Loading...
HomeMy WebLinkAboutT-5537 - Conditions of Approval - 7/3/2007 City of qui, REPORT TO THE CITY COUNCIL rn �� AGENDA ITEM NO. 3 s O®� COUNCIL MEETING: 5l 9 Jo b May 2, 2006 APPROVED BY FROM: NICK P. YOVINO, Director DEPARTMENT DIRECTO Planning and Development Department BY: DARRELL UNRUH, Planning Manager CITY MANAGER Planning Division SUBJECT: CONSIDERATION OF REZONE APPLICATION NO. R-05-067 AND THE ENVIRONMENTAL FINDING FOR ENVIRONMENTAL ASSESSMENT NO. R-05-067/T-5537/C-05-195 KEY RESULT AREA Presented toCity Cougil One Fresno Date 5 .? o 6, Disposition _ . L _ 9'.,q s em, RECOMMENDATION Staff recommends the City Council take the following action: 1. APPROVE the environmental finding for Environmental Assessment No. R-05-067/T-5537/ C-05-195, dated March 9, 2006, that the project proposal conforms to the provisions of the 2025 Fresno General Plan Master Environmental Impact Report (MEIR No. 10130). 2. APPROVE Rezone Application No. R-05-067 to reclassify approximately 25.35± acres from the RR (Rural Residential District, County of Fresno) zone district to the R-1/UGM (Single ! Family Residential District/Urban Growth Management Area)zone district. EXECUTIVE SUMMARY Subdivider Hansen Edenbridge Fresno Venture (represented by Provost & Pritchard, Inc.), on behalf of property owners David P. & Frances A. Valenzuela and Joseph & Delia Garcia, has filed Rezone Application No. R-05-067, Vesting Tentative Tract Map No. 5537/UGM, and Conditional Use Permit Application No. C-05-195 pertaining to approximately 9.48 acres of property located at 3201 North Polk Avenue (APN 311-240-55) on the west side of North Polk Avenue between West Dakota and West Shields Avenues. The rezone application proposes to change the zone district on the entire property from RR (Rural Residential, Fresno County zoning) to R-1/UGM (Single-Family Residential District, Urban Growth . Management Area), consistent with the property's medium-low density residential land use designation in the 2025 Fresno General Plan and West Area Community Plan. The tract map proposes to subdivide the property into 40 single-family residential lots and at least one outlot for open space, with concomitant grading and installation of related urban service infrastructure and landscaped pedestrian pathways to encourage "walkability" within the tract. The medium-low density residential planned land use of the subject property allows 2.19 to 4.98 dwelling units per acre, and the proposed subdivision would yield 4.28 units per acre after dedication of major street right-of-way. Conditional Use Permit Application No. C-05-195 provides for this project to be a planned development with public streets, modified lot depths and setbacks, and specified dwelling unit floor plans and elevations. The proposed rezoning, tract map and conditional use permit are consistent with, and would implement, the 2025 Fresno General Plan and the West Area Community Plan. The rezone, tract map, and conditional use permit applications were reviewed by the West Area Citizens Advisory Committee, on December 5, 2005, with the Committee's action being a tie vote and no recommendation (three Committee members voted in favor; three voted against). REPORT TO THE CITY COUNCIL Rezone Application No. R-05-067 April 25, 2006 Page 2 On March 29, 2006, the Planning Commission recommended Council approval of Rezone Application No. R-05-067 and approved Vesting Tentative Tract Map 5537/UGM and Conditional Use Permit No. C-05-195 subject to conditions; the Commission's actions on the tract map and conditional use permit were not appealed. Zoning to the R-1/UGM district and development of the proposed subdivision on this property requires annexation to the City of Fresno and detachment from the Kings River Conservation District and the North Central Fire Protection District, actions under the jurisdiction of the Fresno County Local Agency Formation Commission. KEY OBJECTIVE BALANCE Council action regarding this proposed land use application facilitates One Fresno through . integration of this property into the urban fabric of the City through annexation and public facility improvements. It also optimizes three Key Objectives of Customer Satisfaction, Financial Management, and Employee Satisfaction. Action by the Council will result in deliverance of the review and processing of this project as expected. by the applicant/customer. Prudent financial management is demonstrated by the completion of the applications pursuant to the processing fees paid by the applicant/customer; those fees, in turn, fund operations of the Planning and Development Department. Employee satisfaction is derived from the fact that staff members who have reviewed and made recommendations on these applications have done so in a thorough and professional manner, enhancing a sense of accomplishment in completion of the application review process. PROJECT INFORMATION PROJECT A 40-lot single family residential subdivision with one outlot for open space and pedestrian purposes to be developed at an overall density of 4.28 units per acre. The tract map was accepted for processing on November 22, 2005. APPLICANT Hansen Edenbridge Fresno Venture (subdivider), represented by Provost & Pritchard, Inc., engineers, on behalf of owners David P. & Frances A. Valenzuela and Joseph &Delia Garcia, and subdivider LOCATION 3201 North Polk Avenue (APN 311-240-55) on the west side of North Polk Avenue between West Dakota and West Shields Avenues (Council District 1, Councilmember Boyajian) SITE SIZE Approximately 9.48 gross acres (9.33 net acres after dedication of major street right-of-way for North Polk Avenue) LAND USE Existing - Rural residential and vacant (uncultivated agricultural) Proposed- 40-lot single family residential planned unit subdivision ZONING Existing - RR (Rural Residential, Fresno County zoning) Proposed- R-1/UGM (Single Family Residential/Urban Growth Management) REPORT TO THE CITY COUNCIL Rezone Application No. R-05-067 April 25, 2006 Page,3 PLAN The proposed rezone, 40-lot single family residential subdivision, and DESIGNATION conditional use permit are consistent with the 2025 Fresno General 11 AND CONSISTENCY Plan and West Area Community Plan designation of the site for medium-low density residential planned land use ENVIRONMENTAL Finding of Conformity to the 2025 Fresno General Plan Master FINDING Environmental Impact Report (MEIR No. 10130)dated March 9, 2006 PLAN COMMITTEE West Area Advisory Committee vote on September 19, 2005 RECOMMENDATION resulted in a 3-3 tie vote, which would indicate no recommendation (two committee members were absent) STAFF Approve Rezone Application No. R-05-067, Vesting Tentative Tract RECOMMENDATION Map No. ' 5537/UGM, and Conditional Use Permit Application No. C-05-195 subject to compliance with the Conditions of Approval for T-5537/UGM and CUP No. C-05-195 dated March 29, 2006 PLANNING 'On March 29, 2006 the Planning Commission voted to recommend COMMISSION approval of the rezone application and to approve the vesting RECOMMENDATIO tentative tract map by a vote of 5 to 1, with one.Commission member N absent BORDERING PROPERTY INFORMATION PLANNED LAND USE EXISTING ZONING EXISTING LAND USE R-1/UGM Vacant, with a final tract map NORTH Medium Density Single Family Residential District application pending for Residential Urban Growth Management Area Vesting Tentative Tract Map (perfected with annexation of the No. T-5316 subject property) Medium-Low RR Rural residential and SOUTH DensityResidential Rural Residential, Fresno County ty agricultural zoning RR Agricultural Community Commercial EAST and and and Medium-Density R-11UGM Residential Urban single-family residential neighborhood WEST Medium Density RR Agricultural Residential g REPORT TO THE CITY COUNCIL Rezone Application No. R-05-067 April 25, 2006 Page 4 ENVIRONMENTAL FINDING An environmental assessment initial study was prepared for this project in accordance with the requirements of the California Environmental Quality Act (CEQA) Guidelines. This process included the distribution of requests.for comment from responsible and trustee agencies. Preparation of the environmental assessment necessitated a thorough review of the proposed project and relevant environmental issues, and considered pertinent previously prepared environmental and technical studies including the Master Environmental Impact Report (MEIR No. 10130) prepared for the 2025 Fresno General Plan and West Area Community Plan. These environmental and technical studies examined projected sewage generation rates of planned urban uses, the capacity of existing sanitary sewer collection and treatment facilities, and optimum alternatives for increasing capacities; groundwater aquifer resource conditions; water supply production and distribution system capacities; traffic carrying capacity of the planned major street system; and, student generation projections and school facility site location identification. Previous studies and an analysis of the proposed project indicate that the project,if approved, would conform to the land use designation and land use policies of the 2025 Fresno General Plan and is within the scope of the Master Environmental Impact Report No. 10130. Therefore, staff has issued a finding of conformity to the 2025 Fresno General Plan Master Environmental Impact Report (MEIR No. 10130) dated March 9, 2006, which incorporates a MEIR Mitigation Monitoring Checklist. This environmental finding was filed with the City Clerk's Office and noticed in the Fresno Bee on March 9, 2006, with no comments or appeals received to date. BACKGROUND / ANALYSIS Related rezone, tract map, and conditional use permit (CUP) were filed concurrently for the subject 9.48-acre property by Provost & Pritchard, Inc. on behalf of the previously-named property owners and subdivider. The overall project would create a 40-lot single-family residential planned unit subdivision with an outlot to be landscaped for open space with.a pedestrian path leading to North Polk Avenue, and interior walking paths to be developed on a landscape easement along the main east-west street. Before development can occur, and before the proposed urban single-family zone district can be applied to the subject property it must be annexed to the City of Fresno. This action is under the jurisdiction of the Local Agency Formation Commission (LAFCO). Through the proposed conditions of approval for the tract map and CUP, the applicant is required to comply with LAFCO annexation . requirements. To the east of the subject property(across North Polk Avenue), a City single-family subdivision has already been developed on land planned for medium-density residential uses (Tract 4675). The 20t-acre parcel south of Tract 4675 is planned for intensive commercial uses (community commercial), but no development applications have yet been filed for that property. To the north, Vesting Tentative Tract Map No. 5316/UGM was approved in late 2004 for a 254-lot single-family medium density subdivision, with Final Tract Map Application No. T-5316 pending to develop the 20 acres abutting the north side of the subject property. The proposed rezone, tract map, and CUP would provide for a logical and orderly extension of urban development, and the modification of lot dimensions proposed for this project through CUP No. C-05-195 would provide an interface transition between abutting medium- density development to the north and medium-low planned land use to the south of the subject site. Notices regarding this project were mailed to surrounding property owners on March 17, 2006 for the Planning Commission hearing, with no 'comments or appeals received; notices of the City Council REPORT TO THE CITY COUNCIL : Rezone Application No. R-05-067 April 25, 2006. Page 5 hearing on Rezone Application No. R-05-067 were mailed on Friday, April 21, 2006, with no comments or appeals received as of Monday, April 24. Land Use and.Plan Consistency The 2025 Fresno General Plan and West Area Community Plan designate the subject property for medium-low density residential land uses, which allows R-1 (Single Family District) zoning and residential developments yielding 2.19 to 4.98 units per net acre (2025 Fresno General Plan Table 2, Planned Land Use and Zone District Consistency Matrix). The proposed zoning is consistent with, and implements, the 2025 Fresno General Plan and the West Area Community Plan. With a density of 4.28 dwelling units per acre, the proposed tract map would also be consistent with the medium-low density residential land use designation. All lots in the subdivision are at least 6,000 square feet in size and 60 feet in width, consistent with West Area Community Plan policies for medium-low density residential development. West Area Citizen Advisory Committee This Committee reviewed the proposed related projects at its December 5, 2005 meeting. The Committee's action on this project was a technical denial, with three members voting to approve and three members voting to deny (please see attached copy of the voting record). No reasons for denial were cited in the project voting record by those Committee members who.voted not to approve the project. During the meeting, Committee members' discussion centered on the need for on-site open space. This issue was subsequently addressed by the applicant through the incorporation of on-site open space into theproject, with deletion of one of the originally proposed residential lots. Two proposed conditions of approval appear on the Committee's project voting record. The first Committee recommendation has been incorporated into the Conditions of Approval: Polk Avenue is required to be widened and improved across the frontage of abutting rural residential parcel to the north (APN 311-240-18) that is not part of the Vesting Tentative Tract Map 5537/UGM project, nor a part of Vesting Tentative Tract 5316/UGM to the north. This widening may require Fresno County approval and eminent domain action, if no accommodation can be reached with the owner. A "hammerhead" or circular driveway on APN 311-240-18 will also be needed,. to prevent. backing onto the major street. Because this parcel has an existing driveway to Polk Avenue, it is not possible to continue the full "back-up" treatment with masonry wall across the frontage of APN 311-240-18. The second West Area Committee recommendation, that the Polk Avenue landscape strip design from Tract 5316/UGM be continued south through this project, is reflected in the proposed project conditions. Again, the intervening rural residential parcel (APN 311-240-18) would interrupt this landscaping due to pre-existing driveway and because there is no health and safety basis to require landscaping, as there is to require street widening and pedestrian access (the Subdivision Map Act only provides for off-site improvements related to health and safety needs). Fresno City Planning Commission Action on the Proposed Project Notices of the. Planning Commission hearing on this vesting tentative tract map and rezoning were mailed to the school district and to all property owners having land within a 400-foot radius of the tract map's boundaries. (The Fresno Municipal Code requires only a 350-foot radius but this is intended to be extended when a major street would fall within the boundary for mailing notices; therefore, additional parcels were included. by enlarging the mailing radius.) At the March 29 Planning Commission hearing, no area residents commented on or appealed the proposed tract map. REPORT TO THE CITY COUNCIL Rezone Application No. R-05-067 April 25, 2006 Page 6 At the conclusion of the hearing on Rezone No. R-05-067, Vesting Tentative Tract Map No. 5537/UGM, and Conditional Use Permit No. C-05-195, the Planning Commission found the proposed project to be consistent with the subject property's planned land uses, with policies of the 2025 Fresno General Plan and West Area Community Plan, and with the proposed R-1/UGM zoning as modified through Conditional Use Permit No. C-05-195 (which provides for this project to be a planned development). The Commission approved the tract map and conditional use permit, .and recommended that the Council approve the requested rezoning, by a 6-0 vote (one Commissioner was absent). Please refer to attached Planning Commission Resolutions Nos. 12443, 12444 and 12445. The Commission's actions on the tract map and conditional use permit were not appealed. Land Use Plans and Policies applicable to Rezone Application No. R-05-040 As noted previously, the subject property is designated for medium-low density residential planned land uses by the 2025 Fresno General Plan and the West Area Community Plan. The proposed R-1/UGM zone district is consistent with these planned land use designations pursuant to Table 2 (Planned Land Use and Zone District Consistency Matrix) of the 2025 Fresno General Plan. The density yield for development of this site .is required.to be a consistent with that allocated to medium-low density residential uses (2.19 to 4.98 dwelling units per acre). The proposed subdivision's residential density, after dedication of major street right-of-way along North Cornelia Avenue, will be 4.28 dwelling units per net acre, consistent with the planned land uses on the subject property. General Plan and West Area Community Plan development standards and policies have been met through the approved subdivision design (see attached Vesting Tentative Tract Map 5537/UGM Exhibit A, dated March 16, 2006) and conditions of approval for the tract map and Conditional Use Permit No. C-05-195. Vesting Tentative Tract Map No. T-5537/UGM and Conditional Use Permit No. C-05-195 Lot Area, Lot Dimensions, and Setbacks The Fresno Municipal Code requires that all lots within the R-1 zone district provide a minimum lot width of 60 feet and depth of 100 feet, with the exception of lots on curved streets and reversed corner lots, and a minimum lot size of 6,000 square feet. By means of Conditional Use Permit No. C-05-195 to authorize this project as a planned development, lot dimensions may be modified; however, the resulting lots are required to conform to West Area Community Plan policies. All of the residential parcels within the subdivision meet or exceed the minimum lot size of 6,000 sq. ft (as required by West Area Community Plan policies), and lot sizes range upward to 12,337 sq. ft, providing a range of housing opportunities within this project. The tract's lot widths meet or exceed the West Area Community Plan's 60 ft. width requirement. Seven lots on the northern tier of the tract, and four lots on the southern tier of the tract, have a modest reduction in lot depth (to 95 feet). In order to facilitate implementation of the new "single family residential design guidelines," front yard setbacks may be reduced to fifteen feet. Where there are abutting parcels 0.5 acres to 2.0 acres in size to the west or south of the subject property, rear yard setbacks will be required to conform to the West Area Community Plan policies regarding rural residential interface standards. Subdivision Design, Streets and Access Points Tract 5537/UGM is proposed to have one vehicular access point to North Polk Avenue, and two local street connections to residential development north, and south, of the subject property (refer to the attached Tract Map Exhibit A, dated March 16, 2006). The main circulation element within the tract will be a local street (West Cortland Avenue, to be renamed West Fender Avenue) which incorporates "traffic calming" via its meandering route. A ten-foot wide landscape easement will be provided along this street to facilitate and enhance pedestrian use. Outlot A will provide for a pedestrian connection to REPORT TO THE CITY COUNCIL Rezone Application No. R-05-067 April 25, 2006 Page 7 the major street that will be separated from the tract's vehicular connection. This is anticipated to . increase pedestrian safety. Tract map conditions provide for North Polk Avenue to be developed to its full arterial width within the limits of this subdivision. As a health and safety measure, the tract map conditions require that major street improvements with a sidewalk or alternative temporary asphalt walking path be developed across the Polk Avenue frontage of an abutting rural residential parcel (APN 31.1-240-18) that is not part of this subdivision. Landscaping /Common Open Space' The tract map will have a twenty-foot deep major street landscape easement with an acoustical solid masonry wall at the rear of the landscaping. This masonry wall is subject to corner cutoff provisions at its northerly end (where it abuts APN 311-240-18) for safe visibility of the existing driveway on the rural residential parcel, and will provide an opening for pedestrian-only access to North Polk Avenue. At its south end, the masonry wall (and its accompanying waiver of access) will be "wrapped" along the tract's entry street (West Fountain Avenue,to be renamed West Cortland Avenue). This project is also required to provide for landscaping of the median island in North Polk Avenue. As noted above, the tract's main interior local street will be flanked by a meandering ten-foot wide landscape easement. The ten-foot landscape easement will be extended southward to the abutting property along the connecting local street (North Carnegie Avenue, to be renamed North Ivanhoe Avenue). The subdivider is currently designing a residential project for this abutting land, and has indicated an intention to incorporate a "pocket park" on that project to serve both this and the future tract. Outlot A, 5,635 sq. ft. in size, is proposed to be developed as a landscape buffer for an adjacent property (APN 311-240-18), and as a pedestrian outlet for the tract. Outlot A will provide pedestrian access to residents to encourage safe access by its separation from the tract's outlet street, and it will improve the tract's aesthetics. Should the abutting parcel at the northeast corner of Tract 5537/UGM (APN 311-240-18) ever be developed with an urban use, the outlot provides for the possibility of continuing a solid masonry wall and waiver of access along North Polk.Avenue, with the potential execution of a driveway.easement across the westerly portion of Outlot A to reach the tract's interior street. Landscaping, outlots, concrete work, masonry walls, and local streets are required to be maintained by either a.communityfacilities district or by a homeowner's association. Public Services Public Utilities, Drainage, and Irrigation Facilities This tract will be required to extend, and to connect to, water and sewer mains in the abutting collector streets. By installing these water and sewer lines, the proposed subdivision will help to complete the City's utility network and to serve this project, and is required to provide individual water services and sewer,house branches to each parcel. The proposed project is required to be supplied by two sources of water within the City of Fresno's water system, which is entirely supplied by groundwater and treated groundwater west of Freeway 99. The aquifer in this area is -productive and of generally acceptable quality. The Water Division of the Public Utilities Department has determined that there will be adequate water available to serve the project with the implementation of the Urban Growth Management (UGM) service delivery requirements to contribute to water supply and distribution projects. REPORT TO THE CITY COUNCIL" Rezone Application No. R-05-067, April 25, 2006 Page 8 Sanitary sewer service is available to serve the site, subject to the mitigation measures imposed with the environmental assessment, and any necessary sewer main extensions and connections. The Cities of Fresno and Clovis share jointly in the treatment capacity of the Fresno-Clovis Regional Wastewater Treatment and Reclamation Facility. In 1998, the treatment capacity was expanded to accommodate up to 80 million gallons per day, and was upgraded with modernized equipment to safeguard against equipment failures. This project's wastewater will be accommodated by the Cornelia Avenue Trunk Sewer, which has capacity due to the recent completion of the Grantland Trunk Sewer. Fresno Metropolitan Flood Control District (FMFCD) and Fresno Irrigation District (FID) have reviewed this project. FMFCD has submitted requirements, reflected in tract map and Conditional Use Permit conditions. Even with construction of master storm drain facilities required by FMFCD,.there will still be a need for a temporary on-site basin. The project is required to pay $39,160 in drainage fees (current fee rate), all or part of which may be offset by construction of master planned facilities. There are no public or private irrigation facilities connected to Fresno Irrigation District on the subject property. Fire Protection The project site is currently not annexed to the City of Fresno, and is presently located within the North Central Fire Protection District. The City of Fresno, North Central Fire Protection District, and the Fresno County Local Agency Formation Commission have recently concluded negotiations providing for transition of unincorporated property to the City of Fresno's jurisdiction for fire protection services. A transition fee is required to be paid to North Central for annexation. Once annexation is completed, the subject property may be developed and is required to pay a City-wide Fire Facility fee (replacing the former UGM Fire fee). a Fire service will be provided by City of Fresno Fire Station No. 16. Both temporary and permanent Fire Station 16 sites are within two miles from the subject property. City Fire Department standards will apply to development of the tract through all phases of plan review so that there will be an appropriate level of fire protection. It should be noted that this tract cannot be developed and occupied until/unless a second point of access is provided by the development of Tract 5316 to the north and the construction of inter-connecting local street as depicted on both tentative tract maps. Central Unified School District The project site is served by the Central Unified School District, which has commented on the proposed subdivision (refer to the letter dated January 10, 2006, attached). The tetter provides information on current attendance areas applicable to this subdivision. Because of the rapid growth occurring within the district's boundaries, the school district has advised the city that future adjustments of school attendance areas could occur and that students residing in the proposed project may attend schools other than those listed. Central Unified School District has adopted development fees in accordance with current state law and currently levies a development fee based on square footage, which the developers of the project site will be required to pay prior to issuance of building permits. The District's request for sidewalks on both sides of the street will be accommodated by Vesting Tentative Tract 5537/UGM. Given the limited amount of frontage on North Polk Avenue, it was not deemed feasible to site a Central Unified major street school bus turnout along North Polk Avenue: the standard design for this turnout is approximately 190 feet in length, but the subdivision only has 170 feet of total frontage.' Further, it would not have been desirable form a safety standpoint to have the turnout in close proximity to the tract's entry street. (However, there will be a bus stop in the project vicinity: Vesting Tentative Tract.Map 5538/UGM on the northwestern corner of Polk and Dakota Avenues is being required to install a school bus turnout along North Polk Avenue.) REPORT TO THE CITY COUNCIL Rezone Application No. R-05-067 April 25, 2006 Page 9 Streets and Circulation The proposed R-1/UGM zoning and its accompanying subdivision would generate approximately 383 total average daily vehicle trips (ADTs). Peak travel associated with this project will be approximately 30 A.M. and 40 P.M. trips. This level of traffic is below the threshold for requiring preparation of a Traffic Impact Study under City policies and mitigation measures of the City of Fresno Master Environmental Impact Report (MEIR) No. 10130 which was certified by the City Council for the 2025 Fresno General Plan. The Fresno County Department of Public Works and Planning requested analysis of unspecified road segments and intersections, and a pedestrian safety analysis for safe routes to school if children will not be bused. Valley Research and Planning Associates contacted Fresno County in response to this request for information, and no further requirements were submitted to the City by the County for . the proposed project. North Polk Avenue is the major street abutting the subject property. This arterial.street will carry most of the traffic generated by the proposed subdivision. The segments of Polk Avenue near this project are currently operating at an acceptable Level of Service, and Appendix B of MEIR No. 10130 (traffic capacity analysis) indicates that these segments of Polk Avenue will perform at LOS "C" with full buildout of the 2025 Fresno General Plan in the four-lane configuration provided by City of Fresno Public Works arterial roadway standards. The Public Works Department is requiring Urban Growth Management (UGM) major street improvements on North Polk Avenue, generally an obligation to extend and improve a major street serving the tract with two center travel lanes and (in the case of arterial streets) a median island to the nearest fully-developed intersection or segment. This obligation is shared jointly and severally by all urban development projects in the designated UGM areas at the fringes of the City, and the improvements required of this tract will be coordinated by Public Works Department street plan review with Tract 5316 and other projects. As the Central Unified School . District comment letter on' this project indicates, elementary and secondary school students will be bused, with only high school students within potential .walking distance of the tract.. Bike lanes will be provided on the east (northbound) side of Polk Avenue when abutting property develops. State Department of Transportation (Caltrans) The California Department of Transportation (Caltrans), District 6, Office of Intergovernmental Relations has submitted comments dated December 15, 2005 (copy attached hereto), requesting "fair share" mitigation payment for state facilities. This vesting tentative tract map was accepted for processing before the City and Caltrans executed an interim state facilities traffic impact agreement, which became effective February 23, 2006. As provided by the 2025 Fresno General Plan MEIR mitigation measures, this project too small (40 dwelling units) and does not meet the threshold (100 peak hour project generated vehicle trips) to justify the preparation of a project specific traffic study. Therefore, it is not required that this project pay a state facility impact fee to Caltrans. Although this project proposes only 40 dwelling units it was similarly referred to Caltrans from comment Projects filed subsequent to the interim agreement will continue to be referred to Caltrans for review and comments when they generate 100 or more peak hour vehicle trips. In addition the agreement provides that projects, such as subdivisions proposing more that 50 dwellings units or which include a plan amendment, rezone or conditional use permit application, will be referred to Caltrans District 6 for review and comment. The interim agreement Traffic Review Process Flow Chart provides that projects which are within the scope of the MEIR and do not generate 100 peak hour trips or involve safety impacts to state facilities will qualify for a finding of conformity and payment of no mitigation fee. Therefore, no state highway facility impact fees were included in this project's proposed project REPORT TO THE CITY COUNCIL Rezone Application No, R-05-067 April 25, 2006 Page 10 conditions as approved by the Planning Commission on March 29, 2006, as discussed in the Planning Commission report provided to Caltrans. In the.December 15 comment letter on this project, Caltrans included a list of "Recommendations for Transit Alternatives." This tract does provide for continuity of non-motorized transportation, through both its pedestrian facilities and through extending bike lanes on North Polk Avenue across project frontage.. Fresno Area Express (FAX) has an ongoing program for evaluating transit system extensions and improvements. FAX had no comments or requirements to submit when the rezone, tract map, and conditional use permit applications were submitted. With regard to suggested Alternative 1, it is beyond the scope of most individual residential projects to. provide "park and ride"facilities. This is true of the subject project, a small residential development sited on a parcel with size and dimension constraints. With regard to suggested Alternative 5, commuter shuttles and employer-sponsored van pools.can only be arranged once a subdivision is occupied (when the residents may discover common work destinations); again, this could not be ensured through subdivision map conditions. With regard to Alternative 6, tentative tract maps and the lots they create pass through a succession of ownerships, making it infeasible to attempt to make any one party responsible for purchasing monthly transit passes for the life of the homes being built. CONCLUSION/ RECOMMENDATION The appropriateness of the proposed project has been examined with respect to its consistency with goals and policies of the West Area Community Plan and the 2025 Fresno General 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 the proposed Rezone Application No. R-05-067 and approved Vesting Tentative Tract Map 5537/UGM and Conditional Use Permit No. C-05-195 are appropriate for the project site. Attachments: Vicinity Map 2005 Aerial Photograph of Site Exhibit A, Vesting Tentative Tract Map No.:5537/UGM dated March 16, 2006 Project Review Record from the West Area Citizens Advisory Committee, dated September 19, 2005 Letter from Central Unified School District, dated January 10, 2006 Letter from Caltrans, dated December 15, 2005 Finding of Conformity with the 2025 Fresno General Plan MEIR No. 10130 prepared pursuant to Environmental Assessment No. R-05-067/T-5537/C-05-195, with a MEIR Mitigation Monitoring Checklist, dated March 9, 2006 Planning Commission Resolutions Nos. 12443 (pertaining to Rezone Application No. R-05-067), 12444(for Vesting Tentative Tract Map No. 5537/UGM), and 12445 (for Conditional Use Permit No. C-05-195) Proposed Ordinance Bill for Rezone No. R-05-067 KAMaster Files-Tract Maps\Tract 5537(R-05-67)Sandra Brock\T-5537, R-05-067,C-05-195.17 RCC-06-04-25.doc 1 TY ) 'k, w ROB INSO jV GARLA D j Ms111 .3 1 FEDORA l DAYTON J 0 LEGEND Subject Property U.G.M.Area VICINITV MAP PLANNING & DEVELOPMENT VESTING TENTATIVE MAP OF TRACT NO. 5537/UGM DEPARTMENT REZONE APPLICATION NO. R-05-067 A.P.N.: 311-240-55 7. milli From AE-20(County)to R-1/UGM ' 1 ' CONDITIONAL USE PERMIT NO. C-05-195 ZONE MAP:_2144 West of Polk, btwn Dakota and Shields Aves. NOT TO SCALE BY/DATE: J.S.1 11-28-0 - E Y i n tiC^ E I [ c + °ti I tr i3 F E fid) oval jU 3-k lit rC»- ! I .._ t { S���y. P. 'k 2 R. "" L Y. _ �a,.. S .✓ *" 1� L „A T o rt �off}} ri a r k trF L Mil own p S Sl �s y'{�agr(D s ®� $}, j t .:. Igo t {, ! 11 .� 1.:, �-w .�P141 Y '. ::LL �1 aaL 4 d�� p FS a_ { fi,.. 6_ ra++' z!ly _oo . err �` p� s �w rrR Su j r U M I r` "�t� �+ c {s l 1 , h, s J _ 3_l to BE—o � l pp � \•'• r """•"�"�1`� 4 rr � � �'' �;�..-. �-.r✓1 +�,�rK-��l'�f ,, '` � /r,�.`"v e r. '°�/fes � y r�,ff9 y a �y"k kN 6 t off two f 1t t� ISI " rte°3 fL< I t i1,. ,r ■7 .„ r I f, i' ,ls '�•:.I iI{ 2411 ' 1� c f ;I - r•-azea ,:� :.; 4 f 1 1{ ,. :r ! ,1' p [ 19'�FFy.'A ':, _!/s��f,Lr^f�f✓ "rf���n'�i.lj I If-.4! ri x - 1> !fy'�ifi `,q' .�l -CN .0 ° I �' e 11 ' ' !i � � 1 rl '•i t 1 t i s + i it -� -714510119 too," A GI Inv qC t -s�"t01�4�. �q• r J rr i-t� J'J�W � } i I !+ ^,�?i't�,-� _ i a { : il� !i �f'.�i ., rte! �,i'�-��'•.vtaz ,� 14�tl�l !( 11 ISS t r � ' Vr jy''jl r = t ,1: Sk,' ,r �I .F 1 r4 �� t[ l5. ro -• y.� � moi', 11 f�r 5 '°t �h 2 �h.+.+ M1Y _: '1 .tA_ rhLxnyi !�' •rnR5Hc1' 0. 6�L Shn AMRR ..RNj.Y�rilr 1.7 s 1 I �„ �S� .. _ �r{ :Y "�m•.k4.r�. ./i �--' -�. d s Y �,- '7rg�T-ti t :4 t e. �`-1- `�:•4— ,JI .,: - t`� +i.�r'N...,' y�l rt h. .z"�°sr•��,. St"` e by r.F r 1Y"T 4510 vivo? s10 L t'+ @tcr$ :1 ar tw 1 g�.•i( F it - C t"MAS MON 1 r` _ • ,.ca, f r. n � '.Pr u!N l , t y k { x� I ralll�rtl�hl�SC s4, °'BMW { gre 1 + I `SSfY f� zry' I 333 � i.,.41.17I1 -.'s' i�ytiNT s ,i�*C��h,��G��,...r2ritr;r�„r.:it`'t-y�-w..T�•' ..._ i.,t}�..�n-r'. " Z v , F �::.,. lot.'S LESS'ON OW10YU3ALIVIN31 sa«rasnxmuwcx t . mf,m..r wr p dYW N025 SKU53A V1N31 s�mr sown lu c b VV""°3 oAID Hi flaO3d ON9111 (� AVS3nN3AV SO'13IHS 450A021d a e 3nN3Ar AJod d0OWHONO OU 34IS 1S3M OZ-3V Sew U.w Paas -a%n a M W3 as 3gQAd ® NlOd H180 �� W n' X70 H1VM N r T1'M%1B 15U(3'—�-� - I � Q� foQ o� om- (u bi0- 4— - .. _ -r I 3 V)110d RUJON w O o9 9 O W .i. 1 so 0l vHi wr� w r -- a 9e . .ae. o H `c o � II b, � $ G V) Z: , [�f .gq m w WCVS Il � r- : �,:o Q W Hw zcLU poseI n w 3nN3AV S3AVM XON F ......._ S9 09 m .... ...... � QZ �� o9 3 Z W$ e I a o�� F— w t� I I Z Z LL m �► I I —) r ZBB 04 ,�. . CL. ZU � Lni i •„ z H ms9— .O nn _ 9 1— a ui COS . I I 6ti ! 4 �' rez 4 6ae 02 �i ne \ O. o. ; m v. m .. 61. ♦. . r. .. i 00. m 0 ' 10'S1E Nm .:... � (( �1 CVmab �` I_ d) m MJ z $ 09 9; - f...�" y d _ d /d/ f P N yN scl / �.� /� �m wad 109 cvIf _I Q �I . b oil $ ` NN �$u � $ rO0. b m gy ,oz 9zl .sn LEGG 1..1VU 3AILV1N31 E sNus'3n 6 v1lVtl0JZ7v7'A1N110.7 ONS3Ld 3 CM3tW d0 Al"3Hi M q E � 4 4 �- - 3bllLN3A 0N9327d 394I218N3a3 N35NVH j.... amvH380 ou OZ-3b'm� o W 'L_I]E_v M_M 7_xr1 3__ter^'n_l_- _.-___ -mi 3 — A3 NIOd H12ON 3m3AV Lo « Ls,---- W �cALSM3 M_.... _ > .09 .59 •r ZLU LU C ;i; TYM Ml9 LSiI(3 °0 Q �? n CLI: F-� O P"4 W W0 WI =Za J QC Jp $Y O e9 p Q Z 0u J W In � --._.:. g oot O s9 _ W _ a xx1 r mmt]xua 6; Z W <' A '6TT YW1139 N W q M — f Si Sri•'? J •C4Qy�y9iYgy� N Z U �Q OF C 0 ZJ 44 4494; se U H 4 55 oc • S 34' 60' 36' p WO I _CO' `~ Q' 0 oj6J, CI _-_ 702' d-ge 'l00 O; �c i '�- .:f.•.,P OS SM•t":i &. '•,:• m � C) Q16 -„t } N .Ei 27j C 11! ^..ti::___ Citi;�lv,l`y ; ;K:,� '.:•:ral ..r z - LL r —�'^ L]; 7. tt6'..j; T. r•. ♦ m 4rr')•.tt•'.':i •o + Q1 r,no \ ul a U) 'R•�;5, 106' m k N 23' :'z.. 2t Q a jj Com.. i� � a"1 � 'L'•�':• ,'�" D .— _�... � EaCfl o� 1 s sW WUg Q 0� =r•� int r,'` 56' �.N 11 WW 57• 'i 1.•,l .? 60 AS 0 ui - a'R,;4., .qtr. i! 't ,. .l.,t. 90S ,+• L�) rti o t 1 %3n v�1od HlaoN w k 5� , ^N r� FLU ,rt- ui .. rr d� CN It Zz:c 1 l '.'r'•'t ..4 :.r, } 3:.111] �. r FLU z V :Si� 41 11lL N_ , ODL �Y , v� 3nN3AV 531,VH 210N r•' r'V N N r f 1, R W _ R wo r-7, QED,RAF 00 LU LU � o P w W m a a w _ a z W uU. d a a a U. o o - - Q a. O U N W � CIF co pf aj i V � r � v 9 � to l „ ca F is 9 ❑❑ Q Q Q Wlip � W a �w uj .. r m 4 Un W a° P O w U z a F• - - C N r -- r -- ---- ------------- It ° -`--------------- ------------- ---------- --- 1 � I 1 1 ♦♦♦ I I. A 1 ♦ I `♦ i `♦♦1 i f---------- -- 10 -------------- m YIIMh I 1 1 ciLL 4-04 o kr) U cd a � w �I ' BEEN Room BONN ,;,,I EWEM mmmnmin ?! I�III .■.■ __ - _- _- Fm --_--- MEMO MEMOEWEN :_ �� • INNS I BONN E121 _-- _ • • _ = mess =_- = • 1 _ j \■ ml 11 .. E. I �•ri�.��olnl!•I i� ,.I-I � Gs1 4 d��Illl ,L1•■il■ �" -- t � C ........' O�i�I+°I:1°fl n • �M i ! �■11:1 ■11,1 0 ! 3\ \_ 'OR • \_ NONE ONE, E 1 BEEN ��{ syr.���-nin.r`"eack. � a • � m o r tea• � a OO 5 _FFA � JWx• � � a i � W C O . r ------------------------------ ' ________________________________________________ . , 1 - 1 1 m , _____________ __ i ♦ � 1 N >i 1 -_O �- ----------------^ r----g------ - LL�j- ( i iii Z ♦` t!1 •}'�,,, - 'J/ QOM ILL _ I 11. - i Q - --_--_- z I I I 6 , 1 ♦♦� i Z I ..1 to 1 03 L___________-------------------------------------- �.]1 -+--) ______________________________J O a (`n Co U N 03 Sol no ill�I_ ����,�� ■ ;IIS:: IIII�1II_�il- II. I �. •� I� I ViiRPM C - uu m )IIII iiei I' ,.I m II '•���I ' n� A - ME " _ Y FER QOWU.. FS 1-7 J ^ Fm 03 m J. I W � Z a 4: O FID - g o LU 9" r w El El a a � 0 oCl Cd �lM\` W I+ . W W r------------------------------- Ia -— ---- , I -;1 1 < a a wRi, �9 � o a6_ '.. r----------- CA u� m 0 1 Q U o lu- i w a '• i 8 � � %� � � z w v ¢ o 1 O 1 1 • I n N 1 A I I LLcn ..� 1 1 i 00 N - 7 1 — 1 ` �♦ .' 1 Z a V ------------- ♦ al ` �` `♦♦ E r--------L4 'J tL 1 1 __� 1 1. Ini Cd _J �I W 3 1 j 1 1 I -i I 1 h O 3a 1 O i ,n N 10 1 1 i I 1 Z J _____-__________ a O I VV 11 0 o i N co CIS 42 U o � ci;j ro a r INN :1 a n il��t�l�,^id�7•rois�i•1 ■■t■ ■■ ■t■■I�Vl�ti � _- to ■■�■ :s'�1' m I,IEI I = 0 1 ( • .. .. -- _-_-'-! _= Iii■1.4. son iN �■it�f 1 �� fj.. �■ 1 +tri , I)ti/ If�l f t loi 1"jcV�f'91q 1i i;n r; .�/. �3JI�I7lt tllti if I—�9�IIt 8 til I r l f 1 IRr I .° �I,1,Itio Illi �IZ?r.11,! �I ■■ uu, Ijc� '" - I� '\\ I�lil�.. Ipt le�'Gf►11 A J` u 1 # ■"�F' • � �� I d� J■I�' f- t■"i' r�sJ UWE H Town. miAz M. Hi I IN ,� 4. , , ? '� ,Willi _, . • \_■■J,It 9 'I • I —4 I - • 1 is F w= aq r ---- ---- ---------- d U= �SLL 3 p 1 1 o a o x= � I 1 .------- - O 1 --- --- 1 I t f i --- ------- I 1 1 1 ' 1 1 1 I 1 ' ; 1 1 i - .l� ♦♦ ; 1.1 FF �J 1FFqy 1 � ♦ w ----y-I- ------------------------------------------------ ---------- -------------- - ---- --- 1 1 1 LL Cd LL. a 0 1 1 1 i i 38 3313VVffJf� C4 a M , o ,~ c� 3•-+ a ■ ■ n■■'I _- nn■■ ■■n m ' i�lllll:::: : I11 O WE 0 1 11 �flf��l■■■■�Id' so 01on no Ic�il ■� O I anon Il,i...i w i I�fi ■■■■ Il i.f ■■ ■■ :.y■�■ — 0 ■ \IIS -- ,_ I .�.�I __=_,____ ❑ :Ins■'I ,■■I�;■ ����. anon-'iI mall -- ��_�_�: 0un _- ,- �.�► 3. {{ NOON NOON _ w ::111 ■W■ NOON ., Mllgr IIS' F-1 =i ■■ +a , ,Ilhi IEENN I I�Il1 - I �i... ,�f,jtjQ �.... 1 NOON, !II a i n Il,u� AM n NOON 'llAn i NOON .i r i IIl�i�IEEUIIl.;, I - �' ISI'I jPIS'11�lali�l�7 fl�ll�) ' W-2 1 g ,-1 e I` `i E ..■I■''■ �I� 1 1=1� ..,■ill■i -1 - =J ilii iI �••■■;■' - i � 1 ✓ice�� =� �, • !II �� t}fir v�xL.>i „�' e �{�: ! • FM s III I NN�� ifon MEM uu I uNE I'!ri! • i I i 1 AMEN Fi�� 'AMEN, I i - I EOo MCI si���� : 'r-�s° b�,`r;dry I��i. '� • .o.- .... _�. y. NOON I, _ iii: S29� 1� Ei ' NONE _ t+ �I SIS w.f �ii,^C71 � _ � OOOE .'OO�OO � • City of WEST AREA COMMUNITY PLAN ADVISORY COMMITTEE PROJECT REVIEW - December 5, 2005 Project Record PROJECT INFORMATION .Vesting Tentative Tract Map Application No. 5537/UGM and Conditional Use Permit Application No. C-05-195 - Rezoning Application No. R-05-67, Vesting Tentative Tract No. 5537/UGM and Conditional,Use, Permit No. C-05-195 has been filed by Provost & Prichard. These applications pertain . to 9.8 acres located on the west side of North Polk Avenue between West Shields and West Dakota Avenues. The rezone application is requesting a modification from the AE-20 zone district to the R-1 zone district. Vesting Tentative Tract Map No. 5537/UGM is a planed unit development proposing to subdivide the property.into a 41-lot single family residential subdivision. CO MITTEE RECOMMENDATION R(APPROVE WITH CONDITIONS DENY ❑ NO ACTION nt BERGTHOLD BARRETT COX GINDER REISZ LANG MEINDERSEE DOWLING Approve Deny Abstain Absent - COMMITTEE CONDITIONS/COMMENTS Z . Gotirr7,vuc�-� Ls►������. - -TD AJ a r -7;*.,� u Staff Liaison: Date: ) Z--OS—or K.\Master Files-Plan Committees\West Area Committee\Project Review 12-5.doc STATE OF CALIFORNIA—BUSINESS.TRANSPORTATION AND HOUSING AGENCY ARNOLD SCHWARRZENEGGER Govemor F DEPARTMENT OF TRANSPORTATION 1352 WEST OLIVE AVENUE d P.O.BOX 12616 FRESNO,CA 93778-2616 PHONE (559)445-6666 FAX (559)488-4088 Flex your power! TTY (559)4884066 Be energy ejj'icient! December 15, 2005 2131-IGR/CEQA .6-FRE-99-2.5..8+/- C-05-195, R-05-67 &7-5537 HAhTSON EDINBRIDGE FRESNO VENTURE Ms. Sandra Brock City of Fresno Development Department 2600 Fresno Street, Third Floor Fresno,CA 93721-3604 Dear Ms. Brock: We have reviewed the rezone, use permit and tract map application for the 414oi single-family residential-'subdivision located on the west side of North.Polk avenue'between West Shields and West, .Dakota Avenues. Caltrans has the following comments:_ Caltrans notes!that this project and C-05-201,R-05-71,and.T-5.444 are beingproposed-by the ., .;. same developer and.are in close proximity to one another. C-05-201,R-05-71 and T-544.4 . prepared a TIS (the-one we are using to calculate this project's fair share). In light of the proximity, that the same developer is involved, and that both developments are proceeding at roughly the same time, the City should have required the applicant to prepare a TIS that would have evaluated the impacts from both subdivisions. This would have provided a more accurate evaluation of the cumulative impacts of the developments. This project was not required to prepare a Traffic Impact Study(TIS). Using the TIS from the other Hanson development, Caltrans has calculated a fair share for this project to mitigate for its impacts to the State Highway System. Based on the previous TIS,trips from this site would impact the State Route(SR) 99 interchanges at Shaw(1 trip) and Ashlan(2 trips) Avenues. Caltrans has previously determined a cost-per-trip for each of these interchanges. Using the applicant's traffic study and our cost-per-trip,.we calculate the following fair share for this project: Shaw Interchange Eastbound through on Shaw 1 trip * $685/trip =$685 ' Ashlar Interehange` Northlourrd off -ramp Southbound off-ramp - 1 trip * $4394 $2,394 ;... "Caltrans improves mobility across California" ATTACHMENT NUMBER 1 CALTRANS RECOMMENDATIONS FOR TRANSPORTATION ALTERNATIVES: Ongoing development throughout the City of Fresno, including this project, will make traffic operations significantly worse by adding considerably to delay and congestion. Transit alternatives can help reduce congestion and delay and reduce overall degradation of air quality and gridlocked intersections. The City of Fresno should focus on ways to eliminate trips in addition to enhancing capacity. Transportation alternatives the City should consider include standard highway solutions along with the following: 1. Park and,ride facilities on site or within the proximity of this project. ` 2. A study of the general accommodation and provision of mass transit in this area to provide insight on ways of increasing transit usage. 3. Exploring the potential of commuter shuttles. The shuttle could be financed through . an assessment district and provide a way for individuals to utilize a park-and-ride facility or commercial area parking lot and be shuttled to various commercial/office centers within the area.: Commuters who need to go further could use City of Fresno; ... ; . A. transit if the City planned for convenient connections. This may help to'reduce the Single Occupancy Vehicle(SOV) demand seeking to use the State Highway System: ; 4. Providing for continuity of non-motorized transportation. ' 5. Exploring the potential for employer-sponsored carpools/vanpools or monthly transit passes for employees as well as including as a condition of project approval a covered transit stop as mitigation for project-related impacts to the transportation/circulation system. 6. Exploring the potential for linking the purchase of a monthly transit pass with new residential development as partial mitigation for congestion and air quality impacts, and to ensure the long term viability of public transportation. Mar 27 06 09:23p FRAN DOOS 559-434-2507 p,2 FRAN D 0 0 S Broker Real Estate Development and Sales March 24,2006 City of Fresno RECENED Planning and Development Department �S Att: Sandra Brock MAA. 7 2600 Fresno Sweet DEVELOPMENT DEPARTMENT Fresno,CA 93721-3604 CITY OF FRESNO RE: TT5537 LOCATED IN THE WEST,AREA PLAN Dear Ms.Brock: Tentative Tract 5537 adheres to the goals, policies and programs adopted June 18,2002 by the City of Fresno and contained in the General.Plan Housing Element. The subdivision is approximately forty(40) lots and when constructed will provide affordable housing in the City of Fresno.The submitted subdivision pian enables the developer to maximize the number of lots which will reduce the off-site costs allocated to each lot .The end result is the Developer can offer more amenities at a lower price to the consumer. We believe Tentative Tract 5537 will be an affordable housing development targeting fust time borne buyers. The developer met with the West Area Advisory Committee and initiated the Committee's recommendations in the final, revised subdivision plan submitted to the City. The developer also provided the school district with a "trip trace"which indicated how many children will attend the nearby schools and the route children will routinely use to access such schools. Special attention was given to provide the development with additional landscape areas. The developer coordinated with police, fire and the Public Works Department in the development of Tentative Tract 5537. If you have any questions or comments,please do not hesitate to give me a call. Sirely, FRAN D S via: facsimile cc: John Hansen,PSC P.O. Box 26233• Fresno, C.4,93729-6233 • Phone or FAX (209) 434-207 FRESNO CITY PLANNING COMMISSION_ .RESOLUTION NO. 12443 The Fresno City Planning Commission, at a special meeting on March 29, 2006, adopted the following resolution relating to Rezone Application No. R-05-067. WHEREAS, Rezone Application No. R-05-067 has been filed with the City of Fresno by Hansen Edenbridge Fresno Venture on behalf of property.owners David P. &Frances A.Valenzuela,and Joseph & Delia Garcia, concurrently with applications for Vesting Tentative Tract Map No. T-5537/UGM and Conditional Use Permit No. C-05-195, to rezone unincorporated property located within the City of Fresno's adopted Sphere of Influence, as described below: REQUESTED ZONING: R-1/UGM (Single Family ResidentiaMUrban Growth Management Area) EXISTING ZONING: RR(Rural Residential, Fresno County zone district) . LOCATION: The site is located on the west side of North Polk Avenue between West Dakota and West Shields Avenues in the City of Fresno's West Area Community Plan Area ASSESSOR'S PARCEL NUMBERS: APN 311-240-55 LEGAL DESCRIPTION: From RR(Fresno CountvzoninQ)to R-1/UGM(Citvzoning): PARCEL 1: THAT PORTION OF THE WEST ONE-HALF OF THE SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 22, TOWNSHIP 13 SOUTH, RANGE 19 EAST, MOUNT DIABLO BASE AND MERIDIAN,ACCORDING TO THE OFFICIAL PLAT THEREOF, DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHEAST CORNER OF SAID WEST ONE-HALF; THENCE WEST ALONG SAID NORTH LINE OF SAID WEST ONE-HALF 660 FEET TO THE NORTHWEST CORNER OF SAID WEST ONE-HALF; THENCE SOUTH ALONG THE WEST LINE OF SAID WEST ONE-HALF 330 FEET; THENCE EAST PARALLEL WITH THE NORTH, LINE OF SAID WEST ONE-HALF TO THE EAST LINE OF SAID WEST ONE-HALF;THENCE NORTH ALONG THE EAST LINE OF SAID WEST ONE-HALF 330 FEET TO THE POINT OF BEGINNING. PARCEL 2: AN EASEMENT FOR INGRESS AND EGRESS OVER AND ACROSS THE FOLLOWING DESCRIBED PROPERTY: THE WEST 15 FEET OF THE WEST ONE-HALF OF THE SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 22, TOWNSHIP 13 SOUTH, RANGE 19 EAST, MOUNT DIABLO BASE AND MERIDIAN,ACCORDING TO THE OFFICIAL PLAT THEREOF. Planning Commission Resolution No. 12443 Rezone Application No. R-05-067 March 29, 2006 Page 2 EXCEPTING THEREFROM THE NORTH 330 FEET THEREOF. PARCEL 3: THE NORTH ONE-HALF OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF THE SOUTHWEST QUEARTER OF SECTION 22, TOWNSHIP 13 SOUTH, RANGE 19 EAST, MOUNT DIABLO BASE AND MERIDIAN, ACCORDING TO THE OFFICIAL PLAT THEREOF. EXCEPTING THEREFROM THE NORTH 100 FEET OF. THE EAST 145 FEET THEREOF. "EXCEPTING THEREFROM THE MOBILE HOME OR . MANUFACTURED HOUSING UNIT AND APPURTENANCES,IF ANY, LOCATED ON SAID LAND." APN: 311-240-55 WHEREAS, the above-named applicant is requesting a zoning change on the above property in order to allow for a proposed single family residential dwelling subdivision consistent with the 2025 Fresno General Plan and West Area Community Plan urban form and land use elements; and, WHEREAS, the West Area Citizens Advisory Committee considered Rezone Application No.-R-05-067 and the related applications for Vesting Tentative Tract Map No. 5537/UGM and Conditional Use Permit No. C-05-195 at its meeting of December 5,2005,with the result being a 3-3 tie vote, and thus, no recommendation;and, WHEREAS, the Planning and Development Department conducted Environmental Assessment No. R-05-067/T-5537/C-05-195 for the requested rezone and its associated Vesting Tentative Tract Map 5537/UGM and Conditional Use Permit No. C-05-195 applications,and published a proposed Finding of Conformity to the 2025 Fresno General Plan Master Environmental Impact Report (MEIR No. 10130)forthis Environmental Assessment,dated March 9,2006;with a list of mitigation measures applicable to development of this project; and WHEREAS, on March 29,2006,the Fresno City Planning Commission conducted a public hearing to review the proposed plan amendment and related rezone application, received a staff report and related information,environmental documents and solicited testimony regarding the requested plan amendment and its related rezone application; and, WHEREAS, during the March 29, 2006 hearing, no one appealed the proposed projects; and WHEREAS, representatives for the applicants testified that,with minor corrections of typographical errors, the applicants are in agreement with the information contained in the staff report and the project conditions, and that they do not object to the proposed conditions of approval for the tract map and conditional use permit;further,that they do not object to the proposed mitigation measures.. identified. in Environmental Assessment No. R-05-067/T-5537/C-05-195; and Planning Commission Resolution No. 12443 Rezone Application No. R-05-067 March 29, 2006 Page 3. WHEREAS, the Fresno City Planning Commission has reviewed Environmental Assessment No. R-05-067/T-5537/C-05-195 and is satisfied that the recommended mitigation measures will adequately reduce or alleviate potential adverse impacts either generated from the project, or impacting the project from off-site sources, in conjunction with Urban Growth Management and development impact fee programs which will apply to subsequent development of the subject property; and, WHEREAS, during the March 29, 2006 hearing, the Planning Commission reviewed the subject rezone application and the associated vesting tentative tract map and conditional use permit applications, and their proposed conditions of approval,in accordance with the policies of the 2025 Fresno General Plan and the West Area Community Plan and recommendations of the Planning and Development Department, and other City departments and public agencies. NOW,THEREFORE, BE IT RESOLVED that the Fresno City Planning Commission hereby finds and determines that there is no substantial evidence in the record.to indicate that Rezone Application No. R-05-067 may have a significant adverse effect on the environment, and concurs with the proposed Finding of Conformity, affirming this Finding for the tentative tract map and conditional use permit and recommending that the City Council approve the Finding of Conformity for Rezone No. R-05-067. BE IT FURTHER RESOLVED that the Fresno City Planning Commission hereby recommends to the City Council that the requested R-1/UGM, (Single Family Residential/Urban Growth Management)zone district designation be approved. The foregoing Resolution was adopted by the Fresno City Planning Commission upon a motion by Commissioner DiBuduo, seconded by Commissioner Holt VOTING: AYes - DiBuduo, Holt, Torossian, Cherry, Vang, Kissler Noes - None; Not Voting - None Absent - Vasquez ✓li'. DATED: March 29, 2006 NICK P OVINO;Secretary Fresno ity Planning Commission Resolution No. 12443 Rezone No. R-05-067 Filed by Hansen Edenbridge Fresno Venture . on behalf of property owners David P. & Frances A. Valenzuela, and Joseph & Delia Garcia APN 311-240-55 Action: Recommend Approval FRESNO CITY PLANNING COMMISSION RESOLUTION NO. 12444 The Fresno City Planning Commission at its special meeting on March 29, 2006, adopted.the following resolution pursuant to the Subdivision Map Act of the Government Code of the State of California and the Municipal Code of the City of Fresno. WHEREAS, Vesting Tentative Tract Map No. 5537/UGM was filed with the City of Fresno by subdivider Hansen Edenbridge Fresno Venture (represented by Provost & Pritchard, Inc.), on behalf of property owners David P. & Frances. A. Valenzuela and Joseph & Delia Garcia, to subdivide the subject property(approximately 9.48 acres of land in the unincorporated portion of the City of Fresno's West Area Community Plan Area, located on the west side of North Polk Avenue between of West Dakota and West Shields Avenues)into a 40-lot single family residential planned development with one outlot, and to install related service infrastructure; and WHEREAS the application for Vesting Tentative Tract Map No. 5537/UGM was filed conjunction with applications for Conditional Use Permit No. C-05-195 to modify R-1 development standards for some of the tract lots, and Rezone Application No. R-05-067 to assign R-1/UGM, Single Family ResidentiallUrban Growth Management Area zoning to the subject property; and, WHEREAS, the West Area Community Plan Advisory Committee reviewed this subdivision application and related Conditional Use Permit Application No. C-05-195 and Rezone Application No. R-05-067 on December 5, 2005, and the Committee vote of 3-3 on this project resulted in no recommendation; and, WHEREAS, the Planning and Development Department conducted Environmental Assessment No. R-05-067/T-5537/C-05-195 for the requested vesting tentative tract map rezone and its. associated rezoning and conditional use permit.applications, and published a proposed Finding of Conformity to the 2025 Fresno General Plan Master Environmental Impact Report (MEIR No. 10130)for this Environmental Assessment,dated March 9,2006;with a list of mitigation measures applicable to development of this project; and WHEREAS, the Planning and Development Department staff recommended approval of the proposed project subject to all conditions of approval contained in the Planning Commission staff report dated March 29, 2006; and, WHEREAS,the Fresno City Planning Commission conducted a noticed public hearing on March 29, 2006, to review the proposed subdivision, considered the staff report, and invited testimony with respect to the proposed subdivision; and WHEREAS, during the March 29, 2006 hearing, no one appealed the proposed projects; and WHEREAS, representatives for the applicants testified that,with minor corrections of typographical errors, the applicants are in agreement with the information contained in the staff report and the project conditions, and that they do not object to the proposed conditions of approval for the tract map and conditional use permit;further,that they do not object to the proposed mitigation measures identified in Environmental Assessment No. R-05-067/T-5537/C-05-195; and, Planning Commission.Resolution No. 12444 Vesting Tentative Tract Map No.T-5537/UGM March 29, 2006 Page 2 WHEREAS, the Fresno City Planning Commission has reviewed Environmental Assessment No. R-05-067/T-5537/C-05-195 and is satisfied that the recommended mitigation measures will adequately reduce or alleviate potential adverse impacts either generated from the project, or impacting the project from off-site sources, in conjunction with Urban Growth Management and development impact fee programs which will apply to subsequent development of the subject property; and, WHEREAS, during the March 29, 2006 hearing, the Planning Commission reviewed the subject vesting tentative tract map application and its associated conditional use permit and rezone applications in accordance with the policies of the 2025 Fresno General Plan, the West Area Community Plan, the Fresno Municipal Code, and recommendations of the Planning and Development Department and other City,departments and public agencies; and WHEREAS, during the March 29, 2006 hearing, the Planning Commission adopted a resolution recommending that the Fresno City Council approve Rezone Application No. R-05-067 to assign R-1/UGM, Single Family Residential/Urban Growth Management Area zoning to the subject property. NOW, THEREFORE, BE IT RESOLVED that the Fresno City Planning Commission hereby finds and determines that there is no substantial evidence in the record to indicate that Vesting Tentative Tract Map No. 5537/UGM may have a significant effect on the environment, as identified by the Finding of Conformity to the 2025 Fresno General Plan Master Environmental Impact Report(MEIR /No. 10130)dated March 9, 2006, prepared for Environmental Assessment No. R-05-067/T-5537/ t C-05-195. BE IT FURTHER RESOLVED that the Fresno City Planning Commission finds that approval of the tentative tract map pursuant to Section 12-403-B of the Fresno Municipal Code is consistent with the adopted 2025 Fresno General Plan and the West Area Community Plan and the findings required pursuant to Section 66410 et. seq. of the Government Code. BE IT FURTHER RESOLVED that the R-1/UGM zoning requested by Rezone Application No. R-05-067 is required to be approved by the Council of the City of Fresno, as recommended by the Planning Commission, and that the property shall be annexed to the City of Fresno and the R-1/UGM zoning shall be in effect prior to the issuance of permits for development of this tract, pursuant to the conditions of approval. BE IT FURTHER RESOLVED that Conditional Use Permit Application No. C-05-195 shall be approved, and its conditions of approval satisfied, prior to the issuance of permits for development .of this tract pursuant to the conditions of approval. BE IT FURTHER RESOLVED that the Fresno City Planning Commission hereby approves Vesting Tentative Tract Map No. 5537/UGM subject to the Planning and Development Department Conditions of Approval, dated March 29,2006;subject to correction of typographic errors in the staff report.and conditions of approval as addressed on the record at the March 29, 2006 Commission hearing; subject to approval of Conditional Use Permit No. C-05-195 to provide for this subdivision to be a planned development; and subject to City Council approval of the R-1/UGM (Single Family Residential/Urban Growth Management Area) requested for the subject property. Planning Commission Resolution No. 12444 Vesting.Tentative Tract Map No. T-5537/UGM March 29, 2006 Page 3 The foregoing Resolution was adopted by the Fresno City Planning Commission upon a motion by Commissioner DiBuduo, seconded by Commissioner Holt VOTING: Ayes - DiBuduo, Holt,Torossian, Cherry,Vang, Kissler Noes - None, Not Voting None Absent Vasquez WT DATED: March 29, 2006 NICK P.`, OVINO, Secretary Fresno C'y Planning Commission Resolution No. 12444 Vesting Tentative Tract Map No. T-5537/UGM Filed by Hansen Edenbridge Fresno Venture on behalf of property owners David P. & Frances A. Valenzuela, and Joseph & Delia Garcia APN 311-240-55 Action: Approve with conditions FRESNO CITY PLANNING COMMISSION RESOLUTION NO. 12445 The Fresno City Planning Commission at its special meeting on March 29, 2006, adopted the following resolution pursuant to the Municipal.Code of the City.of Fresno. WHEREAS, Conditional Use Permit Application No. C-05-195 was filed with the City of Fresno by subdivider Hansen Edenbridge Fresno Venture .(represented by Provost & Pritchard, Inc.), on behalf of property owners David P. & Frances A. Valenzuela and Joseph & Delia Garcia, in- conjunction with Vesting Tentative Tract Map Application No. T-5537/UGM and Rezone Application No. R-05-067, regarding approximately 9.48 acres of land in the unincorporated portion of the City of Fresno's West Area Community Plan Area, located on the west side of North Polk Avenue between of West Dakota and West Shields Avenues; and WHEREAS these applications seek to assign R-1/UGM, Single Family Residential/Urban Growth Management Area zoning to the subject property,to divide the subject property into a 40-lot single family residential planned development with one outlot for open space purposes, and to install related service infrastructure; and WHEREAS, Conditional Use Permit Application No. C-05-195 seeks to modify R-1 development standards for some of the lots proposed in Vesting Tentative Tract Map Application No. T-5537/UGM, and to establish this subdivision as a planned development; and, WHEREAS,the West Area Community Plan Advisory Committee reviewed Conditional Use Permit Application No. C-05-195 and the related applications for Vesting Tentative Tract Map No. T-5537and Rezone Application No. R-05-067 on December 5, 2005, and the Committee vote of 3-3 on this project resulted in no recommendation; and, WHEREAS, the Planning and Development Department conducted Environmental Assessment \ No. R-05-067/T-5537/C-05-195 for the requested conditional use permit and its associated vesting tentative tract map and rezone applications,and published a proposed Finding of Conformity to the 2025 Fresno General Plan Master Environmental Impact Report (MEIR No. 10130) for this Environmental Assessment, dated March 9, 2006; with a list of mitigation measures applicable to development of this project; and WHEREAS, the Planning and Development Department staff recommended approval of the proposed project subject to all conditions of approval contained in the Planning Commission staff report dated March 29, 2006; and, WHEREAS,the Fresno City Planning Commission conducted a noticed public hearing on March 29, 2006, to review the proposed subdivision, considered the staff report, and invited testimony with respect to the proposed rezone and subdivision; and WHEREAS, during the March 29, 2006 hearing, no one appealed the proposed projects; and WHEREAS, representatives for the applicants testified that,with minor corrections of typographical errors, the applicants are in agreement with the information contained in the staff report and the project conditions, and that they do not object to the proposed conditions of approval for the tract map and conditional use permit;further,that they do not object.to the proposed mitigation measures identified in Environmental Assessment No. R-05-067/T-5537/C-05-195; and Planning Commission Resolution No. 12445 Conditional Use Permit No. C-05-195 March 29, 2006 Page 2 WHEREAS, the Fresno City Planning Commission has reviewed Environmental Assessment No. R-05-067/T-5537/C-05-195 and is satisfied that the recommended mitigation measures will adequately reduce or alleviate potential adverse impacts either generated from the project, or impacting the project from off-site sources, in conjunction with Urban Growth Management and development impact fee programs which will apply to subsequent development of the subject property; and, WHEREAS, during the March 29, 2006 hearing,the Planning Commission reviewed Conditional Use Permit Application No. C-05-195,Vesting Tentative Tract Map Application No. T-5537/UGM, and Rezone Application No. R-05-067 in accordance with the policies of the 2025 Fresno General Plan, the West Area Community Plan,the Fresno Municipal Code, and recommendations of the Planning and Development Department and other City departments and public agencies; and WHEREAS, during the March 29, 2006 hearing, the Planning Commission adopted resolutions recommending that the Fresno City Council approve Rezone Application No. R-05-067 to assign R-1/UGM, Single Family Residential/Urban Growth Management Area zoning to the subject property and approving Vesting Tentative Tract Map T-5537/UGM,.subject to conditions of approval. NOW, THEREFORE, BE IT RESOLVED that the Fresno City Planning Commission hereby finds and determines that there is no substantial evidence in the record to indicate that Conditional Use Permit No. C-05-195 may have a significant effect on the environment, as identified by the Finding of Conformity to the 2025 Fresno General Plan Master Environmental Impact Report (MEIR .' No. 10130)dated March 9,2006, prepared for Environmental Assessment No. R-05-067/T-5537/ C-05-195. BE IT FURTHER RESOLVED that the Fresno City Planning Commission finds that approval of the - conditional use permit is consistent with the adopted 2025 Fresno General Plan and the West Area Community Plan and the findings required pursuant to Fresno Municipal Code Section 12-405-A-22. BE IT FURTHER RESOLVED that the R-1/UGM zoning requested by Rezone Application No. R-05-067 is required to be approved by the Council of the City of Fresno,as recommended by the Planning Commission, and that the property shall be annexed to the City of Fresno and the R-1/UGM zoning shall be in effect prior to the issuance of permits for development of this subdivision as a planned development, pursuant to the conditions of approval. BE IT FURTHER RESOLVED that a Final Tract Map for Vesting Tentative Tract Map No. T-5537/UGM shall be approved prior to the issuance of permits for development of this planned development. BE IT FURTHER RESOLVED that the Fresno City Planning Commission hereby approves Conditional Use Permit No. C-05-195 to establish Vesting Tentative Tract Map No. T-5537/UGM as a planned development subject to the Planning and Development Department Conditions of Approval, dated March 29, 2006; subject to correction of typographic errors in the staff report and conditions of approval as addressed on the record at the March 29, 2006 Commission hearing; subject to approval of Conditional Use Permit No. C-05-195 to provide for this subdivision to be a planned development; and subject to City Council approval of the R-1/UGM (Single Family Residential/Urban Growth Management Area) requested for the subject property. Planning Commission Resolution No. 12445 Conditional Use Permit No. C-05-195 March 29, 2006 { Page 3 The foregoing Resolution was adopted by the Fresno City Planning Commission upon a motion by Commissioner DiBuduo, seconded by Commissioner Holt VOTING: Ayes - DiBuduo, Holt, Torossian, Cherry, Vang, Kissler Noes None, Not Voting None bi Absent Vasquez DATED: March 29, 2006NICK P. VINO, Secretary Fresno Ck Planning Commission Resolution No. 12445 Conditional Use Permit No. C-05-195 Filed by Hansen Edenbridge Fresno Venture on behalf of property owners David P. & Frances A. Valenzuela, and Joseph & Delia Garcia APN 311-240-55 Action: Approve with conditions CITY OF FRESNO PLANNING AND DEVELOPMENT DEPARTMENT CONDITIONS OF APPROVAL VESTING TENTATIVE TRACT MAP NO. 5537/UGM AND CONDITIONAL USE PERMIT NO. C-05-195 Located on the west side of North Polk Avenue Between West Dakota and West Shields Avenues. MARCH 29, 2006 PROJECT DATA 1. Assessor's Parcel No. 311-240-18 (9.48 gross acres) 2. Current Address: 3201 North Polk Avenue 3. Plan Designation: Medium-low density residential (West Area Community Plan) 5. Existing Zoning: RR, Rural Residential (Fresno County zoning) 6. Proposed Zoning: R-1/UGM, Single Family Residential District, Urban Growth Management Area (per pending Rezone Application No. R-05-067) 7. Tract Map verified/ accepted for November 22, 2005 processing on:' 8. Application deemed complete with filing of March 9, 2006 (Finding of Conformity) environmental finding: 9. Project Description: Vesting Tentative Tract Map No. 5537/UGM and Conditional Use Permit No. C-05-195 relate to a planned unit subdivision -7 project consisting of 40 single-family residential lots with two , outlots and public streets. These projects were filed concurrently with Rezone Application No. R-05-067. NOTICE TO PROJECT APPLICANT 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 (most current edition in place at the time an application is made for Final Tract approval). The following specific conditions are applicable to this vesting tentative map. The Urban Growth Management (UGM) Service Delivery Plan requirements are included in the following conditions of approval and are designated by the caption "Urban Growth Management Requirements." TRACT MAP AND SPECIAL PERMIT CONDITIONS OF APPROVAL Vesting Tentative Tract Map 5537/UGM and Conditional Use Permit No. C-05-195 March 15, 2006 Page 2 This project may be subject to a variety of conditions of approval. These include conditions based on adopted City plans and policies, those incorporated from regulations of other public agencies (e.g.', special districts for flood control/drainage and air pollution control), and those determined through plan review and environmental assessment to be essential to mitigate adverse effects on the environment and to preserve the health, safety and welfare of the community. Some of the recommended conditions for development that are not mandated as essential to health, safety and welfare, but would on the whole enhance the project and its relationship to the neighborhood and environment. Any such discretionary conditions of approval are listed in the last section of this list of Special Permit Conditions under the heading "Part F— Miscellaneous, and may be appealed. All discretionary conditions of approval will, ultimately be deemed mandatory when the Fresno City Council makes a determination on this Conditional Use Permit Application. Appeals of these conditions must be lodged prior to, or at, the Planning Commission and City Council hearings on this project. All code requirements are mandatory. Fresno Municipal Code (FMC) requirements may only be modified by approval of . a variance application, provided the findings pursuant to FMC Section 12-405-A can be made and the Variance is approved by the City of Fresno. Approval of this special permit shall be considered null and void in the event of failure by the applicant and/or the authorized representative, architect, engineer or designer to disclose and delineate all facts and information relating to the subject property and the proposed development on the final corrected exhibits, including but not limited to the following: 1. All existing and proposed improvements including but not limited to building envelopes for homes and related structures, signs and their .uses, trees, walls, driveways, pedestrian facilities, and open land use areas on the subject property and all of the preceding which are located on adjoining property and may encroach on the subject property; 2. All public and private easements, rights-of-way and any actual or potential prescriptive easements or uses upon, and abutting, the subject property 3. Existing and proposed grade differentials between the subject property and adjoining property. Questions relative to dedications, street improvements, off-street parking geometrics, utility connection charges and Urban Growth Management fees may be directed to the Planning and Development Department-Building & Safety Division (Land Division & Engineering Section, ph. 559-621-8077). Transfer all red line notes, etc., shown on all original CUP exhibits to the final corrected exhibits. CORRECTIONS SHALL INCLUDE ALL THOSE LISTED IN THIS DOCUMENT AND THOSE LISTED IN THE CORRECTION LIST PROVIDED BY THE CONSTRUCTION AND GRADING PLAN CHECK PROCESSES. TRACT MAP AND SPECIAL PERMIT CONDITIONS OF APPROVAL Vesting Tentative Tract Map 5537/UGM and Conditional Use Permit No. C-05-195 March 15, 2006 Page 3 To complete the backcheck process for building permit relative to planning and zoning issues, submit eight copies of the final corrected site plan, together with six copies of the final corrected elevations, six copies of landscape and irrigation plans, and any required covenants, easements, and/or studies or analyses to the Planning and Development Department for final review and approval at least ten days before applying for final tract map approval. Please call 559-621-8041 for an appointment with Sandra Brock for final Planning Division sign- off for grading and/or building permits requested pursuant to this conditional use permit and tract map following preparation of final corrected CUP exhibits. The following requirements are based on City records and the accuracy of the existing and proposed on-site and off-site conditions depicted on the exhibits submitted. Requirements not addressed due to omission or misrepresentation of information, for which this review process is dependent, will be imposed whenever such conditions are disclosed. Approval of this special permit, and approval of the related final tract map, may become null and void in the event that development is not completed in accordance with the Zoning Ordinance, City of Fresno Public Works Standards and Specifications, and all the conditions and requirements imposed upon this project including such conditions as shall exist through a Final Tract Map Subdivision Agreement. The Planning and Development Department shall not assume responsibility for any deletions or omissions resulting from the special permit review process or for additions or alterations to construction plan not specifically submitted and reviewed and approved pursuant to this special permit or subsequent amendments or revisions. 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. 5537/UGM and Conditional Use Permit (CUP) No. C-05-195 the subdivider may prepare a Final Map and final corrected CUP exhibits in accordance with the approved tentative map (Exhibit A, dated March 17, 2006, a revised exhibit), the redlined Conditional Use Permit (Exhibit CUP-A, dated March 22 ,2006) and these conditions of approval. a. Outlot A is to be improved for landscaped open space and pedestrian use; and a second outlot (to be named Outlot B on corrected exhibits) consisting of a strip of landscaping south of the right-of-way of the tract's entry street where it intersects North Polk Avenue. b. The tract map exhibit and related CUP site plan are subject to street name corrections as provided in the attached Street Name Review chart, dated December 1, 2005, and as may subsequently be directed by Planning and Development Department Project Engineering staff. TRACT MAP AND SPECIAL PERMIT CONDITIONS OF APPROVAL Vesting Tentative Tract Map 5537/UGM and Conditional Use Permit No. C-05-195' March 15, 2006 Page 4 2. Vesting Tentative Tract Map No. 5537/UGM and Conditional Use Permit No. C-05-195 are subject to Fresno City Council approval of Rezone Application No. R-05-067 and implementation of the R-1/UGM zone district on the subject property. Issuance .of construction permits for this project also requires approval of a Final Tract Map and final corrected exhibits for Conditional Use Permit No. C-05-195. 3. Development and use of this property is subject to compliance with the mitigation measures specified in City of Fresno Environmental Assessment (EA) No. R-05-067/T-5537/C-05-195. 4. Vesting Tentative Tract Map No. 5537/UGM, Conditional Use Permit No. C-05-195, and Rezone Application No. R-05-067 are approved subject to Fresno County Local Agency Formation Commission (LAFCO) approval of annexation of the subject property to the City of Fresno, and its detachment from the North Central Fire Protection District and the Kings River Conservation District. The subdivider/developer must satisfy all applicable conditions of the annexation, including paying all required fees (including Fire District .transition fees) and demonstrating compliance with policies of the Fresno County Local Agency Formation Commission and the City of Fresno. 5. Each lot shown on Vesting Tentative Map No. 5537/UGM, Exhibit A, shall be in accordance with the R-1 zone district, Property Development Standards, pursuant to Fresno Municipal Code:(FMC) Section 12-2.11.5, except as modified by Conditional Use Permit No. C-05-195 (refer to Exhibit CUP-A, dated .March 22, 2006). This CUP provides for lot depth to be reduced from 100 feet to as little as 95 feet for Lots 1 through 7, Lots 25 through 29, and Lots 33 and 35. 6. Approval of a Final Tract Map for Vesting Tentative Tract Map No. 5537/UGM is contingent upon Planning and Development Department approval of final corrected exhibits for CUP No. C-05-195 (site plan,.landscape plans, and home floor plans and elevations). 7. Comply with the conditions, policies and standards set forth .in the City of Fresno, Municipal Code, Article 10, Chapter 12, "Subdivision of Real Property"; Resolution No. 68-187," City Policy with Respect to Subdivisions"; and City of Fresno Standard Specifications (most current edition in place at the time an application is made for Final Tract approval). When preparing corrected exhibits and other required documents, refer to the attached General Conditions of Project Approval, dated November 24, 2004 ,(attached). 8. 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 by the City of Fresno is required prior to Final Map approval. Grading plans shall also be submittedto the Fresno County Department of Public Works and Planning for review (refer to paragraph 6 of the letter from Fresno County Public Works and Planning, dated December 29, 2005; copy attached TRACT MAP AND SPECIAL PERMIT CONDITIONS OF APPROVAL Vesting Tentative Tract Map 5537/UGM and Conditional Use Permit No. C-05-195 March 15, 2006 Page 5 hereto and incorporated herein by reference excepting requirements set forth in Paragraphs 2, 4, and 5 of the letter relating to items which are not within the adopted City of Fresno ordinances or Public Works Standards, and for which no over-riding need Or health & safety nexus could be found through project analysis). 9. Major street right of way shall be shall be shown on the Final Map and shall be dedicated to the City of Fresno. 10. Local street easements, pedestrian and landscape easements along streets, public utilities, and landscape easements, as necessary, shall be shown on the Final Map and final corrected CUP No. C-05-195 site plan and landscape plans, and shall be dedicated to the City of Fresno. 11. . Relinquish direct vehicular and pedestrian access rights to North Polk Avenue for all lots within this subdivision, and relinquish vehicular access rights to North Polk Avenue for Outlot A. Relinquish direct vehicular access to West Fountain Avenue (to be renamed West Cortland Avenue) for the southerly side of Lot 39. These waivers of access shall be depicted on the Final Tract . Map and on final corrected exhibits for CUP No. C-05-195. 12. Maintain sufficient clear area, free of trees, masonry walls, and other structures, on the northwesterly portion of Outlot A such that a future driveway connection may be provided for abutting Assessor's Parcel No. .311-240-18 to this tract's interior local street. This would allow the.abutting parcel to eventually be re-developed in accordance with City policies that prohibit direct single-family residential access to major streets and require "back-up" masonry wall and landscape treatment. 13. If the local street landscape and pedestrian easements, and landscaping and pedestrian facilities on Outlots A and B, are to be maintained by the City's Community Facilities . District, the outlots, landscape easements, and pedestrian easements shall be deeded to the City of Fresno. (In the alternative, if these landscaped easements and outlots are to be maintained through a homeowner's association, they shall be deeded to the association or retained in fee title ownership by the subdivider.) Refer to Conditions Nos. 88 through 94 below, regarding maintenance requirements for this project. 14. 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, storm drainage, walls, and landscaping, including other technical reports and engineered plans as necessary to construct the required public improvements and work and applicable processing fees. Fresno County Department of Public Works and Planning Review is also necessary for any street improvements affecting unincorporated areas (refer to paragraph 7 of the letter from Fresno County Public Works and Planning, dated December 29, 2005. Engineered construction plans shall be approved by the City prior to the approval of the Final Map. If, at the time of Final Map approval, such plans have not been approved by the City, the subdivider shall TRACT MAP AND SPECIAL PERMIT CONDITIONS OF APPROVAL Vesting Tentative Tract Map 5537/UGM and Conditional Use Permit No.C-05-195 March 15, 2006 Page 6 provide performance security in an amount established by the City to guarantee completion of plans. 15. The subdivider shall dedicate a ten-foot (10') public utility easement Contiguous to all streets within, and abutting, any portion of this tract. The subdivider is responsible to contact the appropriate utility companies for information (refer to the letter from Pacific Gas and Electric Company, dated December 8, 2005, attached hereto and incorporated . herein by reference). , Where locating this public utility easement, and concomitant underground of utilities, along a local interior tract street would interfere with planting of trees and other landscaping for the enhanced pedestrian walkways, alternative easement configurations shall be explored with the utility so that the desirable shaded walkway may be developed in the ten-foot landscape and pedestrian easements. 16. Public utility easements shall be shown on the CUP site plan and on the Final Map, and shall be 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. 17. 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. 18. 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. 19: 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. 20. Proposed easements (including those which may be required beyond the limits of this subdivision), any proposed Declaration of Covenants, Conditions, and Restrictions (CC&Rs), and any proposed instruments for an owner's association, are to be submitted by the subdivider to the Planning and Development Department for review prior to Final Tract Map approval (Ref.: Fresno Municipal Code Section 12-1026 and other provisions. as stated in the Development Department Guidelines for preparation of CC&Rs dated January 11, 1985). Said documents are to be recorded with the Final Tract Map(s); TRACT MAP AND SPECIAL PERMIT CONDITIONS OF APPROVAL Vesting Tentative Tract Map 5537/UGM and Conditional Use Permit No. C-05-195 March 15, 2006 Page 7 alternatively, recorded documents or documents for recording shall be submitted by the subdivider to the Planning and Development Department prior to final acceptance of subdivision improvements. Said documents shall include assignment of responsibility to the owner's association for Outlots A and B and for street, pedestrian easement and landscaping easement maintenance, in the absence of this tract's annexation to a City Community Facilities District(refer to Conditions Nos. 88 through 94, below). INFORMATION 21. The Design Guidelines adopted for the 2025.Fresno General Plan are applicable to the construction of improvements for this tract. West Area Community Plan policies for minimum 60 ft. single-family residential lot widths, .minimum 6,000 sq. ft. single family residential lot sizes in areas planned for medium-low density residential use, for major street landscaping and interface development standards for lots abutting rural residential parcels between 0.5 and 2.0 acres in size are applicable to development of this project. 22. Fresno County is requesting that the annexation of the subject property to the City of Fresno include the full right-of-way of the major street abutting the subdivision, in order to avoid creating streets half under the jurisdiction of the County and half under the jurisdiction of the City (refer to paragraph 1 of the letter from Fresno County Public Works and Planning, dated December 29, 2005). .23. Pursuant to Section 66456.1 of the Subdivision Map Act, which states "The right of the subdivider to file multiple Final Maps shall not limit the authority of the local agency to impose reasonable conditions relating to the filing of multiple Final Maps," any multiple final maps filed by the subdivider on this tract shall fully and independently conform to all provisions of Fresno Municipal Code Chapter 12, Article 10, Subdivision of Real Property. 24. 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. TRACT MAP AND SPECIAL PERMIT CONDITIONS OF APPROVAL Vesting Tentative Tract Map 5537/UGM and Conditional Use Permit No. C-05-195 March 15, 2006 Page 8 The application for apportionment 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. Also refer to the December 29, 2005 memorandum of requirements from the City of Fresno Public Works Department. 25. All off-site overhead utilities within the limits of this map shall be undergrounded in accordance with Fresno Municipal Code Sections 8-801, 12-1011, and Fresno City Council Resolutions Nos. 78-522 and. 88-229. If any above-ground equipment (such as a utility cabinet) is to be installed on utility easements, it.shall be depicted on the final corrected site plan and landscape exhibits for CUP No. C-05-195 and it shall be screened from public view by the proposed landscaping and it shall not encroach into required corner cutoff areas so as to impair visibility. 26. Prior to the issuance of building permits for the subdivision, school construction fees shall be paid to the Central Unified School. District. Please refer to the letter from the District, dated January 10, 2006, for information relating to developer fees, school attendance areas, requirements relating to internal sidewalks, and student generation, attendance areas, and transportation. A copy of this letter is attached hereto and incorporated by reference (excepting Paragraph 3, which cannot be implemented due to the limited amount of tract frontage on North Polk Avenue). 27. The developer shall contact the United States Postal Service, Fresno Office, for the location and type of mailboxes to be installed in this subdivision. 28. The developer/owner shall obtain any and all permits required for the removal or demolition of existing buildings/structures, water wells, and septic disposal facilities located within subdivision boundaries. The developer/owner shall also obtain any and all permits required for the proper abandonment/closure of any existing water well, septic tank/leach field or cesspool, and irrigation pipeline on the subject property. All such permits shall be obtained prior to commencement of tract grading work, in accordance with Chapter 13 of the Fresno Municipal Code, the requirements of the San Joaquin Valley Unified Air Pollution Control District, Fresno County Environmental Health, and the City of Fresno Department of Public Utilities Water Division. 29. Stormwater pollution prevention regulations must be complied with during project grading and construction and shall be complied with by development on lots in this tract as may be required by National Pollutant Discharge Elimination System regulations jointly administered by the California Environmental Protection Agency/Water Quality . Control Board, Fresno Metropolitan Flood Control District, and the City of Fresno pursuant to area-wide stormwater discharge permits and inter-agency agreements. 30. The City of Fresno's Historic Preservation Project Manager has reviewed the subject property and has determined that no existing structures on the site are eligible for inclusion on the historic register. TRACT MAP AND SPECIAL PERMIT CONDITIONS OF APPROVAL Vesting Tentative Tract Map 5537/UGM and Conditional Use Permit No. C-05-195 March 15, 2006 Page 9 However, If archaeological and/or animal fossil material is encountered during project surveying, grading, excavating, or construction,work shall stop immediately. If there are suspected human remains, the Fresno County Coroner shall be immediately contacted (business hours: 559-268-0109; after hours the contact phone number is 559-488-3111 for the Fresno County Sheriff's Department). If remains or other archaeological material is possibly, Native American in origin, the Native American Heritage Commission (phone number 916-653-4082) shall be immediately contacted, and the California Archaeological Inventory/Southern San Joaquin Valley Information Center (phone number 805-644-2289) shall be contacted to obtain a referral list of recognized archaeologists. An archaeological assessment shall be conducted for the project, the site shall be formally.recorded, and recommendations made to the City as to _ any further site investigation.or site avoidance/preservation measures. If animal fossils are uncovered, the Museum of Paleontology at U.C. Berkeley shall be contacted to obtain a referral list of recognized paleontologists. An assessment shall be conducted by a paleontologist; if the paleontologist determines the material to be significant,' a recommendation shall be made to the City as to any further site investigation or preservation measures. 31. The subdivider shall comply with San Joaquin Valley Air Quality Pollution Control District (SJVUAPCD) Rules, including Regulation VIII of the for the control of particulate matter and fugitive dust during construction of this project, including the preparation of a Dust Control Plan for tract grading. The subdivider and successors in interest shall also conform to the SJVUAPCD Indirect Source Review Rule as it applies to this project. Refer to the attached letter from the SJVUAPCD, dated November 30, 2005. 32. Solid .waste disposal for the subdivision may be provided by the City of Fresno Department of Public Utilities Solid Waste Division. The location and type of solid waste containers for serving parcels in this tract shall be subject to approval of the Solid Waste Manager. Curbside parking prohibitions are ordinarily enforced through covenants. Refer to the attached Solid Waste Division memorandum, dated December 21, 2005. 33. Fresno Irrigation District (FID) has no facilities located upon, nor affected by, this proposed project (refer to the attached letter from FID, dated December 20 2005). LANDSCAPING 34. Detailed landscape plans shall be prepared for CUP No. C-05-195 by a landscape professional and shall be submitted to the Planning and Development Department and to the Department of Public Works for review and approval prior to approval of the Final Map for Tract 5337/UGM. 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. The landscape plans must be consistent with the grading plan for this property. A standard landscape plan schematic for residential lots shall be included in the final corrected landscape exhibits. Landscape plans shall provide information on any proposed fences/walls and any on-site decorative TRACT MAP AND SPECIAL PERMIT CONDITIONS OF APPROVAL Vesting Tentative Tract Map 5537/UGM and Conditional Use Permit No. C-05-195 March 15, 2006 Page 10 fixtures such as boulders, sculptures, statuary, arbors,, pergolas, gazebos, shade structures, fountains, ponds/pools, etc. Trees in the landscape strips that are being planted within four feet of sidewalks shall be furnished with root barriers to protect the concrete from damage and root barriers shall be depicted in the landscape exhibits. 35. The subdivider shall provide a twenty-foot (20') deep landscape easement, landscaping, and irrigation system for the landscaping, along the east sides (rear yards) of lots which . abut North Polk Avenue, pursuant to West Area. Community Plan Policy No. W-3-b. Landscaping is required to be installed in the corner cutoff area outside the masonry wall on the southeast corner of Lot 39. This landscaping shall be.installed concurrently with street improvements. 36. For street tree and landscape easement requirements, refer to the December 23, 2005 memorandum from Ann Lillie, .Senior Engineering Technician, City of Fresno Public Works Department (copy attached hereto and incorporated herein by reference). The paragraph relating to "BIKE PATH' is applicable to this project for any enhanced pedestrian facilities along the tract's east-west local street and through Outlot A; however, no Multipurpose Trail bike path is required with this project). 37. The subdivider shall install landscaping as needed in the median island of North Polk Avenue within the limits of this subdivision and northward to the southerly limit of median island landscaping installed for Tract 5316/UGM. Contact Ann Lillie of the Public Works Department for median island landscaping and irrigation requirements. 38. Street tree plan review fees, median island landscape fees, and street tree planting inspection fees as required by the Department of Public Works shall be paid prior to. approval of the Final Tract Map: 39. The developer shall dedicate Outlot A and "Outlot B" (the strip of land not included in local street right-of-way along the south tract boundary at the entry street) to the City of Fresno for the purpose of open space. The subdivider shall landscape Outlot A commensurate with this outlot's intended use for open space and pedestrian trail use, and a landscape buffer shall be installed along the northerly side of Outlot A. Outlot A shall incorporate a twenty-three foot (23') wide pedestrian easement as described in the attached exhibit entitled "23' PED EASEMENT". Outlot B shall be landscaped to provide an aesthetic buffer along the south side of the tract's entry street. Both Outlots shall be provided by the subdivider with landscape irrigation systems. 40. The subdivider shall dedicate ten-foot landscape easements, incorporating pedestrian easements as necessary to accommodate enhanced walkway design, along Lots 8, 9, 10, 11, 16, 17, 29, 30, 31, 35, 36, and 39 as detailed on Vesting Tentative Tract Map No. 5537/UGM, Exhibit A, dated March 17, 2006 and Conditional Use Permit No. C-05-195 Exhibit CUP-A, dated March 22, 2006. 41. West Area Community Plan policies require front yard landscaping to be installed by the developer on single-family residential lots. At least two trees are required to be planted in the front yard of. each residential lot, one of which maybe the required street tree. TRACT MAP AND SPECIAL PERMIT CONDITIONS OF APPROVAL Vesting Tentative Tract Map 5537/UGM and Conditional Use Permit No. C-05-195 March 15, 2006 Page 11 , Wherever consistent with Public Works Department Street Tree policies, trees shall be planted in designated landscape easements and in other landscaped areas along street frontages of the site in order to optimize shade for enhancing public rights-of-way such as pedestrian easements, sidewalks; and streets. Except for landscaping that may be maintained by a City Community Facilities District or homeowners association, property owners are responsible for the maintenance of landscaping on their yards and park strips. 42. No structures may be installed or maintained within the above-noted required landscaped setback areas on this tract, except those specified in project conditions and approved through final corrected exhibits (include this note on the final corrected site plan for CUP No.0-05-195). EXCEPTIONS: (1) required fences and walls (2) backflow prevention device(s) required by the City's Department of Public Utilities Water Division may be located within the required landscape setback, provided it shall be screened by landscaping or such other means as may be feasible and as approved through review of final corrected CUP exhibits; (3) landscape irrigation equipment and decorative landscape features; mailboxes; and required street furniture such as light poles and traffic control signage as may be.approved through review of final corrected CUP exhibits; and (4) street furniture and recreational equipment used for enhance outlot use for open space or pedestrian amenities (e.g., benches and playground equipment) as may be approved through review of final corrected CUP exhibits. (5) other exposed utility boxes, transformers, meters, etc., may be located at the back of required landscape setbacks, screened by vegetation, subject to review and approval of detailed special permit exhibits depicting these utility-related features. Public utility equipment shall be located within utility easements which shall be depicted on the final corrected site plan. All utility equipment and appurtenances associated with the site, above- and below-ground, shall be shown on the final,corrected CUP exhibits. 43. Landscaping is required to conform to City of Fresno water-efficient landscape standards (contact Bobbi Jensen-McKee at the Department of Public Utilities Water Division, 559-621-5309 for consultation prior to preparing final landscape plans). Landscaping along masonry walls required for this tract shall meet City of Fresno Anti-Graffiti Landscaping standards, available from the Planning and Development Department. 44. Landscaping must be in place before issuance of certificates of occupancy will be issued for homes (include this note on the final corrected site plan and on the landscape plan.) TRACT MAP AND SPECIAL PERMIT CONDITIONS OF APPROVAL Vesting Tentative Tract Map 5537/UGM and Conditional Use Permit No. C-05-195 March 15, 2006 Page 12 The use of utilities for temporary occupancy may be allowed by the Building Official pursuant to FMC Section.13-100.110.1.2 et seg. 45. Landscaping and trees in this project shall be maintained in good health and landscape irrigation systems shall be promptly repaired. Refer to Conditions No. 87 through 92, below, regarding maintenance of required common area landscaping in landscape easements and outlots and the irrigation systems for that landscaping. Trees may not be trimmed or pruned to reduce the natural height or overall crown of the tree, except as necessary for the health of the tree and public safety; or as may otherwise be approved by the Planning and Development Department (include this note is.on the final corrected site plan and on the landscape plan.) WALLS AND FENCING 46. A solid masonry wall at least six feet (6).tall, with aesthetic finish on both sides, shall be constructed at the rear of the required landscape easement across the rear yards of Lots 40 and 41 and Outlot A, all of which back onto North Polk Avenue. The wall shall be designed on Outlot A to afford direct pedestrian access to North Polk Avenue while minimizing traffic noise impacts to the interior portion of the outlot and preventing any vehicular access from North Polk Avenue to Outlot A. This wall shall be extended to appoint seventy feet (70') west of the North Polk Avenue right-of-way along the southerly boundary of Lot 39. 47. A solid masonry wall at least 6' tall with aesthetic finish on both sides shall also be installed along the easterly boundary of Lot 1 and for along the easterly one hundred feet (100') of the northerly boundary of Outlot A. 48. Final tract map exhibits, final corrected site plan exhibits for CUP No. C-05-195, and CUP elevations shall depict wall locations and appearances. Engineered plans for walls required under Conditions Nos. 46 and 47 above, shall be submitted to the City of Fresno Department of Public Works and Planning and Development Department for review and approval. 49. incorporate corner cut-off provisions for safe visibility at the intersections of the local tract street and North Polk. Tract lots proposing walls and fencing shall also provide corner cut-off areas at the intersections of local interior streets. The wall required on Outlot A shall also incorporate a corner cutoff or other design to provide for safe visibility of the existing driveway on abutting APN 311-240 18. In accordance with FMC Section 12-306-H-3.d.,' corner cut-offs are established to provide an unobstructed view for vehicular and pedestrian traffic approaching an intersection. They are a triangular area formed by the property lines and a diagonal line adjoining points on the.property lines, measured a specific distance from the point of their intersection. At the intersections of streets, this distance is 30 feet. Walls shall be..maintained by a City Community Facilities District or homeowners association (refer to Conditions Nos. 88 through 93, below) TRACT MAP AND SPECIAL PERMIT CONDITIONS OF APPROVAL Vesting Tentative Tract Map 5537/UGM and Conditional Use Permit No. C-05-195 March 15, 2006 Page 13 BUILDING SETBACKS 50. Building setbacks shall be in accordance with the R-1 (Single Family Residential) zone district, per Fresno Municipal Code (FMC) Section ' 12-211.5-E, as modified by Conditional Use Permit No. C-05-195. Front yard setbacks shall be varied to the extent possible within building envelopes provided by this special permit. To accommodate reduced lot depths and to facilitate variegated front yard setbacks in this subdivision, . front yard setbacks for Lots 1 through 7,. Lots 25 through 29, and Lot 33 may be reduced on final corrected exhibits for the CUP to fifteen feet (depict any reduced setbacks on final corrected CUP site plan and landscape exhibits). 51. There shall be side yard at least six feet in width on the garage side of all residential lots in the tract. Alternatively, the garage side yard may be less than six feet in width, provided the side yard gate has a clear opening at least four feet in width. Installation of paving on this extent of side yards will require special drainage provisions such as a drainpipe from the rear yard to the front of the paved side yard area. These paving and ' d ra inage.features shall be detailed on tract grading plans. 52. Ten-foot (10') building setbacks are required on the westerly side of Lot 10 and on the easterly sides of Lots 17, 30, and 35 ("Key Lots"), in accordance with Fresno Municipal Code Section 12-1011. 53. Fifteen-foot(16) building setbacks are required on the southerly sides of Lots 11 and 16 and on the northerly sides of Lots 31, 35, and 36, in accordance with reverse corner lot requirements and design features for Conditional Use Permit No. C-05-195. PARK SERVICE 54. This subdivision map was accepted for processing on November-22, 2005; therefore, City-wide Park Facility fees and Quimby Act open space fees will apply to this project (Urban Growth Management Area Park fees have been superseded by these City-wide fees). Refer to Condition No. 95, below, for the amounts of these fees. FIRE SERVICE 55. The proposed tract is located within two (2) miles running distance to temporary and permanent City Fire Station No. 16. The attached Fresno Fire Department Memorandum, dated November 29, 2005, outlines the fire protection requirements for this subdivision and is incorporated herein by reference. 56. Access is not acceptable as shown for this project, until at 'least one local street connection (that, in turn, connects to a major street) is constructed on North Carnegie Avenue (to be renamed North Ivanhoe Avenue) . There shall be at least two points of access to any phase of the subdivision during construction. Final tract map plans and final corrected exhibits for CUP No. C-05-195 shall be submitted to the Fire Prevention Bureau for review. TRACT MAP AND SPECIAL PERMIT CONDITIONS OF APPROVAL Vesting Tentative Tract Map 5537/UGM and Conditional Use Permit No. C-05-195 March 15, 2006 Page 14 57. This subdivision map was accepted for processing on November 22, 2005; therefore, the .City-wide Fire Facility fee will apply to this project (Urban Growth Management Area Fire Station fees have been superseded by these City-wide fees). Refer to Condition No. 95, below, for the amount of this fee. 58. Fire sprinklered houses would require a minimum one and one-half (1 '/2') inch water service for fire sprinkler/domestic supply (this is not.a requirement, but an option). If the only sprinkler is in the kitchen and is connected to the domestic water supply, the standard one-inch (1") domestic supply would suffice. STREETS AND RIGHTS-OF-WAY 59. The subdivider/developer shall comply with the requirements outlined in the Public Works Department Engineering Division Traffic Engineering Section memorandum to the Planning and Development Department dated December 27, 2005 (attached hereto and incorporated herein by reference), including preparation of a Geometric Approval Drawing as described in the attachment to this memorandum. Also refer to the attached Street Name.Correction Table, dated December 1, 2005. 60: Access to major and local streets shall be relinquished as described above in Condition No. 11,.above. 61. All of the .required street improvements shall be constructed and/or installed in accordance with the City of Fresno Standard Specifications (most current edition in - place at the time an application is made for Final Tract approval). The first order of work shall include a minimum of two points of access to the major streets for any phase of this development. Refer to above Conditions Nos. 7, 10, and 14 through 18 for related requirements. 62. The subdivider shallfurnishto 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. 63. As noted previously, sidewalks are required on both sides of local streets to facilitate safe pedestrian access for schoolchildren. Where enhanced ten-foot landscape setbacks are provided along the interior local streets, pedestrian access easements may .also be provided to allow for meandering sidewalks or other enhancements. Submit details of these walkways on the final tract map and final corrected exhibits for CUP No. C-05-195, including cross-sections, for review by the Public Works Department and the Planning and Development Department. 64. 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 and pedestrian pathways at all corners within the limits of the tract (identify corner cut dedications on all interior streets), and shall be depicted on final tract map exhibits and final site plans for . TRACT MAP AND SPECIAL PERMIT CONDITIONS OF APPROVAL Vesting Tentative Tract Map 5537/UGM and Conditional Use Permit No. C-05-195 March 15, 2006 Page 15 CUP No. C-05-195. Where street furniture is located within the sidewalk area (fire hydrants, streetlights, etc.), a minimum of 48 inches of unobstructed path shall be maintained to satisfy the American Disabilities Act requirements. If necessary, dedicate a pedestrian. easement to accommodate for the four-foot (4') minimum unobstructed path requirement. 65. Any temporary dead-end streets created during construction of this subdivision shall be- properly barricaded in accordance with City standards within seven (7) days from the time the streets are surfaced or as directed by the Engineer. Temporary dead end street shall conform to Department of Public Utilities Solid Waste Division requirements (contact Donna Leslie of the Department of Public Utilities Solid Waste Division, ph. 559-621-8165, for more information). 66. All required signing and striping shall be done and paid for by the developer/owner. The signing and striping plans shall be done per the current Caltrans standards and shall be submitted along with the street construction plans for this tentative map to the Public Works Department. 67. Parking shall be prohibited along the entire frontage of Outlot A. The subdivider shall install signage and any curb painting required by the Public Works Department. 68. Refer to Conditions Nos. 88 through 94, below, regarding maintenance requirements for street- and pedestrian-related facilities. MAJOR STREET REQUIREMENTS: NORTH POLK AVENUE 69. Refer to frontage construction requirements for North Polk Avenue. as set forth on pages 1 and 2 of, and in attachments to, of the previously-referenced City of Fresno Public Works Department memorandum dated December 27, 2005. ` Construct the underground lighting system to Public Works Standard E-7 for Arterial Streets. Sidewalk on North Polk Avenue shall be at least six feet (6) in width, and any pedestrian easements required for sidewalks shall be depicted on final tract map exhibits and on the final corrected site plan and landscape plans for CUP No. C-05-195. 70. The intersection of North Polk and West Fountain Avenue(to be renamed West Cortland Avenue) shall be limited to right-in and right-out turns. LOCAL(INTERIOR)STREET REQUIREMENTS 71. Refer to construction requirements for tract local interior streets as set forth on pages 1 and 2 of the previously-referenced City of Fresno Public Works Department memorandum dated December 27, 2005. 72. Incorporate pedestrian easements as necessary to implement walkability features along the tract's interior streets (pedestrian easements may coincide with the 10' landscape easements identified in tract map Exhibit A, dated march 17, 2006 and in CUP Exhibit CUP-A, dated March 22, 2006. Identify all pedestrian easements along local TRACT MAP AND SPECIAL PERMIT CONDITIONS OF APPROVAL Vesting Tentative Tract Map 5537/UGM and Conditional Use Permit No. C-05-195 March 15, 2006 Page 16 streets on final tract map exhibits and on the final corrected site plan and landscape plans for CUP No. C-05-195. 73. Construct an underground street Lighting system to Public Works Standards within the limits of this tract. URBAN GROWTH MANAGEMENT(UGM) REQUIREMENTS' 74. To provide for health and safety by removing obstructions to.major street traffic flow, North Polk Avenue frontage improvements shall be extended across APN 311-240-18 north of this subdivision (and south of adjacent Tract 5316). A "hammerhead" or circular driveway shall be constructed for APN 311-240-18 to prevent backing onto a major street. If possible without resorting to eminent domain proceedings, install permanent sidewalk 6' wide in the right-of-way;'otherwise, install the asphalt path indicated in the Exhibit C attachment to the December 27, 2005 Public Works Department memorandum. 75. This project is in UGM Major Street Zone E-4 and Major Street Bridge Area Charge Service Area E-4, and it is responsible for applicable UGM fees. UGM construction requirements for North Polk Avenue are set forth on page 2 of, and in attachments to, of the previously-referenced City of Fresno Public Works Department memorandum dated December 27, 2005. SPECIFIC MITIGATION REQUIREMENTS 76. . This tract will generate 31 a.m./41 p.m. peak hour trips; therefore, no Traffic Impact Study (TIS).is required by the City of Fresno. 77. Comply with all mitigated measures as set forth by the Public Works Department on page two of the attached memorandum dated December 27, 2005. TRAFFIC SIGNALIZATION REQUIREMENTS 78. This project shall pay its Traffic Signal Mitigation Impact Fee (TSMI Fee) at the time of building permit based on the trip generation rate(s) as set forth in the latest edition of the ITE Generation Manual. The fee amount is $414.69 per single family unit (fee rate as shown on the Master Fee Schedule). SANITARY SEWER SERVICE 79. This tract is in the Cornelia Sewer Trunk service area. The subdivider and his successors in interest shall comply with the requirements set forth in the Department of Public Utilities Planning and Engineering Division memorandum dated December 14, 2005, attached hereto and incorporated by reference. The memorandum includes information relating to required construction of sewer mains and installation of house branches, abandonment of on-site waste disposal systems, and fees. Sewer mains shall be installed before street improvements and paving. TRACT MAP AND SPECIAL PERMIT CONDITIONS OF APPROVAL Vesting Tentative Tract Map 5537/UGM and Conditional Use Permit No. C-05-195 March 15, 2006 Page 17 UGM SEWER SERVICE REQUIREMENTS'' 80 This project is subject to UGM requirements for extending sewer mains (refer to the ' Department of Public Utilities memorandum dated December 14, 2005 for details). It is in Sewer Oversize Reimbursement Area No. 39 and is responsible for any related fees. Refer to Condition No. 95, below, regarding required sewer fees. WATER SERVICE 81. In order to provide water service to the tract, the subdivider and his successors in interest shall comply with the requirements set forth in the Department of Public Utilities Water Division memoranda dated December 8 and K . 2005, attached hereto and incorporated herein by reference. The memorandum includes information relating to required construction of water mains and installation of individual services for homes, and proper abandonment of on-site waste water wells. Water mains shall be installed before street improvements and paving. UGM WATER SERVICE REQUIREMENTS' 82. This project pis subject to UGM requirements for extending water mains (refer to the Department of Public Utilities memoranda dated December 8 and 14, 2005 for details). This project is in UGM Water Supply Fee Service Area 301s, Well Head Treatment Fee Service Area 301, Recharge Fee Service Area 301, and 1994 Bond Debt Service Area 301. Refer to Condition No. 95, below, regarding required water fees. UGM REQUIREMENTS (GENERAL) AND RIGHT-OF-WAY ACQUISITION 83. The developer of property located within the UGM boundaries shall comply with all sewer, water and street improvement requirements and pay all applicable UGM fees imposed under the Urban Growth Management process (with appropriate credit given for the installation of required UGM improvements) in accordance with the requirements of State taw as related to vesting tentative tract maps. 84. The developer will be responsible for the relocation or reconstruction of any 'existing. improvements or facilities necessary to. construct any of the required UGM improvements. Easement acquisition may be necessary for installation and relocation of off-site facilities such as sewer and water mains, irrigation pipelines, and drainage facilities. Rights-of-way acquisition shall include any rights-of-way necessary for proper drainage, signing, pole relocation, traffic signal installation, and shoulder grading (in general, this will require right-of-way to be provided approximately 10 feet outside the travel lane). Exact requirements must be determined at the project design stage based on the existing conditions and detailed design information. In the event an acquisition of any easement or right-of-way is necessitated by the subject development, said acquisition will be accomplished prior to Final Map approval. TRACT MAP AND SPECIAL PERMIT CONDITIONS OF APPROVAL Vesting Tentative Tract Map 5537/UGM and Conditional Use Permit No. C-05-195 March 15, 2006 Page 18 The developer/owner should contactthe Real Estate Section of the Public Works Department to receive procedural guidance in such acquisitions. Should such acquisition not be accomplished by the subdivider prior to Final Map approval, the subdivider must request and grant to the City the full authority to attempt acquisition either through negotiation or through its power of eminent domain. Right-of-way and easement acquisition in the unincorporated area that requires the eminent domain process must be approved by the Fresno County Board of Supervisors. The subdivider shall furnish to the City Public Works Department, Engineering Division/ Real Estate Section, an appraisal report or a request for an estimated appraisal amount (to be determined by the City of Fresno Real Estate Section) prior to preparation of a Subdivision Agreement. The subdivider shall submit adequate security in the form of a cash deposit to guarantee payment of all costs associated with the acquisition,. including staff time, attorney's fees, appraisal fees, court costs, and all related expendiures and costs necessary to effect the acquisition of such easements or rights-of-way: FLOOD CONTROL AND DRAINAGE 85. The subdivider shall be required to pay any applicable storm drainage fees to Fresno Metropolitan Flood Control District (FMFCD) to comply with Fresno Municipal Code Chapter 13, Article 13 (please note that the amount of these fees has change, pursuant to a fee schedule update). These fees may be modified and offset in whole or in part through a drainage agreement executed between the developer and FMFCD. Prior to Final Tract Map approval, provide a copy of a letter reflecting the current fee amount, or a copy of the fully executed drainage agreement. 86. FMFCD's December 10, 2006 Notices of Requirements for Tract No. 5537 and CUP No. 2005-195 (attached hereto and incorporated by reference) list the construction and easement requirements and fee obligations of the subdivider/developer. Any proposed amendments to the drainage requirements set forth in FMFCD's Notices of Requirements shall be reviewed and approved by FMFCD and the City of Fresno when detailed grading and drainage plans are prepared for this tract. The subdivider shall be required to comply with the specific requirements imposed by FMFCD for the subdivision and its related CUP (or any amendments or modifications to those requirements which may be granted by the FMFCD Board of Directors), pursuant to Section 13-1307 of the Fresno Municipal Code. This FMFCD Notice of Requirements states that permanent drainage service is not available, and requires that storm drains be installed as depicted in the Notices' "Exhibit No. 1 and as described in the Notices/"Exhibit No. 2". 87. Due to the lack of FMFCD permanent storm drainage service for this subdivision, temporary, on-site ponding basins will need to be created. Any temporary basin constructed for or used by this subdivision requires approval of FMFCD and the City of Fresno, and may only be implemented through a covenant between the City and the Developer prior to final map approval. Temporary basins shall be fenced within seven days of the time a basin becomes operational, and fencing shall conform to City of By reference, the updated City of Fresno Public Works Standards Nos. P-62 and P-45, detailing construction, access, maintenance, and fencing requirements for temporary on- TRACT MAP AND SPECIAL PERMIT CONDITIONS OF APPROVAL Vesting Tentative Tract Map 5537/UGM and Conditional Use Permit No. C-05-195 March 15, 2006 Page 19 site ponding basins, are.incorporated herein. Maintenance, mosquito abatement, and inspection personnel shall be provided access rights and a means of entry for inspection and mosquito abatement activities for all on-site basins. Attached- hereto and incorporated herein is a copy of the City of Fresno's Guidelines for Ponding Basin/Pond Construction and Management, dated October 29, 2004. Also attached is a map of the two mosquito and vector control districts serving the Fresno Metropolitan Area with contact information. MAINTENANCE OF PUBLIC AND COMMON AREA TRACT IMPROVEMENTS 88. The Subdivider shall be responsible for ongoing maintenance of the following items: a. Maintenance of all street trees, landscaping, and landscape irrigation systems as approved by the Public Works Department within the street easements (including half of medians), landscape and pedestrian easements back-onto North Polk Avenue and that extend along interior local tract streets; b. Maintenance of all street trees, landscaping and irrigation systems on Outlots A and B; c. Maintenance of all interior local street pavement, curbs, gutters, sidewalks, medians outlot open, space and pedestrian easement amenities, and street furniture as approved by the Public Works Department within the boundary of the tentative map; and d. Maintenance of all required masonry walls and e. Maintenance and operating costs of all local Street Lights as approved by the Public Works Department within the boundary of the tentative map; Hereinafter, the above listed items shall be collectively referred to as "above listed maintenance responsibilities," and shall be maintained by a Community Facilities District (CFD) or a homeowner's association. 89. The Subdivider and successors in interest (hereinafter referred to as "Subdivider") may elect, and.the Fresno City Council may decide, to have the above listed maintenance responsibilities become the responsibility of a Community Facilities District (CFD). If the Subdivider elects to petition the Council to include the above listed maintenance responsibilities in a CFD, the selection of which CFD (including the creation of a new CFD) shall be the responsibility of the Public Works Director or his/her designee. Please refer to the December 29, 2005 memorandum of requirements from Joe Paff, Senior Engineering Technician, City of Fresno Public Works Department. A copy of this memorandum is attached hereto and incorporated herein by reference, with the exception of the last "bullet" item in paragraph 1 that refers to "maintenance and operating costs of police, fire, traffic control, and recreation services," because no fees for these CFD services have been adopted by the Fresno City Council to date. TRACT MAP AND SPECIAL PERMIT CONDITIONS OF APPROVAL " Vesting Tentative Tract Map 5537/UGM and Conditional Use Permit No. C-05-195 March 15, 2006 Page 20 90. Proceedings to place the Final Map into a CFD may not commence until the territory has been annexed into the City of Fresno. 91. Construction plans for all features to be maintained by a CFD for a final map shall be included in the final tract map and final corrected CUP exhibit submission to the Planning and Development Department for processing. Landscaping plans will include any trees within public easements in the interior of the tract and details of all landscaping in any area to be placed in a CFD (refer.to Conditions Nos. 14, 34, and 48, above, regarding landscape and wall plans). 92. If the developer/subdivider elects to petition for annexation into the City's Community Facilities District for.local street, landscaping, wall, sidewa I k/curb/g utter, pedestrian trail, on-site open space, and median island maintenance for abutting major streets within the limits of this tract, the City of Fresno Department of Public Works shall be provided by the developer with copies of signed acknowledgments from each purchaser of a lot within the subdivision, attesting to the purchasers' understanding that the lot will have an annual maintenance assessment and that he/she is .aware of the estimated amount of the assessment: 93. If the Subdivider does not elect or the Council does not decide to have the above listed maintenance responsibilities become the responsibility of a CFD, the Subdivider shall establish a Home Owners Association to perform the above listed maintenance responsibilities pursuant to a formal agreement with the City. The agreement.with the City described herein, shall among other things, specify level of effort and frequency, insurance requirements, traffic control, and inspection and be subject to approval by the Director of Public Works and the City Attorney's Office. Also refer to Conditions Nos. 13 and 20, above, for requirements related to. homeowners associations and. covenant preparation. 94. Notwithstanding Condition No. 88.c., above, as an. alternative to the Subdivider being responsible for the maintenance of local: streets, curbs, gutters and sidewalks (and these improvements only), the Subdivider shall utilize the following design criteria for the construction of internal streets within the development: a. TI for local streets shall not be less than 7.5. b. For the purposes of determining the structural section of the streets, the "R-value" shall be quantified an approved soils testing laboratory, but in no instance shall the value exceed 50. c. The gravel equivalent shall be in accordance with Caltrans design standards (Section 600) including the factor of safety. d. The City shall have the final streets, curbs, gutters and sidewalks certified by a registered civil engineer stating that the constructed improvements meet or exceed the approved structural section design at the expense of the Developer. This will include taking core samples at a frequency and location determined by the Public Works Director. TRACT MAP AND SPECIAL PERMIT CONDITIONS OF APPROVAL Vesting Tentative Tract Map 5537/UGM and Conditional Use Permit No. C-05-195 March 15, 2006 Page 21 e. Developer warrantees the streets, curbs, gutters and sidewalks for a period of three years after acceptance and secures the warrantee with a performance bond equal to 25% of the engineers' estimate of valuation. For the purposes of calculating this valuation the estimate used for permitting can be used, provided it is adjusted to present value based on CIP published in the ENR. f. All trees planted shall be certified as planted to City standards and specifications by. a registered landscape architect with written certification submitted to the City's Construction Management Division. DEVELOPMENT FEES AND CHARGES 95. This project is subject to the development fees and 'charges set forth on the following. . table, as estimated by the Planning and Development Department Land Division and Engineering Section as of July 20, 2005. New impact fees have since been approved by the Fresno City Council, and will be applicable to this project; contact Frank Saburit at 559-621-8077 for more information. - Pursuant to California Government Code Section 66020(d)(9), a protest filed pursuant to subdivision (a) shall be filed at the time of approval or conditional approval of the development or within 90 days after the date of the imposition of the fees, dedications, reservations, or other exactions to be imposed on a development project. Each local agency shall provide to the project applicant a notice in writing at the time of the approval of the project or at the time of the imposition of the fees, dedications, reservations, or other exactions, a statement of the amount of the fees or a description of the dedications, reservations, or other exactions, and notification that the 90-day approval period in which the applicant may protest has begun. Improvements and payments shall not be required on or in front of any undeveloped portion of a net acreage of ten acres or more which exists after the division of land. All improvements and payments are to be completed with development. SEWER CONNECTION CHARGES FEE RATE a. Lateral Sewer Charge* $0.10 /sq. ft. (to 100' depth) b. Oversize Charge* $0.05/sq. ft. (to 100' depth) c. Trunk Sewer Charges $419/living unit Service Area: Cornelia d. Wastewater Facilities Charges $2,119/living unit e. House Branch Sewer Chargee N/A TRACT MAP AND SPECIAL PERMIT CONDITIONS OF APPROVAL . Vesting Tentative Tract Map 5537/UGM and Conditional Use Permit No. C-05-195 March 15, 2006 Page 22 WATER CONNECTION CHARGES FEE RATE f. Service Connection Charge Fee based on service(s)and meter(s) sizes specified by , owner; fee for service(s) and Metef(s) established by the Master Fee Schedule. g. Frontage Charges $6.50/lineal foot h. Transmission Grid Main Charges $643/gross acre (for parcels 5 gross acres or more) j. Transmission Grid Main Bond.Debt Service Charge*► $243/gross acre (for parcels 5 gross acres or more) k. UGM Water Supply Feer $508%living unit Service Area: 301 s L Well Head Treatment Feet $221 /living unit Service Area: 301 M. Recharge Feet $0/living unit Service Area: 301 n. 1994 Bond Debt Service► $60/living unit Service Area: 301 DEVELOPMENT IMPACT FEE FEE RATE o. Fire Facilities Impact Fee - Citywide♦ ** $539/living unit P.. Park Facility Impact Fee-Citywide♦ ** .$3,398/living unit q. Quimby Parkland Dedication Feet"** $1,120/living unit r. Police Facilities Impact Fee- Citywide♦ ** $624/living unit s. Traffic Signal Charge► $414,69/living unit . URBAN GROWTH MANAGEMENT FEE RATE t. Major Street Charges $2,798/adj. acre Service Area: E-4 u. Major Street Bridge Charge► $94/adj. acre Service Area: E-4 TRACT MAP AND SPECIAL PERMIT CONDITIONS OF APPROVAL Vesting Tentative Tract Map 5537/UGM and Conditional Use Permit No. C-05-195 March 15, 2006 Page 23 URBAN GROWTH MANAGEMENT FEE RATE v. UGM Grade Separation Fee* N/A Service Area: E-4-A w. UGM Trunk Sewer Charges N/A Service Area: Cornelia X.. Street Acquisition/Construction Chargee N/A Fee Notes: *This amount if paid is creditable against the Park Facility Impact Fee. Fee applicable to all maps accepted for filing after August 30, 2005 If Due at time of subdivision. Due at time of development. ♦ Due at occupancy. w► Deferrable through Fee Deferral Covenant. Attachments: The following documents relate conditions and requirements for this subdivision, except as the preceding text, and the action of the Planning Commission and/or Fresno City Council, may have amend or delete some of the provisions contained in them: Street Name Review chart for Tract Map 5537, dated December 1, 2005 General Conditions of Project Approval, dated November 24, 2004 Letter from Fresno County Department of Public Works and Planning, dated December 29, 2005 Letter from Pacific Gas and Electric Company, dated December 8, 2005 Letter from Central Unified School District, dated January 10, 2006 Letter from the San Joaquin Valley Unified Air Pollution Control District, dated November 30, 2005, with attachments on dust control, tree planting, asbestos, and the Indirect Source Rule Memorandum from City of Fresno Department of Public Utilities Solid Waste Division, dated December 21, 2005 - Letter from Fresno Irrigation District, dated December 2,2005 . Memorandum regarding Street Tree Requirements,from Ann Lillie of the City of Fresno Public Works Department Engineering Division, dated December 23, 2005 23' PED[ESTRIAN]EASEMENT exhibit TRACT MAP AND SPECIAL.PERMIT CONDITIONS OF APPROVAL Vesting Tentative Tract Map 5537/UGM and Conditional Use Permit No. C-05-195 March 15, 2006 Page 24 Fresno Fire Department memorandum, dated November 29, 2005 Memorandum from the City of Fresno Public Works Department Engineering Division Traffic Planning Section, dated December 27, 2005 Memorandum from the City of Fresno Department of Public Utilities Planning and Engineering Section, dated December 14, 2005 Memorandum from the City of Fresno Department of Public Utilities Water Division, dated December 8, 2005 Fresno Metropolitan Flood Control District Notices of Requirements for Tract No. 5537 and CUP No. 2005-195, dated January 10, 2006 City of Fresno Guidelines for Ponding Basin Construction and Management to Control Mosquito Breeding, dated October 29, 2004; and map of Fresno area mosquito and vector control districts Memorandum regarding maintenance and Community Facilities District issues, from Joe Paff of the City of Fresno Public Works Department, dated December 29,2005 Finding of Conformity with Master Environmental Impact Report (MEIR) No. 10130 prepared for Environmental Assessment No. R-05-0670fT-5537/C-05-195, with mitigation monitoring checklist K:\Common\Master Files-Tract Maps\Tract 5537(R-05-067)-Sandra Brock\T-5537,R-05-067,C-05-195 08 COA for tract&CUP City or November 24, 2004 I -Hka=a% o GENERAL CONDITIONS OF.PROJECT APPROVAL me-....-..... PUBLIC WORKS DEPARTMENT GENERAL REQUIREMENTS All construction required by the City of Fresno Public Works Department shall be in accordance with adopted Standard Specifications and Department policies. Any work in the public right-of-way or pedestrian easements requires a permit from the Public Works Department. Prior to obtaining this permit, plans must be submitted to the Public Works Department Engineering Services Division for approval. All required signing and striping of streets, driveways, and parking areas shall be done and paid for by the developer/owner. Signing and striping plans shall be prepared per current Caltrans standards and shall be submitted as part of the street construction plans for review and approval prior to obtaining permits. Install street lights on all frontages to City subdivision standards as determined by the City Traffic Engineer. Street lighting plans are required and must be submitted and approved by the Public Works Department Engineering Services Division prior to commencement of work. Underground all existing off-site overhead utilities within the limits of a project per Fresno Municipal Code Sections 12-1011 and 8-801 and per Fresno City Council Resolutions Nos. 78-522 and 88-229. Any relocation of existing utilities required because of reconstruction or new construction of curb radius returns shall be the developer's responsibility. Repair all damaged and/or off-grade concrete street improvements as determined by the Public Works Department Construction Management inspector prior to occupancy. Remove existing improvements that are not to planned alignments, and install improvements to current approved street alignment and grade. Remove any abandoned driveway approaches and driveways and reconstruct the sidewalk, curb, and gutter across the opening; match the existing improvements. PUBLIC WORKS STANDARD NOS. Concrete Driveway Approach design and construction: Residential P-1 and P-4 Commercial P-2 and P-4 Street-type approaches P-76 and P-77 Sidewalk, Curb, and Gutter design and construction: P-5 and P-7 Curb Radius P-24 through P-27 Street Paving P-52 Parking Lot Paving/Drainage: P-41, P-42, and P-43 Design and construct parking lot geometrics in accordance with the City of Fresno Parking Manual, Fresno Municipal Code Section 12-306-1, and the standards of the project's zone district. Solid masonry wall P-29 or p-30 Alternate: Structural design approved by the Development Department. Wheelchair ramps P-28 through P-332 Curb radius P-24 through P-27 On-site drainage to public street P-35 and P-36 Water backflow prevention devices W-11 or W-12 City of Fresno General Conditions of Project Approval November 24, 2004 Page 2 PUBLIC LANDSCAPING AND STREET TREES Submit major street landscape strip, median island landscape, and street tree plans, with irrigation plans, to the Public Works Department Engineering Services Division for review and approval. In situations where sidewalks are to be constructed in a solid pattern, tree wells may be required. When required, construct tree wells at.locations indicated on the exhibit map. Place a one-inch concrete cap over the,well for future tree planting. CONSTRUCTION ON STATE HIGHWAY RIGHTS-OF-WAY Any construction on State highway rights-of-way must conform to both City of Fresno and State Department of Transportation Specifications. Obtain an encroachment permit from the Caltrans District 6 office. SEWER,WATER, AND DRAINAGE If a sewer main extension is required, submit engineered sewer construction plans to the City of Fresno Department of Public Utilities Engineering Division for approval. If a water main extension is required, submit engineered water main construction plans to the City of Fresno Department of Public Utilities Engineering Division for approval. Drainage and grading plans for all grading and paving must be reviewed and approved by the Planning and Development Department and by Fresno Metropolitan Flood Control District. PLANNING & DEVELOPMENT DEPARTMENT GENERAL REQUIREMENTS SPECIAL PERMIT APPROVAL PROCESS-GENERAL Transfer all noted corrections and additions from special permit exhibits and conditions to construction plans submitted for plan check and construction permits. All applicable corrections and notes from corrected construction plans shall also be reflected on final corrected special permit exhibits. At least one copy of the final, corrected site plan,elevations, and landscape plan shall be provided for archiving in the special permit file. If development of any phase is proposed to be modified from the approved special permit exhibits, submit an application for amended or revised special permit. UTILITY EASEMENTS Show all public and private utility and drainage easements on site plan exhibits and on construction plans. Per Fresno Municipal Code Section 12-306-N-9, no projections (including eaves) are permitted in street rights-of-way or in utility easements, unless an encroachment is approved by the Planning and Development Department after review and consultation with the Public Works Department and utilities. City of Fresno General Conditions of Project Approval November 24,2003 Page 3 DEEDS FOR STREET DEDICATIONS AND EASEMENTS If dedications for streets, easements, or rights-of-way are required, the deed shall be prepared by the owner/developer's engineer utilizing the City's standard formats. The property owner shall submit fully executed original documents(including all required subordinations), with signatures notarized, to the City along with any required current title reports, and appropriate fees. These documents shall be reviewed by the City, and may require correction or amendment, prior to recordation. Recordation is required prior to issuance of permits. LANDSCAPING AND AESTHETICS . Landscape plans are required to clearly indicate plant materials, size, and spacing, as well as landscape irrigation system details such as pipe sizes and fittings/fixtures. Final corrected landscape plans are to be submitted with each set of construction plans and one additional set is to be provided for archiving in the special permit file. Landscaping is required to be installed prior to occupancy. The Planning and Development Department has a certification form for the landscaper to certify that landscaping and irrigation system work is completed. Provide screening of all mechanical equipment, method to be approved by the City of Fresno. Projects shall implement design standards adopted with the 2025 Fresno General Plan and any design standards adopted for the community or specific plan area in which a project is located. FRESNO REDEVELOPMENT AGENCY GENERAL REQUIREMENTS The Redevelopment Agency has adopted development standards in its project areas, which have the force and effect of specific plan policies in project areas. Project features are required to comply with these standards. Obtain Fresno Redevelopment Agency approval of projects located in redevelopment project areas. The Agency's stamp of approval must appear on the construction permit application, on site plans, elevations, and on landscape plans. If Redevelopment Agency review results in modification of the project exhibits, submit modified exhibits to Planning and Development Department for review and archiving. CO U Cour of Fresno ti; lY DEPARTMENT OF PUBLIC WORKS AND PLANNING Alan Weaver, Director December 29, 2005 Sandra Brock,Planner III City of Fresno 2600 M Street Fresno, CA 93721 Dear Ms. Brock, Subject: Tract No. T-5537 at Polk Between Dakota and Shields Below are staff comments on this Tentative Tract Map. 1. To prevent creating Y2 streets, adequate road right-of-way should be acquired to provide for development of all required road improvements. This would include providing for 10' minimum clearance between edge of pavement and right of way line which purpose addresses driveway sight distance and geometric needs for driveway ingress and egress for large vehicles. 2. If the city requires a bike lane on the development side of a major street, comparable provisions should be made on the opposite side of the development to accommodate bike flow in both directions. 3. Adequate right of way should be provided for a clear line of sight within right of way for intersection sight distance at intersections and driveways based on the critical speed. 4. The applicant should required to construct an all weather walkway for school students between the project site and all schools for which bussing is not provided. The Fresno County General Plan, policy statement no. PF-1.2 states "The County shall encourage school facility siting that establishes schools as focal points within the neighborhood and community in areas with safe pedestrian and bicycle access." In lieu of this statement, this project may be a significant impact by not addressing safety hazards to school children. In accordance with the "Manual of Uniform Traffic Control Devices" (MUTCD), chapter 7A, a school route plan should be prepared in order to develop uniformity in the use of school area traffic controls and to serve as MAINTENANCE AND OPERATIONS DIVISION 2220 Tulare Street,Eighth Floor/Fresno,California 93721/Phone(559)262-4240/FAX(559)262-4166 Equal Employment Opportunity•Affirmative Action•Disabled Employer Sandra Brock December 29,2005 Page Two the basis for a school traffic control plan for the school. As stated in the MUTCD, "The school route plan, developed in a systematic manner by the school, law enforcement, and traffic officials responsible for school . pedestrian safety, should consist of a map showing streets, the school,_ existing traffic controls, established school walk routes, and established school crossing,,. A meeting with the applicant should be scheduled with this Department to provide information on the scope of the traffic study and school route plan. 5. This project may significantly impact intersections and roads segments within County jurisdiction. A Traffic Impact Study (TIS) with operations focus should be prepared to determine road improvements needed to mitigate operational needs upon development of the project. This study should include left turn warrant studies and sight distance analyses at any proposed access points., The traffic engineering consultant should submit a project trip distribution depiction for all modes of travel as guidance in determining scope of the TIS. 6. Fresno County will need to review and approve the "Grading and Drainage Plan" to ensure that properties east of the project are not adversely impacted by the increase in storm water runoff or alteration to the existing drainage patterns. 7. Street Improvement Plans of all new and/or reconstructed roads within or adjacent to the County's right-of-way or adjacent to properties under the County's jurisdiction should be reviewed and approved by the County. Sincerely, Frank L. Daniele, Interim Manager. Maintenance & Operations Division Robert L. Thompson Assistant Division Manager MAINTENANCE AND OPERATIONS DIVISION 2220 Tulare Street,Eighth Floor/Fresno.California 93721/Phone(559)262-4240/FAX(559)262-4166 Equal Employment Opportunity•Affirmative Action•Disabled Employer Pacific Gas and & Electric Company® Corporate Real Estate 650"0"Street,Bag 23 South Valley Land Services Fresno, CA 93760.0001 December 8, 2005 - RECEIVED Development Department DEC 2005 Engineering Services Division PlAtvtviNc� Land Division. Section DEVEIopM 2600 Fresno Street, Room 3043 Fresno, CA. 93721-3604 Attn: Ms. Sandra Brock Dear Ms.Sandra Brock, We have reviewed Tentative Tract Map No. 5537. PG&E requests. that a Public Utility Easement (PUE), ten ,feet .(10'). irk width,.be; dedicated contiguous to all street(s) boundaries located within and along any portion of said Tract Map boundaries fronting any street(s) lying outside of said Tract Map. PG&E also requests that a PUE be incorporated within all private roads. PG&E may further require an easement from the property owner(s) over the newly created PUE's. The exact size and locations of the PUE's together with the need for an easement will be finalized on the final-map review. PG&E's records show no gas or electric transmission facilities in the area. Existing gas or electric facility relocations necessitated by new street improvements (which are required as conditions of a development's final acceptance by the City of Fresno) will be at the expense of the developer. Thank you for the opportunity to review the plans of this Tentative Tract Map. If you have any questions, please contact me at 263-5167. Since ely yle Patten Land Agent AL U CENTRAL UNIFIED SCHOOL DISTRICT 4605NOWYPOLSAVE•FRESNO,CA 93722-MM.-(669)276-5206•mrydez@matrelusd.IQ2.ea.us TJ) 1 ® U L W DISTRICT SUPERINTENDENT Ma,416u Ruder, Ed. D. TRUSTEES: Cindy Berube Terry Cox Judith Geringer January 10, 2006 Theresa Hagans Diana Milla Phil Rusconi City of Fresno Mike Yada Planning Department . 2600 Fresno Street Fresno, CA 93721 Attn: S. Brock Subject: TT 5537 Central Unified School District has the following conditions/comments for the above project(s): Condition of approval: 1. School Developer Fees shall be paid on all new residential construction within the proposed subdivision, in accordance with a resolution adopted by the Central Unified School District, pursuant to Government Code section 65995 and Educational Code section 17620. 2. Install concrete sidewalks/curbs/gutters on both sides of the interior streets for the proposed project in a manner consistent with the existing subdivisions in the area and to City standards. 3. Install a permanent school bus pull-out located along Polk Avenue adjacent to lots 40 & 41 per the attached design drawing. The District is willing to work with the Developer to determine the location of this permanent school bus pull out, prior to submittal of the final map. This condition can be voided, if the required bus stop for adjacent tentative tract 5316 has been installed prior to final map approval of TT 5537. Comments: The proposed project will add approximately 24 K-12 grade students to the District's average daily attendance. Number of lots / units = 41 Grade Level: # of Students Generated K-6 grade students 15 7-8 grade students 4 9-12 grade students 5 TOTAL K-12 grade 24 JIM YOVINO JOHN MULLIGAN SARAH KOLIGIAN Assistant Superintendent,Personnel Chief Financial Officer Assistant Superintendent,Instruction (559)276-5224 (559)276-5200 (559)276-3115 January 10, 2006 TT 5537 Page 2 The District will. be able to accommodate these new students at the schools of attendance indicated below. To offset the cost to house these students, the District currently levies development fees of $2.24 per square foot for residential development and $0.36 per square foot for commercial / industrial development. As a point of information, development fees are subject to increase every two years by the State Allocation Board. Any new development on the property will be subject to the development fees in place at the time development fee certificates are obtained. Sidewalks along interior neighborhood streets and major exterior streets provide the necessary identifiable boundary between students and traffic,. and .provide a safe place. for students walking to and from existing school sites and bus stops. The District is an advocate for safe walking routes. At this time, however, an identifiable safe walking route does not exist to one or more of the indicated schools of attendance. Therefore bus transportation will be provided to those students in accordance with District policies in effect.at the time of enrollment. Bus transportation is currently provided for: • K-8th grade students residing at least one mile or more from their school of attendance; • 9th-12th grade students residing at least two miles or more from their school of attendance. The District has concluded using interior subdivision streets are not adequate or safe for bus turning and/or navigation movements. Therefore, the District will require a permanent bus pull out, separated from traffic lanes by a concrete median strip. Attached is a design drawing that meets approval by the City Traffic Engineering Manager. .The following school of attendance information is provided: Please note: The District has plans to construct a phased "educational center" on the NEC of Grantland and Ashlan Avenues. The Educational Center will be home to an 800 student Elementary school (open Aug. 2007), a 1000 student Middle school (open Aug. 2008) and a 2500 student High school (open Aug 2010). Also proposed is the 5000 seat "Deran Koligian Stadium" (open April 2006) along with the District Service Center- District Administration (open TBD) and Transportation Facilities, (open 2007). This Educational Center may but has not vet affected the attendance boundary of the following schools: • Elementary School Information:` School Name: Steinbeck Elementary Address: 3550 N. Milburn Ave • Middle School Information: School Name: ` Rio Vista Address: 6240 W. Palo Alto Ave. High School Information: (a) School Name: Central High School— East Campus Address: 3535 N. Cornelia Ave January 10, 2006 TT 5537 Page 3 (b) Currently, Central High School - West Campus is a mandatory attendance grade school with optional programs for grades 1 O'h-12 h. The California Department of Education has current API scores see: hft-p://www.cde.ca.gov/ta/ac/ar)/index.asr) (however this site does not have current District enrollment data -see: http://www.ed-data.kl2.ca.us/.) The District appreciates the opportunity to comment on above project. Should you have questions or need additional information, please contact me at 559-276-5203 or- ddeel(Dcentralusd.k12.ca.us. Sincerely, David Deel Facilities Planning Manager Attachment January 10, 2006 TT 5537 Page 4 f • a ss' WADE LAACSCW AREA (IW) CFTY SM DM P-6 AAW F-4 J. . 5 d'• 7hVGY CAN[77JETE � SLAB MTiI AA/AfBER 9 e �� RFVM4S AT 14-'ON { Ovmx PROWS 2" NK LYEM DlIW£DY REBAR AND STJBGl W OF SLAa COACR ETF CURB AND GUTTER AER — OTY 542 DWG P—TS LJ7, ae Q .rr foor.LE�cTaR) •rs g � � p ,�• ARTERfA .. seT'(cattwm) U W r TM1CFf CONDAPTE CAP AV AZAAD. •�' f9 VOWAi5' . .. CONCRETE CURB AND SIDEMPLX WAFT S' LANDSCAPE PER CITY SM DWG P-5 MAD P--9 e• TfALW CDVVCR %PUEY GUrW? NOTE:E WR!WA1d6&S RIEWRS AT}4x on t. ef@1G"GUTTER SLOPE IS.0035. G&VWL PRVWX 1 ASM GLFJR " SETWEFN RESW AAV SUBL79CE O �- # A D'-W I040W REMWED FOR WkLV CUTMW OW).. ADDA7WiM.ffGV Or WAY AS REOG7fW GW STANDARD ARTF/ML. COLLEGM& AAV EXPRESSMY STAM75 TO Acctw vaAM AAB BUS W SCHOOL BUS TURNOUT BWR CHURCH&FLYNNscAz- FDR CQNSU11Nf ENGINEERS No Sr-4i COLLECTOR AND LOCAL STREET WL(a%)201-5W7 FAX(530) 2AI-2045 OIL ETY WE SHEEP San Joaquin. Valley Air Pollution Control District November 30, 2005 I-� -- Reference No. 0200501704 DEC Q d ��Oa City of Fresno r r tision Attn: Sandra Brock t�i� artment 2600 Fresno Street Fresno CA, 93721-3604 Subject: T-5537, R-05-67, C-05-195—41-lot Single-Family Residential (APN: 31.1-224-55) Dear Ms. Brock: The San Joaquin Valley Unified Air Pollution Control District(District) has reviewed the project referenced above and offers the following comments: The entire San Joaquin Valley Air Basin is designated non-attainment for ozone and 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 anJoaquin Valley, and are required. This project may be subject to additional District Rules. To identify additional rules or regulations that apply to this project, or for further information, the applicant is strongly encouraged to contact the District's Small Business Assistance Office at (559)230-5888. Current District rules can be found at httq://www.valleyair.org/rules/Iruieslisi.htm. Regulation VIII (Fugitive PM10 Prohibitions)- Regulation VIII (Rules 8011-8081) is a series of rules designed to reduce PM10 emissions (predominantly dust/dirt) generated by human activity, including construction and demolition activities, road construction, bulk.materials storage, paved and unpaved r bads, carryout and trackout, landfill operations, etc. if a residential site is 1.0,to less than 10.0 acres, an owner/operator must provide written notification to the District of least 48 hours prior to his/her intent to begin any earthmoving activities as specified in Section 6.4.1 of Rule 8021. The District's compliance assistance bulletin for construction sites can be found at: http://www.vallevair.org/busind/comply/PM10/Req%20VI11%20CAB.pdf. A template of the District's Construction Notification Form is available at: httq://www.valleyair.org/busind/comply/PM10/forms/Req%20VII1%20Notification`/*20-%2011-17- 2004.pdf. Rule 4002(National Emission Standards for Hazardous Air Pollutants) In the event that any portion of an existing building will be renovated, partially demolished or removed, the project will be subject to District Rule 4002. Prior to any demolition activity, an asbestos survey of existing structures on the project site may be required to identify the presence of any asbestos containing building material (ACBM). Any identified ACBM having the potential for disturbance must be removed by a certified asbestos-contractor in accordance with CAL-OSHA requirements. If you have any questions concerning asbestos related requirements, please contact Mr. Brian Dodds of this office at (559)230- 5962, Ms. Jan Sudomier at (209) 557-6422, Mr. Sherman Yount at (661) 326-6933 or contact CAL- OSHA at (559) 454-1295. The District's Asbestos Requirements Bulletin can be found at: http://vallevair.org/busind/comply/asbestosbultn.htm. Ms. Brock November 30, 2005 T--5537, R-05-67, C-05-195 Page 2 Rule 4103 (Open Burning) This rule regulates the use of open burning and specifies the types of materials that may be open burned. Agricultural material shall not be burned when the land use is converting from agriculture to non-agricultural purposes (e.g., commercial, industrial, institutional, or residential uses). Section 5.1 of this rule prohibits the burning of trees and other vegetative (non- agricultural) material whenever the land is being developed for non-agricultural purposes. In the event that the project applicant burned or burns agricultural material, it would be in violation of Rule 4103 and be subject to District enforcement action. 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 4601 (Architectural Coatings) limits volatile organic compounds from architectural coatings, This rules specifies architectural coatings storage, cleanup 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 appliei-to the manufacture and use of cutback asphalt, slow cure asphalt and emulsified._asphalt for paving and maintenance operations. Rule 4901 (Wood Burning Fireplaces and Wood Burning Heaters) limits PM10 and PM2.5 emissions from residential development. Construction plans for residential developments may be affected by section 5.3,specifically: §5:3 Limitations on Wood Burning Fireplaces or Wood Burning Heaters in New Residential Developments. Beginning January 1,2004, 5.3.1 No person shall install a wood burning fireplace, in a new residential development with a density greater than two(2)dwelling units per,acre. 5.3.2 No person shall install more than two (2) EPA Phase II Certified wood burning heaters per acre in any new residential development with a density equal to or greater than three (3) dwelling units per acre. 5.3.3 No person shall install more than one (1)wood burning fireplace or wood burning heater per. dwelling unit in any new residential development with a density equal .to or less than two (2) dwelling units per acre. More information about Rule 4901 can be found at our website- www.valleyair.org. For compliance assistance,please contact Mr.Wayne Clarke,Air Quality Compliance Manager, at 230-5968. Rule 4902(Residential Water Heaters)limits emission of NOx from residential developments. The District encourages innovation in measures to reduce air quality impacts. There are a number of features that could be incorporated into the design/operation of this project to provide additional reductions of the overall level of emissions. (Note: Some of the measures may already exist as City development standards. Any measure selected should be implemented to the fullest extent possible.) The suggestions listed below should not be considered all-inclusive and remain options that land-use authority should consider: Trees should be carefully selected and located to protect the building(s) from energy consuming environmental conditions, and to shade paved areas. Trees should be selected to shade paved areas that will shade 50% of the area within 15 years. Also, large canopy shade trees should be planted adjacent to all sidewalks thirty foot on center and.at a ratio of one tree for each five parking spaces. Structural soil should be used under paved. areas.to improve tree growth. A brochure has been included for the applicant. - For Structural Soil see http://www.hort.cornell.edu/uhi/outreach/csc/ For Tree Selection see http://www.ufei.org/ For Urban Forestry see hfp://www.coolcommunities.org http://wcufre.ucdavis.edu http://www.lgc.org/bookstore/energy/downloads/siv tree quidelines.pdf. • The applicant should implement measures to reduce the amount of vehicle traffic to and from the residential area(s) that further reduce air pollution in the valley. This could include providing an information center for residents to coordinate carpooling. Check out the"Spare the Air'section of our website www.valleyair.org Ms. Brock November 30, 2005 T-5537, R-05-67 C-05-195 Page 3 • Sidewalks and bikeways should be installed throughout as much of the project as possible and should be connected to any nearby existing and planned open. space areas, parks, schools, residential areas, commercial areas,etc., to.encourage walking and bicycling. Pedestrian and bike- oriented design reduces motor vehicle usage and their effects on air quality. Sidewalks and bikeways should be designed to separate pedestrian and bicycle pathways from vehicle paths. Sidewalks and bikeways should be designed to be accommodating and appropriately sized for anticipated future pedestrian and bicycle use. Such pathways should be easy to navigate, designed to facilitate pedestrian movement through the project, and create a safe environment for all potential users (pedestrian, bicycle and disabled) from obstacles and automobiles. Sidewalks should be designed for high visibility (brightly painted, different color of concrete, etc.) when crossing streets and similar vehicle paths. Clearly marked and highly visible pedestrian accesses create a safer environment for both pedestrians and vehicles. Pathways through the project should be built in anticipation of future growth/development. • As many energy-conserving and emission reducing features as possible should be included in the project. Energy conservation measures include both energy conservation through design and operational energy conservation.. Examples include(but are not limited to): Increased energy efficiency(above California Title 24 Requirements) See htt6://www.energy.ca.ciov/title24/. - Energy efficient widows (double pane and/or Low-E) - Use Low and No-VOC coatings and paints. See South Coast's site for No-VOC. Coatings at http://www.agmd.gov/business/brochures/zerovoc.html High-albedo (reflecting) roofing material. See http://eetd.lbl.gov/coolroof/ Energy efficient lighting, appliances, heating and cooling systems. See http://www.energystar.gov/ - Install solar water-heating systems) Install photovoltaic cells 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.e6ergy.gov/RE/§olar .Passive.html - Utilize daylighting (natural lighting) systems such as skylights, light shelves, interior transom windows etc. See http://www.adyancedbuildings.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.) More information can be.found at: http://www.lgc.org, http://www.sustainable.doe.gov/,. http://www.consumerenergyicenter.orq/index.html, http://www.ciwmb.ca.gov/GreenBuilding/ • Construction activity mitigation measures include: Install sandbags or other erosion control measures to prevent silt runoff to public roadways from sites with a slope greater than one percent Limit area subject to excavation, grading, and other construction activity at any one time Limit the hours of operation of heavy duty equipment and/or the amount of equipment in use Replace fossil-fueled equipment with electrically driven equivalents (provided they are not run via a portable generator set) Apply idling time limits or require that all diesel engines be shut off when not in use on the premises to reduce emissions from idling. Curtail construction during periods of high ambient pollutant concentrations; this may include ceasing of construction activity during the peak-hour of vehicular traffic on adjacent roadways, and "Spare the Air Days"declared by the District. Implement activity management(e.g. rescheduling activities to reduce short-term impacts) Ms.Brock November 30, 2005 T-5537,R-05-67, C-05-195 Page 4 - During the smog season (May through October), lengthen the construction period to minimize the number of vehicles and equipment operating at the same time. Off road trucks should be equipped with on-road engines when possible. Minimize obstruction of traffic on adjacent roadways. • The applicant should use 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 CARB, see their certification website hfp://www.arb.ca.gov/msprog/offroad/cerUcert.phi). For more information on alternative fuel engines, please call Mr. Chris Acree, Senior 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 CARB), or be re-powered with an engine that meets this standard. Tier I and Tier II engines have significantly less NOx and PM emissions compared to uncontrolled engines. To find engines certified by the CARB, see http://www.arb.ca.qov/msprog/offroad/cert/cert.php. This site lists engines by type,,then manufacturer. The "Executive Order" shows what Tier the engine is certified as. For more information on heavy-duty engines, please contact Mr. Kevin McCaffrey, Air Quality Specialist, at(559)230-5831. District staff is available to meet with you and/or the applicant to further discuss the regulatory requirements that are associated with this project. If you have any questions or require further information, please call me at(559) 230-5820 and provide the reference number at the top of this letter: Sincerely, iGGoe ector R. G a Senior Air ality Planner Central Region HRG:cxt Enclosures c:file San Joaquin valley - Air Pollution Control District COMPLIANCE ASSISTANCE BULLETIN October 2004 Fugitive Dust Control at Construction Sites: New Requirements Regulation VIII, Fugitive PM10 Prohibitions, of the District's Rules and Regulations apply to activities that generate fugitive dust. Fugitive dust is emitted into the air by activities. that disturb the soil, such as from earthmoving.activities and vehicular/equipment traffic on unpaved surfaces..Windblown dust is also of concern at construction sites. The-D,isfricf adopted Regulation Vlll 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 - :' .. . . . :'.,.:. : ;,. ..; ...;.r r. rt - . b1+.+qql 'ry+•-:'fIa'-i+w7:wiJ 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 ldaded 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 exitpoint 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, ora combination thereof of 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 C IF.�� .:: � ...:.r,.....i.'v', . :.• yjw,r M1.S { I'ritiic• � lw'.dr`�'L• f..... Storage Piles and Bulk Materialshave handling, storage, and transportation requirements 'that in `clude ' ..L applying water,.when handling materiais,.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 r , Northern Region Office Central Region Oiffice Southern Region Office 4230 Kiernan Avenue,Suite 130 1990 East Gettysburg Avenue 2700°M"Street,Suite 275 Modesto,CA 95356-9321. Fresno,CA 93726-0244 Bakersfield,CA 93301-2375 (209)557-6400 ♦ FAX(209)557-6475 (559)230-6000 ♦ FAX(559)230-6062 (661)326-6900 ♦ FAX(661)326-6985 with applying water to the top of the load, and covering the cargo compartments are effective measures for reducing VDE and carryout from vehicles transporting bulk materials. Demolition activities require the application of water to the'exterior of the buildings and to unpaved surfaces where materials may fall. Consider all structures slated for demolition as possibly being regulated because of asbestos, per District Rule 4002 - National Emission Standards for Hazardous Air Pollutants. Contact the District well. before starting because a 10 working day notice will. likely be required before a demolition can begin. Dust Control Plans identify the dust sources and describe the dust control measures that will be implemented before, during, and after any dust generating activity for the duration of the project. . Owners or operators are . required to submit plans to the District if, at anytime, the project involves: • Residential developments of ten or more acres of disturbed surface area. • Non-residential developments of five or more acres of disturbed surface area. • Relocating more than 2,500 cubic yards per day of,materials on at least three days. Construction.activities may not commence until the District has approved the Dust Control Plan. Notification by owners or operators of construction projects that are at least one acre in size and where a Dust Control Plan is not required,.must provide written notification to the District at least 48 hours in.advance of; any earthmoving activity. Record Keeping is required to.document compliance with the rules and must.be kept for each day.:anydust control.measure is used. The Districf has developed record forms for water application, street sweeping, and °perManenf 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 Vill. requirements and Rule 8021 -Construction,: Demolition, Excavation, Extraction; and Other • Earthmoving Activities exempts thefollowing construction and earthmoving activities Blasting activities permitted by Califomia Division of Industrial Safety: Maintenance or remodeling of existing. buildings provided the addition is less than 50% of.the size of the existing building or less than 10,000 square feet (due to asbestos concerns, contact the District.at-least two.weeks ahead of time). *, .Additions to single family dwellings. The disking of weeds and vegetation for fire,prevention on sites smaller than %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.valleyalr.org 7 ttIti, µ �f fr�i GG i, � � js" � Ij•: {. t M � � ,�Ly '.37 � ��' i�'r. �.c,•,� ,� ,ter_, � „. vh F`?fir X�d. r 1xf F --i '✓ Ky s .c+ {r J h� "7 1 L. �-f?e}.r# '1;4 r.' f � 19` �:H° U �.,�YI 1 rt•kV•� � 4.`cti'71 � 'y C, 'SY� � r. Y r�� �► �si 16NN eoyG R IW *.C` 4 e cR: 14 � �e4 �'F � ,f (yn�K •YI a) ua a) a) c >, a) m . _ a) uJ ca cc a) O 4) O O - a) a) . N N L m iEt N m 0 U m' .0 L w Q) U) E C... c a. .cn -L - c L L o .L o c ,-� .ua L a _ CD o y m a) o = p v, E a) ., L oa o m o m C7E m °a s o o' o 4° z m °o . L �. m •o m. y 41 L > Z 3 ami to 3 L L = a) �* .� .� a) L F • "va Q) a) to CU Co w cc O U) Oc 9s. � . UT a) d w 3 a ,� a y fi 3 N m y >�, 3 m , c v m (D 0sv• N W _ p0 t a) O > ,R a (�C6 - @ to _ N. ,�... 'O U) L _..3. OE' ' N W �'. N. 0 in Cp. N f=O N C ,Op' ,� .3. _ .. .� j N r =O _U 7 ..m �.'._.L 0- .. 3 W ..+ .. ` a) "0 a) L 0 a) (n O d .0 O m' a— lNa' "m '�iF'_�,. -(•1 .U .L+ .� m .� OO LY O' f� p .. _ .+ 'a•+ U d E ca .J L .J CL c CL E o v CD oca cu -rl c Ca y a) o .. L >� E 3 a. .o . X _ = m :� a .m _ R c �' O o m >, •' c to f6 tw m m ca 'Xw o Ca bap y L o ti c E. a m -0 v o m'c to m a) Ca cc o c o m p L p L ' o . = c o m cc F- N U) Y ... 'U) ... In 0 q- a .1 X o :__ a� o s _ r. v U. 0. E'. z c o 'P N E .c (In D N ami �, c �► 3. m mss. Lam. t -0 3, C o. s m. cn �) m o Lam► ►- c o L 'm Ci _ = t' °) = ca CL,�, a) a ca m c o ami rO ;y�;G� ''L ;M� .� >, rti^c•- ir.^.,a .",•�,1" C �+-- ''naa O qu i�?q k1 Ci i i n ': .. .•+ - Cp la L p ewR�n !�1 C t.� w +'Y _ .`` i .'. y .y:"s t1 fi 4; .On a r — c = c > CL L vi b m a m ."m =o aci m ,. c o s rn y +° j c ' ami 3 tm) nv o a)= p ydQt CL m .4 .0 ) m mo a) . ba 0. c w v m Cp 3 E fPr p- _ .c L L m L O _ O a) ..o m m N C .m m m C ...0 '+' 0 m d of.'y, N CA 3 Cn ..+ U Q d _ Q .`3 O _ � .fl � � � •i •� � _ , COQ � Q OWN >1 qj 1 _ C1 � 12 ttl o v a .. � a • y � y � tQ 3 R 0 Am t Q) V O = t3 "30-93LE6 VO `ousaa=I , any 6jngsAUa!D '3 0661 loulsla[O.quoD . uoclnuod aty Aa[[en umbeo['ueg cnca .- C QS � a) czU .0 N c O _O N CD O C co d C cn U "= .� O C U U O y y O N V N a 7 C ca O Q C �.�. a 0) O O)� O C ca C Cco N ON CU N (n p (Cj C C X _c U U C > (� OCA c~ Y Imo- '� N a)CD O LO U. O - b Q ..� O N O co to L C co L O O Q cn N O '() C U U i 0 N U 9 O m cn ,-. .__ E cc w O N C N � C b Q N O _ C U �, o f U) C Q p C c C5 o�C N ca ca v �° ca E as cu u o p �, b o in ai N 0 C O .. C «• in ,, �C O) -p O C C .V Q O U O � N = O N. C v > co to +• C , C i co soiS3 osllv " a) (a C O i C (a it i Q y X b Q X = cc X Y V C to cn O- .0 U Q m ca O ¢ C O m ai t¢i O b m I¢i p • O • In • xz L2 to Q.0 >+ N O CM�N N . C (a O N C Q O C cn co D c c o b U .ca Y w C C C = i :«= p Rf v_ � c c rn rn 4; C O _ C C ca . C o ca O 0 j CO :, O O _ c co u. a) �n C o O a) °' .`'� ° •�Cn j OC ? '' to i M m c� m U N ca ul a) � ai � � a� :� O � o � � � � _o � YLo �, uiN muco O — O O O L- L m C j O C Q i p O) p O rn O O cm n_ ca -C U1 n n n .n .n :Cr of T, "� ti U1 .N N f�. rn cn rn F- co ? i o >+ U O N .0 o C L C a) ca UEn ca O i p C 6 O fn �.. C L .��' .0 7 ` O -O a) O L .a) O ° a Eo > o �' 3ai CO' � � ,� U c� c � o >, Em E � cn m ° E o o " . a L E ° ) L oa a) cum CD 0) L O cum E O CL; C L f.. p O p +.� to CM _ 2 O C O p- cu ° � Eoo a'` v, -o = � � .� vi ° � a) E � o . a`�io .o. a) oa) _c; � � »r ° cc a) � tea) _moo mcz00) _oma- .C •Eu, Cu, t C C C (LS O W C U a 'L N C E a) '� "' U Cu O (� (u 'N co � "' �� O cu a. .c_ N O a) C O� 'C. E O °' U L O Co N O C cu O °. Cl) > p U C CQ > O : O w C cri O «. O i N O O a) U O)_ cu .p O N C C cn = U = U C. L U C cu .� cu cu co cac' E oCcz to °- ( � C oCLa. � o '� :C ° (1) cacE O d CA L cn Q ) O '� 0,,. _ T -p L O O U L O C V C U Cn >,'L 'C O ° N' O _N U � .CZ C = cu u O a) ca Q E O y ° U co U cu p) U) I- H O p O O cu ° .o a) '� (� .n C N " .Q C O E "" U E a Ri O Q) U '� E C cn Cq L E ca a cn E cu a U cn C O a) C .L N �. CD rLC O .0 O O L p p ,Q O U E O CD U a C O O O O �O O C . .0 C +� "- ...n C O 01 L .� Q U U H L U a V) N (u cn C C C Cu C N C a�i •S O 0 O E o 0 a) O m Ute . C C ' Q O EQ Ea - .n .0 Cca ,z ° .. cu p- E L U •O' .` O a) U. cu w O a) LO C CD �` . Z ° o c°c E c c) C c m a .Q ° w cu m �: Q- a aS o'a vi a) m • CL Q. Uc caa) cucu cu o . o L o f E � -� U - a cu o � C (D L . ts. � - N 0 cn o � � a) cC—u tj C ° o E E _ o E � O n .E ° U ° � � W a _ L o. cu o_ cu a). cu c o C a) E L > O Fes— OQ � � � Q� cn : .� } LL C) o w = ZU o W 0- � ti CCOoC � Z o CU-0 CO CZ � C a _ (D E OC: c6 '� p Y N C CD L N "O a) co a Q-O fl O C � . . O j a) N U o U CL ° N cu a) a E O a) •� a . •O O U co O O a E � L tea) cn tLuY tnaa E "o o,� -- Qo a) CDa) (n .0 N cn a) p O O O N .C CD :z C "" fu. = O SID .- CU 0)U) co C � � � � = o � U) C) -O o U >,- E ca E C .0 En cu a E E CD W .- O cz CO aa -0 ) O '� N E a) a) .p O to CD "- CO L E (n +- 01 �«- O C� cn E _ - c N N = � C a U a U - � = d a -0 C � {f} N f CM CD � = L 0 Lp c p O p U o E co 0- cD N - _ o cn 0 E Q V � E c°) " a cu i� m0U E , C ° E Z, 0 .z � Eo : Uu) .� cu ° CCaCDa) 0) (10 0) C6 � Oo aa) a) 0 > cv'n EW a) o ° � >, C _ cn U w L � O O O � • L Z L �_ w.. tA _O z = a C C O a) > 0 •° ° CD .0 > U) � cu >, Q — u. � ° a) C E W > a z .._ VQc°� oo �. LoU �sEocn � QQ � � � F' t� om >, � '= �°? oo — 0 � a) DIa� o �LLI o ° > a 2 E cn o = o- o o m O � �' o c� . � Q J LA �� CO E �, _ tea. J � o a .+ m a) a) cu p � CD ci) cn �, o a) O .. +: C ..� 5 E Q cn - .0 o Z Cu E � c � -5 a) ° � � " ca o �� � � a) (D o t� a) 'a0 E E til ami 5) = V W 1— cu o L U .o E cu U cu cn I— U o D Q !Z H- U LL. ll. Q cu CL d > (D �, 0 .,, N a) p a cn C L L O %A O U C a) F-. co O L p ' U E. p CD C 0 _ C. a) O C Q CZ Cn ��• 0 N a Cn C.) '- L cu Q) -0 a C C (1 C C _� O a) cn O O L a � "-' a C ,, > U O M+ rN U O O c`n p- ... L E w N R) L o U) O L cu O E � = U o U .� c N cu _U O) v; cu E �-p E . . ...1 Z L- Q U o �. o n Q a) = C a) E cn cm g m. N � Q ca U N w a) �_ p a) p a) ,�.._ C E ° a u W E .C cu a) a) g O cu •� a) = -= .L C O p a) o Cu ) ��/ O. L Ca a) 2CY O a) a E U U C C cD N O C a (D Cu _Q. C +- fii O O p cn O Q .� ° U C O p � -D ^ O � p E O 'Q O O a N > a) — a cu .� vi cu E E a) p 0 `u IL Z � m �� (1) (D o o coamio o o E a •� m N cu = CD O O p � 'V >, O U -p :-. Q) CD U O '= Com .,... . p .E a) � O C O a 0 � ca .� � L O V C E C E. U O a. N O C O E a) � � � � ° "p .) >, /W c�uZ o �. p 3U .E (Z na' ° nW Q)i E a -° � 0 Q) Co c a) `a m `i� Q �1- � -C � � U C a) C � O �i y � a) C6 � � _ i U L U ,A p covJ C a 'L► = C ca N C >• C Q �. L L 0 C O CII O a) RS 3 tD U) CLS t/) U N �-. O C Cc C vi o ...� o v) o O = cc o o U C to w C o � N C o, C o O o t � C o 0 = V W = 0) c� = a .-. U ca CD M a) +- O O L O C Cr C _U +' C L ._ i Cn C Ncz ° �J Q z Q E O C w Q O i "- . L `) a) E cu cu `) C) O CD Cl co E O > = cn E o n E Lu v) ° cn a E o a) cn v Cu cn '= L >, n L E > o o cn co cn a) a E . cn a) C L C C N CD C N O C cn a) C ,- Cu N cu .0 C O E W a. cu a C� cu a U U E E Q L Q Q cu � ° Q ° I— Cu r t i 3 •P h, :1W t L+�A At43t� X d�(k"�2 ' Y '''h�$°"`i, �syn ds.� �'�•x•�,�,�>r��; 1 S' r • r ��' lid�+Y' v �'+C ��1 C t5������a� irTY .� 4 1 t 6 '*, �"h`� '...�€as- nYrr ry�'g1^«n a �x Y a,•rx..r+etr o- rx „r _. ta cZ�ni ;.2 s 5 i i 3 ! ut a r .n t ,,�.i� fi.r., E..^a .k�• f ^i"`$ F�;,.S'2't^a z�K+..n.,�, � ;j"t kkF{;-taa.,2 E 1":��', X 3 ��€:r. " e. `� x ss �i v•.. z¢�y,.j 's ,�i.�F 3 Tia�{aY}� ^x uar i'?,nk� :�'._. r, ,{, aF.s,'`'zc""'{ ,i. -'� a���,.h !E i.. tr'�e s >}x�,�,�a� srn e ,,`•` ! �• :e >,.:" r �.� :Y s ?'j,a c m r esu. } i3Rnra. ,i xa 1-�,.; ��'a34 '� �' }u v�.sYr°�' .�ax�f}J'',.'i' s�� `�S#.�4 Sa kr ..!:',. f sA6 "'�e �`�s: .�z 3d ?;- sd, i..�'.::: s tti: +r54 �� c^�..�: ,�t��` .�,< c• �-.,x �.•,t,.-., S h,s �"P tt �r a. r� r t�,7' �.- x.-7 £ur+r a-ia' rr �:�,`�,:,.. . Ar" + €�. 3�e'l :.;::nZ - ;;7� yy,w�i•i?<y`""^ -n`M s >v:<- I<kt r : , ....z �. -".g.,,t ,.t. 3 s� kk<'. t y4 ,,� i�,:. to x�rr 4c+t! f .-i;'ttu r S�'�e,,.�ra'tt.,: '��.a"''� :iFs € t'''•s :. `�a}� >4( 5::p'}l. FA:St Lx.i,,.4 ,'"ii 4:.:' 4e€„7.,! t r-. �, i TT .!. •iu Frt:- F a rs xEr"`t,..r P`}{' S s x rgu..d ._u.� a..ry try .# } atGr' +3t•.. S -na�,..'Ly�'. .� �, � "�'� : 'x.� :, � '- x, :ifi ts�w.�u-trr'�.y rs sa .y4:x;kx r 3.a. t. t.{s�;�a r �: .v'psi,:��?-r" EY1� ;Et �Yt•a s,t x �� $SA2-t'�"'�sf"� �.3•.�u�`F,;i. J21> Y'"�Y ialv�ir,Y� Q�'.iFi � �""�-,s S��a�i ..'i: t' tai �F.;� -'�ta,n..� �..:;tsk r :`��� �Yt'��,�5 � �Yj�;.� � �s� ` ��7y�:Lr�r`k`i. ��� w=,5}�'S{i a�E-• � £»°b1.,d5�_u.�.�s x^ i •c 3 m z .'"k`rtr.: '�1 Mv' x I r Y t s'i! ' �My�S`^�Y^ °xRr, p£3t:. *v yc iv=G T-`'s max ,' FLL'f 4 at'�`•,`'�' '�C ss.n.Y*.s�. t.a, sl �jn k� 6f E r W k'efY y�'q� 1F a��{I�2 Y '. [�� i4 'U.,�5:,��� �� '. �. "•: 4 (� 3�t�<-47 C� �h� 1F 3 �r>�. 4 r x.Ti�+ �Y #�� !Y K t . l S z +F. } a �r f!"" i} s r; � a• -z �' �� g,ti`�, IlIl�+,�� �t"'m- y€•7 ?w�'rz h `rG S a+- rT4�� t7' '`C.'? '"�'�;,,,. 'C:�' 5s I-•4 �' .:?'•{ x 4 P vi.*, T t! k cv. s rw 3s r.a a!> 44aan:m"}yg t.43•.'nq� AC: CYC ? w�'.., p, x " � � "` qn, + "'C fy' t y:t S '';, ruxyr' ft ,s.x z u• } F.tp �y, �t 4 tY C C?.9 u +, iaT s t.. :;qt.r7 f H .a:� "s M. -%Mllliln s i r -%'w, !m ntt ," ,:., af"'` 6' i ! t` pt :1... sG s -yy,,.:` t +� t/7 LYI` ,nc',:p h� �i i `wt a � rY u - s (� +y„ t.W m#� } Y, tw �k cam.yr 'C"t ��. :, K' y=S`,tt z ,,..ey7Yt ah# r Aix::; tr -s •t S},t: rxi .Y�Y'r'>4 S�yf C::N , F#-: m "� Y <`' ',mstk `.a. sj�t �5 x'-.f 3 _ }.. Yzr `K zE s a d a `s , az e U' aa• s 7',s,`x`�`+ + 3i5u m, Sa- ,"c�� �� �yC�3 �•N.rS f.,�.i• w�T s wfi n 3l"e' �, 'xE It - wL v3 : �� vie x... ,�� d. �'" {' i EJB.t a S�: 1a;.1�;�' f fr�+>�.ska ::7 ,al.a�,. :�f.��:����t .� i� a a::.a a f ,:,"f•"��4 a`„F,�s _7 a�az!�2 ,;Y?�s� �:E,s�� �.:4 zA''ara' ,_� Q7f !�a s,a � p:�` .i �-.� 'fit k.,rrl+t��Q�:: ¢ i �,�l,t f<� �•*-� t a ::.T � ,aj I c z � 3 x<x ✓ �'t;, `-Nn �+.>?.4a� �'i -i � �L � 'i f! H' � .��,z�.� F M% k im 5 xF'� �:: i w��•�,. zMs t. s E � .� L. »� .t 4 S r -a,.v t :-n, k a r '�-_$ , r t +. L'1.� �= 4 Y � s it >x�affh�r.:�vm t� �,, .� t� - a t:. r `� 7� �.,r a3 r•'I � �� s ,r"f,^ u, s.St } !� •'�.. �b g f a fpX i °r.:.ti�1 G aYf ° "!r he.E:.` ,t1 a +ew , �`a,a a, ! L..:, 'S 'a'}:2 „ �'a If•:. t 1v a v0i' •r�.: `Ca F"i"t-.. f{•F "S sti f'm q tt n u.. �,a••,� a- , rq i ,h,Ex •L Z, t 3.y�3 �'` .d��,fsi�*� Si�•,'sly's s. i ri _'.� �Y`#y,r y" ,:y;• . ,. .. .•a.,.a.,.a..m% .,r u.,u.'3:tsF.4 •1 •u,e:::raxd.,: us.nfiSk3 '.a ;a: 'v+tet.gym@.F :4k,.4:g.:_n£,:<.=..a�fc t' a •Y 1 !'rlA ��'}'° s"�WO Q, U CD U. 0 m (D C •= O H m -O O CD •� 'y -G -0 •O L•• > m w mm om O y f0 ^ g y c n 0 �' ca E E m c� D v m CD co mc co '0 0 m v� Q? m n > to CDCCR C y O m .� �- p L V .0 n ;• O m C ~ 69 L.CD CD 'p m C C w C d' O. 'C Y N IDL 3 m m Z• .t_7 a O ..0 -y O m m m C, O O.2 a •C ." O co m C) 0. U co .� ai -cm w n �? mLm. m. o c s c y m cco w a; . !r. O C7 C O m O m n U Q) n CO 'p rn CJ y D �+ 0 o `o o n 3 c 3 CO, m m y c oc Cu o n �. O CO U 69 'm "OD C CpE.7 Q N vmi C N. 'L" d d 'C C y -�? n co c c m e .� y ca 'n C m m e .y m N m n m o E cD m O c y v@ c 0 •c 0 ca io m a c «? c a' o .co y CD s Z - w `o m -n.E e m m .� O y 'y o C o d om ai 'E p of vy�F r m m v o ti m n a O c� _ .c L) a� n E L ca > co Q E Q . .--- C > > .m m m m a� m V Q' > .0 rn y N :' •C 77"} fnO O N .L. .t F- .y -0 y O 1- > m S is byt It y m. O co m T, C.. O m Cr .' C •E C ` OC .T O YCD , .0 Q. .O Q). '0 � a) CCC C.O C C7I d m N 0 c o a .E m as y 'v, o 0o c c a a' ' .E a o C n �, y oa m �' > L' a' c m g i� E U Y m m m C" .m xC0 O H CL y m ` O .m m C .0 m m m o m O > > m +d L O _ O y 2r 'C 7. C O CO •O .+m. = •�? t y N!..� -O l a) 5c t y ? " °7 ma E a� y yEL E avium Q kF co O^ -I-i y c CEO cmu •O -� U c U ^� m (D O m �. C v �r O R 4r _ QC C O .._ .ca - y X C m p m U U C t m m- E E E o cmi o a� m m m S v� o ,m y .2 v» E -ami ? o o m a 'a '5 'E o c G) y c o m m aci c Q y •H c $ c �cmma. . c aci cr "- +' a o cn n i) o n m E E n .E m E Y L E c c .a a o a� m c S 3 ar .� o o m m o �+ fQ m c _ •E c •� o m' o h `moi O m '�, '�, c c CD E o �s'._ m - m m p� c y ,, m 'm o o C °: E E y c y .= a' N y •f` •f` O =. y y Y +� N O .O CD = O. ' • A/ Cmj O O a a U U to `„ Q� _ to O O y n_ —co Lu, 2 t.� U O -i-C d L •U O �r � O _ `5 m p C m a) y �' C O �, - _ •y O O O O O m O7 co .,� 1', 1 U_ `-' 7 m m U 'fl d L m c c c c O m o n o L. E Hca 0f c m -o CD m m m o y �? d y to d E cCD (D m CDo O a n n a O o Ln m CD w .n c w Jt1 c ; :o' U m y a> m cu CD CD cn CD 4- w y CL G L •p O a n LL — m O m > a F- E n co t t N ' n O CD- 2 L 'y C O � _ (D `CD L e Co m _N - m _ m 7 m � -� .Ei O .y O U T y m ;'d L O d w 'X — o 'X L CD L m CD V m ca a, co m m c y - o m a °= C n p r O m > .L. c m m m rn m c a� m m CD C E 0.. U. m a - �+ C" CD = .y m m m m n y y co c E -0 m S a� m a"i Cn 0 r v o > C CCO A= CD E O = 'p O n a y y v > > o m o y Q m y m a o > o m m m aci `o o c c y 0 m :E > �' m m � o c y Y > > n m c . `-° y m ." o a--i E > � L 0 y aci '= v' m ro_ w a) > v� Ew co U m a O m c _ E '6'r 3 m '� E o o� aci L co. > c o ,� y m c g m m o m (. m m p o -0 o E = 0 0 _ _ m E 0 m a� m e m O �. COm .« o m n 03 m` Q m 9 n m cc o cu a>> .o ° 4 m y o 0 0 0 CD 0 - m m o a m X E «- �� c� r v i o U d �" a+ +.+ m N N N ..mm_ w2- - y m .f.� +-" m m ". O C O .v.:m {, m b P 7 L r © v o y o E E �' w 2 E m E U $ E � O m c c O E E a`Ki CD m a c c .E c _ c M c_n O7 m m c`o m o c E n > m n. o m c m o v� o .r v m cv .m Cr c W cn h cr Er co y o cD m e }, .L.. +�. o E m ` CD o = .o U Vm n ._ v X a y y y 0 0 0 0 0 p 'r .m C -` .n .-e:,.-y... CD-r.v� -p, y �� ■� La m n m 0 0 0 0 0 0 O �y.. L a O m U U h V C 0..:,.y O7 y n. .!. c y Q o0 00 0 0 0 0 0 °� v a y �, 3 -n� m o p c c co..• m m m C C. N. O. O Lq m O .m 7 O CD m O 'O O .O in L CD p N N ch O O,L n L _p>j d d U tr m C U. d.,O n ` CItY 0f PUBLIC WORKS DEPARTMENT DATE: October 6, 2005 tir TO: SANDY BROCK, Planner III Planning and Development Department FROM: JOE PAFF, Senior Engineering Technician (i Public Works Department SUBJECT: CONDITIONS FOR VESTING TENTATIVE TRACT 5479 AND COMMUNITY FACILITIES DISTRICT NO. 11 1. The long term maintenance of the following items is the ultimate responsibility of the owner/developer. If approved.by Council,the following features may be maintained by a Community Facilities District. ■ Maintenance of all Landscaping and Irrigation systems as approved by the Public Works Department within the street easements (including half of medians) and the landscape easements along the property lines that side or back-onto N. Cornelia Avenue • Maintenance of Sidewalks as approved by the Public Works Department within the street easements and the landscape easements along the property lines border N. Cornelia aIZ4W- Mibum Avenues! ■ Maintenance of all interior Local Street Pavement, Curbs, Gutters, Sidewalks, Medians, Hydrants, Inlets and Street Furniture as approved by the Public Works Department within the boundary of the tentative map. ■ Maintenance of one half of Milburn Avenue (to centerline) Street Pavement, Curbs, Gutters, Sidewalks, Medians, Hydrants, Inlets and Street Furniture as approved by the Public Works Department and bordering the tentative map. ■ Maintenance and operating costs of all Street Lights as approved by the Public Works Department within the boundary of the tentative map. ■ Maintenance of all Street Trees as approved by the Public Works Department within the boundary of the tentative map. ■ Maintenance and operating costs of police, fire, traffic control and recreation services as established by the Council of the City of Fresno. 2. Proceedings to place the Final Map into a CFD may not commence until the territory has been annexed into the City of Fresno. 3. Construction plans for all features to be maintained by a CFD for a final map shall be included in the final map submission to the Development Department for processing. This shall include a Street Tree Location and Street Tree Species (by street) map. Landscaping plans shall contain actual tree and plant counts by species and include the areas (in square feet) of turf,shrubs and trees, and sidewalks or other paved areas within all landscaped areas. c:PW File No. 10770- File:\word\cfd2\ttmapreview\tt5479 conditions 'r. 4. Should the Council or owner/developer choose not to include the maintenance of the items listed in section 1 above in a CFD, the property owner/developer shall provide for the maintenance of all of the above items by the property owners. 5. District costs to be paid at time of final map approval. • $4,000.00 cost to place map into District. • Deposit of 1 year's maintenance costs Any change affecting the Items in these conditions requires revision of this letter of conditions. If you have any questions, please call me at 621-8695 City of I LmC.%1 4G DEPARTMENT OF PUBLIC UTILITIES December 21, 2005 T0: Sandra Brock,Planner III Planning and Development Department THROUGH: Robert Weakley, Chief of OP eration Department of Public Utilities, Solid Waste Division FROM: Donna Leslie, Provisional Management Analyst io� . Department of Public Utilities,Administration SUBJECT: . TT.5537, Solid Waste Conditions of Approval Location: East side of North Polk between West Shields and West Dakota The Department of Public Utilities, Solid Waste Division has completed a review of the Vesting Tentative Tract Map 5537 that was submitted by Provost.and Pritchard, Inc. The following requirements and conditions are to be placed on this vesting tentative tract map as a condition of approval by the Department of Public Utilities. General Requirements: • Tract. 5537 will be serviced as Single Family Residential properties with Basic Container Service. Property owners will receive 3 containers to be used as follows: 1 Gray container for solid waste, 1 Green container for green waste and 1 Blue container for recyclable material. • The owners, lessees or other tenants of the residential dwellings on service day, before 6:00 a.m.; shall place their solid waste containers at the edge of the curb approximately 4 feet apart and not blocking any vehicle accesses in accordance with the City of Fresno's Solid Waste Management Division Standards, • Per Municipal Code, Section 9-404 Solid Waste.Disposal Regulations, Section C,10. No solid waste container nor residential rubbish shall be allowed to remain at the curbline after 8:00 p.m. on the collection day. • Per Municipal Code, Section 9-405 Solid Waste, Recycling and Green Waste Regulations, Section 10, I. No material container shall be stored in the front yard or side yard on a street as said yards are described in Chapter 12, Articles 2. and 3 of this Code, unless the container is screened from view from the street in accordance with that article of the Code: TT5537—Page I of 2 JXonditions of Approval TT5537 Special Conditions: • Developer shall provide a temporary turnaround at the end of North Ivanhoe Avenue (previous North Carnegie Avenue)between lots 13 and 14. • Turnaround shall be large enough to accommodate a solid waste vehicle with a turning radius of forty-four (44') feet. • Turnaround shall be kept clear of all vehicles on.the solid waste service day. Covenant Requirements: • There shall be no parking allowed in the cul-de-sacs on.the solid waste service day. The following lots shall,be clear of all vehicles.by 6:00 a.m. Lots 18, 19, 20, 21, 22, 23 and lots 32, 33, 34, 35 and 36 on West Fender Avenue (previously West Cortland Avenue). TT5537—Page 2 of 2 J:\Conditions of Approval T75537 OFFICES OF •;;;"�see '•,,'-,..•mss° ZZ G, 4 r�,i: a •� � . / ,n �� �� 1 ` _. _ PHONE(559)233-7181 FAX(559)233-8227 2907 SOUTH MAPLE AVENUE FRESNO,CALIFORNIA 93725-2218 Your Most Valuable Resource-Water December 2, 2005 D DEC 0 5 2005 Ms. Sandra Brock City of Fresno Plsnnir:,, `division C1r f ;n .nf cis,,a_Ptment Development Department r . ; -," FE-31.140 Planning Division 2600 Fresno Street, Room 3043 Fresno, CA 93721-3604 RE: VTTM No. 5537, RA No. R-05-67 & CUP No. C-05-195 Dear Ms. Brock: FID's comments and requests are as follows: 1. FID does not own, operate or maintain any facilities located on the applicant's property. 2. FID expects no adverse impacts from the approval of the subject proposal. Thank you for submitting this for our review. Please feel free to contact me with any questions or concerns at 233-7161 extension 317 or biohnsonafresnoirrigation.com. Sincerely, Bret Jo son Engineering Technician I Agencies\City\TM5537 R-05-67 C-05-195 BOARD OF President JACOB ANDRESEN, Vice-President JEFFERY G. BOSWELL DIRECTORS JEFF NEELY,EDDIE NIEDERFRANK,STEVEN G.BALLS, General Manager GARY SERRATO D E P A R T M ENT OSP U B L I C WORK S TO: Sandra Brock,Planner III Planning Division FROM: Ann Lillie,Senior Engineering Technician (559.621.8690) DATE; December 23,2005 SUBJECT: Tentative Subdivision Map T-5537(Located east side of North Polk between West Shields and Dakota Avenues) The Department of Public Works has reviewed the.Tentative Subdivision Map proposed by Hansen Edenbridge Fresno Venture,on engineering plans prepared by Provost&Pritchard. dated November 22, 2005. The Department of Public Works offers the following comments regarding the Street Tree, Buffer/Parkway and Median Island Landscape conditions. GENERAL REOUIRENMNTS STREET TREES REQUIREMENTS •1. The subdivider is required to provide street trees on all public street frontages and the dedication planting and buffer landscaping easements. Street trees shall be planted at the minimum rate of one tree for each 60'of street frontage. Street trees shall be planted by the Developer. The subdivider is required to provide automatic irrigation with bubblers 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 Polk Avenue Sapium sebiferum-Chinese Tallow 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 famished to or retained by the city for guaranty and warranty of the work for a period of ninety days following acceptance. 1• The Department of Public Works will not be responsible for the maintenance of any outlots if the / are not included into the CFD2. If the outlots are to be included into the CFD2, the Department of Public Works will require approving landscape and irrigation plans prior to inclusion into the CFD2. BIKE PATH 1• All proposed Multipurpose Paths shall be constructed in accordance with City requirements and standards. Cross-sections will be required with submittal of Street Plans and Landscaping/Iirigation Plans for.review and approval. . .e....�.�.. Ti ur 1%u i% _II �, I%n ��_► n- u l ,.� �j�ry-�, 17:u ��,: Ilal - 11= . _��T;���� liil nal. ual �:�,. ILII �1 i 11:11 _ 1�11 /� ��:II /'�' ,, �/ /`'` �J ��. � ��� � �. � . F� "Y`c%-'L,Cru�Y-�.+"�5�1 i � � j �- - l 1 ' ' ' � ������ City of Fire Department 450 M Street Randy R. Bruegman Fresno, California 93721-3083 Fire Chief 559-621-4000. FAX#559-498-4261 www.fresno.gov Date 11-29-05 TO: Sandra Brock, Planner III Development Department, Planner FROM: Mike Schmidt"S"u ervi i p s ng Fire Prevention, Inspector Fire Prevention Bureau SUBJECT: Tentative Tract No. 5537 - The Fire Department has completed a review of the Vesting Tentative Tract Map 5537, which was submitted by Provost & Pritchard, Inc. The following requirements and conditions are to be placed on this vesting tentative tract map as a condition of approval by the Fire Department. General Requirements: This project is within 2 miles of(permanent & temporary) Fire Station No. 16. This project is subject,to city wide fire service fees. Provide residential hydrants and fire flows per Public Works standards with two sources of water. Access is not acceptable(two points of access) unless.tract 5316 is completed prior to start of construction of this project. Note: Phasing of tract will require re-review for access requirements. City of DATE: December 27, 2005 TO: Sandra Brock, Planner III Development Department, Planning Division THROUGH: Scott Mozier, P.E. Traffic Engineering Manager Public Works Department, Engineering Division FROM: Louise Monroe, Traffic Planning Supervisor Public Works Department, Engineering Division SUBJECT: TT 5537, Public Works Conditions of Approval (Polk between Dakota and Shields) The Public Works Department, Traffic Planning Section, has completed its review and the following requirements are to be placed on this tentative map as.a condition of approval by the Public Works Department. General Conditions: Provide curb ramps at all corners within the limits of this subdivision. Underground all existing offsite overhead utilities with the limits of this map in accordance with Fresno Municipal Code Section 12-1011 and Resolution No. 78-522/88-229. Submit a Geometric Approval Drawing (GAD) to Traffic Engineering for review and approval,.per the attached checklist, prior to submittal of street plans. Submit the following plans, as applicable, in a single package, to the Planning and Development Department for review and approval: Street Construction, Signing, Striping, Traffic Signal and Streetlight and Trail Lighting, Signing and Striping. Frontage Improvement Requirements: Major Streets: Polk Avenue: Arterial 1. Dedicate 55' of property, from center line, for public street purposes within the limits of this subdivision to meet the City of Fresno's Arterial Standards. Begin transitioning centerline to meet section line at the south end of T-4385 using 1400' reverse curves for the proposed center line. See Exhibit"D". 2. Construct concrete curb and gutter and sidewalk to Public Works Standard P-5. Construct sidewalk to a 10' residential pattern. 3. Construct 20' of permanent paving within the limits of this subdivision. Page 1 of 3 C:\Louise\TRACT MAPS\T-5537 POLK BTWN DAKOTA&SHIELDS.doc 4. Construct an underground street lighting system to Public Works Standard E-1 within the limits of this subdivision.. Spacing and design shall conform to Public Works Standard E-7 for Arterial Streets. 5. Relinquish direct vehicular access rights to Polk Avenue from all lots within this subdivision. Interior Streets: Dedicate, design and construct all curb, gutter, sidewalk, (both sides), permanent paving, cul-de-sacs, easements and underground street lighting systems on all interior local streets to Public Works Standards. Sidewalk patterns shall comply with Public Works API Standards for 50' and 54' streets. Any temporary dead-end streets created by this subdivision shall be properly barricaded in accordance with the Public Works Standard P-44. Specific Mitigation Requirements: 1. This tract will generate 31 a.m. /41 p.m. peak hour trips; therefore, a Traffic Impact Study (TIS) is not required. 2. Relinquish direct vehicular access rights to the south property line of lot 3. The intersection of Polk and Cortland Avenues shall be limited to right-in and right-out turns. 4. Cortland Avenue: Dedicate 27' on the north side and 23' on the south side and construct full offsite improvements on the north side with curb to curb construction on the south side OR move the street north between lots 41 and 42 and dedicate 54' with full offsite improvements. 5. The first order of work shall include a minimum of two points of vehicular access to the major streets for any phase of this development. Provide a second point of paved access with this map. Connect Ivanhoe to Polk Avenue. 6. Identify the re .1' pedestrian easement on all 50' and 54' streets, as applicable. 7. Multiple Lot ave the minimum frontage requirement of 40'. This may cause problems with drivew y STYproaches and garbage cans. Traffic Signal Mitigation Impact Fee: This project shall pay its Traffic Signal Mitigation Impact Fee (TSMI Fee) at the time of building permit based on the trip generation rate(s) as set forth in the latest edition of the ITE Generation Manual. The fee amount is $414.69 per single family unit, (fee rate as shown in the Master Fee Schedule). UGM Requirements: This Map is in UGM major street zone E-4; therefore pay all applicable UGM fees. Polk Avenue:Arterial 1. Dedicate and construct (2).17' center section travel lanes and a raised concrete median island within the limits of this subdivision and continue north to the southerIV limits of T-4385. Construct a raised concrete median with 250' left turn pockets at all major intersections. Details of said street shall be depicted on the approved tentative tract map. Dedication shall be sufficient to accommodate arterial standard and any other grading or transitions as necessary based on a 55 MPH design speed. 2. APN 311-240-18: Construct frontage improvements as shown on Exhibit"C". Frontage Improvements required beyond the limit of development: F.M.C. Section 11-226(f) (6) and 2025 General Plan Policy numbers E-1-c, E-1-J, E-1-nand E-3-e. Page2of3 C:1Louise\TRACT MAPSIT-5537 POLK BTwN DAKOTA&SHIELDS.doc CITY OF FRESNO PUBLIC WORKS DEPARTMENT GAD PLAN CHECK GUIDE& REQUIREMENTS LIST ❑ RECORD PLAN INFORMATION IN PLAN CHECK LOG ❑ LANE CONFIGURATIONS MATCH CONDITIONS OF APPROVAL , ❑ TURN POCKET LENGTHS ARE CALLED OUT AND CORRESPOND TO QUEUE LENGTHS IN TRAFFIC IMPACT STUDY ❑ EXISTING AND PROPOSED CURBS AND MEDIAN ISLANDS ARE CLEARLY SHOWN ❑ PERTINENT FEATURES SUCH AS EXISTING PARCELS, RAILROADS, FID CANALS ❑ CONFORMS TO EXISTING CONDITIONS AT PROJECT LIMITS ❑EXISTING LANE WIDTHS ARE CALLED OUT AT CONFORM AREAS ❑ GAD SHOWS PROPOSED WIDTH OF STREET R/W, CURB-TO-CURB DISTANCE,ALL TRAFFIC LANES, BIKE LANES, PARKING LANES AND MEDIAN ISLANDS ❑ GAD CALLS OUT TRANSITION LENGTHS AND TAPERS EXPRESSED AS TRANSITION LENGTH PER OFFSET WIDTH (I.E. 50:1 TAPER WOULD BE A 600' TRANSITION FOR A 12' OFFSET) ❑ ALL CURVE DATA IS CALLED OUT. WHERE CURVES ARE CONCENTRIC, ONLY THE C/L OR CURB LINE NEEDS TO BE CALLED OUT. ❑ THE C/L IS MATHEMATICALLY DEFINED WITH HORIZONTAL CONTROL IN CASES WHERE THE C/L DOES NOT FOLLOW THE SECTION LINE ❑ BEARINGS AND DISTANCES ARE PROVIDED WHERE THE C/L OF CONSTRUCTION,(NEW C/L OR SECTION LINE) IS NOT PARALLEL TO THE PROPOSED R/W,.OR WHERE THE TWO SIDES OF A DIVIDED ROADWAY ARE NOT PARALLEL. ❑ SHOW TRUCK TURNING TEMPLATES.FOR ALL DUAL LEFT OR DUAL RIGHT TURNS AND ROUNDABOUTS ❑ CROSSWALK LAYOUTS MEET CITY STANDARDS (4' FROM FACE OF CURB AT RAMP, 10'WIDE, NO DOGLEGS, MEDIAN NOSES CLEAR OF CROSSWALK) ❑ PLANS INCLUDE PROJECT REFERENCE INFORMATION (Site Plan No., C.U.P. No., Rezone No., Parcel Map No. or C.I.P. No. (PW ID, Fund, Org, KRA), NORTH ARROW, SCALE, TITLE BLOCK, OWNER'S NAME, ENGINEER PREPARED BY) ❑ . FOR PROJECTS INCLUDING SIGNIFICANT VERTICAL GRADE CHANGES INCORPORATING MULTIPLE GRADE BREAKS OR VERTICAL CURVES, THE GAD SHOULD INCLUDE A PROPOSED MAJOR STREET C/L PROFILE (NOT NECESSARY FOR TYPICAL ROUTINE PROJECTS) Page 3of3 C:\Louise\TRACT MAPS\T-5537 POLK BTWN DAKOTA&SHIELDS.doc 'FIV - CV 6'. A,C PATH 44� g 14' 12' 10' ---� EP W/ MOUNT.— .: CONCRETE ABLE D � IKE I MEDIAN CURB AF,IAL - F/.W CL 36 `42/ — 6A.C. PATH I 0-6 14' f 12' 10' --.- I I PAINTED EP W/MOUNT— MEDIAN ABLE DIKE COL��C1'Op Frontage Improvernent5 roauired begond limit of development F,M,C. 5ection 11-226( f)C6) 2025 General plan Pol icu E-I-r F--1 i i o.W W W I �I Z Z Z W -� W -� I f-' I o N co W w I r , a O N �r J I � I� City of WATER DIVISION Date: December 8, 2005 To: DOUG HECKER, Supervising Engineering Technician Department of Public Utilities, Administration Through: NEIL MONTGOMERY, Chief Engineering Technician/ � Department of Public Utilities, Water Division From: MICHAEL CARBAJAL, Senior Engineering Technician (� Department of Public Utilities, Water Division Subject: WATER REQUIREMENTS FOR TENTATIVE TRACT NO. 5537/UGM The following conditions are required to provide water service to the tract. 1. Construct a 14-inch transmission grid water main (including installation of City fire hydrants) in North Polk Avenue from West Dayton Avenue south across the frontage of the tract. 2. 'Separate water services with meter boxes shall be provided to each lot created. 3. Two independent sources of water, meeting Federal and State Drinking Water Act Standards, are required to serve the tract including any subsequent phases thereof. The two-source requirement may be accomplished through a combination of water main extensions, construction of supply wells, or other acceptable sources of water supply approved by the Water Systems Manager. 4. All public water facilities shall be constructed in accordance with Public Works Department standards, specifications, and policies. 5. Seal and abandon existing on-site well(s) in compliance with the State of California Well Standards, Bulletin 74-90 or current revisions issued by California Department of Water Resources and City of Fresno standards. TAPROMMEMCanditians of Approva115537120805.doc City of DEPARTMENT OF PUBLIC UTILITIES Date: December 14, 2005 To: SANDRA BROCK, Planner III Planning and Development Department,Advance Planning From: DOUG HECKER, Supervising Engineering Technician Department of Public Utilities,Planning and Engineering Subject: SANITARY SEWER AND WATER REQUIREMENTS FOR T-5537, R-05-67 & C-05-195 General 3q, T-5537, R-05-67, C-05-195, aAl-lot single-family residential planned development subdivision, rezoning from AE-20 to R-l/UGM on 9.8 acres located on the east side of North Polk Avenue between West Shields and West Dakota Avenues. Environmental Recommendations A NEGATIVE DECLARATION MAY BE ISSUED: The project may have adverse impacts but. impacts can be mitigated without further study or are not serious enough to warrant an Environment Impact Report. Sanitary Sewer Service The following sewer improvements shall be required prior to providing City sewer service to the project: 1. The following off-site sanitary sewer main extensions (including sewer house branch installations to adjacent properties) are required: a. Extension of a 12-inch and a 10-inch sewer main in the West Shields Avenue from North Cornelia Avenue west to.North Polk Avenue. b. Extension of a 8-inch sewer main in North Polk Avenue from West Shields Avenue north across the project frontage. 2. Sewer mains shall be extended within the proposed tract to provide sewer service to each lot created. - 3. Separate sewer house branches shall be provided for each lot created. 4. Public sewer facilities shall be constructed in accordance with the Department of Public Works standards, specifications, and policies. 5. 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 Area: #39. 3. Trunk Sewer Charge: Cornelia. " 4. Wastewater Facilities Charge (Residential Only). Water Requirements 1. Comply with Water Division's letter of requirements dated December 8, 2005. File No.210.45 FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS PUBLIC AGENCY DEVELOPER Mr. Gil Haro, Planning Manager HANSEN EDENBRIDGE FRESNO VENTURE Planning& Development Department 661 LIVE OAK DR., SUITE 3 City of Fresno MENLO PARK, CA 94025 2600 Fresno Street _ Fresno, CA 93721 MAP NO. 5537 PRELIMINARY FEES See below DRAINAGE AREA(S) ►► AK DRAINAGE AREA ►► AK it $39,160.00 DATE J to o DRAINAGE AREA ►► _ it _ TOTAL FEE $39,160.00 The proposed development will generate storm'runoff which produces potentially significant environmental impacts and which must be properly discharged and mitigated pursuant to the California Environmental Quality Act and the National Environmental Policy Act. The 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 FMFCDproject engineer prior to approval of the final map for the fee. Considerations which may affect the fee obligation(s) or the timing or form of fee payment: a) Fees related to undeveloped or phased portions of the project may be deferrable. b) . Fees may be calculated based on the actual percentage of runoff if different than that typical for the zone district under which the development is being undertaken and if permanent provisions are made to assure that the site remains in that configuration. c) Master Plan storm drainage facilities may be constructed,or required to be constructed in lieu of paying fees. d) The actual cost incurred in constructing Master Plan drainage system facilities is credited against the drainage fee obligation. 5537 - 5469 E.OLIVE - FRESNO,CA 93727. - (559)456-3292 - FAX(559)456-3194 Two sided document FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS Page 2 of 4 e) When the actual costs incurred in constructing 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 a. Drainage from the site shall be directed to X b. Grading and drainage patterns shall be as identified on Exhibit No. 1 AL-2 C. The grading and drainage patterns shown on the site plan conform to the adopted Storm Drainage and Flood Control Master Plan. 2. The proposed development shall construct and/or dedicate Storm Drainage and Flood Control Master Plan facilities located within the development or necessitated by any off--site improvements required by the approving agency: X Developer shall construct facilities as shown on Exhibit No. 1 as "MasterPlan Facilities to be constructed by Developer": None.required. 3. The following final improvement plans.shall be submitted to the District for review prior to final development approval: X Grading Plan X Storm Drain Plan X Final Map X Street Plan . X Water& Sewer Plan Other 4. Availability of drainage facilities: a. Permanent drainage service is available provided the developer can verify to the satisfaction of the City of Fresno that runoff can be safely conveyed to the Master Plan inlet(s) b. The construction of facilities required by Paragraph No.2 hereof will provide permanent drainage service. X c. Permanent drainage service will not be available. The District recommends temporary facilities until permanent service is available. Temper-R y i ble ash d. See Exhibit No. 2.- 5. The proposed development: Appears to be located within a 100 year flood prone area as designated on the latest Flood Insurance Rate Maps available to the District, necessating appropriate floodplain management action. (See attached Floodplain Policy-) 5537 5469 E.OLIVE - FRESNO,CA 93727 - (559)-456-3292 FAX(559)456-3194 Two sided document FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS Page 3 of 4 Appears to be located within a 500 year flood prone area as designated on the latest Flood Insurance Rate Maps available to the District. X Does not appear to be located within a flood prone area. 6. The Federal Clean Water Act and the State General Permits for Storm Water Discharges Associated with Construction and Industrial Activities (State General Permits)require developers- of construction projects disturbing one or more acres, and discharges associated with industrial activity not otherwise exempt from National Pollutant Discharge Elimination System (NPDES) permitting, to implement controls to reduce pollutants, prohibit the discharge of waters other than storm water to the municipal storm drain system, and meet water quality standards. These requirements apply both to pollutants generated during construction, and to those which may be generated by operations at the,development after construction. a. State General Permit for Storm Water Discharges Associated with Construction Activities,approved August 1999, (modified December 2002.) A State General Construction Permit is required for all clearing, grading, and disturbances to the ground that result in soil disturbance of at least one acre(or less than one acre if part of a larger common plan of development or sale). Permittees are required to: submit a Notice of Intent to be covered and must pay a permit fee to the State Water Resources Control Board(State Board), develop and implement a storm water pollution prevention plan, eliminate non-storm water discharges, conduct routine site inspections,train employees in permit compliance, and complete an annual certification of compliance. b. State General Permit for Storm Water Discharges Associated with Industrial Activities, April, 1997 (available at the District Office.) A State General Industrial Permit is required for specific types of industries described in the NPDES regulations or by Standard Industrial Classification (SIC) code. The following categories of industries are generally required to secure an industrial permit: manufacturing;trucking; recycling; and waste and hazardous waste management. Specific exemptions exist for manufacturing activities which occur entirely indoors. Permittees are required to: submit a Notice of Intent to be covered and must pay a permit fee to the State Water Resources Control Board, develop and implement a storm water pollution prevention plan,eliminate non- storm water discharges, conduct routine site inspections,train employees in permit compliance, sample storm water runoff and test it for pollutant indicators, and annually submit a report to the State Board. 5537 5469 E.OLIVE - .FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 . Two sided document . FRESNO METROPOLITAN FLOOD CONTROL DISTRICT _NOTICE OF REQUIREMENTS Page 4 of 4 C. The proposed development is encouraged to select and implement storm water quality controls recommended in the Fresno-Clovis Storm Water Quality Management. Construction and Post-Construction Guidelines (available at the District Office)to meet the requirements of the State General Permits, eliminate the potential for non-storm water to enter the municipal storm drain system, and where possible minimize contact with materials which may contaminate storm water runoff. 7. A requirement of the District may be appealed by filing a written notice of appeal with the Secretary of the District within ten days of the date of this Notice of Requirements. 8. The District reserves.the riaht to modify,reduce or add to these requirements, or revise fees, as necessary to accommodate changes made in the proposed development by the developer or requirements made by other agencies. 9. X See Exhibit No. 2 for additional comments, recommendations and requirements. Gerald E. Lakeman, Proj ct gineer: Mitzi M. Molina District Engineer C: PROVOST AND PRITCHARD 286 W. CROMWELL AVE. FRESNO, CA 93711 5537 5469 E.OLIVE - FRESNO,CA 93727 _.(559)456-3292 - FAX(559)456-3194 Two sided document ED" 1I I "CH" NOTE: THIS DRAWING IS SCHEMATIC, DISTANCES ARE ApPROXAdATE. � I Uj U I52I 18, Q ,77 i 3 s •��"'xn N. � vq LI'14 � v, t .!i„}41xIF�c�it �sl r y 2x t r - . co IL I II •I I I . "AK.. TH" II go II 18' _4-24 I Ni Y I � 0- I AK I -• SHIELDS "CH-1 AVE. "CI°� LEGEND ,.C�„ Master Plan Facilities To Be Constructed By Developer- Pipeline(size Shown)&Inlet. Future Master Plan Facilities Direction Of Drainage —————- Inlet Boundary Drainage Area Boundary 40 SCALE 1"=300' TRACT 5537 CUP 2005-195 DRAINAGE AREA: "AK" + EXHIBIT N0. 1 FRESNO METROPOLITAN FLOOD CONTROL DISTRICT e RAWN BW Wmia DATE 1217MS KWrta®d{DWGSIOEQIIBI7IGTYCUP1700S495.tlwp - _ n� �.. ^.,c. OTHER REQUIREMENTS EXHIBIT NO. 2 , The cost of construction of Master Plan,facilities,excluding dedication of storm drainage easements, is eligible for credit against the drainage fee of the drainage area served by the facilities. A Development Agreement shall be,executed with the District to effect such credit. Reimbursement provisions, in accordance with the.Drainage Fee Ordinance, will be included to the extent that Developer's MasterPlan costs for an individual drainage area exceed the fee of said area. Should the facilities cost for such individual area total less than the fee of said area,the difference shall be paid upon demand to the City or District. Development No. Tract 5537 engtlpermits\exhibit2ltractsl5537(mm) File No.210.413 FRESNO METROPOLITAN FLOOD.CONTROL DISTRICT NOTICE OF REQUIREMENTS PUBLIC AGENCY DEVELOPER Mr. Gil Haro, Planning Manager HANSEN EDENBRIDGE FRESNO VENTURE Planning& Development Department 661 LIVE OAK DR., SUITE 3 City of Fresno MENLO PARK, CA 94025 2600 Fresno Street - Fresno, CA 93721 PROJECT NO. 2005-195 PRELIMINARY FEE(S) (See below) DRAINAGE AREA AK DRAINAGE AREA AK $39,160.00 DATE )I 10(0 1° DRAINAGE AREA - APN 311-246-55 ' TOTAL FEE $399160.00 ADDRESS ' W/S POLK N/O SHIELDS AVE. The proposed development will generate storm runoff which produces potentially significant environmental impacts.and which must be properly;discharged and mitigated pursuant to the California Environmental Quality Act and the National Environmental Policy Act. The.District in cooperation with the City and County has developed and adopted the Storm Drainage and Flood. 0 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. Ther p oposed development shall pay drainage fees pursuant to the Drainage Fee Ordinance prior to issuance of a building permit at the rates in effect at the time of such issuance. The fee indicated above is valid through February 28,20. 06 based on the site plan submitted to the District on 11/28/05 Contact FMFCD for a revised fee in cases where changes are made in the proposed site plan which materially alter the proposed impervious area. Considerations which may affect the fee obligation(s)or the timing or form of fee payment: a) Fees related to undeveloped or phased portions of the project may be deferrable. b) Fees may be calculated based on the actual percentage of runoff if different than that typical for the zone district under which the development is being undertaken and if permanent provisions are made to assure that the site remains in that configuration. C) Master Plan storm drainage facilities may be constructed, or required to be constructed in lieu of paying fees: d) The actual cost incurred in constructing Master Plan drainage system facilities is credited against the drainage fee obligation. 2005.195 5469 E.OLIVE - FRESNO,CA 93721 (559).456-3292 - FAX(559)456-3194 Two sided document FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS Page 2 of 4 e) When the actual costs incurred in constructing Master Plan facilities exceeds the drainage fee obligation,reimbursement will be made for the excess costs from future fees collected by the District from other development. Approval of this development shall be conditioned upon compliance with these District Requirements. 1. a. Drainage from the site shall be.directed to X b. Grading and drainage patterns shall be as identified on Exhibit No. 1 AL4 c. The grading and drainage patterns shown on the site plan conform to the adopted Storm Drainage and Flood Control Master Plan. 2. The proposed development shall construct and/or dedicate Storm Drainage and Flood Control Master Plan facilities located within the development or necessitated by any off-site improvements required by the approving agency: X Developer shall construct facilities as shown on Exhibit No. I as "Master Plan Facilities to be constructed by Developer".. None required. 3. The following final improvement plans shall be submitted to the District for review prior to final development approval: X Grading Plan X Storm Drain Plan X Final Map X Street Plan X Water& Sewer Plan Other 4. Availability of drainage facilities: a. Permanent drainage service is available provided.the developer can verify to the satisfaction of the City of Fresno that runoff can be safely conveyed to the Master Plan inlet(s). b. The construction of facilities required by Paragraph No. 2 hereof will provide permanent drainage service. X c. Permanent drainage service will not be available. The District recommends temporary facilities until permanent service is available. o eilable b d. See Exhibit No. 2. 5. The proposed development: Appears to be located within a 100 year flood prone area as designated on the latest Flood Insurance Rate Maps available to the District,necessitating appropriate floodplain management action. (See attached Floodplain PoIicy.) 2005.195 5469 E.OLIVE - FRESNO,CA 93727 (559)456-3292 - FAX(559)456-3194 Two sided document FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS Page 3 of 4 Appears to be located within a 500 year flood prone area as designated on the latest Flood Insurance Rate Maps available to the District. X Does not appear to be located within a flood prone area 6. The Federal Clean Water Act and the State General Permits for Storm Water.Discharges Associated with Construction and Industrial Activities (State General Permits)require developers of construction projects disturbing one or more acres,and discharges associated with industrial activity not otherwise exempt from National Pollutant Discharge Elimination System (NPDES)permitting, to implement controls to reduce pollutants,prohibit the discharge of waters other than storm water to the municipal storm drain system, and meet water quality standards. These requirements apply both to pollutants generated during construction; and to those which may be generated by operations at the development after construction. a. . State General Permit for Storm_Water Discharges Associated with Construction Activities, approved August 1999; (modified December 2002.) A State General Construction Permit is required for all clearing, grading,and disturbances to the ground that result in soil disturbance of at least one acre (or less than one acre if part of a larger common planof development or sale). Permittees are required to: submit a Notice of Intent to be covered and must pay a permit fee to the State Water Resources Control Board(State Board), develop and implement a storm water pollution prevention plan, eliminate non-storm water discharges, conduct routine site inspections,train employees in permit compliance, and complete an annual certification of compliance. , M b. State General Permit for Storm Water Discharges Associated with Industrial Activities, April, 1997(available at the District Office.) A State General IndustrialPermit is required for specific types of industries described in the NPDES regulations or by Standard Industrial Classification(SIC)code. The following categories of industries are generally required to secure an industrial permit: manufacturing, trucking; recycling, and waste and hazardous waste management. Specific exemptions exist for manufacturing activities which occur entirely indoors. Permittees are required to: submit a Notice of Intent to be covered and must pay a permit fee to the State Water Resources Control Board, develop and implement a storm water pollution prevention plan, eliminate non-storm water discharges, conductroutine 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. 2005-195 5469 E.OLIVE.- FRESNO,CA 93727 - (559)456-3292 FAX(559)456-3194 Two sided document FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS Page 4 of 4` c. ' The proposed development is encouraged to select and implement storm water quality controls recommended in the Fresno-Clovis Storm Water Quality Management Construction and Post-Construction Guidelines (available at the District Office) to meet the requirements of the State General Permits,eliminate the potential for non-storm water to enter the municipal storm drain system, and where possible minimize contact with materials which may contaminate storm water runoff. 7. A requirement of the District may be appealed by filing a written notice of appeal with the Secretary of the District within ten,days of the date of this Notice of Requirements.. 8. The District reserves the right to modify,reduce or add to these requirements, or revise fees, as necessary to accommodate changes made in the proposed development by the developer or requirements made by other agencies. - 9. X See Exhibit No. 2 for additional comments;recommendations and requirements. s Gerald E. Lakeman, Proje t E ineer: Mitzi M. Molina District Engineer C: PROVOST AND PRITCHARD 286 W. CROMWELL AVE. : FRESNO, CA 93711 2005-195 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(359)456-3194 Two sided document BCH"Il I I I NOTE: THIS DRAV.IWG IS SCHEMATIC, DISTANCES ARE APPROXIMATE. i I Uj I� a TRACT 5537 ..._ CUP 2005-195 -,-" I II I BCH" II I, .Im I,^ II I 18" I 24_.. i CL SHIELDS "CH" AVE. LEGEND IICIp Master Plan Facilities To Be Constructed By Developer- Pipeline(size Shown)&Inlet ®-- Future Master Plan Facilities Direction Of Drainage —————— Inlet Boundary Drainage Area Boundary SCALE 111=3001 TRACT 5537 CUP 2005-195 ® EXHIBIT N0. 1 DRAINAGE AREA: "AK" FRESNO METROPOLITAN FLOOD CONTROL DISTRICT Kimt==wcswewnememamoo&i9&&w oMwNar.oc1bo DATE, mms OTHER REQUIREMENTS EXHIBIT NO. 2 The cost of construction of Master Plan facilities,excluding dedication of storm drainage easements, is eligible for credit against the drainage fee of the drainage area served by the facilities. A Development Agreement shall be executed with the District to effect such credit. Reimbursement provisions, in accordance with the Drainage Fee Ordinance, will be included to the extent that Developer's Master Plan costs for an individual drainage area exceed the fee of said area. Should the facilities cost for such individual area total less than the fee of said area,the difference shall be paid upon demand to the City or District. Development No. CUP 2005-195 eng6permit\exhibit2\city-tpm\2005\2005-195(mm) GUIDELINES FOR PONDING BASIN / POND CONSTRUCTION AND MANAGEMENT TO CONTROL MOSQUITO BREEDING Immature mosquitoes develop in shallow water habitats Fresno has enough year-round urban runoff from sprinklers, car washing, and pool drainage to keep water in drainage basins even in the summer--when mosquitoes breed the fastest. The design and management of ponding basins and ponds is of critical importance for mosquito control Following are some new guidelines for these facilities: *1. . Ponding basins and ponds with fluctuating water levels should have a "low flow" area, a deeper area or sump where drainage will accumulate, instead of a uniform flat bottom. This allows for water to accumulate to a greater depth, and helps "mosquito fish" survive. The low flow area should be located at the pond inlet and should be at least four feet deeper than the rest of the basin floor. The rest of the basin should be graded so that drainage is directed into this low flow area. *2. Side slopes of ponds and ponding basins should be as steep as is compatible with safety and grading considerations. They should have a slope ratio of 1:2 (vertical:horizontal). 3. Decorative ponds and artificial wetlands should be constructed so that water depths are maintained in excess of four feet, to preclude invasive emergent vegetation such as cattails. *4. Ponds and ponding basins should be constructed to provide for free, unobstructed access around their entire perimeter by vehicle and/or by foot, to allow for maintenance and mosquito abatement activities. *5. All ponding basins should be enclosed in chain-link fencing at least six feet tall (to City of Fresno Public Works Standards), with double gates to provide an unobstructed total opening at least ten feet wide (no center post between the gates). Gates should be secured with a standard padlock to allow for access by maintenance workers and mosquito and vector control personnel: a No. 5 MasterLockTm with key numbers 1 C95, 3203 or 0855. 6. Ponds and ponding basins should be constructed to allow easy de-watering when needed. 7. Ponding basin and pond edges should be maintained free of excess vegetation and trash that . would harbor insects and support mosquito breeding when it falls or blows into the water. 8. Ponding basins and ponds should be managed to control algae and emergent vegetation (plants that emerge from shallow water), to remove harborage for mosquito breeding and to allow"mosquito fish" and other mosquito predators better access to their prey. 9. Ponding basins and ponds should maintain water quality that supports the survival of "mosquito fish" (Gambusia affinis, available from local mosquito and vector control agencies). Use caution when selecting herbicides and pesticides for use in or near ponding basins and ponds, because many pesticides are toxic to fish. * The asterisked guidelines modify the current City of Fresno Public Works Standard No. P-62 for Temporary Ponding Basins: 10/29/04 • • • A Ali _ .. ' ��l�i���� r' _■� �I� J JIN��--_��P�,�7r - ��i „�• -ice�►tY►_.=i.J���L N!� ::L•.:l`L- a JeNn�'".�d%3F���a•I�=� _ n,- ". �7..., l—dam IIP(_'1 1, I r s O v d �ilf' • f�y� r�-'S cep,°° as^ � �-�I�• �_'it: 2525 Floral Avenue a •• Ph(559)888-2619or896-1085 Fax(559)896-6425 n ����L a r-.i�l.�� o la�e� nfu ®■'®Ill'ePillll I`i� Selma,CA 93662 rEI� II_I�I ' p�� -- — 1z:..lir � ,:� =��i:kil�r : €�1= rrn, �i� `T— 'e�'�"®"====V®�®moo®='ccs �' I— riff— ON ONE IIEEG= 111offiff.w. u �nl L _ �7OI-IIS-- 19®Eeeee..®=_N it .=__, 1-6 I Ili.aniliei_ ��i3 r.=EiF'�e�ell-1e Irul -_i�B — !h�-�Imma® �®•CnmAe® �02".11 BEN I— II r='�� r- ■ e �IIli �— :1=II .�II.�r�Jh Uil i�— Iflf ' �J=1__ � y .w®®a®_•e•om' �I�11= L= .7_Jen�. J'wl:`�-h���■!� e�r�-r _ nFrl■ e n e ur_I==L~ 1 _ - ®slP9 •,..e./'r-= I —IJI rTlli. !�_I""r �a oll�`,16gm J cer I==e'- ra �-Woid �-ar _ — I'��•L®�u 1�,, i�il`�r III 011.1--moll....' .—� 3 \�gip=-renew=="sc= ,�_''_�== -U(/U� � a= _ ' e c_wuuuncs=..9=ee=1;=;ilc_ce 2111 _1=_ v - r_ =�JL=d CI \`�I'E=i R—: r= MR, eee� - '►.I:_5R,— JII � � �=c=®oolnunl_ee•o:= -�r--_I;r.flt���l'l��• ` - _3 e ®�l/liiininnlunllnuellll:==leemenn ®-_ - ®omoloeo= ::nunnee- • =l �.=nlnlnoeei •.uveeae® _= ev meoe cei�` =®1 ���❑nunoenel01911°7uenev_.- e:���:ia=__ _ I ! ®® _ -_I!®� ISS enc 1� �IIIIIIIAIiile9AAAii�^.:ii�!--1=e:,1"-=== e:c-evi — ®N®4 (Ilrir C e■I— _— •:IR� r� 1=o,am��j gonnueem:,, .f,-= -- .Le= .S.®=�-_.m]®as®=. �� �■//r�/��''�II��� �IIIIIIIIeeAIIIIIIfT�fl MANNHEIM' ®� eeuuomne'�'ullllilli :.F_=e��(�iiiiiiill;p= � _ � �Inue�e"pnnmu:g-•A uicnuu•�_= :_:/lu _-_ = =® _ Pj�'-r'����-_ , e _✓®® � 7-__-- ;?:p�s�S..���`R?!®®�@!E!1!__=®® �!!®1�—nII1 G�•® � mn-'� _a6lumil iill. Im ® �1 V Lu.,ml®Inlool' R^'IAIPII6'Blilt�IIII�\\WI J EROSION � �\\_�®tiilll�ilileiis _ ft ■■ 2338 East McKinley Avenue Fresno,CA 93703 Ph(559)268-6565 Fax(559)268-6918 MEN -- ® _ v City of PUBLIC WORKS DEPARTMENT DATE: December 29, 2005 TO: SANDRA BROCK, Planner III Planning and Development Department FROM: JOE PAFF, Senior Engineering Technician Public Works Department SUBJECT: CONDITIONS FOR VESTING TENTATIVE TRACT 5537 AND COMMUNITY FACILITIES DISTRICT 1. The long term maintenance of the following items is the ultimate responsibility of the owner/developer. If approved by Council,.the following features may be maintained by a Community Facilities District. • Maintenance of all Landscaping and Irrigation systems as approved by the Public Works. Department within the street easements (including half of median)and the landscape easements along the property lines that side or back-onto North Polk Avenue. ■ Maintenance of Sidewalks as approved by the Public Works Department within the street easements and the landscape easements along the property lines border North Polk Avenue. • Maintenance of all interior Local Street Pavement, Curbs, Gutters, Sidewalks, Medians, Inlets and Street Furniture as approved by the Public Works Department within the boundary of the tentative map. ■ Maintenance and operatingcosts of all local street Street Lights as approved by the Public Works Department within the boundary of the tentative map. Maintenance of all Street Trees as approved by the Public Works Department within the boundary of the tentative map. • Maintenance and operating costs of police, fire, traffic control and recreation services as established by the Council of the City of Fresno. 2. Proceedings to place the Final Mar) into a CFD may not commence until the territory has been annexed into the Citv 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 an interior street, Street Tree Location and Street Tree Species 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 621-8695 c:PW File No.10770 File:\word\cfd2\ttmapreview\tt5537 conditions ■ Street Name Review TM-5537 12-1-05 Street Name Status Required Change West Cortland Avenue Chane West Fender Avenue West Fountain Avenue Chane West Cortland Avenue West Shields Avenue Good North Carnegie Avenue Chane I North Ivanhoe Avenue North Wheeler Avenue Good North Polk Avenue Good CITY OF FRESNO ENVIRONMENTAL ASSESSMENT FINDING OF CONFORMITY/MSIR NO. 10930 Pursuant to Section 21157.1 of the California Public Resources CodeEUD FOR FILING: (California Environmental Quality Act)the project described below is zQ06��R determined to be within the scope of Master Environmental Impact 9 PM E: Report(MEIR) No. 10130 prepared for the 2025 Fresno General Plan. CITY C LERK. FRESNO CA ,Initial study is on file in the Planning and Development Department, City Hall, 2600 Fresno Street, Fresno, California 93721 (559) 621-8277 Applicants: Initial Study Prepared By: Hansen Edenbridge (subdivider) 661 Live Oak Park, Ste. 3 Menlo Park, CA 94025 Sandra Brock, Planner David P. & Frances A. Valenzuela and Joseph & Delia Garcia (owners) March 9, 2006 562 W. Celeste Ave. Fresno, CA 93704 Environmental Assessment.Number: Project Location (including Assessor's Parcel Numbers): . R-05-067/T-5537/C-05-195 3201 North Polk Avenue, on the west side of N. Polk Avenue between West Shields and West Dakota Avenues APN 311-240-18 Project Description: .Rezone Application No. R-05-067 proposes to change the zoning on this 9.48-acre property from RR (Rural Residential District, Fresno County zoning)to R-1/UGM (Single Family Residential District/Urban Growth Management Area), consistent with the medium-low density residential use designation pertaining to the subject property applied through the 2025 Fresno General Plan and the West Area Community Plan. Vesting Tentative Tract Map Application No. T-5537/UGM proposes to subdivide the subject property into up to 40 single family residential parcels and at least one outlot for open space, with concomitant grading and installation of related urban service infrastructure. Conditional Use Permit Application No.C-05-195 provides for this project to be a planned development with modified lot depths and setbacks and specified building elevations Zoning to the R-1/UGM district and development of the proposed subdivision on this property requires annexation to the City of Fresno and detachment from the Kings River Conservation District and the North Central Fire Protection District, actions that are under the jurisdiction of the Fresno County Local Agency Formation Commission. Conformance to Master Environmental Impact Report (MEIR NO. 10130): The Planning and Development Department staff has prepared an initial study and environmental checklist and evaluated the requested vesting tentative tract map in accordance with the land use and environmental policies and provisions of the 2025 Fresno General Plan and the related Master Environmental Impact Report (MEIR) No. 10130. The subject property is proposed to be rezoned for single-family development and developed with housing at an intensity and scale that is permitted by the planned land use of the site. The 2025 Fresno General Plan and the West Area Community Plan designate this property for medium-low density (allowing a range of 2.19 to 4.98 units per acre) residential uses. The proposed rezone and vesting tentative tract map will not facilitate an additional intensification of uses beyond that which would be allowed by the above-noted planned land use designations. After dedication of right-of-way for major streets, the Finding of Conformity with MEIR No. 10130 Prepared for the 2025 Fresno General Plan EA No. R-05-067/T-5537/C-05-195 March 9, 2006 Page 2 remaining net. 9.33±acres will be subdivided for residential use at a density of 4.18 (39-lot tract configuration) to 4.28 (40-lot tract configuration) dwelling units peracre. Per Fresno Municipal Code Section 12-403-B, this density is consistent with the site's assigned medium-low density land use designation. With imposition of tract map conditions regarding infrastructure construction, it is not expected that development of the property will adversely impact existing city service systems or the traffic circulation system that serves the subject site. These findings have been verified by the Public Works and Public Utilities Departments. All applicable mitigation measures of MEIR No. 10130 have been applied to the project necessary to ensure that the project will not cause significant adverse cumulative impacts, growth inducing impacts, and irreversible significant effects beyond those identified by MEIR No. 10130 as provided by CEQA Section 15178(a). Per Section 21157.1 of the California Public Resources Code (California Environmental Quality Act), it may be determined that a subsequent project falls within the scope of a MEIR, provided that the project does not cause significant impacts on the environment that were not previously examined by the MEIR. Relative to . this speck project proposal, the environmental impacts noted in the MEIR, per the 2025 Fresno General Plan land use designations, include impacts associated with the medium density residential use designation specified for the subject property. The project does not change the land use approved for the subject property, and will not generate additional significant effects not previously identified by the MEIR and no new additional mitigation measures are required. Therefore, the project proposal is within the scope of the MEIR as defined by Section 15177 of the CEQA Guidelines. Moreover, as lead agency for this project, the Planning and Development Department, per Section 15177(d) of the CEQA Guidelines, has determined that all feasible mitigation measures from MEIR No. 10130 shall apply to the project proposal as noted in the attached mitigation monitoring checklist. Public notice is being provided regarding staffs finding in a manner prescribed by this section of the Guidelines and by Section 21092,of the California Public Resources Code (CEQA provisions). Darrell Unruh Date Planning Manager, City of Fresno Attachments: Environmental Impact Checklist for Environmental Assessment No. R-05-067/T-5537/C-05-195 Mitigation Monitoring Checklist(MEIR No. 10130)for Environmental Assessment No. R-05-067/T-5537/C-05-195 ENVIRONMENTAL ASSESSMENT CHECKLIST EA No. R-05-067/T-5537/C-05-195 Potential Environmental Effects 1.0 TOPOGRAPHIC SOIL GEOLOGIC 12.0 HAZARDS 11.1 Ge-oTogic azar s, unstable soil conditions 1 12.1iskoof explosion or release of hazardous 1.2 Adverse chane in topography or ground surface relief substances 7_ 1.3 Destruction of9unique geologic or physical features 1 12.2 Site subject to flooding 1.4 1 Increased water erosion 7 12.3 Adverse change in course of flow of flood 2.0 AIR QUALITY waters 1 2.1 enerates su stantial indirect source pollution 12.4of ntial is 7- 2.3 from aircraft 7 2.2 Direct site pollution generation 1 12.5 Potential hazards from landfill and/or toxic 2.3 Generatiotion of objectionable odors waste sites 7_ 2.4 Generation of dust except during construction 2.5 Adverse local climatic changes 13.0 AESTHETICS 3.0 WATER 1 13.1 0 structs public/scenic vista or view 13.2 Creates aesthetically offensive conditions 1 3.1 nsu icient groundwater for Ion -term project use �' 13.3 Removes street trees or other valuable 3.2 Uses large quantities of ground water vegetation 3.3 Wasteful use of water 1 13.4 Architecturally incompatible with 3.4 Pollution of surface ater or groundwater supplies - surrounding area T 3.5 Reduces groundwatewr recharge 4.0 PLANT LIFE 14.0 CULTURAUPALEONTOLOGICAL 1 4.1 e uF�d ces numbers of an rare/unique/ue/endan ered 1 14.1 emova o historicbuilding, or disruption y q 9 of archaeological site species 1 14.2 Construction or use activity incompatible 1 4.2 Reduction in acreage of agricultural crop - with adjacent historic site 7- 4.3 Premature or unnecessary conversion of prime agricultural land 15.0 ENERGY 5.0 ANIMAL LIFE 1 15.1 Uses su stantial amounts of fuel or energy 1 5.1a uuces numbers of an rare/unique/ue/endan 15.2 Substantial increase in demand upon species y q endangered existing sources of energy 1 5.2 Deterioration/displacement of valuable habitat 1 15.3 Wasteful use of energy 1 6.0 HUMAN HEALTH/SAFETY--Potential for causing injuryPillnesses 7.0 NOISE Explanation of Ratings 1 7.1ncl ceases existing noise levels _ 7.2 Increases exposure to high noise levels "0" Insufficient Information - 8.0 LIGHT AND GLARE 1 8.1 ro Insufficient information is available for this uc ion o g are, which will adversely affect residential areas category and environmental pro)'effects which may result from to determine the potential 1 8.2 . Exposure of residences to high levels of glare the proposed project. 9.0 LAND USE "1" 1 9.1 ncompati a with adopted plans and policies No Significant Environmental Effect- 7 9.2 Accelerates growth rate 7- 9.3 Induces unplanned growth In this category, the proposed project will not 7 9.4 Causes adverse change in existing or planned area have an adverse environmental effect, or any characteristics such effect is not substantially unusual or of undesirable magnitude. This rating is also 10.0 TRANSPORTATION AND CIRCULATION utilized incases where the category is not 1 10.1 Generation of ve ice traffic su icient to cause capacity applicable to the project under consideration. deficiencies on existing street system 1 10.2 Cumulative increase in traffic on a major street for which 2 Moderate Environmental Effect capacity deficiencies are projected 1 10.3 Specific traffic hazard to motorists, bicyclists, or In this category, the proposed project could pedestrians have an adverse environmental effect which is 1 10.4 Routes non-residential traffic through residential area of sufficient magnitude to be of some concern. 7 10.5 Insufficient or poorly located parking However, this effect is not substantial enough 10.6 Substantial increase m rail and/or air traffic in itself to require preparation of an Environ- mental Impact Report, and is mitigable through 11.0 'URBAN SERVICES project changes and conditions. 1 11.1vai a i ity o ire protection _7 11.2 Lack of emergency vehicle access "3"Significantly Adverse Environmental Effect 7 11.3 Adequacy of design for crime prevention 11.4 Overcrowding of school facilities The environmental effect identified in this 11.5 Availability of water mains of adequate size category substantiates in itself, or contributes 7 11.6 Availability of sewer line and treatment capacity toward, a finding that the proposed project has 7- 11.7 Availability of storm water drainage facilities(on or off- a potentially significant adverse effect on the site) environment sufficient to require the 1 11.8 Availability of adequate park and recreation areas 7 11.9 Unusually high solid waste generation preparation of an Environmental Impact Report. u. X X m 0 CD r W N 01 _ D E (a O n d Q m d A a3 O n Q X a m 0 az I I V �.. wu Z m a) _ ° a) c c c G pcc pccm Aoccc EW m o a CL m o a ts LL ` Ma �o 00- 9L o O � o N o-c' oGama' a) ) G pO W .- mc0 _ a) . CL o U CL a a0 � f`a a0 aca F` a a0 O Z Wa' H o o o _ () a) Z Z Z > m E _ _ > m 1- Q = 2 UJ acc o.c ac CL () 0. a) C m a) c 0a yo � W f0d0 1D a) ° a)o aJ -f E? CO d $ � `� $ � cf0i � 0 � II a) _ - a) W (L c- o '2cn Hca ° ca � W a)� o — amcc � asca aocu o� o V Z c .. Z 0-aw a) c c O m - 0v o a) o c o mU QW oc Ir a) a) ao a) ccwc a) m m _ � n X Ca ca ") a�•3 m LD m c rn -� Q C 0 N o E c _ 2wo aaOJ 0 -o aF= mc _o �c mm- wo JZ a) 'D ° oawa- r oc � cw�00 >m � � ° o.� � � a. CD � fn � coc ° 3 mc`a Uc° a) °�� U a . a) m'cs c2 00 A a) a) ca Z vc) a L� mci0v > w m c� n0 Y M 'o � � N 3 W m m .r0Oa) � - � we m0as �vi mn N (j 3 � r - m 3 � co•a m E fO 0 0 m Z o no c w � — ams � — CL CL .0 o c me E ) mcq a) ° m W." M � w = E o� W o m o_)c c 0N m c m � °? o o amusia' � � c0 mca) aa) cu I I ca 0 o g v a) m ac o m a) , v m U Up 0 c .0 a-0 m o aa) m z c m > '0 Cc �n >, Z .o y . as o C m M p an- r c�. na �,c w-_ 'cca o 3 W o m _ � � > ��rnf0 cc c E 3 E 3 c m 01i W E m Ca o yo '0 W a) cu) a) a>i E -) m d a) a; m dv C vai c EW W Z a) N a C a) 0 m C O C a) OONa)w m a v rn0 F" � � m m mC9 a) o r- CO C9 nN o � mC7 m a) 0" Ca N W � w < aa) v ° iu .Nw a0 E c n• a) ;° a "> vw� 0 'DLCD CO 0Lj� o 3 .00 o � c) E � ��).� � � 3 �y� ca ca � cm a) U yV� O amac) a)46 o ` a a aci m � w � o. ) a) Lr o�?�0 LO UCL L c = c c M 0 Il c:3 aa)) F - wQmCo, M " � "3 0M Ca 0 a) wUa) E _ Ca $ 1� C Q a) ac) U O ` O a) a) O Q. O N O a :? U N C co o2U c. : cca E cc 0c° 0 " Ecnm > m cE m3 \o Q C 0 Cac CD ca WF`---. r04 =Q� N �N 3t y °m0) m U Sw m >.r o aci0) D �=ca m aac �W� a) W .6 (n m c c ms o m m vi c o Np o cats 'ow(q 0 0 : o �� .3 = a)� no �. G _rnm m a m U am0 �' a'�Ocn m 00-0 c � Z NL C3 O)a- O'3 �Jw a) -J CN O > w a)O I I m E 1 C 0 cu C O C C 0 F- 7 0 C O O = 0 U Q E m a) m () (0 a) 0_ fa a) N p > m w a) •c0 O N •- a = a) Q m mZ o c c m 3 € y ac � � 3p CL `0 C .9 � ?o d N C C N N O a) O N -0 N N O a) 0 O N J O ca 'C 0 Ca �O •O co C •O J. CO ca N o E 0 C m ti E C O C w ca .V L O •C p 0 C ca r - a) a 3 0 .0 :? ui € a� > E o °ac m E o > 015 M E O C0 C. N O N C "' C,N C ei C C C M- 0 a) cnd 8 O a) C a7 a) @ ` w C m LL cc Z m wino mUao « aE m8aa) FL-• .� ca LL 0 N W X V � E L .. ..c` II v a CD D c v 'a Q X - X X X � ¢ . m o CL W m.. w w. Z m p �� c c m m� cc D c a) a� m Q O N o c E 0 c c E c c E c c E JW �` �ao Z` � `-° o �f9o � `-° o M d LL Or > ° � Odd a) 0Vd N a a - aH � m0 IL F-0 m0 aF a m0 aF a m0 Z G o W � LL F- _ O v E 4) Z Z > > > CD ....Z WW �= o oca c nac) c aa ) � c ac4) °o) Od � W ma)0 ca3po Co w � c CL W � L °ca off: a O `o c .c . - a 9m aoacicl - a E : cc UJ V Z N— N o'V) f0 a) U fn a) m O C .c •D m N c U a) N 0 QW ym c oLCDa)Owc =CG - a) c > Co NN >, EL C7 p O �m N :? m c m 3 m ? �.E d m O ME O m e - N'a ' N c N CL a) >, U N > U E N �..a•y - m p N N O v V 0 `p �, m O'M L c c N m. O.L N N a d ¢ o _ J Z m E c m m 'm;-. .L.LL U rn.�m = o= Co 'a to v� c � m o_p E c•- �•- a) y m _ N c 3 c m > -'�m a m 3 =' O •n U > CoNw a) N N .c fLA Z aCm Oo cc bII fma .Tur U°a) a) I OLL v O � (D i o W a) pNO• .npd U maCc U) LmmNwL � ) :3 cuo dmco N N 0- F- Nfq _ ai acI' CD 0 )G_ c O N O ` CM aN D m N m a N c c o " () 0) 4-- 2 -0 p E N O C � NQ 3 io0 cmo c o ° o1-o0YOm a) acC3 a 0 mE > "0 cc �'U ' > 7Q N nW N Om a'OoaUN LU N N - Wa0 na°i '� cmY� > � a>img cc� a) (nwm ° o-n mocas M L � : N c m m c 'o � v w � c� m N N v p N a) �' E amity? cmi °N v � .cm„ 2 N � d 3 •� N •Np O a W M a N �' N o C N a) N U 0 :- Q _rn Q p Eoa E o � �_� o m c n — o � Nm m E? -- (D vmi .( ow m ° aa)i..3 m y ami m ao cL L CO 0 cO L a) O 7 w• w C rn N.. O Z C w m U c a) a w .� - - .0 - co m N :: T O a) c (� O � ° :6 V) cmc � � mv� Qa) 0 ymo ya > a) N c mp � a)d mLN Em ca N our Q 5 o C Cc y •SLm. ° 0 m m � � ai °a¢ cos o 0 d � a)- =, v� o W) C9 c° N � o � �°%_oa) 0ats � � Nmc EaY � ? � E d io �(U) 3 mY a) N io a0 mL o rno '0 m c ca w o ~ N rn o c c o'c E'� ov ` m = --- m c o 3 > m a3i y c co N a) 0 0.•- x c c o E E a) E m �° m c N = c : O U w 3 U' •O . a) c O O N N C N w '0 N N O +�- O .N-.. 0 - N � L6 °goo m m CG m `-' vnmtiE:2 .� m cca m cam= >, mo c`ov C) O` "- E _ E m m o N " (� a) m N V 'O c 0 .0 O m Q c'm 02 aa) a) c`o0m o > a)CN v -- '8 amU ycL. of am C p c ems m N a) �.SN 0.o) °� 0. 075 : c 0.E) CD 0.i m o m m c 0 p moO 0 (DO �, " (v �+ EyQ-c 0.) a a 4) '0 5 � Z a � N cL)2 0 0. L a.o,� � 0 m $ c 0 E E ° o Ow r > X I I Q —(D 0 o >.a �Om � N�LYc c0 � � a actio r- U) ¢ m uj a) m � c a) m c CL(t) g 0 ° O >,Ew ° > m c : m -0 c aa) vLE p ° c Im »— m 3 a) cm y0 M-0 .4 V N 3 N ' N U N cp co -0 'O O > a) U E .'•' p — c 'vo € a OE 3 w OLmm p i°,oc v2io > ZmE :: � a. m n� mm a3i � � o m >� yym n- : E 04° v 0.) S o` °)o c ma U ~` � .a3 Z n c a4) > m Mi cD E c (o cin o ti a�'a cCL ma) m 0.i a moinc0 .2 mco) (o) E cc 2.2 LL CD o N W X X X X o ' U � E L - - ca t4 O d m - A m = U U o. Q X oQ a3 0 aZ V y m w a Q G Cl X c - m W vc � w m o f0 ❑ O a LL E aci o �.E�aci ch rn a E Q ` co a c E o U ; 'C a°i o y j� oa aoi � . aoo .: mca'D Z ❑ m ❑ W W F- rn Z Z Z c c c J 2 rn ° o 0 oa � � ° . o ' o o` w - g m cr a� — m F- W a Q W w 13 ° m a) � � c c m cmi o U) _ m c N O � � M a C7 m a v in m as ai as c U•� c m � Q N m o C m E 'O•n vi 3 `� X (D m it E � Q N m o m Z Co w m aa`) `- aci aci v> > o E y ° =.[° `•' c a n a. Q J r L c w mm any m wE •3 co m N L m om ooE o � cc o. . O aso u, o O cm W Q 3 aai `. °� aas Co aw >, ca "- a � .0 o c ,° Za' � m o ° � Emc >, o � 'c aa'i c0 iom y � a ° c W LL c m �s E m c c 0 y ° - o .>- at)i O c c n � N > `° w . ino m �0 Ems. � m 'v �° gU m _a'cn Zo c ° o m,� casco aas mE o 8 0U _ > o � ACV Q � g � — ma � m aiL v mo � c 0 UJ oV � a I 0 � 0 ccCL Eo ctnc ° � � m 'n o Co� °� _L Umm E U ❑ c g m 0a O EL c ° 3 a Z m cc m o c c 0°- m as c ° ut a? m a o W ma �.m �° c ❑ o y o Amo > p: W m E v m E cvi cc ms m io m_ W= •cc•V) m W w c c c U c o Q a w- w o c as o a > c as as ° v°O � E 0 � , 0 m uai €c w o a 'a to aciv ma ago > •� aci °?'y .� m 0. om omc �3 CD m ° o m ° Lac o m e m o m N c (D m — s Z O a (7 m O•m p) > N c y E y as U m rj M U C V c y c mw c E c c am w o • �� a � m m ° M ~ N O E (DLO U) E 'C m a) O.CL O w pd� ul y O- O to >, m N 3 `p� m ma ca 1n O N O L a7 y N ° X p> `m C `° CD a O N C m w a z� > > o > ° aoi E w a c L m x E n1 m ° a •- - � o j N N p Qm 3' cc0 c L C �. m O p m m m 2 — Z y O c c co aMCL ° >, m mm Vic = ° y � v m 'o 3vm, c cc ccwas Q � C.) me c m omc c0 m 0 m o n o c > m _� > c ° a, m CO 0 C D c m :? CO y c o a € a �cy ai �'a N = ca m am E o _ Ec _ co C fl O_m c U N C C m c0 C li @ C N cc O.0 N a N d 0 w d c3as � O c� � 0-,o 0 .2 0) (D *0 om co Q) ° mm Ewvi Ecco -' �' o . O 3 ° c m ` w m ' io 'o c ° � cc -a - 'n cn a� ° Co _ o N ci o as 5 Z ooucmco c °o3Opom0E 55mo000'ZassQ : Eco co I I Q m o � m m aam r y -o co E cn a a_o m �' — Qm ui 0 � c r- m•` 0 S c o co m o cco c .. o mom �� �r m Lrn " m m m d ocYr vo ° omc aai `m :? > j0a) (gym m.� .a)o .- sem omcUWP :_ r 0 — `- as a3i. c vm v m e c c E m a .U � rn�° E c o Es � m m U ;g OL cL as � > m . m ns o m E o as c N civ =a � � F--• ami ~ s o a — m ❑ 2 '(0 N U N U m U E 75° i� = U`m 'r- C a �«- N ►- Oa • �,m ri c o CD V U U w co ci o U :B N 6 E LL X X X cr, 0 N W X X X X X X V � t9 m (� IL m D U 'a Q X IX m o 11 Z W c ri o•- _ Z m c c 4 d d a W Q m °' w _ _ J W °a a" c cw c c o a c O o O M D. V- ocaaa)) aci ac) co co CuCE cc (D c _ > V) E o a) m CD O W m d m m•w C N m. C a) m.•� 'C o .0 v) a) m C a) (a c6 m cu Cc U > a) c a) N aa)i a) a)aa)i N m aa)i N > a .O _ a_ a p o� mo o � aoo aooaoo aoo aD oD 0 Z Q - W W H- rn rn rn �Z W UJ .0 c c c . c 0) 0 0 0 o 0 a' J = W c w c O 4. J O O O p p O O O O a J d (D UJ _ w V Z ° m0 m0 c c c °� >' v a� N w o QW mm � — conn ° 0m. c > E c mem mom = o t' o � � a n. C9 a3 — m 0 � m o _° o m z my wL 3 v, c O ccc E s C y m O C a) > ... C O �O N y L m 3•w O d O Oa to O a > a'a U U a) y m m U. 4 2 0) .1 OO y CO C a) m w C y ; > 3 N a d CN0 o a Q � (DEc �= a) U) a- °� c o cc � Omw cm _ ° pc � °) I- � (D Q) E � b � � c = a) c � �ac (D 0)'D ° E � m CN W w m �`-°- > a) a).. .0 s 3 a ":.a w > _c ° o 'c rn� c C C ° m m Um - 3m c a� a •c • � c � m co mai . @a LO m C m ;c t rn �a C Et C m o E c m E E _� � Zccc "D m3N ya.c �� 'D " a m 1° � � o ca U) °) c ' w � ,4 d O c y 3 'n o ° w D ° o o E a�.� � N EOE m o m 4) o , 0 0 o N °o a) Nosy a) aa> C o aoi ~ $ c "A U) ;4 E N N ° E c° �� y �w E m e �*P o y = ` U U � Z rnm ° Ec � o wa @ cm•�� � ° � o a) CL -° v�a in 0 7 0 m "'•c O O N D1 U W a.-)-� auia� c a) 0 - UE > >, m m �` ° o Co- ca �' m ° ° my cc W = CC c ° � y lt a) m a •R c rn E > 3 y a U m 0 3 m Via , m C c 3 0 ° 0 0 0 0 c c o d °� m m 3a _ W c m rri c a) > m 0 E m Coo 0 0 ° awcc '' = ° m o C 3 m m °� c m �' M rn F- N o DCD CDaa) (D0 io •- m FL C a� � aai ° E � E ow° O 3mmC cn °� 0m U) � a _> � 40) c � w 4) O m c ., ia C m c m n. Q rn Q ocn � � 'Uac) CSN :° oc ° cj! vcw a— 0) cc C cc >>cn �, W .0 o 2 I2 '42 _ .:a o rn m CO t ccaa c.o N a) > X U 0 0 7 c ,o 3. 7 C Z v, ) cn = o c� m � � 3 as m > 0 LC (Dnc E c - c C 4) -o °; O N (� C at c 2 m m a' � mZ rn m ; rn �' m o 0 ° c o ° E Cc m 3 � cg c 3 W4- a mem � osr_ N0 > oc m m ._ cccr' � T ai ° w o c N Q c yCDCa) 0 � c caa3 mCcaa � a-0 ma � c4) y,acia'�i aaa)) Ea m Ln U, m 3 � c o ., y y ° a) a°icmn °� •horn � Co m cCa o a ° aci `0,�—vw o f � � o ~ � (D a� E aa) CY.o LL L 3 >:EE —°co CL la aa)a ca rn 3 m we (D 10 U) ac o ti cEca a o LE = v 75 :s .� m � � 3 m Loom ac � E - a c� = Clr cm 2 m .. �_ CD 2, o m � E crT a) ». o CL E m� E 3 a) ° p o m • o w �m $ ° m a 3 °, a) mw. c m U 0 E O m � 'E a m � U O 7 t w °'.L C ca L w L O` O O (a O U y a) U C O U) a). LI; aa)) m E m aci vi 3 C `n 0 0 0 L C"- m w ° rna m cam m CD o E c 0a CD L w a m .. a y U .t y m C m a � '`C U) c m '° O � a Ug m E o ` . m e Z 3 m m cco m o c — •� m � $ ° a € a� c CL � c � ° o m o ° n3 t0 Naw m c m c4� o � � � E ° o a) a � o � c •� O c m rriw � r Eco 3 o c o a) C rn m `� a) > m y � mw � .0 2 a� c 3a c Z a) Cca) N rn aDoo 'a. E °� cLm. a mc �a E 0f0 caayi c°icm m mod o. a) m m- ca r U - `- m a) _ N - Co e - a m . 0M = 0 I I Q rcmE zca rna) r mm > ca) c w m tm -0c>o N om Qm W rnm a) ca rn m a t o � E L Orn sE m- 3 wL N uL c >,-a 4� C0 rn m rn 0 o my m 0 c ° € rn ate- w EL >, oN U ° a� ya a> U axi `° aE w U ° m �_ _ a) � m >, cc U �' cm y Ua) E 0a) Urnm m 022 Q0 t ° ate 0 a) Uca) .� rn C . O a) U U �. U L) m U p N ' a) � a) rn L O ca a N .0 Co ,_ N L L.. m.0 N@ N L N C 2 a) rn a a) �' V O L••• m e - 7 rn CL I- c c m o F- m �- a� oai s c@ t- w o c m cCo c a) > - (D 0 o wU0 ~ cU m pj ra m ._ U 0) a) I-- N C U m > t n_ O O '°•C U _ 0 '00 0 ui o)E a m a) m o I- cd E ao O a cid 0 ova � o 3 axi a>i� G �coi G � w co O .w m p cco co -6 6 O. c m 0 6 ny0 G '0 d GNm N W X X M p E i m c� rn 0 ai 'm0 ca c mm U .Q m 0 n. z W I I Zm �� W � U- C c _m m .- .. E A2 S2 o JLL! � .. ccw Sc .. cc da C m e CC m e m e n 0cu ch cmaE' . 0)aE 0) aE 0) aE n m m d d O V, O o � o = O m N,C �O N 0 U) o 0 cmm cmm cmm 'cmm a� pm m W e- > a > n c > a c > C > n nr -0 a Q- n_ V m m m m m m m m m m m aoo aoo aoo aoo o� ao o� 0 z � w Fu E- �Z wW � J = W °c' c c 0) a CM O a �.J O o O O 0 p p n. a w � - a F- w U O) C LLJ 'r m m O.. w a) N m m 3 m Z. CD m a) U a � o � mo g � r- � �+ = mM y � m m v) 3 LL �E2 j O O 0 c V U ° U c ;«' a. C 0) w 0 R Q rn Jz aGN > 0 �0 rn rn `mom o Cavy ° a o > ) a (L < fq 0 O n 0 C L o. m O m n.- U m m m E w. ca C N Q w �. 7 N — C . U m O rn C U N 2 m 'C 'U m � M am a) O. C 0 O 'C m > ` . m O m c _ m y m rn S m > a rn o W LL o C "' .0 •5 o m . m m o E o)m m m 3 f6 a 2U) rncoE dam Ca) c � m � O m ` cmmmc 0E 0 �_' cn zC c000 Uew � o me m .0 CL, 6NNa) m � N ON ac) aE) `mn = c � w U) U a coots maxim a) >• @ w 0) 'D m « '0 L ` C '0 3 m N ` to m p j OC) O E m U o z �� o caE 3m t6 c. aE) aa)) a E a �wy w W Nowa � nc"i cj. m $ c°) m cLi 'cE `mc3 > v� _ ° o W 0 '0 C m 0 U = n U ?� O -c U W 7 n C '.O = — 7 C O C N C m C C U U N C N N - = 3: � c aci c 0 3 m a aa)0 COD o 0 3 nm m Y E y o c o � E Q Q Xw � coo MCOU o.c� c •_ °�' 2oc8i8 i5' o Ncncm Cc Lh ac � c., coac > EES - 08 ami �L m - a) - (Dm � �, ca o m p mm m � ma 3 m $ •o m0Et " c _ E Z p v m cv m m m p mw- w m � c � m m ' E m m m 3 mM _ m m ap c va s y m o U maEM 00M Ewa ° io s m 3 ax) CO m - E >,•- E � � ca m m m m � m ° m °�L v En p $ m ° y 3 � E > c m Q ac ' m > > (D = �' '3 ° n 3 � w oo0 - m CL a) o � C7 E0) > •0ca co o 'om m aXi ma c w U3 `° y oY E n` (- m y 7 O .. p 3 7 a C N A N C p y O N > p a) Q E m m m �—5 `° y m Fn N.m'E L°) >o0 C � C1 4° m °° o cc cL= "' w LO S m n� w `° � •` c w y c o .. n E C E m £ m '3 ° o ° v o c mE o m Ca w °)•- m _ o m � w :c w p w o m m p m o > pU cmc � mm Uma .° o.o O -o -- cmc -orn via `) a) m � m $ a) n2 ami 0) E--°p o c m .0 c -- a) ov 2 •m a) 'oma 0 •rn — v p o c — Co m 0) (D c •�, C N C ami a) m 8� a ` � g Z L . . •= U C N(� C a m )' D C m 'C O. p « c - Q m •Z cO a Noun `� oi-Q c °: m p cnn o — v c c6 3 > L 3 Qao >+ O U m w C O m g'o w y C L C C m'O y m U �, ° a) L m D E c°) c m 0) m m m O m m 0 as �� � >� � C c m E . -U o m p- c o rn . .c o w m w o)To U m m V p t� i5 m _m E 3 C m e m m c 0) - m m p m .m-• y m C m ... =p m U +' C CL.- (D N d E U a �- O m C .0 .�.. m` > m C O 'w �• y O rn m n ~ a) m m -2 ~ •a 4) E ~ a Q r'rn O U y O t m s •� M-m L w a F- m G. mwm � o Fn 0 cm uia) c � �? 0 F-. mai — F- '5 � > am (D N dO O M > L Y m n z ""' L N N E a N n w EwC7 m w m U � w v 3 w 5E cu cS -o (i U. u)) °caw u_ c°) — a- _0 LL X X X X to O N W X X X 0 v � � !9 ° fC m D m Co CL U 'a Q X X .. X m o az LLIrn a c I Zm p CL m mccam . m � Q Q o S a v : p rnp p O JW M•oocc acC � � � � � caci o aV. a• 0- (D o amE � ccoE ccE cu O y C: CD O fn 0 O y N C o a O C On C o O O W ..: _m p m a� p 'G m y m •C m •G-a) U aai m» c m acx ai a>i m` aai a>i To>> > 07-) cop p � i� ap app a. p n.o p aD p Z 0' W ° j o j ZZ °� oc � o •00 0 0 00 00 C 'C a7 m C • C C . Z WW .o aw0m C3 O` c o` � oca 02 I- Q = 2 rn rn o m U 0; G •C- G.� IX J -C C = = . c y a° n o a 0 C G a O C G - d J O o > c oQG cm cm o>� m° -5 a) Q. J d C o m m C 0 b c-o � -co O ? U •C-O p N U a) W O n O my my � ` O)C" � a G c a�.•a a= •a � U Z (D N m c W vi m m y y•o m ui as m m-t mL y 0) m y y U Q W L - c ai cam Z ` _ w �'m m v= U Y » m L 0 C U m m y >, D. (9 � MI- 3 � ca°pw m umi CL a CUA c a) 0-a � ca ��- ° °aM o a°i w �� Z M �vn o o c E o � m o� m v c rnE �.E w o o N cL o rn •° C w m o , o m p o c. > a aQ J cn >''U ca t, O C'0�;a m m - � C C m U .a ` > y m w a) - a) .r > c m Q M m o o m C _° y ° cow •o 5 ac 0 Er m > (o m y F- � � '� asoa>iU`= m om 4) ao m m - 700 rnym '5c o � Zu- ° Z_m 'aa) a aE 32 � 3a a3is mrncEz yam . Mo W am o o y o m c ,. = o;So ° m E E o cmCL � N � E a a N :Co.-.cc L N m c p � w 0 p m m a m a U " 0 w _ N Zo ° a� coEC7ayiC Cb � m0o ° M C � 3cE 'm cm,� Ev, � N m m acme m o `m My U U) `o 0. m Q o o ° c m �� m� E U0 Z � "' cp m C y m m > m L 2 0 my m asp -� m y mmEa' X ° Um0mz C� Crn mo= 0 c ° 30 Us lJl W m C C O O m y ° m m U O N c C " m U m -0 0 Q' 0 .-=L w � a m Q m n my m ° E m G G m � W m . — .0 a a) as m m U c m � L. L fa ° C 3 fC�. N ca F- � n3 (DU) cM00 cca � � c wc°� aim ° moo Go ° Em fn to to 3ti c .Qo m 3 a x yaL •m 5 •0 n -0 rnm as > m'C m m _ •° cm a� y � m m > E _rn cmiQrn- > �. r W y G am T �'c o = c C m cmia 2 = a> � _ m m m 3 t[� � 00ca .coo 3Nm 0moo o (a ao Co oCJiyLm Z 7 m > w= U y 2 0)ai o ca E' - L = C L m w O E o fa Z. mal E C C U Y p y y •- m c°i .t C L •0 ++ y co C cy° w y CL m,� o c w as in > C Ul o y m aj yCD ti !- ca � 3yoE 25:- 3 •X m - G Gm � EQ v ° c -0 Q o C ) a N 0 U w >°.(a. cu m 0 3 ° `O °>° a7 >O c m ca >O O L; U_ 0 rL) uw � may° oocm mm � e � �_ (am tacaLa� Q. a C~C cc `' (0 �.�.+ w p a) a7 C - m.E y ; y > C @ 3 w L m OE m (D G O G C L m 0 a .0 m y co y C C N .� m ' C a) W> .- C C - 2 m w40 0- . m 3 cm2 c: a7 = •x., O 7 o O � U m 0 O,0. m C�.- m � 'x M O ,(D f0 O,••. m N > M '� m a m >m (1) M � m G O m m� aci ° E acini > M 0 o E o a�•-' � � ac a/ ` > +�' �Q ° ` •° m ° C U C y m a to CL C n ° m O m O D. p) > ip �p 3 a= � � O y C O C E p co N w .- d � O ._ W C o m y m G p y �„ U > a7 U Co 0 m m 2 O '� cg y. > 0 y ° 'O U CD o m co c y c°>.S aci m a o o a� w > a E � m ° > m c° -0 M w 0 > Z — 0]� 3 m CO m — E ca a a y Z m � C m O V (a .L. � 7 m°p w ° I I m m w m E � m_5 m a ° m y y U U > L G U E m o Qm m ` W m � ami m o "N Ly -m°L � � tn E U " c m w m 3 > y EO y C >, 0 Tab m e >, > c m m r, m m vi E > a' o m U o ai o °y' V > ` C-° y m fa m m a 2'a a= w C o d UoccM0m0y U0w V CWc ca m w ULom mmv cc •� i_ o f m3 o a� y a L U 6.2 y o c y o y a�o_y s ca CD b o y o CL a c mo m- o ° vi ~ � � := E v cn C a m 'o r am a a as m cm o M °U 7 M N L >. � o cc 1fi U c U C O m r' a) cx r n d c.°� N c U_ U_ m 0 3v y m cL aE W 2 ;«° m C7 c.- 2a E y m co a m y N 3 A U. X . x x x �o 0 N W X o , V � m O U" a G1 m m � a w v U .a a Q X], 0- m o IL W Zm ca. Q CL, w � o m d _ m E E E m E m m d' c oa c o �o o a o pW 'ca) c � r � c� � ° p ao ao ao aM 12 o nm. o Z rn 0) W Cl) C m c N a)C m ZZ �c o oc o" v � v o� v o0 ...Z W W o m c m c m c m c c ca C w- •. 1II c •g — ca r .2 — ca c ao _ ca 0 — CL — J = G d O C Oc 0 n. O C c o O_0 C c 0 C.O C c o - �.O C c Oa � J 0) (Drn�. mOv CD Ca � o)� mO 'v �� m0 d J IZ •g o m m .��. a o (D o o a)0 c o _m � E c > a—Ei n Z5, —• 'o 'o 0 W Q c a'= CL rac CL r-ac no �a.c ao rn'c a � W — Ommca c� 0m0mc� 0m0m0 OmmmO O .mmca ° (~j Z m >.m m m n n >• m me oL m — m � m m m mV W m c c .0 m Q ia•;° cao � c 'cm mm v '3 �'3� m c N timx � 0 mmcaCa aa)) 00 M ~ aEi = c )0N Cu c m. � Ec c"nwom y c Eo6 0m — ° Z ° m `� morn JZ manic m 3ca = 'cam c 'oia0) m > m d ¢ Q W L y W t U y N C. - C C •0 an d •C n 0O c a) C Q m C m w N m n.a - m m 4: N 0 ° w >+fn � �+ •j y c N Z m L m� D v D LO N C ca �- m U C - .0 w0 U) 0 c W E— o C °- a) eco �' o �-' om� c o m c `° °a � N cm°aLm � m (D � c8mc � cn 'u� o � E � ca o � °' � ON (n 70 myo sU)-0 mo (D o � a) E •0 a o Awa 5w ,� m c m m y c cw w . � cn 0 � O 'D > m > 0 wm0 0 0 o m c UD N m 0 ?' 0 o-mow - •N T� C •� .,m..� m m0 m o U) w � Z :2 m :- 0. 0 c C cn — 0 c•0vE o m W O m 0 CT 'a. O m O C 'O m 0 m'0 m m o a) m o w -ow m n'- o f c E w o W c>aaci > .m Z c co3 amEN °� >, � � W w m E @F- m o me 0. Tmm ;� o ° .0 c m ca m > in o F- = L 00 N a) M f0 � N° C N CU Cua 2 > , -� a) 7 C 0) m `LO U) O � Q W E o > ami mL� c > m 0 = `ca v w a vi am) aa) Cn wo m C Lm ° amc _ mac m m •0 (D 2 m n0 �v — a) c � ° c � � - 0 nvi E> 0`o n> CD Z � H � m0 m sc m c .0 m L m O o.•n - a) o o °" o — m = O m m C L c ` c m L. O N m D U _O � � � a) c (A � 0 Lnwm 0mm _ am L s ° c � M E' Co 6 w 0 Cu 3 o �' oia °o 0 0 c ms rn m 0 3 o a o- c Q m m t `p U o c U N C to C O (a m L O > >� r C ami m o 0 ov' E Ca -0 E y - 3 m o m o 0 0 H O m m m c22n m O nm O V m O o ca 0 o 0 a) U ni p w d Ca O m > C O) O 2 m C m Cn a) > V) O O > m._ 0 •c n 0 ca m - Cu Cr O' •p•0 m m O m o w m C ca 2 mm LC•C c ) - cpm c m a>i _ vimm o U) CLa , 'o o N L m 4-66 m m 0 ca n •O m m >0 w to O) N m o O ca O ' 0) -d N E = •ca O y m C c 'C N N -O U E m c c m C m > m O L L L Co m 7 'a O C _ t� 6 p 7 U m O 0 7ca O_'ca m .: m e j0)M E m y O C .L. m L. `) m rn m Of v v rn n C d?+ C CO 0 O w 2 C 7 u) N Z-o C m C O` O m m O 0) ui m 0 'O c) - O •a 0 o O m w m N'>•p C >+ m y U 0.N ca j m .` ` j_ 0 C Z c U N c E O -E 0 '� m -o m 0 C C m m Gw C E w d > nin U +a)) I I Q N O 7 N m� '6 m Z p. m C •- m C C y .O =p '_ O Q [0 C m U) O '0 O O m U 0) c a w 3o c mU m c° � m CY) avi c m 3 ° � w ° (D 0v CO C 7 a y m c � 75 c cmCn cm� mmCh 0 (nm ca -a Co0 °) mcmi Cm— O m O.m fa 'V m m m 'O) O y O) C O ` C m L_ O L ° mEc° X vG a) mo _ - - ca 0 --(Di .ay EL0 � 0 IL >, LU W 2 .2 � 0mo mm wm� ` o Emm mo � w > o m cycn mma Qm •- mm0w Qpm U .� cm Qm ri N 'C N er L C y vi o = U >' e- U j (°n 'y ' cmEcn � _ 3' c°� b a > m co �' m � ca 2caE.S cd .6 ci v ai LL m 0 N W X X ' Q1 L Q � m CY) Il m U a r ¢ m O aZ W > . c c 11 W U- m n n m 0 m ani ani an Z D i Q Q D O Z p Z C) p p W c o c of -0 c y v o r " .0 c c mE mEa`y Ca m Cc Cu ca) ca) CL 0o y °c'o c o c o tmo IM o V > � > c > ° E > ° c > � > c � c � _ 0 mOyO m0m0 m0 m0 m > m > O � ❑ apxU -ap=cn ap ap ao a o Z Q CD vmi W H c � ° " ZZ �c rn 0ncco `0 € 0 �Z WW om c c - c oma)._ COU � -� W 0o. c c c 0 - ra ccs rn 0. -j � d �E (D0 O O O ChCL0)= o W M a Om � � 0 US aa)) Co y m 1- W o CLui U „LOr N N w d O w N N w N N d �' .. N '= Ca C Q 0 LLO.. Co N A U W j O O ..mU+ '� 'O m m w p). cV N 7�" - Z E y 'G 3 H— N c � 0 c n.o c E cL Z • C.` = Y 0 0w .0 h � w - o m o o cc (D m `� 0 �' E > ,� •, v3''Cn me > w" ago) JZ E � m tgQ y .. o0 0 ,� . c 0 N O >, m � c � tLQ Co my >; u) � c._ oa � - opo c cm3 � � 00 cm I-- W o m ° '__> w? 4) ccn�U3 m rn c y'� �- o_ m cc o ° m C13 m c � Z LL p c� mZ�U C CSY C 0 � E h o a) a = oc'� ° c W a) t O c O N c x m m N ws Crc U > � o L E L y.o E 0 0 3 a) C C T O C U H O C ` - c m m U N w U) m u) a) c m O '� O m y 0 C 0 ZN a0W ca d � � °) 0 c oa) v�m, voWZ � o >amm � � u) o 0 E y ami 0 (D 0 m o)- 0 a - m c (D '9 Z U U � � C E I I _ tp a). O 0 U c .0 O C >, N O C m > 0 U,n O 0 y 0 U U p aoi m -0 y V 0 m c � o n oma > Y c��a c-ov c o Z o c CD m w m c o dam v, m € °)> io, o € o cD a o W aEEE � `° $ � ' �'� � � � c'°t � z � c �' � c cCn moErno . � OC zm. o o c U m °) > Z - M o c' c �v nm �) � Z' X E cCi3 n»= m a) LU I 2 U o .0- — — Co ir m 0 C — U F � `O � :? QN - A2 'a m 0 Lo m o m y o � .��- o o me N N Z 0 m a) 0 0 U) T N n N'> w m n... �a - Q C1 Q cywa) 0) Ewo0 0 0) = a�io)L_ o E � cia > c � � Z, m r. W L 0 N U- -13 O 0 C C U .0 N 0 N 0 0 0 U 0 0 — CA (0 C 0 O 0 Ucc 0 0'3 N 0 U «_ a) 0 37 cy m C c .p CA 0 0 V o m L O N 2 O.C n 't n N n N 0 m 0 c._ r-.O y U Z c .` N w O�to E " w N m E 0 0 C O C m -0 U 0 O c n 0 N U 0) V Cc Ca � �s @ E E� N cmiF- ` `�_ U m 0 CL m a) m m0 0 c c 0 0 CC a)m cin c E-- m mo ms ow nI m o �O, .0 0 U 0) 0 E m o y ° No co ° m is Q - o f QU 0'C in v_� w o y o m •o o ' O o c.) m 0 c u) E'� 0 '> o .c Co c m m O L o c o c Ca C c� n E 0 E v - 0 - a) Oo 0 = 0 IL !- 1- yu� m � � Co U � mo � Lc m CaCLoo L 0 > 0 - a) ` En w ti C COyp'm r D C 0 j 3 T N 6 0 0 O N �Lm. y u0 'Ca 4 m C N ° c 0 >•, 0 E C �- 0 �•- w w o o U > .E - '5Co m m O E yipp O 0 : 0 0 o 0 o c m 0.n. m m 0 m ° 0'� E w N .m a) 0 m f� 0 0 0 0 L 0 x'a)N a) c N y O C m 0 0 `� 0 y fl. U O 0 r c 0 0 Crm D 0 m •0 O 0 '> 0 ' v7 C > U .� . 0 m 0 N O 0 O 0 d U ` t to mm io Ocmcm c sU) Via) c 0a>) Z �cpc Co > .m � N -. oD Omc 0- (� m T._ � 'm•� m u) mU ui ++ vN Uro U a? c 0maa) cu oE (j orn fa p m N y E 0 U N w N O" n m O � 7 0 -X 0 .0 a) N N •o t t t N C ,� U O c € > 0 -Q 0) c c•c m o CL 0 �x � -o w r y - m C U y m O c Z '� a) 0 C N 0 O m m U w =h C m L (a C >%= 0 I- U c (D ui C°p o = ,4U__. a) C 1 I Q O 0 a) > 0 r-0 (m "E `) c m N L n N a o c N C' a) d 0 N 0 0 j m U d E Q m W 0 3a m m = m - - a) r.-,w m rn d m C � 0 . n L c 0 0- - t: w c m - a`) 0 Z 0 0 o � 0 0 0 �.S 0 Tm E S c p c 0 m � o � v) m � w cL `0 >+ Q $ me p o� n > U c 0 c � � cw ` c UU) 2w o M u? m m � v) � w (D0 � ' ms °) 00 �, 0v= 33 a 0 Q a) � u) U � (DU) cop Q Cc m s c0 o m a: a 0w ami o y •m d. ,0m0 Oa0Co (D 4) ~ m Q °cm •°� om N m m m >,2 Q oCro CV 0 0 ri E'M• c C U N m 0 T C N y D �? 0 2) •- 0 CL i m`IL- U E oU cg Y O O � rn 0 0 2 m o c °? w E In c o aoi U U (n�. r� Y rn Yti Ca F- E • • • �C5 a) JU m m m x 0 N 0 ca p m w m U •n. Q X oQ m o dZ W Zm WW . p a ❑. o uj JLL c ° cy a — m E. ° E CGI) p rn o o QW "cam r- 75 C> > > m Q-o 0.. o Z � p _ W W F- rn rn -Z ww c c F- Q 2 rn rn oa � _j O 0- -j a w � co � w - _ o QW ° o csc � w �, CL O .w 7 of C Fa- w ° ca w3 0 Z m Q ° — c W a� .>LO Cc cs °n ° ° ( N D ON a m a) gE � ° vo Z ° ° �° CD W � > — mac W c a) m nc w no U) to N rn� v c $ ami a Q 2) p>•j Z sg nm m F" `O c a -0N ° U Q no w L9 0 cl a:-. m a) 75 m o O C~O0p ~ ID O` c O a> o a. to Acca LvCL tu i E a ° oas a m :9fn Nva 0 u! C U21 � ' p ° CD r CD L coL - - d Cr j _ .. C O CD ca °• co Zm C3� EcaE