HomeMy WebLinkAboutT-5503 - Conditions of Approval - 6/26/2006 c'"°' Zvi, REPORT TO THE PLANNING COMMISSION
AGENDA ITEM NO. 1X-G
COMMISSION MEETING 3/15/06
March 15, 2006 PROVED BY
FROM: STAFF, Planning Divisi ��
Planning and Developme t Dep m t DEPART DIRECTOR
SUBJECT: CONSIDERATION OF VESTING TENTATIVE TRACT MAP NO. 5503/UGM AND
ENVIRONMENTAL ASSESSMENT NO. T-5503
EXECUTIVE SUMMARY
Yamabe & Horn Engineering Inc., on behalf of Lennar Homes, Inc., has filed Vesting Tentative Tract
Map No. 5503/UGM pertaining to approximately 17.90 acres of property located on the northeast .
corner of East Church and South Clovis Avenues. The tract map proposes to subdivide the property
into a 74-lot single family residential subdivision. In addition, the 74-lot single family residential
subdivision will provide a 15,530 square foot pocket park and several landscaped pedestrian pathways
to encourage `wvalkability" within the tract and to allow for ready access to the bus bay along South
Clovis Avenue as well as any future development to the north. The 2025 Fresno General Plan and the
Roosevelt Community Plan designate the subject site for medium-low density residential planned land
uses which according to the land use consistency table allows 2.19 to 4.98 units per acre. Overall, the
proposed subdivision density is 4.13 units per acre. The tract map is consistent with the 2025
Fresno General Plan and the Roosevelt Community Plan. This tract map is supported by staff and
the Roosevelt Community Plan Citizen Advisory Committee.
PROJECT INFORMATION
PROJECT A 74-lot, single family residential subdivision to be developed at an
overall density of 4.13 units per acre
APPLICANT Yamabe & Horn Engineering Inc., on behalf of Lennar Homes Inc.
LOCATION Northeast corner of East Church and South Clovis Avenues
(Council District 5, Councilmember Dages)
SITE SIZE Approximately 17.90 net acres
LAND USE Existing - Vacant
Proposed - 74-lot single family residential subdivision
ZONING Existing - R-1/UGM (Single Family Residential District/Urban
Growth Management)
Proposed- R-1/UGM (Single Family Residential/Urban Growth
Management)
PLAN DESIGNATION The proposed 74-tot single family residential subdivision is consistent
AND CONSISTENCY with the 2025 Fresno General Plan and Roosevelt Community Plan
designation of the site for medium-low density residential planned
land uses
ENVIRONMENTAL Finding of Conformity to the 2025 Fresno General Plan Master
FINDING Environmental Impact Report (MEIR No. 10130) dated February 23,
2006
REPORT TO THE PLANNING COMMISSION
Vesting Tentative Tract Map No. 5503/UGM
March 15, 2006
Page 2
PLAN COMMITTEE The Roosevelt Community Plan Implementation Committee
RECOMMENDATION recommended approval of the proposed project at its meeting on
February 27, 2006
STAFF Approve Vesting Tentative Tract Map No. 5503/UGM subject to
RECOMMENDATION compliance with the Conditions of Approval for T-5503/UGM dated
March 15, 2006
BORDERING PROPERTY INFORMATION
Planned Land Existing Zoning Existing Land Use
Use
Medium-Low AE-20/UGM
North Density Exclusive Twenty Acre Agricultural Vacant
Residential District/Urban Growth Management
Medium-Low R-1 Single Family Residential
South Density
Residential Single Family Residential District Subdivision
Open 11-2/UGM/cz
East Space/Ponding Low Density Multiple Family Residential Ponding Basin
Basin District/Urban Growth Managementlwith
conditions of zoning
R-1/UGM/cz&R-1/cz Vacant/Currently being
Medium Density Single Family Residential District/Urban developed with single family
West Residential Growth Management/with conditions of residences
zoning& Single Family Residential (Tract Map Nos.T-5258 &
District/with conditions of zoning f T-5295)
ENVIRONMENTAL FINDING
An environmental assessment initial study was prepared for this project in accordance with the
requirements of the California Environmental Quality Act (CEQA) Guidelines. This process included
the distribution of requests for comment from other responsible or affected agencies and interested
organizations.
Preparation of the environmental assessment necessitated a thorough review of the proposed project
and relevant environmental issues and considered previously prepared environmental and technical
studies pertinent to the Roosevelt Community Plan area including the Master Environmental Impact
Report (MEIR No. 10130) for the 2025 Fresno General Plan. These environmental and technical
studies have examined projected sewage generation rates of planned urban uses, the capacity of
existing sanitary sewer collection and treatment facilities, and optimum alternatives for increasing
capacities; groundwater aquifer resource conditions; water supply production and distribution system
capacities; traffic carrying capacity of the planned major street system; and, student generation
projections and school facility site location identification.
REPORT TO THE PLANNING COMMISSION
Vesting Tentative Tract Map No. 5503/UGM
March 15, 2006
Page 3
The study indicates that the project, if approved, would conform to the land use designation and land
use policies of the 2025 Fresno General Plan and is within the scope of the Master Environmental
Impact Report No. 10130. Therefore, staff has issued a finding of conformity to the 2025 Fresno
General Plan Master Environmental Impact Report (MEIR No. 10130) dated February 23, 2006, which
incorporates a MEIR Mitigation Monitoring Checklist. This environmental finding was properly
published and noticed on February 23, 2006, with no comments received to date.
BACKGROUND / ANALYSIS
Yamabe & Horn Engineering Inc., on behalf of Lennar Homes Inc., has filed Vesting Tentative Tract
Map No. 5503/UGM pertaining to approximately 17.90 acres of property located on the northeast
corner of East Church and South Clovis Avenues. The tract map proposes to subdivide the property
into a 74-lot single family residential subdivision. In addition, the 74-lot single family residential
subdivision will provide a 15,530 square foot pocket park and several landscaped pedestrian pathways
to encourage "walk ability" within the tract and to allow for ready access to the bus bay along South
Clovis Avenue as well as any future development to the north.
It is noted that the site was originally planned for community commercial land uses by the 2025 Fresno
General Plan and the Roosevelt Community Plan. However, the previous property owner filed Plan
Amendment Application No. A-05-01 and Rezone Application No. R-05-15 proposing a modification
from the community commercial planned land use to the medium-low density residential planned land
use and the R-1 (Single Family Residential) zone district for the project site. On November 1, 2005,
the Fresno City Council approved both the plan amendment (Resolution No. 2005-479) and rezone
applications (Ordinance Bill No. 2005-134). The approval of those applications modified the 2025
Fresno General Plan and Roosevelt Community Plan designation of the subject property from the
community commercial planned land use designation to the medium-low density residential planned
land use designation. The medium-low density residential planned land use allows 2.19 to 4.98 units
per acre (Table 2, Planned Land Use and Zone District Consistency Matrix). Overall, the proposed
subdivision density is 4.13 units per acre, thus, the tract map is consistent with the 2025 Fresno
General Plan and the Roosevelt Community Plan.
Subdivision Design/Streets and Access Points
This subdivision is proposed to have one access point to East Church Avenue and one access point to
South Clovis Avenue. The interior streets will be connected throughout the proposed subdivision with
no cul-de-sac streets.
Landscaping/Common Open Space
The applicant is proposing 25-foot and 15-foot landscape easements (and irrigation system) along the
property lines of lots which back-onto East Church and South Clovis Avenues. The applicant will also
be required to install an acoustical solid masonry wall at the rear of the 25-foot and 15-foot landscape
easements.
In addition to providing additional landscaping and wrap-around walls at the entry points of the
subdivision from the adjacent major streets thereby improving the overall appearance of the project,
the applicant is also proposing a 15,530 square foot pocket park. The park will be accessed by public
streets on three sides and will also be connected to the subdivision by sidewalks that will provide
access to residents, and will encourage both "walkability" and active and passive recreation
opportunities. The proposed pedestrian walkways, all of which will be a minimum of 15 feet in width,
will allow residents living in the subdivision to access the bus bay located on South Clovis Avenue, any
future development to the north and the park. Furthermore, the pocket park, along with the pedestrian
REPORT TO THE PLANNING COMMISSION
Vesting Tentative Tract Map No. 5503/UGM
March 15, 2006
Page 4
walkways, will help meet several of the goals of the 2025 Fresno General Plan, including Goal No. 10
which states that we (i.e. the City along with developers) "provide quality open space, park and
recreational facilities..." and also Policy F-3-i which states that"the location of park and recreation sites
should be central and accessible to the population served, while preserving the integrity of the
surrounding neighborhood." The setting of the pocket park at the location as depicted on Exhibit "A"
and being open on three sides, will allow passers-by and residents the opportunity to monitor the park
resulting in a safe environment and focal point for the neighborhood.
Lot Area and Dimensions
The Fresno Municipal Code requires that all lots within the R-1 zone district provide a minimum lot
width of 60 feet and depth of 100 feet, with the exception of lots on curved streets and reversed comer
lots, and a minimum lot size of 6,000 square feet. All of the parcels within the subdivision meet or
exceed the minimum lot dimensions and lot area, and will have a minimum lot size of 7,200 square
feet.
Setbacks
Lots within the R-1 zone district typically have a minimum front yard setback of 20 feet and a rear yard
of 20 feet. The applicant will be required to comply with these requirements.
Roosevelt Community Plan Implementation Committee
The subject property is located within the boundaries of the Roosevelt Community Plan. The
Roosevelt Community Plan Implementation Committee reviewed and recommended approval of the
project at their February 27, 2006 meeting subject to the applicant providing enhanced entryways and
provide anti-graffiti landscaping to protect the masonry walls located on East Church and South Clovis
Avenues. The Committee's recommendations have been incorporated into the Conditions of Approval
for Vesting Tentative Tract Map No. 5503/UGM dated March 15, 2006.
Public Services
Water Resources and Public Water Supply
The Water Division of the Public Utilities Department has determined that there is an adequate source
of water available to serve the project with the implementation of the Urban Growth Management
(UGM) service delivery requirements, the environmental impact mitigation measures, and the
construction of a water supply well. It should also be noted that adverse groundwater conditions of
limited supply and compromised quality have been well-documented by planning, environmental
impact report, and technical studies over the past 20 years including the Master Environmental Impact
Report No. 10130 for the 2025 Fresno General Plan, Final EIR No.10100, Final EIR No.10117, Final
EIR No. SCH 95022029 (Fresno Metropolitan Water Resource Management Plan) et al. These
conditions include water quality degradation due to DBCP, arsenic, iron, and manganese
concentrations; low water well yields; limited aquifer storage capacity and recharge capacity; and,
intensive urban or semi-urban development occurring upgradient from the Fresno Metropolitan Area.
The proposed project would place additional demand upon peak water use capacity which is one of the
limitations of the groundwater supply aquifer underlying the eastern portion of the Roosevelt
Community Plan area. If approved, the proposed project would be required to contribute to short-term
and long-range water supply and distribution remediation projects in order to adequately address this
deficiency, if approved. Furthermore, the applicant will be required to construct a water supply well (or
wells if necessary) capable of producing 500 gallons per minute to serve the proposed development.
REPORT TO THE PLANNING COMMISSION
Vesting Tentative Tract Map No. 5503/UGM
March 15, 2006
Page 5
Sewage Collection System Capacity
The Cities of Fresno and Clovis share jointly in the treatment capacity of the Fresno-Clovis Regional
Wastewater Treatment and Reclamation Facility. In 1998, the treatment capacity was expanded to
accommodate up to 80 million gallons per day, and was upgraded with modernized equipment to
safeguard against equipment failures. However, in an attempt to serve the anticipated 790,000
metropolitan area population for the year 2025, one or more sub-regional treatment and reclamation
facilities will be required. Thus, sanitary sewer service is available to serve the site, subject to the
mitigation measures imposed with the environmental assessment, and any necessary sewer main
extensions and connections.
Fire Protection Services
The project site is located within the city's UGM area and must comply with the applicable service
delivery requirements necessary to provide not less than the minimum acceptable level of fire
protection facilities and services appropriate for urban uses. Fire service will be provided by City of
Fresno Fire Station No. 15, which is within two miles of the subject property.
Sanger Unified School District
The project site is served by the Sanger Unified School District and is within the attendance boundaries
of Lone Star School (K-6), Washington Academic Middle School (7-8) and Sanger High School (9-12).
Because of the rapid growth occurring within the district's boundaries, the school district has advised
the city that future adjustments of school attendance areas could occur such that students residing in
the proposed project will attend an elementary school other than those listed and that students may
attend more than one elementary school during their elementary school years. Furthermore, the
school district has adopted development fees in accordance with current state law and currently levies
a development fee based on square footage, which the project site will be subject to at the time of
development.
Circulation Element Plan Policies and Major Street System Traffic Capacity
When the City of Fresno Master Environmental Impact Report (MEIR) No. 10130 was certified by the
City Council for the 2025 Fresno General Plan, a determination was made to require project-specific
traffic assessments for projects that would generate 100 or more vehicle trips during weekday peak
hours. Based on the number of single family residential lots, the Public Works Department has
determined that the project will generate 55 a.m. and 74 p.m. peak hour trips, thus a traffic impact
study was not required. However, as required by the mitigation measures established by the
certification of MEIR No. 10130, a traffic assessment was required and prepared by Yamabe & Horn
Engineering, Inc. (dated August 31, 2005) for previous Plan Amendment Application No. A-05-15 to
evaluate the number of vehicle trips projected to be generated by the previously approved plan
amendment and rezone applications. Utilizing the Institute of Traffic Engineers (ITE) Trip Generation
Manual, Seventh Edition, and associated computer software together with the COG's computerized
traffic model, this analysis predicts the number of vehicle trips that will be generated from the proposed
project and surrounding planned land uses, and the direction in which these trips will travel.
The Traffic Impact Study (TIS) analyzed the intersections at East Church and South Clovis Avenues.
Development of the proposed subject site can be expected to generate an average of approximately
732 vehicle trips per day (VTD). Of these vehicle trips, it is projected that 55 will occur during the
morning (7 to 9 a.m.) peak hour travel period and 74 will occur during the evening (4 to 6 p.m.) period
hour travel period. The project traffic study indicates that the majority of the peak hour vehicle trips are
expected to travel south via South Clovis Avenue to East Jensen Avenue. Because much of the
REPORT TO THE PLANNING COMMISSION
Vesting Tentative Tract Map No. 5503/UGM
March 15, 2006
Page 6
immediately surrounding area (i.e. eastern most portion of the Roosevelt Community Plan Area) is not
developed, the planned major street and intersection improvements have not yet been completed as
required by adopted plans, policies and development standards. However, the proposed project, as
well as other urban land uses developed as planned by the 2025 Fresno General Plan will be required
to construct the planned major street system consistent with the public facility and service delivery
requirements of the Urban Growth Management Program. In addition, the developer of this project, in
accordance with the mitigation measures of Master Environmental Impact Report (No. 10130) which
was certified by the Council with the adoption of the 2025 Fresno General Plan, will be required to pay
impact fees specific to the traffic signalization of the major street intersections.
State Department of Transportation (Caltrans)
The California Department of Transportation (Caltrans), District 6, Office of Intergovernmental
Relations has submitted the attached comments dated December 28, 2005, indicating that the
proposed project is not expected to create significant impacts to the state highway system.
Vesting Tentative Tract Map Findings
The Subdivision Map Act (California Government Code §§ 66400, et seq.) requires that a proposed
subdivision not be approved unless the map, together with its design and improvements, is found to be
consistent with the General Plan and any applicable specific plan (Finding No. 1 below).
State law further provides that the proposed subdivision map be denied if any one of the Finding
Nos. 2 - 5 below is made in the negative. In addition, State law requires that a subdivision be found to
provide for future passive and natural heating or cooling opportunities in the subdivision development
(Finding No. 6 below).
1. The proposed subdivision map, together with its design and improvements, is consistent with the
City's 2025 General Plan (there is not an applicable specific plan), because the Roosevelt
Community Plan designates the site for medium-low density residential planned land use and the
project design meets the density and zoning ordinance criteria for development in these plan
designations. Furthermore, the applicant will be required to construct a public park and
pedestrian paths throughout the subdivision which will increase travel options.
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.
Furthermore, the applicant will be required to improve adjacent public streets, including installing
curb gutter and sidewalks along the north side of East Church Avenue and the east side of South
Clovis Avenue which will improve the flow of traffic in the area.
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 area is not known to contain any unique or endangered species. Although the site has
historically been used for agricultural purposes, during the 2025 Fresno General Plan update, the
city analyzed the impacts of converting land into urban uses and determined that it is necessary
to convert land within the sphere of influence in an attempt to provide housing, growth,
employment opportunities, etc.
4. The proposed subdivision design and improvements are not likely to cause serious public health
and safety problems, because the conditions of approval have shown and will insure that the
subdivision conforms with city health and safety standards.
REPORT TO THE PLANNING COMMISSION
Vesting Tentative Tract Map No. 5503/UGM
March 15, 2006
Page 7
5. The proposed subdivision design will not conflict with public easements within or through the site,
because conditions of approval will assure noninterference with any existing or proposed public
easements.
6. The design of the subdivision provides, to the extent feasible, for future passive and natural
heating or cooling opportunities in the subdivision, because of the appropriate use and placement
of landscaping plant materials and because of the orientation of the proposed lots.
The subdivision map, based on the required findings for approval and subject to the recommended
conditions of approval, and the standards and policies of the 2025 Fresno General Plan and Roosevelt
Community Plan, complies with applicable zoning, subdivision, and UGM requirements.
Based upon the plans and information submitted by the applicant and the recommended conditions of
project approval, staff has determined that these findings can be made.
Planning Commission action of the proposed vesting tentative tract map, unless appealed to the
Council, is final.
CONCLUSION/ RECOMMENDATION
The appropriateness of the proposed project has been examined with respect to its consistency with
goals and policies of the 2025 Fresno General Plan and the 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. 5503/UGM is appropriate for the project site, subject
to the conditions listed below. Therefore, staff recommends that the Planning Commission:
1. APPROVE the environmental finding for Environmental Assessment No. T-5503 dated February
23, 2006 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. 5503/UGM subject to compliance with the Conditions
of Approval dated March 15, 2006.
Attachments: Vicinity Map
2005 Aerial Photograph of Site
Exhibit A, Proposed Vesting Tentative Tract Map No. 5503 dated March 15, 2006
Exhibit B, Parks, Pedestrian Paths and Open Space Areas as proposed
by Vesting Tentative Tract Map No. 5503 dated March 15, 2006
Exhibit C, Letter from Caltrans dated December 28, 2005
Exhibit D, Acoustical Analysis prepared by Brown-Buntin Associates Inc. dated
November 21, 2005
Conditions of Approval for T-5503/UGM dated March 15, 2006
Environmental Assessment No. T-5503 dated February 23, 2006
KAMaster Rles-Tract Maps\Tract 5503 Paul Bemal\Planning Commission Report\Planning Commission Report 3-15-06.doc
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LEGEND
Subject Property U.G.M.Area
VICINITY NINA E' PLANNING & DEVELOPMENT
N DEPARTMENT
VESTING TENTATIVE MAP OF TRACT NO. 5503/UGM
A.P.N.: 316-022-02,03
W E
ZONE MAP: 2555
Northeast corner, Clovis and Church Aves. BY/DATE: J.S. / 12-29-05
NOT TO SCALE
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Exhibit A
Vesting Tentative Tract Map No. 5503/UGM
dated March 15, 2006
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Exhibit B
Parks, Pedestrian Paths & Open Space
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Tract Map No. 5503/U G M
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Exhibit C
Letter from Caltrans
•aTATE OF CALIFORMA—BUSINESS.TRANSPO' -ION AND HOUSING AGENCY ARNOLD SCHW ARZENEGGER Governor
DEPARTMENT OF TRANSPORTATION Exhibit C
1352 WEST OLIVE AVENUE
P.O.BOX 12616
FRESNO,CA 93778-2616
PHONE (559)445-6666
Fres your power!
FAX (559)488-4088 } n�< <;n_,t– Be energy efficient!
TTY (559)488-4066 L_ J 1��• ��
December 28,2005
E7
LuuJ 2131-IGR/CEQA
f 6-FRE-180-65.5+/-
B at T-5503
C ; LENNAR HOMES
Mr.Paul Bernal
City of Fresno Development Department
2600 Fresno Street,Third Floor
Fresno, CA 93721-3604
Dear Mr. Bernal:
We have reviewed the proposed map for the 74-lot single-family residential subdivision to be constructed .
on the northeast corner of East Church and South Clovis Avenues. Caltrans has the following;comments:
When combined with other development in the area, this project's impacts to the transportation/circulation
system and to air quality will be cumulatively significant. Cumulative impacts to these resources were not
fully addressed in the General Plan Update Master EIR,but postponed to future studies. The Master•EIR
did not perform any analysis of the impacts to State facilities from implementation of the General Plan; ,
and hence cannot be relied upon to support subsequent projects that impact State Highways.:,The:City
should consider a mechanism for evaluating and mitigating for these impacts.
The City should consider a transit alternative for this project. When combined with other residential
projects in the area,there is sufficient development to support transit. Early planning could make such
an alternative feasible. Caltrans recommends that this project be routed to Fresno Area Express(FAX)
staff for their review and comment. Please see Attachment Number 1 for other recommended
transportation alternatives.
We request that this letter be made a part of the permanent public record for this project and that a copy
of our letter be included in the staff reports for both the City Council and the Planning Commission. This
will provide the decision-malting body and the general public with a complete and accurate
environmental evaluation for the project.
If you have any questions,please call me at(559)445-6666.
Sincerely,
r
MOSES STITES
Office of TransportationTlanning =r. ;
District 06i-.,
Enclosure
C: Ms Barbara Goodwin, Council of Fresno County Governments
"Caltrans improves mobility across California"
ATTACHMENT NUMBER 1
CALTRANS RECOMMENDATIONS FOR TRANSPORTATION ALTERNATIVES:
Ongoing development throughout the City of Fresno, including this project, will make
traffic operations significantly worse by adding considerably to delay and congestion.
Transit alternatives can help reduce congestion and delay and reduce overall degradation
of air quality and gridlocked intersections. The City of Fresno should focus on ways to
eliminate trips in addition to enhancing capacity. Transportation alternatives the City
should consider include standard highway solutions along with the following:
1. Park and ride facilities on site or within the proximity of this project.
2. A study of the general accommodation and provision of mass transit in this area to
provide insight on ways of increasing transit usage.
3. Exploring the potential of commuter shuttles. The shuttle could be financed through
an assessment district and provide a way for individuals to utilize-a park-and-ride
facility or commercial area parking lot and be shuttled to various commercial/office"
centers within the area. Commuters who need to go further could use City of Fresno-
transit
resnotransit if the City planned for convenient connections. This may help to reduce the... . .
Single Occupancy Vehicle (SOV)demand seeking to use the State Highway System.i ,
4. Providing for continuity of non-motorized transportation.
5. Exploring the potential for employer-sponsored carpools/vanpools or monthly transit
passes for employees as well as including as a condition of project approval a covered
transit stop as mitigation for project-related impacts to the.transportation/circulation
system.
6. Exploring the potential for linking the purchase of a monthly transit pass with new
residential development as partial mitigation for congestion and air quality impacts,
and to ensure the long term viability of public transportation.
Exhibit D
Acoustical Analysis prepared by Brown-
Buntin Assoicates Inc.
Nov 23 05 12: 54p Lennar Associate 55935.28836 p. 2
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Exhibit D
ACOUSTICAL ANALYSTS
TRACT NO. 5503
FRESNO, CALIFORNIA
PREPARED FOR
LENNAR HOMES,INC.
7690 N.PALM AVENUE,SUITE 101
FRESNO,CALTFORNIA 93711
PREPARED BY
BROWN-BUN IN ASSOCIATES,INC.
VISALIA,CALIFORNIA
NOVEMBER 21,2005
BBA
ML
3 19 W,School Avo. Visol;u,CA 93?91 (559)t,77.,1923 • (559)627.62 84 fax
7996 California Ave..Suite A - Fair Oaks,CA 9567.8 • 19l6)961-5822 - (9 1 6)96 1-64 1 S Fax owl
BROWN •BUNTIN
A!1(1 G.IA I t 1r4 c.
Nov 23 05 12: 54p Lennar Associate 5593528836 p. 3
INTRODUCTION
The project is a proposed 74-lot residential subdivision to be located on the east side of South
Clovis Avenue and north of East Church Avenue, within the City of Fresno, California. The
City of Fresno has required an acoustical analysis to determine if existing or future traffic noise
from Clovis and Church Avenues will exceed the City's noise standards and to determine if
mitigation measures will be required for compliance with the City's standards. Brown-Buntin
Associates (BBA) based this analysis on the project site plan shown as Figure 1. Revisions to
the site plan may require reevaluation of the findings of this report.
Appendix A provides definitions of the acoustical terminology used in this report. Unless
otherwise stated, all sound levels reported in this analysis are A-weighted sound pressure levels
in decibels (dB). A-weighting de-emphasizes the very low and very high frequencies of sound in
a manner similar.to the human ear. Most community noise standards utilize A-weighted sound
levels, as they correlate well with public reaction to noise.
CRITERIA FOR ACCEPTABLE NOISE EXPOSURE
The City of Fresno Noise Element of the General Plan establishes noise level criteria in terms of
the Day-Night Average Level (DNL) metric. The DNL is the time-weighted energy average
noise level for a 24-hour day, with a•10 dB penalty added to noise levels occurring during the
nighttime hours (10:00 p.m.-7:00 a,m.). The DNL represents cumulative exposure to noise over
an extended period of time and is therefore calculated based upon annual average conditions.
The Noise Element establishes a land use compatibility criterion of 60 dB DNL for exterior noise
levels in outdoor activity areas of new residential developments. Outdoor activity areas
generally include backyards of single-family residences and individual patios or decks of multi-
family developments. The intent of the exterior noise level requirement is to provide an
acceptable noise environment for outdoor activities and recreation.
The Noise Element also requires that interior noise levels attributable to exterior noise sources
not exceed 45 dB DNL. The intent of the interior noise level standard is to provide an acceptable
noise environment for indoor communication and sleep.
PROJECT SITE NOISE EXPOSURE
Noise levels from traffic on Clovis and Church Avenues were calculated for future (2025)
conditions. The calculations were made using noise level data measured on the site, the Federal
Highway Administration (FHWA) Traffic Noise Model, Version 2.5 (TNM), and traffic data
obtained from the Fresno County Council of Governments(COG).
03-091 Tew No.J503,kaw 11-2145 1
Nov 23 05 12: 54p Lennar Associate 5583528836 p• 4
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Nov 23 05 12: 54p Lennar Associate 5593528836 p. 5
Noise level measurements and a concurrent traffic count were conducted by BBA at the location
shown in Figure 1. The purpose of the measurements was to evaluate the accuracy of the TNM
in describing traffic noise exposure within the project site. The measurement site was located
approximately 75 feet from the center of Clovis Avenue and represents the approximate location
of the nearest receptor. The project site is flat; the observed speeds adjacent to the site ranged
from 45-55 mph. A traffic signal is located at the intersection of Clovis and Church Avenues.
This traffic control device affects speeds and noise emissions of vehicles. Traffic noise
measurements on Church Avenue were not attempted because of the small amount of traffic.
Noise monitoring equipment consisted of a Larson Davis Model 820 sound level meter equipped
with a B&K Type 4176 1/2" microphone. This equipment complies with the specifications of
the American National Standards Institute (ANSI) for Type I (Precision) sound level meters.
The meter was calibrated in the field prior to use with a Larson Davis CA250 acoustical
calibrator certified by its manufacturer to be in compliance with National Bureau of Standards
(NBS) reference levels to ensure the accuracy of the measurements. The microphone was
located on a tripod at 5 feet above the ground.
Noise measurements were conducted in terms of the equivalent energy sound level (IQ).
Measured L,,, values were compared to I.,q values calculated (predicted) by the TNM using as
inputs the traffic volumes,truck mix and vehicle speed observed during the noise measurements.
The results of this comparison are shown in Table 1.
From Table I it may be determined that the predicted noise levels were very close to the
measured level for the observed traffic conditions. This is considered to be acceptable
agreement between measured and modeled levels, which means that the TNM can be used
without adjustment to calculate future noise exposure on the site.
TABLEI
CLOVIS AVENUE ROADWAY CALIBRATION
COMPARISON OF MEASURED AND PREDICTED NOISE LLVLLS
NOVEM$ER 16,2005
11:30-12:45 A.M.
Measured 65.8 dBA
Range of Speeds 45-55 raph
Range of Predicted L 64.6-66.8 dBA
Difference between Measured and Predicted L dBA -1.2 to+I.0
Note: FHWA"soft site"assumed for calculations
Source: Brown-Buntin Associates,Inc.
Annual Average Daily Traffic (AADT) data for Clovis and Church Avenues adjacent to the
project site were obtained from the Fresno County Council of Governments (COG). Truck
percentages were based on BBA counts and the day/night distribution was based on BBA file
data for similar roads. Table H summarizes annual average traffic data used to model noise
exposure within the project site.
os.aet'fma No.M03,Ftmo tt•21-0s 3
Nov 23 05 12: 54p Lennar Associate 5593528836 p. 6
TABLE II
FUTURE(2025)TRAFFIC DATA NEAR PROJECT SITE
Clovis Avenue Church Avenue
Annual Average Daily Traffic AADT 36,873 9,894
Da /Ni t S lit % 90/10 90/10
Estimated Vehicle S eed h 50 35
%Medium Trucks %AADT) 4.0 4.0
•Heavy Trucks. %AADT 4.0 4.0
Sources: Drown-Bundn Associates,Ino.
Fresno COG
Using data from Table lI and the TNM, annual average traffic noise exposure was calculated for
the assumed outdoor receiver locations of lots adjacent to Clovis and Church Avenues, as shown
in Table M. Existing traffic noise levels were not specifically calculated,but would be about 1-2
dB less than future levels.
TABLE III
YEAR 2025 TRAFFIC NOISE EXPOSURE AT CRITICAL LOTS
TRACT NO.5503
WITAOUT MITIGATION
Lot No. Noise Exposure,DNL
32 62.2
33 63.2
35 64.4
36 66.1
37 68.9
38 68.2
40 67.8
43 67.8
3 67.8
8 67.7
Suurcc: Brown-Buntin Associates.Inc.
NOISE MITIGATION
Exterior Noise Exposure:
The City of Fresno Noise Element sets 60 dB DNL or less as the acceptability criterion within
outdoor activity areas of noise-sensitive land uses. The future traffic noise exposure from Clovis
and Church Avenues exceeds the standard. The highest noise levels are at lots adjacent to the
intersection at Clovis and Church Avenues. The stop-and-go traffic at the intersection causes the
increased noise levels.
05-091 Tma No.3303,Piano t t-2t-05 4
Nov 23 05 12:54p Lennar Associate 5583528836 p. 7
To mitigate traffic noise exposure, sound walls should be constructed along Church and Clovis
Avenues. The walls will provide acoustical shielding of individual backyards and reduce the
amount of noise affecting the interior of the buildings.
The TNM's sound wall insertion loss program was used to calculate the insertion loss (noise
reduction) provided by the proposed sound walls. The model calculates the insertion loss of a
wall of given height based on the heights of the noise source, height of the receiver, distance
from the receiver to the wall, and distance from the noise source to the wall. The standard height
of a residential receiver is 5 feet above the building pad elevation.
Based upon the above-described method of analysis, wall heights necessary to achieve 60 dB
DNL were calculated. Table N summarizes the results of sound wall calculations for projected
future (2025) traffic noise exposure at the first floor level. Table IV shows that sound walls
ranging from 6 to 12 feet height will reduce future exterior noise exposure to 60 dB DNL at the
critical lots. Figure 1 shows the location of sound walls that are described in Table IV. It was
assumed in the calculations that elevation of roads and lots were equal. If future grading plans
indicate a difference of 1 foot or more,re-calculation of wall heights may be necessary.
TABLE IV
WALL HEIGHTS NECESSARY TO REDUCE
TRAFFIC NOISE TO 60 DB DNL
TRACT NO.5503
Walt Location Minimum Wall Height,Ft.*
Lots 32-33 6
Lots 34-36 8
Lot 37 south side)_ 10
Lot 37 west side 12
Lots 38-44& 1-8 10
•Referenced from pad elevation of adjoining lot.
Source: Drown-Buntin Associates,Inc.
Interior Noise Exposure:
The City of Fresno interior noise level standard is 45 dB DNL. In order to satisfy the City's
interior noise level standard at the first-floor level, and assuming that the sound walls described
in Table IV will be in place, the proposed construction will need to be capable of providing a
minimum outdoor-to-indoor noise level reduction(NLR)of 15 dB (60-45=15).
Typically,the exterior noise level at the building fagade for second floor receivers will be about
3 dB higher than that at the ground floor, and the barriers will not provide any shielding. The
future noise levels at the second floor building facades for homes along Clovis and Church
Avenue could be range from 65-72 dB DNL. Second-floor living spaces, if proposed, would
need to be capable of providing a NLR performance of about 20-27 dB. The higher NLR
performance required for second floor living spaces is the result of reduced acoustical shielding
provided by the proposed sound wall.
OS4)1 Tact Na.5503,Fm=9 11-21-05 5
Nov 23 05 12: 55p Lennar Associate 5598528836 p. e
A specific analysis of interior noise levels was not performed. However,it may be assumed that
residential construction methods complying with current building code requirements will reduce
exterior noise levels by a least 20-25 dB if windows and doors are closed. This will be sufficient
for compliance with the City's 45 dB DNL interior standard at ground floor elevations,but not at
some second floor elevations. Requiring that windows and doors remain closed for the required
interior noise insulation means that air conditioning or mechanical ventilation will be required.
CONCLUSIONS AND RECOMMENDATIONS
Tract No. 5503 will comply with the exterior and interior noise level requirements of the City of
Fresno, if the following mitigation measures are incorporated into the project.
1. The sound walls described in Table 1V should be constructed. Sound walls must be
continuous without gaps or openings, and constructed of a dense material such as
masonry blocks or stucco on both sides of a wood/steel frame.
2. Mechanical ventilation or air conditioning must be provided for all homes so that
windows and doors may remain closed for the required acoustical insulation.
3. If two story homes are proposed on lots adjacent to Clovis or Church Avenues, building
plans should be reviewed by an acoustical consultant to ensure compliance with a
Fresno's interior noise level standards.
4. Exterior hinged doors, should be solid-core wood or insulated steel with perimeter
weather-stripping and threshold seals.
5. Acoustical baffles should be installed on the interior sides of attic vents on lots adjacent
to Clovis or Church Avenues, An example of a suitable attic vent is shown in Appendix
B.
The conclusions and recommendations of this acoustical analysis are based upon the best
information available at the time the analysis was prepared concerning the proposed site plan,
project grading, traffic volumes, vehicle speeds, truck mix and roadway configuration. Any
significant changes in these factors will require a reevaluation of the findings of this report.
Additionally, any significant future changes in motor vehicle technology, noise regulations or
other factors beyond BBA's control may result in long-term noise results different from those
described by this analysis.
It is the responsibility of the project developer to ensure that all materials and construction
practices employed for this project are consistent with the design assumptions used for this
analysis and with the above-described recommendations. BBA is not responsible for
degradation of acoustical performance due to substitutions, deletions, modifications or defects in
manufacture or workmanship, or due to changes in the project site or grading plans.
Respectfully submitted,
n
Bill C. Thiessen
Senior Consultant
BCT:dm
O5-001 Tex No.5703.Fano 11.21-05 6
Nov 23 05 12: 55p Lennar Associate 55SP52883G p. 9
APPENDIX A
ACOUSTICAL TERMINOLOGY
AMBIENT NOISE LEVEL: The composite of noise from all sources near and far. In this
context, the ambient noise level constitutes the normal or existing
level of environmental noise at a given location.
CNEL: Community Noise Equivalent Level. The average equivalent sound
level during a 24-hour day,obtained after addition of approximately
five decibels to sound levels in the evening from 7:00 p.m.to 10:00
p.m, and ten decibels to sound levels in the night before 7:00 a.m.
and after 10:00 p.m.
DECIBEL,dB: A unit for describing the amplitude of sound,equal to 20 times the
logarithm to the base 10 of the ratio of the pressure of the sound
measured to the reference pressure,which is 20 micropascals (20
micronewlons per square meter).
DNLJLdo: Day/Night Average Sound Level. The average equivalent sound
level during a 24-hour day,obtained after addition of ten decibels to
sound levels in the night after 10:00 p.m. and before 7:00 a.m.
L,q: Equivalent Sound Level. The sound level containing the same total
energy as a time varying signal over a given sample period. Lq is
typically computed over 1, S and 24-hour sample periods.
NOTE: The CNEL and DNL represent daily levels of noise exposure
averaged on an annual basis,while Lq represents the average noise
exposure for a shorter time period,typically one hour.
The maximum noise level recorded during a noise event.
L": The sound level exceeded"n" percent of the time during a sample
interval (T90, Lso, Lio, etc.). For example, L10 equals the level
exceeded 10 percent of the time.
BBA
BROWN BUNTiN
w5:.ut iei l0 iM.
Nov 23 05 12: 55p Lennar Associate 5598528836 p. 10
A2
ACOUSTICAL TERMINOLOGY
NOISE EXPOSURE
CONTOURS: Lines drawn about a noise source indicating constant levels of noise
exposure. CNEL and DNL contours are frequently utilized to
describe community exposure to noise.
NOISE LEVEL
REDUCTION (NI,R): The noise reduction between indoor and outdoor environments or
between two rooms that is the numerical difference, in decibels, of
the average sound pressure levels in those areas or rooms. A
measurement of"noise level reduction" combines the effect of the
transmission loss performance of the structure plus the effect of
acoustic absorption present in the receiving room.
SEL or SENEL: Sound Exposure Level or Single Event Noise Exposure Level. The
level of noise accumulated during a single noise event, such as an
aircraft overflight,with reference to a duration of one second. More
specifically, it is the time-integrated A-weighted squared sound
pressure for a stated time interval or event, based on a reference
pressure of 20 micropascals and a reference duration of one second.
SOUND LEVEL: The sound pressure level in decibels as measured on a sound level
meter using the A-weighting filter network. The A-weighting filter
dc-emphasizes the very low and very high frequency components of
the sound in a manner similar to the response of the human ear and
gives good correlation with subjective reactions to noise.
SOUND TRANSMISSION
CLASS (STC): The single-number rating of -sound transmission loss for a
construction element (window, door, etc.) over a frequency range
where speech intelligibility largely occurs.
BBA
DROWN• DUNTIN
Aiill�IAI!:\ INf
Nov 23 05 12: 56p Lennar Associate 5541528836 p. 11
APPENDIX B
EXAMPLE OF ATTIC VENT BAFFLE CONSTRUCTION
Wall --
F
Acoustically
-- j
Lined Baffle
Vent
Opening
Opening should be largo
enough to provide adequate
ventilation as required by
building code
05.091 Tw Na 55m.Fteaon 1 L:I-0S
CITY OF FRESNO
PLANNING AND DEVELOPMENT DEPARTMENT
CONDITIONS OF APPROVAL
MARCH 15,2006
VESTING TENTATIVE TRACT MAP NO. 5503/UGM
NORTHEAST CORNER OF EAST CHURCH AND SOUTH CLOVIS AVENUES
All tentative maps are subject to the applicable provisions of the State Subdivision Map Act,
Fresno Municipal Code (FMC), 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. 5503/UGM, entitled
"Exhibit A," dated March 15, 2006, the subdivider may prepare a Final Map in
accordance with the approved tentative.
2. Submit grading plans and a soils report to the City of Fresno Planning and Development
Department for verification prior to Final Map approval (Reference: Sections 12-1022
and 12-1023 of the FMC). Grading plans shall indicate the location of any required walls
and indicate the proposed width of required landscape easements or strips. Approval of
the grading plan is required prior to Final Map approval.
3. At the time of Final Map submittal, the subdivider shall submit engineered construction
plans to the City of Fresno Public Works, Public Utilities, and Planning and Development
Departments for grading, public sanitary sewer system, public water system, street
lighting system, public streets, and storm drainage, including other technical reports and
engineered plans as necessary to construct the required public improvements and work
and applicable processing fees.
4. Engineered construction plans shall be approved by the City prior to the approval of the
Final Map. If, at the time of Final Map approval, such plans have not been approved, the
subdivider shall provide performance security in an amount established by the City to
guarantee the completion of plans.
Conditions of Approval
Vesting Tentative Tract Map No. 5503/UGM
March 15, 2006
Page 2
5. Public utilities easements, as necessary, shall be shown on the Final Map and dedicated
to the City of Fresno. Public utility easements beyond the limits of the Final Map, but
required as a condition of development, shall be acquired at the subdivider's cost and
shall be dedicated by separate instrument at the time of Final Map approval. The
relocation of existing utilities necessitated by the required public improvements shall be
paid for by the subdivider. The subdivider is responsible to contact the appropriate utility
company for information.
6. Comply with the conditions, policies and standards set forth in the City of Fresno,
Municipal Code, Article 10, Chapter 12, "Subdivision of Real Property;" Resolution No.
68-187, "City Policy with Respect to Subdivisions;" and City of Fresno Standard
Specifications, 2002 Edition, and any amendments thereto.
7. The developer/owner shall pay applicable fees for, but not limited to, plan checks for
street improvements and other grading and construction; street trees, street signs, water
and sewer service, and inspections in accordance with the City of Fresno Master Fee
Schedule (City Resolution No. 79-606 and No. 80-420) and any amendments,
modifications, or additions thereto; and in accordance with the requirements of State law
as related to vesting tentative maps.
B. The subdivider shall furnish to the City acceptable security to guarantee the construction
of the off-site street improvements in accordance with all applicable provisions of the
FMC and the State Subdivision Map Act. The subdivider shall complete all the public
improvements prior to the approval of the Final Map by the City. If, at the time of Final
Map approval, any public improvements have not been completed and accepted in
accordance with the standards of the City, the subdivider may elect to enter into an
agreement with the City to thereafter guarantee the completion of the improvements.
9. As a condition of Final Map approval, the subdivider shall furnish to the City a
subdivision guarantee listing all parties having any right, title or interest and the nature of
their interest per State law.
10. Relinquish access rights to East Church and South Clovis Avenues from all residential
lots and Pedestrian Easement which abut these streets. Ref. Section 12-10114-3 of the
Fresno Municipal Code. (See Exhibit A dated March 15, 2006).
11. Relinquish access rights to the streets and/or easements along the following property
lines:
Lot 23: The southern property line.
Lots 37 &38: The northern property line.
Lot 52: The eastern property line.
Lot 74: The northern property line.
Conditions of Approval
Vesting Tentative Tract Map No. 5503/UGM
March 15, 2006
Page 3
12. Prior to final map approval, the owner of the subject property shall execute a "Right to
Farm" covenant with the City of Fresno. Said covenant is to run with the land and shall
acknowledge and agree that the subject property is in or near agricultural districts
located in the City and County of Fresno and that the residents of said property should
be prepared to accept the inconveniences and discomfort associated with normal farm
activities. The "Right to Farm" covenant shall be recorded prior to or concurrent with the
recording of the Final Map of Vesting Tentative Tract No. 5503/UGM.
Landscaping and Walls
13. Pursuant to Policy 1-5.8 of the Roosevelt Community Plan the developer/owner shall
provide a 25-foot landscape easement (and irrigation system) along the property lines of
lots and/or easements which back-onto South Clovis Avenue.
14. Pursuant to Policy 1-5.8 of the Roosevelt Community Plan the developer/owner shall
provide a 15-foot landscape easement (and irrigation system) along the property lines of
lots and/or easements which back-onto East Church Avenue.
15. Easements "A", "B" and "C" on Exhibit A dated March 15, 2006 shall be used for
landscaping and pedestrian walkways. Label on map.
16. Outlot "A" on Exhibit A dated March 15, 2006 shall be used as a park for landscaping
and recreational purposes.
17. In the acoustical analysis prepared by Brown-Buntin Associates, Inc. dated November
21, 2005, the study recommended a six to 12-foot high decorative solid masonry wall.
These wall heights shall be required for the following lots:
Lot 1: 10-feet at the rear of the required 25-foot landscape
easement along South Clovis Avenue. The wall shall be
constructed for 106 linear feet, measured from the northern
property line going south
Lot 52: 50 feet along the eastern property line, measured from the
southern property line going north
Lots 54 thru 57 inclusive: Eight feet at the rear of the required 15-foot landscape
easement along East Church Avenue
Lot 58: 10-feet at the rear of the required 15-foot landscape
easement along East Church Avenue
Lot 59: 10-feet at the rear of the required 15-foot landscape
easement along East Church Avenue; and 12-feet at the
rear of the required 25-foot landscape easement along
South Clovis Avenue
Lots 60 thru 74 inclusive: 10-feet at the rear of the required 25-foot landscape
easement along South Clovis Avenue
Conditions of Approval
Vesting Tentative Tract Map No. 5503/UGM
March 15,2006
Page 4
Lot 74: 50 feet along the northern property line, measured from the
western property line going east
18. The required walls are required pursuant to the acoustical analysis prepared by Brown-
Buntin Associates, Inc. dated November 21, 2005. Construction plans for required walls
showing architectural appearance and location of all walls shall be submitted to the
Planning and Development Department for review prior to Final Map approval.
Construction plans for required walls showing architectural appearance and location of
all walls shall be submitted to the Planning and Development Department for review
prior to Final Map approval.
However, given that the design of the tentative map has been slightly modified and will
now include a 15 foot pedestrian easement "penetration" into the proposed solid wall
along western property line (proposed Easement "C" as shown on Exhibit A), an
amended analysis shall submitted in a form acceptable to the Planning and
Development Department. Furthermore, construction plans for required walls showing
architectural appearance and location of all walls shall be submitted to the Planning and
Development Department for review prior to Final Map approval.
19. Comply with the acoustical analysis prepared by Brown-Buntin Associates, Inc. dated
November 21, 2005.
t
20. Provide a corner cut-off area at the intersections of East Church and South Clovis
Avenues; South Clovis and East Pitt Avenues; and East Church and South Sabre
Avenues in accordance with Section 12-306-H-3-d of the FMC. Corner cut-offs are
established to provide an unobstructed view for vehicular and pedestrian traffic
approaching an intersection. They are a triangular area formed by the property lines and
a diagonal line adjoining points on the property lines, measured a specific distance from
the point of their intersection. At the intersections of streets, this distance is 30 feet.
The corner cut-off area shall be landscaped (including an irrigation system), and may be
included within the City's Community Facilities District or, alternatively, within a proposed
homeowner's association.
21. When the grading plan establishes a top of slope beyond the required landscape
easement noted and the construction of the required wall is to be established coincident
with the top of slope then the required minimum easement width shall be expanded to
include the full landscaped area up to the wall location.
22. 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 items noted in the attached letter dated
March 8, 2006 may be maintained by the Community Facilities District and may include
the following:
Conditions of Approval
Vesting Tentative Tract Map No. 5503/UGM
March 15, 2006
Page 5
a. Landscaping and irrigation systems as approved by the Parks Department at the
following locations:
• Within the street easements (including median to centerline) and the landscape
easements.
b. All local streets, curbs and gutters, sidewalks, medians and street furniture as
approved by the Public Works Department within the boundary of the map.
c. All curbs and gutters, sidewalks, medians, street furniture and street (to centerline)
within East Church and South Clovis Avenues as approved by the Public Works
Department along the map frontage.
d. All street lights as approved by the Public Works Department within the boundary of
the map.
23. 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.
24. 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.
25. 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
Vesting Tentative Tract Map No. 5503/UGM
March 15,2006
Page 6
Lot Dimensions
26. 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
Comer lots: 65 feet
Reversed corner lots: 70 feet
Curved/cul-de-sac lots: 40 feet
Depth
Lots facing local streets: 100 feet
Building Setbacks
27. Building setbacks shall be in accordance with the R-1/UGM zone district as shown on
Exhibit A of Vesting Tentative Map Tract No. 5503/UGM dated March 15, 2006, and the
provisions of Section 12-211.5-E of the FMC, unless otherwise noted in these
conditions.
Information
28. Prior to the issuance of building permits for the subdivision, school construction fees
shall be paid to the Sanger Unified School District in accordance with the school district's
adopted schedule of fees. Note that the Clovis Unified School District has requested
that their letter dated January 9, 2006 be provided to all future residents.
29. Contact the United States Postal Service for the location and type of mailboxes to be
installed in this subdivision.
30. 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 FMC Chapter 12, Article 10, Subdivision of Real Property.
31. 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 FMC.
32. If archaeological and/or animal fossil material is encountered during project surveying,
grading, excavating, or construction, work shall stop immediately.
Conditions of Approval
Vesting Tentative Tract Map No. 5503/UGM
March 15, 2006
Page 7
33. 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.
34. An archaeological assessment shall be conducted for the project, the site shall be
formally recorded, and recommendations made to the City as to any further site
investigation or site avoidance/preservation measures.
35. If animal fossils are uncovered, the Museum of Paleontology at the University of
California, Berkeley shall be contacted to obtain a referral list of recognized
paleontologists. An assessment shall be conducted by a paleontologist; if the
paleontologist determines the material to be significant, a recommendation shall be
made to the City as to any further site investigation or preservation measures.
36. Apportionment of Special Assessment: If, as part of this subdivision, a division will be
made of any lot or parcel of land upon which there is an unpaid special assessment
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.
Conditions of Approval
Vesting Tentative Tract Map No. 5503/UGM
March 15, 2006
Page 8
37. The subdivider shall comply with Regulation VIII of the San Joaquin Valley Air Quality
Pollution Control District for the control of particulate matter and fugitive dust during
construction of this project.
38. Solid waste disposal for the subdivision shall be provided by the City of Fresno. The
method of collection to be utilized in this tract shall be subject to approval of the Solid
Waste Manager (see below-noted conditions).
STREET NAMES
39. Comply with the street name review memorandum dated December 30, 2005.
PARK SERVICE
40. Comply with the memorandum from Ann Lillie of the Public Works Department dated
February 2, 2006.
41. Pay appropriate park facilities fee and/or dedicate lands for park and recreation
purposes pursuant to Ordinance Nos. 2005-112 and 2005-113 adopted by the Fresno
City Council on September 27, 2005.
FIRE SERVICE
42. The subdivision is within two miles of Fire Station No. 15.
43. Provide residential hydrants and fire flows per Public Works Standards with two sources
of water.
44. Comply with the memorandum from the Fire Department dated December 29, 2005.
45. The subdivider shall be required to pay the appropriate Fire Station Capital Fee at the
time of final map approval.
SOLID WASTE SERVICE
46. The owners, lessees or other tenants of the residential dwellings on service day, before
6:00 a.m., shall place their solid waste containers at the edge of the curb approximately
four feet apart and shall not block any vehicle accesses in accordance with the City of
Fresno's Solid Waste Management Division Standards.
47. Per Section 9-404 of the FMC, Solid Waste Disposal Regulations, no solid waste
container or residential rubbish shall be allowed to remain at the curb line after 8:00 p.m.
on the collection day.
Conditions of Approval
Vesting Tentative Tract Map No. 5503/UGM
March 15, 2006
Page 9
48. Property owners will receive three containers to be used as follows: one gray container
for solid waste, one green container for green waste, and one blue container for
recyclable material.
49. Comply with the memorandum from the Solid Waste Division dated February 1, 2006.
STREETS AND RIGHTS-OF-WAY
50. The subdivider shall furnish to the City acceptable security to guarantee the construction
of the off-site street improvements in accordance with all applicable provisions of the
FMC and the State Subdivision Map Act.
51. The subdivider shall make provisions for disabled persons in accordance with the
Department of Public Works standards and as required by State law. Handicap access
ramps are required to be constructed in sidewalks at all corners within the limits of the
tract. Where street furniture is located within the sidewalk area (fire hydrants,
streetlights, etc.), a minimum of 48 inches of unobstructed path shall be maintained to
satisfy the American Disabilities Act requirements. If necessary, dedicate a pedestrian
easement to accommodate for the four foot minimum unobstructed path requirement.
52. All of the required street improvements shall be constructed and/or installed in
accordance with the City of Fresno Standard Specifications (2002 Edition). The
following shall be submitted as a single package to the Pubic Works Department for
review and approval:
a. Signing and striping plans (per current California Department of Transportation
standards);
b. Street Construction Plans; and,
c. Landscape and irrigation plans (median island and street trees within all
parkways).
53. The subdivider shall underground all existing off-site overhead utilities and proposed
utility systems in accordance with FMC Sections 12-1011, 8-801, and Resolution No. 78-
522, 88-229.
54. The subdivider shall construct an underground street lighting system per Public Works
Standards within the limits of the tract. Spacing and design shall conform to Public
Works Standards for collector and local streets. Height, type, spacing, etc., of standards
and luminaries shall be in accordance with Resolution No. 68-187, 78-522, 81-219, and
88-229 or any modification thereto approved by the City Traffic Engineer prior to Final
Map approval. Upon completion of the work by the subdivider and acceptance of the
work by the City, the street lighting system shall be dedicated to the City. Submit
engineered construction plans to the Public Works Department for approval.
Conditions of Approval
Vesting Tentative Tract Map No. 5503/UGM
March 15, 2006
Page 10
55. 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.
56. 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.
57. Comply with the memorandum from the Public Works Department, Engineering Division
dated March 10, 2006.
General Conditions
58. Provide handicap access ramps at all corners within the limits of this subdivision.
59. Underground all existing offsite overhead utilities with the limits of this map in
accordance with FMC Section 12-1011, 8-801 and Resolution No. 78-522/88-229.
60. Submit the following plans, as applicable, in a single package, to the Public Works
Department for review and approval: Street Construction, Signing, Striping, Traffic
Signal, Streetlight, Landscape and Irrigation.
Urban Growth Management Requirements
61. This Map is in UGM major street zone D-1/E-2; therefore pay all applicable UGM fees.
SANITARY SEWER SERVICE
62. The following sewer improvements shall be required prior to providing City sewer service
to the project:
The following off-site sanitary sewer main extensions are required:
63. Extension of a 15-inch sewer main in South Clovis Avenue from East Church Avenue
north approximately 450 linear feet.
64. Construct a 10-inch sewer main in South Clovis Avenue from the 15-inch sewer main
north across the project frontage.
65. Connection to the 48-inch trunk sewer main in East Church Avenue shall not be allowed.
66. All sanitary sewer mains shall be extended within the proposed subdivision to provide
service to each lot.
67. Separate sewer house branches shall be provided for each lot created.
Conditions of Approval
Vesting Tentative Tract Map No. 5503/UGM
March 15, 2006
Page 11
68. All public sewer facilities shall be constructed in accordance with Department of Public
Works standards, specifications, and policies.
69. Abandon all existing on-site private sewer septic systems in accordance with City
standards, specifications, and policies.
70. All underground street utilities shall be installed prior to permanent street paving.
71. Street easements and/or deeds shall be recorded prior to approval of improvement
plans.
72. Engineered improvement plans prepared to City Standards by a Registered Civil
Engineer are required for proposed additions to the sanitary sewer system.
73. A preliminary sewer design plan 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 developer's final map and engineered plan &
profile improvement drawings for City review.
74. Comply with the memorandum from the Public Utilities Department dated January 17,
2006.
Sanitary Sewer Fees
The following Sewer Connection Charges are due and shall be paid for the Project:
Sewer Lateral Charge
Oversize Sewer Charge
Trunk Sewer Charge: Fowler
Wastewater Facilities Charge (Residential Only)
WATER REQUIREMENTS
75. The following water improvements shall be required prior to providing City water service
to the project:
The following off-site water extensions (including installation of City fire hydrants) are
required:
76. Construct a water well 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 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 501s, in accordance with established UGM
policies.
Conditions of Approval
Vesting Tentative Tract Map No. 5503/UGM
March 15, 2006
Page 12
77. Water well construction shall include well 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.
78. Separate water services with meter boxes shall be provided to each lot created.
79. Installation(s) of public fire hydrant(s) are required in accordance with City Standards.
80. 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.
81. Public water facilities shall be constructed in accordance with the Department of Public
Works standards, specifications, and policies.
82. 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.
83. Comply with the Department of Public Utilities, Water Division memorandum dated
January 3, 2006.
Water Fees
The following Water Connection Charges and fees shall be paid for the project:
Wet-tie(s) and meter(s) installations to be performed by the City Water Division
Frontage Charge
Transmission Grid Main Charge
Transmission Grid Main Bond Dept Service Charge
URBAN GROWTH MANAGEMENT REQUIREMENTS(GENERAL),
84. The developer of property located within the UGM boundaries shall comply with all
sewer, water and street requirements and pay all applicable UGM fees imposed under
the Urban Growth Management process (with appropriate credit given for the installation
of required UGM improvements) in accordance with the requirements of State Law as
related to vesting tentative tract maps.
85. The developer will be responsible for the relocation or reconstruction of any existing
improvements or facilities necessary to construct any of the required UGM
improvements.
Conditions of Approval
Vesting Tentative Tract Map No. 5503/UGM
March 15,2006
Page 13
Right-of-Way Acquisition
86. The developer will be responsible for the acquisition of any necessary right-of-way to
construct any of the required improvements.
87. Rights-of-way acquisition shall include any rights-of-way necessary for proper drainage,
signing, pole relocation, and shoulder grading. In general, this will require right-of-way to
be provided approximately 10 feet outside the travel lane. The exact requirement must
be determined at the project design stage based on the existing conditions and detailed
design information.
88. In the event an acquisition of any easement or right-of-way is necessitated by the
subject development, said acquisition will be accomplished prior to Final Map approval.
The developer/owner should contact the Real Estate Section of the Public Works
Department to receive procedural guidance in such acquisitions.
89. Should such acquisition not be accomplished by the subdivider prior to Final Map
approval, the subdivider must request and grant to the City the full authority to attempt
acquisition either through negotiation or through its power of eminent domain. The
subdivider shall furnish to the City Public Works Department, Engineering Division/ Real
Estate Section, an appraisal report or a request for an estimated appraisal amount (to be
determined by the City of Fresno Real Estate Section) prior to preparation of a
Subdivision Agreement.
90. The subdivider shall submit adequate security in the form of a cash deposit to guarantee
payment of all costs associated with the acquisition, including staff time, attorney's fees,
appraisal fees, court costs, and all related expenditures and costs necessary to effect
the acquisition of such easements or rights-of-way.
FLOOD CONTROL AND DRAINAGE
91. 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 February 1, 2006.
92. 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.
Conditions of Approval
Vesting Tentative Tract Map No. 5503/UGM
March 15, 2006
Page 14
SAN JOAQUIN VALLEY AIR POLLUTION CONTROL DISTRICT
93. The developer/owner shall comply with the requirements in the letter from the San
Joaquin Valley Air Pollution Control District's letter dated January 4, 2006.
SANGER UNIFIED SCHOOL DISTRICT
94. The developer/owner shall comply with the requirements in the letter from the Sanger
Unified School District dated January 9, 2006.
PACIFIC GAS AND ELECTRIC COMPANY
95. The developer/owner shall comply with the requirements in the letter from the Pacific
Gas and Electric (PG&E) Company dated January 5, 2006.
DEPARTMENT OF COMMUNITY HEALTH
96. The developer/owner shall comply with the requirements in the letter from the
Department of Community Health dated January 24, 2006.
CALTRANS
97. Comply Caltrans letter dated December 28, 2005.
DEVELOPMENT FEES AND CHARGES
This project is subject to the following fees and charges:
SEWER CONNECTION CHARGES FEE RATE
b. Lateral Sewer Charge* $0.10/sq. ft. (to 100' depth)
c. Oversize Charge* $0.05/sq. ft. (to 100' depth)
d. Trunk Sewer Charger $344/living unit
Service Area: Fowler
e. Wastewater Facilities Charge+ $2,119/living unit
f. House Branch Sewer Charger N/A
Conditions of Approval
Vesting Tentative Tract Map No. 5503/UGM
March 15, 2006
Page 15
WATER CONNECTION CHARGES FEE RATE
g. Service Connection Charge Fee based on service(s) and
meter(s) sizes specified by owner;
fee for service(s) and Meter(s)
established by the Master Fee
Schedule.
h. Frontage Charge* $6.50/lineal foot
i. Transmission Grid Main Charge* $643/gross acre
(parcels 5 gross acres or more)
j. Transmission Grid Main $243/gross acre
Bond Debt Service Charge (parcels 5 gross acres or more)
k. UGM Water Supply Feev $582/living unit
Service Area: 501s
I. Well Head Treatment Feev $238/living unit
Service Area: 501
m. Recharge Feev $75/living unit
Service Area: 501
n. 1994 Bond Debt Service* $244/living unit
Service Area: 501
DEVELOPMENT IMPACT FEE FEE RATE
o. Fire Facilities Impact Fee - Citywide*" $539/living unit
p. Park Facility Impact Fee - Citywide*" $3398/living unit
q. `Quimby Parkland Dedication Feev" $1120/living unit
r. Police Facilities Impact Fee - Citywide+" $624/living unit
s. Traffic Signal Charge* $414.69/living unit
URBAN GROWTH MANAGEMENT FEE RATE
t. Major Street Charge* $3161/adj. acre
Service Area: D-1/E-2
Conditions of Approval
Vesting Tentative Tract Map No. 5503/UGM
March 15,2006
Page 16
u. Major Street Bridge Charge* $304/adj. acre
Service Area: D-1/E-2
v. UGM Grade Separation Fee* N/A
Service Area:
w. UGM Trunk Sewer Charge* N/A
Service Area:
x. Street Acquisition/Construction Charger N/A
Notes:
*This amount if paid is creditable against the Park Facility Impact Fee.
** Fee applicable to all maps accepted for filing after August 30, 2005
IF Due at time of subdivision.
+ Due at time of development.
♦ Due at occupancy.
w► Deferrable through Fee Deferral Covenant
K:\Master Files-Tract Maps\Tract 5503 Paul Bemal\Tract Conditions of Approval T-5503 3-15-06.doc
City of
r F1 ON
PUBLIC WORKS DEPARTMENT
DATE: March 8, 2006
TO: PAUL BERNAL, Planner III
Planning and Development Department
FROM: JOE PAFF, Engineering Technician
Public Works Department
SUBJECT: CONDITIONS FOR VESTING TENTATIVE TRACT 5503 AND
COMMUNITY FACILITIES DISTRICT
The Conditions of Approval for Vesting Tentative Tract 5503 shall include the following language to ensure
that ongoing perpetual maintenance of the works of improvement described herein are the sole responsibility
of the Subdivider and shall not be the responsibility of the City. As may be described below, the Subdivider
may shift his/herlits responsibility for maintenance of these items to future owners of the subject parcels of
the proposed tentative tract map provided the Subdivider complies with the provisions described in this
memorandum.
1. The Subdivider shall be responsible for ongoing maintenance of the following items:
■ Maintenance of all Landscaping and Irrigation systems as approved by the Public Works
Department within the street easements (including medians) and the landscape easements
along the property lines that side or back-onto S. Clovis and E. Church Avenues.
■ Maintenance of all Landscaping, Irrigation Systems.and Trail facilities as approved by the Public
Works Department within the street easements (including medians), landscape easements, trails
and open space outlots within the subdivision.
■ Maintenance of all local street: Landscaping, Pavement, Curbs, Gutters, Sidewalks, Medians
and Street Furniture as approved by the Public Works Department within the boundary of the
tentative map.
■ Maintenance and operating costs of all Street Lights as approved by the Public Works
Department within the boundary of the tentative map.
" Maintenance of all Street Trees as approved by the Public Works Department within the
boundary of the tentative map.
■ Maintenance and operating costs of police, fire,traffic control and recreation services as
established by the Council of the City of Fresno.
Hereinafter, the above listed items shall be collectively referred to as "above listed maintenance
responsibilities."
2. The Subdivider may elect and the Council may decide to have the above listed maintenance
responsibilities become the responsibility of a Community Facilities District ("CFD"). If the Subdivider elects
to petition the Council to include the above listed maintenance responsibilities in a CFD,the selection of
which CFD (including the creation of a new CFD) shall be the responsibility of the Public Works Director or
his/her designee.
3. If the Subdivider does not elect or the Council does not decide to have the above listed maintenance
responsibilities become the responsibility of a CFD, the Subdivider shall establish a Home Owners
Association to perform the above listed maintenance responsibilities pursuant to a formal agreement with the
City. The agreement with the City described herein, shall among other things, specify level of effort and
frequency, insurance requirements,traffic control, and inspection and be subject to approval by the Director
of Public Works and the City Attorney's Office.
4. Notwithstanding the above, as an alternative to the Subdivider being responsible for the maintenance of
local: streets,curbs, gutters and sidewalks, and this above listed maintenance responsibility only:
The Subdivider shall utilize the following design criteria for the construction of internal streets within the
development:
• TI for local streets shall not be less than 7.5.
■ For the purposes of determining the structural section of the streets, the"R-value" shall be
quantified an approved soils testing laboratory, but in no instance shall the value exceed 50.
' The gravel equivalent shall be in accordance with Caltrans design standards (Section 600)
including the factor of safety.
■ The City shall have the final streets,curbs, gutters and sidewalks certified by a registered civil
engineer stating that the constructed improvements meet or exceed the approved structural
section design at the expense of the Developer. This will include taking core samples at a
frequency and location determined by the Public Works Director. The Public Works Director
shall
■ Developer warrantees the streets, curbs, gutters and sidewalks for a period of three years after
acceptance and secures the warrantee with a performance bond equal to 25%of the engineers'
estimate of valuation. For the purposes of calculating this valuation the estimate used for
permitting can be used, provided it is adjusted to present value based on CIP published in the
ENR.
■ All trees planted shall be certified as planted to City standards and specifications by a registered
landscape architect with written certification submitted to the City's Construction Management
Division.
5. Construction plans for all features to be maintained by a CFD for a final map shall be included in the final
map submission to the Development Department for processing. Landscaping plans shall contain actual
tree and plant counts by species and include the areas (in square feet) of turf, shrubs and trees, and
sidewalks or other paved areas within all landscaped areas. Quantities for all interior: street paving, curbs,
gutters, sidewalks, streetlights, street trees and street signs will be submitted with the CFD annexation
request letter.
Any change affecting the Items in these conditions requires revision of this letter.
If you have any questions, please call me at 621-8695
File.\wp\cfd2\ttrnapreviews\tracts\tt 5503 candtttans
Street Name Review
TM-5503 12-30-05
Street Name Status Required Change
East Pitt Avenue Good
East Truman Avenue Good
East Tower Avenue Good
East Church Street Chane East Church Avenue
South Clovis Avenue Good
South Judy Avenue Good
South Sabre Avenue Chane South Sabre rive
D E P A R T M r- N T O F P U B L I C W O R K S
TO: Paul Bernal,Planner III
Planning Division
FROM: Ann Lillie, Senior Engineering Technician(559.621.5690)
DATE: February 2, 2006
SUBJECT: Vesting Tentative Subdivision Map T-5503 (Located northeast comer of East Church
and South Clovis Avenues)
The Department of Public Works has reviewed the proposed Vesting Tentative Map and has 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 fronta s d for the dedication
of all landscaping easements for planting,buffers and trails. Fresno Municipa de requires street
trees to be planted at the minimum rate of one tree for each 60'of street frontage. all
be planted by the Developer. The subdivider is required to provide automatic irrigation th bubblers
for all street trees. The irrigation system shall comply with FMC 12-306-23. Tree spec' be
planted as follows:
STREET NAME STREET TREE SPECIES/COMMON NAME
South Clovis Avenue Zelkova serrata `Village Green' -Sawleaf Zelkova
East Church Avenue Fraxinus americana `Autumn Applause' -Ash
2. Street Tree Planting by Developer: For those lots having internal street tree frontage available
for street tree planting,the developer shall plant one tree for each 60'of street frontage, or one tree
per lot having street frontage, whichever is greater.
a. Street tree inspection fees shall be collected for each 60'of public street frontage or one tree
per lot whichever is greater.
b. Street trees shall be planted in accordance with the City of Fresno,Department of Public
Works "Standard Specifications."
c. Landscape Plans shall indicate street tree planting locations and species. Landscape Plans
shall be reviewed and approved by the Department of Public Works,Engineering Services. A
street tree planting permit shall be required for all residential street tree planting.
d. Performance and payment securities,paid with final map,will be released when all
landscaping installed on public and/or city controlled property is in conformance with the
Specifications of the City of Fresno.
e. Upon acceptance of the required work, warranty security shall be furnished to or retained by
the city for guaranty and warranty of the work for a period of ninety days following acceptance.
BUFFER LANDSCAPING&MAINTENANCE REQUIREMENTS
1. The subdivider is required to provide long term maintenance for the landscape in the landscape
easements and right-of-way. The subdivider may petition for annexation in the Community Facilities
District(CFD), or may form a Home Owner's Association.
2. Buffer Maintenance Through Annexation to the CFD. Landscape and Irrigationplans 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. Landscape and Irrigation Plans shall be included in the Department of
Public Works street construction plan set submittal for the final map. These fees are applicable when
the subdivider elects to maintain the buffer landscaping by annexing to the city's CFD.
1. Landscaping shall comply with Landscape Buffer Development Standards approved by the City
Council on October 2, 1990 and the Public Works Standard Specifications. Landscape and irrigation
plans shall comply with Sections 12-306-23&24 and 14-121 ofthe Fresno Municipal Code regarding
Water Efficient Landscaping and Buffer landscaping.
2. Should the proposed landscape buffers and/or parkway strips be located next to an existing buffer
and/or parkway strip, the planting concept shall simulate the adjacent landscape design to present a
more uniform appearance on the street. Variances in the landscape concept will be acceptable, but
the design of the new landscape buffer and/or parkway strip shall strive to mimic the existing as much
as possible.
3. Landscape plans shall indicate grades on a cross-section detail to include fencing or wall details.
All fencing shall be placed outside the landscape easement. Maximum slopes shall not exceed 4:1
with 1 foot of level ground between the slope and the back of the side walk and/or face of fence.
Erosion control measures shall be implemented on all slopes of 4:1,including the use of synthetic
erosion control netting in combination with ground cover species approved by the Department of
Public Works/engineering Services Division.
4. The water meter(s)serving the buffer landscaping shall be sized for the anticipated service flows.
5. No private flags,signs or identification of any kind shall be permitted in the right-of-way,within
the City-controlled easement or on the fence or wall facing the street.
6. Landscaping in the right-of-way and landscape setback adjacent to water well sites shall be the
responsibility of the City of Fresno Water Division and may not be included in the CFD.
MEDIAN ISLAND LANDSCAPE REQUIREMENTS
1. When median islands front onto the proposed development project,applicants shall be required to
submit Plans to the Public Works/Engineering Services showing the location and configuration
of all median islands fronting the proposed proiect for review and evaluation for median island
landscaping requirements prior to approval of Final Map. Landscape and irrigation is required
for all new construction of median islands and shall be applied in accordance with the City of
Fresno/Public Works Department Standards and FMC section 12-306-24. The Public Works
Department requires all proposed median islands to be constructed with 2 foot wide colored concrete
strips,flush along curb edge,in a 12 inch by 12 inch brick red slate pattern. Trees shall not be planted
in sections which are less than eight(8) feet wide. Sections less than eight(8)feet shall be capped
with concrete as an integral part of the off site improvements,whether the median is landscaped or
not.
OUTLOTS
1. The Department of Public Works will not be responsible for the maintenance of any outlots if they
are not included into the CFD. If the outlots are to be included into the CFD, the Department of
Public Works will require approving landscape and irrigation plans prior to inclusion into the CFD.
MULTIPURPOSE TRAILS
1. All proposed Multipurpose Trails shall be constructed in accordance with all City requirements and
standards. Cross-sections will be required with submittal of Street Plans and Landscaping/Irrigation
Plans for review and approval.
i
1
City of
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 12-29-05
TO Paul Bernal, Planner III
Development D partment, Planner
FROM: Mike Schmidt supervising Fire Prevention Inspector
Fire Prevention Bureau
SUBJECT: Tentative Tract No. 5503
The Fire Department has completed a review of the Vesting Tentative Tract Map 5503,
which was submitted by Yamabe & Horn Eng. The following requirements and conditions
are to be placed on this vesting tentative tract map as a condition of approval by the Fire
Department.
General Requirements:
This project is within 2 miles of Fire Station No. 15.
This project is subject to city wide fire service fees.
Provide residential hydrants and fire flows per Public Works standards with two sources of
water.
Access is acceptable as shown.
Note: Phasing of tract will require re-review for access requirements.
City of
C15C�IkI���iG
f'RC�U:1.Agin
DEPARTMENT OF PUBLIC UTILITIES
February 1, 2006
TO: Paul Bernal, Planner III
Development Department, Planning Division
THROUGH: Robert Weakley, Chief of Operations
Department of Public Utilities, Solid Waste Division
FROM: Donna Leslie,Provisional Management Analyst I
Department of Public Utilities, Administration
SUBJECT: TT 5503, Solid Waste Conditions of Approval
Location: Northeast corner of East Church and South Clovis Avenues
The Department of Public Utilities, Solid Waste Division has completed a review of the Vesting
Tentative Tract Map 5503 that was submitted by Yamabe & Horn Engineering on behalf of Lennar
Homes, Inc. 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 5503 will be serviced as Single Family Residential properties with Basic Container
Service. Property owners will receive 3 containers to be used as follows: 1 Gray container for
solid waste, 1 Green container for green waste and 1 Blue container for recyclable material.
• The owners, lessees or other tenants of the residential dwellings on service day, before 6:00 a.m.,
shall place their solid waste containers at the edge of the curb approximately 4 feet apart and not
blocking any vehicle accesses in accordance with the City of Fresno's Solid Waste Management
Division Standards.
• Per Municipal Code, Section 9-404 Solid Waste Disposal Regulations, Section C,10. No solid
waste container nor residential rubbish shall be allowed to remain at the curbline after 8:00 p.m.
on the collection day.
• Per Municipal Code, Section 9-405 Solid Waste, Recycling and Green Waste Regulations,
Section 10, I. No material container shall be stored in the front yard or side yard on a street as
said yards are described in Chapter 12, Articles 2 and 3 of this Code, unless the container is
screened from view from the street in accordance with that article of the Code.
TT5503—Page 1 of 2
Special Conditions:
• Developer shall provide a minimum of a 44' turning radius at all corners.
Covenant Requirements:
• Development of a stub street could require that a covenant be prepared for any lots along such
street. Covenant will state specific placement of containers for service.
TT5503—Page 2 of 2
J:\Conditions of Approval TT5503
City of
Cinam-d5m lI/.--
rnC�W-V,.:
DATE: March 10, 2006 Revision
TO: Paul Bernal, Planner III
Development Department, Planning Division
THROUGH: Scott Mozier, P.E., Traffic Engineering Manager
Public Works Department, Engineering Division
FROM: Louise Monroe, Traffic Planning Supervisor
Public Works Department, Engineering Divisi
SUBJECT: Public Works Conditions of Approval
TT 5503 (74 lots)
(Northeast corner of Clovis and Church)
Lennar Homes, Inc. / Cambridge Homes /Yamabe & Horn Engieering, Inc.
The Public Works Department, Traffic Planning Section, has completed its review and the following
requirements are to be placed on this tentative map as a condition of approval by the Public Works
Department.
General Conditions:
Provide curb ramps at all corners within the limits of this subdivision.
Underground all existing offsite overhead utilities with the limits of this map in accordance with Fresno
Municipal Code Section 12-1011 and Resolution No. 78-522/88-229.
Submit a Geometric Approval Drawing (GAD) to Traffic Engineering for review and approval, per the
attached checklist, prior to submittal of street plans.
Submit the following plans, as applicable,'in a single package, to the Planning and Development
Department for review and approval: Street Construction, Signing, Striping, Traffic Signal and Streetlight
and Trail Lighting, Signing and Striping.
Frontage Improvement Requirements:
Major Streets:
Church Avenue: Collector
1. Dedicate 47'-55' of property, from section line, for public street purposes within the limits of this
subdivision to meet the current City of Fresno Collector Standards.
2. Construct concrete curb and gutter and sidewalk to Public Works Standard P-5. The sidew -a
pattern curb shall be constructed to a 10' residential pattern. Construct a 6'residential sidewalk
per Exhibit "D'.
3. Construct 20' of permanent paving (measured from face of curb)within the limits of this sub-
division.
Page 1 of 4
C:\Louise\TRACT MAPS\T-5503 revision march 06 Clovis&Church.doc
4. Construct an underground street lighting system to Public Works Standard E-1 within the limits of
this subdivision. Spacing and design shall conform to Public Works Standard E-8 for Collector
Streets.
5. Relinquish direct vehicular access rights to Church Avenue from all lots within this subdivision.
Clovis Avenue: Arterial
1. Dedicate 78'-80' of property, from section line, for public street purposes within the limits of this
subdivision to meet the City of Fresno's Arterial Standards. (reference County Plan Line No.36 to
determine proposed center line).
2. Construct concrete curb and gutter andsidewalk to Public Works Standard P-5. The sidewal<4
pattem curb shall be constructed to a 10' residential pattern. Construct a 6'residential sidewalk
per Exhibit 'V
3. Construct 20' of permanent paving within the limits of this subdivision.
4. Construct an 80' bus bay curb and gutter at the northeast corner of Clovis and Church to Public
Works Standard P-73, complete with a 10' monolithic sidewalk. Reduce dedication to provide
for 80' of right of way at the bus bay.
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 Clovis 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.
Specific Mitigation Requirements:
1. This tract will generate 55 a.m. / 74 p.m. peak hour trips; therefore, a Traffic Impact Study (TIS) is
not required.
2. Provide a cross section on map for the choker(s) shown at lots 64 and 65 and lots 29 and 30.
3. Relinquish direct vehicular access rights to the north side of lot 74.
4. The intersection of Clovis and Truman Avenues shall be limited to right-in and right-out turns.
5. 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.
6. Clovis Avenue: Provide an opening in the median to provide for left turns-in.
7. Revise the (2)15'pedestrian easements to a minimum of 23'and provide a cross section on the
plan prior to Planning Commission Hearing.
8. East Tower Avenue:
a. Provide a 1'pedestrian easement on the south side.
b. Provide full offsite improvements on the north side.
9. South Sabre Street:
a. Provide a 27'street easement on the east side.
b. Provide full offsite improvements on the east side.
Page 2 of 4
CALouise\TRACT MAPS\T-5503 revision march 06 Clovis&Church.doc
Traffic Signal Mitigation Impact Fee:
This project shall pay its Traffic Signal Mitigation Impact Fee (fSMI 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.
Church Avenue: Collector(existing)
Clovis Avenue:Arterial
1. Construct 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. Clovis at Church: Install 4'x6' Intelligent Transportation System (ITS) vault and "R2D2"
communication cabinet. Connect to the existing traffic signal cabinets per City Standards.
3. Clovis frontage: Install (6) 1 '/Z" conduits from Church Traffic Signal north to the limit of the
subdivision.
Jensen Avenue:
1. Design and construct a Major Street Bridge(39) at the intersection of Jensen and the
Washington Colony No 15 Canal (between Peach and Minnewawa). 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.
Page 3 of 4
CALouise\TRACT MAPSIT-5503 revision march 06 Clovis&Church.doc
CITY OF FRESNO PUBLIC WORKS DEPARTMENT
GAD PLAN CHECK GUIDE & REQUIREMENTS LIST
❑ CALL OUT TRACT NUMBER ON PLAN
❑ 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)
Page 4 of 4
CALouise\TRACT MAPSIT-5503 revision march 06 Clovis&Church.doc
I
� R
► I
2' PED. EASEMENT ► 10'
►
.5'--- 1=6' 5.5'
�- 12'
►
i
i
RESIDENTIAL SIDEWALK PATTERN REF. & REV. CITY OF FRESNO
ON MAJOR STREETS
City of
DEPARTMENT OF PUBLIC UTILITIES
Date: January 17, 2006
To: PAUL BERNAL,Planner III
Planning and Development Department
From: DOUG BECKER, Supervising Engineering Technician
Public Utilities Department, Planning and Engineering Division
Subject: SANITARY SEWER AND WATER REQUIREMENTS FOR T-5503/UGM.
General
Vesting Tentative Tract Map No. 5503/UGM proposes a 74-lot single-family residential subdivision
on 18 acres of R-l/UGM zoned property located on the northeast corner of East Church and South
Clovis Avenues.
Environmental Recommendations
A NEGATIVE DECLARATION MAY BE ISSUED: The project may have adverse impacts but
impacts can be mitigated without further study or are not serious enough to warrant an Environment
Impact Report.
Sanitary Sewer Requirements
The nearest sanitary sewer main to the project is a 48-inch main located in East Church Avenue. The
followings conditions shall be required to provide sewer service to the project.
• Extension of a 15-inch sewer main in South Clovis Avenue from East Church Avenue north
approximately 450 linear feet.
• Construct a 10-inch sewer main in South Clovis Avenue from the 15-inch sewer main north across
the project frontage.
• Connection to the 48-inch trunk sewer main in East Church Avenue shall not be allowed.
• All sanitary sewer mains shall be extended within the proposed tract to provide service to each lot.
• Separate sewer house branches shall be provided for each lot.
• A Preliminary sewer design layout shall be submitted for review and subject to Department of
Public Utilities approval prior to submitting engineered improvement plans for City approvals.
• 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.
• All public sanitary sewer facilities shall be constructed in accordance with City Standards,
specifications, and policies.
Sanitary Sewer Fees
The following Sewer Connection Charges shall be paid for the Project:
• Oversize Sewer Charge
• Sewer Lateral Charge
• Trunk Sewer Charge: Fowler
• Wastewater Facilities Charge (Residential Only)
Water Requirements
Comply with attached City of Fresno Water Division memo, dated January 03, 2006, for water
requirements for Tentative Tract 550YUGM.
City of
�'�'1C-moi�i>�►'
WATER DIVISION
Date: January 3, 2006
To: DOUG HECKER, Supervising Engineering Technician
Department of Public Utilities, Administration
Through: NEIL MONTGOMERY, Chief Engineering Technician
Department of Public Utilities, Water Division
From: MICHAEL CARBAJAL, Senior Engineering Technician(�
Department of Public Utilities, Water Division
Subject: WATER REQUIREMENTS FOR TENTATIVE TRACT NO. 5503/UGM
The following conditions are required to provide water service to the tract.
1. Construct a water supply well(s) on a site(s) dedicated to the City of Fresno. The well(s)
shall be capable of producing a total of 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 501s, in accordance with established UGM policies.
2. 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.
3. Separate water services with meter boxes shall be provided to each lot created.
4. 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.
5. All public water facilities shall be constructed in accordance with Public Works
Department standards, specifications, and policies.
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.
TAPROWNEMConditions of Approval15503 010306.doc
File No.210.45
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
PUBLIC AGENCY DEVELOPER
Mr. Gil Haro, Planning Manager LENNAR HOMES INC.
Planning &Development Department CAMBRIDGE HOMES
City of Fresno 7485 N. PALM AVE., SUITE 101
2600 Fresno Street FRESNO,CA 93711
Fresno, CA 93721
MAP NO: X503 PRELIMINARY FEE(S) (See below)
DRAINAGE AREA(S) BH - DRAINAGE AREA BH $125,691.00
DATE DRAINAGE AREA _
TOTAL FEE $125,691.00
The proposed development will.generate storm runoff which produces potentially significant
environmental impacts and which must be properly discharged and mitigated pursuant to the
Cal ifornia.Environmental Quality Act and the National Environmental Policy Act. The District 10
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
-that the site remains in that configuration.
permanent provisions are made to assure
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.
$503 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
FRESNO METROPOLITAN FLOOD.CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 2 of 4
e) When the actual costs incurred in constructing Master Plan facilities exceeds the
drainage fee obligation, reimbursement will be made for the excess costs from future
fees collected by the District from other development.
Approval of this development shall be conditioned upon compliance with these District
Requirements.
1. a. Drainage from the site shall be directed to
X b. Grading and drainage patterns shall be as identified on Exhibit No. 1
-
C. The grading and drainage patterns shown on the site plan conform to the
adopted Storm Drainage and Flood Control Master Plan.
2. The proposed development shall construct and/or dedicate Storm Drainage and Flood Control
Master Plan facilities located within the development or necessitated by any off-site
improvements required by the approving agency:
X Developer shall construct facilities as shown on Exhibit No. 1 as "Master Plan
Facilities to be constructed by Developer".
None required.
3. The following final improvement plans shall:be submitted to the District for review prior to
final development approval:
X Grading Plan X Storm Drain Plan X Final Map
X Street Plan X Water& Sewer Plan Other
4. Availability of drainage facilities:
a. Permanent drainage service is available provided the developer can verify to
the satisfaction of the City of Fresno that runoff can be safely conveyed to the
Master Plan inlet(s).
X b. The construction of facilities required by Paragraph No. 2 hereof will provide
permanent drainage service.
C. Permanent drainage service will not be available. The District recommends
temporary facilities until permanent service is available.
Temporary service is available through
d. See Exhibit No. 2.
5. The proposed development:
Appears to be located within a 100 year flood prone area as designated on the latest
Flood Insurance Rate Maps available to the District,necessating appropriate
floodplain management action. (See attached Floodplain Policy.)
5503 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 3 of 4
Appears to be located within a 500 year flood prone area as designated on the latest
Flood Insurance Rate Maps available to the District.
X Does not appear to be located within a flood prone area.
6. The Federal Clean Water Act and the State General Permits for Storm Water Discharges
Associated with Construction and Industrial Activities (State General Permits) require developers
of construction projects disturbing one or more acres, and discharges associated with industrial
activity not otherwise exempt from National Pollutant Discharge Elimination System (NPDES)
permitting,to implement controls to reduce pollutants,prohibit the discharge of waters other than
storm water to the municipal storm drain system, and meet water quality standards. These
requirements apply both to pollutants generated during construction, and to those which may be
generated by operations at the development after construction.
a. .
State General Permit for Storm Water Discharges Associated with Construction
Activities,approved August 1999, (modified December 2002.) A State General
Construction Permit is required for all clearing, grading, and disturbances to the ground
that result in soil disturbance of at least one acre (or less than one acre if part of a larger
common plan of development or sale). Permittees are required to: submit a Notice of
Intent to be covered and must pay a permit fee to the State Water Resources.Control
Board (State Board), develop and implement a storm water pollution prevention plan,
eliminate non-storm water discharges, conduct routine site inspections, train employees 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.
3503 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 additionalcomments, recommendations and requirements.
FFF
Gerald E. L eman, Project Engineer: Neda Shaken
District Engineer
C: YAMABE &HORN ENGINEERING
I300 E. SHAW, SUITE I76
FRESNO, CA 93710
5503 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
——NOTE.
APN 316-022.01 THIS DRAWING IS SCHEMATIC,
DISTANCES ARE APPROXIMATE.
35'
`-t--- -----------------_ -----
�1 24"
24" { 54" -
I
24. APN 316-022-02
18
1 �
• 'BH' I j
TRACT
'BG' I BASIN
5503 „gH„
�... ---------------------------
LU
-- ------ ---
. f
i
IC/)
loo
w
' --- --- ------
BG' 'BH' CHURCH AVE. 24.
--_ -_- ---
LEGEND
® Existing 35'Storm Drainage Easement Location —————— Inlet Boundary
♦_ Master Plan Facilities To Be Constructed By Developer- —^- Direction Of Drainage
Inlets&Laterals. �— Direction of Major Storm Breakover
Existing Master Plan Facilities
• ® Existing Temporary Inlet To Be Removed SCALE 1"=200'
®--- Future Master Plan Facilities
TRACT 5503
DRAINAGE AREA:"BH"
EXHIBIT NO. 1
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
WAYM Sr.uu DAM V1.7m
KiNAoodNWQ4WOQ1181i1ilUf:T9lS6U1dwY REMED BY: — DATE, —
OTHER REQUIREMENTS
EXHIBIT NO. 2
The cost of construction of Master Plan facilities,excluding dedication of storm drainage easements,
is eligible for credit against the drainage fee of the drainage area served by the facilities. A
Development Agreement shall be executed with the District to effect such credit. Reimbursement
provisions, in accordance with the Drainage Fee Ordinance, will be included to the extent that
Developer's Master Plan costs for an individual drainage area exceed the fee of said area. Should the
facilities cost for such individual area total less than the fee of said area,the difference shall be paid
upon demand to the City or District.
A minimum twenty-foot(20')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.
No surface run-off shall be directed towards the District basin.
The District recommends a single fence between the site and the District's basin. The Developer
should contact the District so that alternatives to a dual fence can be reviewed. If a fence other than
the existing chain link fence is proposed, District review and approval of the proposed fence is
required.
The District requests that the grading Engineer contact the District as early as possible to review the
proposed site grading for verification and acceptance of grades at our mutual property line prior to
preparing a grading plan.
The District recommends a stub street in the northeasterly portion of Tract 5503. This is necessary to
.provide surface drainage from APN 316-022-01 to the proposed Master Plan facilities within Tract
5503. If the stub street is not provided,then the Developer of Tract 5503 will be responsible for the
non-creditable cost of a non-Master Plan pipe extension to the northerly portion of the property for
drainage purposes. In addition, major storm flows from APN 316-022-01 have historically had the
ability to flow across the northerly property line of Tract 5503. The Developer will be responsible
for constructing a major storm flow drainage channel across the northerly property line of the tract in
order to convey major storm flows southerly. An overland easement shall be dedicated to the Fresno
Metropolitan Flood Control District for the major storm flow passage area.
There is an existing fifteen-foot (15')Fresno Metropolitan Flood Control District easement on the
northerly portion of Tract 5503. This easement will be abandoned.
There is an existing thirty five-foot(35')wide storm drain easement as shown on the attached sketch.
No encroachments into the easement shall be permitted including, but not limited to, foundations,
roof overhangs, swimming pools, and trees.
Development No. Tract 5503
engr\perm its\exh ib i Mtract\5503(ns)
San Joaquin Valley
Air Pollution Control District
�y
z(G
Aanuary , 2006 E.- Reference No. C200501920
JAN 0 LULS
City of Fresno
Attn: Paul Bernal Planning D vision
Development Dena^ment
2600 Fresno St., Third Floor DeCI y y OFFR��'•10
Fresno, CA 93721-3604
Subject: T-5503—74 Lot Single-family Residential (APN: 316-022-02, 03)
Dear Mr. Bernal
The San Joaquin Valley Unified Air Pollution Control District (District) has previously commented on a
portion of this project. The provided comments also apply to the rest of this project. The District offers
the following comments in addition to previous comments.
Previous comments:
To Paul Bernal for City of Fresno: A-05-001, R-05-038. Sent June 30, 2005, Ref. No. C20050604.
Based on the information provided, the proposed project will also be subject to the following District rules.
The following items are rules that have been adopted by the District to reduce emissions throughout the
San Joaquin Valley, and are required. This project may be subject to additional District Rules. To identify
additional rules or regulations that apply to this project, or for further information, the applicant is strongly
encouraged to contact the District's Small Business Assistance Office at (559) 230-5888. Current District
rules can be found at httr)://www.valleyair.org/rules/lruleslist.htm.
Rule 3135 (Dust Control Plan Fee) This rule requires the applicant to submit a fee in addition to a
Dust Control Plan. The purpose of this fee is to recover the District's cost for reviewing these plans
and conducting compliance inspections. More information on the fee is available at:
http://www.valleyair.org/rules/currntrules/Rule%203135%201005.pdf.
Rule 9510 (Indirect Source Review) This rule requires the applicants of certain development projects
to submit an application to the District when applying for the development's last discretionary
approval. The ISR rule becomes effective March 1St, 2006. Projects that have not received a final
discretionary approval by March 1, 2006 must submit an ISR application by March 31, 2006.
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 and provide the reference number at the top of this letter.
Sincerely,
Debbie Johnson
Air Quality Specialist
Central Region
DJ:cxt
David L.Crow
Executive Director/Air Pollution Control Officer
Northern Region Office Central Region Office Southern Region Office
4800 Enterprise Way 1990 East Gettysburg Avenue 2700 M Street,Suite 275
Modesto,CA 95356-8718 Fresno,CA 93726-0244 Bakersfield,CA 93301-2373
(209)557-6400 - FAX(209)557.6475 (559)230-6000 -,FAX(559)230-6061 (661)326-6900 - FAX(661)326-6985
www.vaHeyair.org
OffICEs of
' I \
D iz ,c,g � �
c
•• :.�"-_• _ � „'�- ,: PHONE(559)233-7181
FAX(559)233-8227
2907 SOUTH MAPLE AVENUE
FRESNO,CALIFORNIA 93725-2218
Your Most Valuable Resource-Water
January 3, 2006
Mr. Paul Bernal JAN 0 5 2`
City of Fresno Pianning DWW013
Planning and Development Dept. D* 4-Mnt art
2600 Fresno Street, 3`d Floor CS�C OF FREWO
Fresno, CA 93721-3604
RE: VTTM No. 5503
Dear Mr. Bernal:
FID's comments and requests are as follows:
1. FID does not own, operate or maintain any facilities located on the applicant's property.
2. FID expects no adverse impacts from the approval of the subject proposal.
Thank you for submitting this for our review. Please feel free to contact me with any questions
or concerns at 233-7161 extension 317 or bjohnson(a,fresnoirrigation.com.
Sincerely,
l
Bret Johnson
Engineering Technician I
Agencies\City\TM5503
BOARD OF President JACOB ANDRESEN, Vice-President JEFFERY G. BOSWELL
DIRECTORS JEFF NEELY,EDDIE NIEDERFRANK,STEVEN G.BALLS, General Manager GARY SERRATO
City of
ClmCm\l�'II�
rn�� %14 00
DEVELOPMENT DEPARTMENT
DATE DECEMBER 27,2005
TRACT
MAPS
TO: (1) MIKE SCHMIDT,Fire Department
(1) CAPTAIN FARMER,Police Department
(1) NICK YO VINO,Director
(1) GEL HARO
(1) DARRELL UNRUH
(1) ROOSEVELT COMMITTEE (Paul Bernal)
(1) ALAN KAWAKAMI
(1) RICK SOMMERVILLE
(1) JON BARTEL
(1) RICHARD MADRIGAL
(1) PAUL BERNAL(Addressing)
(1) JERRY BISHOP
(1) KARANA HATTERSLEY-DRAYTON
(1) JOE SIMONE
Planning&Development Department
(1) MIKE KIRN, Assistant Director
(1) JIM PALSGROVE/JOE PAFF
(1) JOHN ALLEN
(1) GARY WITZEL
(1) SCOTT MOZIER/LOUISE MONROE
Public Works Department
(1) NEIL MONTGOMERY
(1) DOUG HECKER
(1) DONNA LESLIE
Department of Public Utilities
(1) JOHN DOWNS -Transit Planning Manager-FAX
(1) DANNY YRIGOLLEN,FYI-Transportation
(1) JERRY HAYNES,Parks Division
(1) ANN LILLIE,Engr Svc/Public Works
(3) ROB ERT-THOM1v�
FSON/FRANK DALE-Fresno Co Dept Public Works&Planning/Stop#214
(1) FRESNO COUNTY ASSESSORS OFFICE/Stop#3
(1) CALTRANS,District 6,Marc Birnbaum, Attn: Steve Curti
(2) JERRY LAKEMAN,Fresno Metropolitan Flood Control Dist.
(3) PACIFIC GAS AND ELECTRIC COMPANY, (Fresno Div.Land)
(3) S.B.C.CALIFORNIA(Don Daily-Public Work Coordinator)
(1) FRESNO IRRIGATION DISTRICT
(1) SANGER UNIFIED SCHOOL DISTRICT
(1) U.S.DEPT. OF HOUSING AND URBAN DEVELOPMENT,Fresno
(1) COMCAST BROADBAND/CABLE(Construction Management)
(1) GAEL GLEASON,Manager,U.S. Postal Service/AMS
(1) AMERICAN TELEPHONE AND TELEGRAPH COMPANY
FROM: Paul Bernal,Planner III
Planning Division
SUBJECT: VESTING TENTATIVE MAP OF TRACT NO.5503/UGM
Location: Northeast corner of East Church and South Clovis Avenues
City of
len cd.%&1�\��,
rnV-0:-•. ,►:
PUBLIC WORKS DEPARTMENT
DATE: March 8, 2006
TO: PAUL BERNAL, Planner III
Planning and Development Department
FROM: JOE PAFF, Engineering Technician
Public Works Department
SUBJECT: CONDITIONS FOR VESTING TENTATIVE TRACT 5503 AND
COMMUNITY FACILITIES DISTRICT
The Conditions of Approval for Vesting Tentative Tract 5503 shall include the following language to ensure
that ongoing perpetual maintenance of the works of improvement described herein are the sole responsibility
of the Subdivider and shall not be the responsibility of the City. As may be described below,the Subdivider
may shift his/her/its responsibility for maintenance of these items to future owners of the subject parcels of
the proposed tentative tract map provided the Subdivider complies with the provisions described in this
memorandum.
1.The Subdivider shall be responsible for ongoing maintenance of the following items:
■ Maintenance of all Landscaping and Irrigation systems as approved by the Public Works
Department within the street easements (including medians) and the landscape easements
along the property lines that side or back-onto S. Clovis and E. Church Avenues.
■ Maintenance of all Landscaping, Irrigation Systems and Trail facilities as approved by the Public
Works Department within the street easements (including medians), landscape easements, trails
and open space outlots within the subdivision.
■ Maintenance of all local street: Landscaping, Pavement, Curbs, Gutters, Sidewalks, Medians
and Street Furniture as approved by the Public Works Department within the boundary of the
tentative map.
■ Maintenance and operating costs of all Street Lights as approved by the Public Works
Department within the boundary of the tentative map.
• Maintenance of all Street Trees as approved by the Public Works Department within the
boundary of the tentative map.
■ Maintenance and operating costs of police, fire,traffic control and recreation services as
established by the Council of the City of Fresno.
Hereinafter,the above listed items shall be collectively referred to as "above listed maintenance
responsibilities."
2. The Subdivider may elect and the Council may decide to have the above listed maintenance
responsibilities become the responsibility of a Community Facilities District ("CFD"). If the Subdivider elects
to petition the Council to include the above listed maintenance responsibilities in a CFD, the selection of
which CFD (including the creation of a new CFD) shall be the responsibility of the Public Works Director or
his/her designee.
3. If the Subdivider does not elect or the Council does not decide to have the above listed maintenance
responsibilities become the responsibility of a CFD,the Subdivider shall establish a Home Owners
Association to perform the above listed maintenance responsibilities pursuant to a formal agreement with the
City. The agreement with the City described herein, shall among other things, specify level of effort and
frequency, insurance requirements,traffic control,and inspection and be subject to approval by the Director
of Public Works and the City Attorney's Office.
4. Notwithstanding the above, as an alternative to the Subdivider being responsible for the maintenance of
local: streets, curbs, gutters and sidewalks, and this above listed maintenance responsibility only:
The Subdivider shall utilize the following design criteria for the construction of internal streets within the
development:
• TI for local streets shall not he less than 7.5.
• For the purposes of determining the structural section of the streets, the"R-value"shall be
quantified an approved soils testing laboratory, but in no instance shall the value exceed 50.
• The gravel equivalent shall be in accordance with Caltrans design standards (Section 600)
including the factor of safety.
• The City shall have the final streets, curbs, gutters and sidewalks certified by a registered civil
engineer stating that the constructed improvements meet or exceed the approved structural
section design at the expense of the Developer. This will include taking core samples at a
frequency and location determined by the Public Works Director. The Public Works Director
shall
• Developer warrantees the streets, curbs, gutters and sidewalks for a period of three years after
acceptance and secures the warrantee with a performance bond equal to 25%of the engineers'
estimate of valuation. For the purposes of calculating this valuation the estimate used for
permitting can be used, provided it is adjusted to present value based on CIP published in the
ENR.
■ All trees planted shall be certified as planted to City standards and specifications by a registered
landscape architect with written certification submitted to the City's Construction Management
Division.
5. Construction plans for all features to be maintained by a CFD for a final map shall be included in the final
map submission to the Development Department for processing. Landscaping plans shall contain actual
tree and plant counts by species and include the areas (in square feet) of turf, shrubs and trees, and
sidewalks or other paved areas within all landscaped areas. Quantities for all interior: street paving, curbs,
gutters, sidewalks, streetlights, street trees and street signs will be submitted with the CFD annexation
request letter.
Any change affecting the Items in these conditions requires revision of this letter.
If you have any questions, please call me at 621-8695
File:\wp\cfd2\ttmapreviews\tracts\n 5503 conditions
SANGER UNIFIED SCHOOL DISTRICT
..I PI
1905 SEVENTH STREET•SANGER,CA 93657
(559)875-6521/237-3171 FAX 875-0311
MARCUS P.JOHNSON,SUPERINTENDENT
1889
January 9,2006 ..
Paul Bernal
City of Fresno,Planning&Development Department
2600 Fresno Street
Fresno, CA 93721-3604
RE: Vesting Tentative Tract 5503
Dear Mr.Bernal:
In response to the request for comments on the referenced project, the District submits the following
information:
Schools that presently serve the proposed project are Lone Star School (K-6), Washington Academic
Middle School (7-8), and Sanger High School (9-12). .Please be advised that with the District's
increasing enrollment, there is no guarantee that students generated by the project will be served by the
listed schools. If a school is overcrowded at one or more grade levels, students who would otherwise
attend that school may be transferred to another school.
In accordance with Section 65995(b)of the California Government Code,the maximum development fees
that a school can charge are currently$2.24 per square foot for residential development. The current fee
of$2.24 per square for residential development is not sufficient to cover the full cost of providing school
facilities to students from new residential development.
For the construction of new facilities,the District must seek funding from the State of California Office of
Public School Construction. Funding is based.on the District's eligibility status at the time of application
and is dependent upon the availability of State Building Funds.
If you have any questions please feel free to contact me at(559) 875-6521.
Sincerely,
f
Richard Sepulveda
Director of Support Services
"A Tradition of Excellence"
Trustees: Peter R.Filippi Jim Gonzalez Paul Hernandez James D.Karle
Kenneth R.Marcantonio Steve Mulligan Jesse Vasquez
Page 2 of 2
THE INITIAL STUDY EVALUATING THE PROJECT SHOULD RESULT IN:
D AN ENVIRONMENTAL IMPACT REPORT: The project has the potential
to result in significant adverse environmental impacts.
D A NEGATIVE DECLARATION: The project may have adverse impacts
but impacts can be mitigated without further study or are not serious
enough to warrant an Environmental Impact Report.
NEITHER OF THE ABOVE, THERE IS INSUFFICIENT INFORMATION
TO DRAW ANY CONCLUSIONS: The following additional information
should be provided:
TJC,vA ZD SF-QI.(LVED,
REVIEWED BY:T1 gec (L 6-�CILIA21 o t"(�GN95
(Print Name, Title) (Signature) (Phone)
Check if you need a copy of the initial study
Use this space for additional information if needed.
.--:PROJ/2 E.A. Request for Commentlinformation
REOCOMM.FORM
Pacific Gas and
& Electric Company®
Corporate Real Estate 650"0"Street, Bag 23
South Valley Land Services Fresno, CA 93760.0001
January 5, 2006
Development Department
Engineering Services Division �p 0 6
Land Division Section ,.,�;:,-,,�, �(`�4'�1p�}tmp,Ik
2600 Fresno Street,, Room 3043 g
Fresno, CA. 93721-3604
Attn: Mr. Paul Bernal
Dear Mr. Paul Bernal,
We have reviewed Tentative Tract Map No. 5503.
PG&E requests that a Public Utility Easement (PUE), ten feet (10') in width, be
dedicated contiguous to all street(s) boundaries located.within and along any portion
of said Tract Map boundaries fronting any street(s) lying outside of said Tract Map.
PG&E also requests that a PUE be incorporated within all private roads.
PG&E may further require an easement from the property owner(s) over the newly created
PUE's. 'The exact size and locations of the PUE's together with the need for an
easement will be finalized on the final map review.
PG&E's records'show no gas or electric transmission facilities within the project area.
Existing gas or electric facility relocations necessitated by new street improvements
(which are required as conditions of a development's final acceptance by the City of
Fresno) will be at the expense of the developer.
Thank you for the opportunity to review the plans of this Tentative Tract Map. If you
have any questions, please contact me at 263-5167.
:a
Sincerely,
eyvletten
Land Agent
r
U1/Z4/Ub 13:1Z rAA 0OU4403JU1 r'resno Co Env Health 10002
�
co lI�'
I County of Fresno
O� 1856 Q DEPARTMENT OF COMMUNITY HEALTH
EDWARD L. MORENO, M.D., M.P.H.
DIRECTOR-HEALTH OFFICER
January 24, 2006 999999999
L00011323
PE 2602
Paul Bernal
City of Fresno WEA D
RECF
Development Department
2600 Fresno Street JAN 24
Fresno, CA 93721
DEVELOPOF FRESNO NT ENT
Dear Mr. Bernal:
PROJECT NUMBER: T-5503, Lennar Homes
PROJECT DESCRIPTION AND LOCATION: Proposes a 74-lot single-family residential
subdivision on 18-acres of R-1/UGM zoned property on the northeast corner of East
Church and South Clovis Avenue.
LIST THE SPECIFIC ADVERSE IMPACTS IN YOUR AREA OF EXPERTISE WHICH
MAY RESULT FROM APPROVAL OF THE PROPOSED PROJECT.
PLEASE LIST SPECIFIC MITIGATION MEASURES THAT YOU WOULD RECOMMEND
AS CONDITIONS OF PROJECT APPROVAL TO REDUCE ANY SIGNIFICANT
ADVERSE IMPACTS.
[ ] AN ENVIRONMENTAL IMPACT REPORT: The project has the potential to result
in significant adverse environmental impacts.
[X] A NEGATIVE DECLARATION: The project may have adverse impacts but impacts
can be mitigated without further study or are not serious enough to warrant an
Environmental Impact Report.
[ ] NEITHER OF THE ABOVE, INSUFFICIENT INFORMATION TO DRAW ANY
CONCLUSIONS: The following additional information should be provided:
• Construction permits for the 74-lot residential subdivision should be subject to
assurance of sewer capacity of the Regional Wastewater Treatment Facility.
Concurrence should be obtained from the California Regional Water Quality Control
Board (RWQCB). For more information, contact staff at (559) 445-5116.
• Construction permits for the 74-lot residential subdivision should be subject to
assurance that the City of Fresno community water system has the capacity and quality
to serve this project. Concurrence should be obtained from the State Department of
01/24/06 13:13 FAX 5594453301 Fresno Co Env Health 0003
i
Paul Bernal
T-5503, Lennar Homes
January 24, 2006
Page 2 of 3
Health Services, Division of Drinking Water and Environmental Management
(DDWEM). For more information call (559) 447-3300.
• The Fresno County Department of Community Health is concerned that abandoned
water wells are not being properly destroyed, particularly with respect to new
development projects. As city boundaries expand, community services are provided to
areas originally served only by individual domestic and agricultural wells. Improper
abandonment of such wells presents a significant risk of contaminating the city's
community water supply. For this reason, when development occurs, it is extremely
important to ensure the safe and proper destruction of all abandoned water wells.
Prior to destruction of any existing agricultural well(s), a sample of the upper most fluid
in the well column should be sampled for lubricating oil. The presence of oil staining
around the well may indicate the use of lubricating oil to maintain the well pump.
Should lubricating oil be found in the well, the oil should be removed from the well prior
to placement of fill material for destruction. The "oily water" removed from the well
must be handled in accordance with federal, state and local government requirements.
Transportation of these materials on public roadways may require special permits and
licensure.
The Department of Community Health is available to provide consultation in
cooperation with your city in order to encourage the proper destruction of wells and
safeguard our water quality. City staff may contact Ed Yamamoto, Environmental
Health Specialist, Water Surveillance Program, at (559) 445-3357 for more information.
• Appropriate measures should be incorporated into the project to minimize potentially
significant short-term localized noise impacts to noise sensitive receivers caused by the
operation of construction equipment. Construction specifications for the project should
require that all construction equipment be maintained according to the manufacturers'
specifications, and that noise generating construction equipment be equipped with
mufflers. In addition, consideration should be given to limiting noise-generating
construction activities to daytime hours as specified in your municipal code.
• The conditions as described in the "Conclusions" section on page six (6) of the
Acoustical Analysis should be accepted as mitigation measures for the project. Without
these measures the proposed noise sensitive receivers will be subjected to a level of
noise in excess of the City of Fresno Noise Element standards.
• Although not specified in the "Conclusions and Recommendations" section, the
Acoustical Analysis clearly indicates that the recommended sound wall will not mitigate
noise impacts for two-story homes located in the first row of lots along East Church and
South Clovis Avenue. It is recommended that two-story homes not be built on lots 1-8,
Dedicated to Community Health
1221 Fulton Mall/ P.O. Box 11867, Fresno, California 93775/(559)445-3200/FAX(559)945-3370
Equal Employment Opportunity•Affirmative Action Disabled Employer
www.fresnohumanservices.org
U1/G41Uo 10:14 rHA DOU44000Ul rl'C511U l,U VIM 11Ca1LI1 WJ004
Paul Bernal
T-5503, Lennar Homes
January 24, 2006
Page 3of3
and 32-44. If two-story house are proposed for these lots, a detailed acoustical
analysis should be required.
REVIEWED BY:
Glenn Allen, nvir mental Health Specialist Il
(559)445-3357
ga
cc: Ed Yamamoto, Environmental Health Division
T-5503 Lennar Homes
Dedicated to Community Health
1221 Fulton Mall/P.O. Box 11867,Fresno,California 93775/(559)445-3200/FAX(559)445-3370
Equal Employment Opportunity •Affirmative Action Disabled Employer
www.fresrrohumanservices.org
CITY OF FRE-..J — ENVIRONMENTAL ASSESSMEN. /INITIAL STUDY
FINDING OF CONFORMITY/MEIR NO. 10130
Pursuant to Section 21157.1 of the Califomia Public Resource EWE0ECEIVED FOR FILING:
(California Environmental Quality Act) the project describedis
determined to be within the scope of the Master Environmental Impac��►+�'Rle 6 3Ply 4: 43
(MEIR) No. 10130 prepared for the 2025 Fresno General Plan
CITY
FRESNO CA
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:
Lennar Homes Inc. Paul Bernal, Planner III
7485 North Palm Avenue, Suite 101 February 23, 2006
Fresno, California 93711
Environmental Assessment Number: Project Location (including APN):
Vesting Tentative Tract Map No. 55031UGM Northeast corner of East Church and South Clovis
Avenues
APN: 316-022-02 & 03
Project Description:
Lennar Homes Inc., has filed Vesting Tentative Tract Map No. T-5503/UGM pertaining to approximately 18.17
acres of property located on the northeast corner of East Church and South Clovis Avenues. Vesting
Tentative Tract Map No. T-5503/UGM, is proposing to subdivide the subject property into a 73-lot, single-
family residential subdivision at a density of 4.07 units per acre. The property is within the jurisdiction of the
Roosevelt Community Plan and the 2025 Fresno General Plan. Both plans designate the property for
medium-low density residential planned land uses which is consistent with the existing R-1/UGM (Single
Family Residential District/Urban Growth Management) zone district. The subject property is currently
developed with a vacant rural single-family residence and is surrounded by vacant property to the north and
residential subdivisions to the east, south and a ponding basin to the west.
Conformance to Master Environmental Impact Report (MEIR NO. 10130):
The 2025 Fresno General Plan and Roosevelt Community Plan designate the subject parcel for medium-low
density residential planned land uses. The existing R-1/UGM (Single Family ResidentiaUUrban Growth
Management) zone district for the subject property conforms to the medium-low density residential planned
land use designation.
The Planning and Development Department staff has prepared an initial study and environmental checklist
and evaluated the proposed development in accordance with the land use and environmental policies and
provisions of the 2025 Fresno General Plan and the related Master Environmental Impact Report (MEIR) No.
10130. The-subject property is proposed for development with residential uses at an intensity and scale (2.19
to 4.98 dwelling units per acre for medium-low density residential planned land use) that is permitted by the
existing planned land use and zoning designation for the site. Thus, the development of the site with a 73-lot
single-family residential subdivision (4.07 units per acre) will not facilitate an additional intensification of uses
beyond that which already exists or would be allowed by the above-noted planned land use designation.
Moreover, it is not expected that the development will adversely impact existing city service systems or the
traffic circulation system that serves the subject parcels. These infrastructure findings have been verified by
the Public Works and Public Utilities Departments. It has been further determined that all applicable
mitigation measures of MEIR No. 10130 have been applied to the project necessary to assure that the project
will not 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).
Finding of Conformity Under MEII. _ .o. 10130
Environmental Assessment No. T-5503
Page 2
February 23, 2006
Per Section 21157.1 of the California Public Resources Code (California Environmental Quality Act), it may
be determined that a subsequent project falls within the scope of a MEIR, provided that the project does not
cause significant impacts on the environment that were not previously examined by the MEIR. Relative to this
specific project proposal, the environmental impacts noted in the MEIR, per the 2025 Fresno General Plan
land use designations, include impacts associated with the medium-low density residential land use
designation specified for the subject parcels. Based on this initial study, the proposed project does not
change the land use indicated for the subject parcel and will not generate additional significant effects not
previously identified by the MEIR and no new additional mitigation measures are required. Therefore, the
project proposal is within the scope of the MEIR as defined by Section 15177 of the CEQA Guidelines.
Moreover, as lead agency for this project, the Planning and Development Department, per Section 15177 (d)
of the CEQA Guidelines, has determined that all feasible mitigation measures from MEIR No. 10130 shall
apply to the project proposal as noted in the attached mitigation monitoring checklist. Public notice has
been provided regarding 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).
Gilbert J. Haro bate
Planning Manager, City of Fresno
Kwaster Files-Tract Maps\Tract 5503 Paul Bernal\Environmental AssessmenAFinding of Conformity T-5503.doc
Attachments: Environmental Checklist/Initial Study for Environmental Assessment No.T-5503
Mitigation Monitoring Checklist (MEIR No. 10130) for Environmental Assessment No. T-5503
ENV' 7NMENTAL ASSESSMENT(EA) CH' 'KLIST
i3OTENTIAL ENVIRONMENTAL EFFEt.,S
EA NO. T-5503
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 storm water drainage facilities(on or
1 2.1 Substantial indirect source of pollution off site)
1 2.2 Direct on-site pollution generation 1 11.8 Availability of adequate park and recreation areas
1 2.3 Generation of objectionable odors 1 11.9 Unusually high solid waste generation
1 2.4 Generation of dust except during construction
1 2.5 Adverse local climatic changes 12.0 HAZARDS
1 12.1 Risk of explosion or release of hazardous
3_0 WATER substances
1 3.1 Insufficient ground water available for long-term project 1 12.2 Site subject to flooding
use 1 12.3 Adverse change in course of flow of flood waters
1 3.2 Use of large quantities of ground water 1 12.4 Potential hazards from aircraft accidents
1 3.3 Wasteful use of ground water 1 12.5 Potential hazards from landfill and/or toxic waste
1 3.4 Pollution of surface or ground water supplies sites
1 3.5 Reduction in ground water recharge
13.0 AESTHETICS
4_0 PLANT LIFE 1 13.1 Obstruction to public or scenic vista or view
1 4.1 Reduction of the numbers of any unique, rare or 1 13.2 Creation of aesthetically offensive conditions
endangered species 1 13.3 Removal of street trees or other valuable
1 4.2 Reduction in acreage of agricultural crop vegetation
1 4.3 Premature or unnecessary conversion of prime 1 13.4 Architectural incompatibility with surrounding area
agricultural land
14.0 HISTORICAL/ARCHAEOLOGICAL
5_0 ANIMAL LIFE 1 14.1 Removal of historic building, disruption of
1 5.1 Reduction in the numbers of any rare, unique or archaeological site
endangered species 1 14.2 Construction or activity incompatible with adjacent
1 5.2 Deterioration or displacement of valuable wildlife habitat historic site
6.0 HUMAN HEALTH 15.0 ENERGY
1 15.1 Use of substantial amounts of energy or fuel
7_0 NOISE 1 15.2 Substantial increase in demand upon existing
1 7.1 Increases in existing noise levels sources of energy
1 7.2 Exposure to high noise levels 1 15.3 Wasteful use of energy
8.0 LIGHT AND GLARE EXPLANATION OF RATINGS
1 8.1 Production of glare which will adversely affect "0" Insufficient Information
residential areas Insufficient 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 9.2 Acceleration of growth rate "1" No significant Environmental Effect
1 9.3 Induces unplanned growth The proposed project will not have an adverse
1 9.4 Adverse change in existing or planned area environmental effect in this category, or any such effect is
characteristics not substantially unusual or of undesirable magnitude.
This rating is also utilized in cases where the category is
10.0 TRANSPORTATION AND CIRCULATION not applicable to the particular project under consideration.
1 10.1 Generation of vehicle traffic sufficient to cause capacity "2" Moderate Environmental Effect
deficiencies on existing street system The proposed project will have an adverse environmental
1 10.2 Cumulative increase in traffic on a major street for which effect in this category, which is of sufficient magnitude to
capacity deficiencies are projected
1 10.3 Specific traffic hazard to motorists,bicyclists, be of specific concern. However, 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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City of
Planning & Development Department
2600 Fresno Street-Third Floor Nick P. Yovino
Fresno, California 93721-3604 Director
(559) 621-8277 FAX (559) 498-1012
April 6, 2006 Please reply to:
Paul Bernal
(559) 621-8073
Lennar Homes, Inc.
Cambridge Homes
Attention: Les Peterson
7485 North Palm Avenue, Suite 101
Fresno, California 93711
Dear Applicant:
SUBJECT: FINAL ACTION BY THE FRESNO CITY PLANNING COMMISSION REGARDING
VESTING TENTATIVE TRACT MAP NO. 5503/UGM LOCATED ON THE NORTHEAST
CORNER OF EAST CHURCH AND SOUTH CLOVIS AVENUES.
(APN: 316-022-02 & 03)
At is regular scheduled meeting on March 15, 2006; the Fresno City Planning Commission took the
following action regarding the above-referenced tract map:
1. Approved the environmental finding of Environmental Assessment No.T-5503 dated February 23,
2006, that the project conforms to the provisions of the 2025 Fresno General Plan Master
Environmental Impact Report (MEIR No. 10130).
2. Approved Vesting Tentative Tract Map No.5503/UGM requesting to subdivide the 17.90 acre site
into a 74-lot, single family residential subdivision.
Enclosed is a copy of the Planning Commission Resolution adopted for Vesting Tentative Tract Map No.
5503/UGM.
If you have any questions regarding these items please contact me at the number listed above or via email
at Paul.Bernai@fresno.gov.
Sincerely,
PLANNING DIVISION
Paul Bernal, Planner III
Planning and Development Department
Enclosure: Planning Commission Resolution No. 12434
Cc: Yamabe & Horn Engineering, Inc. -
Attention: Chris Kliewer
1300 East Shaw Avenue, Suite 176 Fresno, California 93710
FRESNO CITY PLANNING COMMIO'SION
RESOLUTION NO. 12434
The Fresno City Planning Commission at its regular meeting on March 15, 2006, adopted the
following resolution pursuant to the Subdivision Map Act of the Government Code of the State of
California and the Municipal Code of the City of Fresno.
WHEREAS, Vesting Tentative Tract Map No. 5503/UGM was filed with the City of Fresno and
proposes to subdivide the subject property into a 74-lot, single family residential subdivision on 17.90
acres of land located on the northeast corner of East Church and South Clovis Avenues; and,
WHEREAS, the Roosevelt Community Plan Implementation Committee, on February 27, 2006,
reviewed and recommend approval of the tentative tract map; and,
WHEREAS, the Planning and Development Department staff recommended approval of the proposed
project subject to all conditions of approval contained in the staff report dated March 15, 2006; and,
WHEREAS, the Fresno City Planning Commission conducted a public hearing on March 15, 2006, to
review the proposed subdivision and considered the staff report and invited testimony with respect to
the proposed subdivision, and concluded that the vesting tentative tract map is consistent with the
2025 Fresno General Plan and Roosevelt Community Plan; and,
WHEREAS, no neighbors spoke in opposition to the project.
NOW, THEREFORE, BE IT RESOLVED, the Fresno City Planning Commission hereby finds and
determines that there is no substantial evidence in the record to indicate that Vesting Tentative Tract
Map No. 5503/UGM may have a significant effect on the environment as identified by the finding of
conformity to the 2025 Fresno General Plan Master Environmental Impact Report (MEIR No. 10130)
dated February 23, 2006, prepared for Environmental Assessment No.T-5503.
BE IT FURTHER RESOVLED that the Fresno City Planning Commission finds that approval of the
tentative tract map subject to Section 12-403-B of the Fresno Municipal Code, is consistent with the
2025 Fresno General Plan and Roosevelt Community Plan and findings required pursuant to Section
66410 et. seq. of the Government Code.
BE IT FURTHER RESOLVED that the Fresno City Planning Commission hereby approves Vesting
Tentative Tract Map No. 5503/UGM subject to the Planning and Development Department Conditions
of Approval dated March 15, 2006, and the following additions and modifications to said conditions:
a. Condition No. 15 identifying Easement B to be used for landscaping and a pedestrian
walkway shall be identified as an easement for flood control purposes.
b. Condition No. 34 which reads as follows, "An archaeological assessment shall be
conducted for the project, the site shall be formally recorded, and recommendations
made to the City as to any further site investigation or site avoidance/preservation
measures" shall be removed.
Planning Commission Resoluoon No. 12434
Vesting Tentative Tract Map No. 5503/UGM
March 15, 2006
Page 2 of 2
The foregoing Resolution was adopted by the Fresno City Planning Commission upon a motion by
Commissioner DiBuduo, seconded by Commissioner Kissler (Vice Chair).
VOTING:
Ayes - DiBuduo, Kissler (Vice Chair), Cherry, Torossian, Vang, Vasquez (Chair)
Noes - None
Not Voting - None
Absent - Holt
tF
Y VIN creta
DATED: March 15, 2006 P. YOVINO, Secretary
no City Planning Commission
Resolution No. 12434
Vesting Tentative Tract Map No. 5503/UGM
Filed by Lennar Homes, Inc.
Action: Approve
K-Ab"RMr.Tnio1 MaplkTrnc15503 ftW BrrtW-M "CWM*WM R6WkMW lPlNrcfp Cogmrtlon RWWUU0n No.12434 T-55MAoc