HomeMy WebLinkAboutT-5479 - Conditions of Approval - 7/27/2006 city of
REPORT TO THE PLANNING COMMISSION AGENDA ITEM NO. VIII.D.
COMMISSION MEETING: 3/1/06
APPROVED BY
March 1, 2006
, A DEPARTMENT I
FROM: STAFF, Planning Division
Planning and Development Department
SUBJECT: REZONE APPLICATION NO. R-05-040; VESTING TENTATIVE TRACT
MAP APPLICATION NO. 5479IUGM AND ENVIRONMENTAL FINDING
FOR ENVIRONMENTAL ASSESSMENT NO. R-05-0408-5479
EXECUTIVE SUMMARY
These related applications pertain to 25.35± acres of property comprised of five parcels located
southeast of the intersection of North Cornelia and West Dakota Avenues and on the west side
of the North Milburn Avenue alignment. Rezone Application No. R-05-040 proposes to rezone
this property from Fresno County's AL-20 (Limited Agricultural, 20-Acre Minimum Parcel Size)
zone district to the City's R-1/UGM (Single Family Residential/Urban Growth Management Area)
zone district. Vesting Tentative Tract Map Application No. T-5479/UGM proposes to subdivide
these 25.35 acres into 122 single-family residential lots and one outlot for open space purposes,
with concomitant grading and installation of related urban service infrastructure. The subject
property is required to be annexed to the City of Fresno and detached from the Kings River
Conservation District and the North Central Fire Protection District prior to development and
prior to the rezoning becoming effective (annexation is under the jurisdiction of the Fresno
County Local Agency Formation Commission). The subject property is designated in the 2025
Fresno General Plan and West Area Community Plan for medium density and medium-low
density residential uses, with approximately equal portions of the subject property falling into
each of these land use designations. Zoning to the City's R-1/UGM district, and approval of
Vesting Tentative Tract Map No. T-5479, would be consistent with these land use designations.
These applications were reviewed by the West Area Citizens Advisory Committee, on
September 19, 2005, but the Committee's action resulted in a technical denial (three members
voted in favor; three voted against; and two were absent on that date). The project is
recommended for approval by staff, subject to compliance with the proposed tract map
conditions of approval dated March 1, 2006.
PROJECT INFORMATION
PROJECT: A 122-lot single-family residential subdivision with an
outlot for open space purposes
APPLICANT: Subdivider of record: Lafferty Homes, Inc.
Property owners: Robert Dominguez, Margaret C.
Dominguez, Rhonda Walk, and Harry & Dorothy Paul
Applicants' representative: Ingels-Braun &Associates
Civil Engineering & Land Surveying
REPORT TO THE PLANNING COMMISSION
Rezone Application No. R-05-040,Vesting Tentative Tract Map Application No. T-5479/UGM
Page 2
March 1, 2006
LOCATION: APNs 311-091-08, 311-091-09, 311-390-30S,
311-390-31S, and 311-390-34S
Southeast of the intersection of North Cornelia and
West Dakota Avenues, west of the Milburn Avenue
alignment
Council District 1, Tom Boyajian
SITE SIZE: 25.35 acres gross; 25.07 net acres after dedication of
major street right-of-way
LAND USE: Existing —Vacant rural residential and uncultivated land
Proposed - Single Family Residential Development with
an outlot for open space purposes
PLAN DESIGNATION The 2025 Fresno General Plan and West Area
AND CONSISTENCY: Community Plan designate this property for medium
density and medium-high density residential use. The
proposed subdivision would yield 4.87 dwelling units per
acre of this portion of the property. This is consistent
with the property's assigned land use designations per
Fresno Municipal Code §12-403-B.
EXISTING ZONING: AL-20, Limited Agricultural District, 20-Acre Minimum
Lot Size (Fresno County zoning)
PROPOSED ZONING: R-1/UGM, Single-Family Residential District/Urban
Growth Management Area
ENVIRONMENTAL FINDING: Finding of Conformity, filed on November 10, 2005 and
noticed in the Fresno Bee on that same day.
PLAN COMMITTEE West Area Advisory Committee vote on September 19,
RECOMMENDATION: 2005 resulted in a technical denial (a 3-3 tie vote), with
two members absent
STAFF RECOMMENDATION: Approval of project, subject to compliance with the
conditions listed in the attached Tract Map Conditions of
Approval, dated March 1, 2006 and in conformance with
mitigation measures of MEIR 10130 as outlined in the
mitigation checklist prepared for Environmental
Assessment No. R-05-040/T-5479
REPORT TO THE PLANNING COMMISSION
Rezone Application No. R-05-040, Vesting Tentative Tract Map Application No. T-5479/UGM
Page 3
March 1, 2006
BORDERING PROPERTY INFORMATION
PLANNED LAND USE EXISTING ZONING EXISTING USE
AL-20
Medium-Low Density Limited Agricultural District,
NORTH Residential 20-Acre Minimum Lot Size Rural residences
(Fresno County zoning)
AL-20
EAST Medium-Low Density Limited Agricultural District, Rural residences
Residential 20-Acre Minimum Lot Size
(Fresno County zoning)
R-1-C Residences (estate sized lots,
SOUTH Low Density Low Density Residential but not annexed to the City and
Residential not developed with full urban
(Fresno County zoning) service infrastructure)
R-1/UGM Urban subdivision and a church
Single-Family Residential northers Y across from the proposed tract's
District/Urban Growth Portion fronting on Cornelia
Avenue)
Management Area
WEST Medium-Low and Low and and
Density Residential
AL-20
Limited Agricultural District, Rural residences
20-Acre Minimum Lot Size
(Fresno County zoning)
ENVIRONMENTAL FINDING
The initial study conducted for Environmental Assessment (EA) No. R-05-040/T-5479 considered
potential environmental impacts associated with the subject subdivision and related infrastructure
improvements. The study indicates that this application, if approved, would create a project that
conforms to the land use designation and policies (the Urban Form Element) of the updated 2025
Fresno General Plan and updated West Area Community Plan. The study also indicated that potential
environmental impacts associated with this project would be mitigated by imposition of project
conditions, including conditions derived from the traffic impact study prepared for this project, and would
remain within the scope of the City of Fresno's Master Environmental Impact Report (MEIR) No. 10130
prepared and certified for the 2025 Fresno General Plan and for adoption of the West Area Plan. A
Finding of Conformity with MEIR No. 10130 was filed on November 10, 2005. The Finding of Conformity
incorporates a Mitigation Monitoring Checklist. A notice of this environmental finding was initially
published in the Fresno Bee on November 10, 2005. No appeals or comments have been received as
of February 24, 2006.
REPORT TO THE PLANNING COMMISSION
Rezone Application No. R-05-040, Vesting Tentative Tract Map Application No. T-5479/UGM
Page 4
March 1, 2006
BACKGROUND / ANALYSIS
comprised of five parcels located southeast of the intersection of North Cornelia and West Dakota
Avenues and on the west side of the North Milburn Avenue alignment. Rezone Application
No. R-05-040 proposes to rezone this property from Fresno County's AL-20 (Limited Agricultural,
20-Acre Minimum Parcel Size) zone district to the City's R-1/UGM (Single Family Residential/Urban
Growth Management Area) zone district. Vesting Tentative Tract Map Application No. T-5479/UGM
proposes to subdivide these 25.35 acres into 122 single-family residential lots and one outlot for open
space purposes, with concomitant grading and installation of related urban service infrastructure.
Land uses surrounding this proposed subdivision are typical of the West Area's transitional nature:
to the north, east, and west of the project are rural residential homes on AL-20-zoned parcels located
in the unincorporated area (no information was provided by Fresno County to explain how small lots
were subdivided with this zoning in place to protect farmland). To the south, the County previously
approved a tract with smaller lots on land zoned by the County for large-lot single-family residential
uses (Fresno County "R-1-C" zoning), although this development does not have the full range of
urban service infrastructure. To the west of the proposed project, across North Cornelia Avenue,
there is some urbanized residential property developed with a typical urban subdivision and a church.
The new Central East High School is located to the northeast of the project, and Teague Elementary
School is north and somewhat east of the project (both schools are on the north side of West Dakota
Avenue). This proposed tract can be considered "infill" development, in that it provides for a more
contiguous City boundary, provides for a logical extension of urban infrastructure, and implements the
West Area Community Plan policies calling for full development of streets and urban services.
The subject property has existing rural residential and ancillary structures, all proposed to be
removed to facilitate tract development. These structures were evaluated by a qualified
historical/cultural resource specialist and were determined not to have potential significance as
affirmed by the City's Historic Preservation Project Manager.
Vesting Tentative Tract Map No. 5479/UGM is located in the City's Urban Growth Management
(UGM) Area, requiring extension of infrastructure to complete the urban service network. The
subdivision is conditioned upon UGM street fees, water fees, and sewer fees. The tract map was
accepted for processing after City-wide impact fees were effective (August 30, 2006), and is subject
to the new Fire, Police, Parks, and Quimby act impact fees (replacing the former UGM impact fees for
Fire Station 16 and UGM Parks Area 4). The tract must develop in compliance with West Area
Community Plan policies requiring major street landscaping, extension of urban infrastructure, and
interface treatment for subdivision lots which abut rural residential parcels of 0.5 to 2.0 acres.
The subject property is not yet within the corporate boundaries of the city of Fresno. It must be
detached from the North Central Fire Protection District and the Kings River Conservation District,
and annexed to the City of Fresno, prior to the proposed rezoning becoming effective and prior to
development of the requested tract map. District and city boundary changes are under the
jurisdiction of the Fresno County Local Agency Formation Commission.
City staff has conferred extensively with Fresno County Public Works and Planning as well as the
agencies attending the two Subdivision Review Committee meetings. School construction fees will
REPORT TO THE PLANNING COMMISSION
Rezone Application No. R-05-040, Vesting Tentative Tract Map Application No. T-5479/UGM
Page 5
March 1, 2006
be collected pursuant to Central Unified's adopted fee schedule, and the City's public improvement
requirements reflect sidewalks on both sides of local tract streets as requested by Central Unified
School District. Fresno County submitted two letters regarding this subdivision, dated December 6
and December 30, 2005 (copies attached to tract map conditions). Both letters included the
requirement that the full width of North Cornelia Avenue be annexed, and both related requirements
for providing a safe route to school walking path between this tract and Teague Elementary School.
The subdivider commissioned two addenda to the original traffic impact study, with the first
addendum focused on pedestrian needs. Warrants could not be met for signalizing the intersection
of Dakota and Milburn Avenues as a school pedestrian crossing; therefore, an alternative path along
North Cornelia and West Dakota is required to be improved with an all-weather surface distanced
from travel lanes, and a fence is to be constructed across North Milburn Avenue until that road is
completed to North Dakota Avenue and another pedestrian safety analysis is constructed for
subsequent development in the area.
The applicants revised the proposed subdivision map several times at the request of staff. Although
the map was submitted prior to any formalization of new residential subdivision design requirements,
the subdivider has modified the map consistent with these recommendations by adding an open
space outlot and pedestrian facilities off site. There is an entry treatment median island in the
northerly tract street intersecting North Cornelia Avenue. Traffic calming designs were employed to
deal with local street design and right-of-way issues.
Notices of the Planning Commission hearing on this vesting tentative tract map and rezoning were
mailed to the school district and to all property owners having land within a 400-foot radius of the tract
map's boundaries. The Fresno Municipal Code requires only a 350-foot radius but this is intended to
be extended when a major street would fall within the boundary for mailing notices; therefore,
additional parcels were included by enlarging the mailing radius. These notices were mailed on
Friday, February 17, 2005, using County Assessor's records of designated property tax bill recipients
to obtain the mailing list. As of Monday, February 27, no appeals were received regarding the
subdivision or the rezoning and only one telephone call was received by staff. The caller was
inquiring about intended sale prices of the homes, which is a matter unrelated to planning and zoning
for a standard subdivision; this information that would have to be provided by the subdivider.
conditions of approval.
The Vesting Tentative Tract 5479/UGM map exhibits has been revised in consultation with staff from the
Planning and Development Department and Public Works Department, to address traffic safety issues
with the intersection of West Gettysburg Avenue.
West Area Citizens Advisory Committee
This Committee considered the proposed rezone and vesting tentative tract map at its September 19,
2005 meeting (see attached project review record). The Committee's vote on this project resulted in
a technical denial, because there were 3 in favor and 3 opposed to it (two Committee members were
absent). No reasons were given in the project record for recommending denial. The project record
does has four requested project requirements: full widening on North Cornelia Avenue a traffic study
to look at Dakota Avenue congestion; ; a safe pedestrian route to schools; and that the entire area
REPORT TO THE PLANNING COMMISSION
Rezone Application No. R-05-040,Vesting Tentative Tract Map Application No. T-5479/UGM
Page 6
March 1, 2006
contiguous to this project be annexed to assure conformance to the West Area Community Plan and
2025 Fresno General Plan policies.
Through the Traffic Impact Study, it was determined that standard UGM and frontage improvements
on North Cornelia Avenue would adequately serve the traffic expected from this project. These
requirements include a turn pocket and full width along the subject property's frontage. Fresno
County requested a further specific study of three major street intersections in the vicinity
(Cornelia/Shields, Cornelia/Dakota, and Milburn/Dakota), and the conclusion of this study was that
the streets are adequate to serve the traffic associated with this project.
Another addendum to the traffic impact study analyzed safe route to school pedestrian needs. This
resulted in the aforementioned off-site asphalt walking path to be installed to the intersection of
Cornelia and Dakota, then east along Dakota and north along Milburn Avenue to reach the
elementary school.
The configuration of the annexation involving this project is not under the jurisdiction of the City of
Fresno. The Fresno County Local Agency Formation Commission reviews each proposed
annexation and adds land/parcels as it deems appropriate. Staff has become aware, however, that
there is a tract map proposal in the design stage for land on the east side of the subject property and
flanking the easement on the Milburn Avenue alignment as it intersections with West Dakota Avenue.
Land Use
As noted above, the 2025 Fresno General Plan and West Area Community Plan designate the
subject property for medium and medium-low density residential uses, with approximately equal
portions of the site in each designation. The rezone application conforms to the 2025 Fresno General
Plan's Planned Land Use and Zone District Consistency Matrix, which provides for a developed
density of 4.99 to 10.37 dwelling units per acre for medium density residential and 2.18 to 4.98 units
per acre for medium-low density residential land.
The proposed subdivision would implement the site's planned land use and zoning. The R-1/UGM
zone district provides for single-family residential development, and requires completion of the urban
service infrastructure network. This project provides for housing compatible with its planned land use,
and for completion of the planned urban infrastructure and development pattern in the area. With
existing built-out subdivisions on the north and west, it can be considered to be a logical and orderly
extension of urban development. This project also aggregates five small lots which had previously
been created by different parcel map and deeding actions, providing a better-integrated urban fabric.
The proposed tract's residential density, after dedication of major street right-of-way along North
Cornelia Avenue, will be 4.85 dwelling units per net acre. Pursuant to the Fresno Municipal Code,
the 122 lots proposed on the 25.07 net acres of Vesting Tentative Tract Map No. 5479/UGM is
consistent with the 2025 Fresno General Plan and the West Area Community Plan.
REPORT TO THE PLANNING COMMISSION
Rezone Application No. R-05-040, Vesting Tentative Tract Map Application No. T-5479/UGM
Page 7
March 1, 2006
Subdivision Lot Sizes and Dimensions
Vesting Tentative Tract Map No. T-5479/UGM is consistent with the subject property's existing
R-1/UGM and R-2/UGM zoning and with 2025 Fresno General Plan and West Area Community
Plan goals for efficient land use, compact development and aesthetics. All subdivision lots meet
or exceed the minimum 6,000 sq. ft. size required by the R-1 District. Lot widths and depths also
meet zoning requirements.
Streets and Circulation
The proposed R-1 zoned property and its accompanying subdivision would generate
approximately 1,264 average daily vehicle trips (ADTs), and peak travel associated with this
project will be approximately 93 A.M. and 125 P.M. trips (figures generated by analysis of the
original 124-lot proposal). Pursuant to mitigation measures of MEIR No. 10130 prepared for the
2025 Fresno General Plan and West Area Community Plan, a traffic impact study was prepared
for this project by Peters Engineering Group, dated July 21, 2005. The original traffic impact
study was augmented by two addenda, one focusing on school pedestrian needs and a second
focusing on three intersections for which the County wanted additional data.
The Public Works Department Engineering Division Transportation Planning Section has
reviewed this proposed development and has determined that the streets relating to the site will
be able to carry the quantity and kind of traffic generated, given implementation of street frontage
and Urban Growth Management requirements and with imposition of special mitigation measures
derived from review of the Traffic Impact Study and its addenda. This project will help to complete
the local street circulation system in the neighborhood by constructing street improvements on
North Cornelia Avenue, a designated collector street, and on North Milburn Avenue, a local street.
The vesting tentative tract map will have three immediate points of local street access to major
streets: two local streets extending to North Cornelia Avenue, access to West Shields via North
Milburn Avenue (which this tract is required to improve not only within its boundaries, but also
south of its boundaries along unincorporated acreage), and a future point of access to West
Dakota Avenue when North Milburn Avenue is completed.
It was discovered during review of this proposed tract map that Milburn Avenue extending south
from West Dakota Avenue within the proposed project site was never formally dedicated or
deeded. This tract will remedy that situation within limits of the tract map. Subsequent urban
development of land abutting the east and northeast portions of this tract map will complete
Milburn improvements and will re-analyze the need for (the "warrants" for) signalization or other
controls for school pedestrian crossing at Milburn and Dakota Avenue.
Appendix B of Master Environmental Impact Report (MEIR) No. 10130 prepared for the 2025
Fresno General Plan contains the results of traffic modeling conducted for full buildout of the
General Plan. The MEIR estimated that the proximal segment of North Cornelia Avenue would
have 2,620 VTD at full buildout of the General Plan in Year 2025. Therefore, this collector street
would maintain a Level of Service (LOS) C with its planned four travel lanes. The proximal
segment of West Dakota Avenue, also a collector street, would have 10,690 VTD at full buildout
of the 2025 Fresno General Plan and street would maintain a Level of Service (LOS) C with its
REPORT TO THE PLANNING COMMISSION
Rezone Application No. R-05-040, Vesting Tentative Tract Map Application No. T-5479/UGM
Page 8
March 1, 2006
planned four travel lanes. These are acceptable levels of service according to 2025 Fresno
General Plan policies. This project, being fully consistent with planned land uses of the 2025
Fresno General Plan analyzed in MEIR No. 10130, would not generate traffic that would exceed
the current or future capacity of either major street.
California Department of Transportation
The California Department of Transportation District 6 Office of Transportation Planning
("Caltrans") submitted comments on this project in a letter dated September 7, 2005. The letter
affirmed the findings of the project-specific traffic impact study and noted that project trips would
impact Freeway 99 interchanges at West Ashlan and West Shields Avenues. Project Study
Reports have been completed for improvements to the Ashlan interchange. Caltrans is
requesting $9,478 to mitigate impacts to the Ashlan Avenue/Freeway 99 interchange. Provision
for to this requested Caltrans fee has been included in the Tract Map Conditions of Approval.
The City has been working with Caltrans to develop a legally permissible means for collecting
impact fees from development projects for the state highway system. 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. Caltrans
District 6 has provided the City of Fresno with information regarding their standard practices for
collecting and accounting for impact fees.
Along with other cities and Fresno County, the City of Fresno has partnered with the Fresno
County Council of Governments and Caltrans on a regional study for the greater Fresno-Clovis-
Madera Metropolitan area. This study may provide the nexus/rough proportionality study
necessary for determining a developer's proportionate responsibility for capital improvements to
the state highway system. In addition to a proportionate share study, a procedure is being
worked out for the City to collect monies and to either hold those monies, or hand over those
monies to a separate agency, for improvements to facilities the City does not control or maintain.
The Caltrans letter also suggested that a transit alternative should be considered for this project.
The project is located in reasonable proximity to FAX Routes 9 and 39. A request for comment on
this subdivision was routed to Fresno Area Express for their review and comment/requirements.
However, the project's frontage on North Cornelia Avenue is too far south for the standard
location of a public bus stop. The project includes provisions for pedestrian access, including an
enhanced pedestrian and bicycle route along North Cornelia Avenue and the safe route to school
pedestrian path extending eastward from Cornelia Avenue along West Dakota Avenue and
northward along Milburn Avenue to Teague Elementary School. When the homes in this project
are occupied, it is anticipated that the owners may make some arrangements for vanpool and
carpooling, as their schedules and employment locations may make feasible, but it is not possible
for a subdivider to make these arrangements before homes are sold.
REPORT TO THE PLANNING COMMISSION
Rezone Application No. R-05-040, Vesting Tentative Tract Map Application No. T-5479/UGM
Page 9
March 1, 2006
Landscaping and Walls
This development is required to install masonry walls with fifteen-foot wide landscape setbacks as
side-on treatment along North Cornelia Avenue pursuant to West Area Community Plan
requirements Provisions for maintenance of walls and public landscaping are addressed in the
tract map conditions of approval, with the potential for including this project in the City's
Community Facilities District. An on-site outlot for open space recreational purposes is also
required to be landscaped by the subdivider.
Public Utilities, Drainage, and Irrigation Facilities
This tract will be required to extend, and to connect to, water and sewer mains in the abutting
collector streets. By installing these water and sewer lines, the proposed subdivision will help to
complete the City's utility network and to serve this project, and is required to provide individual
water services and sewer house branches to each parcel.
Fresno Metropolitan Flood Control District (FMFCD) and Fresno Irrigation District (FID) have
reviewed this project. FMFCD has submitted requirements, reflected in tract map and
Conditional Use Permit conditions. With construction of a storm drain facilities required by
FMFCD, there will still be a need for a temporary on-site basin. The project is required to pay
$102,921 in drainage fees (current fee rate), all or part of which may be offset by construction of
master planned facilities.\
There are no public or private irrigation facilities connected to Fresno Irrigation District on the
subject property.
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 Findings Nos. 2 through 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. From the responses of responding agencies and staff reviews, the proposed
subdivision map, together with its design and improvements, is consistent with the
2025 Fresno General Plan and the West Area Community Plan because the land
use element diagrams of these plans designate the site for Medium Density and
Medium-Low Density Residential land uses and Fresno Municipal Code
Section 12-403-B allows the proposed 4.85 dwelling unit per acre density of the
project. The project design meets the applicable General and Community plan
policies and zoning ordinance criteria for development, provided that tract map
conditions of approval are met/complied with.
REPORT TO THE PLANNING COMMISSION
Rezone Application No. R-05-040, Vesting Tentative Tract Map Application No. T-5479/UGM
Page 10
March 1, 2006
2. This site is physically suitable for the proposed type and density of development
because conditions of approval will insure adequate vehicular and pedestrian access
and drainage on and off the site.
4. The proposed subdivision design and improvements are 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 and the area's long-term developed uses for agriculture and residential
development.
5. The proposed subdivision design and improvements are not likely to cause serious
public health and safety problems, because the conditions of approval will insure
that the subdivision conforms with City health and safety standards including (but not
limited to) connections to sanitary sewer service and connections to a large
community water system utility for each dwelling.
6. The proposed subdivision design will not conflict with necessary public easements
within or through the site, because conditions of approval will assure that the existing
utility infrastructure is protected. Based on a review of the proposed project and the
adopted Circulation Element of the General Plan by the Public Works Department's
Traffic Engineering Division, 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. The site will complete and take most access
from North Cornelia Avenue, a designated collector streets whose traffic volumes
currently do not approach the designated capacity for this level of street. The
projected traffic volume from this project will not cause major streets and
intersections in the project vicinity to exceed their planned capacities and will not
cause their Levels of Service to deteriorate below adopted City standards. The
project will also provide access improvements on North Milburn Avenue, a local
street.
7. 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 the local Subdivision
Ordinance. Based upon the plans and information submitted by the applicant and recommended
conditions of project approval, staff has determined that these findings can be made.
Subdivision Conditions of Approval
1. Development shall take place in accordance with the Vesting Tentative Tract Map
No. 5479/UGM revised exhibit dated February 9, 2006 (as it may be required to be
further corrected to reflect other Tract Map Conditions of Approval).
REPORT TO THE PLANNING COMMISSION
Rezone Application No. R-05-040, Vesting Tentative Tract Map Application No. T-5479/UGM
Page 11
March 1, 2006
2. Development shall take place in accordance with the proposed Conditions of
Approval for Vesting Tentative Tract No. 5479/UGM, dated March 1, 2005.
3. Development shall take place in accordance with the Master Environmental Impact
Report (MEIR) mitigation measures identified in the Finding of Conformity with the
2025 Fresno General Plan MEIR made pursuant to Environmental Assessment
No. R-05-040/T-5479, dated November 10, 2005.
Planning Commission action on Vesting Tentative Tract Map No. 5479/UGM and Tract Map
Conditions shall be final unless the Commission's decision is appealed to the City Council.
CONCLUSION / RECOMMENDATION
The appropriateness of the proposed project has been examined with respect to its consistency with
goals and policies of the 2025 Fresno General Plan and West Area Community Plan; its compatibility
with surrounding existing or proposed uses; and, its avoidance of potentially significant adverse
environmental impacts. These factors have been evaluated as described above and by the
accompanying environmental assessment. Upon consideration of this evaluation, it can be
concluded that the project proposed under Rezone Application No. R-05-040 and Vesting Tentative
Tract Map No. 5479/UGM are appropriate for the project site with the implementation of conditions of
approval and mitigation measures as recommended. Based upon information in the record, and
consistent with provisions of the Subdivision Map Act and the Fresno Municipal Code, staff
recommends that the Commission make the required findings and enact the following:
1. RECOMMEND CITY COUNCIL APPROVAL OF the Finding of Conformity with General Plan
Master Environmental Impact Report (MEIR) No. 10130 and the Mitigation Measure Checklist
prepared for this project pursuant to Environmental Assessment No. R-04-050/T-5479.
2. RECOMMEND CITY COUNCIL APPROVAL OF the Rezone Application No. R-05-040.
3. APPROVE the required Subdivision Map Act findings and Vesting Tentative Tract Map
No. 5479/UGM, subject to compliance with the proposed Tract Map Conditions of Approval
dated March 1, 2006 and subject to City Council approval of the requested rezone and
subsequent annexation of the project site to the City of Fresno by the Local Agency Formation
Commission.
Attachments: Vicinity Map
Aerial Photo
Vesting Tentative Tract Map No. 5479/UGM revised exhibit, dated February 9, 2006
Project Review Record from the West Area Citizens Advisory Committee, dated September 19,
2005
Proposed conditions of approval for Vesting Tentative Tract Map No. 5479/UGM, dated
March 1, 2006
Finding of Conformity with the 2025 Fresno General Plan MEIR No. 10130 prepared
pursuant to Environmental Assessment No.T-5479/UGM with a MEIR Mitigation Monitoring
Checklist, dated November 10, 2005
1�:,'
ROBINSON
1
A'
I
cw
V1
GARLAND
I
I
1
4
.J
a
J
W
Z
w
O
U
CORTLAND
ANDREWS
SHIELDS
LEGEND
® Subject Property M I.I.G.M.Area
VICINITY MAP PLANNING & DEVELOPMENT
N DEPARTMENT
VESTING TENTATIVE MAP OF TRACT NO. 5479 A.P.N.: 311-091-08.09:311-390-30.31,34
REZONE APPLICATION NO. R-05-040 W
From AL-20(County)to R-1/UGM ZONE MAP: 2145
East of Cornelia Av., North of Shields Av. NOT TO SCALE BY/DATE: J.S./ 9-7-05
'1 J i• ' A..'r .d`"ai a i(,y�S.y ' .. t 7 h
—,
Nky
CD
ski
.w. t s' i a'ti i ' t yep■ " cn
Ln
CD
Vill
w
�IhI i r'> '. ✓ t rye,•� t � t>�" �_ �.�,,�y ,� par , *" "�°m`.� '� O
y
�• 4 '>t t � � A '��"pt'k y��1
_•: ��I � ✓43'1. �"V}Z � t'.+.. ^.� U ::�r����;
4 �1. 1�, �r;5i'r. � •Jf � - �'t't� � �
l
•ice !!�� yy y
9PI
j ' i4t p - 1 f"r �3' eit 4' ♦•
. - �.LL �. t•; '+,.r, r ,-.q�,:
x---!; a..P....=�� ..r-^-I-r , �.+x"�>�.^'G'&�.C',�'�-�,tifi .a'�';.�..0 "�."",�'�� ,�.•.x.......�...". ..A.P �
�"+Yt' ( ^aAam wux>ra/a�"•�.1 ^ ti '1 h'. � "�" ...a"' � .�.. y '..r'
+ � _
tff P fi
•t'1 �' 'te- YYY...www��. .14�t[�,st � -s ea � �� "C � 'f '
Ile
i rS�l J! A7 id .!iii ,I� i,'A'34'9t 4p.— �4J� • 1 '+�
All411-
t6�s�e .j� rf 3 .. I y 3 I• w £r
111„,
OL
<. �*' r M1t'IT L�� �� C'W 4'. i z■ •!"6�' � .� t ,r PC
� � ,�I ��� ��I�r�„� -„7 2t 1. s �r y[' •� �.r�; r. F '�<�.r y�
�yy w� S ! t�
.fejt 77�e%
r< � ?iar Sit' . alk`1`t �-x: }r� t4 S. rli`--�� 4 r,{ k i ..1-"y L?��7aa... r•rs
^`�."'�. r✓r':. 1, . —f.ie •a:s�tt�
'N i'"lJ.. f-.t i� �3,•it E7 1sh .7 7.'<' la i �- + Rk �¢o y �`` u.� r �•.+�1 ' iK`•'K �� `.,
Yy y
' art
I...�.+�,.. ...ww. .,6+a'ax a•Twi ww«.... :
a....u,ul.wf,..1a aVN M0191A1a9II9 8A1SVSx9S DRUSKA "Ta'sa+oN uw7�vi b
93 LVIOOSSY V Nnvue•9-asM no Nnd*ad
I lag
AM Mill a fill 1911 a
o
x is }• ➢a Q d➢ d a d 9� s e o UIs
3
m �+ S➢� 1� agad!gypp ! yyffk yy1 ay q_ d i agp yO @ ill
,
•nes�.Y �� yf�Y b� 9-Y-�Paa`P�l��� a�'�Y yliY a �� �� 1� �# � ��� O
a" $' I� sYaeYsjea, !„!a YIPdd➢aa�j' 1aYda�yata BY9AA= y-y �!✓- g11 � Jlj� mC
q aa���9e�aA99rsrLaale5�ii>1a9➢➢➢g:laa d.Aadffgg$.9:III:G!! $ rEY p3�g3! $ga NO
m O Ao ➢Y fgA•_r=Yy 51910afll.e5al.taf.fla.rq.�ssAealad.:a.Q, Ili p 1.141 SIM �Ylll � 1931 7 BT,I � (L$F
0
e
e Q O
E-1
FBI 1 �) 1 Q , e� 11 ff 9 3 aP 1! 6°•! 6'
�” Q ➢ e @ 1. 1 F 9�y .� ��I�! all
V lag �_ F B� X11 �� a 1So 401 Ila t11 pf®
-4..1 a 4 91 yQ Q 1 ■ lace . goo 1a!ll- �d' iii
O �► y s j d Qa eg av 1 FA :71d1H g XT JUL
e L� a
m Ai
p!y d03i�11q 5tl9e a Ml ~'
Y IN ➢pl.�i 1 =;a u i
a R d qQ �; i d� ,� •A� QQftae_ e°
a7d 1l n.�
➢=i11911
f y _ f y A d AA `J.�1:0:1 M. 1,31:1 611
1i
A A 1 �y
A
aA4 NtY1B IIW FlDbON
T — —
..,!
r,-19 _s �.9 ` !•r-1t��
j!
R w 'I` a Y� I•C__en ! s 1,r a1_ 9 Al I
r_ _ J' :IMa '
mil:I tr = U Oil ,r c �'gl ia'I•
I'm = a. '= fl $ =, �'•SL
9 ' v�>J7 n�� = yl• '�� lg�f' a.1� g S�% ��y $. ���i�i9 � y �� � ��
I "'FFt•14 II 1
�1 1 I YlI I• I'! § 9 111 (D7 Is 6 � b;��I I;�.I%
_ )()j;•;• 2 i l_1__ 1_9_J w1�_�__ y ,.w•I= 8 y m •NN ° '
..�....u.....•�ariv _
...... i_ v`- 11
a99T 'w-f ar~� ..._ '-•d_.._.. y ■ 1 tt* O
A I O i F. r :� Is'1a •�=a!f
21
f171:
A IN
�i !�•S R s� ���:I S�A "1A A � A �A � A � Q
y' i�s ' i '�fi i; �ti• y
lip, Ili
,= 11 (MVW a Ol) N-2/V1 VI-1-3N2100 H.LdON
City of
co��s-w/,
r WIk .i . ...,0
WEST AREA COMMUNITY PLAN ADVISORY COMMITTEE
PROJECT REVIEW - September 19, 2005
Project Record
PROJECT INFORMATION
Rezone Application No. R-05-040 and Vesting Tentative Tract Map No. 5479/UGM pertain
to 25.6 acres, five parcels located on the east side of North Cornelia Avenue, on the west side of the
North Milburn Avenue alignment, between West Shields and West Dakota Avenues (APNs 311-090-08
and -09 and 311-390-30, -31, and -34). Rezone Application No. R-05-40. proposes to change the
zoning on this property from AL-20 (Limited Twenty Acre Agricultural District, Fresno County zoning) to
R-1/UGM (Single-Family Residential District, Urban Growth Management Area). Vesting Tentative
Tract No. 5479/UGM proposes a 124-lot single-family residential subdivision with related installation of
urban service infrastructure. The property is planned for medium-density residential uses in the West
Area Community Plan. This project requires annexation to the City of Fresno and detachment from the
Kings River Conservation District and North Central Fire Protection District. The applicant's
representative is Jeff Callaway of Ingels-Braun & Associates, subdivider is Lafferty DGCI Fresno, LP;
owners are Robert& Margaret Dominguez and Harry& Dorothy Paul. Staff planner is Sandra Brock.
COMMITTEE RECOMMENDATION
❑ APPROVE ❑ APPROVE WITH CONDITIONS DENY ❑ NO ACTION
r BERGTHOLD BARRETT COX ER REISZ LANG MEINDERSEE
Approve
Deny 3L
Abstain
Absent
COMMITTEE CONDITIONS !COMMENTS
,, ,
z) /X CL4,t Xf ct J o►'- da-8- r19"Aef i�S�vrS; �� - Etivi o ,
-Tr A-CrJ ,d- d-L'u-P4 ...-c--
Staff Liaison: ). _ Date:
--
K:\Master Files-Plan Committees\West Area Committee\R-05-040,T-5479 Project Record.doc
4� �-,u►�e -�►,^'hd� fi�-�� Ce►w� ����� tw �'1^*r (� ''d'J Lt.¢ �-o F��v��
City of
clod+\ ��l% REPORT TO THE PLANNING COMMISSION
rnE-�:c � AGENDA ITEM NO. VIII.D.
COMMISSION MEETING: 3/1/06
March 1, 2006 APPROVED BY
FROM: NICK YOVINO, Director `� �-
DEPAR ME 'DIRECTOR
Planning and Development Department `i
SUBJECT: SUPPLEMENTAL INFORMATION FOR THE COMMISSION REGARDING
PROPOSED REVISED CONDITIONS OF APPROVAL FOR VESTING
TENTATIVE TRACT MAP NO. 5479/UGM, RELATING TO COMMUNITY
FACILTIES DISTRICT MAINTENANCE OF FACILITIES/IMPROVEMENTS TO
BE INSTALLED WITH THIS SUBDIVISION
Revised material for these tract map conditions of approval was submitted by the Public Works
Department, in response to issues raised by subdividers at the previous Planning Commission meeting
regarding scope of applicability of maintenance requirements for local streets and Community Facilities
Districts.
Joe Paff of the Public Works Department issued a revised memorandum, dated March 1, 2006, which
replaces his earlier memorandum (dated October 6, 2006) attached to the tract map conditions
distributed in the original Commission agenda report for this project.
Also in response to concerns raised by subdividers at the previous Planning Commission meeting, the
revised March 1, 2006 Public Works memorandum presents a new alternative for providing for
maintenance of local streets (refer to item No. 4 on the second page of the memorandum).
The Planning and Development Department has referenced this revised memorandum several times in
the body of the tract map conditions, to clarify its applicability to a wide range of public improvements
and facilities to be installed pursuant to development of this tract.
Vesting Tentative Tract Map No. 5479 was accepted for processing over one year after the Fresno City
Council adopted expanded maintenance requirements for local streets, median islands, concrete work
along streets, and tract landscaping. The Council concurrently expanded the scope of maintenance
activities of the City's Community Facilities District, to give subdividers an alternative to initiating
homeowner's associations as the means of providing ongoing maintenance for a wide range of facilities
and improvements.
The Planning and Development Department recommends that these revised conditions be incorporated
into the Commission's action on the proposed vesting tentative tract map.
Attachments: Revised Proposed Conditions of Approval for Vesting Tentative Tract Map No. 5479/UGM
Revised memorandum from Joe Paff of the Public Works Department regarding Tract 5479
conditions and Community Facilities District, dated March 1, 2006
K:1Common\Master Files—Tract Maps1T-5479, R-05-040 13 PCR Supplement 06-03-01.doc
CITY OF FRESNO
PLANNING AND DEVELOPMENT DEPARTMENT
VESTING TENTATIVE TRACT MAP NO. 5479/UGM
CONDITIONS OF APPROVAL
March 1, 2006
Southeast of North Cornelia and West Dakota Avenues,
on the west side of the North Milburn Avenue alignment
All tentative maps are subject to the applicable provisions of the State Subdivision Map Act,
Fresno Municipal Code, City policies, and City of Fresno Standard Specifications. The following
specific conditions are applicable to this vesting tentative map. The Urban Growth Management
(UGM) Service Delivery Plan requirements are included in the following conditions of approval
and are designated by the caption "Urban Growth Management Requirements."
NOTICE TO PROJECT APPLICANT
In accordance with the provisions of Government Code §66020(d)(1), the
imposition of fees, dedications, reservations or exactions for this project
are subject to protest by the project applicant at the time of approval or
conditional approval of the development or within 90 days after the date of
the imposition of the fees, dedications, reservations or exactions imposed
on the development project.
GENERAL CONDITIONS
1. Upon conditional approval of Vesting Tentative Tract Map No. 5479/UGM entitled "Exhibit
A," dated February 9, 2006 and depicting a 122-lot single-family residential tract with at
least one outlot for open space purposes, the subdivider may prepare a Final Map in
accordance with the approved tentative map and in accordance with these conditions. It
is noted that the Tentative Tract Map is to incorporate changes noted in the "Street Name
Review" chart, dated September 8, 2005 (copy attached), which was based on the
original version of this map accepted for processing on September 6, 2005. It is further
noted that this subdivision's development is not anticipated to be phased.
2. Rezone Application No. R-05-040 must be approved, and R-1/UGM (Single Family
Residential District Urban Growth Management Area) zoning must be in effect prior to
approval of any Final Tract Map for Tentative Tract 5479/UGM, and before issuance of
any construction permits for subdivision homes and related improvements. The effective
date of this rezoning is dependent upon annexation of the subject property to the City of
Fresno, and its detachment from the Kings River Conservation District and North Central
Fire Department, actions under the jurisdiction of the Fresno County Local Agency
Formation Commission. . The applicant is responsible for complying with all conditions
of annexation, including but not limited to payment of any fire district transition fees.
REVISIONS TO Conditions of Approval for Vesting Tentative Tract Map No. 5479/UGM
March 1, 2006
Page 2
3. Development and use of this property is subject to compliance with the mitigation
measures specified in City of Fresno Environmental Assessment (EA)
No. R-05-040/T-5479.
4. 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.
5. Major street right of way shall be shall be shown on the Final Map and shall be dedicated
to the City of Fresno. Local street easements, pedestrian easements along streets,
public utilities, and landscape easements, as necessary, shall be shown on the Final Map
and dedicated to the City of Fresno and shall be maintained by a Community Facilities
District or a homeowner's association. Please refer to the QGtebeF 6, March 1.
2006 memorandum of requirements from Joe Paff, Senior Engineering Technician, City
of Fresno Public Works Department (copy attached hereto and incorporated herein by
reference).
6. If the Outlot A open space is to be maintained by the City's Community Facilities District,
this outlot shall also be deeded to the City of Fresno. (In the alternative, if this Outlot is to
be maintained through a homeowner's association, they shall be deeded to the
association or retained in fee title ownership by the subdivider.) Refer to the
aforementioned March 1. 2006 memorandum of requirements from the City of Fresno
Public Works Department.
7. 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.
8. The subdivider shall 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. Stormwater pollution prevention regulations must be complied with
during project grading and construction and shall be complied with by development on
lots in this tract as may be required by National Pollutant Discharge Elimination System
regulations jointly administered by the California Environmental Protection Agency/Water
Quality Control Board, Fresno Metropolitan Flood Control District, and the City of Fresno
pursuant to area-wide stormwater discharge permits and inter-agency agreements.
9. 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
REVISIONS TO Conditions of Approval for Vesting Tentative Tract Map No. 5479/UGM
March 1, 2006
Page 3
engineered plans as necessary to construct the required public improvements and work
and applicable processing fees.
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.
10. Grading and drainage plans, and street improvement plans, shall also be submitted to the
Fresno County Department of Public Works and Planning for review and approval (refer
to the attached letter from the County of Fresno, dated December 6, 2005).
11. The developer/owner shall pay applicable fees for, but not limited to, plan checks for
street improvements and other grading and construction; street trees, street signs, water
service, sewering, and inspections in accordance with the City of Fresno Master Fee
Schedule (City Council Resolutions Nos. 79-606 and 80-420) and any amendments,
modifications, or additions thereto; and in accordance with the requirements of State law
as related to vesting tentative maps.
12. 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.
13. 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.
14. Proposed Easements (including those which may be required to create an off-site
pedestrian pathway for a safe route to school), any proposed Declaration of Covenants,
Conditions, and Restrictions (CC&Rs), and any proposed instruments for an owner's
association are to be submitted by the subdivider to the Planning and Development
Department for review prior to Final Tract Map approval (Ref.: Fresno Municipal Code
Section 12-1026). Said documents are to be recorded with the Final Tract Map(s);
alternatively, recorded documents or documents for recording shall be submitted by the
subdivider to the Planning and Development Department prior to final acceptance of
subdivision improvements. Said documents shall include assignment of responsibility to
the owner's association for Outlot A and for street and landscaping maintenance (in the
absence of this tract's annexation to the City's Community Facilities District; refer to
Conditions Nos. 15 and 16, below and to the aforementioned March 1, 2006
memorandum of requirements from the City of Fresno Public Works Department), and
other provisions as stated in the Development Department Guidelines for preparation of
CC&Rs dated January 11, 1985
REVISIONS TO Conditions of Approval for Vesting Tentative Tract Map No. 5479/UGM
March 1, 2006
Page 4
15. Relinquish direct vehicular and pedestrian access rights to North Cornelia Avenue for all
lots and outlots within this subdivision.
INFORMATION
16. The subject property is planned for medium and medium-low density residential uses and
is proposed for R-1 zoning upon approval of Rezone Application No. R-05-040 and
annexation to the City of Fresno.
17. The Design Guidelines adopted for the 2025 Fresno General Plan are applicable to the
construction of improvements for this tract. West Area Community Plan policies for major
street landscaping and interface development standards for lots abutting rural residential
parcels between 0.5 and 2.0 acres in size are applicable to development of this tract.
18. Fresno County is requesting that the annexation of the subject property to the City of
Fresno include the full right-of-way of streets abutting the subdivision, in order to avoid
creating streets half under the jurisdiction of the County and half under the jurisdiction of
the City (refer to the letter from Fresno County Public Works and Planning, dated
December 6, 2005; copy attached).
19. 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.
20. Apportionment of Special Assessment: If, as part of this subdivision, a division will be
made of any lot or parcel of land upon which there is an unpaid special assessment
levied under any State or local law, including a division into condominium interest as
defined in Section 783 of the Civil Code, the developer/owner shall file a written
application with the City of Fresno Director of Public Works, requesting apportionment of
the unpaid portion of the assessment or pay off such assessment in full.
If the subdivider elects to apportion the assessment, the application shall contain the
following information:
a. A full description of each assessed lot, parcel or interest to be divided and of how
such lot, parcel or interest will be divided;
b. A request that the Engineer apportion the amount remaining unpaid on the
assessment in accordance with applicable law; and
C. Written consent of the owner(s) of each such lot, parcel, or interest to the requested
apportionment.
The application shall be filed prior to the approval of the Final Map(s) by the City and
shall be accompanied by a fee in an amount specified in the Master Fee Resolution for
each separate lot, parcel, or interest into which the original assessed lot, parcel or
interest is to be divided. The fee shall be in an amount sufficient to pay all costs of the
REVISIONS TO Conditions of Approval for Vesting Tentative Tract Map No. 5479/UGM
March 1, 2006
Page 5
City and the Engineer of Work responsible for determining the initial assessment in
making the requested apportionment. Also refer to the aforementioned March 1. 2006
memorandum of requirements from the City of Fresno Public Works Department.
21. The subdivider shall dedicate a ten-foot (10') public utility easement contiguous to all
streets within, and abutting, any portion of this tract. If above-ground equipment is to be
installed on this easement, it shall be screened from public view by the proposed
landscaping and it shall not encroach into the required corner cutoff areas so as to impair
visibility. If existing electric or gas facility relocations are necessitated by improvement of
this tract, these relocations shall be done at the expense of the developer.
22. All off-site overhead utilities within the limits of this map shall be undergrounded in
accordance with Fresno Municipal Code Sections 8-801, 12-1011, and Fresno City
Council Resolutions Nos. 78-522 and 88-229.
23. Prior to the issuance of building permits for the subdivision, school construction fees shall
be paid to the Central Unified School District. Please refer to the letter from the District,
dated October 20, 2005, for requirements relating to internal sidewalks (copy attached).
24. The developer shall contact the United States Postal Service, Fresno Office, for the
location and type of mailboxes to be installed in this subdivision.
25. The developer/owner shall obtain any and all permits required for the removal or
demolition of existing buildings/structures, water wells, and septic disposal facilities
located within 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, the requirements of the San Joaquin
Valley Unified Air Pollution Control District, Fresno County Environmental Health, and the
City of Fresno Department of Public Utilities Water Division.
26. The City of Fresno's Historic Preservation Project Manager has reviewed the historic
property survey prepared for this vesting tentative tract map, prepared by J&R
Environmental Services and dated August 19, 2005. In a memorandum dated October 6,
2005, the City's Historic Preservation Project Manager has concurred with the findings of
this survey, that no existing structures on the site are eligible for inclusion on the historic
register.
However, If archaeological and/or animal fossil material is encountered during project
surveying, grading, excavating, or construction, work shall stop immediately.
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
REVISIONS TO Conditions of Approval for Vesting Tentative Tract Map No. 5479/UGM
March 1, 2006
Page 6
(phone number 805-644-2289) shall be contacted to obtain a referral list of recognized
archaeologists. An archaeological assessment shall be conducted for the project, the site
shall be formally recorded, and recommendations made to the City as to any further site
investigation or site avoidance/preservation measures.
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. The subdivider shall comply with San Joaquin Valley Air Quality Pollution Control District
(SJVUAPCD) Rules, including Regulation VIII of the for the control of particulate matter
and fugitive dust during construction of this project, including the preparation of a Dust
Control Plan for tract grading. The subdivider and successors in interest shall also
conform to the SJVUAPCD Indirect Source Review Rule as it applies to this project.
28. Solid waste disposal for the subdivision may be provided by the City of Fresno
Department of Public Utilities Solid Waste Division. The location and type of solid waste
containers for serving parcels in this tract shall be subject to approval of the Solid Waste
Manager. Refer to the attached Solid Waste Division memorandum, dated October 4,
2005 (copy attached). In areas where local street curbs are inset to provide for "traffic
calming," minimum travel lane widths shall be eighteen feet (18') and parking shall be
prohibited on the narrowed portions of the streets.
LANDSCAPING, WALLS AND FENCING
29. The subdivider shall provide a fifteen-foot (15') deep landscape easement, landscaping,
and irrigation system for the landscaping, along the west sides of lots which abut North
Cornelia Avenue. A median island entry treatment is required on West Garland Avenue
near its intersection with North Cornelia Avenue. Refer to the October 10, 2005
memorandum from Ann Lillie, Senior Engineering Technician, City of Fresno Public
Works Department (copy attached) for street tree and median island landscaping
requirements, and refer to the aforementioned March 1, 2006 memorandum of
requirements from the City of Fresno Public Works Department regarding maintenance of
this landscaping.
30. The subdivider shall landscape Outlot A commensurate with this outlot's intended use for
open space and pedestrian trail use, and shall install an irrigation system for outlot
landscaping. Refer to Condition No. 6, above, for provisions relating to the maintenance
of this landscaping and irrigation.
31. A solid masonry wall with exterior aesthetic finish at least six feet (6') tall shall be
constructed at the rear of the required landscape easement across the side yards of
Lots 1, 40, and 41 which side onto North Cornelia Avenue. These segments of masonry
wall shall include appropriate corner cutoffs to meet the requirements of Fresno Municipal
Code Sections 12-1011(f)(3) and 12-306-H. .
REVISIONS TO Conditions of Approval for Vesting Tentative Tract Map No. 5479/UGM
March 1, 2006
Page 7
32. Provided that the owners of Assessor's Parcels Nos. 311-390-24S and 311-390-23S
relinquish access to (vacate) the existing access easement on the North Milburn Avenue
alignment from the northerly tract boundary to its current terminus, and take access from
Tract 5479/UGM local streets, North Milburn Avenue shall be constructed as a temporary
dead-end street and a chain link fence at least six feet tall, with no gate opening, shall be
provided and maintained behind the required barricade on the "stub" end of North Milburn
Avenue, until such time as North Milburn Avenue is constructed north of this subdivision.
The intended purpose of this fence is to prevent school children from attempting a mid-
block crossing of West Dakota Avenue, until such time as development of the land
abutting the north and east sides of Tract 5479/UGM is analyzed to determine any
appropriate pedestrian and/or traffic controls at the intersection of Milburn and Dakota
Avenues.
33. The landscaping and walls required in Conditions Nos. 45 29 through 4-7 31, above,
shall be installed concurrently with street improvements. Landscape plans shall conform
to City of Fresno xeriscape standards, 2025 Fresno General Plan Design Guidelines, and
Public Works Department street tree requirements. Anti-graffiti landscaping practices
shall be followed in order to protect masonry walls constructed along streets.
Improvement plans for landscaping and irrigation systems shall be submitted to the
Planning and Development Department and the Public Works Department Engineering
Division for review. These plans are required to be approved by the City prior to Final
Map approval.
34. Engineered construction plans for the walls required in Conditions No. 17, above, shall be
submitted to the Planning and Development Department for review prior to Final Tract
Map approval. These plans shall show architectural appearance and location of these
walls. When the grading plan establishes a top of slope beyond the required landscape
easement noted, and the construction of the required wall is to be established coincident
with the top of slope, then the required minimum easement width shall be expanded to
include the full landscaped area up to the wall location.
35. Required walls and residential fences (and any fences proposed for Outlot A) shall
incorporate corner cut-off provisions for safe visibility at the intersections of the local tract
streets with North Cornelia Avenue. In accordance with FMC Section 12-306--H-3.d.,
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 on the property lines, measured a
specific distance from the point of their intersection. At the intersections of streets, this
distance is 30 feet. The corner cut-off area shall be landscaped (including an irrigation
system), and may be included within the City's Community Facilities District (refer to the
aforementioned March 1, 2006 memorandum of requirements from the City of Fresno
Public Works Department).
36. The landscape buffers and walls required along North Cornelia Avenue, the median
island in West Garland Avenue, and the on-site open space shall be preserved and
maintained through annexation of this subdivision to the City's Community Facilities
District, or, through a homeowners association formed by the subdivider pursuant to
CC&Rs. For more information, refer to the previously-referenced memorandum from
REVISIONS TO Conditions of Approval for Vesting Tentative Tract Map No. 5479/UGM
March 1, 2006
Page 8
Joe Paff of the City of Fresno Public Works Department, dated OGtebeF 6, 2005 March 1,
2006.
37. If the developer/subdivider elects to petition for annexation into the City's Community
Facilities District for local street, landscaping, sidewalk/curb/gutter, pedestfiaR Fa+t; on-
site open space, and median island maintenance for abutting major streets within the
limits of this tract, the City of Fresno Department of Public Works shall be provided by the
developer 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. Refer to the aforementioned March 1, 2006 memorandum of requirements
from the City of Fresno Public Works Department regarding maintenance of this
landscaping.
38. Front yards of residential lots are required to be landscaped per final corrected landscape
exhibits for Conditional Use Permit No. C-05-084. Except for landscaping that may be
maintained by a Community Facilities District or homeowners association pursuant to
requirements of above Conditions Nos. 6, 29, or 30, property owners are responsible for
the maintenance of landscaping on their yards and park strips.
BUILDING SETBACKS
39. Building setbacks shall be in accordance with the R-1 (Single Family Residential) zone
district, per Fresno Municipal Code (FMC) Section 12-211.5-E, unless modified by
subsequent special permit. Front yard setbacks shall be varied to the extent possible
within building envelopes provided by the R-1 zone district.
40. There shall be side yard at least six feet in width on the garage side of all residential lots
in the tract. Alternatively, the garage side yard may be less than six feet in width,
provided the side yard gate has a clear opening at least four feet in width. Installation of
paving on this extent of side yards will require special drainage provisions such as a
drainpipe from the rear yard to the front of the paved side yard area. These paving and
drainage features shall be detailed on tract grading plans.
41. No structures shall encroach into the tract Outlot and required landscape strips, except
that appropriate equipment and improvements may be furnished for open space and
recreational use on the outlots, subject to approval by the Planning and Development
Department.
STREET TREES AND PARK SERVICE
42. Comply with requirements of the Public Works Department Engineering Division
regarding street trees, per the previously-referenced memorandum dated October 10,
2005. Also refer to the aforementioned March 1. 2006 memorandum of requirements
from the City of Fresno Public Works Department regarding maintenance of street trees.
REVISIONS TO Conditions of Approval for Vesting Tentative Tract Map No. 5479/UGM
March 1, 2006
Page 9
43. This subdivision map was accepted for processing on September 6, 2005; therefore, City-
wide Park Facility fees and Quimby Act open space fees will apply to this project. (Urban
Growth Management Area No. 4 Park fees have been superseded by these City-wide
fees.) Refer to Condition No. 70, below, for the amounts of these fees and any provision
for fee deferrals.
FIRE SERVICE
44. The proposed tract is located within 2 miles running distance to temporary and
permanent City Fire Station No. 16. The attached Fresno Fire Department
Memorandum, dated September 6, 2005, outlines the fire protection requirements for this
subdivision.
45. Access is acceptable as shown for the overall tentative tract map. There shall be at least
two points of access to any phase of the subdivision during construction. Final tract map
plans shall be submitted to the Fire Prevention Bureau for review.
46. Where travel lanes are narrowed to provide for "traffic calming," parking shall be
prohibited by means of signage and red curb painting to be installed by the subdivider.
STREETS AND RIGHTS-OF-WAY
47. The subdivider/developer shall comply with the requirements outlined in the Public Works
Department Engineering Division Traffic Engineering Section memorandum to the
Planning and Development Department dated October 26, 2005, attached hereto and
incorporated herein by reference. (The exhibit of a traffic circle attached to that
memorandum is one example of an acceptable means of"traffic calming" on local streets;
the Public Works Department may approve alternate means such as the narrowing of
local streets as proposed in the tract map exhibit dated February 9, 2006.) Also
applicable is the aforementioned March 1, 2006 memorandum of requirements from the
City of Fresno Public Works Department regarding maintenance of local streets and
concrete work (sidewalk, curb, and putter).
48. All of the required street improvements shall be constructed and/or installed in
accordance with the City of Fresno Standard Specifications (most current edition in place
at the time an application is made for Final Tract approval). The first order of work shall
include a minimum of two points of access to the major streets for any phase of this
development.
49. 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.
50. As noted previously, sidewalks are required on both sides of local streets to facilitate safe
pedestrian access for schoolchildren. Also applicable is the aforementioned March 1,
REVISIONS TO Conditions of Approval for Vesting Tentative Tract Map No. 5479/UGM
March 1, 2006
Page 10
2006 memorandum of requirements from the•City of Fresno Public Works Department
regarding maintenance of sidewalks.
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 (identify corner cut dedications on all interior streets). 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
four-foot (4') minimum unobstructed path requirement.
52. Refer to Condition No. 32, above, for provisions relating to having North Milburn Avenue
at the northeasterly limit of this subdivision barricaded as a temporary dead end street.
This condition, if achieved by the relinquishment of access via the easement on the
alignment of North Milburn Avenue by the owners of Assessor's Parcels Nos.
311-390-24S and 311-390-23S, shall last until development of land north and east of this
subdivision. This and any other temporary dead-end streets created during construction
of this subdivision shall be properly barricaded in accordance with City standards within
seven (7) days from the time the streets are surfaced or as directed by the Engineer.
This temporary dead end street shall conform to Department of Public Utilities Solid
Waste Division requirements (contact Donna Leslie of the Department of Public Utilities
Solid Waste Division, ph# 559-621-8165, for more information). As noted previously, until
North Milburn Avenue is constructed as a City public street to West Dakota Avenue, a
chain link is required across this street (and its abutting sidewalks) to prevent
schoolchildren from attempting a mid-block crossing of West Dakota Avenue.
53. All required signing and striping 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 map to the Public
Works Department.
54. Parking shall be prohibited along the entire frontage of Outlot A. The subdivider shall
install signage and any curb painting required by the Public Works Department. Refer to
the aforementioned March 1. 2006 memorandum of requirements from the City of Fresno
Public Works Department regarding maintenance of curbing, and special signage for the
tract.
Urban Growth Management (UGM) Requirements:
55. This project is in UGM Major Street Zone 4, and therefore is responsible for applicable
UGM fees. UGM construction requirements for North Cornelia Avenue are set forth on
pages 2 and 3 of the previously-referenced City of Fresno Public Works Department
memorandum dated October 26, 2005 (copy attached).
REVISIONS TO Conditions of Approval for Vesting Tentative Tract Map No. 5479/UGM
March 1, 2006
Page 11
Specific Mitigation Requirements:
56. This tract is estimated to generate a potential over 100 peak hour trips; therefore, a
Traffic Impact Study (TIS) was required to comply with the mitigation measures contained
in City of Fresno Master Environmental Impact Report (MEIR) No. 10130 prepared for the
2025 Fresno General Plan. The Trac Impact Study/Tract 5479, prepared by Peters
Engineering Group (dated July 21, 2005) was reviewed by the City's Public Works
Department Engineering Division Traffic Engineering Section and found to meet City and
Caltrans standards. Pursuant to this traffic impact study, the City of Fresno Public Works
Department is requiring that North Milburn Avenue be improved by adding paving from
the southeasterly limit of the subdivision to West Shields Avenue (paving shall be
installed after required underground utilities are in place), and that traffic signal mitigation
fees be paid per dwelling unit (refer to the attached copy of the November 1, 2005 letter
from the City Public Works Department Traffic Engineering Manager, and to Condition
No. 70, below, relating to fees).
57. Pursuant to a request from Fresno County Public Works and Planning, Peters
Engineering Group prepared an Addendum to the Traffic Impact Study [for]
Tract 5479/UGM, focusing on pedestrian safe route to school issues. Upon reviewing the
Traffic Impact Study and its supplement, Fresno County Public Works and Planning
memorialized requirements in a letter dated December 30, 2005 (copy attached). The
County provided additional requirements for the improvement of Milburn Avenue south to
Shields Avenue, road shoulder requirements, design speeds, and reiterated its earlier
requirements for annexation of North Cornelia Avenue and for County review and
approval of grading and street work plans.
Pursuant to health and safety issues, the County requires an off-site "safe route to
school" pedestrian access to be improved from the tract's northerly local street
intersection with North Cornelia Avenue, north along the east side of Cornelia Avenue to
Dakota Avenue (where the school children can cross at a controlled intersection), then on
the north side of West Dakota Avenue from its Cornelia Avenue eastward to North
Milburn Avenue, then north along Milburn Avenue to Teague Elementary School. This
path shall be of all-weather construction (asphalt is acceptable) and shall be at least six
feet (6)wide shall be distanced at least eight feet (8')from street travel lanes.
58. Peters Engineering Group prepared a second Addendum to the Traffic Impact Study
pursuant to Fresno County's request for additional study of three intersections
(Dakota/Milburn, Dakota/Cornelia and Shields/Cornelia). This information was provided
to Fresno County on February 15, 2006. The conclusion of the Addendum was that the
existing road network at the study location is sufficient to accommodate traffic expected
from this project. Fresno County has not responded with further requirements as of
February 24, 2006.
59. Ashlan Avenue/Freeway 99 Interchange (State highway facility): Prior to the approval of
a Final Tract Map for this tentative tract map, the developer will pay $9,478.00 to the
California Department of Transportation ("Caltrans") for a share of cost for improvements
to this interchange. This fee was derived by Caltrans from its review of the Traffic Impact
Study/Tract 5479 prepared by Peters Engineering Group. Imposition of this condition is
REVISIONS TO Conditions of Approval for Vesting Tentative Tract Map No. 5479/UGM
March 1, 2006
Page 12
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 the
California Department of Transportation District 6, dated September 7, 2005, copy
attached).
SANITARY SEWER SERVICE
60. This tract is in the Cornelia Sewer Trunk service area. The subdivider and his
successors in interest shall comply with the requirements set forth in the Department of
Public Utilities Planning and Engineering Division memorandum dated September 13,
2005, attached hereto and incorporated by reference. The memorandum includes
information relating to required construction of sewer mains and installation of house
branches, abandonment of on-site waste disposal systems, and fees. Sewer mains shall
be installed before street improvements and paving.
Urban Growth Management (UGM) Requirements:
61. This project is in Sewer Oversize Reimbursement Area No. 22 and is responsible for any
related fees. Refer to Condition No. 70, below, regarding required sewer fees.
WATER SERVICE
62. In order to provide water service to the tract, the subdivider and his successors in interest
shall comply with the requirements set forth in the Department of Public Utilities Water
Division memorandum dated September 12, 2005, attached hereto and incorporated
herein by reference. The memorandum includes information relating to required
construction of water mains and installation of individual services for homes, and proper
abandonment of on-site waste water wells. Water mains shall be installed before street
improvements and paving.
Urban Growth Management (UGM) Requirements:
63. This project is in UGM Water Supply Fee Service Area 301s, Well Head Treatment Fee
Service Area 301, Recharge Fee Service Area 301, and 1994 Bond Debt Service
Area 301. Refer to Condition No. 70, below, for UGM fees applicable to this project.
FRESNO IRRIGATION DISTRICT
64. The Fresno Irrigation District has informed the City of Fresno that it has no facilities on
the subject property (refer to attached letter dated September 9, 2005).
REVISIONS TO Conditions of Approval for Vesting Tentative Tract Map No. 5479/UGM
March 1, 2006
Page 13
FRESNO AREA EXPRESS
65. Fresno Area Express has not imposed any requirements on this tract.
FLOOD CONTROL AND DRAINAGE
66. The subdivider shall be required to pay any applicable storm drainage fees to Fresno
Metropolitan Flood Control District (FMFCD) to comply with Fresno Municipal Code
Chapter 13, Article 13 (please note that the amount of these fees has change, pursuant
to a fee schedule update). These fees may be modified and offset in whole or in part
through a drainage agreement executed between the developer and FMFCD. Prior to
Final Tract Map approval, provide a copy of a letter reflecting the current fee amount, or a
copy of the fully executed drainage agreement.
67. FMFCD's October 6, 2005 Notice of Requirements (attached hereto and incorporated by
reference) lists the construction and easement requirements and fee obligations of the
subdivider/developer. Any proposed amendments to the drainage requirements set forth
in FMFCD's Notice of Requirements shall be reviewed and approved by FMFCD and the
City of Fresno when detailed grading and drainage plans are prepared for this tract. The
subdivider shall be required to comply with the specific requirements imposed by 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. This FMFCD Notice of Requirements states that permanent
drainage service is not available, and requires that storm drains be installed as depicted
in the Notice's "Exhibit No. 1" and as described in the Notice's "Exhibit No. 2".
68. Due to the lack of FMFCD permanent storm drainage service for this subdivision,
temporary on-site ponding basins will need to be created. Any temporary basin
constructed for or used by this subdivision requires approval of FMFCD and the City of
Fresno, and may only be implemented through a covenant between the City and the
Developer prior to final map approval. Temporary basins shall be fenced within seven
days of the time a basin becomes operational, and fencing shall conform to City of
Fresno Public Works Standard No. P-45 (copy attached). Fresno Mosquito and Vector
Control District shall be provided access rights and a means of entry for inspection and
mosquito abatement activities for all on-site basins. Attached hereto, and incorporated by
reference, is a copy of the updated Public Works Standard No. P-62 for temporary on-site
ponding basins, a copy of the City of Fresno's Guidelines for Ponding Basin / Pond
Construction and Management, dated October 29, 2004, and a map of the two mosquito
and vector control districts serving the Fresno Metropolitan Area.
RIGHT OF WAY ACQUISITION
69. The developer will be responsible for the acquisition of any necessary right-of-way and/or
easements to construct required improvements. Easement acquisition may be necessary
for installation and relocation of off-site facilities such as sewer and water mains, irrigation
REVISIONS TO Conditions of Approval for Vesting Tentative Tract Map No. 5479/UGM
March 1, 2006
Page 14
pipelines, and drainage facilities. Rights-of-way acquisition shall include any rights-of-
way necessary for proper drainage, signing, pole relocation, traffic signal installation, and
shoulder grading (in general, this will require right-of-way to be provided approximately 10
feet outside the travel lane). Exact requirements 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. 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. Right-of-way and easement acquisition in the
unincorporated area that requires the eminent domain process must be approved by the
Fresno County Board of Supervisors.
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.
DEVELOPMENT FEES AND CHARGES
70. This project is subject to the development fees and charges set forth on the following
table, as estimated by the Planning and Development Department Land Division and
Engineering Section as of July 20, 2005. New impact fees have since been approved by
the Fresno City Council, and will be applicable to this project; contact Frank Saburit at
559-6231-8277 for more information.
Pursuant to California Government Code Section 66020(d)(1), a protest filed pursuant to
subdivision (a) shall be filed at the time of approval or conditional approval of the
development or within 90 days after the date of the imposition of the fees, dedications,
reservations, or other exactions to be imposed on a development project. Each local
agency shall provide to the project applicant a notice in writing at the time of the approval
of the project or at the time of the imposition of the fees, dedications, reservations, or
other exactions, a statement of the amount of the fees or a description of the dedications,
reservations, or other exactions, and notification that the 90-day approval period in which
the applicant may protest has begun.
Improvements and payments shall not be required on or in front of any undeveloped
portion of a net acreage of ten acres or more which exists after the division of land.
All improvements and payments are to be completed with development.
REVISIONS TO Conditions of Approval for Vesting Tentative Tract Map No. 5479/UGM
March 1, 2006
Page 15
SEWER CONNECTION CHARGES FEE RATE
a. Lateral Sewer Charge* $0.10/sq. ft. (to 100' depth)
b. Oversize Charge* $0.05/sq. ft. (to 100'depth)
C. Trunk Sewer Chargee $419/ living unit
Service Area: Cornelia
d. Wastewater Facilities Charge. $2,119/living unit
e. House Branch Sewer Chargew N/A
WATER CONNECTION CHARGES FEE RATE
f. Service Connection Charge Fee based on service(s)and
meter(s)sizes specified by
owner; fee for service(s)and
Meter(s) established by the
Master Fee Schedule.
g. Frontage Charge* $6.50/lineal foot
h. Transmission Grid Main Charge* $643/gross acre (for parcels
5 gross acres or more)
j. Transmission Grid Main Bond Debt Service Charge $243/gross acre (for parcels
5 gross acres or more)
k. UGM Water Supply Feev $508/living unit
Service Area: 301s
I. Well Head Treatment Feew $221 / living unit
Service Area: 301
M. Recharge Feev $0/living unit
Service Area: 301
n. 1994 Bond Debt Service* $60 /living unit
Service Area: 301
DEVELOPMENT IMPACT FEE FEE RATE
o. Fire Facilities Impact Fee-Citywide♦** $539/living unit
P. Park Facility Impact Fee -Citywide+** $2,278/living unit
q. *Quimby Parkland Dedication Feev** $1,120/ living unit
REVISIONS TO Conditions of Approval for Vesting Tentative Tract Map No. 5479/UGM
March 1, 2006
Page 16
DEVELOPMENT IMPACT FEE FEE RATE
r. Police Facilities Impact Fee-Citywide*** $624 /living unit
S. Traffic Signal Charge* $414.69/living unit
URBAN GROWTH MANAGEMENT FEE RATE
t. Major Street Charge.► $3531/adj. acre
Service Area: E-4
U. Major Street Bridge Charge* $196/adj. acre
Service Area: E-4
V. UGM Grade Separation Fee* $443/adj. acre
Service Area: E-4-A
W. UGM Trunk Sewer Charge* N/A
Service Area:
X. Street Acquisition/Construction Charger N/A
Fee 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
v Due at time of subdivision.
�. Due at time of development.
♦ Due at occupancy.
w► Deferrable through Fee Deferral Covenant.
Attachments: The following documents relate conditions and requirements for this subdivision, except as
the preceding text may have amended some of the provisions contained in them:
Street Name Review chart for Tract Map 5479, dated September 8, 2005
Revised memorandum regarding Community Facilities District issues, from Joe Paff of the
City of Fresno Public Works Department, dated QGtGb8F 6, 20 March 1. 2006
Letter from Fresno County Department of Public Works and Planning, dated December 6,
2005.
Letter from Central Unified School District, dated October 20, 2005.
REVISIONS TO Conditions of Approval for Vesting Tentative Tract Map No. 5479/UGM
March 1, 2006
Page 17
Memorandum from the City of Fresno Historic Preservation Project Manager, dated
October 6, 2005
Memorandum from City of Fresno Department of Public Utilities Solid Waste Division,
dated August 3, 2005
Letter from the San Joaquin Valley Unified Air Pollution Control District, dated
September 15, 2005, with attachments on dust control, asbestos, and tree planting
Memorandum regarding Street Tree Requirements, from Ann Lillie of the City of Fresno
Public Works Department Engineering Division, dated August 4, 2005
Fresno Fire Department memorandum, dated September 6, 2005
Memorandum from the City of Fresno Public Works Department Engineering Division
Traffic Planning Section, dated October 26, 2005
Letter from the City of Fresno Public Works Department Engineering Division Traffic
Planning Section to Peters Engineering Group, dated November 1, 2005
Letter from Fresno County Department of Public Works and Planning, dated
December 30, 2005.
Letter from California Department of Transportation District 6, dated September 7, 2005
Memorandum from the City of Fresno Department of Public Utilities Planning and
Engineering Division, dated September 13, 2005
Memorandum from the City of Fresno Department of Public Utilities Water Division, dated
September 12, 2005
Letter from Fresno Irrigation District, dated September 9, 2005
Fresno Metropolitan Flood Control District Notice of Requirements for Tract No. 5479,
dated October 6, 2005
City of Fresno Public Works Standards Nos. P-62 and P-45, relating to on-site ponding
basins and their fencing; Guidelines for Ponding Basin Construction and Management
to Control Mosquito Breeding, dated October 29, 2004; and map of Fresno area
mosquito and vector control districts
Finding of Conformity with Master Environmental Impact Report (MEIR) No. 10130
prepared for Environmental Assessment No. R-05-040/T-547915-95-084, with
mitigation monitoring checklist
K:\Common\Master Files—Tract Maps\Tract 5479-Sandra Brock)T-5479, R-04-040 08 COA rev@PC.doc
City of
PUBLIC WORKS DEPARTMENT
DATE: March 1, 2006 REVISED 3/1/2006
TO: SANDY BROCK, Planner III
Planning and Development Department
FROM: JOE PAFF, Engineering Technicia
Public Works Department SFT
SUBJECT: CONDITIONS FOR VESTING TENTATIVE TRACT 5479 AND
COMMUNITY FACILITIES DISTRICT
The Conditions of Approval for Vesting Tentative Tract 5479 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) and the
landscape easements along the property lines that side or back-onto N. Cornelia
Avenue.
■ Maintenance of all Landscaping and Irrigation systems as approved by the Public
Works Department within Outlot A.
■ Maintenance of all interior Local Street Pavement, Curbs, Gutters, Sidewalks, Medians,
Hydrants, Inlets and Street Furniture as approved by the Public Works Department
within the boundary of the tentative map.
■ Maintenance of one half of Milburn Avenue (to centerline) Street Pavement, Curbs,
Gutters, Sidewalks, Medians, Hydrants, Inlets and Street Furniture as approved by the
Public Works Department and bordering the tentative map.
■ Maintenance of one half of Dayton Avenue (to centerline) Street Pavement, Curbs,
Gutters, Sidewalks, Medians, Hydrants, Inlets and Street Furniture as approved by the
Public Works Department and bordering the tentative map.
■ Maintenance and operating costs of all Street Lights as approved by the Public Works
Department within the boundary of the tentative map.
■ Maintenance of all Street Trees as approved by the Public Works Department within the
boundary of the tentative map.
■ 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."
P-Ppp"
Planning and Development Department
RE: REVISED CONDITIONS FOR VTT 5479 AND COMMUNITY FACILITIES DISTRICT
March 1, 2006
Page 2
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, 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 road product certified by a registered civil engineer stating
that the constructed roadway meets or exceeds 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 roads 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.
5. Proceedings to place the Final Map into-a CFD may not commence until the territory has been
annexed into the City of Fresno.
Planning and Development Department
RE: REVISED CONDITIONS FOR VTT 5479 AND COMMUNITY FACILITIES DISTRICT
March 1, 2006
Page 3
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.
Any change affecting the Items in these conditions requires revision of this letter.
If you have any questions, please call me at 621-8695
FRESNO CITY PLANNING COMMISSION
RESOLUTION NO. 12425
The Fresno City Planning Commission, at its regular meeting on March 1, 2006, adopted the
following resolution relating to Rezone Application No. R-05-040.
WHEREAS, Rezone Application No. R-05-040 has been filed with the City of Fresno by
Ingels-Braun & Associates on behalf of property owners Robert Dominguez, Margaret C.
Dominguez, Rhonda Walk, and Harry& Dorothy Paul to rezone unincorporated property located
within the City of Fresno's adopted Sphere of Influence, as described below:
REQUESTED ZONING: R-1/UGM (Single Family Residential/Urban Growth
Management Area)
EXISTING ZONING: AL-20 (Limited Agricultural, 20-Acre Minimum Parcel
Size, Fresno County zone district)
LOCATION: The site is located on southeast of the corner of West
Dakota and North Cornelia Avenues in the unincorporated
portion of the City of Fresno's West Area Community Plan
Area
ASSESSOR'S PARCEL
NUMBERS: APNs 311-091-08, 311-091-09, 311-390-30S,
311-390-31S, and 311-390-34S
LEGAL DESCRIPTION: From AL-20 (Fresno County zoning) to R-1/UGM (City
zoning):
PARCEL A: APN 311-091-08
THE SOUTH HALF OF THE NORTHEAST QUARTER OF THE
SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER OF
SECTION 23, TOWNSHIP 13 SOUTH, RANGE 19 EAST, MOUNT
DIABLO BASE AND MERIDIAN,IN THE UNINCORPORATED AREA OF
THE COUNTY OF FRESNO, STATE OF CALIFORNIA, ACCORDING
TO THE UNITED STATES GOVERNMENT SURVEY.
EXCEPTING THEREFROM THE EASTERLY 30 FEET THEREOF.
and
PARCEL B: APN 311-091-09
THE NORTH HALF OF THE NORTHEAST QUARTER OF THE
SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER OF
SECTION 23, TOWNSHIP 13 SOUTH, RANGE 19 EAST, MOUNT
DIABLO BASE AND MERIDIAN, IN THE UNINCORPORATED AREA,
COUNTY OF FRESNO,STATE OF CALIFORNIA
and
Planning Commission Resolution No. 12425
Rezone Application No. R-05-040
March 1, 2006
Page 2
PARCEL C: APN 311-390-30S
THE NORTH 170.00 FEET OF THE SOUTH 560.00 FEET OF THE
WEST 620.00 FEET OF THE NORTHWEST QUARTER OF THE
SOUTHWEST QUARTER OF SECTION 23,TOWNSHIP 13 SOUTH,
RANGE 19 EAST, MOUNT DIABLO BASE AND MERIDIAN, IN THE
COUNTY OF FRESNO, STATE OF CALIFORNIA, ACCORDING TO
THE OFFICIAL PLAT THEREOF.
EXCEPTING THEREFROM ALL OIL, GAS AND MINERALS IN AND
UNDER SAID LANDS AS RESERVED IN THE DEED FROM BANK OF
AMERICAN NATIONAL TRUST AND SAVINGS ASSOCIATION,
RECORDED JANUARY 2, 1935 IN BOOK 1393, PAGE 490 OF
OFFICIAL RECORDS,AS DOCUMENT NO. 27.
and
PARCEL D: APN 311-390-31 S
PARCEL 1,AS SHOWN ON THAT CERTAIN PARCEL MAP NO. 3952
FILED IN THE OFFICE OF THE RECORDER OF THE COUNTY OF
FRESNO, STATE OF CALIFORNIA, ON OCTOBER 26, 1978, IN
BOOK 29 OF PARCEL MAPS, PAGE(S) 53.
EXCEPTING THEREFROM ALL OIL, GAS AND MINERALS IN AND
UNDER SAID LANDS AS RESERVED IN THE DEED FROM BANK OF
AMERICAN NATIONAL TRUST AND SAVINGS ASSOCIATION,
RECORDED JANUARY 2, 1935 IN BOOK 1393, PAGE 490 OF
OFFICIAL RECORDS,AS DOCUMENT NO. 27.
and
PARCEL E: APN 311-390-34S
PARCEL 4,AS SHOWN ON THAT CERTAIN PARCEL MAP NO. 3952
FILED IN THE OFFICE OF THE RECORDER OF THE COUNTY OF
FRESNO, STATE OF CALIFORNIA, ON OCTOBER 26, 1978, IN
BOOK 29 OF PARCEL MAPS, PAGE(S) 53.
EXCEPTING THEREFROM ALL OIL, GAS AND MINERALS IN AND
UNDER SAID LANDS AS RESERVED IN THE DEED FROM BANK OF
AMERICAN NATIONAL TRUST AND SAVINGS ASSOCIATION,
RECORDED JANUARY 2, 1935 IN BOOK 1393, PAGE 490 OF
OFFICIAL RECORDS,AS DOCUMENT NO. 27.
and
ANY RIGHT-OF-WAY DEDICATED OR SET ASIDE NORTH OF WEST
SHIELDS AVENUE FOR THE WEST HALF OF NORTH MILBURN
AVENUE RIGHT-OF-WAY APPURTENANT TO PARCEL A DESCRIBED
HEREINABOVE, REFERRED TO AS A 30-FOOT WIDE EXCLUSION
FROM THE EASTERLY SIDE OF SAID PARCEL A, WHICH WAS
Planning Commission Resolution No. 12425
Rezone Application No. R-05-040
March 1, 2006
Page 3
RESERVED FOR ROAD PURPOSES IN THE DEED FROM
J.L. MILBURN RECORDED FEBRUARY 11, 1957 AS DOCUMENT
No. 13700 IN BOOK 3888, PAGE 305 OF OFFICIAL RECORDS OF
FRESNO COUNTY.
and
ANY RIGHT-OF-WAY DEDICATED OR SET ASIDE SOUTH OF WEST
DAKOTA AVENUE FOR THE WEST HALF OF NORTH MILBURN
AVENUE RIGHT-OF-WAY APPURTENANT TO PARCEL E DESCRIBED
HEREINABOVE, SHOWN ON THE ABOVE-REFERENCED PARCEL
MAP No. 3952 AS BEING RESERVED FOR PUBLIC ROAD
PURPOSES AND INCIDENTAL PURPOSES IN THE DEED FROM
J.L. MILBURN RECORDED FEBRUARY 5, 1952 IN BOOK 3113,
PAGE 188 OF OFFICIAL RECORDS OF FRESNO COUNTY.
WHEREAS, the above-named applicant is requesting a zoning change on the above property in
order to allow for a proposed single family residential dwelling subdivision consistent with the
2025 Fresno General Plan and West Area Community Plan urban form and land use elements;and,
WHEREAS, the Planning and Development Department conducted Environmental Assessment
No. R-05-40/T-5479 for the rezone, and its associated Vesting Tentative Tract Map 5479/UGM
applications, and published a proposed Finding of Conformity to the 2025 Fresno General Plan
Master Environmental Impact Report(MEIR No. 10130)for this Environmental Assessment, dated
November 10,2005;with a list of mitigation measures applicable to development of this project;and
WHEREAS, the West Area Citizens Advisory Committee considered Rezone Application
No.-R-05-040 and the related application for Vesting Tentative Tract Map No. 5479/UGM at its
meeting of September 19,2005,with the result being a 3-3 tie vote,and thus,a technical denial or
no recommendation; and,
WHEREAS, during the March 1,2006 hearing,the Fresno City Planning Commission received a
staff report and related information, environmental documents and solicited testimony regarding
the requested zoning change and its related subdivision application; and,
WHEREAS,during the March 1,2006 hearing,owners of abutting properties asked questions and
expressed concerns with this and other proposed subdivisions in the area,with regard to fencing,
property boundaries, and traffic congestion; and
WHEREAS, during the March 1, 2006 hearing, the Planning Commission reviewed the subject
rezone application and its associated tentative tract map application in accordance with the
policies of the 2025 Fresno General Plan and West Area Community Plan, Fresno Municipal
Code, and recommendations to the Public Works Department Engineering Division Traffic
Analysis Section; and
WHEREAS,during the March 1,2006 hearing, members of the Commission expressed concems
with the variety of public services proposed to be funded by existing and future versions of the
City's Community Facilities District.
NOW,THEREFORE, BE IT RESOLVED that the Fresno City Planning Commission hereby finds
and determines that there is no substantial evidence in the record to indicate that Rezone
Planning Commission Resolution No. 12425
Rezone Application No. R-05-040
March 1, 2006
Page 4
Application No. R-05-040 may have a significant adverse effect on the environment,and concurs
with the proposed Finding of Conformity, affirming this Finding for the tentative tract map and
recommending that the City Council approve the Finding of Conformity for the rezone application.
BE IT FURTHER RESOLVED that the Commission strongly advocates for a solution to area-wide
traffic congestion and capacity issues through adoption of development fees, ordinances, and/or
public works standards as may be necessary to address constrictions of major streets in the West
Area so that these streets may be constructed with their planned four-lane configurations to better
serve existing and future development.
BE IT FURTHER RESOLVED that the Fresno City Planning Commission hereby recommends to
the City Council that the requested R-1/UGM (Single Family Residential/Urban Growth
Management)zone district designation be approved.
The foregoing Resolution was adopted by the Fresno City Planning Commission upon a motion by
Commissioner Vasquez, seconded by Commissioner Vang
VOTING: Ayes - Vasquez, Torossian, Cherry, Holt, Kissler
Noes - DiBuduo,
Not Voting - None
Absent - Vang
DATED: March 1, 2006 1 P. YOVINO, Secretary
Fr no City Planning Commission
Resolution No. 12425
Rezone No. R-05-040
Filed by Ingels-Braun&Associates on behalf
of property owners Robert Dominguez,
Margaret C. Dominguez, Rhonda Walk,
and Harry& Dorothy Paul.
APNs 311-091-08, 311-091-09, 311-390-30S,
311-390-31S, and 311-390-34S
Action: Recommend Approval
FRESNO CITY PLANNING COMMISSION
RESOLUTION NO. 12426
The Fresno City Planning Commission at its regular meeting on March 1, 2006, adopted the
following resolution pursuant to the Subdivision Map Act of the Government Code of the State of
California and the Municipal Code of the City of Fresno.
WHEREAS,Vesting Tentative Tract Map No. 5479/UGM was filed with the City of Fresno by Ingels-
Braun & Associates on behalf of subdivider Lafferty Homes, Inc. and property owners Robert
Dominguez, Margaret C. Dominguez, Rhonda Walk, and Harry& Dorothy Paul; and,
WHEREAS,this application proposes to subdivide the subject property,consisting of 25.35± acres
of property in the unincorporated portion of the City of Fresno's Sphere of Influence, comprised of
five parcels located southeast of the intersection of North Cornelia and West Dakota Avenues and
on the west side of the North Milburn Avenue alignment, into 122 single-family lots with one outlot,
and to install related public service infrastructure; and,
WHEREAS, the West Area Community Plan Advisory Committee reviewed this subdivision
application and related Rezone Application No. R-05-040 on September 19, 2005, and the
Committee vote of 3-3 on this project resulted in a technical denial or no recommendation; and,
WHEREAS, the Planning and Development Department staff recommended approval of the
proposed project subject to all conditions of approval contained in the Planning Commission staff
report dated March 1, 2006; and,
WHEREAS,the Fresno City Planning Commission conducted a public hearing on March 1,2006,to
review the proposed subdivision, considered the staff report, and invited testimony with respect to
the proposed subdivision.
WHEREAS,during the March 1,2006 hearing,owners of abutting properties asked questions and
expressed concerns with this and other proposed subdivisions in the area,with regard to fencing,
property boundaries, and traffic congestion; and
WHEREAS, during the March 1, 2006 hearing, the Planning Commission reviewed the subject
vesting tentative tract map application and its associated rezone application in accordance with
the policies of the 2025 Fresno General Plan and West Area Community Plan, Fresno Municipal
Code, and recommendations to the Public Works Department Engineering Division Traffic
Analysis Section; and
WHEREAS,during the March 1,2006 hearing, members of the Commission expressed concerns
with the variety of public services proposed to be funded by existing and future versions of the
City's Community Facilities District.
NOW, THEREFORE, BE IT RESOLVED, that the Fresno City Planning Commission hereby finds
and determines that there is no substantial evidence in the record to indicate that Vesting Tentative
Tract Map No. 5479/UGM may have a significant effect on the environment, as identified by the
Finding of Conformity to the 2025 Fresno General Plan Master Environmental Impact Report(MEIR
No. 10130) dated November 10, 2005, prepared for Environmental Assessment No. R-05-40/
T-5479.
i
Planning Commission Resolution No. 12426
Vesting Tentative Tract Map No. T-5479/UGM
March 1, 2006
Page 2
BE IT FURTHER RESOLVED that the Fresno City Planning Commission finds that approval of the
tentative tract map pursuant to Section 12-403-B-2 of the Fresno Municipal Code is consistent with
the adopted 2025 Fresno General Plan and the West Area Community Plan and the findings
required pursuant to Section 66410 et. seq. of the Government Code.
BE IT FURTHER RESOLVED that the R-1/UGM zoning requested by Rezone Application
No. R-05-040 is required to be approved by the Council of the City of Fresno, as recommended by
the Planning Commission,and that this zoning shall be in effect prior to the issuance of permits for
development of this tract.
BE IT FURTHER RESOLVED that the Commission strongly advocates for a solution to area-wide
traffic congestion and capacity issues through adoption of development fees, ordinances, and/or
public works standards as may be necessary to address constrictions of major streets in the West
Area so that these streets may be constructed with their planned four-lane configurations to better
serve existing and future development.
BE IT FURTHER RESOLVED that the Fresno City Planning Commission hereby approves Vesting
Tentative Tract Map No. 5363/UGM subject to the Planning and Development Department
Conditions of Approval,dated March 1,2006,with the addition of a condition for enhancing fencing
on the northerly boundary of the tract map as it may abut occupied rural residential parcels not
proposed for further subdivision, leaving it to the discretion of the Planning and Development
Director as to whether this enhanced fencing shall consist of masonry wall or double-sided
reinforced wood fencing; and subject to City Council approval of the R-1/UGM (Single Family
Residential/Urban Growth Management Area)for the subject property.
The foregoing Resolution was adopted by the Fresno City Planning Commission upon a motion by
Commissioner Vasquez, seconded by Commissioner Torossian
VOTING: Ayes - Vasquez, Torossian, Cherry, Holt, Kissler
Noes - DiBuduo
Not Voting - None
Absent - Vang
DATED: March 1, 2006 IC P. YOVINO, Secretary
Fres City Planning Commission
Resolution No. 12426
Rezone No. R-05-040
Filed by Ingels-Braun&Associates on behalf
of subdivider Lafferty Homes, Inc. and
property owners Robert Dominguez,
Margaret C. Dominguez, Rhonda Walk,
and Harry& Dorothy Paul.
APNs 311-091-08, 311-091-09, 311-390-30S,
311-390-31 S, and 311-390-34S
Action: Approve with conditions
Street Name Review
TM-5479 9-8-05
Street Name Status Required Change
West Fedora Avenue Chane West Garland Avenue
West Dayton Avenue Chane West Fedora Avenue
Street"D" Chan a West Da on Avenue
West Cortland Avenue Chane West Fender Avenue
Street"F" Chane West Cortland Avenue
West Andrews Avenue Good
West Shields Avenue Good
North Cornelia Avenue Good
Street"C" Chane North Lodi Avenue
Milburn Avenue Chane North Milburn Avenue
City of
PUBLIC WORKS DEPARTMENT
DATE: October 6, 2005
TO: SANDY BROCK, Planner III
Planning and Development Department
FROM: JOE PAFF, Senior Engineering Technician
Public Works Department
SUBJECT: CONDITIONS FOR VESTING TENTATIVE TRACT 5479 AND COMMUNITY FACILITIES
DISTRICT NO. 11
1. The long term maintenance of the following items is the ultimate responsibility of the owner/developer. If
approved by Council,the following features may be maintained by a Community Facilities District.
■ Maintenance of all Landscaping and Irrigation systems as approved by the Public Works
Department within the street easements (including half of medians) and the landscape
easements along the property lines that side or back-onto N. Cornelia Avenue-
■ Maintenance of Sidewalks as approved by the Public Works Department within the street
easements and the landscape easements along the property lines border N. Cornelia atm
Mitt Avenues:
■ Maintenance of all interior Local Street Pavement, Curbs, Gutters, Sidewalks, Medians,
Hydrants, Inlets and Street Furniture as approved by the Public Works Department within the
boundary of the tentative map.
■ Maintenance of one half of Milburn Avenue (to centerline) Street Pavement, Curbs, Gutters,
Sidewalks, Medians, Hydrants, Inlets and Street Furniture as approved by the Public Works
Department and bordering the tentative map.
■ Maintenance and operating costs of all Street Lights as approved by the Public Works
Department within the boundary of the tentative map.
■ Maintenance of all Street Trees as approved by the Public Works Department within the
boundary of the tentative map.
■ Maintenance and operating costs of police, fire,traffic control and recreation services as
established by the Council of the City of Fresno.
2. Proceedings to place the Final Map into a CFD may not commence until the territory has been annexed
into the City of Fresno.
3. Construction plans for all features to be maintained by a CFD for a final map shall be included in the final
map submission to the Development Department for processing. 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.
c:PW File No. 10770 File:\word\cfdZttmapreview\tt5479 conditions
4. Should the Council or owner/developer choose not to include the maintenance of the items listed in
section 1 above in a CFD, the property owner/developer shall provide for the maintenance of all of the above
items by the property owners.
5. District costs to be paid at time of final map approval.
• $4,000.00 cost to place map into District.
• Deposit of 1 year's maintenance costs
Any change affecting the Items in these conditions requires revision of this letter of conditions.
If you have any questions, please call me at 621-8695
COU�
County of Fresno
DEPARTMENT OF PUBLIC WORKS AND PLANNING
1856 ALAN WEAVER, DIRECTOR
L
DEC 0 q 210
r ;
In
December 6, 2005 ;
Sandra Brock, Planner III
City of Fresno
2600 M Street
Fresno, CA 93721
Dear Ms. Brock,
Subject: Tract No. T-5479 at Milburn and Dakota
Below are staff comments on the revised Tract Map.
1. The TIS is being reviewed for adequacy to determine if there are any
significant impacts at any intersections or road segments within the County's
jurisdiction. Please expect comments from that review within five working
days.
2. The annexation of the project site shall include the full Street adjacent to the
annexation to avoid the creation of half street (City/County)jurisdiction.
3. Fresno County will need to review and approve the "Grading and Drainage
Plan" to ensure that properties east of the project are not adversely impacted
by the increase in storm water runoff or alteration to the existing drainage
patterns.
4. Street Improvement Plans of all new and/or reconstructed roads within or
adjacent to the County's right-of-way or adjacent to properties under the
County's jurisdiction should be reviewed and approved by the County.
5. The Fresno County General Plan, policy statement no. PF-1-2 states "The
County shall encourage school facility siting that establishes schools as focal
points within the neighborhood and community in areas with safe pedestrian
and bicycle access." In accordance with the "Manual of Uniform Traffic
Control Devices" (MUTCD), chapter 7A, a school route plan should be
ROAD MAINTENANCE&OPERATIONS DIVISION
2220 Tulare Street,Sixth Floor/Fresno,California 93721/Phone(559)262-4240/FAX(559)262-4166
Equal Employment Opportunity•Affirmative Action•Disabled Employer
City of Fresno
December 6, 2005
Page 2
prepared in order to develop uniformity in the use of school area traffic controls
and to serve as the basis for school traffic control plan for the school. As stated
in the MUTCD, "The school route plan, developed in a systematic manner by the
school, law enforcement, and traffic officials responsible for school pedestrian
safety, should consist of a map showing streets, the school, existing traffic
controls, established school walk routes, and established school crossing."
A meeting with the applicant can be scheduled with this Department to resolve any
outstanding issues of the traffic study and school route plan.
Sincerely,
Frank L. Daniele, Interim Manager
Maintenance and Operations Division
Robert L. Thompson
Assistant Division Manager
RLT:bl
CENTRAL UNIFIED SCHOOL DISTRICT �� ��
� d _
4605 NORTH POLh AVE - FRESNO,CA 93722-5334 (559)276-5206•mryder@centralusd.k12.ca.us N
DISTRICT SUPERINTENDENT D75`�
Marilou Ryder,Ed.D.
TRUSTEES:
Cindy Berube
Terry Cox
October 20, 2005 O C T 2 t 2005 Judith Geringer
Theresa Hagans
Diana Milla
City of Fresno P'an"ii,jC LD:Vig 011-i Phil Rusconi
-i y a fms i`ti Mike Yada
Planning Department
2600 Fresno Street
Fresno, CA 93721
Attn: Sandra Brock
Subject: File No.: TT 5479
Central Unified School District has the following conditions/comments for the above project(s):
Condition of approval:
1. School Developer Fees shall be paid on all new residential construction within the
proposed subdivision, in accordance with a resolution adopted by the Central Unified
School District, pursuant to Government Code section 65995 and Educational Code
section 17620.
2. Install concrete sidewalks/curbs/gutters on both sides of the interior streets for the
proposed project in a manner consistent with the existing subdivisions in the area and to
City standards.
Comments:
The proposed project will add approximately 71 K-12 grade students to the District's average daily
attendance.
Number of lots / units = 124
Grade Level: # of Students Generated
K-6 grade students 45
7-8 grade students 12
9-12 grade students 15
TOTAL K-12 grade 71
JIM YOVINO JOHN MULLIGAN SARAH KOLIGIAN
Assistant Superintendent,Personnel Chief Financial Officer Assistant Superintendent,Instruction
(559)276-5224 (559)276-5200 (559)276-3115
FAX(559)276-2983 FAX(559)276-0394 FAX(559)276-3102
The District will be able to accommodate these new students at the schools of attendance
indicated below. To offset the cost to house these students, the District currently levies
development fees of $2.24 per square foot for residential development and $0.36 per square
foot for commercial / industrial development. As a point of information, development fees are
subject to increase every two years by the State Allocation Board. Any new development on the
property will be subject to the development fees in place at the time development fee certificates
are obtained.
Sidewalks along interior neighborhood streets and major exterior streets provide the necessary
identifiable boundary between students and traffic, and provide a safe place for students
walking to and from existing school sites and bus stops.
Bus transportation is currently provided for:
• K-8th grade students residing at least one mile or more from their school of attendance;
• 9th-12th grade students residing at least two miles or more from their school of
attendance.
At this time, however, art 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 following school of attendance information is provided:
• Elementary School Information:
School Name: Steinbeck
Address: 3550 N. Milburn Ave
• Middle School Information:
School Name: EI Capitan
Address: 4443 W. Weldon Ave
• High School Information:
(a) School Name: Central High School — East Campus
Address: 3535 N. Cornelia Ave
(b) Currently, Central High School - West Campus is a mandatory attendance 91h
grade school with optional programs for grades 10th -121h
The California Department of Education has current API scores - see:
http:/hwww.cde.ca.gov/ta/ac/ao/index.asn (however this site does not have current District
enrollment data - see: http://www.ed-data.kl2.ca.us/.)
The District appreciates the opportunity to comment on above project. Should you have
questions or need additional information, please contact me at 559-276-5203 or
ddeel(ab_centralusd.kl 2.ca.us.
Sincerely,
David Deel
Facilities Planning Manager
City of
rnc-W: 0`_
PLANNING AND DEVELOPMENT DEPARTMENT
October 6, 2005
To: Sandra Brock
Planner III
From: Karana Hattersley-Drayton 1
Historic Preservation Project Manager
Re: Historic Property Survey for Tentative Subdivision Map of Tract 5479
Thank you for the opportunity to review the Historic Property Survey Report for the Tentative
Subdivision Map Tract 5479. The proposed 25.35 acre project is located north of Shields
Avenue between North Cornelia Avenue and North Milburn Avenue.The parcel includes several
post 1960 buildings and one circa 1950 ranch style home located at 3300 North Cornelia Avenue
that is slated for removal.
Jon Brady was hired by the engineering firm of Ingels-Braun and Associates to prepare a
Historic Property Survey for the project. Mr. Brady evaluated the extant resources for their
eligibility to the California Register of Historical Resources and concluded that the one historic-
era property was not eligible for inclusion and is therefore not a historic resource for the
purposes of the California Environmental Quality Act(CEQA). I concurwith Mr. Brady's findings.
The area has also been heavily farmed over the past century and is not within a sensitive area
for Native American cultural resources. Thus, barring any unforseen issues, a cultural survey
is not required.
Please do not hesitate to call me should you require additional information or a copy of the
Historic Property Survey.
San Joaquin Valley
Air Pollution Control District
IR EE /'U
September 15, 2005 Reference No.: C200501131
SEP 16 200
Sandra Brock
Planning Division Planning C,iv:s:u,
Development Dept. Development U . <jrtr,3c�i"+1
2600 Fresno St., Third Floor CITY OF F''`' ".
Fresno, CA 93721-3604
Subject: T-5479, R-05-40 (APN 311-390-30, 31, 34 & 311-IJ91-08, 09)
Dear Ms. Brock:
The San Joaquin Valley Unified Air Pollution Control District(District) has reviewed the project referenced
above and offers the following comments:
The entire San Joaquin Valley Air Basin is designated non-attainment for ozone and fine particulate matter
(PM10 and PM2.5). This project would contribute to the overall decline in air quality due to increased traffic
and ongoing operational emissions. Although this project alone would not generate significant air
emissions, the increase in emissions from this project, and others.like it, cumulatively reduce the air quality
in the San Joaquin Valley. A concerted effort should be made to reduce project-related emissions as
outlined below:
Based on the information provided, the proposed project will be subject to the following District rules. The
following items are rules that have been adopted by the District to reduce emissions throughout the San
Joaquin Valley, and are required. This project may be subject to additional District Rules. To identify
additional rules or regulations that apply to this project, or for further information, the applicant is strongly
encouraged to contact the District's Small Business Assistance Office at (559) 230-5888. Current District
rules can be found at http://www.valleyair.org/rules/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, Incluulk:ng
construction, road construction, bulk materials storage, 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 materials on at least three days, a Dust Control Plan must be submitted as specified in
Section 6.3.1 of Rule 8021. A template of the District's Dust Control Plan is available at:
http://www.valleyair.org/busind/comply/PM10/forms/DCP-Form%20-%2010-14-2004.pdf. Also, the
District's compliance assistance bulletin for construction sites can be found at:
http://www.valleyair.org/busind/comply/PM10/Req%20VI I I%20CAB.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.
Ms.Brock September 15,2005
T-5479, R-05-40 Page 2
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 use of open burning and specifies the types of materials which
may be open burned. Agricultural material shall not be burned when the land use is converting from
agriculture to nonagricultural purposes (e.g., commercial, industrial, institutional, or residential uses).
Section 5.1 of this rule prohibits the burning of trees and other vegetative (non agricultural) material
whenever the land is being developed for non-agricultural purposes. In the event that the project
applicant burned or burns any material listed above, it would violate Rule 4103 and be subject to
District enforcement action.
Rule 4601 (Architectural Coatings) limits volatile organic compounds from architectural coatings. This
rules specifies architectural coatings storage, clean up and labeling requirements.
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 11 Certified wood burning heaters per acre
in any new residential development with a density equal to or greater than three(3) dwelling units per
acre.
5.3.3 No person shall install more than one (1) wood burning fireplace or wood burning heater per
dwelling unit in any new residential development with a density equal to or less than two (2) dwelling
units per acre.
More information about Rule 4901 can be found at our website-www.valleyair.org. For compliance
assistance, please contact Mr.Wayne Clarke, Air Quality Compliance Manager, at 230-5968.
Rule 4902 (Residential Water Heaters) limits emission of NOx from residential developments.
The District encourages innovation in measures to reduce air quality impacts. There are a number of
features that could be incorporated into the design/operation of this project to provide additional reductions
of the overall level of emissions. (Note: Some of the measures may already exist as City development
standards. Any measure selected should be implemented to the fullest extent possible.) The suggestions
listed below should not be considered all-inclusive and remain options that land-use authority should
consider:
• Trees should be carefully selected and located to protect the building(s) from energy consuming
environmental conditions and to shade paved areas. Trees should be selected to shade paved areas
that will shade 50% of the area within 15 years. Structural soil should be used under paved areas to
improve tree growth.
- For Structural Soil see http://www.hort.cornell.edu/uhi/outreach/csc/.
- For Tree Selection see http://www.ufei.org/.
- For Urban Forestry see http://www.lgc.org/bookstore/energy/downloads/siv tree quidelines.odf,
http://www.coolcommunities.org and http://wcufre.ucdavis.edu
• If transit service is available to the project site, improvements should be made to encourage its use. If
transit service is not currently available, but is planned for the area in the future, easements should be
reserved to provide for future improvements such as bus turnouts, loading areas, route signs and
shade structures. Appropriations made to facilitate public or mass transit will help mitigate trips
generated by the project. Direct pedestrian access to the main entrance of the project from existing or
potential public transit stops and provide appropriately designed sidewalks. Such access should
Ms.Brock September 15,2005
T-5479,R-05-40 Page 3
consist of paved walkways or ramps and should be physically separated from parking areas and
vehicle access routes.
• 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. Sidewalks and bikeways should be
designed to separate pedestrian and bicycle pathways from vehicle paths and 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 and
environment for all potential users (pedestrian, bicycle and disabled) from obstacles and automobiles).
Mid-block paths should be installed to facilitate pedestrian movement through long blocks (over 500' in
length) and cul-de-sacs. Sidewalks should be designed for high visibility (brightly painted, different
color of concrete, etc.). Clearly marked and highly visible pedestrian accesses create a safer
environment for both pedestrians and vehicles.
• 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). For more information see
http://www.energy.ca.gov/title24/
- Energy efficient widows (double pane and/or Low-E)
- Use Low and No-VOC coatings and paints. See South Coast's site for No-VOC Coatings at
http://www.aqmd.gov/i)rdas/brochures/paintguide.html
- High-albedo (reflecting) roofing material. For more information see http://eetd.Ibl._qov/coolroof/
- Cool Paving. "Heat islands" created by this and similar projects contribute to the reduced air
quality in the valley by heating ozone precursors. For more information see
http://eande.ibl.gov/heatisland/http://www.harc.edu/harc/Projects/Cool Houston/
- Radiant heat barrier. Please see http://www.eere.energy.gov/consumerinfo/refbriefs/bc7.htmI
- Energy efficient lighting, appliances, heating and cooling systems. For further information see
http://www.energystar.gov/
- The project should include as many clean alternative energy features as possible to promote
energy self-sufficiency. Examples include (but are not limited to): photovoltaic cells, solar water-
heating systems, solar thermal electricity systems, small wind turbines, etc. Rebate and incentive
programs are offered for alternative energy equipment. More information can found at
http://www.dsireusa.org , http://rredc.nref.clov/and http://www.energy.ca.gov/renewables/
- 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.advancedbuildin-gs.org
- 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
- Electrical outlets around the exterior of the unit(s) to encourage use of electric landscape
maintenance equipment
- 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.)
- 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)
- 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.ciwmb.ca.gov/GreenBuilding/, http://www.lgc.org,
http://www.sustainable.doe.gov/and http://www.consumerenergvicenter.org/index.html
• The applicant/tenant(s) should implement measures to reduce the amount of single occupancy vehicle
employee traffic to and from the project area that further reduce air pollution in the valley. This could
include such provisions as encouraging employees to rideshare or carpool to the project site through
preferential parking spaces for employees who participate in carpooling or vanpooling, incorporating a
compressed workweek schedule, guaranteed ride home, carpool matching programs, shower/changing
Ms.Brock September 15,2005
T-5479,R-05-40 Page 4
facilities, providing free transit passes, providing an alternative-transit information center, and having a
dedicated employee transportation coordinator. Check out the "Spare the Air' section of our website
www.valleyair.org
• The applicant should implement measures to reduce the amount of vehicle traffic to and from the
residential area(s) that further reduce air pollution iri 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.valleyair.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)
- Require that all diesel engines be shut off when not in use on the premises to reduce emissions
from idling. The applicant should install equipment that provides amenities that would otherwise be
powered by idling engines. An example of such technology includes IdleAire. See
http://www.idleaire.com/.
- 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.
- Light Duty Cars and Trucks should be alternative fueled or hybrids.
- Minimize obstruction of traffic on adjacent roadways.
- Diesel equipment should use verified alternative diesel fuel blends or Ultra Low Sulfur Diesel
(ULSD). The California Air Resources Board (CARE) has verified specific alternative diesel fuel
blends for NOx and PM emission reduction. Only fuels that have been certified by CARB should
be used. For more information on alternative diesel blends, please call Mr. Chris Acree, Senior Air
Quality Specialist, at (559) 230-5829. Information on biodiesel can also be found on CARB's
website at http://www.arb.ca.gov/fuels/diesel/altdiesel/altdiesel.htm and the EPA's website
http://www.epa.gov/oms/models/biodsl.htm
- Construction equipment should have engines that meet the current off-road engine emission
standard (as certified by the CARB), or be re-powered with an engine that meets this standard.
Tier I and Tier II engines have significantly less NOx and PM emissions compared to uncontrolled
engines. To find engines certified by the CARR, see their website at
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) 230-5800 or Mr. Hector R. Guerra, Senior Air Quality Planner, at (559) 230-5820 and provide
the reference number at the top of this letter.
Sincerely,
essica R.Willis
Air Quality Specialist
Central Region
c:file
Page 2 of 2
THE INITIAL STUDY EVALUATING THE PROJECT SHOULD RESULT IN:
❑ AN ENVIRONMENTAL IMPACT REPORT: The project has the potential
to result in significant adverse environmental impacts.
t--�A NEGATIVE DECLARATION: The project may have adverse impacts
but impacts can be mitigated without further study or are not serious
enough to warrant an Environmental Impact Report.
❑ NEITHER OF THE ABOVE, THERE IS INSUFFICIENT INFORMATION
TO DRAW ANY CONCLUSIONS: The following additional information
should be provided:
REVIEWED BY: H&,,,,t f.NBRAA s4KvaNe AA OMA 417y Jt~oy,6A �� w Ago•Cow
(Print Name, Title) (S gna re) (Phone)
❑ Check if you need a copy of the initial study
Use this space for additional information if needed.
-- .---:PROJ/2 E.A. Request for Comment/information
REOCOMM.FORM
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 VIII 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 any time. Visible Dust Emissions opacity of 20% means dust that would obstruct'an
observer's view of an object by 20%. District inspectors are state certified to evaluate visible emissions. Dust
control may be achieved by applying water before/during earthwork and onto unpaved traffic areas, phasing
work to limit dust, and setting up wind fences to limit wind blown dust.
Soil Stabilization is required at regulated construction sites after normal wonting 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
construction sites must be posted every 500 feet.
Storage Piles and Bulk Materials have handling, storage, and transportation requirements that include
applying water when handling materials, wetting or covering stored materials, and installing wind barriers to
limit VDE. Also, limiting vehicle speeds, loading haul trucks with a freeboard of six inches or greater along
Northern Region Office Central Region Office Southern Region Office
4230 Kiernan Avenue, Suite 130 1990 East Gettysburg Avenue 2700"M" Street, Suite 275
Modesto, CA 95356-9321 Fresno,CA 93726-0244 Bakersfield, CA 93301-2373
(209)557-6400 ♦ FAX(209) 557-6475 (559)230-6000 ♦ FAX(559)230-6062 (661)326-6900 ♦ FAX(661)326-6985
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 therules 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 'h 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 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
a)
z °
a
>'
cc
O
L V V o ccs R
o �
CL
Q� fl. L1.I LLI0 H p v y cc
U
S a c
H m
• ~ M SOiS39SV _
V
• i � � O V
V Q Q V
VVZO-9ZLE6 VO `ous9J:J
'any 6ingsAua!D '3 066 G
JOulsIQ Jm
uognpod .v
nd
AQ[Ien umbeor ueS
a) cn cn
CD ca
(a U a)d O
0) cn 0U T
7
O )+ O O �
u
V
U cn � -�Q) v O
cn c c � 3 a � c-n C a) rncl a) � mLn o � �
0 '0 0 0 ca cn E 0 O c �. c co �° Q) co
p 0 0)cn cn -0N ca O O t 0 OO o rn ^ Y o N
0)L O ca Cl)0a N N N O N 0 O -0 U n Q � O cam*) 00
to C L CIS N N _0 �, N c ai -0 E ca ,ca 0 cn Q U O ^ j U ca U
a) ca = — c4 U C 0 cn O O .O O 0 in ° c cc*) CL CCM
i Q a) = O (a E to to U 0)� _� O "' �, O `� U 4) cu > -o co
O
O 5 �
j O 0 w Cl) N rn O •S eC > j ccnC Rf p cin ca o o�
ch In cn 0)._ C U Q t, 0 +. cn O N O cn ] CD
a) CIS °) rn � � � � � 0 � m c ¢ c c ' ¢ cQ, ¢ cpm ¢
LC rn+ ,� a cl ca T 3 0 c cn c 0 = cn N w p c_a v � c c 0 ati m u) c
C 'i .C w Q ca O o N �, N O 3 c T � d cn = o c.
= O
N (+C N O 7 cn > +� 00 `—� : O Q1 0 c i U M G) U COcn
NEOc) cn a) 30 Q 000 .E5 :3 ) 00 = YL w 'muia w m � c� 3
� 0 0 0 �-0 � � a) O w 0 0 c d C � Q O p p O W co N G) � � � a -CD 3
OC Q ca c) c) a ca .S cn o -0 Q o 0 0 C[ Q -0 0 cn i 2 ` v V r ` a s3
o ° � 0 N) m -• ° � cc ° m � > ° D o (D D � 3 � m 0 m � 5 En --1 (n 7o m ai 0 3 p •.-�
< 03m m � mo � c 3 (D � M (Dom � o mm (moo omcc' m, m
0 3 (n mac, O (Do c (a c 0_ (D � (n c o ° c �, O o � c o CO r- o �°, ° S
c ^. m v> (n Q (p (D �• c a —-a O ,� O_ m � O U) a = O � O m c Vf
N (D vi o o cD = N (D pi Ami -a (D - -0 -0 W n 0 O 0 > n Z o m M
m � -0 � m � �. a- Q- 3m (n � a c' � co m5' m � � a � — n0m0a' rn
� m c 0 0 m o m m m 0 c (D (D co o �' � 3 � 0 � �, m � < C/) CA
a m (D �; O .-. Q a r: (D -n m (D Q n CQ'`< Q O ° m n. p yO m (D _ N O
rEn
oc (D3omo' - (nmo 0 mm �' .� m tea, ° � 7v
3 m 0 m Q0 0 0 m m W w o am CD W A 0 = in m
m p� O _ c�D O �' CD _. g a m N `n
Q m 3 a m �_ ° m om 0 a (n m 0 � �.. m
m O (n (O O - CD m m - 0 "a �' O 0
cr in o 0
- _. o � 000 � m � 3 - -0 Uom 0 X00 � m'(� ucio --q
CL a m m a � o 0 ° ' Q v0i - act m �' D �
omc Qcc � o -0 3 in- cr Z 5. Z
Q' (n c c CD _q
»' � m
Q' m (D a nc
m m cc
CC CD
_ m m
oar: (n 33 _. r"" � �, ..� 000 m0 , m mm ZZ
Z < m - p r. ZO � m (n < O (nc. mO (n � � (nZy
CD (n ° �' m �. m c0 2) CQ CQ m o o
o r• Q m m (n �] a O a Cn ai 2 ch cn N = Q < 0 En Cn Z
c
< (D cD O 0 m -n < m (D 0 o c0 (n c0 w m 0 �' (D O Z
o = mm - a Cn0 U) 03 70Z nCD3c (n cr cc
� umi �' oc � n >
CD .. - - A) ¢�
Ut o �' � 3 in
m (D (C m (n O p�' (D E m A> N �_, o 0 �
0 0 (n o -0 o COD Al 0 - (n o Q � n 3 CD (n (D ,--�
O Z 3 cD 2) (D �--� m (n O.(Q cD a cD cD O O �. a cc W tA
LnM -' 3 3 nm (tenmm c33 w CD o. a� (n crc '
CD
C) Cn m m m p m �' �' cr(Q SD 3 m g
0 2 w .0 'a'a 3 m m O O CSD O m 0'' N' =3 m m o C"
oD oma `nm °: o CL CL � � omQ(om C, CD cn
cr 0 p_ - m `. m (nm '. m30
CD m : � -0CD � � � g �' ma
(n (D m °
Q m m Q (n
om m m nm o Z m � -nap m � m c) :g � m o c-) -n . . D0 c -�
m o cD Er w c0 O O �] m o =. cD (n X W O 0 X .Z o � 4 = —I (n 0-0 _p (n M Q cD � a-
•< c' Q@ 3 m c DcQ 3, ni (G 4 Qm > > m c ai W. m � c m 0 c m am [77
-: m _nay a� c' = Qc c. 0— a� c 3 ° c ; 3 3 ° 0 a m_ c c s �' � m o (� a Z
mm � cmQ� �' g: W— � � Qo �; � � a > > O cmc � � � n3imoo ao
�n Q c0 _ -- m n� n _- (n m m cr c •a cD m m cc (-, (n < - �' °
gra, W- cr D3ma m > > cnm 3 m3 (co m ? 00o CD � �' -)
O - Km n a cr o c o m
CD 0 cr 0 , cr tea• Q' � � 3 c- �' � � c m m o o � � �' � ccs
o c a
" = a- W'� nm cn (D. 0 c m m = Cr m � 3 n=i y m & n' 3 m cr 0 m`Q cT c c C � Z
(n c0 m to to O y m 3 3 CLm y m O a O ^.0 0 m G/f
( CD
D m o n �' 1 n = 0 cD 0 0O -1C: CD Q o 0=^'i (D m n. - AI cn � O
c 3 (n m 0 ? F 0. umi =^ umi � � m vi c m cQ o0 3 0 a o v=i
Ai cQ �• p "' 3 0b a' o c < O > n c < to O O A> N
0 to
0 c m =" 0 3 O• o = N O Q 0 N - Q O c a Q �
O C _ � = o (c O w to co (D Q CD (O 0 m. m 0 0* (n O Q n (n CD 0 CD
ao c mo 3m3 0cn �. nm acn � m � � o - ��
cmiQ c0 � � u�' �' oo a °' � cQ ocm 0E C-ncr � �_
� (u o3 m
mo m O Q �. c = 3 CD Q y cD o O a 0
3 `< c o m a- 0 v c m m m CL ^ m < 3 m n
c W m. -1 U CD 0- y a (o Q' V1 CCD n m O � � cn c
_ 0- (a 3 Q c
O 0 w C CCD F CD =3 CCD cD
a m 0 0- Q '< -
m
a
~ E
m
Y
o
CID
M
04
N �I
cn 17
o a
rr11�
L a7 NCL
to
u 11
ba
N (2) tip N .. o dit
N O O a) W O n
O "� a huF�A�
_ •'x,dR'
Cc 0 � a� Q L. "'
75 -0y EL C y
Ii a ,
En C N y > Ll
co
cc
.-. N L
N E co
C.ba L y ' ;i
al 7 N cc III
(D '10 �, y � N E
1— O ' m 7 Q d
a 1
O d 7 O 6> C C d�1,I��u
. j m �
O .uj fq a)
l , N C y
j `0`0
O y a) O N -> > B14
sit Q¢'
0 aD N aD
ns > a
N d p a) a7 !D a) a7 Op'r 1"
aD m N �' S
N a0-• d N a7 C p O O O cv. ..E •p N .0 E 1 y N
7•. O m co L C O. N a7 O. O. O a7 E 3 E pan ,ti � L N•ux+, ��y,'
a� L c m o 0 0 'D m 3 4o uyo � x4., of oPP
+F > p e0ti
y N N a1 „ ...sr ,y't
En a3 N a) U C Q) C N L O N to �bT �_`. '` F.->r!1• v aQ'
y a] O. ai =O
In Y -0 o a Y y m e
L as
w -'z m c s tO a� O ., o' L Oso+"^' az 0 3s us,
0 o vi 3 m 'v o o ._ }' a'3rsr ri « 'E• !
0 -0 Y Y Y C N N r~ a) uo L y p C 3 ._N,.. •- O' x7 �rtw3',zNi.`l7> r� i r '? a7
•N C L 3 N 0 0 cd L 'n 3 y ._ p O 'aY i ax-.na ;'n iz5 a chs C7.{ O>
`° p m m p N N a� m �,1 > N L Y a� " `'" k I''� a> (i a) c
Tv n L U Otia O a7 �' L O C O aI O C0 ` L LOwl' e--i +U�+ •-' C O a L
a7 ha L C n N Y d a' LL O N a] LL L a-• a) a-• 1•-' + �o-t —U)
, cc):
N O m O
J Z a) aL-. O N N C 3 0 • • • • `L r O. U D Z f6 1•-• C
• • • • • • • •-i N T N 01 r* Q4 C
(Dc C 01 o O. (p G
(D (OD '+ N < S O N 7 (D
_ (n M D a n cn f cn N > > 0 o o o m
a) Cl) O (C 0) fD O' fD O O S 0) S S S O 4o 3 f C > = t�
a N oa O d 0) o 4 3 N o o a � r�V-
W Oo1 n 01 fD = d a N N a F•• 0) O O ,�.. 0 7. �7 .
d o
CD c j m 7 N cr CD N0 CD UQ -n O oc)CD a O m c W N CD O a _` �
CD o o n o o c ri m 0) u, m a ® °,° � � �, d � CD
4 cD m a) co o d O m o $ N
0) O `< O 7
CD 01 "
CID n y S C c S 0) 4 O m -0 m Z
(n < 3 O d 0 N ca 01 0) = 01 C 01 N '��'
d f m Eri �< a a 01 CD
7 N O CD � a O V
O CCD
rte+ (� Ul _+ 7 CD - CDD a C -0 . ��
O
CD N 0) O fD 7 N O_ pp�pmp g CD p(p�D -
Ni O V? < O 04 0 '
S (D : _ u 0 O 01 S O
I CD CD
S (D • ='• 7 `< m * r. 0 01 `<
< f O s CD M o y m c 3 �O
w M3 n .� d ori o
o o o co < a O
`Po'a o
p
0
a'a n = = o � °
En O
Do o c Co o ' (7c c Or_ 3 ooi o 0) o) s. o m m O a a a 5 a 3 :3
=r
� ° O m x w d o
y
'0 > ''0 r. 7 N FT O -
o o m a * ' m o v d CD y w O1 CD °: CD
N (Op 01 0=4 c d CD y a ' 0 v I d C OQ O c
ED CL CD
6) � � .m O c CL m O �n = ocn
.oma' O Ln .o a o
CD ' c m c
f .= cr c j o, X j CD o � r� CD CD w O o c Co
O ,<
CL d j 7' N O =r CD
O_ N O (D 1 - CCL
DD _ - -
ED ED c' Dia � oa — �' oa o ? 3 CD d r
o' CD CL
c .a o , 1 o �' -'• CD f o o o c 3z
CD
Ca
ED 0 CD om c m 3oYl m CDo c �o Q
c d a CD O cf O � m
N
0 0 o m . o CD
D a m
Cm
m a CD
U = m ° m
oa O EL
z
m � o� e m uoi g
2 °: � .o � y
oCD = a 5 � rs m m
M m (D a • CDo Z
`< Oco CD
1
<< S0 r� - O (D O 7 1 O
j 0) 3 N Z ,� S S (D 7C O '� 0) d
:3 v r S CD
a d 0)
C O_ 7 N fD 3 O O < (D d C O 7
-) O C (D S O O (D 1 0
N C ] N (D �' S O N 0)CD 3 r ..F. .a'
(D a (6711 m m o 0 CL
a 3 cm = N r� R'
T N (D (D "W,^rya
`< O O fD ,67-' O CD O O%CD 0m (67/) N (D
CD
u0i m o) m mcr
m m oma m o o) ,,
D E P A R T M E N T O F P U B L I C W O R K S
TO: Sandra Brock, Planner III
Planning Division
FROM: Ann Lillie, Senior Engineering Technician(559.621.8690)
DATE: October 10, 2005
SUBJECT: Tentative Subdivision Map T-5479(Located on the east side of North Cornelia between
West Shields and West Dakota Avenues)
The Department of Public Works has reviewed the Vesting Tentative Subdivision Map proposed by
Lafferty GDCI Fresno, L.P., on engineering plans prepared by Ingels-Braun&Associates.dated March
31,2005. 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. A fifteen(15)foot landscape easement is required along
North Cornelia Avenue. 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
North Cornelia Avenue Fraxinus americana `Autumn Applause'-Ash
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.
0UTL0TS
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.
Fresno
City of pair
2000
Department of Public Utilities
Solid Waste Division
1325 E. EI Dorado • Fresno, California 93706-2014
(559)498-1452
October 4, 2005
TO: Sandra Brock, Planner III
Development Department, Planning Division
THROUGH: Robert Weakley, Chief of Operations Z44:11
Department of Public Utilities, Solid Waste Division '
FROM: Donna Leslie, Staff Assistant
Department of Public Utilities, Solid Waste Division
SUBJECT: TT 5479 - Solid Waste Conditions of Approval
The Department of Public Utilities, Solid Waste Division, has completed a review of the Vesting
Tentative Tract Map 5479 which was submitted by Ingels-Braun & Associates. 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 5479 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:
• There shall be no parking allowed along North Milburn Avenue. Solid Waste requires 18'
of clearance in the path the vehicle travels.
JAConditions of Approval—T75479
City of
ov
LIM�C-+I\Iwi,
rllrn=-0;v g A Fire Department
450 M Street D, Randy R. Bruegman
Fresno, California 93721-3083 �`` Fire Chief
559-621-4000 FAX#559-498-4261 �`r�f SERVICE'�e�
www.fresno.gov
Date 9-6-05
TO: Sandra Brock, Planner III
Development^ujpartment, Planning Division
FROM: Mike Schmidt, Supervising Fire Prevention Inspector
Fire Prevention Bureau
SUBJECT: Tentative Tract No.5479
The Fire Department has completed a review of the Vesting Tentative Tract Map 5479,
which was submitted by Ingels, Braun and Assoc. The following requirements and
conditions are to be placed on this vesting tentative tract map as a condition of approval
by the Fire Department.
General Requirements:
This project is within 2 miles of Fire Station No.16 (Temp. and Perm.).
This project is subject to UGM Fire service fees for Fire station No.16.
Provide residential hydrants and fire flows per Public works standards with two sources of
water.
Access is acceptable as shown provided that "Milburn Ave." is a full width street all the
way to Shields.
Note: Phasing of tract will require re-review for access requirements.
�p6 Dr P.-F t,�e cps 36P ' P,g-v ,AcQ-F / ree-L-
LPrtst W l 9 TN W 4+cv PA72 k! r-� 6 IS
-L-L. w�� (RE: fiA \-) r-.-r,\ l3 eTw- -rrzA GT 64 5 H LeC-[)S)
City of
DATE: October 26, 2005
TO: Sandra Brock, Planner III
Development Department, Planning Division
THROUGH: Scott Mozier, P.E., Traffic Engineering Manager
Public Works Department, Engineering Division
FROM: Louise Monroe, Traffic Planning Supervisor
Public Works Department, Engineering Division
SUBJECT: TT 5479, Public Works Conditions of Approval
(Cornelia between Shields and Dakota )
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. Plans shall conform to both City and County Specifications.
Frontage Improvement Requirements:
Major Streets:
Cornelia Avenue: Collector
1. Dedicate 47' of property, from section line, for public street purposes within the limits of this
subdivision to meet the current City of Fresno Collector Standards.
2. Construct concrete curb, gutter and sidewalk to Public Works Standard P-5. The sidewalk pattern
shall be constructed to a 10' residential pattern.
3. Construct 20' of permanent paving (measured from face of curb) within the limits of this sub-
division.
Page 1 of 4
C:\Louise\TRACT MAPS\T-5479 CORNELIA BETWEEN DAKOTA AND SHIELDS.doc
4. Construct an underground street lighting system to Public Works Standard E-1 within the limits of
this subdivision. Spacing and design shall conform to Public Works Standard E-8 for Collector
Streets.
5. Relinquish direct vehicular access rights to Cornelia Avenue from all lots within this subdivision.
Local Street:
Milburn Avenue:
1. Dedicate and construct full offsite improvements on the west side and dedicate and construct a
12' travel lane with a 4' drainage swale on the east side. No parking is allowed until the complete
street is constructed. Provide cross section on map.
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 93 a.m./124 p.m. peak hour trips; therefore, a Traffic Impact Study (TIS)
is required and has been submitted. Comply with the mitigation measure requirements of the
Traffic Engineering Manager (not attached). Letter to be submitted to the Planning Department
upon receiving payment for TIS review fees.
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. Provide mini circles to provide traffic calming at the intersection of Milburn and Cortland and at
Milburn and Fedora. See Exhibit "E". No parking will be allowed adjacent to the mini circles.
4. Dedicate and construct full offsite improvements on the north side of Fedora and dedicate and
construct to the curb on the south side. (20'-22' dedication on the south side) Provide cross
section on map.
5. Existing map does not match APN sheets. Verify property lines with Planning and Development.
6. Milburn: Dedicate and construct 22' of permanent paving from the southerly limits of this
subdivision south to Shields Avenue.
7. Dedicate 62' of property and provide medians at the following entrances: (7' residential pattern -
20' travel lane-8' median - 20' travel lane-7' residential pattern) Provide cross section on map.
a. Cornelia Avenue at Garland
b. Cornelia Avenue at Fedora
UGM Requirements:
This Map is in UGM major street zone E-4; therefore pay all applicable UGM fees.
Cornelia Avenue: 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
Page 2 of 4
C:\Louise\TRACT MAPS\T-5479 CORNELIA BETWEEN DAKOTA AND SHIELDS.doc
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.
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-5479 CORNELIA BETWEEN DAKOTA AND SHIELDS.doc
CITY OF FRESNO PUBLIC WORKS DEPARTMENT
GAD PLAN CHECK GUIDE & REQUIREMENTS LIST
❑ RECORD PLAN INFORMATION IN PLAN CHECK LOG
❑ LANE CONFIGURATIONS MATCH CONDITIONS OF APPROVAL
❑TURN POCKET LENGTHS ARE CALLED OUT AND CORRESPOND TO QUEUE LENGTHS IN TRAFFIC
IMPACT STUDY
❑ EXISTING AND PROPOSED CURBS AND MEDIAN ISLANDS ARE CLEARLY SHOWN
❑ PERTINENT FEATURES SUCH AS EXISTING PARCELS, RAILROADS, FID CANALS
❑ CONFORMS TO EXISTING CONDITIONS AT PROJECT LIMITS
❑ EXISTING LANE WIDTHS ARE CALLED OUT AT CONFORM AREAS
❑ GAD SHOWS PROPOSED WIDTH OF STREET RNV, CURB-TO-CURB DISTANCE, ALL TRAFFIC LANES,
BIKE LANES, PARKING LANES AND MEDIAN ISLANDS
❑ GAD CALLS OUT TRANSITION LENGTHS AND TAPERS EXPRESSED AS TRANSITION LENGTH PER
OFFSET WIDTH (I.E. 50:1 TAPER WOULD BE A 600'TRANSITION FOR A 12'OFFSET)
❑ ALL CURVE DATA IS CALLED OUT. WHERE CURVES ARE CONCENTRIC, ONLY THE C/L OR CURB LINE
NEEDS TO BE CALLED OUT.
❑ THE C/L IS MATHEMATICALLY DEFINED WITH HORIZONTAL CONTROL IN CASES WHERE THE C/L
DOES NOT FOLLOW THE SECTION LINE
❑ BEARINGS AND DISTANCES ARE PROVIDED WHERE THE C/L OF CONSTRUCTION (NEW C/L OR
SECTION LINE) IS NOT PARALLEL TO THE PROPOSED R/W, OR WHERE THE TWO SIDES OF A DIVIDED
ROADWAY ARE NOT PARALLEL.
❑ SHOW TRUCK TURNING TEMPLATES FOR ALL DUAL LEFT OR DUAL RIGHT TURNS AND
ROUNDABOUTS
❑ CROSSWALK LAYOUTS MEET CITY STANDARDS (4' FROM FACE OF CURB AT RAMP, i0'WIDE, NO
DOGLEGS, MEDIAN NOSES CLEAR OF CROSSWALK)
❑ PLANS INCLUDE PROJECT REFERENCE INFORMATION (Site Plan No., C.U.P. No., Rezone No., Parcel
Map No. or C.I.P. No. (PW ID, Fund, Org, KRA), NORTH ARROW, SCALE, TITLE BLOCK, OWNER'S NAME,
ENGINEER PREPARED BY)
❑ FOR PROJECTS INCLUDING SIGNIFICANT VERTICAL GRADE CHANGES INCORPORATING MULTIPLE
GRADE BREAKS OR VERTICAL CURVES, THE GAD SHOULD INCLUDE A PROPOSED MAJOR STREET C/L
PROFILE (NOT NECESSARY FOR TYPICAL ROUTINE PROJECTS)
Page 4 of 4
C:\Louise\TRACT MAPS\T-5479 CORNELIA BETWEEN DAKOTA AND SHIELDS.doc
1 '
f
V'
N
N l
Fresno
moo wp" City of
z000
rnc-. W VJLV
City Hail 559-621-8800 Public Works Department
2600 Fresno Street, Rm.4064 David Healey, Director
Fresno,CA 93721-3623
www.fresno.aov
November 1,2005
Peters Engineering Group
John Rowland, P.E.
55 Shaw Avenue, Suite 220
Clovis, CA 93612
SUBJECT: TRAFFIC IMPACT STUDY (TIS) REVIEW FOR THE PROPOSED SUBDIVISION T5479
This project proposes to construct 124 single family residential units located on the northeast corner of
Shields and Cornelia Avenue. Based on the ITE Trip Generation manual it is estimated that this project
will generate 1,268 weekday trips, 96 am and 130 pm peak hour trips.
The Traffic Engineering Section has reviewed the traffic impact study dated July 21, 2005, received
September 6, 2005 and has the following comments:
As a mitigation measure, this project shall:
1. As a condition of the tentative tract map, the Owner/Developer shall construct additional paving
along Milburn Avenue from the limits of the tract to Shields Avenue to accommodate for two 12'
travel lanes. Provide transition paving at the intersection of Shields at Milburn Avenue as
necessary.
2. 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 124 single family units x$414.69 (fee rate as shown in the Master
Fee Schedule) _ $51,422.
Based on the conclusions and recommendations presented by TPG Consulting for this proposed project,
the traffic impact study is generally accepted by the City of Fresno.
If you have any questions, please do not hesitate on contacting David Padilla at
David.Padilia@fresno.gov or at 621-8798.
Sincerely,
Scott Mozier, P.E., Traffic Engineering Manager
Public Works Department, Engineering Services
C: Traffic Planning Reading File
Sandra Brock,City of Fresno
Q:\Traffic Impact Studies\T5479 nec Shields at Comeilia Peters Eng-Review.doc
co
County of Fresno
i DEPARTMENT OF PUBLIC WORKS AND PLANNING
Alan Weaver, Director
December 30, 2005
Sandra Brock, Planner III
City of Fresno
2600 M Street
Fresno, CA 93721
Dear Ms. Brock,
Subject: Tract No. T-5479 at Milburn and Dakota
Below are staff comments on the revised Tract Map.
1. The applicant should construct an all weather walkway for school students between
the project site and all schools for which bussing is not provided. The Fresno
County General Plan, policy statement no. PF-1.2 states"The County shall
encourage school facility siting that establishes schools as focal points within the
neighborhood and community in areas with safe pedestrian and bicycle access." In
lieu of this statement, this project may be a significant Impact by not addressing
safety hazards to school children. In accordance with the "Manual of Uniform
Traffic Control Devices" (MUTCD), chapter 7A, a school route plan should be
prepared in order to develop uniformity In the use of school area traffic controls and
to serve as the basis for a school traffic control plan for the school. As stated in the
MUTCD, "The school route plan, developed in a systematic manner by the school,
law enforcement, and traffic officials responsible for school pedestrian safety,
should consist of a map showing streets, the school, existing traffic controls,
established school walk routes, and established school crossing."
There is a 30 foot wide easement reserved for public road purposes along Milburn
Avenue alignment from Dakota south to the project boundary. Staff is checking on
the status of this reservation with the intent that it may be accepted by the city as a
city street as provided in Streets and Highways Code Section 1810. As noted
above, Improvements within this strip should include an all-weather paved surface
suitable for non-motorized school traffic between the elementary school and the
project site.This pathway and the streets proposed within the proposed tract shall
be improved sufficiently to serve travel by existing student populations south of the
project site that feed into Milburn north of Shields.
2. This project may significantly impact intersections and roads segments within
County jurisdiction. The initial Traffic Impact Study (TIS)should be supplemented,
including a focus on operational needs upon development of the project with
MAINTENANCE AND OPERATIONS DIVISION
2220 Tulare Sheat,Eighth Floor/Fresno,California 93721/Phone(559)262-4240/FAX(559)262-4166
':\ Equal Employment Opportunity•Affirmative Action•Disabled Employer
Sandra Brock
December 30, 2005
Page Two
intersection control adequacy studies at the intersections of Cornelia with Dakota
and Shields and at Dakota and Milburn for school students. The analysis for the
above should recommend whether mitigation is required while the areas are within
the County's jurisdiction. This study should include left turn warrant studies and
sight distance analyses on major streets Cornelia and Shields and proposed access
points to the project site. (The traffic engineering consultant should submit a project
trip distribution depiction for all modes of travel as guidance in determining scope of
the TIS.)
3. Annexation for this project should include the entire Cornelia right of way along the
project frontage and 300 feet north and south of this frontage.
4. Milburn from Shields north to the project boundary shall be reconstructed to a
minimum width of 32 feet in accordance with Fresno County Standards and
acceptable to the Director of Public Works.
5. Adequate road right-of-way should be acquired to provide for development of all
required road improvements. This would include providing for 10' minimum
clearance between edge of pavement and right of way line, which purpose
addresses driveway sight distance and geometric needs for driveway ingress and
egress for large vehicles.
6. A design speed of 45 mph should be used for all ultimate facilities within or adjacent
to County road right-of-way. A design speed of 55 or 65 mph should be used for
temporary transitions for rural roads approaching the project site. Adequate right of
way should be provided for a clear line of sight within right of way for intersection
sight distance at intersections and driveways based on the critical speed.
7. Fresno County will need to review and approve the "Grading and Drainage Plan"to
ensure that properties east of the project are not adversely impacted by the
Increase in storm water runoff or alteration to the existing drainage patterns.
8. Road Improvement Plans of all new and/or reconstructed roads within or adjacent to
the County's road right-of-way should be submitted for review and approval by the
County.
Sincerely,
Frank L. Daniele, Interim Manager
Maintenance & Operations Division
Robert L. Thompson
Assistant Division Manager
MAINTENANCE AND OPERATIONS DIVISION
2220 Tulare 5lreet,Eighth Floor!Fresno,California 93721/Phone(559)262-4240!FAX(559)262-4166
Equal Employment Opportunity•Affirmative Action•Disabled Employer
. <
t
fit.:..?..' .
w
fi,....:. .2 -
f
ti
i
1<'
.}'a �t
2`.,ryi3
?,:
}{
L
.
k;
11 sum Nis 1M
Ill
.<.
Jj•}:
aygj}•:'
v )
sum="
ill E
t j
ah
will..
:
C
sA
Mill1.r 1
TOM
Lf
OW
} iLL�iLLL Y
M�i s
t
a,
,
h_
�A�Sv:j t
't
:f:^• .. .
imams
Y
il
Fn
%.,s.t. 4i t
t t >
•?Ti
-
vr
,
n:
•;qe�t.fox,,, t - i :-
•Y t
t
t?k
A SAC
\cn
3Ht7:' \ m
Cl) f - - , - m
� G
�
f � �§ A ƒ f
a ■ § k �Q � � �
� v t »
��v �§ �k
v �
a
■ $ �
@ ■k
¥ -
| �
da
w
Cd . d J$
d § (919 § �
.� . fd
2 » - §
/ �� � . A
ead
CM Jut~
CO AM
C4
O ` -
� -A
W ~�■ ��
Q a cG
££a
w �QR
k � r ~ � ki $§%
d w w w W
t§ § k
�G
�� w
a)CA
�
_ v _ v m . ` ` ` EE»
: |■ % / �� �)§ 22 _■_■_�
2�� g U k
s! ■ ¥ \ 2 CLJ co
AS
a|• »
�.
& W ' / sVngNUCO w f
I �
�
� �
_ mitJr��
1 Y..; tYy`�eI IT
.-�-• -,•- ----_-;-n: , 3•-..a ="' t^`'K._'e�,�^- L:_"�?t7.. a.•s..33'TC"�"'� L„-`rr� r-^
• ..-M- t_ -"a- =s _+7='-s ay:_. -"t_ _�`.t"_ � 'uu�.�..�-_'•_z:„ •'__*=_tea-_' -_�'rr-.ii,•t• sS'- '-F ._
�.._, r4r� .s=:�.:�.--. �`'r3�`.�'Sriur.+- �� d.�e>r�-c-x t-si��ur,[''a_>�� .• '� _ _� -
�-- ^ ,r.:' r••r eaz— :�.- ,--
}e.� es
"RIM
�L sal i z"E�eu t '�era C;Om
a 4�� �l�Ct �i.-"r4`'':'i "i•1..hs' t..ti`'-r•-'Fe.!_�lt;,tL`='t-;, ! { .'•"Z't.;; •�t'v`�.:S+, ^tom-w5e�iL.t,1;;� {�. _' -y_ -• `
' .i1j.'ra�F:±C- rpt'. 1?;-• iFCi?f-•. _(`.,- ;•'c'-r,��u'3�-:�.h ' "ti",•SrR v;:ct_,,a 1`ihlC•may_ •'+'C.. T";tw?"i. :1 r1t Wit, .,� `Y '�•--'��'` :1'r;.1.,�.
tit. ii`-„�-'•', E�•`r`„`”'^GtCey `�+�i`h.-•a:�.S�Jf'rl�•,'.-e: da �.. !'{a+•�C 'CL = T` �_l`""•�'}e "'7' "y
•'-+ l2'r".',-'7'F, '�'':�J�•S�r•^.�,7tTt U�'`'' '�`��y74",:L'F- 4��13Liti•-"t�`=•�`{�"r�•'i�`?��{...ti�,`t`��ta�''s�, 'ti�.�'.-,• .M't tt11°C'-'� �.. F�
•. .•tfia;,�*,,-1,J.t-ys';��i `.t;�'�''._t.?l 'r;`1+�'fy5.11" '�n��rf� t.n�"=�1 ♦I':r•�1 l��.- a•'.r,�',-,1�i#,..al.„L'� :,-'i=4••jY
t_,(!.r `•�..r"r , �"�,� `„ ]. `� yt„�,. •, ,� ,�•r._;t .:C>.'i�,,,},^S">��.rtM.. 'i �.•"ti-= R�.'r-,.�, .` �<'�r+'i �t+�h.....,••�',:i'.n�
••t•
p 4 .tut l+:t _r \ti.F' •w_c`'t h • n"=u nrEP-:0111
t•-T t'..,.• y •tw d
.7 •zr• 't r3 rlj' L-��.' r slr; �•f e' 1' ��'�I�•y!'C""S!•''F�f !' �ri[!i jt �..r-• �i{jFs' .;
CD
var+ 0 1�` a � (Ll ='o` m +y� i" 1; 1r` ls t 4 ti
�' I # r{d 3F? ✓c I t p_�A;,t. j ti t. S._ .`•�cii =
ra Eti - n =a+z -f» '� NE{ ,lL >� �j ld r `
ASF;"` T[ '� dGltl -•�'1.C'. t r'r�d�`�' ,t •
I .ru` zZ�
C.. .1 !, r- "t. ,il f,•11 L T/p, ", �!{F�e- :..IS.c71`i•g tL7 S'' '!n• ,t^L' '!' ri�^a�L LN!. al�t� i '•�. .Ar-
y { _
1 7 , iLiti� It�ut a•ep � �� �r lie r_z °[F s`' ist R4 K y wti ,
ONE
�,"L;c .t-, ' = sr'�. �.,�-•• , �{�'•.r ,•••.:'
• axa �J tf•
R.
i`415, �Lrsh' {' ti W�
.. Fr`Jtr1.4,r- L j� _5rr`L."'.jv,
.1.� t•'� �1.. , � !-: .,1'i..� .� x� +r f�ilfr;( ,,��,,.�� 'ix ;ris t �} SY2..r"'�,
' FJf: r rG # t• ��,�,�`,g't"� ,_�-'�3 ��3 �i✓u -*��`�.^` F',=1s+"- �'� i;.ryt" -'�''�•' .. .Ia! ;
E'iIl.l. ,'('v "s4�x.. 4F� ',tJ'`:r,'t-1•, ,
• a �•: 'J. I + ti -•,!c --r•y �.�,G_ � �7� _, •.t,C' �' ' '• :_ {{�'n, ;-. '-.t�` rl4r t
j .jr!•�u {,y:i=. ,n.:;,«`�"•• �_b� ..�2..�
=x 9,=• 5 i'"#, 4 - tf 1 �� +' - .. �1}L• cT
�Il =rw.:s,,,, a.w,!'t^"I � 1: i�a`2RN7 _• •s'. • �,, }••••C
It ,rwa r�9: '; r, r!: ;}{•',.I M "7�'. : tr t , ��''i�, '�t , Ilrj
SI"" t�` 1, �°F• ;Fa..n... FikI.a ,_ `S :S ',v- �•:-t`t� S ♦
�ti 411 ,�` � f '� 1 r� nl •,n! t"'1 '!�••L g.. �`'
1�1Ui 1ti 7j t. F¢ s r u V c,1,� !
ur, '.'J[^ru'- y-Ft ri n�yti,�:itildF Irv{ V!U{•i.C !-t' ',i �l'..,µ . ,.N�. t,^1 Si y.1 !•"�. t`..rt N �•47'.t _
]i ^5'd'(�rrt•r�f' 1„u !! -
! it 'F•"c i i ; rn' .*xs?ti nl ;,�'_ 'rG?,` SR'_ d!y;4ss y, y� �`?rt, t �r.•S {� =4 -�• 1 ..,.:'
a �wr 4'. _ _. r: a .... .t s"t= , tit F•�a^ �I :
�•I :h' _-sl f ,".-t{,•r, G" *'mt '��u, •' `.�4�,
S,t7sx1� �it I,
(r { ,.a tq a tt 17tis
r iye:� •ti,�'.J !1LV,"l• i'+L I{�1e't' *;f j'J., teM
I !x.•s'i=.j _ .a _ t'��- ,1 .t O ,{ z1.+.1M1'h a+l'"T••• t, h"t r .. R
T"4�t ({5t 1�. e61_s,z;m`6 iI ,F K s' Ts=F .h F i i l�' rs�r s'tL r1 �Vit, 1 s�ttir i
^ E1, `S„ =5r yirME,[
,-ti.;=4j�"�. i* -'„,r F�nl •J>a�T 1rS Z-,L .. -�,"t�tiy, •n 'i`L ! ,'�+.+.
`. r �r�.!'liu r-.•r t t�,J I O. G i f r_ks `• 'r- !" {t��, yy�r� { r.3G'e•'-• t\i' 4i t `.:•:.
it x tl'••,.,1,._ 1. ',ti$9!!!il.t !t,: f :�i_"i,•_:it',k 1�1 -t NIP..
Y '�.�}r�;,:-S t�'�•'�'�c;� � ` �r 1,- '�t.. , I
hu:t+E1 -
t `4 t• " >x r i-r f m - ' -;'!�._ ♦ �''t moi..�i'•r''' y ,
-� ' `��.. 1".lkc' t,�Y'#iFB��it,n"1.t�:.ri,q
2..�,•,r�r`}La.>< t'c�; ,, s TT�r - try
F, r 1�t•; t .�.:t� s. Fr.' r.:l.. : {,.a.•- I%rw #s,'• r rf1i+-�.��• sq,;rk•1St1 �; '• P .T A.
:+�=-•i:�t:1 t:r`•,•Zr:l=� �t :�},�- SSf,,,1�_1 � ��y�utu� � •ter : :';G �,F i��;�..F•.•;' r-ut�Fe�,�����4}�uFt?a�#`;�
- lL{F`ctr+1=�.•;yuj%�a"`y`• }A Pegg.i!.-"'•'" iz� 101
���s11tit-•aya{}r , C;''1i:,. ]''t'F 1�'��' t
(�F �,t ,`1 '' •,.!
:1 �1 1,I•'+._. , ;�.i!.S"-.I�; }#' �t� _•b t�K� rl. t 1i:.tN�Ul 7�I•.t Ir�{`5.� �t>�' .
' .1 C•!�•J''''`�7L�i5. 4 I.n.� _.l:f:."'_'r '�� T•�ew' Cf�".F ,'(C'•.._ ti515 ice'i a-t d_ t �"r•,�" a,:.�44 �`, w 1}�«
, i ?t _' ,tbrr r"_•'i Za• �F R �� �t � t•� ,�' * .I S �1 "t -p
&LA i:i sR, i k• ' 1' ..x w � '3� ='•'` ','��1�'° {" x r"'Y� tytis.
r 1 cF i fit. ;�-F r.• tr';.,,,� ig --wn- . X11,1
- :.;.:,..r�Srrd�,_�sr��I',:,t:��;.� �,�—,-a:;{L1:F '�4{;, i s .� ..Fjm, •F�1F'^t Y r• �,�'�' c:C. "'uc '�`�•.�: -.it_' .
'=:4'iF;'la'•:�`'3!:!1:FFFI p: �-,.. 4'-� =ilsa3�{�•^y"•L � ,7 '�'',.t• a•r.' .•r,_ , 1 'sr.. --r
i'if: .C, -1 ,•Ff"1Z'i ZF,,?s=! I u kt"s :fL ar 4�F,L'.E={�`e3 +'�.•:1!,t v �_
Fi: `�!`r " ;I! W_t tW 1 rt.' _• , r dlc ltr�'� s�
- -::iLn,, 1"VJ:�rlfe'jLui I'.iR - I{j -'•I'° i n:{i 3 �t.0 ��.• �1K { •..'.. n3 elY �1y
- v'S .�,.,i- '�! i t{: ''i [�iifl 1•_x1-'L�ri- ~r..S�� r �4�4iSi= .�+ - G 7 `lam't y
"I :J=llr'J' -' s� "' f�iF ,r i alb s.mL•
d•,�.ri. {,! n�!r,2' , x !,. 4 1; 3; ,.r�.tr- , "1,';�'��` tA... lani! cl;•'4�ta;- ` -,.t: `•`, Z R i •`�,. ty.,::
CC �t{f=lir lx{'i r t tl ; SYY
_ -.L�� i t^ii J• ,5••k r7 �+ _ }� I � }L 1,��f +�.•r�+S'
'`- ,. ri; ,U=".I 5'. jnL t.!'t., .:,'.._r.-••--,'- i_{!#3 �`":' '' f.'.'9 r •{'-' f�7R'" �w, El' �4�'•,�•t ,.
�1 �•_:_;{.,i, �;r��(i . :i-ta:!:t0-.!!=�'!� �tr;u=.s� #n:'r,, {��s�; t � f_I., a t�t;mS ! •q 3'•ti.» L, tits,•�.� =`' ,+�
.;r-"t r t�,;��'`'^�v i1:�3 '� •Y :ii:.;l��r�'jr ,�Sr��QRP#i ,ail; Fi'd��`.1�� 1�".�v,_t Via.. Fa -:.ti•t•�' �.;Iw.�,Y �`'.',��
.!�,: f.
"=GiR{ 4'� �• 17 . t r•• {, sa�,�.a° y
t' ��l 19 q._ .., �i {e_ � i i ;1`- _ S,c.,l. �..t•+'.�,��•4'��Gtr4..��--rG��:w r�
:+t '+'�3 `t}� ` a 1'iV 1{, iL ••�y tet .7j •s".. •R ' f rx r• i y t' tS'fi 1, i.:::
,I:_:° •�+ {;'!!C.
��,1} IN,i�5�a � �;Z}�r`�k���-L LL: �'il- !:t"_� ��.=t 1 ti,�{rl -..� - x�J so ' '�. t� � '•s.
r;!• �TH "41 r(]'1.�' s�• {i1!Lx-� ;;:.� Ji 'i `�'� .� 'r�-.�S+ C!� 90'I atA i rpt,�^{'t}� ��� �>�{�•
F it. ! , 1 II t.t: �r "� � '#4kL� }• ! �"r n,,�l!i�l 1'�;�V! 'i� �' LI iii•a � �# � _
' ' " �O° .�ar���' �+ 4�� �n a I�I!a I. �� �� � 111 �# I� E� �Ir .� �' � -s3-y �,,``,•!
�a� t v:
t-���"k � x
'+ � .-F, ,r. , G � Ql.r: r� tii•{ t V7 =' L 1
irl3` - �#Lr. try U•'4a .; , k, =s.M! E s r t st' rF , t p �" ..{
i �r , �Q{ H1H'•' s�dt�iFC] �!I,#� !{ # ra-a .! �tZt iF' :i �' rF� i 5 k a
�f i(!•{tl�i?i is n , '"3:'D;r ,=P=_#�•�f �! gap
�ami g{ ,os�'.�1�1 ah�i=: . � � _ _ ..! • t:' �;�. ,..
a } 3:�,,, rti F(pFJi; Li�M•LJt ax, �;�i .3 � utk
+1-ART
_!_
r
�
Pike-
.1
1C3 •,
, y:
{ �'� :. •:1 . FI. u�'{�t 1{r,g�°^,. :sc$ r �` t s u l {s �FF Ian i' ;$..• 1
�ERR-
TF
v�!i-`I
=y.c, s(4 t1 �f •d ! a+,;1�' 1;S !?Jc s4 t u r, - ►, ,c ". .3_u 1. • IC M,.
1'1 t•F.:r� r{trt: ,• e ''i`te' a.�-'iR !i.Z
.N::i. t t'i$Jr�IF k1� i i�". Q� 1'i�ti�QT•au'' �(!i° •�ia 39 F (!� •, tiN b' ii J� Kfi =s -., t . ,v
..silt r�•7 ,,...{. Lfl4 rL urs E 3
II �#tsl !Is
s' ��r• �.r � Vii`• •x r{;:.(r , {M �'f��FQ w:t 11.
l���•� ft', i � 1t�r �- �'� � "�; � �";!� Ol ! fit � tt "s mll#�� •iC , !n P
tr � ti'�i .:•.,•t,�•IPSQI.ti t>t �\ ii�` q�: i 0 4 yi#;"�' � �{�.�. ;;�.:,• �, ;�•: � �• tf �""� 1
'-�-{� y_"'1�4..It• �#_.�; l; ,t d. 0.. uyI I "r.`0�.�� 'r7�t aIn .F{ 5 i>�� , a�fi 'i �i �' � 3��"{ �Z LI�.J: _
,, � 1 �• a t � � By.6';1 r,i j,�� .#t 1'F. F Mira l [�s• !tl � �.A �� '
� -•� �'�1 "'iii{{{} r t r r n.,#•'�� x � � ,'-�. t, ,. �s-1 ;rra-=q. �F. -! �:�y �ts, i.
•� '.��� .i ri_ � ifnj• �`i}F �1 `'HI 't i , r'. f=� N"'iu.:.:::i
nT y r r' W,. {; a,•:e , f r:.::t.
.. •.'_1� ,;r�' ti sP-.•
s, hh n '. �} '`fx e ';u1i� `lu1i' '� T{t .. ,` .h { "h ;s 0,. - •: :i
_•nlr
__• ti -u r ".;,-,s ,vs'ry rs n ttr :!k 3 ,;i a .!i f:-sl 1, �'' Ja• " F
Oft
I rr,,l.lu7w`# �
�*I ,,��--�� 4.�; J•'!� 'r 1x1.at dd{3 ,u } Li1`1C ��= p=r •.1 {�.! _ _�
1 c,I��ti,':�.F d , s�:! �- •r,o ?�.'+. li^' {I i ._'. -� 1 n •: " �'�i:iF"nC' �' V
.,i�y � fl t4y,�' i�tm � t s�„�3�ts"rJ _;,�`; y '�yi�i Imo.. .,u$ �lrzli' �_�� •"ii � �.., _ ';T k t�tl C� t
n�•.;� � c, , 'n 1 Y ..4�;r.-:�t�, � �•c. G BL iFl '#a;g.�'��':�'�t�.a-� --,? •'
1��h� .? ,w' �• s�r .- ,sr t' r"t• �.•;';i::, �su,„., I`{sc r,"r,fji�.1 .F, - r � r ;s{ i �"��� LL'! t-aar:
i IE t ,f . 'i
t ` .a ,., I,._: ASFI,1, trTtr
x � i 2 :� u: r a - '� P~"'' u.i, t t p s i t,_. r^J �i• .
r- K `4`�� y�,�n'2G#'?! 1.t�.N.- m i1 :•t? i+i i? ` ,itt{..'t4, _{f:,•i�`�p '1 CF�'
3..►I SI t{ Nous; �a t f r t I: _- a. g �r t{
•v N�� TS �lyl{:i;�:!r•17 i r,rl q� y H -.G`t,," ..#2 �. F � +a t '• :If lY
� 4�f tlir,s-�=� r-r-mt s �� �i a it � •'i�.�`- �n � e.. •t
,.� 0,: x ! F s •,�_ t.r,s t,�� ..�.:15?��rf �►_��..i�,C,�31�iVai'i , �t. '{�
'' :-►� -II 1: Fi , •"�t.-`-Kt"�t�� I�t i1 � =.M1 r=-"d •CS . il .f C I: Niu # •%S$,F�f` s ,F p;a,, �'K c
�. Ir3 ` U.1O O O C1 W en
:r. _..:31 -1"�,.: .:t1.'.l '-"L,' i �' '-' i.,rc r�' 1'Y'_°� �'••••• tl - i , -:'
t- !a R�1
t�.�r �r_e' r�-�ar• w. ._ '.ra: n r;i al � � r � 'F 11�' � �yh s�.! -s! t1: �,a�C_ o i�-
1-t•a F Z' Irl -•.# U..
_ k s 't`t}fir, � } ; �•�'r�t�F� �a�='� a �•ti=.. �y,,�,� } • ,+_ tr ,,�s F•:. kt'i # — ;; �5 ,I y� �.u}.-;
�31 �" :� .- fc ��,s:. kj f'J`#7 s�t: r.'S.1' t+i� da' tF-'-1'{="Yet�rtr+t-. ')x x►,A� { ItL. 'C°�a "t •� -r+'`��IF=r:E "''j[
� —'t .`•�g.-#r�ht�;��-1�_M�� ,rin44,,I, Tai � jr� {t "" s'1'r�j �Sfit (�a i •=r 4� _ "1i '! a -g
y .Flat ,.. "{ 1 r f� r .tt G. cr L ti- lL G # �s .t e. 4 sl t F .{ o'I� 'E r,_ " y►� �. {.�
>�� �"� t�•��S"s.'�Ll{;»51=+���:.t at�{Ftr.t1� ,des m � mtl #�'�'F^,� '�+f•— W r tNiJ _ ,"�Ii
�d{,� i� ;1:,tat,``iS'��,�,�r°�!r��i;,\ .y�.+��:i�� �eZy� cc rj,e••t�•=rt �.��i•"�aLF IsTt� �' �••! s� '�ii�#r ��^ � ;:S' a' ,G �-�- �t, ��QjJj�� �,� .P
Wit{ , '1 t,�1.t'�"[-zKj; t fr2 F�•!'•'',�.•�f�.= C, �tti•7ti ��I.ht�im� 4'� t' .:_.i•'tw . '� { '�4
fSg•ILC , iL,#,y3!``�a:t>: cl C trt , T._ t Els. t f tx
Sj; �rlJ_N:•. .r S, tt i•'''1'h�'�jx r ;<! �� t!' l5
a►3- 1ssc. _
,3� i{ 12
�- '"( •_ -�' s�tr c testa. ,_.y. RO �.kPsifit` • [ 1{�' m "sF.T
F`-,•t I, � sTa .; _ �`� .� � �,• .�7; " s! s
:?{t"-s� �;4 r7� �« r��c O� t��j, ,..,•t7„ W f� �l�r O {�ti^' �n�- �.r 1.= t� Fz ;�,g„r' I(� V'i pp 1:„er
e .t _ S�izTi iZ
J
'$= e 7 � 3 ��w ts{ T �' � rYl 5�i e3`•� eJ} .r4','`� ,,.; t-r ri .a sw p" S{e i P'u="`a wit,
-1 •. `�.. . :.`it to �c• t
z-
( '✓t tem� �, _;�.�L c�.t^-W'•0 , t� '9'r'+>_.,p �• t• L ;,� m S ^•-•w1t: '� { , ,�F-•n•4..' '�,�
1`r•�tm
- m't � =�?,-. ::ir-- !� ',-�-•-.�•'4i 4= -ic-•x-..,t,,�y- `u+1 '•cylc-•� ^••r��w•L�y "V.�,•t_.�`,�j � t!;-'•� ., f +;iG-'nc. ��s �I
1t....` .tLl'�_,, ti
\4439ti,. �'• V'71i'i! l:� ,� ,'�'11'rtilr� .d?I t r• 3 4'=j rl!.^i,.i x, 'stk S a F u 4i-+. Tl
:ti'•ra `7�' `� `` :.• 'K ,ie,.a ! -`i.-pj: .C;.. '}l •.�' 1 [� il'.C.7;.... .,�;'}�a 1•'s. y5 ,:. rt a >:`.3. h, fa.
L 2•,,a��:. 1 45t-�, n. ri2N �I F} u-.41,SI,L•,:.Yr�. sh•,^.:+1�'ttjr, _� cYr-=c,,l..�`•;Ir.Y,i?rd�:.�.,�•,s: rte..,. �•-,u_y,t_'-� �a�i•- 'd'
® "4.{ k!�. , -f .i � ` St, �,•Ls-. t E {1v tt 7 •'i, � t...' _?.. ' ���+'t`t
� F �rCR:��n-�•ii?•C�: h�r,�t.'•!`1.i.• 3�J.�?�i�,�,'�rr'�i� ,Silt��ti�:Y�-�F�Ir�;4�K��.-s•#t:!��r,=F'oi+�.,,�F�M.� '7:f-�;"��;. Nrr''t��.+.'G�':}-^i M'�k!<��1:�� , 'y+L� .�.
I I .TJ:;MI-tii "•51�L..1. �,Stz,=yylP tii l,31;J i(;t�V.,1.5 i ;(•t,._-,.tom S; 7 r-•r. 11.1'.._�yr�n' N.,it,.i r. .'S-+`;�1,?C=��,�� '�*' `\:n•7.,�w1•�r�S4•s�.'rl.
..m-• ���`.�:lLt''t. �'M'-•',,''ti', y,T r...y �'t?r'�..ItG; i`''��:i. �..tl�...t4r.;1 1"�.� `';r,•y :'r't-�tF�y!�it,+,t�'+,y� s:1'�4,t:" �' �;��,• .�x,{l�rSti="7:�
�:: :l'I i 4 lir rr.� b:.„L•'i= I .Im r J i,.7ct- b=ru !ir.t' 'c.., i Iia:s„r,. ,:Zt;i-i i•.
(� .t rr} - t J -i•••�'"' r .c ',c_ A -'z. 3, , -r-1 �. �sa•-• r '"��' S'
si •L'..ras• G"r-•a
2 -'i L-s •'r--- `'r` '-s >!,.. .y _.. -z .1-' 'Y,,y'�'y�"_:z�-t'-c.. ._„mac^ f _...•.2'
'S '1, .•�.�, x:�.' yy;�s^�+..z.-..:. .,F 1,. -�?'.t � ,1c�-.t: `y ��7!e't�'•1ai7a ri�,:i �Zs;•.^.y� ,-c ''�
N -'� z'aL l.: , 'I ♦ t. �•t �'c~ c:?4'l ?i,1„1�s'_"' .rE�, l a•.z ,�t ,�•1;`•tir't - li Si: �♦'t"''-Jl` _ .
WO
ba�' �_a-*:t:'`wk. yl 'tu�7�' -���': =;5_ �,y. :Lktt3j-�- ti'��3-crs�.`Yy3-_�t,i�El.s._r-,!. f..+���'•.�,.-,• •(��-:t�•Yi1�3���i.�L .a'-r,�r_^ •, �y�'.
i L rc.-..:.�y 7�t:r1�•-:•a :,�``+�:� �,'_1' �15�`� 3 .� LK unc; !,'��tit ',a '� w, t:; ':L `5� •;?-r;_ -�J e n �` t
.ry l}lU •5,. ,}'St••�Ga'e=."•ill ry.••L'li '1t' •.�iri' R 2 s. � FL� 1 # 3 4:L _.!`:r,.� lr•'V••;y�. U•�•e.•„� ~w ,�L�1 •`.ti..r'1 ,�,s.� �.
' o ,u, ,t, fit- ,; �j nth '-.,. �::4�,^`�r. �r �]' "` L ,:�~t'• �:�ti�t �•a .! ti I '=�t;, ti � iii e. u ,r,•::'-r'.4 ,
71 x:s•E•.•„+�tE t ',tr ir�i��S t �}� 55�ar���a :,:i C�xlSjkiz y �n�` ?I:I4i•IaSt`rril_t<4x]=J' �cfi9?;yc�Y.d
i G %,•'yh5:l - u, .�, 4 Alit r-c'a�w^Gn.r r'tw1' s1 �.,1+:�- i fr;y.. •. a�RL'�• ',, L•, �:F�-i�� •..�7iii,Yti'�i ti• .�C s c:{, t_
f.+�.°("'. ,;`rac
+� y.i1t - . :� E• L F E c 4t1 r*�F� �Ss`>ca ►,�E- �r ,y7_
L, aS S` L' �.•Ft } a -,�5r �... ','»errf`_=''--- L.e'''+� ,t`��ulytea+. `s=Lo•:.�;+F ; �, y.
?tu= `:"'�Fr= Ew•a -1•Sriti ;{ �y5
i ,. O C.- Es_•,t J._._..: : sL• s F' \ s:,l li t
tT' E�'�.�:71: _'t++3 ���: _ Egg
,a;1'L�t_ ln"•-�:��t',y:ke 1 L ♦ �+:'j(-,F�•f�v. Lai
•� «s� tr :•',,. rp _ I V ~Yl:_: [ .N r '. ::nz Cs, ^a *jkri •._. tiS 't,=•'- Qty V"'� :a'`L .;t't� ''
t:: a._.. ,. 7 [ Z tl u. •i' :..J.._; c 5_ {}ps'J6-1�_ rsl ,., ':
'ii .1 tf, `� W ��s z!• la• c:. e..•. L�,,. ,�nrr�i`y\x il• y. 1(y., ! _e WORK”,
{ « .� •h,Vi�ihL.
i .5i
1 NNN
4 »
t1 ' --t.�. 5 rt•.F c,4 ' w s1'-i. 0 •, ty�{'•c' St
r Erci'. i i 3 a:.— �._L y4n�!-t •1n . \=-•r �Y.: �`.
L ++ - -.�t,; `7'} "•••,••!«r 'At�-+a•r�`•. rtz.: �t,�ab w •(` LI:��r••_"4L..+'!'
'� X �;:.•.: �a. }:« '\.C'si,•roS::" ,v1:r�. t •r,.,N�ris. t••�4`d♦:l%if'•ti
,nt 0::: I ,t ,.._ t'ii t r_ ;4, m - !i -fr.vYt r T r •�rt�. L � r�
'fti'.SSS c�[ ^, 1;r [.7 ♦t t... =-.�1,�, .Csc�t+.,. •'••�'tA. ;{'g. L'4, -
x Y'�!! k +qi�+!' '14. r"=J•3r = tpz1 .� .? If r51�,-1•=.* .,u�„u }7`n i` ri"i3'�`tr:r
a L'! '•:"_: �Tr [[,.,.irc rFsr: L *ala L ,t5'1+,"F�\ s-L za --+.1 k7 4 h ��' ,to ..
(t-^�_[. d'_'In. ."'.,m'.Lai ° •a _ ii:.;i-��3 •-c >.n :^'a i %!{,y_y�•. :« �.'�4.71Fr_iy 3•- I i .t� j�
rye.::.�..: J •C,: ::?i_J a ,rz •t ii,''',-F,•a L i+�3t -Lt'uiLshii4ty}141n;1T',.�t ,r,l•�: -;',t„{ t§��1'}..s11u,.� �,•
, - . t �C,F,T c,;: � E t 5 t $moi t
Lsia a :r.7 il= r�iv, du int } eta "NO-9-02-t" trJV�� }L''71 X11 c+�}I �L' it:
- "�`•,dr-.., '}!.a t;.;,r,_ � c�=�;t-��.._Y, 's�,:a� •Sys: r�'_ --- GT ' �t- f:ttl,S?�`ttr-� St��F. '..,,;'1S'yi•^� �n:;. .:
�,.P°�t�Oo r.: , ,t Fn [` uz» ,1°t it_ '! 1.`�.
•I L r =-'{ !�, is= t F+ie.fSs:r IrF 1 S 4 +1- l3V
W1, c s 4i,Y.�t r1 T' �?ti `o � c e C L �.�..`tee tt
+'iF•`"',t. 1 S t.t lj. 1,-
W� I r .y �fi ... • y�• ! F r,� ' . c4tr t !;• _ '; t •t,;{ �,-.�♦• ;�L:cl$_' ' 1� N
- t�^�r t V 4 j=.. r c r E J ti ! r .�r•1:_��'«sY. i7,^ .4 s .',iiY�,•. .�M NOT t}.=.i• ,3a r-, c, le u`t
.!. sllnl•j:Frill i- i. LS•. I :. ,., (S'=1' ',s •J} E•�•i'1� + JI`• 1 il�`4.NAY, �i..S L\ y's.._Lcr CA••.{, �
Ip -1Fn 9:::t �:�-..r � , ->,.:,• t 11 v•ti+ )A -;,•
l 7 E;-."+• I5rr, ,:ti t1.. �It �I:--..� 4 �r {!'� !
!_ F ,' .! �iEi• �E�{ *it o:E�x LLk i�i. '°i yP!s• �m: .t yt , __ Y 's' t •• `.,1iy. !i, ,Z-� :•�
r•4'�� L 1' � !. .y._.S,L}- fn r'"� t :�r � •�y J .t.s'.l,7•-.i7r•,'��,e1't.s.•`u�+ �Jl( ;4"1•• •s'-'��•1�'r��' Fh[2l
IE ti ..,,.�.].�`..`Lcr �}.'n• _ N• I ','t•-'=»-••'i'•(ci :s s�i O': vtYa .tL�•'', st«':1,�„`�ti- f,
A -' n -'-..s�.y F• .Lii - .;i� •�K �, _,}1tC �A1�._r)~l.- •.L 'ri'ti,,t�eSli�,\�S fi._• i _ :11.1:11��s�'�
,.. '-:Slitfr,\ i,•». i' y ,r_'.�._'- .1;•!Ij! au!II_ GF r' ya,i{;??'u .B002-go. l?r�tE'>F`" t �; -p'I-' ♦S`t-'It;
r•.•._ -c*:Tom. La
I r`^� `.0 F k :•:i a ,.r rI; "?; rt r+! u•M;r. a l,u tY �yas
aF' u `4, n j FI;"'. t'•�s:' ':[i?i: :ilri:.: iti. .,•;.'�1 { It;t::°�',' t.•'�Y .Ra: :�• s 7
t }
� ..�. 'JE•E;� t. :"l- �I fw _ _ , f •': �lti S. `t'w Cj '•Gr
;f•'•,r• •:" „P -J._.i r: j' `Ld ;{I t.. 3 .a i •:i i:, ...,E s;?s•'•q,�.tr�jj--e, .r .'4e1•-u;r..! 1,-v. tt:JV k
uC a+l.iZ!? .�.,� �!`�. ?":Iss _, 1 i-1 sr� i:t x amu ._ Vi » ..s�t4ll, , •4iF� Li.. i i�$•.•�ec,tr
,.,?..: p Ile,.' yuni,�a e{�E.• L•la F[•{:J:, , + 1 s uF•! • :t� l,, `3 t etc �:,:
»I r iit S! wit;�'"'•:{!Z!,:�C'.E�L^. i�,' r�'1,a1� S•`'c� a.t
Mon
:. .:...'s. :`•Y: Ls+\ M1A..:x.;c'':rJ N.t ��tt ts-i�- •- .c .�_l•;E Y L\-F
.•_.-t r!~ ' Li?_:a Liiii. •-,f !�:! ,:�.: in .».•i
'^ I J:..Iti•pr t�..... '.,Y,}.:t T -..:: ..,:r:�: r Y .I - .CV FF :Y��
.i?r I I. '1'•-.it��;::F} r';�. T 4'I[:'(F^ •. ! a C�,1�§•;. li � '• _.zrr'r.. �.•�•+� ,�" _y�r•,l'rs�,',s 1-'.�Q,,4�.,:.. �:iriz t.
''L?•L l,- tff; _ I [[��zl,t;((}r„1,Li .illtdl y!�! �.i x,icy.-m'a'n`}Yii�a u •",`e L� "=t r� ::_
f�:i. .qi:'•i t .� Z •_ Ls":k i+ E r ., ."�., ��•
,u�?•rI',(:.. y. '4ki x_f! i'FiJ a r ' rlFi
rT i•1� �<Et+ E tjr: trsr e i7 t eta
„ti 'ta... a_t- n�rr.a 1> f r:6., r Es
s r la L 15!I •,+, Il ills�L r,,77:::C-, ,: s �., ki� '•tib r•
. :NM � y,t� 'E�.r1,.a`s:{t§L`t� t c''�F t•, ���'..
-::V fiFF-�:'!'�.C.1°!•'i_�}'a l:�{+ r—::?:' nE s,v;.s.tr� -_n .:n"z'p #::.�"t_ e..psF _ .ej'K':'t?,� '1•.y�J 51.�•U� ,l ems.+ ..
%,� IBJ.,Z,{��.[,,3 �k S L' dti iZ,�. Z r.� st .,. �, -°r:r��« C i. l:i S%�sE�, �1�n,•�`J j7�.:,.•`�';..:�:,.c�'��
,s
` On
L Sr�i..it�=i,g�'` t _>•1t:i� _ [ --. ;:� �}-•;i....!� ��rt1!-vR�:�} �+5 , L''-Lt;~�Fts4•:hLi'..-�''.rt' •• ;g` 'gilt �'�
a hYa
t3i '_i - C if Li.,r •. �� �'+� '=r Hal ::p,•,a Lai `j y>w�F`s• ?fes „, +?4' , '� i't v iii t ' _
I' :.�.•--'1 ! ti.-, :,..>•�! ,w•es Jt,Y r.,t,t �.':,.'>,t•1,;' r �,r!'kr,
,.. ,, _ kd'i�',['• •it Ir,}�c�, i.7♦ �l.F lc .�.,? , �
;:{ L:l �..♦ �. s�j+ : [ Fe 1 !S t}J t^ n\:4: -,L i5 y ti J , ,site'
r.y - I��. i N I !' ESI [51h4j1 .ij:,�� x4 i ..jc tea=" .
_, r �•, n fs§•• t m{ i'E� ,i;�i1. Sn ! -fit �r_fi:r •' ryl `J
}' QF[ , r� � I b lk• I t4-Iz �•• �( ,-• "HAN
I;�A CIF. :"i ,t •r s :::::..i :!,Flt IjL'iEr i.. [ a. �r3�,,`:i� :.' 6�:z L�"s_r+tt��,•a.�:,J?'`�•`:;L`�Rt.irlll_�xir'`'
Irk
;'�,..::.j.I,}:_;'ti:''If.l;..�:1:.:�t4.IJi�.t;.r[•rZ�reJ''-,t«.r�.'1.+1.{iE[[l,!r�.iAAFL-,Ii!y0 jr•j[..F'�i+!!Jiti.'4�°t�iR1Irs.tt�]uSrny:,7ir.�1Ifr•.`?!r1:;tiy,!,'�i�et<'.• ,„�T,���,h���,nQF.J.a..�(.r.tj':4,•:"�J.ri(�-_'1:!•in7,�,+.F.j.!l�!.nir7:'•.',,._ae5S�i'iL7.++U.('J�t,i)iFiS..nwr}r�l'1'bx•tC''9s..
-=g
9-- ":if, rk- 4 LmoGi'ii. :�xiipCF;§r1a•,'�'li t.i1 ,1yL,If„n y-F.•I_'”,:y gga,.,_OL�rVwj=.♦�•'!�.
: '!�Fi(:t,pu-!,r#C.,i•{„a'�rRt4i's',,•11•♦e'1 ti fiL}:Y.ti:�.•ttF!!]as�1 I+�1"•;JI+`'n'�SI`lli.•i'.:t�ij-II!t!�fi�t!LF1S:t ii!,,iti.t.•e,:a.t.�s'l�✓%;Ii[Srr, l(N�•»ar=_r iE:it1I,i>'_S:#i3`•-,+,!Ida,s_G.'a«n ii 14�-i'1�i:a'Iv�i7IIrcEr.',�h:.t u.�a'L!•!nJ.:.!"{:!l;rlrs-jut ut
u,-.J:
� A sIh1 LLUhl!E J h.%::h i�-Ti+CZ r.1;,Yt�it!„••:nr,�1`•V•i-J,-�r1
1_L3FM_i,,a►.•,k!t
t;.
iilt�r H4. f 1�9:ra u�y�rt�e R-if d». n•°rfJl�n r. F(� .�F .IU4 Nt.,Ij; II .•Ti,` i� �ii' ii''I' i=i,� �������
I !, , _ �;,ry it ' i y .•{s3; `F. J i!� }.I.•• �il'. ..�!. ie: s tYi {.. .
.,u ,I,{al 3 a,•: I yLU
. Yi ,,t�, 1�It�r• +Li �t F i1 E I,J,i E ttt , i,I F I: r� .
i 'r �;b'L.� I t~ i' .F�;t'-' Lr -n: !!tOt I r ly . _ + �!�i F 'f�,'' ='!�I, t I , i r,){ �'•,j;:t ,t�
.SG fi� ~''�:� II•,"}a„.k.-? � �. � " ��_' Ii' ! �!�1 �I� i,� , �'I - iJ � -��t 1
[ , !: I G i F{ •.L1:,i.: , 'IFI �� ,I ,� �},. „ i ! a. f:-t,�at-:.:::.
-- - '��.�`L-:s=r+••it`z• tI`J. i-?E d u `. '- I• �`' q u '� `. 1:;. I
�l�q ,7 � F: O.: rE�F f�i, Ei, r. ;r-!E',,, 1"•
f !' .rp` Ing. g'" `F'i•!4i[,. -'�: Ii in .F�i!il Ti 1'i:,-J. 'i? •«) ^4�,'' Ls ' ,:3.���s,c t'-"' Fil. 7
, W �. 1:11 3 ii:!ll F `. Ili: j•i I •Ir.' S .rl 'c 15 •: g X lFs y s Ea N ».:i::
,'xrt�:. ,i>•F.,}�,. WQr-fd--i�.r'.o'•w4 ,�' :�+!'n � r--IL
t;'r� �•
:u7!I� J� :Cr,: •��. . • .1 ;�1��.Zri�y� ,+!��.,,. ,, ��.": •_,I M �.,:� ',,Ii,; .,:�` �m
:: �.: t l i! ; E
r asE ��q�:•a �•atiJ�:�'° '. : § �! F:s.�v �)F j � , ri"'.-•. � .fii , �,� ..._ ,� .- 1 :
mGf
a-ti-i1 ':! ,.a Fi�.•I .y �], .�,•• x ,::f;.t [ifjl,r�Lt'L[;, c 1_s:r E, ;�"..jfri,x� i+;'• §is•S.` 1 i?r -, -'••-'w- -t Ft;,i' i �i�iS ,n
,:'_�:9 •�Vit; a ��,t:.,rti... ri,i ii-ri�p{�'rIft 4 �X2;:�F:T.,..x !H�`,F:,ir.;:�drI�.;'il��,,l I:�r. ��lf�qttj- w J �Z`.F�•3 jtl',.!{[i.!.:isl'.G.tiiiii�,li''l FN;'jI1F'iri! •tl �„i"�2F'l'.i.F�in,.i:, :+;I-'.01 rjR�!i'1•I i.
! iY••- =J_s OIE M
s , •' ! titEp
s 4� �v
'•r- I „ tt' tI�-..r, !�? .;, r" t�,t; ,O,s,i* ..,, �§:ut C' r, n• f`, :; Jai"i6 �,} , F� S
ir�e i't�a: r-at : Iq 11J ,-y'0; F:• ti 'S p.a• .y �!!; �( ::� ,,iII '•�li 'i li.,r ,jiir .,.I I -+ ' �Pt' -n,�r
FFt ...t• iAsr,{ , u C i .�]�: ,k't::F . flll::c+ _i '` I %t( §•Je t J! r .�i• _ }'!
r# '4ttil >Lr j�:El; »,t I �. �Z. t
r3�i: r 4 ,r•� f+ NEl t.' d fp'i 1 {
:fi;,�i•. iF >Fyia..JB.:: ,.� '1. �F'-- .�-;;•',i! _".:-}t �! S+�i 'I1 �� :,:�yij jWIJ iit�; LLi�
r.M,,'-1 ,� ' ,!I �.1 y)ryi•• ,i'.abr c r 1 1. �,n nt! 2:i''i -Lr'fj•'.uZl F o' .7i'"i,i• I-. iti N i' •!3 li c '-fi• qy,t11i,)! ♦ ,�" tJ \..-..i::
a {•.1 r�E�
a, ttt �' ,+•l ?�' i' c + !Irk”' L
Ji' -, .Fs�t° i�' 4't✓.«.. it t,[+.,.
;��I!� 3., .I �•r,��iF.,- is � i•, ;.� � y' .�l,�(�1! s;�I� L1• Vi'� { �(�
!_ ,:..,:.r,., a,k,F.,( p I S.� [• §p �i� i�- ?�' ,1�_ ,..;r :t'.a c`r ai~ w :! L 4tJ.r_ w
L y.t �I r, -+ EI�I A•.: .:e- t; ,+, _ . I.+ >,�E ,.tJ. 1• Y`� !: _�„k; r t Vit-: tF:.;:
R:=Sr a•_ �+ I ti.» § �'NIk•• .I'z �' j�I � E I;1: ra ••-,}F�I• � � x
lie;'�i,,�:I;: .q).n!4;7 tAR�ii f.:.t!iia; I.nli..,.• .r r :i .. S 7I({{j is r F !IL r a f i�i� 1 i CJI:- iiQa.
iiiiY: -,� ♦ , .,ii ?p,, -,.•. !F! .1 i ,I� '{' =!:: :* •J ^irI ,~ri'' :if I• th 19,
t
Eit, 1.N� �, .fi•?yh``ty -;li: I�„=I{�t'�I -r, ••!,:a}F a a�•r't: :;; •i; :F I ,". � •.'! f�r � •.:
I. ,- +„- ,z_:nil '!,5 t;t,sl• L 11,µ , IL L••. T:r •eW li!fi, I:. �� I [2 .fit F -•-I s.• . -
{^� ' 'N'' i> li ark rr{� i'ii ; - ? p• i} _ !!r it _�'
�t��., t(�'l,�I ;� t t= Ii-•• Ott 0 rl..',. 1:J,� fit, •�- '��E �#-. ::=�r t" �
P Jt ![rki �' � r..:� i'!'r !�`'i'I= L �ItS, tf}'++ t•eipl.is s:y�I. C• 1'11:: 1'`I elri i�l 'I'n. ..� .� �.,.'. iIi :#, �;_�i Q c ..{ t ,,F
I='Ls 6-L:iiJ ,t•iv'FI.',' ,'.t'�'��+.l:F:i.; is 6,.t h,u'I. 1•aFi. gra_ItC'z"az
aI F{.t SFr r,Ew,_. !Fall
(
.l-,t[i t L it Er:,i3 r•.. .,...,., _ el
C,t6;;- tui:r.Ii.'�`:•.l C''.'.II ' : is~5'._' J!”`=� Nity • +. ::��J:; e:�S •,� •'•P. G� -' ~"r;r.l : 341= c. iI,>:
n;__,giL•,!!, t,-4!• F �« ear�ri�,, .,�� - 1 e3!'in j'..,. u;a ,. �.::::.::2;11 l.IC>, a;y , ,:-�!- J [ pj+� * ; M li'" rit �!.. !tl ; ra- :.�r•,F_ :ir,, _:f!, ,;!:—iL..•��,,.
i�� .:F :)lrsy§•'a,,.� -::u=,�lF�, Ri..hS�I :A:J•tf,- ' ( _ _ � ��!, t t ' u :,s 'r = - toy-• �, Lj]'':ii:_r:
=iR <K Ir t, ij • -v��t-i1a(, �t'.".1 l.J. .. �. El y� ..�ntt ,� r
�i a :;��i 1'��0,2}':1'..sri:,_ •:;-?d:R,I'fiLn�: 'iti_i�)4,�jI�{ i�� .r_,--'?"• aaf} .i}.+i, k ;�� �� •i•{-��s;>x _ •;t� , is" ,.�, t,•,-'�•'• :o
n y , x.!y,I:: it t•• .!, iac a r,::b t H O val : .
t.I 41 c
1 rr F J .R "'iai r K �. ..
'•y''::� a �'" �tJi,��'t!? �u>yr.�:;'l;i,,; «Nr n"s'i11`''its J:,:+yy' v•�: i ter::,� -; � i�,._ -t!n �i„s :; �I sCk��} Nr irt-!t
y; �,� -I5».:•r. S,1-.a� [. .u'F.tk yi p=rJi� � Mi�•7t ^' cid c•1 •'_tE [�� �•' Q SQ,
by�z••51.•I�rY,� ° `; ;�•r,: C!u LLb ems_'' r: - i -., , F.� arnt ;,1 '7 3°.r ; te.-� I.s,
.c 1L �- r+ 'r €•;IG. r� i ti,n ?; iF. ' •!. , I � � � �
. G Y � r F t� € $:t Z I``»�e-i �{ 1, ..'-ice Irt•,11�_ t y r t,{4,. 3 q!•4t tt
z•4'.;1� `-?l�r,��~`, zyt[;IAF L-l!1'�,{•, 'I'``""nJ� �: y;_L� �'j�r'[fir rr.�F�„l'.�r'+��,sl:>f�••:, �1 ,_ ,�"-F�•�r � . J �
I•+•, � t ¢.ut+-s,,«.;.'tj� rl.t !IL , .CI s,I,u{ -,•.-�:,� ��!�= y ,I i;:-k- �-". 1.5 t ifa !'- ?g ' t
:{ a +.;.e• ;. 1t .n r 1 r I' y i cI t~'' L !R ! .yy I!• yy7
I-•�-! +. ',i�lt�„C.c !fiI ,€ � �'e1 �l�i}.�. `ti, � it iF• 'r 1'� fA� .�.s:�' � � ii.rt?` !1?,;,� � �� mi�����t � '�'•'1 �' �-:1 �,: - E1� !;f_ �R: i• +c, �;;�:.t k:;; :i;1!: I:y.r�It }�
�'` fit"' -c -� �'�;.• F i f (N,:, z
�^
fi4•; L`et �•-'tit' ♦r --ice+ Z.Y,�7E lL r risT y,. -s._ �' 1,•: 21: - 'it=. 1i aJ ( 5 F y:
$;,;i y in
i_:1', tQ!a 'iP-' :, r.• l4- -! i _ BJP Cn
It:he.. -� ,'•,t:.,a�G=l�v:.;a �- r ,:n[,'lbs.»:. 7s�' , C, i•d- - :l'�2�,.,��'
1'S!- _. q r' L,rt- I!, t( ,,Y�'.�Lcn rt .•1 k. `S., 3: •^-r ,:c 'L _c -'F 1e -9'i:- 1��i>' r��1
'is.. •-1 1 i,,.. CG':.i i,l�r` 'r''1 E^"§.; N.'VQ«rte V t i�r r ,• r c dr.+us'+':
Za
r! lL PIaa�a =.. �:F+i---r:- F C• O _ 0 � ��§q,t i� r.�y
'�':.� �'� .•� tt -���•; � `r-ger._ v= �-� i C� � � - — �" =� -
,.-F-� - _? � (,' '_i I t.'t•.,CJI; Sril; 1 r'r_i� �:-= _-: �•-. I' r, s H', s_..! �_
-'a, l� •'{FFlppE�'��77° 'CC _C-�P, ".{'E t t
�� �a 1 � 1'i..__J:•:?--; - r,i ,,j r.L _�:.• w a} �( � F !r�;-4 "' ed.'
�s+F,,��-_� '� y.FC'goP�tL • «;-��;�:� �� r�;aw;�'_"4 i. t'-N,...._-'.E' ���. '�•c�r��%*i�- ':��-�1� �.�._�`�' �- "••' _ ItE�''T_�,-_-- 'F����'!.
}�cl�i ..�J `�ti�n� - �+.C- � ��'.:�ty�-2�}'""T-'.+.'..EES- S �i?�ts�,°a':1.=-=i,1e.'3~.r s,'\ 1tiJ[^.-F•fi,•1,>'^: _ _ T.� .-F �.?rih•'t,4.«r=' �.r�jE.t�,�'�'4'�^}'�'•t.
'��iL -t�� �2 �:\•-- i.'lt;. t43'V T�jt�:l':•..' i''3�{.��+: !�'�. L..•`�»_ 1Y{.L y�x*i:,•�`..'r ,4'p�o-:�'' ."".1�� ♦�rc i' ��tt�,�:t�•u.?. �,'•''}� :.
i' ! GLrt'' li:J�, r- R.:«� �;t1��: e3 �` �y� t l}4' �t-tii y 5_ -•.�iy� •. a112 r ,}� 'y N
r;N,� 7 ``r l u�LL -t^ �.•xr•t'.l IV�•i�--:".u• 't•n�r.t��,,."�'l�''+�,5{�`-,�-.t�?tlt�r�"'•' -�li:il`i,, .'35�i"�'Ii3��-r•. ti;+�;�r+.,'Jtir,'+ ;p`
tii� �i,I t. •t• •3♦•C `i i�Y1'S N:�c-��'♦'��c[ r�� 5,:-T!:. 4 �.�•v 1 y „��•, �..r t �t',r1!'�'• ♦' ' 1q., t •�. :E J�� v- ,t. 'w#'
DO 1 r=?J .Lye t li 1,mak «� et' j:%• t '1l� '}a`,��i r`� F (.�, i;,`«" �1. 47re � �y,F�" tS.�.�lt i,� t;�•�;t� ,`ti'FL-•Ii
t, �},,IN, \ :r t utrf't ,�I r ,•'Z'} 1'., r 't*'..,♦. � L S i t Imo, ♦ lY L s'•;,•t• �.:�
�.,{. ;:t;. 1 «r i.. :1�,r�'!c•'� - F?�:.r..•�i�{a tS ct �,�,.1 >� Yt:i-•4 htµ•G'o-s��,.:?,:t 3if..i ar-.•J C t'tcl-`-rj� �iFt .ar-�.1;CI. ,._
q :n ..-�, ,iit'I ti, L ll.-'• tt {t �?1 5�L`.}. ,�l 1't'1 �� �t«F5 i.y t d 4i �t• yW.^�1'•��,i � t ti1 l�i�'� ',t:..t.- �...:���r��0.•.
`•i r:i.Iz?t'!::�`l:,?•=Y•�iii":-t t•,:^.^.-�_-JA'4�`: !t �,iCr�'}:.C�1',Ya a'T,.rKh i,.{�L._.!ca'L ll.�{_•.{s:�'.r..�ic..�l!�wlc�.� F _s.. N7F�"a,1'•t,^. �2.wi:!'.-.T.:i��Ems:ri'i.}�.t.^.:'E D;.i_S
STATE OF CALIFORNIA—BUSINESS TRANSPORTATION AND HOUSING AGENCY ARNOLD S HWAMENEGGER ovemor
DEPARTMENT OF TRANSPORTATION
1352 WEST OLIVE AVENUE s
P.O.BOX 12616
FRESNO,CA 93778-2616
PHONE (559)445-6666 n Flex your power!
FAX (559)488-4088 —Ll
Be energy e
TTY (559)488-4066 efficient!
SEP 09 2005
September 7, 2005 Planning Division
Development Department
C!T Y OF FRESNO 213 1-IGR/CEQA
6-FRE-99-26.2+/-
R-05-40 & T-5479
LAFFERTY HOMES TIS
Ms. Sandra Brock
City of Fresno Development Department
2600 Fresno Street
Fresno, CA 93721
Dear Ms. Brock:
We have reviewed the Traffic Impact Study(TIS) for the 124-lot single-family residential
subdivision located on the eastern side of Cornelia Avenue between Shields and Dakota
Avenues. Caltrans has the following comments:
Caltrans concurs with the trip distribution/trip generation from the project's TIS.
Table 2 (Page 3) of the TIS indicates that 51 trips from this site would impact the State Route
(SR) 99 interchanges at Ashlan and Shields Avenues during the evening peak travel period.
Using the cost-per-trip for improvements that was previously calculated for other developments,
we calculate the following fair share:
Ashlan Interchange
Eastbound through on Ashlan
7 trips * $1,354/trip= $9,478
Therefore, this development's proportional fair share to mitigate for cumulatively significant
impacts to the SR 99 interchange at Ashlan Avenue is $9,478.
When combined with other development in the area, this project's impacts to the transportation/
circulation system and to air quality will be cumulatively significant. Cumulative impacts to
these resources were not fully addressed in the General Plan Update Master EIR, but postponed
to future studies. The City should consider amechanism for evaluating and mitigating for these
impacts.
The City should consider a transit alternative for this project. There is sufficient development in
this area of Fresno to support transit, and early planning.could make such an alternative feasible.
Caltrans recommends that this project be routed to Fresno Area Express (FAX) staff for their
"Caltrans improves mobility across California"
Ms. Sandra Brock
September 7, 2005
Page 2
review and comment. Please see Attachment Number 1 for other recommended transportation
alternatives.
If you have any questions,please call me at (559)445-6666.
Sincerely,
MOSES STITES
Office of Transportation Planning
District 6
Enclosure
C: Mr. John Rowland, P.E. Peters Engineering Group
Ms. Barbara Goodwin, Council of Fresno County Governments
"Caltrans improves mobility across California"
ATTACHMENT NUMBER 1
CALTRANS RECOMMENDATIONS FOR TRANSPORTATION ALTERNATIVES:
Ongoing development throughout the City of Fresno, including this project,will make
traffic operations significantly worse by adding considerably to delay and congestion.
Transit alternatives can help reduce congestion and delay and reduce overall degradation
of air quality and gridlocked intersections. The City of Fresno should focus on ways to
eliminate trips in addition to enhancing capacity. Transportation alternatives the City
should consider include standard highway solutions along with the following:
1. Park and ride facilities on site or within the proximity of this project.
2. A study of the general accommodation and provision of mass transit in this area to
provide insight on ways of increasing transit usage.
3. Exploring the potential of commuter shuttles. The shuttle could be financed through
an assessment district and provide a way for individuals to utilize a park-and-ride
facility or commercial area parking lot and be shuttled to various commercial/office
centers within the area. Commuters who need to go further could use City of Fresno
transit if the City planned for convenient connections. This may help to reduce the
Single Occupancy Vehicle (SOV) demand seeking to use the State Highway System.
4. Providing for continuity of non-motorized transportation.
5. Exploring the potential for employer-sponsored carpools/vanpools or monthly transit
passes for employees as well as including as a condition of project approval a covered
transit stop as mitigation for project-related impacts to the transportation/circulation
system.
6. Exploring the potential for linking the purchase of a monthly transit pass with new
residential development as partial mitigation for congestion and air quality impacts,
and to ensure the long term viability of public transportation.
City of
DEPARTMENT OF PUBLIC UTILITIES
Date: September 13, 2005
To: SANDRA BROCK, Planner III
Planning and Development Department, Advance Planning
From: DOUG HECKER, Supervising Engineering Technician Q\
Public Utilities Department, Planning and Engineering Division
Subject: SANITARY SEWER AND WATER REQUIREMENTS FOR VESTING TENTATIVE
TRACT 5479/UGM and R-05-40
General
T-5479/UGM and R-05-40 propose a 124-lot single-family residential subdivision, rezoning from the
AL-20 (county)to R-1/UGM zone district on 25.6 acres located on the east side of North Cornelia
Avenue between West Shields and West Dakota Avenues.
Environmental Recommendations
A NEGATIVE DECLARATION MAY BE ISSUED: The project may have adverse impacts but
impacts can be mitigated without further study or are not serious enough to warrant an Environment
Impact Report.
Sanitary Sewer Requirements
The nearest sanitary sewer mains to serve the proposed project are a 45-inch main located in North
Cornelia Avenue and a 15-inch main in West Shields Avenue. Sanitary sewer facilities will be
available to provide service to the site subject to the following requirements:
1. Construct an 8-inch sanitary sewer main in North Milburn Avenue from West Shields Avenue
north across the project frontage.
2. Sanitary sewer mains shall be extended within the proposed tract to provide sewer service to
each lot created.
3. Separate sewer house branches shall be provided for each lot created.
4. Public sewer facilities shall be constructed in accordance with the Department of Public Works
standards, specifications, and policies.
5. Abandon all existing on-site private sanitary sewer systems.
6. Engineered improvement plans prepared by a Registered Civil Engineer shall be submitted for
Department of Public Utilities review and approvals for proposed additions to the City Sewer
System.
Sanitary Sewer UGM
This project is located in the following Urban Growth Management Service Areas:
1. Sewer Oversize Reimbursement S.A.: #22
Sanitary Sewer Fees
The following Sewer Connection Charges are due and shall be paid for the Project:
1. Sewer Lateral Charge
2. Oversize Sewer Charge
3. Trunk Sewer Charge: Cornelia
4. Wastewater Facilities Charge (Residential Only)
Water Requirements
Refer to the attached City of Fresno Water Division memo, dated September 12, 2005, for water
requirements for Tentative Tract 5479.
City of
WATER DW.SrON
Date: September 12, 2005
To: DOUG HECKER, Supervising Engineering Technician
Department of Public Utilities, Administration
Through: NEIL MONTGOMERY, Chief Engineering Technician 10ft—
Department of Public Utilities, Water Division
From: MICHAEL CARBAJAL, Senior Engineering Technician
Department of Public Utilities, Water Division
Subject: WATER REQUIREMENTS FOR TENTATIVE TRACT NO. 5479/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 North Cornelia Avenue from West Garland Avenue south to West Cornell
Avenue.
2. Separate water services with meter boxes shall be provided to each lot created.
3. Two independent sources of water, meeting Federal and State Drinking Water Act
Standards, are required to serve the tract including any subsequent phases thereof. The
two-source requirement may be accomplished through a combination of water main
extensions, construction of supply wells, or other acceptable sources of water supply
approved by the Water Systems Manager.
4. All public water facilities shall be constructed in accordance with Public Works
Department standards, specifications, and policies.
5. Seal and abandon existing on-site well(s) in compliance with the State of California Well
Standards, Bulletin 74-90 or current revisions issued by California Department of Water
Resources and City of Fresno standards.
TAPROMMEMCondifions of ApprovaN5479 091205.doc
OFFICES OF
&74V7 A`j oI►. TI��
\ _ S 1
PHONE(559)233-7161
FAX(559)233-8227
2907 SOUTH MAPLE AVENUE
FRESNO,CALIFORNIA 93725:2218
U
Your Most Valuable Resource-Water u>
;� ,��EDD September 9, 2005 v '(�
SEP 13 2005
Planning Division
Ms. Sandra Brock DeelOPment DePartment
City of Fresno
�,I Ty OF FnESNC
Development Department
Planning Division
2600 Fresno Street, Room 3043
Fresno, CA 93721-3604
RE: VTTM No. 5479, R-05-40
Dear Ms. Brock:
FID's comments and requests are as follows:
1. FID does not own, operate or maintain any facilities located on the applicants property.
2. FID expects no adverse impacts from the approval of the subject proposal.
Thank you for submitting this for our review. Please feel free to contact me with any questions
or concerns at 233-7161 extension 317 or bjohnsona.fresnoirrigation.com.
Sincerely,
Bret Johnson
Engineering Technician I
Agencies\City\TM5479 R-05-40
BOARD OF President JACOB ANDRESEN, Vice-President JEFFERY G. BOSWELL
DIRECTORS JEFF NEELY,EDDIE NIEDERFRANK,STEVEN G BALLS, General Manager GARY SERRATO
File No. 210.45
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
PUBLIC AGENCY DEVELOPER Eq
Mr. Gil Haro, Planning Manager LAFFERTY GDCI FRESNO, LP
Planning & Development Department 13180 CROW CANYON PLACE, SUITE 255
City of Fresno SAN RAMON, CA 94583
2600 Fresno Street -
Fresno, CA 93721
MAP NO. 5479 PRELIMINARY FEE(S) (See below)
DRAINAGE AREA(S) " AK - DRAINAGE AREA " AK " $102,921.00
DATE wL0 6;2DRAINAGE AREA - " -
TOTAL FEE $102,921.00
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 mph
approval of the final map for the fee. y
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.
5474 - 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 2 of 4
e) When the actual costs incurred in constructing Master Plan facilities exceeds the
drainage fee obligation, reimbursement will be made for the excess costs from
future fees collected by the District from other development.
Approval of this development shall be conditioned upon compliance with these District
Requirements.
1. a. Drainage from the site shall be directed to
X b. Grading and drainage patterns shall be as identified on Exhibit No. 1
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.
Temporary service is available through
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.
5479 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 3 of 4
6. The Federal Clean Water Act and the State General'Permits for Storm Water Discharges
Associated with Construction and Industrial Activities (State General Permits) require developers
of construction projects disturbing one or more acres, and discharges associated with industrial
activity not otherwise exempt from National Pollutant Discharge Elimination System (NPDES)
permitting, to implement controls to reduce pollutants, prohibit the discharge of waters other than
storm water to the municipal storm drain system, and meet water quality standards. These
requirements apply both to pollutants generated during construction, and to those which may be
generated by operations at the development after construction.
a
Mi
.
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
in permit compliance, and complete an annual certification of compliance. 0
b. State General Permit for Storm Water Discharges Associated with Industrial Activities, y
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.
5479 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.
S. The District reserves the right to modify, reduce or add to these requirements, or revise fees, as
necessary to accommodate changes made in the proposed development by the developer or
requirements made by other agencies.
9. X See Exhibit No. 2 for additional comments, recommendations and requirements.
Gerald E. Lake n, Proj ct ngineer: Mitzi M. Molina
District Engineer
C: INGELS-BRAUN & ASSOCIATES
875 W. ASHLAN AVE., SUITE 102
CLOVIS, CA 9-3612
5479 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
60" I 60" _ �Q _ _ 60" ...__
DAKOTA AVE. NOTE:
I I I THIS DRAWING IS SCHEMATIC,
I I I \ DISTANCES ARE APPROXIMATE.
I L_J I II I
i--------� I I I
UjI I I
>I I I
------J QI I I
QI
I I I
WI I I
I I I
I I I
I �
I '
I '
>
i Q
I �
I i
I
----_-_ --_-_
Z
I
———————
————
36 I _._... .36" 36" 24"
LEGEND
Master Plan Facilities To Be Constructed By Developer-
Pipeline(size Shown)&Inlet.
C3—— Existing Master Plan Facilities
�-- Future Master Plan Facilities
Direction Of Drainage
—————— Inlet Boundary SCALE 111=300'
TRACT 5479
EXHIBIT N0. 1 DRAINAGE AREA:"AK"
•
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
DRAWN BY: MN DATE IV1305
KN 0WWWW&E-WIBITITRACT"7B.dq - REVISED 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 District recognizes that the developer's proposed street patterns for Tract 5479 are not consistent
with the alignment of the Master Plan facilities, as identified on Exhibit No. 1. The storm drain
facilities may be slightly realigned to be compatible with the proposed street layout for Tract 5479.
However,drainage fee credit will only be granted for the Master Plan storm drain facilities identified
on Exhibit No. 1. The developer 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.
Due to the lack of a street between Milburn Avenue and Cornelia Avenue the developer,will need to
provide a street or drainage channel to allow for storm water runoff from the tract to surface drain
"F" Street to Cornelia Avenue during storm events that exceed the design capacity of the drainage
system.
Development No. Tract 5479
eno\permits\exhibit2\tract\5479(mm)
PLAN VIEW OF TYPICAL TEMPORARY PONDING BASIN
5' MIN. - 6' FENCE PER
8' FOR 1/2 D.DWG. P-45
ACRE OR EXCEPT MOW STRIP
LARGER LOW FLOW AREA* TO BE ELIMINATED
BASINS
TYPE "E" OUTLET
OR AS APPROVED
BY THE ENGINEER
2'
L. MIN. 10' DOUBLE GATE, NO
CENTER POSTSJ.
`�-'G1ASS._I!1-RF:= IPE OR`APPRDVE�•EQUAL
-CURB
\ GUTTERS
F.N.F.C.D. TYPE 'D' INLET
P.L. P.L.
HIGH WATER 6"
1 ELEVATION I i
2 I i�_•
�_V. _ 1 _ 5' MIN.
1-III-I 11-1 1 1=1 I I' 8' OR 1 f2 ACRE OR
LARGER BASINS
SECTION
NOTES: DESIGN MINIMUMS
1. OVERFLOW MUST BE TO THE STREET.
2. DESIGN WATER SURFACE ELEVATION SHALL BE TWO FEET BELOW THE LOWEST INLET FLOW
LINE OR POND PERIPHERAL ELEVATION, WHICHEVER IS LOWER.
3. REQUIRED CAPACITY: V=CIA WHERE V=REQUIRED BASIN CAPACITY IN CUBIC FEET, C=RUNOFF
COEFFICIENT, I-RAINFALL FROM A DESIGN STORM (0.35 FEET), AND A-TRIBUTARY AREA IN
SQUARE FEET.
4. PROVIDE COMPOSITE "C" CALCULATIONS.
5. THE ENGINEER MAY REQUIRE AN 8' WIDE VEHICLE RAMP WITH A MAX, SLOPE OF 15% IN 1/2
ACRE OR LARGER BASINS.
6. TEMPORARY PONDING BASINS SHALL BE FENCED WITHIN 7 DAYS TIME AFTER THEY BECOME
OPERATIONAL OR WHEN REQUIRED BY THE ENGINEER.
7. THE CITY ENGINEER MAY CONSIDER OTHER BASIN DESIGN ALTERNATIVES, AS A SUBSTITUTE
FOR PROVIDING THE 2 FOOT FREESDARD, WHEN THE BASIN SIZE IMPACTS PROJECT
FEASIBILITY.
8. LOCKS FOR THE GATE TO BE #5 MASTER LOCKS, NO. 1C45. 3203 OR 0855.
• SIZE AND DEPTH OF LOW FLOW AREA TO BE DETERMINED BY THE ENGINEER.
REF. & REV. CITY OF FRESNO
TEMPORARY PONDING BASIN DEC., 2004
P - 62
36" a
Li
U
"- O H
JV 0l7
ZOit U<
c �a 00
d z ►-a%
W m U W
O Z Li W
O 0 Z H
W \N F C 00N H�
MY(n •� •...N Q=
c ®5 H3
W ~
Z 0 (n O FW-
�a o
°° a W M 0
WU Li
�CL,
Z 9 W o
=1m a'l�
Li6' CHAIN
LINK FENCE
LlO
N V) w }} �-
Z Z 00 2 00
W La
Z
0 a. Lj
0:6 Q W
I\ r 3
►- 3
=Ih Wm ZU
O OZOd
W
C9 Zoawv G' o v_
p) �W(Nh N •F t I rn
E_0Oucr w�0 C7 N p
fQ7O
N O X!a C7� \ ~ Qa
d < O .� IX Z
• nm O Ey O
Z N 0O ice' O7 U]
N RESIDENCE SIDEa
00 PROPERTY LINE p w
�,--. CO U
U �-
O
IVA-
0 o V
® O w 0
Z • .
Li o H� '
Ox I ■
N
r
7Y .fir
Ida U
N
-� -TYPICAL-
•�'��-•-��� Mow Strip
VARIES
72" TO 96" 36"
CORNER POST
3" O.D.
CHAIN LINK FENCE AUG.&2002 CITY OF FRESNO
CONSTRUCTION DETAILS T - 45
GUIDELINES FOR PONDING BASIN / POND CONSTRUCTION
AND MANAGEMENT TO CONTROL MOSQUITO BREEDING
Immature mosquitoes develop in shallow water habitats. Fresno has enough year-round
urban runoff from sprinklers, car washing, and pool drainage to keep water in drainage
basins even in the summer--when mosquitoes breed the fastest. The design and
management of ponding basins and ponds is of critical importance for mosquito control.
Following are some new guidelines for these facilities:
*1. Ponding basins and ponds with fluctuating water levels should have a "low flow" area, a
deeper area or sump where drainage will accumulate, instead of a uniform flat bottom. This
allows for water to accumulate to a greater depth, and helps "mosquito fish" survive. The low
flow area should be located at the pond inlet and should be at least four feet deeper than the
rest of the basin floor. The rest of the basin should be graded so that drainage is directed into
this low flow area.
*2. Side slopes of ponds and ponding basins should be as steep as is compatible with
safety and grading considerations. They should have a slope ratio of 1:2 (vertical:horizontal).
3. Decorative ponds and artificial wetlands should be constructed so that water depths are
maintained in excess of four feet, to preclude invasive emergent vegetation such as cattails.
*4. Ponds and ponding basins should be constructed to provide for free, unobstructed access
around their entire perimeter by vehicle and/or by foot, to allow for maintenance and
mosquito abatement activities.
*5. All ponding basins should be enclosed in chain-link fencing at least six feet tall (to City of
Fresno Public Works Standards), with double gates to provide an unobstructed total opening
at least ten feet wide (no center post between the gates). Gates should be secured with a
standard padlock to allow for access by maintenance workers and mosquito and vector
control personnel: a No. 5 MasterLockTm with key numbers 1 C95, 3203 or 0855.
6. Ponds and ponding basins should be constructed to allow easy de-watering when needed.
7. Ponding basin and pond edges should be maintained free of excess vegetation and trash that
would harbor insects and support mosquito breeding when it falls or blows into the water.
8. Ponding basins and ponds should be managed to control algae and emergent vegetation
(plants that emerge from shallow water), to remove harborage for mosquito breeding and to
allow"mosquito fish" and other mosquito predators better access to their prey.
9. Ponding basins and ponds should maintain water quality that supports the survival of
"mosquito fish" (Gambusia affinis, available from local mosquito and vector control agencies).
Use caution when selecting herbicides and pesticides for use in or near ponding basins and
ponds, because many pesticides are toxic to fish.
* The asterisked guidelines modify the current City of Fresno Public Works Standard No. P-62 for
Temporary Ponding Basins.
10/29/04
National Center for Environmental Health
^' Division of Emergency and Environmental Health Services
"Stormwater Management and Vector Breeding Habitats"
The Public Health Problem
• Stormwater management regulations and practices developed by environmental management agencies
address the environmental problem of sediments and other pollutants entering surface waters but do
not address public health issues,such as preventing habitat production for disease-carrying mosquitoes
and other vectors.
• Certain stormwater management structures designed to reduce sediment and other pollutant loads in
runoff(e.g., dry detention basins, retention ponds, media filtration devices,below-ground devices)
frequently hold standing water for more than 3 days, creating potential mosquito breeding habitats.
This in tum leads to the potential for mosquito-borne diseases such as West Nile virus and St. Louis
encephalitis.
• Even those stormwater facilities that are properly designed and constructed to minimize mosquito
breeding habitat may collect standing water if they are not maintained properly, thus creating the
potential for mosquito breeding.
Methods to Address this Public Health Issue
A more integrated, systems-based approach is needed when developing and implementing solutions to
environmental problems such as stormwater-runoff management. Local vector-control agencies (where
they exist) or environmental health programs should be consulted during preconstruction design review to
ensure that vector breeding habitat is minimized. These agencies and programs should also be consulted
when developing maintenance schedules for stormwater management structures.
Taking the following actions can help to ensure that mosquito-management programs incorporate a
systems-based approach:
• Properly design and construct stormwater control structures (especially regarding slopes,pipe inverts,
and volumes) to minimize the inadvertent creation of standing water. Water should be held less than 72
hours whenever possible (shorter than minimum mosquito-breeding time).
• Minimize mosquito breeding for longer term or permanent stormwater storage (>4-days) by
introducing mosquito fish, by larvaciding, and by developing vegetation management plans. Include
design depths greater than 4 feet to limit emergent vegetation that can enhance mosquito breeding
habitat(e.g., cattails).
• Nlake resources available and allocate specific responsibility for ongoing operation and maintenance of
stormwater facilities, including monitoring and treatment if necessary. Clean accumulated sediments
and clear brush and other debris to minimize standing water build-up
------------------------------------------------------------
The Centers for Disease Control and Prevention (COC)protects people's health and screty by preventing and controlling
diseases and Injuries:enhances health decisions by providing credible information on critical health issues:and promotes
healthy living through strong partnerships with local, national,and international organizatlons.
Mosquito Control District
Boundary Map
(For the Fresno - Clovis Area)
Map Prepared September 2004
LEGEND N a S 3 m
LL 4' �j � $ s ti 3 � c p
Fresno Mosquito &Vector Control District a z �` E Copper
Y N 12 intematlonal
F7 Consolidated Mosquito Abatement District a m Behymer
W E
penin
z 3 a a hepherd
R m3 Teague
p 3 / k- rata
t ,OaQ
a
HornHerndon
J�nM
CONSOLIDATED MOSQUITO ABATEMENT DISTRICT
2525 Floral Avenue ■ PO Box 278
s_ ullard ' p, Selma,CA 93662
Ph(559)888-2619 or 896-1085 Fax(559)896-6425
V Be
iA YDS law
9 d Y r fa
301149 burg-
d^!y1?' c
Marr r shlanA- JagL
to
-
Shtef
e�
trKorr 1
t. m x
3 < s st
McKl b�l "t torr �a MclCrnley
CvrJv, ,e„
+ , e
2!N
�-rttis..�r�aTd,Ga c';,,ia�6„�'S_-•�. i `tti°� �1°��; ,, ra+" 7�., r3 .`s _ a � gF
1$., ,til ' f �� : ?! vl'7 3` t'°• /lr'�^
ttaf
or
°Call} s } F M California
4r ruL .,t a r ..4 = t7 1 r,1 r tir .r ,',
y
sMnadab Ann K&We
r•c sy FRESNO MOSQUITO 3 VECTOR CONTROL DISTRICT
No 2338 East McKinley Avenue
Fresno,CA 93703
4tMtlem,,"; Ph(559)268�i565 Fax(559)268-8918
'`Txs ,t "i
2 �d y oda�r�a�t x�Sf wy1 haa� y°z .�,w-A+: r ,{�dy�a Mala
'aI*'t fin` 'a 4� -^' ", .'^�� 9a
Amerim y vs
e American lcan
T: eAmericacan o
zg
�Jeffersar� Y x O N? s+. Am e a 41. °L m`s�5 n t m 2 G
ry r 4 a n �z�;. Cl LL 7 F a
4. "�!� KC9ft,�, .u-A �' &��s � �` '�a -'r c�. r'Sgn 'tea t^ �rt '�'ry •�'w�,t ..
tv tryY ^f � ar�'t' z 4. 'P�y�YeTaw; k{,s� r
';y`��i+ ^Ka tr-'� �. ''-"�.�*-'1�..� `r- �. '1i+�'� n -•n4�e^'zk�*`+.ef�'''C.,a.§d
South
CITY OF FRESNO ENVIRONMENTAL-ASSESS
FINDING OF CONFORMITY/MEIR NO. 101 FIVED
Pursuant to Section 21157.1 of the California Public Resources Code 2005 Fa d IGECEIOEM&F-(LING:
(California Environmental Quality Act)the project described below is
determined to be within the scope of the Master Environmental Impact CITY CLERK. FRESNO CF.
Report(MEIR) No. 10130 prepared for the 2025 Fresno General Plan.
Initial study is on file in the Planning and Development Department,
City Hall, 2600 Fresno Street, Fresno, California 93721 (559) 621-8277
Applicants: Initial Study Prepared By:
Lafferty Homes, Inc. (subdivider) rte-rn
fTl
5000 Executive Parkway, Suite 500 C:)
n
San Ramon, CA 94583
Sandra Brock, Planner -" '�
Robert& Margaret Dominguez (owners) November 10, 2005 N 3 p
511 Burl Ave. tv
Clovis, CA 93611 0
0
n �-
T
Harry& Dorothy Paul (owners)
3125 N. Milburn Ave.
Fresno, CA 93722
Environmental Assessment Number: Project Location (including Assessor's Parcel Numbers):
On the east side of North Cornelia Avenue, between
West Shields and West Dakota Avenues
R-05-40/T-5469 APNs 311-390-30, -31,and -34; and 311-091-08 and -09
Project Description:
Rezone Application No. R-04-59 proposes to change the zoning on this 25.35-acre property from AL-20
(Limited Agricultural District, Twenty Acre Minimum Parcel Size, Fresno County zoning) to R-1/UGM (Single
Family Residential DistrictlUrban Growth Management Area), consistent with the medium and medium-low
density residential use designations pertaining to the subject property applied through the 2025 Fresno
General Plan and the West Area Community Plan.
Vesting Tentative Tract Map Application No. T-5479/UGM proposes to subdivide the subject property into
124 single family residential parcels and one outlot to preserve existing access to County lots to the north,,
with concomitant grading and installation of related urban service infrastructure.
Zoning to the R-1/UGM district and development of the proposed subdivision on this property requires
annexation to the City of Fresno and detachment from the Kings River Conservation District and the North
Central Fire Protection District, actions that are under the jurisdiction of the Fresno County Local Agency
Formation Commission.
Conformance to Master Environmental Impact Report(MEIR NO. 10130):
The Planning and Development Department staff has prepared an initial study and environmental checklist
and evaluated the requested vesting tentative tract map in accordance with the land use and environmental
policies and provisions of the 2025 Fresno General Plan and the related Master Environmental Impact
Report (MEIR) No. 10130. The subject property is proposed to be rezoned for single-family development
and developed with housing at an intensity and scale that is permitted by the planned land uses of the site.
The 2025 Fresno General Plan and the West Area Community Plan designate this property for medium
density(allowing a range of 4.99 to 10.37 dwelling units per acre) and medium-low density (allowing a range
of 2.19 to 4.98 units per acre) residential uses. The proposed rezone and vesting tentative tract map will not
facilitate an additional intensification of uses beyond that which would be allowed by the above-noted
Finding of Conformity with MEIR No. 10130 Prepared for the 2025 Fresno General Plan
EA No. R-05-040/T-5479
November 10, 2005
Page 2
planned land use designations. After dedication of right-of-way for major streets, the remaining net
25.07± acres will be subdivided for residential use at a density of 4.94 dwelling units per acre. Per Fresno
Municipal Code Section 12-403-B-2.b(1), this density is consistent with the site's assigned medium and
medium-low density land use designations.
With imposition of tract map conditions regarding infrastructure construction, it is not expected that
development of the property will adversely impact existing city service systems or the traffic circulation
system that serves the subject site. These findings have been verified by the Public Works and Public
Utilities Departments. All applicable mitigation measures of MEIR No. 10130 have been applied to the
project necessary to ensure that the project will not cause significant adverse cumulative impacts, growth
inducing impacts, and irreversible significant effects beyond those identified by MEIR No. 10130 as provided
by CEQA Section 15178(a).
Per Section 21157.1 of the California Public Resources Code (California Environmental Quality Act), it may
be determined that a subsequent project falls within the scope of a MEIR, provided that the project does not
cause significant impacts on the environment that were not previously examined by the MEIR. Relative to
this specific project proposal, the environmental impacts noted in the MEIR, per the 2025 Fresno General
Plan land use designations, include impacts associated with the medium density residential use designation
specified for the subject property. The project does not change the land use approved for the subject
property, and will not generate additional significant effects not previously identified by the MEIR and no
new additional mitigation measures are required. Therefore, the project proposal is within the scope of the
MEIR as defined by Section 15177 of the CEQA Guidelines.
Moreover, as lead agency for this project, the Planning and Development Department, per Section 15177(d)
of the CEQA Guidelines, has determined that all feasible mitigation measures from MEIR No. 10130 shall
apply to the project proposal as noted in the attached mitigation monitoring checklist. Public notice is
being provided regarding staffs finding in a manner prescribed by this section of the Guidelines and by
Section 21092 of the California Public Resources Code (CEQA provisions).
Darrell Unruh Date
Planning Manager, City of Fresno
Attachments: Environmental Impact Checklist for Environmental Assessment No. R-05-040/T-5479
Mitigation Monitoring Checklist(MEIR No. 10130)for Environmental Assessment No. R-05-040/T-5479
ENVIRONMENTAL ASSESSMENT CHECKLIST EA No. R-05-040/T-5479
Potential Environmental Effects
1.0 TOPOGRAPHIC SOIL GEOLOGIC 12.0 HAZARDS
1 1.1 Geologic hazards, unstable soil conditions 1 12.1 is o explosion or release of hazardous
1.2 Adverse Change in topography or ground surface relief substances
1.3 Destruction of unique geologic or physical features 1 12.2 Site subject to flooding
1.4 Increased water erosion _T_ 12.3 Adverse change in course of flow of flood
waters
2.0 AIR QUALITY 1 12.4 Potential hazards from aircraft
1 2.1enera es substantial indirect source pollution accidents
7- 2.2 Direct on-site pollution generation 1 12.5 Potential hazards from landfill and/or toxic
T_ 2.3 Generation of objectionable odors waste sites
7- 2.4 Generation of dust except during construction
T_ 2.5 Adverse local climatic changes 13.0 AESTHETICS
1 13.1 Obstructs pu lic/scenic vista or view
3.0 WATER _T_ 13.2 Creates aesthetically offensive conditions
1 3.1 nsT ufficient groundwater for long-term project use _T_ 13.3 Removes street trees or other valuable
3.2 Uses large quantities of ground water vegetation
f- 3.3 Wasteful use of water 1 13.4 Architecturally incompatible with
3.4 Pollution of surface water or groundwater supplies surrounding area
f- 3.5 Reduces groundwater recharge
14.0 CULTURAL/PALEONTOLOGICAL
4.0 PLANT LIFE 1 14.1 Removal of historic building, or disruption
1 4.1a uses numbers of any rare/unique/endangered of archaeological site
species 1 14.2 Construction or use activity incompatible
1 4.2 Reduction in acreage of agricultural crop with adjacent historic site
T 4.3 Premature or unnecessary conversion of prime
agricultural land 15.0 ENERGY
1 15.1 ses su stantial amounts of fuel or energy
5.0 ANIMAL LIFE _T_ 15.2 Substantial increase in demand upon
1 5.1 a uces numbers of any rare/unique/endangered existing sources of energy
species 1 15.3 Wasteful use of energy
1 5.2 Deterioration/displacement of valuable habitat
1 6.0 HUMAN HEALTH/SAFETY--Potential for causing
injury 1 nesses
7.0 NOISE Explanation of Ratings
1 7.1nc� reases existing noise levels
7 7.2 Increases exposure to high noise levels "0" Insufficient Information
8.0 LIGHT AND GLARE Insufficient information is available for this
1 8.1 Production o g are,which will adversely affect category andpro ect to determine the potential
residential areas environmental ef�ects which may result from
1 8.2 Exposure of residences to high levels of glare the proposed project.
9.0 LAND USE "1" No Significant Environmental Effect
1 9.1 Fna 61e with adopted plans and policies9.2 erates growth rate In this category, the proposed project will not
9.3 es unplanned growth have an adverse environmental effect, or any
9.4 es adverse change in existing or planned area such effect is not substantially unusual or of
characteristics undesirable magnitude. This rating is also
10.0 TRANSPORTATION AND CIRCULATION utilized in cases where the category is not
1 10.1 Generation of vehicle traffic sufficient to cause capacity applicable to the project under consideration.
deficiencies on existing street system "
1 10.2 Cumulative increase in traffic on a major street for which 2 Moderate Environmental Effect
capacity deficiencies are projected
1 10.3 Specific traffic hazard to motorists, bicyclists, or In this category, the proposed project could
pedestrians have an adverse environmental effect which is
1 10.4 Routes non-residential traffic through residential area of sufficient magnitude to be of some concern.
7 10.5 Insufficient or poorly located parking However, this effect is not substantial enough
_7 10.6 Substantial increase in rail and/or air traffic in itself to require preparation of an Environ-
mental Impact Reportand is mitigable through
11.0 URBAN SERVICES project changes and conditions.
1 11.1 Availability of fire protection
7 11.2 Lack of emergency vehicle access 113" Significantly Adverse Environmental Effect
_T_ 11.3 Adequacy of design for crime prevention
7 11.4 Overcrowdingof school facilities The environmental effect identified in this
T 11.5 Availability owater mains of adequate size category substantiates in itself, or contributes
T 11.6 Availability of sewer line and treatment capacity toward, a finding that the proposed project has
T 11.7 Availability of storm water drainage facilities (on or off- a potentially significant adverse effect on the
site) environment sufficient to require the
1 11.8 Availability of adequate park and recreation areas preparation of an Environmental Impact Report.
11.9 Unusually high solid waste generation
LL X X
0
O W
N
O
d o�
O
Ea.
� V v
O m
m � m
Z � V
d U a
Q X ¢
co O
az
II
W } ww
0)w n 0) a)w n
V m N c c o c c o c c
Z Q 0 C 'C N C 'C N C .0 a)
cn 0 cn 0 cn 0
c E c E c E
J W ie -= co 0 ie. m o -e._ m 0
M C. LL ooa > p -Ca > ° vrn >
� a.Ca� ACL- � a.co
p O W cn cpm rn c0 _; cn cam .:
r' (> > � ccoccova mT �va � � 2va
O
aa oo a= tea oo aa o0
Z
o c o c o c
W H ia E S E E
ZZ > m > 2 > -T
�Z W W Q Q 2
asci C asci C Q. C
� -� �o � W co ° o cam0 tomo
CD J o = m ocn" ocn v
Oa o a = 9 _ _� _ _�
UJ aw o ° c a oc a c c a cOo
v - - - a � co a � 0 a � o c
:?°
F- W O w o °
() Z c z ovw m e o cnv Ov O N � o c 0W CD wV
Q >LCL 0 w cn= Q cc cc w a wt N C 'n O) CD c
20 mW co 'a >,a- 3 � v �c y c v �' c a�i � co o rn
Z viva o = � wccooc = C � w � a>i = Cw 0 .- a.
a �<
w
QW cco� > 0 M3w � � � Owm20 � Uo � a0)icc cN
f omca ° io LO 4) ion �_p0) mIE v=imy3 ° oc
ZLL vMa d wwNLO > � w � c� coo wmI cc0 (owui m0
W N � L N O a) y � '� O a)J -0 Cin Dfw
� N ao a� U mw c 3 y 'n � � c CL CL
aaw o E d ° m � �
ao c CDS- = c 0)c E
Z O MN aD p w � M � - W - E oA w p 6 cmc = 0)c I I
ON cn O c � � o ° O � Naa� (D2CM �.Svy0 U0
_�
m 0 0 o � c � ccn � c coo � C ' > v :° y >.
C) w oco ` '3o pN �y7pU oioca� � c 'ccom
> ch O m as p c m =D ad c O c = as c w co 3
�� > c @� rnt- cc0 (D0 c 2 E 3 E 3 c % �m av 0 0w
O ° N j W a7 p U) a) N E J a) C > �') Z M N p v . C "
(D w MO-w•mC r- Oallow mOcc aU' c'-0oc-c°
— w N a p a) O m ,co a a) C a (D (o .�> .p. a
Q W C a) Q L w 'U w -2 (D C L_ +L+ (D L_ r fn a.� .-�. a) a)
w W Z c av @ vOi E my o v C a�
o (g� o 3 �N O c o E � �w � _ > � � w m co N me
` �+� a� Z �acici cw c .Oc. avi (D a d) -r- Q mm �0
NU o a O N ycv y m y c�'3 cn aM -ow (D
N Q C N C `° U> C N `—° C C C m N a)C t o •°
Uv C O c alf- c4 o o L c4 aL c0 9 $ $ w tm
(D - -t CM .0 Lo a
0)� m OwQOma� oY . w � a� wot c� U- 'Tc� o
C = N a) C j '-' M a) c 3 �p a) C a — c N C
O •ca'a� E N V MM o (D
pNy o0E � cocic v
a; �'
C UJ N 0 w N p C C = w N N Q N m w N fo O w \ N
1{i O aS C l0 w N C a a L w p C t w y L j m �'L p wN
C? E N O) >._ (D Q'c .. . �— a N O v w a1 U e- co
0:1 0c ° 0) °' t°r E a0 CL CL C ?D (,w .0 CD c � a' d) w ° a' at
io aai� c Q�n � y m�CO (D _ Qin o oin nyOcn aEi �C)
Z '�J1 L Q O M = C 3 C .0J .N. 7 o C •OJO — 0 y UO I ml
'E N E i C C. C p. H C Nw N NHN a >'L p Q
W a' a 'o p QEq 4Ei (D aEQ E a' 30 CL o c Ev > 0
.� z a' 0 C c > N O c c g 'n —, o C c ° C 4: g °
N ; O M p cn v c ; O M cn o N > ° p L a) 9 (at N
p J cn a C to a) f�-o C cn �p ? fo '�
O c�v 0 o m Ecco m 0 0 cn o E 5 0 o C > oy cYo co
d 3 0 (D w m > € o ac m w € m aD aC (D
p a vo (Dv ° vowcn.Cm 'vOE cn ay
o �' c`t a� o (D �i c`t c cn ri c'C 0) y c " aD
acv O CD a� cnE � mccoa� co � oa� a� tco (a
ww O z m $ acn .0 _ ._ m c� aowv E m v acn I- : = w w
U.
N
O
O W X
N
O
r E
O
Ea
m V (D
O �
m
Z m X _ coo
U
:+ C) a
D Q X X X XQ
M O
az
I I
W w I
C V_-� 0cC -Em oz
"S.
C O
0-
z m •C m O C cm m c (CD
.2
0 C E E ccEW y 0a y O oy 0
-6jo0 a o o
� d � ° o
0orn> 0r0)> X0c0 > 05
m m mW
U c cam " U c camU c c0 "' 'U c c0 "
(> > > 21 � aai � c`oco � m 0 � T � m m � � r- m
af- a mo af- a coo (L a. mo af- a coo
Z
W o o"
W F- m
2 ZZ > ? > > o2 rn
vZ W W `o = Q 2 -S a C
F- Q 22 am c 0. c ac m 0
� J ?� W Cc (L) cocmo ma Oc
Oa J oyco o Em o0 °
C.) cm ` m
oma 02 = 'a oo
W
n` Tm Gomm daE c
V Z 0 - y o !' O - N U CO m M 0 C L 'O m y C U m 0) N y U
Q W � r c y m.15; 2 -1 2m. - .M c ami � M-= ma j Tc m
O c0 Co m m m O ` w t0 y > N m ° N f0 'm0 L .y d `
° 6 . o �. 0 0�L c c w m w y m a Q
JZ ! E m °' m 'm Lrw c m w °'F m - a3 co ° c m
U) y 7 C C 0 7 E c °� D y m -= y m f0 >+ C L
H W y > y m y a > ° = m O` L -0 > M `� m 75 f0 L L O y
Z � °' .o o m m m m - m m c a ° y m m $ c >,� (D 3 M o
U. vi y _ m >+f0 � m a L U M w a
W O vL m m y m = m y yew mom E - >° - � m °'�
ZO ~ 'cc m` - ° cc Zvi E (OD rmr Lo .mam
ON � o 0 o acirnm.°_ 8 � oLOm yea ycmvi ° I I
` (D• 0) C U f0 >+ O'O m - E O y y y C .0 -0 N c U D
C m a L >+C L 7 f0 c0 > > 3 c E U o) O vi y 3 0
c0 c0 E V N > m co m0 U C CO O 'O Q m C 'O N Y U
Em > > - U � °wa om r � m
Z c y cliv U N ` N y m O w c`0 0 a 0 U O a s L L
O
U c6 O m m
W no me m c 0r� y m ° ° o cO c ° cppm m
W L y d C € C Y > N m U N m c 'm0 Uva .��. ° U cT0 tLn
in
l8 000 (D :: EafOicic� '2(0 :0 8 (CD may ° °' 3
rA Q 3 � `o m v ° a'�n o ami cry, = c m = �"
W Dacia E "E �m a�°i mLL m ° c 3 c m 0 m 0 ao cw y
y m 15 E U � CC $ c m a � y w ,� c mL
U 0 y L U C y 0 a7 y a m 0 a7 0 m L > w y
O y ` C m m d L U) c`0 y C y 0 �p U
m o �; 0,U O D O - E �0 w C vi a s c t O 7 C a Q `O m
Q U O C M y O > m ` N y 0 •N a p = cp O
N C9 c0 `S coav0 c °'oa? Ec0n- ° fcy •mc E awe m E a
co '�
30" mY °' yc io a� �� o rno 0M m c cQ 3 y o
C y c_ � c a-c � X c ° � o f ° c`a cc
c ° 3 > m m m c
.y+ w 3 U c 0 0 tCA >,'� C E 'O c y p m mM U) m C y y
C N O O m 7 m N U 0 a•U E 'm0 rn ccc m ccc m U '- N C _ >E'+ M O 12 .0
0 - m w E y C m w U O m
C C13
a p „ d m y 0 to (� m0 m(D 04 0 _ m e m O C �,� a O E E• 6
.+ .� w m `(0 0 U C c C) U y m 2 m 'U .��, a E c y c C ( -D 8
C D C U a7 L > 7 O 0 '` N N C .y a oa.r C m m N -O 'D C c
G E m ° r m 'a am ,E O -0 8 y C m E E° o aoi� c .o X I I
Q O . U w m d w a7 r y L Y m - a t 0 -O y o C y a CM a N Q m
W > - �O O > O d C _ � o,C CL c0L -O m a7 m O f0 'm0 CL (D
o
v -° y E ° ya Cc
° c U y � � m E 3w v c m m cmi E : CL 0 � c
d c ac 3 c 0 € m o a � aci ° E c 3 3 > � >,m U y �o m
O u°. ° E_ mO > ZmE :: maw � y Ea10c � °' � ° m >� viym
L. =0
C y .0 m ` m y C m U '� y y Z m y m o m >
IL 0 E °-0 y 0 -0 �' ma � a � � 4' m E aw- vi o
Emco ui � mEC 1Qoyo �; :: � '� c
m ( Z6 cd aosa8A mU8E mmcc2mE
LL
cz
N w X X X X
E
� o
d V aai
p m
.p. U n
D Q X �Q
m o
az
UJ y. N ' _ w LL
0
zm n ww HcCL
a)
Qp w 0C m �
.. m U
M a cw -0c a occ �.cE
� 5 Fe Cm Co't O cmN aa) O
O O w c m m ° a m
c >� m m n-0 >
d00 Li 0 m0
z
C
w 1—
Z�z W w m 0) 0) 0)
Cc)) 0) 0) 0)
0 I 3 _j 0 0 o 0
IL a m
U
m
C
W o
V z (D 'a v o c 9 0 4 -0 -0 -0 iz m 3 0 - rn Cl)
Qw wo m _m .904
-�c mm m m N � °� —o c mmc>i
ya ym E E c cn U = 0 0) � C
�_ O c"ym o E � E'z3 � Uig y� m � � cc
Q N a �cm
J Z m L O C C E m m N y m O CT EE 'U 0) cn 0 O C a)
1Q- w Q 3 m n n Co n m c m c>i m w n = c o o y
z a>im n c Ecc OQ c m Cm c > m ° n c
w LL c m FL
m t E cc c c y m 0 _ ° w CT a :po:- m V v rn
� � > �° r ono mac E Ec c w c� m > � D
z0 C � o (D CL
mcQ om mE � ° ° c eU � n
O N Q O C 0 v! — m m y C9 N U y y uJ ami.� c O w c U 0
Co ° n LEm a>i � cy 'cc c mm m oc � m
•C c C m M C U m c` d = 'L U c m E
m C - O O E c C U O rn� n
C O m o) y . c „" ` 0I m C C 2 m m m LL ,� O
W m .c mo ccnm w o ° O c "cc O m
w m E a � o� n a CL c �m o m cc C) c a)
w c C c c v ° o Q co E °n m� �� Q > -0 t
Em <° �° v° -oE aim c0 (D CO w om = � >1 (D ov
N N U) m an d uJ C m 7 (/� C uJ c N m
Q Q m > mm m 3m _ r� >• ° 't °°' � �' c0 m
G Cw C LLD C UU)) c` .0 (D -0 (D m w y m ' c` C S F— 0).�•
c 0I m c FL 0 C n w c m i N E 75 n c 0 m cc
3
m 7 C O m C cn O m cn m m m L
Z m m > U) U m eco U
O C n (9 � w QE mN o •; cc c E E ° � v � °) a) a)
ti Q UmC 0 cc CL i ° y EE = c Ew —a°) Co 6 Em �N Ocn o` a) wok v � o
cm ccE m y o
1L U' o
cc E .-> p C `° 0 .0 > N = m ° x rn N C a n 7 N C m w d
t m .CC m w C yv of mw c c w m x E m m ° o w '0 o
~ p) 7 > 0 > U w C a) '- V- m m_O w m m U) U - Z a) O c C
Q cin cmn O T N m ° C - ° `) ') 7 N.0 3 N L m C C w m
CD
O Da) -0 cm rnm � ma) c mQ ao c om oc > � •gy mL a,
a) c cc O m n� ED nw �°
1A ) C m (9 uJ y C m n O O C N �'n y E° O uJ CM
N m U°i N U O m
O n E m 'C m N 7 C -am m
0 0I� O m pCo U m .0 - C C > C � ,m C ` N a N � N
L 0 n m U U n m C ° d C 0 -C ° 0 y ° na O �a E O cn c CL O n C
o _ N U) O Cl
z C � ca C O m y C 2 O O) —0 -0 - m 0 E m C m O O O O 0 a) L Q y E cn Q m
Q . C C y E Q n y O w cl y U) �' =0 N = cn n L.0 U) m L ::
w m c � Cm •- a) co >o ccoc 0) Om m H 'XE u) C'
v
Co
Emc moa) � E = Vo cU cIp 0 ,=LnrnycUW we
CL n cn m
U Y _� N y •� Q m m E c C C E m n U N O N C C cn
C U 7 N C N U
m ip L L m '-
cL m a>i > 'm m o E E ►- ° o w = oSty 5c ►- (D L o
IL — y m p o g 'm m U� m ° U m 0 N CO S in O U m 'c c n � wN ►— o
r' .>. D N U) a if c O y
V U 2 co a 6 V U co a ci v V '9 N D E
x x x
U.
0
N W X X X X X X
O
p E
� rn
E V X x a
> m
Z m
:el m
U
.�+ U •n
D Q X X
m 0
a. z
V U O U U U U LU L1
m j C —
O L d L
z a. cco cm a. d d d
_Q
WCL En o -0 .. � .. � .. 6 0 0
J C ° C C c m C C m C C a) c C aci C C c C
M a' rya>> Ecn coEE a) coy cod coEE a) Ecn Ey Ey
O O W m •wa m m °; C uI m c or m C uI m m m mw m •w m •w
r V � mw � n n_ > n � > C > n C > n n= n= n=
O
OD mo aD aoo aooaoo aoo 0D 0D 0D
z
G
W IW-
2Z W ZW c c c .c c c c c
cI c c c C
pa 3mj 0 0 0 0 0 0 0 0 0
W �_ cs
UJ 0C
W c m .O .o c c C � m c > m E c m �, cwo ° • 0 o y >,
Q '^ m m c — m m m y m p O m L m w t 3 cn O m m U
d V E Do
L E L m y C y m �' C U y y i0 .mr C 3,w N O c m
2O Ccncul �' m 2 (D :S c-° mm m ° `mU a ° °'
z c p 0 c a j > C m m 0 in m C > :: n N 7 7 0) U .0 a. Q
Q N N C9 E C ° m upi t m m "'' C U c y N p y y m m a m C C m
W n- a _ ° v rn� c E 0 m C�
mm Em o0 - C m Lm. C io �vc ECo oy
m w m — O L 7 L m m m C CI C C C C C
Z U. w m �'w. > O ` .-. U C �, n '-' > C O C ,� m '15-9
m m •m
cWc .cul � m ma; Um -_ 3m m � 'CE .c mmOE ° io EE rn �
C m c m C n m >.� y m O m .0 a. m a y U m c`p m
n y m 3 vi y L cr
m U C m y O >, m a'
Z O rn � y w -M � m p C cn 3 p 7 w -0 , 0 o E « m nccn 7
O N p O U aa'nI O = m C 'p y�0+ U U O m m N C = m n> n C
E L C ° m U N CL ° y aI O O U 'm f00 O y O 7 U cn U m U D
O c NCO w E ` N E 0 y m m i0 w 3 7 u-) U
..+ 7 C � w E c O mC
125 7 • ° 7C pEc ` OC wn0 U mw >� yL m mp Vii)
W W = m cv� C W en aa) m >> cn ?c-0 � E m _> 3 y -a - 0 m r 4) cco m � '� 3 ' 3 c r- a.
W m C m ui C > 3 O E m f0 C L d L - � cn d O C 3 f0 m N C m cn mcn
w m m m o m •- m LL mLm. c m � a o E E c ow m 2 3 °' c Z (D m a' � m
00 Q Q o `n � � m � trCL
cn =° o `n c a°i vim - m m m m 0 C yv = � m m
W o ma= w S Z-v o m� t m m 2 �+ m m ? x v o m0 c g y 3
cr
2N = 3 m =m o 8 m o cw0 ' S a m � L .o m �, c (Dam �' :: 0 (D
Z y m m '.�`_+ n ` w m a. Q m _m > m C E C C _ C C U m cn
O c � � Nwm 2 m aI z cnoLn cnac mf0 = ° mrn ° gym m3 `42
C y,r- m L m O L L N ' m CIC f�0 C m p y O C y
w $ L 3 m O � � " 3 o nom . c 9 3 m m o cr _> cn m axi O C m � a°i
Q C3ycm`Io0 ° ` C c - .0 mm -0Q•o >Cc c ;o � umiv c - m om aEim o
c :3cn _ v m c � _m c E
V co
O C C U U N C 0 LL m n n m L L �CI Q' y 3 O y C m ° 0 U w Q O a.
3 E O -p O m C O
~ co � ma: y� U- m mEw$ mom ° oma � 3 c`o w � om ocmE - n m .0 c
CL rnCo � Lm. ° om - ami >,3 � � E �� .. C EEp E QE m �'
0 m �I O �.7 L cn Q t C f0 L N w O 0 6 m w O m N U � d �+ N C O y 'm''
> 21E c cc uI > > � m 'a rn.v_ m m 0 ° o $ E c �v
mU t %I uIpY m � Z _ot cLncm Cm c m0cy t- Cam - mC em
O ` 'p L O — m cn C r 3 m m C O _C = m C 0 d '° m
'p m m•O m 8 0 � � 3 m m .0 m vi N m U U ' m f�0 E m m L 7 O � O
vIC ` >^�aU� nal 3wa umin� mmvl m � > m` EE s � s � a2 c3 �
O m N C C N U y ° a°I p C d E m �' C m f�0 '� 8 U E 9 n m V C m
z m ° m d N m m = L C 2 — c`0 m m C _ m — m m — n i0 > d = p C Q m
Q L C �p E L C L cn y C m > L m C w 0] w L y L U m W - -m3 m
W m L m m C N m m >% vI C m uI m ° y 7 m y m y C y y p O — +�'' E L Z` DI y
o ° y Lam x m e > - �cc m € m >,m �' C, 0
V n� > U m m - nE .� Qcn L 2 � o m ° U m V c m
m j O 'O C@ m w•O m fU0 L V C min y m c`0 U U y L V U E « m C L 7 cyil
O L n m �- L m L t m m m L f`0 C — m N L L N m L U) C L m H U m
~ , Cm0 ~ a' 0 ~ C� u�imF- ym ~ cUmatd �" m > HDopw' U� cU
d � uimm m ._ 0 c c ao � mm mm o f-
ci n m vi O C g p f0 m 1� n E ao p n Of O a
Goamm � C �8 D � m 6 m omco a ci OcM- 6CL.- C '0 Cc� m
U.
in
CD
O W X X X X X X X
N
O
E
La
CD �
V
D Q TX
X X X V ¢
m O
z
a
W I I
L.? } o> W li
Z m c c
Q G v d E U U
..I W � � c � c a r � c 0. a a
O d � fOEm mE ( mEa) mE � a = o (D a- a
r cm o- �o � or o 0 0 0 o v) o v)
O OW Cmm CQ> m Cmm Cmm mpm m m
t> > maim mem M >> m CL ma>> m mw � m aniw m
aoo a0 � aoo a. 0o
Z
G
W FW-
F- Q 2 o> °o> o> o> o °
) o) 0)
o a 3 _j 0 0 0 o 0 o 0
w � w
U
� _ m
~ Z r 0) O o m 1n -0 c mai m U
aCW7cc Y7 := � o � y ° ° ayicc� � cm 'eai >,
p o> m o " m w ' ° vi m �d m m m m m e
° � . a> " $ c > > om c Cm my ° mem
20 °> a � jO om U � v me := '� mma) c co 07 aQrn
Z c cN > j i>, e7 w, = rn� rn m c m ny ° o D aQ
JU) moo pc n'ac L o m m CL m ° m y E m E
O N U C ._ 0) U y O N C c> > N O m a
F- W M � mm m7y cm ° 0) m ` (D (3 > En _mo o
W 4 — w j y .0 N -0 m •0 w N -0 m f0 a) U
O w m 0 c Ern C 3 n
1A w O m C a) C m L m 7 0 m _ C 3 m N p E y � y
Z O c O a) a) U .2 - o y p> y C n w O y y ` a) C w
O N a> m m n m ° E v w ayi c v m n y a> a> m w, 3 y m I I
LL w m'0 a)C CML 'a - y Cl) Cl) _C '0 a1 N N c`0 vmi O 0) O O N C y U
O C 3 N L C U 'f/) c> O C 7 '0 w C cc y ° L
Z ,� 7p mLA ` 3vi m �' cc E y m ° L_ ccc_ v ami
V) V N U m O 0) m C a) C 7
a) 0 0 L ' a) - C 3 w
W W y U c ° m ° m U ? n C.) 3 3 0OD c
c°> °
F- L" 20 CL
w e � c aci Ccs � �� a o Q cn (D - c o 3 E
Q Q n x y C •c L a vi U m C n O c> 0 0 (a C d C Z' C N In cm
W cC � E mad jE coC ami m rnm m m > c�V � � >, m
m Co y o o y d y o m m a m o 'oma m � Er C = E
O E m E � c CLO o � Eo c o .. m w ayi y m 0 o -° E y � a) m m
Gj U
+y' C F > 7 _ U) m '� V y 7 d 3 U) C a) 4% m CL m N O
3 o83m o d
1�A V y C w a 7 w ° N N C CO N (0 m m C a) a) C N N w C �-
F- 4) c� m a 3 ° m 'c a) y C o v y = a>> y o
cc ° - mom we aMc� mom '° a cmi > 'ymc> op•� � � Cc c
i Q E O C m cco m y m j y y N E U O C j c)ofl N C U .�
O j N N �> a) N C 7'C c�a N E y O a) `1. EQ m a---_ w 47 i d
�A CD c ZE c m ca. � 5) m c o 0 5 E0 w � w 3 cc ? $ m o m
g > 'OU com :3 c> y3 w a° no p v Z'�= crc om) bio
a) O �' a(a @ ` E O vi m 0) N y 0 (� U C O > p
_ 10 a) O N C _ wVi
O N C w C C y0 CD
C -0 Q) 2 CCp a) E `O '� C
Z y C a N y a) y y m C °w a) 70 y O •D C O U m E > L 3 Q m
w y L
W U yam$ c .� mL w my E °c m rn m•� ° y m c°> am >,� .� �
v M _m Co- 'E E .3 U o o c o c c �> L, �> >, o i5 (D m U o
d a) 0 m d y y c a) - 0 `? F N 0 o * y C n.0 N -2 d _0)
E U a �- O m C m L m > m C > C O a C N 'C 7 L
G f- w C a) C F- c 0 L 0 a> iA a) y U a1 x O m C L d C
0)= ~ d y m o y E C y O C L N a) a) (D a)2 7 0 ~ >
d c a) nc c a) `> vim ° a U a) ny nc
W E m W m 8 .0 W cg 3 W 7 � m a ci v ai )i y C� w u_ cg 2CL
LL a
O
LL X X X X
0
N W X X X
O
`m p E
.0t
m
0
E V a
Cm
z m � �
m V a
p Q
Ix
rXI
oQ
I:: w
m o
az
WO) a c I I
} C y o wu-
(,) m c •: v
z mm m m 4) m (D ani m
Qp •� S2 E U U o Urno 0 0
W : _ _ w m C
o a � Q. ac °a = a° mm Hca C cm
> E d CL 0) c m E 0) E o)E
OU) 0U) (D oy mCo mdO Cn Ca
O Q W _ cpm c � 'c 5 yam 'c 6 � 5
05 mo 05 iia0 a00 a0 a0
z
p m
W uj 7 O y y
Z Z °) 0 c c 0 0 0 O O O v O v
z UJ UJC c m m . c •
� J = � rn rnomcmi rn2 cc cc cw cig
w
W O 'o m '- oc ao ao aOmo aOac) c
Q IL J > c 0) rn n— n—
ILJ IL Gomm
cm c2 c c > Em c > E '0
W p aCL p my ° m0)c ° ° S? ° 2 T m
f0 08 08 0m0m 0mac) m
V Z � y my m m U
m c v v m m
Q W w L w C m N W w U w� �, y a) U y �9 » y .Ly-. p C U a'
IL V' m3 E � Co°pw m vmi a cUw � � m m m >� ° ac m y a°i � � c
0 o c - a m n m °)
m m E m U) m
— Z � �_,� ` 0 .5 E � c = t o) m o o m Ej c c c o ay a EQ
JU) M'm cd c2c -0m m m o '" c D > > > y m 4) `m — Q.
m c .> c m
Z w y � ° mV c E ° CL 0m _ C o (D ac c EL m > L mm Ca
'- _� a m m -o rn a) y
m a c n 3 a) �9 me O c y nasi c� c c
WLL � Z`mC — _ a) c CL � m cam. w m � y
u� U) ma m ca Q m �, c� c ami CL � L m Qv8 Ep j ° o) yci
2N � .� � nm � y '> � m a� co � w_ U O V me V � U in
z0 vn � yE � mc c wa) Uo Om DE ' cm„_ Xc � w
0N mm � moa; y -a 0 � onLt"i oo cm -0 � U)- m0 I I
� . �p m (D O = a) c U N M y m a) C E Uo
aci � � � m � E y � > a) 2 -o 2 ° rn� c m m '" m a) m
w m w-
W m m ° M c y n ZccL c c p) m NL CU c ° 3 0
W d L c o o m d .�c U) -0 m m 8 o m c oU_ m `—° 0 (D-oo
W m ,w= 8 (D cmc -0 c nm m n '0 0 E m C -C(D
3 UCL) IX )m U y d C C — ° 8 o 6 ° 0 � � o E m
iii Cm d m � n x y mL m 9 v0 io a 70 O)w o m 'c 0
Q W 0 E 0Fo � � c)o � v y m (D (D Ur r > EC� � a � E >
d o o a U) 0 °� ° c 0 m ° d — n� m e nE � vi m ) a3i
Z c m > yc � � m :° m °n nL — m m m d E o
v m — m m 0) :3 y m . w D m m € m
O y m 75 E .0 a) 0 'O Y o y m C m U L C c '0 _N _m O y d N
O F- m 0 3 y o E `�° 2 �:d 3 — a>i c y ° y � � `� E ami P y � � v �
ti Q g � „ L (D c 'm o m ai o -0 0 C .> aD
le o � c_ CL y U m o m m a ° a O = > c m _� O o
u7 V' c � - m m m nr- o — m m m � v m m mw nQ.
cc ymm•- m �,� o vm� d Ew mm > � m3d� L � E � m °
G o 3 C c L y O C � .Ly. .y y 0 C y U N .y 0 w m y .0 0 C
O O m 3 C N m y Qw > m a a) y O C C CM 4) O '0 y
mmmEt° m w °o c � c � c0E acini aCL ni co Ecpw00 v
O � UU " - m a) m dQ U { 0a�
' � � m ' yy mcm yDU > E � Ey maces omomw �m
� m yam ` nom- -o m c y c o c m E m a) y- E v_> _rn
y C O y C 8 y U > m U y y y O U > a) '0 ' � '
y .0 d m C y U.0 C C C Q y N L y > X E > w. O N y M N ._ to .O-. > C
mma �+ cwl-:: cm > � :3 (D 0
Z rn� 3 m m d — E ay y o m m C m ? 8 mw � � m � � o I I
Q m � 'N E � L � m a3 � � m � ° y U m LL °� E 4) E Qm
W y m y m � .+ L 0 m L E .c > 'm > m >'" m a E me O m
y� 30o ymw y Cn : ' U '- c � wm3Z > Noy C `
w >, > r y a) a) a) y >, y 0 m U N a) O y
V U•O >' c c y (D m m n m'o n� y E fn w y
_U C w d U C cn U .L U C Q' N y w_4y- y w- N O °.'may_• N ,m U y w
y V• O m E 0 a) - O y 6 O d C w 4) O �� m C 7 y O
IL c E p) 3 CL O n m y y L C V C .0 c a w uj O y y y L m Q y 0
� • y > m a
y C �' y m — ? o ui �,y_ o �v � m a o� aa) �i 'c rno �' m
e.imc°> > ma>it > Yom viU 'C0c moa) i � � ynvo vcc � �
� � y y 3v y y nE ;;4 4) C7 CL = �.E — y mm N m 'N.'� 3 'N
x x x x
0
o W x
N
O
E
m
O
E V a`
> D
O a�
Z m m
U a
o n
o a � Q
m o
az
I I
WWW
0 m i a a a a
Z0 0 0 0 0
4 W "° c '° c '° c "° c '° c
p a m E m E m E m E m E
� m co co co co =o
O O W 'C m m m m m
C> > m � m � m � 19 > m >
ao ao do (L (L) ao
Z
CMu 010 W 7 :3 7 7 : 7 : 7
c Z Z C �° � C '° C '° - C '° � C
..Z WW g `-° me 0 - me .4�° me oc-° me `o_ `-°
J = W 'r o o .o ao o.o $o o .o ao c o.o ao c o
CL _ � . � .
O 'J Somcmi � > mcmi2 cod c> Em2 c> Em -°
ILa 0) 0. c L-j (D0 o m � m
m � O mm mc� O m aci m8 O mm m8 O m(D m 0 O m(D m c
Z. m >+ m� N nc C � VOl C OL 7 =_ a) a) y ^ US >,
aC7 m •� mo � c0cm m ° -° 3 Q3� m o w � w a
° , mw � �' mo w IM
Cc
2O U) axion LL U E o vi M .(D �' L ° �' a 2Q
- Z M � ° m ai m �' ' m = m C "o mm m 0 > m a
J m y C E c m a c o ami "m m nod m v ami w c3
H W c m m m o m m :: m m C w > y y oC y
m m c m m c Q m c
WW E � oW m a� - U) yo > o me aci ° me
L m mv? m aD 0w m cn m v € c ca o m m
Z O aye = m ° m L M € m c -° m `° m E m o o �
N m O N O L ( ° m o w _o (D n c N n I I
7
m m y w o who > j m m > o y m o(D m o U) j U D
Z ° L(D M 'm m 'm .. n 70 C o , O � 0 0 o m w E O O � N
o ° m mn- oEE c E c E
W > cm 'am mo - cn ° w c 3 m ym ° (D
m W m m m Z � U �' mt moo (D (D m w m m > N
W = cmi� umi c :° m 'C'
m -6 .0- m g c m cma m
N m o (D:t- n L L aCi � CO E " 'c>-n-i 3: r y > a)
a W C 0 > > a' m � m y C > N S N C U m a) .° a)
� o > . cpm ° Q mss
0
U D m ° m c m :
W
0
O W X X X X X X X
N
O
E
0 CDL
m p
E V a`
> a
a 3 �
Z
d Ucc
.a
n
Q X
IX
IX
¢
m O
az
I I
W o o w LL
CL n- a.- a76 a n a
J W c c ( c c � � c c a) c � c a)
M d � CD o,Ea D) (Cc (1)
o,E CE o, E CDE
m � So 50� �' co" 5o Eo Eo co
0 W c > c � o E c > o�c � c a c > c >
C )> m m m m N 0 m m N m m m m m m m m m
a0 FOxU a0 0 a0 a0 a0
Z
m
W O
LiJ 1- p ° o v C
ZZ �LU � c c c � macio c € 0 c�
1- Q = � Qoc c rn rn rn c o a-Ei 0 mmcc m
pa 3 � Ec 0 0 0 C' 4 o cn-
d J d -a A2 .20 E
O � v
W c c '� ° m
— Ou� mm m c
W I °
F' y U
Z m vcmm m � �'° cnu> >, >. m .� - rncnov� mco
aW � �w a) C13 owNEm N � `� v ° y °� ca3tmmc
v . w o v F-
aC7 moo w `m °m mwmEM N7m m zEN � � m E � rnm
� � nm cEmcn 3E E > :5 .2: v T mc (Dcw aaQ
Z Elm cQ `� •'v� m w 'u� m ° Nc 3 Ecom cm
J ° E m m >, m ° c p o Cv c m - c o o m n= om
1a- W o ° 64) n �Umm` � U) m m F- mmm ccEcco oc
v ma m
WO C — L Z N C C C «. N y C x y a7 w a)w H O .. T CO f>0 .a
O N E t y 0 E .° U 3 m CO >, C C U O m J y y O N m
ZC (D � �' `m >.E io oc � �° c o `m c n Ewz o'' o �
u� .. m E O U y ° c I I
N ncc = m o` 'Fn
c c � v 0 - ?' ao`nv o C y o U0
m m c cn U nm >, c 8a= m y m ° cod (D > �u�i �cco E m o a' o •
W n °c' � � �� cc g omm m Cc ca
s � � - c c � O � m �
m $ (D - m c m
W m E E E O m > =ga o•c m v Qm m e rn E >.° 8w n:= m m
C c m n m 'vi 'O X E - o to C U
W w E $g U •c� Ew - - y m y C7 c � Q c m o ` r m p p
> m O a) - 7 w m 3 L vi m N m Lo m C co to 2 L O p -Fm C
y w C j9 C m M �._ N m o= N w N a p m N •� y N n.. m a3
Q m -� Z y L co o rn v rn G E -v E
W Um umi E �' o-pN 5 c m m pwN me N p ,g m m c . y m
7 _p m U L:) C cc to E V 7 m O O.0 (D3 w N•n Vj c f9 7 c_ Vl O O y CCm.1 G
Z cco � woN� E 0 �' my � m E moc0 ca •� v U $ C mCL ° �' aoi �'o
o mCo o m N � � - o Cl. Q. (D U) m m mm � � � L`Z' cinG
of mvcc
L m c m E m m ac m m m c m Lc CL rnm �' E m O c ° m c E y m
CC L O w N .q w Q' •C ' y -' m E ' ;� a7. a7 m N w 7 fA •>
Q'^
cCc
o EEU ° c u� v_iIvoN ° t ° 8nE ° (D ° EweE m0mmw0 0.
u) V m to v Co m m ° Cy,p L O C v_i O G w n E •° 0 m m ` E n w
1" y y (CC _m DS Q m m L C m h N O O `O m > C m w m w o O C °
c "' m y m L_ w _vl �v a- � p) m � j •y ( .> W � C �... p m m - y y •( Co C m O C
c
m >%(D 0 7 ° m o o p m'C w r c m E O` m j m > - m o Q N E m y L- m O 2 N
4 N 7 ` C L `p x ,tV5 G C j; C C O p w m �' d (L� m L C O N Q m Y m
u7 mono vNc > c - mom m o Lc co > m ccq c 'a - cmc m
4 N0 - M mcas � m ct5U � tim w � mco? cQ s � m my � ° v _ NEo ��
0 E v o t m ° O ui a , 8m U co c m m � m �.o � U c.
Cc nom':.. m a)•c D c ` i m dm i) � r' Y m � w L G
-zBti nE m `�_ m :: in o c E v ° Q ° p w� o cno cF= � � y y m 0 5
Z '� m w C y m �+ C (C U C —_ y C co = m _m U x y m m C L .0 C 0 3 .>'+ .-- C m Q m
o � m (D (D ET - a mn 'o v co m vi � c '9 U U E
Q ° m m ._ ` w f0 +m•' m L N to L a ° C m «+ C_ m .m0 G m n
W a) 3 a ` m m L d m O w m o o y C 7 (`a- cC E C 'C «>` C o m N ,o L N w m
V � Lt i,zQ o t cow n� L` c m cL � c co c im UU) y " c a: mQ
N m u) ww? m rnmmUm m � 33a m - m cc c ° m
•� •p 7 w f0 f0 Z'.0 L an d >,(, a) x -p .2 -
• L C w >, 616 C L f0
O c cmc w m E m � :° � .r m L m c c U) oo °1 c`o F- ° c� c �' n'co �' E
d Q o w 0 m c,o_ m m m a) Lo 3 ~ - Q c°m E m tq m m io >_,� Q m o m � o
o vCL
N N L E 'C m C G N N N N y O L y E C o n (n
2m
n t6
-� mf- U -� OU cg -� cgfnd - m Y rn Y ►L and P E . . . Y c4 m JU as co U
LL X
LOO
N w X
O E
r
2
a.
E a�
V �
Z w co
m U a
di o n
Q cc
az°
ii
wLL
w >.
Zm o 0
D
Q w o o
O CJ. � faE `° E
eh � � rnp �' o
o Ow m m
V > Co 4) 2 'm
d ao ao
Z
a 3
w
uw f-
z
�2 Ww c c
rn rn
oa
3� o 0
ft- -A a
a 0
U
V W
0 .6 c 0
Q c m CM rnm
C. C7 0 � X00 corn
20 N d
J Z oN r- c a
c
o
CD CD co
ZLL A? � � 2amici rn9)
L
NN N a7 C ; N R'
Z N a) C N C �
O a) .0 CO 0 U
E U C "-
> 2 O d W C
Z CD '> N N c
w C cc
a) —
w > a) N3v
H 6 CD O
Q Q a) C Cy),o CDN
LU C .— L
CD C O .N N
:: w U)
Z
O nw N O a)
2 C N r 0
f� Q n0 E m a
O C E m m o
CD rnE c
w •C E L
O N Off' O w
� 7
O Cco L E `0 N
Co L a7 O e-m
O `
a �
U)
o > am
Q N L OO a7
N N C
w � 2 _ `
�• �� O
N
N O U
O
T T a1 0.N
Z m O E m E