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HomeMy WebLinkAboutT-5462 - Conditions of Approval - 3/7/2008 City of L--1DICr_%1\I=\I/,- r-nff---�:: . Planning & Development Department 2600 Fresno Street - Third Floor Nick P. Yovino Fresno, California 93721-3604 Director (559) 621-8277 FAX (559) 498-1012 January 25, 2008 Please reply to: Israel Trejo (559) 621-8044 Dirk Poeschel Land Development Services, Inc. 923 Van Ness Avenue, Suite 200 Fresno, CA 93721 Dear Applicant: SUBJECT: FINAL ACTION BY THE FRESNO CITY PLANNING COMMISSION REGARDING TENTATIVE TRACT MAP NO. 5462/UGM LOCATED ON THE NORTHEAST CORNER OF NORTH CECELIA AND WEST ESCALON AVENUES (APN: 506-430-25s) At its regular scheduled meeting on October 17, 2007, the Fresno City Planning Commission took the following action regarding the above-referenced tract map: 1. Approved the environmental finding for Environmental Assessment No. T-5462/UGM, dated October 5, 2006, that the project conforms to the provisions of the 2025 Fresno General Plan Master Environmental Impact Report (MEIR No. 10130). 2. Approved Tentative Tract Map No. 5462/UGM requesting to subdivide the approximately 1.91 net acres site into a 10 lot multi-family residential subdivision. Enclosed is a copy of the Planning Commission Resolution adopted for Tentative Tract Map No. 5462/UGM. If you have any questions regarding these items please contact me at the number listed above or via email at lsrael.Trejo@fresno.gov. Sincerely, PLANNING DIVISION C� "I `JO— Israel Trejo, Planner Enclosure: Planning Commission Resolution No. 12735 c: Michael Ray Sutherland 36691 Avenue 12 Madera CA 93638 FRESNO CITY PLANNING COMMISSION RESOLUTION NO. 12735 The Fresno City Planning Commission at its regular meeting on October 17, 2007, 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. 5462/UGM was filed with the City of Fresno and proposes to subdivide the subject property into a 10 lot multi-family residential subdivision on approximately 1.91 net acres of property located on the northeast corner of North Cecelia and West Escalon Avenues; and, WHEREAS, the Bullard Community Plan Advisory Committee, on September 25, 2006, reviewed and recommended denial, by a vote of 8 to 0, of the tentative tract map; and, WHEREAS, the Northwest Citizens Advisory Committee (formerly the Bullard Community Plan Advisory Committee), on April 23, 2007, reviewed and recommended approval, by a vote of 7 to 1, of the tentative tract map; and, WHEREAS, the Planning and Development Department staff recommended approval of the proposed project subject to the conditions of approval contained in the staff report dated October 3, 2007; and, WHEREAS, the Fresno City Planning Commission conducted a public hearing on October 17, 2007, to review the proposed subdivision and considered the staff report and invited testimony with respect to the proposed subdivision, and concluded that the tentative tract map is consistent with the 2025 Fresno General Plan and the Bullard Community Plan; and, WHEREAS, no neighbors spoke in opposition to the project. NOW, THEREFORE, BE IT RESOLVED, 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. 5462 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 October 5, 2006, prepared for Environmental Assessment No. T-5462/UGM. BE IT FURTHER RESOVLED that the Fresno City Planning Commission finds that approval of the tentative tract map is consistent with the 2025 Fresno General Plan and the Bullard Community Plan and 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. 5462/UGM, subject to the Planning and Development Department Conditions of Approval dated October 3, 2007, and the following additions and modifications to said conditions: a. Condition No. 11a is added and includes the following: "As an acceptable altemative to the creation of a Home Owners Association (HOA) as required by condition number 11, the subdivider may create an entity other than an HOA, which does not require the approval of the California Department of Real Estate. This entity will be responsible for assuring that the landscape and irrigation systems installed within the front, side and rear yard areas of the subject lots are maintained in accordance with landscape and irrigation plans approved by the Planning and Development Department. This entity must have adequate authority, as determined by the City of Fresno, to assure the adequate maintenance of yard areas and the placement and removal of waste and recycle containers along the public street as required by applicable city ordinances. This entity may contract with a single landscape maintenance company for all properties to assure adequate maintenance. If a Planning Commission Resolution No. 12735 Tentative Tract Map No. 5462/UGM October 17, 2007 Page 2 property is not adequately maintained by its property owner(s), the entity shall hire a maintenance company to perform said maintenance. The entity shall be approved by the Planning and Development Department prior to the approval of the final map and created at the time of map recordation. This agreement shall run with the land and bind all successors and assigns." The foregoing Resolution was adopted by the Fresno City Planning Commission upon a motion by Commissioner Cherry, seconded by Commissioner Kissler (Vice Chair). VOTING: Ayes - Cherry, Kissler (Vice Chair), DiBuduo, Holt, Torossian, Vang, Vasquez (Chair) Noes - None Not Voting - None Absent - None DATED: October 17, 2007 KEITH BERGTHOLD, Secretary Fresno City Planning Commission Resolution No. 12735 Tentative Tract Map No. 5462/UGM Filed by Michael Sutherland Action: Approve with conditions as amended KAMaster Files-Tract Maps\Tract 5462 Israel Trejo\Planning Commission Resolution No.12735 T-5462.doc Meeting continued to 10/17/07—Agenda Item VII-B City or 101511L�IkL,\ , REPORT TO THE PLANNING'COMMISSION AGENDA ITEM NO. VIII-13 rr1Gi:—4..: COMMISSION MEETING 10/3/07 October 3, 2007 P'ROVErM D Y FROM: STAFF, Planning Division Planning and Development Department DEPARTMENT DIRECTOR SUBJECT: CONSIDERATION OF TENTATIVE TRACT MAP NO. 5462/UGM AND ENVIRONMENTAL ASSESSMENT NO. T-5462/UGM EXECUTIVE SUMMARY Michael Sutherland has filed Tentative Tract Map No. 5462/UGM pertaining to approximately 1.91 net acres of property located on the northeast corner of North Cecelia and West Escalon Avenues. Tentative Tract Map No. 5462/UGM proposes to subdivide the R-2/UGM/cz (Low Density Multiple Family Residential District/Urban Growth Management/conditions of zoning) zoned property into a 10 lot multi- family residential subdivision with an overall density of 10.47 units per acre. Conditional Use Permit Application No. C-03-255 was previously approved for the subject property and conditionally approved the construction of 10 duplex units (total of 20 residential units) on the subject property. To provide room for the required trash enclosure per Conditional Use Permit Application No. C-03-255, the applicant reduced the project size from 10 duplexes to 9 duplexes and 1 single-family residence. It is noted that the final site plan for Conditional Use Permit Application No. C-03-255 approved the construction of nine duplexes and one single-family residence on the subject property. The subject property is located within the Bullard Community Plan, -the Sierra Sky Park Primary Review Area Specific Plan and the 2025 Fresno General Plan. The Sierra Sky Park Primary Review Area Specific Plan defers designated planned land uses to the underlying community and general plans. However, the Sierra Sky Park Primary Review Area Specific Plan regulates uses and restricts the height of structures within its plan area. The Bullard Community Plan and 2025 Fresno General Plan designate the subject property for medium-high density residential planned land uses (10.38-18.15 units per acre). Thus, the proposed 10.47 dwelling units per acre for the project site is allowed and is consistent with the medium-high density residential planned land use designation. This application is consistent with the 2025 Fresno General Plan and the Bullard Community Plan. PROJECT INFORMATION PROJECT A 10 lot multi-family family residential subdivision with an overall density of 10.47 units per acre. Conditional Use Permit Application No. C-03-255 was previously approved for the subject property and conditionally approved the construction of 10 duplex units (total of 20 residential units) on the subject property. To provide room for the required trash enclosure per Conditional Use Permit Application No. C-03-255, the applicant reduced the project size from 10 duplexes to 9 duplexes and 1 single-family residence APPLICANT Michael Sutherland LOCATION Northeast corner of North Cecelia and West Escalon Avenues (Council District 2, Councilmember Calhoun) SITE SIZE Approximately 1.91 net acres LAND USE Existing - Vacant Proposed - Multi-family residential REPORT TO THE PLANNING COMMISSION Tentative Tract Map No. 5462/UGM October 3, 2007 Page 2 ZONING Existing - R-2/UGM/cz (Low Density Multiple Family Residential District/Urban Growth Management/conditions of zoning) Proposed- R-2/UGM/cz (Low Density Multiple Family Residential District /Urban Growth Management/conditions of zoning) PLAN DESIGNATION The current R-2/UGM/cz zone district and proposed 10 lot multi- AND CONSISTENCY family residential subdivision are consistent with the Bullard Community Plan and 2025 Fresno General Plan designation of the site for medium-high density residential planned land uses ENVIRONMENTAL Finding of Conformity to the 2025 Fresno General Plan Master FINDING Environmental Impact Report (MEIR No. 10130) dated October 5, 2006 PLAN COMMITTEE The Bullard Community Plan Advisory Committee recommended RECOMMENDATION denial of the proposed project at its meeting on September 25, 2006. The Committee was concerned about the amount of solid waste containers placed in the street on solid waste collection days and believed that the proposed project did not match the approved conditional use permit issued for the subject property. At its second meeting on April 23, 2007, the Northwest Citizens Advisory Committee (formerly the Bullard Community Plan Advisory Committee) recommended to approve the project, with a vote of 7 to 1, with the condition that North Cecelia Avenue be posted with signs disallowing on-street parking on solid waste collections days STAFF Recommend approval of the tentative tract map subject to RECOMMENDATION compliance with the Conditions of Approval for T-5462/UGM dated October 3, 2007 REPORT TO THE PLANNING COMMISSION Tentative Tract Map No. 5462/UGM October 3, 2007 Page 3 BORDERING PROPERTY INFORMATION Planned Land Existing Zoning Existing Land Use Use Vacant (Vesting Tentative Tract North Medium Density R-1/UGM/cz Map No. 5527/UGM has been Residential Single-Family Residential District approved for a 12 lot single family residential subdivision) Medium Low R-1/UGM South Density Single-Family Residential Residential Single-Family Residential District R-2/UGM/cz and R-1/UGM Medium High Low Density Multiple Family Residential Multi-Family and Single- East Density District/Urban Growth Y 9 Residential Management/conditions of zoning and Family Residential Single-Family Residential District/Urban Growth Management Medium Density R-1/UGM/cz West Single-Family Residential District/Urban Single-Family Residential Residential 9 Y Growth Management/conditions of zoning I 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 Bullard Community Plan area including the Master Environmental Impact Report (MEIR 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 October 5, 2006, which incorporates a MEIR Mitigation Monitoring Checklist. This environmental finding was properly published and noticed on October 5, 2006, with no comments received to date. BACKGROUND / ANALYSIS Michael Sutherland has filed Tentative Tract Map No. 5462/UGM pertaining to approximately 1.91 net acres of property located on the northeast corner of North Cecelia and West Escalon Avenues. Tentative REPORT TO THE PLANNING COMMISSION Tentative Tract Map No. 5462/UGM October 3, 2007 Page 4 Tract Map No. 5462/UGM proposes to subdivide the R-2/UGM/cz (Low Density Multiple Family Residential District/Urban Growth Management/conditions of zoning) zoned property into a 10 lot multi- family residential subdivision with an overall density of 10.47 units per acre. Conditional Use Permit Application No. C-03-255 was previously approved for the subject property and conditionally approved the construction of 10 duplex units (total of 20 residential units) on the subject property. To provide room for the required trash enclosure per Conditional Use Permit Application No. C-03-255, the applicant reduced the project size from 10 duplexes to 9 duplexes and 1 single-family residence. It is noted that the final site plan for Conditional Use Permit Application No. C-03-255 approved the construction of nine duplexes and one single-family residence on the subject property. The subject property is located within the Bullard Community Plan, the Sierra Sky Park Primary Review Area Specific Plan and the 2025 Fresno General Plan. The Bullard Community Plan and 2025 Fresno General Plan designate the subject property for medium-high density residential planned land uses (10.38-18.15 units per acre). Thus, the proposed 10.47 dwelling units per acre for the project site is allowed and is consistent with the medium- high density residential planned land use designation. Conditional Use Permit Application In addition to submitting a tentative tract map for the subject property, the applicant had previously submitted Conditional Use Permit Application No. C-03-255. Conditional Use Permit Application No. C-03-255 was conditionally approved on June 15, 2004, and permitted the construction of 10 duplex units (total of 20 residential units) on the subject property. To provide room for the required trash enclosure per Conditional Use Permit Application No. C-03-255, the applicant reduced the project size from 10 duplexes to 9 duplexes and one single-family residence. It is noted that the final site plan for Conditional Use Permit Application No. C-03-255 approved the construction of nine duplexes and one single-family residence on the subject property. The Conditional Use Permit project meets several goals of the 2025 Fresno General Plan and the Bullard Community Plan. One of the goals, Goal Number 5 of the 2025 Fresno General Plan states that the city support the "Landscape of Choice-Principles and Strategies" as defined in Appendix A. Appendix A of the 2025 Fresno General Plan provides guiding principles for the Land Use Element of the 2025 Fresno General Plan by promoting development that utilizes urban land use as efficiently as possible. One such objective, Land Use/Residential Objective C-9-k, states "Medium-high density residential uses shall be distributed to maximize utilization of available or planned public facilities and services and to provide housing opportunities with convenient access to employment, shopping, services and transportation." Since this project is vastly surrounded by medium-low and medium density residential planned land uses, the proposed project will help to accomplish this objective. Similarly, this project meets some of the goals of the Bullard Community Plan. To illustrate, Section 4.1.2 of the Bullard Community Plan states that one of its goals is to "provide for a diversity of housing types and housing opportunities to meet the needs of all ages and income levels." The proposed project is different from conventional subdivisions given that there will be two residential units, providing greater economy of scale, on a single parcel. Landscaping/Open Space/Walls Given that the applicant has obtained Conditional Use Permit No. C-03-255, the applicant will be required to provide 20 feet of landscaping along North Cecelia and West Escalon Avenues; and provide a minimum of 25 percent usable open space per Section 12-306-N-21-c (2) of the Fresno Municipal Code (FMC). The City of Fresno Noise Element of the General Plan identifies the maximum appropriate noise level exposure for outdoor activity areas to be 60 Decibel Day-Night Average Level (dB DNL), and for interior living areas a noise level exposure of not more than 45 dB DNL. Given the proximity of the Burlington Northern Santa Fe Railway to the east of the subject site, staff required the applicant commission an REPORT TO THE PLANNING COMMISSION Tentative Tract Map No. 5462/UGM October 3, 2007 Page 5 acoustical analysis. One mitigation measure of the acoustical study recommended the construction of a 10 foot sound wall along the northern boundary of the project site. It should be noted that if the sound wall for an abutting tract to the north, Tract No. 5527, is constructed, the above-described sound wall for Tentative Tract No. 5462/UGM would not be necessary. Additional mitigation measures have been incorporated into Tentative Tract Map No. 5462/UGM, Conditions of Approval, dated October 3, 2007. Lot Area and Dimensions The FMC requires that interior lots within the R-2 zone district provide a minimum lot width of 50 feet and depth of 90 feet and a minimum lot size of 6,000 square feet; reversed corner lots shall have a minimum width of 65 feet. Lot 1 on Tentative Tract Map No. 5462/UGM is a reversed corner lot with a proposed width of 64 feet. Pursuant to FMC Section 12-1011 (f) (1), the Planning Commission may modify the requirements for lot size where there are special conditions or other factors that make it appropriate. A 15.5 foot wide drainage easement runs through lot 2 of Tentative Tract No. 5462/UGM, which causes lot 2 to have a greater width than the remaining lots. Lot two abuts lot one and, as such, creates a need for lot one to have a width of one foot less than the minimum. Northwest Citizens Advisory Committee The Bullard Community Plan Advisory Committee recommended denial of the proposed project at its meeting on September 25, 2006. The Committee was concerned about the amount of solid waste containers placed in the street on solid waste collection days and felt that the proposed project did not match the approved conditional use permit issued for the subject property. At its second meeting on April 23, 2007, the Northwest Citizens Advisory Committee (formerly the Bullard Community Plan Advisory Committee) recommended to approve the project, with a vote of 7 to 1, with the condition that North Cecelia Avenue be posted with signs disallowing on-street parking on solid waste collections days. The Solid Waste Division, in their letter dated September 28, 2007, has required that North Cecelia Avenue be posted with "No Parking" signs on solid waste service day. Homeowners Association The applicant is required to form a Homeowners Association (HOA) that will be responsible for providing landscape service throughout the subject property. This will facilitate the processing of a revised site plan to Conditional Use Permit No. C-03-255, to permit the development of 10 duplexes, as opposed to -the approved 9 duplexes and one single family residence approved per Conditional Use Permit No. C-03-255. The HOA will also allow each unit to forego the requirement of having a green solid waste container for green waste and will reduce the amount of solid waste containers each unit will have from three to two. Ultimately, the amount of solid waste containers placed in the street on solid waste days will be reduced from 60 to 40. Requiring the HOA will also ensure that the individual lots have maintained landscaping, thus creating an attractive appearance in the existing neighborhood dominated by single-family residences. Circulation Element Plan Policies and Major Street System Traffic Capacity According to the 2025 Fresno General Plan Circulation Map, North Cecelia Avenue is defined as a collector street and West Escalon as a local 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. These street REPORT TO THE PLANNING COMMISSION Tentative Tract Map No. 5462/UGM October 3, 2007 Page 6 improvements are outlined in more detail in the Tentative Tract Map No. 5462/UGM Conditions of Approval dated October 3, 2007. 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 35 peak hour vehicle trips and, therefore, the preparation of a traffic study is not required. Public Services 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 irnplementation of service delivery requirements and 'the environmental impact mitigation measures. It should also be noted that within portions of the metropolitan area 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. 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. The City of Fresno Fire Department has submitted cornments indicating the proposed project is located within two miles of Fire Station No. 14. State Department of Transportation (Caltrans) In a letter to the City dated July 25, 2006, Caltrans had no comment regarding the subject applications. Tentative Tract Map Findings The Subdivision Map Act (California Government Code §§ 66400, of seq.) requires that a proposed subdivision not be approved unless the map, together with its design and improvements, is found to be consistent with the General Plan and any applicable specific plan (Finding No. 1 below). State law further provides that the proposed subdivision map be denied if any one of the Finding Nos. 2 - 5 below is made in the negative. In addition, State law requires that a subdivision be found to provide for future passive and natural heating or cooling opportunities in the subdivision development (Finding No. 6 below). REPORT TO THE PLANNING COMMISSION Tentative Tract Map No. 5462/UGM October 3, 2007 Page 7 1. The proposed subdivision map, together with its design and improvements, is consistent with the City's 2025 General Plan and the Sierra Sky Park Primary Review Area Specific Plan, because the Bullard Community Plan designates the site for medium-high density residential planned land use and the project design meets the density and zoning ordinance criteria for development in these plan designations. 2. This site is physically suitable for the proposed type and density of development, because conditions of approval will ensure adequate access and drainage on and off the site. 3. The proposed subdivision design and improvement is not likely to cause substantial and considerable damage to the natural environment, including fish, wildlife or their habitat, because of the urbanized nature of the area in which the site is located. 4. The proposed subdivision design and improvements are not likely to cause serious public health and safety problems, because the conditions of approval have shown and will insure that the subdivision conforms with City health and safety standards. 5. The proposed subdivision design will not conflict with public easements within or through the site, because conditions of approval will assure noninterference with any existing or proposed public easements. 6. The design of the subdivision provides, to the extent feasible, for future passive and natural heating or cooling opportunities in the subdivision, because of the appropriate use and placement of landscaping plant materials and because of the orientation of the proposed lots. The subdivision map, based on the required findings for approval and subject to the recommended conditions of approval, and the standards and policies of the 2025 Fresno General Plan and Bullard Community Plan, complies with applicable zoning, and subdivision requirements. Based upon the plans and information submitted by the applicant and the recommended conditions of project approval, staff has determined that these findings can be made. Planning Commission action on the proposed tentative tract map, unless appealed to the Council, is final. CONCLUSION / RECOMMENDATION The appropriateness of the proposed project has been examined with respect to its consistency with goals and policies of the 2025 Fresno General Plan the Sierra Sky Park Primary Review Area Specific Plan, and the Bullard Community Plan; its compatibility with surrounding existing or proposed uses; and its avoidance or mitigation of potentially significant adverse environmental impacts. These factors have been evaluated as described above and by the accompanying environmental assessment. Upon consideration of this evaluation, it can be concluded that Tentative Tract Map No. 5462/UGM is appropriate for the project site. Therefore, staff recommends that the Planning Commission: 1. APPROVE the environmental finding for Environmental Assessment No. T-5462/UGM, dated October 5, 2006, that the project proposal conforms to the provisions of the 2025 Fresno General Plan Master Environmental Impact Report (MEIR No. 10130). 2. APPROVE Tentative Tract Map No. 5462/UGM subject to compliance with the Conditions of Approval dated October 3, 2007. REPORT TO THE PLANNING COMMISSION Tentative Tract Map No. 5462/UGM October 3, 2007 Page 8 Attachments: Vicinity Map 2005 Aerial Photograph of Site Proposed Tentative Tract Map No. 5462/UGM dated July 19, 2006 Exhibit A, approved site plan for Conditional Use Permit No. C-03-255 dated November 12, 2006 Exhibit E, approved elevations for Conditional Use Permit No. C-03-255 dated November 12, 2006 Letter from Caltrans dated July 25, 2006 Acoustical Analysis dated April 18, 2006 Conditions of Approval for T-5462/UGM dated October 3, 2007 Environmental Assessment No. T-5462/UGM, Finding of Conformity to the 2025 Fresno General Plan Master Environmental Impact Report (MEIR No. 10130) dated October 5, 2006 KAMaster Files-Tract Maps\Tract 5462 Israel Tmjo\PC Report 10-107.doc LU SIERRA / SIERRA —.i—J m z _1 a m SAE-5 Ir TENAYA F � 7 sgti�q �Z� R-2 ELLERY ELLERY A&5 �\ \ 1 m VARTIKIAN R-2 J SAMPLE W U W ESCALON OAK PARK LU > a U �JRg14AL R-1 '� g UJ -- — T C_1 ¢ POLO CREEK O X Y a � LEGEND Subject Property U.G.M.Area VICINITV MAP PLANNING & DEVELOPMENT DEPARTMENT TENTATIVE MAP OF TRACT NO. 5462/UGM A.P.N.: 506-430-25S ZONE MAP: 1845 6250 N. CECELIAAVE. NOT TO SCALE BY/DATE: N / 10-11-06 We- 74h f hay 4 .s • 's F 2iR• 4:. L�5 I La, 't z 41 qX r .��r - r �. } i�)f r f - � I' a- �. }kms •:i J 4: - �'� .�� .s .f _ � �•yFr.,f. °l �j' i � y fr1' f {`' � .'gl O 1 # i► �r" , � �r ,�; �• ' `'',� { IIS ' � ?+r2- o jm f 4Cr s r. if ,r,• �G ' F10 e, i l' X41 n R{ E• y i � S- ��: Ft r i irF '. i' F r � � n Proposed Tentative Tract Map No. 54621UGM dated July 19, 2006 f2 CL zi rJ S 0 'st A.'7.erls 3NOZ INV:)VA Lu o IF-15 M'V ID.L M >X. z K-i Lu cC 2 O I il- N�q�l Iae �T . 695.:&...MG 22-- J ..... ell uj 1Pu) J_ s A. m 1, lu 2 -N»-- � u gg� 0.5 D.w SYS C Ig pf; g FR gnN-gAV NOIVDS.9 1S.9M 17 9f., �69 iall ,`!F i �k 0 LLJ z ip: O_j Pilot !j.. u Lu o Lu Cc! NORTH Lb _j AVENUE WEST BULLARD U) Exhibit A Approved site plan for Conditional Use Permit Application No. C-03-255 dated November 12, 2006 _ w oral- spa:1 pbso rr ` .. .,_.. •(� �� I _ 11� ZzLU. -'fit- ' a, kkkk qq p wait Y [C qq 1 d dY ! • ' ' 4P€ i7 � .q M u = i 3 a44JJ I = { a , gg jj`` #5 fj Fr! I if if[ if f! i EE €[ ii FF ss L c Exhibit E Building elevations approved for C-03-255 9 g,m(e99)LN[2 r0'molo MN 316"CM 3%iMH1101 Ogtl fln —1-/ � ® � Nou.3nvjsNo3:9mmDvaws Aq amD SNJIS30- al .d� al co Ll I �`b F M _o = Cel R O ' o _ 0a Ell 2 no D R 11 Ulu 00 Ul ®SCI TTTTT 1 E I ®[Ell©�1 Zro I i � ®CIn0 ®°oo > ®oo❑ A " AlW H i, LL W J G W Etta Ito W jGqio f Q r fKPME 199911 tK$WO VIA010 aw 316'Otl 3snc*TICl DO ry Gb/1 w�.AWt/V J Aq'IP WQP vug01 1�r.J�'7U � L !T1, O `+ ca ear a W � W Y 8 ' I �a O❑❑r� Z I, 1 0 all ,Q �3a W 9 €$ Hsi I q II Oa ❑❑a a� a ❑DD ' W W 7 U I CITY OF FRESNO PLANNING AND DEVELOPMENT DEPARTMENT CONDITIONS OF APPROVAL OCTOBER 3,2007 TENTATIVE TRACT MAP No. 5462/UGM Northeast Corner of North Cecelia and West Escalon Avenues All tentative maps are subject to the applicable provisions of the State Subdivision Map Act, Fresno Municipal Code, City policies, and City of Fresno Standard Specifications. The following specific conditions are applicable to this vesting tentative tract map. NOTICE TO PROJECT APPLICANT In accordance with the provisions of Government Code §66020(d)(1), the imposition of fees, dedications, reservations or exactions for this project are subject to protest by the project applicant at the time of approval or conditional approval of the development or within 90 days after the date of the imposition of the fees, dedications, reservations or exactions imposed on the development project. GENERAL CONDITIONS 1. Upon conditional approval of Tentative Tract Map No. 5462/UGM entitled "Exhibit A," dated July 19, 2006, the subdivider may prepare a Final Map in accordance with the approved tentative map. Exhibit A for Conditional Use Permit No. C-03-255, dated November 12, 2006, which depicts nine duplexes, one single-family residence and a trash enclosure, was approved for the subject property. If the applicant intends to develop the property in conflict with Exhibit A, the applicant is required to obtain an amended Conditional Use Permit. 2. Submit grading plans and a soils report to the City of Fresno Planning and Development Department for verification prior to Final Map approval (Reference: Sections 12-1022 and 12-1023 of the Fresno Municipal Code). Grading plans shall indicate the location of any required walls and indicate the proposed width of required landscape easements or strips. Approval of the grading plan is required prior to Final Map approval. 3. At the time of Final Map submittal, the subdivider shall submit engineered construction plans to the City of Fresno Public Works, Public Utilities, and Planning and Development Departments for grading, public sanitary sewer system, public water system, street lighting system, public streets, and storm drainage, including other technical reports and engineered plans as necessary to construct the required public improvements and work and applicable processing fees. 4. Engineered construction plans shall be approved by the City prior to the approval of the Final Map. If, at the time of Final Map approval, such plans have not been approved, the subdivider shall provide performance security in an amount established by the City to guarantee the completion of plans. Conditions of Approval Tentative Tract Map No. 5462/UGM October 3, 2007 Page 2 5. Public utilities easements, as necessary, shall be shown on the Final Map and dedicated to the City of Fresno. Public utility easements beyond the limits of the Final Map, but required as a condition of development, shall be acquired at the subdivider's cost and shall be dedicated by separate instrument at the time of Final Map approval. The relocation of existing utilities necessitated by the required public improvements shall be paid for by the subdivider. The subdivider is responsible to contact the appropriate utility company for information. 6. Comply with the conditions, policies and standards set forth in the City of Fresno, Municipal Code, Article 10, Chapter 12, "Subdivision of Real Property;" Resolution No. 68-187, "City Policy with Respect to Subdivisions;" and City of Fresno Standard Specifications, 2002 Edition, and any amendments thereto. 7. The developer/owner shall pay applicable fees for, but not limited to, plan checks for street improvements and other grading and construction; street trees, street signs, water and sewer service, and inspections in accordance with the City of Fresno Master Fee Schedule (City Resolution No. 79-606 and No. 80-420) and any amendments, modifications, or additions thereto; and in accordance with the requirements of State law as related to vesting tentative tract maps. 8. The subdivider shall furnish to the City acceptable security to guarantee the construction of the off-site street improvements in accordance with all applicable provisions of the Fresno Municipal Code (FMC) and the State Subdivision Map Act. The subdivider shall complete all the public improvements prior to the approval of the Final Map by the City. If, at the time of Final Map approval, any public improvements have not been completed and accepted in accordance with the standards of the City, the subdivider may elect to enter into an agreement with the City to thereafter guarantee the completion of the improvements. 9. As a condition of Final Map approval, the subdivider shall furnish to the City a subdivision guarantee listing all parties having any right, title or interest and the nature of their interest per State law. Landscaping and Walls 10. Comply with the memorandum from the Public Works Department dated August 2, 2006. 11. A Homeowners Association (HOA) is required to be formed for the project and will be responsible for providing landscape service throughout the subject property. Doing so will allow each unit to forego the requirement of having a green solid waste container for green waste, which will reduce the amount of solid waste containers each unit will have from three to two. 12. Maintenance of the required landscape easements, streets, curbs and gutters, sidewalks, medians, and street furniture may be the responsibility of the City's Community Facilities District. Contact the Public Works Department, Engineering Services Division, at (559) 621-8695 for information regarding the City's District. The property owners may petition the City for annexation to the City's District prior to final map approval. If approved by City Council, the following features may be maintained by the Community Facilities District: Conditions of Approval Tentative Tract Map No. 5462/UGM October 3, 2007 Page 3 a. All local streets, curbs and gutters, sidewalks, medians and street furniture as approved by the Public Works Department within the boundary of the map. b. All curbs and gutters, sidewalks, medians, street furniture and street (to centerline) as approved by the Public Works Department along the map frontage. c. All street lights as approved by the Public Works Department within the boundary of the map. 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. Provide 20 feet of landscaping along North Cecelia and West Escalon Avenues. 16. The proposed project shall comply with the Conclusions and Recommendations as stated in the acoustical analysis prepared by Brown-Buntin Associates, Inc, dated April 18, 2006. 17. Provide a 6 foot block wall along the east property line of proposed parcels 1-10. The height of the block wall shall be no more than 3 feet within the 20 foot building setback along West Escalon Avenue. Lot Dimensions 18. Pursuant to Section 12-212.5.13 of the FMC, all parcels within the R-2 zone district must provide the following minimum standards: Width Interior lots: 50 feet Corner lots: 60 feet Conditions of Approval Tentative Tract Map No. 5462/UGM October 3, 2007 Page 4 Reversed corner lots: 65 feet Curved/cul-de-sac lots: 40 feet Depth Lots facing local streets: 90 feet 19. All proposed lots shall have a minimum area of 6,000 square feet. 20. Lot 1 on Tentative Tract Map No. 5462/UGM is a reversed corner lot with a proposed width of 64 feet. Pursuant to FMC Section 12-1011 (f) (1) the Planning Commission may modify the requirements for lot size where there are special conditions or other factors that make it appropriate. If the Planning Commission does not modify the requirements for lot size, lot 1 shall have a width of at least 65 feet. Building Setbacks 21. Building setbacks shall be in accordance with the R-2 zone district for parcels 1 through 10 inclusive, as shown on Exhibit "A" of Tentative Tract Map No. 5462/UGM dated July 19, 2006, and the provisions of Section 12-212.5-E of the Fresno Municipal Code, unless otherwise noted in these conditions. 22. Provide a 20 foot building setback along the southern property line of proposed parcel 1. 23. A cross access covenant is required between lots 2 and 3, lots 4 and 5, lots 6 and 7 and lots 8 and 9. This covenant will provide shared access of the common driveways. Bullard Community Plan General Conditions 24. Pursuant to Bullard Community Plan Policy No. 4.1.3.2.a, outdoor recreational areas, game courts, swimming pools, and solid waste collection areas on properties zoned for multiple family residential uses shall be oriented away from properties zoned or planned for single family residential uses. 25. Pursuant to Bullard Community Plan Policy No. 4.1.3.2.b, parking areas, carports, garages, accessory structures, and access drives shall be separated from abutting properties zoned or planned for single family residential use, with a landscaped setback fifteen feet wide, in conjunction with a solid masonry wall six feet high on the property line. 26. Pursuant to Bullard Community Plan Policy No. 4.1.3.2.c, within an area one hundred feet wide and abutting property zoned or planned for single family residential use, exterior area lighting for multiple family residential parking, carports, garages, access drives, outdoor recreation areas, game courts, and swimming pools shall be shielded, to prevent line of sight visibility of the light source from abutting property zoned or planned for single family residential use. 27. Pursuant to Bullard Community Plan Policy No. 4.1.3.2.d, multiple family buildings greater than one story, i.e. 20 feet in height, shall be prohibited within 25 feet of property zoned or planned for single family residential use. Conditions of Approval Tentative Tract Map No. 5462/UGM October 3, 2007 Page 5 Information 28. Exhibit A for Conditional Use Permit No. C-03-255, dated November 12, 2006, which depicts nine duplexes, one single-family residence and a trash enclosure, was approved for the subject property. If the applicant intends to develop the property in conflict with Exhibit A, the applicant is required to obtain an amended Conditional Use Permit. 29. Prior to the issuance of building permits for the subdivision, school construction fees shall be paid to the Fresno Unified School District in accordance with the school district's adopted schedule of fees. Comply with the letter from the Fresno Unified School District dated August 10, 2006. 30. Contact the United States Postal Service for the location and type of mailboxes to be installed in this subdivision. 31. 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. 32. 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. 33. If archaeological and/or animal fossil material is encountered during project surveying, grading, excavating, or construction, work shall stop immediately. 34. 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. 35. 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. 36. 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 Conditions of Approval Tentative Tract Map No. 5462/UGM October 3, 2007 Page 6 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. 37. 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. 38. 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 39. Comply with the street name review memorandum dated July 19, 2006. PARK SERVICE 40. Comply with the attached memo from the Public Works Department dated August 2, 2006 for street tree requirements. 41. 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 42. This project is within two miles from Fire Station No. 14. 43. This project is subject to city wide fire service fees. Conditions of Approval Tentative Tract Map No. 5462/UGM October 3, 2007 Page 7 44. Existing residential hydrants and fire flows per Public Works Standards with two sources of water. 45. Access is acceptable as shown. 46. Comply with the memorandum from the Fire Department dated September 27, 2007. SOLID WASTE SERVICE 47. The owners, lessees or other tenants of the residential dwellings on service day, before 5:30 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. 48. North Cecelia Avenue shall be posted with signs disallowing on-street parking on solid waste collections days. 49. 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. 50. 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. 51. Comply with the memorandum from the Department of Public Utilities, Solid Waste Division, dated September 28, 2007. STREETS AND RIGHTS-OF-WAY 52. 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. 53. 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. 54. 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); Conditions of Approval Tentative Tract Map No. 5462/UGM October 3, 2007 Page 8 b. Street Construction Plans; c. Landscape and irrigation plans (median island and street trees within all parkways); and 55. 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. 56. 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 Cecelia Avenue) and local street (West Escalon 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. 57. 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. 58. 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. 59. Comply with the memorandum from the Public Works Department, Engineering Division dated August 17, 2006. General Conditions 60. Provide curb ramps at all corners within the limits of this subdivision. 61. 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. 62. Submit a Geometric Approval Drawing (GAD) to Traffic Engineering for review and approval, per the attached checklist, prior to submittal of street plans. 63. 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. Conditions of Approval Tentative Tract Map No. 5462/UGM October 3, 2007 Page 9 Major Streets North Cecelia Avenue: collector 64. Dedicate 47 feet of property, from center line, for public street purposes within the limits of this subdivision to meet the current City of Fresno Collector Standards. 65. Construct concrete curb and sidewalk to Public Works Standard P-5. The curb shall be constructed to a 10 foot residential pattern. Construct a 6 foot residential sidewalk per attached Exhibit "D." A 2 foot dedication for a pedestrian easement is required. 66. Construct 20 feet of permanent paving (measured from face of curb) within the limits of this subdivision. 67. 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. Local Streets West Escalon Avenue: Local 68. Dedicate 27 feet of property, from center line, for public street purposes within the limits of this subdivision to meet the current City of Fresno Local Standards. 69. Construct concrete curb and sidewalk to Public Works Standard P-5 and API-1. The curb shall be constructed to a 7 foot residential pattern. 70. Construct 20 feet of permanent paving (measured from face of curb) within the limits of this subdivision. 71. Construct an underground street lighting system to Public Works Standard E-2 within the limits of this subdivision. Spacing and design shall conform to Public Works Standard E-9 for Local Streets. Specific Mitigation Requirements: 72. This tract will generate 15 a.m./20 p.m. peak hour trips; therefore, a Traffic Impact Study is not required. 73. 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. Traffic Signal Mitigation Impact Fee: 74. 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). Conditions of Approval Tentative Tract Map No. 5462/UGM October 3, 2007 Page 10 75. Install a signal pole with a 150 watt safety light and an oversize street sign, to Public Works Standards, at the southeast corner of North Cecelia and West Escalon Avenues. Traffic Signal Mitigation Impact Fee: 76. This map is in UGM major street zone C/D-2; therefore pay all applicable UGM fees. SANITARY SEWER SERVICE 77. The nearest sanitary sewer main to serve the proposed project is a 10-inch main located in North Cecelia Avenue. 78. Separate sewer house branches shall be provided for each lot created. 79. Abandon all existing on-site private sanitary sewer systems. 80. Public sewer facilities shall be constructed in accordance with the Department of Public Works standards, specifications and policies. 81. 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. 82. Comply with the memorandum from the Public Utilities Department dated August 2, 2006. Sanitary Sewer Fees 83. The following Sewer Connection Charges are due and shall be paid for the Project • Sewer Lateral Charge • Oversize Sewer Charge • Trunk Sewer Charge: Cornelia • Wastewater Facilities Charge (Residential Only) Sanitary Sewer UGM: 84. Sewer Oversize Reimbursement S. A. #18. WATER SERVICE 85. Separate water services with meter boxes shall be provided to each lot created. 86. 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. Conditions of Approval Tentative Tract Map No. 5462/UGM October 3, 2007 Page 11 87. All public water facilities shall be constructed in accordance with Public Works Department standards, specifications, and policies. 88. 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. 89. Comply with the memorandum from the Public Utilities Department, Water Division dated July 19, 2006. 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. Contact the FMFCD for their requirements prior to submittal of the final map. 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 Conditions of Approval Tentative Tract Map No. 5462/UGM October 3, 2007 Page 12 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. 97. Comply with the letter from the Fresno Metropolitan Flood Control District dated August 17, 2006. FRESNO IRRIGATION DISTRICT (FID) 98. Comply with the letter from the Fresno Irrigation District dated July 31, 2006. 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 July 20, 2006. PACIFIC GAS AND ELECTRIC COMPANY 100. Contact the Pacific Gas and Electric (PG&E) Company at (559) 263-5237, for their requirements. FRESNO UNIFIED SCHOOL DISTRICT 101. Comply with the letter from the Fresno Unified School District dated August 10, 2006. FRESNO COUNTY DEPARTMENT OF COMMUNITY HEALTH 102. Comply with the letter from the Department of Community Health dated August 3, 2006. CALTRANS 103. In its letter dated July 25, 2006, Caltrans had no comment. DEVELOPMENT FEES AND CHARGES 104. This project is subject to the following fees and charges: SEWER CONNECTION CHARGES FEE RATE a. Lateral Sewer Charge* $0.10/sq. ft. (to 100' depth) b. Oversize Charge* $0.05/sq. ft. (to 100' depth) c. Trunk Sewer Charger $419/living unit Service Area: Cornelia d. Wastewater Facilities Charge4 $2,119/living unit e. House Branch Sewer Charger N/A Conditions of Approval Tentative Tract Map No. 5462/UGM October 3, 2007 Page 13 WATER CONNECTION CHARGES FEE RATE f. 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. g. Frontage Charge► $6.50/lineal foot h. Transmission Grid Main Charge* $804/net acre (parcels under 5 gross acres) i. Transmission Grid Main Bond Debt Service Charge $304/net acre (parcels under 5 gross acres) j. UGM Water Supply Feev $407/living unit Service Area: 201 s k. Well Head Treatment Feev $0/living unit Service Area: 201 I. Recharge Feev $0/living unit Service Area: 201 m. 1994 Bond Debt Service* $0/living unit Service Area: 201 DEVELOPMENT IMPACT FEE FEE RATE n. Fire Facilities Impact Fee - Citywide♦** $539/living unit o. Park Facility Impact Fee - Citywide♦** $3398/living unit p. *Quimby Parkland Dedication Feev** $1120/living unit q. Police Facilities Impact Fee - Citywide♦** $624/living unit r. Traffic Signal Charge4► $414.69/living unit URBAN GROWTH MANAGEMENT FEE RATE s. Major Street Charge,% $2798/adj. acre Service Area: C/D-2 t. Major Street Bridge Charge► $94/adj. acre Service Area: C/D-2 Conditions of Approval Tentative Tract Map No. 5462/UGM October 3, 2007 Page 14 u. UGM Grade Separation Fee* NIA v. UGM Trunk Sewer Charge► N/A Service Area: w. Street Acquisition/Construction Chargee 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 * Due at time of development * Deferrable through Fee Deferral Covenant. Due at time of subdivision. ♦ Due at occupancy PUBLIC WORKS DEPARTMENT DATE: August 2, 2006 TO: Israel Trejo, Planner II Planning and Development Department FROM: ANN LILLIE, Senior Engineering Technician Public Works Department SUBJECT: CONDITIONS FOR VESTING TENTATIVE MAP OF TRACT 5462 AND COMMUNITY FACILITIES DISTRICT 1. The long term maintenance of the following items is the ultimate responsibility of the owner/developer. If approved by Council,the following features may be maintained by a Community Facilities District. ■ Maintenance of all Landscaping and Irrigation systems as approved by the Public Works Department within the street right-of-way(including median islands), landscape easements, trails and outlots within and adjacent to the subdivision. ■ Maintenance of Sidewalks and Street Furniture as approved by the Public Works Department within the street right-of-way, landscape easements, trails and outlots within and adjacent to the subdivision. • Maintenance of all entry treatments associated with the subdivision to include Landscape and Irrigation systems along sides and in medians,decorative concrete and pilasters. ■ Maintenance of all interior Curbs, Gutters, Sidewalks and Median islands as approved by the Public Works Department within the boundary of the tentative map. ■ Maintenance and operating costs of all Street Lights as approved by the Public Works Department within the boundary of the tentative map. ■ Maintenance of all Street Trees as approved by the Public Works Department within the boundary of the tentative map. 2. Proceedings to place the Final Map into a CFD shall not commence until the Final Map has been annexed into the City of Fresno and the Final Map is considered to be technically correct. 3. Landscaping and Street improvement plans for all features to be maintained by a CFD for a final map shall be included in the CFD annexation request package for processing. 4. Should the Council or owner/developer choose not to include the maintenance of the items listed in section 1 above in a CFD, the property owner/developer shall provide a mechanism approved by the City for the maintenance of all of the above items. Any change affecting the Items in these conditions requires revision of this letter of conditions. If you have any questions, please call me at 621-8690 c:PW File No. 10770 DPW CFD Conditions August 2, 2006 DEPARTMENT OF PUBLIC UTILITIES September 28, 2007 TO: Israel Trejo, Planner II Development Department, Planning Division THROUGH: Robert Weakley, Chief of Operations Department of Public Utilities, Solid Waste Division FROM: Chris Weibert, Management Analyst II op Department of Public Utilities, Administration SUBJECT: TT 5462/UGM, Solid Waste Conditions of Approval-SECOND REVISION Location: East side of North Cecelia Avenue between West Ellery and West Escalon Avenues The Department of Public Utilities, Solid Waste Division has completed a review of the Tentative Tract Map 5462 that was submitted by Michael Sutherland and Associates, on behalf of Spradling Construction, Inc. The following requirements and conditions are to be placed on this tentative tract map as a condition of approval by the Department of Public Utilities. Trash Enclosure, General Requirements: • Project will be serviced by Solid Waste Division. • Enclosure shall be built in accordance with current Solid Waste standards. • One 2-cell trash enclosure required. • Owner shall provide a minimum of 10 cubic yards of solid waste and recycling services per week. Trash Enclosure, Covenant Requirements: • A covenant for shared use of the solid waste enclosure is required. • There will be no separate billing for Solid Waste services. The City of Fresno shall be provided with the name and address of a property management company or homeowners association for billing purposes. These requirements may change if the solid waste enclosure depicted on Exhibit A for Conditional Use Permit No. C-03-255 dated November 12, 2006, is removed. The following conditions would apply: Page I of 2 Conditions of Approval M462_RevisedIdoc Single Family Residential Service, General Requirements: • Tract 5462 will be serviced as Single Family Residential properties with Basic Container Service. Property owners will receive 3 containers per unit 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 5:30 a.m., shall place their solid waste containers at the edge of the curb approximately 4 feet apart and shall not block 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 the Code. Single Family Residential Service, Special Requirements: • North Cecelia Avenue, the length of the project, shall be posted "No Parking" on solid waste service days. Page 2 of 2 Conditions of Approval TT5462_Revised2.doc DATE: August 17, 2006 TO: Israel Trejo, Planner II Development Department, Planning Division THROUGH: Scott Mozier, P.E., Traffic Engineering Manager Public Works Department, Engineering Division FROM: Louise Gilio, Traffic Planning Supervisor Public Works Department, Engineering Division SUBJECT: Public Works Conditions of Approval TT 5462, (Cecilia between Escalon and Sierra) Spradling Construction Inc. / Michael Sutherland and Associates 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 final map. 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: Cecilia Avenue: Collector 1. Dedicate 47' of property, from center line, for public street purposes within the limits of this subdivision to meet the current City of Fresno Collector Standards. 2. Construct concrete curb and sidewalk to Public Works Standard P-5. The curb shall be constructed to a 10' residential pattern. Construct a 6' residential sidewalk per Exhibit "D". A 2' dedication for a pedestrian easement is required. 3. Construct 20' of permanent paving (measured from face of curb) within the limits of this sub- division. Page 1 of 3 LATraffic Planning Section\Tract Maps\T-5462 Cecilia btwn Escalon&Sierra.doc 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. Local Streets: Escalon Avenue: Local 1. Dedicate 27' of property, from center line, for public street purposes within the limits of this subdivision to meet the current City of Fresno Local Standards. 2. Construct concrete curb and sidewalk to Public Works Standard P-5 and API-1. The curb shall be constructed to a 7' residential pattern. 3. Construct 20' of permanent paving (measured from face of curb) within the limits of this sub- division. 4. Construct an underground street lighting system to Public Works Standard E-2 within the limits of this subdivision. Spacing and design shall conform to Public Works Standard E-9 for Local Streets. Specific Mitigation Requirements: 1. This tract will generate 15 a.m. /20 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. 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). 1. Cecelia Avenue: Install a signal pole with a 150-watt safety light and an oversize street sign to Public Works Standards at the south east corner of Cecelia Avenue and Escalon Avenue. UGM Requirements: This Map is in UGM major street zone C/D-2; therefore pay all applicable UGM fees. Page 2of3 LATraffic Planning Section\Tract Maps\T-5462 Cecilia btwn Escalon&Sierra.doc CITY OF FRESNO PUBLIC WORKS DEPARTMENT GAD PLAN CHECK GUIDE & REQUIREMENTS LIST ❑ CALL OUT TRACT NUMBER ON GAD ❑ LANE CONFIGURATIONS MATCH CONDITIONS OF APPROVAL ❑ TURN POCKET LENGTHS ARE CALLED OUT AND CORRESPOND TO QUEUE LENGTHS IN TRAFFIC IMPACT STUDY ❑ EXISTING AND PROPOSED CURBS AND MEDIAN ISLANDS ARE CLEARLY SHOWN ❑ PERTINENT FEATURES SUCH AS EXISTING PARCELS, RAILROADS, FID CANALS ❑ CONFORMS TO EXISTING CONDITIONS AT PROJECT LIMITS ❑ EXISTING LANE WIDTHS ARE CALLED OUT AT CONFORM AREAS ❑ GAD SHOWS PROPOSED WIDTH OF STREET 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 RAIVIP, 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 3of3 LATraffic Planning Section\Tract Maps\T-5462 Cecilia btwn Escalon&Sierra.doc i i i i 2' PED. EASEMENT 10' i 5.5' 12' i EX IH TD I i i i -.- ,-� T- REF. &. REJ. ' CITY OF FRESNO 1 RESIDEN i IA.L SIDEWALK PA .i 'RN lfi1 j vi DEPARTMENT OF PUBLIC UTILITIES Date: August 2, 2006 To: Israel Trejo, Planner H Planning and Development Department From: DOUG HECKER, Supervising Engineering Technician Public Utilities Department, Planning and Engineering Division Subject: SANITARY SEWER REQUIREMENTS FOR T-5462 General T-5462-UGM, a 10-lot multi-family residential subdivision on 1.9 acres of R-2-UGM zoned property located on the east side of North Cecelia Avenue between West Ellery and West Escalon Avenue. Environmental Recommendations A NEGATIVE DECLARATION MAY BE ISSUED: The project may have adverse impacts but impacts can be mitigated without further study or are not serious enough to warrant an Environment Impact Report. Sanitary Sewer Requirements The nearest sanitary sewer main capable of serving the proposed project is a 10-inch main located in North Cecelia Avenue. Sanitary sewer facilities will be available to provide service to the site subject to the following requirements: 1. Separate sewer house branches shall be provided for each lot created. 2. Abandon all existing on-site private sanitary sewer systems. 3. Public sewer facilities shall be constructed in accordance with the Department of Public Works standards, specifications, and policies. 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) Sanitary Sewer UGM Sewer Oversize Reimbursement S.A. #18 Water Requirements Comply with attached City of Fresno Water Division memo, dated July 19, 2006, for water requirements for Tentative Tract 5462. City of PUBLIC WORKS DEPARTMENT DATE: August 2, 2006 TO: Israel Trejo, Planner II Planning and Development Department FROM: ANN LILLIE, Senior Engineering Technician Public Works Department SUBJECT: CONDITIONS FOR VESTING TENTATIVE MAP OF TRACT 5462 AND COMMUNITY FACILITIES DISTRICT 1. The long term maintenance of the following items is the ultimate responsibility of the owner/developer. If approved by Council, the following features may be maintained by a Community Facilities District. ■ Maintenance of all Landscaping and Irrigation systems as approved by the Public Works Department within the street right-of-way(including median islands), landscape easements, trails and outlots within and adjacent to the subdivision. ■ Maintenance of Sidewalks and Street Furniture as approved by the Public Works Department within the street right-of-way, landscape easements, trails and outlots within and adjacent to the subdivision. ■ Maintenance of all entry treatments associated with the subdivision to include Landscape and Irrigation systems along sides and in medians, decorative concrete and pilasters. ■ Maintenance of all interior Curbs, Gutters, Sidewalks and Median islands as approved by the Public Works Department within the boundary of the tentative map. ■ Maintenance and operating costs of all Street Lights as approved by the Public Works Department within the boundary of the tentative map. ■ Maintenance of all Street Trees as approved by the Public Works Department within the boundary of the tentative map. 2. Proceedings to place the Final Map into a CFD shall not commence until the Final Map has been annexed into the City of Fresno and the Final Map is considered to be technically correct. 3. Landscaping and Street improvement plans for all features to be maintained by a CFD for a final map shall be included in the CFD annexation request package for processing. 4. Should the Council or owner/developer choose not to include the maintenance of the items listed in section 1 above in a CFD, the property owner/developer shall provide a mechanism approved by the City for the maintenance of all of the above items. Any change affecting the Items in these conditions requires revision of this letter of conditions. If you have any questions, please call me at 621-8690 c:PW File No. 10770 DPW CFD Conditions August 2, 2006 WA TER DIVISION Date: July 19, 2006 ;:,;; To: ISREAL TREJO, Planner Il = Department of Public Utilities, Administration Through: NEIL MONTGOMERY, Chief Engineering Technician l �z Department of Public Utilities, Water Division From: ANITA LUERA, Engineering Technician 11- Department of Public Utilities, Water Division Subject: WATER REQUIREMENTS FOR TENTATIVE TRACT NO. 5462/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. T:\PROJM\MEmconditlons of Approval\5462 071906.doc File No. 210.45 FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS PUBLIC AGENCY DEVELOPER Mr. Gil Haro, Planning Manager SPRADLING CONST., INC. Planning & Development Department 4848 N. FIRST ST., SUITE 107 City of Fresno FRESNO, CA 93726 2600 Fresno Street - Fresno, CA 93721 MAP NO. 5462 PRELIMINARY FEE(S) (See below) DRAINAGE A A(S) " EF - DRAINAGE AREA EF $8,824.00 DATE DRAINAGE AREA " - It - TOTAL FEE $8,824.00 The proposed development will generate storm runoff which produces potentially significant environmental impacts and which must be properly discharged and mitigated pursuant to the California Environmental Quality Act and the National Environmental Policy Act. The O District in cooperation with the City and County has developed and adopted the Storm Drainage and Flood Control Master Plan. Compliance with and implementation of this Master Plan by this development project will satisfy the drainage related CEQA/NEPA impact of the project mitigation requirements. The proposed development shall pay drainage fees pursuant to the Drainage Fee Ordinance prior to approval of the final map at the rates in effect at the time of such approval. The fee indicated above is based on the tentative map. Contact the FMFCD project engineer prior to approval of the final map for the fee. Considerations which may affect the fee obligation(s) or the timing or form of fee payment: 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. 5462 5469 E.OUfVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS Page 2 of 4 e) When the actual costs incurred in constructing Master Plan facilities exceeds the drainage fee obligation, reimbursement will be made for the excess costs from future fees collected by the District from other development. Approval of this development shall be conditioned upon compliance with these District Requirements. 1. X a. Drainage from the site shall be directed to Cecelia and/or Escalon Avenues. b. Grading and drainage patterns shall be as identified on Exhibit No. 1 // 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. 1 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.) 5462 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) Nq 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. Z State General Permit for Storm Water Discharges Associated with Construction O 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. 5462 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS Page 4 of 4 C. The proposed development is encouraged to select and implement storm water quality controls recommended in the Fresno-Clovis Storm Water Quality Management Construction and Post-Construction Guidelines (available at the District Office) to meet the requirements of the State General Permits, eliminate the potential for non- storm water to enter the municipal storm drain system, and where possible minimize contact with materials which may contaminate storm water runoff. 7. A requirement of the District may be appealed by filing a written notice of appeal with the Secretary of the District within ten days of the date of this Notice of Requirements. 8. The District reserves the right to modify, reduce or add to these requirements, or revise fees, as necessary to accommodate changes made in the proposed development by the developer or requirements made by other agencies. 9. X See Exhibit No. 2 for additional comments, recommendations and requirements. Gerald E. Lakeman, Project Engineer: Rick y ns District Engineer C: MICHAEL SUTHERLAND AND ASSOCIATES 36691 AVENUE 12 MADERA, CA 93638 5462 5469 E_OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document \\ NOTE: THIS DRAWING IS SCHEMATIC, DISTANCES ARE APPROXJMATE. "E I Lei > SCALE 1"=300' TRACT �- 5462 �F 03 .p ' a I 6300 50 , v �/ PQN' w U I I � ESCALON AVE. 24 VALLEY GUTTER II � 83-ZZ 506,3 `r Ir I LEGEND ® MAJOR .STORM DRAINAGE COVENANT REQUIRED —— EXISTING MASTER. PLAN FACILITIES FUTURE MASTER PLAN FACILITIES DIRECTION OF DRAINAGE ------ INLET BOUNDARY DRAINAGE AREA BOUNDARY TRACT 5462 DRAINAGE AREA: "EF" EXHIBIT N0. 1 FRESNO METROPOLITAN FLOOD CONTROL DISTRICT b\rur.U6rPiMr.\AI ITnr An\nwr'Z\nrYHtRll\TRGrT[\S4 AI nwr. OTHER REQUIREMENTS EXHIBIT NO. 2 Tract 5462, Parcel 506-430-25s, is required to grant a drainage covenant for major storm event conveyance from Parcels 506-300-03s and 506-383-22 allowing storm water runoff to reach Cecelia Avenue. In an effort to improve storm water runoff quality, outdoor storage areas shall be constructed and maintained such that material which generates contaminants will not be conveyed by runoff into the storm drain system. The District encourages, but does not require that roof drains from non-residential development be constructed such that they are directed onto and through a landscaped grassy swale area to filter out pollutants from roof runoff. Development No. Tract 5462 engr\perm its\exh i b its2\tracts\5462(rl) COUP County of Fresno i Department of Community Health ' t Edward L. Moreno, M.D., M.P.H., Director 856 August 3, 2006 0 999999999 t_Uoo I23(al PE 2602 Israel Trejo City of Fresno Development Department 2600 Fresno Street Fresno, CA 93721 Dear Mr. Trejo: PROJECT NUMBER: T-5462 PROJECT DESCRIPTION AND LOCATION: 10-lot multi-family residential subdivision located on the east side of North Cecelia Avenue between West Ellery and West Escalon 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 ANY SIGNIFICANT ADVERSE IMPACTS. • Construction permits for the 10-lot residential subdivision should be subject to assurance of sewer capacity of the Regional Wastewater Treatment Facility. Concurrence should be obtained from the California Regional Water Quality Control Board (RWQCB). For more information, contact staff at (559) 445-5116. • Construction permits for the 10-lot residential subdivision should be subject to assurance that the City of Fresno community water system has the capacity and quality to serve this project. Concurrence should be obtained from the State Department of Health.Services, Division of Drinking Water and Environmental Management (DDWEM). For more information call (559) 447-3300. • The Fresno County Department of Community Health is concerned that abandoned water wells are not being properly destroyed, particularly with respect to new development projects. As city boundaries expand, community services are provided to areas originally served only by individual domestic and agricultural wells. Improper abandonment of such wells presents a significant risk of contaminating the city's community water supply. For this reason, when development occurs, it is extremely important to ensure the safe and proper destruction of all abandoned water wells. Prior to destruction of any existing agricultural well(s), a sample of the upper most fluid in the well column should be sampled for lubricating oil. The presence of oil staining around the well may indicate the use of lubricating oil to maintain the well pump. Should lubricating oil 1221 Fulton Mall/P.O. Box 11867/Fresno, California 93775 /(559)445-3357/FAX(559)445-3379 Fmml Fmnlnvment Onnnruniiv•Affirmative Antinn•Diuhled Fmnlnve.r Israel Trejo T-5462 August 3, 2006 Page 2 be found in the well, the oil should be removed from the well prior to placement of fill material for destruction. The "oily water" removed from the well must be Handled in accordance with federal, state and local government requirements. Transportation of these materials on public roadways may require special permits and licensure. The Department of Community Health is available to provide consultation in cooperation with your city in order to encourage the proper destruction of wells and safeguard our water quality. City staff may contact Ed Yamamoto, Environmental Health Specialist, Water Surveillance Program, at (559) 445-3357 for more information. • Appropriate measures should be incorporated into the project to minimize potentially significant short-term localized noise impacts to noise sensitive receivers caused by the operation of construction equipment. Construction specifications for the project should require that all construction equipment be maintained according to the manufacturers' specifications, and that noise generating construction equipment be equipped with mufflers. In addition, consideration should be given to !imiting noise-generating construction activities to daytime hours as specified in your municipal code. • The conditions as described in the "Conclusions" section on pages 5 and 6 of the Acoustical Analysis should be accepted as mitigation measures for the project. Without these measures the proposed noise sensitive receivers will be subjected to a level of noise in excess of the City of Fresno Noise Element standards. [ ] AN ENVIRONMENTAL IMPACT REPORT: The project has the potential to result in significant adverse environmental impacts. [X] A NEGATIVE DECLARATION: The project may have adverse impacts but impacts can be mitigated without further study or are not serious enough to warrant an Environmental Impact Report. [ ] NEITHER OF THE ABOVE, INSUFFICIENT INFORMATION TO DRAW ANY CONCLUSIONS: The following additional information should be provided: REVIEWED BY: Kathleen Boyer, Environmental Health Specialist III (559) 445-3357 kb cc: Ed Yamamoto, Environmental Health Division T-5462 Spradling Construction JLL.25.2006 10=5EAP1 CAL TRANS PLANNING, N0.722 G P_ 1ic�J CITY OF FRESNO ENVIRONMENTAL ASSESSMENT REQUEST FOR COMMENT/INFORMATION Page 1 of 2 COMMENT DEADLINE: AUGUST 3, 2006 FILE NO_: T-5462 TO: Caltrans District No. 6 RETURN TO: PLANNING DIVISION Marc Birnbaum Development Department Attn: Steve Curti 2600 Fresno Street P.O. Box 12616 Fresno, CA 93721-3604 FRESNO, CA 93T78 ATTENTION: ISRAEL TREJO Phone, (559) 621.8044 PROJECT DESCRIPTIQN: Tentative Tract Map No.. T-5462/UGM, a 10-lot multi-family residential subdivision on 1.9 acres of R-21UGM zoned property located on the east side of North Cecelia Avenue between West Ellery and West Escalon 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 ANY SIGNIFICANT ADVERSE IMPACTS. t + 1EID N OEVELO?ME�IT D'EPAR 9 MENW FRESNO DATE MAILED: J U LY 19, 2006 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. —=PROJ/13 E.A. Request for GomMent/lnformation REQCOMM_FORM JUL.25.2006 10:56AN CHL TRANS PLANNING N0.722 P.2/2 Page 2 of 2 THE INITIAL STUDY EVALUATING THE PROJECT SHOULD RESULT IN: 2 AN ENVIRONMENTAL IMPACT REPORT. The project has the potential to result in significant adverse environmental impacts. C 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. q NEITHER OF THE ABOVE, THERE IS INSUFFICIENT INFORMATION TO DRAW ANY CONCLUSIONS; The following additional information should be provided; REVIEWED BY: -Joct.n-n (;yu Name, Title) i nature) (Phone) C Chec need a copy of t ' itia study �yk',p~ /L3 y Use this space for additional information if needed. :,--.PR0J12 EA. Request for Comment/Information RFOMMM FORM Facilities Management& Planning 4600 N. Brawley Fresno, CA 93722 559-457-3074 BOARD OF EDUCATION Luisa Medina, President t ! Janet Ryan,Clerk Fresno Unified Patricia R.Barr Valerie F. Davis School District Carol Mills,J.D. Manuel G. Nunez An Equai Opporlurim Emplurer Tony Vang, Ed.D. SUPERINTENDENT Michael E. Hanson August 10, 2006 559/457-3882 • FAX 559/457-3786 mehansc(c^)fresnak 12.ca.us Israel Trejo, Planner II -,- CITY OF FRESNO PLANNING DIVISION Development Department A01G 2600 Fresno Street Fresno, CA 93721-3604 SUBJECT: Tentative Map of Tract No. 5462/UGM Dear Mr. Trejo, In response to your request for review and comment on the above-referenced Environmental Assessment Request for Comment/Information, Fresno Unified submits the following; Any urban residential development occurring as a result of project approval will have an impact on the District's,student housing capacity. The District, through local funding, is in a position to mitigate its shortage of classrooms to accommodate planned population growth for the foreseeable future. However, the District recognizes that the legislature, as a matter of law, has deemed, under Government Code Section 65996, that all school facilities impacts are mitigated as a consequence of SB 50's Level 1, 2 and 3 developer fee legislative scheme. Any new development on the subject property or conversion of non-habitable to habitable space, is subject to development fees of $2.24 per square foot for residential and $0.36 per square foot for commercial development. Effective October 15, 2006 developer fees for residential construction will increase to $2.63 per square foot and commercial/industrial construction will increase to $.42 per square foot. 1. Attendance area information: The project is presently within the attendance areas of the schools identified below. Elementary School: Lawless Intermediate School: Tenaya High School: Bullard 2. Transportation will be available for students attending the above identified elementary, intermediate and high schools in accordance with District standards in effect at the time of enrollment. The cost of transportation is currently $41.50 per hour. The cost of providing transportation services to students from the project will add to District transportation expenses. 2309 Tulare Street Fresno,CA 93721-2287 559/457-3000 www.fresno.k12.ca.us Mr. Israel Trejo, Planner II Environmental Assessment Request, Tentative Map of Tract No. 5462/JGM Page 2 The district appreciates the opportunity to comment on the proposed project. Please contact my office if you have any questions or require additional information regarding our comments. Sincerely, Deana Clayton, Project Manager Facilities Management& Planning C: Lisa LeBlanc, Executive Director, Facilities Management & Planning File (2) San Joaquin Valley Air Pollution Control District July 20, 2006 Reference No. C200601664 City of Fresno Attn: Israel Trejo 2600 Fresno Street, 3rd Floor Fresno, CA 93721-3604 p __ Subject: Tentative Tract Map No: T-5462/UGM Dear Israel 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). This project would contribute to the overall decline in air quality due to increased traffic and ongoing operational emissions. 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 http://www.valleyair.org/rules/lruleslist.htm. Regulation VIII (Fugitive PM10 Prohibitions) Rules 8011-8081 are 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 track out, landfill operations, etc. The District's compliance assistance bulletin for construction sites can be found at http://www.vallevair.org/busind/com ply/PM 10/Req%20V111%20CAB.pdf. If a residential site is 1.0 to less than 10.0 acres, an owner/operator must provide written notification to the District at least 48 hours prior to his/her intent to begin any earthmoving activities as specified in Section 6.4.1 of Rule 8021. A template of the District's Construction Notification Form is available at htto://www.vaIleyair.org/busind/comply/PM10/forms/Notification%2OForm%20Final%2012.01.2005.doc. Rule 4102 (Nuisance) This rule 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) This rule limits volatile organic compounds from architectural coatings by specifying architectural coatings storage, clean up and labeling requirements and applies to any person who supplies, sells, offers for sale, applies, or solicits the application of any architectural coating. Northern Region Ottice Central Region Office Southern Region Office 4800 Enterprise Way 1990 East Gettysburg Avenue 2700 h1 Street,Suite 2.75 Modesto,CA 95356-871 B Fresno, CA 93726-0,244 Bakersfield,CA 93301-237:3 (209) 55-1-6400 FAX (209) 557-6475 (559)330-6000 - FAX I:i59)230-6061 (60 H 326-6900 • FAX(661) 326-6985 LV wLV-V.i11ov.ilr-,)ro Israel Trejo July 20, 2006 T-5462 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. 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 the City of Fresno development standards. Any measure selected should be implemented to the fullest extent possible.) The suggestions listed below should not be considered all-inclusive and remain options that the agency with the land-use authority should consider for incorporation into the project. • Large canopy trees should be carefully selected and located to protect the building(s) from energy consuming environmental conditions, and to shade 50% of paved areas within 15 years. Also, trees should be planted adjacent to all sidewalks. Structural soil should be used under paved areas to improve tree growth. For information on Structural Soil see http://www.hort.cornell.edu/uhi/outreach/csc/. For information on Tree Selection see http://www.ufei.org/. For Urban Forestry see http://www.coolcommunities.org, http://wcufre.ucdavis.edu and http://www.Igc.org/bookstore/energy/downloads/siv treeguidelines.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), lighting, appliances, and heating and cooling systems. See http://www.energystar.gov/ - Programmable thermostats for all heating and cooling systems - Use Low and No-VOC coatings and paints. See South Coast's site for No-VOC Coatings at http://www.aqmd.gov/prdas/brochures/paintguide.html - High-albedo (reflecting) roofing material. See http://eetd.lbl.gov/coolroof/ - Cool Paving. "Heat islands" created by this and similar projects contribute to the reduced air quality in thevalley by heating ozone precursors. See http://www.harc.edu/harc/Projects/CoolHouston/ and http://eande.lbl.gov/heatisland/ - Radiant heat barrier. See http://www.eere.energy.gov/consumerinfo/refbriefs/bc7.htm] - Features to promote energy self-sufficiency (solar water-heating systems, photovoltaic cells, solar thermal electricity systems, small wind turbines, etc.) Rebate and incentive programs are offered for alternative energy equipment. See http://www.dsireusa.org/, http://rredc.nrel.gov/, and http://www.energy.ca.gov/renewables/ - Awnings or other shading mechanism for windows - Porch, patio and walkway overhangs - Ceiling fans, whole house fans - Utilize passive solar cooling and heating designs. (e.g. natural convection, thermal flywheels) See http://www.eere.energy.gov/RE/solar passive.html - Utilize daylighting (natural lighting) systems such as skylights, light shelves, interior transom windows etc. See http://www.advancedbuiIdings.org - Electrical outlets around the exterior of the unit(s) to encourage use of electric landscape maintenance equipment Natural gas fireplaces (instead of wood-burning fireplaces or heaters) - Natural gas lines (if available to this area) in backyard or patio areas to encourage the use of gas barbecues - Construct paths to connect the development to nearby bikeways or sidewalks. See http://www.vtpi.org/tdm/tdm85_htm and http://www.bicyclinginfo.org - Pre-wire the unit(s)with high speed modem connections/DSL and extra phone lines - Exits to adjoining streets should be designed to reduce time to re-enter traffic from the project site Israel Trejo July 20, 2006 T-5462 Page 3 More information can be found at http://www.ciwmb.ca.gov/Green Building/, http://www.lgc.org, http://www.sustainable.doe.gov/, and http://www.consumerenergycenter.org/index.html • Construction activity mitigation measures include: - 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) - Require that all diesel engines be shut off when not in use 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. • Construction equipment may be powered by diesel engines fueled by alternative diesel fuel blends or Ultra Low Sulfur Diesel (ULSD). The California Air Resources Board (CARB) has verified specific alternative diesel fuel blends for NOx and PM emission reduction. Only fuels that have been certified by CARB should be used. Information on biodiesel can be found on CARB's website at http://www.arb.ca.gov/fuels/diesel/altdiesel/altdiesel.htm and the EPA's website at http://www.epa.gov/oms/models/biodsl.htm. The applicant should also use CARB certified alternative fueled engines in construction equipment where practicable. Alternative fueled equipment may be powered by Compressed Natural Gas (CNG), Liquid Propane Gas (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.gov/msprog/offload/cert/cert.php. For more information on any of the technologies listed above, please contact Mr. Chris Acree, Senior Air Quality Specialist, at(559) 230-5829. • Construction equipment may be used that meets 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, Tier II and Tier III engines have significantly less NOx and PM emissions compared to uncontrolled engines. To find engines certified by the CARB, see http://www.arb.ca.qov/msproq/offroad/cert/cert.php. This site lists engines by type, then manufacturer. The "Executive Order" shows what Tier the engine is certified as. Rule 9510 requires construction exhaust emissions to be reduced by 20 percent for NOx and 45 percent for PM10 when compared to the statewide fleet average or to pay an in lieu mitigation fee. For more information on heavy-duty engines, please contact Mr. Thomas Astone, Air Quality Specialist, at (559) 230-5800. 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 either myself, or Mr. Dave Mitchell, Planning Manager, at (559) 230-5800 and provide the reference number at the top of this letter. Sincerely, Chris J. Kalashian Air Quality Plariner Central Region c:file OFFICES OF NY L VAN PHONE(559)233-7161 FAX(559)233-8227 2907 SOUTH MAPLE AVENUE FRESNO,CALIFORNIA 93725-2218 Your Most Valuable Resource-Water July 31, 2006 - _... 71 Mr. Israel Trejo J City of Fresno - a Planning and Development Dept. 2600 Fresno Street, 3`d Floor 4 Fresno, CA 93721-3604 RE: TTM No. 5462, APN: 506-430-25, N/E Escalon & Cecilia Avenues 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 bio.hnson a,fresnoirrigation.com. Sincerely, f� Bret John n Engineering Technician I Agencies\City\TM5462 BOARD OF President JACOB ANDRESE.N. Vice-President JEFFERY G. BOSWELL DIRECTORS JEFF NEELY.EDDIE NIEOERFRANK.STEVEN G--BALLS. General Manager GARY SERRATO w`.S F [' Fire Chief r 450 "M"Street Fresno, California 93721-3083 (559) 621-4000 FAX (559) 498-4261 WWW.Tresno.gov Date 9-27-07 TO Israel Trejo, Planner II Development Department, Planner FROM: Mike Schmidt, Supervising Fire Prevention Inspector Fire Prevention Bureau SUBJECT: Tentative Tract No. 5462 The Fire Department has completed a review of the Vesting Tentative Tract Map 5462 which was submitted by MSA Engineering. 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 2 miles of Fire Station No. 14. This project is subject to city wide fire service fees. Existing residential hydrants and fire flows per Public Works standards with two sources of water are adequate. Access is acceptable as shown. "To protect and put service above all else." D E P A R T M E N T O F P U B L I C W O R K S TO: Israel Trejo, Planner H Planning Division FROM: Ann Lillie,Senior Engineering Technician (559.621.8690) DATE: August 2, 2006 SUBJECT: Tentative Subdivision Map T-5462 (Located east side of North Cecelia Avenue between West Ellery and Escalon Avenues) The Department of Public Works has reviewed the Vesting Tentative Subdivision Map proposed by Spradling Construction,Inc.,on engineering plans prepared by Michael Sutherland and Associates, dated July 19,2006. The Department of Public Works offers the following comments regarding the requirements for landscaping and irrigation in street right-of-ways, landscape easements,trails, outlots and Median Islands. GENERAL REQUIREMENTS STREET TREE REQUIREMENTS I. The subdivider is required to provide street trees on all public street frontages and for the dedication of planting and buffer landscaping easements. Street trees shall be planted at the minimum rate of one tree for each 60' of street frontage by the Developer. The subdivider is required to provide irrigation for all street trees. The irrigation system shall comply with FMC 12-306-23, Water Efficient Landscape Standards. Tree species to be planted as follows: STREET NAME STREET TREE SPECIES/COMMON NAME North Cecelia Avenue Sapium sebiferum-Chinese Tallow West Escalon 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 for all public use areas, such as parkways,buffers, medians and trails, shall be reviewed and approved by the Department of Public Works, Engineering Services. A street tree planting permit shall be required for all residential street tree planting. d. Performance and payment securities,paid with final map, will be released when all landscaping installed on public and/or city controlled property is in conformance with the Specifications of the City of Fresno. e. Upon acceptance of the required work,warranty security shall be furnished to or retained by the city for guaranty and warranty of the work for a period of ninety days following acceptance. BUFFER LANDSCAPING& MAINTENANCE REQUIREMENTS 1. The subdivider shall provide long term maintenance for all proposed landscaped areas by either petitioning for annexation in the Community Facilities District or by forming a Home Owner's Association. 2. Maintenance Service Through Annexation into 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. Fees are applicable when the subdivider elects to have landscaping maintained by annexing into the City's Community Facilities District. A. Landscaping shall comply with Landscape Buffer Development Standards approved by the City Council on October 2, 1990. Landscape and irrigation plans shall comply with Sections 12-306-23 & 24 and 14-121 of the Fresno Municipal Code regarding Water Efficient Landscaping and Buffer landscaping. B. Should the proposed landscape buffers and/or parkway strips be located next to an existing buffer and/or parkway strip,the planting concept shall simulate the adjacent landscape design to present a more uniform appearance on the street. Variances in the landscape concept will be acceptable, but the design of the new landscape buffer and/or parkway strip shall strive to mimic the existing as much as possible. C. Landscape plans shall indicate grades on a cross-section detail to include fencing or wall details. All fencing shall be placed outside the landscape easement. Maximum slopes shall not exceed 4:1 with 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. D. The water meter(s)serving the buffer landscaping shall be sized for the anticipated service flows. E. No private flags,signs or identification of any kind shall be permitted in the right-of-way,within the City-controlled easement or on the fence or wall facing the street. F. Landscaping in the right-of-way and landscape setback adjacent to water well sites shall be the responsibility of the City of Fresno.Water Division and may not be included in the CFD. MEDIAN ISLAND LANDSCAPE REQUIREMENTS 1. When median islands front onto the proposed development project,applicants shall submit Plans to the Public Works/En2ineeriniz Services showing the location and configuration of all median islands fronting the proposed proiect. 2. The Public Works Department will review and evaluate existing median island(s)for a determination of all required improvements prior to approval of Final Map. 3. Landscape and irrigation is required on all new construction of median islands and shall be applied in accordance with the City of Fresno, Public Works Department Standards & Specifications and FMC sections 12-306-24 and 12-306-23. The Public Works Department requires all proposed median islands to be constructed with 2 foot wide colored concrete strips,flush along curb edge,in a 12 inch by 12 inch brick red slate pattern. 4. Trees shall not be planted in sections which are less than eight(8)feet wide unless approved by the Public Works Department. Sections less than eight (8) feet shall be capped with concrete as an integral part of the off site improvements, whether the median is landscaped or not. OUTLOTS 1. The Department of Public Works will not be responsible for the maintenance of any outlots if they are not included into the Community Facilities District(CFD). If the outlots are to be included into the CFD, the Department of Public Works will require approving landscape and irrigation plans to be submitted with landscape buffer plans prior to inclusion into the CFD. TRAIL REQUIREMENTS 1. The trail shall be constructed in accordance with the"Master Trails Manual' and the Public Works Department standards. The subdivider is responsible for the trail construction. The subdivider is responsible for all landscape and irrigation improvements for and within the trail. Construction plans shall be submitted and shall include landscaping and automatic drip irrigation design. Trail cross- sections will be required with submittal of Street Plans and Landscaping/Irrigation Plans for review and approval. These plans shall be in compliance with current City standards and approved by the Department of Public Works. Landscaping within the regional/multipurpose trail shall include large, medium and low-growing shrubs planted from 3 to 6 feet apart depending on variety,and trees spaced approximately 25 to 45 feet apart to provide 50%shade coverage onto the planting area and pathway. Landscaping adjacent to walls or fences shall comply with "Landscaped Buffer Development Standards." All planting areas shall be irrigated with an automatic system. City of Planning & Development Department 2600 Fresno Street - Third Floor Nick P. Yovino Fresno, California 93721-3604 Director (559) 621-8277 FAX (559) 498-1012 January 25, 2008 Please reply to: Israel Trejo (559) 621-8044 Dirk Poeschel Land Development Services, Inc. 923 Van Ness Avenue, Suite 200 Fresno, CA 93721 Dear Applicant: SUBJECT: ADDRESS ASSIGNMENT FOR TENTATIVE TRACT MAP T-5462/UGM AND CONDTIONAL USE PERMIT NO. C-03-255 Please be advised that the approval of tentative tract map T-5462/UGM, and the potential approval of the final map for T-5462/UGM, necessitated corrections to the addresses assigned for the subject property. Please see the new addresses assigned for the subject property as indicated in red ink on the enclosure. If you have any questions regarding this letter please contact me at the number listed above or via email at Israel.Trejo@fresno.gov. Sincerely, PLANNING DIVISION �ni 4VY Israel Trejo, Planner Enclosure: Official Address Scheme c: Michael Ray Sutherland 36691 Avenue 12 Madera CA 93638 c: Susan Sensano United States Post Office •+ iQ , 3 ~ CP I •� t_ Sli i , Z Q 1 1a1 ji CL g -20) ' i IWfl iii'iii 9 iii i s r i PIL I• A j jLF. i s�di�gld?rL---m- ri JOI rtr��tj, I� a 3 - d s , wa L 11 HI all 3 •�# � � �;" X91 1�I � ��, � �f � � e I a d S7.'� & �8�c: 558 9 3 =' I " i • /� f, i o J O i i J I i� {• a - ' b ti {{IHill - M ♦ J i � . i i - -T I' I r t �m l'-�•.}Y�pry, Street Name Review TM-5462 7-19-06 Street Name Status Required Change West Escalon Avenue Good West Bullard Avenue Good North Cornelia Avenue Good North Cecelia Avenue Good CITY OF FRESNO — ENVIRONMENTAL ASSESSMENT 1 INITIAL STUDY FINDING OF CONFORMITY/MEIR NO. 10930 Pursuant to Section 21157.1 of the California Public Resource Code DATE RECEIVED FOR FILING: (California Environmental Quality Act) the project described below is determined to be within the scope of the Master Environmental Impact Report _{ (MEIR) No. 10130 prepared for the 2025 Fresno General Plan o '.;�o Initial study is on File in the Planning and Development Department, City Hall, I C 2600 Fresno Street, Fresno, California 93721 (559) 621-8277 70 -moo Applicant: Initial Study Prepared By: s- Michael Sutherland Israel Trejo, Planner 36691 Avenue 12 October 5, 2006 Madera, CA 93638 Environmental Assessment Number: Project Location (including APN): Tentative Tract Map No. 5462/UGM Northeast corner of North Cecelia and West Escalon Avenues APN: 506-430-25S Project Description: Michael Sutherland has filed Tentative Tract Map No. T-5462/UGM pertaining to approximately 1.91 acres of property located on the northeast corner of North Cecelia and West Escalon Avenues. The subject site is zoned R-2/UGM/cz (Low Density Multiple Family Residential District/Urban Growth Management/conditions of zoning) and Tentative Tract Map No. 5462/UGM is proposing to subdivide the subject property into a 10-lot, multi-family residential subdivision at a density of 10.36 dwelling units per acre. Conditional Use Permit Application No. C-03-255 has been previously approved for the subject property and approved the construction of 10 duplex units on the subject property. The property is within the jurisdiction of the Bullard Community Plan, the Sierra Sky Park Primary Review Area Specific Plan and the 2025 Fresno General Plan. The Bullard Community Plan and 2025 Fresno General Plan designate the property for medium-high density residential planned land uses which is consistent with the existing R-2/UGM/cz (Low Density Multiple Family Residential District/Urban Growth Managemenbconditions of zoning) zone district pursuant to Section 12-403-B of the Fresno Municipal Code (FMC). The Sierra Sky Park Primary Review Area Specific Plan defers designated planned land uses to the underlying community and general plans. The subject property is currently vacant and is surrounded by single family residences to the south and west, multiple family residential development to the east and vacant property to the north. Conformance to Master Environmental Impact Report (MEIR NO. 10130): The recently adopted 2025 Fresno General Plan and Bullard Community Plan designate the subject property for medium-high density residential planned land uses. The existing R-2/UGM/cz zone district and the development of 10-lots for multi-family residential uses at a density of 10.36 dwelling units per acre, conforms to the medium-high density residential planned land use designation pursuant to 12-403-B-2-b.1 of the FMC. The Planning and Development Department staff has prepared an initial study and environmental checklist and evaluated the proposed development in accordance with the land use and environmental policies and provisions of the 2025 Fresno General Plan and the related Master Environmental Impact Report (MEIR) No. 10130. The subject property is proposed for development with residential uses at an intensity and scale that is permitted by the FMC. Thus, the development of the site with a 10-lot multi-family residential subdivision will not facilitate an additional intensification of uses beyond that which already exists or would be allowed by the above-noted planned land use designation. Moreover, it is not expected that the development will adversely impact existing city service systems or the traffic circulation system that serves the subject parcel. These infrastructure findings have been verified by the Public Works and Public Utilities Departments. It has been further determined that all applicable mitigation measures of MEIR No. 10130 have been applied to the project necessary to assure that the project will not cause significant adverse cumulative impacts, growth Finding of Conformity Under MEIR No. 10130 Environmental Assessment No. T-5462/UGM October 5, 2006 Page 2 inducing impacts, and irreversible significant effects beyond those identified by MEIR No. 10130 as provided by CEQA Section 15178(a). Per Section 21157.1 of the California Public Resources Code (California Environmental Quality Act), it may be determined that a subsequent project falls within the scope of a MEIR, provided that the project does not cause significant impacts on the environment that were not previously examined by the MEIR. Relative to this specific project proposal, the environmental impacts noted in the MEIR, per the 2025 Fresno General Plan land use designations, include impacts associated with the medium-high density residential land use designation specified for the subject parcel. Based on this initial study, the proposed project does not change the land use indicated for the subject parcel and will not generate additional significant effects not previously identified by the MEIR and no new additional mitigation measures are required. Therefore, the project proposal is within the scope of the MEIR as defined by Section 15177 of the CEQA Guidelines. Moreover, as lead agency for this project, the Planning and Development Department, per Section 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). Gilbert J. Haro U 0 Date Planning Manager, City of Fresno Attachments: Environmental Checklist/Initial Study for Environmental Assessment No. T-5462/UGM Mitigation Monitoring Checklist(MEIR No. 10 130)for Environmental Assessment No. T-5462/UGM K:\Master Files-Tract Maps\Tract 5462 Israel Treio\Environmental Assessment\T-5462 FINDING OF CONFORMITY.doc ENVIRONMENTAL ASSESSMENT (EA) CHECKLIST POTENTIAL ENVIRONMENTAL EFFECTS EA NO. T-54621UGM 1_0 TOPOGRAPHIC,SOIL, GEOLOGIC 11.0 URBAN SERVICES CONSIDERATIONS 1 11.1 Availability of fire protection 1 1.1 Geologic hazards, unstable soil conditions 1 11.2 Lack of emergency vehicle access 1 1.2 Adverse change in topography or ground surface relief 1 11.3 Adequacy of design for crime prevention 1 1.3 Destruction of unique geologic or physical features 1 11.4 Overcrowding of school facilities 1 1.4 Increased water erosion 1 11.5 Availability of water mains of adequate size 1 11.6 Availability of sewer lines of adequate capacity 2_0 AIR QUILITY 1 11.7 Availability of storm water drainage facilities (on or 1 2.1 Substantial indirect source of pollution off site) 1 2.2 Direct on-site pollution generation 1 11.8 Availability of adequate park and recreation areas 1 2.3 Generation of objectionable odors 1 11.9 Unusually high solid waste generation 1 2.4 Generation of dust except during construction 1 2.5 Adverse local climatic changes 12.0 HAZARDS 1 12.1 Risk of explosion or release of hazardous 3.0 WATER substances 1 3.1 Insufficient ground water available for long-term project 1 12.2 Site subject to flooding use 1 12.3 Adverse change in course of flow of flood waters 1 3.2 Use of large quantities of ground water 1 12.4 Potential hazards from aircraft accidents 1 3.3 Wasteful use of ground water 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 5_0 ANIMAL LIFE 1 14.1 Removal of historic building, disruption of 1 5.1 Reduction in the numbers of any rare,unique or archaeological site endangered species 1 14.2 Construction or activity incompatible with adjacent 1 5.2 Deterioration or displacement of valuable wildlife habitat historic site 6_0 HUMAN HEALTH 15.0 ENERGY 1 15.1 Use of substantial amounts of energy or fuel 7_0 NOISE 1 15.2 Substantial increase in demand upon existing 1 7.1 Increases in existing noise levels sources of energy 1 7.2 Exposure to high noise levels 1 15.3 Wasteful use of energy 8.0 LIGHT AND GLARE EXPLANATION OF RATINGS 1 8.1 Production of glare which will adversely affect "0" Insufficient Information residential areas Insufficient 1 8.2 Exposure of residences to high levels of glare information is available to determine the potential environmental effects which may result from the 9.0 LAND USE proposed project in this category. 1 9.1 Incompatibility with adopted plans and policies °1" No significant Environmental Effect 1 9.2 Acceleration of growth rate 1 9.3 Induces unplanned growth The proposed project will not have an adverse 1 9.4 Adverse change in existing or planned area environmental effect in this category, or any such effect is characteristics not substantially unusual or of undesirable magnitude. This rating is also utilized in cases where the category is 10.0 TRANSPORTATION AND CIRCULATION not applicable to the particular project under consideration. 1 10.1 Generation of vehicle traffic sufficient to cause capacity "2" Moderate Environmental Effect deficiencies on existing street system The proposed project will have an adverse environmental 1 10.2 Cumulative increase in traffic on a major street for which effect in this category, which is of sufficient magnitude to capacity deficiencies are projected 1 10.3 Specific traffic hazard to motorists, bicyclists, be of specific concern. However, thus 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 1 10.5 Insufficient or poorly located parking project changes and conditions. 1 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. ca a Cl � X X 0 N L) o m u7 (D v) U rn W O` 0T p d N C n- o) ma) O S 11Q -o m ♦+ G a) 3 O cc _0 c N 02 o � nn a m m n o Q m 0 cn = azo Q QOOU ❑ W LL W U r ani c)C ani c)C ani C C m a) m a) c c E G c E c c E Z ❑ c ❑ c ❑ c Q Y .� m n Y .� can Y .D m n C dW -M a- om> o > n•9 a) n-E a) n c a) Q W U c c o U c c " U c c O U � � Emaaa)) � c`amCa) � 12 Q)) Z IL Q- m ❑ a- m a. 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