HomeMy WebLinkAboutT-5510 - Conditions of Approval - 8/9/2005 CITY OF FRESNO
PLANNING AND DEVELOPMENT DEPARTMENT
CONDITIONS OF APPROVAL
August 3, 2005
VESTING TENTATIVE TRACT MAP NO. 5510
4426 North Sharon Avenue
East side of the intersection of fast Ashcroft and North Sharon Avenues
All tentative maps are subject to the applicable provisions of the State Subdivision Map Act, Fresno
Municipal Code, City policies, and City of Fresno Standard Specifications. The following specific
conditions are applicable to this vesting tentative map.
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. T-5510 entitled Exhibit A and B,
dated June 21, 2005, the subdivider may prepare a Final Map in accordance with the
,approved tentative map.
2. The applicant shall dedicate an avigation easement for the area of the project located within
any Safety Zone or Noise Contour in accordance with the Fresno Yosemite International
Airport, Airport and Environs Plan, dated June 30, 1997.
3. Submit grading plans and a soils report to the City of Fresno Planning and Development
.Department for verification prior to Final Map approval (Reference: Sections 12-1022 and 12-
1023 of the Fresno Municipal Code). Grading plans shall indicate the location of any required
walls and indicate the proposed width of required landscape easements or strips. Approval of
the grading plan is required prior to Final Map approval.
4. 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.
Engineered construction plansshall 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. 5510
August 3, 2005
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 service,
sewer, and inspections in accordance with the. City of Fresno Master Fee Schedule (City
Resolution Nos. 79-606 and No. 80-420) and any amendments, .modifications, or additions
thereto; and in accordance with the requirements of State law as related to vesting tentative
maps.
8. The subdivider shall furnish to the City acceptable security to guarantee the construction of the
off-site street improvements in accordance with all applicable provisions of the Fresno
Municipal Code 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.
Landscapina and Walls
10. Pursuant to the policies of . the 2025 Fresno General Plan and specific plan the
developer/owner shall construct a 6-foot high solid masonry wall (at finished grade of
proposed site) pursuant to the solid wall requirements of Section 12-306-H of the Fresno
Municipal Code along the east and north property. line within the limits of the tract map.
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.
When the grading plan establishes a top slope beyond the required landscaping easement
noted and the construction of the required wall is to be established coincident with the top
of slope then the required minimum easement width shall be expanded to include the full
landscaping area up to the wall location.
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Conditions of Approval
Vesting Tentative Tract Map No. 5510
August 3, 2005
Page 3
11. 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.
Building Setbacks
12. Building setbacks shall be in accordance with the R-1 zone district as shown on Exhibit "A" of
Vesting Tentative Map Tract No. T-5510 dated June 21, 2005, and pursuant to Fresno
Municipal Code (FMC) Section 12-211.5, Property Development Standards, unless otherwise
noted in these conditions.
Information
13. Vesting Tentative Tract Map No. T-5510 is subject to City Council approval.
14. Vesting Tentative Tract Map No. T-5510 is subject to City Council approval of the vacation of a
portion of street right of way adjacent to lot 177 of T-1376 to match the proposed off-site
improvements, as shown on Exhibit A.
15. Prior to the issuance of building permits for the subdivision, school construction fees shall be
paid to the Fresno Unified School District in accordance with the school district's adopted
schedule of fees.
16. Contact the United States Postal Service, Fresno Office, for the location and type of mailboxes
to be installed in this subdivision.
17. Pursuant to Section 66456.1 of the Subdivision Map Act, which states `The right of the
subdivider to file multiple Final Maps shall not limit the authority of the local agency to impose
reasonable conditions relating to the filing of multiple Final Maps," any multiple final maps filed
by the subdivider on this tract shall fully and independently conform to all provisions of Fresno
Municipal Code Chapter 12, Article 10, Subdivision of Real Property.
18. The developer/owner shall obtain any and all permits required for the removal or demolition)of
any existing building or structure located within the subdivision boundaries. The
developer/owner shall also obtain any and all permits required for the proper
abandonment/closure of any existing water well, septic tank/leach field or cesspool, and
irrigation pipeline on the subject property. All such permits shall be obtained prior to
commencement of tract grading work, in accordance with Chapter 13 of the Fresno.Municipal
Code.
19. 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. 5510
August 3, 2005
Page 4
20. If there are suspected human remains, the Fresno County Coroner shall be immediately
contacted (business hours: 559-268-0109; after.hours the contact phone number is 559-488-
3111 for the Fresno County Sheriff's Department). If remains or other archaeological material
is possibly Native American in origin, the Native American Heritage Commission (phone
number 916-653-4082) shall be immediately contacted, and the California Archaeological
Inventory/Southern San Joaquin Valley Information Center (phone number 805-644-2289)
shall be contacted to obtain a referral list of recognized archaeologists.
If animal fossils are uncovered, the Museum of Paleontology at U.C. Berkeley shall be
contacted to obtain a referral list of recognized paleontologists. An assessment shall be
conducted by a paleontologist; if the paleontologist determines the material to be significant, a
recommendation shall be made to the City as to any further site investigation or preservation
measures.
21. Apportionment of Special Assessment: If, as part of this subdivision, a division will be made of
any lot or parcel of land upon which there is an unpaid special assessment levied under any
State or local law, including a division into condominium interest as defined in Section 783 of
the Civil Code, the developer/owner shall file a written application with the City of Fresno
Director of Public Works, requesting apportionment of the unpaid portion of the assessment'or
pay off such assessment in full.
If the subdivider elects to apportion the assessment, the application shall contain the following
information:
a. A full description of each assessed lot, parcel or interest to be divided and of how such
lot, parcel or interest will be divided;
b. A request that the Engineer apportion the amount remaining unpaid on the assessment
in accordance with applicable law; and
C. Written consent of the owner(s) of each such lot, parcel, or interest to the requested
apportionment.
The application shall be filed prior to the approval of the Final Map(s) by the City and shall be
accompanied by a fee in an amount specified in the Master Fee Resolution for each separate
lot, parcel, or interest into which the original assessed lot, parcel or interest is to be divided.
The fee shall be in an amount sufficient to pay all costs of the City and the Engineer of Work
responsible for determining the initial assessment in making the requested apportionment.
22. 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.
Noise Abatement
23. Development shall occur in accordance with the Acoustical Analysis of the Single Family
Development (Exhibit B), prepared by Environtech Consultants, dated June 21, 2005.
24. The exterior wall surface will be 7/8" stucco.
Conditions of Approval
Vesting Tentative Tract Map No. 5510
August 3, 2005
Page 5
25. All window space in each planned dwelling unit shall be minimally rated with Sound
Transmission Class (STC) 35.
26. Sliding and French glass doors shall be minimally rated with Sound Transmission Class (STC)
35.
27. Windows and exterior doors should be fitted with a minimum gap around the perimeter
between the frame and the window or door opening. Voids between the frame and opening
for windows and doors should be stuffed with fiberglass insulation. Trim should be mounted to
block any gaps between the frame and the opening for windows and doors, and caulking
sealing any gap between the frame and window opening.
28. Solid exterior doors should be of a solid core type, with a 1 3/4" thickness. Interior doors
should be of a solid core type, with a 1 3/8" thickness.
29. Windows must be mounted in low air-infiltration frames.
30. R30 installation should be installed in the attic area.
31. Provide baffles for the gable end vents and roof-mounted turbine vents, consisting of a box of
5/8" plywood.or 20-gauge metal, lined with fiberglass ductliner, and incorporate a 90-degree
bend in the sound path.
32. Seal mail slots or install a mail slot with a closed box on the inside of the house. Or, install the
mail slot, with a cover, at the garage.
33. Seal pet doors, or locate in non-sensitive rooms, such as laundries.
34. Weather-strip exterior doors, including threshold seals. This is required by the California
Building Code.
35. The building shell should be airtight construction on the inside and outside except for required
ventilation openings. All frames and junctions and .any other required penetrations of the
building shell should be thoroughly caulked and resilient caulking and weather stripped',to
prevent air leaks.
36. If wall panels are installed horizontally, panel junctions shall be butted and sealed with resilient
caulking, taped and mudded.
37. Provide well-sealed glass doors at fireplace, and provide a chimney-top damper to close 'off
the chimney.
38. Provide flexible ducting for bathroom fan vents leading to the roof. The duct should be long
enough to incorporate a bend so that this is no line of sight between the fan and roof.
39. Replace kitchen range hood vents leading to the roof with recirculation fan units.
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Conditions of Approval
Vesting Tentative Tract Map No. 5510
August 3, 2005
Page 6
40. The duct connecting the garage to the interior living space is to have acoustical interior lining,
extending from the garage end to the first branch take-off inside the living space area.
41. Any intake or exhaust vent opening to occupied space, directly or indirectly, should be
provided with appropriate damper arrangement or acoustical baffles or connect to 'an
appropriate configuration of acoustically lined ducting, or acoustically lined plenum or
combination.
42. If a whole-house fan is used it should be located in a less sensitive area such as a hallway)or
a laundry room.
43. Outdoor and indoor noise generating mechanical and electrical equipment should be well
separated from the immediate vicinity of a building face and nearby dwelling, including
shielding and other measures as need. Such equipment should be selected with: a
consideration of quiet operation.
44. Outside drain pipes should not be located at a bedroom.
45. The rain gutters should be substantial metal construction with rounded corners.
COMMUNITY FACILITIES DISTRICT
46. The long term maintenance of the following items. is the ultimate responsibility of the
owner/developer. If approved by City Council, the following features may be maintained by the
Community Facilities District (CFD):
a. Maintenance of interior Local Street Pavement, Curbs, Gutters, Sidewalks and
Street Furniture as approved by the Public Works Department within North Sharon and
East Ashcroft Avenues (to centerline) and bordering the tentative tract map.
b. Maintenance of all Local Street Pavement, Curbs, Gutters, Sidewalks, Medians and
Street Furniture as approved by the Public Works Department within the boundary
of the tentative map.
c. Maintenance and operating costs of all Street Lights as approved by the Public
Works Department within the boundary of the tentative map.
d. Maintenance of all Street Trees as approved by the Public Works Department
within the boundary of the tentative map.
47. Proceedings to place the Final Map into a CFD may not commence until the territory has been
annexed into the City of Fresno.
48. Construction plans for all features to be maintained by a CFD for a final map shall be included
in the final map submission to the Development Department for processing. This shall include
a Street Tree Location and Street Tree Species (by street) map. Landscaping plans shall
contain actual tree and plant counts by species and include the areas (in square feet) of turf,
shrubs and trees, and sidewalks or other paved areas within all landscaped areas.
Conditions of Approval
Vesting Tentative Tract Map No. 5510
August 3, 2005
Page 7
49. Should the City Council or owner/developer choose not to include the maintenance of the
items listed in Item #50, above in a CFD, the property owner/developer shall provide for the
maintenance of all of the above items by the property owners.
50. Should the owner/developer choose to not be included with the CFD for the maintenance, of
the items listed above, the property developer/owner shall privatize all common areas,
including streets, with the tentative map and provide for the maintenance of all of the above
items by the property owners.
51. The developer/owner shall comply with the requirements in the comments from Public Works
Department, dated July 27, 2005 for Vesting Tentative Tract Map No. T-5510. For additional
information contact Public Works Department at 621-8690.
STREET TREES, BUFFER/PARKWAY AND MEDIAN ISLAND LANDSCAPE
52. The subdivider is .required to provide street trees on all public street frontages and the
dedication planting and buffer landscaping easements. Street trees shall be planted at the rate
of one tree for each 60' of street frontage. Tree planting shall be within a 10' Planting and
Public Utility Easement. Street trees shall be planted by the developer. The subdivider, is
required to provide.automatic drip irrigation for all street trees. The irrigation system shall
comply with FMC 12-306-23. Tree species to be planted as follows:
Street Name Street Tree Species/Common Name
North Sharon Avenue Cinnamomum camphoria - Camphor
East Ashcroft Avenue Celtis austrralis - European Hackberry
53. 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, which ever is greater.
a. Street tree inspection fee shall be collected for each 60' of public street frontage or one
tree per lot, which ever is greater.
b. Street trees shall be planted in accordance with the City of Fresno, Department of Public
Works "Standard Specifications".
c. Landscaping plans shall include street tree planting location and species. Landscaping
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 installing 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.
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Conditions of Approval
Vesting Tentative Tract Map No. 5510
August 3, 2005
Page 8
54. The subdivider is required to provide long term maintenance for the landscaping in the
landscaping easement and right-of-way. The subdivider may petition for annexation in the
Community Facilities District, or may form a Home Owner's Association.
55. Landscape and Irrigation Plans are required and shall be submitted to the Department of
Public Works for review and approval prior to a Council approval of the final map. Plans shall
be numbered to conform to and be included in the Department of Public Works street
-construction plan set for the final map, These fees are applicable when the subdivider elects, to
maintain'the buffer landscaping by annexing to the city's Community Facilities District.
56. Landscaping shall comply with Landscaping Buffer Development Standards approved by the
City Council, dated October 2, 1990. Landscaping and irrigation plans shall comply with
Sections 12-306-23 & 24 and 14-121 of the Fresno Municipal Code regarding Water Efficient
Landscaping and Buffer landscaping.
57. Should the proposed landscape buffer 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 of the new landscape buffer and/or parkway buffer
and/or parkway strip shall strive to mimic the existing as much as possible.
58. Landscape plans shall indicate grades on a cross-section detail to include fencing or wall
details. All fencing shall be placed outside the landscaping easement. Maximum slope shall no
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.
59. The water meter(s) serving the buffer landscaping shall be sized for the anticipated service
flows.
60. 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.
61. Landscaping in the right-of-way and landscape setback adjacent to well water sites shall be
the responsibility of the City of Fresno, Water Division and may not be included in the CFD.
62. 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 outlot 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.
63. The developer/owner shall comply with the requirements in the comments from Public Works
dated July 20, 2005 for Vesting Tentative Tract Map No. T-5510.
FIRE SERVICE
64. This project is within 1/2 mile of Fire Station No. 6.
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Conditions of Approval
Vesting Tentative Tract Map No. 5510
August 3, 2005
Page 9
65. Provide (residential) hydrants and fire flows per Public Works Standards with two sources' of
water.
66. The developer/owner shall comply with the requirements in the comments from Fresno Fire
Department, dated June 23, 2005 for Vesting Tentative Tract Map No. T-5510.
STREETS AND RIGHTS-OF-WAY
67. The subdivider shall provide ramps at all corners within the limits of this subdivision.
68. The subdivider shall make provisions for disabled persons in accordance with the Department
of Public Works standards and as required by State law. Handicap access ramps are required
to be constructed in sidewalks at all corners within the limits of the tract. Where street furniture
is located within the sidewalk area (fire hydrants, streetlights, etc.), a minimum of 48 inches of
unobstructed path shall be maintained to satisfy the American Disabilities Act requirements: If
necessary, dedicate a pedestrian easement to accommodate for the 4-foot minimum
unobstructed path requirement.
69. 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.
C. Landscape and irrigation plans (street trees within all parkways).
70. The subdivider shall install all existing and proposed utility systems underground in
accordance with FMC Sections 12-1011, 8-801 and Resolution Nos. 78-522, 88-229.
71. The subdivider shall construct an underground street lighting system per Public Works
Standards. Spacing and design shall conform to Public Works Standards for local streets.
Height, type, spacing, etc., of standards and luminaries shall be in accordance with Resolution
Nos. 68-187, 78-522, 81-219, and 88-229 or any modification thereto approved by the City
Traffic Engineer prior to Final Map approval. Upon completion of the work by the subdivider
and acceptance of the work by the City, the street lighting system shall be dedicated to the
City. Submit engineered construction plans to the Public Works Department for approval.
72. Handicap access ramps are required at all corners within the limits of this subdivision.
73. All required signing and stripping shall be done and paid for by the developer/owner. The
signing and striping plans shall be done per the current Caltrans standards and shall be
submitted along with the street construction plans for this tentative tract map to the Public
Works Department.
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Conditions of Approval
Vesting Tentative Tract Map No. 5510
August 3, 2005
Page 10
74. The developer/owner shall comply with the requirements in the comments from Public Works
Department, Engineering Division, dated July 7, 2005 for Vesting Tentative Tract Map No. T-
5510.
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INTERIOR STREETS
75. Dedicate and construct all curb, gutter, sidewalk (both sides), permanent paving, cul-de-sacs,
and undegrounding street lighting systems on all interior local street to Public Works
Standards. Sidewalk patterns shall comply with Public Work Standards for 60' Streets.
SPECIFIC MITIGATION REQUIREMENTS
76. This tract will generate 6 a.m. /8 p.m. peak hour trips; therefore, a Traffic Impact Study (TIS)
is not required.
77. Remove and reconstruct curb gutter and sidewalk, at the wrong alignment, on the west of Lot
8 to match the proposed improvements.
SANITARY SEWER SERVICE
An existing 6-inch sanitary sewer main is located in East Ashcroft and North Sharon Avenues to
serve the proposed project. Sanitary sewer facilities are currently available to provide service to the
site, subject to the following:
78. All sanitary sewer mains shall be extended within the proposed tract to provide sewer service
to each lot created.
79. Abandon all existing on-site private sanitary sewer systems.
80. A Preliminary sewer design layout shall be submitted for review and subject to Department,of
Public Utilities approval prior to submitting engineering improvement plans for City approvals.
81. Public sewer facilities shall be constructed in accordance with Department of Public Works
standards, specifications and policies.
82. Engineering improvement plans prepared to City Standards by a Registered Civil Engineer are
required for proposed additions to the sanitary sewer system.
83. The developer/owner shall comply with the requirements in the comments from Public Utilities
Department, dated January 11, 2005 for Vesting Tentative Tract Map No. T-5510.
Sanitary Sewer Fees
84. The following.Sewer Connection Charges are due and shall be paid for this Project:
a. Sewer Lateral Charge
b. Oversize Sewer Area
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Conditions of Approval
Vesting Tentative Tract Map No. 5510
August 3, 2005
Page 11
c. Sewer Charge: Orange
d. Wastewater Facilities Charge (Residential Only)
WATER SERVICE
The nearest City of Fresno water main to the project is a 6-inch main located in East Ashcroft and
North Sharon Avenues. Water facilities are currently available to provide service to the site, subject
to the following requirements:
85. Water mains (including installation of City fire hydrants) shall be extended within the proposed
tract to provide water service to each lot created.
86. Separate water services with meter boxes shall be provided to each lot created.
87. Seal and abandon existing on-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.
88. Installation of public fire hydrants(s) is required in accordance with City Standards.
89. 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.
90. All public water facilities shall be constructed in accordance with the Department of Public
Works standards, specifications and policies.
91. Engineered improvement plans prepared by a Registered Civil Engineer are required for
proposed additions to the city water system.
92. The developer/owner shall comply with the requirements in the comments from Public Utilities
Department, dated January 11, 2005 for Vesting Tentative Tract Map No. T-5510.
Water Fees
93. The following Water Charges are due and shall be paid for this Project:
a. Payment for installation of water service(s) and/or meter(s) is required.
b. Water Connection Charges are due and shall be paid for the Project.
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Conditions of Approval
Vesting Tentative Tract Map No. 5510
August 3, 2005
Page 12
SOLID WASTE SERVICE
Vesting Tentative Tract Map No. T-5510 will be serviced as Single Family Residential properties
with Basic Container Service. The following conditions and requirements are placed on this tentative
map as a condition of approval by the Department of Public Utilities.
94. The owners, lessees or other tenants of the residential dwellings on service day, before 6:00
a.m., shall place their solid waste containers at the edge of the curb approximately 4-feet apart
and shall not block any vehicle accesses in accordance with the City of Fresno's Solid Waste
Management Division Standards.
95. Per FMC Section 9-404 Solid Waste Disposal Regulations, Section C-10, no solid waste
container nor residential rubbish shall be allowed to remain at the curb line after 8:00 p.m. on
the collection day.
96. 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.
97. The developer/owner shall comply with the requirements in the comments from the
Department of Public Utilities, Solid Waste Division, dated July 20, 2005 for Vesting Tentative
Tract Map No. T-5510.
Specific Requirement
98. If the cul-de-sac has a radius of 52' or larger, a covenant will be required. Standard cul-de-sac
of 40' require that all vehicles be removed from the street on the solid waste service day.
RIGHT-OF-WAY ACQUISITION
99. The developer will be responsible for the acquisition of any necessary right-of-way to construct
any of the required improvements.
Rights-of-way acquisition shall include any rights-of-way necessary for proper drainage,
signing, pole relocation, and shoulder grading. In general, this will require right-of-way to
be provided approximately 10-feet outside the travel lane. The exact requirement must be
determined at the project design stage based on the existing conditions and detailed
design information.
In the event an acquisition of any easement or right-of-way is necessitated by the
subject development, said acquisition will be accomplished prior to Final Map approval. The
developer/owner should contact the Real Estate Section of the Public Works Department
to receive procedural guidance in such acquisitions.
Conditions of Approval
Vesting Tentative Tract Map No. 5510
August 3,2005
Page 13
Should such acquisition not. be accomplished by the subdivider prior to Final Map
approval, the, subdivider must request and grant to the City the full authority to attempt
acquisition either through negotiation or through its power of eminent domain. The
subdivider shall furnish to the City Public Works Department, Engineering Division/ Real
Estate Section, an appraisal report or a request for an estimated appraisal amount (to be
determined by the City of Fresno Real Estate Section) prior to preparation of a Subdivision
Agreement. _
The subdivider shall submit adequate security in the form of a cash deposit to guarantee
payment of all costs associated with the acquisition, including staff time, attorney's fees,
appraisal fees, court costs, and all related expenditures and costs necessary to effect the
.acquisition of such easements or rights-of-way.
HISTORIC PRESERVATION
100. The developer/owner shall acknowledge the comments from Planning and Development
Department, Historic Preservation Public, dated July 12, 2005 for Vesting Tentative Tract Map
No.T-5510.
FLOOD CONTROL AND DRAINAGE
101. The subdivider shall be required to pay any applicable storm drainage fees to comply with
Fresno Municipal Code Chapter 13, Article 13.
102. 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 June 8, 2005.
103. 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.
104. The developer/owner shall comply with the requirements in the letter from the Fresno
Metropolitan Flood Control District dated June 8, 2005 for Vesting Tentative Tract Map No. T-
5510.
IRRIGATION DISTRICT
105. The developer/owner shall acknowledge the comments of the Fresno Irrigation District, dated
July 5, 2005 for Vesting Tentative Tract Map No. T-5510.
Conditions of Approval
Vesting Tentative Tract Map No. 5510
August 3, 2005
Page.14
AIR QUALITY
106. The developer/owner shall comply with the requirements in the letter from the San Joaquin
Valley Air Pollution Control District dated July 6, 2005 for Vesting Tentative Tract Map No. T-
5510.
DEVELOPMENT FEES AND CHARGES
107. Vesting Tentative Map No. T-5510 is subject to the following fees:
SEWER CONNECTION CHARGES FEE RATE
a. Lateral Sewer Charge ► $0.10/sq. ft. (to 100' depth)
b. Oversize Charge ► $0.05/sq. ft. (to 100' depth)
c. Wastewater Facilities Charge -4 $2,119/living unit
WATER CONNECTION CHARGES FEE RATE
e. 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.
f. -Frontage Charge ► $6.50/lineal foot
g. Transmission.Grid Main Charge ► $804/gross acre (parcels under 5
gross acres or more)
h. Transmission Grid Main Bond Debt-Op-
Service.
ebt.►Service Charge $304/gross acre (parcels under 5
gross acres or more)
DEVELOPMENT IMPACT FEE FEE RATE
i. Traffic Signal Charge ► $414.69/living unit
Notes:
t Due at time of development
► Deferrable through Fee Deferral Covenant
3 Due at time of subdivision.
of
cDM1L ,w1 ,; REPORT TO THE PLANNING COMMISSION AGENDA ITEM NO. Viii-n
COMMISSION MEETING 8/3/05
APPROVED BY
August 3, 2005
FROM: STAFF, Planning Division'" ' DEPARTE Ec R
Planning and Development Department
SUBJECT: CONSIDERATION OF VESTING TENTATIVE TRACT MAP NO. 5 0 AND
ENVIRONMENTAL FINDING FOR ENVIRONMENTAL ASSESSMENT NO. T-5510
EXECUTIVE SUMMARY
Vesting Tentative Tract Map No. 5510, filed by Harbour & Associates, on behalf of 2M Development,
pertains to 1.92 acres of property located at 4426 North Sharon Avenue, on the east side of the
intersection of East Ashcroft and North Sharon Avenues. The vesting tentative tract map application
proposes to subdivide the subject property into an 8-lot single family residential subdivision with
installation of related public facilities and infrastructure. The application is in conformance with the
2025 Fresno General Plan and Hoover Community Plan, pursuant to Section 12-403-13-2 of the
Fresno Municipal Code.
PROJECT INFORMATION
PROJECT An 8-lot single family residential subdivision conforming with the
existing R-1 zoning and developed at an overall density of 4.1
dwelling units per acre.
APPLICANT .2M Development
LOCATION 4426 North Sharon Avenue, east side of the intersection of East
Ashcroft and North Sharon Avenues
(Council District 4, Councilmember Westerlund)
SITE SIZE 1.92 Acres -
LAND USE Existing - One single family residential dwelling unit.
Proposed - Single Family Residential.
ZONING Existing - R-1 (Single Family Residential)
Proposed - R-1 (Single Family Residential)
PLAN DESIGNATION The proposed 8-lot single family residential subdivision is consistent
AND CONSISTENCY with the 2025 Fresno General Plan and Hoover Community Plan
which designate the site for medium density residential land uses.
The project is also consistent with the applicable policies of the
Fresno Yosemite International Airport, Airport and Environs Plan,
dated June 30, 1997.
ENVIRONMENTAL FINDING Finding of Conformity to the 2025 Fresno General Plan Master
Environmental Impact Report (MEIR No. 10103), dated July 14,
2005.
PLAN COMMITTEE There is no active advisory committee for implementation of the
RECOMMENDATION Hoover Community Plan.
STAFF RECOMMENDATION Approve Vesting Tentative Tract Map No. 5510.
REPORT TO THE PLANNING COMMISSION
Vesting Tentative Tract Map No. 5510
August 3, 2005
Page 2
BORDERING PROPERTY INFORMATION
Planned Land Use Existing Zoning Existing Land Use
Medium High Density R-3 Multiple Family Residential
North Residential Medium Density Multiple Family Dwellings
Residential
South Medium Density Residential R-1 Single Family Residences
Single Family Residential
Community Commercial C-2 Commercial Usage
Community Shopping Center
East Office Use R-P/cz Office Usage
Residential and Professional Limited
Office District/condition of zoning
West Medium Density Residential R-1 Single Family Residences
Single Family Residential
ENVIRONMENTAL FINDING
The initial study prepared for Environmental Assessment No. T-5510 considered potential environmental
impacts associated with the subject vesting tentative tract map application. The study indicates that the
project, if approved, would conform to the medium density residential planned land use designation and
land use policies of. the 2025 Fresno General Plan and is within the scope of Master Environmental
Impact Report No. 10130. Therefore, staff has issued a finding that the project proposal is in
conformance to the 2025. Fresno General Plan Master Environmental Impact Report (MEIR No. 10130)
dated July 14, 2005, which incorporates a MEIR Mitigation Monitoring Checklist. This environmental
finding was properly published with no comments received within the 20-day review and comment period.
BACKGROUND / ANALYSIS
The applicant, 2M Development, has filed Vesting Tentative Tract Map No. 5510 pertaining to
approximately 1.92-acres of property located at 4426 North Sharon Avenue, immediately to the east of the
intersection of East Ashcroft and North Sharon Avenues. Vesting Tentative Tract Map No. 5510 proposes
an 8-lot single family residential subdivision and installation of related facilities and infrastructure,
consistent with the existing R-1 (Single Family Residentian zone district and medium density residential
planned land use designation (4.99 to 10.37 dwelling units per acre). The property is within the
boundaries of, and consistent with the 2025 Fresno General Plan and Hoover Community Plan. The
project is also consistent with the applicable policies of the Fresno Yosemite International Airport, Airport
and Environs Plan, dated June 30, 1997.
The subject property is located within the 65 decibel Community Noise Equivalent Level (CNEL) contour
and Horizontal Surface area as designated by the Fresno Yosemite International Airport, Airport and
Environs Plan. This specific plan prohibits new residential development within the adopted 65 CNEL
contour unless the Council of the City of Fresno makes specific findings that there is no other feasible
land use alternative. The proposed 8-lot single family residential project is complies with the property's R-
1 single family residential zone district and is consistent with the medium density residential designation of
the 2025 Fresno General Plan, Hoover Community Plan and Fresno Yosemite International Airport and
Environs Plan. The proposed project is the most appropriate use for this particular infill site and further
consideration of alternative land uses would conflict with the Zoning Ordinance and 2025 Fresno General
Plan.
REPORT TO THE PLANNING COMMISSION
Vesting Tentative Tract Map No. 551.0
August 3, 2005
Page 3
In accordance with the 2025 Fresno General Plan, Policy C-12-a all commercial land uses are to be
developed and maintained in a manner complimentary to and compatible with adjacent residential land
uses to minimize interface problems with the surrounding environment. The alternative of considering an
expansion of the adjacent C-2 (Community Shopping Center) zone district into an established residential
development would disrupt the orderly interface of residential and commercial land use. Expansion of the
adjacent R-P (Residential and Professional Office) zone district might provide an acceptable transition.
However, there has been no indication of a desire or demand for additional office space in this area, and
the subject site has remained vacant for many years: The Planning and Development Department has no
record of any previous approved or pending entitlement applications for this particular parcel. Therefore,
there is no feasible alternative at this time.
Additionally, the applicant will be required to grant an avigation easement to the city; execute an
agreement in favor of the City, whereby the property owner shall indemnify, hold harmless and defend the
City and every officer and employee thereof from any and all loss, liability, damages, costs, suits or claims
arising out of the location of the development within the 65 CNEL contour; and, structures shall
incorporate noise insulation in compliance with Title 24 of the California Code of Regulations such that
interior noise levels are reduced to no more than 45db CNEL.
In accordance with the Fresno Yosemite International Airport, Airport and Environs Plan, dated June 30,
1997, the applicant has initiated and completed an acoustical analysis of the single family development.
To comply with applicable Title 24 California Code of Regulation standards related to the sound insulation
for exterior noise sources, the building envelopes of the structures on the site should provide insulation
adequate to attain an interior 45db. In accordance with the Acoustical Analysis of the Single Family
Development, dated June 15, 2005, the proposed mitigation measures have been fully incorporated into
the Conditions of Approval, dated August 3, 2005.
The project site is designated for medium density residential use by the 2025 Fresno General Plan and
Hoover Community Plan. According to the "Planned Land Use and Zone District Consistency Matrix"
(Table 2) adopted with the 2025 Fresno General Plan (and applied within all community plans), the
medium density residential land use designation allows for 4.99 to 10.37 dwelling units per acre. However,
Fresno Municipal Code Section 12-403-B-2-b-1 allows development of a project site within the next lower
residential density land use designation, which is medium-low density residential (2.19 to 4.98 dwelling
units per acre). The proposed subdivision's overall residential density is, 4.1-dwelling units per acre.
Therefore, Vesting Tentative Map No. T-5510 is consistent with the 2025 Fresno General Plan and the
Hoover Community Plan.
The subject site currently contains one residential dwelling unit. The properties directly to the north are
developed with multiple family dwelling units, or are vacant. The properties to the west and south are
developed with single family dwelling units. Abutting the subject property to the east are commercial
offices, and a vacant property which is also planned for commercial use.
Hoover Community Plan Advisory Committee
There is no active advisory committee for implementation of the Hoover Community Plan.
Circulation Element Plan Policies and Major Street System Traffic Capacity
According to the 2025 Fresno General Plan Transportation Element (Exhibit 7), West Ashcroft and North
Sharon Avenues are defined as local streets, which will require dedication of right-of-way and construction
of improvements. These improvements include the construction of curb, gutter, sidewalk and transition
paving within the limits of the tract,. construction of an underground street lighting system, and
improvements"to the street frontage. The Public Works Department Transportation Planning Section has
reviewed the vesting tentative tract map application and has determined that the streets adjacent to and
REPORT TO THE PLANNING COMMISSION
Vesting Tentative Tract Map No. 5510
August 3, 2005
Page 4
near the subject site will be able to accommodate the quantity and kind of traffic generated, subject to the
dedication and improvement of adjacent portions of East Ashcroft and North Sharon Avenues. These
street improvements are outlined in more detail in the Vesting Tentative Tract Map No. T-5510 Conditions
of Approval, dated August 3, 2005.
Landscaping/Walls
In accordance with the 2025 Fresno General Plan and the specific plan policy a solid wall along east and
north property lines within the limits of the tract map will be required. The solid wall will compliment the
interface of an established residential neighborhood and adjacent commercial use.
State Department of Transportation (Caltrans)
The California Department of Transportation (Caltrans), District '6, Office of Intergovernmental Relations
has submitted the attached comments dated July 7, 2005, indicating "no comments". Staff considered
Caltrans letter in preparing their initial study and determined that this project does not create any impacts,
including cumulative impacts that were not identified in MEIR No. 10130. City staff notes that potential
cumulative traffic impacts of full buildout of the 2025 Fresno General Plan were analyzed in MEIR No.
10130.
Tentative Tract Map Findings
The Subdivision Map Act (California Government Code Section 66400 et. seq.) requires that a proposed
subdivision not be approved unless the map, together with its design and improvements, is found to be
consistent with the General Plan and any applicable 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 Hoover Community
Plan designates the site for medium-high density residential land uses and the project design meets
the density and zoning ordinance criteria for development in this plan designation.
2. This site is physically suitable for the proposed type and density of development, because conditions
of approval will ensure adequate access and drainage on and off the site.
3. The proposed subdivision design and improvement is not likely to cause substantial and considerable
damage to the natural environment, including fish, wildlife or their habitat, because of the urbanized
nature of the area in which the site is located.
4. The proposed subdivision design and improvements are not likely to cause serious public health and
safety problems because the conditions of approval have shown and will ensure that the subdivision
conforms with City health and safety standards.
5. The proposed subdivision design will not conflict with public easements within or through the site
because conditions of approval will assure noninterference with any existing or proposed public
easements.
6. The design of the subdivision provides, to the extent feasible, for future passive and natural heating or
cooling opportunities in the subdivision because of the appropriate use and placement of landscaping
plant materials and because of the orientation of the proposed lots.
REPORT TO THE PLANNING COMMISSION
Vesting Tentative Tract Map No. 5510
August 3, 2005
Page 5
The subdivision map, subject to the recommended conditions of approval, complies with the design and
property development standards of the Zoning Ordinance and local Subdivision Ordinance.
Based upon the plans and information submitted by the applicant and the recommended conditions of
project approval, staff has determined that these findings can be made.
CONDITIONS OF APPROVAL
1. Development shall take place in accordance with Vesting Tentative Tract Map No. T-5510 Exhibit A
and B, dated June 21, 2005,.and the Conditions of Approval for Vesting Tentative Tract Map No.
5510 dated August 3, 2005.
Planning Commission approval of Vesting Tentative Tract. Map No. 5510 will be forwarded to the City
Council for its confirmation.
CONCLUSION/ RECOMMENDATION
The appropriateness of the proposed residential project has been examined. with respect to its
consistency with goals and policies of the 2025 Fresno General Plan, Hoover Community Plan,and the
Fresno Yosemite International Airport, Airport and .Environs 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..5510 is appropriate for the project site. Because the subject property is located
within the 65 decibel Community Noise Equivalent Level (CNEL) contour and Horizontal Surface area as
designated by the Fresno Yosemite International Airport, Airport and Environs Plan approval of the
proposed residential development necessitates that the City Council make specific findings that there are
no other feasible alternative land use. Based upon the information and analysis provided or referenced by
this report, the staff recommends that the Planning Commission take the following actions.
1. APPROVE Environmental Assessment No. T-5510, dated July 14, 2005, that the project proposal
conforms to the provisions of the 2025 Fresno General Plan Master Environmental Impact Report
(MEIR No. 10130).
2. APPROVE Vesting Tentative Tract Map No. 5510 subject to compliance with the Conditions of
Approval dated August 3, 2005.
Attachments: Vicinity Map
Aerial Photograph of Site
Fresno Yosemite International Airport Area, Planned Land Use Changes proposed by the
2025 Fresno General Plan, Exhibit 5-B
Vesting Tentative Tract Map No. T-5510, Exhibit A & B, dated June 21, 2005
Conditions of Approval for Vesting Tentative Tract Map No. 5510, dated August 3, 2005,
including letters from Fresno Metropolitan Flood Control District (6/8/05),Fresno Irrigation
District (7/5/05), and San Joaquin Valley Air Pollution Control District (7/6/05)
Comment from the California Department of Transportation dated November 18, 2004
Environmental Assessment No. T-5510, Finding of Conformity to the Fresno General Plan
Master Environmental Impact Report (MEIR No. 10130), dated July 14, 2005
K:\Common\Master Files-Tract Map\T5510,W Sharon Ave Report to PC 9-3-05.doc
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ACOUSTICAL ANALYSIS
OF THE SINGLE FAMILY DEVELOPMENT
IN THE CITY OF FRESNO
Prepared for:
2M DEVELOPMENT
June 15, 2005
Prepared by:
ENVIRONTECH CONSULTANTS
705 West Cornell
Fresno, CA 93705
(559) 709-8814
BWG167
APPL. NOT S_. ' EXHisrr DATE �O n
PROJ.ENG. DATE._
TRAFFIC ENG. ATE•- --
COND.APPROVED BY pATE
CITY OF FRESNO DEVELOPMENT DEPARTMENT
Noise study,.Sharon Avenue, Fresno, 6-15-05.
1. EXISTING SETTING
.The proposed project site is located in Fresno; California (Tract number 5510). The
project site is bounded on the north by existing residential buildings and an open field,on
the east by an open field and an office facility, on the south by residential buildings and
on the west by Sharon Avenue (See Figure 1). Ashcroft Avenue dead-ends at Sharon
Avenue near the west side of the site. The site is undeveloped. The proposed project
consists of an eight-lot affordable single-family development with one-story dwellings, as
shown by the floor plan and elevation drawings (California Creations, 2003; Harbour &
Associates, 2005). The site is.generally level and at grade-level with the surfaces of the
nearby roadways. Ingress and egress is to be by way of Sharon Avenue.
This study addresses evaluation and control of noise from exterior sources, primarily
aircraft.
There are two house plans, one with 1531 square feet and one with 1440 square feet. As
reported to Environtech Consultants (Mason, 2005), there will be an attic space with
trusses connecting the roof to the ceiling joists. Buildings are to be on a slab. The exterior
wall surface is to be stucco, and the roofing material will be a composition type.
Noise sources contributing to the existing noise environment on the project site include
primarily aircraft operations from the Fresno.Yosemite International Airport. Some
additional noise occurs from vehicle traffic on Cedar Avenue, which carries a daily
volume-of approximately 12,000 vehicles(Leslie, 2005). This roadway is on the order of
600 feet east of the site.
The airport has slightly less than 100 commercial operations per day (Creel, 2005). It is
understood that there are 600 to 800 total operations daily including military and private
planes. The flight operations are conducted for seven days per week and 24 hours per
day. Some eighty percent of the operations are to the northwest.
Some train horn sound is also audible at the site. Sound from children playing at a
location west of the site was audible during the sound measurement periods.
On April 13 and 14, 2005, sound levels were monitored on the project site in the midday
and early afternoon period. The measurements were taken by Ballard W. George, INCE
Board Cert., telephone 408/736-7182. A measurement with total duration 127 minutes
was .performed on April 13. The microphone was 10 feet west of the east property line
and approximately 12 feet north of the end of the existing wall along that line.
Measurements were taken for a total duration of 32
1 of 10
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minutes on April 14 at two locations: near the northeast corner of the site; and
approximately 200 feet north of the northeast corner of the site. (The latter location was
used to reduce interference from a water truck that operated for a while on April 14 at the
site). These measurements were acquired using a Bruel & Kjaer Type 2230 Precision
Integrating Sound Level Meter. The existing sound levels on the project site as measured
along and near the east boundary with the sound level meter were in the range of 50 to 75
dBA equivalent energy level (Leq), based on 15 minute averaging periods. The Leq is the
level of a steady noise that has the same sound energy as a given time-varying noise. .
In addition, a 24-hour sound measurement was made on April 13 and 14, 2005, at a
secure location near the south boundary of the site, using a Metrosonics sound logger
type 3080. Measurements with the Bruel &Kjaer sound level meter were taken
concurrent with portions of the 24-hour measurement. The logger readout serves to
establish the time variation in sound level, due primarily to the aircraft sources, over the
daily period; the logger data were correlated with data obtained with the sound level
meter.
There were four peak sound levels recorded in the daytime period of 7:00 a.m.to 10:00
p.m. that were in the general range of 90 to 95 dBA. In the nighttime period of 10:00 p.m.
to 7:00 a.m., there were two sound level peaks that were near 90 dBA.
Based on the sound measurement data, the existing Day and Night Average Sound Level
(Ldn) used in the City of Fresno standards can be calculated in accordance with the
following:
Ldn _ [(Ld+ 10 log 15) & (Ln + 10 + 10 log 9] 10 log 24
= [(Ld + 11.8) & & (Ln + 10 + 9.5)] - 13.8
Where: Ld= daytime Leq (7:00 a.m. to 10:00 p.m., 15 hours)
Ln =nighttime Leq (10:00 p.m. to 7:00 am., 9 hours)
&= decibel addition
In this case the 24-hour noise level for aircraft noise has been determined by reference to
the noise contours for the airport that have been provided to Environtech Consultants.
The aircraft-related noise level is thus determined to be 68 dB Community Noise
Equivalent Level (CNEL). For transportation type sources, the CNEL is approximately
equal to the Ldn used in the City of Fresno standards. The noise level associated with
roadway traffic near the site is determined to be approximately 53 dB Ldn; this noise
level is consistent with the applicable standards and is not significant relevant to the noise
level associated with the aircraft operations.
2 of 10
Noise study,Sharon Avenue,Fresno, 6-15-05
Applicable Regulations and Guidelines. There are several noise standards that apply to
the planned development. The City of Fresno Noise Element standards identify the
outdoor sound level goal for residential areas as 60 dBA. This value is on the Day and
Night Average Sound Level (Ldn) scale. Exceptions may be made in some cases, as with
aircraft noise impacting the project; in this case the outdoor noise is not practicably
mitigable(Unruh, 2005). Environtech Consultants considers that the City of Fresno
direction provided is definitive in regard to the treatment of outdoor sound levels. These
standards prescribe the maximum sound level allowed indoors of residential units as 45
dBA Ldn. The Ldn averaging system accounts for the greater annoyance potential of
nighttime noise by weighting nighttime sound levels, from 10:00 p.m. to 7:00 am.,10 dB
greater than daytime levels. In addition, Federal Aviation Administration Regulations
Part 150 standards apply. The Fresno Yosemite International Airport implements the Part
150 regulations by specifying the construction types for various building elements based
on the noise impact zone expressed in terms of the Community Noise Equivalent Level
(CNEL) descriptor. As noted previously, The CNEL is generally equivalent to the Ldn
for transportation-related sources.
The City of Fresno Yosemite International Airport (FYI) .and Environs Plan, adopted in
1997, requires that "new residential development and new schools shall be prohibited
within the 65 dB CNEL contour unless the property owner grants an avigation easement
to the City and executes a hold harmless agreement with the City, and provides that new
residential structures shall be insulated so that the interior noise level will be reduced to
no more than 45 dB CNEL." The latter provision, referring to 45 CNEL, is similar to
those of the other standards referred to herein.
The Fresno County Airport Land Use Commission (ALUC) adopted the revised Land
Use Policy Plan for Fresno Air Terminal on May 21, 1990. The ALUC standards, like the.
others described.herein, specify a maximum interior noise level in residential spaces,due
to exterior sources, of 45 CNEL.
2. IMPACTS
Future sound levels, in terms of the CNEL noise descriptor,due to the aircraft operations,
on the proposed project site are determined by reliance on the noise level contours
provided to Environtech Consultants. (And reference to the contours is mandatory). The
contours indicate a CNEL for the site of 68 dB. Future traffic volumes on Cedar Avenue
are expected to increase by tlu-ee percent per year (Leslie, 2005 ); based on this, the
associated sound levels for vehicle traffic are predicted to increase by two dB by the year
2020. The roadway sound levels as predicted will remain consistent with the applicable
standards and will not be significant in relation to the noise from aircraft.
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Noise study,Sharon Avenue, Fresno, 6-15-05
3. EVALUATION OF BUILDING PLANS
Intruding Noise. Future exterior noise levels on the proposed project site are predicted to
be 68 Ldn and CNEL in front of each of the building structures on the site. To comply
with applicable standards related to the sound insulation from exterior noise sources, the
building envelopes of the structures on the site should provide sound insulation adequate
to attain an interior CNEL of 45 dBA.
Building drawings provided consist of floor plans and elevations; additional information
on the buildings has been obtained by telephone (Mason; 2005). Based on this.
information, the building design will provide a sound insulation of at least.35 dBA, which
would in general be.sufficient sound insulation for all the dwellings within the project to
achieve consistency with the City of Fresno standards. However improvements in the
case of some building elements are recommended as described in Section
4. Windows in the various building elevations should provide a sound insulation value of
35 Sound Transmission Class (STC) to meet the standards including those of the Federal
Aviation Administration. See Section 4 below for a detailed description of window
requirements.
4. MITIGATION MEASURES
a. Interior noise, main building components. The following measures are designed to
achieve consistency with the City of Fresno Noise Element standards for exterior-to-
interior noise levels and with the Federal Aviation Administration Part 150 standards,
which are also applicable to the project. To this end, as noted previously the Fresno
Yosemite International Airport has issued a document that identifies noise control
measures in terms of construction types for various building (shell) components as a
function of the noise level zone. Except where notified otherwise, the measures
described herein are taken from the building construction table ("Recommended
Acoustical Treatments for Residences"), and supplementary material, contained in the
Fresno Yosemite International Airport noise document (2005).All measures given in that
document that are applicable to the project, as shown on the plans, provided are referred
to below.
The measures described are.applicable to the development as shown on the current plans
(see references). The building drawings provided do not show inclusion of skylights or.a
crawl space; an optional chimney arrangement is shown for the 1531 square foot
dwellings. Finish flooring will generally be carpet except in normally hard-floor spaces.
The exterior
4of10
Noise study,Sharon Avenue, Fresno, 6-15-05
wall surface will be 7/8" stucco.. As noted previously, there is to be an attic over each of
the living spaces. In addition to noise control measures, note the 'need for an avigation
easement as described under"Applicable Regulations and Guidelines."
Evaporative coolers will not be used (Mason,2005). Roof-mounted, but not side-
mounted, air conditioners will be used.
(1) All windows (to occupied) space in each of the planned dwellings should be
rated (at least) Sound Transmission Class (STC) 35.
(2) Solid (that is, other than glass) exterior doors should be of a solid core type.
Environtech Consultants recommends thickness to be 1-3/4", except for the doors
connecting garages to the interior living space, which are planned to be 1-3/8"
thick with closers. Garage doors; including garage-to-outside, are assumed to be
effectively weatherstripped.
(3) Sliding glass doors should be rated at least STC 35. French doors if any should
be rated at least STC 35.
(4) The planned exterior walls with stucco and with R11 or somewhat higher-
rated insulation do not require improvement.
(5)R30 insulation should be installed (laid on the ceiling,per Environtech
Consultants) in the attic. Provide baffles for gable end vents and roof-mounted
turbine vents, consisting of a box of 5/8" plywood or 20-gauge metal, lined with
fiberglass ductliner, and incorporating a 90-degree bend in the sound path. (See
appendices B-7 and B-8 for examples). Per Environtech Consultants, the roofing
should incorporate solid sheathing.
(6) Per Environtech Consultants, the window ratings apply to windows at
occupied space, that is, not at garages.
(7) Concerning carpet, Environtech Consultants notes thatthe planned use of
carpet at the development will be a benefit.
(8) Per Environtech Consultants, if laminated window glass is used, the
acoustically preferred type is the ESCL, in view of its reported better resistance to
degradation with colder weather. (And the laminated lite could advantageously be
on the inside of a double pane assembly.
5of10
Noise study,Sharon Avenue, Fresno, 6-15-05
(9) Per Environtech Consultants, the sound rating for windows and sliding glass
doors, and other exterior doors where applicable, applies to the complete operable
(or fixed) assembly including frames and.seals.
(10) Environtech Consultants would be available to review submittals for
windows. Environtech Consultants notes that per the suggestion of Harris (1997),
a check should be made to ensure that the acoustical.test(s) were made in the last
several years by an NVLAP-approved laboratory. If the unit (window) is intended
to be operable, look for a statement that the unit was opened and closed at least
five times prior to the acoustical test.
(11) Windows must be.mounted in low air-infiltration frames. This is required by
the California Building code, and is inherent in the design of acoustical window
assemblies.
(12) Windows and exterior doors should be fitted with.a minimum gap around the
perimeter between the frame and the window or door opening.
(13) Voids between the frame and opening for.windows and doors should be
stuffed with fiberglass insulation.
(14) Trim should be mounted to block any gaps between the frame and the
opening for windows and doors, and should be caulked. Per Environtech
Consultants, it is recommended that the caulking include a thorough sealing of
any gap between the frame and the window opening.
(b) Installation practices, vents, ventilation and seals. The airport noise document
(Reference 4)contains a section dealing with openings, which is reproduced below, along
with general installation practices to achieve effective insulation performance. These
have in some cases been stated in the airport document in the context of"improvement"
over an existing condition; therefore some wording has been adapted for new
construction. It is noted that a fireplace is.shown as an option on the plans for the 1531
square foot.dwelling. There is to be an attic, with trusses, over all living spaces at the
dwellings (Mason, 2005); accordingly there are not separate ceiling joists. For the 1531
square foot dwelling, the ceiling of the Great Room is shown in the floor plan as sloping;
the ceiling height has been assumed to be eight feet or higher.
(1) Seal mail slots or install a mail slot with a closed box on the inside of the
house (or per Environtech Consultants, install the mail slot, with a cover, at the
garage).
6of10
Noise study,Sharon Avenue,Fresno, 6-/5-05
(2). Seal pet doors, or locate in non-sensitive rooms such as laundries.
(Environtech Consultants considers that these would likely be in non-sensitive
rooms and this would be advantageous; it is assumed that these would be
weatherstripped).
(3) Weather-strip exterior doors, .including threshold seals. This is required by the
California Building Code, and is inherent in the design of acoustical door
assemblies. Per Environtech Consultants, door frames should be true and of
substantial construction; exterior doors should have no openings.
(4) Patch(that is, seal) holes in exterior walls, especially near the frames of
windows and doors. .
Per Environtech Consultants, the building shell should be of airtight construction
on the inside and outside except for required ventilation openings. All frames and
junctions and any required penetrations of the building shell should be thoroughly
caulked with resilient caulking and weather stripped to prevent air leaks. If wall
panels are installed horizontally, it is recommended that panel junctions be butted
and sealed with resilient caulking and then taped and mudded
Continuing the Environtech Consultants'comment, caulking on either side (inside
or outside) of the building shell at the development should be a resilient,
acoustical type with long-term durability characteristics.
Continuing, all roof/wall and floor/wall junctions should be thoroughly sealed and
caulked.
(5) Provide well-sealed glass doors at fireplaces, or provide a chimney-top
damper to close off the chimney.
(6) Provide flexible ducting for bathroom fan vents leading to the roof The duct
should be long enough to incorporate a bend so that there is no line of sight
between the fan and the roof. See Appendix B-2 for an example.
(7) The airport noise control document (Reference 4) says, "Replace (in terms of
the design and planning) kitchen range hood vents leading to the roof with
recirculating fan units." The plans for the 1531 square foot dwelling show the
range
7of10
Noise study,Sharon Avenue, Fresno, 6-15-05
hood to be vented through the wall. Environtech Consultants considers the
planned hood arrangement with effective airtight metal damper (Mason, 2005)to
be appropriate for noise control involving this vent. The same thing applies for the
1440 square foot dwelling if venting is through the wall.
(8) Per Environtech Consultants, dampers are assumed to make an effective seal
when in the closed condition. Dampers are assumed to be used with dryer vents
and other vents if any to the garage. An effective damper and a bend to block the
line of sight is recommended.for the planned cooktop exhaust duct under the slab
described for the 1440 square foot dwelling; acoustical interior lining (ductliner)
is recommended for additional noise reduction.
Per Environtech Consultants, ducting connecting the garage to the interior living
space is recommended to have acoustical interior lining, extending from the
garage end to the first branch take-off inside the living space area.
(9) In noting the need for ventilation, the airport noise document says, "If a house
has air conditioning, an evaporative cooler, and/or forced air heating, air can be
circulated in the house for comfort during the seasons when these units are used.
During mild weather, air circulation can be provided by installing a "summer
switch" that operates the fan in the air conditioning unit or forced air heater,
without operating the compressor or burner. This switch is usually installed as
part of the thermostat, and maybe marked 'Fan' or 'Fan only."' It is planned to
include a "fan only" switch at the development (Mason, 2005). The fan for the air
conditioning system is to be located on the roof, and fresh air will enter the
system at.this location. Note item 10 below for noise control for vent openings.
(10) Per Environtech Consultants, any intake or exhaust vent openings to
occupied space, directly or indirectly, should be provided with appropriate
damper arrangement or acoustical baffles or connect to an appropriate
configuration of acoustically lined ducting (interior lining) or acoustically lined
plenum or combination. Environtech Consultants would be available to review the
vent/ducting arrangement.
(11) Per Environtech Consultants, insulation should be installed in such a.way as
to prevent sagging.
(12) Per Environtech Consultants, the attic access panel is noted to be at a hallway
location in the 1440 square foot houses. The attic access panel is not apparent in
the floor plan of the 1531 square foot houses; a non-sensitive location is
recommended. The attic access panel should fit neatly, with no gap.
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Noise study,Sharon Avenue, Fresno, 6-15-05
(13) Per the Airport noise document, if a whole-house fan is used, consider
locating it in a relatively less sensitive area, such as a hallway or a laundry room.
(14). Per Environtech Consultants, workmanship is an important factor in
achieving airtightness (and "sound tightness") for the building envelope.
(c) Other noise control measures. The following additional measures.are offered.
(1). Outdoor noise-generating mechanical and electrical equipment, if any, should
not be in the immediate vicinity of a building face, and should be well separated
from nearby dwellings. Indoor noise-generating equipment should be separated
acoustically from sensitive spaces by distance, shielding and other means as
needed. Equipment should be selected with a consideration of quiet operation; it
should be appropriately sized for the task.
(2). It is recommended that outside drain pipes not be located at bedrooms. The
rain gutters should be of substantial metal construction with rounded corners.
5. REFERENCES
1. California Creations, Clovis, Plan No. 1440 and Plan No. 1531, 2M Development, 10-
2003 and 12-2003
2. City of Fresno; Fresno Yosemite International Airport, Noise Contour Lines 65, 70, 75
3. Creel,Doris, Fresno Yosemite International Airport, Statistics Department, telephone
communication, 2005
4. Fresno Yosemite International Airport, Fresno, "2004 Acoustical Noise Analysis
within the vicinity of Fresno Yosemite International Airport, "April 14, 2005
5. Harbour &. Associates, Clovis, Tentative Subdivision Map, Tract 5510 in the City of
Fresno, Subdivider 2M Development, 2-18-05
6. Harris, David, Noise Control in Residential Buildings, 1997
7. Leslie, City of Fresno Public Relations Department, telephone communication, 2005
8. Mason, Gary, 2M Development, Clovis, telephone communication, 2005
9of10
Noise study,Sharon Avenue, Fresno, 6-13-05
9. Takahashi, Matthew, Fresno Yosemite International Airport, material transmitted by
mail, 2005
10. Unruh, Darrell, City of Fresno Planning Department, telephone communication, 2005`
10 of 10
APPENDIX B-2
RATHRCOM EXHA= FAN
MFG MODEL NO. CFM RODM VOLTS AMP REMARKS
SIZE
BROAN 671 70 65 S.F. 115 T.1 NOTES 1,24
NUTONE 696N 60 45 S.F. 120 75 NOTES 1,2&3
NOTE
I.' PROVIDE WAIL CAP WITH BUILT—IN—DRAFT DAMPER AS NOTED
2. WIRE EXHAUST FAN TO BATHROOM LIGHT SWITCH
3. PROVIDE MIN. OF FIVE AIR CHANGES PER HOUR
ROUTE & CONNECT
EXHAUST FAN INSUL FLEX DUCT TO EXISTING .WAIL
ROOF CAP IF .DXISTING� —
INSULATED OR SOFFIT
EXIST. JOIST12" I ( FLDXIBLE.
DUCTING
J ' LOCATE WIN.
S-0" FROM
ANY OPENING
WHICH ALLOWS
AIR ENTRY
24' MINIMUM INTO OCCUPIED
EXIST. CEILING AT GABLE END PORTIONS OF
OR THRU SOFFIT BUILDING
SCALE: 1"=1'-0'
ORAM'91C TrtLE: LL17E t4/8/DD
EXHAUST FAN DEi'AL cwoo Fl� tM2.owc
Tc�e� a rwaur�a 'ne�
MA�VANTY11C, 98077
l072 PAT Tmm"s PwAs;surra 200 SKttCt +.
PHOW A>�IA
APPENDLX H-7
I
AS REQtxRED
IDE A. TPC SP&OF
3`PCF FIBERGLASS DUCT
LINER (1 INCH THICK)
,,,l
NEW OR EXISTING
SINGLE OR DBL
GABLE VENT a
w
J
P
W
a
24 GA. GALV. ACETAL
AT 3 SIDES
1 1/2'x 164A
GaLV, Mg. STRAP rrorE
CONTRACTOR TO VERIFY
NATURE OF GABLE END
VENT CONFIGURATION,
WHETHER SINGLE OR
DOUBLE & INSTALL BAFFLE
ISOMERIC SIZE AS REQ'D TO COVER
ENTIRE AREA OF VENT(S)
SCALE: N.T.S.
DRAWING TnU; GATE: 10/25/0
CxABLF END VENT BAFFLE DETAIL =FU: D1b.DMG
NtlAIlIA ESY�NtTNW-- 98077
ffi'M KART THOMAt ROAD, 11 WV RM
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APPENDIX B-8
EXISTING STATIONARY VENT
OR NEW DORMER VENT EXISTING ROOF
EXISTING OPENING 12"
N
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1 F.
12- 24 GJi GALV. mETk
NT NG. SIDES do BOTTom
yp. 3 PCF FIBERGLASS
DUCT LINER (1 INCH THICK
EXISTING ROOF FRAMING
STATKMFiY VENT BAFFLE
EXISTING TURBINE VENT EXISTING ROOF
EXISTING OPENING 1�a
t1
Nk
6�
24 GA, GALV. FETAL .
SIDES & BOTTOM
3 PCF FIBERGLASS
DUCT UNER (I INCH THICK)
EXISTING ROOF FRAMING
SCALE: I'=1'-0'
TUFONE TIENT BAFFLE
ISOMETRIC
or DiUINNC 1RLE;
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F)M =.
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ME I ST THM Ail ROA®,!KRM SSA
-1000-0220 2
Transmittal note
To: Gary Mason
From: Ballard George
Date: 6-15-05
Subject:Sharon Avenue development
This transmits by mail our revised repo: ition
of June 14 concerning ventilation. I am not
have sent last time. These are referred t
I have revised items (9) and (10) on pad
City of
!0®!'9'+®®\\l i,
PUBLIC WORKS DEPARTMENT
DATE: July 27, 2005
TO: Kevin Fabino, Planner III
Planning and Development Department
FROM: ANN LILLIE, Senior Engineering Technician
Public Works Department
SUBJECT: CONDITIONS FOR VESTING TENTATIVE TRACT 5510 AND COMMUNITY FACILITIES
DISTRICT
1. The long term maintenance of the following items is the ultimate responsibility of the owner/developer. If
approved by Council,the following features may be maintained by a Community Facilities District.
■ Maintenance of interior Local Street Pavement, Curbs, Gutters, Sidewalks and Street Furniture
as approved by the Public Works Department within N. Sharon Ave. (to centerline) and
bordering the tentative map.
• Maintenance of all Local Street Pavement, Curbs, Gutters, Sidewalks, Medians and Street
Furniture as approved by the Public Works Department within the boundary of the tentative map.
■ Maintenance and operating costs of all Street Lights as approved by the Public Works
Department within the boundary of the tentative map.
■ Maintenance of all Street Trees as approved by the Public Works Department within the
boundary of the tentative map.
2. Proceedings to place the Final Map into a CFD may not commence until the territory has been annexed
into the City of Fresno.
3. Construction plans for all features to be maintained by a CFD for a final map shall be included in the final
map submission to the Development Department for processing. This shall include a Street Tree Location
and Street Tree Species (by street) map. Landscaping plans shall contain actual tree and plant counts by
species and include the areas (in square feet) of turf, shrubs and trees, and sidewalks or other paved areas
within all landscaped areas.
4. Should the Council or owner/developer choose not to include the maintenance of the items listed in
section 1 above in a CFD, the property_ owner/developer shall provide for the maintenance of all of the above
items by the property owners.
Any change affecting the Items in these conditions requires revision of this letter of conditions.
If you have any questions, please call me at 621-8690
c:PW File No. 10770 File:\word\cfd2\ttmapreview\tt5510 conditions
D E P A R T M E N T O F P U B L I C W O R K S
TO: Kevin Fabino, Planner III
Planning Division
FROM: Ann Lillie,Senior Engineering Technician(559.621.8690)
DATE: July 20; 2005
SUBJECT: Tentative Subdivision Map T-5510(Located southwest comer of East Ashcroft and
North Sharon Avenues)
The Department of Public Works has reviewed the Tentative Subdivision Map proposed by 2m
Development, on engineering plans prepared by Harbour&Associates. dated February 18, 2004. The
Department of Public Works offers the following comments regarding the Street Tree,Buffer/Parkway
and Median Island Landscape conditions.
GENERAL REQUIREMENTS
STREET TREES REQUIREMENTS
1. The subdivider is required to provide street trees on all public street frontages and the dedication
planting and buffer landscaping easements. Street trees shall be planted at the rate of one tree for
each 60'of street frontage. Tree planting shall be within a 10'Planting and Public Utility Easement.
Street trees shall be planted by the Developer. The subdivider is required to provide automatic drip
irrigation for all street trees. The irrigation system shall comply with FMC 12-306-23. Tree species .
to be planted as follows:
STREET NAME STREET TREE SPECIES/COMMON NAME
North Sharon Avenue Cinnamomum camphora-Camphor
East Ashcroft Avenue Celtis australis-European Hackberry
2. Street Tree Planting by Developer: For those lots having internal street tree frontage available
for street tree planting, the developer shall plant one tree for each 60'of street frontage, or one tree
per lot having street frontage, whichever is greater.
a. Street tree inspection fees shall be collected for each 60'of public street frontage or one tree
per lot whichever is greater.
b. Street trees shall be planted in accordance with the City of Fresno, Department of Public
Works"Standard Specifications."
c. Landscape plans shall indicate street tree planting locations and species. Landscape plans shall
be reviewed and approved by the Department of Public Works, Engineering Services. A street
tree planting permit shall be required for all residential street tree planting.
d. Performance and payment securities,paid with final map, will be released when all
landscaping installed on public and/or city controlled property is in conformance with the
Specifications of the City of Fresno.
e. Upon acceptance of the required work, warranty security shall be furnished to or retained by
the city for guaranty and warranty of the.work for a period of ninety days following acceptance.
BUFFER LANDSCAPING&MAINTENANCE REQUIREMENTS
1. The subdivider is required to provide long term maintenance for the landscape in the landscape
easements and rights-of-way. The subdivider may petition for annexation in the Community Facilities
District, or may form a Home Owner's Association.
2. Buffer Maintenance Through Annexation to the Community Facilities District. Landscape and
Irrigation plans are required and shall be submitted to the Department of Public Works for review and
approval prior to a Council approval of the final map. Plans shall be numbered to conform to and be
included in the Department of Public Works street construction plan set for the final map. These fees
are applicable when the subdivider elects to maintain the buffer landscaping by annexing to the city's
Community Facilities District.
1. Landscaping shall comply with Landscape Buffer Development Standards approved by the City
Council on October 2, 1990. Landscape and irrigation plans shall comply with Sections 12-306-23
&24 and 14-121 of the Fresno Municipal Code regarding Water Efficient Landscaping and Buffer
landscaping.
2. Should the proposed landscape buffers and/or parkway strips be located next to an existing buffer
and/or parkway strip,the planting concept shall simulate the adjacent landscape design to present a
more uniform appearance on the street. Variances in the landscape concept will be acceptable,but
the design of the new landscape buffer and/or parkway strip shall strive to mimic the existing as much
as possible.
3. Landscape plans shall indicate grades on a cross-section detail to include fencing or wall details.
All fencing shall be placed outside the landscape easement. Maximum slopes shall not exceed 4:1
with 1 foot of level ground between the slope and the back of the side walk and/or face of fence.
Erosion control measures shall be implemented on all slopes of 4:1, including the use of synthetic
erosion control netting in combination with ground cover species approved by the Department of
Public Works/engineering Services Division.
4. The water meter(s)serving the buffer landscaping shall be sized for the anticipated service flows.
5. No private flags,signs or identification of any kind shall be permitted in the right-of-way,within
the City controlled easement or on the fence or wall facing the street.
6. Landscaping in the right-of-way and landscape setback adjacent to water well sites shall be the
responsibility of the City of Fresno Water Division and may not be included in the CFD.
OUTLOTS
1. The Department of Public Works will not be responsible for the maintenance of any outlots if they
are not included into the CFD2. If the outlots are to be included into the CFD2,the Department of
Public Works will require approving landscape and irrigation plans prior to inclusion into the CFD2.
WART
City of
���s�a✓®/s moo; Fire Department
450 M Street Randy R. Bruegman
Fresno, California. 93721-3083 `A `d Fire Chief
559-621-4000 FAX#559-498-4261
www.fresno.gov
Date 6-23-05
TO: Kevin Fabino, Planner II
Development Department, Planning Division
FROM: Mike Schmidt;'Supervisin9 Fire Prevention Inspector
Fire Prevention Bureau
SUBJECT: Tentative Tract No. 5510
The Fire Department has completed a review of the Vesting Tentative Tract Map 5510,
which was submitted by Harbour & Assoc.. The following.requirements and conditions
are to be placed on this vesting tentative tract map as a condition of approval by the Fire
Department.
General Requirements:
This project is within .5 miles of Fire Station No. 6.
This project is not in a UGM fee area and isnot subject to UGM Fire service fees.
Provide (residential) hydrants and fire flows per Public works standards with two sources
of water.
Access is acceptable as shown.
City of
DATE: July 7, 2005
TO: Kevin Fabino, Planner 11
Development Department, Planning Division
j"�'
THROUGH: Jose Luis Benavides, P.E., Traffic Engineering Manager"
Public Works Department, Engineering Division
FROM: Louise Monroe, Traffic Planning Supervisor
Public Works Department, Engineering Division
SUBJECT: TT 5510, Public Works Conditions of Approval
Sharon and Ashcroft (Cedar/Ashlan)
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 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:
Interior Streets:
Design and construct all curb, gutter, sidewalk, (both sides), permanent paving, cul-de-sacs, and
underground street lighting systems on all interior local streets to Public Works Standards. Sidewalk
patterns shall comply with Public Works Standards for 60' streets.
Specific Mitigation Requirements:
1. This tract will generate 6 a.m. / 8 p.m. peak hour trips; therefore, a Traffic Impact Study (TIS) is
not required.
2. Remove and reconstruct curb gutter and sidewalk, at the wrong alignment, on the west of Lot 8 to
match the proposed improvements.
3. Vacate a portion of street right of way adjacent to lot 177 of T-1376 to match the proposed off-site
improvements.
Page 1 of 1 -
C:\Louise\TRACT MAPS\T-5510 SHARON AND ASHCROFT.doc
Gy of
DEPARTMENT OF PUBLIC UTILITIES
Date:. January 11, 2005
Tor KEVIN FABINO, 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 TENTATIVE TRACT 5510
General'
T-5510 is proposing an 8-lot single-family residential subdivision, on 1.96 acres of R-1 zoned property
located on the,southeast Ashcroft and North Sharon 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
An existing 6-inch sanitary sewer main is located in East Ashcroft Avenue and an 6-inch sewer main
in North Sharon Avenue to serve the proposed project. Sanitary sewer facilities are currently available
to provide service to the site, subject to the following requirements:
1_ All sanitary sewer mains shall be extended within the proposed tract to provide service to each
lot_
2.. Abandon all existing on-site private sanitary sewer systems.
3_ Public sewer facilities shall be constructed in accordance with the Department of Public Works
standards, specifications,,and policies.
4.. Engineered improvement plans prepared by a Registered Civil Engineer are required for
proposed additions to the sanitary sewer system.
Sanitary Sewer Fees
The.following.Sewer Connection Charges are due and shall be paid for the Project:
1- Sewer Lateral Charge
2. Oversize Sewer Charge
3. Sewer Service Area: Orange
4. Wastewater Facilities Charge (Residential Only)
Water Requirements
An existing 6-inch water main is located in East Ashcroft Avenue and North Sharon Avenue. Water
facilities are currently available to provide serviceto the site, subject to the following requirements:
1. Water mains(including installation of City fire hydrants) shall be extended within the proposed
tract to provide water service to each lot created.
2. Separate water services with meter boxes shall be provided to each lot created.
3. 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.
4. Installation of public fire hydrant(s) is required in accordance with City Standards.
5. 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.
6. All public water facilities shall be constructed in accordance with the Department of Public
Works standards, specifications, and policies.
7. Engineered improvement plans prepared by a Registered Civil Engineer are required for
proposed additions to the City Water System.
Water Fees
1. Payment for installation of water service(s) and/or meter(s) is required.
2. Water Connection Charges are due and shall be paid for the Project.
City of
Department of Public Utilities
Solid Waste Division
1325 E: EI Dorado Fresno, California 93706-2014
(559) 621-1452
www.fresno.gov
July 20, 2005
TO: Kevin Fabino, Planner II
Planning and Development Department
THROUGH: Robert Weakley, Chief of Operations W
Department of Public Utilities, Solid Waste Division
FROM: Donna Leslie Staff Assistant
Department of Public Utilities, Solid Waste Division
SUBJECT: TT 5510, Solid Waste Conditions of Approval
The Department of Public Utilities, Solid Waste Division, has completed a review of the Vesting
Tentative Tract Map 5510 that was submitted by Harbour&Associates on behalf of 2M
Development. 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 5510 will be serviced as Single Family Residential properties with Basic Container
Service. Property owners will receive 3 containers to be used as follows: I Gray container
for solid waste, 1 Green container for green waste and 1 Blue container for recyclable
material.
• The owners, lessees or other tenants of the residential dwellings on service day, before
6:00 a.m., shall.place their solid waste containers at the edge of the curb approximately
4 feet apart and not blocking any vehicle accesses in accordance with the City of Fresno's
Solid Waste Management Division Standards.
• Per Municipal Code, Section 9-404 Solid Waste Disposal Regulations, Section C,10.
No Solid Waste container nor residential rubbish shall be allowed to remain at the curbline
after 8:00 p.m. on the collection day.
Special Conditions:
• If the cul-de-sac has a radius of 52' or larger, a covenant will not be required. Standard
cul-de-sacs of 40' require that all vehicles be removed from the street on the solid waste
service day.
J:\ConditionsofApproval_TT5510.wpd
City of
PLANNING AND DEVELOPMENT DEPARTMENT
July 12, 2005
To: Kevin Fabino
Planner II
From: Karana Hattersley-Drayton f
Historic Preservation Project Manager
Re: Tentative Tract Map No. 5510
Thank you for the opportunity to review and comment on Tract Map 5510. The proposed project is
located at the intersection of Ashcroft and Sharon Avenues in northeast Fresno. According to the
map there is one. house and a shed with an address of 4426 N. Sharon that will be demolished.
According to the First American Title program the home was constructed in 1946.
Per the California Environmental Quality Act it is the lead agency's responsibility to evaluate all
resources within a project area for possible eligibility to the California Register of Historical Resources
(PRC 21084.1). The City of Fresno's 2025 General Plan also directs staff to review all demolition
permits for resources over 50 years of age for their potential listing on the Local Register of Historical
Resources (G-11-c). Historic review, however, at the demolition stage is frustrating and can incur
project delays.
Although in theory we could require an architectural study for the property it is unlikely from the age of
the structure and the area that the home would be individually eligible to the local, state or federal
historic registers. Due to the intensive use of the land in this area for agriculture, it is also unlikely
that there are any extant archaeological deposits. Thus neither a historic or cultural study will be
required and we can assume that we are in compliance with the provisions of CEQA. If you have
information that suggests that there may be reasons to reexamine this recommendation, please let
me know.
Please don't hesitate to call me if you have any questions at 621-8520.
File No. 21.0.45
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS "
PUBLIC AGENCY DEVELOPER
Mr. Gil Haro, Planning Manager 2M DEVELOPMENT CO.
Planning & Development Department 6455 HIGHLAND AVE.
City of Fresno CLOVIS, CA 93611
2600 Fresno Street
Fresno, CA 93721
MAP NO. 5510 PRELIMINARY FEES See below
DRAINAGE AREAjSj E " - DRAINAGE AREA E " S0.00
DATE DRAINAGE AREA _ _
TOTAL FEE $0.00
The proposed development will generate storm runoff which produces potentially significant
environmental impacts and which must be properly discharged and mitigated pursuant to the Z
California Environmental Quality Act and the National Environmental Policy. Act. The O
District in cooperation with the City and County has developed and adopted the Storm
Drainage and Flood Control Master Plan. Compliance with and implementation of this
Master Plan by this development project will satisfy the drainage related CEQA/NEPA impact
of the project mitigation requirements.
The proposed development shall pay drainage fees pursuant to the Drainage Fee Ordinance
prior to approval of the final map at the rates in effect at the time of such approval. The fee
indicated above is based on the tentative map. Contact the FMFCD project engineer prior to
approval of the final map for the fee. j
Considerations which may affect the feeobligation(s) or the timing or form of fee payment:
a) Fees related to undeveloped or phased portions of the project may be deferrable.
b) Fees may be calculated based on the actual percentage of-runoff if different than that
typical for the zone district under which the development is being undertaken and if
permanent provisions are made to assure that the site remains in that configuration.
c) Master Plan storm drainage facilities may be constructed, or required to be
constructed in lieu of paying fees.
d) The actual cost incurred in constructing Master Plan drainage system facilities is
credited against the drainage fee obliUation.
3;n. .469 E.OLIVE - FRESNO.CA 937277 - 1559)456-3'_'92 - FA3 (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 MasterPlan facilities exceeds the
drainage fee obligation, reimbursement will be made for the excess costs from
future fees collected by the District from other development.
Approval of this .development shall .be conditioned upon compliance with these District
Requirements.
1. X a. Drainage from the site shall be directed to Sharon and Ashcroft Avenues.
b. Grading and drainage patterns shall be as identified on Exhibit No. I // 2
C. The grading and drainage patterns shown on the site plan conform to the
adopted Storm Drainage and Flood Control Master Plan.
1. The proposed development shall construct and/or dedicate Storm Drainage and Flood Control
Master Plan facilities located within the development or necessitated by any off-site
improvements required by the approving agency:
Developer shall construct facilities as shown on Exhibit No. I as "Master Plan
Facilities to be constructed by Developer'.
X None required.
3. The following final improvement plans shall be submitted to the District for review prior to
final development approval:
X Grading Plan Storm Drain Plan Final Map
X Street Plan Water& Sewer Plan Other
4. Availability of drainage facilities:
X a. Permanent drainage service is available provided the developer can verify
to the satisfaction of the City of Fresno that runoff can be safely conveyed
to the Master Plan inlet(s).
b. The construction of facilities required by Paragraph No. 2 hereof will
provide permanent drainage service.
C. Permanent drainage service will not be available. The District recommends
temporary facilities until permanent service is available.
Temporary service is available through
d. See Exhibit No. 2.
�. The proposed development:
X Appears to be located within a X 500 year 100 year flood prone
area as designated on the latest Flood insurance Rate Maps available to the District.
necessitating appropriate floodplain management action. See attached Floodplain PoiicV
Does not appear to be located within a flood prone area.
;;, 5469 L.OLIVE - FRESNO, CA 93?�i - l�59�9SG-329_ - FAX (>>9j 456-3194 i wo sided document
FRESNO METROPOLITAN FLOOD CONTROL DISTRIcCT
NOTICE OF REQUIREMENTS
Page 3 of 4
6. The Federal Clean Water Act and the State General Permits for Storm Water Discharges
Associated with Construction and Industrial Activities (State General Permits) require developers
of construction projects disturbing one or more acres, and discharges associated with industrial
activity not otherwise exempt from National Pollutant Discharge Elimination System(NPDES)
permitting, to implement controls to reduce pollutants,prohibit the discharge of waters other than
storm water to the municipal storm.drain system, and meet water quality standards. These
requirements apply both to pollutants generated during construction, and to those which may be
generated by operations at the development after construction.
a.
State General Permit for Storm Water Discharges Associated with Construction
Activities, approved August 1999, (modified December 2002.) A State General
Construction Permit is required for all clearing, grading, and disturbances to the ground
that result in soil disturbance of at least one acre (or less than one acre if part of a larger
common plan of development or sale). Permittees are required to: submit a Notice of
Intent to be covered and must pay a permit fee to the State Water Resources Control Z
Board (State Board), develop and implement a storm water pollution prevention plan,
eliminate non-storm water discharges, conduct routine site inspections, train employees O
in permit compliance, and complete an annual certification of compliance.
b. State General Permit for Storm Water Discharges,Associated with Industrial Activities,
April, 19.97 (available at the District Office.) A State General Industrial Permit is
required for specific types of industries described in the NPDES regulations or by
. C
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 manae.ement. Specific exemptions exist for
manufactunricy activities which occur entirely indoors. Pem-littees 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.
55 ;469 L.OLIVE FRESNO. CA 9372? - (9-59)4;6-3292 - 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.
g. 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. See Exhibit No. 2 for additional comments, recommendations and requirements.
Gerald E. LakeLad, Project Engineer: Mark Will
District Engineer
C: HARBOUR & ASSOCIATES, INC.
375 WOODWORTH AVE., SUITE 103
CLOVIS, CA 93612
s;r. 5469 E.OLIVE - FRESNO. CA 93727 - (559)456-3292 FAX (559)456-3194 Two sided document
FLOOD PLAIN POLICY
Primary Flood Plains
Because of the relative]),high velocities and volumes of flood flow associated with primary flood
plains, and because the primary flood plain is responsible for passing the greatest percentage of the
flood event,development located in such flood plains is subject to substantial risk,both to itself and
to others as a result of the potential for blockage and diversion of flood waters. In view of these
factors, the following policy statement is proposed:
Po[icY 1) All proposed development activity shall be the subject of a detailed .
hydrological flood hazard investigation to determine the relationship of the
proposed development to the secondary flood plain and the primary flood
plain; and,further, to identify the estimated high water elevation of the 100-
year flood event.
2) All development and/or permanent improvement activity which, if located
within the primary floodway, may unduly impede, retard, or change the
direction of flow of water either, by itself, or by the catching or collecting of
other debris or is placed where the flow of water would carry such
obstruction downstream to the damage or detriment of either life orproperty,
should not be permitted.
Secondary Flood Plains
Because development within secondary floodplains is subject to inundation,but withoutthe threat of
increased velocities of flood waters, and because the excessive development of the secondary flood
plain can result in increased water surface elevations through displacement of flood waters, the
following policy statement is suggested:
Policy 1) Development in secondary flood plainsis generally acceptable when a
detailed hydrological flood hazard investigation report had been prepared
indicating that the area proposed for development is located within a
secondary as opposed to a primary flood plain.
2) The development must be properly flood proofed below the estimated high
water elevation of the 100-year flood event.
3) The development is accomplished in such a way as to prohibit the
displacement of any and all flood waters from that portion of the flood plain
to be developed.
en-r\ensriorm\floodniain nolin-form
OFFICES OF
�I T c�
PHONE(559)233-7161
FAX(559)233-8227
2907 SOUTH MAPLE AVENUE
FRESNO,CALIFORNIA 93725-2218
Your Most Valuable Resource-Water
July 5, 2005
Mr. Kevin Fabino
City of Fresno JUL n 1 -
Planning and Development Department
2600 Fresno Street, Third Floor r-! t�~ ;.T; „,•;; ,i,
Fresno, CA 93721-3604
RE: TTM No. 5510 —Helm Company No. 103
Dear Mr. Fabino:
FID's comments and requests are as follows:
1. FID does not own, operate or maintain any facilities located on the applicants property.
2. For informational purposes, an abandoned pipeline known as the Helm Company No. 103
traverses the subject property as shown on the enclosed map.
3. 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 bjohnson2fresnoirrigation.com.
Sincerely,
Bret Johnson
Engineering Technician I
Agencies\City\TM5510
BOARD OF Presi.dent JACOB ANDRESEN, Vice-President JEFFERY G. BOSWELL
DIRECTORS JEFF NEELY,EDDIE NIEDERFRANK,STEVEN G.BALLS, General Manager GARY SERRATO
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San Joaquin Valley
Air Pollution Control District
July 6, 2005 Reference No. C20050574
if L L
Kevin Fabino
Planning & Dev. Dept.
2600.Fresno St., Third Floor JUL Z
Fresno, CA 93721-3604
Subject: T-5510—APN 428-072-06
Dear Mr. Fabino:
The San Joaquin Valley Unified Air Pollution Control District (District) has reviewed the project referenced
above and offers the following comments:
The entire San Joaquin Valley Air Basin is designated non-attainment for ozone and particulate matter
(PM10 and PM2.5). This project would contribute to the overall decline in air quality due to increased
traffic and ongoing operational emissions. Preliminary analysis indicates that this project alone would not
generate significant air emissions. However, the increase in emissions from this project, and others like
it, cumulatively reduce the air quality in the San Joaquin Valley. A concerted effort should be made to
reduce project-related emissions as outlined below:
Based on the information provided, the proposed project will be subject to the following District rules. The
following items are rules that have been adopted by the District to reduce emissions throughout the San
Joaquin Valley, and are required. Current District rules can be found at—
http://www.valleyair.org/rules/1 ruleslist.htm.
Regulation VIII (Fugitive PM10 Prohibitions)- Regulation VIII (Rules 8011-8081) is a series of rules
designed to reduce PM10 emissions (predominantly dust/dirt) generated by human activity, including
construction, road construction, bulk materials storage, landfill operations, etc. If a residential project
is 10.0 or more acres in area, a Dust Control Plan must be submitted.as specified in Section 6.3.1 of
Rule 8021. If a residential site is 1.0 to less than 10.0 acres, an owner/operator must provide written
notification to the District at least 48 hours prior to his/her intent to begin any earthmoving activities
(see section 6.4.1). A compliance assistance bulletin has been enclosed for the applicant. A
template of the District's Dust Control Plan is available at:
http://www.valleyair.6r6/busind/com ply/PM 10/forms/DCP-Form%20-%2010-14-2004.pdf
Rule 4002 (National Emission Standards for Hazardous Air Pollutants). In the event that any portion
of an existing building will be renovated, partially demolished or removed, the project will be subject to
District Rule 4002. Prior to any demolition activity, an asbestos survey of existing structures on the
project site may be required to identify the presence of any asbestos containing building material
(ACBM). Any identified ACBM having the potential for disturbance must be removed by a certified
asbestos-contractor in accordance with CAL-OSHA requirements. If you have any questions
concerning asbestos related requirements, please contact Mr. Dwayne England of this office at (559)
230-5973, or contact CAL-OSHA at (559) 454-1295. An Asbestos Requirements Bulletin has been
enclosed for the applicant.
Mr. Fabino July 6,2005
T-5510 Page 2
Rule 4102 (Nuisance) applies to any source operation that emits or may emit air contaminants or
other materials. In the event that the project or construction of the project creates a public nuisance,
it could be in violation and be subject to District enforcement action.
Rule 4103 (Open Burning) regulates the burning of agricultural material. Agricultural material shall
not be burned when.the land use is converting from agriculture to nonagricultural purposes. In the
event that the project burned or burns agricultural material, it would be in violation of Rule 4103 and
be subject to District enforcement action.
Rule 4601 (Architectural Coatings) limits volatile organic compounds fromarchitecturalcoatings.
This rule specifies architectural coatings storage, clean up and labeling requirements.
Rule 4641 (Cutback, Slow Cure, and Emulsified Asphalt, Paving and Maintenance Operations). If
asphalt paving will be used, then paving operations of this project will be subject to Rule 4641. This
rule applies to the manufacture and use of cutback asphalt, slow cure asphalt and emulsified asphalt
for paving and maintenance operations.
Rule 4901 (Wood Burning Fireplaces.and Wood Burning Heaters) limits PM10 and PM2.5 emissions
from residential development. Construction plans for residential developments may be affected by
section 5.3, specifically:
§5.3 Limitations on Wood Burning Fireplaces or Wood Burning Heaters in New Residential Developments.
Beginning January 1,2004,
5.3.1 No person shall install a wood burning fireplace in a new residential development with a
density greater than two(2)dwelling units per acre.
5.3.2 No person shall install more than two (2) EPA Phase /l Certified wood burning heaters per
acre in any new residential development with a density equal to or greater,than three (3) dwelling
units per acre.
5.3.3 No person shall install more than one (1) wood burning fireplace or wood burning heater per
dwelling unit in any new residential development with a density equal to or less than two (2)
dwelling units per acre.
More information about Rule 4901 can be found at our website- www.vallevair.orq. For
compliance assistance, please contact Mr. Wayne Clarke, Air Quality Compliance Manager, at
230-5968.
Rule 4902 (Residential Water Heaters) limits emission of NOx from residential developments.
The District encourages innovation in measures to reduce air quality impacts. There are a number of
features that could be incorporated into the design/operation of this project to provide additional
reductions of the overall level of emissions. (Note: Some of the measures may already exist as City
development standards. Any measure selected should be implemented to the fullest extent possible.).
The suggestions listed below should not be considered all-inclusive and remain options that the agency
with the land-use authority should consider:
• Trees should be carefully selected and located to protect the building(s) from energy consuming
environmental conditions, and to shade paved areas. Trees should be selected to shade paved
areas that will shade 50% of the area within 15 years. Structural soil should be used under paved
areas to improve tree growth. A brochure has been included for the applicant.
For Structural Soil see http://www.hort.corneii.edu/uhi/outreach/csc/
For Tree Selection see http://www.ufei.org
For Urban Forestry see http://www.coolcommunities.org http://wcufre.ucdaVis.edu
http://www.lgc.org/bookstore/energy/downloads/sov tree quidelines.pdf
• As many energy conserving and emission reducing features as possible should) be included in the
project. Energy conservation measures include both energy conservation through design and
operational energy conservation. Examples include (but are not limited to):
Increased energy efficiency (above California Title 24 Requirements)
See http://www.energy.ca.gov/title24/.
Mr. Fabino July 6,2005
T-5510 Page 3
- Energy efficient widows (double pane and/or Low-E)
- Use Low and No-VOC coatings and paints. See South Coast's site for No-VOC Coatings at
http://www.agmd.gov/prdas/brochures/paintguide.html
- High-albedo (reflecting) roofing material. See http://eetd.lbl.gov/600lroof/
- Cool Paving.
See http://www.harc.edu/harc/Projects/CoolHouston/, http://eande.Ib1.gov/heatisland/
- Radiant heat barrier. See http://www.eere.energy.gov/consumerinfo/refbriefs/bc7.htmI
- Energy efficient lighting, appliances, heating and cooling systems.
See http://www.energystar.ciov/
- Install solar water-heating system(s)
- Install photovoltaic cells
- Install geothermal heat pump system(s)
- Programmable thermostat(s) for all heating and cooling systems
- Awnings or other shading mechanism for windows
Porch,patio and walkway overhangs
- Ceiling fans, whole house fans
- Utilize passive solar cooling and heating designs. (e.g. natural convection, thermal flywheels)
See http://www.eere.ener0y.gov/RE/solar passive.html
- Utilize daylighting (natural lighting) systems such as skylights, light shelves, interior transom
windows etc. See http://www.advancedbuildings.org
- Electrical outlets around the exterior of the unit(s) to encourage use of electric landscape
maintenance equipment
- Pre-wire the unit(s) with high speed modem connections/DSL and extra phone lines
- Natural gas fireplaces (instead of wood-burning fireplaces or heaters)
- Natural gas lines (if available to this area) and electrical outlets in backyard or patio areas to
encourage the use of gas and/or electric barbecues
- Low or non-polluting incentives items should be provided with each residential unit (such items
could include electric lawn mowers, reel mowers, leaf vacuums, gas or electric barbecues, etc.)
- Exits to adjoining streets should be designed to reduce time to re-enter traffic.from the project site
More information can be found at:
http://www.lgc.org, http://www.sustainable.doe.gov/, http://www.consumerenergyicenter.org/index.html
http://www.ciwmb.ca.gov/GreenBuilding/
• The project should include as many clean alternative energy features as possible to promote energy
self-sufficiency. Examples include (but are not limited to): photovoltaic cells, solar thermal electricity
systems, small wind turbines, etc. Rebate and incentive programs are offered for alternative energy
equipment. More information can found at-
hftr)://www.dsireusa.or-q , http://rredc.nrel.gov/, http://www.energy.ca.gov/renewables/
• Construction activity mitigation measures include:
- Install sandbags or other erosion control measures to prevent silt runoff to public roadways from
sites with a slope greater than one percent
- Install wheel washers for all exiting trucks, or wash off all trucks and equipment leaving the site
- Install wind breaks at windward side(s) of construction areas
- Suspend excavation and grading activity when winds exceed 20 mph
- Limit area subject to excavation, grading, and other construction activity at any one time
- Limit the hours of operation of heavy duty equipment and/or the amount of equipment in use
- Replace fossil-fueled equipment with electrically driven equivalents (provided they are not run via
a portable generator set)
- Curtail construction during periods of high ambient pollutant concentrations; this may include
ceasing of construction activity during the peak-hour of vehicular traffic on adjacent roadways,
and "Spare the Air Days"declared by the District.
- Implement activity management (e.g. rescheduling activities to reduce short-term impacts)
- During the smog season (May through October), lengthen the construction period to minimize the
number of vehicles and equipment operating at the same time.
- Off road trucks should be equipped with on-road engines when possible.
- Minimize obstruction of traffic on adjacent roadways.
Mr. Fabino July 6,2005
T-5510 Page 4
• The applicant should use California Air Resources Board (CARB) certified alternative fueled engines
in construction equipment where practicable. Alternative fueled equipment may be powered by
Compressed Natural Gas (CNG), Propane (LPG), electric motors, or other CARB certified off-road
technologies. To find engines certified by the California Air Resources Board, see their certification
website http://www.arb.ca.gov/msprog/offroad/cert/cert.php. For more information on alternative fuel
engines, please call Mr. Chris Acree, Air Quality Specialist, at (559) 230-5829.
• Construction equipment should have engines that meet the current off-road engine emission standard
(as certified by the California Air Resources Board), or be repowered with an engine that meets this
standard. Tier l and Tier.11 engines have significantly less NOx and PM emissions compared to
uncontrolled engines. To find engines certified by the California Air Resources Board, see
http://www.arb.ca.ciov/msprog/offroad/cert/cert4php. This site lists engines by type, then
manufacturer. The "Executive Order" 'shows what Tier the engine is certified as. For more
information on heavy-duty engines, please contact Mr. Kevin McCaffrey, Air Quality Specialist, at
(559) 230-5831.
District staff is available to meet with you and/or the applicant to further discuss the regulatory
requirements that are associated with this project. If you have any questions or require further
information, please call me at (559) 230-5800 or Mr. Hector R. Guerra, Senior Aire:Quality Planner, at
(559) 230-5820 and provide the reference number at the top of this letter.
Sincerely,
UAAr
Chrystal Meier
Air Quality Specialist
Central Region
Enclosures
c:file
I
San .Joaquin valley
Air Pollution Control District
COMPLIANCE ASSISTANCE BULLETIN
October 2004
Fugitive Dust Control at Construction Sites New Requirements
.Regulation VIII, Fugitive PM10 Prohibitions, of the District's Rules and Regulations apply to activities that
generate fugitive dust. Fugitive dust is emitted into the air by activities that disturb the soil, such as from
earth moving.activities and vehicular/equipment traffic on.unpaved surfaces. Windblown dust is also of concern
at construction sites.
The.D.istrict adopted Regulation Vill in 1993 and its most recent amendments became effective on October .1,
2004. This is a basic summary of the regulation's requirements as they apply to construction sites.
Visible Dust Emissions (VDE) may not exceed 20% opacity during periods when soil is being disturbed by
equipment or by wind at any time. Visible Dust Emissions opacity of 20% means dust that would obstruct an
observer's view of an object by 20%. District inspectors are state certified to evaluate visible emissions: Dust
control may be.. achieved by applying water before/during earthwork and onto unpaved traffic.areas, phasing
work to limit dust, and setting up wind fences to limit wind blown dust.
Soil Stabilization is required at regulated construction sites after normal working hours and on weekends and
holidays. This requirement also applies to inactive construction areas such as -phased projects where
disturbed land is left unattended. Applying water to form a visible crust on the soil and restricting vehicle
access are often effective for short-term stabilization of disturbed surface areas. Long-term methods including
applying dust suppressants and establishing vegetative cover.
Carryout and.Trackout occur when materials from emptied or loaded vehicles falls onto a paved surface or
shoulder of a public road or when materials adhere to vehicle tires and are deposited onto a paved surface or
shoulder of a public road. Should either occur, the material must be cleaned up at least daily, and immediately
if it extends more than 50 feet from the exit point onto a paved road. The appropriate clean-up methods
require the complete removal and cleanup of mud and dirt from the paved surface and shoulder. Using a
blower device or dry sweeping with any mechanical device other than a PM10-efficient street sweeper is. a
violation. Larger construction sites must prevent carryout and trackout from occurring by installing gravel pads,
grizzlies, wheel washers, paved interior roads, or a combination thereof at each exit point from the site.
Access and Haul Roads that are unpaved, as well as unpaved vehicle and equipment traffic areas at
construction sites must have dust control. Speed limit signs limiting vehicle speed to 15 mph or less at
construction sites must be posted every 500 feet.
Storage Piles and Bulk Materials,have handling, storage, and transportation requirements that include
applying water when handling materials, wetting or covering stored materials, and installing wind barriers to
limit VDE. Also, limiting vehicle speeds, loading haul trucks with a freeboard of six inches or greater along
Northern Region Office Central Region Office Southern Region Office
4230 Kiernan Avenue,Suite 130 '1990 East Gettysburg Avenue 2:7.00"M" Street, Suite 275
Modesto, CA 95356-9321 Fresno,CA 93726-0244 Bakersfield, CA 93301-2373
(209)557-6400+ FAX(209)557-6475 (559) 230-6000 FAX(559) 230-6062 (661)326-6900 ♦ FAX(661)326-6985
with applying water to the top of the load, and covering the cargo compartments are effective measures for
reducing VDE and carryout from vehicles transporting bulk materials.
Demolition activities require the application of water to the exterior of the buildings and to unpaved surfaces
where materials may fall. Consider all structures slated for demolition as possibly being regulated because of
asbestos, per District Rule 4002 - National Emission Standards for Hazardous Air Pollutants. Contact the
District well before starting because a ,10 working day notice will likely be required before a demolition can
begin.
Dust Control Plans identify the dust sources and describe the dust control measures that will be implemented
before, during, and after any dust generating activity for the duration of the project. _,Owners or operators are
required to submit plans to the District if, at anytime, the project involves:
• Residential developments of ten or more acres of disturbed surface area.
• Non-residential developments of five or more acres.of disturbed surface area.
•. Relocatingmore than 2,500 cubic-yards per day of materials on at least three days.
Construction activities may not commence until the District has approved the Dust Control Plan.
Notification by owners or operators of construction projects that are at least one acre in size and where a
Dust Control Plan is not required, must provide written notification to the District at least 48 hours in.advance of
any earthmoving activity.
Record Keeping is required to document compliance with the rules and must be kept for each day any dust
control measure is used. The District has. developed record forms for water application, street sweeping, and
"permanent" controls such as applying long term dust palliatives, vegetation, ground cover materials, paving, or
other durable materials. Records must be kept for one year after the end of dust generating activities (Title V
sources must keep records for five years).
Exemptions exist for several activities. Those occurring above 3,000 feet in elevation are exempt from all
Regulation VIII requirements and Rule .8021 — Construction, Demolition, Excavation, Extraction,. and Other
Earthmoving Activities exempts the following construction and earthmoving activities:
• Blasting activities permitted by California Division of Industrial Safety.
• Maintenance or remodeling of existing buildings provided the addition is less than 50% of the size of the
existing building orless than 10,000 square feet (due to asbestos concerns, contact the District at least
two weeks ahead of time).
• Additions to single family dwellings.
• The disking of weeds and vegetation for fire.prevention on sites smaller than '/z acre.
• Spreading of daily landfill'cover to preserve public health and safety and to comply with California
Integrated Waste Management Board requirements.
Nuisances are prohibited at all times because District Rule 4102 Nuisance applies to all construction
sources of fugitive dust, whether or not they are exempt from Regulation VIII. It is important to monitor dust-
generating activities and implement appropriate dust control measures to limit the public's exposure to fugitive
dust.
For more information please contact the Compliance Division of the District office nearest to you. Information
on Regulation VIII, where you may obtain copies of record keeping forms, the Dust Control Plan template, and
the Construction Notification form, is available on the District's website at:
www.valleyair.org
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CITY OF FRESNO— ENVIRONMENTAL ASSESSMENT/ INITIAL STUDY
FINDING OF CONFORMITY/MEIR NO. 10130
Pursuant to Section 21157.1 of the California Public Resource Code DATE RECEIVED FOR FI ING:
(California Environmental Quality Act) the project described below is 2005 JUL 14 PM 4: 49
determined to be within the scope of the Master Environmental Impact Report
(MSIR) No. 10130 prepared for the 2025 Fresno General Plan CITY CLERK, FRESNO C,
Initial study is on file in the Planning and Development Department, City Hall,
2600 Fresno Street, Fresno, California 93721
(559) 621-8277
Applicant: 2M Development Company Initial Study Prepared By'
6455 Highland Avenue Kevin Fabino, Planner
Clovis, California 93611 July 14, 2005
Environmental.Assessment Number: Project Location (including APN):
4426 North Sharon Avenue, easterly of intersecting
Vesting Tentative Map Application No. T-5510 East Ashcroft and North Sharon Avenues.
APN: 428-072-06
Project Description:
Harbour and Associates has filed Vesting Tentative Tract Map No. 5510 pertaining to approximately 1.92-
acres of property located at 4426 North Sharon Avenue, east of the intersection of East Ashcroft and North
Sharon Avenues. Vesting Tentative Tract No. 5510 proposes an 8-lot single family residential subdivision and
installation of related facilities and infrastructure, consistent with the existing R-1 (Single Family Residential)
zone district and medium density residential planned land use designation (4.99 to 10.37 dwelling units per
acre). The property is within the boundaries of, and consistent with the 2025 Fresno General Plan and Hoover
Community Plan area.
The subject site currently contains one residential dwelling unit. The properties directly to the north are
developed with multiple family dwelling units, or are vacant. The properties to !the west and south are
developed with single family dwelling units. Abutting the subject property to the east are commercial offices,
and a vacant property which is also planned for commercial use.
Conformance to Master Environmental Impact Report (MEIR NO. 10130):
The 2025 Fresno General Plan and Hoover Community Plan designate the property for medium density
residential planned land uses. The R-1 (Single Family Residential) zoning proposed for the subject property
conforms to the listed planned land use designation.
The Planning and Development Department staff has prepared an initial study and environmental checklist
and evaluated the proposed reorganization 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 in the future with single family residential uses at an
intensity and scale that is.permitted by the planned land use and zone designation for the site. Thus,
development will not facilitate an additional intensification of uses beyond that which already exists or would
be allowed by the above-noted planned land use designation. Moreover, it is not expected that the future
development will adversely impact existing city service systems or 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 MEIR No. 10130
Environmental Assessment No. TT-5510
July 14, 2005
Page 2
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 regional commercial land use designation
specified for the subject parcel. Based on this initial study, the proposed project does not change the land
use indicated for the subject parcel and will not generate additional significant effects not previously identified
by the MEIR and no new additional mitigation measures are required. Therefore, the project proposal is
within the scope of the MEIR as defined by Section 15177 of the CEQA Guidelines.
Moreover, as lead agency for this project, the Planning and Development Department, per Section 15177 (d)
of the CEQA Guidelines, has determined that all feasible mitigation measures from MEIR No. 10130 shall .
apply to the project proposal as noted in the attached mitigation monitoring checklist. Public notice has
been provided regarding staff's finding in a manner prescribed by this section of the Guidelines and by
Section 21092 of the California Public Resources Code (CEQA provisions).
Darrell Unruh Date
Planning Manager, City of Fresno
KAMaster Files-Tracts\TT-5510Finding of Conformity
Attachments: Environmental Checklist/Initial Study for Environmental Assessment No. TT-5510
Mitigation Monitoring Checklist (MEIR No. 10130) for Environmental Assessment No. TT-5510
ENVIRONMENTAL ASSESSMENT (EA) CHECKLIST
POTENTIAL ENVIRONMENTAL EFFECTS
EA NO. 17-5510
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 QUALITY 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 Ti 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
1 8.2 Exposure of residences to high levels of glare Insufficient information is available to determine the
potential environmental effects which may result from the
9.0 LAND USEproposed project in this category.
1 Ti Incompatibility with adopted plans and policies "1" No significant Environmental Effect
1 9.2 Acceleration of growth rate The proposed project will not have an adverse
1 9.3 Induces unplanned growth
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,
1 10.5 Insufficient or poorly located parking project changes and conditions.
1 10.6 Substantial increase in rail and/or air traffic "3" Significant Adverse Environmental Effect
The environmental effect identified in this category
substantiates in itself or contributes towards a finding that
the proposed project has a potentially significant adverse
effect on the environment sufficient to require the
preparation of an Environmental Impact Report.
LL
4
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City of
IICIISc�+��X11/i
Planning & Development Department
2600 Fresno Street • Third Floor Nick P. Yovino, Director
Fresno, California 93721-3604
(559)621-8003 FAX (559)498-1012
August 5, 2005
Robert W. Abbott
URS CORPORATION AMERICAS
3440 Vincent Road, Suite C
Pleasant Hill, CA 94523
Dear Mr.Abbott,
REQUEST FOR CONSULTANT SERVICES
City Project ID/Control Number: URS T-5270.1
(Final Map of Tract No. 5270, Phase 2 of Vesting Tentative
Map 5205, Map Check 1)
Submitted are the following information to enable URS Corporation Americas(URS) to perform
the technical review for the subject map in accordance with the URS-City of Fresno Agreement
for Consultant Services (Land Surveying) dated June 15, 2005:
1-copy Tentative Map Report and Conditions of Approval
1-copy Final Map
1-copy Preliminary Title Report
1-set Street Improvement Plans
1-set Water and Sewer Improvement Plans
1-set Street Lighting Improvement Plans
1-set Storm Drainage (FMFCD) Improvement Plans
1-set Miscellaneous documents (closure calcs, deeds of easements, etc.)
Please provide the "Estimated Cost To Complete"and the performance schedule to perform the
technical review for this Project.
URS
Request for Consultant Services
City Project ID: URS T-5270.1
Page 2
Upon completion of your review of the Project, as an element of your Project summary report
please include a list which identifies for each lot, the net area in square feet, the depth in lineal
feet, the width in lineal feet and the frontage in lineal feet. All dimensions,for this report to be
rounded to the nearest tenth of a foot. Dimensions which do not satisfy the minimum Property
Development Standards shall be highlighted.
Note that the Property Development Standards for depth, width and frontage of lots are defined
in the Fresno Municipal Code (FMC) and are specific to each zone district classification. (e.g.,
The Property Development Standards for a Project in the "R-1"zone district are defined in FMC
§12-211.5). The Project's zone district classification is as specified in the approved tentative
map report; the FMC is available .on the City's website (Department index\City Clerk's
Office\Municipal Code\Chapter 12\Article 2\*.
Please contact me . via EMAIL (alan.kawakami(a-fresno.gov) with copy to
rick.sommervilleD-fresno.gov if you require any additional information to complete yourtechnical
review.
Sincerely,
Alan Kawakami
Chief Engineering Technician
Ph: 559/621-8070 FAX: 559/457-1237
Rick Sommerville
Supervising Engineering Te nician .
Ph: 559/621-8075 FAX: 559/488-1020