HomeMy WebLinkAboutT-5453 - Conditions of Approval - 5/2/2007 City of
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Planning & Development Department
2600 Fresno Street-Third Floor Nick P. Yovino
Fresno, California 93721-3604 Director
(559) 621-8277 FAX (559)498-1.012
May 24, 2006 Please reply to:
Israel Trejo
(559)621-8044
Bun Ma
3206 North Brawley Avenue
Fresno, CA 93722
Dear Applicant:
SUBJECT: FINAL ACTION BY THE FRESNO CITY COUNCIL REGARDING REZONE APPLICATION
NO. R-05-88 LOCATED ON THE EAST SIDE OF NORTH BRAWLEY AVENUE
BETWEEN WEST SHIELDS AND WEST DAKOTA AVENUES
(APN: 433-060-11)
At is regular scheduled meeting on May 16, 2006; the Fresno City Council took the following action
regarding the above-referenced application:
1. Approved the environmental finding of Environmental Assessment No: R-05-88/T-5453 dated
January 12, 2006, that the project conforms to the provisions of the 2025 Fresno General Plan
Master Environmental Impact Report (MEIR No. 10130).
2. Approved Rezone Application.No. R-05-88 requesting to rezone approximately 1.60 net acres of
property from the AE-5/UGM(Exclusive Five Agricultural District/Urban Growth Management)zone
district to the R-1/UGM (Single Family Residential District/Urban Growth Management) zone
district.
On April 26, 2006, the City of Fresno Planning Commission approved the following
1. Approved Tentative Tract Map No. 5453/UGM requesting to subdivide approximately 1.60 net
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acres of property into a seven-lot single family residential subdivision.
Enclosed is a copy of the Planning Commission Resolutions and City Council Ordinance Bill regarding the
tentative tract map and rezone application. Please note that this action shall become effective thirty-one
days after is passage.
If you have any questions regarding these items please contact me at the number listed above or via email
at Israel.Trejo@fresno.gov.
Sincerely,
PLANNING DIVISION
Israel Trejo, Planner 11
Enclosures: Planning Commission Resolution Nos. 12470 (Rezone] and 12471 (Tract]
City Council Ordinance Bill No. 2006-69
FRESNO CITY PLANNING COMMISSION
RESOLUTION NO. 12470
The Fresno City Planning Commission, at its regular meeting on April 26, 2006, adopted the
following resolution relating to Rezone Application No. R-05-88.
WHEREAS, Rezone Application No. R-05-88 has been filed with the City of Fresno to rezone the
property as described below:
REQUESTED ZONING: R-1/UGM (Single Family Residential DistricbUrban Growth
Management)zone district
EXISTING ZONING: AE-5/UGM (Exclusive Five Acre Agricultural DistricbUrban Growth
Management)zone district
.APPLICANT: Bun Ma
LOCATION: East side of North Brawley Avenue, between West Shields and West
Dakota Avenues
APN: 433-060-11
LEGAL DESCRIPTION: From AE-5/UGM to R-1/UGM:
The south 132 feet of lot 31 of Winterton Tract, in the City of Fresno,
County of Fresno, State of California, according to the map thereof
recorded in book 3 page 21 of record of surveys, in the office of the
County Recorder of said County.
WHEREAS, the above-named applicant is requesting a zoning change on the above property in
order to facilitate the development of a seven-lot, single family residential subdivision on
approximately 1.60 net acres; and,
WHEREAS, on December 5, 2005, the West Area Community Plan, Advisory Committee
recommended approval of the rezone and related tract map; and,
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WHEREAS,the Fresno City Planning Commission on April 26, 2006, reviewed the subject rezone
application in accordance with the policies of the West Area Community Plan and the 2025 Fresno
General Plan; and,
WHEREAS,during the April 26,2006, hearing,the Commission received a staff report and related
information, environmental documents and considered testimony regarding the requested zoning
change; and,
WHEREAS, at that same hearing the Commission reviewed related Tentative Tract Map No.
5453/UGM to subdivide the property into a seven-lot, single family residential subdivision; and,
WHEREAS, no neighbors spoke in opposition to the project. 1
NOW, THEREFORE, BE IT RESOLVED that the Fresno City Planning Commission hereby finds
and determines that there is no substantial evidence in the record to indicate that Rezone
Planning Commission Resolution No. 12470
Rezone Application No. R-05-88
April 26, 2006
Page 2
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Application No. R-05-88 may have a significant effect on the environment as identified by the
Finding of Conformity to the 2025 Fresno General Plan Master Environmental Impact Report(MEIR
No. 10130)dated January 12,2006, prepared for Environmental Assessment No. R-05-88/T-5453.
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BE IT FURTHER RESOLVED that the Fresno City Planning Commission hereby recommends to the
City Council that the requested R-1/UGM (Single Family Residential/Urban Growth Management)
zone district be approved.
The foregoing Resolution was adopted by the Fresno City Planning Commission upon a motion by
Commissioner DiBuduo, seconded by Commissioner Torossian.
VOTING: Ayes - DiBuduo, Torossian, Cherry, Holt, Vang, Vasquez (Chair)
Noes - None
Not Voting - None
Absent - Kissler(Vice Chair)
DATED: April 26, 2006 NICK YOVINO, Secretary
Fresno City Planning Commission
'I','
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Resolution No. 12470
j, Rezone Application No. R-05-88
Filed by Bun Ma
Action: Recommend Approval
K:VAASTER FILES-TRACT MAPS\TRACT 5453 Israel Trejo(R-05-88)1R-05.88-PC RESO 12470.00C
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FRESNO CITY PLANNING COMMISSION
RESOLUTION NO. 12471
The Fresno City Planning Commission at its regular meeting on April 26, 2006, adopted the
following resolution pursuant to the Subdivision Map Act of the Government Code of the State of
California and the Municipal Code of the City of Fresno.
WHEREAS,Tentative Tract Map No. 5453/UGM was filed with the City of Fresno and proposes to
subdivide the subject property into a seven-lot single family residential subdivision on approximately
1.60 net acres of property located on the east side of North Brawley Avenue,,between West Shields
and West Dakota Avenues; and,
WHEREAS, on December 5, 2005, the West Area Community Plan Advisory Committee
recommended approval of the tract map and related rezone applications; and,
WHEREAS, the Planning and Development Department staff recommended approval of the
proposed project subject to all conditions of.approval contained in the staff report dated April 26,
2006; and,
WHEREAS, at that same hearing the Commission reviewed related Rezone Application No.
R-05-88 proposing to reclassify the subject site from the AE-5/UGM (Exclusive Five Acre
Agricultural District/Urban Growth. Management) zone district to the R-1/UGM (Single Family
Residential District/Urban Growth Management) zone district; and,
WHEREAS.,the Fresno City Planning Commission.conducted a public hearing on April 26,2006,to
review the proposed subdivision and considered the staff report and invited testimony with respect
to the proposed subdivision; and,
WHEREAS, no neighbors spoke in opposition to the project.
NOW, THEREFORE, BE IT RESOLVED that the Fresno City Planning Commission hereby finds
and determines that there is no substantial evidence in the record to indicate that Tentative Tract
Map No. 5453/UGM may have a significant effect on the environment as identified by the Finding of
Conformity to the 2025 Fresno General Plan Master Environmental Impact Report (MEIR No.
10130) dated January 12, 2006, prepared for Environmental Assessment No. R-05-88/T-5453.
BE IT FURTHER RESOLVED that the Fresno City Planning Commission finds that approval of the
tentative tract map subject is consistent with the adopted 2025 Fresno General Plan and the West
Area Community Plan and the findings required pursuant to Section 66410 et. seq. of the
Government Code.
BE IT FURTHER RESOLVED that the Fresno City Planning Commission hereby approves Tentative
Tract Map No. 5453/UGM subject to the Planning and Development Department Conditions of
Approval dated April 26, 2006.
The foregoing Resolution was adopted by the Fresno City Planning Commission upon a motion by
Commissioner DiBuduo, seconded by Commissioner Torossian.
Planning Commission Resolution No. 12471
Tentative Tract Map No. 5453
April 26, 2006
r
Page 2
VOTING: Ayes - DiBuduo, Torossian, Cherry, Holt, Vang, Vasquez (Chair)
Noes - None
Not Voting - None
Absent - Kissler (Vice Chair)
DATED: April 26, 2006 NICK P 1OVINO, Secretary
Fresno ity Planning Commission
Resolution No. 12471
Tentative Tract Map No. 54531UGM
Filed by Bun Ma
Action: Approve
KWASTER FILES-TRACT MAPSITRACT 5453 Israel Trejo(T-5453)1-PC RESO 12471.00C
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Recording Requested by:
City Clerk, Fresno, California
No Fee-Govt. Code 6103
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Return to City Clerk, Fresno
Space above this line reserved for Fresno County Recorder's Office j
ORDINANCE OF THE COUNCIL OF THE CITY OF FRESNO :
PROPOSED AND INITIATED BY
MOVED BY Boyajian SECONDED BY Westerlund
BILL NO. B-70
ORDINANCE NO. 2006-69
AN ORDINANCE OF THE CITY OF FRESNO, CALIFORNIA, AMENDING
THE OFFICIAL ZONE MAP OF THE CITY OF FRESNO HERETOFORE
ADOPTED BY ARTICLES 1 TO 4.5 INCLUSIVE, CHAPTER 12, OF THE
FRESNO MUNICIPAL CODE, BEING THE ZONING ORDINANCE OF THE
CITY OF FRESNO
WHEREAS, Rezone Application No. R-05-88 has been filed by Bun Ma, property owner, with the
City of Fresno to rezone property as described hereinbelow; and,
WHEREAS,the West Area Community Plan Advisory Committee considered this application at its
meeting of December 5, 2005, and recommended approval; and,
WHEREAS, pursuant to the provisions of Article 4,Chapter 12,of the Fresno.Municipal Code,the
Planning Commission of the City of Fresno held a public hearing on the 26"'day of April,2006,to consider
Rezone Application No. R-05-88 and related Environmental Assessment No. R-05-88/T-5453, during
which the Commission recommended to the Council of the City of Fresno approval of the subject
environmental assessment and rezone application amending the City's Zoning Ordinance on real property
described hereinbelow from the AE-5/UGM (Exclusive Five Acre Agricultural District/Urban Growth
Management) zone district to the R-1/UGM (Single Family Residential DistrictlUrban Growth
Management)zone district; and,
! A : Ordinance Amending Officiat z-one Map
;Rezone Application No. R-05-88
16, 2006
M,.. Page 2
WHEREAS, the Council of the City of Fresno, on the 16'h day of May, 2006, received
the recommendation of the Planning Commission.
NOW,THEREFORE,THE COUNCIL OF THE CITY OF FRESNO DOES ORDAIN AS FOLLOWS:
SECTION 1. Based upon the testimony and information presented at the hearing and upon review
and consideration of the environmental documentation provided,the adoption of the proposed rezoning
is in the best interest of the City of Fresno. The Council finds in accordance with its own independent
judgment that there is no substantial evidence in the record that the rezoning may have a significant
effect on the environment as identified by the Finding of Conformity to the 2025 Fresno General Plan
Master Environmental Impact Report (MEIR No. 10130) dated January 12, 2006, prepared for
Environmental Assessment No. R-05-88/T-5453. Accordingly,Environmental Assessment No. R-05-88/
T-5453 is hereby approved.
SECTION 2. The Council finds the requested R-1/UGM zone district is consistent with the existing
medium density residential planned land use designation of the West Area Community Plan and the 2025
Fresno General Plan, as specified in Section 12-403-B of the Fresno Municipal Code.
SECTION 3. The Council finds that the zone district of the real property described hereinbelow,
located in the City of Fresno and shown on the Official Zone Map of the City of Fresno, is reclassified from
the AE-5/UGM (Exclusive Five Acre Agricultural District/Urban Growth Management)zone district to the
R-1/UGM (Single Family Residential District/Urban Growth Management)zone district.
From AE-5/UGM to R-1/UGM:
APN: 433-060-11
The south 132 feet of lot 31 of Winterton Tract, in the City of Fresno, County of Fresno, State of
California, according to the map thereof recorded in book 3 page 21 of record of surveys, in the
office of the County Recorder of said County.
Ordinance Amending Officiao one Map
Rezone Application No. R-05-88
16, 2006
Page 3
SECTION 4. This ordinance shall become effective and in full force and effect at 12:01 a.m.on
the thirty-first day after its passage.
III
CLERK'S CERTIFICATION
STATE OF CALIFORNIA )
COUNTY OF FRESNO )
CITY OF FRESNO )
I, REBECCA E. KLISCH, City Clerk of the City of Fresno, certify that the foregoing ordinance
was adopted by the Council of the City of Fresno, California, at a regular meeting held on the
16th day of May , 2006, by the following vote:
Ayes: Boyajian, Calhoun, Dages, Perea, Westerlund, Duncan
Noes: None
Absent: Sterling
Abstain: None
REBECCA E. KLISCH
City Clerk
By
APPROVED AS TO FORM:
JAMES C. SANCHEZ
Interim City rney
Deputy
Rezone Application No. R-05-88
Filed by Bun Ma
Assessor's Parcel Nos. 433-060-11
K:1Masler Files-20061Tracl Maps T-5453—IT\City Council Ordinance Bill\R-05-88 City Council Ordinance Bill.doc
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"°' REPORT ' THE CITY COUNCIL
_ . A .NDA ITEM NO. JO =3 Sant
r"�- p
COUNCIL MEETING: 511610
May 16, 2006 APPROVED BY
FROM: NICK P. YOVINO, Director
Planning and Development Departm DEPARTMENT OIRECT
BY: GILBERT J. HARD, Planning M ger
Planning Division CITY MANAGER
SUBJECT: CONSIDERATION OF REZONE APPLI ATION NO. R-05-88 AND
ENVIRONMENTAL FINDING FOR ENVIRONMENTAL ASSESSMENT
NO. R-05-88/T-5453 -
KEY RESULT AREA
One Fresno
RECOMMENDATION
Staff recommends the City Council take the following action:
1. APPROVE the environmental finding for Environmental Assessment No.. R-05-88/T-5453, dated
January 12, 2006, that the project proposal conforms to the provisions of the 2025 Fresno General
Plan Master Environmental Impact Report (MEIR No. 10130).
2. APPROVE Rezone Application No. R-05-88 to rezone the subject property from the AE-5/UGM
(Exclusive Five Acre Agricultural District/Urban Growth Management) zone district to the R-1/UGM
(Single Family Residential District/Urban Growth Management) zone district.
EXECUTIVE SUMMARY
Rezone Application No. R-05-88 pertains to approximately 1.60 net: acres of property located on.the
east side of North Brawley Avenue between West Shields.and West Dakota Avenues. The rezone
application proposes to reclassify the subject site from the AE-5/UGM (Exclusive Five Acre Agricultural
District/Urban Growth Management) zone district to the R-1/UGM (Single Family Residential
District/Urban Growth Management) zone district. The subject property is planned for medium density
residential land uses and contains one single family residence. If approved, Rezone Application
R-05-88 would facilitate the development of a seven-lot single family residential subdivision which has
been proposed by Tentative Tract Map No. T-5453/UGM. Overall, the proposed subdivision density is .
4.29 dwelling units per acre. The application would bring the subject property into conformance
. .with the 2025 Fresno General Plan and the West Area Community Plan, pursuant to Section 12
403-B-2 of the Fresno Municipal Code. On April 26, 2006, the Fresno City Planning Commission
recommended approval of the rezone application to the City Council. The Planning Commission
also took action to approve related Tentative Tract Map No. 5453/UGM. It is noted that the Planning
Commission's action on the tentative tract map is final and, therefore, no action is required by the City
Council.
KEY OBJECTIVE BALANCE
Council action regarding this proposed land use application optimizes .the three Key Objectives of
Customer Satisfaction, Employee Satisfaction, and Financial Management. 'Affirmative action by the
Council will result in timely deliverance of the review and processing of the application as is reasonably
expected by the applicant/customer. Prudent financial management is demonstrated by the expeditious
completion of this land use application inasmuch as the applicant/customer has paid to the city a fee for
REPORT TO THE CITY COUP
Rezone Application No. R-05-6:
May 16, 2006
Page 2
the processing of this application and that fee is, in turn, funding the operations of the Planning and
Development Department. Employee satisfaction is derived from the fact that the professional and
technical staff, who have reviewed and made a recommendation on this land use application, have done
so in a thorough and professional manner, thereby enhancing the sense of accomplishment in the
completion of the application process.
PROJECT INFORMATION
PROJECT A seven-lot, single family residential subdivision to be developed at
an overall density of 4.29 units per acre
APPLICANT. Bun Ma
LOCATION East side of North Brawley Avenue between West Shields and
West Dakota Avenues
(Council District 1, Councilmember Boyajian)
SITE SIZE Approximately 1.60 net acres
LAND USE Existing - Single family residential
Proposed - Single family residential
ZONING Existing - AE-5/UGM (Exclusive Five Acre Agricultural.
District/Urban.Growth Management) '
Proposed- R-1/UGM (Single Family Residential `7
DistrictYUrban Growth Management
PLAN DESIGNATION The proposed R-1/UGM zone district and seven-lot single family
AND CONSISTENCY residential subdivision are consistent with the 2025 Fresno General
Plan and West Area Community Plan designation of the site for
medium density residential planned land uses
. ..ENVIRONMENTAL Finding of Conformity to the 2025 Fresno General Plan Master
_ FINDING Environmental Impact Report (MEIR No. 101.30) dated January 12,
2006
PLAN COMMITTEE The West Area Community Plan Advisory Committee
.RECOMMENDATION recommended approval of the proposed project at its meeting
on December 5,.2005
STAFF Approve Rezone Application No. R-05-88
RECOMMENDATION
PLANNING COMMISSION On April 26, 2006 the Planning Commission voted to recommend
RECOMMENDATION approval of the rezone application by a vote of 6 to 0, with one
Commission member absent
...
pRT�TO THECITY,COUN m
rezone Application_No`R 05-88 , y •
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;:BORDERING PROPERTY INFORMATION
yy
s: Planned Land Use Existing Zoning Existing Land
Use
.i
Medium Density AE-5/UGM Single Family
North Exclusive Five Acre Agricultural,,. Residential 9 Residential
District/Urban Growth Management
South Medium Density R-1-C Single Family
Residential Single Family Residential District Residential
Medium Density R-1/UGM
East Single Family
Residential Single Family Residential District/Urban
Residential
Growth Management
Medium Density R-1/UGM
West
Residential Single le FamilY Residential District/Urban Ponding Basin
Growth Management
ENVIRONMENTAL FINDING
An environmental assessment initial study was prepared for this project in accordance with the
requirements of the California Environmental Quality Act (CEQA) Guidelines. This process included
the distribution of requests for comment from other responsible or affected agencies and interested
organizations.
Preparation of the environmental assessment necessitated a thorough review of.the proposed project
and relevant environmental issues and considered previously prepared environmental and technical
studies pertinent to the West Area Community Plan area including the Master Environmental Impact
Report (MSIR No. 10130) for the 2025 Fresno General Plan. These environmental and technical
studies have examined projected sewage generation rates of planned urban uses, the capacity of
existing sanitary sewer collection and treatment facilities, and optimum alternatives for increasing
capacities; groundwater aquifer resource conditions; water supply production and distribution system
capacities; traffic carrying capacity of the planned major street system; and, student generation
projections and school facility site location identification.
The study indicates that the project, if approved, would conform to the land use designation and land
use policies of the 2025 Fresno General Plan and is within the scope of the Master Environmental
Impact Report No. 10130. Therefore, staff has issued a finding of conformity to the 2025 Fresno
General Plan Master Environmental Impact Report (MEIR No. 10130) dated January 12, 2006, which
incorporates a MEIR Mitigation Monitoring Checklist. This environmental finding was properly published
and noticed on March 30, 2006, with no comments received to date.
BACKGROUND / ANALYSIS
Bun Ma has filed Rezone Application No. R-05-88 pertaining to approximately 1.60 net acres of property
located on the east side of North Brawley Avenue between West Shields and West Dakota Avenues.
The rezone application proposes to reclassify the subject site from the AE-5/UGM (Exclusive Five Acre
Agricultural District/Urban Growth Management) zone district to the R-1/UGM (Single Family Residential
District/Urban Growth Management) zone district. The subject property is planned for medium density
residential land uses and contains one single family residence. The applicant also filed related
REPORT TO THE CITY CC .CIL
Rezone Application No. R-05-88
May 16, 2006
Page 4
Tentative Tract Map No. 5453/UGM which proposes to subdivide the property into a seven-lot, single
family residential subdivision. According to the land use consistency table adopted with the 2025
Fresno General Plan (and applied within all community plans), the medium density residential planned
land use designation allows 4.99 to 10.97 units per acre. However, pursuant to Section
12-403.B.2.b (1) of the Fresno Municipal Code, a lower density is allowed if the site is developed with a
density not less than the minimum density of the next lowest planned land use designation. The next
lowest planned land use designation is medium-low density residential which requires a density of 2.19
to 4.98 dwelling units per acre, thus, the proposed 4.29 dwelling units per acre for the project site is
allowed and is consistent with the planned land use designation. On April 26, 2006, the Planning
Commission recommended approval of the rezone to the City Council and approved the tract map.
Subdivision Map
In addition to submitting a rezone application, the applicant submitted a tentative tract map for the
subject property. The applicant has proposed to subdivide the property into a seven-lot, single family
residential subdivision.
The tract map was approved by the Planning Commission at their April 26, 2006 hearing.
West Area Community Plan
The subject property is located within the boundaries of the West Area Community Plan. The West
Area Community Plan Advisory Committee reviewed the proposed tentative tract map and rezone
application at their meeting on December 5, 2005, and recommended approval of the proposed project.
Fresno City Planning Commission
On April 26, 2006, the Fresno City Planning Commission considered Rezone Application No. R-05-88 in
conjunction with Tentative Tract Map No. 5453/UGM. The Planning Commission voted to recommend
approval of the rezone application by a vote of 6 to 0, with one Commission member absent, to the
Council. The Planning Commission also approved the tract map.
Public Services
Water Resources and Public Water Supply
The Water Division of the Public Utilities Department has determined that there is an adequate source
of water available to serve the project with the implementation of the Urban Growth Management (UGM)
service delivery requirements and the environmental impact mitigation measures. It should also be
noted that adverse groundwater conditions of limited supply and compromised quality have been well-
documented by planning, environmental impact report, and technical studies over the past 20 years
including the Master Environmental Impact Report No. 10130 for the 2025 Fresno General Plan, Final
EIR No. 10100, Final EIR No. 10117, Final EIR No. SCH 95022029 (Fresno Metropolitan Water
Resource Management Plan) et al. These conditions include water quality degradation due to DBCP,
arsenic, iron, and manganese concentrations; low water well yields; limited aquifer storage capacity and
recharge capacity; and, intensive urban or semi-urban development occurring upgradient from the
Fresno Metropolitan Area. As a result, if approved, the proposed project would be required to contribute
to short-term and long-range water supply and distribution remediation projects in order to adequately
address this deficiency.
`REPORT TO THE CITY COUNC'
Rezone Application No. R-05-88
May 16, 2006
Page 5
Sewage Collection System Capacity
The Cities of Fresno and Clovis share jointly in the treatment capacity of the Fresno-Clovis Regional
Wastewater Treatment and Reclamation Facility. In 1998, the treatment capacity was expanded to
accommodate up to 80 million gallons per day, and was upgraded with modernized equipment to
safeguard against equipment failures. However, in an attempt to serve the anticipated 790,000
metropolitan area population for the year 2025, one or more sub-regional treatment and reclamation
facilities will be required. However, sanitary sewer service is available to serve the site, subject to the
mitigation measures imposed with the environmental assessment, and any necessary sewer main
extensions and connections.
Fire Protection Services
The City of Fresno Fire Department has submitted comments indicating the proposed project is located
within three miles of Fire Station No. 16.
Circulation Element Plan Policies and Major Street System Traffic Capacity
According to the 2025 Fresno General Plan Circulation Map, North Brawley Avenue is defined as a
collector street. 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 required right-of-
way and constructing street paving within the limits of the tract map; installing curb, gutter, sidewalk;
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. The proposed project is projected to generate 12 peak hour vehicle trips and, therefore, the
preparation of a traffic study is not required.
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.
Landscaping/Common Open Space
Given that the proposed subdivision abuts a collector street, and in accordance with the West Area
Community Plan Policy No. W-3-c, the developer shall provide a 20-foot landscape setback (and
irrigation system) along the west property line of parcel one. It should be noted that this 20-foot
landscape setback is within the 20 foot front yard setback required in the R-1 (Single Family Residential
District)zone district, which will be the front yard of the existing single-family residence.
f ,
Given that the subject parcel is relatively small (1.60 net acres), staff is not requiring that the applicant
dedicate park space simply because any dedicated open space would be of a size and location that
REPORT TO THE CITY CC .0111-
Rezone
CILRezone Application No. R-05-88
May 16, 2006
Page 6
would make it impractical for public use. As a result, staff will require the applicant pay applicable parks
fees.
Lot Area and Dimensions
The Fresno Municipal Code requires that all lots within the R-1 (Single Family Residential District) zone
district provide a minimum lot width of 60 feet and depth of 100 feet and a minimum lot size of 6,000
square feet. All of the subject parcels meet or exceed the minimum lot dimensions and lot area.
State Department of Transportation (Caltrans)
In a letter to the City dated November 30, 2005, Caltrans had no comment regarding the project.
CONCLUSION / RECOMMENDATION
The appropriateness of the proposed project has been examined with respect to its consistency with
goals and policies of the West Area Community Plan and the 2025 Fresno General Plan; its
compatibility with surrounding existing or proposed uses; and, its avoidance or mitigation of potentially
significant adverse environmental impacts. These factors have been evaluated as described above and
by the accompanying environmental assessment. Upon consideration of this evaluation, it can be
concluded that the proposed Rezone Application No. R-05-88 is appropriate for the project site.
Attachments: Vicinity Map
2005 Aerial Photograph of Site
Exhibit A, Tentative Tract Map No. 5453 dated November 22, 2005 _
Exhibit B, Letter from Caltrans dated November 30, 2005
Environmental Assessment No. R-05-88/T-5453 Finding of Conformity to
the 2025 Fresno General Plan Master Environmental Impact Report (MEIR No.
10130) dated January 12, 2006
Planning Commission Resolution Nos. 12470 (Rezone Application No. R-05-88) and
12471 (Tentative Tract Map No. 54531UGM)
Ordinance Bill
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Subject Property4U.G.M.Area
VICINITY 31AP PLANNING & DEVELOPMENT
N . DEPARTMENT
TENTATIVE MAP OF TRACT NO. 5453/UGM
A.P.N.: 433-060-11
REZONE APPLICATION NO. R-05-088 w
From AE-5/UGM to R-1/UGM ZONE MAP: 2146
3206 N. BRAWLEYAVE. NOT TO SCALE BY/DATE: J.S. 1 11-28-05
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Exhibit «A„
Tentative Tract Map No. 5453
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Exhibit «B„
Letter From Caltrans
/ I
CITY OF FRESNO
ENVIRONMENTAL ASSESSMENT
REQUEST FOR COMMENT/INFORMATION Page 1 of 2
COMMENT DEADLINE: DECEMBER 15, 2005 FILE NO.: T-5453, R-05-88
TO: RETURN TO: PLANNING DIVISION
Development Department
Caltrans District No, fi 2600 Fresno Street
Marc Birnbaum Fresno, CA. 93721-3604
i
Attn: Steve,Curti
P.O. Box 12616 ATTENTION:ISRAEL TREJO
FRESNO CA,93778 Phone: (559) 621-8044
PRQJECT DE CRIPTIQN: Tentative Tract Map No.5453/UGM and Rezoning Application No. R-
05-88,a 7-lot single-family residential subdivision,rezoning from the AE-S/UGM to the R-1/UGM zone h
district,on 1.6 acres located on the east side of North Brawley Avenue between West Dakota and West
Shields Avenue
LIST THE SPECIFIC ADVERSE IMPACTS IN YOUR AREA OF EXPERTISE WHICH
MAY RESULT FROM APPROVAL OF THE PROPOSED PROJECT
PLEASE LIST SPECIFIC MITIGATION MEASURES THAT YOU WOULD
RECOMMEND AS CONDITIONS OF PROJECT APPROVAL TO REDUCE,�NY
SIGNIFICANT ADVERSE IMPACTS.
DATE MAILED: NOVEMBER 22, 2005
Should you not respond by the date indicated for the comment deadline at the top of
this page, it will be assumed that the project's impacts are not of a magnitude to merit
response in terms of your_particular expertise of area of concern.
j
L
—:PROD/1 EA,Request for Cammenonformation
REQCOMM.FORM
I
Page 2 of 2
THE INITIAL STUDY EVALUATING THE PROJECT SHOULD RESULT IN:
❑ AN ENVIRONMENTAL IMPACT REPORT: The project has the potential
to result in adverse environmental impacts.
❑ A NEGATIVE DECLARATION: The project may have adverse impacts
but impacts can be mitigated without further study or are not.serious
enough to warrant an Environmental Impact Report.
❑ NEITHER OF THE ABOVE, THERE IS INSUFFICIENT INFORMATION
TO DRAW ANY CONCLUSIONS: The following additional information.
should.be provided:
4
r
REVIEWED BY:
(Prin ame, Title) nature) (Phone) r--
❑ G ck if u ee a copy of the In tal study
Use this space for additional information if needed,
:PROJl2 E.A. Request for commentlinformation
REQCOMM.FORM
i
CITY OF FRESNO
PLANNING AND DEVELOPMENT DEPARTMENT
CONDITIONS OF APPROVAL
APRIL 26,2006
TENTATIVE TRACT MAP NO. 5453/UGM
EAST SIDE OF NORTH BRAWLEY AVENUE BETWEEN WEST SHIELDS AND WEST DAKOTA AVENUES
All tentative maps are subject to the applicable provisions of the State Subdivision Map Act,
Fresno Municipal Code, City policies,.and City of Fresno Standard Specifications. The following
specific conditions are applicable to this tentative tract 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 Tentative Tract Map No. 5453/UGM entitled "Exhibit A,"
dated November 22, 2005, the subdivider may prepare a Final Map in accordance with
the approved tentative map and related Rezone Application No. R-05788.
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 t
guarantee the completion of plans.
Conditions of Approval
Tentative Tract Map No. 5453/UGM
April 26, 2006 i
Page 2 �.
5. Public utilities easements, as necessary, shall be shown on the Final Map and dedicated i
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 i
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 t
company for information. {
l`
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 r
Specifications, 2002 Edition, and any amendments thereto. I.
7. The developer/owner shall pay applicable fees for, but not limited to, plan checks for I
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 tentative tract maps.
t.
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. Aerial photographs depict existing structures that are not depicted on proposed Lots 1
and 2. All existing and/or future structures must comply with all adopted city and state
regulations.
11. Prior to final map approval, the owner of the subject property shall execute a "Right to
Farm" covenant with the City of Fresno. Said covenant is to run with the land and shall
acknowledge and agree that the subject property is in or near agricultural districts
located in the City and County of Fresno and that the residents of said property should
be prepared to accept the inconveniences and discomfort associated with normal farm
activities. The "Right to Farm" covenant shall be recorded prior to or concurrent with the
recording of the Final Map of Tentative Tract No. 5453/UGM.
Landscaping and Walls
j.
12. Comply with the memorandum from the Public Works Department dated December 29,
2005, with the exception of bullet point five of condition number one, which is no longer t.
applicable.
i
Conditions of Approval
Tentative Tract.Map No. 5453/UGM
April 26, 2006
Page 3
13. If the developer/subdivider elects to petition for annexation into the City's Community
Facilities District, he/she shall be required to provide the City of Fresno, Department of
Public Works, with copies of signed acknowledgments from each purchaser of a lot
within the subdivision, attesting to the purchasers understanding that the lot will have an
annual maintenance assessment and that he/she is aware of the estimated amount of
the assessment. The developer/subdivider shall execute and record a covenant on each
lot providing notice that the subject property is subject to annual payment of the
Community Facilities District assessment.
14. Should the City Council not approve the annexation of any or all of the maintenance
items listed 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 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 Development Department Guidelines for preparation of CC&Rs dated
January 11, 1985.
15. Improvement plans for all required landscaping and irrigation systems shall be submitted
to the Planning and Development Department for review prior to Final Map approval.
i.
Lot Dimensions
16. Pursuant to Section 12-211.5-B of the FMC, all parcels within the R-1 zone district must
provide the following 9 minimum standards:
Width
Interior lots: 60 feet
Corner lots: 65 feet
Reversed corner lots: 70 feet
Curved/cul-de-sac lots: 40 feet
Depth
Lots facing local streets: 100 feet
17. All proposed lots shall have a minimum area of 6,000 square feet.
Building Setbacks
18. Building setbacks shall be in accordance with the R-1/UGM zone district for parcels one
through seven as shown on Exhibit "A" of Tentative Tract Map No. 5453/UGM dated
November 22, 2005, and the provisions of Section 12-211.5-E of the Fresno Municipal
Code, unless otherwise noted in these conditions.
i
Conditions of Approval
Tentative Tract Map No. 5453/UGM
April 26, 2006 .
Page 4
19. Proposed parcel 7 is a key lot. Provide a 10 side yard setback along the eastern
property on this parcel and locate the future drive approach along the western property
line.
West Area Community Plan General Conditions
20. . Roofing material shall consist of one of the following, except for roofing used over rear
yard patios: architectural grade composition roofing guaranteed by the manufacturer for
at least 20 years, cement or clay tile, treated wood shakes or architectural-grade metal
and coated non-glare decorative metal roofing products.
21. Full front yard landscaping and irrigation shall be installed prior to occupancy.
22. City sidewalk standards adopted in 1993 shall be applied (sidewalks with park strips
wide enough to accommodate street trees on both sides of all residential and major
streets). If the general plan is amended in the future to change this standard, alternative
sidewalk patterns with unitary curb/sidewalk and landscape strips in the right-of-way
inside the sidewalk may be considered, subject to the design and implementation of an
acceptable street landscape plan.
Information
23. Prior to the issuance of building permits for the subdivision, school construction fees
shall be paid to the Central Unified School District in accordance with the school district's
adopted schedule of fees.
24. Contact the United States Postal Service for the location and type of mailboxes to be
installed in this subdivision.
25. Pursuant to Section 66456.1 of the Subdivision Map Act, which states "The right of the
subdivider to file multiple Final Maps shall not limit the authority of the local agency to
impose reasonable conditions relating to the filing of multiple Final Maps," any multiple
final maps filed by the subdivider on this tract shall fully and independently conform to all
provisions of Fresno Municipal Code Chapter 12, Article. 10, Subdivision of Real
Property.
26. The developer/owner shall obtain any and all permits required for the removal or
demolition of any existing building or structure located within the subdivision boundaries.
The developer/owner shall also obtain any and all permits required for the proper
abandonment/closure of any existing water well, septic tank/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.
27. Tentative Tract Map No. 5453/UGM is subject to Council approval of related Rezone
Application No. R-05-88.
28. If archaeological and/or animal fossil material is encountered during project surveying,
grading, excavating, or construction, work shall stop immediately.
I
Conditions of Approval
Tentative Tract Map No. 5453/UGM
April 26, 2006
Page 5
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
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.
I
Conditions of Approval
Tentative Tract Map No. 5453/UGM
April 26, 2006
Page 6
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).
STREET NAMES
35. Comply with the street name review memorandum dated December 1, 2005.
PARK SERVICE
36. Comply with the attached memo from the Public Works Department dated December 23,
.2005 for street tree requirements.
37. Pay appropriate park facilities fee and/or dedicate lands for park and recreation
purposes pursuant to Ordinance No. 2005-112 and 2005-113 adopted by the Fresno
City Council on September 27, 2005.
FIRE SERVICE
38. This project is within three miles from (temporary or permanent) Fire Station No. 16.
39. Provide residential hydrants and fire flows per Public Works Standards with two sources
of water.
40. This project is subject to city wide fire service fees.
41. Comply with the memorandum from the Fire Department dated November 29, 2005.
42. The subdivider shall be required to pay the appropriate Fire Station Capital Fee at the
time of final map approval.
SOLID WASTE SERVICE
43. 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.
44. 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.
45. 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.
46. Per Section 9-405 of the FMC, Recycling and Green Waste Regulations, no material
container shall be stored in the front yard or side yard on a street as side yards are
described in Chapter 12, Articles 2 and 3 of this Code, unless the container is screened
from view from the street in accordance with that article of Code.
Conditions of Approval
Tentative Tract Map No. 5453/UGM
April 26, 2006
Page 7
47. Comply with the memorandum from the Fire Department dated December 20, 2005.
STREETS AND RIGHTS-OF-WAY
48. 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.
49. 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.
50. 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;
c. Landscape and irrigation plans (median island and street trees within all
parkways); and
51. 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.
52. The subdivider shall construct an underground street lighting system per Public Works
Standards within the limits of the tract. Spacing and design shall conform to Public
Works Standards for collector (North Brawley Avenue) and local streets (West Dayton
Avenue). 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.
53. 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.
54. 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.
I
Conditions of Approval
Tentative Tract Map No. 5453/UGM
April 26, 2006
Page 8
55. Comply with the memorandum from the Public Works Department, Engineering Division
dated December 27, 2005.
General Conditions
56. Provide handicap access ramps at all corners within the limits of this subdivision.
57. Underground all existing off-site overhead utilities within the limits of this map in
accordance with Fresno Municipal Code Sections 12-1011 and Resolution No. 78-522/
88-229.
58. Submit a Geometric Approval Drawing (GAD) to Traffic Engineering for review and
approval, per the attached checklist, prior to submittal of street plans.
I
59. Submit the following plans, as applicable, in a single package, to the Planning and
Development Department for review and approval: Street Construction, Signing,
Striping, Traffic Signal and Streetlight and Trail Lighting. ;
Major Streets
Brawlev Avenue: Collector
60. If not existing, dedicate 30 feet of property, from section line, for public street purposes
within the limits of this subdivision to meet the current City of Fresno Collector
Standards. Transition curb, gutter and sidewalk based on a 45 MPH design speed.
Reference Official Plan Line No. 106.
61. Construct concrete curb, gutter and sidewalk to Public Works Standard P-5. The
sidewalk pattern shall be constructed to a 10-foot residential pattern.
I`
62. Construct 20 feet of permanent paving (measured from face of curb) within the limits of
this subdivision. .
63. 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.
64. Relinquish direct vehicular access rights to North Brawley Avenue from.lots two through j
seven within this subdivision. L;
65. Prior to recordation of a final map, a covenant shall have been recorded with the City of
Fresno assuring the provision of a circular driveway access for proposed lot 1 is created
in the event the existing home is demolished and/or destroyed. Please remit a fee in the
amount of$250.00 and a title report for the covenant preparation
1 .
Interior Streets
66. Dedicate, design and construct all curb, gutter, sidewalk, permanent paving, cul-de-sacs,
and underground street lighting systems on all interior local streets to Public Works
i
Conditions of Approval
Tentative Tract Map No. 5453/UGM
April 26, 2006
Page 9
Standards. Sidewalk patterns shall comply with Public Works Standards for 60 foot
streets.
67. Any temporary dead-end streets created by this subdivision shall be properly barricaded
in accordance with the Public Works Standard P-44.
Specific Mitigation Requirements:
68. This tract will generate 5 a.m./7 p.m. peak hour trips; therefore, a Traffic Impact Study is
not required.
69. The first order or work shall include a minimum of two points of vehicular access to the
major streets for any phase of this development.
70. Proposed lot 1: Vehicles are not allowed to back onto major streets. Identify and
construct a circular or hammer-head driveway and applicable approach(es).
71. Provide a 40 foot curb radius at the intersection of West Dayton and North Gentry
Avenues.
Traffic Signal Mitigation Impact Fee:
72,, The project shall pay its Traffic Signal Mitigation Impact Fee (TSMI Fee) at the time of
building permit based on the trip generation rate(s) as set forth in the latest edition of the
ITE Generation Manual. The fee amount is $414.69 per single family unit, (fee rate as
shown in the Master Fee Schedule).
UGM Requirements:
This Map is in UGM major street zone E-4; therefore pay all applicable UGM fees.
SANITARY SEWER SERVICE
73. The nearest sanitary sewer mains to serve the proposed project are an 8-inch main
located in West Dayton Avenue and an 8-inch main located in North Brawley. Sanitary
sewer facilities will be available to provide service to the site subject to the following
requirements.
74. Extend an 8-inch sanitary sewer main from the existing 8-inch main in North Brawley
Avenue from the southerly portion of the proposed project north across the project
frontage.
75. Separate sewer house branches shall be provided for each lot.
76. Abandon all existing on-site private sanitary sewer systems.
77. All underground street utilities shall be installed prior to permanent street paving.
78. Street easements and/or deeds shall be recorded prior to approval of improvement
plans.
I
Conditions of Approval
Tentative Tract Map No. 5453/UGM
April 26, 2006
Page 10
79. Public sewer facilities shall be constructed in accordance with Public Works Department
standards, specifications, and policies. :
80. Engineered improvement plans prepared by a Registered Civil Engineer shall be
submitted for Public Utilities review and approvals for proposed additions to the City
Sewer System.
81. Comply with the memorandum from the Public Utilities Department dated November 23,
2005.
Sanitary Sewer Fees
82. The following Sewer Connection Charges are due and shall be paid for the Project
• Sewer Lateral Charge
• Oversize Sewer Charge
• Wastewater Facilities Charge (Residential Only)
• Trunk Sewer Charge: Cornelia
WATER SERVICE
83. Separate water services with meter boxes shall be provided to each lot created.
84. Two independent sources of water, meeting Federal and State Drinking Water Act
Standards, are required to serve the tract including any subsequent phases thereof. The
two-source requirement may be accomplished through any combination of water main
extensions, construction of supply wells, or other acceptable sources of water supply
approved by the Water Systems Manager..
85. All public water facilities shall be constructed in accordance with Public Works
Department standards, specifications, and policies.
86. Seal and abandon existing on-site well in compliance with State of California Well
Standards, Bulletin 74-90 or current revisions issued by California Department of Water
Resources and City of Fresno standards.
87. Comply with the memorandum from the Public Utilities Department, Water Division
dated December 8, 2005.
URBAN GROWTH MANAGEMENT REQUIREMENTS (GENERAL)
88. 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 tentative tract maps.
89. 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.
i
Conditions of Approval
Tentative Tract Map No. 5453/UGM
April 26, 2006
Page 11
Right-of-Way Acquisition
90. The developer will be responsible for the acquisition of any necessary right-of-way to
construct any of the required improvements.
91. 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.
92. 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.
93. 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.
94. The subdivider shall submit adequate security in the form of a cash deposit to guarantee
payment of all costs associated with the acquisition, including staff time, attorney's fees,
appraisal fees, court costs, and all related expenditures and costs necessary to effect
the acquisition of such easements or rights-of-way.
FLOOD CONTROL AND DRAINAGE
95. 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 December 29, 2005.
96. 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.
FRESNO IRRIGATION DISTRICT(FID)
97. FID does not own, operate or maintain any facilities located on the property.
98. FID expects no adverse impacts from the approval of the subject proposal.
i
Conditions of Approval
Tentative Tract Map No. 5453/UGM .
April 26, 2006
Page 12
SAN JOAQUIN VALLEY AIR POLLUTION CONTROL DISTRICT
99. The developer/owner shall comply with the requirements in the letter from the San
Joaquin Valley Air Pollution Control District dated November 30, 2005, for Tentative
Tract Map No. 5453/UGM.
CENTRAL UNIFIED SCHOOL DISTRICT
100. School developer fees shall be paid on all new residential construction within the
proposed subdivision, in accordance with a resolution adopted by the Central Unified
School District, pursuant to Government Code Section 65995 and Educational Code
Section 17620.
101. Install concrete sidewalks/curbs/gutters on both sides of the interior streets for the
proposed project in a manner consistent with the existing subdivisions in the area and to
City standards.
102. Information regarding school attendance boundaries and student generation can be
found in the letter dated January 10, 2006, from Central Unified School District.
103. Comply with the letter from the Central Unified School District dated January 10, 2006.
PACIFIC GAS AND ELECTRIC COMPANY
104. The developer/owner shall comply with the requirements in the letter from the Pacific
Gas and Electric (PG&E) Company dated December 8, 2005.
CALTRANS
105. Caltrans has reviewed the project and had no comment per the letter dated November
22, 2005.
DEVELOPMENT FEES AND CHARGES
106. This project is subject to the following fees and charges:
SEWER CONNECTION CHARGES FEE RATE
h. Lateral Sewer Charge* $0.10/sq. ft. (to 100' depth)
i. Oversize Charge* $0.05/sq. ft. (to 100' depth)
j. Trunk Sewer Chargee $419/living unit
Service Area: Cornelia
k. Wastewater Facilities Charge* $2,119/living unit
I. House Branch Sewer Chargee N/A
i
Conditions of Approval
Tentative Tract Map No. 5453/UGM
April 26, 2006
Page 13
WATER CONNECTION CHARGES FEE RATE
m. 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.
n. Frontage Charge* $6.50/lineal foot
o. Transmission Grid Main Charge* $643/gross acre (parcels 5 gross
acres or more)
p. Transmission Grid Main Bond Debt Service Charge $243/gross acre (parcels 5 gross
acres or more)
q. UGM Water Supply Fee♦
Service Area: 301s $508/living unit
r. Well Head Treatment Feet $221/living unit
Service Area: 301
s. Recharge Feet $0/living unit
Service Area: 301
a t. 1994 Bond Debt Service* $60/living unit
Service Area: 301
DEVELOPMENT IMPACT FEE FEE RATE
u. Fire Facilities Impact Fee - Citywide♦** $539/living unit
v. Park Facility Impact Fee - Citywide*** $3398/living unit
w. *Quimby Parkland Dedication Feet** $1120/living unit
x. Police Facilities Impact Fee - Citywide♦** . $624/living unit
y. Traffic Signal Charge* $414.69/living unit
URBAN GROWTH MANAGEMENT FEE RATE
z. Major Street Charge#► $2798/adj. acre
Service Area: E-4
aa. Major Street Bridge Charge,6 $94/adj. acre
Service Area: E-4
I
Conditions of Approval
Tentative Tract Map No. 5453/UGM
April 26, 2006
Page 14
bb. UGM Grade Separation Fee* N/A
cc. UGM Trunk Sewer Charge* N/A
Service Area: Fowler
dd. Street Acquisition/Construction Charges N/A
Notes:
* This amount if paid is creditable against the Park Facility Impact Fee.
""Fee applicable to all maps accepted for filing after August 30, 2005
4 Due at time of development
.6 Deferrable through Fee Deferral Covenant.
• Due at time of subdivision.
♦ Due at occupancy
City of
F— 0 ,g Fire Department
450 M Street Randy R. Bruegman
Fresno, California 93721-3083 Fire Chief
559-621-4000 FAX#559-498-4261
www.fresno.gov
Date 11-29-05
TO Israel Trejo, Planner 11
Development D partment, Planner
C��
FROM. Mike Schmidt, Supervising Fire Prevention Inspector
Fire Prevention Bureau
SUBJECT: Tentative Tract No. 5453
The Fire Department has completed a review of the Vesting Tentative Tract Map 5453
which was submitted by Rafael Divina, P.E. The following requirements and conditions
are to be placed on this vesting tentative tract map as a condition of approval by the Fire
Department.
General Requirements:
This project is within 3 miles of(temporary or permanent) Fire Station No. 16.
This project is subject to city wide fire service fees.
Provide residential hydrants and fire flows per Public Works standards with two sources of
water.
Access is acceptable as shown.
San Joaquin.valley
Air Pollution Control District
November 30, 2005 Reference No. C200501706
City of Fresno
Attn: Israel Trejo
2600 Fresno Street " -
Fresno CA, 93721-3604
Subject: T-5453, R-05-88—7-lot Single-Family Residential (APN: 433-060-11)
Dear Mr. Trejo:
The San Joaquin Valley Unified Air Pollution Control District (District) has reviewed the project referenced
above and offers the following comments:
The entire San Joaquin Valley Air Basin is designated non-attainment for ozone and particulate matter
(PM10 and PM2.5). Preliminary analysis indicates that this project alone would not generate significant
air emissions. However, the increase in.emissions from this project, and others like it, cumulatively
reduce the air quality in the San Joaquin Valley. .A concerted effort should be made to reduce project-
related emissions as outlined below:
Based on the information provided, the proposed project will be subject to the following District rules. The
following items are rules that have been adopted by the District to reduce emissions throughout the San
Joaquin Valley, and are required. 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 District's Small Business Assistance Office at (559) 230-5888. Current District
rules can be found at htti)://www.vallevair.org/rules/1 ruleslist.htm.
Regulation VIII (Fugitive PM10 Prohibitions)- Regulation VIII (Rules 8011-8081) is a series of rules
designed to reduce PM10 emissions. (predominantly dust/dirt) generated by human activity, including
construction and demolition activities, road construction, bulk materials storage, paved and unpaved
roads, carryout and trackout, landfill operations, etc. 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 earthrnoving activities as specified in Section 6.4.1 of Rule 8021. A .compliance
assistance bulletin has been enclosed for the applicant. A template of the District's Construction
Notification Form is available at:
http://www.vallevair.orq/busind/comply/PM 10/forms/Rea%20VII I%20Notification%20-%2011-17-
2004.pdf.
Rule 4103 (Open Burning) This rule regulates the use of open burning and specifies the types of
materials that may be open burned. Agricultural material shall not be burned when the land use is
converting from agriculture to non-agricultural purposes (e.g., commercial, industrial, institutional, or
residential uses). Section 5.1 of this rule prohibits the burning of trees and other vegetative (non-
agricultural) material whenever the land is being developed for non-agricultural purposes. In the
event that the project applicant burned or burns agricultural material, it would be in violation of Rule
4103 and be subject to District enforcement action.
Rule 4102 (Nuisance) applies to any source operation that emits or may emit air contaminants or
other materials. In the event that the project or construction of the project creates a public nuisance,
it could be in violation and be subject to District enforcement action.
Rule 4601 (Architectural Coatings) limits volatile organic compounds from architectural coatings.
This rules specifies architectural coatings storage, clean up and labeling requirements.
i
Mr. Trejo November 30, 2005
T-5453, R-05-88 Page 2
Rule 4641 (Cutback, Slow Cure, and Emulsified Asphalt, Paving and Maintenance Operations). If
asphalt paving will be used, then paving operations of this project will be subject to Rule 4641.This
rule applies to the manufacture and use of cutback asphalt, slow cure asphalt and emulsified asphalt
for paving and maintenance operations.
Rule 4901 (Wood Burning Fireplaces and Wood Burning Heaters) limits PM10 and PM2.5 emissions
from residential development. Construction plans for residential developments may be affected by
section 5.3, specifically:
§5.3 Limitations on Wood Burning Fireplaces or Wood Burning Heaters in New Residential Developments.
Beginning January 1,2004,
5.3.1 No person shall install a wood burning fireplace in a new residential development with a
density greater than two (2)dwelling units per acre.
5.3.2 No person shall install more than two (2) EPA Phase II 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) :+rood burring 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.val.leyair.org. For compliance
assistance, please contact Mr.Wayne Clarke, Air Quality Compliance Manager, at 230-5968.
Rule 4902 (Residential Water Heaters) limits emission of NOx from residential developments.
The District encourages innovation in measures to reduce air quality impacts. There are a number of
features that could be incorporated into the design/operation of this project to provide additional
reductions of the overall level of emissions. (Note: Some of the measures may already exist as City
development standards. Any measure selected should be implemented to the fullest extent possible.)
The suggestions listed below should not be considered all-inclusive and remain options that land-use
authority should consider:
• Trees should be carefully selected and located to protect the building(s) from energy consuming
environmental conditions, and to shade paved areas. Trees should be selected to shade paved
areas that will shade 50% of the area within 15 years. Also, large canopy shade trees should be
planted adjacent to all sidewalks thirty foot on center and at a ratio of one tree for each five parking
spaces. Structural soil should be used under paved areas to improve tree growth. A brochure has
been included for the applicant.
For Structural Soil see http://www.hort.cornell.edu/uhi/outreach/csc/
For Tree Selection see htti)://www.ufei.org/
For Urban Forestry see http://www.coolcommunities.org http://wcufre.ucdavis.edu
http://www.lgc.orq/bookstore/energy/downloads/siv tree guidelines.pdf
• As many energy-conserving and emission reducing features as possible should be included in the
project. Energy conservation measures include both energy conservation through design and
operational energy conservation. Examples include (but are not limited to):
- Increased energy efficiency(above California Title 24 Requirements)
See http://www.energy.ca.gov/title24/.
- Energy efficient widows (double pane and/or Low-E)
Use Low and No-VOC coatings and paints. See South Coast's site for No-VOC Coatings at
http://www.agmd.gov/business/brochures/zerovoc.html
High-albedo (reflecting)roofing material. See http://eetd.lbi.gov/coolroof/
Energy efficient lighting, appliances, heating and cooling systems.
See http://www.energystar.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
Utilize passive solar cooling and heating designs. (e.g. natural convection, thermal flywheels)
See htti)://www.eere.energy.gov/RE/solar passive.html
i
Mr. Trejo November 30, 2005
T-5453, R-05-88 Page 3
- Utilize daylighting (natural lighting) systems such as skylights, light shelves, interior transom.
windows etc. See http://www.advancedbuildings.or-q
- Electrical outlets around the exterior of the unit(s) to encourage use of electric landscape
maintenance equipment
- Pre-wire the unit(s)with high speed modem connections/DSL and extra phone lines
- Natural gas fireplaces (instead of wood-burning fireplaces or heaters)
- Natural gas lines (if available to this area) and electrical outlets in backyard or patio areas to
encourage the Use of gas and/or electric barbecues
Low or non-polluting incentives items should be provided with each residential unit (such items
could include electric lawn mowers, reel mowers; leaf vacuums, gas or electric barbecues, etc.)
More information can be found at: http://www.lgc.org, http://www.sustainable.doe.gov/,
http://www.consumerenerciycenter.org/index.htm1, http://www.ciwmb.ca.gov/GreenBuilding/
• Construction activity mitigation measures include:
Install.sandbags or other erosion control measures to prevent silt runoff to public roadways from.
sites with a slope greater than one percent
- Limit area subject to excavation, grading, and other construction activity at any one time
Limit the hours of operation of heavy duty equipment and/or the amount of equipment in use
- Replace fossil-fueled equipment with electrically driven equivalents (provided they are not run via
a portable generator set)
- Apply idling time limits or require that all diesel engines be shut off when not in use on the
premises to reduce emissions from idling.
- Curtail construction during periods of high ambient pollutant concentrations; this may include
ceasing of construction activity during the peak-hour of vehicular traffic on adjacent roadways,
and "Spare the Air Days" declared by the District.
- Implement activity management(e.g. rescheduling activities to reduce short-term impacts)
- During the smog season (May through October), lengthen the construction period to minimize the
number of vehicles and equipment operating at the same time.
- Off road trucks should be equipped with on-road engines when possible.
- Minimize obstruction of traffic on adjacent roadways.
• The applicant should use CARB certified alternative fueled engines in construction equipment where
practicable. Alternative fueled equipment may be powered by Compressed Natural Gas (CNG),
Propane (LPG), electric motors, or other CARB certified off-road technologies. To find engines
certified by the CARB, . see . their certification . website
http://www.arb.ca.qov/msproq/offroad/cert/cert.p,hr). For more information on alternative fuel engines,
please call Mr. Chris Acree, Senior Air Quality Specialist, at (559)230-5829.
• Construction equipment should have engines that meet the current off-road engine emission standard
(as certified by the CARB), or be re-powered with an engine that meets this standard. Tier I and Tier
II engines have significantly less NOx and PM emissions compared to uncontrolled engines. To find
engines certified by the CARB, see http://www.arb.ca.q6v/msproq/offroad/cert/cert.i3hp. This site lists
engines by type, then manufacturer. The "Executive Order" shows what Tier the engine is certified
as. For more information on heavy-duty engines, please contact Mr. Kevin McCaffrey, Air Quality
Specialist, at (559) 230-5831.
District staff is available to meet with you and/or the applicant to further discuss the regulatory
requirements that are associated with this project. If you have any questions or require further
information, please call me at (559) 230-5820 and provide the reference number at the top of this letter.
Sincere)
T
Hector R. G rra
Senior Air Quality Planner
Central Region
HRGcxt
Enclosures
i
San Joaquin valley
Air Pollution Control District
COMPLIANCE ASSISTANCE BULLETIN
October 2004
Fugitive Dust Control at Construction S tes:.nlew Requirements
Regulation VIII, Fugitive PM10 Prohibitions, of the District's Rules and Regulations apply to activities that
generate fugitive dust. Fugitive dust is emitted into the air by activities that disturb the soil, such as from
earthmoving.activities and vehicular/equipment traffic on unpaved surfaces. Windblown dust is also of concern
at construction sites.
The:D:istrict adopted Regulation VIII in 1993 and its most recent amendments became effective on October 1,
2604.: This is a basic summary of.the regulation's requirements as they apply to construction sites.
Visible Dust Emissions (VDE) may not exceed 20% opacity during.periods when soil .is being disturbed by
equipment or by wind.at any time. -Visible Dust Emissions opacity of 20% means dust that would obstruct an
observer's view of an object by 20%.. District inspectors are state certified to evaluate visible emissions. Dust
control may be achieved by applying water before/during earthwork and onto unpaved traffic areas, phasing
work to.limit dust, and setting up wind fences to limit wind blown dust.
Soil Stabilization is required atregulated.construction sites after normal working hours and on Weekends and
holidays. This :.requirement also applies to inactive construction areas such as phased. .projects where
disturbed`land is left unattended. , Applying water to form a visible crust on the. soil and restricting vehicle
access are often effective for short-term stabilization of disturbed surface areas. Long-term methods including
applying dust suppressants and establishing vegetative cover.
Carryout and;Trackout occur when materials from emptied or.Idaded.vehicles falls onto a paved surface or
shoulder of a public road or when materials adhere to vehicle`tiresand are deposited onto a paved surface or.
shoulder of a public road. Should either occur, the material must be cleaned'up at least daily, and immediately
if it extends more than 50 feet from the exit point onto a paved road. The appropriate clean-up methods
require the complete removal and cleanup of mud and dirt from the paved surface and shoulder. Using a
blower device or dry sweeping with any mechanical device other .than a PM10-efficient street sweeper is a
\notation. Larger construction sites must prevent carryout and trackout from occurring by installing gravel pads,
grizzlies, wheel washers, paved interior roads, ora combination thereof at each exit point from the site.
Access and. Haul Roads that are unpaved, as well as unpaved vehicle and equipment traffic areas at
construction sites must have dust.control. Speed limit signs limiting vehicle speed to 15 mph or less at
construction sites must be posted every 500 feet.
Storage Piles and Bulk Materials`have handling, storage,. `and transportation requirements that include
applying water,when handling materials,.wetting or covering'stored materials, and installing.wind barriers to
limit VDE. Also, limiting vehicle speeds, loading haul trucks with a freeboard of six inches or greater along
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 95356-9321. Fresno,CA 93726-0244 Bakersfield,CA 93301-2373
(209)557-6400 ♦ FAX(209)557-6475 (559)230-6000 ♦ FAX(559)230-6062 (661)326-6900 ♦ FAX(661)326-6985
i
with applying water to the top of the.load, and covering the cargo compartments are effective measures for
reducing VDE and carryout from vehicles transporting bulk materials.
Demolition activities require the application of water to the exterior of the buildings and to unpaved surfaces
where materials may fall. Consider all structures slated for demolition as possiblybeing regulated because of
asbestos, per District Rule 4002 - National Emission Standards for Hazardous Air Pollutants. Contact the
District well. before starting because a 10 working day notice will likely be required before a demolition can .
begin.
Dust Control Plans identify the dust sources and describe the dust control measures that will be implemented .
before, during, and after any dust generating activity for the duration of the project. -Owners or operators are .
required to submit plans to the District if,,at anytime, the project involves:
• Residential developments of ten or more acres of disturbed surface area.
• Non-residential developments of five or more acres of disturbed surface area.
•. Relocating more than 2,500 cubic yards per dayof.materials on at least three days.
Construction activities may not commence until the District has approved the Dust Control Plan.
Notification by owners or operators of construction projects that are at least one acre in size and where a
Dust Control Plan is not required, must provide written notification to the District at least 48 hours in.advance of
any earthmoving activity.
Record Keeping is required to.:document compliance with the rules and.must be kept for each day'any dust
control measure is used. The District has developed record forms for water application, street sweeping, and
"permanent' controls such as applying long term dust palliatives, vegetation, ground cover materials, paving, or
other durable.materials. Records must be kept for one year after the end of dust generating activities,.(Title V
sources must keep records for five years).
Exemptions exist for several activities. Those occurring above 3,000 feet in elevation are exempt from a'11
Regulation Vlll requirements and Rule 8021 —.Construction, Demolition, Excavation, Extraction; and Other
Earthmoving Activities exempts the following construction and earthmoving activities:
• Blasting activities permitted by California Division of Industrial Safety.
• Maintenance or remodeling of existing buildings provided the addition is less than 50% of.the size of the-
existing
he -existing building or less than 10,000 square feet (due to asbestos concerns, contact the District.at least
two weeks ahead of time).
• Additions to single family dwellings.
• The disking of weeds and vegetation for fire.prevention on sites smaller than Y2
• Spreading of daily landfill cover to preserve public health and safety and to comply with California
Integrated Waste Management Board requirements.
Nuisances are prohibited at all times because. District Rule 41027 Nuisance applies to all construction
sources of fugitive dust, whether or not they are exempt from Regulation Vill. It is important to monitor dust-
generating activities and implement appropriate dust control measures to limit the public's exposure to fugitive
dust.
:.For more information please contact the Compliance Division of the District office nearest to you. Information,
`on Regulation VIII, where you may obtain copies of record keeping forms, the Dust Control Plan template, and
the Construction Notification form, is available.on the District's website at:
www.v.alleyair.org
I
�7 -(7
gAL Uhl
CENTRAL UNIFIED SCHOOL DISTRICT :Y; n"
4605 NORTH POLK AVE - FRESNO,CA 93722.5334 • (559)276-5206 •mryder@centralusdk12.ca.us jf)
DISTRICT SUPERINTENDENT DY��
Marilou Ryder,Ed.D.
TRUSTEES:
RECEIVED Cindy Berube
Terry Cox
r n,, Judith Geringer
Theresa Hagans
,A N 1 3 ` 31b
January 10, 2006 Diana Milla
Phil Rusconi
DEVELOPMENT DEPARTMENT Mike Yada
CITY OF FRESNO
City of Fresno
Planning Department
2600 Fresno Street
Fresno, CA 93721
Attn: Israel Trejo
Subject: TT 5453
Central Unified School District has the following conditions/comments for the above project(s):
Condition of approval:
1. School Developer Fees shall be paid on all new residential construction within the
proposed subdivision, in accordance with a resolution adopted by the Central Unified
School District, pursuant to Government Code section 65995 and Educational Code
section 17620.
2. Install concrete sidewalks/curbs/gutters on both sides of the interior streets for the
proposed project in a manner consistent with the existing subdivisions in the area and to -
City standards.
Comments:
The proposed project will add approximately 4 K-12 grade students to the District's average daily
attendance.
Number of lots / units 7
Grade Level: # of Students Generated
K-6 grade students 3
7-8 grade students 1
9-12 grade students 1
TOTAL K-12 grade 4
JIM YOVINO JOHN MULLIGAN SARAH KOLIGIAN
Assistant Superintendent,Personnel Chief Financial Officer Assistant Superintendent,Instruction
(559)276-5224 (559)276-5200 (559)276-3115
I
January 10, 2006
TT5453
Page 2
The District will be able to accommodate these new students at the schools of attendance
indicated below. To offset the cost to house these students, the District currently levies
development fees of $2.24 per square foot for residential development and $0.36 per square
foot for commercial / industrial development. As a point of information, development fees are
subject to increase every two years by the State Allocation Board. Any new development on the
property will be subject to the development fees in place at the time development fee certificates
are obtained.
Sidewalks along interior neighborhood streets and major exterior streets provide the necessary
identifiable boundary between students and traffic, and provide a safe place for students
walking to and from existing school sites and bus stops.
Bus transportation is currently provided for:
• K-8th grade students residing at least one mile or more from their school of attendance;
• 9th-12th grade students residing at least two miles or more from their school of
attendance.
The following school of attendance information is provided:
Please note:
The District has plans to construct a phased "educational center" on the NEC of Grantland
and Ashlan Avenues. The Educational Center will be home to an 800 student Elementary
school (open Aug. 2007), a 1000 student Middle school (open Aug. 2008) and a 2500
student High school (open Aug 2010). Also proposed is the 5000 seat "Deran Koligian
Stadium" (open April 2006) along with the District Service Center - District Administration
(open TBD) and Transportation Facilities, (open 2007). In addition, the District has plans for
a new Elementary School on Valentine Avenue south of Clinton Avenue. These proposed
schools may affect the attendance boundary of the following schools:
• Elementary School Information:
School Name: Roosevelt Elementary
Address: 2600 N. Garfield
• Middle School Information:
School Name: EI Capitan
Address: 4443 W. Weldon Ave.
• High School Information:
(a) School Name: Central High School — East Campus
Address: 3535 N. Cornelia Ave
(b) Currently, Central High School - West Campus is a mandatory attendance 91h
grade school with optional programs for grades 10th -12th
i
January 10, 2006
TT5453
Page 3
The California Department of Education has current API scores - see:
http://www.cde.ca.gov/ta/ac/ap/index.asp (however this site does not have current District
enrollment data - see: http://www.ed-data.kl2.ca.us/.)
The District appreciates the opportunity to comment on above project. Should you have
questions or need additional information, - please contact me at 559-276-5203 or
ddeel(cDcentralusd.k12.ca.us.
Sincerely,
David Deel
Facilities Planning Manager
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OFPICES OF
11V4R74MZA,_TiX Nwo ��1►e TR C�
-� PHONE(559)233-7161
FAX(559)233-8227
2907 SOUTH MAPLE AVENUE
- .-- FRESNO,CALIFORNIA 93725-2218
Your Most Valuable Resource Water
[EDDecember 5, 2005
DEC 0 7 2005
vision
Mr. Israel Trejo
City of Fresno ;
Planning and Development Dept.
2600 Fresno Street, 3`d Floor
Fresno, CA 93721-3604
RE: TTM No. 5453 & RA No. R-05-88
Dear Mr. Trejo:
FID's comments and requests are as follows:
1. FID does not own, operate or maintain any facilities located on the applicant's 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 bjohnsongfresnoirril?ation.com.
Sincerely,
Bret Johnson
Engineering Technician I
Agencies\City\TM5453 R-05-88
BOARD OF President JACOB ANDRESEN, Vice-President JEFFERY G. BOSWELL '
DIRECTORS JEFF NEELY,EDDIE NIEDERFRANK,STEVEN G.BALLS, General Manager GARY SERRATO
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Pacific Gas and
& Electric Company
Corporate Real Estate 650"0"Street,Bag 23
South Valley Land Services Fresno, CA 93760.0001
December 8, 2005
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RECEIVLD
Development Department DEC 2005
Engineering Services Division pJANNINq ANN
Land Division Section I)EVE[opMEM
2600 Fresno Street, Room 3043
Fresno, CA. 93721-3604
Attn: Mr. Israel Trejo
Dear Mr. Israel Trejo,
We have reviewed Tentative Tract Map No. 5453.
PG&E requests that a Public Utility Easement (PUE), ten feet (10') in width, be
dedicated contiguous to all street(s) boundaries located within and along any portion
of said Tract Map boundaries fronting any street(s) lying outside of said Tract Map.
PG&E also requests that a PUE be incorporated within all private roads.
PG&E may further require an easement from the property owner(s) over the newly created
PUE's. The exact size and locations of the PUE's together with the need for an
easement will be finalized on the final map review.
PG&E's records show no gas or electric transmission facilities in the area.
Existing gas or electric facility relocations necessitated by new street improvements
(which are required as conditions of a development's final acceptance by the City of
Fresno) will be at the expense of the developer.
Thank you for the opportunity to review the plans of this Tentative Tract Map. If you
have any questions, please contact me at 263-5167.
Sincerely
elePatten
.Land Agent
ao
File No.210.45
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
PUBLIC AGENCY DEVELOPER
Mr. Gil Haro, Planning Manager MA BUN
Planning & Development Department 3206 N. BRAWLEY AVE.
City of Fresno FRESNO, CA 93722
2600 Fresno Street
Fresno, CA 93721
MAP NO. 5453 PRELIMINARY FEES See below
DRAINAGE A(S) AL - DRAINAGE AREA AL $8,073.00
DATE LT dS DRAINAGE AREA - -
TOTAL FEE $8,073.00
The proposed development will generate storm runoff which produces potentially significant
environmental impacts and which must be properly discharged and mitigated pursuant to the Z
California Environmental Quality Act and the National Environmental Policy Act. The District O
in cooperation with the City and County has developed and adopted the Storm Drainage and
Flood Control Master Plan. Compliance with and implementation of this Master Plan by this
development project will satisfy the drainage related CEQA/NEPA impact of the project
mitigation requirements.
The proposed development shall pay drainage fees pursuant to the Drainage Fee Ordinance prior
to approval of the final map at the rates in effect at the time of such approval. The fee indicated
above is based on the tentative map. Contact the FMFCD project engineer prior to approval of
the final map for the fee.
Considerations which may affect the fee obligation(s) or the timing or form of fee payment:
a) Fees related to undeveloped or phased portions of the project may be deferrable.
b) Fees may be calculated based on the actual percentage of runoff if different than that
typical for the zone district under which the development is being undertaken and if
permanent provisions.are made to assure that the site remains in that configuration.
c) Master Plan storm drainage facilities may be constructed, or required to be
constructed in lieu of paying fees.
d) The actual cost incurred in constructing Master Plan drainage system facilities is
credited against the drainage fee obligation.
5453 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
i
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. 4-4 2
C. The grading and drainage patterns shown on the site plan conform to the
adopted Storm Drainage and Flood Control Master Plan.
2. The proposed development shall construct and/or dedicate Storm Drainage and Flood Control
Master Plan facilities located within the development or necessitated by any off-site
improvements required by the approving agency:
Developer shall construct facilities as shown on Exhibit No. l as "Master Plan
Facilities to be constructed by Developer".
X None required.
3. The following final improvement plans shall be submitted to the District for review prior to
final development approval:
X Grading Plan Storm Drain Plan X Final Map
X Street Plan Water& Sewer Plan Other
4. Availability of drainage facilities:
X a. Permanent drainage service is available provided the developer can verify to
the satisfaction of the City of Fresno that runoff can be safely conveyed to the
Master Plan inlet(s).
b. The construction of facilities required by Paragraph No. 2 hereof will provide
permanent drainage service.
C. Permanent drainage service will not be available. The District recommends
temporary facilities until permanent service is available.
Temporary service is available through
d. See Exhibit No. 2.
5. The proposed.development:
Appears to be located within a 100 year flood prone area as designated on the latest
Flood Insurance Rate Maps available to the District, necessating appropriate
floodplain management action. (See attached Floodplain Policy.)
5453 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
Appears to be located within a 500 year flood prone area as designated on the latest
Flood Insurance Rate Maps available to the District.
X Does not appear to be located within a flood prone area.
6.. The Federal Clean Water Act and the State General Permits for Storm Water Discharges
Associated with Construction and Industrial Activities (State General Permits) require developers
of construction projects disturbing one or more acres, and discharges associated with industrial
activity not otherwise exempt from National Pollutant Discharge Elimination System (NPDES)
permitting, to implement controls to reduce pollutants, prohibit the discharge of waters other than
storm water to the municipal storm drain system, and meet water quality standards. These
requirements apply both to pollutants generated during construction, and to those which may be
generated by operations at the development after construction.
a. �.
State General Permit for Storm Water Discharges Associated with Construction
Activities, approved August 1999, (modified December 2002.) A State General
_Construction Permit is required for all clearing, grading, and disturbances to the ground
that result in soil disturbance of at least one acre.(or less than one acre if part of a larger
common plan of development or sale). Permittees are required to: submit a Notice of
Intent to be covered and must pay a permit fee to the State Water Resources Control
Board (State Board), develop and implement a storm water pollution prevention plan,
eliminate non-storm water discharges, conduct routine site inspections, train employees
in permit compliance, and complete an annual certification of compliance.
b. State General Permit for Storm Water Discharges Associated with Industrial Activities,
April, 1997 (available at the District Office.) A State General Industrial Permit is
required for specific types of industries described in the NPDES regulations or by
Standard Industrial Classification (SIC) code. The following categories of'industries are
generally required to secure an industrial permit: manufacturing; trucking; recycling; and
waste and hazardous waste management. Specific exemptions exist for manufacturing
activities which occur entirely indoors. Permittees are required to: submit a Notice of
Intent to be covered and must pay a permit fee to the State Water Resources Control
Board, develop and implement a storm water pollution prevention plan, eliminate non-
storm water discharges, conduct routine site inspections,train employees in permit
compliance, sample storm water runoff and test it for pollutant indicators, and annually
submit a report to the State Board.
5453 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 4 of 4
C, The proposed development is encouraged to select and implement storm water quality
controls recommended in the Fresno-Clovis Storm Water Quality Management
Construction and Post-Construction Guidelines (available at the District Office)to meet
the requirements of the State General Permits, eliminate the potential for non-storm
water to enter the municipal storm drain system, and where possible minimize contact
with materials which may contaminate storm water runoff.
7. A requirement of the District may be appealed by filing a written notice of appeal with the
Secretary of the District within ten days of the date of this Notice of Requirements.
8. The District reserves the right to modify, reduce or add to these requirements, or revise fees, as
necessary to accommodate changes made in the proposed development by the developer or
requirements made by other agencies.
9. X See Exhibit No. 2 for additional comments,recommendations and requirements.
erald E. Lakeman Project Engineer: Ric on
District Engineer
C: RAFAEL D. DIVINA, P.E.
P.O. BOX 186
MADERA, CA 93637
5453 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
OTHER REQUIREMENTS
EXHIBIT NO. 2
Parcel 1 shall drain to Brawley Avenue. Parcels 2 through 7 shall drain to Dayton and/or Gentry
Avenues.
Our records indicate that there is not continuous existing curb and gutter to convey runoff to the
Master Plan inlet located at Brawley and Shields Avenues. The Developer shall be required to
provide documentation and/or improvements satisfactory to the City of Fresno to allow for
conveyance of storm water to the inlet location.
Development No. Tract 5453 .
engr\permits\exhi bit2\tract\5453(rl)
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Z4
D E P A R T MEN T O F P U B L I C W O R K S
TO: Israel Trejo,Planner II
Planning Division
FROM: Ann Lillie,Senior Engineering Technician(559.621.8690)
DATE: December 23, 2005
SUBJECT: Tentative Subdivision Map T-5453 (Located east side of North Brawley between West
Shields and Dakota Avenues)
The Department of Public Works has reviewed the Tentative Subdivision Map proposed by Ma Bun, on
engineering plans prepared by Rafael D. Diving.P.E., dated November 22,2005. 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 minimum rate of one
tree for each 60'of street frontage. Street trees shall be planted by the Developer. The subdivider is
required to provide automatic irrigation with bubblers 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
North Brawley Avenue Ginkgo biloba `Autumn Gold' -Autumn Gold Ginkgo
West Dayton Avenue Pistacia chinensis -Chinese Pistache
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.
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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 forma Home Owner's Association.
2. Buffer Maintenance Through Annexation to the Community Facilities District. Landscape and
Irrigation plans are required and shall be submitted to the Department of Public Works for review and
approval prior to a Council approval of the final map. Plans shall be numbered to conform to and be
included in the Department of Public Works street construction plan set for the final map. These fees
are applicable when the subdivider elects to maintain the buffer landscaping by annexing to the city's
Community Facilities District:
1. Landscaping shall comply with Landscape Buffer Development Standards approved by the City
Council on October 2, 1990. Landscape and irrigation plans shall comply with Sections 12-306-23
&24 and 14-121 of the Fresno Municipal Code regarding Water Efficient Landscaping and Buffer
landscaping.
2. Should the proposed landscape buffers and/or parkway strips be located next to an existing buffer
and/or parkway strip,the planting concept shall simulate the adjacent landscape design to present a
more uniform appearance on the street. Variances in the landscape concept will be acceptable,but
the design of the new landscape buffer and/or parkway strip shall strive to mimic the existing as much
as possible.
3. Landscape plans shall indicate grades on a cross-section detail to include fencing or wall details.
All fencing shall be placed outside the landscape easement. Maximum slopes shall not exceed 4:1
with 1 foot of level ground between the slope and the back of the side walk and/or face of fence.
Erosion control measures shall be implemented on all slopes of 4:1, including the use of synthetic
erosion control netting in combination with ground cover species approved by the Department of
Public Works/engineering Services Division.
4. The water meter(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 to the Public Works/Engineering Services showing the location and configuration of all
median islands fronting the proposed project for review and evaluation for median island landscaping
requirements prior to approval of Final Map.If new median islands are required to be constructed,median
island landscaping is required and shall be applied in accordance with the City of Fresno/Public Works
Department Standards and FMC section 12-306-24. The Public Works Department requires 2 foot wide
colored concrete strips on all proposed median islands with a 12 inch by 12 inch slate pattern in brick red.
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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.
I .
BIKE PATH
1. All proposed Multipurpose Paths shall be constructed in accordance with City requirements and
standards. Cross-sections will be required with submittal of Street Plans and Landscaping/Irrigation
Plans for review and approval.
i
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2�
City of
DEPARTMENT OF PUBLIC UTILITIES
December 20, 2005
TO: Israel Trejo, Planner II
Planning and Development Department
THROUGH: Robert Weakley, Chief of Operation
Department of Public Utilities, Solid Waste Division
FROM: Donna Leslie, Provisional Management Analyst
Department of Public Utilities, Administration
SUBJECT: TT 5453, Solid Waste Conditions of Approval
Location: East side of North Brawley Avenue between West Shields and West Dakota
The Department of Public Utilities,Solid Waste Division has completed a review of the Vesting
Tentative Tract Map 5453 that was submitted by Rafael D. Divina. The following requirements and
conditions are to be placed on this vesting tentative tract map as a condition of approval by the
Department of Public Utilities.
General Requirements:
• Tract 5453 will be serviced as Single Family Residential properties with Basic Container
Service. Property owners will receive 3 containers to be used as follows: 1 Gray container for
solid waste, 1 Green container for green waste and 1 Blue container for recyclable material.
• The owners, lessees or other tenants of the residential dwellings on service day, before 6:00 a.m.,
shall place their solid waste containers at the edge of the curb approximately 4 feet apart and not
blocking any vehicle accesses in accordance with the City of Fresno's Solid Waste Management
Division Standards.
• Per Municipal Code, Section 9-404 Solid Waste Disposal Regulations, Section C,10. No solid
waste container nor residential rubbish shall be allowed to remain at the curbline after 8:00 p.m.
on the collection day.
• Per Municipal Code, Section 9-405 Solid Waste, Recycling and Green Waste Regulations,
Section 10, I. No material container shall be stored in the front yard or side yard on a street as
said yards are described in Chapter 12, Articles 2 and 3 of this Code, unless the container is
screened from view from the street in accordance with that article of Code.
J:\Conditions of Approval TT5453
i
City of
U a va%&,ow-
DEPARTMENT OF PUBLIC UTILITIES
Date: November 23, 2005
To: ISRAEL TREJO, Planner II
Planning and Development Department
From: DOUG HECKER, Supervising Engineering Technician
Department of Public Utilities, Planning and Engineering
Subject: SANITARY SEWER AND WATER REQUIREMENTS FOR T-5453/UGM, AND R-05-88
General
Vesting Tentative Tract No. 5453/UGM and R-05-88 propose a 7-lot single-family residential
subdivision, rezoning from AE-5/UGM to R-1/UGM on 1.6 acres located on the east side of North
Brawley Avenue between West Dakota and West Shields Avenues.
Environmental Recommendations
A NEGATIVE DECLARATION MAY BE ISSUED: The project may have adverse impacts but impacts
can be mitigated without further study or are not serious enough to warrant an Environment Impact
Report.
Sanitary Sewer Requirements
The nearest sanitary sewer mains to serve the proposed project are an 8-inch main located in West Dayton
Avenue and an 8-inch main in North Brawley Avenue. Sanitary sewer facilities will be available to
provide service to the site subject to the following requirements:
1. Extend an 8-inch sanitary sewer main from the existing 8-inch main in North Brawley Avenue
from the southerly portion of the proposed project north across the project frontage.
2. Separate sewer house branches are required for each lot.
3. Abandon all existing on-site private sanitary sewer systems.
4. All underground street utilities shall be installed prior to permanent street paving.
5. Street easements and/or deeds shall be recorded prior to approval of improvement plans.
6. Public sewer facilities shall be constructed in accordance with the Department of Public Works
standards, specifications, and policies.
7. Engineered improvement plans prepared by a Registered Civil Engineer shall be submitted for
Department of Public Utilities review and approvals for proposed additions to the City Sewer
System.
Sanitary Sewer Fees
The following Sewer Connection Charges are due and shall be paid for the Project:
1. Sewer Lateral Charge
2. Oversize Sewer Charge
3. Trunk Sewer Charge: Cornelia
4. Wastewater Facilities Charge (Residential Only)
Water Requirements
Comply with Water Division's letter of requirements dated December 8, 2005.
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City of
WATER DIVISION
Date: December 8, 2005
To: DOUG HECKER, Supervising Engineering Technician
Department of Public Utilities, Administration
Through: NEIL MONTGOMERY, Chief Engineering Technician
Department of Public Utilities, Water Division
From: MICHAEL CARBAJAL, Senior Engineering Technician
Department of Public Utilities, Water.Division
Subject: WATER REQUIREMENTS FOR TENTATIVE TRACT NO. 5453/UGM
The following conditions are required to provide water service to the tract.
1. Separate water services with meter boxes shall be provided to each lot created.
2. 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 a combination of water main
extensions, construction of supply wells, or other acceptable sources of water supply
approved by the Water Systems Manager.
3. All public water facilities shall be constructed in accordance with Public Works
Department standards, specifications, and policies.
4. Seal and abandon existing on-site well(s) in compliance with the State of California Well
Standards, Bulletin 74-90 or current revisions issued by California Department of Water
Resources and City of Fresno standards.
TAPROJMIMEMCondibons of ApprovaRS453 120805.doc
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City of
DATE: December 27, 2005
TO: Israel Trejo, Planner II
Development Department, Planning Division
THROUGH: Scott Mozier, P.E., Traffic Engineering Manager (/
Public Works Department, Engineering Division
FROM: Louise Monroe, Traffic Planning Supervisor
Public Works Department, Engineering Division
SUBJECT: TT 5453, Public Works Conditions of Approval
(Brawley between Dakota and Shields)
The Public Works Department, Traffic Planning Section, has completed its review and the following
requirements are to be placed on this tentative map as a condition of approval by the Public Works
Department.
General Conditions:
Provide curb ramps at all corners within the limits of this subdivision.
Underground all existing offsite overhead utilities with the limits of this map in accordance with Fresno
Municipal Code Section 12-1011 and Resolution No. 78-522/88-229.
Submit a Geometric Approval Drawing (GAD) to Traffic Engineering for review and approval, per the
attached checklist, prior to submittal of street plans.
Submit the following plans, as applicable, in a single package, to the Planning and Development
Department for review and approval: Street Construction, Signing, Striping, Traffic Signal and Streetlight
and Trail Lighting, Signing and Striping.
Frontage Improvement Requirements:
Major Streets:
Brawley Avenue: Collector
1. If not existing, dedicate 30' of property, from section line, for public street purposes within the
limits of this subdivision to meet the current City of Fresno Collector Standards. Transition curb,
gutter and sidewalk based on a 45 MPH design speed. Reference Official Plan Line No. 106.
2. Construct concrete curb, gutter and sidewalk to Public Works Standard P-5. The sidewalk pattern
shall be constructed to a 10' residential pattern.
3. Construct 20' of permanent paving (measured from face of curb)within the limits of this sub-
division.
Page 1 of 3
Q\Louise\TRACT MAPS\T-5453 BRAWLEY BTWN DAKOTA&SHIELDS.doc
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4. Construct an underground street lighting system to Public Works Standard E-1 within the limits of
this subdivision. Spacing and design shall conform to Public Works Standard E-8 for Collector
Streets.
5. Relinquish direct vehicular access rights to Brawley Avenue from all lots within this subdivision.
Interior Streets:
Dedicate, design and construct all curb,gutter, sidewalk, permanent paving, cul-de-sacs, easements and
underground street lighting systems on all interior local streets to Public Works Standards. Sidewalk
patterns shall comply with Public Works Standards for 60' streets.
Any temporary dead-end streets created by this subdivision shall be properly barricaded in accordance
with the Public Works Standard P-44.
Specific Mitigation Requirements:
1. This tract will generate 5 a.m./7 p.m. peak hour trips; therefore, a Traffic Impact Study (TIS) is
not required.
2. 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.
3. Parcel 1: Vehicles are not allowed to back onto major streets. Identify and construct a circular or
hammer-head driveway and applicable approach or approaches.
4. Provide a 40' curb radius at the intersection of Dayton and Gentry.
Traffic Signal Mitigation Impact Fee:
This project shall pay its Traffic Signal Mitigation Impact Fee (TSMI Fee) at the time of building permit
based on the trip generation rate(s) as set forth in the latest edition of the ITE Generation Manual. The
fee amount is $414.69 per single family unit, (fee rate as shown in the Master Fee Schedule)
UGM Requirements:
This Map is in UGM major street zone E-4; therefore pay all applicable UGM fees.
Page 2 of 3
C:\Louise\TRACT MAPS\T-5453 BRAWLEY BTWN DAKOTA&SHIELDS.doc
CITY OF FRESNO PUBLIC WORKS DEPARTMENT
GAD PLAN CHECK GUIDE & REQUIREMENTS LIST
❑ RECORD PLAN INFORMATION IN PLAN CHECK LOG
❑ LANE CONFIGURATIONS MATCH CONDITIONS OF APPROVAL
❑ TURN POCKET LENGTHS ARE CALLED OUT AND CORRESPOND TO QUEUE LENGTHS IN TRAFFIC
IMPACT STUDY
❑ EXISTING AND PROPOSED CURBS AND MEDIAN ISLANDS ARE CLEARLY SHOWN
❑ PERTINENT FEATURES SUCH AS EXISTING PARCELS, RAILROADS, FID CANALS
❑ CONFORMS TO EXISTING CONDITIONS AT PROJECT LIMITS
❑ EXISTING LANE WIDTHS ARE CALLED OUT AT CONFORM AREAS
❑ GAD SHOWS PROPOSED WIDTH OF STREET R/W, CURB-TO-CURB DISTANCE, ALL TRAFFIC LANES,
BIKE LANES, PARKING LANES AND MEDIAN ISLANDS
❑ GAD CALLS OUT TRANSITION LENGTHS AND TAPERS EXPRESSED AS TRANSITION LENGTH PER
OFFSET WIDTH (I.E. 50:1 TAPER WOULD BE A 600' TRANSITION FOR A 12' OFFSET)
❑ALL CURVE DATA IS CALLED OUT. WHERE CURVES ARE CONCENTRIC, ONLY THE C/L OR CURB LINE
NEEDS TO BE CALLED OUT.
❑THE C/L IS MATHEMATICALLY DEFINED WITH HORIZONTAL CONTROL IN CASES WHERE THE C/L
DOES NOT FOLLOW THE SECTION LINE
❑ BEARINGS AND DISTANCES ARE PROVIDED WHERE THE C/L OF CONSTRUCTION (NEW C/L OR
SECTION LINE) IS NOT PARALLEL TO THE PROPOSED RNV, OR WHERE THE TWO SIDES OF A DIVIDED
ROADWAY ARE NOT PARALLEL.
❑ SHOW TRUCK TURNING TEMPLATES FOR ALL DUAL LEFT OR DUAL RIGHT TURNS AND
ROUNDABOUTS
❑ CROSSWALK LAYOUTS MEET CITY STANDARDS (4' FROM FACE OF CURB AT RAMP, 10' WIDE, NO
DOGLEGS, MEDIAN NOSES CLEAR OF CROSSWALK)
❑ PLANS INCLUDE PROJECT REFERENCE INFORMATION (Site Plan No., C.U.P. No., Rezone No., Parcel
Map No. or C.I.P. No. (PW ID, Fund, Org, KRA), NORTH ARROW, SCALE, TITLE BLOCK, OWNER'S NAME,
ENGINEER PREPARED BY)
❑ FOR PROJECTS INCLUDING SIGNIFICANT VERTICAL GRADE CHANGES INCORPORATING MULTIPLE
GRADE BREAKS OR VERTICAL CURVES, THE GAD SHOULD INCLUDE A PROPOSED MAJOR STREET C/L
PROFILE (NOT NECESSARY FOR TYPICAL ROUTINE PROJECTS)
Page 3 of 3
C:\Louise\TRACT MAPS\T-5453 BRAWLEY BTWN DAKOTA&SHIELDS.doc
i
City of
PUBLIC WORKS DEPARTMENT:
DATE: December 27, 2005
TO: Israel Trejo, Planner 11
Development Department, Planning Division
THROUGH: Scott Mozier, P.E., Traffic Engineering Manager
Public Works Department, Engineering Division
FROM: Louise Monroe, Supervising Engineering Technician
Public Works Department, Engineering Division, Traffic Planning Section
REZONE APPLICATION NO. R-05-088 /T-5453
OWNER (S): Ma Bun
APN (S): 433-060-11
FROM: AE-5/UGM TO: R-1/UGM
LOCATION: Brawley between Dakota and Shields
1. Trip Generation
a. Existing: 10 Vehicle Trips per Day (VTD)
b. Proposed: 67 Vehicle Trips per Day (VTD)
AM Total Peak: 5 Trips
PM Total Peak: 7 Trips
2. Highway Capacity
a. Brawley Avenue: Collector
1. Existing Lanes: 2 lanes undivided 10,000 VTD
2. Year Counted: no counts available
3. Projected Lanes: 2 lanes w/continuous left turn 13,000 VTD
3. Traffic Impact Study (TIS) required: No
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Page 1 of 1
C:1Louise\REZONEIR-05-088 T-5453 BRAWLEY BTWN DAKOTA&SHIELDS.doc
i
City of
PUBLIC WORKS DEPARTMENT
DATE: December 29, 2005
TO: ISRAEL TREJO, Planner II
Planning and Development Department
FROM: JOE PAFF, Senior Engineering Technician
Public Works Department
SUBJECT: CONDITIONS FOR VESTING TENTATIVE TRACT 5543 AND COMMUNITY FACILITIES
DISTRICT
1. The long term maintenance of the following items is the ultimate responsibility of the owner/developer. If .
approved by Council, the following features may be maintained by a Community Facilities District.
Maintenance of Sidewalks as approved by the Public Works Department within the street
easements and the landscape easements along the property lines border S. Brawley Avenue.
■ Maintenance of one half(1/2)of W. Dayton Avenue: Pavement, Curbs, Gutters, Sidewalks,
Medians, Hydrants, Inlets and Street Furniture as approved by the Public Works Department
where it borders the tentative map.
■ Maintenance and operating costs of all interior street Street Lights as approved by the Public
Works Department within the boundary of the tentative map.
■ Maintenance of all Street Trees as approved by the Public Works Department within the
boundary of the tentative map.
■ Maintenance and operating costs of police, fire,traffic control and recreation services as
established by the Council of the City of Fresno.
2. Construction plans for all features to be maintained by a CFD for a final map shall be included in the final
map submission to the Development Department for processing. This shall include a Street Tree Location
and Street Tree Species (by street) map. Landscaping plans shall contain actual tree and plant counts by
species and include the areas(in square feet)of turf, shrubs and trees, and sidewalks or other paved areas
within all landscaped areas.
3. Should the Council or owner/developer choose not to include the maintenance of the items listed in
section 1 above in a CFD, the property owner/developer shall provide for the maintenance of all of the above
items by the property owners.
Any change affecting the Items in these conditions requires revision of this letter of conditions.
If you have any questions, please call me at 621-8695
c:PW File No.10770 File:\word\cfd2\ttmapreview\tt5543 conditions
i
U
Street Name Review
TM-5453 12-1-05
Street Name Status Required Change
West Dakota Avenue Good
West Fedora Avenue Good
West Dayton Avenue Good
West Fender Avenue Good
West Shields Avenue Good
North Brawley Avenue Good
N. Gentry Ave. Chane North Gent Avenue
i
TENTATIVE TRACT MAP h0. 5453
GOVERNMENT CODE§66020(d)(1)
A protest filed pursuant to subdivision (a) shall be filed 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 other exactions to be imposed on a
development project. Each local agency shall provide to the project applicant a notice
in writing at the time of the approval of the project or at the time of the imposition of the
fees, dedications, reservations, or other exactions, a statement of the amount of the
fees or a description of the dedications, reservations, or other exactions, and notification
that the 90-day approval period in which the applicant may protest has begun.
Improvements and payments shall not be required on or in front of any undeveloped
portion of a net acreage of ten acres or more which exists.after the division of land. All
improvements and payments to be completed with development.
SEWER CONNECTION CHARGES FEE RATE
b. Lateral Sewer Charges $0.10/sq. ft. (to 100' depth)
c. Oversize Charges $0.05/sq. ft. (to 100' depth)
d. Trunk Sewer Charger $419/living unit
Service Area: Cornelia
e. Wastewater Facilities Charge+ $2,119/living unit
f. House Branch Sewer Charger N/A
WATER CONNECTION CHARGES FEE RATE
g. 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.
h. Frontage Charges $6.50/lineal foot
i. Transmission Grid Main Charge* $643/gross acre (parcels 5 gross
acres or more)
j. Transmission Grid Main Bond Debt Service Charge* $243/gross acre (parcels 5 gross
acres or more)
k. UGM Water Supply Feer $508/living unit
Service Area: 301s
I. Well Head Treatment Feer $221/living unit
Service Area: 301
m. Recharge Feer $0/living unit
Service Area: 301
i
n. 1994 Bond Debt Service* $60/living unit
Service Area: 301
DEVELOPMENT IMPACT FEE FEE RATE
o. Fire Facilities Impact Fee - Citywide*** $539/living unit
p. Park Facility Impact Fee - Citywide+** $3398/living unit
q. *Quimby Parkland Dedication Feer** $1120/living unit
r. Police Facilities Impact Fee - Citywide*** $624/living unit
s. Traffic Signal Charge► $414.69/living unit
URBAN GROWTH MANAGEMENT FEE RATE
t. Major Street Charge* $2798/adj. acre
Service Area: E-4
u. Major Street Bridge Charge-6 $94/adj. acre
Service Area: E-4
v. UGM Grade Separation Fee-6 N/A
w. UGM Trunk Sewer Charge-6 N/A
Service Area: Fowler
x. Street Acquisition/Construction Charger N/A
Notes:
*This amount if paid is creditable against the Park Facility Impact Fee.
** Fee applicable to all maps accepted for filing after August 30, 2005
r Due at time of subdivision.
Due at time of development.
♦ Due at occupancy.
w► Deferrable through Fee Deferral Covenant.
i
NOTICE OF DETERMIN, .'ION
E200610000231 .
D TE RECEIVED FOR FILING:
TO: Office of Planning and Research FROM: CITY OF FRESNO '[ED V
1400 Tenth Street, Room 121 Planning and Development Dept
Sacramento, California 95814 2600 Fresno Street
Fresno, California 93721-3604 g ���
X County Clerk
County of Fresno
2221 Kern Street
Fresno, California 93721 B
N Ty
neral'34
Subject: Filing of Notice of Determination in compliance with Section 21152 of the Public Resources Code.
Rezone Application No. R-05-88 and Tentative Tract Map No. 5453/UGM
Project Title .
Planning and Development Department
City of Fresno
N/A Israel Trejo, Planner (559)621-8044
State Clearinghouse Number Lead Agency Area Code/Telephone/Extension
(If subject to Clearinghouse) Contact Person
Approximately 1.60 net acres of property located on the east side of North Brawley Avenue between West Shields and West
Dakota Avenues, Fresno City and County.
Project Location (include County)
Project Description: Rezone Application No. R-05-88 is a request to reclassify approximately 1.60 net acres of property from the
AE-5/UGM (Exclusive Five Acre Agricultural DistrictlUrban Growth Management) zone district to the R-1/UGM (Single Family
Residential District/Urban Growth Management)zone district. Tentative Tract Map No.5453/UGM proposes to subdivide the subject
site into a seven-lot single family residential subdivision.
This is to advise that the City of Fresno, the Lead Agency, has approved the above-described project on May 16, 2006, and has
made the following determinations regarding the above-described project:
1. The project( [ ]will [X]will not) have a significant effect on the environment.
2. [ ]An Environmental Impact Report was prepared for this project pursuant to the provisions of CEQA.
[ ]A Mitigated Negative Declaration was prepared for this project pursuant to the provisions of CEQA.
[X]A determination of project conformity to the 2025 Fresno General Plan Master Environmental Impact Report
(MEIR No. 10130)was made.
3. Mitigation measures ([X]were [ ]were not)made a condition of the approval of the project as related to
MEIR No. 10130.
4. A statement of Overriding Considerations ( [ ]was [X]was not)adopted for this project.
5. Findings ( [ ]were [X]were not ) made pursuant to the provisions of CEQA.
This is to certify that the above-described Finding of Conformity to the 2025 Fresno General Plan Master Environmental Impact
Report(MEIR No. 10130)with comments and responses and record of project approval is available to the general public at the
City of Fresno, Planning and Development Department, 2600 Fresno Street, Room 3043, Fresno, California 93721-3604.
ta
Gilbert J. Haro Date
Planning Manager, City of Fresno
Attachments: De Minimis Finding �������/��
Project Vicinity Map v
City of Fresno Environmental Assessment No. R-05-88/T-5453
J U L C 2006
K:\MASTER FILES-TRACT MAPSIT-5453.R-05-88-ITINOTICE OF DETERMINATION R-05-88,T-5453.DOC Plannin,', Division
Development D80artment
i
CALIFOf 1A DEPARTMENT OF FISH f GAME
CERTIFICATE OF FEE EXEMPTION
DE MINIMIS IMPACT FINDING FOR ENVIRONMENTAL ASSESSMENT NO. R-05-88lT-5453
LEAD AGENCY:
City of Fresno, Planning and Development Department, 2600 Fresno Street, Fresno, California 93721
PROJECT TITLE AND LOCATION:
Rezone Application No. R-05-88 and Tentative Tract Map No. 5453/UGM
The property is located on east side of North Brawley Avenue between West Shields and West Dakota
Avenues, Fresno City and County.
PROJECT DESCRIPTION:
Rezone Application No. R-05-88 is a request to reclassify approximately 1.60 net acres of property from the
AE-5/UGM (Exclusive Five Acre Agricultural DistrictJUrban Growth Management) zone district to the
R-1/UGM (Single Family Residential DistrictlUrban Growth Management)zone district. Tentative Tract Map
No. 5453/UGM proposes to subdivide the subject site into a seven-lot single family residential subdivision.
FINDING OF EXEMPTION:
Pursuant to the above-noted environmental assessment a determination of project conformity to the 2025
Fresno General Plan Master Environmental Impact Report (MEIR No. 10130), which incorporates a MSIR
Mitigation Monitoring Checklist has been prepared by the lead agency for the proposed project. There is no
evidence in the record that the proposed project may have an adverse effect on wildlife resources.
"I hereby certify that the public agency has made the above finding and that the project will not individually or
cumulatively have an adverse effect on wildlife resources, as defined in Section 711.4 of the Fish and Game
Code."
Gilbert J. Haro, Planning Manager
Planning Division
Date: May 16, 2006
Section 711.4, Fish and Game Code
K:\MASTER FILES-TRACT MAPS\TRACT 5453,R-05-033-ITDEMINIMUS R-05-88,T-5453.DOC
i
CITY OF FRES. ENVIRONMENTAL ASSESSMEN'► INITIAL STUD
FINDING OF CONFORMITY/MEIR NO. 10130 I`EDErVED
Pursuant to Section 21157.1 of the California Public Resource Code DATEW�O j i
(California Environmental Quality Act) the project described below is
determined
determined to be within the scope of the Master Environmental Impact Report CITY CLERK, FRESNO CA
(MEIR) No. 10130 prepared for the 2025 Fresno General Plan
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:
Bun Ma Israel Trejo
3206 North Brawley Avenue Planner II
Fresno, California 93722 January 12, 2006
Environmental Assessment Number: Project Location (including APN):
Rezone Application No. R-05-88 East side. of North Brawley Avenue between West
Tentative Tract Map No. T-5453/UGM Shields and West Dakota Avenues.
APN: 433-060-11
Project Description:
Bun Ma has filed Rezone Application No. R-05-88 and Tentative Tract Map No. 5453/UGM for approximately
1.91 acres of property located on the east side of North Brawley Avenue between West Shields and West
Dakota Avenues. Rezone Application No. R-05-88 proposes to rezone the subject property from the AE-
5/UGM (Exclusive Five Acre. Agricultural District/Urban Growth Management) zone district to the R-1/UGM
(Single Family Residential District/Urban Growth Management) zone district. Tentative Tract Map No.
5453/UGM proposes to subdivide the subject property into a seven-lot single family residential subdivision
with an overall density of 3.66 units per acre. The subject property is located within the 2025 Fresno General
Plan and the West Area Community Plan, which designate the subject property for medium density residential
planned land uses (4.99-10.37 units per acre). However, pursuant to Section 12-403-B-2 of the Fresno
Municipal Code a proposed zone change and/or density that does not meet the criteria of the Zone District
Consistency Table may be deemed consistent with the corresponding land use and density designated by the
General Plan and any applicable community plan subject to the submittal and approval of a development plan
(i.e. Tentative Tract Map No. 5453/UGM). Thus, these applications are consistent with the with the planned
land uses of medium density residential.
Conformance to Master Environmental Impact Report (MEIR NO. 10130):
The recently adopted 2025 Fresno General Plan and the West Area Community Plan designate the subject
parcel for medium-density residential planned:land uses. The proposed zone district of the subject site
conforms to the medium density residential planned land use designations as indicated by the 2025 Fresno
General Plan "Planned Land Use and Zone District Consistency Matrix" as well as the adopted West Area
Community Plan.
The Planning and Development Department staff has prepared an initial study and environmental checklist
and evaluated the proposed reorganization in accordance with the land use and environmental policies and
provisions of the 2025 Fresno General Plan and the related Master Environmental Impact Report (MEIR) No.
10130. The subject property.is proposed for development in the future with single family residential uses at
intensity and scale that is permitted by the planned land use and proposed zoning designation for the site.
Thus, the rezoning and tract map 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 future 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
i
Finding of Conformity Under M, No. 10130
Environmental Assessment No. R-05-88tT-5453
Page 2
cause significant adverse cumulative impacts, growth inducing impacts, and irreversible significant effec}
beyond those identified by MEIR No. 10130 as provided by CEQA Section 15178(a).
Per Section 21157.1 of the California Public Resources Code (California Environmental Quality Act), it may
be determined that a subsequent project falls within the scope of a MEIR, provided that the.project does not
cause significant impacts on the environment that were not previously examined by the MEIR. Relative to this
specific project proposal, the environmental impacts noted in the MEIR, per the 2025 Fresno General Plan
land use designations, include impacts associated with the medium density residential land use designation
specified for the subject parcel. Based on this initial study, the 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 15177 (d)
of the CEQA Guidelines, has determined that all feasible mitigation measures from MEIR No. 10130 shall
apply to the project proposal as noted in the attached mitigation monitoring checklist. Public notice has
been provided regarding staffs finding in a manner prescribed by this section of the Guidelines,and by
Section 21092 of the California Public Resources Code (CEQA provisions).
Gil ert J. Haro Date w
Planning Manager, City of F no
Attachments`. Environmental Checklist/Initial Study for Environmental Assessment No. R-05-88/T-5453
Mitigation Monitoring Checklist (MEIR No. 10130)for Environmental.Assessment .
No. R-05-88/T-5453
i
ENVIRONMENTAL ASSESSMENT (EA) CHECKLIST
FnTENTIAL ENVIRONMENTAL EFFECT" -
EA NO. R-05-881'T-5453
1.0 TOPOGRAPHIC, SOIL, GEOLOGIC 11.0 URBAN SERVICES
CONSIDERATIONS 1 11..1 Availability of fire protection .
1.1 Geologic hazards, unstable soil conditions 1 11.2 Lack of emergency vehicle access
1 1.2 Adverse change in topography or ground surface relief 1 11.3 Adequacy of design for crime prevention •:
1 1.3 Destruction of unique geologic or physical features 1 11.4 Overcrowding of school facilities I
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 QUILITY 1 1.1.7 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 1 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 I;
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 r
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 ,.:..
residential areas 110" Insufficient-Information
1 8.2 Exposure of residences to high 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 Ti 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. fEf
1 10.1 Generation of vehicle traffic sufficient to cause capacity
deficiencies on existing street system "2" Moderate Environmental Effect
1 10.2 Cumulative increase in traffic on a major street for which The proposed project will have an adverse environmental
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. However, this effect is not
pedestrians substantial enough in itself to require the preparation of an
1 10.4 Routing of non-residential traffic through residential area Environmental Impact Report, and is mitigable through
rojec
10.5 Insufficient or poorly located parking pt changes and conditions.
10.6 Substantial increase in rail and/or air traffic "3" Significant Adverse Environmental Effect
The environmental effect identified in this category
substantiates in itself or contributes towards a finding that
the proposed project.has a potentially significant adverse
effect on the environment sufficient to require the
preparation of an Environmental Impact Report.
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