Residential/Urban Growth Management) PLAN DESIGNATION The proposed R-1/UGM zone district and 194-lot single family AND CONSISTENCY residential subdivision is consistent with the 2025 Fresno General Plan and McLane Community Plan designation of the site for medium density residential planned land uses ENVIRONMENTAL FINDING Finding of Conformity to the 2025 Fresno General Plan Master Environmental Impact Report(MEIR) No. 10130 dated January 11, 2006 PLAN COMMITTEE The subject property is located within the boundaries of the McLane RECOMMENDATION Community Plan. The Central Eastern Implementation Committee, was recently formed for the McLane Community Plan area,however, it was formed after the date of acceptance of the map. STAFF RECOMMENDATION Approve rezone application. REPORT TO THE CITY COUNCIL Rezone Application No.R-05-06 July 18,2006 Page 3 PLANNING COMMISSION On February 22, 2006, the Fresno City Planning Commission RECOMMENDATION recommended approval of the rezone application by a 6-0 vote. BORDERING PROPERTY INFORMATION Planned Land Use Existing Zoning Existing Land Use R-1/UGM (Single Family Vacant North Medium Density Residential Future Single y ResidentiaUUrban Growth ( g e Famil Management) Residential) Vacant Agricultural Land Medium Low Density Residential AE-20(County of Fresno) (Tentative Tract Map No.5592 South Elementary School Exclusive Twenty Acre is scheduled to be heard by Agricultural the Planning Commission on Neighborhood Park Feb.22,2006 AE-20(County of Fresno) East Not in city sphere of influence Exclusive Twenty Acre Agricultural—vacant Agricultural R-1/UGM Vacant West Medium Density Residential (Single Family (Future single family Residential/Urban Growth residential) Management) ENVIRONMENTAL FINDING An environmental assessment initial study was prepared for this project in accordance with the requirements of the California Environmental Quality Act (CEQA) Guidelines. This process included the distribution of requests for comment from other responsible or affected agencies and interested organizations. The proposed project has been determined to be fully within the scope of MEIR No. 10130 as provided by the California Environmental Quality Act (CEQA), as codified in the Public Resources Code(PRC)Section 21157.1(d)and the CEQA Guidelines Section 15177(c). It has been further determined that all applicable mitigation measures of MEIR No. 10130 have been applied to the project,together with project speck mitigation measures necessary to assure that the project will not cause significant adverse cumulative impacts, growth inducing impacts and irreversible significant effects beyond those identified by MEIR No.10130 as provided by CEQA Section 15178(a). Therefore, staff has issued a finding that the project proposal is in conformance to the 2025 Fresno General Plan Master Environmental Impact Report(MEIR No. 10130)dated January 11,2006,which incorporates a MEIR Mitigation Monitoring Checklist. This environmental finding was properly published on January 12,2006,with no comments received. REPORT TO THE CITY COUNCIL Rezone Application No.R-05-06 July 18,2006 Page 4 BACKGROUND/ANALYSIS The applicant, Woodside Homes, has filed Rezone Application No. R-05-06, Conditional Use Permit Application No.C-05-43 and Vesting Tentative Tract Map No.5447/UGM for approximately 34.93(net) acres of property located on the north side of East Shields Avenue between North Temperance and North Locan Avenues. The rezone application proposes to reclassify the subject property from the R- A/UGM (Single Family Residential -Agricultural/Urban Growth Management) zone district to the R- 1/UGM (Single Family Residential/Urban Growth Management)zone district. Vesting Tentative Tract Map No. 5447/UGM proposes to subdivide the 34.93-acre site into a 194-lot single family residential planned development subdivision at an overall density of 5.6 dwelling units per acre. Conditional Use Permit Application No.C-05-43 proposes to allow for the development of the subdivision as a planned development with modified building setbacks and lot sizes. On November 19,2002,the City Council,through Resolution No.2002-379,adopted the 2025 Fresno General Plan which also adopted the McLane Community Plan. The McLane Community Plan designates the subject property for medium(4.99-10.37 dwelling units per acre)density residential land uses. The applicant wishes to pursue development of the subject property with 194 single family homes. The requested R-1/UGM(Single Family Residential/Urban Growth Management)zone district is considered consistent with the medium density residential land use designation. Furthermore, the proposed development with a density of 5.6 dwelling units per acre demonstrates that the project site will be developed within the overall density of dwelling units anticipated by the 2025 Fresno General Plan and McLane Community Plan. McLane Community Plan The subject property is located within the boundaries of the McLane Community Plan. The Central Eastern Implementation Committee has formed a committee for the McLane Community Plan area, however it was formed after the date of acceptance of the map. Fresno City Planning Commission On February 22,2006 the Fresno City Planning Commission considered Rezone Application No.R-05- 06 and after a complete hearing took action to recommend approval of the rezone application to the City Council by a 6-0 vote. The Commission, by the same vote, also approved related Vesting Tentative Tract Map No.5447 and Conditional Use Permit Application No.C-05-43 Subdivision Design/Streets and Access Points This subdivision is proposed to have two access points to East Shields Avenue and one access point to North Locan Avenue.The subdivision also proposes a street connection to the approved subdivision to the north(Tentative Tract No.5237). The Public Works Department,Transportation Planning Section has reviewed the rezone application,conditional use permit and tentative tract map. Public Works staff has determined that the streets adjacent to and near the subject site will be able to accommodate the quantity and kind of traffic generated,subject to the dedication and improvement of adjacent portions of East Shields,North Locan and North Temperance Avenues to their ultimate planned width. Landscaping/Open Space/Walls Given that the proposed subdivision abuts planned collector and arterial streets, the developer will be required to install 15 feet of landscaping along East Shields (arterial) and North Locan Avenues (collector). In addition,the applicant will be required to install a solid wall at the rear of the required REPORT TO THE CITY COUNCIL Rezone Application No.R-05-06 July 18,2006 Page 5 landscape setback,which will mitigate the adverse effect of noise generated by vehicles traveling on the adjacent major streets. The proposed subdivision abuts a planned expressway street(Temperance Avenue). In order to meet the Expressway Area (EA) zone district standards, the developer is required to install 26 feet of landscaping along North Temperance Avenue. It is noted that there is a requirement for a pedestrian accessway from the subdivision to Temperance Avenue to allow for pedestrian access from the subdivision to the multi-purpose trail on the west side of North Temperance Avenue. In addition, the applicant will be required to install a solid wall at the rear of the required landscape setback,which will mitigate the adverse effect of noise generated by vehicles traveling on the adjacent major street. The wall along Temperance and Shields Avenues shall be designed in accordance with the acoustical analysis prepared by Brown-Buntin Associates dated February 1,2005,which addresses the noise impacts resulting from vehicle traffic on Temperance and Shields Avenues in this area. Staff is also requiring the project to provide additional landscaping and wrap-around walls at the entry points of the subdivision from the adjacent major streets,improving the visual image. Furthermore,the project will be required to incorporate a walkway of a minimum of 23 feet which will connect this subdivision with North Temperance Avenue thus allowing residents living in the subdivision to access the multi-purpose trail on the west side of North Temperance Avenue and the future park site on the southeast corner of North Temperance and East Shields Avenues. The pedestrian walkway will help meet several of the goals of the 2025 Fresno General Plan,including Goal No. 10 which states that we (i.e.the City along with developers)"provide quality open space, park and recreational facilities..."and also Policy F-3-i which states that "the location of park and recreation sites should be central and accessible to the population served,while preserving the integrity of the surrounding neighborhood." Public Services Water Resources and Public Water Supply The Water Division of the Department of Public Utilities has determined that there is an adequate source of water available to serve the project with the implementation of the UGM service delivery requirements and environmental impact mitigation measures. The nearest presently available water service line is located in Shields Avenue at Armstrong Avenue. The Fresno Metropolitan Flood Control District (FMFCD) has indicated that permanent flood control service is available for this project upon construction of required facilities. Implementation of the 2025 Fresno General Plan policies,mitigation measures of Master Environmental Impact Report No. 10130, the Water Resources Management Plan, and the mitigation measures identified by the project environmental assessmentlinitial study will provide an adequate, reliable and sustainable water supply for the project's urban domestic and public safety consumptive purposes. Sewage Collection System Capacity The Cities of Fresno and Clovis share jointly in the treatment capacity of the Fresno-Clovis Regional Wastewater Treatment and Reclamation Facility. In 1998, the treatment capacity was expanded to accommodate up to 80 million gallons per day, and was upgraded with modernized equipment to safeguard against equipment failures. However, in an attempt to serve the anticipated 790,000 metropolitan area population for the year 2025, one or more sub-regional treatment and reclamation facilities will be required. REPORT TO THE CITY COUNCIL Rezone Application No.R-05-06 July 18,2006 Page 6 While the proposed project may presently be accommodated by the Fowler Avenue Trunk Sewer, previous public facility and environmental analyses have projected that the Fowler Avenue Trunk Sewer does not have sufficient design capacity to accommodate the sewage flows that could be generated by full development of the McLane Community Plan area and the Southeast Growth Area. To address this concern, the City of Fresno is pursuing several options to increase sewage collection and treatment capacity for the eastern portion of the metropolitan area. The North Avenue Trunk Sewer has been constructed to serve the easterly and southerly areas and supplement the other trunk sewers' capacity to accommodate development of the east and southeast areas. The City of Fresno has negotiated a temporary exchange of sewer capacity with the City of Clovis for its Fowler trunk sewer capacity. This temporary exchange of capacity is conditioned upon Fresno replacing capacity exchanged in the Fowler trunk sewer with capacity in future facilities to be determined. Necessary and appropriate fees to provide for the replacement of said Fowler trunk capacity exchange have not yet been adopted by the City Council. Mitigation measures and tract map conditions of approval will include a requirement that the developer pay an"Interim Fee Surety." Any amount paid above and beyond the required fee surety shall be refunded once the fee has been adopted. Clovis Unified School District The project site is served by the Clovis Unified School District and is within the attendance boundaries of Temperance-Kutner Elementary School (North Armstrong and East Olive Avenues), Reyburn Intermediate School and Clovis East High School. Reybum Intermediate School and Clovis East High School are both located in the Reagan Educational Complex which is bound by East Ashlan, East Gettysburg,North Locan and North DeWolf Avenues. (' Because of the rapid growth occurring within the district's boundaries,the school district has advised the city that future adjustments of school attendance areas could occur such that students residing in the proposed project will attend an elementary school other than Temperance-Kutner and that students may attend more than one elementary school during their elementary school years. Furthermore,the school district has adopted development fees in accordance with current state law and currently levies a development fee based on square footage, which the project site will be subject to at the time of development. Circulation Element Plan Policies and Major Street System Traffic Capacity The 2025 Fresno General Plan designates North Locan Avenue as a collector street, with an 84-foot right-of-way width and East Shields Avenue as an arterial street,with a 110-foot right-of-way width and North Temperance Avenue as an expressway street,which typically requires a minimum 124-foot right- of-way. The applicant will be required to dedicate and construct improvements on East Shields, North Locan and North Temperance Avenues. Other improvements include the construction of curb,gutter, sidewalk, and transition paving within the limits of the tract; construction of an underground street lighting system; and relinquishment of access rights to North Temperance, North Locan and East Shields Avenues for all residential lots adjacent to these major street frontages. These street improvements are outlined in more detail in the Vesting Tentative Tract Map No.54471UGM Conditions of Approval dated February 22,2006. A Traffic Impact Study(TIS)was prepared for the proposed project by Peters Engineering Group dated November 16,2004. The traffic study analyzed a 240-lot single family residential planned development subdivision on the 34.93-acre project site which was the project proposed on the subject property at that time. That project was expected to generate an average of 2,328 vehicle trips per day(VTD),which includes 182 a.m.and 243 p.m.peak hour trips. REPORTTO THE CITY COUNCIL Rezone Application No.R-05-06 July 18,2006 Page 7 The traffic study analyzed the intersections of East Dakota and North Temperance Avenues, East Shields and North Armstrong Avenues, East Clinton and North Temperance Avenues, East McKinley and North Temperance Avenues and East Shields and North Temperance Avenues. In addition, the study analyzed the project's impact on the State Route 180 Interchanges with Chestnut Avenue and Fowler Avenue and the State Route 168 Interchange with McKinley Avenue. An important goal is to maintain acceptable levels of service along the highway and street network. To accomplish this, local agencies adopt minimum levels of service (LOS) in an attempt to control congestion that may result as new development occurs. Caltrans' minimum LOS is C except where prohibitive, according to information specified in Caltrans'A Guide For Traffic Impact Studies.The City of Fresno's minimum LOS design standard is LOS D. Traffic impacts are considered to occur whenever the LOS exceeds D on the City street system,or C on the State highway system The results of the study determined that all intersections that were analyzed are operating at acceptable levels of service at this time,with the exception of the westbound approach to the intersection of Shields and Temperance Avenues which is currently operating at a LOS E during the a.m. peak hour. In addition, the study projected that all intersections and road segments will continue to operate at an acceptable level of service in the year 2025, with the eventual signalization and widening of the intersections to City standards. This assumption is based on the recommendation that all studied intersections along Temperance Avenue be designed with dual left turn lanes on each approach. The study also required the installation of a traffic signal at the intersection of Shields and Temperance Avenues. Because the immediately surrounding properties are not developed, the planned major street and intersection improvements have not yet been completed as required by adopted plans, policies and development standards. However,the proposed project as well as other urban land uses developed as planned by the 2025 Fresno General Plan will be required to construct the planned major street system consistent with the public facility and service delivery requirements of the Urban Growth Management Program. In addition, the developer of this project, in accordance with the mitigation measures of Master Environmental Impact Report(No. 10 130)certified by the Council with the adoption of the 2025 Fresno General Plan,will be required to pay impact fees specific to the traffic signalization of the major street intersections. State Department of Transportation(Caltrans) The California Department of Transportation(Caltrans),District 6,Office of Intergovernmental Relations has commented that the project is not expected to create significant impacts to the State Highway System. CONCLUSION/RECOMMENDATION The appropriateness of the proposed project has been examined with respect to its consistency with goals and policies of the 2025 Fresno General Plan and the McLane Community Plan;its compatibility with surrounding existing or proposed uses;and its avoidance or mitigation of potentially significant adverse environmental impacts. These factors have been evaluated as described above and by the accompanying environmental assessment. Upon consideration of this evaluation,it can be concluded that Rezone Application No.R-05-06 is appropriate for the project site and staff recommends approval. REPORT TO THE CITY COUNCIL Rezone Application No.R-05-06 July 18,2006 Page 8 Attachments: Vicinity Map Aerial Photo Vesting Tentative Tract Map No.5447/UGM dated August 26,2005 Building Elevations Floor Plans Letter from Caltrans dated February 16,2006 Environmental Assessment No.R-05-06/C-05-43[T-5447,Finding of Conformity to the 2025 Fresno General Plan Master Environmental Impact Report(MEIR No.10130) dated January 11,2006 Planning Commission Resolution No.12413(Rezone Application No.R-05-06) Planning Commission Resolution No. 12414(Tentative Tract No.5447) Planning Commission Resolution No.12415(Conditional Use Permit No.C-05-43) Ordinance Bill DEB:Iel:1K:\Master Files-Tract Maps\Tract 5447 Dave Braun (R-05-06&C-0543)\R-05-06,C-05-43,T-5447 CC Rpt 7-18-06.doc Ida e �t 6 > Cliff I I i �- ee IIR jR I ( a' saAae `�b o' I k a A� x! 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DEPARTMENT OF TRANSPUATATION - 1352 WEST OLIVE AVENUE P,0.BOX 12616 FRESNO,G 93778-2616 PHONE (559)445-6666 FAX (559)498-4038 F(ee p effid-8 77Y(559)48811466 Be me�y rfJtcient! February 16,2006 2131-IGR/CEQA 6-FRE-180-65.5+/- C-05-43,R-05-06&T-5447 PLEASANT VALLEY INVESTMENTS LLC Mr.Dave Braun City of Fresno Development Department 2600 Fresno Street Fresno,CA 93721 Dear Mr.Braun: We have reviewed the use permit,rezone,map and traffic study for the proposed single-family project located on the north side of East Shields between North Temperance and North Locan Avenues_ We understand from City staff that the project now includes 199 single-family residential lots,down from 256. Caltrans has the following comments: This letter supersedes our letter of June 1,2005. Caltrans has determined that trips generated from this development will impact the State Route (SR)180 interchanges at Fowler and Temperance Avenues. The TIS did not conduct an operational analysis of the two interchanges;however,the study did provide a select zone trace of the project's trips to these two locations. The trace indicated that the development would Nicely hive a modest impact to State facilities_ The Freeway 180 extension has been delayed due to a lack of funds. This delay could mean that the extension will not be construction until 2012,possibly longer if there are additional funding shortfalls. The City should consider a transit alternative for this project. There is sufficient residential development in this area of Fresno to support transit,and early planning could make such an alternative feasible. Caltrans recommends that this project be routed to Fresno Area Express (FAX)stafffor their review and comment. Please see Attachment Number 1 for other recommended ttansportation alternatives. We request that this letter be made a part of the permanent record for this project and that a copy of our letter be included in the staff reports for both the City Council and the Planning "Callronr(mprms mnhlllry acros Coli rnia" ---------- Mr. - -- ----Mr.Dave Braun February 16,2006 Page 2 Commission. This will provide the decision-making body and the general public with a complete and accurate environmental evaluation for the project If you have any questions,please call me at(559)445-6666. Sincerely, e0 MOSES STITES Office of Transportation Planning District 6 Enclosure C: Mr.John Rowland,PE.,Peters Engineering Ms.Barbara Goodwin,Executive Director,Council of Fresno County Governments "Calaana IMP---bilayW Os9 California" CITY OF FRES. 1—ENVIRONMENTAL ASSESSMEN INITIAL STUDY FINDING OFCONFORM/TY/MEIR NO. 10130 Pursuant to Section 21157.1 of the California Public Resource Code oA�E I FOR FILING: (California Environmental Quality Act) the project described below isl OS JbN 12 Ph 4:40 determined to be within the scope of the Master Environmental Impact Repo (MEIR)No. 10130 prepared for the 2025 Fresno General Plan CI Y CLERK,FRESNO CA Initial study is on file in the Planning and Development Department,City Hall, 2600 Fresno Street,Fresno,California 93721 (559)621-8277 Applicant: Initial Study Prepared By: Woodside Homes David Braun, Planner III 7675 N.Ingram Avenue#104 January11,2006 Fresno, CA 93711 Environmental Assessment Number: Project Location(including APN): Rezone Application No.R-05-06 North side of East Shields Avenue between North Vesting Tentative Tract Map No.5447/UGM Temperance and North Locan Avenues Conditional Use Permit Application No.C-05-43 (APN:310-270-01) Project Description: Rezone Application No.R-05-06 proposes to rezone 34.93(net)acres of property located on the north side of East Shields Avenue between North Locan and North Temperance Avenues, from the R-A/UGM (Single Family Residential-Agricultural/Urban Growth Management) zone district to the R-1/UGM (Single Family Residential/Urban Growth Managemeno zone district. Vesting Tentative Tract Map No. 5447/UGM and Conditional Use Permit Application No. C-05-43 propose to subdivide the subject property into a 199-lot single family residential planned development subdivision to be developed at a density of 5.7 dwelling units per acre. The property is within the jurisdictions of the McLane Community Plan and the 2025 Fresno 3eneral Plan. Both plans designate the property for medium density residential planned land uses(4.99 to 10.37 units per acre). The subject site is currently vacant and is predominantly surrounded by agricultural/rural residential properties. Conformance to Master Environmental Impact Report(MEIR NO.10130): As previously indicated, the recently adopted 2025 Fresno General Plan designates the subject parcel for medium density residential planned land use. The requested R-1/UGM zone district conforms to the medium density residential land use designation as indicated by the 2025 Fresno General Plan. The Planning and Development Department staff has prepared an initial study and environmental checklist and evaluated the requested rezoning in accordance with the land use and environmental policies and provisions of the 2025 Fresno General Plan and the related Master Environmental Impact Report(MEIR)No. 10130. The subject property is proposed to be developed with single-family residential uses at an intensity and scale that is permitted by the planned land use and proposed zoning designations for the site. Thus,the rezoning will not facilitate an additional intensification of uses beyond that which already exists or would be allowed by the above-noted planned land use designation. Moreover,it is not expected that the existing and future development, per the requested rezoning, will adversely impact existing city service systems or the traffic circulation system that serves the subject parcels. These infrastructure findings have been verified by the Public Works and Public Utilities Departments. It has been further determined that all applicable mitigation measures of MEIR No.10130 have been applied to the project necessary to assure that the project will not cause significant adverse cumulative impacts, growth inducing impacts, and irreversible significant effects beyond those identified by MEIR No.10130 as provided by CEQA Section 15178(a). Per Section 21157.1 of the California Public Resources Code (California Environmental Quality Act), it may he determined that a subsequent project falls within the scope of a MEIR, provided that the project does not .ause significant impacts on the environment that were not previously examined by the MEIR. Relative to this specific project proposal, the environmental impacts noted in the MEIR, per the 2025 Fresno General Plan land use designations, include impacts associated with the medium density residential land use designation specified for the subject parcel. Based on this initial study,the project does not change the land use indicated Finding of Conformity Under MEIR 1 10130 Environmental Assessment No.R-05-06/T-5447/C-05-43 Page 2 for the subject parcel and will not generate additional significant effects not previously identified by the MEI, and no new additional mitigation measures are required. Therefore, the project proposal is within the scope of the MEIR as defined by Section 15177 of the CEQA Guidelines. Moreover,as lead agency for this project,the Planning and Development Department,per Section 15177(d) of the CEQA Guidelines, has determined that all feasible mitigation measures from MEIR No. 10130 shall apply to the project proposal as noted in the attached mitigation monitoring checklist. Public notice has been provided regarding staffs finding in a manner prescribed by this section of the Guidelines and by Section 21092 of the California Public Resources Code(CEQA provisions). ©(o Gilbert Date Planning Manager,City of F4-.no Attachments: Environmental Checklist for Environmental Assessment No.R-05-06Fr-5447/C-05-43 Mitigation Monitoring Checklist(MEIR No.10130)for Environmental Assessment No.R-05-06/T-5447/C-05-43 ENVIP^NMENTAL ASSESSMENT(EA)CF 7CKLIST JTENTIAL ENVIRONMENTAL EFFEL.3 EA NO.R-05-06,T-5447,G05-43 1_0 TOPOGRAPHIC,SOIL,GEOLOGIC 11.0 URBAN SERVICES CONSIDERATIONS 1 11.1 Availability of fire protection 1.1 Geologic hazards,unstable soil conditions 1 11.2 Lack of emergency vehicle access 1 1.2 Adverse change in topography or ground surface relief 1 11.3 Adequacy of design for crime prevention 1 1.3 Destruction of unique geologic or physical features 1 11.4 Overcrowding of school facilities 1 1.4 Increased water erosion 1 11.5 Availability of water mains of adequate size 1 11.6 Availability of sewer lines of adequate capacity 2_0 AIR QUALITY 1 11.7 Availability of storm water drainage facilities(on or off site 1 2.1 Substantial indirect source of pollution 1 11.8 Availability of adequate park and recreation areas 1 2.2 Direct on-site pollution generation 1 11.9 Unusually high solid waste generation 1 2.3 Generation of objectionable odors 1 2.4 Generation of dust except during construction 12.0 HAZARDS 1 2.5 Adverse local climatic changes 1 12.1 Risk of explosion or release of hazardous substances 1 12.2 Site subject to flooding 3_0 WATER 1 12.3 Adverse change in course of flow of flood waters 1 3.1 Insufficient ground water available for long-term project 1 12.4 Potential hazards from aircraft accidents use 1 12.5 Potential hazards from landfill and/or toxic waste sites 1 3.2 Use of large quantities of ground water 1 3.3 Wasteful use of ground water 13.0 AESTHETICS 1 3.4 Pollution of surface or ground water supplies 1 13.1 Obstruction to public or scenic vista or view 1 3.5 Reduction in ground water recharge 1 13.2 Creation of aesthetically offensive conditions 1 13.3 Removal of street trees or other valuable vegetation 4_0 PLANT LIFE 1 13.4 Architectural incompatibility with surrounding area 1 4.1 Reduction of the numbers of any unique,rare or endangered species 14.0 HISTORICAL 1 ARCHAEOLOGICAL 1 4.2 Reduction in acreage of agricultural crop 1 14.1 Removal of historic building,disruption of archaeological 1 4.3 Premature or unnecessary conversion of prime site agricultural land 1 14.2 Construction or activity incompatible with adjacent historic site 5_0 ANIMAL LIFE 5.1 Reduction in the numbers of any rare,unique or 15.0 ENERGY endangered species 1 15.1 Use of substantial amounts of energy or fuel 5.2 Deterioration or displacement of valuable wildlife habitat 1 15.2 Substantial increase in demand upon existing sources of energy 1 6_0 HUMAN HEALTH 1 15.3 Wasteful use of energy 7_0 NOISE 1 7.1 Increases in existing noise levels EXPLANATION OF RATINGS 1 7.2 Exposure to high noise levels "0" Insufficient Information 8_0 LIGHT AND GLARE Insufficient information is available to determine the potential 1 Ti Production of glare which will adversely affect residential environmental effects which may result from the proposed areas project in this category. 'i 8.2 Exposure of residences to high levels of glare Al" No Significant Environmental Effect 9_0 LAND USE The proposed project will not have an adverse environmental 1 9.1 Incompatibility with adopted plans and policies effect in this category,or any such effect is not substantially 1 92 Acceleration of growth rate unusual or of undesirable magnitude. This rating is also 1 9.3 Induces unplanned growth utilized in cases where the category is not applicable to the 1 9.4 Adverse change in existing or planned area particular project under consideration. characteristics a2" Moderate Environmental Effect 10.0 TRANSPORTATION AND CIRCULATION The proposed project will have an adverse environmental 1 10.1 Generation of vehicle traffic sufficient to cause capacity effect in this category,which is of sufficient magnitude to be of deficiencies on existing street system specific concern. 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Ez._ x 5 m In 3= rP o C m a m Q o 1uC= mm m=m o o m 010 02 a=nci m nay N C om mN_a.o 0.2 6� 0 m 'm'omm - 5� Oa w N o <r' Z >,m c m m p m m 7 (p IL EmE FRESNO CITY PLANNING COMMISSION RESOLUTION NO. 12413 The Fresno City Planning Commission, at its regular meeting on February 22, 2006, adopted the following resolution relating to Rezone Application No.R-05-06. WHEREAS, Rezone Application No. R-05-06 has been filed with the City of Fresno to rezone the property as described below: REQUESTED ZONING: R-1/UGM (Single Family ResidentiallUrban Growth Management) zone district EXISTING ZONING: R-A/UGM (Single Family Residential-AgriculturallUrban Growth Management)zone district APPLICANT: Woodside Homes LOCATION: North side of East Shields Avenue between North Temperance and North Locan Avenues APN: 310-270-01 LEGAL DESCRIPTION: Real property in the City of Fresno, County of Fresno, State of California,described as follows: Lots 50 and 51 of Eggers Colony, in the City of Fresno, County of Fresno,State of California,according to the map thereof recorded in book 4 page 60 of plats,Fresno County Records WHEREAS,the above-named applicant is requesting a zoning change on the above property in order to allow for a proposed 194-lot single-family residential planned development subdivision;and, WHEREAS, the Fresno City Planning Commission on February 22, 2006, reviewed the subject rezone application in accordance with the policies of the McLane Community Plan and the 2025 Fresno General Plan;and, WHEREAS,during the February 22,2006 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-05-06 may have a significant effect on the environment as identified by the Finding of Conformity to the 2025 Fresno General Plan Master Environmental Impact Report(MEIR)No. 10130 dated January 11,2006,prepared for Environmental Assessment No.R-05-06/C-05-43/T-5447. Planning Commission Resolution No.12413 Rezone Application No.R-05-06 February 22,2006 Page 2 BE IT FURTHER RESOLVED that the Fresno City Planning Commission hereby recommends to the City Council that the requested R-1/UGM (Single Family ResidentiaUUrban Growth Management) zone district be approved. The foregoing Resolution was adopted by the Fresno City Planning Commission upon a motion by Commissioner Holt,seconded by Commissioner Cherry. VOTING: Ayes - Holt,Cherry,DiBuduo,Torossian,Vang,Vasquez Noes - None Not Voting - None Absent - Kissler DATED: February 22,2006 NICtftoyPlanning NO,Secretary Fresn Commission Resolution No. 12413 Rezone Application No.R-05-06 Filed by Woodside Homes Action: Recommend Approval DEB:IeIAMMaster Files 20051REZONEIR-05-06-PC Reso 12413 G"d REPORT TO THE PLANNING COMMISSION IrIIG�J; AGENDA ITEM NO. COMMISSION MEETING February 22,2006 APPROVED BY FROM: STAFF,Planning Division Planning and Development Department DEPARTMENT DIRECTOR SUBJECT: CONSIDERATION OF REZONE APPLICATION NO.R-05-06,VESTING TENTATIVE TRACT MAP NO.5447/UGM,CONDITIONAL USE PERMIT APPLICATION NO.C-05-43 AND ENVIRONMENTAL FINDING FOR ENVIRONMENTAL ASSESSMENT NO.R-05-06/T-5427/C-05-43 MODIFICATIONS TO CONDITIONS OF APPROVAL Staff recommends the following modification to the conditions of approval of Vesting Tentative Tract Map No.5447/UGM: 1. Conditions No. 68 is modified as follows: Vacate all the existing streets within the proposed map,with the exception of North Janice Avenue 2. Condition No.72 is modified as follows: Dedicate 62 feet of property(7 foot residential pattern/20 foot travel lane/8 foot median/20 foot travel lane/7 foot residential pattern) and provide medians for traffic calming purposes at the intersections of Shields Avenue/Janice Avenue and Shields Avenue/Applegate Avenue. RECOMMENDATION Staff recommends approval of the following modification to the conditions of approval for Vesting Tentative Tract Map No.5447/UGM. SAC:WWaster Files Tract Maps%R-04-92,T-5"7-Amended Conditions °"ofREPORT TO THE PLANNING COMMISSION ru AGENDA ITEM NO. IX-C • COMMISSION MEETING 2/22/06 February 22,2006 APPROVEDBY FROM: STAFF,Planning Division Planning and Development Department DEPARTMENT D4C*:� SUBJECT: CONSIDERATION OF REZONE APPLICATION NO.R-05-06,VESTING TENTATIVE TRACT MAP NO.5447/UGM,CONDITIONAL USE PERMIT APPLICATION NO.C-05-43 AND ENVIRONMENTAL FINDING FOR ENVIRONMENTAL ASSESSMENT NO.R-05-06/T-5447/C-05-43 EXECUTIVE SUMMARY Rezone Application No.R-05-06 proposes to change the zone district from the R-A/UGM(Single Family Residential-AgriculturaUUrban Growth Management) zone district to the R-11UGM (Single Family ResidentiaUUrban Growth Management) zone district for approximately,34.93 acres (net) of property located on the north side of East Shields Avenue between North Temperance and North Locan Avenues. The applicant,Woodside Homes, has also filed Vesting Tentative Tract Map No.5447/UGM proposing to subdivide the subject property into a 199-lot single family residential subdivision at an overall density of 5.7 units per acre. Conditional Use Permit Application No. C-05-43 proposes to develop the project as a planned development with reduced lot sizes and building setbacks and common open space. The applications would bring the subject property into conformance with the 2025 Fresno General Plan and the McLane Community Plan. The rezone and conditional use permit applications and subdivision map are supported by staff. PROJECT INFORMATION PROJECT A 199-lot single-family residential planned development subdivision on 34.93 acres (net) of property to be developed at an overall density of 5.7 dwelling units per acre APPLICANT Woodside Homes(Engineer:Quad Knopf) LOCATION North side of East Shields Avenue between North Locan and North Temperance Avenues (Council District 4,Councilmember Westerlund) SITE SIZE 34.93 acres(net) LAND USE Existing -Vacant Proposed - Single Family Residential ZONING Existing - R-A/UGM(Single Family Residential Agricultural/Urban Growth Management) Proposed - R-1/UGM (Single Family Residential/Urban Growth Management) PLAN DESIGNATION The proposed R-1/UGM zone district and 199-lot single family AND CONSISTENCY residential subdivision is consistent with the 2025 Fresno General Plan and McLane Community Plan designation of the site for medium density residential planned land uses REPORT TO THE PLANNING COMMISSION Rezone Application No.R-05-06 Conditional Use Permit No.C-05-43 Vesting Tentative Tract Map No.5447/UGM February 22,2006 Page 2 ENVIRONMENTAL FINDING Finding of Conformity to the 2025 Fresno General Plan Master Environmental Impact Report(MEIR)No. 10130 dated January 11, 2006 PLAN COMMITTEE The subject property is located within the boundaries of the McLane RECOMMENDATION Community Plan. The Central Eastern Implementation Committee, was recently formed for the McLane Community Plan area,however, it was formed after the date of acceptance of the map. STAFF RECOMMENDATION Recommend approval of rezone application and approve vesting tentative tract map and conditional use permit subject to compliance with the Conditions of Approval for T-5447/UGM dated February 22, 2006 and Conditions of Approval for C-05-43 dated February 22, 2006. BORDERING PROPERTY INFORMATION Planned Land Use Existing Zoning Existing Land Use R-1/UGM Vacantil F l Singe Family North Medium Density Residential ( ResidentiaUUrban Growth (Future Single 9 Family Management) Residential) Vacant Agricultural Land Medium Law Density Residential AE-20(County of Fresno) (Tentative Tract Map No.5592 South Exclusive Twenty Acre is scheduled to be heard b Elementary School Agricultural Y Neighborhood Park g the Planning Commission on Feb.22,2006 AE-20(County of Fresno) East Not in city sphere of influence Exclusive Twenty Acre Agricultural—vacant Agricultural R-1/UGM Vacant West Medium Density Residential (Single Family (Future single family Residential/Urban Growth residential) Management) ENVIRONMENTAL FINDING An environmental assessment initial study was prepared for this project in accordance with the requirements of the California Environmental Quality Act (CEQA) Guidelines. This process included the distribution of requests for comment from other responsible or affected agencies and interested organizations. The proposed project has been determined to be fully within the scope of MEIR No. 10130 as provided by the California Environmental Quality Act (CEQA), as codified in the Public Resources Code(PRC)Section 21157.1(d)and the CEQA Guidelines Section 15177(c). It has been further determined that all applicable mitigation measures of MEIR No.10130 have been applied to the project,together with project specific mitigation measures necessary to assure that the project will not REPORT TO THE PLANNING COMMISSION Rezone Application No.R-05-06 Conditional Use Permit No.C-05-43 Vesting Tentative Tract Map No.5447/UGM February 22,2006 Page 3 cause significant adverse cumulative impacts, growth inducing impacts and irreversible significant effects beyond those identified by MEIR No.10130 as provided by CEQA Section 15178(a). Therefore, staff has issued a finding that the project proposal is in conformance to the 2025 Fresno General Plan Master Environmental Impact Report(MEIR No. 10130)dated January 11,2006,which incorporates a MEIR Mitigation Monitoring Checklist. This environmental finding was properly published on January 12,2006,with no comments received. BACKGROUND/ANALYSIS The applicant, Woodside Homes, has filed Rezone Application No. R-05-06, Conditional Use Permit Application No.C-05-43 and Vesting Tentative Tract Map No.5447/UGM for approximately 34.93(net) acres of property located on the north side of East Shields Avenue between North Temperance and North Locan Avenues. The rezone application proposes to reclassify the subject property from the R- A/UGM (Single Family Residential-Agricultural/Urban Growth Management) zone district to the R- 1/UGM (Single Family Residential/Urban Growth Management) zone district. Vesting Tentative Tract Map No. 5447/UGM proposes to subdivide the 34.93-acre site into a 199-lot single family residential planned development subdivision at an overall density of 5.7 dwelling units per acre. Conditional Use Permit Application No. C-05-43 proposes to allow for the development of the subdivision as a planned development with modified building setbacks and lot sizes. On November 19,2002,the City Council,through Resolution No. 2002-379, adopted the 2025 Fresno General Plan which also adopted the McLane Community Plan. The McLane Community Plan designates the subject property for medium(4.99-10.37 dwelling units per acre)density residential land uses. The applicant wishes to pursue development of the subject property with 199 single family homes. The requested R-1/UGM(Single Family ResidentiaUUrban Growth Management)zone district is considered consistent with the medium density residential land use designation. Furthermore, the proposed development with a density of 5.7 dwelling units per acre demonstrates that the project site will be developed within the overall density of dwelling units anticipated by the 2025 Fresno General Plan and McLane Community Plan. Conditional Use Permit Application No.C-05-43 Conditional Use Permit Application No. C-04-43 was filed in conjunction with Vesting Tentative Tract Map No. 5447 to allow the subdivision to be developed as a 199-lot planned development with public streets. The lots range in size from 4,250 to over 12,000 square feet with the majority of the lots being between 5,000 and 7,000 square feet. The conditional use permit provides for the modification of the rear and front yard setback standards of the R-1 zone district and the establishment of site and building design criteria. The R-1 zone district development standards,Fresno Municipal Code(FMC),Section 12-211,specify a minimum lot area requirement of 6,000 square feet. The district standards also specify a minimum front yard of 20 feet, a rear yard of 20 feet and a side yard of 5 feet. However, the planned development conditional use permit provisions of FMC Section 12-306-N-21 allow for the modification of these standards with the approval of a unified design and development plan. This special permit application proposes to modify the development standards to allow for a minimum front yard of 15 feet and rear yard of 15 feet. The lots will all maintain a minimum five foot side yard on both sides of the unit. All lots are proposed to maintain the maximum building height requirements of the R-1 zone district. REPORT TO THE PLANNING COMMISSION Rezone Application No.R-05-06 Conditional Use Permit No.C-05-43 Vesting Tentative Tract Map No.5447/UGM February 22,2006 Page 4 The planned development helps meet several of the goals of the 2025 Fresno General Plan. One of these goals, Goal Number 5 of the 2025 Fresno General Plan indicates that the city supports the "Landscape of Choice-Principles and Strategies"as defined in Appendix A. Appendix A of the 2025 Fresno General Plan provides guiding principles for the Land Use Element of the 2025 Fresno General Plan by promoting development that utilizes urban land use as efficiently as possible. One such objective, Land Use/Residential Objective C-10, is aimed at "Promoting the development of more compact, pedestrian friendly, single-family residential projects to aid in the conservation of resources such as land, energy, and material." Since this project allows for the development of more compact single-family residences, it will help to accomplish this objective. In short, the proposed project is different from conventional subdivisions given that it provides shared open space and smaller lot sizes leading to a unique sense of community that is not commonly found in conventional single family developments. Staff supports this proposed planned development subject to the project providing common open space, a pedestrian accessway to North Temperance Avenue,enhanced landscaping/surface materials/fencing treatments at the major street entryways and traffic calming measures on internal local streets. Subdivision Design/Streets and Access Points This subdivision is proposed to have two access points to East Shields Avenue and one access point to North Locan Avenue.The subdivision also proposes a street connection to the approved subdivision to the north (Tentative Tract No. 5237). The Public Works Department, Transportation Planning Section has reviewed the rezone application,conditional use permit and tentative tract map. Public Works staff has determined that the streets adjacent to and near the subject site will be able to accommodate the quantity and kind of traffic generated,subject to the dedication and improvement of adjacent portions of East Shields,North Locan and North Temperance Avenues to their ultimate planned width. Landscaping/Open Space/Walls Given that the proposed subdivision abuts planned collector and arterial streets,the developer will be required to install 15 feet of landscaping along East Shields (arterial) and North Locan Avenues (collector). In addition,the applicant will be required to install a solid wall at the rear of the required landscape setback,which will mitigate the adverse effect of noise generated by vehicles traveling on the adjacent major streets. The proposed subdivision abuts a planned expressway street(Temperance Avenue). In order to meet the Expressway Area (EA) zone district standards, the developer is required to install 26 feet of landscaping along North Temperance Avenue. It is noted that there is a requirement for a pedestrian accessway from the subdivision to Temperance Avenue to allow for pedestrian access from the subdivision to the multi-purpose trail on the west side of North Temperance Avenue. In addition, the applicant will be required to install a solid wall at the rear of the required landscape setback,which will mitigate the adverse effect of noise generated by vehicles traveling on the adjacent major street. The wall along Temperance and Shields Avenues shall be designed in accordance with the acoustical analysis prepared by Brown-Buntin Associates dated February 1,2005,which addresses the noise impacts resulting from vehicle traffic on Temperance and Shields Avenues in this area. Staff is also requiring the project to provide additional landscaping and wrap-around walls at the entry points of the subdivision from the adjacent major streets,improving the visual image. Furthermore,the REPORT TO THE PLANNING COMMISSION Rezone Application No.R-05-06 Conditional Use Permit No.C-05-43 Vesting Tentative Tract Map No.5447/UGM February 22,2006 Page 5 project will be required to incorporate a walkway of a minimum of 23 feet which will connect this subdivision with North Temperance Avenue thus allowing residents living in the subdivision to access the multi-purpose trail on the west side of North Temperance Avenue and the future park site on the southeast comer of North Temperance and East Shields Avenues. The pedestrian walkway will help meet several of the goals of the 2025 Fresno General Plan,including Goal No. 10 which states that we (i.e.the City along with developers)"provide quality open space, park and recreational facilities..."and also Policy F-3-i which states that "the location of park and recreation sites should be central and accessible to the population served,while preserving the integrity of the surrounding neighborhood." McLane Community Plan The subject property is located within the boundaries of the McLane Community Plan. The Central Eastern Implementation Committee recently formed a committee for the McLane Community Plan area, however it was formed after the date of acceptance of the map. Public Services Water Resources and Public Water Supply The Water Division of the Department of Public Utilities has determined that there is an adequate source of water available to serve the project with the implementation of the UGM service delivery requirements and environmental impact mitigation measures. The nearest presently available water service line is located in Shields Avenue at Armstrong Avenue. The Fresno Metropolitan Flood Control District (FMFCD) has indicated that permanent flood control service is available for this project upon construction of required facilities. Implementation of the 2025 Fresno General Plan policies,mitigation measures of Master Environmental Impact Report No. 10130, the Water Resources Management Plan, and the mitigation measures identified by the project environmental assessment/initial study will provide an adequate, reliable and sustainable water supply for the project's urban domestic and public safety consumptive purposes. Sewage Collection System Capacity The Cities of Fresno and Clovis share jointly in the treatment capacity of the Fresno-Clovis Regional Wastewater Treatment and Reclamation Facility. In 1998, the treatment capacity was expanded to accommodate up to 80 million gallons per day, and was upgraded with modernized equipment to safeguard against equipment failures. However, in an attempt to serve the anticipated 790,000 metropolitan area population for the year 2025, one or more sub-regional treatment and reclamation facilities will be required. While the proposed project may presently be accommodated by the Fowler Avenue Trunk Sewer, previous public facility and environmental analyses have projected that the Fowler Avenue Trunk Sewer does not have sufficient design capacity to accommodate the sewage flows that could be generated by full development of the McLane Community Plan area and the Southeast Growth Area. To address this concern, the City of Fresno is pursuing several options to increase sewage collection and treatment capacity for the eastern portion of the metropolitan area. The North Avenue Trunk Sewer has been constructed to serve the easterly and southerly areas and supplement the other trunk sewers' capacity to accommodate development of the east and southeast areas. The City of Fresno has REPORT TO THE PLANNING COMMISSION Rezone Application No.R-05-06 Conditional Use Permit No.C-0543 Vesting Tentative Tract Map No.54471UGM February 22,2006 Page 6 negotiated a temporary exchange of sewer capacity with the City of Clovis for its Fowler trunk sewer capacity. This temporary exchange of capacity is conditioned upon Fresno replacing capacity exchanged in the Fowler trunk sewer with capacity in future facilities to be determined. Necessary and appropriate fees to provide for the replacement of said Fowler trunk capacity exchange have not yet been adopted by the City Council. Mitigation measures and tract map conditions of approval will include a requirement that the developer pay an"Interim Fee Surety." Any amount paid above and beyond the required fee surety shall be refunded once the fee has been adopted. Clovis Unified School District The project site is served by the Clovis Unified School District and is within the attendance boundaries of Temperance-Kutner Elementary School (North Armstrong and East Olive Avenues), Reyburn Intermediate School and Clovis East High School. Rayburn Intermediate School and Clovis East High School are both located in the Reagan Educational Complex which is bound by East Ashlan, East Gettysburg,North Locan and North DeWolf Avenues. Because of the rapid growth occurring within the district's boundaries,the school district has advised the city that future adjustments of school attendance areas could occur such that students residing in the proposed project will attend an elementary school other than Temperance-Kutner and that students may attend more than one elementary school during their elementary school years. Furthermore,the school district has adopted development fees in accordance with current state law and currently levies a development fee based on square footage, which the project site will be subject to at the time of development. Circulation Element Plan Policies and Major Street System Traffic Capacity The 2025 Fresno General Plan designates North Locan Avenue as a collector street, with an 84-foot right-of-way width and East Shields Avenue as an arterial street,with a 110-foot right-of-way width and North Temperance Avenue as an expressway street,which typically requires a minimum 124-foot right- of-way. The applicant will be required to dedicate and construct improvements on East Shields,North Locan and North Temperance Avenues. Other improvements include the construction of curb, gutter, sidewalk, and transition paving within the limits of the tract; construction of an underground street lighting system; and relinquishment of access rights to North Temperance, North Locan and East Shields Avenues for all residential lots adjacent to these major street frontages. These street improvements are outlined in more detail in the Vesting Tentative Tract Map No.5447/UGM Conditions of Approval dated February 22,2006. A Traffic Impact Study(TIS)was prepared for the proposed project by Peters Engineering Group dated November 16,2004. The traffic study analyzed a 240-lot single family residential planned development subdivision on the 34.93-acre project site which was the project proposed on the subject property at that time. That project was expected to generate an average of 2,328 vehicle trips per day(VTO),which includes 182 a.m.and 243 p.m.peak hour trips. The traffic study analyzed the intersections of East Dakota and North Temperance Avenues, East Shields and North Armstrong Avenues, East Clinton and North Temperance Avenues, East McKinley and North Temperance Avenues and East Shields and North Temperance Avenues. In addition, the study analyzed the project's impact on the State Route 180 Interchanges with Chestnut Avenue and Fowler Avenue and the State Route 168 Interchange with McKinley Avenue. REPORT TO THE PLANNING COMMISSION Rezone Application No.R-05-06 Conditional Use Permit No.C-05-43 Vesting Tentative Tract Map No.5447/UGM February 22,2006 Page 7 An important goal is to maintain acceptable levels of service along the highway and street network. To accomplish this, local agencies adopt minimum levels of service (LOS) in an attempt to control congestion that may result as new development occurs. Caltrans' minimum LOS is C except where prohibitive,according to information specified in Caltrans'A Guide For Traffic Impact Studies.The City of Fresno's minimum LOS design standard is LOS D. Traffic impacts are considered to occur whenever the LOS exceeds D on the City street system,or C on the State highway system The results of the study determined that all intersections that were analyzed are operating at acceptable levels of service at this time,with the exception of the westbound approach to the intersection of Shields and Temperance Avenues which is currently operating at a LOS E during the a.m. peak hour. In addition, the study projected that all intersections and road segments will continue to operate at an acceptable level of service in the year 2025, with the eventual signalization and widening of the intersections to City standards. This assumption is based on the recommendation that all studied intersections along Temperance Avenue be designed with dual left turn lanes on each approach. The study also required the installation of a traffic signal at the intersection of Shields and Temperance Avenues. Because the immediately surrounding properties are not developed, the planned major street and intersection improvements have not yet been completed as required by adopted plans, policies and development standards. However,the proposed project as well as other urban land uses developed as planned by the 2025 Fresno General Plan will be required to construct the planned major street system consistent with the public facility and service delivery requirements of the Urban Growth Management Program. In addition, the developer of this project, in accordance with the mitigation measures of Master Environmental Impact Report(No. 10130)certified by the Council with the adoption of the 2025 Fresno General Plan,will be required to pay impact fees specific to the traffic signalization of the major street intersections. State Department of Transportation(Caltrans) The California Department of Transportation(Caltrans),District 6,Office of Intergovernmental Relations has commented that the project is not expected to create significant impacts to the State Highway System. Tentative Tract Map Findings The Subdivision Map Act(California Government Code Section 66400 et.seq.)requires that a proposed subdivision not be approved unless the map,together with its design and improvements,is found to be consistent with the General Plan and any applicable specific plan(Finding No. 1 below). State law further provides that the proposed subdivision map be denied if any one of the Finding Nos.2-5 below is made in the negative. In addition,State law requires that a subdivision be found to provide for future passive and natural heating or cooling opportunities in the subdivision development (Finding No.6 below). 1. The proposed subdivision map,together with its design and improvements, is consistent with the City's 2025 General Plan (there is not an applicable speck plan), because the 2025 Fresno General Plan and the McLane Community Plan designates the site for medium density residential REPORT TO THE PLANNING COMMISSION Rezone Application No.R-05-06 Conditional Use Permit No.C-0543 Vesting Tentative Tract Map No.5447/UGM February 22,2006 Page 8 land uses and the project design meets the density and zoning ordinance criteria for development in these plan designations. 2. This site is physically suitable for the proposed type and density of development,because conditions of approval will ensure adequate access and drainage on and off the site. 3. The proposed subdivision design and improvement is not likely to cause substantial and considerable damage to the natural environment,including fish,wildlife or their habitat,because of the urbanized nature of the area in which the site is located. 4. The proposed subdivision design and improvements are not likely to cause serious public health and safety problems,because the conditions of approval have shown and will insure that the subdivision conforms with City health and safety standards. 5. The proposed subdivision design will not Conflict with public easements within or through the site, because conditions of approval will assure noninterference with any existing or proposed public easements. 6. The design of the subdivision provides, to the extent feasible, for future passive and natural heating or cooling opportunities in the subdivision,because of the appropriate use and placement of landscaping plant materials and because of the orientation of the proposed lots. The subdivision map,subject to the recommended conditions of approval,complies with the design and property development standards of the Zoning Ordinance and local Subdivision Ordinance. Based upon the plans and information submitted by the applicant and the recommended conditions of project approval,staff has determined that these findings can be made. Conditional Use Permit Findings Based upon analysis of the conditional use permit application and subject to the applicant's compliance with all of the conditions of approval noted below,staff concludes that the following required findings of Section 12-405-A-2 of the Fresno Municipal Code(FMC)can be made. FINDINGS PER FRESNO MUNICIPAL CODE SECTION 12.405-A-2. a. All applicable provisions of this Code are complied with and the site of the proposed use is adequate in size and shape to accommodate said use, and accommodate all yards,spaces, walls and fences,parking, loading,recycling areas,landscaping,and other required features;and, 1=rhding a The subject site has an adequate amount of space to meet all applicable requirements of the Code and as established in the Special Permit conditions of approval dated February 22,2006, including yards,spaces,walls and fences,parking,landscaping and other required features. b. The site for the proposed use relates to streets and highways^adequate in width and pavement type to carry the quantity and kind of traffic generated by the proposed use;and, REPORT TO THE PLANNING COMMISSION Rezone Application No.R-05-06 Conditional Use Permit No.C-05-43 Vesting Tentative Tract Map No.5447/UGM February 22,2006 Page 9 'Finding b Staff from the Public Works Department,Transportation Planning Section has determined that the proposed development can be accommodated by the adjacent streets and the proposed project will be conditioned upon improvement of the adjacent major streets to their ultimate width. c. The proposed use will not be detrimental to the public welfare or injurious to property or improvements in the area in which the property is located. The third finding shall not apply to uses which are subject to the provision of Section 12-306-N-30 of this Code. 'Fmdmg c:111 The staff of the Planning and Development Department has determined that the proposed use will not be detrimental to the public welfare or be injurious to property or improvements in the area in which the property is located if developed in accordance with the various conditions/requirements established through the related tentative tract map application review and conditional use permit application review process. Action by the Planning Commission regarding the rezone application will be a recommendation to the City Council. Planning Commission action on the proposed tentative tract map and conditional use permit,unless appealed to the Council,is final. CONCLUSION/RECOMMENDATION The appropriateness of the proposed project has been examined with respect to its consistency with goals and policies of the 2025 Fresno General Plan and the McLane Community Plan; its compatibility with surrounding existing or proposed uses; and its avoidance or mitigation of potentially significant adverse environmental impacts. These factors have been evaluated as described above and by the accompanying environmental assessment. Upon consideration of this evaluation, it can be concluded that Vesting Tentative Tract Map No. 5447/UGM is appropriate for the project site, subject to the conditions listed below. Therefore,staff recommends that the Planning Commission: 1. RECOMMEND APPROVAL of the environmental finding for Environmental Assessment No.R-05-06/C-05-43/T-5447 dated January 11, 2006 that the project proposal conforms to the provisions of the 2025 Fresno General Plan Master Environmental Impact Report (MEIR No.10130). 2. RECOMMEND APPROVAL to the City Council of Rezone Application No. R-05-06 which proposes to rezone the project site from the R-A/UGM (Single Family Residential- Agricultural/Urban Growth Management) zone district to the R-1/UGM (Single Family ResidentiaUUrban Growth Management)zone district. 3. APPROVE Vesting Tentative Tract Map No.5447/UGM subject to compliance with the Conditions of Approval dated February 22,2006. 4. APPROVE Conditional Use Permit Application No. C-05-43 subject to compliance with the Conditions of Approval and Exhibits A,B-1 thru B-24,E-1 thru E-36 dated February 22,2006. REPORT TO THE PLANNING COMMISSION Rezone Application No.R-05-06 Conditional Use Permit No.C-05-43 Vesting Tentative Tract Map No.54471UGM February 22,2006 Page 10 Attachments: Vicinity Map Aerial Photo Exhibit A,Vesting Tentative Tract Map No.5447/UGM dated August 26,2005 Exhibit B,Building Elevations Exhibit C,Floor Plans Exhibit D,Letter from Caltrans dated February 16,2006 Conditions of Approval for T-5447/UGM dated February 22,2006 Conditions of Approval for C-05-43 dated February 22,2006 Environmental Assessment No.R-05-06/C-05-43TT-5447,Finding of Conformity to the 2025 Fresno General Plan Master Environmental Impact Report(MEIR No.10130) dated January 11,2006 DEBJeI: AMaster Files-Tract Maps\Tract 5447 Dave Braun (R-05-06&C-05-43)1R-05-06.C-05-43,T-5447 PC Rpt 2-22-06.doc �iY tt�„v� � wlfjClh 3t ��r Sof 2 .e• �� rpt- d� n �".' v DEVELOPMENT VESTING TENTATIVE TRACT _NO.5447/UGM DEPARTMENT REZONE APPLI��TIONR�O.R-05-006 + A.P.N.: • . • NO. 04ZONE MAP:2157 North of Shields Ave west of Locan Ave. NOTTOsSCALE BY/DATE: J.S-/ . 0 F77 ff FFpp 1, Q rt E CRT aa jail, ja ,f 5�43"t y"Jta,•Vfi'�: T y _ 75 F 4`� 1 �„1� Mn i.:t 'F *,,F:� YS Y P'is"ny, �"€.•-a•rR"t' t s�i� If� a�� .12� 4 , . x - { �- v-•. =r - ] LM m� �E 77- fi S E : Yli� i53 y� r r 7n� OUB � Uja- s A r i 1Ed- Y/'4 i'^Y 1 4 f - ..5+..., t+1';_, ,'7'�1'._z.F^ 7 i5 ^f 3[ - y�Y •� 4. LO f 4 � �.d:- FEB.16.2006 4:17PM CAL TRANS PLANNING N p ,7ATF OF r' ;A FORNTA—RININERF 7AAWORT IN ANn I100ING AGSNVY AR V�'�%4291AR7EM ;1�3�m+M. DEPARTMENT OF TRANSPORTATION 1352 WEST OLIVE AVENUE P,O.BOX 12616 Exhibit D FRESNO,CA 93778-2616 PHONE (559)445-6666 FAX (559)4884088 Be rJne'v r cunt! TTY(559)488-4066 February 16,2006 2131-IOR/CEQA 6-FRE-180-65.5+/- C-05-43,R-05-06&T-5447 PLEASANT VALLEY INVESTMENTS LLC Mr.Dave Braun City of Fresno Development Department 2600 Fresno Street Fresno,CA 93721 Dear Mr.Braun: We have reviewed the use permit,rezone,map and traffic study for the proposed single-family project located on the north side of East Shields between North Temperance and North Locan Avenues. We understand from City staff that the project now includes 199 single-family residential lots,down from 256. Caltrans has the following comments: This letter supersedes our letter of June 1,2005. Caltrans has determined that trips generated from this development will impact the State Route (SR)180 interchanges at Fowler and Temperance Avenues. The TIS did not conduct an operational analysis of the two interchanges;however,the study did provide a select zone trace of the project's trips to these two locations. The trace indicated that the development would likely have a modest impact to State facilities. The Freeway 180 extension has been delayed due to a lack of funds. This delay could mean that the extension will not be construction until 2012,possibly longer if there are additional funding shortfalls. The City should consider a transit alternative for this project. There is sufficient residential development in this area of Fresno 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 a part of the permanent record for this project and that a copy of our letter be included in the staff reports for both the City Council and the Planning 'Caltrmm,mPr m mah!!lry ac.osr cal/m. f tb-lb.dbbb 4:1/f M CRL TRANS PLANNING N0.429 P.2i3 Mr.Dave Braun February 16,2006 Page 2 Commission. This will provide the decision-making body and the general public with a complete and accurate environmental evaluation for the project. If you have any questions,please call me at(559)445-6666. Sincerely, OQin�h� MOSES STITES Office of Transportation Planning District 6 Enclosure C: Mr.John Rowland,P.E.,Peters Engineering Ms.Barbara Goodwin,Executive Director,Council of Fresno County Governments "Calt'onf Infyrors mnhlfiry trt'/a95 Ca(ifw.rin" CITY OF FRESNO PLANNING AND DEVELOPMENT DEPARTMENT CONDITIONS OF APPROVAL February 22,2006 VESTING TENTATIVE TRACT MAP NO. 5447/UGM North side of East Shields Avenue between North Locan and North Temperance Avenues All tentative maps are subject to the applicable provisions of the State Subdivision Map Act,Fresno Municipal Code, City policies, and City of Fresno Standard Specifications. The following specific conditions are applicable to this vesting tentative map. The Urban Growth Management(UGM)Service Delivery Plan requirements are included in the following conditions of approval and are designated by the caption"Urban Growth Management Requirements." NOTICE TO PROJECT APPLICANT In accordance with the provisions of Government Code§66020(d)(1),the imposition of fees,dedications,reservations or exactions for this project are subject to protest by the project applicant at the time of approval or conditional approval of the development or within 90 days after the date of the imposition of the fees,dedications,reservations or exactions imposed on the development project. GENERAL CONDITIONS 1. Upon conditional approval of Vesting Tentative Tract Map No.5447/UGM entitled"Exhibit A", dated August 26, 2005, the subdivider may prepare a Final Map in accordance with the approved tentative map. Related Rezone Application No.R-05-06 shall be approved by the City Council to become effective prior to Final Map approval. 2. Submit grading plans and a soils report to the City of Fresno Planning and Development Department for verification prior to Final Map approval(Reference:Sections 12-1022 and 12-1023 of the Fresno Municipal Code). Grading plans shall indicate the location of any required walls and indicate the proposed width of required landscape easements or strips. Approval of the grading plan is required prior to Final Map approval. 3. At the time of Final Map submittal,the subdivider shall submit engineered construction plans to the City of Fresno Public Works, Public Utilities, and Planning and Development Departments for grading,public sanitary sewer system,public water system,street lighting system,public streets,and storm drainage,including other technical reports and engineered plans as necessary to construct the required public improvements and work and applicable processing fees. 4. Engineered construction plans shall be approved by the City prior to the approval of the Final Map. If,at the time of Final Map approval,such plans have not been approved,the subdivider shall provide performance security in an amount established by the City to guarantee the completion of plans Conditions of Approval Vesting Tentative Tract Map No.5447/UGM February 22,2006 Page 2 5. Public utilities easements,as necessary,shall be shown on the Final Map and dedicated to the City of Fresno. Public utility easements beyond the limits of the Final Map,but required as a condition of development,shall be acquired at the subdivider's cost and shall be dedicated by separate instrument at the time of Final Map approval. The relocation of existing utilities necessitated by the required public improvements shall be paid for by the subdivider. The subdivider is responsible to contact the appropriate utility company for information. 6. Comply with the conditions,policies and standards set forth in the City of Fresno,Municipal Code,Article 10, Chapter 12, "Subdivision of Real Property;"Resolution No.68-187, City Policy with Respect to Subdivisions;and City of Fresno Standard Specifications,2002 Edition, and any amendments thereto. 7. The developer/owner shall pay applicable fees for,but not limited to,plan checks for street improvements and other grading and construction;street trees,street signs,water service, sewering,and inspections in accordance with the City of Fresno Master Fee Schedule(City Resolution No.79-606 and No. 80-420)and any amendments, modifications,or additions thereto;and in accordance with the requirements of State law as related to vesting tentative maps. 8. The subdivider shall furnish to the City acceptable security to guarantee the construction of the off-site street improvements in accordance with all applicable provisions of the Fresno Municipal Code and the State Subdivision Map Act. The subdivider shall complete all the public improvements prior to the approval of the Final Map by the City. If,at the time of Final Map approval, any public improvements have not been completed and accepted in accordance with the standards of the City,the subdivider may elect to enter into an agreement with the City to thereafter guarantee the completion of the improvements. 9. As a condition of Final Map approval,the subdivider shall furnish to the City a subdivision guarantee listing all parties having any right,title,or interest and the nature of their interest per State law. 10. Relinquish access rights to North Locan Avenue, North Temperance Avenue and East Shields Avenue from all residential lots which abut these streets. Ref.Section 12-1011-f-3 of the Fresno Municipal Code. 11. Prior to final map approval,the owner of the subject property shall execute a"Right to Farm" covenant with the City of Fresno.Said covenant is to run with the land and shall acknowledge and agree that the subject property is in or near agricultural districts located in the County of Fresno and that the residents of said property should be prepared to accept the inconveniences and discomfort associated with normal farm activities. The"Right to Farm" covenant shall be recorded prior to or concurrent with the recording of the Final Map of Tentative Tract No.5447/UGM. Landscaping and Walls 12. Provide a 26-foot landscaped easement(and irrigation system)along the rear property line of all lots which back-onto North Temperance Avenue. Provide a 15-foot landscaped easement (and irrigation system)along the side or rear property lines of all lots which side-onto or back- onto East Shields Avenue and North Locan Avenue.Ref.Section 12-1011-f-3 of the Fresno Municipal Code. Conditions of Approval Vesting Tentative Tract Map No.5447/UGM February 22,2006 Page 3 When the grading plan establishes a top of slope beyond the required landscape easement noted and the construction of the required wall is to be established coincident with the top of slope then the required minimum easement width shall be expanded to include the full landscaped area up to the wall location. 13. Maintenance of the required easements along North Temperance,East Shields and North Locan Avenues may be the responsibility of the City's Community Facilities District No.2. Contact the Public Works Department, Engineering Services Division, for information regarding the City's District and comply with the requirements noted in the memorandum from the Public Works Department, Engineering Services Division, dated June 16, 2005. The property owner shall petition the City for annexation to the City's District prior to Final Map approval. 14. If the developer/subdivider elects to petition for annexation into the City's Community Facilities District,he/she shall be required to provide the City of Fresno,Department of Public Works, with copies of signed acknowledgments from each purchaser of a lot within the subdivision, attesting to the purchasers understanding that the lot will have an annual maintenance assessment and that he/she is aware of the estimated amount of the assessment. The developer/subdivider shall execute and record a covenant on each lot providing notice that the subject property is subject to annual payment of the Community Facilities District assessment. 15. Should the City Council not approve the annexation of such landscape areas into Community Facilities District No.2,the property owner/developer shall create a homeowner's association for the maintenance of the landscape areas. The proposed Declaration of Covenants, Conditions,and Restrictions(CC&Rs)and the proposed instruments for the homeowners association shall be submitted to the Planning and Development Department for review two weeks prior to Final Map approval. Said documents shall be recorded with the Final Map or alternatively submit recorded documents or documents for recording prior to final acceptance of subdivision improvements. Said documents shall include assignment of responsibility to the owner's association for landscaping and other provisions as stated in the Development Department Guidelines for preparation of CC&Rs dated January 11,1985. 16. Improvement plans for all required landscaping and irrigation systems shall be submitted to the Planning and Development Department for review prior to Final Map approval. 17. Construct a 6-foot high solid masonry wall along the rear or side property lines of all lots which back onto or side onto North Locan and East Shields Avenues (solid wall to meet the requirements of Section 12-306-H,Fresno Municipal Code). Construct an 8-foot high solid masonry wall(or approved combination of solid wall and earth berm)along the rear property lines of all lots which back onto North Temperance Avenue. These walls as well as additional flanking walls are required pursuant to the acoustical analysis prepared by Brown and Buntin Associates dated February 1, 2005. Construction plans for required walls showing architectural appearance and location of all walls shall be submitted to the Planning and Development Department for review prior to Final Map approval. Conditions of Approval Vesting Tentative Tract Map No.5447/UGM February 22,2006 Page 4 18. Provide 2-5 percent of the total project area with common passive/active open space comprised of pocket parks,tot lots,trails,and landscaped areas beyond minimum major street setbacks. The exact amount of required open space shall be as determined by the Planning and Development Director. 19. The major street entryways shall contain enhanced landscaping and stamped concrete, paving stones,brick,flagstone,or other contrasting paving material to clearly demarcate the three intersections to the proposed development. Identify material on Exhibit (of the CUP). Note that painted lines and/or speed bumps are not acceptable. Said contrasting paving material are intended to act as traffic calming devices,without providing speed bumps. 20. Traffic calming measures including bulb-outs,roundabouts,contrasting pavement treatment and varied street alignments and lengths shall be provided on the internal local streets. 21. Provide a minimum 23-foot wide pedestrian accessway between North Hansen Avenue and North Temperance Avenue. Building Setbacks 22. Building setbacks shall be in accordance with Exhibit"A"of Conditional Use Permit Application No.C-05-43. Information 23. Prior to the issuance of building permits for the subdivision,school construction fees shall be paid to the Clovis Unified School District in accordance with the school district's adopted schedule of fees. Comply with the attached memorandum from the Clovis Unified School District dated June 1,2005. 24. Contact the United States Postal Service,Fresno Office,for the location and type of mailboxes to be installed in this subdivision. 25. Pursuant to Section 66456.1 of the Subdivision Map Act, which states "The right of the subdivider to file multiple Final Maps shall not limit the authority of the local agency to impose reasonable conditions relating to the filing of multiple Final Maps"any multiple final maps filed by the subdivider on this tract shall fully and independently conform to all provisions of Fresno Municipal Code Chapter 12,Article 10,Subdivision of Real Property. 26. The developer/owner shall obtain any and all permits required for the removal or demolition of any existing building or structure located within the subdivision boundaries. The developer/ owner shall also obtain any and all permits required for the proper abandonment/closure of any existing water well, septic tank/[each field or cesspool, and irrigation pipeline on the subject property. All such permits shall be obtained prior to commencement of tract grading work,in accordance with Chapter 13 of the Fresno Municipal Code. 27. If archaeological and/or animal fossil material is encountered during project surveying, grading,excavating,or construction,work shall stop immediately. Conditions of Approval Vesting Tentative Tract Map No.5447/UGM February 22,2006 Page 5 28. 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/Southern San Joaquin Valley Information Center(phone number: 805-644-2289)shall be contacted to obtain a referral list of recognized archaeologists. An archaeological assessment shall be conducted for the project, the site shall be formally recorded,and recommendations made to the City as to any further site investigation or site avoidance/preservation measures. 29. 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. 30. Apportionment of Special Assessment: If,as part of this subdivision,a division will be made of any lot or parcel of land upon which there is an unpaid special assessment levied under any State or local law,including a division into condominium interest as defined in Section 783 of the Civil Code,the developer/owner shall file a written application with the City of Fresno Director of Public Works,requesting apportionment of the unpaid portion of the assessment or pay off such assessment in full. If the subdivider elects to apportion the assessment,the application shall contain the following information: a. A full description of each assessed lot,parcel or interest to be divided and of how such lot,parcel or interest will be divided; b. A request that the Engineer apportion the amount remaining unpaid on the assessment in accordance with applicable law;and C. Written consent of the owner(s)of each such lot,parcel,or interest to the requested apportionment. The application shall be filed prior to the approval of the Final Map(s)by the City and shall be accompanied by a fee in an amount specified in the Master Fee Resolution for each separate lot,parcel,or interest into which the original assessed lot,parcel or interest is to be divided. The fee shall be in an amount sufficient to pay all costs of the City and the Engineer of Work responsible for determining the initial assessment in making the requested apportionment. 31. The subdivider shall comply with Regulation VIII of the San Joaquin Valley Air Quality Pollution Control District for the control of particulate matter and fugitive dust during construction of this project. Conditions of Approval Vesting Tentative Tract Map No.5447/UGM February 22,2006 Page 6 32. The subdivider shall obtain any and all permits required for the removal or demolition of any building or structure located within the subdivision boundaries. The developer shall also obtain any and all permits required for the closure of any septic tank,cesspool,or water well. All permits shall be obtained prior to commencement of such work in accordance with Chapter 13 of the Fresno Municipal Code. SOLID WASTE 33. Solid waste disposal for the subdivision shall be provided by the City of Fresno. The method of collection to be utilized in this tract shall be subject to approval of the Solid Waste Manager. See the attached memorandum from the Solid Waste Division dated October 4,2005. PARK SERVICE 34. Comply with the attached memorandum from the Department of Public Works dated September 28,2005. Urban Growth Management Requirements 35. The subdivider shall be required to pay the appropriate UGM Park Capital Fee at the time of final map approval. Fee payment may be deferred until time of building permit issuance in accordance with the requirements of Section 12-4.509-C-3 of the Fresno Municipal Code. FIRE SERVICE 36. Fire service will be provided by City of Fresno Fire Station No. 10. Provide residential fire hydrants and fire flows per Public Works Standards with two sources of water. 37. Access is not acceptable as shown. Provide a second point of access for North Hansen Avenue or fire sprinkler all structures on lots 29-36. Fire sprinklered houses require a minimum 1.5 inch water line. Urban Growth Management Requirements 38. The subdivider shall be required to pay the appropriate Fire Station Capital Fee at the time of final map approval. Fee payment may be deferred until time of building permit issuance in accordance with the requirements of Section 12-4.509-C-3 of the Fresno Municipal Code. STREETS AND RIGHTS-OF-WAY 39. 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. Conditions of Approval Vesting Tentative Tract Map No.5447/UGM February 22,2006 Page 7 40. The subdivider shall make provisions for disabled persons in accordance with the Department of Public Works standards and as required by State law. Handicap access ramps are required to be constructed in sidewalks at all corners within the limits of the tract. Where street furniture is located within the sidewalk area(i.e.,fire hydrants,streetlights,etc.),a minimum of 48 inches of unobstructed path shall be maintained to satisfy the American Disabilities Act requirements. If necessary,dedicate a pedestrian easement to accommodate for the 4-foot minimum unobstructed path requirement.A minimum 6-foot wide sidewalk is required along Locan,Shields and Temperance Avenues. 41. All of the required street improvements shall be constructed and/or installed in accordance with the City of Fresno Standard Specifications(2002 Edition). 42. The subdivider shall install all existing and proposed utility systems underground in accordance with Fresno Municipal Code Section 12-1011, 8-801 and Resolution No.78-522/88-229. 43. The subdivider shall construct an underground street lighting system per Public Works Standards E-1 and E-2 within the limits of the tract. Spacing and design shall conform to Public Works Standards for local streets. Height, type, spacing, etc., of standards and luminaires shall be in accordance with Resolutions No.68-187,78-522,81-219 and 88-229 or any modification thereto approved by the City Traffic Engineer prior to Final Map approval. Upon completion of the work by the subdivider and acceptance of the work by the City,the street lighting system shall be dedicated to the City. Submit engineered construction plans to the Public Works Department for approval. 44. All dead-end streets created by this subdivision shall be properly barricaded in accordance with City standards within seven days from the time the streets are surfaced or as directed by the Engineer. 45. 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. 46. All required signing and striping shall be done and paid for by the developer/owner. Submit the following plans, as applicable, in a single package to the planning and development department for review and approval: Street construction, Signing, Striping,Traffic Signal, Streetlight and Trail Lighting plans. MAJOR STREETS North Locan Avenue(Collector): 47. Dedicate 47-55 feet of property from section line for public street purposes,within the limits of this development to meet the current City of Fresno Collector Standards. 48. Construct concrete curb,gutter and 6-foot wide sidewalk to Public Works Standard P-5. The sidewalk pattern shall be constructed to a 10-foot residential pattern. 49. Construct 20 feet of permanent paving(measured from face of curb)within the limits of this subdivision. Conditions of Approval Vesting Tentative Tract Map No.54471UGM February 22,2006 Page 8 50. Construct an underground street lighting system to Public Works Standard E-1 within the limits of this subdivision. Spacing and design shall conform to Public Works Standard E-8 for collector streets. 51. Relinquish direct vehicular access rights to North Locan Avenue from all lots within this subdivision. East Shields Avenue(Arterial): 52. Dedicate 55-62 feet of property from section line for public street purposes,within the limits of this development to meet the current City of Fresno Arterial Standards. The right-of-way dedication above 57 feet shall be adjacent to the intersection with Temperance Avenue for the construction of westbound dual left turns. 53. Construct concrete curb,gutter and 6-foot wide sidewalk to Public Works Standard P-5. The sidewalk pattern shall be constructed to a 10-foot residential pattern. 54. Construct 20 feet of permanent paving(measured from face of curb)within the limits of this subdivision. 55. Construct an 80 foot bus bay curb and gutter at the northwest corner of Locan and Shields Avenues to Public Works Standard P-73 complete with a 10 foot monolithic sidewalk 56. 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. 57. Relinquish direct vehicular access rights to East Shields Avenue from all lots within this subdivision. North Temperance Avenue(Expressway) 58. Dedicate 76-78 feet of property from section line for public street purposes,within the limits of this development to meet the current modified City of Fresno Expressway Standards. 59. Construct concrete curb,gutter and 6-foot wide sidewalk to Public Works Standard P-5. The parkway shall be constructed to a ten foot pattern. 60. Construct expressway barrier fencing per Public Works Standard P-74 and P-75. 61. Construct 20 feet of permanent pavement within the limits of the tract and transition paving as necessary. 62. Construct an 80 foot bus bay curb and gutter at the northeast comer of Temperance and Shields Avenues to Public Works Standard P-73 complete with a 10 foot monolithic sidewalk 63. Construct an underground street lighting system to Public Works Standard E-1 within the limits ofthis subdivision. Spacing and design shall conform to Public Works Standard E-10 for expressway streets. Conditions of Approval Vesting Tentative Tract Map No.5447/UGM February 22,2006 Page 9 64. Relinquish direct vehicular access rights to North Temperance Avenue from all lots within this tract. INTERIOR STREETS 65. Design and construct all curb,gutter,sidewalk(both sides),permanent paving,cul-de-sacs, and underground street lighting systems on all interior local streets to Public Works Standards. Sidewalk patterns shall comply with Public Works API Standards for 50-foot, 54-foot and 60-foot streets. 66. Any temporary dead-end streets created by this subdivision shall be properly barricaded in accordance with Public Works Standard P-44. Specific Requirements 67. The first order of work shall include a minimum of two points of vehicular access to the major streets for any phase of this development. 68. Vacate all underlying existing streets with the proposed map. 69. Relinquish direct vehicular access rights to the west side of proposed Lot 199,the south side of proposed Lot 172 and the north side of proposed Lot 173. 70. The intersection of Shields Avenue and Janice Avenue shall be designed with a full median opening to allow for left turns-in and left tums-out. 71. The intersection of Shields Avenue and Applegate Avenue shall be limited to right-in and right- out turns. 72. Dedicate 62 feet of property(7 foot residential pattem/20 foot travel lane/8 foot median/20 foot travel lane/7 foot residential pattern)and provide medians for traffic calming purposes at the intersection of Temperance Avenue and Janice Avenue. 73. Provide a corner cut-off area at the intersections of Applegate Avenue/Shields Avenue,Janice Avenue/Shields Avenue and Andrews Avenue/Loran Avenue in accordance with Section 12-306-H-3-d of the FMC. Comer cut-offs are established to provide an unobstructed view for vehicular and pedestrian traffic approaching an intersection. They are a triangular area formed by the property lines and a diagonal line adjoining points on the property lines, measured a specific distance from the point of their intersection. At the intersections of streets,this distance is 30 feet. The corner cut-off area shall be landscaped(including an irrigation system),and may be included within the City's Community Facilities District. 74. The developer shall enter into an agreement with the Fresno Irrigation District(FID)providing for piping the canals and submit an executed copy of the agreement or commitment letterfrom FID to the Planning and Development Department. All piping shall be located outside of the proposed street right of way. Any piping across city streets shall be rubber gasketed reinforced concrete pipe constructed perpendicular to the street. Submit engineered plans to the Public Works Department,Engineering Division for review and approval. Conditions of Approval Vesting Tentative Tract Map No.5447/UGM February 22,2006 Page 10 75. Construct transition paving on Shields Avenue,east of Locan Avenue,as necessary,based on a 50 MPH speed design. Locan Avenue(Collector) 76. Dedicate and construct two 17-foot center section travel lanes with 250 foot left turn lanes at all major intersections, within the limits of the subdivision. An additional 6 feet of paving shall be required adjacent to the 250 foot left tum lanes. Dedication shall be sufficient to accommodate additional paving and any other grading or transitions as necessary based on a 45 MPH design speed. 77. Design and construct a Major Street Bridge at the intersections of Locan Avenue and the Gould No. 97 Canal. Public Works will apply this requirement to a minimum of four other subdivisions with each subdivision being responsible for a fee no greater than 1/5 of the cost of said bridge. Bridge construction shall occur prior to close out of this subdivision or at such time that the City Engineer deems it necessary,whichever occurs first. Urban Growth Management Requirements 78. This Map is in UGM major street zone D-1/E-2;therefore pay all applicable UGM Fees Traffic Signal Mitigation Impact Fee 79. Pay Traffic Signal Mitigation Impact Fees at the time of building permit issuance based on the trip generation rate as set forth in the latest edition of the ITE Generation Manual. The fee amount is$414.69 per single family unit. East Shields Avenue(Arterial): 80. Dedicate and construct two 17-foot center section travel lanes and a raised concrete median island with 250 foot left tum pockets at all major intersections, within the limits of the subdivision and continuing west to a point%mile west of Temperance Avenue. Construct dual left tum lanes at the intersection of Shields and Temperance Avenues. Details of said street shall be depicted on the approved tentative tract map. Dedication shall be sufficient to accommodate arterial standards and any other grading or transitions as necessary based on a 55 MPH design speed. 81. Install a signal pole with a 150-watt safety light to Public Works Standards at the northwest comer of Shields and Locan Avenues. Temperance Avenue(Expressway): 82. Dedicate and construct two 17-foot center section travel lanes and construct a raised concrete median with 250 foot left turn pockets at all major intersections within the limits of this subdivision. Provide dual-left turns at Temperance and Shields Avenues. Dedication shall be sufficient to accommodate additional paving and any othergrading or transitions as necessary based on a 55 MPH design speed. Conditions of Approval Vesting Tentative Tract Map No.5447/UGM February 22,2006 Page 11 83. Design and construct a Major Street Bridge at the intersections of Temperance Avenue and the Gould No.97 Canal. Public Works will apply this requirement to a minimum of four other subdivisions with each subdivision being responsible for a fee no greater than 115 of the cost of said bridge. Bridge construction shall occur prior to close out of this subdivision or at such time that the City Engineer deems it necessary,whichever occurs first. 84. Signalize the intersection of Temperance and Shields Avenue,complete with actuation,signal preemption,and left turn phasing. 85. Dedicate and construct transition paving on Temperance Avenue,south of Shields Avenue,as necessary based on a 55 MPH design speed. SANITARY SEWER SERVICE The nearest existing sewer main is a 24-inch sewer main in East Shields Avenue at North Armstrong Avenue. The following conditions are required to provide sanitary sewer service to the tract. 86. Construct a 24-inch and 18-inch sewer main in East Shields Avenue from North Armstrong Avenue east to North Temperance Avenue. 87. Construct a 12-inch sewer main in East Shields Avenue from North Temperance Avenue east to North Locan Avenue. 88. Construct a 12-inch sanitary sewer main in North Temperance Avenue,from East Shields Avenue north across the project frontage. 89. Construct a 10-inch sanitary sewer main in North Locan Avenue from East Shields Avenue north across the project frontage. 90. Sanitary sewer main connections shall not be allowed to North Temperance Avenue through easements. 91. Sanitary sewer mains shall be extended within the proposed tract to provide sewer service to each lot created. 92. Separate sewer house branches shall be provided to each lot created within the subdivision. 93. All public sewer facilities shall be constructed in accordance with Public Works Department standards,specifications,and policies. 94. A preliminary sewer layout shall be prepared by the Developer's Engineer and submitted to the Department of Public Utilities for review and conceptual approval prior to submittal or acceptance of the developer's final map and engineered plan and profile improvement drawing for City review. 95. Engineered improvement plans prepared by a Registered Civil Engineer shall be submitted for Department of Public Utilities review and approval for proposed additions to the sanitary sewer system. Conditions of Approval Vesting Tentative Tract Map No.5447/UGM February 22,2006 Page 12 96. Abandon all existing on-site private sanitary sewer systems. Urban Growth Management Requirements 97. Sewer lateral charges are due and shall be paid for the project. 98. Oversize sewer charges are due and shall be paid for the project 99. Wastewater Facilities Charges are due and shall be paid for the project. 100. The developer shall pay appropriate and reasonable costs as established hereinafter by City Council for Fowler trunk sewer capacity allocated to this project. The developer shall,for the interim period,pay a fee of$574 per living unit or living unit equivalent. Once the fee has been determined, the developer will receive a refund for any fees paid in excess of the adopted fee. Or,the proposed project shall not be permitted service to the existing Fowler trunk sewer and must,therefore,construct a separate sewer pipeline from the project to an approved discharge location with adequate reserve capacity as determined by the City. WATER SERVICE There is an existing 16-inch water main in East Shields Avenue at North Armstrong Avenue to serve the project. The following conditions are required to provide water service to the tract. Water mains shall be installed before street improvements and paving. 101. Construct a 16-inch water main(including installation of City fire hydrants)in East Shields Avenue from North Armstrong to North Locan Avenue. 102. Construct a 16-inch water main(including installation of City fire hydrants)in North Temperance Avenue from East Shields Avenue north across the project frontage. 103. Construct a 14-inch water main (including installation of City fire hydrants)in North Locan Avenue from East Shields Avenue north across the project frontage 104. Water mains(including installation of City fire hydrants)shall be extended within the proposed tract to provide water service to each lot created. 105. Separate water services with meter boxes shall be provided to each lot created. 106. Two independent sources ofwater,meeting Federal and State Drinking Water Act Standards, are required to serve the tract including any subsequent phases thereof. The two-source requirement may be accomplished through any combination of water main extensions, construction of supply wells, or other acceptable sources of water supply approved by the Water Systems Manager. 107. All public water facilities shall be constructed in accordance with City of Fresno standards, specifications,and policies. Conditions of Approval Vesting Tentative Tract Map No.5447/UGM February 22,2006 Page 13 108. Construct a water supply well(s)on a site(s)dedicated to the City of Fresno. The well(s)shall be capable of producing a flow amount to meet a total demand of 600 gallons per minute, sufficient to serve peak water demand for the project and for fire suppression purposes,or an alternative Flow amount that is acceptable to the Public Utilities Director and Fire Department Chief(or their designees). Well sites shall be of a size and at a location acceptable to the Water Systems Manager. The cost of acquiring the well site and construction of the well shall be reimbursed from UGM Water Supply Well Service Area Fund 501s,in accordance with established UGM policies. 109. Water well construction shall include wellhead treatment facilities,if required. The cost of constructing wellhead treatment facilities shall be reimbursed from UGM Wellhead Treatment Service Area Fund 501 s,in accordance with established UGM policies. 110. Dedicate a water supply and treatment site for installation of an above-ground water storage and treatment facility that will be installed and/or constructed by the City. The site shall be of size and at a location acceptable to the Water Systems Manager for such purposes. The cost of acquiring the site shall be reimbursed from UGM Water Supply Well Service Area 501s,in accordance with established UGM policies. 111. Existing on-site wells within the boundaries of the proposed development shall be sealed and abandoned in compliance with the California Well Standards, Bulletin 74-90 or current revisions,issued by California Department of Water Resources,and Cityof Fresno standards. 112. Engineered improvement plans prepared by a Registered Civil Engineer are required for proposed additions to the City Water System. 113. Installation of public fire hydrant(s)is required in accordance with City Standards. Urban Growth Management Requirements 114. Payment of appropriate water connection charges at the time of final map approval subject to deferral to building permit issuance as appropriate. 115. Payment for installation of wet tie(s),water service(s)and/or meter(s)is required 116. Pay UGM water fees for Water Service Area No.501 S. URBAN GROWTH MANAGEMENT REQUIREMENTS(GENERAL) 117. The developer of property located within the UGM boundaries shall comply with all sewer, water and street requirements and pay all applicable UGM fees imposed under the Urban Growth Management process(with appropriate credit given for the installation of required UGM improvements)in accordance with the requirements of State Law as related to vesting tentative tract maps. 118. The developer will be responsible for the relocation or reconstruction of any existing improvements or facilities necessary to construct any of the required UGM improvements. Conditions of Approval Vesting Tentative Tract Map No.5447/UGM February 22,2006 Page 14 Right-of-Way Acquisition 119. The developer will be responsible for the acquisition of any necessary right-of-way to construct any of the required improvements. 120. 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. 121. 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. 122. 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. 123. 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 124. The subdivider shall be required to pay any applicable storm drainage fees to comply with Fresno Municipal Code Chapter 13,Article 13. 125. The subdivider shall be required to comply with the specific requirements imposed by the Fresno Metropolitan Flood Control District(FMFCD)for the subdivision or any amendments or modifications to those requirements,which may be granted by the FMFCD Board of Directors, pursuant to Section 13-1307 of the Fresno Municipal Code. These requirements are identified in the District's letter to the Planning and Development Department dated June 21,2005. 126. Any temporary ponding basins constructed or enlarged to provide service to the subdivision shall be fenced in accordance with City standards within seven days from the time the basin becomes operational or as directed by the City Engineer. Temporary ponding basins will be created through a covenant between the City and the Developer prior to Final Map approval. Maintenance of the temporary ponding basin shall be by the Developer until permanent service for the entire subdivision is provided. Conditions of Approval Vesting Tentative Tract Map No.5447/UGM February 22,2006 Page 15 SAN JOAQUIN VALLEY AIR POLLUTION CONTROL DISTRICT 127. The developer/owner shall comply with the requirements in the letter from the San Joaquin Valley Air Pollution Control District dated June 1, 2005,for Vesting Tentative Tract Map No.5447/UGM. FRESNO IRRIGATION DISTRICT 128. Comply with the attached correspondence from the Fresno Irrigation District dated May 19, 2005. FRESNO COUNTY HEALTH 129. Comply with the attached correspondence from the Fresno County Department of Community Health dated May 27,2005. PACIFIC GAS AND ELECTRIC(PG&E) 130. Comply with the attached correspondence from the Pacific Gas and Electric Company dated June 2,2005. DEVELOPMENT FEES AND CHARGES 131. This project is subject to the following development fees and charges: PARKS DEPARTMENT FEE/RATE a. Street Tree Landscape Plan Review fee $56.00 b. Street Tree Installation fee $129.00/tree City-installed tree C. Street Tree Inspection fee $30.00/tree Developer-installed tree d. Maintenance District Plan Review fee $176.00 e. Maintenance District Inspection fee $305.00 f. Reinspection fee $29.00 FRESNO METROPOLITAN FLOOD CONTROL DISTRICT FEE/RATE g. Metropolitan Flood Control District fee `Contact FMFCD for new fees. Rates increased March 1,2004. SEWER CONNECTION CHARGES FEE RATE h. Lateral Sewer Charge $0.10/sq.ft.(to 100-foot depth) i. Oversize Charge $0.05/sq.ft.(to 100-foot depth) Conditions of Approval Vesting Tentative Tract Map No.5447/UGM February 22,2006 Page 16 j. Trunk Sewer Charge $344/living unit Service Area:Fowler k. Wastewater Facilities Charge $2,119/living unit I. Copper Avenue Sewer Lift Station Charge n/a M. Fowler Trunk Sewer Interim Fee Surety $1,000/living unit n. House Branch Sewer Charge n/a o. Millbrook Overlay Sewer n/a WATER CONNECTION CHARGES FEE RATE p. Service Connection Charge Fee based on service(s)and meter(s)sizes specified by owner; fee for service(s)and Meter(s) established by the Master Fee Schedule. q. Frontage Charge $6.50/lineal foot r. Transmission Grid Main Charge $643/gross acre S. Transmission Grid Main Bond Debt Service Charge $243/gross acre t. UGM Water Supply Fee $582/living unit Service Area: 501S U. Well Head Treatment Fee $238/living unit Service Area: 501 V. Recharge Fee $75/living unit Service Area: 501 W. 1994 Bond Debt Service $244/living unit Service Area: 501 DEVELOPMENT IMPACT FEE X. Northeast Fresno Policing Area n/a y. Traffic Signal Charge $414.69/living unit URBAN GROWTH MANAGEMENT FEE RATE/CHARGE* Z. UGM Fire Station Capital Fee $800/gross acre Service Area: Undesignated Conditions of Approval Vesting Tentative Tract Map No.5447/UGM February 22,2006 Page 17 aa. UGM Park Fee $2392/gross acre Service Area: 2 bb. Major Street Charge $3161/adj.acre Service Area: D-1/E-2 cc. Major Street Bridge Charge $304/adj.acre Service Area: D-1/E-4 dd. UGM Grade Separation Fee n/a ee. Trunk Sewer Charge n/a Service Area: Fowler ff.* Street Acquisition/Construction Charge n/a DEBJeIAKAMASTER FILESITRACT MAPSVT-5447-UGM-COA 2-22-06 CITY OF FRESNO PLANNING AND DEVELOPMENT DEPARTMENT SPECIAL PERMIT CONDITIONS OF APPROVAL Conditional Use Permit Application No.C-05-43 February 22,2006 PART A-PROJECT INFORMATION 1. Assessor's Parcel No. 310-270-01 2. Job Address: No address 3. Street Location: North side of East Shields Avenue between North Locan and North Temperance Avenues 4. Existing/Proposed Zoning: R-A/UGM-R-1/UGM zoning proposed under related Rezone Application No.R-05-06 5. Zone Map No. 2157 6. Project Description: Development of a 199-lot single family residential planned development subdivision with reduced lot widths and setbacks. PART B-GENERAL CONDITIONS AND REQUIREMENTS The Fresno City Planning Commission on February 22,2005,will consider the special permit application subject to the enclosed list of conditions and Exhibits A,B-1 thru B-24 and E-1 thru E-36 dated February 22,2006. This project was subject to the completion of the notice and appeal period for the department's finding that the proposed project will not have a significant impact on the environment. A notice of a finding of conformity to the 2025 Fresno General Plan Master Environmental Impact Report (MEIR)No. 10130 was published on January 12,2006,providing any interested party with an appeal period of 20 days. Notice of the hearing for the special permit was mailed to surrounding property owners on February 10,2006. Building permits will not be issued for this project until the Planning Commission and City Council have acted on the project. IMPORTANT: PLEASE READ CAREFULLY Please note that this project may be subject to a variety of discretionary conditions of approval. These include conditions based on adopted city plans and policies,those determined through site plan review and environmental assessment essential to mitigate adverse effects on the environment including the health, safety, and welfare of the community, and recommended conditions for development that are not essential to health,safety,and welfare,but would on the whole enhance the project and its relationship to the neighborhood and environment. Conditions of Approval Conditional Use Permit No.C-0543 February 22,2006 Page 2 Discretionary conditions of approval are listed in the last section of this list of conditions under the heading "Part F-Miscellaneous"and may be appealed.All code requirements,however,are mandatory and may only be modified by variance,provided the findings pursuant to Fresno Municipal Code Section 12-405.A can be made. All discretionary conditions of approval will ultimately be deemed mandatory upon final approval. Approval of this special permit shall be considered null and void in the event of failure by the applicant and/or the authorized representative,architect,engineer,or designer to disclose and delineate all facts and information relating to the subject property and the proposed development including,but not limited to, the following: 1. All existing and proposed improvements including but not limited to buildings and structures,signs and their uses,trees,walls,driveways,outdoor storage,and open land use areas on the subject property and all of the preceding which are located on adjoining property and may encroach on the subject property; 2. All public and private easements,rights-of-way and any actual or potential prescriptive easements or uses of the subject property; 3. Existing and proposed grade differentials between the subject property and adjoining property zoned or planned for residential use. Approval of this special permit may become null and void in the event that development is not completed in accordance with all the conditions and requirements imposed on this special permit, the Zoning Ordinance, and all Public Works Standards and Specifications. The Planning and Development Department shall not assume responsibility for any deletions or omissions resulting from the special permit review process or for additions or alterations to construction plan not specifically submitted and reviewed and approved pursuant to this special permit or subsequent amendments or revisions. No uses of land,buildings,or structures other than those specifically approved pursuant to this site plan shall be permitted. Outdoor sales and display areas are not permitted as part of this application. Include this note on the site plan.) Transfer all red line notes,etc.,shown on all original site plan exhibits dated February 22,2006,to the final site plan. CORRECTIONS SHALL INCLUDE ALL THOSE LISTED IN THIS DOCUMENT AND THOSE LISTED IN THE CORRECTION LIST PROVIDED BY THE PLAN CHECK PROCESS. To complete the backcheck process for building permit relative to planning and zoning issues,submit eight copies of this corrected,final site plan,together with six copies of the elevations,landscape,and irrigation plans,and any required covenants and/or studies or analyses to the Planning Division for final review and approval ten days before applying for building permits. Copies of this final approved site plan,elevations,landscape,and irrigation plans stamped by the Planning Division must be substituted for unstamped copies of same in each of the four sets of construction plans submitted for plan check prior to issuance of building permits. The final approved site plan must also include all corrections identified in the plan check process. Conditions of Approval Conditional Use Permit No.C-05-43 February 22,2006 Page 3 Be advised that on-site inspections will not be authorized unless the final stamped approved site plan, elevations,landscape,and irrigation plans are included in the plan check file copy. Please call for an appointment for final sign-off for building permits following your receipt and substitution of the four copies of the stamped,corrected,approved exhibits in the plan check sets. Call David Braun at 5591621-8038. NOTICE TO PROJECT APPLICANT In accordance with the provisions of Government Code Section 66020(d)(1),the imposition of fees, dedication,reservations or exactions for this project are subject to protest by the project applicant at the time of approval or conditional approval of the development or within 90 days after the date of the imposition of the fees,dedications,reservation or exactions imposed on the development project. This notice does not apply to those fees,dedications,reservations or exactions which were previously imposed and duly notice;or,where no notice was previously required underthe provisions of Government Code Section 66020(d)(1)in effect before January 1,1997. PART C-PUBLIC IMPROVEMENT&PARKING LOT REQUIREMENTS The following requirements are based on City records and the accuracy of the existing and proposed on-site and off-site conditions depicted on the exhibits submitted by the applicant. Requirements which may not have been addressed due to omission or misrepresentation of information,for which this review process is dependent,will be imposed whenever such conditions are discovered. Questions relating to dedications,street improvements or parking lot geometrics may be directed to the Public Works Department,Transportation Division,David Padilla at 559/621-8798. 1. STREET DEDICATIONS AND ENCROACHMENT PERMITS Identify all street furniture,e.g.public utility poles and boxes,guy wires,signs,fire hydrants,bus stop benches, mail boxes, news stands, trash receptacles, tree wells, etc., within the public right-of-way. Also,identify the required 4-foot minimum path of travel along the public sidewalk directly in front of property, as required by the California Administration Code (Title 24). A pedestrian easement may be required if Title 24 requirements cannot be met. North Locan Avenue(Collector): a. Dedicate 47-55 feet of property from section line for public street purposes,within the limits of this development to meet the current City of Fresno Collector Standards. East Shields Avenue(Arterial): b. Dedicate 55-62 feet of property from section line for public street purposes,within the limits of this development to meet the current City of Fresno Arterial Standards. The right-of-way dedication above 57 feet shall be adjacent to the intersection with Temperance Avenue for the construction of westbound dual left turns. Conditions of Approval Conditional Use Permit No.C-05-43 February 22,2006 Page 4 North Temperance Avenue(Expressway) C. Dedicate 76-78 feet of property from section line for public street purposes,within the limits of this development to meet the current modified City of Fresno Expressway Standards. The construction of any overhead,surface or sub-surface structures and appurtenances in the public right-of-way is prohibited unless an encroachment permit is approved by the Public Works Department,Engineering Division,Special Districts/Project and Right-of-Way Section, 559/621s8693. Encroachment permits must be approved prior to issuance of building permits. 7. STREET IMPROVEMENTS All improvements shall be constructed in accordance with the Standard Specifications and Standard Drawings of the City of Fresno,Public Works Department or street construction plans required and approved by the City Engineer. The performance of any work within the public street rights-of-way(including pedestrian and utility easements)requires a STREET WORK PERMITrp IOr to commencement of work. Contact the Public Works Department Engineering Services Section at 559/621-8686 for detailed information. All required street improvements must be completed and accepted by the city prior to occupancy. Repair all damaged and/or grade off-site concrete improvements as determined by the Public Works Department Construction Management Division at 559/621-5500. North Locan Avenue(Collector): a. Construct concrete curb,gutter and 6-foot wide sidewalk to Public Works Standard P-5.The sidewalk pattern shall be constructed to a 10-foot residential pattern. b. Construct 20 feet of permanent paving(measured from face of curb)within the limits of this subdivision. C. Construct an underground street lighting system to Public Works Standard E-1 within the limits of this subdivision. Spacing and design shall conform to Public Works Standard E-8 for collector streets. d. Relinquish direct vehicular access rights to North Locan Avenue from all lots within this subdivision. East Shields Avenue(Arterial): e. Construct concrete curb,gutter and 6-foot wide sidewalk to Public Works Standard P-5. The sidewalk pattern shall be constructed to a 10-foot residential pattern. f. Construct 20 feet of permanent paving(measured from face of curb)within the limits*of this subdivision. g. Construct an 80 foot bus bay curb and gutter at the northwest comer of Locan and Shields Avenues to Public Works Standard P-73 complete with a 10 foot monolithic sidewalk Conditions of Approval Conditional Use Permit No.C-05-43 February 22,2006 Page 5 h. 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. i. Relinquish direct vehicular access rights to East Shields Avenue from all lots within this subdivision. North Temperance Avenue(Expressway) j. Construct concrete curb,gutter and 6-foot wide sidewalk to Public Works Standard P-5.The parkway shall be constructed to a ten foot pattern. k. Construct expressway barrier fencing per Public Works Standard P-74 and P-75. I. Construct 20 feet of permanent pavement within the limits of the tract and transition paving as necessary. m. Construct an 80 foot bus bay curb and gutter at the northeast corner of Temperance and Shields Avenues to Public Works Standard P-73 complete with a 10 foot monolithic sidewalk. n. Construct an underground street lighting system to Public Works Standard E-1 within the limits of this subdivision. Spacing and design shall conform to Public Works Standard E-10 for expressway streets. o. Relinquish direct vehicular access rights to North Temperance Avenue from all lots within this tract. INTERIOR STREETS p. 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 complywith Public Works API Standards for 50-foot and 54-foot streets. q. Any temporary dead-end streets created by this subdivision shall be properly barricaded in accordance with Public Works Standard P-44. 3. SPECIFIC REQUIREMENTS a. The first order of work shall include a minimum of two points of vehicular access to the major streets for any phase of this development. b. Vacate all underlying existing streets with the proposed map. C. Relinquish direct vehicular access rights to the west side of proposed Lot 199,the south side of proposed Lot 172 and the north side of proposed Lot 173. d. The intersection of Shields Avenue and Janice Avenue shall be designed with a full median opening to allow for left tums-in and left tums-out. Conditions of Approval Conditional Use Permit No.C-05-43 February 22,2006 Page 6 e. The intersection of Shields Avenue and Applegate Avenue shall be limited to right-in and right-out turns. f. Dedicate 62 feet of property(7 foot residential pattem/20 foot travel lane/8 foot median/20 foot travel lane/7 foot residential pattern)and provide medians for traffic calming purposes at the intersection of Temperance Avenue and Janice Avenue. g. Provide a corner cut-off area at the intersections of Applegate Avenue/Shields Avenue, Janice Avenue/Shields Avenue and Andrews Avenue/Locan Avenue in accordance with Section 12-306-H-3-d of the FMC. Comer cut-offs are established to provide an unobstructed view for vehicular and pedestrian traffic approaching an intersection. They are a triangular area formed by the property lines and a diagonal line adjoining points on the property lines, measured a specific distance from the point of their intersection. At the intersections of streets,this distance is 30 feet. The corner cut-off area shall be landscaped (including an irrigation system),and may be included within the City's Community Facilities District. 4. SEWER CONNECTION CHARGES The following Sewer Connection Charges are due and shall be paid for this project. a. Sewer Lateral Charge b. Oversize Sewer Charge C. Trunk Sewer Charge:Fowler d. Wastewater Facilities Charge(Residential Only) 5. WATER CONNECTION CHARGES The following Water Charges are due and shall be paid for this Project: a. Payment for installation of water service(s)and/or meter(s)is required. b. Water connection Charges are due and shall be paid by the developer/owner. 6. IRRIGATION DITCH/CANAL REQUIREMENTS The developer shall enter into an agreement with the Fresno Irrigation District(FID)providing for piping the canals and submit an executed copy of the agreement or commitment letter from FID to the Planning and Development Department. All piping shall be located outside of the proposed street right of way. Any piping across city streets shall be rubber gasketed reinforced concrete pipe constructed perpendicular to the street. Submit engineered plans to the Public Works Department,Engineering Division for review and approval. Conditions of Approval Conditional Use Permit No.C-05-43 February 22,2006 Page 7 7. URBAN GROWTH MANAGEMENT(UGM)REQUIREMENTS AND FEES Submittal of engineered construction plans to Public Works for approval must be made 2fLor to issuance of building permits. Contact David Padilla at 559/621-8798 or Greg Jenness at 559/621-8812 for questions regarding the UGM construction requirements. a. This tentative tract map is in UGM major street zone D-1/E-2;therefore will be required to pay all applicable UGM fees. b. Applicable UGM Fees for this project are detailed in the conditions of approval for Vesting Tentative Tract Map No.5447/UGM. East Shields Avenue(Arterial): C. Dedicate and construct two 17-foot center section travel lanes and a raised concrete median island with 250 foot left tum pockets at all major intersections, within the limits of the subdivision and continuing west to a point''/.mile west of Temperance Avenue. Construct dual left turn lanes at the intersection of Shields and Temperance Avenues. Details of said street shall be depicted on the approved tentative tract map. Dedication shall be sufficient to accommodate arterial standards and any other grading or transitions as necessary based on a 55 MPH design speed. d. Install a signal pole with a 150-watt safety light to Public Works Standards at the northwest corner of Shields and Locan Avenues. Temperance Avenue(Expresswav): e. Dedicate and construct two 17-foot center section travel lanes and construct a raised concrete median with 250 foot left tum pockets at all major intersections within the limits of this subdivision. Provide dual-left turns at Temperance and Shields Avenues. Dedication shall be sufficient to accommodate additional paving and any other grading or transitions as necessary based on a 55 MPH design speed. f. Design and construct a Major Street Bridge at the intersections of Temperance Avenue and the Gould No.97 Canal. Public Works will apply this requirement to a minimum of four other subdivisions with each subdivision being responsible for a fee no greater than 1/5 of the cost of said bridge. Bridge construction shall occur prior to close out of this subdivision or at such time that the City Engineer deems it necessary,whichever occurs first. g. Signalize the intersection of Temperance and Shields Avenue, complete with actuation, signal preemption,and left tum phasing. h. Dedicate and construct transition paving on Temperance Avenue,south of Shields Avenue, as necessary based on a 55 MPH design speed. Conditions of Approval Conditional Use Permit No.C-05-43 February 22,2006 Page 8 PART D-PLANNING/ZONING REQUIREMENTS PLANNING 1. Development is subject to,and consistent with,the following plans and policies: • 2025 Fresno General Plan • McLane Community Plan ZONING 2. Existing zoning is R-A/UGM;development is proposed in accordance with the R-1/UGM zoning requested under related Rezone Application No. R-05-06. Approval of this special permit is subject to approval of the zone district amendment and compliance with any conditions of zoning approval. BUILDING HEIGHT 3. The maximum allowable building height is two-stories,not to exceed 30 feet. All proposed units are less than 30 feet in height. BUILDING SETBACK OPEN SPACES AND LANDSCAPING 4. Setbacks shall be in accordance with Exhibit A dated February 22,2006. Front and rear yard building setbacks shall be a minimum of 15 feet. 5. Provide the following minimum landscaped areas: a. Provide a 15-foot landscape easement(and irrigation system)along the property lines of all lots which back-onto or side-onto East Shields and North Locan Avenues. b. Provide a 26-foot landscape easement(and irrigation system)along the property lines of all lots which back-onto or side-onto North Temperance Avenues. 6. Median Island Landscaping: None Required. 7. Provide one medium size tree for each 60 feet of street frontage or one per lot whichever is greater. Trees shall be planted as required in order to shade and enhance adjacent property and public rights-of-way. Refer to the attached"Performance Standards for Parking Lot Shading,"for the tree list and further details. NOTE: One medium sized tree is defined as attaining a height of 30-60 feet at maturity. Two small trees,up to 30-feet high at maturity may be substituted for one medium sized tree. 8. Trees shall be maintained in good health. However,trees may not be trimmed or pruned to reduce the natural height or overall crown of the tree,except as necessary for the health of the tree and public safety;or as may otherwise be approved by the Planning and Development Department. (Put this note on the site and landscape plans.) Conditions of Approval Conditional Use Permit No.C-05-43 February 22,2006 Page 9 9. Submit six copies of landscaping and irrigation plans prepared by a landscape professional, showing the number and types of trees,to the Planning Division. These plans must be reviewed and approved prior to obtaining building permits. 10. Landscaping in the front yard must be in place before issuance of the certificate of occupancy. (Include this note on the site plan and landscape plan.) 11. Prior to final inspection,a written certification,signed by a landscape professional approved by the Director,shall be submitted stating that the required landscaping and irrigation system was installed in accordance with the landscaping and irrigation plans approved by the Planning Division, Development Department. (Include this note on the site plan.) A certification form is enclosed for future use. SPACE BETWEEN BUILDINGS 12. Provide lot areas and building setbacks as shown on Exhibit A dated February 22,2006. FENCES,HEDGES AND WALLS Temporary fences to secure projects under construction are allowed. Any temporary fence shall be adequately secured and constructed to prevent overturning due to wind,vandalism,and/orcasual contact by the general public. The construction shall be performed in such a manner as to minimize any potential safety hazard which may occur as a result of improper fence installation or damage to the fence. 13. Construct a solid masonry wall along the rear or side property lines of all lots which back onto or side onto East Shields, North Locan and North Temperance Avenues (solid wall to meet the requirements of Section 12-306-H,Fresno Municipal Code). The walls shall be constructed in accordance with the Acoustical Analysis prepared by Brown-Buntin Associates dated February 1, 2005. Construction plans for required walls showing architectural appearance and location of all walls shall be submitted to the Planning and Development Department for review prior to Final Map approval.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. ACCESS 14. Vehicular and/or pedestrian access is provided as shown on attached Exhibit dated February 22, 2006. OUTDOOR ADVERTISING 15. Signs other than directional signs if applicable are not approved for installation as part of this special permit. Submit for separate Master Sign Program or Sign Review Application. Applications and requirements for submittal are available at the Planning Division's Public Front Counter. (Include this note on the site plan.) Conditions of Approval Conditional Use Permit No.C-05-43 February 22,2006 Page 10 PART E-CITY AND OTHER SERVICES FIRE PROTECTION REQUIREMENTS 1. Comply with the attached requirements of the Fire Department dated September 20, 2005 (Contact Fire Prevention,559/621-4141 for further information.) SOLID WASTE COLLECTION 2. Development shall be in accordance with attached memorandum from the Solid Waste Division dated October 4,2005. Contact Solid Waste Management Division,Public Utilities Department at 559/621-1811,between 8 a.m.and 9 a.m.regarding this issue. FLOOD CONTROL REQUIREMENTS 3. Comply with the attached Fresno Metropolitan Flood Control District memorandum,dated June 21, 2005. (Contact Fresno Metropolitan Flood Control District at 559/456-3292 for further information.) NOTE: The U.S.Environmental Protection Agency requires that a Notice of Intent for a general National Pollutant Discharge Elimination System permit be filed for all industrial uses listed in Attachment C provided by FMFCD and for any construction site of five or more acres of land. It is the Property or business owner's responsibility to ensure that the Notice of Intent is filed in accordance with the regulations Published in Volume 55 No.222 of the Federal Register. SCHOOL FEES 4. Comply with the attached correspondence from the Clovis Unified School District dated June 1, 2005. (Contact Clovis Unified School District.) Provide proof of payment(or no fee required)prior to issuance of building permits. STREET TREE REQUIREMENTS 5. Provide street trees per the attached memorandum from the Public Works Department dated September 28,2005. SAN JOAQUIN VALLEY AIR POLLUTION CONTROL DISTRICT 6. Comply with attached correspondence from the San Joaquin Valley Air Pollution Control District dated June 1,2005,and attached policies on dust and ozone mitigation. PART F-MISCELLANEOUS Approval of this site plan is contingent upon the submittal of corrected site plans showing all existing/proposed on-site conditions as reflected on all exhibits (dated September 7, 2005)and the following: 1. If archaeological and/or animal fossil material is encountered during project surveying,grading, excavating,or construction,work shall stop immediately. Conditions of Approval Conditional Use Permit No.C-05-43 February 22,2006 Page 11 2. If there are suspected human remains,the Fresno County Coroner shall be immediately contacted (business hours: 559/268-0109;after hours the contact phone number is 559/488-3111 for the Fresno County Sheriff=s Department). If remains or other archaeological material is possibly Native American in origin, the Native American Heritage Commission (phone number 916/653-4082) shall be immediately contacted, and the California Archaeological Inventory/Southern San Joaquin Valley Information Center(phone number 805/644-2289)shall be contacted to obtain a referral list of recognized archaeologists. If animal fossils are uncovered,the Museum of Paleontology at U.C.Berkeley shall be contacted to obtain a referral list of recognized paleontologists. An assessment shall be conducted by a paleontologist;if the paleontologist determines the material to be significant,a recommendation shall be made to the City as to any further site investigation or preservation measures. If there are suspected human remains,the Fresno County Coroner shall be immediately contacted. If the remains or other archaeological material is possibly Native American in origin,the Native American Heritage Commission(Phone:916/653-4082)shall be immediately contacted,and the California Archaeological Inventory/Southern San Joaquin Valley Information Center (Phone:805/644-2289)shall be contacted to obtain a referral list of recognized archaeologists.An archaeological assessment shall be conducted for the project,the site shall be formally recorded, and recommendations made to the City as to any further site investigation or site avoid a nce/preservation. All discretionary conditions of approval will ultimately be deemed mandatory upon final approval of this conditional use permit. DEB:Iel:WMaster Files Tract Maps T-54474C-05-43 COA File No.210.45 FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS PUBLIC AGENCY DEVELOPER Eq Mr.Gil Haro,Planning Manager WOODSIDE HOMES Planning&Development Department 1555 W.SHAW AVE. City of Fresno FRESNO,CA 93711 2600 Fresno Street _ Fresno,CA 93721 MAP NO. 5447 PRELIMINARY FEE(S)(See below) DRAINAGE AREA(S) ,. BV - DRAINAGE AREA BV $232,145.00 DATE -2 1-pS DRAINAGE AREA TOTAL FEE $232,145.00 The proposed development will generate storm runoff which produces potentially significant environmental impacts and which must be properly discharged and mitigated pursuant to the California Environmental Quality Act and the National Environmental Policy Act. The O District in cooperation with the City and County has developed and adopted the Storm Drainage and Flood Control Master Plan. Compliance with and implementation of this Master Plan by this development project will satisfy the drainage related CEQA/NEPA impact of the project mitigation requirements. The proposed development shall pay drainage fees pursuant to the Drainage Fee Ordinance prior to approval of the final map at the rates in effect at the time of such approval. The fee indicated above is based on the tentative map.Contact the FMFCD project engineer prior to approval of the final map for the fee. Considerations which may affect the fee obligation(s)or the timing or form of fee payment: y a) Fees related to undeveloped or phased portions of the project may be deferrable. b) Fees may be calculated based on the actual percentage of runoff if different than that typical for the zone district under which the development is being undertaken and if permanent provisions are made to assure that the site remains in that configuration. c) Master Plan storm drainage facilities may be constructed,or required to be constructed in lieu of paying fees. d) The actual cost incurred in constructing Master Plan drainage system facilities is credited against the drainage fee obligation. 5.1 5469 E.OLIVE- FRESNO,CA 93727- (559)456-3292-FAX(559)456-3194 Two sided document FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS Page 2 of 4 e) When the actual costs incurred in constructing Master Plan facilities exceeds the drainage fee obligation,reimbursement will be made for the excess costs from future fees collected by the District from other development. Approval of this development shall be conditioned upon compliance with these District Requirements. 1• a. Drainage from the site shall be directed to X b. Grading and drainage patterns Sha-11—be---id—entified on Exhibit No. I AL-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). X 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: Appears to be located within a _500 year 100 year flood prone area as designated on the latest Flood Insurance Rate Maps available to the District, necessitating appropriate floodplain management action. See attached Floodplain Policy X Does not appear to be located within a flood prone area. 5447 5469 E.OLIVE -FRESNO,CA 93727- (559)456-3292 -FAX(559)456-3194 Two sided dooumenf FRESNOMETROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS Page 3 of 4 6. The Federal Clean Water Act and the State General Permits for Storm Water Discharges Associated with Construction and Industrial Activities(State General Permits)require developers of construction projects disturbing one or more acres,and discharges associated with industrial activity not otherwise exempt from National Pollutant Discharge Elimination System(NPDES) permitting,to implement controls to reduce pollutants,prohibit the discharge of waters other than storm water to the municipal storm drain system,and meet water quality standards. These requirements apply both to pollutants generated during construction,and to those which may be generated by operations at the development after construction. a. State General Permit for Storm Water Discharges Associated with Construction Activities,approved August 1999,(modified December 2002.) A State General Construction Permit is required for all clearing,grading,and disturbances to the ground that result in soil disturbance of at least one acre(or less than one acre if part of a larger common plan of development or sale). Permittees are required to:submit a Notice of Intent to be covered and must pay a permit fee to the State Water Resources Control 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. 547 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.Lake Pro/6t Engineer: Jamie Miller District Engineer C: QUAD KNOPF 8405 N.FRESNO ST.,SUITE 300 FRESNO,CA 93720 swo 5469 E.OLIVE- FRESNO,CA 93727-(559)456-3292 -FAX(559)456-3194 Two sided document NOTE: THIS DRAWING IS SCM MATIC, DISTANCES ARE APPROXIMATE. L Lj Q I I W i V ---------------- J II ------------- I I — LU j �� jl� r K Q � � Ijm I U 7 II ----------36z---------- - ------------ ------------- SHIELDS --------- ABV'----�----� SHIELDS AVE. iF LEGEND Master Plan Facilities To Be Constructed By Developer- Pipeline(size Shown)&Inlet _----_ Master Plan Facilities To Be Constructed By Developer-Also Required of Tract 5237-Pipeline(size Shown)8 Inlet. —__— Master Plan Facilities To Be Constructed By Tract 5237-Pipeline(size Shown)&Inlet. Direction Of Drainage — Drainage Area Boundary SCALE 11100' ® Temporary Inlet To Be Constructed By Developer-Not Eligible For Fee Credit-Also Required Of Tract 5237 ------ Inlet Boundary TRACT 5447 EXHIBIT N0. DRAINAGE AREA:"BV" � t FRESNO METROPOLITAN FLOOD CONTROL DISTRICT cwsosarorcearntwcrmswiM axw��er sr are .mos uvem ar.— are — OTHER REQUIREMENTS ENIIIBIT NO.2 The cost of construction of Master Plan facilities,excluding dedication of storm drainage easements, is eligible for credit against the drainage fee of the drainage area served by the facilities. A Development Agreement shall be executed with the District to effect such credit. Reimbursement provisions, in accordance with the Drainage Fee Ordinance, will be included to the extent that Developer's Master Plan costs for an individual drainage area exceed the fee of said area. Should the facilities cost for such individual area total less than the fee of said area,the difference shall be paid upon demand to the City or District. A minimum fifteen-foot(I5')wide storm drain easement will be required whenever storm drain facilities are located on private property. No encroachments into the easement will be permitted including,but not limited to,foundations,roof overhangs,swimming pools,and trees. The required Master Plan facilities in Shields Avenue and Temperance Avenue have also been required of Tract 5237 as identified on Exhibit No. 1. If those facilities are completed prior to the development of this site,that portion of the construction requirement will be dropped. The construction of the aforementioned Master Plan facilities required by both Tract 5237 and Tract 5447 along with the construction of Master Plan facilities west of Temperance Avenue by Tract 5237 will provide Tract 5447 with permanent drainage service. If the Master Plan facilities west of Temperance Avenue are not constructed then Tract 5447 will not have permanent drainage service available and the District recommends temporary facilities until permanent drainage service is available. Development No. Tract 5447 engr\permits\exhibit2\tmct\54470m) San Joaquin Valley Air Pollution Control District June 1,2005 Reference No.C20050383 Dave Braun - p City of Fresno Vii',i RE D) Planning&Development 2600 Fresno St.,Third Floor Fresno,CA 93721-3604 'UN U 3 2005 Subject: T-5447,R-05-06,C-05-06—APN 310-270-01 Placa r;=ivlsion Deveiopm .,t Dear Mr.Braun, 17Y The San Joaquin Valley Unified Air Pollution Control District(District)has reviewed the project referenced above and offers the following comments: The entire San Joaquin Valley Air Basin is classified non-attainment for ozone and fine particulate matter (PM10). This project will contribute to the overall decline in air quality due to increased traffic and ongoing operational emissions. This project may generate significant air emissions and it will reduce the air quality in the San Joaquin Valley. The project will make it more difficult to meet mandated emission reductions and air quality standards. A concerted effort should be made to reduce project-related emissions as outlined below: Preliminary analysis indicated that the potential emissions from this project exceed the District's Thresholds of Significance for adverse air quality impacts. These thresholds are 10 tons per year for either of the following two ozone precursor emissions:reactive organic gases(ROG)or oxides of nitrogen (NOx). The District recommends the preparation of an Air Quality Impact Assessment (AQIA)and a Traffic Impact Study to determine impacts when projects are of this size, unless an analysis has been accomplished for a recent previous approval such as a general plan amendment or zone change. Please indicate to the District if the project has been analyzed and what the results were from any previous study. The District recommends using the URBEMIS 2002 Version 8.7 program to calculate project area and operational emissions and to identify mitigation measures that reduce impacts. URBEMIS can be dcvrnloaded from www.urbemis.com or the South Coast Air Quality Management District's website at: htto://www.agmd.gov/ceaa/urbemis.htm]. If the analysis reveals that the emissions generated by this project will exceed the District's thresholds,this project may significantly impact the ambient air quality if not sufficiently mitigated. The project applicant or consultant is encouraged to consult with District staff for assistance in determining appropriate methodology and model inputs. Questions regarding URBEMIS should be directed to Hector Guerra at(559)230-5800. Based on the information provided,the proposed project will be subject to the following District rules. The following items are rules that have been adopted by the District to reduce emissions throughout the San Joaquin Valley,and are required. Current District rules can be found at— htto://www.vallevair.org/rules/1 ruleslist htm. Regulation VIII(Fugitive PM10 Prohibitions)-Regulation VIII (Rules 8011-8081)is a series of rules designed to reduce PM10 emissions(predominantly dust/dirt)generated by human activity,including construction,road construction,bulk materials storage,landfill operations,etc. If a residential project is 10.0 or more acres in area,a Dust Control Plan must be submitted as specified in Section 6.3.1 of Rule 8021. If a residential site is 1.0 to less than 10.0 acres,an owner/operator must provide written Mr.Braun June 1,2005 T-5447,R-05-06,C-05-43 Page 2 notification to the District at least 48 hours prior to his/her intent to begin any earthmoving activities (see section 6.4.1). A compliance assistance bulletin has been enclosed for the applicant. A template of the District's Dust Control Plan is available at: htti)://www.vallevair.ora/busind/coml)ly/PM10/forms/DCP-Form°/*20--%2010 14 2004 odf Rule 4102 (Nuisance)applies to any source operation that emits or may emit air contaminants or other materials. In the event that the project or construction of the project creates a public nuisance, it could be in violation and be subject to District enforcement action. Rule 4103(Open Burning)regulates the burning of agricultural material. Agricultural material shall not be burned when the land use is converting from agriculture to nonagricultural purposes. In the event that the project burned or burns agricultural material,it would be in violation of Rule 4103 and be subject to District enforcement action. Rule 4601 (Architectural Coatings) limits volatile organic compounds from architectural coatings. This rule specifies architectural coatings storage,clean up and labeling requirements. Rule 4641 (Cutback,Slow Cure,and Emulsified Asphalt, Paving and Maintenance Operations). If asphalt paving will be used,then paving operations of this project will be subject to Rule 4641.This rule applies to the manufacture and use of cutback asphalt,slow cure asphalt and emulsified asphalt for paving and maintenance operations. Rule 4901(Wood Burning Fireplaces and Wood Burning Heaters)limits PM10 and PM2.5 emissions from residential development. Construction plans for residential developments may be affected by section 5.3,specifically: §5.3 Limitations on Wood Buming Fireplaces or Wood Burning Heaters in New Residential Developments. Beginning January 1,2004, 5.3.1 No person shall install a wood burning fireplace in a new residential development with a density greater than two(2)dwelling units per acre. 5.3.2 No person shall install more than two(2)EPA Phase It Certified wood burning heaters per acre in any new residential development with a density equal to or greater than three(3)dwelling units per acre. 5.3.3 No person shall install more than one(1)wood burning fireplace or wood burning heater per dwelling unit in any new residential development with a density equal to or less than two (2) dwelling units per acre. More information about Rule 4901 can be found at our website- www.valleyair.org. For compliance assistance, please contact Mr.Wayne Clarke,Air Quality Compliance Manager,at 230-5968. Rule 4902(Residential Water Heaters)limits emission of NOx from residential developments. The District encourages innovation in measures to reduce air quality impacts.There are a number of features that could be incorporated into the design/operation of this project to provide additional reductions of the overall level of emissions. (Note: Some of the measures may already exist as City development standards. Any measure selected should be implemented to the fullest extent possible.) The suggestions listed below should not be considered all-inclusive and remain options that the agency with the land-use authority should consider: • Trees should be carefully selected and located to protect the building(s)from energy consuming environmental conditions, and to shade paved areas. Trees should be selected to shade paved areas that will shade 50%of the area within 15 years. Structural soil should be used under paved areas to improve tree growth. A brochure has been included for the applicant. For Structural Soil see http://www.hort.cornell.edu/uhi/outreach/csc/ For Tree Selection see http://www.ufei.org For Urban Forestry see http://www coolcommunities ora htto://wcufre.ucdavis-edu http://www.lqc.org/bookstore/energv/downloads/siv tree guidelines odf Mr.Braun June 1,2005 T-5447,R-05-06,C-05-43 Page 3 • If transit service is available to the project site,improvements should be made to encourage its use. If transit service is not currently available,but is planned for the area in the future,easements should be reserved to provide for future improvements such as bus turnouts,loading areas,route signs and shade structures. Appropriations made to facilitate public or mass transit will help mitigate trips generated by the project. • Sidewalks and bikeways should be installed throughout as much of the project as possible to encourage walking and bicycling. Connections to nearby public uses and commercial areas should be made as direct as possible to promote walking for some trips. Pedestrian and bike-oriented design reduces motor vehicle usage and their effects on air quality. Sidewalks and bikeways should be designed to separate pedestrian and bicycle pathways from vehicle paths. Sidewalks and bikeways should be designed to be accommodating and appropriately sized for anticipated future pedestrian and bicycle use. Such pathways should be easy to navigate, designed to facilitate pedestrian movement through the project, and create a safe environment for all potential users (pedestrian, bicycle and disabled) from obstacles and automobiles. Mid-block paths should be installed to facilitate pedestrian movement through long blocks(over 500'in length)and cul-de-sacs. Pathways through the project should be built in anticipation of future growth/development. • As many energy conserving and emission reducing features as possible should be included in the project. Energy conservation measures include both energy conservation through design and operational energy conservation. Examples include(but are not limited to): Increased energy efficiency(above California Title 24 Requirements) See httl?://www.energy.ca.gov/title24/. Energy efficient widows(double pane and/or Low-E) Use Low and No-VOC coatings and paints. See South Coast's site for No-VOC Coatings at http://www.aqmd.gov/business/brochures/zerovoc.htm] High-albedo(reflecting)roofing material. See http://eetd.lbl.gov/coolroof/ Cool Paving. See http://www.harc.edu/harc/Projects/CoolHouston/,httd:/leande.lbl.gov/heatisland/ Radiant heat barrier. See http://www.eere.energy.gov/consumerinfo/refbriefs/bc7.html Energy efficient lighting,appliances,heating and cooling systems. See http://www.eneroystar.gov/ Install solar water-heating system(s) Install photovoltaic cells Install geothermal heat pump system(s) Programmable thermostat(s)for all heating and cooling systems Awnings or other shading mechanism for windows Porch,patio and walkway overhangs Ceiling fans,whole house fans Utilize passive solar cooling and heating designs. (e.g.natural convection,thermal flywheels) See http://www.eere.energy.gov/RE/solar passive html Utilize daylighting (natural lighting) systems such as skylights, light shelves, interior transom windows etc. See http:i/www.advancedbuildings.org Electrical outlets around the exterior of the unit(s) to encourage use of electric landscape maintenance equipment Pre-wire the unit(s)with high speed modem connections/DSL and extra phone lines Natural gas fireplaces(instead of wood-burning heaters) Natural gas lines (if available to this area) and electrical outlets in backyard or patio areas to encourage the use of gas and/or electric barbecues Low or non-polluting incentives items should be provided with each residential unit (such items could include electric lawn mowers,reel mowers,leaf vacuums,gas or electric barbecues,etc.) Exits to adjoining streets should be designed to reduce time to re-enter traffic from the project site More information can be found at: http://www.lgc.org.http://www.sustainable.doe.gov/.http://wvvw.consumereneMycenter.org/index.htmi http://www.ciwmb.ca.gov/GreenBuildin-q/ • The applicant should implement measures to reduce the amount of vehicle traffic to and from the project area that further reduce air pollution in the valley. This could include providing an information center for residents to coordinate carpooling. For more information visit the"Spare the Air"section of our website www.vallevair.org Mr.Braun June 1,2005 T-5447,R-05-06,C-05-43 Page 4 • The project should include as many clean alternative energy features as possible to promote energy self-sufficiency. Examples include(but are not limited to):photovoltaic cells,solar thermal electricity systems,small wind turbines,etc. Rebate and incentive programs are offered for alternative energy equipment. More information can found at- http://www.dsireusa.orc/, http://rredc.nrel.gov/, http://www.energy.ca.goy/renewables/ • Construction activity mitigation measures include: Limit traffic speeds on unpaved roads to 15 mph Install sandbags or other erosion control measures to prevent silt runoff to public roadways from sites with a slope greater than one percent Install wheel washers for all exiting trucks,or wash off all trucks and equipment leaving the site Install wind breaks at windward side(s)of construction areas Suspend excavation and grading activity when winds exceed 20 mph Limit area subject to excavation,grading,and other construction activity at any one time Use catalyst equipped diesel construction equipment. Limit the hours of operation of heavy duty equipment and/or the amount of equipment in use Replace fossil-fueled equipment with electrically driven equivalents(provided they are not run via a portable generator set) Curtail construction during periods of high ambient pollutant concentrations; this may include ceasing of construction activity during the peak-hour of vehicular traffic on adjacent roadways, and"Spare the Air Days"declared by the District. Implement activity management(e.g.rescheduling activities to reduce short-term impacts) During the smog season(May through October),lengthen the construction period to minimize the number of vehicles and equipment operating at the same time. Construction equipment should have engines that are Tier II(if available as certified by the Air Resources Board). Engines built after 1998 are cleaner Tier II engines. Tier I and Tier II(2.5 gram) engines have a significantly less PM and NOx emissions compared to uncontrolled engines. To find engines certified by the Air Resources Board, see http://www.arb.ca.gov/msi)rog/offroad/cerUcertphi). This site lists engines by type, then manufacturer. The "Executive Order" shows what Tier the engine is certified as. For more information on heavy-duty engines,please contact Mr.Kevin McCaffrey,Air Quality Specialist,at (559)230-5831. Off road trucks should be equipped with on-road engines when possible. Light Duty Cars and Trucks should be alternative fueled or hybrids. Minimize obstruction of traffic on adjacent roadways. District staff is available to meet with you and/or the applicant to further discuss the regulatory requirements that are associated with this project. If you have any questions or require further information,please call me at 230-5800. Sincerely, 01-1� Debbie Johnson Air Quality Specialist Central Region Enclosures c:file City of DATE: February 22,2006 REVISION TO: Dave Braun,Planner III Development Department,Planning Division THROUGH: Jose Luis Benavides,P.E.,Traffic Engineering Manager Public Works Department,Engineering Division FROM: Louise Monroe,Traffic Planning Supervisor Public Works Department,Engineering Division SUBJECT: TT 5447,Public Works Conditions of Approval (Shields:between Temperance and Locan) The Public Works Department,Traffic Planning Section,has completed its review of Tentative Tract Map 5447,which was submitted by WOODSIDE HOMES.The following requirements are to be placed on this tentative tract map as a condition of approval by the Public Works Department. General Conditions: Provide curb ramps at all corners within the limits of this subdivision. Underground all existing offsite overhead utilities with the limits of this map in accordance with Fresno Municipal Code Section 12-1011 and Resolution No.78-522/88-229. Submit the following plans,as applicable,in a single package,to the Planning and Development Department for review and approval:Street Construction,Signing,Striping,Traffic Signal and Streetlight and Trail Lighting,Signing and Striping. Frontage Improvement Reauirements: Major Streets: Locan Avenue:Collector 1. Dedicate 47'-55'of property,from section line,for public street purposes within the limits of this subdivision to meet the current City of Fresno Collector Standards. 2. Construct concrete curb,gutter and sidewalk to Public Works Standard P-5. The sidewalk pattern shall be constructed to a 10'residential pattern. 3. Construct 20'of permanent paving(measured from face of curb)within the limits of this sub- division. 4. Construct an underground street lighting system to Public Works Standard E-1 within the limits of this subdivision. Spacing and design shall conform to Public Works Standard E-8 for Collector Streets. 5. Relinquish direct vehicular access rights to Locan Avenue from all lots within this subdivision. Page 1 of 5 C:\DOCUME-1\DaveB\LOCALS-1\Temp\T-5447 revision SHIELDS BTWN TEMPERANCE&LOCAN.doc Shields Avenue:Arterial 1. Dedicate 55'-62'of property,from section line,for public street purposes within the limits of this subdivision to meet the City of Fresno's Arterial Standards. The additional right of way from the above 57'shall be dedicated adjacent to the intersection with Temperance Avenue for the construction of westbound dual left turns. 2. Construct concrete curb and gutter and sidewalk to Public Works Standard P-5. Construct sidewalk to a 10'residential pattern. 3. Construct 20'of permanent paving within the limits of this subdivision. 4. Construct an 80'bus bay curb and gutter at the northwest comer of Shields and Locan to Public Works Standard P-73,complete with a 10'monolithic sidewalk. 5. Construct an underground street lighting system to Public Works Standard E-1 within the limits of this subdivision. Spacing and design shall conform to Public Works Standard E-7 for Arterial Streets. 6. Relinquish direct vehicular access rights to Shields Avenue from all lots within this subdivision. Temperance Avenue:Expressway 1. Dedicate 76'-78'of property,from section line,for public street purposes,within the limits of this subdivision,to meet the modified City of Fresno Expressway Standards to allow for dual left turns. 2. Construct concrete curb and gutter to Public Works Standard P-5. The parkway shall be constructed to a 10'pattern. 3. Construct expressway barrier fencing per Public Works Standard P-74 and P-75. 4. Construct 20'of permanent paving within the limits of this tract and transition paving as necessary. 5. Construct an 80'bus bay curb and gutter at the northeast corner of Temperance and Shields to Public Works Standard P-73,complete with a 10'monolithic sidewalk. 6. Construct an underground street lighting system to Public Works Standard E-1 within the limits of this subdivision. Spacing and design shall conform to Public Works Standard E-10 for Expressways. 7. Relinquish direct vehicular access rights to Temperance Avenue from all lots within this subdivision. Interior Streets: Design and construct all curb,gutter,sidewalk,(both sides),permanent paving,cul-de-sacs,and underground street lighting systems on all interior local streets to Public Works Standards. Sidewalk patterns shall comply with Public Works Standards for 50'and 54'aad 66'streets. Any temporary dead-end streets created by this subdivision shall be properly barricaded in accordance with the Pubic Works Standard P-44. Specific Mitigation Requirements: 1. This tract will generate 149 a.m.1201 p.m.peak hour trips,therefore,a Traffic Impact Study(TIS) is required and has been submitted. Comply with the mitigation measure requirements of the Traffic Engineering Manager as stated in the attached letter dated June 16 2005. 2. Page 2 of 5 C:IDOCUME-11DaveB1LOCALS-11Temp1T-5447 revision SHIELDS BTWN TEMPERANCE&LOCAN.doc b. the south PFIDP84Y"Re ef'Ot 69. r.. the ea6t PFepeF[y'iA8 ef let 24 and 120 3. The intersection of: a. Shields and Applegate SGbaeideF Avenues shall be limited to right-in and right-out turns. b. Shields and Janice Avenues shall be designed with a full median opening to allow for left turns-in and left turns-out. 4. The first order of work shall include a minimum of two points of vehicular access to the major streets for any phase of this development. With the AXGeptdon ef North jaA"Ge Avenue.(URder th'A niiri,ent design theF8*6 A91i eAeUgh Feem 6. Dedicate 62'of property and provide medians at the following entrances:(7'residential pattern- 20'travel lane-8'median-20'travel lane-7'residential pattern). Provide cross section on the map. a. Shields Avenue at Janice b. Shields Avenue at Applegate 7. Irrigation/Canal Requirements: The developer shall enter into an agreement with the Fresno Irrigation District providing for piping the canal(s)and submit an executed copy of the agreement or commitment letter from FID to the Planning and Development Department. All piping shall be located outside of the proDosed street right of way. Any piping across city streets shall be rubber gasketed reinforced concrete pipe(RGRCP)constructed perpendicular to the street. Submit engineered plans to Pubic Works Department,Engineering Division for review and approval. 8. Locan Avenue:Collector non-UGM a. Dedicate and construct(2)17'center section travel lanes with 250'left tum lanes,at all major intersections. An additional 6'of paving shall be required adjacent to the 250'left turn lanes. Dedication shall be sufficient to accommodate additional paving and any other grading or transitions as necessary based on a 45 MPH design speed. b. Design and construct a Major Street Bridge at the intersection of Locan and the Gould No.97 Canal. Public Works will apply this requirement to a minimum of 4 other Subdivisions,with each subdivision being responsible for a fee no greater than 1/5 of the cost of said bridge. The timing of the bridge construction shall occur arigr to close out of this subdivision or at such time that the City Engineer deems necessary,whichever is earlier. 9. Construct transition paving on Shields Avenue,east of Locan,as necessary,based on a 50 MPH design speed. UGM Requirements: This Map is in UGM major street zone D-1/E-2;therefore pay all applicable UGM fees. Shields Avenue:Arterial 1. Dedicate and construct(2)17'center section travel lanes and a raised concrete Median island within the limits of this subdivision and continuing west to a point 1/4 mile west of Temperance. Construct a raised concrete median with 250'left turn pockets at all major intersections. Construct dual left turn lanes at the intersection of Shields and Temperance. Details of said street shall be depicted on the approved tentative tract map. Dedication shall be sufficient to accommodate arterial standard and any other grading or transitions as necessary based on a 55 MPH design speed. Page 3 of 5 C:\DOCUME-1\DaveB\LOCALS-I%Temp\T-5447 revision SHIELDS BTWN TEMPERANCE&LOCAN.doc 2. Install a signal pole with a 150-watt safety light to Public Works Standards at the northwest comer of Shields and Locan Avenues. Temperance Avenue: Expressway 1. Dedicate and construct(2)17'center section travel lanes and a raised concrete Median island with 250'left turn pockets at all major intersections within the limits of this subdivision. Provide dual-left turns at Temperance and Shields. Dedication shall be sufficient to accommodate additional paving and any other grading or transitions,as necessary,based on a 55 MPH design speed. 2. Dedicate and construct transition paving on Temperance south of Shields,as necessary,based on a 55 MPH design speed. 3. Design and construct a Major Street Bridge(69)at the intersection of Temperance and the Gould No.97 Canal. Public Works will apply this requirement to a minimum of 4 other subdivisions with each subdivision being responsible for a fee no greater than 115 of the cost of said bridge. The timing of the bridge construction shall occurrp for to close out of this subdivision or at such time that the City Engineer deems necessary,whichever is earlier. 4. Signalize the intersection of Temperance and Shields complete with actuation,signal pre-emption and left tum phasing. Page 4 of 5 C:IDOCUME-11DaveB1LOCALS-11Temp1T-5447 revision SHIELDS 8TWN TEMPERANCE&LOCAN.doc CITY OF FRESNO PUBLIC WORKS DEPARTMENT GAD PLAN CHECK GUIDE&REQUIREMENTS LIST ❑CALL OUT TRACT NUMBER ON GAD ❑LANE CONFIGURATIONS MATCH CONDITIONS OF APPROVAL ❑TURN POCKET LENGTHS ARE CALLED OUT AND CORRESPOND TO QUEUE LENGTHS IN TRAFFIC IMPACT STUDY ❑EXISTING AND PROPOSED CURBS AND MEDIAN ISLANDS ARE CLEARLY SHOWN ❑PERTINENT FEATURES SUCH AS EXISTING PARCELS,RAILROADS,FID CANALS ❑CONFORMS TO EXISTING CONDITIONS AT PROJECT LIMITS ❑EXISTING LANE WIDTHS ARE CALLED OUT AT CONFORM AREAS ❑GAD SHOWS PROPOSED WIDTH OF STREET RNV,CURB-TO-CURB DISTANCE,ALL TRAFFIC LANES, BIKE LANES,PARKING LANES AND MEDIAN ISLANDS ❑GAD CALLS OUT TRANSITION LENGTHS AND TAPERS EXPRESSED AS TRANSITION LENGTH PER OFFSET WIDTH(I.E.50:1 TAPER WOULD BE A 600'TRANSITION FOR A 12'OFFSET) ❑ALL CURVE DATA IS CALLED OUT. WHERE CURVES ARE CONCENTRIC,ONLY THE C/L OR CURB LINE NEEDS TO BE CALLED OUT. ❑THE C/L IS MATHEMATICALLY DEFINED WITH HORIZONTAL CONTROL IN CASES WHERE THE C/L DOES NOT FOLLOW THE SECTION LINE ❑BEARINGS AND DISTANCES ARE PROVIDED WHERE THE C/L OF CONSTRUCTION(NEW C/L OR SECTION LINE)IS NOT PARALLEL TO THE PROPOSED RNV,OR WHERE THE TWO SIDES OF A DIVIDED ROADWAY ARE NOT PARALLEL. ❑SHOW TRUCK TURNING TEMPLATES FOR ALL DUAL LEFT OR DUAL RIGHT TURNS AND ROUNDABOUTS ❑CROSSWALK LAYOUTS MEET CITY STANDARDS(4'FROM FACE OF CURB AT RAMP,10'WIDE,NO DOGLEGS,MEDIAN NOSES CLEAR OF CROSSWALK) ❑ PLANS INCLUDE PROJECT REFERENCE INFORMATION(Site Plan No.,C.U.P.No.,Rezone No.,Parcel Map No.or C.I.P.No.(PW ID,Fund,Org,KRA),NORTH ARROW,SCALE,TITLE BLOCK,OWNER'S NAME, ENGINEER PREPARED BY) ❑ FOR PROJECTS INCLUDING SIGNIFICANT VERTICAL GRADE CHANGES INCORPORATING MULTIPLE GRADE BREAKS OR VERTICAL CURVES,THE GAD SHOULD INCLUDE A PROPOSED MAJOR STREET C/L PROFILE(NOT NECESSARY FOR TYPICAL ROUTINE PROJECTS) Page 5 of 5 C:SDOCUME-111)aveB\LOCALS-11Temp1T-5447 revision SHIELDS BTWN TEMPERANCE&LOCAN.doc City of LIMCin\I_\I/� DATE: February 22,2006 REVISION TO: Dave Braun,Planner III Development Department,Planning Division THROUGH: Scott Mozier,P.E.,Traffic Engineering Manager Sve- Public Works Department,Engineering Division FROM: Louise Monroe,Traffic Planning Supervisor Public Works Department,Engineering Divisio SUBJECT: TT 5447,Public Works Conditions of Approval (Shields:between Temperance and Locan) The Public Works Department,Traffic Planning Section,has completed its review of Tentative Tract Map 5447,which was submitted by WOODSIDE HOMES.The following requirements are to be placed on this tentative tract map as a condition of approval by the Public Works Department. General Conditions: Provide curb ramps at all corners within the limits of this subdivision. Underground all existing offsite overhead utilities with the limits of this map in accordance with Fresno Municipal Code Section 12-1011 and Resolution No.78-522/88-229. Submit the following plans,as applicable,in a single package,to the Planning and Development Department for review and approval:Street Construction,Signing,Striping,Traffic Signal and Streetlight and Trail Lighting,Signing and Striping. Frontage Improvement Requirements: Major Streets: Locan Avenue:Collector 1. Dedicate 47'-55'of property,from section line,for public street purposes within the limits of this subdivision to meet the current City of Fresno Collector Standards. 2. Construct concrete curb,gutter and sidewalk to Public Works Standard P-5. The sidewalk pattern shall be constructed to a 10'residential pattern. 3. Construct 20'of permanent paving(measured from face of curb)within the limits of this sub- division. 4. Construct an underground street lighting system to Public Works Standard E-1 within the limits of this subdivision. Spacing and design shall conform to Public Works Standard E-8 for Collector Streets. 5. Relinquish direct vehicular access rights to Locan Avenue from all lots within this subdivision. Page 1 of 5 CALouise\TRACT MAPS\T-5447 revision SHIELDS BTWN TEMPERANCE&LOCAN.doc Shields Avenue:Arterial 1. Dedicate 55'-62'of property,from section line,for public street purposes within the limits of this subdivision to meet the City of Fresno's Arterial Standards. The additional right of way from the above 57'shall be dedicated adjacent to the intersection with Temperance Avenue for the construction of westbound dual left turns. 2. Construct concrete curb and gutter and sidewalk to Public Works Standard P-5. Construct sidewalk to a 10'residential pattern. 3. Construct 20'of permanent paving within the limits of this subdivision. 4. Construct an 80'bus bay curb and gutter at the northwest corner of Shields and Locan to Public Works Standard P-73,complete with a 10'monolithic sidewalk. 5. Construct an underground street lighting system to Public Works Standard E-1 within the limits of this subdivision. Spacing and design shall conform to Public Works Standard E-7 for Arterial Streets. 6. Relinquish direct vehicular access rights to Shields Avenue from all lots within this subdivision. Temperance Avenue:Expressway 1. Dedicate 76'-78'of property,from section line,for public street purposes,within the limits of this subdivision,to meet the modified City of Fresno Expressway Standards to allow for dual left turns. 2. Construct concrete curb and gutter to Public Works Standard P-5. The parkway shall be constructed to a 10'pattern. 3. Construct expressway barrier fencing per Public Works Standard P-74 and P-75. 4. Construct 20'of permanent paving within the limits of this tract and transition paving as necessary. 5. Construct an 80'bus bay curb and gutter at the northeast corner of Temperance and Shields to Public Works Standard P-73,complete with a 10'monolithic sidewalk. 6. Construct an underground street lighting system to Public Works Standard E-1 within the limits of this subdivision. Spacing and design shall conform to Public Works Standard E-10 for Expressways. 7. Relinquish direct vehicular access rights to Temperance Avenue from all lots within this subdivision. Interior Streets: Design and construct all curb,gutter,sidewalk,(both sides),permanent paving,cul-de-sacs,and underground street lighting systems on all interior local streets to Public Works Standards. Sidewalk patterns shall comply with Public Works Standards for 50'and 54'aad 56'streets. Any temporary dead-end streets created by this subdivision shall be properly barricaded in accordance with the Pubic Works Standard P-44. Specific Mitigation Requirements: 1. This tract will generate 149 a.m./201 p.m.peak hour trips,therefore,a Traffic Impact Study(TIS) is required and has been submitted. Comply with the mitigation measure requirements of the Traffic Engineering Manager as stated in the attached letter dated June 16 2005. Page 2 of 5 CALouise\TRACT MAPS\T-5447 revision SHIELDS BTWN TEMPERANCE&LOCAN-doc b. the 6OUth PFE)PeFty liRG Of let 69. e. the east PFOPeFty IOREI ef let 24 and 120 d. the west PFGPeF4y PRO 9f IGt 23. 3. The intersection of: a. Shields and ApplegateSehneider Avenues shall be limited to right-in and right-out turns. b. Shields and Janice Avenues shall be designed with a full median opening to allow for left turns-in and left turns-out. 4. The first order of work shall include a minimum of two points of vehicular access to the major streets for any phase of this development. 6. Dedicate 62'of property and provide medians at the following entrances:(7'residential pattern- 20'travel lane-8'median-20'travel lane-7'residential pattern). Provide cross section on the map. a. Shields Avenue at Janice b. Shields Avenue at Applegate 7. Irrigation/Canal Requirements: The developer shall enter into an agreement with the Fresno Irrigation District providing for piping the canal(s)and submit an executed copy of the agreement or commitment letter from FID to the Planning and Development Department. All piping shall be located outside of the proposed street right of way. Any piping across city streets shall be rubber gasketed reinforced concrete pipe(RGRCP)constructed perpendicular to the street. Submit engineered plans to Pubic Works Department,Engineering Division for review and approval. 8. Locan Avenue:Collector non-UGM a. Dedicate and construct(2)17'center section travel lanes with 250'left turn lanes,at all major intersections within the limits of this subdivision. An additional 6'of paving shall be required adjacent to the 250'left turn lanes. Dedication shall be sufficient to accommodate additional paving and any other grading or transitions as necessary based on a 45 MPH design speed. b. Design and construct a Major Street Bridge at the intersection of Locan and the Gould No.97 Canal. Public Works will apply this requirement to a minimum of 4 other Subdivisions,with each subdivision being responsible for a fee no greater than 1/5 of the cost of said bridge. The timing of the bridge construction shall occur rior to close out of this subdivision or at such time that the City Engineer deems necessary,whichever is earlier. 9. Construct transition paving on Shields Avenue,east of Locan,as necessary,based on a 50 MPH design speed. UGM Requirements: This Map is in UGM major street zone D-1/E-2;therefore pay all applicable UGM fees. Shields Avenue:Arterial 1. Dedicate and construct(2)17'center section travel lanes and a raised concrete Median island within the limits of this subdivision and continuing west to a point 1/4 mile west of Temperance. Construct a raised concrete median with 250'left turn pockets at all major intersections. Construct dual left turn lanes at the intersection of Shields and Temperance. Details of said street shall be depicted on the approved tentative tract map. Dedication shall be sufficient to Page 3 of 5 CALouise\TRACT MAPS\T-5447 revision SHIELDS BTWN TEMPERANCE&LOCAN.doc accommodate arterial standard and any other grading or transitions as necessary based on a 55 MPH design speed. 2. Install a signal pole with a 150-watt safety light to Public Works Standards at the northwest corner of Shields and Locan Avenues. Temperance Avenue: Expressway 1. Dedicate and construct(2)17'center section travel lanes and a raised concrete Median island with 250'left turn pockets at all major intersections within the limits of this subdivision. Provide dual-left turns at Temperance and Shields. Dedication shall be sufficient to accommodate additional paving and any other grading or transitions,as necessary,based on a 55 MPH design speed. 2. Dedicate and construct transition paving on Temperance south of Shields,as necessary,based on a 55 MPH design speed. 3. Design and construct a Major Street Bridge(69)at the intersection of Temperance and the Gould No.97 Canal. Public Works will apply this requirement to a minimum of 4 other subdivisions with each subdivision being responsible for a fee no greater than 1/5 of the cost of said bridge. The timing of the bridge construction shall occur prior to close out of this subdivision or at such time that the City Engineer deems necessary,whichever is earlier. 4. Signalize the intersection of Temperance and Shields complete with actuation,signal pre-emption and left turn phasing. Page 4 of 5 C:\Louise\TRACT MAPS\T-5447 revision SHIELDS BTW N TEMPERANCE&LOCAN.doc CITY OF FRESNO PUBLIC WORKS DEPARTMENT GAD PLAN CHECK GUIDE&REQUIREMENTS LIST ❑CALL OUT TRACT NUMBER ON GAD ❑LANE CONFIGURATIONS MATCH CONDITIONS OF APPROVAL ❑TURN POCKET LENGTHS ARE CALLED OUT AND CORRESPOND TO QUEUE LENGTHS IN TRAFFIC IMPACT STUDY ❑EXISTING AND PROPOSED CURBS AND MEDIAN ISLANDS ARE CLEARLY SHOWN ❑PERTINENT FEATURES SUCH AS EXISTING PARCELS,RAILROADS,FID CANALS ❑CONFORMS TO EXISTING CONDITIONS AT PROJECT LIMITS ❑EXISTING LANE WIDTHS ARE CALLED OUT AT CONFORM AREAS ❑GAD SHOWS PROPOSED WIDTH OF STREET RNV,CURB-TO-CURB DISTANCE,ALL TRAFFIC LANES, BIKE LANES,PARKING LANES AND MEDIAN ISLANDS ❑GAD CALLS OUT TRANSITION LENGTHS AND TAPERS EXPRESSED AS TRANSITION LENGTH PER OFFSET WIDTH(I.E.50:1 TAPER WOULD BE A 600'TRANSITION FOR A 12'OFFSET) ❑ALL CURVE DATA IS CALLED OUT. WHERE CURVES ARE CONCENTRIC,ONLY THE C/L OR CURB LINE NEEDS TO BE CALLED OUT. ❑THE C/L IS MATHEMATICALLY DEFINED WITH HORIZONTAL CONTROL IN CASES WHERE THE C/L DOES NOT FOLLOW THE SECTION LINE ❑BEARINGS AND DISTANCES ARE PROVIDED WHERE THE C/L OF CONSTRUCTION(NEW C/L OR SECTION LINE)IS NOT PARALLEL TO THE PROPOSED R/W,OR WHERE THE TWO SIDES OF A DIVIDED ROADWAY ARE NOT PARALLEL. ❑SHOW TRUCK TURNING TEMPLATES FOR ALL DUAL LEFT OR DUAL RIGHT TURNS AND ROUNDABOUTS ❑CROSSWALK LAYOUTS MEET CITY STANDARDS(4'FROM FACE OF CURB AT RAMP,10'WIDE,NO DOGLEGS,MEDIAN NOSES CLEAR OF CROSSWALK) ❑ PLANS INCLUDE PROJECT REFERENCE INFORMATION(Site Plan No.,C.U.P.No.,Rezone No.,Parcel Map No.or C.I.P.No.(PW ID,Fund,Org,KRA),NORTH ARROW,SCALE,TITLE BLOCK,OWNER'S NAME, ENGINEER PREPARED BY) ❑ FOR PROJECTS INCLUDING SIGNIFICANT VERTICAL GRADE CHANGES INCORPORATING MULTIPLE GRADE BREAKS OR VERTICAL CURVES,THE GAD SHOULD INCLUDE A PROPOSED MAJOR STREET C/L PROFILE(NOT NECESSARY FOR TYPICAL ROUTINE PROJECTS) Page 5 of 5 C:\Louise\TRACT MAPS\T-5447 revision SHIELDS BTWN TEMPERANCE&LOCAN.doc City of we DATE: June 14,2005 TO: Dave Braun,Planner III Development Department,Planning Division F'OR THROUGH: Jose Luis Benavides,P.E.,Traffic Engineering Manag Public Works Department,Engineering Division FROM: Louise Monroe,Traffic Planning Supervisor Public Works Department,Engineering Division SUBJECT: TT 5447,Public Works Conditions of Approval (Shields:between Temperance and Locan) The Public Works Department,Traffic Planning Section,has completed its review of Tentative Tract Map 5447,which was submitted by WOODSIDE HOMES.The following requirements are to be placed on this tentative tract map as a condition of approval by the Public Works Department. General Conditions: Provide curb ramps at all corners within the limits of this subdivision. Underground all existing offsite overhead utilities with the limits of this map in accordance with Fresno Municipal Code Section 12-1011 and Resolution No.78-522/88-229. Submit the following plans,as applicable,in a single package,to the Planning and Development Department for review and approval:Street Construction,Signing,Striping,Traffic Signal and Streetlight and Trail Lighting,Signing and Striping. Frontage Improvement Requirements: Major Streets: Locan Avenue:Collector 1. Dedicate 47'-55'of property,from section line,for public street purposes within the limits of this subdivision to meet the current City of Fresno Collector Standards. 2. Construct concrete curb,gutter and sidewalk to Public Works Standard P-5. The sidewalk pattern shall be constructed to a 10'residential pattern. 3. Construct 20'of permanent paving(measured from face of curb)within the limits of this sub- division. 4. Construct an underground street lighting system to Public Works Standard E-1 within the limits of this subdivision. Spacing and design shall conform to Public Works Standard E-8 for Collector Streets. 5. Relinquish direct vehicular access rights to Locan Avenue from all lots within this subdivision. Page 1 of 4 C1Louise\TRACT MAPS\T-5447 SHIELDS BTWN TEMPERANCE&LOCAN.doc Shields Avenue:Arterial 1. Dedicate 55'-62'of property,from section line,for public street purposes within the limits of this subdivision to meet the City of Fresno's Arterial Standards. The additional right of way from the above 57'shall be dedicated adjacent to the intersection with Temperance Avenue for the construction of westbound dual left turns. 2. Construct concrete curb and gutter and sidewalk to Public Works Standard P-5. Construct sidewalk to a 10'residential pattern. 3. Construct 20'of permanent paving within the limits of this subdivision. 4. Construct an 80'bus bay curb and gutter at the northwest corner of Shields and Locan to Public Works Standard P-73,complete with a 10'monolithic sidewalk. 5. Construct an underground street lighting system to Public Works Standard E-1 within the limits of this subdivision. Spacing and design shall conform to Public Works Standard E-7 for Arterial Streets. 6. Relinquish direct vehicular access rights to Shields Avenue from all lots within this subdivision. Temperance Avenue:Expressway 1. Dedicate 76'-78'of property,from section line,for public street purposes,within the limits of this subdivision,to meet the modified City of Fresno Expressway Standards 2. Construct concrete curb and gutter to Public Works Standard P-5. The parkway shall be constructed to a 10'pattern. 3. Construct expressway barrier fencing per Public Works Standard P-74 and P-75. 4. Construct 20'of permanent paving within the limits of this tract and transition paving as necessary. 5. Construct an 80'bus bay curb and gutter at the northeast corner of Temperance and Shields to Public Works Standard P-73,complete with a 10'monolithic sidewalk. 6. Construct an underground street lighting system to Public Works Standard E-1 within the limits of this subdivision. Spacing and design shall conform to Public Works Standard E-10 for Expressways. 7. Relinquish direct vehicular access rights to Temperance Avenue from all lots within this subdivision. Interior Streets: Design and construct all curb,gutter,sidewalk,(both sides),permanent paving,cul-de-sacs,and underground street lighting systems on all interior local streets to Public Works Standards. Sidewalk patterns shall comply with Public Works Standards for 50'and 54'and 56'streets. Any temporary dead-end streets created by this subdivision shall be properly barricaded in accordance with the Pubic Works Standard P-44. Specific Mitigation Requirements: 1. This tract will generate 192 a.m./259 p.m.peak hour trips,therefore,a Traffic Impact Study(TIS) is required and has been submitted. Comply with the mitigation measure requirements of the Traffic Engineering Manager as stated in the attached letter dated June 16 2005. 2. Relinquish direct vehicular access rights to: a. the north property line of lot 1. b. the south property line of lot 69. Page 2 of 4 C:1Louise\TRACT MAPSIT-5447 SHIELDS BTWN TEMPERANCE&LOCAN.doc c. the east property line of lot 24 and 130. d. the west property line of lot 23. 3. The intersection of: a. Shields and Schneider Avenues shall be limited to right-in and right-out turns. b. Shields and Janice Avenues shall be designed with a full median opening to allow for left turns-in and left turns-out. 4. The first order of work shall include a minimum of two points of vehicular access to the major streets for any phase of this development. 5. Redesign the existing lofting configuration to provide for wider lots or create private interior streets with the exception of North Janice Avenue.(Under the current design there is not enough room for on street parking,proposed utilities,landscaping,etc.) 6. Redesign the entrance at Janice from Shields to 62'of right of way to provide for a raised median island for traffic calming measures. (7'from property line to curb-20'from curb to median-8' median-20'from median to curb-7'from curb to property line) 7. Irrigation/Canal Requirements: The developer shall enter into an agreement with the Fresno Irrigation District providing for piping the canal(s)and submit an executed copy of the agreement or commitment letter from FID to the Planning and Development Department. All piping shall be located outside of the proposed street right of way. Any piping across city streets shall be rubber gasketed reinforced concrete pipe(RGRCP)constructed perpendicular to the street. Submit engineered plans to Pubic Works Department,Engineering Division for review and approval. 8. Locan Avenue:Collector non-UGM a. Dedicate and construct(2)17'center section travel lanes with 250'left turn lanes,at all major intersections. An additional 6'of paving shall be required adjacent to the 250'left turn lanes. Dedication shall be sufficient to accommodate additional paving and any other grading or transitions as necessary based on a 45 MPH design speed. b. Design and construct a Major Street Bridge at the intersection of Locan and the Gould No.97 Canal. Public Works will apply this requirement to a minimum of 4 other Subdivisions,with each subdivision being responsible for a fee no greater than 1/5 of the cost of said bridge. The timing of the bridge construction shall occur Drior to close out of this subdivision or at such time that the City Engineer deems necessary,whichever is earlier. 9. Construct transition paving on Shields Avenue,east of Locan,as necessary,based on a 50 MPH design speed. UGM Requirements: This Map is in UGM major street zone D-1/E-2;therefore pay all applicable UGM fees. Shields Avenue:Arterial 1. Dedicate and construct(2)17'center section travel lanes and a raised concrete Median island within the limits of this subdivision and continuing west to a point Y,mile west of Temperance. Construct a raised concrete median with 250'left turn pockets at all major intersections. Construct dual left turn lanes at the intersection of Shields and Temperance. Details of said street shall be depicted on the approved tentative tract map. Dedication shall be sufficient to accommodate arterial standard and any other grading or transitions as necessary based on a 55 MPH design speed. 2. Install a signal pole with a 150-watt safety light to Public Works Standards at the northwest corner of Shields and Locan Avenues. Page 3 of 4 C:\Louise\TRACT MAPSIT-5447 SHIELDS BTWN TEMPERANCE&LOCAN.doc Temperance Avenue: Expressway 1. Dedicate and construct(2)17'center section travel lanes and a raised concrete Median island with 250'left turn pockets at all major intersections within the limits of this subdivision. Provide dual-left turns at Temperance and Shields. Dedication shall be sufficient to accommodate additional paving and any other grading or transitions,as necessary,based on a 55 MPH design speed. 2. Dedicate and construct transition paving on Temperance south of Shields,as necessary,based on a 55 MPH design speed. 3. Design and construct a Major Street Bridge at the intersection of Temperance and the Gould No. 97 Canal.Public Works will apply this requirement to a minimum of 4 other subdivisions with each subdivision being responsible for a fee no greater than 1/5 of the cost of said bridge. The timing of the bridge construction shall occur rior to close out of this subdivision or at such time that the City Engineer deems necessary,whichever is earlier. 4. Signalize the intersection of Temperance and Shields complete with actuation,signal pre-emption and left turn phasing. Page 4 of 4 C:\Louise\TRACT MAPSIT-5447 SHIELDS BTWN TEMPERANCE&LOCANAd Fresno bVIAPIllrd A A M City of 'IIII MG=, \I/ City Hall 559-621-8800 Public Works Department 2600 Fresno Street,Rm.4064 David Healey,Director Fresno,CA 93721-3623 www.fresno.gov June 16,2005 Peters Engineering Group John Rowland 55 Shaw Avenue,Suite 220 Clovis,CA 93612 SUBJECT: REVISED RESPONSE TO TRAFFIC IMPACT STUDY(TIS)FOR T5447 LOCATED AT THE NORTHEAST CORNER OF TEMPERANCE AND SHIELDS AVENUE We reviewed the Traffic Impact Study(TIS)for the proposed subdivision with 240 single-family residential units. Based on the ITE Trip Generation manual,this project will generate 2,328 daily trips,199 AM and 226 PM peak hour trips. The City has the following comments to the traffic impact study: As a mitigation measure,this project shall: 1. In the 2025 conditions,Temperance Avenue is programmed for dual lefts,all around,at the intersection with Shields Avenue. The traffic impact study shall revise the Synchro analysis for said intersections with dual left-tums in the north and southbound directions.Revise the LOS in Table 5 in an addendum to this study. 2. As a condition of the tentative tract map,the Owner/Developer shall signalize the intersection of Temperance and Shields Avenue. Said signals shall be placed at its ultimate location based on the 2025 General Plan Circulation Element. Eligible work at this intersection can be credited against the required Traffic Signal Mitigation Impact Fee(TSMI fee)in item number 4 below.This proposed construction of this signal shall include,but not limited to the following: a. The intersection shall be signalized to City of Fresno Standards complete with actuation, left turn phasing,and signal pre-emption 3. This project shall pay its Traffic Signal Mitigation Impact Fee(TSMI Fee)at the time of building permit based on the trip generation rate(s)as set forth in the latest edition of the ITE Generation Manual. The fee amount is 240(units)x 414.69(fee rate as shown in the Master Fee Schedule)_ $99,526.00. 4. This subdivision shall comply with the conditions of approval set forth in tentative tract 5447. If you have any further questions regarding this matter,please contact David Padilla at(559)621-8798 or David.Pad i Ila(a)fres no.00v. Sincerely, cam`_ Jose Luis Benavides,P.E.,Traffic Engineering Manager ublic Works Department,Engineering Services C: Traffic Engineering Reading File David Braun,City of Fresno Mr.Seth Ure;Pleasant Valley Investment,LLC;1555 W.Shaw Avenue;Fresno,CA.93711 L:\Traffic Planning Section\Traffic Impact Studies\T5447 nee Temperance at Shields REVISED.Am City of C�C��I�v%G rn��.%lf DEPARTMENT OF PUBLIC UTILITIES Date: June 8,2005 To: SHELBY CHAMBERLAIN,Planner III Planning and Development Department,Current Planning -1-AA From: DOUG BECKER,Supervising Engineering Technician L-/e Department of Public Utilities,Planning and Engineering Subject: SANITARY SEWER AND WATER REQUIREMENTS FOR T-5447,R-05-06,&C-05-43 General T-5447/UGM,R-05-06&C-05-43 propose a 256-lot single-family residential planned development subdivision,rezoning from the R-A/UGM to the R-1/UGM zone district on 37.75 acres located on the north side of East Shields Avenue between North Temperance and North Locan Avenues. Sanitary sewer service The City of Fresno currently does not own capacity in the Fowler Avenue Trunk Sewer line north of Tulare Avenue;however,the City of Fresno has negotiated a temporary exchange and interim use of capacity owned by the City of Clovis in the Fowler Avenue Trunk Sewer. This exchange of capacity is conditioned upon Fresno replacing Clovis'capacity with capacity in future facilities agreeable to Clovis and at a cost yet to be determined. Whereas,the necessary and appropriate fees for future replacement of Clovis'Fowler Avenue Trunk Sewer capacity have not been established and adopted by the City Council;the Developer in-lieu of constructing separate sanitary sewer facilities that would otherwise be required of this project(to provide for collection and conveyance of sanitary sewage discharged from the project to an approved point of discharge to the Sewer System located south of Tulare Avenue)shall provide payment of an"Interim Fee Surety"in the amount of$574 per living unit or living unit equivalent for the impending fees. Said"Interim Fee Surety"may be deferred through a Fee Deferral Agreement to the issuance of a building permit. Following adoption of a fee established for replacement of Clovis'capacity in the Fowler Avenue Trunk Sewer by the City Council,"Interim Fee Sureties"provided by the Developer shall be applied to the established fee and any amounts in excess shall be refunded. Sanitary sewer service A 24-inch sewer main is located in East Shields Avenue at North Armstrong Ave to serve the project.The following conditions are required to provide sewer service to the project.Sewer mains shall be installed before street improvements and paving. 1. Construct a 24-inch and an 18-inch sewer main in East Shields Avenue from North Armstrong Avenue east to North Temperance Avenue. 2. Construct a 12-inch sewer main in East Shields Avenue from North Temperance Avenue east to North Locan Avenue. 3. Construct a 12-inch in North Temperance Avenue from East Shields Avenue north across the project frontage. 4. Construct a 10-inch sewer main in North Locan Avenue from East Shields Avenue north across the parcel frontage. 5. Sanitary sewer main connections shall not be allowed to North Temperance Avenue through easements. 6. Sanitary sewer mains shall be extended within the proposed tract to provide sewer service to each lot created. 7. Separate sewer house branches shall be provided for each lot created. 8. Public sewer facilities shall be constructed in accordance with Public Works Department standards,specifications,and policies. Water service A 16-inch water main is located in East Shields Avenue at North Armstrong Avenue to serve the proposed project.The following conditions are required to provide water service to the project.Water mains shall be installed before street improvements and paving. 1. Construct a 16-inch transmission grid water main(including installation of City fire hydrants)in East Shields Avenue from North Armstrong Avenue east to North Locan Avenue. 2. Construct a 16-inch transmission grid water main(including installation of City fire hydrants)in North Temperance Avenue from East Shields Avenue north across the frontage of the tract. 3. Construct a 14-inch transmission grid water main(including installation of City fire hydrants)in North Locan Avenue from East Shields Avenue north across the frontage of the tract. 4. Water mains(including installation of City fire hydrants)shall be extended within the proposed tract to provide water service to each lot created. 5. Separate water services with meter boxes shall be provided to each lot created. 6. 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 total of 600 gallons per minute.Well sites shall be of a size and at a location acceptable to the Water Systems Manager.The cost of acquiring the well site(s)and construction of the well(s)shall be reimbursed from the UGM Water Supply Well Service Area Fund 501s,in accordance with established UGM policies. 7. Water well construction shall include wellhead treatment facilities,if required and provided there are insufficient funds available in the UGM Wellhead Treatment Fund for the area.The cost of constructing wellhead treatment facilities shall be reimbursed from UGM Wellhead Treatment Service Area Fund 501 s,in accordance with established UGM policies. 8. Dedicate a water supply and treatment site for installation of an above ground water storage and treatment facility that will be installed and/or constructed by the City.The site shall be of size and at a location acceptable to the Water Systems Manager for such purposes.The cost of acquiring the site shall be reimbursed from UGM Water Supply Well Service Area 501s,in accordance with established UGM policies. 9. Two independent sources of water,meeting Federal and State Drinking Water Act Standards,are required to serve the tract including any subsequent phases thereof.The two-source requirement may be accomplished through any combination of water main extensions,construction of supply wells,or other acceptable sources of water supply approved by the Water Systems Manager. 10.All public water facilities shall be constructed in accordance with Public Works Department standards,specifications,and policies. Urban Growth Manaeement The proposed project site is located within the UGM Service areas. 1. 1994 Bond Debt S.A#501s. 2. Recharge S.A#501s. 3. Wellhead Treatment Fund S.A#501s. 4. Water Supply Well S.A#501s. Fresno City of 2000 Department of Public Utilities Solid Waste Division 1325 E.EI Dorado • Fresno,California 93706.2014 (559)498-1452 October 4, 2005 TO: Dave Braun, Planner III Development Department,Planning Divisionp THROUGH: Robert Weakley,Chief of Operations ��"T Department of Public Utilities, Solid Waste Division FROM: Donna Leslie, Staff Assistant 11�) Department of Public Utilities, Solid Waste Division SUBJECT: REVISED-TT 5447, Solid Waste Conditions of Approval The Department of Public Utilities,Solid Waste Division,has completed a review of the Revised Vesting Tentative Tract Map 5447 which was submitted by Quad Knopf. The following requirements and conditions are to be placed on this vesting tentative tract map as a condition of approval by the Department of Public Utilities. General Requirements: • Tract 5447 will be serviced as Single Family Residential properties with Basic Container Service. Property owners will receive 3 containers to be used as follows: 1 Gray container for solid waste,I Green container for green waste and 1 Blue container for recyclable material. • The owners,lessees or other tenants of the residential dwellings on service day,before 6:00 a.m.,shall place their solid waste containers at the edge of the curb approximately 4 feet apart and not blocking any vehicle accesses in accordance with the City of Fresno's Solid Waste Management Division Standards. • Per Municipal Code,Section 9404 Solid Waste Disposal Regulations,Section C,10. No Solid Waste container nor residential rubbish shall be allowed to remain at the curbline after 8:00 p.m.on the collection day. Special Conditions: • All streets shall connect to one another or a temporary turnaround shall be provided. Turnaround shall be large enough to accommodate a solid waste vehicle with a turning radius of 44'. Tr5447-Page I of 2 Covenant Requirements: • There shall be no parking allowed in any of the cul-de-sacs on the solid waste service day. The following lots shall be clear of all vehicles by 6:00 a.m. Lots 30-35 on North Hanson Avenue Lots 62-67 on North Park Avenue Lots 78-83 on North Coventry Avenue Lots 102-107 on North Homet Avenue Lots 118-123 on North Ryan Avenue Lots 134-139 on North Greenfield Avenue Lots 150-155 on North Jessica Avenue Lots 166-171 on North Megan Avenue JXonditions of Approval_TT5447 DEPARTME ,. T OF PUBLIC WORKS TO: Dave Braun, Planner III Planning Division FROM: Ann Lillie,Senior Engineering Technician(559.621.8690) DATE: September 28,2005 SUBJECT: Tentative Subdivision Map T-5447(Located north side of East Shields between North Temperance and North Locan Avenues) The Department of Public Works has reviewed the Tentative Subdivision Map proposed by Woodside Homes,on engineering plans prepared by Quad Knopf,dated March 2005. The Department of Public Works offers the following comments regarding the Street Tree,Buffer/Parkway and Median Island Landscape conditions. GENERAL REQUIREMENTS The Public Works Department will require review of Landscape and Irrigation Plans for Temperance, Shields and Locan Avenues. See attached for plan requirements. STREET TREES REQUIREMENTS 1. The subdivider is required to provide street trees on all public street frontages and the dedication planting and buffer landscaping easements. Street trees shall be planted at the rate of one tree for each 60'of street frontage. Tree planting shall be within a 10'Planting and Public Utility Easement. Street trees shall be planted by the Developer. The subdivider is required to provide automatic drip irrigation for all street trees. The irrigation system shall comply with FMC 12-306-23. Tree species to be planted as follows: STREET NAME STREET TREE SPECIES/COMMON NAME East Shields Avenue Nyssa sylvatica-Tupelo East Locan Avenue Platanus acerifolia`Columbia'-Sycamore The Buffer landscaping along South Temperance Avenue shall match the planting scheme of the adjacent Tract 5237 just to the north. The tree species are Nyssa sylvatica,Cinnamomum camphora and Laurus nobius. 2. Street Tree Planting by Developer:For those lots having internal street tree frontage available for street tree planting,the developer shall plant one tree for each 60'of street frontage,or one tree per lot having street frontage,whichever is greater. a. Street tree inspection fees shall be collected for each 60'of public street frontage or one tree per lot whichever is greater. b. Street trees shall be planted in accordance with the City of Fresno,Department of Public Works "Standard Specifications." c. Landscape plans shall indicate street tree planting locations and species. Landscape plans shall be reviewed and approved by the Department of Public Works,Engineering Services. A street tree planting permit shall be required for all residential street tree planting. d. Performance and payment securities,paid with final map,will be released when all landscaping installed on public and/or city controlled property is in conformance with the Specifications of the City of Fresno. e. Upon acceptance of the required work,warranty security shall be furnished to or retained by the city for guaranty and warranty of the work for a period of ninety days following acceptance. BUFFER LANDSCAPING&MAINTENANCE REQUIREMENTS 1. The subdivider is required to provide long term maintenance for the landscape in the landscape easements and rights-of-way.The subdivider may petition for annexation in the Community Facilities District,or may form a Home Owner's Association. 2. Buffer Maintenance Through Annexation to the Community Facilities District. Landscape and Irrigation plans are required and shall be submitted to the Department ofPublic Works for review and approval prior to a Council approval of the final map. Plans shall be numbered to conform to and be included in the Department ofPublic Works street construction plan set for the final map.These fees are applicable when the subdivider elects to maintain the buffer landscaping by annexing to the city's Community Facilities District. A. Landscaping shall comply with Landscape Buffer Development Standards approved by the City Council on October 2,1990. Landscape and irrigation plans shall comply with Sections 12-306-23 &24 and 14-121 of the Fresno Municipal Code regarding Water Efficient Landscaping and Buffer landscaping. B. Should the proposed landscape buffers and/or parkway strips be located next to an existing buffer and/or parkway strip,the planting concept shall simulate the adjacent landscape design to present a more uniform appearance on the street. Variances in the landscape concept will be acceptable,but the design of the new landscape buffer and/or parkway strip shall strive to mimic the existing as much as possible. C. Landscape plans shall indicate grades on a cross-section detail to include fencing or wall details. All fencing shall be placed outside the landscape easement. Maximum slopes shall not exceed 4:1 with I foot of level ground between the slope and the back of the side walk and/or face of fence. Erosion control measures shall be implemented on all slopes of 4:1,including the use of synthetic erosion control netting in combination with ground cover species approved by the Department of Public Works/engineering Services Division. D.The water meter(s)serving the buffer landscaping shall be sized for the anticipated service flows. E. 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. F. Landscaping in the right-of-way and landscape setback adjacent to water well sites shall be the responsibility of the City of Fresno Water Division and may not be included in the CFD. MEDIAN ISLAND LANDSCAPE REQUIREMENTS 1. When existing median islands front onto the proposed development project,applicants shall be required to submit plans showing the location and configuration of all median islands fronting the proposed project for review and evaluation for median island landscaping requirements. Existing utilities,including,but n„t limited to city water lines/service points,sanitary sewer,storm drains, electrical lines,existing landscaping including trees,shrubs,ground cover beds,irrigation facilities, and other miscellaneous landscape features shall also be clearly defined. 2. Median island landscaping is required in North Temperance Avenue from East Shields Avenue to East Dakota Avenue and in East Shields Avenue in accordance with FMC section 12-306-24. The subdivider shall be responsible for providing water service and irrigation to the landscaped median islands. In addition,the Public Works Department requires 2 foot wide colored concrete strips on all proposed median islands with a 12 inch by 12 inch slate pattern in brick red. OUTLOTS 1. The Department of Public Works will not be responsible for the maintenance of any outlots if they are not included into the CFD2. If the oudots are to be included into the CFD2,the Department of Public Works will require approving landscape and irrigation plans prior to inclusion into the CFD2. TRAIL REQUIREMENTS 1. The trail shall be constructed in accordance with the"Master Trails Manual.” The subdivider is responsible for the trail construction. The subdivider is responsible for all landscape and irrigation improvements for and within the trail. Construction plans shall be submitted and shall include landscaping and automatic drip irrigation design.Trail cross-sections will be required with submittal of Street Plans and Landscaping/Imgation Plans for review and approval.These plans shall be approved by the Department of Public Works. Landscaping within the regional/multipurpose trail shall include large,medium and low-growing shrubs planted from 3 to 6 feet apart depending on variety,and trees spaced approximately 25 to 45 feet apart to provide 50%shade coverage onto the planting area and pathway.Landscaping adjacent to walls or fences shall comply with"Landscaped Buffer Development Standards." All planting areas shall be irrigated with an automatic system. City of PUBLIC WORKS DEPARTMENT DATE: June 16,2005 TO: DAVE BRAUN,Planner III Planning and Development Department FROM: JOE PAFF,Senior Engineering Technician Public Works Department SUBJECT: CONDITIONS FOR VESTING TENTATIVE TRACT 5447 AND COMMUNITY FACILITIES DISTRICT 1. The long term maintenance of the following items is the ultimate responsibility of the owner/developer. If approved by Council,the following features may be maintained by a Community Facilities District. • Maintenance of all Landscaping and Irrigation systems as approved by the Public Works Department within the street easements and the landscape easements along the property lines that side or back-onto N.Temperance,N.Locan and E.Shields Avenues. • Maintenance of all Landscaping and Irrigation systems as approved by the Public Works Department within Outlot A. • Maintenance of all Landscaping and Irrigation systems as approved by the Public Works Department within the tract entry areas of E.Fountain,N.Janice and N.Schneider. • Maintenance of Sidewalks and Street Furniture as approved by the Public Works Department within the street easements and the landscape easements along the property lines border N. Temperance,N.Locan and E.Shields Avenues. • Maintenance of all interior Local Street Pavement,Curbs,Gutters,Sidewalks,Medians and Street Furniture as approved by the Public Works Department within the boundary of the tentative map. • Maintenance and operating costs of all Street Lights as approved by the Public Works Department within the boundary of the tentative map. • Maintenance of all Street Trees as approved by the Public Works Department within the boundary of the tentative map. 2. Proceedings to place the Final Map into a CFD may not commence until the territory has been annexed into the City of Fresno. 3. Construction plans for all features to be maintained by a CFD for a final map shall be included in the final map submission to the Development Department for processing. 4. Should the Council or owner/developer choose not to include the maintenance of the items listed in section 1 above in a CFD,the property owner/developer shall provide for the maintenance of all of the above items by the property owners. Any change affecting the Items in these conditions requires revision of this letter of conditions. If you have any questions,please call me at 621-8695 c:PW File No.10770 File'AwordkidZ&napreview\tt5447 condi ions �,u�aa�r��>✓r City of v� k, ICIDICt��' I/ h V r1111C�9 e14& `� I Fire Department 450 M Street � ,. Randy R.Bruegman Fresno,California 93721-3083 fi Fire Chief 559-621 4000 FAX#559-498-4261 www.fresno.gov Date 9-20-05 TO: Dave Braun,Planner III DevelopmentDgpartment,Planning Division FROM: Mike Schmidt,Supervising Fire Prevention Inspector Fire Prevention Bureau SUBJECT: Tentative Tract No.5447 The Fire Department has completed a review of the Vesting Tentative Tract Map 5447, which was submitted by Quad Knopf. The following requirements and conditions are to be placed on this vesting tentative tract map as a condition of approval by the Fire Department. General Requirements: This project is within 3 miles of Fire Station No.1.0. This project is subject to UGM Fire service fees for Undesignated Service Fee Areas. Provide residential hydrants and fire flows per Public Works standards with two sources of water. Access is not acceptable: Provide a second point of access for N. Hanson (over length cul de sac)or fire sprinkler all structures on lots 29—36. Note: Phasing of tract will require re-review for access requirements. For tracts with sprinklered houses: Fire sprinklered houses require a minimum 1'/x" water service for fire sprinkler/domestic supply. Provisions must be made accordingly. w COUP County of Fresno Department of Community Health Edward L.Moreno,M.D.,Interim Director O� is56 Q FR�C� May 27,2005 �I I\�'Lid,IVIT 999999999 L00010539 PE 2602 Dave Braun JUPj 0 1 2D05 City of Fresno planning Division Development Department DevFion,nani Del agmen± 2600 Fresno Street CITY OF FREST'O Fresno,CA 93721 Dear Mr. Braun: PROJECT NUMBER: T-5447/R-05-06/C-05-43 PROJECT DESCRIPTION AND LOCATION:256-lot single-family residential planned development subdivision,rezoning from R-A/UGM to R-1/UGM on 37.75 acres located on the north side of East Shields Avenue between North Temperance and North Locan. LIST THE SPECIFIC ADVERSE IMPACTS IN YOUR AREA OF EXPERTISE WHICH MAY RESULT FROM APPROVAL OF THE PROPOSED PROJECT. PLEASE LIST SPECIFIC MITIGATION MEASURES THAT YOU WOULD RECOMMEND AS CONDITIONS OF PROJECT APPROVAL TO REDUCE ANY SIGNIFICANT ADVERSE IMPACTS. [ j AN ENVIRONMENTAL IMPACT REPORT: The project has the potential to result in significant adverse environmental impacts. [X] A NEGATIVE DECLARATION: The project may have adverse impacts but impacts can be mitigated without further study or are not serious enough to warrant an Environmental Impact Report. [ ] NEITHER OF THE ABOVE,INSUFFICIENT INFORMATION TO DRAW ANY CONCLUSIONS: The following additional information should be provided: • Construction permits for the 256-lot residential subdivision should be subject to assurance of sewer capacity of the Regional Wastewater Treatment Facility. Concurrence should be obtained from the California Regional Water Quality Control Board(RWQCB). For more information,contact staff at(559)445-5116. • Construction permits for the 256-lot residential subdivision should be subject to assurance that the City of Fresno community water system has the capacity and 1221 Fulton Mall/P.O.Box 11867/Fresno,California 93775/(559)445-3357/FAX(559)445-3379 Eu 1 Employment Ovwo icv•AtFnnati-Action•Disabled Emolover Dave Braun T-5447/R-05-06/C-05-43 May 27,2005 Page 2 quality to serve this project. Concurrence should be obtained from the State Department of Health Services, Division of Drinking Water and Environmental Management(DDWEM). For more information call(559)447-3300. • The Fresno County Department of Community Health is concerned that abandoned water wells are not being properly destroyed,particularly with respect to new development projects. As city boundaries expand,community services are provided to areas originally served only by individual domestic and agricultural wells. Improper abandonment of such wells presents a significant risk of contaminating the city's community water supply. For this reason,when development occurs,it is extremely important to ensure the safe and proper destruction of all abandoned water wells. Prior to destruction of any existing agricultural well(s),a sample of the upper most fluid in the well column should be sampled for lubricating oil. The presence of oil staining around the well may indicate the use of lubricating oil to maintain the well pump. Should lubricating oil be found in the well,the oil should be removed from the well prior to placement of fill material for destruction. The"oily water"removed from the well must be handled in accordance with federal,state and local government requirements. Transportation of these materials on public roadways may require special permits and licensure. The Department of Community Health is available to provide consultation in cooperation with your city in order to encourage the proper destruction of wells and safeguard our water quality. City staff may contact Ed Yamamoto, Environmental Health Specialist,Water Surveillance Program,at(559)445-3357 for more information. • Appropriate measures should be incorporated into the project to minimize potentially significant short-term localized noise impacts to noise sensitive receivers caused by the operation of construction equipment. Construction specifications for the project should require that all construction equipment be maintained according to the manufacturers'specifications,and that noise generating construction equipment be equipped with mufflers. In addition,consideration should be given to limiting noise- generating construction activities to daytime hours as specified in your municipal code. • The conditions as described in the"Conclusions"section on page seven(7)of the Acoustical Analysis should be accepted as mitigation measures for the project. Without these measures the proposed noise sensitive receivers will be subjected to a level of noise in excess of the City of Fresno Noise Element standards. Dave Braun T-5447/R-05-06/C-05-43 May 27,2005 Page 2 • Although not specified in the"Conclusions and Recommendations"section,the Acoustical Analysis clearly indicates that the recommended sound wall will not mitigate noise impacts for two-story homes located in the first row along Temperance Avenue. It is recommended that two-story homes not be built on lots 159-170. REVIEWED BY: Kathleen oyer, Environmental Health Specialist III (559)445-3357 kb cc: Ed Yamamoto,Environmental Health Division T-5447 Pleasant Valley Investments Pacific Gas and S Electric Company 487 W.Shaw Avenue,Bldg.B Fresno,CA 93704 June 2,2005 JUN p 7 2005 Mr.Dave Braun City of Fresno Development Department Planning Division-Land Division Section 2600 Fresno Street,Room 3043 Fresno,CA 93721-3604 RE: Vesting Tentative Tract No.5447 Dear Mr.Braun: Pacific Gas and Electric Company(PG&E)is in receipt of the vesting tentative Tract Map referenced above. Our office,Land Planning and Routing,is responsible for siting and location of new power line facilities,including new electrical substations and gas facilities. These power line facilities(50,000 volts to 200,000 volts)serve the distribution facilities(12,000 volts to 21,000 volts)that are typically used by residential consumers by bringing additional power to local substations in the area of the new electrical loads. When the distribution facilities are atrisk of becoming inadequate, new power lines and substations must be constructed to meet the demand. We appreciate being included for review of new subdivisions as each development creates a cumulative impact on existing facilities. Although an effort is made through CEQA to reduce energy uses,additional incremental loads cannot be avoided.Through its design this project appears to take into account passive energy savings. Fortunately,PG&E has recognized the need for additional distribution power in this area. Working with the City of Fresno,PG&E has acquired a parcel of land for the construction of a new electrical substation near the intersection of Shields and Armstrong. This proposed tract will be served from the new Airways Substation. Additionally,a new power line will be constructed from the intersection of Clovis Avenue and Belmont to the new substation. No significant impacts to the electric system are anticipated by the construction of this tract,provided the new substation is constructed as scheduled. PG&E is currently in the planning and design phase and will be moving forward with this construction very soon. Additional distribution facilities may be required to serve the tract. This information comes from another department within PG&E that,works directly with the developer. Mr.Dave Braun -2- June 2,2005 Thank you again. We appreciate the opportunity to review and comment on this tentative map as well as others that may be forthcoming in the future. Should you have any questions or concerns regarding this matter,please contact Mr.Galen Raymond at telephone number(559)435-3688 or me at(559)263-5236. Sincerely, Steve Spielman, LS Land Project Analyst "'- PHONE(559)233-7161 FAX(559)233-8227 --�� - - 2907 SOUTH MAPLE AVENUE - "=Y' -- ._ -- FRESNO,CALIFORNIA 93725-2218 Your Most Valuable Resource-Water May 19,2005 �' `J �-VV MAY 2 0 2005 Mr.Dave Braun City of Fresno Planning Division ment Department Davaiopnni Depa'm�tni Develo P P Planning Divisiun 2600 Fresno Street,Room 3043 Fresno,CA 93721-3604 RE: VTTM No.5447,RA No.R-05-06&CUP NO.C-05-43—FID's Gow No.99 Canal Dear Mr.Braun: FID's comments and requests are as follows: 1. FID's Cow No. 99 pipeline traverses the subject property in an exclusive easement recorded on December 14, 1976, as Document No. 111718, in Book 6706 Page 622, Official Records of Fresno County. 2. The section of pipeline located on the applicants property is currently being relocated in a temporary alignment as part of the requirements for the Tract 5237 improvements. FID suggests the applicant and/or the applicant's engineer contact FID's Ramon Lopez at 233-7161 extension 322 at their earliest convenience so that the pipeline can be permanently located within the project. 3. FID requires the applicant replace the existing pipe with new pipe of the same diameter in accordance with FID standards and that the applicant enter into an agreement with FID for that purpose. 4. FID does not have records indicating the age of or the materials used for the culvert located at Shields and Locan Avenues.Should any street or intersection improvements be necessary FID recommends the culvert be replaced as part of the subject project. 5. FID requires the applicant submit a grading and drainage plan for FID approval which shows that the proposed development will not endanger the structural integrity of the pipeline,or result in drainage patterns that will adversely affect FID or the applicant. 6. FID requires 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 party to signing the final map. 7. FID requires all trail improvements and easements for trail purposes be outside FID's easement and that no portion of said easements shall be in common use. Agencies\City\VTTM5447 R-05-06 C-05-43 BOARD OF President JACOB ANDRESEN,Vice-President JEFFERY G. BOSWELL DIRECTORS JEFF NEELY,EDDIE NIEDERFRANK.STEVEN G.BALLS,General Manager GARY SERRATO Mr.Dave Braun May 19,2005 Page 2 of 2 8. FID will require a Common Use of Easements Agreement between FID and the City of Fresno for all Public Utility and Landscape easements which overlap FID's easement. Thank you for submitting-this for our review. Please feel free to contact me with any questions or concerns at 233-7161 extension 317 or biohnsonafresnoirrigation.com. Sincerely, Bret Johnson Engineering Technician I Cc: Woodside Homes Quad Knopf Agen6es\City\VTFM5447 R-05-06 C-0543 JUN. 2.2005 3:44PM CLOVIS UNIF SCH DIST NO.684 P.1 'd, CLOVIS U N I F I E D June 1,2005 SCHOOL DISTRICT r1 Dave Braun,Planner III JUN 0 2 2005 14SDNERNOONAYME City of Fresno CLADM[AMII.O56T Planning&Development Department P!e^"•'•� Vii'+�s�o� 2600 Fresno Street,Third Floor sss�n.9DOD CITr Fresno,CA 93721-3604 OF Pn_---tJ0 wwvtJ°NsuW.KlZuuf SUBJECT: Tentative Tract No.5447,Rezone No.R-05-06,CUP No.C-05-43 North side of Shields between Temperance and Locan Dear Mr_Braun: aov1W4WCV0A0 &R T'ne purpose of this letter is to provide school district information relative to the HerTori above-referenced application and to comply with Business and Professions Code W. Rkh Lab.epF. section 11010, subdivision (b)(11)(A) regarding the provision of school-related RWwd la4e,CP.A. uK.be1e I.sa°dw.i information to the subdivider/owner and the State Department of Real Estate. ;kn V.V.IkM..a.D.Da S°..°NL W.U-.D.H.Sc Residential development resulting from the project will affect the District by generating students that will need to be housed in District schools.Assuming that the project site will be developed with 256 new single family units, the following comments can be made at this time: 1. The number of students generated by the project is estimated as follows:grades AOMPASMAnm K-6,101 students;grades 7-8,27 students;grades 9-12,42 students. Tart'br.mcy.EMD. sup.,kN.d.^1 2. Elementary School Information: WSW.R.W,EMD. "WftS.p."` .W (a) The subject land is presently within the attendance area of the elementary WNW L KW..Ed.D. A�ees°pa —d-' school(grades K-6)listed below,but will be within the attendance area of WW1AS11L—C� : a new elementary school as of the 2006-07 school year(see item 2(b)) ta"°`L r°°`s'Ed-D. School Name: Freedom Elementary School Aa.°Oate SuperBdelNrnt '*"] Address: 2955 Gettysburg,Clovis,CA 93611 Telephone: (559)327-8500 Capacity: 700 Enrollment: 770(CBEDS Enrollment 2004-05 School Year) (b) The District is planning to construct a new elementary school on the Reagan Education Center site at the northwest comer of Ashlan and Leonard Avenues.The new school is expected to be completed and open for the 2006-07 school year.The project site will be within the attendance area of the new school. In addition, the District is acquiring a new elementary school site at the southeast comer of Dakota and Armstrong Avenues.The construction of schools on these sites will allow the District to keep pace with anticipated development activity in the southeast area of the District. JUN. 2.2005 3:45PM CLOVIS UNIF SCH DIST NO.664 P.2 Dave Braun lune 1,2005 Page 2 (c) Because of rapid growth in the District and the District's plans for construction of new school facilities,it is possible that(1)adjustment of school attendance areas could occur in the future such that students residing in the project area may be required to attend an elementary school other than Freedom, and(2)students residing in the project area may attend more than one elementary school within the District during their elementary school years. 3. Intermediate and High School Information: (a) The project area is currently served by the following intermediate school (grades 7-3)and high school(grades 9-12): School Name: Reyburn Intermediate School Address: 4300 N.DeWolf,Clovis,CA 93611 Telephone: (559)327-4500 Capacity. 1,377 Enrollment: 1,472(CBEDS Enrollment 2004-05 School Year) School Name: Clovis East High School Address: 4343 N.Leonard,Clovis,CA 93611 Telephone: (559)3274000 Capacity: 2,700 Enrollment: 2,555(CBEDS Enrollment 2004-05 School Year) (b) The District will be locating an educational center in the portion of the District south of the Gould Canal,which will include a high school,an intermediate school and other facilities.The future construction of these facilities will allow the District to keep pace with anticipated development activity in the southeast area of the District. 4. Bus transportation is currently provided for grades K-6 students residing further than one mile from school and for grades 7-12 students residing further than two and one-half miles from school. Transportation will be available for students attending the above-identified elementary, intermediate and high schools in accordance with District standards in effect at the time of enrollment. 5. The District currently levies a school facilities fee of$2.42 per square foot for residential development. The fee is adjusted periodically in accordance with law and may increase or decrease.New development on the subject property will be subject to the fee in place at the time fee certificates are obtained. JUN. 2.2005 3:45PM CLOVIS UNIF SCH DIST NO.684 P.3 Dave Braun June 1,2005 Page 3 The District hereby requests that the information in this letter be provided by the owner/subdivider to all prospective purchasers of property within the project. Tbank you for the opportunity to comment on the project.Please contact me if you have any questions regarding this letter. ,Sincerely, Bill McGuire Associate Superintendent Administrative Services r Fresno krityll u1 m.clp City Of zoo r�l�—�'a�i�►� City Hall 559-621-8800 Public Works Department 2600 Fresno Street,Rm.4064 David Healey,Director Fresno,CA 93721-3623 www.fresno.cov June 16,2005 Peters Engineering Group John Rowland 55 Shaw Avenue,Suite 220 Clovis,CA 93612 SUBJECT: REVISED RESPONSE TO TRAFFIC IMPACT STUDY(TIS)FOR T5447 LOCATED AT THE NORTHEAST CORNER OF TEMPERANCE AND SHIELDS AVENUE We reviewed the Traffic Impact Study(TIS)for the proposed subdivision with 240 single-family residential units. Based on the ITE Trip Generation manual,this project will generate 2,328 daily trips,199 AM and 226 PM peak hour trips. The City has the following comments to the traffic impact study: As a mitigation measure,this project shall: 1. In the 2025 conditions,Temperance Avenue is programmed for dual lefts,all around,at the intersection with Shields Avenue. The traffic impact study shall revise the Synchro analysis for said intersections with dual left-turns in the north and southbound directions.Revise the LOS in Table 5 in an addendum to this study. 2. As a condition of the tentative tract map,the Owner/Developer shall signalize the intersection of Temperance and Shields Avenue. Said signals shall be placed at its ultimate location based on the 2025 General Plan Circulation Element. Eligible work at this intersection can be credited against the required Traffic Signal Mitigation Impact Fee(TSMI fee)in item number 4 below.This proposed construction of this signal shall include,but not limited to the following: a. The intersection shall be signalized to City of Fresno Standards complete with actuation, left turn phasing,and signal pre-emption 3. This project shall pay its Traffic Signal Mitigation Impact Fee(TSMI Fee)at the time of building permit based on the trip generation rate(s)as set forth in the latest edition of the ITE Generation Manual. The fee amount is 240(units)x 414.69(fee rate as shown in the Master Fee Schedule)_ $99,526.00. 4. This subdivision shall comply with the conditions of approval set forth in tentative tract 5447. If you have any further questions regarding this matter,please contact David Padilla at(559)621-8798 or David.Padilla d)fresno.gov. Sincerely, Jose Luis Benavides,P.E.,Traffc Engineering Manager ublic Works Department,Engineering Services C: Traffic Engineering Reading File David Braun,City of Fresno Mr.Seth Ure;Pleasant Valley Investment,LLC;1555 W.Shaw Avenue;Fresno,CA.93711 L:\TratTic Planning Section\Traffic Impact Studies\T5447 nee Temperance at Shields REVISED.doc