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Home My WebLink AboutT-5557 - Conditions of Approval - 7/31/2006 c'"°' REPORT TO THE PLANNING COMMISSION c>DM�►� AGENDA ITEM NO. VIII-13 rnE-� COMMISSION MEETING 5/3/06 May 3, 2006 APPROVED BY FROM: STAFF, Planning Division Planning and Development Department (/ DEPARTMENT DIRECTOR SUBJECT: CONSIDERATION OF VESTING TENTATIVE TRACT MAP NO. 5557, SITE PLAN REVIEW APPLICATION NO. S-06-38 AND ENVIRONMENTAL FINDING FOR ENVIRONMENTAL ASSESSMENT NO. T-5557/S-06-38 EXECUTIVE SUMMARY Vesting Tentative Tract Map No. 5557 and Site Plan Review Application No. S-06-38, filed by Harbour and Associates, on behalf of Fazio-Williams Investors, LLC, propose the development of approximately 1.9 acres of R-2 (Low Density Multiple Family Residentiao zoned property. The property is located at 4887 North Polk Avenue, on the west side of North Polk Avenue, between West Shaw and West Santa Ana Avenues. Vesting Tentative Tract No. 5557 proposes to subdivide the subject property into a 5-lot multiple family residential planned development with one outlot. Site Plan Review Application No. S- 06-38 is a request to modify a previously approved site plan review application for the site to add property lines as proposed with the tentative subdivision map. The applications are in conformance with the 2025 Fresno General Plan, West Area Community Plan and Highway City Specific Plan, pursuant to Section 12-403-13-2 of the Fresno Municipal Code. PROJECT INFORMATION PROJECT A 5-lot multiple family residential subdivision to be developed at an overall density of 10.4 dwelling units per acre. The planned development will have private streets, 1 outlot for common area, landscaping and access maintained by an association. APPLICANT Fazio-Williams Investors (Engineer: Harbour and Associates) LOCATION 4887 North Polk Avenue, on the west side of North Polk Avenue, between West Shaw and West Santa Ana Avenues (APN: 311-700-34).: (Council District 2, Councilmember Calhoun) SITE SIZE 1.9 acres LAND USE Existing - Vacant , Proposed - Multiple Family Residential ZONING Existing - R-2 (Low Density Multiple Family Residential) PLAN DESIGNATION The proposed 5-lot multiple .family residential planned development AND CONSISTENCY subdivision is consistent with the existing 2025 Fresno General Plan, the West Area Community Plan and the Highway City Specific Plan designation of the site for medium-high density residential land use (10.38 to 18.15 units per acre) and the R-2 zone district. ENVIRONMENTAL Finding of Conformity to the 2025 Fresno General Plan Master FINDING Environmental Impact Report (MEIR No. 10103) dated April 13, 2006 PLAN COMMITTEE The West Area Community Plan Advisory Committee, at its RECOMMENDATION meeting on April 3, 2006, recommended approval of the vesting tentative tract map and site plan review applications. REPORT TO THE PLANNING COMMISSION Vesting Tentative Tract Map No. 5557 Site Plan Review Application No. S-06-38 May 3, 2006 Page 2 STAFF Approve the vesting tentative tract map application subject to RECOMMENDATION compliance with the conditions of approval, dated May 3, 2006. BORDERING PROPERTY INFORMATION Planned Land Use Existing Zoning Existing Land Use North General Heavy Commercial R-2 Single Family Residential Low Density Multiple Family Residential and Vacant South Medium High Density R-3/cz Single Family Residential Residential Medium Density Multiple Family planned Unit Development ResidentiaUconditions of zoning East Medium Density Residential R-2 Single Family Residential Low Density Multiple Family Residential West Medium High Density R-2/UGM Vacant Residential Low Density Multiple Family ResidentiaUUrban Growth Management ENVIRONMENTAL FINDING The initial study prepared for Environmental Assessment No. T-5557/S-06-38 considered potential environmental impacts associated with the subject conditional use permit application and vesting tentative tract map request. The study indicates that the project, if approved, would conform to the medium high density residential planned land use designation and land use policies of the 2025 Fresno General Plan and is within the scope of Master Environmental Impact Report No. 10130. Therefore, staff has issued a finding that the project proposal is in conformance to the 2025 Fresno General Plan Master Environmental Impact Report (MEIR No. 10130) dated April 13, 2006, which incorporates a MEIR Mitigation Monitoring Checklist. This environmental finding was properly published with no . ; , comments received within the 20-day review and comment period. ' BACKGROUND / ANALYSIS Vesting Tentative Tract Map No. 5557 and Site Plan Review Application No. S-06-38, filed by Harbour and Associates, on behalf of Fazio-Williams Investors, LLC, propose the development of approximately 1.9 acres of R-2 (Low Density Multiple Family Residential) zoned property. The property is located at 4887 North Polk Avenue, on the west side of North Polk Avenue, between West Shaw and West Santa Ana Avenues. Vesting Tentative Tract No. 5557 proposes to subdivide the subject property into a 5-lot multiple family residential planned development with one outlot. Site Plan Review Application No. S-06- 38 is a request to modify a previously approved site plan review application for the site to add property lines as proposed with the tentative subdivision map. According to the land use consistency table adopted with the 2025 Fresno General Plan (and applied within all community plans), the existing medium-high density residential designation allows for 10.38 to 18.15 dwelling units per acre. The proposed 5-lot multiple family residential subdivision is to be developed at an overall density of 10.4 dwelling units per acre. This proposed multiple family residential planned development is consistent with the existing 2025 Fresno General Plan and the West Area REPORT TO THE PLANNING COMMISSION Vesting Tentative Tract Map No. 5557 Site Plan Review Application No. S-06-38 May 3, 2006 Page 3 Community Plan designation of the site for medium-high density residential land use (10.38 to 18.15 units per acre) and the R-2 zone district. Surrounding land uses are characterized by single family residential dwelling units and vacant land to the north, south, west and east. West Area Community Plan Citizens' Advisory Committee The West Area Community Plan Citizens' Advisory Committee reviewed the proposed tentative tract map and site plan review applications at its meeting on April 3, 2006, and recommended approval of the proposed project. The approval was subject to a condition that a hold-as-one covenant be recorded on all the lots to ensure that all parcels would be owned by the same person or entity. Staff is not recommending that this request be included as a condition of approval. Circulation Element Plan Policies and Major Street System Traffic Capacity According to the 2025 Fresno General Plan Transportation Element (Exhibit 7), West Shaw and North Polk Avenues are defined as arterial streets (two travel lanes in each direction), which will require dedication of right-of-way and construction of improvements. These improvements include the construction of curb, gutter, sidewalk and transition paving within the limits of the tract, construction of an underground street lighting system, and improvements to the street frontage. The Public Works Department Transportation Planning Section has reviewed the vesting tentative tract map and site plan review applications and has determined that the streets adjacent to and near the subject site will be able to accommodate the quantity and kind of traffic generated, subject to the dedication and improvement of. adjacent portions of North Polk Avenue and all interior streets. These street improvements are outlined in more detail in the Vesting Tentative Tract Map No. T-5557 Conditions of Approval, dated May 3, 2006. The Public Works Department staff has concluded that this project will not cause unanticipated impacts upon the city's transportation system and that project impacts are mitigable through the city's standard project requirements for developments that abut major streets. In concert with the other developments that are approved pursuant to the 2025 Fresno General Plan, the development will be required to install improvements and to pay fees toward development of the major street system consistent with the Public Facilities Element of the general plan and will be required to participate in the installation of traffic control measures (e.g., signals, stoplights,etc.) installed per City of Fresno policies'and ongoing traffic studies. State Department of Transportation (Caltrans) In a letter to the City dated February 27, 2006, Caltrans stated that the project would not create any significant impacts to the State Highway System. Site Plan Review Application Nos. S-04-272 and S-06-38 Site Plan Review Application No. S-04-272 was filed in June, 2004 to develop the 1.9 acre project site with a 20-unit multiple family residential complex. The application proposed to construct five, 2-story buildings with 4 units each for a total of 20 units. There will be 2 units on the first floor and 2 units on the second floor of each building. There are a total of 44 parking stalls proposed on the site; 20 are located in enclosed garages and 24 are open-air parking stalls, which exceeds the requirements of the Fresno Municipal Code. The application was approved by the Planning and Development Director on April 7, 2005. Site Plan Review Application No. S-06-38 is simply a revision to the original site plan review to add the new property lines, as proposed with Vesting Tentative Tract Map No. 5557. REPORT TO THE PLANNING COMMISSION Vesting Tentative Tract Map No. 5557 Site Plan Review Application No. S-06-38 May 3, 2006 Page 4 Landscaping/Walls The Fresno Municipal Code requires dedication, installation, and maintenance of 20 feet of landscaping along North Polk Avenue. In accordance with the West Area Community Plan, a 6-foot high solid wall along the northerly property line is required where the subject parcel adjoins a rural residential parcel which is between one-half and two acres in size. Tentative Tract Map Findings The Subdivision Map Act (California Government Code Section 66400 et. seq.) requires that a proposed subdivision not be approved unless the map, together with its design and improvements, is found to be consistent with the General Plan and any applicable specific plan (Finding No. 1 below). State law further provides that the proposed subdivision map be denied if any one of the Finding Nos. 2- 5 below is made in the negative. In addition, State law requires that a subdivision be found to provide for future passive and natural heating or cooling opportunities in the subdivision development (Finding No. 6 below). 1. The proposed subdivision map, together with its design and improvements, is consistent with the City's 2025 General Plan, the West Area Community Plan and the Highway City Specific Plan designates the site for medium-high density residential land uses and the project design meets the density and zoning ordinance criteria for development in this plan designation. 2. This site is physically suitable for the proposed type and density of development, because conditions of approval will ensure adequate access and drainage on and off the site. 3. The proposed subdivision design and improvement is not likely to cause substantial and considerable damage to the natural environment, including fish, wildlife or their habitat, because of the urbanized nature of the area in which the site is located. 4. The proposed subdivision design and improvements are not likely to cause serious public health and safety problems because the conditions of approval have shown and will ensure that the subdivision conforms with City health and safety standards. 5. The proposed subdivision design will not conflict with public easements within or through the site because conditions of approval will assure noninterference with any existing or proposed public easements. 6. The design of the subdivision provides, to the extent feasible, for future passive and natural heating or cooling opportunities in the subdivision because of the appropriate use and placement of landscaping plant materials and because of the orientation of the proposed lots. The subdivision map, subject to the recommended conditions of approval, complies with the design and property development standards of the Zoning Ordinance and local Subdivision Ordinance. Based upon the plans and information submitted by the applicant and the recommended conditions of project approval, staff has determined that these findings can be made. CONDITIONS OF APPROVAL 1. Development shall take place in accordance with Vesting Tentative Tract Map No. 5557 dated February 24, 2006, Site Plan Review Application No. S-06-38 Exhibit A, dated February 24, 2006 and the Conditions of Approval for T-5557/S-06-38 dated May 3, 2006. REPORT TO THE PLANNING COMMISSION Vesting Tentative Tract Map No. 5557 Site Plan Review Application No. S-06-38 May 3, 2006 Page 5 2. Development shall take place in accordance with Site Plan Review Application No. S-04-272 Exhibits A, E-1, E-2, E-3 and L, dated June 30, 2004, and the conditions of approval, dated April 1, 2005. Action by the Planning Commission regarding the proposed tentative tract, unless appealed to the Council, is final CONCLUSION / RECOMMENDATION The appropriateness of the proposed project has been examined with respect to its consistency with goals and policies of the 2025 Fresno General Plan, the West Area Community Plan and the Highway City Specific Plan; its compatibility with surrounding existing or proposed uses; and its avoidance or mitigation of potentially significant adverse environmental impacts. These factors have been evaluated as described above and by the accompanying environmental assessment. Upon consideration of this evaluation, it can be concluded that Vesting Tentative Tract Map No. 5557 and Site Plan Review Application No. S-06-38 are appropriate for the project site. Therefore, staff recommends that the Planning Commission: 1. APPROVE Environmental Assessment No. T-5557/S-06-38 dated April 13, 2006 that the project proposal conforms to the provisions of the 2025 Fresno General Plan Master Environmental Impact Report (MEIR No. 10130). 2. APPROVE Vesting Tentative Tract Map No. 5557 subject to compliance with the Conditions of Approval dated May 3, 2006. 3. APPROVE Site Plan Review Application No. S-06-38 subject to compliance with the Conditions of Approval dated May 3, 2006 and the conditions of approval previously established for development of the site under Site Plan Review Application No. S-04-272. Attachments: Vicinity Map Aerial Photograph of Site Tentative Tract Map No. 5557, Exhibit A, dated February 24, 2006 Site Plan Review Application No. S-06-38 Exhibit A, dated February-24, 2006 Conditions of Approval for T-5557/S-06-38 dated May 3, 2006, including GAD checklist from PW Dept, Exhibit D-Sidewalk pattern, Department of Public Works regarding street trees (3/21/06), Fresno Metropolitan Flood Control District (3/10/06), San Joaquin Valley Air Pollution Control District (3/9/06),Central Unified School District (3/29/05) Letter from the California Department of Transportation (Caltrans) dated February 27, 2006 Environmental Assessment No. T-5557/S-06-38, Finding of Conformity to the 2025 Fresno General Plan Master Environmental Impact Report(MEIR No. 10130), dated April 13, 2006 MC tYb 1Y1 e��,�`� to�J `�•3� r�. yyt tx) e19 sn titi,S„ `ao, f�es� i z ES arayw, PoPo�yµ iY fiN� Y • d �� .. 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WHEREAS, Vesting Tentative Tract Map No. 5557 was filed by Fazio-Williams Investors with the City of Fresno and proposes to subdivide the subject property into a 5-lot multiple family residential development on approximately 1.9 acres of land located on the west side of North Polk Avenue, between West Shaw and West Santa Ana Avenues; and, WHEREAS, the West Area Community Plan Advisory Committee reviewed the application on April 3, 2006 and took action to approve the proposed project; and, WHEREAS, the Planning and Development Department staff recommended approval of the proposed project subject to all conditions of approval contained in the staff report dated May 3, 2006; and, WHEREAS,the Fresno City Planning Commission conducted a public hearing on May 3, 2006,to review the proposed subdivision and considered the staff report and invited testimony with respect to the proposed subdivision. 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. 5557 may have a significant effect on the environment as identified by the Finding of Conformity to Master Environmental Impact Report No. 10130 dated April 13, 2006, prepared for Environmental Assessment No. T-5557/S-06-38. BE IT FURTHER RESOLVED that the Fresno City Planning Commission finds that approval of the tentative tract map subject to Section 12-403-B of the Fresno Municipal Code, is consistent with the 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. The foregoing Resolution was adopted by the Fresno City Planning Commission upon a motion by Commissioner Vang, seconded by Commissioner DiBuduo. VOTING: Ayes - Vang, DiBuduo, Holt, Kissler, Vasquez Noes - None Not Voting - None Absent - Cherry, Torossian DATED: May 3, 2006 NICK P. YOVINO, Secretary Fresno City Planning Commission Resolution No. 12358 Vesting Tentative Tract Map No. 5531/UGM Filed by Centex Homes Action: Approve with conditions KAMaster Files-Tract Maps\Tract 5557 Shelby Chamberiain(S-06-38)\T-5557 PC Reso.doc CITY OF FRESNO PLANNING AND DEVELOPMENT DEPARTMENT CONDITIONS OF APPROVAL MAY 3,2006 VESTING TENTATIVE TRACT MAP NO. 5557 SITE PLAN REVIEW APPLICATION NO. S-06-38 4887 NORTH POLK AVENUE All tentative maps are subject to the applicable provisions of the State Subdivision Map Act, Fresno Municipal Code, City policies, and City of Fresno Standard Specifications. The following specific conditions are applicable to this vesting tentative map. The project is not located in an Urban Growth Management (UGM), therefore there will not be any UGM requirements. NOTICE TO PROJECT APPLICANT In accordance with the provisions of Government Code §66020(d)(1), the imposition of fees, ,dedications, reservations or exactions for this project are subject to protest by the project applicant at the time of approval or conditional approval of the development or within 90 days after the date of the imposition of the fees, dedications, reservations or exactions imposed on the development project. GENERAL CONDITIONS 1. Upon conditional approval of Vesting Tentative Tract Map No. 5557 entitled Exhibit A, dated February 24, 2006, the subdivider may prepare a Final Map in accordance with the approved tentative map. 2. Submit grading plans and a soils report to the City of Fresno Planning and Development Department for verification prior to Final Map approval (Reference: Sections 12-1022 and .12-1023 of the Fresno Municipal Code). Grading plans shall indicate the location of any required walls and indicate the proposed width of required landscaRe,easements or strips. Approval of the grading plan is required prior to Final Map approval. 3. At the time of Final Map submittal, the subdivider shall submit engineered construction plans to the City of Fresno Public Works, Public Utilities, and Planning and Development Departments for grading, public sanitary sewer system, public water system, street lighting system, public streets, and storm drainage, including other technical reports and engineered plans as necessary to construct the required public improvements and work and applicable processing fees. 4. Engineered construction plans shall be approved by the City prior to the approval of the Final Map. If, at the time of Final Map approval, such plans have not been approved, the subdivider shall provide performance security in an amount established by the City to guarantee the completion of plans. 5. Public utilities easements, as necessary, shall be shown on the Final Map and dedicated to the City of Fresno. Public utility easements beyond the limits of the Final Map, but required as a condition of development, shall be acquired at the subdivider's cost and shall be dedicated by separate instrument at the time of Final Map approval. The relocation of Conditions of Approval Vesting Tentative Tract Map No. 5557 Site Plan Review Application No. S-06-38 May 3, 2006 Page 2 existing utilities necessitated by the required public improvements shall be paid for by the subdivider. The subdivider is responsible to contact the appropriate utility company for information. 6. Comply with the conditions, policies and standards set forth in the City of Fresno, Municipal Code, Article 10, Chapter 12, "Subdivision of Real Property;" Resolution No. 68-187, "City Policy with Respect to Subdivisions;" and City of Fresno Standard Specifications, 2002 Edition, and any amendments thereto. 7. The developer/owner shall pay applicable fees for, but not limited to, plan checks for street improvements and other grading and construction; street trees, street signs, water and sewer service, and inspections in accordance with the City of Fresno Master Fee Schedule (City Resolution No. 79-606 and No. 80-420) and any amendments, modifications, or additions thereto; and in accordance with the requirements of State law as related to vesting tentative maps. 8. The subdivider shall furnish to the City acceptable security to guarantee the construction of the off-site street improvements in accordance with all applicable provisions of the Fresno Municipal Code (FMC) and the State Subdivision Map Act. The subdivider shall complete all the public improvements prior to the approval of the Final Map by the City. If, at the time of Final Map approval, any public improvements have not been completed and accepted in accordance with the standards of the City, the subdivider may elect to enter into an agreement with the City to thereafter guarantee the completion of the improvements. 9. As a condition of Final Map approval, the subdivider shall furnish to the City a subdivision guarantee listing all parties having any right, title or interest and the nature of their interest per State law. Landscaping and Walls 10. Pursuant to Fresno Municipal Code Section 12-212.5-E-2, the developer/owner shall provide a 20-foot landscape easement (and irrigation system) along the front yard of the property, adjacent to North Polk Avenue. , 11. Pursuant to West Area Community. Plan Policy No. W-6-b, a six-foot high masonry wall is required along the portion of the northern property line which is adjacent to the property located at 4909 North Polk Avenue (APN 311-110-12). A six-foot high wall is required along the northerly boundary of the site, for areas adjacent to the parking area (FMC 12- 306-H-2-4). Construction plans for required walls showing architectural appearance and location of all walls shall be submitted to the Planning and Development Department for review prior to Final Map approval. 12. When the grading plan establishes a top of slope beyond the required landscape easement noted and the construction of the required wall is to be established coincident with the top of slope then the required minimum easement width shall be expanded to include the full landscaped area up to the wall location. 13. The long term maintenance of the following items are 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 within the street and landscape easements, maintenance of all sidewalks and street furniture, Conditions of Approval Vesting Tentative Tract Map No. 5557 Site Plan Review Application No. S-06-38 May 3, 2006 Page 3 maintenance of all street lights, maintenance of all street trees, and maintenance and operating costs of police, fire, traffic control and recreation services as established by the Council of the City of Fresno. You are encouraged to contact Joe Paff of the Public Works Department for more information. 14. Construction plans for all features to be maintained by a CFD shall be included in the final map submission to the Planning and Development Department for processing. 15. Should the owner/developer choose to not be included within a CFD for the maintenance of the items listed in section 1 above, the property owner/developer shall privatize all common areas, within the tentative map and provide for the maintenance of all of the above items by the property owners. 16. If the developer/subdivider elects to petition for annexation into the City's Community Facilities District, he/she shall be required to provide the City of Fresno, Department of Public Works, with copies of signed acknowledgments from each purchaser of a lot within the subdivision, attesting to the purchasers understanding that the lot will have an annual maintenance assessment and that he/she is aware of the estimated amount of the assessment. 17. Should the City Council not approve the annexation of any or all of the maintenance items listed in condition No. 13, above, then the property owner/developer shall create a homeowner's association for the maintenance of these items and proposed private streets, utilities, and walls/gates. The proposed Declaration of Covenants, Conditions, and Restrictions (CC&Rs) and the proposed instruments for the homeowners association shall be submitted to the Planning and Development Department for review two weeks prior to final map approval. Said documents shall be recorded with the final map or alternatively submit recorded documents or documents for recording prior to final acceptance of subdivision improvements. Said documents shall include assignment of responsibility to the homeowners association for landscaping and other provisions as stated in the Planning and Development Department Guidelines for preparation of CC&Rs dated January 11, 1985. 18. Improvement plans for all required landscaping and irrigation systems shall be submitted to the Planning and Development Department for review prior to Final Map approval. 19. Proceedings to place the final map into a CFD may not commence until the territory has been annexed into the City of Fresno. 20. Outlot A shall be used for landscaped common area and access as shown on Exhibit A, , dated February 24, 2006. Building Setbacks 21. Building setbacks shall be in accordance with the R-2 zone district as shown on Exhibit A of Tentative Tract Map No. 5557, dated February 24, 2006, and the provisions of Section 12- 212.5-E of the Fresno Municipal Code, unless otherwise noted in these conditions. Conditions of Approval Vesting Tentative Tract Map No. 5557 Site Plan Review Application No. S-06-38 May 3, 2006 Page 4 Information 22. Vesting Tentative Tract Map No. 5557 is subject to approval of related Site Plan Review Application No. S-06-38 by the Planning and Development Director. It is before the Planning Commission only for illustrative purposes. 23. Vesting Tentative Tract Map No. 5557 is subject to compliance with the conditions of approval established through the review and approval of related Site Plan Review Application No. S-04-272. 24. The proposed tentative tract map shall be annexed to the City of Fresno concurrent with, or prior to, final tract map approval, pursuant to all required fees and policies of the Fresno County Local Agency Formation Commission and the City of Fresno, including any cost incurred to the city of Fresno caused by the detachment of the property from the Fresno County Fire District. 25. Prior to the issuance of building permits for the subdivision, school construction fees shall be paid to the Central Unified School District in accordance with the school district's adopted schedule of fees. 26. Contact the United States Postal Service for the location and type of mailboxes to be installed in this subdivision. 27. 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. 28. The developer/owner shall obtain any and all permits required for the removal or demolition of any existing building or structure located within the subdivision boundaries. The developer/owner shall also obtain any and all permits required for the proper abandonment/closure of any existing water well, septic tank/leach field. or cesspool, and irrigation pipeline on the subject property. All such permits shall be obtained prior to commencement of tract grading work, in accordance with Chapter 13 of the Fresno Municipal Code. 29. If archaeological and/or animal fossil material is encountered during project surveying, grading, excavating, or construction, work shall stop immediately. 30. 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 Sheriffs 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. 31. 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. Conditions of Approval Vesting Tentative Tract Map No. 5557 Site Plan Review Application No. S-06-38 May 3, 2006 Page 5 32. If animal fossils are uncovered, the Museum of Paleontology at the University of California, Berkeley shall be contacted to obtain a referral list of recognized paleontologists. An assessment shall be conducted by a paleontologist; if the paleontologist determines the material to be significant, a recommendation shall be made to the City as to any further site investigation or preservation measures. 33. 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 developerlowner shall file a written application with the City of Fresno Director of Public Works, requesting apportionment of the unpaid portion of the assessment or pay off such assessment in full. If the subdivider elects to apportion the assessment, the application shall contain the following information: a. A full description of each assessed lot, parcel or interest to be divided and of how such lot, parcel or interest will be divided; b. A request that the Engineer apportion the amount remaining unpaid on the assessment in accordance with applicable law; and c. Written consent of the owner(s) of each such lot, parcel, or interest to the requested apportionment. d. The application shall be filed prior to the approval of the Final Map(s) by the City and shall be accompanied by a fee in an amount specified in the Master Fee Resolution for each separate lot, parcel, or interest into which the original assessed lot, parcel or interest is to be divided. The fee shall be in an amount sufficient to pay all costs of the City and the Engineer of Work responsible for determining the initial assessment in making the requested apportionment. 34. The subdivider shall comply with Regulation VIII of the San Joaquin Valley Air Quality Pollution Control District for the control of particulate matter and fugitive dust during construction of this project. _ 35. Solid waste disposal for the subdivision shall be provided by the City of Fresno. The method of collection to be utilized in this tract shall be subject to approval of the Solid Waste Manager(see below-noted conditions). FIRE SERVICE 36. This project is within three miles from City of Fresno permanent and temporary Fire Station Nos. 16 and 18. 37. Two means of ingress/egress must be provided. This access must be maintained during all phases of development. 38. The project is subject to city-wide service fees. Conditions of Approval Vesting Tentative Tract Map No. 5557 Site Plan Review Application No. S-06-38 May 3, 2006 Page 6 39. Provide residential hydrants and fire flows per Public Works standards with two sources of water. 40. For tracts with sprinklered houses: Fire sprinkler houses require a minimum 1.5° water service for fire sprinkler/domestic supply. Provisions must be made accordingly. SOLID WASTE SERVICE 41. The project site will be serviced as a multi-family residential property with Bin Service. Property owner will provide a minimum of 10 cubic yards of recycling and solid waste service per week. 42. The developer shall provide a minimum of 18 feet of unobstructed clearance in the path the solid waste vehicle travels. 43. There shall be no parking allowed in the turnaround area near the back of the property. Solid waste vehicle has a 44-foot turning radius and will require the full turnaround to exit the property. STREETS AND RIGHTS-OF-WAY 44. The subdivider shall furnish to the City acceptable security to guarantee the construction of the off-site street improvements in accordance with all applicable provisions of the FMC and the State Subdivision Map Act. 45. The subdivider shall make provisions for disabled persons in accordance with the Department of Public Works standards and as required by State law. Handicap access ramps are required to be constructed in sidewalks at all corners within the limits of the tract. Where street furniture is located within the sidewalk area (fire hydrants, streetlights, etc.), a minimum of 48 inches of unobstructed path shall be maintained to satisfy the American Disabilities Act requirements. If necessary, dedicate a pedestrian easement to accommodate for the 4-foot minimum unobstructed path requirement. 46. The subdivider shall underground all existing off-site overhead utilities and proposed utility systems in accordance with FMC Sections 12-1011, 8-801, and Resolution No. 78-522, 88- 229. 47. Submit a Geometric Approval Drawing (GAD) to Traffic Engineering for review and approval, per the attached checklist, prior to submittal of street plans. 48. Submit the following plans, as applicable, in a single package, to the Planning and Development Department for review and approval: street construction, street signing, street striping, traffic signal and streetlight and trail lighting, trail signing and trail striping. 49. The developer shall comply with Rule 8060 of the San Joaquin Valley Air Pollution Control District for the control of fugitive dust requirements from paved and unpaved roads. Conditions of Approval Vesting Tentative Tract Map No. 5557 Site Plan Review Application No. S-06-38 May 3, 2006 Page 7 Frontage Improvement Requirements: Exterior Streets: North Polk Avenue: Arterial 50. Dedicate 50' of property, from center line, for public street purposes within the limits of this subdivision to meet the current City of Fresno Arterial Standards. Reference Director's Determination No. 23 for correct alignment. 51. Construct concrete curb, gutter and sidewalk to Public Works Standard P-5. The sidewalk pattern shall be constructed to a 10' residential pattern. Construct a 6' residential sidewalk per Exhibit D, attached. A two-foot (2') pedestrian easement is required. 52. Construct 20' of permanent paving within the limits of this subdivision. 53. 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. 54. Relinquish direct vehicular access rights to North Polk Avenue from all lots within this subdivision. Interior Streets: Private 55. Interior streets are private- no requirements. Specific Mitigation Requirements: 56. This tract will generate 4 a.m./5 p.m. peak hour trips, therefore, a Traffic Impact Study (TIS) is not required. 57. Irrigation/Canal Requirements: The developer shall enter into an agrelpment-with the Fresno Irrigation District providing for piping the canal(s) and submit :an executed copy of the agreement or commitment letter from FID to the Planning and Development Department. All piping shall be located outside of the proposed street right-of-way. Any piping across city streets shall be rubber gasketed reinforced concrete pipe (RGRCP) constructed perpendicular to the street. Submit engineered plans to Public Works Department, Engineering Division for review and approval. 58. Provide 10' minimum visibility triangle at all ingress/ingress locations. 59. This project shall pay its Traffic Signal Mitigation Impact Fee at the time of building permit based on the generation rates as set forth in the latest edition of the ITE Generation Manual for multiple family residential developments. The fee amount is $41.47 per average daily trip (fee rate as shown in the Master Fee Schedule). This project will generate 134 ADT's based on a 20 unit apartment complex. (ITE code 220) STREET NAMES 60. All street names shown on Vesting Tentative Tract Map No. 5557 are correct as shown. Conditions of Approval Vesting Tentative Tract Map No. 5557 Site Plan Review Application No. S-06-38 May 3, 2006 Page 8 SANITARY SEWER SERVICE 61. The nearest sanitary sewer main capable of serving the project is an 8-inch sanitary main located in North Polk Avenue. 62. On-site sanitary sewer mains shall be private. 63. Separate sewer house branches shall be provided for each lot. 64. Abandon all existing on-site private sanitary sewer systems. 65. All underground street utilities shall be installed prior to permanent street paving. 66. Street easements and/or deeds shall be recorded prior to approval of improvement plans. 67. Public sewer facilities shall be constructed in accordance with the Department of Public Works standards, specifications, and policies. 68. Engineered improvement plans prepared by a Registered Civil Engineer shall be submitted to the Department of Public Utilities for any proposed additions to the sanitary sewer system. 69. The following sewer connection charges are due and shall be paid for the project: Sewer Lateral Charge; Oversize Sewer Area #19, Trunk Sewer Charge (Cornelia); and," Wastewater Facilities Charge (residential only). WATER SERVICE - 70. Separate water services with meter boxes shall be provided to each lot created. 71. Two independent sources of water meeting Federal and State Drinking Water Act Standards are required to serve the tract including any subsequent phases thereof. The two-source requirement may be accomplished through any combination of water main extensions, construction of supply wells, or other acceptable � Urces of water supply approved by the Water Systems Manager. 72. All public water facilities shall be constructed in accordance with the Department of Public Works standards, specifications, and policies. 73. 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 the California Department of Water Resources and City of Fresno standards. STREET TREE REQUIREMENTS 74. Development shall occur in accordance with the attached memorandum from the Public Works Department, dated March 21, 2006. Conditions of Approval Vesting Tentative Tract Map No. 5557 Site Plan Review Application No. S-06-38 May 3, 2006 Page 9 FLOOD CONTROL AND DRAINAGE 75. The subdivider shall be required to comply with the specific requirements imposed by the Fresno Metropolitan Flood Control District (FMFCD) for the subdivision or any amendments or modifications to those requirements which may be granted by the FMFCD Board of Directors, pursuant to Section 13-1307 of the Fresno Municipal Code. These requirements are identified in the District's letter to the Planning and Development Department dated March 10, 2006. 76. Any temporary ponding basins constructed or enlarged to provide service to the subdivision shall be fenced in accordance with City standards within seven days from the time the basin becomes operational or as directed by the City Engineer. Temporary ponding basins will be created through a covenant between the City and the Developer prior to Final Map approval. Maintenance of the temporary ponding basin shall be by the Developer until permanent service for the entire subdivision is provided. SAN JOAQUIN VALLEY AIR POLLUTION CONTROL DISTRICT 77. The developer/owner shall comply with the requirements in the letter from the San Joaquin Valley Air Pollution Control District dated March 16, 2005, for Vesting Tentative Tract Map No. 5557. The subdivider shall comply with the San Joaquin Valley Air Quality Pollution Control District Rules, including Regulation VIII for the control of particulate matter and fugitive dust during construction of this project (refer to the letter from the District dated March 9, 2006), and the subdivider and successor's interest shall conform to the Indirect Source Review Rule as may be adopted. CENTRAL UNIFIED SCHOOL DISTRICT 78. Contact the Fresno Unified School District for their requirements and/or fees. RIGHT-OF-WAY ACQUISITION 79. The developer will be responsible for the acquisition of any necessary-.right-of-way to construct any of the required improvements. 80. Rights-of-way acquisition shall include any rights-of-way necessary for proper drainage, signing, pole relocation, and shoulder grading. In general, this will require right-of-way to be provided approximately 10 feet outside the travel lane. The exact requirement must be determined at the project design stage based on the existing conditions and detailed design information. 81. In the event an acquisition of any easement or right-of-way is necessitated by the subject development, said acquisition will be accomplished prior to Final Map approval. The developer/owner should contact the Real Estate Section of the Public Works Department to receive procedural guidance in such acquisitions. 82. Should such acquisition not be accomplished by the subdivider prior to Final Map approval, the subdivider must request and grant to the City the full authority to attempt acquisition either through negotiation or through its power of eminent domain. The subdivider shall furnish to the City Public Works Department, Engineering Division/ Real Estate Section, an Conditions of Approval Vesting Tentative Tract Map No. 5557 Site Plan Review Application No. S-06-38 May 3, 2006 Page 10 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. 83. The subdivider shall submit adequate security in the form of a cash deposit to guarantee payment of all costs associated with the acquisition, including staff time, attorney's fees, appraisal fees, court costs, and all related expenditures and costs necessary to effect the acquisition of such easements or rights-of-way. CALTRANS 84. The California Department of Transportation (Caltrans) has submitted a letter stating that the project is not expected to create significant impacts to the State Highway System. Please see the attached letter, dated February 27, 2006. DEVELOPMENT FEES AND CHARGES 85. This project is subject to the following fees and charges: FRESNO METROPOLITAN FLOOD CONTROL DIST. FEE/ RATE a. Metropolitan Flood Control District Fee ' Contact FMFCD for new fees. Rates may have increased SEWER CONNECTION CHARGES FEE RATE b. Lateral Sewer Charge* $0.10/sq. ft. (to 100' depth) c. Oversize Charge* $0.05/sq. ft. (to 100' depth) d. Trunk Sewer Charger $419/living unit ServiceArea: Cornelia e. Wastewater Facilities Charge. $2,119/living unit f. House Branch Sewer Charger N/A WATER CONNECTION CHARGES FEE RATE g. Service Connection Charge Fee based on service(s) and meter(s) sizes specified by owner; fee for service(s) and Meter(s) established by the Master Fee Schedule. h. Frontage Charge* $6.50/lineal foot i. Transmission Grid Main Charge* $804/net acre (if under 5 gross acres) j. Transmission Grid Main Bond Debt Service Charge $304/net acre (if under 5 gross acres) 1 Conditions of Approval Vesting Tentative Tract Map No. 5557 Site Plan Review Application No. S-06-38 May 3, 2006 Page 11 k. UGM Water Supply Feer N/A Service Area: I. Well Head Treatment Feer N/A Service Area: - m. Recharge Feer N/A Service Area: n. 1994 Bond Debt Service* N/A Service Area: DEVELOPMENT IMPACT FEE FEE RATE o. Fire Facilities Impact Fee - Citywide#** $539/living unit p. Park Facility Impact Fee - Citywide+** $3398/living unit q. *Quimby Parkland Dedication Feer** $1120/living unit r. Police Facilities Impact Fee -Citywide+** $624/living unit s. Traffic Signal Charge-6 $414.69/living unit URBAN GROWTH MANAGEMENT FEE RATE t. Major Street Charges N/A Service Area: u. Major Street Bridge Charge* N/A Service Area: v. UGM Grade Separation Fee* N/A Service Area: w. UGM Trunk Sewer Charge-6 N/A Service Area: x. Street Acquisition/Construction Charger N/A Notes: *This amount if paid is creditable against the Park Facility Impact Fee. ** Fee applicable to all maps accepted for filing after August 30, 2005 T Due at time of subdivision. + Due at time of development. ♦ Due at occupancy. * Deferrable through Fee Deferral Covenant. KAMaster Files-Tract Maps\Tract 5557 Shelby chamberlain(S-06-38)1T-5557 COA.doc CITY OF FRESNO PUBLIC WORKS DEPARTMENT GAD PLAN CHECK GUIDE & REQUIREMENTS LIST ❑ CALL OUT TRACT NUMBER ON GAD ❑ 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 RNV, OR WHERE THE TWO SIDES OF A DIVIDED ROADWAY ARE NOT PARALLEL. ❑ SHOW TRUCK TURNING TEMPLATES FOR ALL DUAL LEFT OR DUAL RIGHT TURNS.AND ROUNDABOUTS ❑ CROSSWALK LAYOUTS MEET CITY STANDARDS (4' FROM FACE OF CURB AT RAMP, 10'WIDE, NO , DOGLEGS, MEDIAN NOSES CLEAR OF CROSSWALK) ❑ PLANS INCLUDE PROJECT REFERENCE INFORMATION (Site Plan No., C.U.P. No., Rezone No., Parcel Map No. or C.I.P. No. (PW ID, Fund, Org, KRA), NORTH ARROW, SCALE,TITLE BLOCK, OWNER'S NAME, ENGINEER PREPARED BY) ❑ FOR PROJECTS INCLUDING SIGNIFICANT VERTICAL GRADE CHANGES INCORPORATING MULTIPLE GRADE BREAKS OR VERTICAL CURVES, THE GAD SHOULD INCLUDE A PROPOSED MAJOR STREET C/L PROFILE (NOT NECESSARY FOR TYPICAL ROUTINE PROJECTS) Page 3of3 C:\Louise\TRACT MAPS\T-5557 POLK BTWN SHAW&GETTYSBURG.doc I I1 2' PED. EASEMENT I - 10' I .5'---I 6' -5.5' 12' I . L � ES I D ENTIAL SIDEWALK PATTERN REF. & REV. cirr of FRESNO DN MAJOR STREETS City of C012-MiNkl�\I/% Ir DATE: April 28, 2006 Revision TO: Shelby Chamberlain, 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: Public Works Conditions of Approval TT 5557/S-06-038, (Polk between Shaw and Gettysburg) FAZIO-WILLIAMS INVESTORS, LLC / Harbour& Associates 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 50' of property, from center line, for public street purposes within the limits of this subdivision to meet the City of Fresno's Arterial Standards, reference Director's Determination No. 23 for correct alignment. 2. Construct concrete curb and sidewalk to Public Works Standard P-5. The curb shall be constructed to a 10' residential pattern. Construct a 6' residential sidewalk per Exhibit "D". A 2' dedication for a pedestrian easement is required. 3. Construct 20' of permanent paving within the limits of this subdivision. Page 1 of 3 C:\Louise\TRACT MAPS\T-5557 revision POLK BTWN SHAW&GETTYSBURG.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: Private Specific Mitigation Requirements: 1. This tract will generate 4 a.m./5 p.m. peak hour trips; therefore, a Traffic Impact Study (TIS) is not required. 2. Irrigation /Canal Requirements: The developer shall enter into an agreement with the Fresno Irrigation District providing for piping the canal(s) and submit an executed copy of the agreement or commitment letter from FID to the Planning and Development Department. All piping shall be located outside of the proposed street right of way. Any piping across city streets shall be rubber gasketed reinforced concrete pipe (RGRCP) constructed perpendicular to the street. Submit engineered plans to Public Works Department, Engineering Division for review and approval. Traffic Signal Mitigation Impact Fee: This project shall pay its Traffic Signal Mitigation Impact Fee (TSMI Fee) at the time of building permit based on the trip generation rate(s) as set forth in the latest edition of the ITE Generation Manual. The fee amount is $41.47 per average daily trip, (fee rate as shown in the Master Fee Schedule). This project will generate 134 ADT's based on a 20 unit apartment complex. (ITE code 220) Page 2of3 C:\Louise\TRACT MAPS\T-5557 revision POLK BTWN SHAW&GETTYSBURG.doc City of PUBLIC WORKS DEPARTMENT DATE: May 2, 2006 TO: DAWN MARPLE, Planner III Planning and Development Department FROM: JOE PAFF, Engineering Technician Public Works Department SUBJECT: CONDITIONS FOR VESTING TENTATIVE TRACT 5557 AND COMMUNITY FACILITIES DISTRICT The Conditions of Approval for Vesting Tentative Tract 5557 shall include the following language to ensure that ongoing perpetual maintenance of the works of improvement described herein are the sole responsibility of the Subdivider and shall not be the responsibility of the City. As may be described below, the Subdivider may shift his/her/its responsibility for maintenance of these items to future owners of the subject parcels of the proposed tentative tract map provided the Subdivider complies with the provisions described in this memorandum. 1. The Subdivider shall be responsible for ongoing maintenance of the following items: ■ Maintenance of all Landscaping and Irrigation systems as approved by the Public Works Department within the street easements (including medians) and the landscape easements along the property lines that side or back-onto non-local streets within or adjacent to the tentative map. ■ Maintenance of all Landscaping, Irrigation Systems and Trail facilities as approved by the Public Works Department within any public trail or open space easements designated for this tentative map. ■ Maintenance of all local street: Landscaping, Pavement, Curbs, Gutters, Sidewalks, Medians and Street Furniture as approved by the Public Works Department associated with the tentative map. ■ Maintenance and operating costs 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. Hereinafter, the above listed items shall be collectively referred to as "above listed maintenance responsibilities." 2. The Subdivider may elect and the Council may decide to have the above listed maintenance responsibilities become the responsibility of a Community Facilities District ("CFD"). If the Subdivider elects to petition the Council to include the above listed maintenance responsibilities in a CFD, the selection of which CFD (including the creation of a new CFD)shall be the responsibility of the Public Works Director or his/her designee. 3. If the Subdivider does not elect or the Council does not decide to have the above listed maintenance responsibilities become the responsibility of a CFD,the Subdivider shall establish a Home Owners Association to perform the above listed maintenance responsibilities pursuant to a formal agreement with the City. The agreement with the City described herein,shall among other things,specify level of effort and frequency, insurance requirements,traffic control, and inspection and be subject to approval by the Director of Public Works and the City Attorney's Office. 4. Notwithstanding the above, as an alternative to the Subdivider being responsible for the maintenance of local: streets, curbs, gutters and sidewalks, and this above listed maintenance responsibility only: The Subdivider shall utilize the following design criteria for the construction of internal streets within the development: ■ The minimum pavement structural section shall be 2.5" of asphalt concrete over 4" of base rock placed on compacted subgrade per City standards. Additional structural section thicknesses may be required based on the geotechnical analysis of the sub-soils. The placement and timing of the AC lifts shall be approved by the Public Works Director. The intent of this requirement is to provide a 20 year life of the street. ■ The City, at the developers cost,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. This will include taking core samples at a frequency and location determined by the Public Works Director. At the discretion of the Public Works Director, additional testing shall be performed to determine the remaining useful life of the pavement. In the event the testing reveals that the remaining useful life of the street is less than 20 years, the developer shall be required to take the necessary actions to increase the useful life. ■ Developer warrantees the streets,curbs, gutters and sidewalks for a period of three years after acceptance and secures the warrantee with a performance bond in an amount approved by the Public Works Director. ■ All trees planted shall be certified as planted to City standards and specifications by a registered landscape architect with written certification submitted to the City's Construction Management Division. 5. Construction plans for all features to be maintained by a CFD for a final map shall be included with the request for CFD annexation to be submitted to the Development Department for processing. Landscaping plans shall contain actual tree and plant counts by species and include the areas (in square feet) of turf, shrubs and trees, and sidewalks or other paved areas within all landscaped areas. Quantities for all interior: street paving, curbs, gutters, sidewalks, streetlights, street trees and street signs,will be submitted with the CFD annexation request letter. Contact Joe Paff at 621-8695 for data requiremenfS: Any change affecting the Items in these conditions requires revision of this letter. If you have any questions, please call me at 621-8695 File:\wp\cfd2\ttmapreviews\tract\tt5557 aoueulplo lahluuds eig mau ayl jo uolleluawaldwl ayl jage sialMuuds eig ajinbei IIIM sewoy lapovy. -Albulp000e apew aq lsnw suoislnoad 'Alddns ollsawop/jahluljds eig jol aowas ialem uz/ wnwiuiw a a.ilnbe i �sesnoq pa.ielMupds ail j :sasnoy paia1puds t4jIm sloes} jo.1 -umoys se algegdaooe sl sseooy •�a}enn to sao.inos olvq yllM sp.iepuels sN io/N ollgnd jad smog eig pue slueapAq lelluaplsaj apino-ad -seal aowas gill ep!m f4lo of loafgns sl loaroad siyl •g I- 'S 9 6 oN suollelS aalj lueuewiad pue kejodwal to sallw E ulyllnn sl }oeroid siyl :s;uawa.iln ab leJauaE) quawpedaa aii j ayl Aq levo adde to uolllpuoo a se dew joell anlJeJUGJ 6ulIs9n slyj uo peoeld aq of ale suolllpuoo pue sluawailnbai buimollol ayl -saleloossV R inogaeH Aq pa:4lwgns seen yoigm LSSS deal loejl anllelual bullsan ayl 10 nnalnaJ a pa}aldwoo sey luewpedaa e ii j ayl LSSS 'ON loeJl anllelual uo3f ells neaang uol}uanaJd 9J14 joloadsul uolluanaJd aJU 6ulsuuadnkippLPS am!vy :W02iA Jauueld 'luewVedea }uawdolanaa III �euueld 'ulepegweyo AgieyS Ol 90-9Z-Z ale(] n06.0us8J j-NMM Mt-96V-699#XV=1 000t,-29-699 Leiyo eJi4 S90S-LUM OUJOP190 '0usaJ=1 uew69rug •d Apued 199JIS W OSb 3uaw1Jedao 9Ji4 io 40 City of lemelmv-4WIL r r1C-UIVII iA►#_ DEPARTMENT OF PUBLIC UTILITIES March 21, 2006 TO: Shelby Chamberlain, Planner III Development Department, Planning Division THROUGH: Robert Weakley, Chief of Operations�� Department of Public Utilities, Solid Waste Division FROM: Donna Leslie, Provisional Management Analyst I „ ) Department of Public Utilities, Administration 0 SUBJECT: TT 5557, Solid Waste Conditions of Approval Location: West side of North Polk between West Shaw and West Gettysburg Avenues The Department of Public Utilities, Solid Waste Division has completed a review of the Vesting Tentative Tract Map 5557 that was submitted by Associated Design &Engineering, Inc. on behalf of JP Investors, LLC. 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 5557 will be serviced as a Multi-Family Residential property with Bin Service. Property owner will provide a minimum of 10 cubic yards of recycling and solid waste service per week. • Developer shall provide a minimum of 18' feet of unobstructed clearance in the path the solid waste vehicle travels. • There shall be no parking allowed in the turnaround area near the back of the property. Solid Waste vehicle has a 44' foot turning radius and will require the full turnaround to exit the property. J:\Conditions of Approval TT5557 City of DATE: March 20, 2006 TO: Shelby Chamberlain, 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 Divisio SUBJECT: Public Works Conditions of Approval TT 5557/ S-06-038, (Polk between Shaw and Gettysburg) FAZIO-WILLIAMS INVESTORS, LLC/ Harbour& Associates 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 50' of property, from center line, for public street purposes within the limits of this + subdivision to meet the City of Fresno's Arterial Standards, reference Director's Determination No. 23 for correct alignment. 2. Construct concrete curb and sidewalk to Public Works Standard P-5. The curb shall be constructed to a 10' residential pattern. Construct a 6' residential sidewalk per Exhibit"D". A 2' dedication for a pedestrian easement is required. 3. Construct 20' of permanent paving within the limits of this subdivision. Page 1 of 3 CALouise\TRACT MAPS\T-5557 POLK BTWN SHAW&GEMSBURG.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 4 a.m./5 p.m. peak hour trips; therefore, a Traffic Impact Study (TIS) is not required. 2. Irrigation /Canal Requirements: The developer shall enter into an agreement with the Fresno Irrigation District providing for piping the canal(s) and submit an executed copy of the agreement or commitment letter from FID to the Planning and Development Department. All piping shall be located outside of the proposed street right of way. Any piping across city streets shall be rubber gasketed reinforced concrete pipe (RGRCP) constructed perpendicular to the street. Submit engineered plans to Public Works Department, Engineering Division for review and approval. Traffic Signal Mitigation Impact Fee: This project shall pay its Traffic Signal Mitigation Impact Fee (TSMI Fee) at the time of building permit based on the trip generation rate(s) as set forth in the latest edition of the ITE Generation Manual. The fee amount is $414.69 per single family unit, (fee rate as shown in the Master Fee Schedule). Page 2 of 3 CALouise\TRACT MAPS\T-5557 POLK BTWN SHAW&GETTYSBURG.doc CITY OF FRESNO PUBLIC WORKS DEPARTMENT GAD PLAN CHECK GUIDE & REQUIREMENTS LIST ❑ CALL OUT TRACT NUMBER ON GAD ❑ LANE CONFIGURATIONS MATCH CONDITIONS OF APPROVAL ❑ TURN POCKET LENGTHS ARE CALLED OUT AND CORRESPOND TO QUEUE LENGTHS IN TRAFFIC IMPACT STUDY ❑ EXISTING AND PROPOSED CURBS AND MEDIAN ISLANDS ARE CLEARLY SHOWN ❑ PERTINENT FEATURES SUCH AS EXISTING PARCELS, RAILROADS, FID CANALS ❑ CONFORMS TO EXISTING CONDITIONS AT PROJECT LIMITS ❑ EXISTING LANE WIDTHS ARE CALLED OUT AT CONFORM AREAS ❑ GAD SHOWS PROPOSED WIDTH OF STREET RNV, CURB-TO-CURB DISTANCE, ALL TRAFFIC LANES, BIKE LANES, PARKING LANES AND MEDIAN ISLANDS ❑ GAD CALLS OUT TRANSITION LENGTHS AND TAPERS EXPRESSED AS TRANSITION LENGTH PER OFFSET WIDTH (I.E. 50:1 TAPER WOULD BE A 600' TRANSITION FOR A 12' OFFSET) ❑ ALL CURVE DATA IS CALLED OUT. WHERE CURVES ARE CONCENTRIC, ONLY THE C/L OR CURB LINE NEEDS TO BE CALLED OUT. ❑ THE C/L IS MATHEMATICALLY DEFINED WITH HORIZONTAL CONTROL IN CASES WHERE THE C/L DOES NOT FOLLOW THE SECTION LINE ❑ BEARINGS AND DISTANCES ARE PROVIDED WHERE THE C/L OF CONSTRUCTION (NEW C/L OR SECTION LINE) IS NOT PARALLEL TO THE PROPOSED RNV, OR WHERE THE TWO SIDES OF A DIVIDED ROADWAY ARE NOT PARALLEL. ❑ SHOW TRUCK TURNING TEMPLATES FOR ALL DUAL LEFT OR DUAL RIGHT;TURNS AND . ROUNDABOUTS ❑ CROSSWALK LAYOUTS MEET CITY STANDARDS (4' FROM FACE OF CURB AT RAMP, 10'WIDE, NO DOGLEGS, MEDIAN NOSES CLEAR OF CROSSWALK) ❑ PLANS INCLUDE PROJECT REFERENCE INFORMATION (Site Plan No., C.U.P. No., Rezone No., Parcel Map No. or C.I.P. No. (PW ID, Fund, Org, KRA), NORTH ARROW, SCALE, TITLE BLOCK, OWNER'S NAME, ENGINEER PREPARED BY) ❑ FOR PROJECTS INCLUDING SIGNIFICANT VERTICAL GRADE CHANGES INCORPORATING MULTIPLE GRADE BREAKS OR VERTICAL CURVES, THE GAD SHOULD INCLUDE A PROPOSED MAJOR STREET C/L PROFILE (NOT NECESSARY FOR TYPICAL ROUTINE PROJECTS) Page 3of3 C:\Louise\TRACT MAPS\T-5557 POLK BTWN SHAW&GETTYSBURG.doc 1 • I I i 2' PED. EASEMENT I 10' 12' I _ I i �8� RESIDENTIAL SIDEWALK PATTERN REF. & REV. CITY OF FRESNO ON MAJOR STREETS Street Name Review TM-5557 2-28-06 Street Name Status Required Change West Shaw Avenue Good West Fairmont Avenue Good North Polk Avenue Good City of F'ff lk=�U i% ®®,1 DEPARTMENT OF PUBLIC UTILITIES Date: March 3, 2006 To: SHELBY CHAMBERLAIN,Planner III Planning and Development Department From: DOUG HECKER, Supervising Engineering Technician Department of Public Utilities, Planning and Engineering Subject: SANITARY SEWER AND WATER REQUIREMENTS FOR TRACT NO. 5557 AND SITE PLAN NO. 06-38 General Vesting Tentative Tract No. 5557 and S-06-38 propose a 5-lot Multi-family residential planned development project with 10 units and one outlot on 1.9 acres of R-2 zoned property located on the west side of North Polk Avenue between West Shaw and West Gettysburg Avenues. Environmental Recommendations A NEGATIVE DECLARATION MAY BE ISSUED: The project may have adverse impacts but impacts can be mitigated without further study or are not serious enough to warrant an Environment Impact Report. Sanitary Sewer Requirements The nearest sanitary sewer main to serve the proposed project is an 8-inch sewer main located in North Polk Avenue. Sanitary sewer facilities will be available to provide service to the site subject to the following requirements: 1. On-site sanitary sewer mains shall be private. 2. Separate sewer house branches are required for each lot. 3. Abandon all existing on-site private sanitary sewer systems. 4. All underground street utilities shall be installed prior to permanent street paving. 5. Street easements and/or deeds shall be recorded prior to approval of improvement plans. 6. Public sewer facilities shall be constructed in accordance with the Department of Public Works standards, specifications, and policies. 7. Engineered improvement plans prepared by a Registered Civil Engineer shall be submitted for Department of Public Utilities review and approvals for proposed additions to the City Sewer System. Sanitary Sewer Fees The following Sewer Connection Charges are due and shall be paid for the Project: 1. Sewer Lateral Charge 2. Oversize Sewer Charge Area: #19 3. Trunk Sewer Charge: Cornelia 4. Wastewater Facilities Charge (Residential Only) Water Requirements Comply with attached City of Fresno Water Division memo, dated March 1, 2006, for water requirements for Tentative Tract 5632 City of WATER DIVISION Date: March 1, 2006 To: DOUG HECKER, Supervising Engineering Technician Department of Public Utilities, Administration Through: NEIL MONTGOMERY, Chief Engineering Technician Department of Public Utilities, Water Division From: MICHAEL CARBAJAL, Senior Engineering Technician �r Department of Public Utilities, Water Division Subject: WATER REQUIREMENTS FOR TENTATIVE TRACT NO. 5557/UGM The following conditions are required to provide water service to the tract. 1. Separate water services with meter boxes shall be provided to each lot created. 2. 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. 3. All public water facilities shall be constructed in accordance with Public Works Department standards, specifications, and policies. 4. 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. TAPROAAMEMCanditions of Approva\5557 030106.doc } / ;I � t,�� OFFICES OF PHONE(559)233-7181 FAX(559)233-8227 2907 SOUTH MAPLE AVENUE FRESNO,CALIFORNIA 93725-2218 Your Most Valuable Resource-Water March 1, 2006 RECLQ V LED Ms. Shelby Chamberlain MAR O 2�� City of Fresno 3 Planning and Development Dept. Planning Division 2600 Fresno Street, Room 3043 Development®epaftMe� Fresno, CA 93721-3604 CITY 0,F RE: VTTM No. 5557 & SPR No. S-06-38 Dear Ms. Chamberlain: 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 biohnson tr,fresnoimgation.com. Sincerely, Bret Johnson Engineering Technician I Agencies\City\TM5557 S-06-38 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 E N T O F P U B L I C W O R K S TO: Shelby Chamberlain,Planner III Planning Division FROM: Ann Lillie,Senior Engineering Technician(559.621.8690) DATE: March 21,2006 SUBJECT: Tentative Subdivision Map T-5557(Located west side of North Polk Avenue between West Shaw and Gettysburg Avenues) The Department of Public Works has reviewed the Vesting Tentative Subdivision Map proposed by Fazio- Williams Investors,LLC,on engineering plans prepared by Harbour&Associates.dated February 24, 2006. The Department of Public Works offers the following comments regarding the Street Tree, Buffer/Parkway and Median Island Landscape conditions. GENERAL REQMEM ENTS STREET TREE REQUIREMENTS 1. The subdivider is required to provide street trees on all public street frontages and for the dedication of planting and buffer landscaping easements. Street trees shall be planted at the minimum rate of one tree for each 60' of street frontage by the Developer. The subdivider is required to provide irrigation for all street trees. .The irrigation system shall comply with FMC 12-306-23, Water Efficient Landscape Standards. Tree species to be planted as follows: STREET N&M 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 for all public use areas, such as parkways, buffers, medians and trails, shall be reviewed and approved by the Department of Public Works, Engineering Services. A street tree planting permit shall be required for all residential street tree planting. d. Performance and payment securities,paid with final map, will be released when all landscaping installed on public and/or city controlled property is in conformance with the Specifications of the City of Fresno. e. Upon acceptance of the required work,warranty security shall be furnished to or retained by the city for guaranty and warranty of the work for a period of ninety days following acceptance. BUFFER LANDSCAPING&MAINTENANCE REQUIREMENTS 1. The subdivider is required to provide long term maintenance for the landscape in the landscape easements and rights-of-way. The subdivider may petition for annexation in the Community Facilities District, or may form a Home Owner's Association. 2. Buffer Maintenance Through Annexation to the Community Facilities District. Landscape and Irrigation plans are required and shall be submitted to the Department of Public Works for review and approval prior to a Council approval of the final map. Plans shall be numbered to conform to and be included in the Department of Public Works street construction plan set for the final map. Fees are applicable when the subdivider elects to maintain the buffer landscaping by annexing to the city's Community Facilities District. A Landscaping shall comply with Landscape Buffer Development Standards approved by the City Council on October 2, 1990. Landscape and irrigation plans shall comply with Sections 12-306-23 & 24 and 14-121 of the Fresno Municipal Code regarding Water Efficient Landscaping and Buffer landscaping. B. Should the proposed landscape buffers and/or parkway strips be located next to an existing buffer and/or parkway strip, the planting concept shall simulate the adjacent landscape design to present a more uniform appearance on the street. Variances in the landscape concept will be acceptable, but the design of the new landscape buffer and/or parkway strip shall strive to mimic the existing as much as possible. C. Landscape plans shall indicate grades on a cross-section detail to include fencing or wall details. All fencing shall be placed outside the landscape easement. Maximum slopes shall not exceed 4:1 with 1 foot of level ground between the slope and the back of the side walk and/or face of fence. Erosion control measures shall be implemented on all slopes of 4:1, including the use of synthetic erosion control netting in combination with ground cover species approved by the Department of Public Works/Engineering Services Division. D. The water meter(s) serving the buffer landscaping shall be sized for the anticipated service flows. E. No private flags, signs or identification of any kind shall be permitted in$te right o_f way, within the City-controlled easement or on the fence or wall facing the street F. Landscaping in the right-of-way and landscape setback adjacent to water well sites shall be the responsibility of the City of Fresno Water Division and may not be included in the CFD. MEDMN ISLAND LANDSCAPE REQUIREMENTS 1. When median islands front onto the proposed development project, applicants shall submit Plans to the Public Works/En2lineerine Services showing the location and configuration of all median islands fronting the proposed project. 2. The Public Works Department will review and evaluate existing median island(s) for a determination of all necessary improvements prior to approval of Final Map. 3. Landscape and irrigation is required on all new construction of median islands and shall be applied in accordance with the City of Fresno, Public Works Department Standards & Specifications and FMC sections 12-306-24 and 12-306-23. The Public Works Department requires all proposed median islands to be constructed with 2 foot wide colored concrete strips, flush along curb edge, in a 12 inch by 12 inch brick red slate pattern. 4. Trees shall not be planted in sections which are less than eight (8) feet wide unless approved by the Public Works Department. Sections less than eight (8) feet shall be capped with concrete as an integral part of the off site improvements, whether the median is landscaped or not. OUTLOTS 1. The Department of Public Works will not be responsible for the maintenance of any outlots if they are not included into the 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. TRAIL REQUIREMENTS 1. The trail shall be constructed in accordance with the "Master Trails Manual' and the Public Works Department standards. The subdivider is responsible for the trail construction. The subdivider is responsible for all landscape and irrigation improvements for and within the trail. Construction plans shall be submitted and shall include landscaping and automatic drip irrigation design. Trail cross- sections will be required with submittal of Street Plans and Landscaping/Irrigation Plans for review and approval. These plans shall be approved by the Department of Public Works. Landscaping within the regional/multipurpose trail shall include large, medium and low-growing shrubs planted from 3 to 6 feet apart depending on variety, and trees spaced approximately 25 to 45 feet apart to provide 50% . shade coverage onto the planting area and pathway. Landscaping adjacent to walls or fences shall comply with "Landscaped Buffer Development Standards." All planting areas shall be irrigated with an automatic system. File No.210.45 FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS PUBLIC AGENCY DEVELOPER Mr. Gil Haro, Planning Manager FAZIO-WILLIAMS INVESTORS,LLC Planning & Development Department 1060 FULTON MALL#408 City of Fresno FRESNO, CA 93721 2600 Fresno Street - Fresno, CA 93721 MAP NO. 5557 PRELINIINARY FEES See below DRAINAGE AREA(S) AI - DRAINAGE AREA AI $14,047.00 DATE 3��0 6 DRAINAGE AREA TOTAL FEE $14,047.00 The proposed development will generate storm runoff which produces potentially significant environmental impacts and which must be properly discharged and mitigated pursuant to the Z California Environmental Quality Act and the National Environmental Policy Act. The District o in cooperation with the City and County has developed and adopted the Storm Drainage and Flood Control Master Plan. Compliance with and implementation of this Master Plan by this development project will satisfy the drainage related CEQA/NEPA impact of the project mitigation requirements. The proposed development shall pay drainage fees pursuant to the Drainage Fee Ordinance prior, to approval of the final map at the rates in effect at the time of such approval. The fee indicated above is based on the tentative map. Contact the FMFCD project engineer prior to approval of the final map for the fee. Considerations which may affect the fee obligation(s) or the timing or form of fee payment: a) Fees related to undeveloped or phased portions of the project may be deferrable. b) Fees may be calculated based on the actual percentage of runoff if different than that typical for the zone district under which the development is being undertaken and if permanent provisions are made to assure that the site remains in that configuration. c) Master Plan storm drainage facilities may be constructed, or required to be constructed in lieu of paying fees. d) The actual cost incurred in constructing Master Plan drainage system facilities is credited against the drainage fee obligation. 5557 5469 F_OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS Page 2 of 4 e) When the actual costs incurred in constructing Master Plan facilities exceeds the - drainage fee obligation, reimbursement will be made for the excess costs from future fees collected by the District from other development. Approval of this development shall be conditioned upon compliance with these District Requirements. 1. X a. Drainage from the site shall be directed to N. Polk Ave. b. Grading and drainage patterns shall be as identified on Exhibit No. 1 -/4-4 C. The grading and drainage patterns shown on the site plan conform to the adopted Storm Drainage and Flood Control Master Plan. 2. The proposed development shall construct and/or dedicate Storm Drainage and Flood Control Master Plan facilities located within the development or necessitated by any off-site improvements required by the approving agency: Developer shall construct facilities as shown on Exhibit No. 1 as "Master Plan . Facilities to be constructed by Developer". X None required. 3. The following final improvement plans shall be submitted to the District for review prior to final development approval: X Grading.Plan Storm Drain Plan X Final Map X Street Plan 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 Ido. 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. 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.) 5557 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 to Construction Permit is required for all clearing grading,and disturbances to the q b, �' a, 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. 5557 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. See Exhibit No. 2 for additional comments, recommendations and requirements. Gerald E.Lakeman, Pro' ct gineer: Mitzi A Molina District Engineer C:. HARBOUR& ASSOCIATES 375 WOODWORTH AVE., #103 ,CLOVIS, CA 93612 ,,,, 5469 L OLIVE FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document San .Joaquin.Valley Air Pollution Control District $or March 9, 2006 f Reference No. C20060446 City of Fresno CEIMD Planning Division—Development Department Attn: Shelby Chamberlain NAR 1 2006 - 2600 Fresno Street Fresno, CA 93721-3604 DEVELOPMENT DEPARTMEN CITY OF FRESNO Subject: Vesting Tentative Tract Map No.T-5557—Site Plan Review No. S-06-38 Fazio-Williams Investors, LLC—APN: 3117-140-27 Dear Ms. Chamberlain: The San Joaquin Valley Unified Air Pollution Control District (District) has reviewed the project referenced above and we suggest that a Negative Declaration would be appropriate in addressing air quality related issues. 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 construction activities in preparation of the site, and ongoing traffic and other 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 by the applicant, the project consists of ten multi-family residential units, for a total of 20 dwelling units. This falls below Rule 9510 Indirect Source Review(ISR) applicability threshold of 50 dwelling units. The project may be subject to Rule 9510, if this is but a portion of the total development project. . Based on the information provided, it appears that this project will have a less-than-significant impact on the ambient air quality. However, the proposed project will be subject to the following District rules. The following items are rules that have been adopted by the District to reduce emissions throughout the San Joaquin Valley, and are required. This project may be subject to additional District Rules not enumerated below. To identify additional rules or regulations that apply to this project, or for further information, the applicant is strongly encouraged to contact the District's Small Business Assistance Office at (559) 230- 5888. Current District rules can be found at http://www.valleyair.org/rules/1ruleslist.htm. Rules and Regulations Regulation VIII (Fugitive PM10 Prohibitions) Regulation VIII (Rules 8011-8081) is a series of rules designed to reduce PM 10 emissions (predominantly dust/dirt) generated by human activity, including construction and demolition activities, road construction, bulk materials storage, paved and unpaved roads, carryout and track out, etc. The District's compliance assistance bulletin for construction sites can be found at: http://www.valleyair.orq/busind/comply/PM10/Rea%20VI11%20CAB.pdf Northern Region Office Central Region Office Southern Region Office 4800 Enterprise Way 1990 East Gettysburg Avenue 2700 M Street,Suite 275 Modesto,CA 95356-8718 Fresno,CA 93726-0244 Bakersfield,CA 93301.2373 (209)557-6400 • FAX(209)557-6475 (559)230-6000 • FAX(559)230-6061 (661)326-6900 • FAX(661)326-6985 . ,..i llavaC.nrn Ms. Chamberlain March 9, 2006 T-5557, S-06-38 Page 2 If a non-residential site is 1.0 to less than 5.0 acres, an owner/operator must provide written notification to the District at least 48 hours prior to his/her intent to begin any earthmoving activities as specified in Section 6.4.2 of Rule 8021. A template of the District's Construction Notification Form is available at: http://www.valleyair.org/busind/comply/PM10/forms/Reg%20VI11%20Notification%20- %2011-17-2004.pdf. Rule 4102 (Nuisance) This rule applies to any source operation that emits or may emit air contaminants or other materials. In the event that the project or construction of the project creates a public nuisance, it could be in violation and be subject to District enforcement action. Rule 4103 (Open Burning) 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. The Environmental Assessment indicates that an orchard (olive and almond trees)will be removed. The following conditions apply to the orchard removal: - Open burning is prohibited at this project site, per Rule 4103. - - If shredding or chipping equipment is to be used for processing the orchard waste, the equipment shall be permitted by the District, or registered by the California Air Resources Board or the District as Portable Equipment. Visible emissions created from the shredding or chipping equipment shall not exceed 20 percent opacity or Ringlemann 1 and any standard specified on a Permit to Operate or. Portable Equipment Registration Certificate. Rule 4601 (Architectural Coatings) This rule limits volatile organic compounds from architectural coatings by specifying architectural coatings storage, clean up and labeling requirements. Rule 4641 (Cutback, Slow Cure, and Emulsified Asphalt, Paving and Maintenance Operations). If asphalt paving will be used, then paving operations of this project will be subject to Rule 4641. This rule applies to the manufacture and use of cutback asphalt, slow cure asphalt and emulsified asphalt for paving and maintenance operations. Rule 4901 (Wood Burning Fireplaces and Wood Burning Heaters) This rule 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 on our website at www.vallevair.org. For compliance assistance, please contact Mr. Wayne Clarke, Air Quality Compliance Manager, at . (559)230-5968. Rule 4902 (Residential Water Heaters) This rule limits emissions of NOx from residential developments. Ms. Chamberlain March 9, 2006 T-5557, S-06-38 Page 3 The District encourages innovation in measures to reduce air quality impacts. There are a number of features that could be incorporated into the design/operation of this project to provide additional reductions of the overall level of emissions. (Note: Some of the measures may already exist as City development standards. Any measure selected should be implemented to the fullest extent possible.) The suggestions listed below should not be considered all-inclusive and remain options that the agency with the land-use authority should consider for incorporation into the project. • Large canopy trees should be carefully selected and located to protect the building(s) from energy consuming environmental conditions, and to shade 50% of paved areas within 15 years. Also, 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. For information on Structural Soil see http://www.hort.cornell.edu/uhi/outreach/csc/. For information on Tree Selection see http://www.ufei.org/. For Urban Forestry see http://www.coolcommunities.org, http://wcufre.ucdavis.edu and http://www.lgc.org/bookstore/energy/downloads/siv tree quidelines.pdf. •. .. As many energy conserving and emission reducing features as possible should be included in the project. Energy conservation measures include both energy conservation through design and , operational energy conservation. Examples include (but are not limited to): Increased energy efficiency(above California Title 24 Requirements) See http://www.energy.ca.gov/title24/. - Energy efficient widows (double pane and/or Low-E) - Use Low and No-VOC coatings and paints. See South Coast's site for No-VOC Coatings at http://www.agmd.gov/prdas/brochures/paintguide.html High-albedo (reflecting) roofing material. See http://eetd.lbl.gov/coolroof/ Cool Paving. "Heat islands" created by this and similar projects contribute to the reduced air quality in the valley by heating ozone precursors. See http://www.harc.edu/hart/Proiects/CoolHouston/ , http://eande.lbi.gov/heatisland/ - Radiant heat barrier. See http://www.eere.energy.gov/consumerinfo/refbriefs/bc7.html Energy efficient lighting, appliances, heating and cooling systems. See http://www.energystar.gov/ - Programmable thermostat(s)for all heating and cooling systems - Awnings or other shading mechanism for windows - Porch, patio and walkway overhangs - Ceiling fans - Utilize passive solar cooling and heating designs. (e.g. natural convection, thermal flywheels) See.http://www.eere.energy.gov/RE/solar passive.html Utilize day lighting (natural lighting) systems such as skylights, light shelves, interior transom windows etc. See http://www.advancedbuildings.org - Electrical outlets around the exterior of the unit(s) to encourage use of electric landscape maintenance equipment - Low or non-polluting landscape maintenance equipment (e.g. electric lam .mowers, reel mowers, . leaf vacuums, electric trimmers and edgers, etc.) Pre-wire the unit(s)with high speed modem connections/DSL and extra phone lines Natural gas fireplaces (instead of wood-burning fireplaces or heaters) - 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 - Exits to adjoining streets should be designed to reduce time to re-enter traffic from the project site - More information can be found at: http://www.ciwmb.ca.gov/GreenBuildinq/, http://www.lgc.org, http://www.sustainable.doe.gov/, http://www.consumerenergvicenter.org/index.html • The applicant/tenant(s) should implement measures to reduce the amount of single occupancy vehicle employee traffic to and from the project area that further reduce air pollution in the valley. This could include such provisions as encouraging employees to rideshare or carpool to the project site through preferential parking spaces for employees who participate in carpooling or vanpooling, incorporating a compressed workweek schedule, guaranteed ride home, carpool matching programs, shower/changing facilities, providing free transit passes, providing an alternative-transit information center, and having a dedicated employee transportation coordinator. Check out the "Spare the Air" section of our website www.valleyair.org Ms. Chamberlain March 9, 2006 T-5557, S-06-38 Page 4 • Construction activity mitigation measures include: Limit area subject to excavation, grading, and other construction activity at any one time Limit the hours of operation of heavy duty equipment and/or the amount of equipment in use - Replace fossil-fueled equipment with electrically driven equivalents (provided they are not run via a portable generator set) - Curtail construction during periods of high ambient pollutant concentrations; this may include ceasing of construction activity during the peak-hour of vehicular traffic on adjacent roadways, and "Spare the Air Days" declared by the District. - Implement activity management(e.g. rescheduling activities to reduce short-term impacts) - During the smog season (May through October), lengthen the construction period to minimize the number of vehicles and equipment operating at the same time. - Off road trucks should be equipped with on-road engines when possible. - Minimize obstruction of traffic on adjacent roadways. •: The applicant/tenant(s) should require that all diesel engines be shut off.when not in use on the premises to reduce emissions from idling. • Construction equipment may be powered by diesel engines fueled by alternative diesel fuel blends or Ultra Low Sulfur Diesel (ULSD). The California Air Resources Board (CARB) has verified speck alternative.diesel fuel blends for NOx and PM emission reduction. Only fuels that have been certified by CARB should be used. Information on biodiesel can be found on CARB's website at http://www.arb.ca.gov/fuels/diesel/altdiesel/altdiesel.htm and the EPA's website at http://www.epa.gov/oms/models/biodsl.htm. The applicant should also use CARB certified alternative fueled engines in construction equipment where practicable. Alternative fueled equipment may be powered by Compressed Natural Gas (CNG), Liquid Propane Gas (LPG), electric motors, or other, CARB certified off-road technologies. To find engines certified by the CARB, see their certification website http://www.arb.ca.qov/mspro9/offroad/cert/cert.r)hp. For more information on any of the technologies listed above, please contact Mr. Chris Acree, Senior Air Quality Specialist, at (559) 230- 5829. • Construction equipment may be used that meets 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, Tier 11 and Tier III 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. Rule 9510 requires construction exhaust emissions to be reduced by 20 percent for NOx and 45 percent for PM10 when compared to the statewide fleet average or to pay an in lieu mitigation fee. For more information on heavy-duty engines, please contact Mr. Thomas Astone, Air Quality . Specialist, at(559) 230-5800. District staff is available to meet with. you and/or the applicant to further discuss the regulatory requirements that are associated with this project. If you have any questions or require further information, please call me at (559) 230-5800 or Mr. Dave Mitchell, Planning Manager, at (559) 230-5807 and provide the reference number at the top of this letter. Sincerely, Georgia A Stewart Air Quality Specialist Central Region c:file STATE OF CALIFORNIA—BUSINESS TRANSPORTATION AND HOUSING AGENCY ANO D S<PYA 7ENEG ER ova nnr DEPARTMENT OF TRANSPORTATION — t 1352 WEST OLIVE AVENUE s P.O.BOX 12616 FRESNO,CA 93778-2616 " - PHONE (559)445-6666 FAX (559)488-4088 �� '—•-J.J `v/ Fles your power! TTY (559)488-4066 Be energy efficient! February 27, 2006 MAR 1 2006 iFl.4 Division 213 1-IGR/CEQA DeveE •...; D;-'�p?PtIT}F;fJ! 6-FRE-99-28.1+/- Cf i v :.,. 'J S-06-38 &T-5557 (S-04-272) - Ms. Shelby Chamberlain City of Fresno Development Department 2600 Fresno Street " Fresno,CA 93721" _ Dear Ms. Chamberlain: We have reviewed the site plan.and map for the proposed 10-unit multi-family project to be.located on the west side of North.Polk avenue between West Santa Ana and West Shaw Avenues. Caltrans has.the following comments: The proposedproject isnot expected to create significant impacts to the State Highway System Caltrans has a planned project to improve the State Route (SR) 99/Shaw Avenue interchange. The project has three alternatives. The preferred alternative has an estimated cost of$50.6 million;with two scaled-down alternatives at $.17 and $10.9 million. The interchange project includes a proposed-,,. realignment of Polk Avenue that may impact this development project at the northeast corner,of the i; ..property. - The City should consider a transit alternative for this project. When combined with other projects in the area, there is sufficient development to support transit. Early planning could make such ari alternative feasible. Caltrans recommends that this project be routed to Fresno Area Express(FAX) staff for their review and comment. Please see Attachment Number 1 for other recommended transportation alternatives. We request that this letter be made apart of the permanent public record for this project and that a copy of our letter be included in the staff reports for both the City Council and the Planning Commission. This will provide the decision-making body and the general public with a complete and--accurate environmental evaluation for the project. If you have any questions,please call me at(559)445-6666. Sincerely, MOSES S.TITE,S;,,,:. Office of.Transportatiorl,Planning.,. °rt District"6. 14 Enclosure C: Ms. Barbara Goodwin, Council of Fresno County Governments "Caltrans improves mobility across California" ATTACHMENT NUMBER 1 CALTRANS RECOMMENDATIONS FOR TRANSPORTATION ALTERNATIVES Ongoing development throughout the City of Fresno, including this project, will make traffic operations significantly worse by adding considerably to delay and congestion. Transit alternatives can help reduce congestion and delay and reduce overall degradation of air quality and gridlocked intersections. The City of Fresno should focus on ways to eliminate trips in addition to enhancing capacity. Transportation alternatives the City should consider include standard highway solutions along with the following: 1. Park and ride facilities on site or within the proximity of this project. 2. A study of the general accommodation and provision of mass transit in this area to provide insight on ways of increasing transit usage. 3. Exploring the potential of commuter shuttles. The shuttle could be financed through an assessment district and provide a way for individuals to utilize a park-and-ride facility or commercial area parking lot and be shuttled to various commercial/office centers within the area. Commuters who need to go further could use City of Fresno transit 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 foi''project-related impacts to the transportation/circulation system. 6. Exploring the potential for linking the purchase of a monthly transit pass with new residential development as partial mitigation for congestion and air quality impacts, and to ensure the long term viability of public transportation. CITY OF FRESNO –ENVIRONMENTAL ASSESSMENT/ IIi4�.ES� I FINDING OF CONFORMITY/MEIR NO. 10130 Pursuant to Section 21157.1 of the California Public Resource P%I WE Rg,- IV FOR FILING: (California Environmental Quality Act) the project described bel o ,.� determined to be within the scope of the Master Environmental Impact Rb IERK. FRES C� (MEIR) No. 10130 prepared for the 2025 Fresno General Plan Initial study is on file in the Planning and Development Department, City Hall, rn M 70 — C7 2600 Fresno Street, Fresno, California 93721 (559) 621-8277 m M rn Applicant: Initial Study Prepared By: z Harbour and Associates, on behalf of Fazio-Williams Shelby Chamberlain, Planner III o Investors, LLC April 13, 2006 z' 375 Woodworth Avenue Clovis, California 93612 Environmental Assessment Number: Project Location (including APN): Vesting Tentative Tract Map No. 5557 West side of North Polk Avenue between West Shaw Site Plan Review Application No. S-06-38 and West Santa Ana Avenues. APN: 311-140-27 Project Description; Harbour and Associates, on behalf of Fazio-Williams Investors, LLC, has filed applications pertaining to 1.92: acres of property located on the west side of North Polk Avenue, between West Shaw and West Santa Ana Avenues. Vesting Tentative Tract Map No. T-5557/UGM and Site Plan Review Application No. S-06-38 propose to subdivide the project site into a 5-lot multiple family residential development with one outlot for access and landscaping purposes. Each lot will include a four-unit multiple family residential building which was previously approved through Site Plan Review Application No. S-04-272. The site is currently designated by the West Area Community Plan and 2025 Fresno General Plan for medium-high density residential planned land uses and is zoned R-2, Low Density Multiple Family Residential. The subject property is currently vacant and is surrounded by vacant property and residential development. Conformance to Master Environmental Impact Report (MEIR NO. 10130): The 2025 Fresno General Plan and West Area Community Plan designate the subject parcel for medium high density residential planned land uses. The existing R-2 (Low Density Multiple Family Residential) zone district for the subject property conforms to this medium high density residential planned land use designation. The Planning and Development Department staff has prepared an initial study and environmental checklist and evaluated the proposed development in accordance with the land use and environmental policies and provisions of the 2025 Fresno General Plan and the related Master Environmentat1mpact,Report (MEIR) No. 10130. The subject property is proposed for development with residential uses at an intensity and scale (10.38 to 18.15 dwelling units per acre) that is permitted by the existing planned land use and proposed zoning designation for the site. Thus, the development of the site with a 5-lot multiple family residential subdivision containing 20 dwelling units will not facilitate an additional intensification of uses beyond that which already exists or would be allowed by the above-noted planned land use designation. Moreover, it is not expected that the development will adversely impact existing city service systems or the traffic circulation system that serves the subject parcels. These infrastructure findings have been verified by the Public Works and Public Utilities Departments. It has been further determined that all applicable mitigation measures of MEIR No. 10130 have been applied to the project necessary to assure that the project will not cause significant adverse cumulative impacts, growth inducing impacts, and irreversible significant effects beyond those identified by MEIR No. 10130 as provided by CEQA Section 15178(a). Per Section 21157.1 of the California Public Resources Code (California Environmental Quality Act), it may be determined that a subsequent project falls within the scope of a MEIR, provided that the project does not .cause significant impacts on the environment that were not previously examined by the MEIR. Relative to this specific project proposal, the environmental impacts noted in the MEIR, per the 2025 Fresno General Plan Finding of Conformity Under MEIR No. 10130 Environmental Assessment No. T-5557/S-06-38 Page 2 April 13, 2006 land use designations, include impacts associated with the medium low density residential land use designation specified for the subject parcel. Based on this initial study, the proposed project does not change the land use indicated for the subject parcel and will not generate additional significant effects not previously identified by the MEIR and no new additional mitigation measures are required. Therefore, the project proposal is within the scope of the MEIR as defined by Section 15177 of the CEQA Guidelines. Moreover, as lead agency for this project, the Planning and Development Department, per Section 15177 (d) of the CEQA Guidelines, has determined that all feasible mitigation measures from MEIR No. 10130 shall apply to the project proposal as noted in the attached mitigation monitoring checklist. Public notice has been provided regarding staffs finding in a manner prescribed by this section of the Guidelines and by Section 21092 of the California Public Resources Code (CEQA provisions). L3l o� Darrell UnruV Date Planning Manager, City of Fresno KAMaster Files-Tract Maps\Tract 5557 Shelby Chamberlain(S-06-38)1T-5557-S-06-38 FINDING OF CONFORMITY.dac Attachments: Environmental Checklist/Initial Study for Environmental Assessment No. T-5557/S-06-38 . Mitigation Monitoring Checklist (MEIR No. 10130) for Environmental Assessment No. T-5557/S- 06-38 ENVIRONMENTAL ASSESSMENT (EA) CHECKLIST POTENTIAL ENVIRONMENTAL EFFECTS EA NO. T:5557IS-06-38 1_0 TOPOGRAPHIC, SOIL, GEOLOGIC 11.0 URBAN SERVICES CONSIDERATIONS 1 11.1 Availability of fire protection 1 1.1 Geologic hazards, unstable soil conditions 1 11.2 Lack of emergency vehicle access 1 1.2 Adverse change in topography or ground surface relief. 1 11.3 Adequacy of design for crime prevention 1 1.3 Destruction of unique geologic or physical features - 1 .11.4 Overcrowding of school facilities 1 1.4 Increased water erosion 1 11.5 Availability of water mains of adequate size 1 11.6 Availability of sewer lines of adequate capacity 2_0 AIR QUILITY 1 11.7 Availability of storm water drainage facilities(on or 1 2.1 Substantial indirect source of pollution off site) 1 2.2 Direct on-site pollution generation 1 11.8 Availability of adequate park and recreation areas 1 2.3 Generation of objectionable odors 1 11.9, Unusually high solid waste generation 1 2.4 Generation of dust except during construction 1 2.5 Adverse local climatic changes 12.0 HAZARDS 1 12.1 Risk of explosion or release of hazardous 3.0 WATER substances 1 3.1 Insufficient ground water available for long-term project 1 12.2 Site subject to flooding use 1 12.3 Adverse change in course of flow of flood waters 1 3.2 Use of large quantities of ground water 1 12.4 Potential hazards from aircraft accidents 1 3.3 Wasteful use of ground water 1 12.5 Potential hazards from landfill and/or toxic waste 1 3.4 Pollution of surface or ground water supplies sites 1 3.5 Reduction in ground water recharge 13.0 AESTHETICS 4_0 PLANT LIFE 1 13.1 Obstruction to public or scenic vista or view 1 4.1 Reduction of the numbers of any unique, ran:or 1 13.2 Creation of aesthetically offensive conditions endangered species 1 13.3 Removal of street trees or other valuable 1 4.2 Reduction in acreage of agricultural crop vegetation 1 4.3 Premature or unnecessary conversion of prime 1 13.4 Architectural incompatibility with surrounding area agricultural land 14.0 HISTORICAL/ARCHAEOLOGICAL 5_0 ANIMAL LIFE 1 14.1 Removal of historic building, disruption of 1 5.1 Reduction in the numbers of any rare, unique or archaeological site endangered species 1 14.2 Construction or activity incompatible with adjacent 1 5.2 Deterioration or displacement of valuable.wildlife habitat historic site 6_0` .HUMAN HEALTH 15.0 ENERGY 1 15.1 Use of substantial amounts of energy or fuel . 7_0 NOISE 1 :..15.2, Substantial increase in demand upon existing 1 Ti Increases in existing noise levels sources of energy 1 7.2 Exposure to high noise levels 1 15.3 Wasteful use of energy 8.0 LIGHT AND GLARE EXPLANATION OF RATINGS 1 8.1 Production of glare which will adversely affect „ residential areas 0„ Insufficient Information 1 8.2 Exposure of residences to high levels of glare Insufficient information- is available to determine the potential environmental effects which may result from the 9.0 LAND USE proposed project in this category. 1 9.1 Incompatibility with adopted plans and policies "i" No significant Environmental Effect 1 9.2 Acceleration of growth rate 1 9.3 Induces unplanned growth The proposed project will not have an adverse 1 9.4 Adverse change in existing or planned area environmental effect in this category, or any such effect is. characteristics not substantially unusual or of undesirable magnitude. . This rating is also utilized in cases where the category is . 10.0 TRANSPORTATION AND CIRCULATION not applicable to the particular project under consideration. . 1 10.1 Generation of vehicle traffic sufficient to cause capacity 112" Moderate Environmental Effect deficiencies on existing street system The proposed project will have an adverse environmental 1 10.2 Cumulative increase in traffic on a major street for which effect in this category, which is of sufficient magnitude to capacity deficiencies are projected 1 10.3 Specific traffic hazard to motorists, bicyclists, be of specific concern. However, this effect is not substantial enough in itself to require the preparation of an pedestrians 1 10.4 Routing of non-residential traffic through residential area Environmental Impact Report, and is mitigable through 1 10.5 Insufficient or poorly located parking project changes and conditions. 1 10.6 Substantial increase in rail and/or air traffic 113" Significant Adverse Environmental Effect The environmental effect identified in this category substantiates in itself or contributes towards a finding that the proposed project has a potentially significant adverse effect on the environment sufficient to require the preparation of an Environmental Impact Report. LL x x x � W or Mcc e•• z � 4� O r •- Qoaa IIcc�c O .. •a. Z W LL. Z V m m �� a a)—. a rnw m c c m c c D OCcm. 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