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Home My WebLink AboutT-5450 - Conditions of Approval - 12/28/2005 REPORT TO THE PLANNING COMMISSION AGENDA ITEM NO. x COMMISSION MEETING 1-1 -!,,-OS July 13, 2005 APPROVED BY FROM: STAFF, Planning Division �"� � Planningand Development De p DEPARTMEN SUBJECT: CONSIDERATION OF VESTING TENTATIVE TRACT MAP NO. 5450/U M, CONDITIONAL USE PERMIT APPLICATION NO. C-04-334 AND ENVIRONMENTAL FINDING FOR ENVIRONMENTAL ASSESSMENT NO. C-04-334/T-5450 EXECUTIVE SUMMARY Vesting Tentative Tract Map No. 5450/UGM and Conditional Use Permit Application No. C-04-334, filed by Sunnyside Partners LLC, proposes the development of approximately 20 acres of R-2/UGM (Low Density Multiple Family Residential/Urban Growth Management) zoned property located at the southwest corner of South Fowler and East Church Avenues. Vesting Tentative Tract Map No. 5450/UGM proposes to subdivide the subject property into a 118-lot single family residential planned unit development with 3 outlots. Conditional Use Permit Application No. C-04-334 is a request to develop the subdivision with gated private streets, 2 outlots for open space, landscaping and access, 1 outlot for a municipal water well site, increased lot coverage, reduced lot sizes and reduced front, rear and side yard setbacks. This map is supported by staff and the Roosevelt Community Plan Citizens Advisory Committee. The application would bring the subject property into conformance with the Roosevelt Community Plan and the 2025 Fresno General Plan, pursuant to Section 12-403-B-2 of the Fresno Municipal Code. PROJECT INFORMATION PROJECT A 118-lot single family residential subdivision to be developed at an overall density of 5.9 dwelling units per acre. The planned development will have gated private streets, 2 outlots for open space, landscaping and access, 1 outlot for a municipal water well site, increased lot coverage, reduced lot sizes and reduced front, rear and side yard setbacks. APPLICANT Sunnyside Partners (Engineer: Gary Giannetta) LOCATION Southwest corner of South Fowler and East Church Avenues (Council District 5, Councilmember Dages) SITE SIZE 20 acres LAND USE Existing - Vacant Proposed - Single Family Residential ZONING Existing - R-2/UGM (Low Density Multiple Family Residential/Urban Growth Management) PLAN DESIGNATION The proposed 118-lot single family residential subdivision is consistent AND CONSISTENCY with the existing 2025 Fresno General Plan and the Roosevelt Community Plan designation of the site for medium-high density residential,land use (10.38 to 18.15 units per acre) and the R-2/UGM zone district ENVIRONMENTAL Finding of Conformity to the 2025 Fresno General Plan Master FINDING Environmental Impact Report (MEIR No. 10103) dated June 16, 2005 a~ _ RT TO THE PLANNING COMMISSION ,ng Tentative Tract Map No. 5450/UGM _ iditional Use Permit Application No. C-04-334 y 13, 2005 age 2 / PLAN COMMITTEE The Roosevelt Community Plan Advisory Committee, at its meeting RECOMMENDATION on April 11, 2005, unanimously recommended approval of the vesting tentative tract map and conditional use permit applications STAFF Approve the vesting tentative tract map and conditional use permit RECOMMENDATION application subject to compliance with the conditions of approval BORDERING PROPERTY INFORMATION Planned Land Use Existing Zoning Existing Land Use North Medium Low Density AE-5/UGM Agricultural Residential Exclusive Five Acre Agriculture/Urban Growth Management South Community Commercial AE-5/UGM Vacant Exclusive Five Acre Agriculture/Urban Growth Management East Medium Density AE-5/UGM Rural Residential and Residential Exclusive Five Acre Agriculture/Urban Agricultural Growth Management West Medium Density R-1/UGM Vacant Residential Single Family Residential/Urban Growth (Tract 5248 approved for site) Management ENVIRONMENTAL FINDING The initial study prepared for Environmental Assessment No. T-5450/C-04-334 considered potential environmental impacts associated with the subject conditional use permit application and vesting tentative tract map request. The study indicates that the project, if approved, would conform to the medium-high density residential planned land use designation and land use policies of the 2025 Fresno General Plan and is within the scope of Master Environmental Impact Report No..10130. Therefore, staff has issued a finding that the project proposal is in conformance to the 2025 Fresno General Plan Master Environmental Impact Report (MEIR No. 10130) dated June 16, 2005, which incorporates a MEIR Mitigation Monitoring Checklist. This environmental finding was properly published with no comments received within the 20-day review and comment period which ended on July 6, 2005. BACKGROUND/ ANALYSIS The applicant, Sunnyside Partners, has filed Vesting Tentative Tract Map No. 5450/UGM and Conditional Use Permit Application No. C-04-334 for 20 acres of R-2/UGM (Low Density Multiple Family Residential/Urban Growth Managemeno zoned property located at the southwest corner of South Fowler and East Church Avenues. Vesting Tentative Tract Map No. 5450/UGM proposes to subdivide the subject property into a 118-lot single family residential planned unit development with 3 outlots. Conditional Use Permit Application No. C-04-334 is a request to develop the subdivision with gated private streets, 2 outlots for open space, landscaping and access, 1 outlot for a municipal water well site, increased lot coverage, reduced lot sizes and reduced front, rear and side yard setbacks. According to the land use consistency table adopted with the 2025 Fresno General Plan (and applied within all A a REPORT TO THE PLANNING COMMISSION r.Vesting Tentative Tract Map No. 5450/UGM Conditional Use Permit Application No. C-04-334 July 13, 2005 Page 3 community plans), the existing medium-high density residential designation allows for 10.38 to 18.15 dwelling units per acre. Fresno Municipal Code Section 12-403-B allows for a project to be'developed at the next lowest planneddensity, which in this case would be the medium density residential planned land use designation. The medium density designation allows for 4.99 to 10.37.dwelling units per acre. The proposed subdivision density is 5.9 dwelling units. per acre and is therefore consistent with the 2025 Fresno General Plan and the Roosevelt Community Plan. Surrounding land uses are characterized by single family residential uses to the west, vacant land to the south and rural residential/agricultural to the east and north. Roosevelt Community Plan Citizens' Advisory Committee The Roosevelt Community Plan Citizens' Advisory Committee reviewed the proposed tentative tract map and conditional use permit applications at its meeting on April 11, 2005, and unanimously recommended approval of the proposed project. Circulation Element Plan Policies and Major Street System Traffic Capacity According to the 2025 Fresno General Plan Transportation Element (Exhibit 7), South Fowler Avenue is defined as an arterial street and East Church Avenue is a collector street. Arterial streets are required to be developed with two travel lanes in each direction separated by a median island to control left-turn and crossing vehicular movements. Collector streets are typically developed with a total of two to four lanes without a median island although in some locations they may have a continuous center left-turn lane. At this location, however, Church Avenue will have a median island which will accommodate the existing overhead high-voltage transmission lines. All street standards provide for a widened pavement width at major street intersections to allow for exclusive left-turn and right-turn lanes as well as bus bays or turnouts. The Public Works Department Traffic Division has reviewed the proposed development and has determined that the streets relating to the site will be able to carry the quantity and kind of traffic generated subject to several improvements. These improvements include dedicating and constructing transition paving within the limits of the tract; installing curb, gutter, sidewalk; and construction of an underground street lighting system. When the City of Fresno Master Environmental Impact Report (MEIR) No. 10130 was certified by the City Council for the 2025 Fresno General Plan, a determination was made to require project-specific traffic assessments for projects which would generate 100 or more vehicle trips during weekday peak hours. Given the number of lots in this project, a special traffic study was required. A traffic analysis, dated September 2004, was prepared by TPG Consulting Inc. for Plan Amendment No. A-03-18 and Rezone Application No. R-03-79 which established the medium-high density residential planned land use and R-2/UGM/cz zone district for the project site. Those plan amendment and rezone applications also included the adjacent 122-acre project site where the recently approved Tentative Tract No. 5248/UGM, a 424-dwelling unit single family residential subdivision, is located. The traffic study was prepared assuming that the current 20-acre project site would be developed with 304 dwelling units which represented a typical multiple family development since a specific project was not known at that time. The current tentative tract map application that has been proposed for the site only has 118 dwelling units. This represents a significant decrease in the amount of traffic that will be generated by this site. According to the Institute of Transportation Engineers (ITE) Trip Generation handbook (6`h Edition), the vehicle trips generated per day for the proposed single family residential project (1,129 VTD) are approximately one-half of the trips generated by the subject site in the traffic study (2,043 VTD). However, the recommendations of the traffic analysis prepared by TPG Consulting Inc. have also been implemented for the current project and are incorporated into the project's conditions of approval. Therefore, staff has determined that the project now proposed has been sufficiently evaluated and does not require any further traffic mitigation measures. , r REPORT TO THE PLANNING COMMISSION Vesting Tentative Tract Map No. 5450/UGM Conditional Use Permit Application No. C-04-334 July 13, 2005 Page 4 The Public Works Department staff has concluded that this project will not cause unanticipated impacts upon the city's transportation system and that project impacts are mitigable through the city's standard Urban Growth Management (UGM) process and project requirements for developments that abut major streets. In concert with the other developments that are approved pursuant to the 2025 Fresno General Plan, the development will be required to install improvements and to pay fees toward development of the major. street system consistent with the Public Facilities Element of the general plan and will be required to participate in the installation of traffic control measures (e.g., signals, stop lights, etc.) installed per UGM policies and ongoing traffic studies. State Department of Transportation (Caltrans) The Caltrans staff has submitted the attached comments dated April 25, 2005, indicating that the proposed project will not have a significant.impact the state highway system. Staff has considered Caltrans comments in preparing the initial study and determined that this project does not create any impacts, including cumulative impacts, that were not identified in MEIR No. 10130. City staff notes that potential cumulative traffic impacts of full buildout of the 2025 Fresno General Plan were analyzed in MEIR No. 10130. Although the City has met its legal obligations for addressing impacts to the state highway system for purposes of CEQA, the City has not ruled out working with Caltrans to obtain fees for the state highway system for projects such as this one. At this time, the City does not have a legally permissible means for collecting fees for such a purpose. A legally permissible means for collecting impact fees under the Mitigation Fee Act (California Government Code §§ 60000, et seq.), among other things, would require a capital improvement plan, a nexus/rough proportionality study that demonstrated a property owner/developer's proportionate share of costs to those capital improvements, and an accounting system for using funds collected. Along with other cities and Fresno County, the City of Fresno has partnered with the Fresno County Council of Governments and Caltrans on a regional study of state highway facility capacity and measures needed to preserve and improve capacity of those facilities. A Partnership in Planning grant has been obtained to complete a regional freeway deficiency study for the greater Fresno-Clovis-Madera Metropolitan area. This study focuses on facilities projected to be most impacted by projected increases in traffic, identification of the sources and.patterns of vehicle traffic within the greater metropolitan area and the improvements that would be necessary to provide adequate vehicular capacity. Findings from this study may allow proportionate traffic impact fees to be implemented by cities and counties in the study area, upon adoption by the respective jurisdictions. In addition to a proportionate share study, a mechanism would be needed for the City to collect traffic impact fees and either hold those funds or deliver them to a separate agency for improvements to facilities the City does not control or maintain. The City has offered to cooperate with Caltrans in developing such a mechanism, including using the model used by the City for collecting fees for FMFCD and/or entering into a Joint Powers Authority or an MOU. Staff representatives of the City of Fresno and Caltrans continue to conference in order to identify a mutually agreeable strategy to implement a fair and equitable traffic impact fee for state highway facilities. Conditional Use Permit Application No. C-04-334 Conditional Use Permit Application No. C-04-334 was filed in conjunction with Vesting Tentative Tract Map No. 5450/UGM to allow the subdivision to be developed as a planned unit development with gated private streets, 2 outlots for open space, landscaping and access, 1 outlot for a municipal water well site, increased lot coverage, reduced lot sizes and reduced front, rear and side yard setbacks. There are two gated entrances to the subdivision: the main entrance will be located on Fowler Avenue and an REPORT TO THE PLANNING COMMISSION Vesting Tentative Tract Map No. 5450/UGM Conditional Use Permit Application No. C-04-334 July 13, 2005. Page 5 emergency-only access point to Church Avenue. There are 3 outlots proposed within the subdivision, in addition to the 118 lots which will be developed with single family residences. Outlot A, as shown on Exhibit "A-1" dated June 21, 2005, will provide access and some limited landscaping; Outlot B will provide access throughout the subdivision; and Outlot C will be a municipal water well pump site. The R-2/UGM zone district does not specify a -minimum lot area requirement for each lot within a planned development subdivision. However, the district does stipulate a population density requirement which specifies that there be not more than one dwelling unit for every 2,700 square feet of site area. The building setbacks on each lot have been modified to allow for minimum front yards of 15 feet, rear yards of 8 feet and side yards, including street side yards on corner lots, of 5 feet. Although not every driveway may be long enough to accommodate cars parking in the driveway, every house design in this subdivision provides for a two-car garage. There will also be on-street parking throughout the entire subdivision. Laridscaping/Walls Given that the proposed subdivision is adjacent to two major streets, the applicant will be required to construct a 6-foot high solid wall at the rear of the required landscape setback along the northerly (along Church Avenue) and easterly (along South Fowler Avenue) boundaries of the site. These walls will mitigate the adverse effect of noise generated by traffic traveling on the adjacent streets. There will be 15 feet of landscaping along all lots that back or side onto South Fowler and East Church Avenues and two trees are required to be planted in the front yard of each lot. In addition, there will also be landscaping along the required pedestrian trail that will be located along the easterly boundary of the project site, adjacent to South Fowler Avenue. Tentative Tract Map Findings The Subdivision Map Act (California Government Code Section 66400 et. seq.) requires that a proposed subdivision not be approved unless the map, together with its design and improvements, is found to be consistent with the General Plan and any applicable specific plan (Finding No. 1 below). State law further provides that the proposed subdivision map be denied if any one of the Finding Nos. 2- 5 below is made in the negative. In addition, State law requires that a subdivision be found to provide for future passive and natural heating or cooling opportunities in the subdivision development (Finding No. 6 below). 1. The proposed subdivision map, together with its design and improvements, is consistent with the City's 2025 General Plan (there is not an applicable specific plan), because the Roosevelt Community Plan designates the site for medium-high density residential land uses and the project design meets the density and zoning ordinance criteria for development in this plan designation. 2. This site is physically suitable for the proposed type and density of development, because conditions of approval will ensure adequate access and drainage on and off the site. 3. 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 ensure that the subdivision conforms with City health and safety standards. REPORT TO THE PLANNING COMMISSION Vesting Tentative Tract Map No. 5450/UGM Conditional Use Permit Application No. C-04-334 July 13, 2005 Page 6 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, Finding a' }r The subject site is approximately 20 acres in size and has an adequate amount of space, if developed in accordance with the project's site plan, to meet all applicable requirements of the ` x tip: Code and as established in the Special Permit Conditions of Approval dated July 13, 2005, including yards, spaces, walls and fences, parking, landscaping and other required features. v r.xi.:fir, Via' }. ft� J r. .a .N,%.f �f t7 , no 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, Fmding.,Ax,' Staff from the Transportation Planning section of the Public Works Department has estimated `. "" 4 ��,' that the proposed development will generate approximately 1;129 daily vehicle trips which can F , be accommodated b the adjacent streets. The proposed project will construct the required t �r t Y 1 P P P 1 q z improvements necessary for the traffic generated by the project. 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. Fmdrng c� 9 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 process as well as the conditional use permit,review process. ^• +, }. a,,,� .:;' i ,:.; i 3 ° '5;;u 4` h4 + r h :is ' e' fi n�,-.i .. a''rk F w.. x 'ice.. REPORT TO THE PLANNING COMMISSION Vesting Tentative Tract Map No. 5450/UGM Conditional Use Permit Application No. C-04-334 July 13, 2005 Page 7 CONDITIONS OF APPROVAL 1. Development shall take place in accordance with Vesting Tentative Tract Map No. T-5450/UGM Exhibit A, dated April 4, 2005, and Exhibit A-1, dated June 21, 2005, and the Conditions of ,Approval for T-5450/UGM dated July 13, 2005. 2. Development shall take place in accordance with Conditional Use Permit Application No. C-04-334 exhibits, dated April 4, 2005 and June 21, 2005, and the Conditions of Approval for C-04-334 dated July 13, 2005. Action by the Planning Commission regarding the proposed tentative tract map and conditional use permit applications, 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 Roosevelt Community Plan; its compatibility with surrounding existing or proposed uses; and its avoidance or mitigation of potentially significant. adverse environmental impacts. These factors have been evaluated as described above and by the accompanying environmental assessment. Upon consideration of this evaluation, it can be concluded that Vesting Tentative Tract Map No. 5450/UGM and Conditional Use Permit Application No. C-04-334 are appropriate for the project site. Therefore, staff recommends that the Planning Commission: 1. APPROVE Environmental Assessment No. C-04-334/T-5450 dated June 16, 2005 that the project proposal conforms to the provisions of the 2025 Fresno General Plan Master Environmental Impact Report (MEIR No. 10130). 2. APPROVE Vesting Tentative Tract Map No. 5450/UGM subject to compliance with the Conditions of Approval dated July 13, 2005. 3. APPROVE Conditional Use Permit Application No. C-04-334 subject to compliance with the Conditions of Approval dated July 13, 2005. KAMaster Ries-Tract Maps\Tract 5450 Shelby Chamberlain (C-04-334)\T-5450-C-04-334 PC Report.doc Attachments: Vicinity Map Aerial Photograph of Site Vesting Tentative Tract Map No. 5450/UGM Conditional Use Permit Application No. C-04-334 Exhibit A, B-1, B-2, C-1, C-2, D-1, D-2, E-1, E-2, F-1, F-2 and G-1 dated April 4, 2005 Conditions of Approval for T-5450/UGM dated July 13, 2005, including PW Traffic Exhibits B-D and letters from Fresno Metropolitan Flood Control District (4/27/05) and San Joaquin Valley Air Pollution Control District (4/26/05) Conditions of Approval for Conditional Use Permit Application No. C-04-334 dated July 13, 2005 Letter from the California Department of Transportation (Caltrans) dated April 25, 2005 Environmental Assessment No. C-04-334/T-5450, Finding of Conformity to the 2025 Fresno General Pian Master Environmental Impact Report (MEIR No. 10130), dated June 16, 2005 a ,• ��n crLra }� }k x � ,� II�j. 'r•e��b ..r ,� .. .. 1 yy7� �gt�„rr YRy :4•% �y. 't A x f ? I � z F C �u r��•! �t�' r e ' �$ y 4 tY .,.P�m� ,ra^,p � • r St �' i�Y�rSs��'IP� yia2 �-��, rp` •g�: }r tfP�k pt � 1 �t�`it� art��-+�Tl �_•- _I F .G ��M��4�'i�y�j �ll�il��t�- 1 I^r�'��.�'}f�i.t Y�• s )� fi�� A } i N •t t y'� t v • CHURCH fit' rR1; - $¢ t uv�f a �I p a A4 LEGEND Subject Property U.G.M.Area "CINITv MLAIP PLANNING & DEVELOPMENT VESTING TENTATIVE TRACT MAP NO. 5450/UGM " DEPARTMENT CONDITIONAL USE PERMIT NO. C-04-334 e A.P.N.:3 6-022-19(portion) w ZONE MAP: 2655 _ Southwest corner, Church and Fowler Aves. 5 BY/DATE: J.S./ 4-4-05 NOT TO SCALE f, 1 jj1 I f f�..-.i �• i �� .r p J_ �� I`� yy -� '�}' ., tj� 1•� 'I�. _ .1��kS sfG i�2" I�.II� T 1p i t � 1- I 1 ',• ' �� I �•. _ ,��i Y' l .' 1 4+r ' I s a sy I I 1 II R123 a lq' 4;1i'�I�::fT-' �s� t I r I ��► I I I 7}, �� F1I�"pll /'�I .I��' sl I 'oa{I��f �'f`. 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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. 5450/UGM entitled Exhibit A, dated April 4, 2005 and the revised Exhibit A-1 dated June 21, 2005, the subdivider may prepare a Final Map in accordance with the approved tentative map. 2. Submit grading plans and a soils report to the City of Fresno Planning and Development Department for verification prior to Final Map approval (Reference: Sections 12-1022 and 12-1023 of the Fresno Municipal Code). Grading plans shall indicate the location of any required walls and indicate the proposed width of required landscape easements or strips. Approval of the grading plan is required prior to Final Map approval. 3. At the time of Final Map submittal, the subdivider shall submit engineered construction plans to the City of Fresno Public Works, Public Utilities, and Planning and Development Departments for grading, public sanitary sewer system, public water system, street lighting system, public streets, and storm drainage, including other technical reports and engineered plans as necessary to construct the required public improvements and work and applicable processing fees. 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. 5450/UGM July 13, 2005 Page 2 5. Public utilities easements, as necessary, shall be shown on the Final Map and dedicated to the City of Fresno. Public utility easements beyond the limits of the Final Map, but required as a condition of development, shall be acquired at the subdivider's cost and shall be dedicated by separate instrument at the time of Final Map. approval. The relocation of existing utilities necessitated by the required public improvements shall be paid for by the subdivider. The subdivider is responsible to contact the appropriate utility company for information. 6. Comply with the conditions, policies and standards.set forth in the City of Fresno, Municipal Code, Article 10, Chapter 12, "Subdivision of Real Property;" Resolution No. 68-187, "City Policy with Respect to Subdivisions;" and City of Fresno Standard Specifications, 2002 Edition, and any amendments thereto. 7. The developer/owner shall pay applicable fees for, but not limited to, plan checks for street improvements and other grading and construction; street trees, street signs, water and sewer service, 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 (FMC) 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. A right-to-farm covenant must be recorded on the project site to give notice to future property owners of the existing agricultural operations in the surrounding area. Landscaping and Walls 11. Pursuant to Roosevelt Community Plan Policy No. 1-5.8(a), the developer/owner shall provide a 15400t landscape easement (and irrigation system) along the property lines of lots which back-onto or side-onto South Fowler and East Church Avenues. 12. Construct a 6-foot high solid masonry wall (at finished grade of proposed site) along East Church and South Fowler Avenues pursuant to the Fresno Municipal Code Section 12-1011(f)(3). 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. 5450/UGM July 13, 2005 Page 3 13. When the grading plan establishes a top of slope beyond the required landscape easement noted and the construction of the required wall is to be established coincident with the top of slope then the required minimum easement width shall be expanded to include the full-landscaped area up to the wall location. 14. The long term maintenance of the following items are 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 and landscape easements within East Church and South Fowler Avenues and bordering the tentative map. • Maintenance of all Landscaping and Irrigation systems as approved by the Public Works Department within the Pedestrian Trail bordering the tentative map. • Maintenance of all Sidewalks and Street Furniture within East Church and South Fowler Avenues and bordering the tentative map. • Maintenance of all Street Lights as approved by the Public Works Department within East Church and South Fowler Avenues and bordering the tentative map. • Maintenance of all Street Trees as approved by the Public Works Department within East Church and South Fowler Avenues and bordering the tentative map. 15. Construction plans for all features to be maintained by a CFD shall be included in the final map submission to the Planning and Development Department for processing. 16. Should the owner/developer choose to not be included within a CFD for the maintenance of the items listed in section 1 above, the property owner/developer shall privatize all common areas, within the tentative map and provide for the maintenance of all of the above items by the property owners. 17. 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. 18. Should the City Council not approve the annexation of any or all of the maintenance items listed in condition No. 14, above, then the property owner/developer shall create a homeowner's association for the maintenance of these items and proposed private streets, utilities, and walls/gates. 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. i Conditions of Approval Vesting Tentative Tract Map No. 5450/UGM July 13, 2005 Page 4 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 homeowners association for landscaping and other provisions as stated in the Planning and Developme t Department Guidelines for preparation of CC&Rs dated January 11, 1985. 19. 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. 20. On Exhibit A-1 dated June 21, 2005, Outlots A-C shall be used for the following purposes: • Outlot A shall be used for street, access and landscaping purposes • Outlot B shall be used for landscaping purposes • Outlot C shall be used for a municipal water well site Multi-purpose Trails 21. Exhibit 9 of the 2025 Fresno General PI In, "Multi-Purpose Trails Plan Map", depicts a bicycle/pedestrian trail along South Fowler P P wler P Avenue. The developer/owner shall construct the trail within a 25-foot wide area (combined 15-foot landscape/trail easement and 10 feet of street right-of-way) that runs along the easterly boundary of the project site, parallel with South Fowler Avenue. Buildinq Setbacks 22. Building setbacks shall be in accordance with the R-2 zone district as modified and shown on Exhibit "A" of Conditional Use Permit Application No. C-04-334 (which allows for reduced building setbacks) dated April I4, 2005, and:Exhibit A-1 dated June 21, 2005 and the provisions of Section 12-211.5-E of the Fresno Municipal Code, unless otherwise noted in these conditions. Information 1 I 23. Vesting Tentative Tract Map No. 5450/UGM is subject to Planning Commission approval of related Conditional Use Permit Application No. C-04-334. 24. Prior to the issuance of building permits for the subdivision, school construction fees shall be paid to the Sanger Unified School District in accordance with the school district's adopted schedule of fees. 25. Contact the United States Postal Service for the location and type of mailboxes to be installed in this subdivision. 26. 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 I r Conditions of Approval Vesting Tentative Tract Map No. 5450/UGM July 13, 2005 Page 5 provisions of Fresno Municipal Code Chapter 12, Article 10, Subdivision of Real Property. 27. The developer/owner shall obtain any and all permits required for the removal or demolition of any existing building or structure located within the subdivision boundaries. The developer/owner shall also obtain any and all permits required for the proper abandonment/closure of any existing water well, septic tank/leach field or cesspool, and irrigation pipeline on the subject property. All such permits shall be obtained prior to commencement of tract grading work, in accordance with Chapter 13 of the Fresno Municipal Code. 28. If archaeological and/or animal fossil material is encountered during project surveying, grading, excavating, or construction, work shall stop immediately. 29. 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. 30. 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. 31. If animal fossils are. uncovered, the Museum of Paleontology at the University of California, 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. 32. 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 Conditions of Approval Vesting Tentative Tract Map No. 5450/UGM _July 13, 2005 Page 6 c. Written consent of the owner(s) of each such lot, parcel, or interest to the requested apportionment. d. 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. 33. 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. 34., 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 below-noted conditions). PARK SERVICE 35. Contact Ann. Lillie, Public Works Department, at (559) 621-8690 for street tree requirements. Urban Growth Management Requirements .36. 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 FMC. FIRE SERVICE 37. This project is within three miles of City of Fresno Fire Station No. 15, which is under construction. Occupancy of the homes in the proposed tract will not be allowed until Fire Station No. 15 is fully manned and operational. 38. Fire hydrants shall be protected with bollards because of the rolled curb design. As an alternative, a 6-inch curb for 6 feet on each side of the hydrant shall be provided. 39. Provide residential hydrants on site and fire flows per Public Works Standards with two sources of water. 40. Fire hydrants shall be tested and approved and all surface roads shall be installed and made 'serviceable prior to and during the time of construction. The 4 1/2inch outlet on the fire hydrant shall face the access lane. 41. Two means of ingress/egress must be provided. This access must be maintained during all phases of development. Conditions of Approval Vesting Tentative Tract Map No. 5450/UGM July 13, 2005 Page 7 42. All construction work on this project is subject to interruption if the road system becomes impassable for fire apparatus due to rain or other obstacles. 43. All gates on common access drives shall be equipped with approved Police/Fire bypass locks (best locks: Padlock 2113700 series or Cylinder lock 1W7132). Gates/fences shall not obstruct the minimum width (15 feet on each side of the main gate) required for fire lanes. 44. There must be 36 feet of street width from curb to curb to allow parking on both sides of the street throughout the development. Emergency Access Roadway/Gate 45. For the emergency-only gate, 20 feet clear is required. The gate shall be equipped with a police/fire bypass lock. Signs are required on the gate prohibiting parking. 46. The entrance to all emergency accesses shall be posted with permanent signs: "FIRE ACCESS (6" letters) VEHICLES REMOVED AT OWNER'S EXPENSE (2" letters) FRESNO POLICE DEPARTMENT 498-1414 (1" letters). 47. Gates, posts or other barriers suitable to the Fire Department are required to be installed at the entrance to an "emergency access only" driveway. 48. Emergency accesses are required to be dedicated fire protection easements. Road surface shall be of all weather construction. 49. The emergency gates shall be swinging. A"crash"gate is not acceptable. 50. There shall be no parking on the street in front of lots 19 and 20, and on the side of lot 18 where the street width narrows. Urban Growth Management Requirements 51. 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 FMC. SOLID WASTE SERVICE 52. 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 four feet apart and shall not block any vehicle accesses in accordance with the City of Fresno's Solid Waste Management Division Standards. 53. Per Section 9-404 of the FMC, Solid Waste Disposal Regulations, no solid waste . container or residential rubbish shall be allowed to remain at the curb line after 8:00 p.m. on the collection day. Conditions of Approval Vesting Tentative Tract Map No. 5450/UGM July 13, 2005 Page 8 54. Property owners will receive three containers to be used as follows: one gray container for solid waste, one green container for green waste, and one blue container for recyclable material,. 55. The developer shall provide 18' unobstructed clearance at the entrance and exit gates and along the path the solid waste truck travels. 56. Provide access to gates by 6:00 a.m. on the solid waste service day. 57. Show turning templates for all corners. Street widths must accommodate a solid waste truck with a turning radius of 44'. 58. Lot 19 shall place their containers at the edge of lot 18 for service. STREETS AND RIGHTS-OF-WAY 59. 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 FMC and the State Subdivision Map Act. 60. The subdivider shall make provisions for disabled persons in accordance with the Department of Public Works standards and as required by State law. Handicap access ramps are required to be constructed in sidewalks at all corners within the limits of the tract. Where street furniture is located within the sidewalk area (fire hydrants,- streetlights, etc.), a minimum of 48 inches of unobstructed path shall be maintained to satisfy the American Disabilities Act requirements. If necessary, dedicate a pedestrian easement to accommodate for the 4-foot minimum unobstructed path requirement. 61. All of the required street improvements shall be constructed and/or installed in accordance with the City of Fresno Standard Specifications (2002 Edition). The following shall be submitted as a single package to the.Public Works Department for review and approval: a. Signing and striping plans per current California Department of Transportation standards); b. Street Construction Plans; and, c. Landscape and irrigation plans (median island and street trees within all parkways). 62. The subdivider shall underground all existing off-site overhead utilities and proposed utility systems in accordance with FMC Sections 12-1011., 8-801, and Resolution No. 78- 522, 88-229. 63. The subdivider shall construct an underground rstreet lighting system per Public Works Standards within the limits of the tract. Spacing and design shall conform to Public ■ Conditions of Approval Vesting Tentative Tract Map No. 5450/UGM July 13, 2005 Page 9 Works Standards for collector (North Maple Avenue) and local streets. Height, type, spacing, etc., of standards and luminaries shall be in accordance with Resolution 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. 64. 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. 65. 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. Frontage Improvement Requirements: Exterior Streets: Church Avenue: Collector 66. Dedicate 67' of property, from section line, for public street purposes within the limits of this subdivision to meet' the current City of Fresno Collector Standards. Construct concrete curb, gutter and sidewalk to Public Works Standard P-5. The sidewalk pattern shall be constructed to a 10' residential pattern. A 6' pedestrian easement is required for the proposed sidewalk shown on the tentative map. 67. Construct 20' of permanent paving (measured from face of curb) within the limits of this subdivision. 68. Construct an underground street lighting system to Public Works Standard E-1 within the limits of this subdivision. Spacing and design shall conform to Public Works Standard E- 8 for Collector Streets. 69. Construct a Fire Access Lane across the parkway at the emergency access per Public Works Standard P-67. 70. Relinquish direct vehicular access rights to Church Avenue from all lots within this subdivision. Fowler Avenue: Arterial 71. Dedicate 55'- 57' of property, from section line, for public street purposes within the limits of this subdivision to meet the City of Fresno's Arterial Standards. Conditions of Approval Vesting Tentative Tract Map No. 5450/UGM July 13, 2005 Page 10 72. Construct concrete curb and gutter and sidewalk to Public Works Standard P-•5. Construct sidewalk to a 10' residential pattern., A 6' pedestrian easement is required for the proposed sidewalk shown on the tentative map. 73. Construct 20' of permanent paving within the limits of this subdivision. 74. Construct an 80' bus bay, curb and gutter at the southwest corner of Fowler and Church to Public Works Standard P-73, complete with a 10' monolithic sidewalk. 75. 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. 76. Relinquish direct vehicular access rights to Fowler Avenue from all lots within this subdivision. 77. Bicycle/Ped Trail: Dedicate a 25' Bicycle/Pedestrian. Trail Easement. Construct a concrete bicycle/pedestrian trail, per the 2025 Fresno General Plan, Multi-Purpose Trails . Plan Map and Public Works Standards P-59 and P-60, see Exhibit D. Verify details with, Planning and Development and Traffic Engineering. Identify route on the map and provide a cross section. Submit trail signing and striping plans to .Development for routing to Traffic Engineering for approval. Interior Streets: Private 78. Private Gated Entry: Provide a detail for all proposed gated entries. Detail to include minimum radii for on-site turn around, lane widths, gate openings, call box, etc. The minimum gate storage length, for 50-100 dwelling units, is 75' from the gate to the back of trail. Specific Mitigation Requirements: 79. This tract will generate 31 a.m. / 37 p.m. peak hour trips. A Traffic Impact Study (TIS) has been submitted. Comply with mitigation measures, as described in the response letter from the Traffic Manager dated September 14, 2004, see Exhibit C. 80. The intersection of Fowler and Outlot A: a. entrance shall be limited to right-in and right-out turns b. shall be re-designed to provide curb ramps per Public Works Standard P-29. 81. 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. 82. 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. 83. Church Avenue: Construct a raised concrete Median Island within the limits of this subdivision. Construct a 250' left turn pocket at Church and Fowler. Conditions of Approval Vesting Tentative Tract Map No. 5450/UGM July 13, 2005 Page 11 Note: The median island construction along Church Avenue is not a UGM requirement and shall not be UGM reimbursable or creditable. The installation of said median has been requested by the developer. UGM Requirements: This Map is in UGM major street zone D-1/E-2; therefore pay all applicable UGM fees. Church Avenue: Collector 84. Dedicate and construct (2) 17' center section travel lanes. Dedication shall be sufficient to accommodate additional paving and any other grading or transitions as necessary based on a 45 MPH design speed. 85. Dedicate sufficient right-of-way and construct additional paving for eastbound to westbound U-turns at Church and Fowler. See Exhibit"B". Fowler Avenue: Arterial 86. Dedicate and construct (2) 17' center section travel lanes and a raised concrete Median island within the limits of this subdivision. 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 45 MPH design speed. 87. Dedicate sufficient right of way to construct (2) 17' center section travel lanes from the southerly limits of this subdivision south to Jensen Avenue. Construct a raised concrete median with 250' left turn pockets at all major intersections. 88. Construct a raised concrete median notes adjacent to the required 250' left turn lane. 89. Install a signal pole with a 150-watt safety light to Public Works Standards at the southwest corner of Fowler and Church Avenues. 90. Dedicate sufficient right-of-way and construct additional paving for southbound to northbound U-turns at Fowler and Jensen. See Exhibit"B". STREET NAMES 91. Submit requests for new street names for the private streets. Proposed street names must be unique to the County of Fresno and must not have the suffix of avenue, street or road. SANITARY SEWER SERVICE 92. The nearest sanitary sewer main capable of serving the project is a 48-inch sanitary mains located in East Church Avenue. Sanitary sewer service through the city's sewer system would require the following prior to connection. Conditions of Approval Vesting Tentative Tract Map No. 5450/UGM July 13, 2005 Page 12 93. Construct a 12-inch sanitary sewer main in South Fowler Avenue from East Church Avenue south across the project frontage. 94. Dedicate a 37-foot public utility easement, for sewer and water purposes, within Outlot A. 95. Sanitary sewer mains shall be extended within the proposed tract to provide sewer service to each lot. 96. Separate sewer house branches shall be provided for each lot created. 97. Abandon all existing on-site private sanitary sewer systems in accordance with City standards. 98. Public sewer facilities shall be constructed in accordance with the Department of Public Works standards, specifications, and policies: 99. A preliminary sewer design layout shall be prepared by the Developer's Engineer and submitted to the Department of Public Utilities for review and conceptual approval prior to submittal or acceptance of the developer's final map and engineered plan and profile improvement drawing for City review. 100. Engineered improvement plans prepared by a Registered Civil Engineer shall be submitted to the Department of Public Utilities for any proposed additions to the sanitary sewer system. 101. All public sanitary sewer facilities shall be constructed in accordance with city standards, specifications and policies. Urban Growth Management Requirements 102. Payment of appropriate sewer connection charges at the time of Final Map approval subject to deferral to building permit issuance as appropriate. These payments include the following: Sewer Lateral Charge; Trunk Sewer Charge (Fowler); and, Wastewater Facilities Charge (residential,only). WATER SERVICE 103. The nearest City of Fresno water main capable of serving the project is a 14-inch water main located in South Sunnyside Avenue. The following conditions are required to provide water service to the tract. 104. Construct a 14-inch transmission grid water main (including installation of City fire hydrants) in East Church Avenue from South Sunnyside Avenue east to South Fowler Avenue. Conditions of Approval Vesting Tentative Tract Map No. 5450/UGM July 13, 2005 Page 13 105. Construct a 14-inch transmission grid water main (including installation of City fire hydrants) in South Fowler Avenue from East Church Avenue south across the project frontage. 106. Water mains (including installation of City fire hydrants) shall be extended within the proposed tract to provide water service to each lot created. 107. Separate water services with meter boxes shall be provided to each lot created. 108. Seal and abandon existing on-site wells in compliance with the State of California Well Standards, Bulletin 74-90 or.current revisions issued by the California Department of Water Resources and City of Fresno standards. 109. Construct a water supply well(s) on a site(s) dedicated to the City of Fresno. The well(s) shall be capable of producing a minimum total demand of 500 gallons per minute, sufficient to serve peak water demand for the project. Well site(s) shall be of a size(s) and at a location(s) acceptable to the Water Systems Manager. The cost of acquiring the well site and construction of the well(s) shall be reimbursed from UGM Water Supply Well Service Area Fund 501s, in accordance with established UGM policies. 110. 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 501s in accordance with established UGM policies. 111. 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. 112. All public water facilities shall be constructed in accordance with the Department of Public Works standards, specifications, and policies. 113. Engineered improvement plans prepared by a Registered Civil Engineer are required for proposed additions to the city water system. 114. Payment for installation of water service(s) and/or meter(s) and wet-tie(s) is required. 115. Payment of appropriate water connection charges at the time of final map approval subject to deferral to building permit issuance as appropriate. FRESNO IRRIGATION DISTRICT (FID) 116. FID does not own, operate or maintain any facilities located on the subject property. Conditions of Approval Vesting Tentative Tract Map No. 5450/UGM July 13, 2005 Page 14 FLOOD CONTROL AND DRAINAGE 117. 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 April 27, 2005. 118. Any temporary ponding basins constructed or enlarged to provide service to the subdivision shall-be fenced in accordance with City standards within seven days from the time the basin becomes operational or as directed by the City Engineer. Temporary ponding basins will be created through a covenant between the City and the Developer prior to Final Map approval. Maintenance of the temporary ponding basin shall be by the Developer until permanent service for the entire subdivision is provided. SAN JOAQUIN VALLEY AIR POLLUTION CONTROL DISTRICT 119. The developer/owner shall comply with the requirements in the letter from the San Joaquin Valley Air Pollution Control District dated April 26, 2005, for Vesting Tentative Tract Map No. 5450/UGM. 120..The subdivider shall comply with San Joaquin Valley Air Quality Pollution Control District Rules, including Regulation VIII for the control of particulate matter and fugitive dust during construction of this project, and the subdivider and successors in interest shall conform to the Indirect Source Review Rule as may be adopted. These are also mitigation measures established by Environmental Assessment No. A-03-18/R-03-79 -that are applicable to the site and must be adhered to. SANGER UNIFIED SCHOOL DISTRICT 121. The project is located in the boundaries of the Sanger Unified School District. At this time, the schools that serve the project area are Lone Star School (K-6), Washington Academic Middle School (7-8) and Sanger High School (9-12). If a school is overcrowded at one or more grade levels, students who would otherwise attend that school may be transferred to another school. 122. The District currently levies a fee of $2.24 per square foot for residential development, in accordance with Section 65996(b) of the California Government Code. PACIFIC GAS AND ELECTRIC 123. Comply with the attached letter from Pacific Gas and Electric (PG&E), dated April 18, 2005. Conditions of Approval Vesting Tentative Tract Map No. 5450/UGM July 13, 2005 Page 15 RIGHT-OF-WAY ACQUISITION 124. The developer will be responsible for the acquisition of any necessary right-of-way to construct any of the required improvements. 125. 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. 126. 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. 127. 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. 128. 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. URBAN GROWTH MANAGEMENT REQUIREMENTS (GENERAL) 129. 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. 130. 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. DEVELOPMENT FEES AND CHARGES 131. This project is subject to the following fees and charges: PARKS DEPARTMENT FEE/RATE a. Street Tree Landscape Plan Review fee $56.00 Conditions of Approval Vesting Tentative Tract Map No. 5450/UGM July 13; 2005 Page 16 b. Street Tree Installation fee $129.00/tree City installed tree C. Street Tree Inspection fee $30.00/tree Developer installed tree- d. reed. Maintenance District Plan Review fee $176.00 e. Maintenance District Inspection fee $305.00 f. Reinspection Fee $29/Hour FRESNO METROPOLITAN FLOOD CONTROL DIST. FEE/ RATE g. Metropolitan Flood Control District Fee * Contact FMFCD for new fees. Rates increased as of. November 2004 SEWER CONNECTION CHARGES FEE RATE h. Lateral Sewer Charges $0.10/sq. ft. (to 100' depth) i. Oversize Charge* $0.05/sq. ft. (to 100' depth) j. Trunk Sewer Charger $344/living unit Service Area: Fowler k. Wastewater Facilities Charge* $2,119/living unit I. Copper Avenue Sewer Lift Station Charge-6 N/A m. Fowler Trunk Sewer Interim Fee Surety N/A n. House Branch Sewer Charger 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 Charges $6.50/lineal foot r. Transmission Grid Main Charge- $643/gross acre (parcels 5 gross acres or more) Conditions of Approval Vesting Tentative Tract Map No. 5450/UGM July 13, 2005 Page 17 s. Transmission Grid Main Bond Debt Service Charge $243/gross acre (parcels 5 gross acres or more) t. UGM Water Supply Feer Service Area: 501 s $582/living unit u. Well Head Treatment Feer $238/living unit Service Area: 501 v. Recharge Feer $75/living unit Service Area: 501 w. 1994 Bond Debt Service* $244/living unit Service Area: 501 DEVELOPMENT IMPACT FEE FEE RATE x. Northeast Fresno Policing Area+ N/A y. Traffic Signal Charge* $414.69/living unit URBAN GROWTH MANAGEMENT FEE RATE ' z. UGM Fire Station Capital Fee* $605/gross acre Service Area: 15 aa. UGM Park Fee* $2392/gross acre Service Area: 2 bb. Major Street Chargee $3161/adj. acre Service Area: D-1/E-2 cc. Major Street Bridge Charge* $304/adj. acre Service Area: D-1/E-2 dd. UGM Grade Separation Fee* N/A ee. UGM Trunk Sewer Charge* N/A Service Area: Fowler ff. Street Acquisition/Construction Charger N/A Notes: 4 Due at time of development * Deferrable through Fee Deferral Covenant. IV Due at time of subdivision. Conditions of Approval Vesting Tentative Tract Map No. 5450/UGM July 13, 2005 Page 18 TRAFFIC SIGNAL FEE 132. This project shall pay its Traffic Signal Mitigation Impact 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. Refer to the adopted Master Fee Schedule for fee rate. This fee shall be paid at time of building permit. KAMaster Files-Tract Maps\Tract 5455 Shelby Chamberlain(C-04-330)\T-5455-COA.doc i • I 71 1 u 1 VARIES J O MIN PROPERTY LINE + c ry oIw f= z U J SECTION cwn / LINEto _ PROPERTY I LINE z 1w ¢ I o � Ld • I I o � El , XHIBIT " B w I � i Fresno C#V City of zoos City Hall 559-621-8800 Public Works Department 2600 Fresno Street, Rm.4064 Mike T.Kim,P.E.Interim Director. Fresno,CA 93721-3623 www.fresno.aov Septemberl 14, 2004 TPG Consulting Jill Gormely 222 N. Garden Avenue, Ste 100 Visalia, CA 93291 SUBJECT: TRAFFIC IMPACT STUDY (TIS) RESPONSE FOR THE PROPOSED LONESTAR PROJECT This project proposes to construct 424 single family residential units, 304 multi-family units, and 234,440 sf shopping center. Based on the ITE Trip Generation manual it is estimated that this project will generate 715 am and 1496 pm peak hour trips. All projects that are projected to generate 100 or more peak hour trips shall prepare a TIS as identified in the 2425 Fresno General Plan, Mitigation Measure B- 4, b. Upon submittal of the TIS an initial review fee in the amount of $800 shall be submitted to the City of Fresno Public Works Traffic Engineering Section. If said initial review is not submitted along with the TIS then said study will be returned to the applicant and as a result not reviewed. As a mitigation measure, this project shall: .ttcey{-i.;� t , Jens�en 1 1i hue at Sunnyside Avenue 1. Construct a raised concrete median with 250' left turn pockets at all major intersections within the limits of this subdivision. 2. Signalize the intersection of Jensen at Sunnyside complete with actuation, signal pre-emption and left turn phasing. The installation of the traffic signal shall be done in conjunction with Phase I of T5248. Church at Fovuler==Avenue, r 1. Dedicate and construct (2) two 17' center section travel lanes with 250' left turn lanes along Church Avenue from the easterly boundary of T5248 west to the intersection of Church and Fowler Avenue. An additional 6' of paving shall be required adjacent to the 250' left turn lanes. 2. Construct a raised concrete median with 250' left turn pockets along Fowler Avenue. 3. The City agrees with the mitigation measure to signalize the intersection of Church and Fowler Avenue. This proposed mitigation measure is accepted and construction of this signal shall include, the 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. b. This intersection shall be signalized at such time that signal warrants are satisfied or at such time the City Engineer requests its installation be completed, which ever is earlier. If signal warrants are no satisfied upon build out of both the single and multifamily projects, then this condition may be rescinded by the City Engineer. GATraffic Impact Studies\Lonestar_Response.doc As a mitigation measure, Study Intersection-Clovis at Jensen Avenue — Future conditions with or without any construction at the site will require that this intersection be retrofitted with dual lefts at all four approaches and construct three through lanes along Jensen Avenue in both directions. This has been the case with other traffic impact studies which included the intersection of Clovis and.Jensen Avenue; therefore, this intersection shall be reevaluated and submit.a fair share calculation to Traffic Engineering for review and approval. The Draft TIS should be revised to include the above comments and/or traffic mitigations prior to acceptance by Traffic Engineering. If you have any question, please do not hesitate on contacting me at (559)621-8798 or by email: David.PadillaOa freesno.gov Sincerely, Z,�Jose Luis Benevides, E., Traffic Engineering ger Public Works Department, Engineering Services C: Traffic Planning.Reading File Louise Monroe, Supervising Engineering Technician,City of Fresno David Padilla,Senior Engineering Technician,City of Fresno Shelby Chamberlain,Planner III,City of Fresno Darrel Unruh,Planning Manager,City of Fresno r 2— GATrafftc Impact StudieslLonestar_Response.doc' P L (---1 2 '----� 101 .6 ' 10 ' 26' BICYCLE/PEDESTRIAN EASEMENT * 2'CLEAR Pacific Gas and Electric Company Corporate Real Estate 650"0"Street,Bag 23 South Valley Land Services Fresno, CA 93760.0001 April 18, 2005 Development Department APR 2 2005 Engineering Services Division Land Division Section Planning Division 2600 Fresno Street, Room 3043 Development Department Fresno, CA. 93721-3604 crry OF FRESNO Attn: Ms. Shelby Chamberlain OUR FILE: Sanger-Malaga 11 5K & Sanger-California Ave #2 70KV Transmission Pole Lines (existing) Dear Ms. Shelby Chamberlain, We have reviewed Tentative Tract Map No. 5450 located at the corner of Curch and Fowler Avenues. . Thank you for the opportunity to review the Tentative Parcel Map No. 01-36. Pacific Gas and Electric Company (PG&E) owns and operates anelectric transmission line located within the proposed project's boundaries. To promote the safe and. reliable maintenance and operation of utility facilities, the California Public Utilities Commission (CPUC) has mandated specific clearance requirements between utility facilities and surrounding objects or construction activities. To ensure compliance with these standards, project proponents should coordinate with PG&E early in the development of their project plans. Any proposed development plans should provide for unrestricted utility access and prevent easement encroachments that might impair the safe and reliable maintenance and operation of PG&E's facilities. Some examples of activities that could have an impact upon our facilities include permanent/temporary changes in grade under our facilities; construction of structures within or adjacent to PG&E's easements; and planting of certain types of vegetation under our electric facilities. Developers will be responsible for the costs associated with the relocation of existing PG&E facilities to accommodate their proposed development. Because facility relocation's require long lead times and are not always feasible, developers should be encouraged to consult with PG&E as early in their planning stages as possible. Expansion of distribution and transmission lines and related facilities are a necessary.consequence of growth and development. In addition to adding new distribution feeders, the range of electric system improvements needed .to accommodate growth may include upgrading existing substation and transmission line equipment, expanding existing substations to their ultimate buildout capacity, and building new substations and interconnecting transmission lines. Comparable. upgrades or additions needed to accommodate additional load on the gas system could include facilities such as regulator stations, odorizer stations, valve lots, distribution and transmission lines. PG&E remains committed to working with the City of Fresno to provide timely, reliable and cost effective gas and electric service. Please contact me at 263-5167 if you have any questions regarding our comments. We would also appreciate being copied on future correspondence regarding this development. Sincerely, f Kyle Patten Land Agent D E P A R T M E N T O F P U B L I C W O R K S TO: Shelby Chamberlain, Planner III Planning Division FROM: Ann Lillie,Senior Engineering Technician(559.621.8690) DATE: May 10,2005 SUBJECT: Tentative Subdivision Map T-5450(Located southwest corner of East Fowler and South Church Avenue) The Department of Public Works has reviewed the Tentative Subdivision Map proposed by Sunnyside Partners,L.L.C., on engineering plans prepared by Gary G. Giannetta,dated February 2, 2005. The Department of Public Works offers the following comments regarding the Street Tree,Buffer/Parkway and Median Island Landscape conditions. GENERAL REQUIREMENTS STREET TREES REQUIREMENTS . 1. The subdivider is required to provide street trees on all public street frontages and the dedication planting and buffer landscaping easements. Street trees shall be planted at the rate of one tree for each 60'of street frontage. Tree planting shall be within a 10'Planting and Public Utility Easement. Street trees shall be planted by the Developer. The subdivider is required to provide automatic drip irrigation for all street trees. The irrigation system shall comply with FMC 12-306-23. Tree species to be planted as follows: STREET NAME STREET TREE SPECIES/COMMON NAME East-Church Avenue Quercus lobata-Valley Oak South Fowler Avenue Celtis australis-European Hackberry 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. ADDITIONAL REQUIREMENTS Trees planted within the right-of-way shall be planted by the property owner after first.obtaining a street tree planting permit and a street work permit. Trees planted in the right of way shall be located with the following minimum setbacks: 30'from street corners&stop signs 20'from light poles &other acceptable trees 15'from alleys and power poles 10'from driveways & fire hydrants 8'from sewer lines 6'from concrete improvements,unless otherwise shown on plans.. 5' from building overhangs 3'from gas, electrical,water lines and adjoining property line Street trees shall be planted,in accordance with City of Fresno, Public Works Specifications. BUFFER LANDSCAPING&MAINTENANCE REQUIREMENTS 1. The subdivider is required to provide long term maintenance for the landscape,in the landscape easements and rights-of-way. The subdivider may petition for annexation in the Community Facilities District, or may form a Home Owner's.Association. 2. Buffer Maintenance Through Annexation to the Community Facilities District. Landscape and Irrigation plans are required and shall be submitted to the Department of Public Works for review and approval prior to a Council approval of the final map. Plans shall be numbered to conform to and be included in the Department of Public Works street construction plan set for the final map. These fees are applicable when the subdivider elects to maintain the buffer landscaping by annexing to the city's Community Facilities District. 1. Landscaping shall comply with Landscape Buffer Development Standards approved by the City Council on October 2,1990. Landscape and irrigation plans'shall comply with Sections 12-306-23 &24 and 14-121 of the Fresno Municipal Code regarding Water Efficient Landscaping and Buffer landscaping. 2. Should the proposed landscape buffers and/or parkway strips be located next to an existing buffer and/or parkway strip,the planting concept shall simulate the adjacent landscape design to present a more uniform appearance on the street. Variances in the landscape concept will be acceptable,but the design of the new landscape buffer and/or parkway strip shall strive to mimic the existing as much as possible. 3. Landscape plans shall indicate grades and show fencing or wall details. All fencing shall be placed outside the landscape easement. Maximum slopes shall not exceed 4:1 with 1 foot of level ground between the slope and the back of the side walk and/or face of fence. Erosion control measures shall be implemented on all slopes of 4:1, including the use of synthetic erosion control netting in combination with ground cover species approved by the Department of Public Works/Engineering Services Division. • e 4. The water meter(s)serving the buffer landscaping shall be sized for the anticipated service flows. 5. No private flags, signs or identification of any kind shall be permitted in the right-of-way,within the City-controlled easement or on the fence or wall facing the street. 6. Landscaping in the right-of-way and landscape setback adjacent to water well sites shall be the responsibility of the City of Fresno Water Division and may not be included in the CFD. MEDIAN ISLAND LANDSCAPE REQUIREMENTS 1. When median islands front onto the proposed development project, applicants shall be required to submit plans showing the location and configuration of all median islands fronting the proposed project for review and evaluation for median island landscaping requirements. Existing utilities, including,but not limited to city.water lines/service points, sanitary sewer, storm drains,electrical lines,existing landscaping including trees,shrubs,ground cover beds,irrigation facilities,and other miscellaneous landscape features shall also be clearly defined. If a new median is required by the Traffic Division,the median island landscaping shall be applied as per FMC section 12-306-N-24. OUTLOTS 1. THE DEPARTMENT OF PUBLIC WORKS will not be responsible for the maintenance of any outlots if they are not included into the CFD2. If the outlots are to be included into the CFD2, the Department of Public Works will require approving landscape and irrigation plans prior to inclusion into the CFD2. A: � OFFICES OF s II��P�'� (PATI OI�T �I►�I� C�� PHONE(559)233-7161 FAX(559)233-6227 �--- "' •2907 SOUTH MAPLE AVENUE FRESNO,CALIFORNIA 93725-2218 Your Most Valuable Resource-Water April 8, 2005 FCD v �� APR 1 1 2005 Ms. Shelby Chamberlain City of Fresno Planning DivislOn artment Planning and Development J Dept. �3eveloprne�t D ESNO 2600 Fresno Street, Room 3043 CI II � , F Fresno, CA 93721-3604 RE: VTTM No. 5450, CUP No. C-04-334 Dear Ms. Chamberlain: " FID's comments and requests are as follows: 1. FID does not own, operate or maintain any facilities located on the applicants property. 2. FID expects no adverse impacts from the approval of the subject proposal. Thank you for submitting this for our review. Please feel free to contact me with any questions or concerns at 233-7161 extension 317 or bjohnson@fresnoirrigation.com. Sincerely, Bret Johnson Engineering Technician I Agencies\City\VTTM5450 C-04-334 BOARD OF President JACOB ANDRESEN, Vice-President JEFFERY G. BOSWELL DIRECTORS JEFF NEELY,EDDIE NIEDERFRANK,STEVEN G.BALLS, General Manager GARY SERRATO Cay of LrSL�'�+\ Planning and Development Department 2600 Fresno Street • Third Floor Nick P. Yovino Fresno, California 93721-3604 Director (559) 621-8003 FAX (559) 488-1020 April 4, 2005 Please rely to: Shelby Chamberlain 559-621-8042 Gary Giannetta Giannetta Engineering 1119 "S" Street Fresno, California 93721 Dear Mr. Giannetta: SUBJECT: NOTICE OF SUBDIVISION REVIEW COMMITTEE MEETING AND ACCEPTANCE FOR PROCESSING OF VESTING TENTATIVE TRACT NO. 5450/UGM AND CONDITIONAL USE PERMIT NO. C-04-334 The above-noted tentative tract map application and related special permit application were accepted for processing on April 4, 2005. The tentative map relates to the development of a 1 19-lot single-family residential planed development subdivision on 20 acres located on the southwest corner of East Church and South Fowler Avenues. SUBDIVISION REVIEW COMMITTEE MEETING: Date: Thursday, May 12, 2005 Time 2:00 p:m. . m Place: Development Department Conference Room No. 3054S New City Hall, 3rd Floor, South Wing 2600 Fresno Street, Fresno, California 93721-3604 If you have any questions regarding this application, please contact this office. Sincerely, PLANNINGG DIVISION G<�C Robert Lewis Supervising Planner rcl\K:\master files tracts\Tract 5450\SRCLT5450 c: Sunnyside Partners StreetName Review x TM-5450 4-5-05 Street Name Status Required Change East Church Avenue Good "C"Avenue see note T"Avenue see note "E"Avenue see note "F"Avenue see note "G"Avenue see note "H"Avenue see note "A"Avenue see note "B"Avenue see note South Fowler Avenue Good Note: New street names for private streets must be unique to the County of Fresno and must not have the suffix of avenue, road, or street City of imoc�1kI I IIV4..0 Planning and Development Department 2600 Fresno Street • Third Floor Nick P. Yovino Fresno, California 93721-3604 Director (559) 621-8003 FAX (559) 488-1020 January, 12, 2004 Please reply to: Robert Lewis (559) 621-8055 Gary Giannetta Giannetta Engineering, Inc. 1119 "S" Street Fresno, California 93721 Dear Mr. Giannetta, SUBJECT: VERIFICATION OF APPLICATION DOCUMENTS FOR VESTING TENTATIVE TRACT NO. 5450 AND CONDITIONAL USE PERMIT NO. C-04-334 LOCATED ON THE SOUTHWEST CORNER OF EAST CHURCH AND SOUTH FOWLER AVENUES In accordance with Section 12-1005 of the Fresno Municipal Code,the above-noted tentative tract map and conditional use permit dated December 23, 2004, has been reviewed for completeness of form and content. The map and site plan as submitted, do not provide all of the information necessary to consider the application as complete. The attached marked-up tentative map, site plan and checklist indicates information that must be added of modified in order to render the tentative tract map acceptable for processing. You will need to provide building floor plans and elevations for each model proposed. You will also need to provide a traffic impact study if not already provided. Prior to submittal, please submit two copies of the revised tentative parcel map for pre-filing review. When the tentative map is correct and acceptable for processing your submission should consist of 50 blue line copies of the tentative map. It also,appears that only a verification'fee for the map has been paid. Please provide for payment of the tentative map application fee per the enclosed calculation. If you have any questions, please contact this office. Sincerely, Robert Lewis Supervising Planner Enclosures rcN:\rcl fi les\documents\VER LTRT5450 City of DEVELOPMENT DEPARM ENT C1mind%. 1//_ Engineering Services Division 2600 FRESNO STREET FRESNO CA 93721-3604 (209) 498-4451 [, VERIFICATION CHECKLIST TENTATIVE TRACT NO. T-5450 REVIEWED BY: DATE:Tuesday,January 11,2005 Review N 1, _%Complete FORM AND CONTENT OF TENTATIVE TRACT MAPS AND RELATED APPLICATIONS (Pursuant to Fresno Municipal Code Section 12-1004) FORM AND CONTENT OF TENTATIVE TRACT MAPS ' 1. The tentative tract map shall be a minimum 18 by 24 inches and a maximum 24 by 36 inches. More than one map sheet may be submitted, if necessary. The Director may accept a map larger than 24 by 36 inches if the larger size is necessary due to the size or configuration of property proposed to be subdivided. All submitted maps are to be folded to a dimension of a roximatel 8 b 11 inches to 8 b� 13 inches an are to be folded so that the tract number is visible when the map is folded. 2. Each tentative tract map shall drawn to an engineer's scale and at a scale sufficient to show details of the map clearly. 3. A north point, scale and the date of map preparation shall be shown on the map. 1/ 4. Lines and features shall be represented on the tentative map as follows: Ery a. Heavy, double width solid line: tract boundary. l� b. Heavy, solid lines: proposed lot lines and right-of-way lines. e c. Light, solid lines: contours with elevations denoted, existing lot lines, existing features such as structures, curbs. d. Light, dashed lines: proposed lots nota art of the.subdivision and easements. Such lines shall be labeled as to inten ed use, whether existing or proposed, public or private, and whether to remain or be quitclaimed. e. Heavy, dashed lines: water lines, sewers, storm drains, Such lines shall be labeled as to intended use, whether existing or proposed, and whether to remain or be removed.. f. Light arrows: direction of stormwater flow. (Lw 5. The tract number as obtained from the County Recorder shall be shown on the map. 6. The map shall be titled as a tentative or vesting tentative tract (or subdivision) map. If the tentative tract map , is for a condominium, planned development or stock cooperative, or a conversion thereto, this shall be indicated as part of the title of the map. e �7. A reduced scale vicinity ma shall be provided on the tentative tract map, which clearly shows the P P P Y proposed subdivision boundary with respect to the nearest east-west and north-south major streets. (Clarify the vicinity map) 8. The tentative tract map shall state t ame, address, and telepho number of the following persons. a. Record owner or owners of the property proposed to be subdivided. 4� {Zw 'b. Subdivider. �ZL c. Subdivider's authorized agent, if other than Subdivider. Vv d. Engineer, land surveyor or other person responsible for the map preparation. 7T51 9. Subdivision boundary lines shall be consistent with one or more contiguous units of land as shown on the latest County assessment roll, as provided by Section 66424 of the Government Code. 10. Subdivision boundary lines shall be consistent with one or more lots of record and/or with one or more lots "created lawfully in accordance with State law and the Fresno Municipal Code. 11. Where existing lots of record or otherwise lawfully created lots are only partly included within the subdivision boundary, the entire boundary of such parcels shall be shown on the subdivision map. 12. Section lines and section corners shall be referenced on the map. 6 v 13. Sufficient elevation or contours shall be shown on the map to determine the general slope of the land and the 7 high and low points thereof. OL 14. Proposed lots shall be drawn to scale, numbered and dimensioned. V/ 15. Indicate if lots which comply with zone district standards, but which are not proposed for development, are to be designated as outlots or-remainders, with an explanation provided as to intended use or nonuse. 1 v 16. Lots which do not comply with zone district standards or which are proposed to be dedicated for public purposes shall be identified as outlots, and be given an alphabetical identification. Amok 17. The location, names, and widths of all proposed streets, highways and ways in the subdivision to be offered for )� dedication shall be shown. For curved streets, the approximate radius of each centerline curve shall be shown. 18. The locations, names, and widths of existing streets, highways and ways shall be shown, and the proposed disposition shall be indicated (e.g.,to remain, to be vacated). 19. Locations and widths for existing and proposed easements for drainage, sewerage, private and'public water lines, public utilities, irrigation canals, and other purposes shall be shown on the map. 20. A drainage plan shall be shown on the map, including the direction of flow for drainage and areas subject to inundation and storm water overflow. 21. Any existing aboveground uses or structures such as buildings, water wells, power lines, towers, etc., shall be shown on the map, and the intended disposition of each use or structure must be indicated (e.g., to remain, to be removed). N( N DNS d 22. Any existing underground features such as wells, cesspools, sewers, culverts, storm drains, dump sites and other underground structures shall be shown on the map, and the intended disposition of each must be indicated (e.g., to be abandoned, removed, retained). [Show where the sewer and water connects to City services] ■ 23. The location and width of all canals or private ditches located within the proposed subdivision shall be shown, and the intended disposition shall be indicated (e.g., to be piped, retained, abandoned, downstream user's rights to be relinquished, etc.). p6� 1k V abkjZ. 24. Trees shall be shown in the following manner: (Provide a note that indicates approximately how many trees exist) a. Location and types of existing trees in present or proposed public rights-of-ways of major streets within or adjacent to the subdivision. b. Location and types of existing trees to remain within the,boundary of the subdivision. c. Statement of the types and estimated number of existing trees to be removed within the boundary of the subdivision. V=v 25. Proposed areas for school sites, parks, ponding basins, pedestrian and bicycle paths, open space and landscaped areas, and other such facilities and features shall be shown on the map where applicable. 26. For tentative tract maps which contain property within two hundred (200) feet of the present or planned right-of-way of a railroad, freeway or expressway, the map shall indicate methods proposed such as walls, barriers, setbacks, etc., to reduce noise from such sources to generally acceptable levels, 27. The following features shall be shown accurately to a distance of two hundred (200) feet from the proposed subdivision boundary: a. Existing zoning. :;t b. Parcel boundary lines. v c. Easements affecting the subdivision. d. Locations and widths of existing streets and rights-of-way. e. Locations and widths of existing improvements, including sewer, water, storm lines, concrete curb, gutter, sidewalk, and pavement, and location of streetlights and traffic signals. �Iv f. Existing land uses. (kv g. Grade differences of "6" inches or more. 28. Dimensioned street cross-sections shall be shown on the map for,any proposed public streets varying from adopted City standard streets. ', , !. c _ k —st✓��L 0*--� 29. In subdivisions which may reasonably be expected to be resubdivided at some future date, potential street and lot alignments shall be shown. 0_�6L30. In subdivisions which may be expected to significantly affect or restrict the future design of adjacent undeveloped parcels, potential streets and lot alignments for the adjacent parcels shall be shown. 31. In subdivisions which are proposed to result in establishment of remainder parcels of land, such remainders shall be indicated on the map. �— 32. The present zone district(s) and pending or proposed zone district(s), shall be stated on the map. If the subdivision is proposed to be developed at more than one type of zone district, the boundary of each proposed zone district shall be shown on the map. If the subdivision is proposed for multiple-family residential uses, the proposed number of dwelling units for each zone district shall be stated. s` 3 C)t� 33. The existing use or uses of the property shall be stated. 34. The site acreage shall be stated. 0L 35. Source of water supply shall be stated. 0 36. Method of sewerage and sewage disposal shall be stated. 6 L✓ 37. Public utilities proposed to be installed shall be stated on the map. 0 Cv38. Improvements proposed to be made including sewer, water, storm sewer, streetlights, gutter, curb,sidewalk, and permanent pavement, shall be stated on the map. The map shall state if improvements are proposed to be installed to City standards of if alternatives are proposed. X39. For residential subdivisions, a statement shall be furnished indicating how the subdivision design provides, to the extent feasible, for passive natural heating or cooling opportunities and other measures that conserve nonrenewable energy resources. 40. When circumstances exist with respect to proposed project or site that require additional technical information, the following information may be required with the filing of the tentative tract map. Any information that cannot be practically shown on the map may be contained in a separate statement accompanying the map. a. Grading plan. b. Soils and geotechnical studies. c. Other necessary technical information. �i�li, 'L �tM�2c 5"0(1 FORM AND CONTENT OF RELATED APPLICATIONS Applications related to a tentative tract:-map that are submitted prior to or concurrently with a tentative tract map shall contain clear, legible and accurate information. Such applications may include the following: �(✓ 1. Environmental Assessment Application. 2. Rezoning Application. r 3. Urban Growth Management Application. c 4. Special Permit Application. New(u ci F4-nyl, PLl�O S 0 5. Request for Modification of Standards. 6. Internal Consistency of Applications: a. Information presented in each application must be consistent with information presented in related applications and on the tentative tract map. b. Site plans, drawings and other graphic materials that are part of a special permit application must be consistent with the tentative tract map. C. An application for rezoning of property with the boundaries of a tentative tract map must contain a legal i description of the property to be rezoned that is consistent with the tentative tract map. Legend: OK - Item appears satisfactory or complete as shown. N/A - Item not applicable. * - Item needs to be noted, corrected or clarified. File No.210.45 FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS PUBLIC AGENCY DEVELOPER Mr. Gil Haro, Planning Manager SUNNYSIDE PARTNERS, LLC Planning & Development Department 1396 W. HERNDON AVE., SUITE 101 City of Fresno FRESNO, CA 93711 2600 Fresno Street - Fresno, CA 93721 MAP NO. 5450 PRELIMINARY FEE(S) (See below) DRAINAGE AREA(S) " BL BH DRAINAGE AREA " BL " $114,450.00, DATE L4-7.-7—pS DRAINAGE AREA " BH " $16,680.00 TOTAL FEE $131,130.00 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: o 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. 5450 5469 E.OLIVE - FRESNO,CA.93727 - (559)456-3292 - FAX(559)456-3194 Two sided document FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS Page 2 of 4 e) When the actual costs incurred in constructing Master Plan facilities exceeds the drainage fee obligation, reimbursement will be made for the excess costs from future fees collected by the District from other development. Approval of this development shall be conditioned upon compliance with these District Requirements. 1. a. Drainage from the site shall be directed to X, b. Grading and drainage patterns shall be as identified on Exhibit No. 1 4-4- C. -?c. The grading and drainage patterns shown on the site plan conform to the adopted Storm Drainage and Flood Control Master Plan. 2. The proposed development shall construct and/or dedicate Storm Drainage and Flood Control Master Plan facilities located within the..development or necessitated by any off-site improvements required by the approving agency: X Developer shall construct facilities as shown on Exhibit No. 1 as "Master Plan Facilities to be constructed by Developer". None required. 3. The following final improvement plans shall be submitted to the District for review prior to final development approval: , X Grading Plan X Storm Drain Plan X Final Map X Street Plan X Water& Sewer Plan Other 4, Availability of drainage facilities: - a. Permanent drainage service is available provided the developer can verify to the satisfaction of the City of Fresno that runoff can be safely conveyed to the Master Plan inlet(s). b. The construction of facilities required by Paragraph No. 2 hereof will provide permanent drainage service. X c. Permanent drainage service will not be available. The District recommends temporary facilities until permanent service is available. a 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. 5450 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS Page 3 of 4 6. The Federal Clean Water Act and the State General Permits for Storm Water Discharges Associated with Construction and Industrial Activities (State General Permits) require developers of construction projects disturbing one or more acres, and discharges associated with industrial activity not otherwise exempt from National Pollutant Discharge Elimination System (NPDF;S) permittintD g, to implement controls to reduce pollutants, prohibit the discharge of waters other than storm water to the municipal storm drain system, and meet water quality standards. These requirements apply both to pollutants generated during construction, and to those which may be generated by operations at the development after construction. a. State General Permit for Storm Water Discharges Associated with Construction Activities, approved August 1999, (modified December 2002.) A State General Construction Permit is required for all clearing, grading, and disturbances to the ground that result in soil disturbance of at least one acre (or less than one acre if part of a larger common plan of development or sale). Permittees are required to: submit a Notice of Intent to be covered and must pay a permit fee to the State Water Resources Control Z Board (State Board), develop and implement a storm water pollution prevention plan, eliminate non-storm water discharges, conduct routine site inspections, train employees O in permit compliance, and complete an annual certification of compliance. b. State General Permit for Storm Water Discharges Associated with Industrial Activities, April, 1997 (available at the District Office.) A State General Industrial Permit is O 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. 5450 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAx(559)456-3194 Two sided document FRESNO METROPOLITAN FLOOD CONTROL DISTRICT ,4. 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. LakKian, Prof Engineer: Jamie Miller District Engineer C: GARY GIANNETTA 1119 "S" ST. FRESNO, CA 93721 5450 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document NOTE: THIS DRAWING IS SCHEMATIC, DISTANCES ARE APPROXIMATE. CHURCH I I AVE. 19------------------------- - - - - s t. I A 11 � r I � � � r ` 51 3 3 �fialrN lg� Ii \ 6� y F 01 uj BASIN'BL' yi! I 42" 42" r ..........N."NNNN.".""N1""""""""N"N�"N.............. f i I W ------- --- II u- 24'_. -24' I I I SCALE 1"=400' I I I JENSEN AVE. "BH" TV L ... ... ... LEGEND MASTER PLAN FACILITIES TO BE CONSTRUCTED BY DIRECTION OF DRAINAGE DEVELOPER(ELIGIBLE FOR FEE CREDIT) ------ INLET BOUNDARY OPTIONAL MASTER PLAN FACILITIES TO BE DRAINAGE AREA BOUNDARY a...........•.CONSTRUCTED BY DEVELOPER (ELIGIBLE FOR FEE CREDIT) ❑——– EXISTING MASTER PLAN FACILITIES ®---- FUTURE MASTER PLAN FACILITIES TRACT 5450 EXHIBIT N0. 1 DRAINAGE AREA:"BL" 5 FRESNO METROPOLITAN FLOOD 'CONTROL DISTRICT DRAWN BY:MM DALE 4M"5 N.•Wdo®dI MS0WlBMT ACTM80.ft REmsm BY: — DATE — OTHER REQUIREMENTS EXHIBIT NO. 2 The cost of construction of Master Plan facilities,excluding dedication of storm drainage easements, is eligible for credit against the drainage fee of the drainage area served by the facilities. A Development Agreement shall be executed with the District to effect such credit. Reimbursement provisions, in accordance with the Drainage Fee Ordinance, will be included to the extent that Developer's Master Plan costs for an individual drainage area exceed the fee of said area. Should the facilities cost for such individual area total less than the fee of said area,the difference shall be paid upon demand to the City or District. The construction of"Optional Master Plan facilities to be constructed by Developer",as shown on Exhibit No. 1 will provide permanent drainage service to that portion of Tract 5450 located within the District's Drainage Area "BL". The District will consider condemnation proceedings for easements on behalf of the Developer if he cannot negotiate an acquisition. The Developer shall deposit with the District the estimated easement and appraisal costs with the Developer's authorization to proceed with any acquisition. The deposit shall include all acquisition costs, including if determined by the District to be warranted, applicable legal costs. The easements on developed parcels are eligible for fee credit,however,the easements on undeveloped parcels are not eligible for fee credit. If the optional facilities are not constructed by Tract 5450, the District recommends temporary facilities until permanent drainage service is available in Drainage Area «BL„ If the Developer of Tract 5450 chooses to construct the aforementioned optional Master Plan facilities then the Developer would have to provide sufficient capacity in Basin`BL"to serve Tract 5450. The Developer can obtain storage within Basin `BL" by excavating 8,000 cubic yards of material. It is preferred that this material be removed from the basin site. An excavation permit must be obtained from the District if hauled out of the basin. The District recommends a stub street from Tract 5450 to Tract 5248 to the west. This is necessary to allow surface drainage from Tract 5248 to reach the future Master Plan inlet located within Tract 5450. Additionally, the Developer of Tract 5450 shall grant a drainage covenant for Tract 5248 located directly west of Tract 5450 to allow major storm flows from Tract 5248 to reach Fowler Avenue." If the stub street is not constructed, then the Developer will be responsible for the construction of a surface flowage channel, and dedication of a Surface Channel easement. The District recognizes that the alignment of the Master Plan facilities,as identified on Exhibit No. 1,is not consistent with the developer's proposed street patterns for Tract 5450: The alignment may be slightly realigned to be compatible with the proposed street layout for Tract 5450. However, drainage fee credit will only be granted for the Master Plan storm drain facilities identified on Exhibit No. 1. A minimum fifteen-foot (15') wide storm drain easement will be required whenever storm drain facilities are located on private property. No encroachments into the easement will be permitted including, but not limited to, foundations, roof overhangs, swimming pools, and trees. Development No. Tract 54.50 eingr\perm its\exh ibit2\tract\54500m) San Joaquin Valley Air Pollution Control District Reference: S2005000269 April 26, 2005 � Cc L�-= Attn: Shelby Chamberlain Planning Division APR 2 8 2.0051 Development Department 2600 Fresno Street Punning Division Fresno, California 93721-3604 ;Development Depacten` C FaESi e.0 RE: Vesting Tentative Tract Map 5450, CUP C-04-334, 119 lots SFR Dear Ms. Chamberlain: The San Joaquin Valley Unified Air Pollution Control District (District) has reviewed the documentation provided and has the following comments: The entire San Joaquin Valley Air Basin is classified non-attainment for ozone and fine particulate matter (PM10). Although this project alone would not generate significant emissions, this project would contribute to the overall decline in.air quality due to increased traffic and ongoing operational emissions. A concerted effort should be made to reduce project-related emissions as outlined below: Based on the information provided, the proposed project will be subject to the following District rules. The following items are rules that have been adopted by the District to reduce emissions throughout the San Joaquin Valley, and are required. This project may be subject to additional District Rules. To identify additional rules or regulations that apply to this project, or for further information, the applicant is strongly encouraged to contact the —istric-t's Srr.all Business Assistance Office at (661) 326-6969. Current District rules can be found at http://www.valleyair.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. The District's Governing Board approved amendments to,Regulation Vlll that became effective ori October 1, 2004. If a residential project is 10.0 or more acres in area, a David L.Crow Executive Director/Air Pollution Control Officer Northern Region Office Central Region Office Southern Region Office 4230 Kiernan Avenue,Suite 130 1990 East Gettysburg Avenue 2700 M Street,Suite 275 Modesto,CA 95356-9322 Fresno,CA 93726-0244 Bakersfield,CA 93301-2373 (209)557-6400• FAX(209)557-6475 (559)230-6000• FAX(559)230-6061 (661)326-6900•FAX(661)326-6985 www.valleyair.org r Dust Control Plan must be submitted as specified in Section 6.3.1 of Rule 8021. If a residential site is 1.0 to less than 10.0 acres, an owner/operator must provide written notification to the District at least 48 hours prior to his/her intent to begin any earthmoving.activities (see section 6.4.1). A template of the District's Dust Control Plan is available at: http://www.vallevair.org/busind/comply/PM 10/forms/DCP-Form%20-%2010-14-2004.pdf 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 4901 (Wood Burning Fireplaces and Wood Burning Heaters) and Rule 4902 .(Residential Water Heaters) limit the emissions of PM10 and NOx in residential developments. On July 17, 2003, the District's Governing Board adopted amendments to Rule 4901. Construction plans for residential developments may be affected by section 5.3, specifically: §5.3 Limitations on Wood Burning Fireplaces or Wood Burning Heaters in New Residential Developments. Beginning January 1, 2004, 5.3.1 No person shall install a wood burning fireplace in a new residential development with a density greater than two (2) dwelling units per acre. 5.3.2 No person shall install more than two (2) EPA Phase 11 Certified wood burning heaters per acre in any new residential development with a density equal to or greater than three (3) dwelling units per acre. 5.3.3 No person shall install more than one (1) wood burning fireplace or wood burning heater per dwelling unit in any new residential development with a density equal to or less than two (2) dwelling units per acre. More information about Rule 4901 can be found at our website-www.valleyair.org. For compliance assistance, please contact Mr. Wayne Clarke, Air Quality Compliance Manager, at 230-5968. This project may be subject to additional District Rules not enumerated above. To identify additional rules or regulations that apply to this project, the applicant is strongly encouraged to contact the District's Small Business Assistance Office at (661) 326-6969. The District encourages innovation in measures to reduce air quality impacts. There are a number of measures 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 measures listed below should not be considered all- inclusive and remain options that the project proponent should consider: From Table 6-4 of the GAMAQI: - Use of Alternative fueled or catalyst equipped diesel construction equipment. - Limit the.hours of operation of heavy-duty equipment and/or the amount of equipment in use - The project applicant should specify the conditions of reduced hours or reduced amount of equipment. - Implement activity management(e.g. rescheduling activities to reduce short-term impacts) - 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 From Table 6-3 of the District's Guide to Assessing and Mitigating Air Quality Impacts 2002 revision (GAMAQI) - 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 al exiting trucks, or was off all trucks and equipment leaving the site - Install wind breaks at windward side(s) of construction areas - Limit area subject to excavation, grading, and other construction activity at any one time Additional Mitigation Measures: • When feasible, construction activity should occur during early morning, late evening, and night time hours. Ozone formation is directly related to.temperature and sunlight. If the project emits short-lived ozone precursors during cooler hours, the project's local impact will be reduced. • Construction equipment should have engines that are at least Tier I (as certified by the Air Resources Board). Tier I and Tier II engines have a significantly less PM and NOx emissions compared to uncontrolled engines. To find engines certified by the Air Resources Board, see http://www.arb.ca.gov/msprog/offroad/cerUcert.php. This site lists engines by type, then manufacturer. The "Executive Order" shows what Tier the engine is certified as. • 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. For Structural Soil see http://www.hort.cornell.edu/uhi/outreach/csc/ For Tree Selection see http://www.ufei.org For Urban Forestry see http://www.coolcommunities.org http://wcufre.ucdavis.edu htty11www.lgc.org/bookstore/energy/downloads/siv tree quidelines.pdf • If transit service is available to the project site, improvements should be made to encourage its use. If transit service is not currently available, but is planned for the area in the future, easements should be reserved to provide for future improvements such as bus turnouts, loading areas, route signs and shade structures. Appropriations made to facilitate public or mass transit will help mitigate trips generated by the project. Direct pedestrian access to the main entrance of the project from existing or potential public transit stops and provide appropriately designed sidewalks. Such access should consist of paved walkways or ramps and should be physically separated from parking areas and vehicle access routes. r o Specifically: Bus turnout(s) should be planned near the entrance(s) of the development for school bus loading to accommodate school-age children. • Sidewalks and bikeways should be installed throughout as much of the project as possible and should be connected to any nearby existing and planned open space areas, parks, schools, residential areas, commercial areas, etc., to encourage walking and bicycling. 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. Pedestrian walkways should be created to connect all buildings throughout the project. The walkways should create a safe and inviting walking environment for people wishing to walk from one building to another. • As many energy-conserving features as possible should be included the project. Energy conservation measures include both energy conservation through design and, operational energy conservation. Examples include (but are not limited to): - Increased energy efficiency (above California Title 24 Requirements) - See http://www.energy.ca.gov/title24/. - Increased wall and ceiling insulation (beyond building code requirements) - Energy efficient widows (double pane and/or Low-E) - High-albedo (reflecting) roofing material. See htti):Heetd.lbi.gov/coolroof/ - Cool Paving. "Heat islands" created by this and similar projects contribute to the reduced air quality in'the valley by heating ozone precursors. See http://www.harc.edu/harc/Projects/CoolHouston/ , http://eande.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.eherqvstar.gov/ - Install solar water-heating system(s) - Install photovoltaic cells - 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 - Orient the unit(s) to maximize passive solar cooling and heating when practicable - Utilize passive solar cooling and heating designs. (e.g, natural convection, thermal flywheels) See http://www.eere.energy.gov/RE/solar passive.html - Utilize daylighting (natural lighting) systems such as skylights, light shelves, interior transom windows etc. See http://www.advancedbuildings.org - Electrical outlets around the exterior of the unit(s) to encourage use of electric landscape maintenance equipment - Low or non-polluting landscape maintenance equipment (e.g. electric lawn mowers, reel mowers, leaf vacuums, electric trimmers and edgers, etc.) - Pre-wire with high speed modem connections/DSL and extra phone lines - 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 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 (661) 326-6980. Sincerely, Heather Ellison Air Quality Planner Southern Region c: file y CITY OF FRESNO PLANNING AND DEVELOPMENT DEPARTMENT CONDITIONS OF APPROVAL JULY 13,2005 CONDITIONAL USE PERMIT APPLICATION NO. C-04-334 PART A- PROJECT INFORMATION Assesor Parcel No. 316-022-56 Street Location Southwest corner of South Fowler and East Church Avenues Zoning R-2/UGM Project Description A 118-lot single family residential planned unit development on approximately 20 acres of property to be developed at an overall density of 5.9 dwelling units per acre. The planned development will have private streets, 3 outlots for open space, access and a municipal water well site, increased lot coverage, reduced lot sizes and reduced building setbacks. PART B GENERAL CONDITIONS AND REQUIREMENTS The Fresno City Planning Commission, on July 13, 2005, will consider the special permit application subject to the enclosed list of conditions and Exhibits A, B-1, B-2, C-1, C-2, D-1, D-2, E-1, E-2, F-1, F- 2 and G-1 dated April 4, 2005 and Exhibit A-1 dated June 21, 2005. IMPORTANT: PLEASE READ CAREFULLY Please note that this project may be subject to a variety of discretionary conditions of approval. These include conditions based on adopted City plans and policies, those determined through site plan review and environmental assessment essential to mitigate adverse effects on the environment including the health, safety, and welfare of the community, and recommended conditions for development that are not essential to health, safety, and welfare, but would on the whole enhance the project and its relationship to the neighborhood and environment. Discretionary conditions of approval are listed in the last section of this list of conditions under the heading "Part F - Miscellaneous" and may be appealed. All code requirements, however, are mandatory and may only be modified by variance, provided the findings pursuant to Fresno Municipal Code Section 12-405.A can be made. Approval of this special permit shall be considered null and void in the event of failure by the applicant and/or the authorized representative, architect, engineer, or designer to disclose and delineate all facts and information relating to the subject property and the proposed development including, but not limited to, the following: 1. All existing and proposed improvements including but not limited to buildings and structures, signs and their uses, trees, walls, driveways, outdoor storage, and open land use areas on the subject property and all of the preceding which are located on adjoining property and may encroach on the subject property; Conditions of Approval Conditional Use Permit Application No. C-04-334 July 13, 2005 Page 2 2. All public and private easements, rights-of-way and any actual or potential prescriptive easements or uses of the subject property; 3. Existing and proposed grade differentials between the subject property and adjoining property zoned or planned for residential use. Approval of this special permit may become null and void in the event that development is not completed in accordance with all the conditions and requirements imposed on this special permit, the Zoning Ordinance, and all Public Works Standards and Specifications. The Development Department shall not assume responsibility for any deletions or omissions resulting from the special permit review process or for additions or alterations to construction plan not specifically submitted and reviewed and approved pursuant to this special permit or subsequent amendments or revisions. No uses of land, buildings, or structures other than those specifically approved pursuant to this site plan shall be permitted. (Include this note on the site plan.) Transfer all red line notes, etc., shown on all original conditional use permit exhibits (Exhibits A, B-1, B-2, C-1, C-2, D-1, D-2, E-1, E-2, F-1, F-2 and G-1 dated April 4, 2005 and Exhibit A-1 dated June 21, 2005) to the final site plan. CORRECTIONS SHALL INCLUDE ALL THOSE LISTED IN THIS DOCUMENT AND THOSE LISTED IN THE CORRECTION LIST PROVIDED BY THE PLAN CHECK PROCESS. To complete the backcheck process for building permit relative to planning and zoning issues, submit eight copies of this corrected, final site plan, together with six copies of the elevations, landscape, and irrigation plans, and any required covenants and/or studies or analyses to the Planning Division, for final review and approval, ten days before applying for building permits. Copies of this final approved site plan, elevations, landscape, and irrigation plans stamped by the Planning Division must be substituted for unstamped copies of same in each of the four sets of construction plans submitted for plan check prior to issuance of building permits. The final approved site plan must also include all corrections identified in the plan check process. Be advised that on-site inspections will not be authorized unless the final stamped approved site plan, elevations, landscape, and irrigation plans are included in the plan check file copy. Please call for an appointment for final sign-off for building permits following your receipt and substitution of the four copies of the stamped, corrected, approved exhibits in the plan check sets. Call Shelby Chamberlain at 559/621-8042. NOTICE TO PROJECT APPLICANT In accordance with the provisions of Government Code Section 66020(d)(1), the imposition of fees, dedication, reservations or exactions for this project are subject to protest by the project applicant at the time of approval or conditional approval of the development or within 90 days after the date of the imposition of the fees, dedications, reservation or exactions imposed on the development project. This notice does not apply to those fees, dedications, reservations or exactions which were previously imposed and duly noticed; or, where no notice was previously required under the provisions of Government Code Section 66020(d)(1) in effect before January 1, 1997. Conditions of Approval Conditional Use Permit Application No. C-04-334 July 13, 2005 Page 3 PART C - PUBLIC IMPROVEMENT REQUIREMENTS The following requirements are based on city records and the accuracy of the existing and proposed on-site and off-site conditions depicted on the exhibits submitted. Requirements not addressed due to omission or misrepresentation of information, for which this review process is dependent, will be imposed whenever such conditions are disclosed. Questions relative to dedications, street improvements or off-street parking geometrics may be directed to Louise Monroe at 559/621-8678 and questions relative to utility connection charges and Urban Growth Management fees may be directed to Frank Saburit at 559/621-8077 of the Planning and Development Department, Building and Safety Services Division, Land Division and Engineering Section. 1. OFF-STREET PARKING FACILITIES AND GEOMETRICS a. Off-Street (on-site) parking-facilities and geometrics shall conform to the City of Fresno, Public Works Department, Parking Manual, Standard Specifications and requirements. b. The applicant shall provide access and directional signs (e.g. "Entrance," "Exit," "Right Turn Only," "One Way," handicap signs, etc.) as determined by the City Traffic Engineer and as noted on Exhibit A dated January 20, 2005. -c. Parking lot pavement and drainage design shall be in accordance with Public Works Department Standard Drawing Nos. P-41, P-42 & P-43 and incorporated into the site drainage plan. Site drainage to alleys requires approval by the City Engineer. A site drainage plan is required to be reviewed and approved by the Planning and Development Department, Building & Safety Services Division prior to the commencement of work. PART D- PLANNING/ZONING REQUIREMENTS PLANNING 1. Development is subject to the following plans and policies: - Roosevelt Community Plan - Medium-High Density Residential Land Use - R-2, Low Density Multiple Family Residential, zone district (FMC Section 12-212) - Planned Development Section of the Fresno Municipal Code (Section 12-306-N-21) ZONING 2. Development is in accordance with the existing R-2/UGM zoning. POPULATION DENSITY (Residential Proiects) 3.' The proposed density is approximately 5.9 dwelling units per acre, which is within the allowable range of the medium-high density residential planned land use as provided by Fresno Municipal Code Section 12-403-B-2.b(1). Conditions of Approval Conditional Use Permit Application No. C-04-330 May 4, 2005 Page 4 LOT AREA 4. Each lot shall have a minimum area as shown on Exhibit "A" dated April 4, 2005 and Exhibit "A- 1"dated June 21, 2005. BUILDING HEIGHT 5. The maximum allowable building height is 35 feet. The proposal is within the required height. EXCEPTIONS: Overheight structures may be approved by the City Planning Commission. However, no roof structure or-any space above the height limit shall be allowed for the purpose of providing additional living or floor space. Submit a letter together with the filing fee to the Secretary of the Planning Commission requesting approval. BUILDING SETBACK OPEN SPACES AND LANDSCAPING ' 6. All front, rear and side yard setbacks shall be in compliance with the setbacks shown on Exhibit "A" dated April 4, 2005 and Exhibit "A-1" dated June 21, 2005. Reduced front and rear yard setbacks of 15 feet and street side yard setbacks of 5 feet are permitted for all houses shown on Exhibits B-1, B-2, C-1, C-2, D-1, D-2, E-1, E-2, F-1, F-2 and G-1, dated April 4, 2005. 7. The lot coverage may be increased to 50% for those structures shown on Exhibits B-1, B-2, C- 1, C-2, D-1, D-2, E-1, E-2, F-1, F-2 and G-1, dated April 4, 2005. 8. Provide the following minimum landscaped areas: a. 15 feet along South Fowler Avenue b. 15 feet along East Church Avenue C. Outlot B as shown on Exhibit "A-1" dated June 21, 2005 d. Area at the subdivision entrance from South Fowler Avenue No structures of any kind may be.installed or maintained within the above landscaped areas. No exposed utility boxes, transformers, meters, piping (excepting the backflow prevention device) etc., are allowed to be located in the landscape areas or setbacks or on the street frontages of the buildings. All transformers, etc. shall be shown on the site plan. The backflow device shall be screened by landscaping or such other means as may be approved. 9. 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.) 10. There shall be two trees planted in the front yard of every lot. FENCES. HEDGES,_AND WALLS 11. Walls and gates shall be in compliance with Exhibit A dated April,4, 2005 and Exhibit "A-1" Conditions of Approval Conditional Use Permit Application No. C-04-330 May 4, 2005 . Page 5 dated June 21, 2005 and as indicated per Conditions of Approval for Vesting Tentative Tract Map No. 5450/UGM dated July 13, 2005. - 12. Temporary fences to secure projects under construction are allowed. Any temporary fence shall be adequately secured and constructed to prevent overturning due to wind, vandalism and/or casual contact by the general public. The construction shall be performed in such a manner as to minimize any potential safety hazard which may occur as a result of improper fence installation or damage to the fence. ACCESS 13. Vehicular and pedestrian access shall be provided as indicated per Conditions of Approval for Vesting Tentative Tract Map No. 5450/UGM dated July 13, 2005. COVENANTS AND AGREEMENTS 14. The covenants, conditions, and restrictions for the owner's association shall comply with Section 12-1026 of the Fresno Municipal Code. OUTDOOR ADVERTISING 15. Signs,-other than directional sicros, if applicable, are not approved for installation as part of this special permit. Submit for separate Sign Review. Contact Public Services for information at 559/621-8277. (Include this note on the site plan.) BUILDING ELEVATIONS 16. All houses in the subject planned development shall be in compliance with elevations and plans shown in Exhibits B-1, B-2, C-1, C-2, D-1, D-2, E-1, E-2, F-1, F-2 and G-1, dated April 4, 2005. PART E- CITY AND OTHER SERVICES FIRE PROTECTION REQUIREMENTS 1. Comply with requirements noted in Vesting Tentative Tract Map No. 5450/UGM Conditions of Approval dated July 13, 2005. FLOOD CONTROL REQUIREMENTS - 2. Comply with requirements noted in Vesting Tentative Tract Map No. 5450/UGM Conditions of Approval dated July 13, 2005. SOLID WASTE 3. Comply with requirements noted in Vesting Tentative Tract Map No. 5450/UGM Conditions of Approval dated July 13, 2005. Conditions of Approval Conditional Use Permit Application No. C-04-330 May 4, 2005 Page 6 SCHOOL FEES 4. School fees must be paid prior to issuance of building permits. (Contact Sanger Unified School District for further details.) Provide proof of payment (or no fee required) prior to issuance of building permits. STREET TREE REQUIREMENTS 5. Comply with requirements noted in Vesting Tentative Tract Map No. 5450/UGM Conditions of Approval dated July 13, 2005. SAN JOAQUIN VALLEY AIR POLLUTION CONTROL DISTRICT 6. Comply with requirements noted in Vesting Tentative Tract Map No. 5450/UGM Conditions of Approval dated July 13, 2005. 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 and the following: 1. If archaeological and/or animal fossil material is encountered during project surveying, grading, excavating, or construction, work shall stop immediately. 2. If there are suspected human remains, the Fresno County Coroner shall be immediately contacted. If the remains or other archaeological material is possibly Native American in origin, the Native American Heritage Commission (Phone: 916/653-4082) shall be immediately contacted, and the California Archaeological Inventory/Southern San Joaquin Valley Information Center. (Phone: 805/644-2289) shall be contacted to obtain a referral list of recognized archaeologists. An archaeological assessment shall be conducted for the project, the site shall be formally recorded, and recommendations made to the City as to any further site investigation or site avoidance/preservation. 3. If animal fossils are uncovered, the Museum of Paleontology at U.C. Berkeley shall be contacted to obtain a referral list of recognized paleontologists. An assessment shall be conducted by a paleontologist and, if the paleontologist determines the material to be significant, it shall be preserved. 4. The municipal water well site shown on the proposed map (Outlot C) is subject to approval by the City of Fresno Water Division and is under review by Conditional Use Permit Application No. C-05-136. All discretionary conditions of approval will ultimately be deemed mandatory unless appealed in writing to the Planning and Development Department Director within 15 days. KAMaster Files-Tract Maps\Tract 5450 Shelby Chamberlain (C-04-334)\C-04334-COA.doc STATE OF CALIFORNIA—BUSINESS TRANSPORTATION AND HOUSING AGENCY ARNOLD SCHWARZENEGGER.Governor DEPARTMENT OF TRANSPORTATION 1352 WEST OLIVE AVENUE e P.O.BOX 12616 �,F -;-TODD J�O D FRESNO,CA 93778-2616 I�u^{uu PHONE 559 445-6666 FAX 559 - Flex your power! ( )4884088 Be energy efficient! TTY (559)488-4066 APR 2 R ZOa April 25, 2005 Planning Division Develoom?nt Department CITY C)F F.R,,ESNO 213 1-IGR/CEQA 6-FRE-180-64.4+/- (A-03-18, R-03-79, VTPM 2004-27, T-5248 & C-04-148;) C-04-334 &TRACT 5450 SUNNYSIDE PARTNERS Ms. Shelby Chamberlain City of Fresno Development Department 2600 Fresno Street Fresno, CA 93721 Dear Ms. Chamberlain: We have completed our review of the proposed 119-lot single-family residential project located on the southwest corner of East Church and South Fowler. This project is a portion of a much larger project bounded by South Sunnyside, East Jensen, South.Fowler and the East Church Alignment. Caltrans has the following comments: Based on the consultant's trip trace, 72 of the PM peak hour.proj ect-generated trips would impact the State Route (SR) 99 interchange at Jensen Avenue. After reviewing the traffic study for this project, Caltrans requested additional information from the traffic consultant, specifically an analysis of the ramps at this location. The project does not appear to impact the northbound off- ramp fframp to Jensen Avenue, the ramp Caltrans has projected will likely need improvements in the future in order to serve the new industrial development in the area. Therefore, we conclude that the project will have a minimal impact on State facilities. However, continued development has the potential to create cumulatively significant impacts to both transportation and air quality. As cumulative impacts to these resources,were not addressed in the General Plan Update Master EIR, the City should consider a mechanism for evaluating and mitigating for these impacts. The City should consider a transit alternative for this project. Sufficient development has been approved 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. The City should consider using the "Toolbox" from the San Joaquin Valley Growth Response, Study to prepare an analysis of the impacts created by this and other approved developments in the City. The Toolbox facilitates better planning for communities within the San Joaquin Valley. An analysis can be conducted that would provide.either a regional perspective or an evaluation at a community or neighborhood level. Information on land use patterns that enhance transit, methods of reducing the number of vehicle miles traveled, identifying fiscal implications of growth and development, and methods to address air quality issues can be provided. The analysis can include "Caltrans improves mobility across California" Ms. Shelby Chamberlain April 25, 2.005 Page 2 the projected population and employment, future household characteristics, development densities, and other factors. It goes beyond a simple analysis of traffic impacts. Traditional transportation models, such as the Fresno region's TP+model, are typically not sensitive to the types of land use and transportation network variables that can affect mode choice (do I take transit, walk, or ride a bike rather than drive) and other travel demand factors. The analysis could lead to so called"smart growth"land use decisions. This would benefit the local, regional, and State transportation network, as well as air quality, economic development and the jobs/housing balance critical to a community's quality of life. The resulting information is also available to public officials and citizens in easy-to-understand maps and'tables. Additional information that can be provided by the "INDEX" includes a total of over 70 indicators such. as: Proximity to Amenities - the walking distance to parks, schools, neighborhood retail,transit, or other walkable amenities. Stormwater'Run-off or Imperviousness - to the extent that estimates can be made regarding the extent of impervious surface for different land use types, INDEX can report an estimate of stormwater nun-off. Other Transportation Indicators - internal and external street connectivity(travel distance, average block size), street network density at intersection, street route directness,pedestrian crossing distance, transit service coverage, etc. These are useful for both direct comparison between scenarios anal to guide the post-processing of standard transportation model outputs. For the Growth Response Study-Fresno Demonstration Project, the stakeholders, elected officials, interest groups, government agencies and the general public helped to define indicators important to the region. These indicators were used to compare alternative scenarios in terms of their success in meeting stakeholder goals. The 13 selected indicators to address key community concerns were: 1. Developable land remaining after new growth 2. Acres of agriculture remaining 3. Development footprint (potential intensity of land use based on combined measurement of infill and density of population and employment) 4. Population density 5. Employment density 6. Use Mix 7. Transit adjacency to housing 8. Transit adjacency to employment 9. Mode split to transit 10. Vehicle miles traveled 11. Vehicle hours traveled 12. Economics of development 13. Air pollution (NOx, HC, CO, & CO2) emitted from light vehicles The tools add clarity and detail to the development of alternative land use and transportation scenarios and a broader assessment of their relative impacts and benefits beyond what can be achieved using standard transportation modeling tools. Using the Toolbox from the San Joaquin Valley Growth Response Study would help to clarify issues that have been raised since the "Caltrans improves mobility across California" Ms. Shelby Chamberlain April 25, 2005 Page 3 General Plan Update regarding densities in general and the High Rise Corridor specifically. Caltrans is available to partner with the City in this endeavor. We request that this letter be made part of the permanent record for this project and that a copy of our letter be included in the staff reports for both the City Council and the Planning Commission. This will provide the decision-making body and the general public with a complete and accurate environmental evaluation for the project. Please send a copy of the staff report(s) to Caltrans prior to any scheduled hearings for this item. If you have any questions, please call me at (559) 445-6666. Sincerely, MOSES STITES Office of Transportation Planning District 6 Enclosure C: Ms. Barbara Goodwin, Council of Fresno County Governments "Caltrans improves mobility across California" ATTACHMENT NUMBER 1 CALTRANS RECOMMENDATIONS FOR TRANSPORTATION ALTERNATIVES: Ongoing development throughout the City of Fresno, including this project, will make traffic operations significantly worse by adding considerably to delay and congestion. Transit alternatives can help reduce congestion and delay and reduce overall degradation of air quality and gridlocked intersections. The City of Fresno should focus on ways to eliminate trips in addition to enhancing capacity. Transportation alternatives the City should consider include standard highway solutions along with the following: 1. Park and ride facilities on site or within the proximity of this project. 2. A study`of the general accommodation and provision of mass1ransit in this area to provide insight on ways of increasing transit usage. 3. Exploring the potential of commuter shuttles. The shuttle could be financed through an assessment district and provide a way for individuals to utilize a park-and-ride facility or commercial area parking lot and be shuttled to various commercial/office centers within the area. Commuters who need to go further could use City of Fresno transit if the City planned for convenient connections. This may help to reduce the Single-Occupancy Vehicle (SOV) demand seeking to use the State Highway System. 4. Providing for,continuity of non-motorized transportation. 5. Exploring the potential for employer-sponsored carpools/vanpools or monthly transit passes for employees as well as including as a condition of project approval a covered transit stop as mitigation for project-related impacts to the transportation/circulation system. 6. Exploring the potential for linking the purchase of a monthly transit pass with new residential development as partial mitigation for congestion and air quality impacts, and to ensure the long term viability of public transportation. CITY OF FRESNO—ENVIRONMENTAL ASSESSMENT/INITIAL STUDY FINDING OF CONFORMITY/MEIR NO. 10130 Pursuant to Section 21157.1 ' of the California Public Resource Code DATE R VLING: (California Environmental Quality Act) the project described below is 2005 JUN 16 FM 3: 10 determined to be within the scope of the Master Environmental impact Report (MEIR) No. 10130 prepared for the 2025 Fresno General Plan CITY CLERK. FRESNO Ct 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: Granville Homes Shelby Chamberlain, Planner,lll 1396 West Herndon Avenue, Suite 101 June 16, 2005 . Fresno, California 93711 Environmental Assessment Number: Project Location (including APN): Vesting Tentative Tract Map No. 5450/UGM Southwest corner of South Fowler and East Church Conditional Use Permit Application No. C-04-334 Avenues. (APN: 316-022-56) Project Description: Vesting Tentative Tract Map No. T-5450/UGM proposes to subdivide the 20-acre site into a 118-lot single family residential planned development with 3 outlots. Conditional Use Permit Application No. C-04-334 is a request to develop the subdivision with gated private streets, landscaped outlots, reduced lot sizes, increased lot coverage and reduced front and rear yard setbacks. The property is within the jurisdiction of the Roosevelt Community Plan and the 2025 Fresno General Plan. Both plans designate the property for medium high density residential land uses and the property is zoned R-2/UGM (Low Density Multiple Family Residential/Urban Growth Management) which is consistent with the planned land use designation. The subject property is currently vacant and is surrounded by single family residential developments (both existing and under construction). Conformance to Master Environmental Impact Report(MEIR NO. 10130): The 2025 Fresno General Plan and Roosevelt Community-Plan designate the subject parcel for medium high density residential planned land uses. The existing R-2/UGM (Low Density Multiple Family Residential/Urban Growth Management) zoning for the subject property conforms to this medium high density residential planned land use designation. The Planning..artd Development DepartcsLeaat staff has prepared an initial study and environmental checklist and evaluated the proposed development in accordance with the land use and environmental policies and provisions of the 2025 Fresno General'Pl6inl and the related Master Environmental Impact Report (MEIR) No. 10130. The subject property is proposed for development with residential uses at an intensity and scale (10.38 to 18.15 dwelling units per acre) that is permitted by the existing planned land use and zoning designation for the site. Thus, the development of the site with a 118-lot.single family residential subdivision 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 development.will adversely impact existing city service systems or the traffic circulation system that serves the subject parcels. These infrastructure findings have been verified by the Public Works and Public Utilities Departments. It has been further determined that all applicable mitigation measures of MEIR No. 10130 have been applied to the project necessary to assure that the project will not cause significant adverse cumulative impacts, growth inducing impacts, and irreversible significant effects beyond those identified by MEIR No. 10130 as provided by CEQA Section 15178(a). Per Section 21157.1 of the California Public Resources Code (California Environmental Quality Act), it may be determined that a subsequent project falls within the scope of a MEIR, provided that the project does not cause significant impacts on the environment that were not previously examined by the MEIR. Relative to this specific project proposal, the environmental impacts noted in the MEIR, per the 2025 Fresno General Plan Finding of Conformity Under MEIR No. 10130 Environmental Assessment No. T-5450/C-04-334 Page 2 June 16, 2005 land use designations, include impacts associated with the medium high density residential land use designation specified for the subject parcel. Based on this initial study, the proposed project does not change the land use indicated for the subject parcel and will not generate additional significant effects not previously identified by the MEIR and no new additional mitigation measures are required. Therefore, the project proposal is within the scope of the MEIR as defined by Section 15177 of the CEQA Guidelines. Moreover, as lead agency for this project, the Planning and Development Department, per Section 1'5177 (d) of the CEQA Guidelines, has determined that all feasible mitigation measures from MEIR No. 10130 shall apply to the project proposal as noted in the attached mitigation monitoring checklist. Public notice has been provided regarding staff's finding in a manner prescribed by this section of the Guidelines and by Section 21092 of the California Public Resources Code (CEQA provisions). A, 6�' Darrell Unruh to Planning Manager, City of Fresno KAMaster Files-Tract Maps\Tract 5450 Shelby Chamberlain (C-04-334)\T-5450-C-04-334 FINDING OF CONFORMITY.doc Attachments: Environmental Checkliist/Initial Study for Environmental Assessment No.T-5450/C-04-334 Mitigation Monitoring Checklist (MEIR No. 10130) for Environmental Assessment No. T-5450/ C-04-334 ENVIRONMENTAL ASSESSMENT(EA) CHECKLIST POTENTIAL ENVIRONMENTAL EFFECTS EA NO. T-5450IC-04-334 1_0 TOPOGRAPHIC, SOIL, GEOLOGIC 11.0 URBAN SERVICES CONSIDERATIONS 1 11.1 Availability of fire protection 1 1.1 Geologic hazards, unstable soil conditions 1 11.2 Lack of emergency vehicle access 1 1.2 Adverse change in topography or ground surface relief 1 11.3 Adequacy of design for crime prevention 1 1.3 Destruction of unique geologic or physical features 1 11.4 Overcrowding of school facilities 1 1.4 Increased water erosion 1 11.5 Availability of water mains of adequate size 1 11.6 Availability of sewer lines of adequate capacity 2_0 AIR OUILITY 1 11.7 Availability of storm water drainage facilities (on or 1 2.1 Substantial indirect source of pollution off site) 1 2.2 Direct on-site pollution generation 1 11.8 Availability of adequate park and recreation areas 1 2.3 Generation of objectionable odors 1 11.9 Unusually high solid waste generation 1 2.4 Generation of dust except during construction 1 2.5 Adverse local climatic changes 12.0 HAZARDS 1 12.1 Risk of explosion or release of hazardous 3_0 WATER substances 1 3.1 Insufficient ground water available for long-term project 1 12.2 Site subject to flooding use 1 12.3 Adverse change in course of flow of flood waters 1 3.2 Use of large quantities of ground water 1 12.4 Potential hazards from aircraft accidents 1 3.3 Wasteful use of ground water T. 12.5 Potential hazards from landfill and/or toxic waste 1 3.4 Pollution of surface or ground water supplies sites 1 3.5 Reduction in ground water recharge 13.0 AESTHETICS 4_0 PLANT LIFE 1 13.1 Obstruction to public or scenic vista or view 1 4.1 Reduction of the numbers of any unique, rare or 1 13.2 Creation of aesthetically offensive conditions endangered species 1 13.3 Removal of street trees or other valuable 1 4.2 Reduction in acreage of agricultural crop vegetation 1 4.3 Premature or unnecessary conversion of prime 1 13.4 Architectural incompatibility with surrounding area agricultural land 14.0 HISTORICAL/ARCHAEOLOGICAL 5_0 ANIMAL LIFE 1 14.1 Removal of historic building, disruption of 1 5.1 Reduction in the numbers of any rare, unique or archaeological site endangered species 1 14.2 Construction or activity incompatible with adjacent 1 5.2 Deterioration or displacement of valuable wildlife habitat historic site 6_0 HUMAN HEALTH 15.0 ENERGY 1 15.1 Use of substantial amounts of energy or fuel 7_0 NOISE 1 15.2 Substantial increase in demand upon existing 1 7.1 Increases in existing noise levels sources of energy 1 7.2 Exposure to high noise levels 1 15.3 Wasteful use of energy 8„_0 LIGHT AND GLARE EXPLANATION OF RATINGS . . 1 8.1 Production of glare which will adversely affect "0" Insufficient Information residential areas 1 8.2zposure of residences to Fiigh-levels of glare Insufficient, information is available to determine -the potential environmental effects which may result from the 9.0 LAND USE proposed project in this category. 1 9.1 Incompatibility with adopted plans and policies "1" No significant Environmental Effect 1 9.2 Acceleration of growth rate 1 9.3 Induces unplanned growth The proposed project will not have an adverse 1 9.4 Adverse change in existing or planned area environmental effect in this category, or any such effect is characteristics not substantially unusual or of undesirable magnitude. This rating is also utilized in cases where the category is 10.0 TRANSPORTATION AND CIRCULATION not applicable to the particular project under consideration. 1 10.1 Generation of vehicle traffic sufficient to cause capacity "2" Moderate Environmental Effect deficiencies on existing street system The proposed project.will have an adverse environmental 1 10.2 Cumulative increase in traffic on a major street for which .capacity deficiencies are projected effect in this category, which is of sufficient magnitude to 1 10.3 Specific traffic hazard to motorists,bicyclists, be of specific concern. 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