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Home My WebLink AboutT-5499 - Conditions of Approval - 5/18/2006 �� REPORT TO THE PLANNING COMMISSION AGENDA ITEM NO. VIII—A COMMISSION MEETING 12-7-05 December 7, 2005 APPROVED BY FROM: STAFF, Planning Division DEPARTMENT DIRECTOR e ' Planning and Development apartment SUBJECT: CONSIDERATION OF VESTING TENTATIVE TRACT MAP NO. 5499/UGM AND ENVIRONMENTAL FINDING FOR ENVIRONMENTAL ASSESSMENT NO.T- 5499/UGM EXECUTIVE SUMMARY Vesting Tentative Tract Map No. 5499/UGM, filed by Quad Knopf, on behalf of Centex Homes, Inc., pertains to 32-acres of property located on the southeast comer of East Belmont and North Fowler Avenues. The vesting tentative tract map application proposes to subdivide the subject properties into a 102-lot single family residential subdivision, installation of related facilities and infrastructure, a remainder and five outlots. The subject properties have been pre-zoned to R-1/UGM/cz (Single Family ResidentiaWrban Growth Management/conditions of zoning). If approved, the project also includes the detachment of the subject properties from the Kings River Conservation District and annexation to the City of Fresno for which the Local Agency Formation Commission (LAFCO) is the lead agency. The properties are within the boundaries of, and consistent with the 2025 Fresno General Plan and Roosevelt Community Plan area. The applications would bring the subject property into conformance with the medium low density residential planned use of the 2025 Fresno General Plan and the Roosevelt Community Plan, pursuant to Section 12-403-B-2 of the Fresno Municipal Code. PROJECT INFORMATION PROJECT A 102-lot single family residential subdivision, installation of related facilities and infrastructure, a remainder and five outlots. The subject properties have been pre-zoned to R-1/UGM/cz (Single Family ResidentiaUUrban Growth Management/conditions of zoning). If approved, the project also includes the detachment of the subject property from the Kings River Conservation District and annexation to the City of Fresno for which the Local Agency Formation Commission (LAFCO) is the lead agency. APPLICANT Centex Homes, Inc. (Engineer: Quad Knopf) LOCATION The subject property is located on the southeast comer of East Belmont and North Fowler Avenues (APN: 313-270-31 & 313-270- 41). (Council District 4, Councilmember Dages) SITE SIZE 32-Acres LAND USE Existing -Vacant Proposed - Single Family Residential ZONING Existing - R-1/UGM/cz (Single Family ResidentiaUUrban Growth Management/condition of zoning) Proposed - R-1/UGM/cz (Single Family ResidentiaWrban Growth Management/condition of zoning) REPORT TO THE PLANNING COMMISSION Vesting Tentative Tract Map No. 5499/UGM December 7,2005 Page 2 PLAN DESIGNATION The proposed 102-lot single family residential subdivision is AND CONSISTENCY consistent with the 2025 Fresno General Plan and Roosevelt Community Plan which designate the site for medium density residential land uses. ENVIRONMENTAL FINDING Finding of Conformity to the 2025 Fresno General Plan Master Environmental Impact Report (MEIR No. 10103) and Program Environmental Impact Report, No. 10133, dated November 10, 2005. Program Environmental Impact Report No. 10133 prepared for the Fancher Creek Development Project was certified by the Fresno City Council on May 17, 2005. EIR No. 10133 required appropriate environmental impact mitigation measures and approve the proposed project subject to conditions. PLAN COMMITTEE On October 10, 2005, the Roosevelt Community Plan RECOMMENDATION Implementation Advisory Committee recommended by a Fancher Creek Project, Planned Unit Development which included Rezone Application No. R-04-14, Conditional Use Permit Application No. C-04-79, and Vesting Tentative Tract Map No. 5232. STAFF RECOMMENDATION Approve Vesting Tentative Tract Map No. T-5499/UGM. BORDERING PROPERTY INFORMATION Planned Land Use Existing Zoning Existing Land Use Light Manufacturing M-1BA-15/UGM/oz Vacant (Light Manufacturing/Boulevard Area, North 15-foot Landscape Setback/Urban Growth Management/conditions of zoning) Medium Low Density R-1/UGM Single Family Residences South Residential (Single Family ResidentiaUUrban Growth Management) Light Manufacturing M-1BA-15/UGM/cz Vacant (Light Manufacturing/Boulevard Area, East 15-foot Landscape Setback/Urban Growth Management/conditions of zoning) Medium Low Density R-2A/UGM/cz Single Family Residences West Residential (Low Density Multiple Family ResidentiaUUrban Growth Management/condition of zonin ENVIRONMENTAL FINDING The initial study prepared for Environmental Assessment No. T-5499/UGM considered potential environmental impacts associated with the subject vesting tentative tract map application. The study indicates that the project, if approved, would conform to the medium density residential planned land use designation and land use policies of the 2025 Fresno General Plan and is within the scope of Master Environmental Impact Report No. 10130 and Program Environmental Impact Report No. 10133. REPORT TO THE PLANNING COMMISSION Vesting Tentative Tract Map No. 5499/UGM December 7, 2005 Page 3 Therefore, staff has issued a finding that the project proposal is in conformance to the 2025 Fresno General Plan Master Environmental Impact Report (MEIR No. 10130) and Program Environmental Impact Report No. 10133 dated November 10, 2005, which incorporates a MEIR Mitigation Monitoring Checklist as well as a Mitigation Monitoring Checklist from Program EIR No. 10133. This environmental finding was properly published with no comments received within the 20-day review and comment period. BACKGROUND/ANALYSIS The applicant, Quad-Knopf, on behalf of Centex Homes, Inc., has filed Vesting Tentative Tract Map No. T- 5499/UGM situated on 32 acres of property located on the southeast comer of East Belmont and North Fowler Avenues. Vesting Tentative Tract No. 5499/UGM proposes a 102-lot single family residential subdivision, installation of related facilities and infrastructure, a remainder and five outlots, consistent with the R-1/UGM/cz (Single Family ResidentiaUUrban Growth Management/conditions of zoning). The remaining outlots,_Outlots A and B, are to be dedicated to the_City of Fresno for landscaping and open_ space. Outlot C is to be dedicated to the Fresno Irrigation District. Outlots D and E, are to be dedicated to the adjoining proposed industrial/commercial park to the northeast of the proposed Vesting Tentative Tract No. T-5499/UGM. The property is within the boundaries of, and consistent with the 2025 Fresno General Plan and Roosevelt Community Plan area. The subject properties have been pre-zoned to R-1/UGM/cz (Single Family ResidentiaUUrban Growth Management/conditions of zoning). The proposed application is a use permitted in the R-1 zone district subject to Fresno Municipal Code (FMC) Section 12-211. The subdivider shall be required to pay the appropriate Urban Growth Management (UGM) Fee at the time of Final Map approval. Fee payment may be deferred until time of building permit issuance in accordance with the requirements of FMC Section 12- 4.509-C-3. The established conditions of zoning running with the lands shall be applicable to Vesting Tentative Tract Map No. T-5499/UGM. The project site is designated for medium density residential use by the 2025 Fresno General Plan and Roosevelt Community Plan. According to the "Planned Land Use and Zone District Consistency Matrix" (Table 2) adopted with the 2025 Fresno General Plan (and applied within all community plans), the medium density residential land use designation allows for 4.99 to 10.37 dwelling units per acre. However, Fresno Municipal Code Section 12-403-B-2-b-1 allows development of a project site not less than the minimum density of the next lower land use designation, which is the medium-low density residential (2.19 to 4.98 dwelling units per acre). The proposed subdivision overall residential density is 3.97-dwelling units/acre. Therefore, Vesting Tentative Map No. T-5499/UGM is consistent with the 2025 Fresno General Plan and the Roosevelt Area Community Plan. The subject properties are currently vacant and surrounded by single family residential development to the west and south, and a planned business park to the north and east. If the project is approved, development will necessitate the detachment of the subject properties from the Kings River Conservation District and annexation to the City of Fresno, for which the Fresno County Local Agency Formation Commission (LAFCO) is the responsible agency. Roosevelt Community Plan Implementation Advisory Committee On October 10, 2005, the Roosevelt Community Plan Implementation Advisory Committee recommended approval of the proposed Fancher Creek Planned Unit Development which included Rezone Application No. R-05-19 and Vesting Tentative Tract Map No. 5499/UGM. The Committee voted to recommend approval of the applications by a vote of 7 to 0. REPORT TO THE PLANNING COMMISSION Vesting Tentative Tract Map No. 5499/UGM December 7,2005 Page 4 Roosevelt Community Plan Area Open Space Requirement Roosevelt Community Plan Policy 1-17.1 requires that single family residential developments provide 5 percent of the total project area for open space use. Vesting Tentative Tract Map Application No. T- 5499/UGM dated April 28, 2005, depicts open space areas in the amount of approximately 9 percent of its total area and, therefore, complies with the open space requirement. Circulation Element Plan Policies and Major Street System Traffic Capacity According to the 2025 Fresno General Plan Transportation Element (Exhibit 7), North Fowler Avenue between East Belmont Avenue and Kings Canyon Road is defined as an arterial, and Fancher Creek Avenue is defined as a scenic drive, which will require dedication of right-of-way and construction of improvements. These improvements include the construction of curb, gutter, sidewalk and transition paving within the limits of the tract, construction of an underground street lighting system, and improvements to the street frontage. The Public Works Department Transportation Planning Section has reviewed the vesting tentative tract map application and has determined that the streets adjacent to and . . near the subject site will be able to accommodate the quantity and kind of traffic generated, subject to the dedication and improvement of adjacent portions of North Fowler Avenue and Fancher Creek Avenue. These street improvements are outlined in more detail in the Vesting Tentative Tract Map No. T- 5499/UGM, Conditions of Approval, dated December 7, 2005. Landscaping/Walls In accordance with the 2025 Fresno General Plan and the specific plan policy a solid wall along all exterior property lines within the limits of the tract map will be required. The solid wall will compliment the interface of an established residential neighborhood and adjacent commercial use. State Department of Transportation (Caltrans) The California Department of Transportation (Caltrans), District 6, Office of Intergovernmental Relations has submitted the attached comments dated September 22, 2005, requesting the City not proceed with processing this map until all of the issues with the Fancher Creek Development were resolved. On December 1, 2005 Caltrans rescinded previous objection and is know working directly with the applicant to resolve issues regarding the traffic analysis. Staff considered both Caltran letters in preparing their initial study and determined that this project does not create any impacts, including cumulative impacts that were not identified in MEIR No. 10130. In addition, this proposed project was part of Program Environmental Impact Report No. 10133 prepared for the Fancher Creek Development Project which was certified by the Fresno City Council on May 17, 2005. EIR No. 10133 required mitigation measures which shall be incorporated into this project. City staff notes that potential cumulative traffic impacts of full buildout of the 2025 Fresno General Plan were analyzed in MEIR No. 10130. Tentative Tract Map Findings The Subdivision Map Act (California Government Code Section 66400 et. seq.) requires that a proposed subdivision not be approved unless the map, together with its design and improvements, is found to be consistent with the General Plan and any applicable speclfic plan (Finding No. 1 below). State law further provides that the proposed subdivision map be denied if any one of the Finding Nos. 2-5 below is made in the negative. In addition, State law requires that a subdivision be found to provide for future passive and natural heating or cooling opportunities in the subdivision development (Finding No. 6 below). REPORT TO THE PLANNING COMMISSION Vesting Tentative Tract Map No. 5499/UGM December 7, 2005 Page 5 1. The proposed subdivision map, together with its design and improvements, is consistent with the City's 2025 General Plan and the Roosevelt Community Plan designates the site for medium density residential land uses and the project design meets the density and zoning ordinance criteria for development in this plan designation. 2. This site is physically suitable for the proposed type and density of development, because conditions of approval will ensure adequate access and drainage on and off the site. 3. The proposed subdivision design and improvement is not likely to cause substantial and considerable damage to the natural environment, including fish, wildlife or their habitat, because of the urbanized nature of the area in which the site is located. 4. The proposed subdivision design and improvements are not likely to cause serious public health and safety problems because the conditions of approval have shown and will ensure that the subdivision conforms with City health and safety standards. 5. The proposed subdivision design will not conflict with public easements within or through the site because conditions of approval will assure noninterference with any existing or proposed public easements. 6. The design of the subdivision provides, to the extent feasible, for future passive and natural heating or cooling opportunities in the subdivision because of the appropriate use and placement of landscaping plant materials and because of the orientation of the proposed lots. The subdivision map, subject to the recommended conditions of approval, complies with the design and property development standards of the Zoning Ordinance and local Subdivision Ordinance. Based upon the plans and information submitted by the applicant and the recommended conditions of project approval, staff has determined that these findings can be made. CONDITIONS OF APPROVAL 1. Development shall take place in accordance with Vesting Tentative Tract Map No. T-5499/UGM Exhibit A, B and C, dated April 28, 2005, and the Conditions of Approval for Vesting Tentative Tract Map No. 5499/UGM dated December 7, 2005. Action by the Planning Commission regarding the proposed tentative tract map, unless appealed to the City Council, is final. CONCLUSION/RECOMMENDATION The appropriateness of the proposed residential project has been examined with respect to its consistency with goals and policies of the 2025 Fresno General Plan and Roosevelt Community Plan; its compatibility with surrounding existing or proposed uses; and its avoidance or mitigation of potentially significant adverse environmental impacts. These factors have been evaluated as described above and by the accompanying environmental assessment. Upon consideration of this evaluation, it can be concluded that Vesting Tentative Tract Map No. 5499/UGM is appropriate for the project site. Based upon the information and analysis provided or referenced by this report, the staff recommends that the Planning Commission take the following actions. REPORT TO THE PLANNING COMMISSION Vesting Tentative Tract Map No. 5499/UGM December 7,2005 Page 6 1. APPROVE Environmental Assessment No. T-5499/UGM, dated November 10, 2005, that the project proposal conforms to the provisions of the 2025 Fresno General Plan Master Environmental Impact Report (MEIR No. 10130). 2. APPROVE Vesting Tentative Tract Map No. 5499/UGM subject to compliance with the Conditions of Approval dated December 7, 2005. Attachments: Aerial Photograph of Site Vesting Tentative Tract Map No. T-5499/UGM, Exhibit A, B & C, dated April 28, 2005 Conditions of Approval for Vesting Tentative Tract Map No. 5499/UGM, dated Dec. 7, 2005, including letters from: Public Works Department (10/6 & 10/05), Planning and Development (10/6/05), Fire Department(12/1/05), Department of Public Utilities (10/4/05 & 9/13/05), Fresno Metropolitan Flood Control District (9/22/05), San Joaquin Valley Air Pollution Control District (9/15/05), Clovis Unified School District ( 9/27/05), Fresno Irrigation District (9/9/05) and County of Fresno (10/3/05) Comment from the California Department of Transportation dated Sept. 22, 2005 Environmental Assessment No. T-5499, Finding of Conformity to the Fresno General Plan Master Environmental Impact Report (MEIR No. 10130), dated November 10, 2005 l(ACommonWaster Files-Tract Map\T5499,Fancher Creek PCReport 12-7-05.doc f + d F. —IL-Ji-- CD r r)' _. � y� � *@i 1.•�I .. 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I I in,�—ems aY?sumr 9agop—•:��^�'--++--�=-- ` ,I ^y; n Y� ' 16 F I i y�a�i. f�^• 4 t i v. >. o n` CITY OF FRESNO PLANNING AND DEVELOPMENT DEPARTMENT CONDITIONS OF APPROVAL December 7, 2005 REVISED VESTING TENTATIVE TRACT MAP NO. 5499/UGM Located on the southeast corner of East Belmont and North Fowler Avenues All tentative maps are subject to the applicable provisions of the State Subdivision Map Act, Fresno Municipal Code, City policies, and City of Fresno Standard Specifications. The following specific conditions are applicable to this vesting tentative map. The Urban Growth Management (UGM) Service Delivery Plan requirements are included in the following conditions of approval and are designated by the caption "Urban Growth Management Requirements." NOTICE TO PROJECT APPLICANT In accordance with the provisions of Government Code §66020(d)(1), the imposition of fees, dedications, reservations or exactions for this project are subject to protest by the project applicant at the time of approval or conditional approval of the development or within 90 days after the date of the imposition of the fees, dedications, reservations or exactions imposed on the development project. GENERAL CONDITIONS 1. Upon conditional approval of Vesting Tentative Tract Map No. 5499/UGM, the subdivider may prepare a Final Map in accordance with the approved tentative map and conditions of approval, dated December 7, 2005. 2. Each lot shown on Vesting Tentative Map No. 5499/UGM, shall be in accordance with the R- 1 zone district, Property Development Standards, pursuant to Fresno Municipal Code (FMC) Section 12-211.5. 3. The preparation for submittal of the Final Map shall be prepared at a minimum of one (1) inch equals sixty (60) feet. 4. Submit grading plans and a soils report to the City of Fresno Planning and Development Department for verification prior to Final Map approval (Reference: Sections 12-1022 and 12-1023 of the Fresno Municipal Code). Grading plans shall indicate the location of any required walls and indicate the proposed width of required landscape easements or strips. Approval of the grading plan is required prior to Final Map approval. 5. At the time of Final Map submittal, the subdivider shall submit engineered construction plans to the City of Fresno Public Works, Public Utilities, and Planning and Development Departments for grading, public sanitary sewer system, public water system, street lighting system, public streets, and storm drainage, including other technical reports and engineered plans as necessary to construct the required public improvements and work and applicable processing fees. Conditions of Approval - Revised Tentative Tract Map 5499/UGM December 7, 2005 Page 2 Engineered construction plans shall be approved by the City prior to the approval of the Final Map. If, at the time of Final Map approval, such plans have not been approved, the subdivider shall provide performance security in an amount established by the City to guarantee the completion of plans. 6. Public utilities easements, as necessary, shall be shown on the Final Map and dedicated to the City of Fresno. Public utility easements beyond the limits of the Final Map, but required as a condition of development, shall be acquired at the subdivider's cost and shall be dedicated by separate instrument at the time of Final Map approval. The relocation of existing utilities necessitated by the required public improvements shall be paid for by the subdivider. The subdivider is responsible to contact the appropriate utility company for information. 7. Comply with the conditions, policies and standards set forth in the City of Fresno, Municipal Code, Article 10, Chapter 12, "Subdivision of Real Property"; Resolution No. 68-187," City Policy with Respect to Subdivisions"; and City of Fresno Standard Specifications, 2002 Edition, and any amendments thereto. 8. The developer/owner shall pay applicable fees for, but not limited to, plan checks for street improvements and other grading and construction; street trees, street signs, water service, sewer, and inspections in accordance with the City of Fresno Master Fee Schedule (City Resolution Nos. 79-606 and No. 80-420) and any amendments, modifications, or additions thereto; and in accordance with the requirements of State law as related to vesting tentative maps. 9. 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. 10. As a condition of Final Map approval, the subdivider shall furnish to the City a subdivision guarantee listing all parties having any right, title or interest and the nature of their interest per State law. Landscaping and Walls 11. Pursuant to Roosevelt Community Plan Policy, the developer/owner shall provide a 15-foot landscape easement (and irrigation system) along the North Fowler Avenue and Fancher Creek Drive. When the grading plan establishes a top slope beyond the required landscaping easement noted and the construction of the required wall is to be established coincident with the top of slope then the required minimum easement width shall be expanded to include the full landscaping area up to the wall location. Conditions of Approval - Revised Tentative Tract Map 5499/UGM December 7, 2005 Page 3 12. Construct a six-foot solid masonry wall (at finished grade of proposed site) pursuant to the solid wall requirements of Section 12-306-H of the Fresno Municipal Code at the rear of the required landscape easement along North Fowler Avenue and Fancher Creek Drive. Construction plans for required walls shall be submitted to the Planning and Development Department for review prior to Final Map approval. 13. Provide a corner cut-off area at the intersections of North Fowler and East McKenzie Avenues, North Fowler and East Grant Avenues, Fancher Creek Drive and North Buri Avenues, Fancher Creek Drive and East Illinois Avenue, in accordance with Section 12-306- H-3-d of the FMC. Corner cut-offs are established to provide an unobstructed view for vehicular and pedestrian traffic approaching an intersection. They are a triangular area formed by the property lines and a diagonal line adjoining points of the property lines, measured a specific distance from the point of intersection. At the intersections of streets, this distance is 30 feet. The corner cut-off area shall be landscaped (including an irrigation system), and may be included within the City's Community Facilities District. 14. Maintenance of the required landscape easements, streets, curbs and gutters, sidewalks, medians, and street furniture may be the responsibility of the City's Community Facilities District. Contact the Public Works Department, Engineering Services Division, at (559) 621- 8695 for information regarding the City's District. The property owners may petition the City for annexation to the City's District prior to final map approval. If approved by City Council, the following features may be maintained by the Community Facilities District see attached letter dated October 6, 2005. a. Maintenance of all Landscaping and Irrigation systems as approved by the Public Works Department within any street, trail and landscape easements (including one half of any median islands) and the landscape easement along the property lines that side or back-onto North Fowler Avenue, E. Fancher Creek, N. Buri, E. Grant, N. Cimarron and E. McKenzie Avenues. b. Maintenance of all Landscaping and Irrigation as approved by the Public Works Department within the Public areas of Outlot B and C. C. Maintenance of Sidewalks as approved by the Public Works Department within the street easements and the landscaping easement along the property lines border North Fowler Avenue and Fancher Creek Avenue. d. 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. e. Maintenance of one half of E. Grant Avenue (to centerline) 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. f. Maintenance and operating costs of all street lights as approved by the Public Works Department within the boundary of the tentative map. Conditions of Approval - Revised Tentative Tract Map 5499/UGM December 7, 2005 Page 4 g. Maintenance of all street trees as approved by the Public Works Department within the boundary of the tentative map. h. Maintenance and operating costs of police, fire, traffic control and recreation services as established by the Council of the City of Fresno. 15. Proceedings to place the Final Map into the CFD may not commence until the territory has been annexed into the City of Fresno. 16. 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. 17. Should the Council or owner/developer choose not to include the maintenance of the items listed in this section, the property owner/developer shall provide for the maintenance of all of the above items by the property owners. 18. If the developer/subdivider elects to petition for annexation into the City's Community Facilities District, he/she shall be required to provide the City of Fresno, Department of Public Works, with copies of signed acknowledgments from each purchaser of a lot within the subdivision, attesting to the purchasers understanding that the lot will have an annual maintenance assessment and that he/she is aware of the estimated amount of the assessment. The developer/subdivider shall execute and record a covenant on each lot providing notice that the subject property is subject to annual payment of the Community Facilities District assessment. 19. Should the City Council not approve the annexation of any or all of the maintenance items listed above, then the property owner/developer shall create a homeowner's association for the maintenance of these items and proposed private streets, utilities, and walls/gates. The proposed Declaration of Covenants, Conditions, and Restrictions (CC&Rs) and the proposed instruments for the homeowners association shall be submitted to the Planning and Development Department for review two weeks prior to final map approval. Said documents shall be recorded with the final map or alternatively submit recorded documents or documents for recording prior to final acceptance of subdivision improvements. Said documents shall include assignment of responsibility to the homeowners association for landscaping and other provisions as stated in the Planning and Development Department Guidelines for preparation of CC&Rs dated January 11, 1985. 20. Improvement plans for all required landscaping and irrigation systems shall be submitted to the Planning and Development Department for review prior to Final Map approval. Conditions of Approval - Revised Tentative Tract Map 5499/UGM December 7, 2005 Page 5 Lot Dimensions and Areas 21. Pursuant to Section 12-211.5-B of the FMC, all parcels within the R-1 zone district must provide the following minimum standards: Width Interior lots: 60 feet Corner lots: 65 feet Reversed corner lots: 70 feet Curved/cul-de-sac lots: 40 feet Depth Lots facing local streets: 100 feet 22. Pursuant to Section 12-211.5 of the FMC, all lots shall have a minimum lot area of 6,000 square feet. Building Setbacks 23. Building setbacks shall be in accordance with the R-1 zone district as shown on Exhibit A of Tentative Map Tract No. 5499/UGM dated April 28, 2005, and the provisions of Section 12- 211.5-E of the Fresno Municipal Code, unless otherwise noted in these conditions. Information 24. Prior to the issuance of building permits for the subdivision, school construction fees shall be paid to the Central Unified School District in accordance with the school district's adopted schedule of fees. 25. Contact the United States Postal Service, Fresno Office, for the location and type of mailboxes to be installed in this subdivision. 26. Pursuant to Section 66456.1 of the Subdivision Map Act, which states "The right of the subdivider to file multiple Final Maps shall not limit the authority of the local agency to impose reasonable conditions relating to the filing of multiple Final Maps," any multiple final maps filed by the subdivider on this tract shall fully and independently conform to all provisions of Fresno Municipal Code Chapter 12, Article 10, Subdivision of Real Property. 27. The developer/owner shall obtain any and all permits required for the removal or demolition of any existing building or structure located within the subdivision boundaries. The developer/owner shall also obtain any and all permits required for the proper abandonment/closure of any existing water well, septic tank/leach field or cesspool, and irrigation pipeline on the subject property. All such permits shall be obtained prior to commencement of tract grading work, in accordance with Chapter 13 of the Fresno Municipal Code. 28. If archaeological and/or animal fossil material is encountered during project surveying, grading, excavating, or construction, work shall stop immediately. Conditions of Approval - Revised Tentative Tract Map 5499/UGM December 7, 2005 Page 6 29. If there are suspected human remains, the Fresno County Coroner shall be immediately contacted (business hours: 559-268-0109; after hours the contact phone number is 559- 488-3111 for the Fresno County Sheriff's Department). If remains or other archaeological material is possibly Native American in origin, the Native American Heritage Commission (phone number 916-653-4082) shall be immediately contacted, and the California Archaeological Inventory/Southern San Joaquin Valley Information Center (phone number 805-644-2289) shall be contacted to obtain a referral list of recognized archaeologists. 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. 30. Apportionment of Special Assessment: If, as part of this subdivision, a division will be made of any lot or parcel of land upon which there is an unpaid special assessment levied under any State or local law, including a division into condominium interest as defined in Section 783 of the Civil Code, the developer/owner shall file a written application with the City of Fresno Director of Public Works, requesting apportionment of the unpaid portion of the assessment or pay off such assessment in full. If the subdivider elects to apportion the assessment, the application shall contain the following information: a. A full description of each assessed lot, parcel or interest to be divided and of how such lot, parcel or interest will be divided; b. A request that the Engineer apportion the amount remaining unpaid on the assessment in accordance with applicable law; and c. Written consent of the owner(s) of each such lot, parcel, or interest to the requested apportionment. d. The application shall be filed prior to the approval of the Final Map(s) by the City and shall be accompanied by a fee in an amount specified in the Master Fee Resolution for each separate lot, parcel, or interest into which the original assessed lot, parcel or interest is to be divided. The fee shall be in an amount sufficient to pay all costs of the City and the Engineer of Work responsible for determining the initial assessment in making the requested apportionment. 31. The subdivider shall comply with Regulation VIII of the San Joaquin Valley Air Quality Pollution Control District for the control of particulate matter and fugitive dust during construction of this project. 32. Solid waste disposal for the subdivision shall be provided by the City of Fresno. The method of collection to be utilized in this tract shall be subject to approval of the Solid Waste Manager (see below-noted conditions). Conditions of Approval - Revised Tentative Tract Map 5499/UGM December 7, 2005 Page 7 COMMUNITY FACILTIES DISTRICT 33. The developer/owner shall comply with the requirements in the memorandum from Public Works Department, dated October 6, 2005 for Vesting Tentative Tract Map No. 5499/UGM. PARK SERVICE 34. The developer/owner shall comply with the requirements in the memorandum from Public Works Department, dated October 10, 2005 for Vesting Tentative Tract Map No. 5499/UGM. 35. The subdivider shall be required to pay the appropriate UGM Fee at the time of Final Map approval. Fee payment may be deferred until time of building permit issuance in accordance with the requirements of FMC Section 12-4.509-C-3. OFFICE OF HISTORIC PRESERVATION 36. The developer/owner shall comply with the requirements in the memorandum from Planning and Development Department, dated October 6, 2005 for Vesting Tentative Tract Map No. 5499/UGM. FIRE SERVICE 37. The developer/owner shall comply with the requirements in the letter from Fresno Fire Department, dated December 1, 2005 for Vesting Tentative Tract Map No. 5499/UGM. 38. The subdivider shall be required to pay the Fire Service Fees for Fire Station No. 15. Fee payment may be deferred until time of building permit issuance in accordance with the requirements of FMC Section 12-4.509-C-3. 39. Residential units constructed on lots 92, 93, 94 and 95 shall contain a fire suppression sprinkler system. STREETS AND RIGHTS-OF-WAY 40. 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. 41. The subdivider shall make provisions for disabled persons in accordance with the Department of Public Works standards and as required by State law. Handicap access ramps are required to be constructed in sidewalks at all corners within the limits of the tract. Where street furniture is located within the sidewalk area (fire hydrants, streetlights, etc.), a minimum of 48 inches of unobstructed path shall be maintained to satisfy the American Disabilities Act requirements. If necessary, dedicate a pedestrian easement to accommodate for the 4-foot minimum unobstructed path requirement. Conditions of Approval - Revised Tentative Tract Map 5499/UGM December 7, 2005 Page 8 42. All of the required street improvements shall be constructed and/or installed in accordance with the City of Fresno Standard Specifications (2002 Edition). The following shall be submitted as a single package to the Pubic Works Department for review and approval: Street Construction, Signing, Striping, Traffic Signal and Streetlight and Trail Lighting. 43. Submit a Geometric Approval Drawing (GAD) to Traffic Engineering for review and approval, per the attached checklist, prior to submittal of street plans. 44. The subdivider shall install all existing and proposed utility systems underground in accordance with FMC Sections 12-1011 and Resolution Nos. 78-522, 88-229. 45. The subdivider shall construct an underground street lighting system per Public Works Standards E-1 and E-2 within the limits of the tract. Spacing and design shall conform to Public Works Standards for local streets. Height, type, spacing, etc., of standards and luminaries shall be in accordance with Resolution Nos. 68-187, 78-522, 81-219, and 88-229 or any modification thereto approved by the City Traffic Engineer prior to Final Map approval. Upon completion of the work by the subdivider and acceptance of the work by the City, the street lighting system shall be dedicated to the City. Submit engineered construction plans to the Public Works Department for approval. 46. All dead-end streets created by this subdivision shall be properly barricaded in accordance with City standards within seven days from the time the streets are surfaced or as directed by the Engineer. 47. The developer shall comply with Rule 8060 of the San Joaquin Valley Air Pollution Control District for the control of fugitive dust requirements from paved and unpaved roads. 48. Handicap access ramps are required at all corners within the limits of this subdivision. 49. The developer shall install median island and frontage landscaping concurrent with the street improvements. 50. Comply with the memoranda from the Public Works Department, Engineering Division both dated. Comply with the memorandum from the Public Works Department, Engineering Division dated December 6, 2005. MAJOR STREETS Fancher Creek Avenue: Scenic Drive (both sides) 51. Dedicate 45' of property, from center line, for public street purposes within the limits of this map, see attached Exhibit A-A. 52. Construct concrete curb, gutter and sidewalk to Public Works Standard P-5. The sidewalk pattern shall be constructed to a 12' residential pattern, see Exhibit A-A. Eliminate trail easement. Conditions of Approval - Revised Tentative Tract Map 5499/UGM December 7, 2005 Page 9 53. Construct permanent paving from curb to curb (both sides) within the limits of this sub- division. 54. 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. 55. Relinquish direct vehicular access rights to Fancher Creek Avenue from all lots within this subdivision. Fowler Avenue: Arterial 56. Dedicate 55' of property, from section line, for public street purposes within the limits of this subdivision to meet the City of Fresno's Arterial Standards. Any construction on state highways must conform to both City of Fresno and Caltrans Specifications. 57. Construct concrete curb and gutter to Public Works Standard P-5. Construct curb to a 10' pattern. Dedicate a 5' pedestrian easement for non-standard cross section. Revise cross section to eliminate note on west side to install sidewalk. 58. Bike and Pedestrian Path/Trail: N/A Provide bike lane in Fowler Avenue. 59. Construct 20' of permanent paving within the limits of this subdivision. 60. Construct an underground street lighting system to Public Works Standard E-1 within the limits of this subdivision. Spacing and design shall conform to Public Works Standard E-7 for Arterial Streets. 61. Relinquish direct vehicular access rights to Fowler Avenue from all lots within this subdivision. Local Streets: East Grant Avenue: Local Industrial 62. Proposed layout does not conform to P-51. Provide a cross section on the map for review and approval. 63. South Side: Dedicate 40' of property, from center line, for public street purposes within the limits of this map, in accordance with Public Works Standards. North Side: Dedicate 40', from center line, for public street purposes from Fowler to Mc Arthur Avenue, in accordance with Public Works Standards. 64. South Side: Construct concrete curb, gutter and sidewalk to Public Works Standard P-5. The sidewalk pattern shall be constructed to an 8' commercial pattern (Match Parcel Map 2004-36). North Side: Construct asphalt concrete curb from the northwest corner of lot 8 along a radius and continue to Fowler Avenue. Conditions of Approval - Revised Tentative Tract Map 5499/UGM December 7, 2005 Page 10 65. South Side: Construct permanent paving from gutter to centerline within the limits of this sub-division. North Side: Construct permanent paving from gutter to centerline from Fowler to Mc Arthur Avenue. 66. Construct an underground street lighting system to Public Works Standards within the limits of this subdivision. 67. Relinquish direct vehicular access rights to East Grant Avenue from all lots within this subdivision. Interior Streets: 68. 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. 69. Any temporary dead-end streets created by this subdivision shall be properly barricaded in accordance with the Public Works Standard P-44. Specific Mitigation Requirements: 70. This tract will generate 76 a.m./ 103 p.m. peak hour trips; therefore, a Traffic Impact Study (TIS) is required. Comply with the attached mitigation measure requirements of the Traffic Engineering Manager dated August 13, 2004. 71. Fancher Creek: (South Side) Bike, Pedestrian and Equestrian Path/Trail: A 25-ft. wide bike and pedestrian easement dedication is required to accommodate the public trail. (Note: FID will also require additional easement width adjacent to the canal, in order to provide access for canal maintenance purposes.) The pedestrian & and bike trail must be constructed within the easement dedication to a width of 12 feet, complete with lighting and landscaping in accordance with the 2025 Fresno General Plan, Multi-Purpose Trails Plan Map, and Public Works Standard(s) P-59, P-60 and Exhibit B. Final trail cross-section & construction details must comply with Planning & Development Department, Traffic Engineering, and applicable FID requirements. The trail may be located entirely on the south side of Fancher Creek within the limits of the tract. Alternatively, an initial western segment of the trail may be constructed on the south side of Fancher Creek, from the boundary of the tract proceeding easterly along the canal to the location of the existing pedestrian crossing structure. If it is proposed to utilize the existing crossing structure for pedestrian trail purposes, an engineering analysis of the structural adequacy will be required. Crossing structure improvements may be required by the City to safely accommodate bike and pedestrian use, all in compliance with the ADA. An eastern trail segment on the north side of Fancher Creek may then be completed from the crossing structure to the east boundary of the tract. Submit trail lighting, signing and striping plans to Traffic Engineering for approval. Conditions of Approval - Revised Tentative Tract Map 5499/UGM December 7, 2005 Page 11 72. East Washington Avenue: Specify centerline radius. (minimum local street radius=250') 73. East Cypress Avenue: Specify centerline radius. (minimum local street radius=250') 74. North Fowler Avenue: Subdivision layout is creating a dead end at the southern limits of this subdivision. Vacate excessive street right of way on Fowler immediately south of this subdivision (lot 1 adjacent subdivision) to match the proposed alignment. Vacation of subject right of way must be completed and/or vacation requirements secured rior to final map approval. 75. Remainders: Comply with all conditions set forth on March 23, 2005 for Parcel Map 2004- 36. 76. Outlots A and B: Change note to read "Outlots A and B to be dediGated to the City G4 FFesne used for landscape and open space purposes." 77. Fancher Creek Avenue: Scenic Drive (non-UGM) a. Construct center sections of asphalt paving and a 16' raised concrete median island within the limits of this subdivision. Details of said street shall be depicted on the approved tentative tract map. Dedication shall be sufficient to accommodate for the above street improvements and any other grading or transitions as necessary based on a 40 MPH design speed. b. Proposed design does not conform to Caltrans' Specifications. The center line radius is required to be a minimum of 500'. Redesign required. c. Proposed layout does not conform to the conditions set forth with Parcel Map 2004-36. Provide connection to Armstrong utilizing a 500' minimum curve. 78. Fancher Creek at Armstrong Avenue: Proposed intersection has been approved pursuant to Resolution No. 2005-184. Dedicate and construct a roundabout to Traffic Engineering's approval or provide a 2-way stop. Submit proposal to Traffic Engineering. 79. The intersection of Fowler and McKenzie Avenues shall be designed with a full median opening to allow for left turns-in and left turns-out. Re-design required. East McKenzie Avenue does not line up with the 1/4 mile street to the west. Line up intersection and provide a left turn pocket approved by Traffic Engineering or offset intersection to a minimum of 160' to be measured from centerlines. Revise map accordingly. 80. East Tulare Street: The proposed configuration has created a blind over length cul-de-sac. Developer to provide appropriate signage. Contact Randy Schrey, (559)621-8807, of Traffic Engineering for detailed requirements. 81. Armstrong: Dedicate and construct (2) 17' center section travel lanes from the easterly limits of Fancher Creek Avenue (lot 77) to the intersection of Armstrong and Belmont. Construct a raised concrete median with 250' left turn pockets at all major intersections. Details of said street shall be depicted on the approved tentative tract map. Dedication shall be sufficient to accommodate scenic collector standard and any other grading or transitions as necessary based on a 40 MPH design speed. Required as first order of work. Conditions of Approval - Revised Tentative Tract Map 5499/UGM December 7, 2005 Page 12 82. Armstrong Avenue: Relinquish direct vehicular access rights to Armstrong Avenue from all lots within this subdivision. (Remainder) 83. Fancher Creek Avenue: Dedicate and construct (2) 17' center section travel lanes from the westerly limits of Fancher Creek Avenue (lot 54) to Kings Canyon. Details of said street shall be depicted on the approved tentative tract map. (Submit to Traffic Engineering for review and approval.) Dedication shall be sufficient to accommodate Scenic collector standard and any other grading or transitions as necessary based on a 40 MPH design speed. Required as first order of work. 84. 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. 85. Design and construct a Major Street Bridge (full span) at the intersection of Fancher Creek Avenue and the Fancher Creek No. 6 Canal. (Non-UGM to be completed at the beginning of the project). Required as first order of work. 86. Irrigation /Canal Requirements: The developer shall enter into an agreement with the Fresno Irrigation District providing for piping the canal(s) and submit an executed copy of the agreement or commitment letter from FID to the Planning and Development Department. All piping shall be located outside of the proposed street right of way. Any piping across city streets shall be rubber gasketed reinforced concrete pipe (RGRCP) constructed perpendicular to the street. Submit engineered plans to Public Works Department, Engineering Division for review and approval. Traffic Siqnal Mitigation Impact Fee: 87. This project shall pay its Traffic Signal Mitigation Impact Fee (TSMI Fee) at the time of building permit based on the trip generation rate(s) as set forth in the latest edition of the ITE Generation Manual. The fee amount is $414.69 per single family unit, (fee rate as shown in the Master Fee Schedule). UGM Requirements: This Map is in UGM major street zone D-1/E-2; therefore pay all applicable UGM fees. Fowler Avenue: Arterial 88. Dedicate and construct (2) 17' center section travel lanes and a raised concrete median island within the limits of this subdivision. Construct a raised concrete median with 250' left turn pockets at all major intersections. Details of said street shall be depicted on the approved tentative tract map. Dedication shall be sufficient to accommodate arterial standard and any other grading or transitions as necessary based on a 55 MPH design speed. Conditions of Approval - Revised Tentative Tract Map 5499/UGM December 7, 2005 Page 13 89. Design and construct a Major Street Bridge (45) at the intersection of Fowler and the Fancher Creek No. 6 Canal. Public Works will apply this requirement to a minimum of 4 other subdivisions with each subdivision being responsible for a fee no greater than 1/5 of the cost of said bridge. The timing of the bridge construction shall occurrp for to close out of this subdivision or at such time that the City Engineer deems necessary, whichever is earlier. Provide sufficient width to accommodate bike and pedestrian traffic. STREET NAMES 90. Change the following street names to reflect their proper spelling: a. North Laverne Avenue to East Nevada Avenue b. East Illinois Avenue to North Cypress Aveue c. East Sunflower Avenue to East Tulare Street d. North Cimarron Avenue to North McArthur Avenue e. North Buri Avenue to North Burl Avenue f. South Armstrong Avenue to North Armstrong Avenue SOLID WASTE SERVICE 91. The developer/owner shall comply with the requirements in the memorandum from Department of Public Utilities, Solid Waste Division, dated October 4, 2005 for Vesting Tentative Tract Map No. 5499/UGM. SANITARY SEWER SERVICE 92. The developer/owner shall comply with the requirements in the memorandum from the Department of Public Utilities, Planning and Engineering, dated September 13, 2005 for Vesting Tentative Tract Map No. 5499/UGM. 93. Extension of a 10-inch sewer main in East Belmont Avenue, east approximately 1000-feet. 94. Extension of an 8-inch sewer main in East Belmont, east of the proposed Highway 180 right-of-way. 95. Sanitary sewer mains shall be extended within the proposed tract to provide sewer service to each lot created. 96. Separate sewer house branches shall be provided for each lot created. 97. Abandon all existing on-site private sanitary sewer systems. 98. A preliminary sewer design shall be prepared by the Developer's Engineer and submitted to the Department of Public Utilities for review and conceptual approvals prior to submittal or acceptance of the developer's final map and engineering plan and profile improvement drawing for City review. Conditions of Approval - Revised Tentative Tract Map 5499/UGM December 7, 2005 Page 14 99. Public sewer facilities shall be constructed in accordance with Department of Public Works standards, specifications and policies. 100. Engineering improvement plans prepared to City Standards by a Registered Civil Engineer shall be submitted for Department of Public Utilities review and approval for proposed additions to the City Sewer System. 101. The following Sewer Connection Charges are due and shall be paid for this Project: a. Sewer Lateral Charge b. Oversize Sewer Charge: #37 c. Trunk Sewer Charge: Fowler d. Wastewater Facilities Charge (Residential Only) WATER SERVICE 102. The developer/owner shall comply with the requirements in the memorandum from the Department of Public Utilities, Water Division, dated September 12, 2005 for Vesting Tentative Tract Map No. 5499/UGM. 103. Construct a 14-transmission grid water main in South Armstrong Avenue from East Belmont Avenue south to East Fancher Creek Avenue. 104. Construct a 14-transmission grid water main in Fancher Creek Drive from South Armstrong Avenue west to the western boundary of the tract. 105. Construct a water supply well(s) on a site(s) dedicated to the City of Fresno. The well(s) shall be capable of producing a total of 500 gallons per minute. Well sites shall be of a size and location acceptable to the Water Systems Manager. The cost of acquiring the well site(s) and construction of the well(s) shall be reimbursed from the UGM Water Supply Well Service Area Fund 501s, in accordance with established UGM policies. 106. Water Well construction shall include wellhead treatment facilities, if required. The cost for constructing wellhead treatment facilities shall be reimbursed from the UGM Water Supply Well Service Area Fund 501s, in accordance with established UGM policies. 107. Separate water services with meter boxes shall be provided to each lot created. 108. Seal and abandon existing on-site well in compliance with per the State of California Well Standards, Bulletin 74-90 or current revisions issued by California Department of Water Resources and City of Fresno Standards. 109. Two independent sources of water meeting Federal and State Drinking Water Act Standards are required to serve the tract including any subsequent phases thereof. The two-source requirement may be accomplished through any combination of water main extensions, construction of supply wells, or other acceptable sources of water supply approved by the Water Systems Manager. Conditions of Approval - Revised Tentative Tract Map 5499/UGM December 7, 2005 Page 15 110. All public water facilities shall be constructed in accordance with the Department of Public Works standards, specifications and policies. 111. Engineered improvement plans prepared by a Registered Civil Engineer are required for proposed additions to the city water system. 112. This tentative tract map is in UGM zone and will be required to pay all applicable UGM fees for UGM Water Supply Area. FLOOD CONTROL AND DRAINAGE 113. The developer/owner shall comply with the requirements in the memorandum from the Fresno Metropolitan Flood Control District, dated September 22, 2005 for Vesting Tentative Tract Map No. 5499/UGM. 114. The subdivider shall be required to pay any applicable storm drainage fees to comply with Fresno Municipal Code Chapter 13, Article 13. 115. The subdivider shall be required to comply with the specific requirements imposed by the Fresno Metropolitan Flood Control District (FMFCD) for the subdivision or any amendments or modifications to those requirements which may be granted by the FMFCD Board of Directors, pursuant to Section 13-1307 of the Fresno Municipal Code. These requirements are identified in the District's letter to the Planning and Development Department dated September 22, 2005. 116. Any temporary ponding basins constructed or enlarged to provide service to the subdivision shall be fenced in accordance with City standards within seven days from the time the basin becomes operational or as directed by the City Engineer. Temporary ponding basins will be created through a covenant between the City and the Developer prior to Final Map approval. Maintenance of the temporary ponding basin shall be by the Developer until permanent service for the entire subdivision is provided. AIR QUALITY 117. The developer/owner shall comply with the requirements in the letter from the San Joaquin Valley Air Pollution Control District dated September 15, 2005 for Vesting Tentative Tract CLOVIS UNIFIED SCHOOL DISTRICT 118. The developer/owner shall comply with the requirements in the letter from the San Joaquin Valley Air Pollution Control District dated September 27, 2005 for Vesting Tentative Tract 119. School Developer Fees shall be paid on all new residential construction within the proposed subdivision, in accordance with a resolution adopted by the Clovis Unified School District, pursuant to Government Code Section 65995 and Educational Code Section 17620. Conditions of Approval - Revised Tentative Tract Map 5499/UGM December 7, 2005 Page 16 FRESNO IRRIGATION DISTRICT 120. The developer/owner shall comply with the requirements in the memorandum from the Fresno Irrigation District, dated September 9, 2005 for Vesting Tentative Tract Map No. 5499/UGM. COUNTY OF FRESNO, DEPARTMENT OF COMMUNITY HEALTH 121. The developer/owner shall acknowledge the comments of the County of Fresno, Department of Community Health, dated October 3, 2005 for Vesting Tentative Tract Map No. 5499/UGM. STATE OF CALIFORNIA - DEPARTMENT OF TRANSPORTATION 122. The developer/owner shall acknowledge the comments of the State of California, Department of Transportation, dated December 1, 2005, for Vesting Tentative Tract Map No. 5499/UGM. DEVELOPMENT FEES AND CHARGES 123. Vesting Tentative Map No. 5555/UGM is subject to the following fees: 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: Grantland d. Wastewater Facilities Charge4 $2,119/living unit e. House Branch Sewer Charge♦ N/A WATER CONNECTION CHARGES FEE RATE a 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. b. Frontage Charge* $6.50/lineal foot c. Transmission Grid Main Charge* $643/gross acre (parcels 5 gross acres or more) d. Transmission Grid Main Bond Debt Service Charge * $243/gross acre (parcels 5 gross acres or more) Conditions of Approval - Revised Tentative Tract Map 5499/UGM December 7, 2005 Page 17 e. UGM Water Supply Fee♦ Service Area: 201s $407/living unit f. Well Head Treatment Feer $0/living unit Service Area: 201 g. Recharge Feer $0/living unit Service Area: 201 h. 1994 Bond Debt Service► $0/living unit Service Area: 201 DEVELOPMENT IMPACT FEE FEE RATE a. Fire Impact Fee - Citywide♦ $539/living unit b. Park Facility Impact Fee - Citywide♦ $3398/living unit c. "Quimby Parkland Dedication Feer $1120/living unit d. Police Facilities Impact Fee - Citywide♦ $624/living unit e. Traffic Signal Charge► $414.69/living unit URBAN GROWTH MANAGEMENT FEE RATE a Major Street Charge► $2798/adj. acre Service Area: C/D-2 b Major Street Bridge Charge► $94/adj. acre Service Area: C/D-2 c UGM Grade Separation Fees► N/A Service Area: d UGM Trunk Sewer Charge► N/A Service Area: Grantland e Street Acquisition/Construction Charger N/A Notes: `This amount if paid is creditable against the Park Facility Impact Fee. IV Due at time of subdivision. Due at time of development. ♦ Due at occupancy. Conditions of Approval - Revised Tentative Tract Map 5499/UGM December 7, 2005 Page 18 * Deferrable through Fee Deferral Covenant. FRESNO METROPOLITIAN FLOOD CONTROL DISTRICT FEE RATE a. FMCD Development Fees - Vesting Tentative Tract No. 5499/UGM $140,539.00 cc: Letters from: Public Works Department, Community Facilities District No. 11 (10-6-05) Public Works Department, Street Trees (10-10-05) Historic Preservation (10-6-05) Fresno Fire Department (12-1-05) Public Works Department, Transportation Planning (10-5-05) Street Name Review (9-8-05) Department of Public Utilities, Solid Waste Division, (10-4-05) Department of Public Utilities, Planning and Engineering (9-12 & 13 -05) Fresno Metropolitan Flood Control District (9-22-05) San Joaquin Valley Air Pollution Control District (9-21-05) Clovis Unified School District (9-27-05 Fresno Irrigation District (9-9-05) County of Fresno (10-03-05) California Department of Transportation (12-1-05 & 9-22-05,1-8-05) KAMaster Files -\T-5499/UGM/COA.doc City of LIMIn4n&'-,-\\I// rn�--�-- DATE: December 7, 2005 TO: Kevin Fabino, Planner III Development Department, Planning Division THROUGH: Eric Froberg, P.E., Civil Engineer Public Works Department, Engineering Division FOR: Scott L. Mozier, P.E., Traffic Engineering Manager Public Works Department, Engineering Division FROM: Louise Monroe, Traffic Planning Supervisor Public Works Department, Engineering Division SUBJECT: TT 5499/, Public Works Conditions of Approval (Fowler between Belmont and Kings Canyon) The Public Works Department, Traffic Planning Section, has completed its review and recommends that the following requirements be placed on this tentative map as Public Works conditions of approval. 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. Any construction on state highways must conform to both City of Fresno and Caltrans Specifications. Frontage Improvement Requirements: Major Streets: Fancher Creek Avenue: Scenic Drive (both sides) 1. Dedicate 45' of property, from center line, for public street purposes within the limits of this map, see attached Exhibit A-A. 2. Construct concrete curb, gutter and sidewalk to Public Works Standard P-5. The sidewalk pattern shall be constructed to a 12' residential pattern, see Exhibit A-A. Eliminate trail easement. (R-05-019) Page 1 of 5 CA12-07-05 Memo T-5499 FOWLER BTWN BELMONT&KINGS CANYON.doc 3. Construct permanent paving from curb to curb (both sides) within the limits of this sub-division. 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 Fancher Creek Avenue from all lots within this subdivision. Fowler Avenue: Arterial 1. Dedicate 55' of property, from section line, for public street purposes within the limits of this subdivision to meet the City of Fresno's Arterial Standards. Any construction on state highways must conform to both City of Fresno and Caltrans Specifications. 2. Construct concrete curb and gutter to Public Works Standard P-5. Construct curb to a 10' pattern. Dedicate a 5' pedestrian easement for non-standard cross section. Revise cross section to eliminate note on west side to install sidewalk. 3. Bike and Pedestrian Path/Trail: N/A Provide bike lane in Fowler Avenue. 4. Construct 20' of permanent paving within the limits of this subdivision. 5. Construct an underground street lighting system to Public Works Standard E-1 within the limits of this subdivision. Spacing and design shall conform to Public Works Standard E-7 for Arterial Streets. 6. Relinquish direct vehicular access rights to Fowler Avenue from all lots within this subdivision. Local Streets: East Grant Avenue: Local Industrial 1. Proposed layout does not conform to P-51. Provide a cross section on the map for review and approval. 2. South Side: Dedicate 40' of property, from center line, for public street purposes within the limits of this map, in accordance with Public Works Standards. North Side: Dedicate 40', from center line, for public street purposes from Fowler to Mc Arthur Avenue, in accordance with Public Works Standards. 3. South Side: Construct concrete curb, gutter and sidewalk to Public Works Standard P-5. The sidewalk pattern shall be constructed to an 8' commercial pattern. (Match Parcel Map 2004-36) North Side: Construct asphalt concrete curb from the northwest corner of lot 8 along a radius and continue to Fowler Avenue. 4. South Side: Construct permanent paving from gutter to centerline within the limits of this sub- division. North Side: Construct permanent paving from gutter to centerline from Fowler to Mc Arthur Avenue. 5. Construct an underground street lighting system to Public Works Standards within the limits of this subdivision. 6. Relinquish direct vehicular access rights to East Grant Avenue from all lots within this subdivision. Interior Streets: Dedicate, design and construct all curb, gutter, sidewalk, (both sides), permanent paving, cul-de-sacs, easements and underground street lighting systems on all interior local streets to Public Works Standards. Sidewalk patterns shall comply with Public Works API Standards for 50' and 54' streets. Any temporary dead-end streets created by this subdivision shall be properly barricaded in accordance with the Public Works Standard P-44. (R-05-019) Page 2 of 5 CA12-07-05 Memo T-5499 FOWLER BTWN BELMONT&KINGS CANYON.doc Specific Mitigation Requirements: 1. This tract will generate 76 a.m. / 103 p.m. peak hour trips; therefore, a Traffic Impact Study (TIS) is required. Comply with the attached mitigation measure requirements of the Traffic Engineering Manager dated August 13, 2004. 2. Fancher Creek: Bike & Pedestrian Path/Trail: A 25-ft. wide bike and pedestrian easement dedication is required to accommodate the public trail. (Note: FID will also require additional easement width adjacent to the canal, in order to provide access for canal maintenance purposes.) The pedestrian & and bike trail must be constructed within the easement dedication to a width of 12 feet, complete with lighting and landscaping in accordance with the 2025 Fresno General Plan, Multi-Purpose Trails Plan Map, and Public Works Standard(s) P-59, P-60 and Exhibit B. Final trail cross-section & construction details must comply with Planning & Development Department, Traffic Engineering, and applicable FID requirements. The trail may be located entirely on the south side of Fancher Creek within the limits of the tract. Alternatively, an initial western segment of the trail may be constructed on the south side of Fancher Creek, from the boundary of the tract proceeding easterly along the canal to the location of the existing pedestrian crossing structure. If it is proposed to utilize the existing crossing structure for pedestrian trail purposes, an engineering analysis of the structural adequacy will be required. Crossing structure improvements may be required by the City to safely accommodate bike and pedestrian use, all in compliance with the ADA. An eastern trail segment on the north side of Fancher Creek may then be completed from the crossing structure to the east boundary of the tract. Submit trail lighting, signing and striping plans to Traffic Engineering for approval. 3. East Washington Avenue: Specify centerline radius. (minimum local street radius=250') 4. East Cypress Avenue: Specify centerline radius. (minimum local street radius=250') 5. North Fowler Avenue: Subdivision layout is creating a dead end at the southern limits of this subdivision. Vacate excessive street right of way on Fowler immediately south of this subdivision (lot 1 adjacent subdivision) to match the proposed alignment. Vacation of subject right of way must be completed and/or vacation requirements secured prior to final map approval. 6. Remainders: Comply with all conditions set forth on March 23, 2005 for Parcel Map 2004-36. 7. Outlots A and B: Change note to read "Outlots A and B to be dedliGated to the City of FFesnG used for landscape and open space purposes." 8. Fancher Creek Avenue: Scenic Drive (non-UGM) a. Construct center sections of asphalt paving and a 16' raised concrete median island within the limits of this subdivision. Details of said street shall be depicted on the approved tentative tract map. Dedication shall be sufficient to accommodate for the above street improvements and any other grading or transitions as necessary based on a 40 MPH design speed. b. Proposed design does not conform to Caltrans' Specifications. The center line radius is required to be a minimum of 500'. Redesign required. c. Proposed layout does not conform to the conditions set forth with Parcel Map 2004-36. Provide connection to Armstrong utilizing a 500' minimum curve. 9. Fancher Creek at Armstrong Avenue: Proposed intersection has been approved pursuant to Resolution No. 2005-184. Dedicate and construct a roundabout to Traffic Engineering's approval or provide a 2-way stop. Submit proposal to Traffic Engineering. 10.The intersection of Fowler and McKenzie Avenues shall be designed with a full median opening to allow for left turns-in and left turns-out. Re-design required. East McKenzie Avenue does not line up with the '/4 mile street to the west. Line up intersection and provide a left turn pocket approved by Traffic Engineering or offset intersection to a minimum of 160' to be measured from centerlines. Revise map accordingly. (R-05-019) Page 3 of 5 CA12-07-05 Memo T-5499 FOWLER BTWN BELMONT&KINGS CANYON.doc 11. East Tulare Street: The proposed configuration has created a blind over length cul-de-sac. Developer to provide appropriate signage. Contact Randy Schrey , (559)621-8807, of Traffic Engineering for detailed requirements. 12. Armstrong: Dedicate and construct (2) 17' center section travel lanes from the easterly limits of Fancher Creek Avenue (lot 77) to the intersection of Armstrong and Belmont. Construct a raised concrete median with 250' left turn pockets at all major intersections. Details of said street shall be depicted on the approved tentative tract map. Dedication shall be sufficient to accommodate Scenic collector standard and any other grading or transitions as necessary based on a 40 MPH design speed. Required as first order of work. 13. Armstrong Avenue: Relinquish direct vehicular access rights to Armstrong Avenue from all lots within this subdivision. (Remainder) 14. Fancher Creek Avenue: Dedicate and construct (2) 17' center section travel lanes from the westerly limits of Fancher Creek Avenue (lot 54) to Kings Canyon. Details of said street shall be depicted on the approved tentative tract map. (Submit to Traffic Engineering for review and approval.) Dedication shall be sufficient to accommodate Scenic collector standard and any other grading or transitions as necessary based on a 40 MPH design speed. Required as first order of work. 15. 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. 16. Design and construct a Major Street Bridge (full span) at the intersection of Fancher Creek Avenue and the Fancher Creek No. 6 Canal. (Non-UGM to be completed at the beginning of the project.) Required as first order of work. 17. Irrigation /Canal Requirements: The developer shall enter into an agreement with the Fresno Irrigation District providing for piping the canal(s) and submit an executed copy of the agreement or commitment letter from FID to the Planning and Development Department. All piping shall be located outside of the proposed street right of way. Any piping across city streets shall be rubber gasketed reinforced concrete pipe (RGRCP) constructed perpendicular to the street. Submit engineered plans to Public Works Department, Engineering Division for review and approval. Traffic Signal Mitigation Impact Fee: This project shall pay its Traffic Signal Mitigation Impact Fee (TSMI Fee) at the time of building permit based on the trip generation rate(s) as set forth in the latest edition of the ITE Generation Manual. The fee amount is $414.69 per single family unit, (fee rate as shown in the Master Fee Schedule). UGM Requirements: This Map is in UGM major street zone D-1/E-2; therefore pay all applicable UGM fees. Fowler Avenue:Arterial 1. Dedicate and construct (2) 17' center section travel lanes and a raised concrete median island within the limits of this subdivision. Construct a raised concrete median with 250' left turn pockets at all major intersections. Details of said street shall be depicted on the approved tentative tract map. Dedication shall be sufficient to accommodate arterial standard and any other grading or transitions as necessary based on a 55 MPH design speed. 2. Design and construct a Major Street Bridge (45) at the intersection of Fowler and the Fancher Creek No. 6 Canal. Public Works will apply this requirement to a minimum of 4 other subdivisions with each subdivision being responsible for a fee no greater than 1/5 of the cost of said bridge. The timing of the bridge construction shall occur prior to close out of this subdivision or at such time that the City Engineer deems necessary, whichever is earlier. Provide sufficient width to accommodate bike and pedestrian traffic. (R-05-019) Page 4 of 5 CA12-07-05 Memo T-5499 FOWLER BTWN BELMONT&KINGS CANYON.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 RNV, OR WHERE THE TWO SIDES OF A DIVIDED ROADWAY ARE NOT PARALLEL. ❑ SHOW TRUCK TURNING TEMPLATES FOR ALL DUAL LEFT OR DUAL RIGHT TURNS AND ROUNDABOUTS ❑ CROSSWALK LAYOUTS MEET CITY STANDARDS (4' FROM FACE OF CURB AT RAMP, 10'WIDE, NO DOGLEGS, MEDIAN NOSES CLEAR OF CROSSWALK) ❑ PLANS INCLUDE PROJECT REFERENCE INFORMATION (Site Plan No., C.U.P. No., Rezone No., Parcel Map No. or C.I.P. No. (PW ID, Fund, Org, KRA), NORTH ARROW, SCALE, TITLE BLOCK, OWNER'S NAME, ENGINEER PREPARED BY) ❑ FOR PROJECTS INCLUDING SIGNIFICANT VERTICAL GRADE CHANGES INCORPORATING MULTIPLE GRADE BREAKS OR VERTICAL CURVES, THE GAD SHOULD INCLUDE A PROPOSED MAJOR STREET C/L PROFILE (NOT NECESSARY FOR TYPICAL ROUTINE PROJECTS) (R-05-019) Page 5 of 5 CA12-07-05 Memo T-5499 FOWLER BTWN BELMONT&KINGS CANYON.doc AA a INSTALL MEDIAN CURBS � a INSTALL CITY STD. CURB do GUTTER INSTALL INSTALL MEDIAN CURBS CITY STD. 4' SIDEWALK t1X MIN. 3X MAX T io 1n Jd„�. zo• Ts• 2s' S.5 1p 10• sao TYPICAL STREET SECTION EAST FANCHER CREEK AVENUE (EAST OF FOWLER) h�2ovr c� b e-A*Lueeri S Lde-LuA< and ��o des'� 11ne I I f I PI V~ n � 77 ' i L-7-1 rri \ S rri C7 � Z d O 71 �) FTI \ 6 Pi 70 rn m Z r Fresno bcftxl Alli edea' � City of City Hall 559-621-8800 Public Works Department 2600 Fresno Street, Rm.4064 Mike T.Kirn,P.E.Interim Director Fresno,CA 93721-3623 www.fresrio.gov August 13, 2004 TPG Consulting Jill Gormely 222 N. Garden Avenue, Ste 100 Visalia, CA 93291 s +i'�?" sw�sf'sTi'' SUBJECT: TRAFFIC IMPACT STUDY (TIS) SCOPE FOR THE PROPOSED FANC ER'�t�e PROJECT CREEK r: This project proposes to construct 1,460 single family residential units, 788 multi-family units, 93 acres Business Park, 14 acres of General Light Industrial, 30,000 square feet. of General Office Building, and 1,320,000 square feet. shopping center. Based on the ITE Trip Generation manual it is estimated that this project will generate 4763 am and 8624 pm peak hour trips. All projects that are projected to generate 100 or more peak hour trips shall prepare a TIS as identified in the 2025 Fresno General Plan, Mitigation Measure B-4, b. Upon submittal of the TIS an initial review fee in the amount of$800 shall be submitted to the City of Fresno Public Works Traffic Engineering Section. If said initial review is not submitted along with the TIS then said study will be returned to the applicant and as a result not reviewed. We have reviewed the AM and PM inbound and outbound trip traces provided by for the above- mentioned project and have determined the scope for the TIS. The scope of the TIS could change if the project changes its proposed uses, intensities and/or locations of its uses are interchanged to a point that traffic patterns would change. In any case, a clear project description with all proposed uses and their respective intensities should be included in the TIS in addition to the following data: The scenarios that will need to be evaluated are: 1. Existing traffic conditions; 2. Existing traffic plus ambient growth to the year the project will be completed (pre- project); 3. Project build out year Traffic conditions; 4. Project build out year Traffic conditions with the proposed mitigation measures; 5. Year 2025 Project Traffic conditions with the proposed mitigation measures (if necessary); 6. If any phasing is to take place then such phasing should be studied at its appropriate build out year in addition to the above scenarios. Any intersection that proposes a roundabout shall be analyzed with and without said roundabout with the above mentioned scenarios. G 1Traffic Impact Studies\Fancher Creek Scope.doc Peak hours that will need to be analyzed: Tuesday thru Thursday 1. Weekday 7:00 to 9:00 AM peak period 2. Weekday 4:00 to 6:00 PM peak period Intersections that will need to be analyzed: • Tulare at Fowler Ave • Tulare at Fancher Creek Circle (West) • Tulare at Fancher Creek Circle (East) • Tulare at Argyle Ave • Tulare at Clovis Ave • Tulare at Peach Ave • Tulare at Willow Ave • Tulare at Chestnut Ave • Tulare at Maple Ave • Tulare at Cedar Ave • Tulare at First Ave • Fancher Creek Circle at Fowler Ave • Kings Canyon Rd at Temperance Ave • Kings Canyon Rd at Armstrong Ave • Kings Canyon Rd at Fowler Ave • Kings Canyon Rd at Argyle Ave • Kings Canyon Rd at Clovis Ave • Kings Canyon Rd at Peach Ave • Kings Canyon Rd at Willow Ave • Kings Canyon Rd at Chestnut Ave • Kings Canyon Rd at Maple Ave • Olive at Temperance Ave • Olive at Armstrong Ave • Olive at Fowler Ave • Olive at Clovis Ave • Olive at Peach Ave • Olive at Cedar Ave • Clovis at McKinley Ave -z- GATraffic Impact StudiesTancher Creek Scope.doc • Clovis at Shields Ave • Clovis at Clinton Ave • Clovis at Butler Ave • Clovis at Jensen Ave • Peach at Butler Ave • Butler at Chestnut • Butler at Maple Ave • Butler at Cedar Ave • Fowler at McKinley Ave • Fowler at Clinton Ave • Armstrong at McKinley Ave • Armstrong at Clinton Ave • Armstrong at Shields Ave • Temperance at McKinley Ave • Temperance at Clinton Ave • Temperance at Shields Ave • Temperance at California Ave • Temperance at Jensen Ave • Jensen at Fowler Ave • Jensen at Peach Ave • Jensen at Chestnut Ave • Church at Peach Ave • Church at Chestnut Ave • Belmont at Clovis Ave • Belmont at Fowler Ave • Belmont at Armstrong Ave • Belmont at Temperance Ave • Belmont at Peach Ave • Belmont at Chestnut Ave Segments that need to be analyze: Kings Canyon Rd From Cedar to Clovis Avenue (including all segments in-between) -3— G:\Traffic impact Studies\Fancher Creek Scope.doc Tulare Avenue From FWY 41 to Clovis Avenue (including all segments in-between) Clovis Avenue Jensen to Shields Avenue (including all segments in between) Fowler Avenue Jensen to Shields Avenue (including all segments in between) Armstrong Ave Fancher Creek to Belmont Belmont to Olive Olive to McKinley McKinley to Clinton Clinton to Shields Kings Canyon to Butler Butler to California California to Church Church to Jensen Temperance Ave Jensen to Dakota (including all segments in-between) The applicant shall consult with the State of California Department of Transportation (CALTRANS) to determine the California Environmental Quality Act levels of significance with regard to traffic impacts on CALTRANS' freeway facilities. This consultation shall also include a determination of CALTRANS requirements for the study of traffic impacts to its facilities and the mitigation of any such impacts. This analysis must follow the most current CALTRANS Guide for the Preparation of Traffic Impact Studies (December 2002) and can be obtained from http://www.dot.ca.gov/hq/traffops/developsery/operationalsystems/reports/tisguide.pdf. If you have any questions regarding this matter, please contact David Padilla at (559) 621-8798 or David.Padilla@fresno.gov Since Jose Luis Benavides, P.E., Traffic Engineering Manager Public Works Department, Engineering Services C: Traffic Planning Reading File Darrell Unruh,City of Fresno Mike Sanchez,City of Fresno Lynn Bowen,City of Fresno Nick Yovino,City of Fresno David Padilla, City of Fresno Louise Monroe,City of Fresno -4— GATraffic Impact Studies\Fancher Creek Scope.doc City of r PUBLIC WORKS DEPARTMENT DATE: October 6, 2005 TO: MIKE SANCHEZ, Planner III Planning and Development Department FROM: JOE PAFF, Senior Engineering Technician Public Works Department SUBJECT: CONDITIONS FOR VESTING TENTATIVE TRACT 5499 AND COMMUNITY FACILITIES DISTRICT 1. The long term maintenance of the following items is the ultimate responsibility of the owner/developer. If approved by Council, the following features may be maintained by a Community Facilities District. ■ Maintenance of all Landscaping and Irrigation systems as approved by the Public Works Department within the street easements (including half of medians) and the landscape easements along the property lines that side or back-onto N. Fowler, E. Fancher Creek, N. Buri, E. Grant, N. Cimarron and E. McKenzie Avenues. • Maintenance of all Landscaping and Irrigation systems as approved by the Public Works Department within the Public areas of Outlots B and C. • Maintenance of Sidewalks as approved by the Public Works Department within the street easements and the landscape easements along the property lines border N. Fowler and E. Fancher Creek 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 E. Grant 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 FileAwordlcfdZnmapreview1tt5554 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. 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 D E P A R T M E N T O F P U B L I C W O R K S TO: Mike Sanchez, Supervising Planner Planning Division FROM: Ann Lillie,Senior Engineering Technician(559.621.8690) DATE: October 10,2005 SUBJECT: Tentative Subdivision Map T-5499(Located on the east side of North Fowler between East Belmont Avenue and East Kings Canyon Road) The Department of Public Works has reviewed the Vesting Tentative Subdivision Map proposed by Centex Homes, Inc.,on engineering plans prepared by Quad Knopf.dated June.2005. The Department of Public Works offers the following comments regarding the Street Tree,Buffer/Parkway and Median Island Landscape conditions. GENERAL REQUIREMENTS STREET TREES REQUIREMENTS 1. The subdivider is required to provide street trees on all public street frontages and the dedication planting and buffer landscaping easements. Street trees shall be planted at the minimum rate of one tree for each 60' of street frontage. 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 Fowler Avenue Liriodendron tulipifera-Tulip Tree 2. Street Tree Planting by Developer: For those lots having internal street tree frontage available for street tree planting,the developer shall plant one tree for each 60'of street frontage, or one tree per lot having street frontage,whichever is greater. a. Street tree inspection fees shall be collected for each 60'of public street frontage or one tree per lot whichever is greater. b. Street trees shall be planted in accordance with the City of Fresno,Department of Public Works "Standard Specifications." c. Landscape plans shall indicate street tree planting locations and species. Landscape plans shall be reviewed and approved by the Department of Public Works,Engineering Services. A street tree planting permit shall be required for all residential street tree planting. d. Performance and payment securities,paid with final map,will be released when all landscaping installed on public and/or city controlled property is in conformance with the Specifications of the City of Fresno. e. Upon acceptance of the required work,warranty security shall be furnished to or retained by the city for guaranty and warranty of the work for a period of ninety days following acceptance. BUFFER LANDSCAPING&MAINTENANCE REQUIREMENTS 1. The subdivider is required to provide long term maintenance for the landscape in the landscape easements and rights-of-way. The subdivider may petition for annexation in the Community Facilities District,or may form a Home Owner's Association. 2. Buffer Maintenance Through Annexation to the Community Facilities District. Landscape and Irrigation plans are required and shall be submitted to the Department of Public Works for review and approval prior to a Council approval of the final map. Plans shall be numbered to conform to and be included in the Department of Public Works street construction plan set for the final map. These fees are applicable when the subdivider elects to maintain the buffer landscaping by annexing to the city's Community Facilities District. 1. Landscaping shall comply with Landscape Buffer Development Standards approved by the City Council on October 2, 1990. Landscape and irrigation plans shall comply with Sections 12-306-23 &24 and 14-121 of the Fresno Municipal Code regarding Water Efficient Landscaping and Buffer landscaping. 2. Should the proposed landscape buffers and/or parkway strips be located next to an existing buffer and/or parkway strip,the planting concept shall simulate the adjacent landscape design to present a more uniform appearance on the street. Variances in the landscape concept will be acceptable,but the design of the new landscape buffer and/or parkway strip shall strive to mimic the existing as much as possible. 3. Landscape plans shall indicate grades on a cross-section detail to include fencing or wall details. All fencing shall be placed outside the landscape easement. Maximum slopes shall not exceed 4:1 with 1 foot of level ground between the slope and the back of the side walk and/or face of fence. Erosion control measures shall be implemented on all slopes of 4:1, including the use of synthetic erosion control netting in combination with ground cover species approved by the Department of Public Works/engineering Services Division. 4. The water meter(s)serving the buffer landscaping shall be sized for the anticipated service flows. 5. No private flags,signs or identification of any kind shall be permitted in the right-of-way,within the City-controlled easement or on the fence or wall facing the street. 6. Landscaping in the right-of-way and landscape setback adjacent to water well sites shall be the responsibility of the City of Fresno Water Division and may not be included in the CFD. MEDIAN ISLAND LANDSCAPE REQUIREMENTS 1. When median islands front onto the proposed development project, applicants shall be required to submit plans showing the location and configuration of all median islands fronting the proposed project for review and evaluation for median island landscaping requirements. Existing utilities, including,but not limited to city water lines/service points, sanitary sewer, storm drains, electrical lines,existing landscaping including trees,shrubs,ground cover beds,irrigation facilities,and other miscellaneous landscape features shall also be clearly defined. If a new median is required by the Traffic Division, the median island landscaping shall be applied as per FMC section 12-306-24. The Public Works Department requires 2 foot wide colored concrete strips on all proposed median islands with a 12 inch by 12 inch slate pattern in brick red. OUTLOTS 1. The Department of Public Works will not be responsible for the maintenance of any outlots if they are not included into the CFD2. If the outlots are to be included into the CFD2,the Department of Public Works will require approving landscape and irrigation plans prior to inclusion into the CFD2. BIKE PATH 1. All proposed Multipurpose Paths shall be constructed in accordance with City requirements and standards. Cross-sections will be required with submittal of Street Plans and Landscaping/Irrigation Plans for review and approval. City of PLANNING AND DEVELOPMENT DEPARTMENT October 6, 2005 To: Mike Sanchez Planning Supervisor From: Karana Hattersley-Drayton'/ Historic Preservation Project Manager Re: Tract Map No. 5499 and Parcel Map 2004-36 Thank you for the opportunity to review Tract Map No.5499, a proposed 106 commercial and residential project located on the southeast comer of East Belmont and North Fowler Avenues in southeast Fresno. There do not appear to be any extant buildings, canals or historic landscape features within the Tract Map. The parcel is also not within an area known for subsurface archaeological resources. Therefore, for the purposes of the California Environmental Quality Act there are no potential historic or cultural resources. However, there are numerous buildings in Parcel Map 200436. It is my understanding that there was a historic survey, which I do not recall reviewing. Of particular concern is the row of 100 foot tall pecan trees that line the southern side of East Belmont Avenue. Have these trees been evaluated as a historic landscape? And what impact might the commercial development of this property have on these trees? Historic or not, it would be best policy to retain mature landscaping through a sensitive project design. I look forward to working with you on this issue. Thanks. City of IIT lIIWil►! ff— C-V4 ex Fire Department 450 M Street Randy R. Bruegman Fresno, California 93721-3083 Fire Chief 559-621-4000 FAX#559-498-4261 www.fresno.gov Date 12-1-05 TO: Kevin Fabino, Planner II Development Department, Planning Division t;S FROM: Mike Schmidupervising Fire Prevention Inspector Fire Prevention Bureau SUBJECT: Tentative Tract No.5499 The Fire Department has completed a review of the Revised Vesting Tentative Tract Map 5499, which was submitted by Quad Knopf. The following requirements and conditions are to be placed on this vesting tentative tract map as a condition of approval by the Fire Department. General Requirements: This project is within 3 miles of Fire Station No. 15. This project is subject to UGM Fire service fees for Fire station No.15. Provide residential hydrants and fire flows per Public works standards with two sources of water. Access is not acceptable as follows: Section for lots 1-53 : East Grant connection between Fowler and Cimmaron must be built with this section. Section for lots 54-89: East "Francher Creek" must connect to two existing streets. Section for lots 90-102: Provide second point of access to "Sunflowers Ave." or all structures on lots 92-96 shall be provided with approved fire sprinklers. Note: Phasing of tract will require re-review for access requirements. Street Name Review TM-5499 9-8-05 Street Name Status Required Change East Belmont Avenue Good East Grant Avenue Good East Washington Avenue Good East McKenzie Avenue Good North Laverne Avenue Chane East Nevada Avenue East Illinois Avenue Chane North Cypress Avenue East Iowa Avenue Good East Fancher Creek Avenue Good East Sunflowers Avenue Chane East Tulare Street East Platt Avenue Good North Fowler Avenue Good North Cimarron Avenue Chane North McArthur Avenue North Millard Avenue Good North Bur an Avenue Good North Buri Avenue Chane North Burl Avenue North Cypress Avenue Good South Armstrong Avenue Chane North Armstrong Avenue Fresno City of � Department of Public Utilities Solid Waste Division 1325 E. EI Dorado Fresno, California 93706-2014 (559)498-1452 October 4, 2005 TO: Mike Sanchez, Supervising Planner Development Department, Planning Division THROUGH: Robert Weakley, Chief of OperationdPa�vo Department of Public Utilities, Solid Waste Division FROM: Donna Leslie, Staff Assistant Department of Public Utilities, Solid Waste Division SUBJECT: TT 5499 - Solid Waste Conditions of Approval The Department of Public Utilities, Solid Waste Division, has completed a review of the Vesting Tentative Tract Map 5499 which was submitted by Quad Knopf. 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 5499 will be serviced as Single Family Residential properties with Basic Container Service. Property owners will receive 3 containers to be used as follows: l 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: • If this project is going to be constructed in phases, all streets shall connect to one another, or a temporary turnaround shall be provided. Turnaround shall be large enough to accommodate a solid waste vehicle that is 35', with a turning radius of 44'. Turnaround shall be kept clear of all vehicles on the solid waste service day. TT-Page I of 2 Covenant Requirements: • There shall be no parking allowed in any of the cul-de-sacs on the solid waste service day. The following lots shall be kept clear of all vehicle by 6:00 a.m. Lots 20-23 on East McKenzie Avenue Lots 65-67 on North Burl Avenue Lots 92-96 on East Tulare Street TT-Page 2 of 2 14'nnriitinnc of 6nnrnval TTSdQQ ■ City of Ie®1eiMl ��iG ff'i1=-tea%►v DEPARTMENT OF PUBLIC UTILITIES Date: September 13, 2005 To: MIKE SANCHEZ, Supervising Planner Planning and Development Department, Current Planning From: DOUG HECKER, Supervising Engineering Technici Department of Public Utilities, Planning and Engineering Subject: SANITARY SEWER AND WATER REQUIREMENTS FOR T-5499/UGM, R-05-19 General Vesting Tentative Tract No. 5499 and R-05-19,propose a 103-lot single-family residential subdivision. With 6 outlots and 2 remainders, rezoning from AE-20 to R-1/UGM zoning, on 108 acres located on the east side of North Fowler Avenue between East Belmont Avenue and East Kings Canyon road. 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 39-inch main located in South Fowler Avenue. Sanitary sewer facilities will be available to provide service to the site subject to the following requirements: 1. Extension of a 10-inch sewer main in E. Belmont Avenue east approximately 1000-feet. 2. Extension of an 8-inch sewer main in E. Belmont east to the proposed Highway 180 Right-of-way. 3. Sanitary sewer mains shall be extended within the proposed tract to provide sewer service to each lot created. 4. Separate sewer house branches shall be provided for each lot created. 5. Abandon all existing on-site private sanitary sewer systems. 6. A Preliminary sewer design layout shall be prepared by the Developer's Engineer and submitted to the Department of Public Utilities for review and conceptual approvals prior to submittal or acceptance of the developers final map and engineered plan&profile improvement drawing for City review. 7. Public sewer facilities shall be constructed in accordance with the Department of Public Works standards, specifications, and policies. 8. Engineered improvement plans prepared by a Registered Civil Engineer shall be submitted for Department of Public Utilities review and approvals for proposed additions to the City Sewer System. Sanitary Sewer Fees The following Sewer Connection Charges are due and shall be paid for the Project: 1. Sewer Lateral Charge 2. Oversize Sewer Area: #37 3. Trunk Sewer Charge: Fowler 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 5499. City of WATER DIVISION Date: September 12, 2005 To: DOUG HECKER, Supervising Engineering Technician Department of Public Utilities, Administration Through: NEIL MONTGOMERY, Chief Engineering Technician 4091✓ 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. 5499 The following conditions are required to provide water service to the development. 1. Construct a 14-inch transmission grid water main in South Armstrong Avenue from East Belmont Avenue south to East Fancher Creek Avenue. 2. Construct a 14-inch transmission grid water main in East Fancher Creek Avenue from South Armstrong Avenue west to the west boundary of the tract. 3. Construct a water supply well(s) on a site(s) dedicated to the City of Fresno. The well(s) shall be capable of producing a total of 500 gallons per minute. Well sites shall be of a size and at a location acceptable to the Water Systems Manager. The cost of acquiring the well site(s) and construction of the well(s) shall be reimbursed from the UGM Water Supply Well Service Area Fund 501 s, in accordance with established UGM policies. 4. Water well construction shall include wellhead treatment facilities, if required. The cost for constructing wellhead treatment facilities shall be reimbursed from UGM Wellhead Treatment Service Area Fund 501s, in accordance with established UGM policies. 5. Separate services with meter boxes shall be provided to each parcel created. 6. 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. 7. 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. 8. All public water facilities shall be constructed in accordance with Public Works Department standards, specifications, and policies. TAPROJWMEMConditions of Approvaf\5499 091205.doc File No.210.45 FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS PUBLIC AGENCY DEVELOPER Mr. Gil Haro, Planning Manager CENTEX HOMES Planning & Development Department 1840 S. CENTRAL AVE. City of Fresno VISALIA, CA 93277 2600 Fresno Street - Fresno, CA 93721 MAP NO.- 5499 PRELIMINARY FEE(S) (See below) DRAINAGE A( ) " BO " " - " DRAINAGE AREA " BO " $140,539.00 DATE DRAINAGE AREA TOTAL FEE $140,539.00 The proposed development will generate storm runoff which produces potentially significant environmental impacts and which must be properly discharged and mitigated pursuant to the California Environmental Quality Act and the National Environmental Policy Act. The O District in cooperation with the City and County has developed and adopted the Storm Drainage and Flood Control Master Plan. Compliance with and implementation of this Master Plan by this development project will satisfy the drainage related CEQA/NEPA impact of the project mitigation requirements. The proposed development shall pay drainage fees pursuant to the Drainage Fee Ordinance prior to approval of the final map at the rates in effect at the time of such approval. The fee indicated above is based on the tentative map. Contact the FMFCD project engineer prior to approval of the final map for the fee. Considerations which may affect the fee obligation(s) or the timing or form of fee payment: a) Fees related to undeveloped or phased portions of the project may be deferrable. b) Fees may be calculated based on the actual percentage of runoff if different than that typical for the zone district under which the development is being undertaken and if permanent provisions are made to assure that the site remains in that configuration. c) Master Plan storm drainage facilities may be constructed, or required to be constructed in lieu of paying fees. d) The actual cost incurred in constructing Master Plan drainage system facilities is credited against the drainage fee obligation. 5494 5469 E.OLIVE - FRESNO,CA 937_7 - (559)456-3292 - FAX(559)456-3194 Two sided document t r FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS Page 2 of 4 e) When the actual costs incurred in constructing Master Plan facilities exceeds the drainage fee obligation, reimbursement will be made for the excess costs from future fees collected by the District from other development. Approval of this development shall be conditioned upon compliance with these District Requirements. 1. a. Drainage from the site shall be directed to X b. Grading and drainage patterns shall be as identified on Exhibit No. 1 4�—? 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. C. Permanent drainage service will not be available. The District recommends temporary facilities until permanent service is available. Temporary service is available through X d. See Exhibit No. 2. 5. The proposed development: X Appears to be located within a _500 year X 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 Does not appear to be located within a flood prone area. 3499 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. 0 a. Nq State General Permit for Storm Water Discharges Associated with Construction Activities, approved August 1999, (modified December 2002.) A State General Construction Permit is required for all clearing, grading,and disturbances to the ground that result in soil disturbance of at least one acre (or less than one acre if part of a larger common plan of development or sale). Permittees are required to: submit a Notice of Intent to be covered and must pay a permit fee to the.State Water Resources Control Z Board(State Board), develop and implement a storm water pollution prevention plan, eliminate non-storm water discharges, conduct routine site inspections, train employees O in permit compliance, and complete an annual certification of compliance. ■ b. State General Permit for Storm Water Discharges Associated with Industrial Activities, April, 1997 (available at the District Office.) A State General Industrial Permit is required for specific types of industries described in the NPDES regulations or by Standard Industrial Classification (SIC) code. The following categories of industries are generally required to secure an industrial permit: manufacturing; trucking; recycling; and waste and hazardous waste management. Specific exemptions exist for manufacturing activities which occur entirely indoors. Permittees are required to: submit a Notice of Intent to be covered and must pay a permit fee to the State Water Resources Control Board, develop and implement a storm water pollution prevention plan, eliminate non-storm water discharges, conduct routine site inspections,train employees in permit compliance, sample storm water runoff and test it for pollutant indicators, and annually submit a report to the State Board. 3499 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS Page 4 of 4 C. The proposed development is encouraged to select and implement storm water quality controls recommended in the Fresno-Clovis Storm Water Quality Management Construction and Post-Construction Guidelines (available at the District Office)to meet the requirements of the State General Permits, eliminate the potential for non- storm water to enter the municipal storm drain system, and where possible minimize contact with materials which may contaminate storm water runoff. 7. A requirement of the District may be appealed by filing a written notice of appeal with the Secretary of the District within ten days of the date of this Notice of Requirements. 8, The District reserves the right to modify, reduce or add to these requirements, or revise fees, as necessary to accommodate changes made in the proposed development by the developer or requirements made by other agencies. 9. X See Exhibit No. 2 for additional comments, recommendations and requirements. Gerald E. IZc an, Project gineer: Mark Will District Engineer C: Quad Knopf 8405 N. Fresno St., Suite 300 Fresno, CA 93720 3499 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document • , ' I II \NOTE: 48- THIS DRAWING IS SCHEMATIC, M �� sQ" DISTANCES ARE APPROJCIA4ATE --- ELM N ------ _" ---_.----- =AV 71 ------ r -�� w130w I `. + REMAINDER u . ' + W �`�TR.ACT�1 Q 24* 36- 4 1 3 TkAkT N w 599 rE li FANCHER �-•-�'£ .J424' �.L w w -H-t0i LEGEND Master Plan Facilities To Be Constructed By Developer- Pipeline(size Shown). p——— Existing Master Plan Facilities �-- Future Master Plan Facilities Direction Of Drainage SCALE 1 11-400' —————— Inlet Boundary . Drainage Area Boundary ® Existing Temporary Inlet TRACT 5499 DRAINAGE AREA:"130" EXHIBIT N0. 1 FRESNO METROPOLITAN FLOOD CONTROL DISTRICT mam er.oc"b IMM, •nm K tIkY6®!Y.— DUE — OTHER REQUIREMENTS EXHIBIT NO. 2 The District is currently progressing through a multi-phase project at the Fancher Creek Detention Basin located approximately 3 miles upstream. This project,in conjunction with already completed Fancher Creek Dam, will substantially reduce the flood flows and may eliminate or substantially reduce the floodplain delineated on the Flood Insurance Rate Map for this proposed development area. Following completion of the District's project, which may require a few more years to obtain excavation and export of material from the site,the District would submit revisions to FEMA for this floodplain. However,as the development may precede this floodplain revision by the District,it may be desirable for the developer to provide an interim flood study and floodplain revision to FEMA. The District desires to coordinate its project with the extension of Freeway 180 and supply fill to that project to achieve the basin storage. However,the timing of the freeway extension and the volume of material the State needs is currently unclear to the District. The District would prefer to meet with the developer to identify the appropriate floodplain modifications and/or mitigations that is compatible with the timing of improvement of the developer's project area. A hydrologic study will be required due to the lack of the aforementioned floodplain revision. The developer must determine the amount of runoff that will not be contained in Fancher Creek Detention Basin and set finished floors 1' (one foot) above the flood water elevation. Developer will be required to excavate and stockpile the storage volume that will be lost in the construction of this project. Excavation and stockpile of material can be done at the District's Fancher Creek Detention Basin upstream of this project. This requirement will be in place to mitigate the loss of storage volume during a flood event. Development No. Tract 5499 Page 1 of 2 engr\permit\exhibit2\tract\5499(rl) OTHER REQUIREMENTS EXHIBIT NO. 2 The cost of construction of Master Plan facilities,excluding dedication of storm drainage easements, is eligible for credit against the drainage fee of the drainage area served by the facilities. A Development Agreement shall be executed with the District to effect such credit. Reimbursement provisions, in accordance with the Drainage Fee Ordinance, will be included to the extent that Developer's Master Plan costs for an individual drainage area exceed the fee of said area. Should the facilities cost for such individual area total less than the fee of said area,the difference shall be paid upon demand to the City or District. The construction of storm drainage facilities as shown on Exhibit No. 1 will provide permanent drainage service for the portion of the subject project in Drainage Area `BO" north of Fancher Creek. The portion of the subject project south of Fancher Creek in Drainage Area`BO", as shown on Exhibit No. 1,will not have permanent drainage service. The District will recommend temporary facilities for these portions until permanent service is available. A minimum fifteen-foot (15') wide storm drain easement will be required whenever storm drain facilities are located on private property. No encroachments into the easement will be permitted including, but not limited to, foundations, roof overhangs, swimming pools, and trees. The easement may be slightly realigned to accommodate future development,provided the property owner accepts the responsibility to grade the property such that the drainage from the property will reach inlets on the alternate pipeline alignment,and accepts any additional costs for the construction of additional storm drain facilities that may be required. Any proposed storm drain alignments must be reviewed and approved by the District. Development No. Tract 5499 Page 2 of 2 engr\perm it\exh ibit2\uwt\5499(ri) Date Adopted: September 11, 1981 POLICY MANUAL Date Last Amended: August 10,2005 Classification: FLOOD PLAIN MANAGEMENT Subject: Flood Plain Policy Approved By: Because of the relatively high velocities and volumes of flood flow associated with primary flood plains,and because the primary flood plain is responsible for passing the greatest percentage of the flood event, development located in such flood plains is subject to substantial risk, both to itself and to others as a result of the potential for blockage and diversion of flood waters. In view of these factors: Policy: (1) All proposed development activity shall reference the Flood Insurance Rate Map to determine if it is located in a 100-year flood plain (special flood hazard areas inundated by a 100-year flood) "Primary Flood Plain". Any project not located within a FIRM or located in any area where the FIRM is determined to be inaccurate shall be the subject of a detailed hydrological flood hazard investigation to determine the relationship of the proposed development to the primary flood plain; and, further,to identify the calculated water surface elevation of the 100-year flood event. (2) The development must be properly flood proofed below the calculated water surface elevation of the 100-year flood event. (3) All development and/or permanent improvement activity which, if located within the primary floodway, may unduly impede,retard or change the direction of flow of water either,by itself,or by the catching or collecting of other debris or is placed where the flow of water would carry such obstruction downstream to the damage or detriment of either life or property, should not be permitted. (4) The development shall not cause displacement of any and all floodwaters from that portion of the flood plain to be developed. board\poticics\perm\flood plain policy 69ASan Joaquin Valley Air Pollution Control District In`' F9 Y[ED September 15, 2005 SEP 2 1 2005 Reference No.: C200501132 Planning Division Mike Sanchez Development Department Planning Division C.17Y OF Fr ESN10 Development Dept. 2600 Fresno St., Third Floor Fresno, CA 93721-3604 Subject: T-5499, R-05-19 Fancher Creek Addition (APN 313-270-05S & 313-270-06) --_ Dear Mr. Sanchez: 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 classed non-attainment for ozone and fine particulate matter (PM10 and PM2.5). Preliminary analysis indicates this project alone would not contribute to the overall decline in air quality due to ,increased traffic and ongoing operational emissions. However, the increase in emissions from this project,and others like it, cumulatively reduce the air quality in the San Joaquin Valley. When analyzing the effects of emissions from this project, surrounding development must be taken into consideration. This project will develop only a portion, approximately 30 acres, of that land leaving two remainders and six outlots. This development falls within the District's SPAL guidelines (refer to the District's GAMAQI Small Project Analysis Level tables on pages 38—40). When combined with the development of the remaining 79 acres, the emissions may exceed SPAL guidelines. The SPAL can be found online at http://www.vallevair.org/transportation/ceaa%20ruies/gamagi%20ian%202002%20rev.pdf. 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 alley, and aro genui►Dvi . This p—.+j ct may be SubjeVa: iiGVditi orGlI District 1L/C7. TI V IdCn♦•ry additional rules or regulations that apply to this project, or for further information, the applicant is strongly encouraged to contact the District's Small Business Assistance Office at (559) 230-5888. Current District rules can be found at http://www.valleyair.org/rules/1 ruleslist.htm. Regulation VIII (Fugitive PM10 Prohibitions)- Regulation VIII (Rules 8011-8081) is a series of rules designed to reduce PM10 emissions (predominantly dust/dirt) generated by human activity, including construction, road construction, demolition, 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.tpdf. Also, the District's compliance assistance bulletin for construction sites can be found at: http://www.vallevair.ora/busind/comply/PM 10/Req%20VI11%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 Mr.Sanchez September 15,2005 T-5499,R-05-19 Page 2 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. Rule 4101 (Visible Emissions) This rule prohibits emissions of visible air contaminants to the atmosphere and applies to any source operation that emits or may emit air contaminants. The applicant must contact the District's Small Business Assistance Office at (559) 230-5888 to receive additional information or instructions. 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 II Certified wood burning heaters per acre in any new residential development with a density equal to or greater than three (3) dwelling units per acre. 5.3.3 No person shall install more than one (1) wood burning fireplace or wood buming 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 on our website at www.vallevair.orcl. For compliance assistance, please contact Mr. Wayne Clarke, Air Quality Compliance Manager, at (559)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 Mr. Sanchez September 15,2005 T-5499,R-05-19 Page 3 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 buiiding(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.orci/bookstore/energy/downloads/siv tree quidelines.pdf, 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 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. Connections to nearby public uses and commercial areas should be made as direct as possible to promote walking for some trips. Pedestrian and bike-oriented design reduces motor vehicle usage and their effects on air quality. Sidewalks and bikeways should be designed to separate pedestrian and bicycle pathways from vehicle paths 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 hftp://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/prdas/brochures/paintguide.html - High-albedo (reflecting) roofing material. For more information see http://eetd.Ibl.gov/coolroof/ - Cool Paving. "Heat islands" created by this and similar projects contribute to the reduced air quality in the valley by heating ozone precursors. For more information see http://eande.Ibl.gov/heatisland/http://www.harc.edu/harc/Proiects/CoolHouston/ - Radiant heat barrier. Please see http://www.eere.energy.gov/consumerinfo/refbriefs/bc7.html - Energy efficient lighting, appliances, heating and cooling systems. For further information see http://www.energystar.goy/ - 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.nrel.gov/and httr)://www.energy.ca.gov/renewables/ Mr.Sanchez September 15,2005 T-5499, R-05-19 Page 4 - Programmable thermostat(s)for all heating and cooling systems - Awnings or other shading mechanism for windows - Porch, patio and walkway overhangs - Ceiling fans, whole house fans - Utilize passive solar cooling and heating designs. (e.g. natural convection, thermal flywheels) See http://www.eere.energy.gov/RE/solar passive.html - Utilize daylighting (natural lighting) systems such as skylights, light shelves, interior transom windows etc. See http://www.advancedbuildings.or-q - 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-buming 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/GreenBuildinq/, hfp://www.lgc.org, http://www.sustainable.doe.gov/and hfg://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 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.vallevair.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 in the valley. This could include providing an information center for residents to coordinate carpooling. Check out the "Spare the Air" section of our website www.vallevair.org • The District encourages the applicant and fleet operators using the facility to take advantage of the District's Heavy-Duty Engine program to reduce project emissions. The Heavy Duty program provides incentives for the replacement of older diesel engines with new, cleaner, fuel-efficient diesel engines. The program also provides incentives for the re-power of older, heavy-duty trucks with cleaner diesel engines or alternative fuel engines. Nese alternative fuel heavy-duty trucks also qualify. For more information regarding this program contact the District at (559) 230-5858 or visit our website at hfp://www.vallevair.org/transportation/heavvdutyidx.htm. • 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/. Mr.Sanchez September 15,2005 T-5499,R-05-19 . Page 5 - 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 (CARB) has verified specific alternative diesel fuel blends for NOx and PM emission reduction. Only fuels that have been certified by CARB should be used. 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.er)a.00v/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 CARB, see their website at htto://www.arb.ca.00v/msprog/offroad/cert/cert.PhD. 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, Jssica R.Willis Air Quality Specialist Central Region c: file r �- CLOVIS / September 27, 2005� J U _ N I F I E D Com' SCHOOL DISTRICT DD Mike Sanchez laso HERNDON AVENUESupervising Planner SEP 2 g 2005 City of Fresno CLOVIS,CA 93611-M7 Planning & Development Department planning Division 559.327.9000 2600 Fresno Street Third Floor Geveiopment Departme,11 —CrINED Fresno, ^ � �' C:;� r '-�:.. www.dovlsusd.kl2.ca.m F , CA 93721-3604 SUBJECT: Tentative Tract No. 5499, Rezone No. R-05-19 East of Fowler Avenue between Belmont and Kings Canyon Dear Mr. Sanchez: GOVERNM BOARD Sandra A.Batsel The purpose-of this letter is to provide school district information relative to the Brian D.Heryford above-referenced applications and to comply with Business and Professions Code G+nnyL Hovwplan section 11010, subdivision (b)(11)(A) regarding the provision of school-related Richard Lake. C.P.A. Ellzabetlt I.Sandoval information to the subdivider/owner and the State Department of Real Estate. Jim Van Volklnburg,D.D.S. Susan M. walker,D.HSc. As noted below, students from this subdivision will attend Fancher Creek Elementary School, which is located at the southwest corner of Tulare and Fowler Avenues. The District is concerned that students from the proposed development be provided with a safe walking route to school. The adjacent tract located south of Fancher Creek between Fowler Avenue and the subject tract appears to provide for a 12 foot wide walking trail south of and parallel to Fancher Creek extending from ADMNW`AnON Fowler Avenue easterly to the edge of the subject tract. This proposed trail could Terry Bradley, potentially provide a route to school. The District is interested in working with the Virginia R.Boris.Ed.D. City and the developer to ensure that a safe and appropriate route to school is Associate Superintendent provided as part of development proposed in the area. Daniel E.Kaiser,Ed.D. Ana-date Superintendent Willam C.McGuire Project development will affect the District by generating students that will need to AnodateSuper'"`"'de" be housed in District schools. Assuming that the project site could be developed with Janet L.Young,Ed.D. AasodateSupertotendent 103 since e family'.nits, the following comments can be made at this time: 1. The number of students generated by the project is estimated as follows: grades K-6, 41 students; grades 7-8, 11 students; grades 9-12, 17 students. 2. Elementary School Information: (a) The subject land is presently within the attendance area of the elementary school (grades K-6) listed below: School Name: Fancher Creek Elementary School Address: 5948 E. Tulare Avenue, Fresno CA 93727 Telephone: (559) 327-6700 Capacity: 600 Enrollment: 775 (September 2005) Mike Sanchez September 27, 2005 Page 2 (b) An elementary school site has been designated within the Fancher Creek development southwest of the existing Fancher Creek School. At this time, the District does not have a timetable for the development of this elementary school. Although Fancher Creek School is currently operating in excess of design capacity with an enrollment of 775, the District has eight other elementary schools with enrollments of at least 700 (Century, 761; Dry Creek, 979; Freedom, 883; Gettysburg, 732; Maple Creek, 835; Miramonte, 700; Mountain View.,; 772; and Tar:yey, 766). .-'is such, the District is monitoring several growing areas, in addition to the Fancher Creek area, for new elementary schools. The timing and priority of new schools will depend on the timing of development activity in the various areas being monitored. (c) Because of rapid growth in the District and the District's plans for construction of new school facilities, it is possible that (1) adjustment of school attendance areas could occur in the future such that students residing in the project area may be required to attend an elementary school other than Fancher Creek, and (2) students residing in the project area may attend more than one elementary school within the District during their elementary school years. 3. Intermediate and High School Information: (a) The project area is currently served by the following intermediate school (grades 7-8) and high school (grades 9-12): School Name: Reyburn Intermediate School Address: 4300 N. DeWolf, Clovis, CA 93611 Telephone: (559) 327-4500 Capacity: 1,377 Enrollment: 1,428 (September 2005) School Name: Clovis East High School Address: 4343 N. Leonard, Clovis, CA 93611 Telephone: (559) 327-4000 Capacity: 2,700 Enrollment: 2,768 (September 2005) (b) The District will be locating an educational center in the portion of the District south of the Gould Canal, which will include a high school, an intermediate school and other facilities. The future construction of these facilities will allow the District to keep pace with anticipated development activity in the southeast area of the District. Mike Sanchez September 27, 2005 Page 3 4. Bus transportation is currently provided for grades K-6 students residing further than one mile from school and for grades 7-12 students residing further than two and one-half miles from school. Transportation will be available for students attending the above-identified elementary, intermediate and high schools in accordance with District standards in effect at the time of enrollment. 5. The District currently levies a school facilities fee of$3.09 per square foot for residential development. The fee is adjusted periodically in accordance with law and may increase or decrease. New development on the subject property will be subject to the fee in place at the time fee certificates are obtained. The District hereby requests that the information in this letter be provided by the owner/subdivider to all prospective purchasers of property within the project. Thank you for the opportunity to comment on the project. Please contact me if you have any questions regarding this letter. Sincerely, Bill McGuire Associate Superintendent Administrative Services I F el orrlecs of PHONE(559)233-7161 FAX(559)233-8227 "- 2907 SOUTH MAPLE AVENUE FRESNO,CALIFORNIA 93725-2218 Your Most Valuable Resource-Water __ L9 L9 C[E 0 n -F ED September 9, 2005 w v U SEP 13 2005 Mr. Mike Sanchez Planning Division City of Fresno Development Deaartment Planning & Development Department CITY OF FRESNO 2600 Fresno Street, Third Floor Fresno, CA 93721-3604 RE: VTTM No. 5499, R-05-19—FID's Fancher Creek No. 6 & Eisen No. 11 Canals Dear Mr. Sanchez: FID's comments and requests are as follows: 1. FID's Fancher Creek-No. 6 and Eisen No. 11 canals traverse'the subject property as shown on the enclosed map. 2. FID requires the applicant grant an exclusive canal easement to FID and concrete line, encase in box culvert or other approved means to protect canal integrity, the Fancher Creek Canal across the proposed development in accordance with FID standards, and that the applicant enter into an agreement with FID for that purpose. The applicant will need to meet with FID to determine the canal alignment and required canal dimensions. 3. FID requires all trail improvements and easements for trail purposes be located outside FID's easement and that no portion of said easements shall be in common use. 4. FID requires the applicant grant an exclusive pipeline easement to FID and pipe the Eisen No. 11 Canal across the proposed development in accordance with FID standards, and that the applicant enters into an agreement with FID for that purpose. The applicant will need to meet with FID to determine the pipeline alignment and required pipeline diameter. 5. FID requires its easements be shown on the map with proper recording information, and that FID be made a party to signing all plans which affect its easements and canal/pipeline facilities and also be made party to signing the final map. 6. FID requires the applicant submit a grading and drainage plan for FID approval which shows that the proposed development will not endanger the structural integrity of the pipeline, or result in drainage patterns that will adversely affect FID or the applicant. 7. FID does not allow its easements to be in common use with public utility easements but will allow its easement to be in common use with landscape easements. FID recommends all block walls and fences be located outside of its easement. Agencies\CitffM5499 R-05-19 BOARD OF President JACOB ANDRESEN. Vice-President JEFFERY G. BOSWELL DIRECTORS JEFF NEELY,EDDIE NIEDERFRANK,STEVEN G.BALLS, General Manager GARY SERRATO Mr. Mike Sanchez September 9, 2005 Page 2 of 2 8. FID will require a Common Use of Easements Agreement between FID and the City of Fresno for all Landscape easements which overlap FID's easement. 9. FID requires the applicant enter into an Encroachment Agreement with FID for all permanent improvements placed on or constructed within FID's easement. 10. FID requests the applicant be exempted from any condition that would require the construction of public facilities or conveyance of deeds or easements within FID's canal easement to any other party without FID's written consent. 11. FID may have additional comments regarding the subject proposal and suggests the applicant and or the applicants engineer contact FID at their earliest convenience. Thank you for submitting this for our review. Please feel free to contact me with any questions or concerns at 233-7161 extension 317 or biohnson(@,fresnoirTigation.com. Sincerely, ret Johnson Engineering Technician I Enclosure cc: Centex Homes, Inc. Quad Knopf Agencies\City\TM5499 R-05-19 SHIRLEY X,msyf��EY �m m w FOWLER — — z O z G) a z 0 c ti r� m V O � W O o LAVERNE O � Z r m D 2 D O DFn I BURGAN co m r i 1F 8 I * rl p� W N V O T m Y n m n m m 0 7c Z _ O TO s Oaa _ V I I f f 03 4. y r v, Z f O m r V w co County of Fresno DEPARTMENT OF PUBLIC WORKS AND PLANNING is36 Alan Weaver, Director October 3, 2005 City of Fresno, Development Department Planning Division ae.Yc',L)n' ''a.r`. Land Division Section 2600 Fresno Street, Room 3043 Fresno, CA 93721-3604 Attention: Mike Sanchez Dear Mr. Sanchez: SUBJECT: Vesting Tentative Map of Tract No. 5499/UGM and Rezoning Application No. R-05-19 1. The properties being processed for this Map is currently under the jurisdiction of Fresno County. The annexation of the properties into the City should include the full street of Belmont Avenue. City of Fresno must obtain Fresno County consent for acquisition of right-of-way within County's jurisdiction for road construction purposes on Cornelia Avenue. 2. Street Improvement plans of all new and/or reconstructed roads which are adjacent to County roads or properties under the County's jurisdiction should be reviewed and approved by the County. Thank you for the opportunity to review this project. You can reach me at 262-4106 if you have any question regarding these comments. Sincerely, Frank L. Daniele, Interim Manager Maintenance and Operations Division �16r Casey Cheng, Senior Engineer Development Engineering Cc.Cb G:14360Dev_Engr%Fina1ed Letters 05Wap 5499-UGM and rezoning App.No.R-05-1940e ROAD MAINTENANCE& OPERATIONS DIVISION 2220 Tulare Street,Sixth Floor!Fresno,California 93721!Phone(559)262-4240!FAX(559)262-4166 Equal Employment Opportunity 9 Affirmative Action 9 Disabled Employer ST.&Tt OF CALIFORNIA—BUSINESS.TRANSPORTATION AND HOUSING AGENCY ARNOLD SCHWARZENEGGER-Govemm DEPARTMENT OF TRANSPORTATION 1352 WEST OLIVE AVENUE P.O.BOX 12616 FRESNO,CA 93778-2616 PHONE (559)445-6666 Flex your power! FAX (559)488-4088 IDl Be energy efficient! TTY (559)488-4066 IL Fll -7 December 1, 2005 D E C 0 2 2605 2131-IGR/CEQA 6-FRE-180-64.41+/- FANCHER CREEK SCH #2004021071 R-05-19 & T-5499 Mr. Mike Sanchez City of Fresno Development Department Planning Division 2600 Fresno Street Fresno, CA 93721 Dear Mr. Sanchez: .On September 22, 2005, Caltrans recommended that the City not proceed with R-05-19 & T-5499 until all of the issues with the Fancher Creek development EIR were resolved. The rezone and map propose to change the zoning of 108 acres from agriculture to residential and develop.103 single-family homes on approximately 30 acres of this rezone. The project is located on the east side of North Fowler Avenue between East Belmont Avenue and East Kings Canyon Road and is part of the Fancher Creek Development. We have been working with Centex Homes to resolve the issues regarding the traffic analysis for the Fancher Creek development. Centex Homes is preparing supplemental traffic study to address the deficiencies in the original study and are also preparing a Project Study Report (PSR) for the improvements needed on State facilities. In light of Centex Homes' commitment to address these issues, Caltrans withdraws our request to postpone this project. We wish to state for the record our appreciation of the cooperation Centex Homes has shown and their willingness to work with Caltrans on all facets of the traffic study and the PSR. If you have any questions,please call me at (559)445-6666. Sincerely, MOSES STTTES J Office olf.T; -rt tion.Planning District'6 C: Mr. Dennis Gaab, Area Entitlement Manager, Centex Homes Ms. Barbara Goodwin, Executive Director, Council of Fresno County Governments State Clearinghouse "Caltrans improves mobility across California bTATF OF CALIFORNIA—BUSINESS,TRANSPORTATION AND HOUSING AGENCY RNOLO SC'HW RZENEGGER Gov oma DEPARTMENT OF TRANSPORTATION 1352 WEST OLIVE AVENUE P.O.BOX 12616 FRESNO,CA 93778-2616 PHONE (559)445-6666 Flex your power! FAX (559)488-4088 Be energy efficient! TTY (559)488-4066 September 22,2005 LIFE-)2 "�J 213 1-IGR/CEQA DANCHER CREEK SCH#2004021071 Mr. Mike Sanchez SEP 2 6 2005 R-05-19&T-5499 City of Fresno Development Department Planning Division Planning Division Development Department 2600 Fresno Street C!TY OF Fpc"'D Fresno,CA 93721 Dear Mr. Sanchez: We have reviewed the rezone and map proposing to change the zoning of 108 acres from agriculture to residential and develop 103 single-family homes on approximately 30 acres of this rezone. The project is located on the east side of North Fowler Avenue between East Belmont Avenue and East Kings Canyon Road and is part of the Fancher Creek Development. Caltrans has the following comments: Caltrans requests that.the City not proceed with processing this map until all of the issues with the EIR for the Fancher Creek Development are resolved. There is no question that these parcels are included in the Fancher Creek Development as they are identified by parcel number in the Draft EIR. This map should be processed after all legal issues have been addressed. At the Planning Commission and City Council hearings, Caltrans entered into the record that the Freeway 180 extension has been delayed. This delay could mean that the extension will not complete construction until 2012,possibly longer if there are additional funding shortfalls. We were unaware of the extent of the delay until just shortly before the Planning Commission hearing. All of the analysis of this project's traffic impacts, and our subsequent review of that analysis,was prepared with the assumption the Freeway would be completed prior to any phase of Fancher Creek being completed. This is no longer a guarantee. The traffic study is therefore no longer adequate to fully evaluate the project's impacts and should be revised. We are actively working with both the City and the developer to resolve these issues,but at this time, we have not entered into an agreement. It is therefore premature to process this map. If you have any questions,please call me at(559)445-6666. Sincerely, MOSES STITES Office of.Transportation.Planning District 6 C: Mr.Martin Keck, Caltrans Legal Department Mr Michael Slater, City of Fresno Attorney's Office Ms. Barbara Goodwin,Council of Fresno County Governments State Clearinghouse "Caltrans improves mobility across California" CITY OF FRESNO—ENVIRONMENTAL ASSESSMENT/INITIAL STUDY FINDING OF CONFORMITY/MEIR NO. 10130/Pro ram EIR No. 10133 Pursuant to Section 21157.1 of the California Public Resource Code DATE R 1 k LING: (California Environmental Quality Act) the project described below is 2095 NOV 10 PM 2: 03 determined to be within the scope of the Master Environmental Impact Report (MEIR) No. 10130 and Program Environmental Impact Report No. 10133 CITY CLERK. FRESNO CA prepared for the 2025 Fresno General Plan and the Fancher Creek Development Project. Initial study is on file in the Planning and Development Department, City Hall, 2600 Fresno Street, Fresno, California 93721 (559) 621-8277 Applicant: Initial Study Prepared By: Centex Homes, Inc. Mike Sanchez, Supervising Planner 1840 South Central Avenue November 10, 2005 Fresno, California 93277 Environmental Assessment Number: Project Location (including APN): Vesting Tentative Tract Map No. 5499 The southeast comers of East Belmont and Nortf7 Fowler Avenues. (APN: 313-270-39 & 313-270-41) Project Description: Quad-Knopf, on behalf of Centex Homes, Inc., has filed Vesting Tentative Tract Map No. T-5499 situated on 32 acres of property located on the southeast comer of East Belmont and North Fowler Avenues. Vesting Tentative Tract No. 5499 proposes a 103-lot single family residential subdivision, installation of related facilities and infrastructure, with five outlots consistent within the medium density residential planned land use designation (4.99 to 10.37 dwelling units per acre). The subject property has been pre-zoned to R-1/UGM/cz (Single Family Residential/Urban Growth Management/conditions of zoning) and is subject to annexation which the Local Agency Formation Commission as the lead agency. Detachment from the Kings River Conservation District will also be required. The property is within the boundaries of, and consistent with the 2025 Fresno General Plan and Roosevelt Community Plan area. The subject property is currently vacant and is surrounded by single family residential development to the west and south, and a planned business park to the north and east. Conformance to Master Environmental Impact Report(MEIR NO. 10130) and Program EIR No. 10133: The 2025 Fresno General Plan and Roosevelt Community Plan designate the property for medium density residential planned land uses. The R-1/UGM/cz (Single Family ResidentiaWrban Growth Management/conditions of zoning) zoning for the subject property conforms to the planned land use designation of the 2025 Fresno General Plan (Table 2, Planned Land Use and Zone District Consistency Table) and pursuant to Section 12-403-B-2 of the FMC. The Planning and Development Department staff has prepared an initial study and environmental checklist and evaluated the proposed development in accordance with the land use and environmental policies and provisions of the 2025 Fresno General Plan and the related Master Environmental Impact Report (MEIR) No. 10130. In addition, this proposed project was part of Program Environmental Impact Report No. 10133 prepared for the Fancher Creek Development Project which was certified by the Fresno City Council on May 17, 2005. EIR No. 10133 required mitigation measures which shall be incorporated into this project. The subject property has been pre-zoned to R-1/UGM/cz (Single Family ResidentiaWrban Growth Management/conditions of zoning). Thus, development will not facilitate an additional intensification of uses beyond that which already exists or would be allowed by the above-noted planned land use designation. Moreover, it is not expected that the future development will adversely impact existing city service systems or Finding of Conformity Under MEIR No. 10130 and Program EIR No. 10133 Environmental Assessment No.T-5499 November 10, 2005 Page 2 the traffic circulation system that serves the subject parcels. These infrastructure findings have been verified by the Public Works and Public Utilities Departments. It has been further determined that all applicable mitigation measures of MEIR No. 10130 and Program Environmental Impact Report No. 10133 have been applied to the project necessary to assure that the project will not cause significant adverse cumulative impacts, growth inducing impacts, and irreversible significant effects beyond those identified by MEIR No. 10130 as provided by CEQA Section 15178(a). Pursuant to 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 MEIR No. 10130 and Program EIR No. 10133, prepared for the Fancher Creek Development Project, provided that the project does not cause significant impacts on the environment that were not previously examined by the MEIR and Program EIR No. 10133. Relative to this specific project proposal, the environmental impacts noted in the MEIR and Program EIR No. 10133, per the 2025 Fresno General Plan land use designations, include impacts associated with the medium density residential planned land use designation specified for the subject parcel. Based on this initial study, the proposed project does not change the land use indicated for the subject parcel and will not generate additional significant effects not previously identified by the MEIR or Program EIR No. 10133. Therefore, the project proposal is within the scope of the MEIR and Program EIR No. 10133 as defined by Sections 15177 and 15168, respectively, of the CEQA Guidelines. Moreover, as lead agency for this project, the Planning and Development Department, per Section 15177 (d)and 15168 (e) of the CEQA Guidelines, has determined that all feasible mitigation measures from MEIR No. 10130 and Program EIR No. 10133 shall apply to the project proposal as noted in the attached mitigation monitoring checklist. Public notice has been provided regarding staff's finding in a manner prescribed by this section of the Guidelines and by Section 21092 of the California Public Resources Code (CEQA provisions). Darrell Unruh Date Planning Manager, City of Fresno KAMaster Files-Tract Map1T-5499 FINDING OF CONFORMITY.dw Attachments: Environmental Checklist/Initial Study for Environmental Assessment No. T-5499 Mitigation Monitoring Checklist (MEIR No. 10130)for Environmental Assessment No.T-5499 Mitigation Monitoring Checklist (Program EIR No. 10133) ENVIRONMENTAL ASSESSMENT(EA) CHECKLIST POTENTIAL ENVIRONMENTAL EFFECTS EA NO. T-5499 1_0 TOPOGRAPHIC,SOIL.GEOLOGIC 11.0 URBAN SERVICES CONSIDERATIONS 1 11.1 Availability of fire protection 1 1.1 Geologic hazards,unstable soil conditions 1 11.2 Lack of emergency vehicle access 1 1.2 Adverse change in topography or ground surface relief 1 11.3 Adequacy of design for crime prevention 1 1.3 Destruction of unique geologic or physical features 1 11.4 Overcrowding of school facilities 1 1.4 Increased water erosion 1 11.5 Availability of water mains of adequate size 1 11.6 Availability of sewer lines of adequate capacity 2_0 AIR OUILITY 1 11.7 Availability of stone water drainage facilities(on or 1 2.1 Substantial indirect source of pollution off site) 1 2.2 Direct on-site pollution generation 1 11.8 Availability of adequate park and recreation areas 1 2.3 Generation of objectionable odors 1 11.9 Unusually high solid waste generation 1 2.4 Generation of dust except during construction 1 2.5 Adverse local climatic changes 12.0 HAZARDS 1 12.1 Risk of explosion or release of hazardous 3_0 WATER substances 1 3.1 Insufficient ground water available for long-term project 1 12.2 Site subject to flooding use 1 12.3 Adverse change in course of flow of flood waters 1 3.2 Use of large quantities of ground water 1 12.4 Potential hazards from aircraft accidents 1 3.3 Wasteful use of ground water 1 12.5 Potential hazards from landfill and/or toxic waste 1 3.4 Pollution of surface or ground water supplies sites - 1 3.5 Reduction in ground water recharge 13.0 AESTHETICS 4_0 PLANT LIFE 1 13.1 Obstruction to public or scenic vista or view 1 4.1 Reduction of the numbers of any unique, rare or 1 13.2 Creation of aesthetically offensive conditions endangered species 1 13.3 Removal of street trees or other valuable 1 4.2 Reduction in acreage of agricultural crop vegetation 1 4.3 Premature or unnecessary conversion of prime 1 13.4 Architectural incompatibility with surrounding area agricultural land 14.0 HISTORICAL/ARCHAEOLOGICAL 5_0 ANIMAL LIFE 1 14.1 Removal of historic building,disruption of 1 5.1 Reduction in the numbers of any rare,unique or archaeological site endangered species 1 14.2 Construction or activity incompatible with adjacent 1 5.2 Deterioration or displacement of valuable wildlife habitat historic site 6.0 HUMAN HEALTH 15.0 ENERGY 1 15.1 Use of substantial amounts of energy or fuel 7_0 NOISE 1 15.2 Substantial increase in demand upon existing 1 7.1 Increases in existing noise levels sources of energy 1 7.2 Exposure to high noise levels 1 15.3 Wasteful use of energy 6.0 LIGHT AND GLARE EXPLANATION OF RATINGS 1 8.1 Production of glare which will adversely affect "0" Insufficient Information residential areas Insufficient information is available to determine the 1 8.2 Exposure of residences to high levels of glare potential environmental effects which may result from the 9.0 LAND USE proposed project in this category. 1 9.1 Incompatibility with adopted plans and policies "1" No significant Environmental Effect 1 9.2 Acceleration of growth rate 1 9.3 Induces unplanned growth The proposed project will not have an adverse environmental effect in this category, or any such effect is 1 9.4 Adverse change in existing or planned area characteristics not substantially unusual or of undesirable magnitude. This rating is also utilized in cases where the category is 10.0 TRANSPORTATION AND CIRCULATION not applicable to the particular project under consideration. 1 10.1 Generation of vehicle traffic sufficient to cause capacity "2" Moderate Environmental Effect deficiencies on existing street system The proposed project will have an adverse environmental 1 10.2 Cumulative increase in traffic on a major street for which effect in this category, which is of sufficient magnitude to capacity deficiencies are projected 1 10.3 Specific traffic hazard to motorists,bicyclists, be of specific concern. However, this effect is not pedestrians substantial enough in itself to require the preparation of an 1 10.4 Routing of non-residential traffic through residential area Environmental Impact Report, and is mitigable through project changes and conditions. 1 10.5 Insufficient or poorly located parking 1 10.6 Substantial increase in rail and/or air traffic "3" Significant Adverse Environmental Effect The environmental effect identified in this category substantiates in itself or contributes towards a finding that the proposed project has a potentially significant adverse effect on the environment sufficient to require the preparation of an Environmental Impact Report. 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CD r (� CL C O co 0 m N m 0 - C To co p cm 0 00 a o w m Asa charm Z ,.. .c O C E 0 ° ` c Ua F- OQWo mm U � mm CD ° 3 '� CD CD IM Z C) L a� co 0 in c• m m e 0 c75 Q H d .0 i m 'E m .- s o cr O Q CD �C O +, E m C co - -CM •o s C E co C c� L WQom ;° > cn � '� c am - o `off i •00 ZZc0 (D m io �,� co 0 c 0 Z U a m i m i s -- C a C '00 SOF• °� c na c a 0 cc (Da ° c -r .r m U co c m a cocc Q � Q 0 -00 O m U- m m O w Q O c m a _C F' co •C � 3 c V c ca •> 0 0 .�CO CD .r � > cm� c c `° CD -5 •� CL Co c 0 3 E m O O O O — O O 0 � N N - 0 Z � mmc�o -00 � o - = (D3 ° 0 rCc O a .0 '05 O c00 w0 mc0 � m0 cn � � in cnU c 3 0 0 E > co .0 •0 v W Q 0j crn m Ecommr ( Nm _U 0 j E 0 ( a a) 0 N c m 0 co Q m co > � c0iCD 3 ° Zm m � 00 (Dco `" cm > cc c� C w _ mcnsEc (D cc v) T � a ° m � ' ai 'O a CL Q � j0coomam r- (Deco Z CD N = 0 a to co co `` d j coN c 0 w _ CD 0) 0- ca co ~ 03 cc co O N m cCaa 3 c m — ~ U — •� m 3 ui C 0. 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U C U o s is ' m U m co O � O ca O O ca :d C C o m a U o� ) 'a a) m : C E a E OC U = m U = m U m oC rn ca C U a E cn m ,� a . a . m ai m ai m m = cm m mo oc Lmo = 3m :a a a m = � caCc yamco cri E C.C. a C C C m 0 m 'C m .> a T Q O Q O m U •� t U •L O D U .. m asp >,� a a m ° N 3 0)- m 3 CD m c°� m o 'ca n m m CO E _ � m o m o m E w N m E cn cn m Ea -a m CD E N o Aco J) ° mCc m m m m m o •o .SS o � � � > (D G)m c`a c`a m m � ao ca as � 3 m = ° vi U ui a as a rnvcc a �' v'a -o ` rn= = CD a E o m aEi ~ = aoa o = _ .ca = cr°a c�a ca CO 'ti ca ° U U a ° .� > c�a F— ca F— at F— m cn a F— m m a F— m m a N m C C x O U O U uJ U � cc Q mt Uri- 2 ci L6 c6 C C .0 LL LL W • • • • CCD Lf) r Q m Lb N c, w Nrz ca a Zm c cid m Z2 -� w O rna a. c o c � � c—mi c = w OW oh >m � = V > aao CD . 2 c p o m 0 LU E U > CD m UU W W i- "' 0 E 2uj � m '�0a J O y a) aC13cis a m ¢ u� a co a a co O c[S 'O m L >, co s m .— N � a O C C w as m cCC m — C3 N D m C m . 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