HomeMy WebLinkAboutT-5463 - Conditions of Approval - 10/9/2006 ■
C""°' REPORT TO THE PLANNING COMMISSION AGENDA ITEM NO. Ix-A
FRES
COMMISSION MEETING 3-15-06
March 15, 2006 nfl APPROVED BY
FROM: STAFF, Planning Division V r
Planning and Development Department 41�DEPA�RTMENTDIZC�TOR"'�r� .
SUBJECT: CONSIDERATION OF REZONE APPLICATION NO. R-05-45, VESTING
TENTATIVE TRACT MAP NO. 5463/UGM, CONDITIONAL USE PERMIT NO.
C-05-140 AND ENVIRONMENTAL FINDING FOR ENVIRONMENTAL
ASSESSMENT NO. R-05-45/T-5463/UGM/C-05-140
EXECUTIVE SUMMARY
Rezone Application No. R-05-45, Vesting Tentative Tract Map No. 5463/UGM and Conditional Use
Permit No. C-05-140, filed by Provost & Prichard Engineering Group on behalf of Granite Bay Capital
Group, LLC., will facilitate the development of a 305-lot single family residential planned development
and installation of related facilities and infrastructure. The 58.34-acre subject property is located on the
southwest corner of West Whites Bridge Avenue and South Valentine Avenue. Rezone Application
No. R-05-45 is a request to rezone the subject property from the AE-20 (Exclusive Twenty Acre
Agricultural- Fresno County) zone district to the R-1/UGM (Single Family Residential/Urban Growth
Management) zone district. Vesting Tentative Tract No. 5463/UGM proposes a planned development,
consistent with the medium and medium low density residential planned land use designations, as
identified by the Fresno 2025 General Plan. Conditional Use Permit Application No. C-05-140 is a
request to modify the R-1 zone district property development standards to allow for a minimum lot size
of five thousand (5,000) square feet and minimum lot dimension width of fifty feet. If approved, the
project also includes the detachment of the subject properties from the Kings River Conservation District
and North Central Fire District and annexation to the City of Fresno for which the Local Agency
Formation Commission (LAFCO) is the lead agency. The property is within the boundaries of, and
consistent with the 2025 Fresno General Plan, Edison Community Plan and Edison/Merger If Project
area. The applications would bring the subject property into conformance with the 2025 Fresno
General Plan, Edison Community Plan and the Edison/Merger II Project Area.
PROJECT INFORMATION
PROJECT Rezone Application No. R-05-45, Vesting Tentative Tract Map No.
5463/UGM and Conditional Use Permit Application No. C-05-140
propose a 305-lot planned development at an overall density of 5.39-
dwelling units/per acre. The planned development requests modification
of the R-1 zone district development standards to allow for a minimum lot
size of 5,000 square feet and minimum lot dimension width of 50 feet.
APPLICANT Granite Bay Capital Group, LLC (Engineer: Provost& Prichard
Engineering Group)
LOCATION Southwest corner of West Whites Bridge Avenue and South Valentine
Avenue. (Council District 3, Councilmember Sterling)
SITE SIZE 58.34-acres (APN: 326-100-8, 326-08-09 and 326-100-37)
LAND USE Existing - Rural Residential - Fresno County
Proposed - Medium and medium low density residential planned land
use.
REPORT TO THE PLANNING COMMISSION
Rezone Application No. R-05-45
Vesting Tentative Tract Map No. 5463/UGM
Conditional Use Permit No. C-05-140
March 15, 2006
Page 2
ZONING Existing - AE-20 (Exclusive Twenty Acre Agricultural-Fresno County)
Proposed - R-1/UGM (Single Family Residential/Urban Growth
Management)
PLAN DESIGNATION The proposed R-1/UGM zone district designation is consistent with the
AND CONSISTENCY 2025 Fresno General Plan, Edison Community Plan and the
Edison/Merger II Project Area designation of medium low density
residential planned land use (2.19 to 4.98 units per acre) and medium
density residential planned land use (4.99 to 10.37 units per acre).
ENVIRONMENTAL FINDING Finding of Conformity to the 2025 Fresno General Plan Master
Environmental Impact Report (MEIR No. 10130) was issued on February
9, 2006.
PLAN COMMITTEE The Edison/Merger II Project Area Citizens Planning Advisory
RECOMMENDATION Committee recommended approval of the rezone, vesting tentative tract
map and conditional use permit applications at its meeting on October 3,
2005.
STAFF RECOMMENDATION Recommend approval to City Council of Rezone Application No. R-05-45
and approve Vesting Tentative Map Application No. 5463/UGM and
Conditional Use Permit No. C-05-140, subject to compliance with the
Conditions of Approval dated March 15, 2006.
BORDERING PROPERTY INFORMATION
Planned Land Use Existing Zoning Existing Land Use
North Industrial Light AE-20 Rural Residential
(Exclusive Twenty Acre Agricultural-
Fresno County)
South Medium Low Density AE-20 Rural Residential
Residential (Exclusive Twenty Acre Agricultural-
Fresno County)
East Rural Residential AE-20 Rural Residential
(Exclusive Twenty Acre Agricultural-
Fresno County)
Medium Density Residential R-1/UGM Single Family
(Single Family Residential/Urban Residential Dwellings
Growth Management) (Tract 5456-Approved
January 2006)
REPORT TO THE PLANNING COMMISSION
Rezone Application No. R-05-45
Vesting Tentative Tract Map No. 5463/UGM
Conditional Use Permit No. C-05-140
March 15, 2006
Page 3
West Rural Residential AE-20 Rural Residential
(Exclusive Twenty Acre Agricultural-
Fresno County)
Medium Density Residential R-1/UGM Single Family
(Single Family ResidentiadUrban Residential Dwellings
Growth Management) (Tract 5574-Approval
Pending)
ENVIRONMENTAL FINDING
The initial study prepared for Environmental Assessment No. R-05-45/T-5463/UGM/C-05-140
considered potential environmental impacts associated with the subject rezone, vesting tentative tract
map and conditional use permit applications. This project was environmentally assessed relative to the
planning and environmental policies of the 2025 Fresno General Plan, Edison Community Plan and the
Edison/Merger II Project Area which were the plans affecting the development of the subject site at the
time the Initial Study was prepared. 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 Master Environmental Impact Report No. 10130. Therefore, staff has issued a finding that the project
proposal is in conformance to the 2025 Fresno General Plan Master Environmental Impact Report
(MEIR No. 10130) dated February 9, 2006, which incorporates a MEIR Mitigation Monitoring Checklist.
This environmental finding was properly noticed with no comments filed within the comment period.
BACKGROUND/ANALYSIS
Provost & Prichard Engineering Group on behalf of Granite Bay Capital Group, LLC., have filed Rezone
Application No. R-05-45, Vesting Tentative Tract Map No. 5463/UGM and Conditional Use Permit No.
C-05-140, pertaining to approximately 58.34-acres of property located on the southwest corner of West
Whites Bridge Avenue and South Valentine Avenue. Rezone Application No. R-05-45 is a request to
rezone the subject property from the AE-20 (Exclusive Twenty Acre Agricultural- Fresno County) zone
district to the R-1/UGM (Single Family ResidentiaUUrban Growth Management) zone district. Vesting
Tentative Tract No. 5463/UGM proposes a 305-lot residential planned development and installation of
related facilities and infrastructure.
The northern 38.82-acre portion of the subject property is proposed to be develop at 6 dwelling units per
acre, which is consistent with the medium density residential planned land use designation (4.99 to
10.37 dwelling units per acre), as identified by the 2025 Fresno General Plan. The southern 19.52-acre
portion of the subject property is proposed to be develop at 4.8 dwelling units per acre, which is
consistent with the medium low density residential planned land use designation (2.19 to 4.98 dwelling
units per acre), as identified by the 2025 Fresno General Plan. The overall average residential density
for the project is approximately 5.68 dwelling units per acre.
Conditional Use Permit Application No. C-05-140 is a request to modify the R-1 zone district property
development standards to allow for a minimum lot size of 5,000 square feet and minimum lot dimension
width of 50 feet. The property is within the boundaries of, and consistent with the 2025 Fresno General
Plan, Edison Community Plan and Edison/Merger II Project Area.
If approved, the project also includes the detachment of the subject properties from the Kings River
Conservation District and North Central Fire District and annexation to the City of Fresno for which the
Local Agency Formation Commission (LAFCO) is the lead agency.
REPORT TO THE PLANNING COMMISSION
Rezone Application No. R-05-45
Vesting Tentative Tract Map No. 5463/UGM
Conditional Use Permit No. C-05-140
March 15, 2006
Page 4
Annexation of this property to the City of Fresno, and detachment from the Kings River Conservation
District and North Central Fire Protection District, must be completed and the property's R-1 zoning
must be in effect prior to approval of any Final Tract Map for Vesting Tentative Tract No. 5463/UGM,
and before issuance of any construction permits for subdivision homes and related improvements. The
subdivider/developer must satisfy all applicable conditions of the annexation, including paying all
required fees (including Fire District transition fees) and demonstrating compliance with policies of the
Fresno County Local Agency Formation Commission and the City of Fresno.
According to the 2025 Fresno General Plan (Chapter 4, Section H, Noise Element) and 2025 Fresno
General Plan Master Environmental Impact Report MEIR No. 10130 (Figure VK-3: 60 dBA Threshold
Areas For Required Noise Evaluation), the subject property is located near a major vehicular traffic
corridor. The Noise Element and Figure VK-3 establish a land use compatibility criterion of 60 dB DNL
for exterior noise levels in outdoor activity areas. Interior noise levels attributable to exterior noise
sources are not to exceed 45 dB DNL. Due to the property's proximity to West Whites Bridge (a
designated collector) and South Valentine Avenues (a designated collector), an acoustical analysis was
required. The applicant has submitted a project specific acoustical study identifying possible mitigation
measures. These measures have been incorporated into the Vesting Tentative Tract Map No.
5463/UGM and Conditional Use Permit No. C-05-140, Conditions of Approval, dated March 15, 2006.
The subject site contains a rural residence. The subject properties are currently surrounded on all sides
by rural residence. East of the subject property is the recently approved Vesting Tentative Tract Map
No. 5465 which requested authorization to construct 231 single family residential dwelling units. To the
west is Vesting Tentative Tract Map No. 5574/UGM which proposed to develop 91 single family
residential dwelling units, pending approval.
Public Services
The Public Utilities Department has determined that adequate water and sanitary sewer services are
available to serve the project. The applicant was required to study and determine the adequate water
service supply and sanitary sewer service capacity for this project in conjunction with Vesting Tentative
Tract Map No. 5574 and Vesting Tentative Tract Map No. 5456. The results from these studies, as
accepted by the Public Utilities Department have been incorporated into the Vesting Tentative Tract
Map No. 5463 and Conditional Use Permit No. C-05-140, Conditions of Approval, dated March 15,
2006.
The Fresno Metropolitan Flood Control District (FMFCD) has indicated that this project can be entirely
accommodated by the district. The developer will be required to construct FMFCD "Master Plan
Facilities" as determined by the district.
Implementation of the 2025 Fresno General Plan policies, mitigation measures of Master Environmental
Impact Report No. 10130 and the Water Resources Management Plan will provide an adequate,
reliable, and sustainable water supply for the project's urban domestic and public safety consumptive
purposes.
Major Street Improvements
The 2025 Fresno General Plan designates the West Whites Bridge Avenue as a 97-foot collector street
which will require the construction of two travel lanes, left turn lane, 6-foot shoulder and dedication of
right-of-way. Valentine Avenue is designated as a three-lane collector which will require construction of
improvements and right-of-way dedication. These improvements include the construction of curb, gutter,
REPORT TO THE PLANNING COMMISSION
Rezone Application No. R-05-45
Vesting Tentative Tract Map No. 5463/UGM
Conditional Use Permit No. C-05-140
March 15, 2006
Page 5
sidewalk and transition paving within the limits of the tract; construction of an underground street lighting
system; and relinquishment of access rights to West Whites Bridge and South Valentine Avenues.
These street improvements are outlined in more detail in the Vesting Tentative Tract Map No.
5463/UGM and Conditional Use Permit No. C-05-140, Conditions of Approval, dated March 15, 2006.
The proposed project in total can be expected to generate approximately 241 a.m. /325 p.m. peak hour
trips. In order to alleviate the impact of this project upon the City of Fresno's street system and to
provide for a smooth flow of traffic to and from the project, the property owner/developer is required to
dedicate and construct a portion of the subject site for street purposes in accordance with adopted plans
and policies such as the Major Street and Highway Plan, the Circulation Element of the General Plan,
an Official Plan Line, a Director's Determination, or a local street public improvement standard as
determined by the Director. The Public Works Department Transportation Engineering Division has
identified a number of street improvements required for the proposed project.
A Traffic Impact Study was prepared by Peters Engineering Group specific to the subject properties. A
subsequent study was prepared by Peters Engineering which reviewed the cumulative effect of Vesting
Tentative Tract Maps 5456, 5463 and 5574. This report was provided to Caltrans. The
recommendations of the Traffic Impact Study and Department of Transportation letter dated September
9, 2005 have been outlined in more detail in the Vesting Tentative Tract Map No. 5463/UGM and
Conditional Use Permit No. C-05-140, Conditions of Approval, dated March 15, 2006.
Streets and Access Points
This subdivision is proposed to have local street access points from the West Whites Bridge and South
Valentine Avenues. The Public Works Department Transportation Planning Section has reviewed the
rezone, vesting tentative tract map and conditional use permit applications and has determined that the
streets adjacent to and near the subject site will be able to accommodate the quantity and kind of traffic
generated, subject to the dedication and improvement of adjacent portions of West Whites Bridge and
South Valentine Avenues and all interior streets to the ultimate planned width.
Landscaping/Walls
Given that the proposed subdivision abuts.local streets, the developer will be required to install 10 feet
of landscaping along the West Whites Bridge and South Valentine Avenues. In addition, the applicant
will be required to install a 7-foot solid wall at the rear of the required landscape setback along West
Whites Bridge Avenues, as required in the acoustical analysis, dated April 29, 2005, prepared by
Brown-Buntin Associates. This solid wall height will mitigate the adverse effect of noise generated by
vehicular traffic on the nearby major street. These improvements will mitigate the adverse effect of
noise generated by the railroad and vehicles traveling adjacent to the subject property as outlined in
more detail in the Vesting Tentative Tract Map No. 5463/UGM and Conditional Use Permit No. C-05-
140, Conditions of Approval, dated March 15, 2006.
Open Space
To encourage walk-ability and connectivity through subdivision design the "DRAFT" Single Family
Residential Subdivision Guidelines, are under consideration by various governing bodies. One
component of the proposed guidelines is a dedication of two to five percent of the site (less major street
dedications) of common passive/active open spaces comprised of pocket parks, tot lots, trails,
pedestrian ways, and landscaped areas beyond minimum major street setbacks. Paseo corridors are
strongly encouraged through subdivisions that connect to streets, destinations, and other subdivisions.
REPORT TO THE PLANNING COMMISSION
Rezone Application No. R-05-45
Vesting Tentative Tract Map No. 5463/UGM
Conditional Use Permit No. C-05-140
March 15, 2006
Page 6
Pedestrian openings should be provided to schools, major streets and destinations, and trails.
The applicant was asked and has redesigned the map to include open space features which represent
approximately 3.8 percent of the project acreage. This was accomplished through a twenty-three foot
pedestrian easement through lots 278 and 279, 296 and 297, 26 and 27, 43 and 44 (See Attachment
C). Outlot "A" is approximately 70,000 square foot of open space. The applicant also provided an
additional five-foot of landscaping treatment along both sides of South Selland Avenue between West
Lemon and West Chandler Avenues.
Edison/Merger II Project Advisory Committee
The Edison/Merger Il Project Area Citizens Planning Advisory Committee reviewed the rezone, vesting
tentative tract map and conditional use permit applications at its meeting on October 3, 2005. With
unanimous approval the Committee recommended the applicant work-to provide green space within the
development.
California Department of Transportation (Caltrans)
The California Department of Transportation (Caltrans), District 6, Office of Intergovernmental Relations
has commented that development of the proposed project together with adjacent proposed
developments will cause impacts to the State Highway System. It is the recommendation of Caltrans
that this proposed project should contribute its proportional share of $11,873 for the proposed
improvements of the SR 180 intersection at Hughes Avenue. The comments provided by the California
Department of Transportation are outlined in more detail in the letters attached to Vesting Tentative
Tract Map No. 5463/UGM and Conditional Use Permit No. C-05-140, Conditions of Approval, dated
March 15, 2006.
At this time the city is working with Caltrans to develop a legally permissible means for collecting state
facility traffic impact fees. A legally permissible means for collecting impact fees under the Mitigation
Fee Act (California Government Code §§ 60000, et seq.), among other things, would require a capital
improvement plan, a nexus/rough proportionality study that demonstrated a property owner/developer's
proportionate share of costs to those capital improvements, and an accounting system for using funds
collected.
The City of Fresno, together with the County of Fresno and other cities, has partnered with the Fresno
County Council of Governments and Caltrans on a regional study of state highway facility capacity and
measures needed to preserve and improve capacity of those facilities. This study focuses on facilities
projected to be most impacted by projected increases in traffic, identification of the sources and patterns
of vehicle traffic within the greater metropolitan area and the improvements that would be necessary to
provide adequate vehicular capacity. Findings from this study may allow proportionate traffic impact
fees to be implemented by cities and counties in the study area, upon adoption by the respective
jurisdictions.
The City of Fresno has also interred into an interim agreement with Caltrans, as of February 23, 2006,
for the identification of measures to mitigate impacts to the state highway system and to impose a
mitigation fee as contemplated by the agreement. This project was filed prior to the approval of this
agreement. However, a project condition has been identified consistent with the city's previous practice
of including the Caltrans recommended impact fee subject to completion of an area-wide impact fee.
REPORT TO THE PLANNING COMMISSION
Rezone Application No. R-05-45
Vesting Tentative Tract Map No. 5463/UGM
Conditional Use Permit No. C-05-140
March 15, 2006
Page 7
Conditional Use Permit Application No. C-05-140
Conditional Use Permit Application No. C-05-140 was filed on June 6, 2005, and is a request in
conjunction with Vesting Tentative Tract Map No. 5463/UGM to allow the 305-lot single family
subdivision to be developed as a planned development. The conditional use permit application proposes
to allow for the development of the project as a nonclustered residential planned development with
reduced lot width and square footage which do not meet the minimum R-1 zone district. Under the
Planned Development provisions, FMC Section 12-306-N-21 a planned development special permit
may propose a modification or waiver of property development standards.
In order to facilitate a planned development project a conditional use permit is required to be filed, which
describes the specific dwelling unit design to be developed on each lot. It is staff's position that the
proposed project meets the requirements for a "nonclustered planned development" as defined in the
planned development ordinance and that the conditional use permit application meets the required
findings as discussed below.
The R-1 zone district development standards, per Fresno Municipal Code (FMC), Section 12-211.5,
specify a minimum lot area of six thousand (6,000) square feet and a minimum lot width of sixty feet
(60'). However, the planned development conditional use permit provisions of FMC Section 12-306-N-21
allow for the modification of these standards with the approval of a unified design and development
plan. This special permit application proposes to modify the development standards to allow for a
minimum lot area of greater than five thousand (5,000) square feet and a minimum lot width of fifty feet,
as shown Exhibits B, dated, June 9, 2005.
It is staff's position that the proposed project meets the requirements for a "nonclustered planned
development" as defined in the planned development ordinance and that the conditional use permit
application meets the required findings as discussed below.
Conditional Use Permit Findings
Based upon analysis of the conditional use permit application and subject to the applicant's compliance
with all of the conditions of approval noted below, staff concludes that the following required findings of
Section 12-405-A-2 of the Fresno Municipal Code (FMC) can be made.
FINDINGS PER FRESNO MUNICIPAL CODE SECTION 12-405-A-2.
a. All applicable provisions of this Code are complied with and the site of the proposed use is adequate in
size and shape to accommodate said use, and accommodate all yards, spaces, walls and fences, parking,
loading, recycling areas, landscaping, and other required features,and,
Finding a: The subject site is approximately 58.34-acres in size and has an adequate amount of space, if
developed in accordance with the project's site plan, to meet all applicable requirements of the
Code and as established in the Special Permit conditions of approval dated March 15, 2006,
including yards, spaces, walls and fences, parking, landscaping and other required features.
b. The site for the proposed use relates to streets and highways adequate in width and pavement type to
carry the quantity and kind of traffic generated by the proposed use;and,
REPORT TO THE PLANNING COMMISSION
Rezone Application No. R-05-45
Vesting Tentative Tract Map No. 5463/UGM
Conditional Use Permit No. C-05-140
March 15, 2006
Page 8
Finding b.- Staff from the Public Works Department, Transportation Planning section has estimated that the
proposed development will generate approximately 241 a.m./325 p.m. peak hour vehicle trips
which can be accommodated by the adjacent streets. The proposed project will construct the
required improvements necessary for the traffic generated by the project.
c. The proposed use will not be detrimental to the public welfare or injurious to property or improvements in
the area in which the property is located. The third finding shall not apply to uses which are subject to
the provision of Section 12-306-N-30 of this Code.
i Finding c: The staff of the Planning and Development Department has determined that the proposed use
will not be detrimental to the public welfare or be injurious to property or improvements in the
area in which the property is located if developed in accordance with the various
conditions/requirements established through the related tentative tract map application review
and conditional use permit application review process.
CONDITIONS OF APPROVAL
1. Development shall take place in accordance with Vesting Tentative Tract Map No. 5463/UGM,
Exhibits A, B and C, dated June 5, 2005, and the Conditions of Approval, dated March 15,
2006.
2. Development shall take place in accordance with Conditional Use Permit No. C-05-140, Exhibits
A, B and C, dated February 9, 2005, and the Conditions of Approval, dated March 15, 2006.
Tentative Tract Map Findings
The Subdivision Map Act (California Government Code Section 66400 et. seq.) requires that a proposed
subdivision not be approved unless the map, together with its design and improvements, is found to be
consistent with the General Plan and any applicable specific plan (Finding No. 1 below).
State law further provides that the proposed subdivision map be denied if any one of the Finding
Nos. 2 - 5 below is made in the negative. In addition, State law-requires that a subdivision be found to
provide for future passive and natural heating or cooling opportunities in the subdivision development
(Finding No. 6 below).
1. The proposed subdivision map, together with its design and improvements, is consistent with the
City's 2025 Fresno General Plan and Edison/Merger II Project Area which designates the site for
medium low and medium density residential land uses and subject to Fresno Municipal Code
Section 12-403-B-2-b-(1), the project design meets the density and zoning ordinance criteria for
development in this plan designation.
2. This site is physically suitable for the proposed type and density of development, because
conditions of approval will ensure adequate access and drainage on and off the site.
3. The proposed subdivision design and improvement is not likely to cause substantial and
considerable damage to the natural environment, including fish, wildlife or their habitat, because
of the urbanized nature of the area in which the site is located.
REPORT TO THE PLANNING COMMISSION
Rezone Application No. R-05-45
Vesting Tentative Tract Map No. 5463/UGM
Conditional Use Permit No. C-05-140
March 15, 2006
Page 9
4. The proposed subdivision design and improvements are not likely to cause serious public health
and safety problems, because the conditions of approval have shown and will ensure that the
subdivision conforms with city health and safety standards.
5. The proposed subdivision design will not conflict with public easements within or through the site,
because conditions of approval will assure noninterference with any existing or proposed public
easements.
6. The design of the subdivision provides, to the extent feasible, for future passive and natural
heating or cooling opportunities in the subdivision, because of the appropriate use and placement
of landscaping plant materials and because of the orientation of the proposed lots.
The subdivision map, subject to the recommended conditions of approval, complies with the design and
property development standards of the Zoning Ordinance and local Subdivision Ordinance. Based upon
the plans and information submitted by the applicant and the recommended conditions of project
approval, staff has determined that these findings can be made.
Action by the Planning Commission regarding the rezone application will be a recommendation to the
City Council. The Planning Commission's action on the proposed vesting tentative tract map and
conditional use permit application is final unless appealed in accordance with the Fresno Municipal
Code, Section 12-406-1.
CONCLUSION/RECOMMENDATION
1. RECOMMEND APPROVAL to the City Council of the environmental finding for Environmental
Assessment No. R-05-45/T-5463/UGM/C-05-140, dated February 9, 2006, that the project
proposal conforms to the provisions of the 2025 Fresno General Plan Master Environmental
Impact Report (MEIR) No. 10130.
2. RECOMMEND APPROVAL to the City Council of Rezone Application No. R-05-45 to change the
existing zone district designation from the AE-20 (Exclusive Twenty Acre Agricultural- Fresno
County)zone district to the R-1/UGM (Single Family ResidentiaUUrban Growth Management)
zone district.
3. RECOMMEND APPROVAL Vesting Tentative Tract Map No. 5463/UGM subject to Exhibits A, B
and C, dated June 6, 2005, and the Conditions of Approval, dated March 15, 2006.
4. RECOMMEND APPROVAL Conditional Use Permit No. C-05-140 subject to compliance with
Exhibits A, B and C, dated June 6, 2005, and the Conditions of Approval, dated March 15,
2006.
Attachments: Vicinity Map
Aerial Map
Exhibit A, Vesting Tentative Tract Map No. 5463/UGM dated June 6, 2005 (revised)
Exhibit B, Conditional Use Permit Application No. C-05-140, dated
REPORT TO THE PLANNING COMMISSION
Rezone Application No. R-05-45
Vesting Tentative Tract Map No. 5463/UGM
Conditional Use Permit No. C-05-140
March 15, 2006
Page 10
June 6, 2005 (revised)
Exhibit C, Pedestrian Easement
Exhibit D, Acoustical Analysis Tract No. 5463, April 29, 2005
Exhibit E, Traffic Impact Study, Tract 5456, 5463 & 5574, dated November 23, 2005
Conditions of Approval for T-5463/UGM and Conditional Use Permit No. C-05-140,
dated March 15, 2006, including memoranda and letters from responsible or
commenting agencies.
Environmental Assessment No. R-05-45/T-5463/UGM/C-05-140, Finding of Conformity
to the 2025 Fresno General Plan Master Environmental Impact Report (MEIR
10130) dated February 9, 2006.
KAMaster Files-Tract Maps/R-05-471T-5463/UGM/C-05-140 PC.doc
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LEGEND
® Subject Property U.G.M.Area
VICINITY MAP PLANNING & DEVELOPMENT
N
VESTING TENTATIVE TRACT MAP NO. 5463/UGM DEPARTMENT
REZONE APPLICATION NO. R-05-045 A.P.N.: 326-100-08.0937
From AE-20(County)to R-1/UGM w �`
ZONE MAP: 2446
CONDITIONAL USE PERMIT NO. C-05-140
Southwest corner, Whites Bridge and Valentine Aves. NOT TO SCALE BY/DATE: J.S. 1 8-29-05
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Vesting Tentative Tract Map No. 5463
dated June 6, 2005
Exhibit B
Conditional Use Permit Application No.
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IN THE CITY OF FRESNO
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• TRACT MAP No. 5463
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Areas as proposed by Vesting Tentative
Tract Map No. 5463
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RESOLUTION NO. Zoo6-lis
A RESOLUTION OF THE COUNCIL OF THE CITY OF FRESNO, CALIFORNIA,
PROPOSING TO AMEND THE 2025 FRESNO GENERAL PLAN AND THE
ROOSEVELT COMMUNITY PLAN
(PLAN AMENDMENT APPLICATION NO. A-05-06)
WHEREAS, on November 19, 2002, by Resolution No. 2002-379, the City Council adopted
the 2025 Fresno General Plan which correspondingly amended the 1992 Roosevelt Community Plan
and by Resolution No. 2002-378 certified Master Environmental Impact Report No. 10130 which
evaluated the potentially significant adverse environmental impacts of urban development within the
City of Fresno's designated urban boundary line and extended sphere of influence; and,
WHEREAS, Sol Development, on behalf of Kernback, LP., filed an application to amend the
land use designation of the aforementioned plans, relating to the northern most 10.81-acre portion of
the 25.91-acre subject property located at 5350 East Kings Canyon Road, on the south side of East
Kings Canyon Road between South Peach and South Minnewawa Avenues, from the open
space/community park and the alternative medium density residential (2025 Fresno General Plan
Table 4) planned land use designation to the office commercial planned land use designation; and,
WHEREAS, the environmental assessment initial study conducted for the proposed plan
amendment resulted in a recommendation that an mitigated negative declaration be prepared to
further evaluate potential significant adverse environmental effects that may be attributed to the
proposed project; and,
WHEREAS, the Fresno City Planning Commission considered the recommendation of the
Roosevelt Community Plan Citizens Advisory Committee that the proposed project be approved at its
July 25, 2005; and,
WHEREAS, on February 15, 2006, the Fresno City Planning Commission held a public
hearing to consider Plan Amendment Application No. A-05-06 and associated initial study for
Environmental Assessment No. A-05-006/R-05-35/C-05-114; and,
d '
CITY COUNCIL RESOLUTION NO. 2006-138
Plan Amendment Application No. A-05-006
April 4, 2006
Page 2
WHEREAS, at the hearing the Fresno City Planning Commission considered the testimony of
the applicant and neighbors; and,
WHEREAS, the Planning Commission took action, as evidenced in Planning Commission
Resolutions No. 12402, concurring with the determination of the initial study prepared for
Environmental Assessment No. A-05-006/R-05-35/C-05-114; and,
WHEREAS, on February 27, 2006, a nearby neighbor filed an appeal of the Planning
Commission action approving this project to the City Council, pursuant to Section 12-1019 of Fresno
Municipal Code; and,
WHEREAS, on March 24, 2006, the appellant withdraw the appeal of the Planning
Commission action; and,
WHEREAS, on April 4, 2006, the Fresno City Council held a public hearing to consider Plan
Amendment Application No. A-05-006 and received both oral testimony and written information
presented at the hearing regarding Plan Amendment Application No. A-05-006.
NOW, THEREFORE, BE IT RESOLVED by the Council of the City of Fresno, based upon the
testimony and information presented at the hearing and upon review and consideration of the
environmental documentation provided, as follows:
1. The Council finds that there is adequate information in the record to conclude that the
project as examined by Environmental Assessment No. A-05-006/R-05-35/C-05-114,
determined that the filing of a mitigated negative declaration is appropriate in accordance
with the provisions of CEQA Section 21157.5(a) (2) and CEQA Guidelines Section
15178(b) (1) and (2).
CITY COUNCIL RESOLUTION NO. 2006-138
Plan Amendment Application No. A-05-006
April 4, 2006
Page 3
2. The Council finds the adoption of the proposed plan amendment as recommended by
the Planning Commission is in the best interest of the City of Fresno.
3. The Council of the City of Fresno hereby approves Plan Amendment Application No. A-
05-006 proposing to amend the planned land use designation of the 2025 Fresno
General Plan and Roosevelt Community Plan from the open space/community park and
the alternative medium density residential (2025 Fresno General Plan Table 4) planned
land use designation to the office commercial planned land use designation as depicted
on Exhibit A, attached hereto and incorporated herein by reference.
11/
CLERK'S CERTIFICATION
STATE OF CALIFORNIA )
COUNTY OF FRESNO )
CITY OF FRESNO )
I, REBECCA E. KLISCH, City Clerk of the City of Fresno, certify that the foregoing resolution
was adopted by the Council of the City of Fresno, California, at a regular meeting held on the 4th day
of April, 2006, by the following vote:
Ayes: Boyajian, Calhoun, Dages, Perea, Sterling, Westerlund, Duncan
Noes: None
Absent: None
Abstained: None
REBECCA E. KLISCH
City Clerk
By: V'-� W"a
APPROVED AS TO FORM:
HILDA CANTO-MONTOY
City Attorney
By:
Plan Amendment Application A-05-006
Filed by Sol Development Associates, LLC on behalf of Kernback, LP
APN: 472-022-20
KAMaster Files-2005NP1an Amendments-05-006,8-05-35,C-05-114/CC-PA Reso 4-04-06.doc
R-P u
m R-2 AE-5 i RA C-P
C.1 -' R-P C-P
KINGS CANYON ------------------------------ Cun'�•---..................
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LIBERTY r--------
LEGEND
-------
LEGEND
Subject Property
VICINITY MAP PLANNING & DEVELOPMENT
PLAN AMENDMENT NO.A-05-006 N DEPARTMENT
From Community Park to Office Commercial A.P.N.: 472-022-20 (portion)
REZONE APPLICATION NO. R-05-035 w rs
From AE-20(County)to S-L ZONE MAP: 2454
CONDITIONAL USE PERMIT NO. C-05-114
Southwest comer, Kings Canyon and Lind Aves. NOT TO SCALE BY/DATE: J.S. / 9-9-05
EXW1(;(raA„
Recording Requested by.
City Clerk, Fresno, California
No Fee-Govt. Code 6103
Return to City Clerk, Fresno
Space above this line reserved for Fresno County Recorder's Office
ORDINANCE OF THE COUNCIL OF THE CITY OF FRESNO
PROPOSED AND INITIATED BY
MOVED BY Dages SECONDED BY Perea
BILL NO. B-44
ORDINANCE NO. 2006-43
AN ORDINANCE OF THE CITY OF FRESNO, CALIFORNIA, AMENDING
THE OFFICIAL ZONE MAP OF THE CITY OF FRESNO HERETOFORE
ADOPTED BY ARTICLES 1 TO 4.5 INCLUSIVE, CHAPTER 12, OF THE
FRESNO MUNICIPAL CODE, BEING THE ZONING ORDINANCE OF THE
CITY OF FRESNO
WHEREAS, Rezone Application No.R-05-35 has been filed by Sol Development Associates, LLC,
on behalf of Kernback, LP.,the property owner listed below to rezone property as described hereinbelow;
and
Property Owners: P. David Wasemiller
WHEREAS,the Roosevelt Community Plan Advisory Committee considered this application at its
meeting of July 25, 2005, and recommended approval; and,
WHEREAS, pursuant to the provisions of Article 4, Chapter 12,of the Fresno Municipal Code,the
Planning Commission of the City of Fresno held a public hearing on the 15th day of February, 2006, to
consider Rezone Application No. R-05-35 and related Environmental Assessment No. R-05-35/A-05-
006/R-05-35/C-05-114,during which the Commission recommended to the Council of the City of Fresno
approval of the rezone application which proposes to amend the City's Zoning Ordinance on real property
described hereinbelow from the AE-20(County-Twenty Acre Agricultural, Fresno County)zone district to
the S-UUGM/cz (Storage Limited/Urban Growth Managemenbconditions of zoning)zone district; and,
A (4
Ordinance Amending Official Zone Map
Rezone Application No. R-05-35
Page 2
WHEREAS, the Council of the City of Fresno, on the 4`h day of April, 2006, received
the recommendation of the Planning Commission.
NOW,THEREFORE,THE COUNCIL OF THE CITY OF FRESNO DOES ORDAIN AS FOLLOWS:
SECTION 1. Based upon the testimony and information presented at the hearing and upon review
and consideration of the environmental documentation provided, the adoption of the proposed rezoning
is in the best interest of the City of Fresno. The Council finds in accordance with its own independent
judgment that there is no substantial evidence in the record that the rezoning may have a significant
effect on the environment as identified by the Mitigated Negative Declaration dated September 8, 2005,
and prepared for Environmental Assessment No. A-05-006/R-05-35/C-05-114 is hereby approved.
SECTION 2. The Council finds the requested S-UUGM/cz (Storage Limited/Urban Growth
Management/conditions of zoning)zone district is consistent with the proposed office commercial planned
land use designation of the 2025 Fresno General Plan and the Roosevelt Community Plan as specified in
Section 12-403-B of the Fresno Municipal Code.
SECTION 3. The Council finds that the zone district of the real property described hereinbelow,
located in the City of Fresno and shown on the Official Zone Map of the City of Fresno,is reclassified from
the AE-20 (County-Twenty Acre Agricultural, Fresno County)zone district to the S-VUGM/cz (Storage
Limited/Urban Growth Managemenf/conditions of zoning)zone district.
From AE-20 to S-VUGM/cz:
Containing of portions of Lots 69 and 70 of the Map of Easterby Rancho according to the map
recorded June 24, 1880 in Book 2 of Plats at Page 6, Fresno County Records, and lying within
the Northwest quarter of Section 8,Township 14 South, Range 21 East,Mount Diablo Base and
Meridian, in the County of Fresno, State of California, being particularly described as follows:
Commencing at the North quarter corner of said Section 8;
Thence South 890364T West,along the North line of the Northwest quarter of said Section 8,a
distance of 629.32 feet to a line parallel with the 629.31 feet West of the East line of said
Northwest quarter;
Thence South 00003'49" East, along said parallel line, a distance of 50.00 feet to a line parallel
with and 50.00 feet South of the North line of said Northwest quarter and the TRUE POINT OF
BEGINNING;
Ordinance Amending Official Zone Map
Rezone Application No. R-05-35
Page 3
Thence continuing South 00°03'49" East, a distance of 837.20 feet to a line parallel with and
1753.17 feet North of the South line of said Northwest quarter;
Thence South 89°36'17"West,along said parallel line,a distance of 562.19 feet to a line parallel
with 135.42 feet East of the West line of said Lot 70;
Thence North 00002'02°West,along said parallel line a distance of 837.10 feet to the South line
of the North 50.00 feet of the Northwest quarter of said Section 8;
Thence North 89035'42" East, along said South line, a distance of 561.76 feet to the TRUE
POINT OF BEGINNING.
APN: Remainder Parcel, Tentative Tract No. 5449
SECTION 4. The Council ordains that the S-UUGM/cz zone district of the real property
described hereinabove be subject to the following conditions of zoning:
1. Prior to issuance of construction permits, the subject property shall be
annexed to the City of Fresno and detached from the Kings River
Conservation District and Fresno Fire Protection District, pursuant all
required fees and in compliance with requirements and policies of the
Fresno County Local Agency Formation Commission and the City of
Fresno (these fees shall include any cost incurred to the City of Fresno
caused by the detachment of the property from the Fresno County Fire
Protection District).
SECTION 5. This ordinance shall become effective and in full force and effect at 12:01 a.m.on
the thirty-first day after its passage.
CLERK'S CERTIFICATION
STATE OF CALIFORNIA )
COUNTY OF FRESNO )
CITY OF FRESNO
I, REBECCA E. KLISCH, City Clerk of the City of Fresno, certify that the foregoing ordinance
was adopted by the Council of the City of Fresno, California, at a regular meeting held on the 40' day of
April, 2006, by the following vote:
Ayes: goyajian, Calhoun, Dages, Perea, Sterling, Westerlund, Duncan
Noes: None
Absent: None
Abstain: None
REBECCA E. KLISCH
City Clerk
By lX�
APPROVED AS TO FORM:
HILDA CANTO MONTOY
City ey
By
Deputy
Rezone Application No. R-05-35
Filed by Sol Development Associates, LLC on
behalf of Kernback, LP
Action: Recommend Approval
KAMaster Files-Master File/2005/General Plan/CC Ordinance Bill.doc
CITY OF FRESNO
PLANNING AND DEVELOPMENT DEPARTMENT
CONDITIONS OF APPROVAL
MARCH 15, 2006
VESTING TENTATIVE TRACT MAP NO. 5463/UGM
AND
CONDITIONAL USE PERMIT NO. C-05-140
Located on the southwest corner of West Whites Bridge and
South Valentine Avenues.
All tentative maps are subject to the applicable provisions of the State Subdivision Map Act, Fresno
Municipal Code, City policies, and City of Fresno Standard Specifications. The following specific
conditions are applicable to this vesting tentative map. The Urban Growth Management (UGM)
Service Delivery Plan requirements are included in the following conditions of approval and are
designated by the caption "Urban Growth Management Requirements."
NOTICE TO PROJECT APPLICANT
In accordance with the provisions of Government Code §66020(d)(1), the imposition of fees,
dedications, reservations or exactions for this project are subject to protest by the project
applicant at the time of approval or conditional approval of the development or within 90
days after the date of the imposition of the fees, dedications, reservations or exactions
imposed on the development project.
GENERAL CONDITIONS
1. Vesting Tentative Tract Map No. 5463/UGM is subject to City Council approval of Rezone
Application No. R-05-45.
2. Upon conditional approval of Vesting Tentative Tract Map No. 5463/UGM, the subdivider
may prepare a Final Map in accordance with the approved tentative map and conditions of
approval, dated March 15, 2006.
3. Each lot shown on Vesting Tentative Map No. 5463/UGM, Exhibit A and B, shall be in
accordance with the R-1 zone district, Property Development Standards, pursuant to
Fresno Municipal Code (FMC) Section 12-211.5, or as modified by Conditional Use Permit
No. C-05-140.
4. 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.
5. 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.
Conditions of Approval - March 15, 2006
Rezone Application No. R-05-45
Tentative Tract Map 5463/UGM
Conditional Use Permit No. C-05-140
Page 2
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.
6. 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.
7. 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.
8. The developer/owner shall pay applicable fees for, but not limited to, plan checks for street
improvements and other grading and construction; street trees, street signs, water service,
sewer, and inspections in accordance with the City of Fresno Master Fee Schedule (City
Resolution Nos. 79-606 and No. 80-420) and any amendments, modifications, or additions
thereto; and in accordance with the requirements of State law as related to vesting tentative
maps.
9. Annexation of this property to the City of Fresno, and detachment from the Kings River
Conservation District and North Central Fire Protection District, must be completed and the
property's R-1 zoning must be in effect prior to approval of any Final Tract Map.for Vesting
Tentative Tract No. 5463/UGM, and before issuance of any construction permits for
subdivision homes and related improvements. The subdivider/developer must satisfy all
applicable conditions of the annexation, including paying all required fees (including Fire
District transition fees) and demonstrating compliance with policies of the Fresno County
Local Agency Formation Commission and the City of Fresno.
10. The subdivider shall furnish to the City acceptable security to guarantee the construction of
the off-site street improvements in accordance with all applicable provisions of the Fresno
Municipal Code and the State Subdivision Map Act. The subdivider shall complete all the
public improvements prior to the approval of the Final Map by the City. If, at the time of
Final Map approval, any public improvements have not been completed and accepted in
accordance with the standards of the City, the subdivider may elect to enter into an
agreement with the City to thereafter guarantee the completion of the improvements.
11. 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.
Conditions of Approval - March 15, 2006
Rezone Application No. R-05-45
Tentative Tract Map 5463/UGM
Conditional Use Permit No. C-05-140
Page 3
Conditional Use Permit No. C-05-140 - Condition of Approval
12. Conditional Use Permit Application No. C-05-150 provides for the modification of Property
Development Standards to allow for a minimum lot size of 5,000 square feet and minimum
lot dimension width of 50 feet, as shown on Vesting Tentative Map No. 5463/UGM, Exhibit
A and B, dated June 6, 2005.
13. Building setbacks shall be in accordance with the R-1 zone district, pursuant to Fresno
Municipal Code (FMC) Section 12-211.5, Property Development Standards, or as modified
by the Conditional Use Permit No. C-05-140, including varied front yard setback.
Landscaping and Walls
14. Provide a 10-foot landscape easement (and irrigation system) along the rear property line
of all lots which back-onto White Bridge Avenue (FMC, Section 12-10114-3). Provide a 15-
foot landscape easement (and irrigation system) along the rear property line of all lots
which back-onto South Valentine Avenue (FMC, Section 12-10114-3).
When the grading plan establishes a top slope beyond the required landscaping easement
noted and the construction of the required wall is to be established coincident with the top
of slope then the required minimum easement width shall be expanded to include the full
landscaping area up to the wall location.
15. There shall be a 7-foot solid wall at the rear of the required landscape setback along West
Whites Bridge Avenues, as required in the acoustical analysis, dated April 29, 2005.
16. There shall be a 6-foot solid wall at the rear of the required landscape setback along South
Valentine Avenue.
17. Provide a corner cut-off area at the intersections of West Whites Bridge and South Selland
Avenues, South Valentine and West Lemon Avenues, South Valentine and Road D
Avenues, and South Valentine and West Stanislaus Avenues, in accordance with Section
12-306-H-3-d of the FMC. Corner cut-offs are established to provide an unobstructed view
for vehicular and pedestrian traffic approaching an intersection. They are a triangular area
formed by the property lines and a diagonal line adjoining points of the property lines,
measured a specific distance from the point of intersection. At the intersections of streets,
this distance is 30 feet. The corner cut-off area shall be landscaped (including an irrigation
system), and may be included within the City's Community Facilities District.
18. 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, staff 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.
Conditions of Approval- March 15, 2006
Rezone Application No. R-05-45
Tentative Tract Map 5463/UGM
Conditional Use Permit No. C-05-140
Page 4
19. 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.
20. Should the City Council not approve the annexation of any or all of the maintenance items
listed in condition identified in section Community Facilities District, 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.
Information
21. Prior to the issuance of building permits for the subdivision, school construction fees shall
be paid to the Central Unified School District in accordance with the school district's
adopted schedule of fees.
22. Contact the United States Postal Service, Fresno Office, for the location and type of
mailboxes to be installed in this subdivision.
23. 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.
24. 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.
25. If archaeological and/or animal fossil material is encountered during project surveying,
grading, excavating, or construction, work shall stop immediately.
Conditions of Approval - March 15, 2006
Rezone Application No. R-05-45
Tentative Tract Map 5463/UGM
Conditional Use Permit No. C-05-140
Page 5
26. If there are suspected human remains, the Fresno County Coroner shall be immediately
contacted (business hours: 559-268-0109; after hours the contact phone number is 559-
488-3111 for the Fresno County Sheriff's Department). If remains or other archaeological
material is possibly Native American in origin, the Native American Heritage Commission
(phone number 916-653-4082) shall be immediately contacted, and the California
Archaeological Inventory/Southern San Joaquin Valley Information Center (phone number
805-644-2289) shall be contacted to obtain a referral list of recognized archaeologists.
If animal fossils are uncovered, the Museum of Paleontology at U.C. Berkeley shall be
contacted to obtain a referral list of recognized paleontologists. An assessment shall be
conducted by a paleontologist; if the paleontologist determines the material to be
significant, a recommendation shall be made to the City as to any further site
investigation or preservation measures.
27. Apportionment of Special Assessment: If, as part of this subdivision, a division will be
made of any lot or parcel of land upon which there is an unpaid special assessment levied
under any State or local law, including a division into condominium interest as defined in
Section 783 of the Civil Code, the developer/owner shall file a written application with the
City of Fresno Director of Public Works, requesting apportionment of the unpaid portion of
the assessment or pay off such assessment in full.
If the subdivider elects to apportion the assessment, the application shall contain the
following information:
a. A full description of each assessed lot, parcel or interest to be divided and of how
such lot, parcel or interest will be divided;
b. A request that the Engineer apportion the amount remaining unpaid on the
assessment in accordance with applicable law; and
c. Written consent of the owner(s) of each such lot, parcel, or interest to the requested
apportionment.
d. The application shall be filed prior to the approval of the Final Map(s) by the City
and shall be accompanied by a fee in an amount specified in the Master Fee
Resolution for each separate lot, parcel, or interest into which the original assessed
lot, parcel or interest is to be divided. The fee shall be in an amount sufficient to
pay all costs of the City and the Engineer of Work responsible for determining the
initial assessment in making the requested apportionment.
28. 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.
COMMUNITY FACILTIES DISTRICT
Conditions of Approval- March 15, 2006
Rezone Application No. R-05-45
Tentative Tract Map 5463/UGM
Conditional Use Permit No. C-05-140
Page 6
29. The developer/owner shall comply with the requirements in the memorandum from the
Public Works Department, dated March 8, 2006 for Vesting Tentative Tract Map No.
5463/UGM.
30. As may be described below, the Subdivider may shift his/her/its responsibility for
maintenance of the provision as described below to future owners of the subject parcels of
the proposed tentative tract map provided the Subdivider complies with the provisions
described below.
31. The Subdivider shall be responsible for ongoing maintenance of the following items:
a. Maintenance of all Landscaping and Irrigation systems as approved by the Public
Works Department within the street easements (including half of medians), trail
easements and landscape easements along the property lines that side or back-onto
South Valentine and West Whites Bridge Avenues.
b. Maintenance of all Landscaping and Irrigation systems as approved by the Public
Works Department within designated public easements and open spaces within the
boundary of the tentative map.
c. Maintenance of all interior Local Street Pavement, Curbs, Gutters, Sidewalks, Medians
and Street Furniture as approved by the Public Works Department within the boundary
of the tentative map.
d. Maintenance and operating costs of all local Street Lights as approved by the Public
Works Department within the boundary of the tentative map.
e. Maintenance of all Street Trees as approved by the Public Works Department within
the boundary of the tentative map.
f. Maintenance and operating costs of police, fire, traffic control and recreation services
as established by the Council of the City of Fresno.
Hereinafter, the above listed items shall be collectively referred to as "above listed
maintenance responsibilities."
32. The Subdivider may elect and the Council may decide to have the above listed
maintenance responsibilities become the responsibility of a Community Facilities District
("CFD"). If the Subdivider elects to petition the Council to include the above listed
maintenance responsibilities in a CFD, the selection of which CFD (including the creation of
a new CFD) shall be the responsibility of the Public Works Director or his/her designee.
Conditions of Approval - March 15, 2006
Rezone Application No. R-05-45
Tentative Tract Map 5463/UGM
Conditional Use Permit No. C-05-140
Page 7
33. If the Subdivider does not elect or the Council does not decide to have the above listed
maintenance responsibilities become the responsibility of a CFD, the Subdivider shall
establish a Home Owners Association to perform the above listed maintenance
responsibilities pursuant to a formal agreement with the City. The agreement with the City
described herein, shall among other things, specify level of effort and frequency, insurance
requirements, traffic control, and inspection and be subject to approval by the Director of
Public Works and the City Attorney's Office.
34. Notwithstanding the above, as an alternative to the Subdivider being responsible for the
maintenance of local: streets, curbs, gutters and sidewalks, and this above listed
maintenance responsibility only:
The Subdivider shall utilize the following design criteria for the construction of internal
streets within the development:
a. TI for local streets shall not be less than 7.5.
b. For the purposes of determining the structural section of the streets, the "R-value"
shall be quantified an approved soils testing laboratory, but in no instance shall the
value exceed 50.
c. The gravel equivalent shall be in accordance with Caltrans design standards (Section
600) including the factor of safety.
d. The City shall have the final streets, curbs, gutters and sidewalks certified by a
registered civil engineer stating that the constructed improvements meet or exceed the
approved structural section design at the expense of the Developer. This will include
taking core samples at a frequency and location determined by the Public Works
Director.
e. Developer warrantees the streets, curbs, gutters and sidewalks for a period of three
years after acceptance and secures the warrantee with a performance bond equal to
25% of the engineers' estimate of valuation. For the purposes of calculating this
valuation the estimate used for permitting can be used, provided it is adjusted to
present value based on CIP published in the ENR.
f. All trees planted shall be certified as planted to City standards and specifications by a
registered landscape architect with written certification submitted to the City's
Construction Management Division.
35. Proceedings to place the Final Map into a CFD may not commence until the territory has
been annexed into the City of Fresno.
36. Construction plans for all features to be maintained by a CFD for a final map shall be
included in the final map submission to the Development Department for processing.
Landscaping plans shall contain actual tree and plant counts by species and include the
areas (in square feet) of turf, shrubs and trees, and sidewalks or other paved areas within
Conditions of Approval - March 15, 2006
Rezone Application No. R-05-45
Tentative Tract Map 5463/UGM
Conditional Use Permit No. C-05-140
Page 8
all landscaped areas. Landscaping plans will include any trees within public easements in
the interior of the tract and all landscaping in any area to be placed in a CFD.
Any change affecting the Items in these conditions requires revision of this letter of
conditions.
37. Proceeding to place the Final Map into a CFD may not commence until the territory has
been annexed into the City of Fresno.
38. Construction plans for all features to be maintained by a CFD for a final map shall be
included in the final map submission to the Development Department for processing. This
shall include a street tree location and street tree species (by street) map. Landscaping
plans shall contain actual tree and plant counts by species and include the areas (in square
feet) of turf, shrubs and trees, and sidewalks or other paved areas within all landscaped
areas.
STREET TREE REQUIREMENT/OPEN SPACE
39. The developer/owner shall comply with the comments provided by the Department of Public
Works, dated September 20, 2005 for Vesting Tentative Tract Map No. 5463/UGM.
40. The developer/owner shall install entry treatment along lots 1, 269, 17, 54, 78, 119, 127,
and 176, as detailed on Vesting Tentative Tract Map No. 5463/UGM, Exhibit A, dated June
6, 2005.
41. The developer/owner shall install enhanced pedestrian treatment along lots 238, 237, 66,
67, 211, 210, 111 and 112, as detailed on Vesting Tentative Tract Map No. 5463/UGM,
Exhibit A, dated June 6, 2005.
42. The developer/owner shall dedicate a 23' pedestrian easement between lots 278 and 279,
297 and 296, 27 and 26, 44 and 45, as detailed on Vesting Tentative Tract Map No.
5463/UGM, Exhibits A and C, dated June 6, 2005.
43. The developer/owner shall dedicate Outlot "A" to the City of Fresno for the purpose of open
space, and maintained as part of the Community Facilities District, as detailed on Vesting
Tentative Tract Map No. 5463/UGM, Exhibits A, dated June 6, 2005.
Park Fee
44. The developer/owner shall pay the appropriate park facilities fee and/or dedicate lands for
parks and recreation purposes pursuant to Ordinance No. 2005-112 and 2005-113 adopted
by the Fresno City Council on September 27, 2005.
FIRE SERVICE
45. The developer/owner shall comply with the requirements in the letter from Fresno Fire
Department, dated August 22, 2005 for Vesting Tentative Tract Map No. 5463/UGM.
Conditions of Approval -March 15, 2006
Rezone Application No. R-05-45
Tentative Tract Map 5463/UGM
Conditional Use Permit No. C-05-140
Page 9
46. All structures will be subject to UGM construction requirements for houses over three miles
from an existing fire station; Alternatives include fire sprinklers, alternative lot construction,
etc.
47. Fire sprinklered houses require a minimum one and one-half (1 '/2") inch water service for
fire sprinkler/domestic supply.
48. Provide residential hydrants and fire flows per Public Works standards with two sources of
water.
Fire Service Fee
49. The subdivider shall be required to pay the Fire Service Fees for the future Fire Station No.
3. Fee payment may be deferred until time of building permit issuance in accordance with
the requirements of FMC Section 12-4.509-C-3.
STREETS AND RIGHTS-OF-WAY
50. The subdivider shall furnish to the city acceptable security to guarantee the construction of
the off-site street improvements in accordance with all applicable provisions of the Fresno
Municipal Code and the State Subdivision Map Act.
51. 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.
52. 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 Pubic Works Department for review and approval:
Street Construction, Signing, Striping, Traffic Signal and Streetlight and Trail Lighting.
53. Submit a Geometric Approval Drawing (GAD) to Traffic Engineering for review and
approval, per the attached checklist, prior to submittal of street plans.
54. The subdivider shall install all existing and proposed utility systems underground in
accordance with FMC Sections 12-1011 and Resolution Nos. 78-522, 88-229.
55. The subdivider shall construct an underground street lighting system per Public Works
Standards E-1 and E-2 within the limits of the tract. Spacing and design shall conform to
Public Works Standards for local streets. Height, type, spacing, etc., of standards and
luminaries shall be in accordance with Resolution Nos. 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
Conditions of Approval - March 15, 2006
Rezone Application No. R-05-45
Tentative Tract Map 5463/UGM
Conditional Use Permit No. C-05-140
Page 10
the City, the street lighting system shall be dedicated to the City. Submit engineered
construction plans to the Public Works Department for approval.
56. 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.
57. 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.
58. Handicap access ramps are required at all corners within the limits of this subdivision.
59. All required signing and stripping shall be done and paid for by the developer/owner. The
signing and striping plans shall be done per the current Caltrans standards and shall be
submitted along with the street construction plans for this tentative tract map to the Public
Works Department.
60. The developer shall install median island and frontage landscaping concurrent with the
street improvements.
MAJOR STREETS
South Valentine Avenue (3-Lane Collector)
61. Dedicate 42'-44' of property, from center line, for public street purposes within the limits of
this subdivision to meet the current City of Fresno Collector Standard.
62. Construct concrete curb, gutter and sidewalk to Public Works Standard P-5. The
developer/owner shall construct a sidewalk pattern, as detailed on Vesting Tentative Map
No. 5463/UGM, Exhibit A, dated June 6, 2005.
63. Construct an 80' bus bay curb and gutter along the southwest corner of South Valentine
and West Whites Bridge Avenues to Public Works Standards P-73, complete with a 10'
monolithic sidewalk.
64. Construct 20' of permanent paving (measure from face of curb) within the limits of this
subdivision.
65. 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.
66. Relinquish direct vehicular access rights to South Valentine Avenue from all lots within this
subdivision.
Conditions of Approval-March 15, 2006
Rezone Application No. R-05-45
Tentative Tract Map 5463/UGM
Conditional Use Permit No. C-05-140
Page 11
West Whites Bridge Avenue: (Arterial-State Route 180, 94' Collector)
67. Dedicate 47'-55' of property, from center line, for public street purposes within the limits of
this subdivision to meet the current City of Fresno Arterial Standard.
68. Construct concrete curb, gutter and sidewalk to Public Works Standard P-5. The
developer/owner shall construct a sidewalk pattern, as detailed on Vesting Tentative Map
No. 5463/UGM, Exhibit A, dated June 6, 2005.
69. Construct 20' of permanent paving (measure from face of curb) within the limits of this
subdivision.
70. 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.
71. Relinquish direct vehicular access rights to West Whites Bridge Avenue from all lots within
this subdivision.
INTERIOR STREETS
72. Design and construct all curb, gutter, sidewalk (both sides), permanent paving, cul-de-sac
and underground street lighting systems on all interior streets to Public Works Standards.
Sidewalk patterns shall comply with Public Works API Standards for 50-foot and 54-foot
streets.
73. Any temporary dead-end streets created by this subdivision shall be properly barricaded in
accordance with the Public Works Standard P-44.
SPECIFIC MITIGATION REQUIREMENTS
74. This tract will generate 241 a.m./325 p.m. peak hour trips; therefore, a Traffic Impact Study
(TIS) is required and has been submitted. Comply with all mitigated measures as set forth
by the Traffic Engineering Manager in the attached letter dated September 22, 2005.
75. 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.
76. Provide a detail for all entries into the development (7'-20'-8'-20-7')'.
77. Install a signal pole with a 150-Watt safety light to Public Works Standards at the southwest
corner of South Valentine and West Whites Bridge Avenues.
Conditions of Approval -March 15, 2006
Rezone Application No. R-05-45
Tentative Tract Map 5463/UGM
Conditional Use Permit No. C-05-140
Page 12
Traffic Signal Mitigation Impact Fee:
78. 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 on the Master Fee Schedule).
STREET NAMES
79. Change the following street names to reflect their proper spelling in accordance with the
Street Name Review, dated September 8, 2005:
a. West Whitesbridge Avenue to West Whites Bridge Avenue
b. West Amador Street to "new name"
c. Road 'A' to West Amador Street
d. W. Lemon Ave. to West Amador Street
e. Road 'B' to West San Joaquin Street
f. Road 'F' to West San Joaquin Street
g. West San Joaquin Street to 'new name'
h. Stainislaus St. to West Stanislaus Street
i. W. Stanislaus St. to West Stanislaus Street
j. Road 'C' to West La Sierra Drive
k. S. Selland Ave. to South Selland Avenue
SANITARY SEWER SERVICE
80. The following sewer improvements shall be required prior to providing City sewer service to
the project.
81. A preliminary design and Sanitary Sewer Feasibility Study shall be prepared and submitted
for Department of Public Utilities review and obtain approval prior to final map submittal.
82. The proposed tract shall construct all sewer improvements as determined through the
Sanitary Sewer Feasibility Study as approved by the Department of Public Utilities.
83. Sanitary sewer improvements to be constructed shall include, but not limited to; sanitary
sewer mains, house laterals to all existing and proposed lots, lift or pump station(s) and
force mains as directed by the Department of Public Utilities.
84. The following off-site sanitary sewer main extensions are required. Final sewer main sizes
shall be determined through the required Sewer Feasibility Study. Therefore, all required
sewer main sizes are subject to change:
a. Construction of a 12-inch gravity sewer main in West Whites Bridge Avenue between
South Marks and South Valentine Avenues.
b. Construction of a 10-inch gravity sewer mains in West Whites Bridge and South
Valentine Avenues west across the project frontage.
Conditions of Approval - March 15, 2006
Rezone Application No. R-05-45
Tentative Tract Map 5463/UGM
Conditional Use Permit No. C-05-140
Page 13
c. Construction of a 12-inch and 10-inch gravity sewer mains in South Valentine Avenue
from West Whites Bridge Avenue across the project frontage.
85. Construction of a sanitary sewer lift station to be located in West Whites Bridge Avenue
between South Marks and South Valentine Avenues shall be required. The lift station shall
be subject but not limited to following requirements:
a. Acquisition and/or dedication of a separate parcel of land necessary to construct
required lift or pump station facilities at a location and size acceptable to the
Department of Public Utilities.
b. Depth of the sewer lift station shall not exceed a maximum depth of 24-feet with a 19-
foot maximum flowline depth of the incoming sewer main.
c. Installation of permanently mounted auxiliary power supply (Applicable permits
required).
d. Installation of antenna for telemetry (Applicable application required).
86. Creation and adoption by Council Resolution of a Sewer Lift Station Service Area is
required to establish a service boundary that includes all properties to be served by the
proposed sewer lift station.
87. Formation of a Community Facilities District responsible for the proposed sewer lift station
installation and maintenance shall be required.
88. Abandon all existing on-site private sanitary sewer systems.
89. Public sewer facilities shall be constructed in accordance with Public Works Department
standards, specifications, and policies.
90. Engineered improvement plans prepared by a Registered Civil Engineer are required for
proposed additions to the sanitary sewer system.
Sanitary Sewer Fees
91. The following Sewer Connection Charges are due and shall be paid for this Project:
a. Sewer Lateral Charge
b. Oversize Sewer Charge (OSA#42)
c. Sewer Facility Charge (Residential Only)
WATER SERVICE
The following water improvements shall be required prior to providing City water service to the
project:
Conditions of Approval - March 15, 2006
Rezone Application No. R-05-45
Tentative Tract Map 5463/UGM
Conditional Use Permit No. C-05-140
Page 14
92. Construct 14-inch transmission grid water main (including installation of City fire hydrants)
in West Whites Bridge Avenue from South Marks west across the frontage of the tract.
93. Construct a 14-inch transmission grid water main (including installation of City fire hydrants)
in South Valentine Avenue from West Whites Bridge Avenue south to West Madison
Avenue.
94. Construct a 14-inch transmission grid water main (including installation of City fire hydrants)
in West Madison Avenue from West Whites Bridge Avenue east to South Lead Avenue.
95. Separate water services with meter boxes shall be provided to each lot created.
96. 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.
97. All public water facilities shall be constructed in accordance with the Department of Public
Works standards, specifications and policies.
98. Seal and abandon existing on-site well in compliance with per the State of California Well
Standards, Bulletin 74-90 or current revisions issued by California Department of Water
Resources and City of Fresno Standards.
99. Engineered improvement plans prepared by a Registered Civil Engineer are required for
proposed additions to the city water system.
100. Construct a water supply well(s) on a site(s) dedicated to the City of Fresno. The well(s)
shall be capable of producing a total of 750 gallons per minute. Well sites shall be of a size
and at a location acceptable to the Water Systems Manager and shall be approved by him
prior to the filing of the final tract map. The cost of acquiring the well site(s) and construction
of the well(s) shall be reimbursed from the UGM Water Supply Well Service Area Fund
401s, in accordance with established UGM policies.
101. Water well construction shall include wellhead treatment facilities, if required. Construction
of the well and site improvements shall be completed prior to issuance of home occupancy
permits. The cost for constructing wellhead treatment facilities shall be reimbursed from
UGM Wellhead Treatment Service Area Fund 401s, in accordance with established UGM
policies.
102. Due to limited information on an existing nitrate contaminant plume, additional test wells
shall be constructed with the intent of identifying the concentration and extent of the
contamination and the general water supply potential. A study plan shall be approved by
the Water System Manager prior to commencement. Prior to final map filing, a
hydrogeological expert shall submit the results of the study with comparisons to State
Health Standards and his projection of the general water supply potential based on the soil
lithology. Construct a water supply well(s) on a site(s) dedicated to the City of Fresno.
Conditions of Approval - March 15, 2006
Rezone Application No. R-05-45
Tentative Tract Map 5463/UGM
Conditional Use Permit No. C-05-140
Page 15
SOLID WASTE SERVICE
Vesting Tentative Tract Map No. 5463/UGM will be serviced as Single Family Residential
properties with Basic Container Service. The following conditions and requirements are placed
on this tentative map as a condition of approval by the Department of Public Utilities.
103. Property owners will receive three containers to be used as follows: one gray container for
solid waste, one green container for green waste, and one blue container for recyclable
material.
104. The owners, lessees or other tenants of the residential dwellings on service day, before
6:00 a.m., shall place their solid waste containers at the edge of the curb approximately 4-
feet apart and shall not block any vehicle accesses in accordance with the City of Fresno's
Solid Waste Management Division Standards.
105. Per FMC Section 9-404 Solid Waste Disposal Regulations, Section C-10, no solid waste
container nor residential rubbish shall be allowed to remain at the curb line after 8:00 p.m.
on the collection day.
URBAN GROWTH MANAGEMENT REQUIREMENTS (GENERAL)
106. Lots 215 and 216 shall place their containers on South Marty Avenue for service.
107. Developer shall provide a temporary turnaround at the end of South Marty between Lots
211 and 212. Turnaround shall be clear of all vehicles on the sold waste service day.
108. If a temporary turnaround cannot be provided then a covenant will be required. Covenant
states that lot 213 place their containers at the northern edge of their property. Lots 212 will
be required to place their containers at the northwest corner of lot 211 for service.
RIGHT-OF-WAY ACQUISITION
109. The developer will be responsible for the acquisition of any necessary right-of-way to
construct any of the required improvements.
Rights-of-way acquisition shall include any rights-of-way necessary for proper drainage,
signing, pole relocation, and shoulder grading. In general, this will require right-of-way to
be provided approximately 10-feet outside the travel lane. The exact requirement must be
determined at the project design stage based on the existing conditions and detailed
design information.
In the event an acquisition of any easement or right-of-way is necessitated by the
subject development, said acquisition will be accomplished prior to Final Map approval.
The developer/owner should contact the Real Estate Section of the Public Works
Department to receive procedural guidance in such acquisitions.
Conditions of Approval - March 15, 2006
Rezone Application No. R-05-45
Tentative Tract Map 5463/UGM
Conditional Use Permit No. C-05-140
Page 16
Should such acquisition not be accomplished by the subdivider prior to Final Map
approval, the subdivider must request and grant to the City the full authority to attempt
acquisition either through negotiation or through its power of eminent domain. The
subdivider shall furnish to the City Public Works Department, Engineering Division/ Real
Estate Section, an appraisal report or a request for an estimated appraisal amount (to be
determined by the City of Fresno Real Estate Section) prior to preparation of a
Subdivision Agreement.
The subdivider shall submit adequate security in the form of a cash deposit to guarantee
payment of all costs associated with the acquisition, including staff time, attorney's fees,
appraisal fees, court costs, and all related expenditures and costs necessary to effect
the acquisition of such easements or rights-of-way.
FLOOD CONTROL AND DRAINAGE
110. The subdivider shall be required to pay any applicable storm drainage fees to comply with
Fresno Municipal Code Chapter 13, Article 13.
111. The subdivider shall be required to comply with the specific requirements imposed by the
Fresno Metropolitan Flood Control District (FMFCD) for the subdivision or any amendments
or modifications to those requirements which may be granted by the FMFCD Board of
Directors, pursuant to Section 13-1307 of the Fresno Municipal Code. These requirements
are identified in the District's letter to the Planning and Development Department dated
October 6, 2005.
112. Any temporary ponding basins constructed or enlarged to provide service to the subdivision
shall be fenced in accordance with City standards within seven days from the time the basin
becomes operational or as directed by the City Engineer. Temporary ponding basins will
be created through a covenant between the City and the Developer prior to Final Map
approval. Maintenance of the temporary ponding basin shall be by the Developer until
permanent service for the entire subdivision is provided.
AIR QUALITY
113. The developer/owner shall comply with the requirements in the letter from the San Joaquin
Valley Air Pollution Control District dated September 6, 2005 for Vesting Tentative Tract
Map No. 5463/UGM.
IRRIGATION DISTRICT
114. The developer/owner shall acknowledge the comments of the Fresno Irrigation District,
dated August 26, 2005, for Vesting Tentative Tract Map No. 5463/UGM.
115. FID's Mortenson canal/pipeline traverses the north side of Whites Bridge Avenue. FID
requests it review and approve all plans that affect its canallpipeline.
Conditions of Approval- March 15, 2006
Rezone Application No. R-05-45
Tentative Tract Map 5463/UGM
Conditional Use Permit No. C-05-140
Page 17
116. A private irrigation control structure is located on the northeast corner of, and a private
irrigation pipeline traverses the east side of APN: 326-100-09. These private facilities are
active and will need to be incorporated into the proposed development.
CENTRAL UNIFIED SCHOOL DISTRICT
117. The developer/owner shall acknowledge the comments of the Central Unified School
District, dated February 9, 2006 and September 21, 2005, for Vesting Tentative Tract Map
No. 5463/UGM.
118. School Developer Fees shall be paid on all new residential construction within the proposed
subdivision, in accordance with a resolution adopted by the Central Unified School District,
pursuant to Government Code Section 65995 and Educational Code Section 17620.
COUNTY OF FRESNO - Department of Community Health
119. The developer/owner shall acknowledge the comments of the County of Fresno,
Department of Community Health, dated September 19, 2005.
COUNTY OF FRESNO - Plannina Division, Land Division Section
120. The developer/owner shall acknowledge the comments of the County of Fresno, Planning
Division, Land Division Section, dated September 1, 2005, for Vesting Tentative Tract Map
No. 5463/UGM.
STATE OF CALIFORNIA - DEPARTMENT OF TRANSPORTATION
121. Prior to the approval of any Final Tract Map for this tentative tract map, the
subdivider/developer shall pay shares of cost for improvements to interchanges affected by
vehicular travel related to this subdivision. The following shares of cost were derived by the
California Department of Transportation (Caltrans) Division 6 Office of Transportation
Planning from its review of the Tract 5463 Traffic Impact Study.
$11,844 for impacts to the State Route 180/Hughes Avenue intersection.
Imposition of this condition is dependent upon the City of Fresno and Caltrans having an
executed agreement for the City to collect and administer State Highway facilities fees
(Reference: Letter from Caltrans District 6, dated December 27, 2005 and September 9,
2005, for Vesting Tentative Tract Map No. 5463/UGM).
DEVELOPMENT FEES AND CHARGES
122. Vesting Tentative Map No. 5463/UGM is subject to the following fees:
SEWER CONNECTION CHARGES FEE RATE
b. Lateral Sewer Charge* $0.10/sq. ft. (to 100' depth)
Conditions of Approval- March 15, 2006
Rezone Application No. R-05-45
Tentative Tract Map 5463/UGM
Conditional Use Permit No. C-05-140
Page 18
c. Oversize Charge* $0.05/sq, ft. (to 100' depth)
d. Trunk Sewer Charger N/A
Service Area:
e. Wastewater Facilities Charge4 $2,119/living unit
f. Copper Avenue Sewer Lift Station Charge* N/A
g. Fowler Trunk Sewer Interim Fee Surety* N/A
h. House Branch Sewer Charger N/A
i. Millbrook Overlay Sewer* N/A
WATER CONNECTION CHARGES FEE RATE
j. 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.
k. Frontage Charge* $6.50/lineal foot
I. Transmission Grid Main Charge* $643/gross acre (parcels 5 gross acres
or more)
m. Transmission Grid Main Bond Debt Service Charge* $243/gross acre (parcels 5 gross
acres or more)
n. UGM Water Supply Feer
Service Area: 401s $371/living unit
o. Well Head Treatment Feer $31/living unit
Service Area: 401
p. Recharge Feer $0/living unit
Service Area: 401
q. 1994 Bond Debt Service* $0/living unit
Service Area: 401
DEVELOPMENT IMPACT FEE FEE RATE
r. Fire Facilities Impact Fee -Citywide+**t $539/living unit
s. Park Facility Impact Fee - Citywide♦**t $3398/living unit
t. *Quimby Parkland Dedication Feer** $1120/living unit
Conditions of Approval- March 15, 2006
Rezone Application No. R-05-45
Tentative Tract Map 5463/UGM
Conditional Use Permit No. C-05-140
Page 19
u. Police Facilities Impact Fee - Citywide♦"t $624/living unit
v. Traffic Signal Charge* $414.69/living unit
URBAN GROWTH MANAGEMENT FEE RATE
w. UGM Fire Station Capital Fee* $800/gross acre
Service Area: Undesignated
x. UGM Park Fee* $3219/gross acre
Service Area: 3
y. Major Street Charge* $4053/adj. acre
Service Area: E-3
z. Major Street Bridge Charge* $232/adj. acre
Service Area: E-3
aa. UGM Grade Separation Fee* N/A
ab. UGM Trunk Sewer Charge* N/A
Service Area:
ac. Street Acquisition/Construction Charge• 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
t Subject to vesting tentative map date, fee may not be applicable until 2-years after date of Final Map
recordation; when applicable,fee is due at occupancy for all un-developed lots at the fee rate then in effect.
• Due at time of subdivision.
Due at time of development.
♦ Due at occupancy.
w► Deferrable through Fee Deferral Covenant.
FRESNO METROPOLITIAN FLOOD CONTROL DISTRICT FEE RATE
a. FMCD Development Fees -Vesting Tentative Tract No. 5463/1UGM $316,800.00
Conditions of Approval- March 15, 2006
Rezone Application No. R-05-45
Tentative Tract Map 5463/UGM
Conditional Use Permit No. C-05-140
Page 20
cc: Letters from:
Public Works Department, Street Trees (9-20-05)
Fresno Fire Department (8-22-05)
Public Works Department, Community Facilities District (3-8-06)
Public Works Department, Transportation Planning (9-22-05)
Street Name Review (9-8-05)
Department of Public Utilities, Planning and Engineering (3-7-06)
Solid Waste Division (9-21-05)
Fresno Metropolitan Flood Control District (10-6-05)
San Joaquin Valley Air Pollution Control District (8-08-05)
Fresno Irrigation District (8-26-05)
Central Unified School District (2-9-06 & 9-21-05)
County of Fresno - Department of Public Health (9-22-05)
County of Fresno - Department of Public Works and Planning (9-1-05)
California Department of Transportation (12-27-05 & 9-9-05)
KAMaster Files-R-05-45(T-5463/UGM/C-05-140 COA.doc
D E P A R T M E N T O F P U B L I C W O R K S
TO: Kevin Fabino, Planner
Planning Division
FROM: Ann Lillie,Senior Engineering Technician (559.621.8690)
DATE: September 20, 2005
SUBJECT: Tentative Subdivision Map T-5463 (Located on the southwest comer of West Whites
Bridge and South Valentine Avenues)
The Department of Public Works has reviewed the Vesting Tentative Subdivision Map proposed by
Granite Bay Capital Group,LLC, on engineering plans prepared by Provost&Prichard. dated August 9.
2005. The Department of Public Works offers the following comments regarding the Street Tree,
Buffer/Parkway and Median Island Landscape conditions.
GENERAL REQUIREMENTS
STREET TREES REQUIREMENTS
1. The subdivider is required to provide street trees on all public street frontages and the dedication
planting and buffer landscaping easements. West Whites Bridge Avenue requires a twenty(20)foot
and South Valentine Avenue a fifteen(15)foot landscape easement. Street trees shall be planted at
the minimum rate of one tree for each 60' of street frontage. Tree planting shall be within a 10'
Planting and Public Utility Easement. Street trees shall be planted by the Developer. The subdivider
is required to provide automatic irrigation for all street trees. The irrigation system shall comply with
FMC 12-306-23. Tree species to be planted as follows:
STREET NAME STREET TREE SPECIES/COMMON NAME
West Whites Bridge Avenue Pyrus calleryana-Ornamental Pear
South Valentine Avenue Pistacia chinensis-Chinese Pistache
2. Street Tree Planting by Developer: For those lots having internal street tree frontage available
for street tree planting,the developer shall plant one tree for each 60'.of street frontage, or one tree
per lot having street frontage,whichever is greater.
a. Street tree inspection fees shall be collected for each 60'of public street frontage or one tree
per lot whichever is greater.
b. Street trees shall be planted in accordance with the City of Fresno, Department of Public
Works"Standard Specifications."
c. Landscape plans shall indicate street tree planting locations and species. Landscape plans shall
be reviewed and approved by the Department of Public Works,Engineering Services. A street
tree planting permit shall be required for all residential street tree planting.
d. Performance and payment securities,paid with final map,will be released when all
landscaping installed on public and/or city controlled property is in conformance with the
Specifications of the City of Fresno.
e. Upon acceptance of the required work,warranty security shall be furnished to or retained by
the city for guaranty and warranty of the work for a period of ninety days following acceptance.
BUFFER LANDSCAPING&MAINTENANCE REQUIREMENTS
1. The subdivider is required to provide long term maintenance for the landscape in the landscape
easements and rights-of-way. The subdivider may petition for annexation in the Community Facilities
District, or may form a Home Owner's Association.
2. Buffer Maintenance Through Annexation to the Community Facilities District. Landscape and
Irrigation plans are required and shall be submitted to the Department of Public Works for review and
approval prior to a Council approval of the final map. Plans shall be numbered to conform to and be
included in the Department of Public Works street construction plan set for the final map. These fees
are applicable when the subdivider elects to maintain the buffer landscaping by annexing to the city's
Community Facilities District.
1. Landscaping shall comply with Landscape Buffer Development Standards approved by the City
Council on October 2, 1990. Landscape and irrigation plans shall comply with Sections 12-306-23
&24 and 14-121 of the Fresno Municipal Code regarding Water Efficient Landscaping and Buffer
landscaping.
2. Should the proposed landscape buffers and/or parkway strips be located next to an existing buffer
and/or parkway strip,the planting concept shall simulate the adjacent landscape design to present a
more uniform appearance on the street. Variances in the landscape concept will be acceptable,but
the design of the new landscape buffer and/or parkway strip shall strive to mimic the existing as much
as possible.
3. Landscape plans shall indicate grades on a cross-section detail to include fencing or wall details.
All fencing shall be placed outside the landscape easement. Maximum slopes shall not exceed 4:1
with 1 foot of level ground between the slope and the back of the side walk and/or face of fence.
Erosion control measures shall be implemented on all slopes of 4:1, including the use of synthetic
erosion control netting in combination with ground cover species approved by the Department of
Public Works/engineering Services Division.
4. The water meter(s)serving the buffer landscaping shall be sized for the anticipated service flows.
5. No private flags,signs or identification of any kind shall be permitted in the right-of-way,within
the City-controlled easement or on the fence or wall facing the street.
6. Landscaping in the right-of-way and landscape setback adjacent to water well sites shall be the
responsibility of the City of Fresno Water Division and may not be included in the CFD.
MEDIAN ISLAND LANDSCAPE REQUIREMENTS
1. When median islands front onto the proposed development project, applicants shall be required to
submit plans showing the location and configuration of all median islands fronting the proposed
project for review and evaluation for median island landscaping requirements. Existing utilities,
including,but not limited to city water lines/service points, sanitary sewer, storm drains, electrical
lines,existing landscaping including trees,shrubs,ground cover beds,irrigation facilities,and other
miscellaneous landscape features shall also be clearly defined. If a new median is required by the
Traffic Division,the median island landscaping shall be applied as per FMC section 12-306-24.
The Public Works Department requires 2 foot wide colored concrete strips on all proposed median
islands with a 12 inch by 12 inch slate pattern in brick red.
OUTLOTS
1. The Department of Public Works will not be responsible for the maintenance of any outlots if they
are not included into the CFD2. If the outlots are to be included into the CFD2,the Department of
Public Works will require approving landscape and irrigation plans prior to inclusion into the CFD2.
BIKE PATH
1. All proposed Multipurpose Paths shall be constructed in accordance with City requirements and
standards. Cross-sections will be required with submittal of Street Plans and Landscaping/Irrigation
Plans for review and approval.
City of
Ill—!1��!� 1►�� V- Fire Department
450 M Street Randy R. Bruegman
Fresno, California 93721-3083 ` Fire Chief
559-621-4000 FAX #559-498-4261SERV10E'�e��
www.fresno.gov
Date 8-22-05
TO: Kevin Fabino, Planner III
Development Department, Planning Division
FROM: Mike Schmidt;kpervising Fire Prevention Inspector
Fire Prevention Bureau
SUBJECT: Tentative Tract No. 5463
The Fire Department has completed a review of the Vesting Tentative Tract Map 5463,
which was submitted by Provost & Pritchard, Inc. 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 future Fire Station No.19 and 3.7 miles from Fire Station
No. 3.
All structures will be subject to UGM construction restrictions for houses over 3 miles from
an existing fire station: Alternatives include fire sprinklers, alternate lot construction, etc.
This project is subject to UGM Fire service fees "to be determined".
Provide residential hydrants and fire flows per Public works standards with two sources of
water.
Access is acceptable as shown.
Note: Phasing of tract will require re-review for access requirements.
For tracts with sprinklered houses: Fire sprinklered houses require a minimum 1'/z"
water service for fire sprinkler/domestic supply. Provisions must be made accordingly.
Ciiy of
PUBLIC WORKS DEPARTMENT
DATE: March 8, 2006 REVISED 3/8/2006
TO: KEVIN FABINO, Planner
Planning and Development Department
FROM: JOE PAFF, Engineering Technician
Public Works Department
SUBJECT: CONDITIONS FOR VESTING TENTATIVE TRACT 5463 AND
COMMUNITY FACILITIES DISTRICT
The Conditions of Approval for Vesting Tentative Tract 5463 shall include the following language to ensure
that ongoing perpetual maintenance of the works of improvement described herein are the sole responsibility
of the Subdivider and shall not be the responsibility of the City. As may be described below, the Subdivider
may shift his/her/its responsibility for maintenance of these items to future owners of the subject parcels of
the proposed tentative tract map provided the Subdivider complies with the provisions described in this
memorandum.
1. The Subdivider shall be responsible for ongoing maintenance of the following items:
■ Maintenance of all Landscaping and Irrigation systems as approved by the Public Works
Department within the street easements (including half of medians), trail easements and
landscape easements along the property lines that side or back-onto S. Valentine and W. Whites
Bridge Avenues.
■ Maintenance of all Landscaping and Irrigation systems as approved by the Public Works
Department within designated public easements and open spaces within the boundary of the
tentative map.
■ Maintenance of all interior Local Street Pavement, Curbs, Gutters, Sidewalks, Medians and
Street Furniture as approved by the Public Works Department within the boundary of the
tentative map.
■ Maintenance and operating costs of all local street Street Lights as approved by the Public
Works Department within the boundary of the tentative map.
■ Maintenance of all Street Trees as approved by the Public Works Department within the
boundary of the tentative map.
■ Maintenance and operating costs of police, fire, traffic control and recreation services as
established by the Council of the City of Fresno.
Hereinafter, the above listed items shall be collectively referred to as"above listed maintenance
responsibilities."
2. The Subdivider may elect and the Council may decide to have the above listed maintenance
responsibilities become the responsibility of a Community Facilities District ("CFD"). If the Subdivider elects
to petition the Council to include the above listed maintenance responsibilities in a CFD, the selection of
which CFD (including the creation of a new CFD) shall be the responsibility of the Public Works Director or
his/her designee.
3. If the Subdivider does not elect or the Council does not decide to have the above listed maintenance
responsibilities become the responsibility of a CFD, the Subdivider shall establish a Home Owners
Association to perform the above listed maintenance responsibilities pursuant to a formal agreement with the
City. The agreement with the City described herein, shall among other things, specify level of effort and
frequency, insurance requirements, traffic control, and inspection and be subject to approval by the Director
of Public Works and the City Attorney's Office.
4. Notwithstanding the above, as an alternative to the Subdivider being responsible for the maintenance of
local: streets, curbs, gutters and sidewalks, and this above listed maintenance responsibility only:
The Subdivider shall utilize the following design criteria for the construction of internal streets within the
development:
• TI for local streets shall not be less than 7.5.
■ For the purposes of determining the structural section of the streets, the"R-value" shall be
quantified an approved soils testing laboratory, but in no instance shall the value exceed 50.
■ The gravel equivalent shall be in accordance with Caltrans design standards (Section 600)
including the factor of safety.
■ The City shall have the final streets, curbs, gutters and sidewalks certified by a registered civil
engineer stating that the constructed improvements meet or exceed the approved structural
section design at the expense of the Developer. This will include taking core samples at a
frequency and location determined by the Public Works Director. The Public Works Director
shall
• Developer warrantees the streets, curbs, gutters and sidewalks for a period of three years after
acceptance and secures the warrantee with a performance bond equal to 25%of the engineers'
estimate of valuation. For the purposes of calculating this valuation the estimate used for
permitting can be used, provided it is adjusted to present value based on CIP published in the
ENR.
■ All trees planted shall be certified as planted to City standards and specifications by a registered
landscape architect with written certification submitted to the City's Construction Management
Division.
5. Proceedings to place the Final Map into a CFD may not commence until the territory has been annexed
into the Citv of Fresno.
6. Construction plans for all features to be maintained by a CFD for a final map shall be included in the final
map submission to the Development Department for processing. Landscaping plans shall contain actual
tree and plant counts by species and include the areas (in square feet) of turf, shrubs and trees, and
sidewalks or other paved areas within all landscaped areas. . Quantities for all interior: street paving, curbs,
gutters, sidewalks, streetlights, street trees and street signs will be submitted with the CFD annexation
request letter.
Any change affecting the Items in these conditions requires revision of this letter.
If you have any questions, please call me at 621-8695
Fi le:lwplcfd 2lttmapreviewsltract1tt5463
City of
IM-25 L+IkI�\I i,
Ni
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DATE: September 22, 2005
TO: Kevin Fabino, Planner III
Development Department, Planning Division
THROUGH: Scott Mozier, P.E., Traffic Engineering Manager
Public Works Department, Engineering Divisio
FROM: Louise Monroe, Traffic Planning Supervisor
Public Works Department, Engineering Divisio
SUBJECT: TT 5463/C-05-140, Public Works Conditions of Approval
(Valentine between Whitesbridge and Madison)
The Public Works Department, Traffic Planning Section, has completed its review and the following
requirements are to be placed on this tentative map as a condition of approval by the Public Works
Department.
General Conditions:
Provide curb ramps at all corners within the limits of this subdivision.
Underground all existing offsite overhead utilities with the limits of this map in accordance with Fresno
Municipal Code Section 12-1011 and Resolution No. 78-522/88-229.
Submit a Geometric Approval Drawing (GAD) to Traffic Engineering for review and approval, per the
attached checklist, prior to submittal of street plans.
Submit the following plans, as applicable, in a single package, to the Planning and Development
Department for review and approval: Street Construction, Signing, Striping, Traffic Signal and Streetlight
and Trail Lighting, Signing and Striping.
Frontage Improvement Requirements:
Major Streets:
Valentine Avenue: 3-lane Collector
1. Dedicate 42'- 44' of property, from section line, for public street purposes within the limits of this
subdivision to meet the current City of Fresno Collector Standards.
2. Construct concrete curb, gutter and sidewalk to Public Works Standard P-5. The sidewalk pattern
shall be constructed to a 10' residential pattern.
3. Construct an 80' bus bay curb and gutter at the southwest corner of Valentine and Whitesbridge
to Public Works Standard P-73, complete with a 10' monolithic sidewalk.
4. Construct 20' of permanent paving (measured from face of curb) within the limits of this sub-
division.
Page 1 of 4
Q\Louise\TRACT MAPS\T-5463 VALENTINE BETWEEN WHITESBRIDGE AND MADISON.doc
5. Construct an underground street lighting system to Public Works Standard E-1 within the limits of
this subdivision. Spacing and design shall conform to Public Works Standard E-8 for Collector
Streets.
6. Relinquish direct vehicular access rights to Valentine Avenue from all lots within this subdivision.
Whitesbridge Avenue: Arterial (State Route 180) 94' Collector
1. Dedicate 47'- 55' of property, from section line, for public street purposes within the limits of this
subdivision to meet the City of Fresno's Standards.
2. Construct concrete curb and gutter and sidewalk to Public Works Standard P-5. Construct
sidewalk to a 10' residential pattern.
3. Construct 20' of permanent paving within the limits of this subdivision.
4. Construct an underground street lighting system to Public Works Standard E-1 within the limits of
this subdivision. Spacing and design shall conform to Public Works Standard E-8 for Collector
Streets.
5. Relinquish direct vehicular access rights to Whitesbridge Avenue from all lots within this
subdivision.
Interior Streets:
Dedicate, design and construct all curb, gutter, sidewalk, (both sides), permanent paving, cul-de-sacs,
easements and underground street lighting systems on all interior local streets to Public Works
Standards. Sidewalk patterns shall comply with Public Works API Standards for 50' and 54' streets.
Any temporary dead-end streets created by this subdivision shall be properly barricaded in accordance
with the Pubic Works Standard P-44.
Specific Mitigation Requirements:
1. This tract will generate 241 a.m./ 325 p.m. peak hour trips; therefore, a Traffic Impact Study (TIS)
Is required and has been submitted. Comply with all mitigated measures as set forth by the
Traffic Engineering Manager in the attached letter dated 9-22-05.
2. The first order of work shall include a minimum of two points of vehicular access to the major
streets for any phase of this development.
3. Eliminate the 4-way intersection at Selland and Chandler.
4. Provide a detail for all entries into this development. (7'-20'-8'-20'-7')
5. Reconfigure lots 56, 57, 58, 79 and 80 to provide a school bus pull-out. Additional dedication is
required. See CUSD's detail. Identify changes on the tentative map and resubmit for approval 1
week prior to Planning Commission Hearing.
UGM Requirements:
This Map is in UGM major street zone E-3; therefore pay all applicable UGM fees.
Valentine Avenue: 3 lane Collector
1. Dedicate and construct (2) 13' center section travel lanes with 250' left turn lanes, at all major
intersections within the limits of this subdivision. An additional 6' of paving shall be required
adjacent to the 250' left turn lanes. Dedication shall be sufficient to accommodate additional
paving and any other grading or transitions as necessary based on a 45 MPH design speed.
Page 2 of 4
Q\Louise\TRACT MAPS\T-5463 VALENTINE BETWEEN WHITESBRIDGE AND MADISON.doc
2. Install a signal pole with a 150-watt safety light to Public Works Standards at the southwest
corner of Valentine and Whitesbridge .
Whitesbridge Avenue: 94' Collector
1. Dedicate and construct (2) 17' center section travel lanes with 250' left turn lanes, at all major
intersections within the limits of this subdivision. An additional 6' of paving shall be required
adjacent to the 250' left turn lanes. Dedication shall be sufficient to accommodate additional
paving and any other grading or transitions as necessary based on a 45 MPH design speed.
2. Design and construct a Major Street Bridge (56) at the intersection of Whitesbridge and the
Mortesen No. 80 Canal. Public Works will apply this requirement to a minimum of 4 other
subdivisions with each subdivision being responsible for a fee no greater than 1/5 of the cost of
said bridge. The timing of the bridge construction shall occur prior to close out of this subdivision
or at such time that the City Engineer deems necessary, whichever is earlier.
3. Design and construct a Major Street Bridge (55) at the intersection of Whitesbridge and the
Teilman No 79 Canal. Public Works will apply this requirement to a minimum of 4 other
subdivisions with each subdivision being responsible for a fee no greater than 1/5 of the cost of
said bridge. The timing of the bridge construction shall occur rior to close out of this subdivision
or at such time that the City Engineer deems necessary, whichever is earlier.
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).
Page 3 of 4
C:\Louise\TRACT MAPS\T-5463 VALENTINE BETWEEN WHITESBRIDGE AND MADISON.doc
CITY OF FRESNO PUBLIC WORKS DEPARTMENT
GAD PLAN CHECK GUIDE & REQUIREMENTS LIST
❑ RECORD PLAN INFORMATION IN PLAN CHECK LOG
❑ LANE CONFIGURATIONS MATCH CONDITIONS OF APPROVAL
❑ TURN POCKET LENGTHS ARE CALLED OUT AND CORRESPOND TO QUEUE LENGTHS IN TRAFFIC
IMPACT STUDY
❑ EXISTING AND PROPOSED CURBS AND MEDIAN ISLANDS ARE CLEARLY SHOWN
❑ PERTINENT FEATURES SUCH AS EXISTING PARCELS, RAILROADS, FID CANALS
❑ CONFORMS TO EXISTING CONDITIONS AT PROJECT LIMITS
❑ EXISTING LANE WIDTHS ARE CALLED OUT AT CONFORM AREAS
❑ GAD SHOWS PROPOSED WIDTH OF STREET R/W, CURB-TO-CURB DISTANCE, ALL TRAFFIC LANES,
BIKE LANES, PARKING LANES AND MEDIAN ISLANDS
❑ GAD CALLS OUT TRANSITION LENGTHS AND TAPERS EXPRESSED AS TRANSITION LENGTH PER
OFFSET WIDTH (I.E. 50:1 TAPER WOULD BE A 600'TRANSITION FOR A 12' OFFSET)
❑ ALL CURVE DATA IS CALLED OUT. WHERE CURVES ARE CONCENTRIC, ONLY THE CIL OR CURB LINE
NEEDS TO BE CALLED OUT.
❑THE CIL IS MATHEMATICALLY DEFINED WITH HORIZONTAL CONTROL IN CASES WHERE THE CIL
DOES NOT FOLLOW THE SECTION LINE
❑ BEARINGS AND DISTANCES ARE PROVIDED WHERE THE CIL OF CONSTRUCTION (NEW CIL OR
SECTION LINE) IS NOT PARALLEL TO THE PROPOSED R/W, OR WHERE THE TWO SIDES OF A DIVIDED
ROADWAY ARE NOT PARALLEL.
❑ SHOW TRUCK TURNING TEMPLATES FOR ALL DUAL LEFT OR DUAL RIGHT TURNS AND
ROUNDABOUTS
❑ CROSSWALK LAYOUTS MEET CITY STANDARDS (4' FROM FACE OF CURB AT RAMP, 10'WIDE, NO
DOGLEGS, MEDIAN NOSES CLEAR OF CROSSWALK)
❑ PLANS INCLUDE PROJECT REFERENCE INFORMATION (Site Plan No., C.U.P. No., Rezone No., Parcel
Map No. or C.I.P. No. (PW ID, Fund, Org, KRA), NORTH ARROW, SCALE, TITLE BLOCK, OWNER'S NAME,
ENGINEER PREPARED BY)
❑ FOR PROJECTS INCLUDING SIGNIFICANT VERTICAL GRADE CHANGES INCORPORATING MULTIPLE
GRADE BREAKS OR VERTICAL CURVES,THE GAD SHOULD INCLUDE A PROPOSED MAJOR STREET CIL
PROFILE (NOT NECESSARY FOR TYPICAL ROUTINE PROJECTS)
Page 4 of 4
C:\Louise\TRACT MAPS\T-5463 VALENTINE BETWEEN WHITESBRIDGE AND MADISON.doc
Street Name Review
TM-5463 9-8-05
Street Name Status Required Change
West Whitesbrid a Avenue Chane West Whites Bridge Avenue
West Amador Street Chane 'new name' see note
Road 'A' Chane West Amador Street
W. Lemon Ave. Chane West Amador Street
West Lemon Avenue Good
Road 'B' Chane West San Joaquin Street
Road 'D' Chane West San Joaquin Street
West San Joaquin Street Chane 'new name' see note
West Chandler Avenue Good
Stanislaus St. Chane West Stanislaus Street
W. Stanislaus St. Chane West Stanislaus Street
Road 'C' Chane West La Sierra Drive
South Marty Avenue Good
South Dewey Avenue Good
South Selland Avenue Good
S. Selland Ave. Chane South Selland Avenue
South Rafael Avenue Good
South Malsbary Avenue Good
South Valentine Avenue Good
Note: for new street names submit a list for review and approval by P&DD
City of
DEPARTMENT OF PUBLIC UTILITIES
Date: March 7,2006
To: KEVIN FABINO,Planner I
Planning and Development
From: DOUG HECKER, Supervising Engineering Technician
Public Utilities Department,Planning and Engineering Division
Subject: SANITARY SEWER AND WATER REQUIREMENTS FOR VESTING TENTATIVE
TRACT 5463/UGM, REZONE R-05-45 AND CONDITIONAL USE PERMIT C-05-140
General
T-5463,R-05-45 &C-05-140 propose a 322-lot single-family residential planned development,
rezoning from the AE-20 to the R-1/UGM zone district on 58.3 acres located on the southwest corner
of West Whites Bridge and South Valentine Avenues.
Sanitary Sewer Service
Capacity is available in the Marks Avenue trunk sewer located one-half mile east of Valentine Avenue
to serve the tract,however, grades may not facilitate gravity connections to serve portions or the entire
proposed project. The following sewer improvements shall be required prior to providing City sewer
service to the project:
1. A preliminary design and Sanitary Sewer Feasibility Study shall be prepared and submitted for
Department of Public Utilities review and obtain approval prior to final map submittal.
2. The proposed tract shall construct all sewer improvements as determined through the Sanitary
Sewer Feasibility Study as approved by the Department of Public Utilities.
3. Sanitary sewer improvements to be constructed shall include, but not limited to; sanitary sewer
mains,house laterals to all existing and proposed lots,lift or pump station(s) and force mains as
directed by the Department of Public Utilities.
4. The following off-site sanitary sewer main extensions are required. Final sewer main sizes shall be
determined through the required Sewer Feasibility Study.Therefore, all required sewer main sizes
are subject to change:
a. Construction of a 12-inch gravity sewer main in West Whites Bridge Avenue between
South Marks and South Valentine Avenues.
b. Construction of a 10-inch gravity sewer main in West Whites Bridge Avenue from South
Valentine Avenue west across the project frontage.
c. Construction of 12-inch and 10-inch gravity sewer mains in South Valentine Avenue from
West Whites Bridge Avenue south across the project frontage.
5. Construction of a sanitary sewer lift station to be located in West Whites Bridge Avenue between
South Marks and South Valentine Avenues shall be required. The lift station shall be subject but
not limited to following requirements:
a. Acquisition and/or dedication of a separate parcel of land necessary to construct required
lift or pump station facilities at a location and size acceptable to the Department of Public
Utilities.
b. Depth of the sewer lift station shall not exceed a maximum depth of 24-feet with a 19-foot
maximum flowline depth of the incoming sewer main.
c. Installation of permanently mounted auxiliary power supply. (Applicable permits required)
d. Installation of antenna for telemetry. (Applicable application required)
6. Creation and adoption by Council Resolution of a Sewer Lift Station Service Area is required to
establish a service boundary that includes all properties to be served by the proposed sewer lift
station.
7. Formation of a Community Facilities District responsible for the proposed sewer lift station
installation and maintenance shall be required.
8. Abandon all existing on-site private sanitary sewer systems.
9. Public sewer facilities shall be constructed in accordance with Public Works Department
standards, specifications, and policies.
10.Engineered improvement plans prepared by a Registered Civil Engineer are required for proposed
additions to the sanitary sewer system.
Sanitary Sewer Fees
The following Sewer Connection Charges are due and shall be paid for the Project:
1. Lateral Sewer Charge.
2. Sewer Oversize Charge (OSA#42).
3. Sewer Facility Charge(Residential Only).
Water Service
Comply with Water Division Requirements letters dated August 22, 2005 and October 20,2005.
City of
DEPARTMENT OF PUBLIC UTILITIES
Date: March 7, 2006
To: KEVIN FABINO,Planner I
Planning and Development
From: DOUG HECKER,Supervising Engineering Technician
Public Utilities Department,Planning and Engineering Division
Subject: SANITARY SEWER AND WATER REQUIREMENTS FOR VESTING TENTATIVE
TRACT 5463/UGM,REZONE R-05-45 AND CONDITIONAL USE PERMIT C-05-140
General
T=5463, R-05-45 &C-05-140 propose a 322-lot single-family residential planned development,
rezoning from the AE-20 to the R-1/UGM zone district on 58.3 acres located on the southwest corner
of West Whites Bridge and South Valentine Avenues.
Sanitary Sewer Service
Capacity is available in the Marks Avenue trunk sewer located one-half mile east of Valentine Avenue
to serve the tract, however, grades may not facilitate gravity connections to serve portions or the entire
proposed project. The following sewer improvements shall be required prior to providing City sewer
service to the project:
1. A preliminary design and Sanitary Sewer Feasibility Study shall be prepared and submitted for
Department of Public Utilities review and obtain approval prior to final map submittal.
2. The proposed tract shall construct all sewer improvements as determined through the Sanitary
Sewer Feasibility Study as approved by the Department of Public Utilities.
3. Sanitary sewer improvements to be constructed shall include, but not limited to; sanitary'sewer
mains, house laterals to all existing and proposed lots, lift or pump station(s) and force mains as
directed by the Department of Public Utilities.
4. The following off-site sanitary sewer main extensions are required. Final sewer main sizes shall be
determined through the required Sewer Feasibility Study. Therefore, all required sewer main sizes
are subject to change:
a. Construction of a 12-inch gravity sewer main in West Whites Bridge Avenue between
South Marks and South Valentine Avenues.
b. Construction of a 10-inch gravity sewer main in West Whites Bridge Avenue from South
Valentine Avenue west across the project frontage.
c. Construction of 12-inch and 10-inch gravity sewer mains in South Valentine Avenue from
West Whites Bridge Avenue south across the project frontage.
5. Construction of a sanitary sewer lift station to be located in West Whites Bridge Avenue between
South Marks and South Valentine Avenues shall be required. The lift station shall be subject but
not limited to following requirements:
a. Acquisition and/or dedication of a separate parcel of land necessary to construct required
lift or pump station facilities at a location and size acceptable to the Department of Public
Utilities.
b. Depth of the sewer lift station shall not exceed a maximum depth of 24-feet with a 19-foot
maximum flowline depth of the incoming sewer main.
c. Installation of permanently mounted auxiliary power supply. (Applicable permits required)
d. Installation of antenna for telemetry. (Applicable application required)
6. Creation and adoption by Council Resolution of a Sewer Lift Station Service Area is required to
establish a service boundary that includes all properties to be served by the proposed sewer lift
station.
7. Formation of a Community Facilities District responsible for the proposed sewer lift station
installation and maintenance shall be required.
8. Abandon all existing on-site private sanitary sewer systems.
9. Public sewer facilities shall be constructed in accordance with Public Works Department
standards, specifications, and policies.
10. Engineered improvement plans prepared by a Registered Civil Engineer are required for proposed
additions to the sanitary sewer system.
Sanitary Sewer Fees
The following Sewer Connection Charges are due and shall be paid for the Project:
1. Lateral Sewer Charge.
2. Sewer Oversize Charge (OSA#42).
3. Sewer Facility Charge (Residential Only).
Water Service
Comply with Water Division Requirements letters dated August 22, 2005 and October 20,2005.
MAR-04-2006 1329 P.01i02
City of
FM'Emp A ww
WATER ff o "
Date: August 22,2005
To: DOUG HECKER,Supervising Engineering Technician
Department of Public Utilities,Administration
Through: NEIL MONTGOMERY, Chief Engineering Technician 40-
Department of Public Utilities,Water Division
From: MICHAEL CARBAJAL, Senior Engineering Technician f
Department of Public Utilities,Water Division
Subject•. WATER REQUIREMENTS FOR TENTATIVE TRACT NO. 54S3/UGM
The following conditions are required to provide water service to the tract.
1. Construct a 14-inch transmission grid water main (including installation of City fire
hydrants)in West Whitesbridge Road from South Marks Avenue west across the
frontage of the tract
2. Construct a 14-inch transmission grid water main(including installation of City fire
hydrants)in South Valentine Avenue from West Whitesbridge Road South to West
Madison Avenue.
3. Construct a 144nch transmission grid water main(including installation of City fire
hydrants)in West Madison Avenue from South Valentine Avenue east to South Lead
Avenue.
4. Separate water services with meter boxes shall be provided to each lot created,
S. 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 arxomplished through a combination of water main
extensions,construction of supply wells,or other acceptable sources of water supply
approved by the Water Systems Manager.
6. Ail public water facilities shall be constructed in accordance with Public Works
Department standards,specifications,and policies.
7. Seal and abandon existing on-site welts)in compliance with the State of California Well
Standards, Bulletin 74-90 or current revisions issued by California Departrnent of Water
Resources and City of Fresno standards.
TAPR0JMWE0W4ndWWA or ApproAM4W 082206400
P.02/02
MAR-07-2086 1329
City of
WATFR DIVISION
Date: October 20, 2005
To: BRUCE BARNES, Project Manager
Planning and development Department, Administration
From: LON MARTIN, Water System Manager L '
Department of Public Utilities, Water Division
Subject: SUPPLEMENTAL CONDITIONS OF APPROVAL FOR GRANITE BAY TRACT 5463.
In addition to the current conditions prepared for tract 54.,63, the following conditions shall be
incorporated prior to Planning Commission review.
1. Construct a water supply well(s) on a site(s) dedicated to the City of Fresno. The well(s)
shall be capable of producing'a total of 750 gallons per minute. Well sites shall be of a
size and at a location acceptable to the Water Systems Manager and shall be approved
by him prior to the filing of the final tract map. The cost of acquiring the well site(s) and
construction of the well(s) shall be reimbursed from the UGM Water Supply Well Service
Area Fund 401s, in accordance with established UGM policies.
2. Water well construction shall Include wellhead treatment facilities, if required.
Construction of the well and site improvements shall be completed prior to issuance of .
home occupancy permits. The cost for constructing wellhead treatment facilities shall be
reimbursed from UGM Wellhead Treatment Service Area Fund 401s, in accordance with
established UGM policies.
3. Due to limited information on.an existing nitrate contaminant plume, additional test wells
shalt be constructed with the Intent of Identifying the concentration and extent of the
contamination and the general water supply potential. A study plan shall be approved by
the Water System Manager prior to commencement. Prior to final map filing, a
hydrogeological expert shall submit the results of the study with comparisons to State
Health Standards and his projection of the general water supply potential based on the
soil lithology.
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T:\PP=M\HMcond dws of APP WWX5463 IGM.doc
TnTQ1 P 017
City of
r Com■.%i�/�
Department of Public Utilities
Solid Waste Division
1325 E. EI Dorado • Fresno, California 93706-2014
(559) 621-1452
www.fresno.gov
September 21, 2005
TO: Kevin Fabino, Planner I
Planning and Development Department
THROUGH: Robert Weakley, Chief of OperationsQ
Department of Public Utilities, Solid Waste Division
FROM: Donna Leslie, Staff Assistantl�
Department of Public Utilities, Solid Waste Division
SUBJECT: TT 5463 Solid Waste Conditions of Approval
The Department of Public Utilities, Solid Waste Division, has completed a review of the Vesting
Tentative Tract Map 5463 that was submitted by Granite Bay Capital Group, L.L.C. The
following requirements and conditions are to be placed on this vesting tentative tract map as a
condition of approval by the Department of Public Utilities.
General Requirements:
• Tract 5463 will be serviced as Single Family Residential properties with Basic Container
Service. Property owners will receive 3 containers to be used as follows: 1 Gray container
for solid waste, 1 Green container for green waste and 1 Blue container for recyclable
material.
• The owners, lessees or other tenants of the residential dwellings on service day, before
6:00 a.m., shall place their solid waste containers at the edge of the curb approximately
4 feet apart and not blocking any vehicle accesses in accordance with the City of Fresno's
Solid Waste Management Division Standards.
• Per Municipal Code, Section 9-404 Solid Waste Disposal Regulations, Section C,10.
No Solid Waste container nor residential rubbish shall be allowed to remain at the curbline
after 8:00 p.m. on the collection day.
Special Conditions:
• Lots 215 and 216 shall place their containers on South Marty Avenue for service.
• Developer shall provide a temporary turnaround at the end of South Marty between Lots
211 and 212. Turnaround shall be clear of all vehicles on the solid waste service day.
Tract 5463-Page I of 2
Covenant Requirements:
• If a temporary turnaround cannot be provided then a covenant will be required. Covenant
states that lot 213 place their containers at the Northern edge of their property. Lots 212
will be required to place their containers at the Northwest corner of lot 211 for service.
JAConditions of Approval_TT5463.wpd
�so.lc
CITY OF FRESNO
ENVIRONMENTAL ASSESSMENT
REQUEST FOR COMMENT/INFORMATION Page 1 of 2
COMMENT DEADLINE: SEPTEMBER 8, 2005 FILE NO.: T-5463, R-05-45, C-05-140
TO: Fresno Metropolitan Flood RETURN TO: PLANNING DIVISION
Control District Development Department
2600 Fresno Street
Fresno, CA 93721-3604
ATTENTION:KEVIN FABINO
Phone: (559) 621-8046
PROJECT DESCRIPTION: Vesting Tentative Tract No. 5463/UGM, Rezoning Application No. R-05-
45 and Conditional Use Permit No. C-05-140, a 322-lot single-family residential planned development,
rezoning from the AE-20 to the R-1/UGM zone district on 58.3 acres located on the southwest corner of
West Whitesbridge and South Valentine Avenues
LIST THE SPECIFIC ADVERSE IMPACTS IN YOUR AREA OF EXPERTISE WHICH
MAY RESULT FROM APPROVAL OF THE PROPOSED PROJECT.
,PEFE,� 7a r1,1,AW OF R e47V i 4i"M607ts &Z may,jj 6W Zeas-—/s/o.
,QEFFR FD R.461e z r-a 4 1, Yvli Z 4,,wlne,07r co,vcxRid i l,6v .e z o ove ps- oos.
PLEASE LIST SPECIFIC MITIGATION MEASURES THAT YOU WOULD
RECOMMEND AS CONDITIONS OF PROJECT APPROVAL TO REDUCE ANY
SIGNIFICANT ADVERSE IMPACTS.
15' e A0o'Ve
DATE MAILED: AUGUST 22, 2005
Should you not respond by the date indicated for the comment deadline at the top of
this page, it will be assumed that the project's impacts are not of a magnitude to merit
response in terms of your particular expertise of area of concern.
---.---:PROJ/12 E.A. Request for Commentlinformation
REQCOMM.FORM
Page 2 of 2
THE INITIAL STUDY EVALUATING THE PROJECT SHOULD RESULT IN:
0 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.
0 NEITHER OF THE ABOVE, THERE IS INSUFFICIENT INFORMATION
TO DRAW ANY CONCLUSIONS: The following additional information
should be provided:
REVIEWED BY:
(Print Name, Title) ign u(e) (Phone)
❑ Check if you need a copy of the initial study lol o I O.S
Use this space for additional information if needed.
u,�/�7'"A/
-- .--:PROD/2 E.A. Request for Comment/Information
REOCOMM.FORM
File No.210.45
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
PUBLIC AGENCY DEVELOPER
Mr. Gil Haro, Planning Manager GRANITE BAY CAPITAL, LLC
Planning & Development Department 8483 DOUGLAS PLAZA DR., SUITE 110
City of Fresno GRANITE BAY, CA 95746
2600 Fresno Street -
Fresno, CA 93721
MAP NO. 5463 PRELIMINARY FEE(S) (See below)
DRAINAGE AREA(S) " AS - DRAINAGE AREA AS $316,800.00
DATE /p to (f/o S DRAINAGE AREA
TOTAL FEE $316,800.00
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.
5463 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
�� 1., P
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 2 of 4
e) When the actual costs incurred in constructing Master Plan facilities exceeds the
drainage fee obligation, reimbursement will be made for the excess costs from
future fees collected by the District from other development.
Approval of this development shall be conditioned upon compliance with these District
Requirements.
1. a. Drainage from the site shall be directed to
X b. Grading and drainage patterns shall be as identified on Exhibit No. 1-4L3
C. The grading and drainage patterns shown on the site plan conform to the
adopted Storm Drainage and Flood Control Master Plan.
2. The proposed development shall construct and/or dedicate Storm Drainage and Flood Control
Master Plan facilities located within the development or necessitated by any off-site
improvements required by the approving agency:
X Developer shall construct facilities as shown on Exhibit No.. 1 as "Master Plan
Facilities to be constructed by Developer".
None required.
3. The following final improvement plans shall be submitted to the District for review prior to
final development approval:
X Grading Plan X Storm Drain Plan X Final Map
X Street Plan X Water& Sewer Plan Other
4. Availability of drainage facilities:
a. Permanent drainage service is available provided the developer can verify
to the satisfaction of the City of Fresno that runoff can be safely conveyed
to the Master Plan inlet(s).
b. The construction of facilities required by Paragraph No. 2 hereof will
provide permanent drainage service.
X c. Permanent drainage service will not be available. The District recommends
temporary facilities until permanent service is available.
b
X d. See Exhibit No. 2.
5. The proposed development:
Appears to be located within a _500 year 100 year flood prone
area as designated on the latest Flood Insurance Rate Maps available to the District,
necessitating appropriate floodplain management action. See attached Floodplain Policy
X Does not appear to be located within a flood prone area.
5463 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 3 of 4
6. The Federal Clean Water Act and the State General Permits for Storm Water Discharges
Associated with Construction and Industrial Activities (State General Permits) require developers Mi
of construction projects disturbing one or more acres, and discharges associated with industrial
activity not otherwise exempt from National Pollutant Discharge Elimination System (NPDES)
permitting, to implement controls to reduce pollutants, prohibit the discharge of waters other than
storm water to the municipal storm drain system, and meet water quality standards. These
requirements apply both to pollutants generated during construction, and to those which may be
generated by operations at the development after construction. 0
a
M4
.
State General Permit for Storm Water Discharges Associated with Construction
Activities, approved August 1999, (modified.December 2002.) A State General
Construction Permit is required for all clearing, grading, and disturbances to the ground
that result in soil disturbance of at least one acre (or less than one acre if part of a larger
common plan of development or sale). Permittees are required to: submit a Notice of
Intent to be covered and must pay a permit fee to the State Water Resources Control Z
Board (State Board), develop and implement a storm water pollution prevention plan,
eliminate non-storm water discharges, conduct routine site inspections, train employees O
in permit compliance, and complete an annual certification of compliance.
b. State General Permit for Storm Water Discharges Associated with Industrial Activities,
April, 1997 (available at the District Office.) A State General Industrial Permit is
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.
5463 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 4 of 4
C. The proposed development is encouraged to select and implement storm water quality
controls recommended in the Fresno-Clovis Storm Water Quality Management
Construction and Post-Construction Guidelines (available at the District Office) to
meet the requirements of the State General Permits, eliminate the potential for non-
storm water to enter the municipal storm drain system, and where possible minimize
contact with materials which may contaminate storm water runoff.
7. A requirement of the District may be appealed by filing a written notice of appeal with the
Secretary of the District within ten days of the date of this Notice of Requirements.
8. The District reserves the right to modify, reduce or add to these requirements, or revise fees, as
necessary to accommodate changes made in the proposed development by the developer or
requirements made by other agencies.
9. X See Exhibit No. 2 for additional comments, recommendations and requirements.
erald E. Lak man, Troject ZAgineer: Mitzi Molina
District Engineer
C: PROVOST AND PRITCHARD
286 W. CROMWELL AVE.
FRESNO, CA 93711
5463 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
NOTE:
DRAWING IS SCHEMA ,
DTISTANCRE AAPPROXUAA�TE.
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MADISON_ MATCHLINE PAGE IOF2 AVE.
- - LEGEND - - - - - - - - - - - - -
MATCHLINE PAGE 2 OF 2
Master Plan Facilities To Be Constructed By Developer-
Pipeline(size Shown)&Inlet.
••�.•.•••�••.••• Optional Master Plan Facilities To Be Constructed By Developer-Pipeline
(size Shown)&Inlet.
�•— Future Master Plan Facilities
Direction Of Drainage
TRACT 5463
—————— Inlet Boundary CUP 2005-140
EXHIBIT NO. 1 DRAINAGE AREA:"AS"
PAGE 1 OF 2
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
DRAWN BY: GKOD OATS &M
M.UWMMM)OWGUE)NBBMTRAOT9 MA"
REVIS®BY: — DATE —
MATCHLINE PAGE 10F 2
MATCHLINEI PAGE 2 OF 2
NOTE: �
THIS DRAWING IS SCHEMATIC,
DISTANCES ARE APPRO)CMATE.
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Master Plan Facilities To Be Constructed By Developer-Pipeline(size
Shown)$Inlet.
•••.•..•••,»•.E Optional Master Plan Facilities To Be Constructed By Developer-Pipeline
(size Shown)$Inlet.
_— Master Plan Facilities To Be Constructed By District-6'Chain Link Fence
�— Future Master Plan Facilities
— TRACT 5463———— Inlet Boundary CUP 2005-140
Drainage Area Boundary EXHIBIT NO. 1 DRAINAGE AREA: "AS"
PAGE 2 OF 2
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
DRAWN BY: Drd•D DATE ■AW
KWAomdQ QSQEAfBMTAACT&Ua&q
REVISFD BY: — DATE: —
OTHER REQUIREMENTS
EXHIBIT NO. 2
The cost of construction of Master Plan facilities,excluding dedication of storm drainage easements,
is eligible for credit against the drainage fee of the drainage area served by the facilities. A
Development Agreement shall be executed with the District to effect such credit. Reimbursement
provisions, in accordance with the Drainage Fee Ordinance, will be included to the extent that
Developer's Master Plan costs for an individual drainage area exceed the fee of said area. Should the
facilities cost for such individual area total less than the fee of said area,the difference shall be paid
upon demand to the City or District.
A minimum fifteen-foot (15') wide storm drain easement will be required whenever storm drain
facilities are located on private property. No encroachments into the easement will be permitted
including, but not limited to, foundations, roof overhangs, swimming pools, and trees.
The easement may be slightly realigned to accommodate future development,provided the property
owner accepts the responsibility to grade the property such that the drainage from the property will
reach inlets on the alternate pipeline alignment,and accepts any additional costs for the construction
of additional storm drain facilities that may be required. Any proposed storm drain alignments must
be reviewed and approved by the District.
The District recommends a stub street to the south and to the west of Tract 5463. This is necessary
to provide surface drainage from APN 326-100-36 and 07 to the future Master Plan inlet to the
northeast. If the stub streets are not constructed, then the Developer of Tract 5463 will be
responsible for the non-fee creditable cost of a pipe extension and channels to the south and to the
west.
The developer may choose to construct the "Optional Master Plan Storm Drain" to get permanent
service, as shown on Exhibit No. 1. If the developer decides to construct the optional Master Plan
facilities identified on the attached sketch,the basin will need to be excavated to finish grade for the
outfall structure and a minimum of 15,488 cubic yards must be removed from the basin site to
provide storage for the development.
Development No. Tract 5463
engr\perm its\ezhibit2\tract\5463(mm)
11jr
San Joaquin Valley
Air Pollution Control District
September 6, 2005 Reference No. C200501024
City of Fresno
Planning Division
Attn: Kevin Fabino SEP 0 8 2005
2600 Fresno Street
Fresno, CA 93721-3604 Planning Division
Deveiopment Departmem
CITY OF FRESNO
Subject: T-5463, R-05-45,C-05-140 —APN: 326-100-8,9, & 37
Dear Mr. Fabino:
The San Joaquin Valley Unified Air Pollution Control District (District) has reviewed the project referenced
above and offers the following comments:
The entire San Joaquin Valley Air Basin is classified non-attainment for ozone and fine particulate matter
(PM10). This project will contribute to the overall decline in air quality due to increased traffic and ongoing
operational emissions. This project may generate significant air emissions and it will reduce the air quality
in the San Joaquin Valley. The project will make it more difficult to meet mandated emission reductions
and air quality standards. A concerted effort should be made to reduce project-related emissions as
outlined below:
Preliminary analysis indicated that the potential emissions from this project exceed the District's
Thresholds of Significance for ozone precursors. These thresholds are 10 tons per year for either of the
following two ozone precursor emissions: reactive organic gases (ROG) or oxides of nitrogen (NOx). The
District recommends the preparation of an Air Quality Impact Assessment (AQIA) and a Traffic Impact
Study to determine impacts when projects are of this size, unless an analysis has been accomplished for
a recent previous approval such as a general plan amendment or zone change. Please indicate to the
District if the project has been analyzed and what the results were from any previous study.
The District recommends using the URBEMIS 2002 Version 8.7 program to calculate project area and
operational emissions and to identify mitigation measures that reduce impacts. URBEMIS can be
downloaded from www.urbemis.com or the South Coast Air Quality Management District's website at
httr)://www.agmd.gov/cega/urbemis.html. If the analysis reveals that the emissions generated by this
project will exceed the District's thresholds, this project may significantly impact the ambient air quality if
not sufficiently mitigated. The project applicant or consultant is encouraged to consult with District staff for
assistance in determining appropriate methodology and model inputs.
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/1 ruleslist.htm.
Regulation VIII (Fugitive PM10 Prohibitions)- Regulation VIII (Rules 8011-8081) is a series of rules
designed to reduce PM10 emissions (predominantly dust/dirt) generated by human activity, including
construction and demolition activities, road construction, bulk materials storage, paved and unpaved
roads, carryout and trackout, landfill operations, etc. If a residential project is 10.0 or more acres in
area or will include moving, depositing, or relocating more than 2,500 cubic yards per day of bulk
Mr. Fabino September 6, 2005
T-5463, R-05-45, C-05-140 Page 2
materials on at least three days, a Dust Control Plan must be submitted as specified in Section 6.3.1
of Rule 8021. If a residential site is 1.0 to less than 10.0 acres, an owner/operator must provide
written notification to the District at least 48 hours prior to his/her intent to begin any earthmoving
activities (see section 6.4.1).
The District's compliance assistance bulletin for construction sites can be found at:
http://www.vaileyair.ora/busind/comply/PM 10/Req%20VI I I%20CAB.I)df.
A template of the District's Dust Control Plan is available at:
http://www.valleyair.org/busind/comply/PM 10/forms/DC P-Form%20-%2010-14-2004.pdf
Rule 4002 (National Emission Standards for Hazardous Air Pollutants). In the event that any portion
of an existing building will be renovated, partially demolished or removed, the project will be subject to
District Rule 4002. Prior to any demolition activity, an asbestos survey of existing structures on the
project site may be required to identify the presence of any asbestos containing building material
(ACBM). Any identified ACBM having the potential for disturbance must be removed by a certified
asbestos-contractor in accordance with CAL-OSHA requirements. if you have any questions
concerning asbestos related requirements, please contact Mr. Brian Dodds of this office at (559) 230-
5962, or contact CAL-OSHA at (559) 454-1295. An Asbestos Requirements Bulletin has been
enclosed for the applicant.
Rule 4102 (Nuisance) applies to any source operation that emits or may emit air contaminants or
other materials. In the event that the project or construction of the project creates a public nuisance, it
could be in violation and be subject to District enforcement action.
Rule 4103 (Open Burning) regulates the burning of agricultural material. Agricultural material shall
not be burned when the land use is converting from agriculture to nonagricultural purposes. In the
event that the project applicant burned or burns agricultural material, it would violate Rule 4103 and be
subject to District enforcement action.
Rule 4601 (Architectural Coatings) limits volatile organic compounds from architectural coatings. This
rule specifies architectural coatings storage, clean up and labeling requirements.
Rule 4641 (Cutback, Slow Cure, and Emulsified Asphalt, Paving and Maintenance.Operations). If
asphalt paving will be used, then paving operations of this project will be subject to Rule 4641. This
rule applies to the manufacture and use of cutback asphalt, slow cure asphalt and emulsified asphalt
for paving and maintenance operations.
Rule 4901 (Wood Burning Fireplaces and Wood Burning Heaters) limits PM10 and PM2.5 emissions
from residential development. Construction plans for residential developments may be affected by
section 5.3, specifically:
§5.3 Limitations on Wood Burning Fireplaces or Wood Burning Heaters in New Residential Developments.
Beginning January 1,2004,
5.3.1 No person shall install a wood burning fireplace in a new residential development with a
density greater than two(2)dwelling units per acre.
5.3.2 No person shall install more than two (2) EPA Phase II Certified wood burning heaters per
acre in any new residential development with a density equal to or greater than three (3)dwelling
units per acre.
5.3.3 No person shall install more than one (1)wood burning fireplace or wood burning heater per
dwelling unit in any new residential development with a density equal to or less than two (2)
dwelling units per acre.
More information about Rule 4901 can be found at our website- www.valleyair.org. For
compliance assistance, please contact Mr. Wayne Clarke, Air Quality Compliance Manager, at
230-5968.
Rule 4902 (Residential Water Heaters) limits emission of NOx from residential developments.
Mr. Fabino September 6, 2005
T-5463, R-05-45, C-05-140 Page 3
The District encourages innovation in measures to reduce air quality impacts. There are a number of
features that could be incorporated into the design/operation of this project to provide additional reductions
of the overall level of emissions. (Note: Some of the measures may already exist as City development
standards. Any measure selected should be implemented to the fullest extent possible.) The suggestions
listed below should not be considered all-inclusive and remain options that the agency with the land-use
authority should consider:
• Trees should be carefully selected and located to protect the building(s) from energy consuming
environmental conditions, and to shade paved areas. Trees should be selected to shade paved areas
that will shade 50% of the area within 15 years. Structural soil should be used under paved areas to
improve tree growth. A brochure has been included for the applicant.
For Structural Soil see http://www.hort.cornell.edu/uhi/outreach/csc/
For Tree Selection see htti)://www.ufei.or-g
For Urban Forestry see http://www.coolcommunities.org http://wcufre.ucdavis.edu
http://www.lgc.org/bookstore/energy/downloads/siv treeguidelines.pdf
• If transit service is available to the project site, improvements should be made to encourage its use. If
transit service is not currently available, but is planned for the area in the future, easements should be
reserved to provide for future improvements such as bus turnouts, loading areas, route signs and
shade structures. Appropriations made to facilitate public or mass transit will help mitigate trips
generated by the project.
• Sidewalks and bikeways should be installed throughout as much of the project as possible and should
be connected to any nearby existing and planned open space areas, parks, schools, residential areas,
commercial areas, etc., to encourage walking and bicycling. Connections to nearby public uses and
commercial areas should be made as direct as possible to promote walking for some trips.
Pedestrian and bike-oriented design reduces motor vehicle usage and their effects on air quality.
Sidewalks and bikeways should be designed to separate pedestrian and bicycle pathways from
vehicle paths. Sidewalks and bikeways should be designed to be accommodating and appropriately
sized for anticipated future pedestrian and bicycle use. Such pathways should be easy to navigate,
designed to facilitate pedestrian movement through the project, and create a safe environment for all
potential users (pedestrian, bicycle and disabled)from obstacles and automobiles. Walkways should
be installed to direct pedestrians from the street sidewalk to the residential units. Mid-block paths
should be installed to facilitate pedestrian movement through long blocks (over 500' in length)and cul-
de-sacs. Sidewalks should be designed for high visibility(brightly painted, different color of concrete,
etc.) when crossing streets and similar vehicle paths. Clearly marked and highly visible pedestrian
accesses create a safer environment for both pedestrians and vehicles. Pathways through the project
should be built in anticipation of future growth/development.
• As many energy conserving and emission reducing features as possible should be included in the
project. Energy conservation measures include both energy conservation through design and
operational energy conservation. Examples include(but are not limited to):
- Increased energy efficiency(above California Title 24 Requirements)
See http://www.energy.ca.gov/title24/.
- Energy efficient widows (double pane and/or Low-E)
- Use Low and No-VOC coatings and paints. See South Coast's site for No-VOC Coatings at
htti)://www.aqmd.gov/business/brochures/zerovoc.htmi
- High-albedo (reflecting)roofing material. See http://eetd.lbl.Clov/coolroof/
- Radiant heat barrier.
- Energy efficient lighting, appliances, heating and cooling systems. See
http://www.energystar.gov/
- Install solar water-heating system(s)
- Install photovoltaic cells
- Install geothermal heat pump system(s)
Mr. Fabino September 6, 2005
T-5463, R-05-45, C-05-140 Page 4
- Programmable thermostat(s)for all heating and cooling systems
- Awnings or other shading mechanism for windows
- Porch, patio and walkway overhangs
- Ceiling fans, whole house fans
- Utilize passive solar cooling and heating designs. (e.g. natural convection, thermal flywheels)
See http://www.eere.energy.gov/RE/solar passive.html
- Utilize daylighting (natural lighting) systems such as skylights, light shelves, interior transom
windows etc. See http://www.advancedbuildings.orq
- Electrical outlets around the exterior of the unit(s) to encourage use of electric landscape
maintenance equipment
- Low or non-polluting landscape maintenance equipment (e.g. electric lawn mowers, reel mowers,
leaf vacuums, electric trimmers and edgers, etc.)
- Pre-wire the unit(s)with high speed modem connections/DSL and extra phone lines
- Natural-gas fireplaces (instead of wood-burning fireplaces or heaters)
- Natural gas lines (if available to this area) and electrical outlets in backyard or patio areas to
encourage the use of gas and/or electric barbecues
- Low or non-polluting incentives items should be provided with each residential unit (such items
could include electric lawn mowers, reel mowers, leaf vacuums, gas or electric barbecues, etc.)
- Exits to adjoining streets should be designed to reduce time to re-enter traffic from the project site
More information can be found at:
http://www.lgc.org, http://www.sustainable.doe.gov/, http://www.consumerenergvicenter.org/index.htmi
http://www.ciwmb.ca.gov/GreenBuilding/
• The applicant should implement measures to reduce the amount of vehicle traffic to and from the
project area that further reduce air pollution in the valley. This could include providing an information
center for residents to coordinate carpooling. Check out the "Spare the Air" section of our website
www.vallevair.org
• Construction.activity mitigation measures include:
- Install sandbags or other erosion control measures to prevent silt runoff to public roadways from
sites with a slope greater than one percent
- Limit area subject to excavation, grading, and other construction activity at any one time
- Limit the hours of operation of heavy duty equipment and/or the amount of equipment in use
- Replace fossil-fueled equipment with electrically driven equivalents (provided they are not run via
a portable generator set)
- Apply idling time limits or require that all diesel engines be shut off when not in use on the
premises to reduce emissions from idling.
- Curtail construction during periods of high ambient pollutant concentrations; this may include
ceasing of construction activity during the peak-hour of vehicular traffic on adjacent roadways, and
"Spare the Air Days"declared by the District.
- Implement activity management(e.g. rescheduling activities to reduce short-term impacts)
- During the smog season (May through October), lengthen the construction period to minimize the
number of vehicles and equipment operating at the same time.
- Off road trucks should be equipped with on-road engines when possible.
- Minimize obstruction of traffic on adjacent roadways.
• The applicant should use California Air Resources Board (CARB) certified alternative fueled engines
in construction equipment where practicable. Alternative fueled equipment may be powered by
Compressed Natural Gas (CNG), Propane (LPG), electric motors, or other CARB certified off-road
technologies. To find engines certified by the California Air Resources Board, see their certification
website http://www.arb.ca.-gov/msprog/offroad/cert/cert.php. For more information on alternative fuel
engines, please call Mr. Chris Acree, Senior Air Quality Specialist, at(559)230-5829.
Mr. Fabino September 6, 2005
T-5463, R-05-45, C-05-140 Page 5
• Construction equipment should have engines that meet the current off-road engine emission standard
(as certified by the California Air Resources Board), or be repowered with an engine that meets this
standard. Tier I and Tier II engines have significantly less NOx and PM emissions compared to
uncontrolled engines. To find engines certified by the California Air Resources Board, see
http://www.arb.ca.gov/msprog/offroad/cert/cert.php. This site lists engines by type, then
manufacturer. The "Executive Order" shows what Tier the engine is certified as. For more
information on heavy-duty engines, please contact Mr. Kevin McCaffrey, Air Quality Specialist, at
(559)230-5831.
District staff is available to meet with you and/or the applicant to further discuss the regulatory
requirements that are associated with this project. If you have any questions or require further
information, please call me at (559) 230-5820 and please provide the reference number at the top of this
letter.
Sincerely,
Hector R. erra
Senior Air Quality Planner
Central Region
HRG:cxt
Enclosures
c:file
San Joaquin valley
Air Pollution Control District
COMPLIANCE ASSISTANCE BULLETIN
October 2004
Fugitive Dust Control at Construction Sites: New Requirements
.Regulation VIII, Fugitive PM10 Prohibitions, of the District's Rules and Regulations apply to activities that
generate fugitive dust. Fugitive dust is emitted into the air by activities that disturb the soil, such as from
earthmoving.activities and vehicular/equipment traffic on unpaved surfaces. Windblown dust is also of concern
at construction sites.
The District adopted Regulation VIN in 1993 and its most recent amendments became effective on October 1,
2004. This is a basic summary of the regulation's requirements as they apply to construction sites.
Visible Dust Emissions (VDE) may not exceed 20% opacity during periods when soil is being disturbed by
equipment or by wind at anytime. Visible Dust Emissions opacity of 20% means dust that would obstruct an
observer's view of an object by 20% District inspectors are state certified to evaluate visible emissions. Dust
control may be achieved by applying water before/during earthwork and onto unpaved traffic areas, phasing
work to limit dust, and setting up wind fences to limit wind blown dust.
Soil Stabilization is required at regulated construction sites after normal working hours and on weekends and
holidays. This requirement also applies to inactive construction areas such as phased .projects where
disturbed land is left unattended. Applying water to form a visible crust on the soil and restricting vehicle
access are often effective for short-term stabilization of disturbed surface areas. Long-term methods including
applying dust suppressants and establishing vegetative cover.
Carryout and.Trackout occur when materials from emptied or loaded vehicles falls onto a paved surface or
shoulder of a public road or when materials adhere to vehicle tires and are deposited onto a paved surface or
shoulder of a public road. Should either occur, the material must be cleaned up at least daily, and immediately
if it extends more than 50 feet from the exit point onto a paved road. The appropriate clean-up methods
require the complete removal and cleanup of mud and dirt from the paved surface and shoulder. Using a
blower device or dry sweeping with any mechanical device other than a PM10-efficient street sweeper is a
violation. Larger construction sites must prevent carryout and trackout from occurring by installing gravel pads,
grizzlies, wheel washers, paved interior roads, or a combination thereof at each exit point from the site.
Access and Haul Roads that are unpaved, as well as unpaved vehicle and equipment traffic areas at
construction sites must have dust control. Speed limit signs limiting vehicle speed to 15 mph or less at
donstruction sites must be posted every 500 feet.
Storage Piles and Bulk Materials have handling, storage, and transportation requirements that include
applying water when handling materials, wetting or covering stored materials, and installing wind barriers to
limit VDE. Also, limiting vehicle speeds, loading haul trucks with a freeboard of six inches or greater along
Northern Region Office Central Region Office Southern Region Office
4230 Kiernan Avenue,Suite 130 1990 East Gettysburg Avenue 2700"M" Street,Suite 275
Modesto,CA 95356-9321 Fresno,CA 93726-0244 Bakersfield, CA 93301-2373
(209) 557-64004 FAX(209)557-6475 (559) 230-6000 ♦ FAX(559) 230-6062 (661)326-6900 4 FAX(661) 326-6985
with applying water to the top of the load, and covering the cargo compartments are effective measures for
reducing VDE and carryout from vehicles transporting bulk materials.
Demolition activities require the application of water to the exterior of the buildings and to unpaved surfaces
where materials may fall. Consider all structures stated for demolition as possibly being regulated because of
asbestos, per District Rule 4002 - National Emission Standards for Hazardous Air Pollutants. Contact the
District well before starting because a 10 working day notice will. likely be required before a demolition can
begin.
Dust Control Plans identify the dust sources and describe the dust control measures that will be implemented
before, during, and after any dust generating activity for the duration of the project. Owners or operators are .
required to submit plans to the District if, at anytime, the project involves:
• Residential developments of ten or more acres of disturbed surface area.
• Non-residential developments of five or more acres of disturbed surface area.
• Relocating more than 2,500 cubic yards per day of materials on at least three days.
Construction activities may not commence until the District has approved the Dust Control Plan.
Notification by owners or operators of construction projects that are at least one acre in size and where a
Dust Control Plan is not required,must provide written notification to the District at least 48 hours in.advance of
any earthmoving activity.
Record Keeping is required to document compliance with the rules and must be kept for each day'any dust
control measure is used. The District has developed record forms for water application, street sweeping, and
"permanent'controls such as applying long term dust palliatives, vegetation, ground cover materials, paving, or
other durable materials. Records must be kept for one year after the end of dust generating activities (Title .V
sources must keep records for five years).
Exemptions exist for several activities. Those occurring above 3,000 feet in elevation are exempt from all
Regulation VIII requirements and Rule 8021 — Construction, Demolition, Excavation, Extraction, and Other
Earthmoving Activities exempts the following construction and earthmoving activities:
• Blasting activities permitted by California Division of Industrial Safety.
• Maintenance or remodeling of existing buildings provided the addition is less than 50% of the size of the
existing building or less than 10,000 square feet (due to asbestos concerns, contact the District at least
two weeks ahead of time).
• Additions to single family dwellings.
• The disking of weeds and vegetation for fire.prevention on sites smaller than Yz acre.
• Spreading of daily landfill cover to preserve public health and safety and to comply with California
Integrated Waste Management Board requirements.
Nuisances are prohibited at all times because District Rule 4102 — Nuisance applies to all construction
sources of fugitive dust, whether or not they are exempt from Regulation VIII. It is important to monitor dust-
generating activities and implement appropriate dust control measures to limit the public's exposure to fugitive
dust.
For more information please contact the Compliance Division of the District office nearest to you. Information
on Regulation Vlll, where you may obtain copies of record keeping forms, the Dust Control Plan template, and
the Construction Notification form, is available on the District's website at:
www.valleyair.org
with applying water to the top of the load, and covering the cargo compartments are effective measures for
reducing VDE and carryout from vehicles transporting bulk materials.
Demolition activities require the application of water to the exterior of the buildings and to unpaved surfaces
where materials may fall. Consider all structures slated for demolition as possibly being regulated because of
asbestos, per District Rule 4002 - National Emission Standards for Hazardous Air Pollutants. Contact the
District well. before starting because a 10 working day notice will- likely be required before a demolition can
begin.
Dust Control Plans identify the dust sources and describe the dust control measures that will be implemented
before, during, and after any dust generating activity for the duration of the project. Owners or operators are .
required to submit plans to the District if, at anytime, the project involves:
• Residential developments of ten or more acres of disturbed surface area.
• Non-residential developments of five or more acres of disturbed surface area.
• Relocating more than 2,500 cubic yards per day of materials on at least three days.
Construction activities may not commence until the District has approved the Dust Control Plan.
Notification by owners or operators of construction projects that are at least one acre in size and where a
Dust Control Plan is not required,.must provide written notification to the District at least 48 hours in.advance of
any earthmoving activity.
Record Keeping is required to document compliance with the rules and must be kept for each day any dust
control measure is used. The District has developed record forms for water application, street sweeping, and
"permanent"controls such as applying long term dust palliatives, vegetation, ground cover materials, paving, or
other durable materials. Records must be kept for one year after the end of dust generating activities (Title V
sources must keep records for five years).
Exemptions exist for several activities. Those occurring above 3,000 feet in elevation are exempt from all
Regulation VIII requirements and Rule 8021 — Construction, Demolition, Excavation, Extraction, and Other
Earthmoving Activities exempts the following construction and earthmoving activities:
• Blasting activities permitted by California Division of Industrial Safety.
• Maintenance or remodeling of existing buildings provided the addition is less than 50% of the size of the
existing building or less than 10,000 square feet (due to asbestos concerns, contact the District at-least
two weeks ahead.of time).
• Additions to single family dwellings.
• The disking of weeds and vegetation for fire,prevention on sites smaller than Y2 acre.
• Spreading of daily landfill cover to preserve public health and safety and to comply with California
Integrated Waste Management Board requirements.
Nuisances are prohibited at all times because District Rule 4102 Nuisance applies to all construction
sources of fugitive dust, whether or not they are exempt from Regulation Vill. It is important to monitor dust-
generating activities and implement appropriate dust control measures to limit the public's exposure to fugitive
dust.
For more information please contact the Compliance Division of the District office nearest to you. Information
on Regulation VIII, where you may obtain copies of record keeping forms, the Dust Control Plan template, and
the Construction Notification form, is available on the District's website at:
www.valleyair.org
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?.r ? ��`• ':�' OFFICES OF
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PHONE(559)233-7161
FAX(559)233-8227
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`"- 2907 SOUTH MAPLE AVENUE
FRESNO,CALIFORNIA 93725-2218
Your Most Valuable Resource-Water
August 26, 2005
Mr. Kevin Fabino
City of Fresno
Planning and Development Department
2600 Fresno Street, Third Floor
Fresno, CA 93721-3604
RE: VTTM No. 5463, RA No. R-05-45 & CUP No. C-05-140
FID's Mortensen No. 80 Canal
Dear Mr. Fabino:
FID's comments and requests are as follows:
1. FID's Mortensen canal/pipeline traverses the north side of Whitesbridge Avenue as
shown on the enclosed map. FID requests it review and approve all plans that affect its
canal/pipeline.
2. A private irrigation control structure is located on the northeast comer of, and a private
irrigation pipeline traverses the east side of APN: 326-100-09. These private facilities are
active and will need to be incorporated into the proposed development.
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 biohnson(iDfresnoirrigation.com.
i
rely,
114�7 ��
Bret Johnson
Engineering Technician I
cc: Provost & Pritchard Inc.
Granite Bay Capital Group, LLC
Agencies\City\TM5463 R-05-45 C-05-140
BOARD OF President JACOB ANDRESEN, Vice-President JEFFERY G. BOSWELL
DIRECTORS JEFF NEELY,EDDIE NIEDERFRA.�K,STEVEN G.BALLS, General Manager GARY SERRATO
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CENTRAL UNIFIED SCHOOL DISTRICT
U H
OPERATIONAL SERVICES
�ooL � 4605 North Polk Avenue • Fresno California 93722
Phone: (559) 276-5211 • FAX: (559) 276-5515
Mike Berg, Director
]ack McKee,Maintenance Supervisor
Lodjerio]orge,Custodial Supervisor
LaVonda]ohnson,Grounds Supervisor
Dick Dailey,Transportation Manager
Facilities Planning
February 9, 2006
_ L�
Mr. Nick Yovino, Director
Development Department FE B 1 E 2G06
City of Fresno
2600 Fresno Street ri
Fresno, CA 93721
SUBJECT: Access to Madison Elementary School
Dear Mr. Yovino:
I recently met with Mr. Dirk Poeschel, who represents the developer of City of Fresno Tentative Tract
Map 5463. This tentative tract map abuts Madison Elementary School. In the course of our
conversations, Mr. Poeschel inquired about the possibility of providing a ****man gate"or other access
means onto the Madison Elementary School campus from the subdivision.
It is the policy of Central Unified School District to limit the number and location of access points onto
its campuses. Typically, access points are limited to the front entry area of the school. This is done for
security purposes. Access points on the perimeter of the campus are difficult to monitor and control,
which may result in unauthorized individuals entering the campus. For this reason, we denied Mr.
Poeschel's request.
We appreciate your ongoing concerns regarding Central Unified School District. If you have any
questions, please feel free to contact me.
Sincerely,
Mike Berg
c: ljonorable Cynthia Sterling, Fresno City Council
VMr. Kevin Fabino, City of Fresno Development Department
Mr. Dirk Poeschel, Dirk Poeschel Land Development Services
District Administration
Mari/ou Ryder,Ed.D.Superintendent-Sarah Koligian, Ins&uct/on -Jim Yov/no,Human Resources -Midgele Copher,K-12/Adult Ed,.lohn Mulligan,CFO
4605 N.Polk Avenue •Fresno, G4 93722 •(559)276-5206
SEP- 21- 2005 10: 16AM CENTRAL UNIF BUS OFC NO. 5483 P. 1/4
CENTRAL UNIFIED SCHOOL DISTRICT U�� �Ma2d= �a
4603 NORTHPOLKAVE - FFMNO,CA 93722.63x4•(669)2785206•mrydsr&wtraluedkLZca.us
W5TWCT SUPERINTENDENT DT
Dr.Marilou Ryder
TRUSTEES;
�I1`7 Cindy Beruba
Cox
U u � V �D Tem
Judith Geringer
September 21, 2005 Theresa Hagan%
Diana Milla
City of FresnoPhi Rusconi
Planning Department SEP 2 1 L 2005 Mike Yada
2600 Fresno Street Planning Divisicn
Fresno, CA 93721 Development Departmen'
CITY OF FPESIN!0
Attn: Kevin Fabino
Subject: File No.: TT 5463
Central Unified School District has the following conditions/comments for the above project(s):
Condition of approval:
1. School Developer Fees shall be paid on all new residential construction within the
proposed subdivision, in accordance with a resolution adopted by the Central Unified
School District, pursuant to Government Code section 65995 and Educational Code
section 17620.
2. Install concrete sidewalks/curbs/gutters on both sides of the interior streets for the
proposed project in a manner consistent with the existing subdivisions in the area and to
City standards.
3. Install a permanent school bus pull-out located along S. Valentine Avenue (lots 57, 58,
79, 80) per the attached design drawing. The District is willing to work with the Developer
to determine the location of this permanent school bus pull out.
Comments;
The proposed project will add approximately 185 K-12 grade students to the District's average
daily attendance.
Number of lots / units = 322
Grade Level: #of Students Generated
K-6 grade students 116
7-8 grade students 31
9-12 grade students 39
TOTAL K-12 grade 185
JIM Y0�'O JOHN MULLIGAN 5ARAH.KOLICLAN
A�istant Superintendent.Personnel Chief Financial Officvr Assistant Superintendent,Instruction
(559)276.5224 (559)276-5200 4559)276-3115
` F.V(559)276-2963 FAX(559)276-0394 FAX(559)276-3102
SEP. 21. 2005 10: 16AM CENTRAL UNIF BUS OFC N0. 5483 P. 2/4
September 21, 2005 Page 2
File No.: TT 5463
The District will be able to accommodate these new students at the schools of attendance
indicated below. To offset the cost to house these students, the District currently levies
development fees of $2.24 per square foot for residential development and $0.36 per square
foot for commercial / industrial development. As a point of information, development fees are
subject to increase every two years by the State Allocation Board. Any new development on the
property will be subject to the development fees in place at the time development fee certificates
are obtained.
Sidewalks along interior neighborhood streets and major exterior streets provide the necessary
identifiable boundary between students and traffic, and provide a safe place for students
walking to and from existing school sites and bus stops.
Bus transportation is currently provided for.
• K-8'hgrade students residing at least one mile or more from their school of attendance;
• 90-12� grade students residing at least two miles or more from their school of
attendance.
At this time, however, an identifiable safe walking route does not exist to one or more schools of
attendance and until such time that a safe walking route is established, bus transportation will
be provided to those students. The District has concluded using interior subdivision streets are
not adequate or safe for bus turning and/or navigation movements. Therefore, the District will
require a permanent bus pull out, separated from traffic lanes by a decorative concrete median
strip. Attached is a design drawing that meets approval by the City Traffic Engineering
Manager.
The following school of attendance information is provided:
• Elementary School Information:
School Name: Madison Elementary
Address: 330 S. Brawley
• Middle School Information:
School Name: EI Capitan
Address: 4443 W. Weldon Ave.
• High School )nformation:
School Name: Central High School—East Campus
Address: 3535 N. Cornelia Ave
Currently, Central High School - West Campus is a mandatory attendance 9" grade
school with optional programs for grades 10th-121'.
The California Department of Education has current API scores - see:
htti)://www.cde.r-a.gov/ta/actap/index.asli (however this site does not have current District
enrollment data-see: http:ffwww.ed-data.kl2.ca.us/.)
SEP. 21. 2005 10: 16AM1 CENTRAL UNIF BUS OFC NO. 5433 P. 3/4
September 21, 2005 Page 3
File No.: TT 5463
The District appreciates the opportunity to comment on above project. Should you have
questions or need additional information, please contact me at 559-276-5203 or
ddeel ,,centralusd.kl2.ca.us.
Sincerely,
;aV7idDeel
Facilities Planning Manager
Attachment
1116.773. 6493)
SEP. 21. 2005 10: 16AM CENTRAL UNIF BUS OFC NO. 5483 P. 4/4
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Edward L. Moreno,M.D.,M.P.H., Interim Director
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Planning Division L00010864
Develcpment Department PE 2602
Kevin Fabino rl'`�
City of Fresno
Development Department
2600 Fresno Street
Fresno, CA 93721
Dear Mr. Fabino:
PROJECT NUMBER: T-5463/R-05-45/C-05-140
PROJECT DESCRIPTION AND LOCATION: Proposes to rezone 58.3 acres located on
the southwest corner of West Whitesbridge and South Valentine Avenues from AE-20 to
R-1/UGM for a 322-lot single-family residential subdivision.
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.
[ ] AN ENVIRONMENTAL IMPACT REPORT: The project has the potential to
result in significant adverse environmental impacts.
[X] A NEGATIVE DECLARATION: The project may have adverse impacts but
impacts can be mitigated without further study or are not serious enough to
warrant an Environmental Impact Report.
[ ] NEITHER OF THE ABOVE, INSUFFICIENT INFORMATION TO DRAW ANY
CONCLUSIONS: The following additional information should be provided:
• Construction permits for the 322-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 322-lot residential subdivision should be subject to
assurance that the City of Fresno community water system has the capacity and
1221 Fulton Mall/P.O.Box 11867/Fresno,California 93775/(559)445-3357/FAX(559)445-3379
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