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HomeMy WebLinkAboutT-5569 - Conditions of Approval - 7/3/2007 Cfty of Planning & Development Department 2600 Fresno Street• Third Floor Nick P. Yovino Fresno, California 93721-3604 Director (559) 621-8277 FAX (559)498-1012 December 1, 2006 Please reply to: Paul Bernal (559) 621-8073 Harbour&Associates Attention: Lorren Smith 389 Clovis Avenue, Suite 300 Clovis, California 93612 Dear Applicant: SUBJECT: FINAL ACTION BY THE FRESNO CITY COUNCIL REGARDING REZONE APPLICATION NO. R-06-13 FOR PROPERTY LOCATED ON THE WEST SIDE OF SOUTH WILLOW AVENUE BETWEEN EAST TULARE STREET AND EAST KINGS CANYON ROAD. (APN: 463-023-13) At is regular scheduled meeting on November 28,2006,the Fresno City Council took the following action regarding the above-referenced application: 1. Approved the environmental finding of Environmental Assessment No. R-06-13/T-5569/C-06-51 dated June 8, 2006,that the project conforms to the provisions of the 2025 Fresno General Plan Master Environmental Impact Report (MEIR No. 10130). 2. Approved Rezone Application No. R-06-13 requesting to reclassify approximately 2.88 acres of property from the R-A (Single Family Residential—Agriculturao zone district to the R-1 (Single Family ResidendaQ zone district. At is regular scheduled meeting on October 18, 2006; the Fresno City Planning Commission took the following action regarding Rezone Application No. R-06-13, Vesting Tentative Tract Map No. 5569 and Conditional Use Permit Application No. C706-51: 1. Recommended approval of Rezone Application No. R-06-13 to the. Fresno City Council (see Planning Commission Resolution No. 12583). 2. Approved Vesting Tentative Tract Map No. 5569 subject to compliance with the Conditions of Approval dated October 18, 2006, and Planning Commission Resolution No. 12584. 3. Approved Conditional Use Permit Application No. C-06-51 subject to compliance with the Conditions of Approval dated October 18,2006,and Planning Commission Resolution No. 12585. Enclosed is a copy of the Planning Commission Resolutions and City Council Ordinance Bill adopted for the rezone and conditional use permit applications and vesting tentative tract map. Please note that the rezone action shall become effective thirty-one days after is passage. Harbour&Associates December 1, 2006 Page 2 If you have any questions regarding these items please contact me at the number listed above or via email at Paul.Bernal@fresno.gov. Sincerely, PLANNING DIVISION CU. Paul Bernal, Planner III Planning and Development Department Enclosures: Planning Commission Resolution Nos. 12583, 12584 & 12585 City Council Ordinance Bill No. 2006-164 City Council Action Agenda for November 28, 2006 FRESNO CITY PLANNING COMMISSION RESOLUTION NO. 12583 The Fresno City Planning Commission, at its regular meeting on October 18, 2006, adopted the following resolution relating to Rezone Application No. R-06-13. WHEREAS, Rezone Application No. R-06713 has been filed with the.City of Fresno to rezone the property as described below: REQUESTED ZONING: R-A (Single Family Residential`=Agricultural) zone district EXISTING ZONING: R-1 (Single Family Residential zone district APPLICANT: Michael Kludjian LOCATION: West side of South Willow Avenue between East King Canyon Road and East .Tulare Street' APN: 463-023-13 LEGAL DESCRIPTION: From R-A to R-1: Real property in the City of Fresno,County of Fresno,State of California and described as follows: LOT 6 OF EASTERBY HEIGHT, IN THE CITY OF FRESNO,COUNTY OF FRESNO, STATE OF CALIFORNIA, ACCORDING TO THE MAP THEREOF RECORDED IN BOOK 7 PAGE 44 OF RECORD SURVEYS, FRESNO COUNTY RECORDS, ,AS TO THEIR �/2 INTEREST. WHEREAS, the above-named applicant is requesting a zoning change on the above property in order to facilitate the development of the site with a 19-lot, single family residential subdivision; and, WHEREAS, on May 8, 2006, the Roosevelt Community Plan Implementation Advisory Committee recommended approval of the rezone application and related vesting tentative tract map and conditional use permit application; and, WHEREAS, the. Fresno City Planning Commission on October 18, 2006, reviewed the subject rezone application in accordance with the policies of the Roosevelt Community Plan and the 2025 Fresno General Plan; and, WHEREAS,at that same hearing the Commission reviewed related Vesting Tentative Tract Map No.5569 to subdivide the property into a 19-lot, single family residential subdivision and Conditional Use Permit Application.No. C-06-51 which proposes a planned development for the 19 lots, which includes private streets, reduced lot sizes and setbacks, increased lot coverage and common open space for the subdivision; and, WHEREAS, no neighbors spoke in opposition to the proposed project; and, WHEREAS, the applicant requested that the condition to install concrete sidewalks on both sides of the private street and the condition requiring a 20 foot setback from face of curb to the garage door be waived as requirements,of the vesting tentative tract map and conditional use.permit application as recommended by staff. Planning Commission Resolution No. 12583 Rezone Application No. R-06-13 October 18, 2006 Page 2 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 the rezone application may have a significant effect on the environment as identified by the Finding of Conformity to the 2025 Fresno General Plan Master Environmental Impact Report(MEIR No. 10130)dated June 8,2006,prepared for Environmental Assessment No. R-06-13/T-5569/C-06-51. BE IT FURTHER RESOLVED that the Fresno City Planning Commission hereby recommends to the City Council that the requested R71 (Single Family Residential) zone district be approved. The foregoing Resolution was adopted by the Fresno City Planning Commission upon a motion by Commissioner DiBuduo, seconded by Commissioner Holt. VOTING: : Ayes - DiBuduo, Holt, Kissler (Vice Chair), Torossian, Vang Noes - Cherry, Vasquez (Chair) Not Voting None Absent None DATED: October 18, 2006 OVINO, Secretary Fresno C ty Planning Commission Resolution No. 12583 Rezone plication No. R-06-13 Filed by Michael Kludjian Action: Recommend Approval : K:\MASTER FILES-TRACT MAPSV5500 TO 5599 MAPS\TRACT 5569 PAUL BERNAL R-06.13,C-06.51\RESOLUTION NO. 12XXX(REZONE)\PLANNING COMMISSION RESOLUTION 12583.DOC FRESNO CITY PLANNING COMMISSION RESOLUTION NO. 12584 The Fresno City Planning Commission at its regular meeting on October 18, 2006, adopted the following resolution pursuant to the Subdivision Map Act of the Government Code of the State of California and the Municipal Code of the City of Fresno. WHEREAS, Vesting Tentative Tract Map No. 5569 was filed with the City of Fresno and proposes to subdivide the subject property into a 19-lot, single family residential subdivision on 2.88 acres of land located on the west side of South Willow Avenue between East Kings Canyon Road and East Tulare Street; and, WHEREAS, on May 8, 2006, the Roosevelt Community Plan Implementation Advisory Committee reviewed and recommend approval of the vesting tentative tract map and related rezone and conditional use permit applications; and, WHEREAS, the Fresno City Planning Commission on October 18, 2006, reviewed the subject vesting tentative tract map in accordance with the policies of the Roosevelt Community Plan and the 2025 Fresno General Plan; and, WHEREAS, during the October 18, 2006, hearing, the Commission received a staff report and related information, environmental documents and considered testimony regarding the requested subdivision; 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 October 18, 2006; and, WHEREAS, at that same hearing the Commission reviewed related Rezone Application No. R-06-13 proposing to reclassify 2.88 acres of property from the R-A (Single Family Residential—Agricultural zone district to the R-1 (Single Family Residential) zone district and Conditional Use Permit Application No. C-06-51 proposing to create a planned development, which includes private streets, reduced lot sizes and setbacks, increased lot. coverage and common open space for the subdivision; and, WHEREAS, no neighbors spoke in opposition to the proposed project; and, WHEREAS, the applicant requested that the condition to install concrete sidewalks on both sides of the private street and the condition requiring a 20 foot setback from face of curb to the garage door be waived as requirements of the vesting tentative tract map and conditional use permit application as recommended by staff. NOW, THEREFORE, BE IT RESOLVED, the Fresno City Planning Commission hereby finds and determines that there is no substantial evidence in the record to indicate that Vesting Tentative Tract Map No. 5569 may have a significant effect on the environment as identified by the finding of conformity to the 2025 Fresno General Plan Master Environmental Impact Report (MEIR No. 10130) dated June 8, 2006, prepared for Environmental Assessment No. R-06-13/T-5569/C-06-51. BE IT FURTHER.RESOVLED that the Fresno City Planning Commission finds that approval of the vesting tentative tract map subject to Section 12-403-B of the Fresno Municipal Code (FMC), is consistent with the Roosevelt Community Plan and the 2025 Fresno General Plan and findings required pursuant to Section 66410 et. seq. of the Government Code: BE IT FURTHER RESOLVED that the Fresno City Planning Commission hereby approves Vesting Tentative Tract Map No. 5569/UGM subject to the Planning and Development Department.Conditions of Approval dated October 18, 2006, and the following modifications: Planning Commission Resolution No. 12584 d� Vesting Tentative Tract Map No. 5569 October 18, 2006 Page 2of2 a. Condition `No. 15 is modified and shall read: Sidewalks shall be required on one side of the private street which will provide pedestrian access throughout the subdivision in an appropriate manner as determined by the Planning and Development Department Director. : b. Condition No. 24 is modified and shall read: The garage shall be set back. a minimum of 18 feet measured from front of curb. However, habitable living space can be located within 10 feet of the front property line. The foregoing Resolution was adopted by the Fresno City Planning Commission upon a motion by Commissioner DiBuduo, seconded by Commissioner Holt. - VOTING: Ayes - DiBuduo, Holt., Kissler(Vice Chair), Torossian, Vang Noes - Cherry, Vasquez (Chair) Not Voting - None Absent None DATED: October 18, 2006 P YOVINO, Secretary Fre n City Planning Commission Res tion No. 12584 - Vesting Tentative Tract Map No. 5569 Filed by: Michael Kludjian Action: Approved KAMaster Files-Tract MapsV5500 to 5599 maps\Tract 5569 Paul Bemal R-06-13,C•06-51\Resolution No.12584(Tract)\Planning Commission Resolution No.12584.doc FRESNO CITY PLANNING COMMISSION RESOLUTION NO. 12585 The Fresno City Planning Commission, at its regular meeting on October 18,2006, adopted the following resolution relating to Conditional Use Permit Application No.,C-06-51. CONDITIONAL USE REQUESTED: 19-lot single family residential planned development subdivision with private streets, reduced lot sizes and setbacks, increased lot coverage and common open space PROPERTY LOCATION: 312 South Willow Avenue PROPOERTY DESCRIPTION: West side of South Willow Avenue between East Kings Canyon Road and East Tulare Street. EXISTING ZONING:. R-A (Single Family. Residential - Agriculturao zone district. PROPOSED ZONING: R-1, (Single Family Residentiao zone district. WHEREAS, Conditional Use Permit Application No.C-06-51 has been filed with the City of Fresno by Michael Kludjian for approximately 2.88 acres of property located on the west side of South Willow Avenue between East Kings Canyon Road and East Tulare Street; and, WHEREAS, Conditional Use Permit Application No. C-06-51 seeks authorization for the development of,a planned development which includes private streets, reduced lot sizes and setbacks, increased lot coverage and common open space for the proposed 19-lots per Vesting Tentative Tract Map No. 5569; and, WHEREAS, on May 8, 2006,the Roosevelt Community Plan Implementation Advisory Committee reviewed and recommended approval of the conditional use permit application and related vesting tentative tract map and rezone application; and, WHEREAS, on October 18, 2006, the Fresno City Planning Commission, reviewed the subject conditional use permit application in accordance with the policies of the Roosevelt Community Plan and the 2025 Fresno General Plan; and, WHEREAS, the Commission conducted a public hearing to review the proposed conditional use permit application, received. testimony from the applicant and considered the Planning and Development Department's report recommending approval of the proposed conditional use permit application subject to special permit conditions dated October 18, 2006; and, WHEREAS, at that same hearing the Commission reviewed related Rezone Application No. R-06-13 proposing to reclassify 2.88 acres of property from the R-A (Single Family Residential— Agricultural zone district to the R-1 (Single Family Residential zone district and Vesting Tentative Tract Map No. 5569 which proposes to subdivide the property into a 19-Jot,single family residential subdivision; and, PLANNING COMMISSION RESOLUTION No.12585 Conditional Use Permit Application No. C-06-51 October 18, 2006 Page 2 WHEREAS,the'Fresno City Planning Commission considered the proposed conditional use permit application relative to the staff report and environmental assessment issued for the project; and, WHEREAS, the Fresno City Planning Commission invited testimony with respect to the proposed conditional use permit application; and, WHEREAS, no neighbors spoke in opposition to the proposed project; and, WHEREAS,the applicant requested that the condition to install concrete sidewalks on both sides of the private street and the condition requiring a 20 foot setback from face of curb to the garage door be waived as requirements of the vesting tentative tract map and conditional use permit application -- as--recommended by staff. 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 the conditional use permit application may have a significant effect on the environment as identified by the Finding of Conformity to the 2025 Fresno General Plan Master Environmental Impact Report (MEIR No. 10130) dated June 8, 2006, prepared for Environmental Assessment No. R-06-13/T-559/C-06-51. BE IT FURTHER RESOLVED, that the Fresno City Planning Commission, as a result of its inspections, investigations and studies made by itself and in its behalf,and of testimonies offered at said hearing, has established that approval of the special permit would be in accordance with applicable provisions of the Fresno Municipal Code, including the determination that all findings have been made relative to the issuance of a conditional use permit application for the proposed project. BE IT FURTHER RESOLVED that the Fresno City Planning Commission hereby approves Conditional. Use Permit Application. No. C-06-51 subject to the Planning and Development Department Conditions of Approval dated October 18, 2006, and the following modifications: a. Condition No. D. 2. b) is modified and shall read: Sidewalks shall be required on one side of the private street which will provide pedestrian access throughout the-subdivision in an appropriate manner, as determined by the Planning and Development Department Director. b. Condition No. D. 5. a) is modified and shall read: The garage shall be setback a minimum of 18 feet measured from front of curb. However, habitable living space can be located within 10 feet of the front property line. BE IT FURTHER RESOLVED that the Fresno City Planning Commission hereby approves Conditional Use Permit Application No. C-06-51 authorizing the development of a planned development,which includes private streets,reduced lot sizes and setbacks,increased lot coverage and common open space for the proposed 19-lots per Vesting Tentative Tract Map No. 5569. PLANNING COMMISSION RESOLUTION No.12585 Conditional Use Permit Application No. C-06-51 October 18, 2006 Page 3 The foregoing Resolution was adopted by the Fresno City Planning Commission upon a motion by Commissioner DiBuduo, seconded by Commissioner Holt. _ VOTING: Ayes - DiBuduo, Holt, Kissler(Vice Chair), Torossian, Vang Noes Cherry, Vasquez (Chair) Not Voting - None Absent - None DATED: October 18, 2006 P YOVINO, Secretary Fre no City Planning Commission Res. tion No. 12585 Conditional Use Permit Application No. C-06-51 Filed by Michael Kludjian Action: Approved KAMaster Files-Tract MapsV5500 to 5599 maps\Tract 5569 Paul Bernal R-06-13,C-06-51\Resolution No.12565(CUP)\C-06-51 Planning Commission Resolution No.12565.doc rrecorarng rrequesrea ay: City Clerk, Fresno, California No Fee-Govt. Code 6103 Return to City Clerk,Fresno Space above this line reserved for Fresno County Recorder's Office 115, ORDINANCE OF THE COUNCIL OF THE CITY OF FRESNO t PROPOSED AND INITIATED BY �+ Y MOVED BY DagesSECONDED BY Perea BILL NO. B-166 ORDINANCE NO. 2006-164 AN ORDINANCE OF THE CITY OF FRESNO, CALIFORNIA, AMENDING THE OFFICIAL ZONE MAP OF THE CITY OF FRESNO HERETOFORE ADOPTED BY ARTICLES 1 TO 4.5 INCLUSIVE, CHAPTER 12, OF THE FRESNO MUNICIPAL CODE, BEING THE ' ZONING ORDINANCE OF THE CITY OF FRESNO WHEREAS, Rezone Application No. R-06-13 has been filed by the Michael Kludjian, property owner, with the City of Fresno to rezone property as described hereinbelow; and, WHEREAS,pursuant to the provisions of Article 4,Chapter 12, of the Fresno Municipal Code (FMC) the Planning Commission of the City of Fresno held a public hearing on the 18th day of October 2006,to consider Rezone Application No. R-06-13 and related Environmental Assessment No. R-06-13/T-5569/C-06-51,during which the Commission recommended to the Council of the City of Fresno approval of the subject environmental assessment and.rezone application amending the City's Zoning Ordinance on real property described hereinbelow from the R-A (Single Family Residential-Agricultural) zone district to the R-1 (Single Family Residential) zone district; and, WHEREAS, the Council of the City of Fresno, on the 14th day of November 2006, received the recommendation of the Fresno City Planning Commission. NOW, THEREFORE, THE COUNCIL OF THE CITY OF FRESNO DOES ORDAIN AS FOLLOWS: t Ordinance Amending Ofi,,.ial Zone Map Rezone Application No. R-06-13 November 14, 2006 Page 2 SECTION 1. Based upon the testimony and information presented at the hearing and upon review and consideration of the environmental documentation provided,the adoption of the proposed rezoning is in the best interest of the City of Fresno. The Council finds in accordance with its own independent judgment that there is no substantial evidence in the record that the rezoning may have a significant effect on the environment as identified by the Finding of Conformity to the 2025 Fresno General Plan Master Environmental Impact Report(MEIR No. 10130)dated June 8,2006,prepared for Environmental Assessment No. R-06-13/T-5569/C-06-51. Accordingly, Environmental Assessment No. R-06-13/T-5569/C-06-51 is hereby approved. SECTION 2. The Council finds the requested R-1 zone district is consistent with the existing medium density residential planned land use designation of the Roosevelt Community Plan and the } 2025 Fresno General Plan, as specified in Section 12-403 of the FMC. SECTION 3. The Council finds that the zone district of the real, property described. hereinbelow, located in the City of Fresno and shown on the Official Zone Map of the City of Fresno, is reclassified from the R-A(Single Family Residential—Agricultural)zone district to the R-1 (Single Family ResidentiaQ zone district. From R-A to R-1: The land referred to herein below is situated in the City of Fresno, County of Fresno, State of California and is described as follows: LOT 6 OF EASTERBY HEIGHT, IN THE CITY OF FRESNO, COUNTY OF FRESNO, STATE OF CALIFORNIA, ACCORDING TO THE MAP THEREOF RECORDED IN BOOK 7 PAGE 44 OF RECORD SURVEYS, FRESNO COUNTY RECORDS, AS TO THEIR 1/z INTEREST. SECTION 4. This ordinance shall become effective and in full force and effect at 12:01 a.m. on the thirty-first day after its passage. R CLERK'S CERTIFICATION STATE OF CALIFORNIA ) COUNTY OF FRESNO CITY OF FRESNO ) I, REBECCA E. KLISCH,City Clerk of the City of Fresno, certify that the foregoing ordinance was adopted by the Council of the City of Fresno, California, at.a regular meeting held on the 9Rrh day of NnvPmbpr , 2006, by the following vote: Ayes: Boyajian, Calhoun, Dages, Perea, Sterling, Duncan Noes: None Absent: Westerlund Abstain: None REBECCA E. KLISCH City Clerk a By APPROVED AS TO FORM: JAMES C. SANCHEZ City Attorney Bx U!/ Deputy Rezone Application No. R-06-13 Filed by Michael Kludjian. Assessor.Parcel No. 463-023-13 KAMaster Files-Tract Maps\'5500 to 5599 maps\Tract 5569 Paul Bernal R-08-13,C-08.51\Ordinance Bill\City Council Ordinance Bill.doc City of left FenI-Fall .� REPORT)v THE CITY COUNCIL AGENDA ITEM NO. COUNCIL MEETING: 11/14/06 November 14, 2006 APPROVED BY FROM: NICK P. YOVINO, Director Planning and Development Department DEPARrMENrDIREcr BY: GILBERT J. HARD, Planning Ma ' e CITY MANAGER Planning Division SUBJECT: CONSIDERATION OF REZONE APPLICATION NO. R-06-13 AND ENVIRONMENTAL FINDING FOR ENVIRONMENTAL ASSESSMENT NO. R-06-13/T-5569/C-06-51 KEY RESULT AREA One Fresno RECOMMENDATION Staff recommends the City Council take the following action: 1. APPROVE the environmental finding for Environmental Assessment No. R-06-13/T-5569/C-06-51 dated June 8, 2006, that the project proposal conforms to the provisions of the 2025 Fresno General Plan Master Environmental Impact Report (MEIR No. 10130). 2. APPROVE Rezone Application No. R-06-13 which proposes to reclassify the subject property from the R-A (Single Family Residential — Agriculturao zone district to the R-1 (Single Family Residentiao zone district. EXECUTIVE SUMMARY Harbour & Associates, on behalf of Michael Kludjian, has filed Rezone Application No. R-06-13, Vesting Tentative Tract Map No. 5569, and Conditional Use Permit Application No. C-06-51 pertaining to approximately 2.88 acres of property located on the west side of South Willow Avenue between East Kings Canyon Road and East Tulare Street. Rezone Application No. R-06-13 proposes to reclassify the subject property from the R-A (Single Family Residential—Agriculturao zone district to the R-1 (Single Family Residentiao zone district. In addition, the applicant applied for and was granted approval of Vesting Tentative Tract Map No. 5569 which proposes to subdivide the property into a 19 lot, single family residential subdivision with an outlot and Conditional Use Permit (CUP) Application No. C-06-51 which proposes a planned development which includes reduced lot sizes and setbacks, increased lot coverage, a private street and a pocket park for the 19 lots. The subject property is located within the jurisdiction of the Roosevelt Community Plan and the 2025 Fresno General Plan both of which designate the subject site for medium density residential planned land uses which according to the land use consistency table allows 4.99 to 10.37 units per acre. Pursuant to Table 2 (Planned Land Use and Zone District Consistency Matrix) of the 2025 Fresno General Plan and applied within all community plans, the proposed R-1 zone district is consistent with the planned land use designation. Overall, the proposed subdivision density is 6.59 units per acre. These applications would bring the subject property into conformance with the 2025 Fresno General Plan and the Roosevelt Community Plan. The rezone application is supported by staff and the Roosevelt Implementation Advisory Committee. On October 18, 2006, the Fresno City Planning Commission recommended approval of the rezone application to the City Council and also approved the related subdivision map and conditional use permit application. i; REPORT TO THE CITY COUNCIL Rezone Application No. R-06-13 November 14, 2006 Page 2 KEY OBJECTIVE BALANCE Council action regarding this proposed land use application optimizes the three Key Objectives of Customer Satisfaction, Employee Satisfaction, and Financial Management. Affirmative action by the Council will result in timely deliverance of the review and processing of the application as is reasonably expected by the applicant/customer. Prudent financial management is demonstrated by the expeditious completion of this land use application inasmuch as the applicant/customer has paid to the city a fee for the processing of this application and that fee is, in turn, funding the operations of the Planning and Development Department. Employee satisfaction is derived from the fact that the professional and technical staff, who have reviewed and made a recommendation on this land use application,. have done so in a thorough and professional manner, thereby enhancing the sense of accomplishment in the completion of the application process. PROJECT INFORMATION PROJECT A 19 lot, single family residential subdivision to be developed at an overall density of 6.59 units per acre APPLICANT Harbour Associates on behalf of the Michael Kludjian LOCATION West side of South Willow Avenue between East Kings Canyon Road and East Tulare Street (Council District 5, Councilmember Dages) SITE SIZE Approximately 2.88 acres LAND USE Existing - Vacant Proposed Single Family Residential Development ZONING Existing - R-A(Single Family Residential—Agriculturao Proposed - R-1 (Single Family Residential PLAN DESIGNATION The proposed R-1 zone district and 19 lot single family residential AND CONSISTENCY subdivision are consistent with the 2025 Fresno General Plan and the Roosevelt Community Plan designation of the site for medium density residential planned land uses ENVIRONMENTAL Finding of Conformity to the 2025 Fresno General Plan Master FINDING Environmental Impact Report (MEIR No. 10130) dated June 8, 2006 PLAN COMMITTEE The subject property is located within the boundaries of the RECOMMENDATION Roosevelt Community Plan. The Roosevelt Community Plan Implementation Advisory Committee considered and recommended approval of the proposed project at its meeting on May 8, 2006 subject to recommendations identified below STAFF Approve the rezone application RECOMMENDATION PLANNING On October 18, 2006, the Planning Commission voted to recommend COMMISSION approval of the rezone application by a vote of 5 to 2 RECOMMENDATION REPORT TO THE CITY 000NGIL Rezone Application No. R-06-13 November 14, 2006 Page 3 BORDERING PROPERTY INFORMATION Planned Land Use Existing Zoning - Existing Land Use Medium Density Y R-1/cz Residential Single Family Residential/with Single family residential subdivision conditions of zoning South Medium Density R-1 Single family residential Residential Single Family Residential subdivision East Medium Density , R-q Single family residential Residential Single Family Residential -- subdivision Agricultural West Medium Density R-1 Single family residential Residential Single Family Residential subdivision ENVIRONMENTAL FINDING An environmental assessment initial study was prepared for this project in accordance' with the requirements of the California Environmental Quality Act (CEQA) Guidelines. This process included the distribution of requests for comment from other responsible or affected agencies and interested organizations. Preparation of the environmental assessment necessitated a thorough review of the proposed project and relevant environmental issues and considered previously prepared environmental and technical studies pertinent to the Roosevelt Community Plan area including the Master Environmental Impact Report (MEIR No. 10130) for the 2025 Fresno General Plan. These environmental and technical studies have examined projected sewage generation rates of planned urban uses, the capacity of existing sanitary sewer collection and treatment facilities, and optimum alternatives for increasing capacities; groundwater aquifer resource conditions; water supply production and distribution system capacities; traffic carrying capacity of the planned major street system; and, student generation projections and school facility site location identification. The study indicates that the project, if approved, would conform to the land use designation and land use policies of the 2025 Fresno General Plan and is within the scope of the Master Environmental Impact Report No. 10130. Therefore, staff has issued a finding of conformity to the 2025 Fresno General Plan Master Environmental Impact Report (MEIR No. 10130) dated June 8, 2006, which incorporates a MEIR Mitigation Monitoring Checklist. This environmental finding was properly published and noticed on June 8, 2006, with no comments received to date. BACKGROUND/ANALYSIS Harbour & Associates, on behalf of Michael Kludjian, has filed Rezone Application No. R=06-13, Vesting Tentative Tract Map No. 5569, and Conditional Use Permit Application No. C-06-51 pertaining to approximately 2.88 acres of property located on the west side of South Willow Avenue between East Kings Canyon Road and East Tulare Street. Rezone Application No. R-06-13 proposes to reclassify the subject property from the R-A (Single Family Residential— Agricultural) zone district to the R-1 (Single Family ResidentiaQ zone district. In addition, the applicant applied for and was granted approval of Vesting Tentative Tract Map No. 5569 which proposes to subdivide the property into a 19 lot, single family residential subdivision with an outlot and Conditional Use Permit (CUP) Application No. C-06-51 which proposes a clustered planned development which includes reduced lot sizes and setbacks, REPORT TO THE CITY COUNCIL Rezone Application No. R-06-13 November 14, 2006 Page 4 increased lot coverage, a private street and a pocket park for the 19 lots. 'The subject property is located within the jurisdiction of the Roosevelt Community Plan and the 2025 Fresno General Plan both of which designate the subject site for medium density residential planned land uses which according to the land use consistency table allows 4.99 to 10.37 units per acre. Pursuant to Table 2 (Planned Land Use and Zone District. Consistency Matrix) of the 2025 Fresno General Plan and applied within all community plans, the proposed R-1 zone district is consistent with the planned land use designation. Overall, the proposed subdivision density is 6.59 units per acre. Fresno City Planning Commission On October 18, 2006, the Fresno City Planning Commission conducted a public hearing to consider Rezone Application No. R-06-13, Vesting Tentative Tract Map No. 5569 and Conditional Use Permit Application No. C-06-51. During the hearing, the Planning Commission heard testimony from city staff and the applicant who voiced concerns regarding setbacks and the required sidewalks. The applicant stated increasing the front yard setback from eight feet as.proposed to the staff recommendation of 18 feet for 10 of the proposed 19 lots would reduce the rear yards provided for those homes. In addition, the applicant stated that requiring sidewalks on both sides of the private street would reduce the amount of green space given that it would increase the paved surface area in front of the homes. At the public .hearing, staff stated that the proposed eight foot setback would not provide ample space in front of the home to allow for additional parking for future homeowners and their quests. It is also noted that parking will be prohibited on either side of the private street given that it is relatively narrow and would not readily allow for emergency response vehicles. Upon closing the hearing,the Commission voted to recommend approval of the rezone application to the City Council and approved the tract map and conditional use permit application subject to increasing the front yard setback from eight feet to 18 feet for 10 of the 19 lots and required the sidewalk on one side of.the private street by a vote of 5 to 2. The applicant has proposed 20 to 24.foot front yard setbacks for the nine remaining lots. Roosevelt Community Plan Implementation Advisory Committee The subject property is located within the boundaries of the Roosevelt Community Plan. The Roosevelt Community Plan Implementation Advisory Committee considered and recommended approval of the proposed project at its meeting on May 8, 2006. Similar to other projects in the Roosevelt Plan Area, the Committee recommended that there be no roof-mounted air conditioning units within the subdivision. Conditional Use Permit Application(CUP) In addition to submitting a vesting tentative tract map and rezone application, the applicant also submitted CUP Application No. C-06-51 for the subject property. According to Section 12-306-N-21 of the Fresno Municipal Code (FMC), a CUP is required in order to create a clustered planned development. As part of the CUP, an applicant may request a modification of development standards, including lot size, setbacks and yard areas. The applicant is proposing a planned development for all 19 lots. The proposed lots will range between 3,945 square feet to approximately 5,428 square feet. Thus, the parcels are small in comparison to single family residential lots found in conventional subdivisions. As a result, the applicant is also proposing reduced yards with varying side yard setbacks (see site plan Exhibit B of CUP Application No. C-06-51 dated October 18, 2006). It is noted that the greater of the two side yards will be located proximate to the garage, thus residents will have ample space to maneuver refuse and recycle containers. REPORT TO THE CITY COUN(,.,- Rezone Application No. R-06-13 November 14, 2006 Page 5 The CUP for this project (i.e. the smaller lots) implements several of the goals of the 2025 Fresno General Plan. One of these goals, Goal Number 5 of the 2025 Fresno General Plan states that the city supports the "Landscape of Choice-Principles and Strategies" as defined in Appendix A. Appendix A of the 2025 Fresno General Plan provides guiding principles for the Land Use Element of the 2025 Fresno General Plan by promoting development that utilizes urban land use as efficiently as possible. One such objective, Land Use/Residential Objective C-10,, is aimed at "Promot(ing] the development of more compact, pedestrian friendly, single-family residential projects to aid in the conservation of resources .such as land, energy, and material. Since this project allows for the development of. more compact single family residences, it will help to accomplish this objective. Landscaping/common Open Space The applicant will be required to install a 15-foot landscape easement (and irrigation system) along the eastern property line (i.e., South Willow Avenue). In addition, the applicant is also proposing a pocket park. The park, approximately_0.19 acre in area, will be located in the center of the subdivision. The park will encourage both active and passive recreation opportunities. The proposed park will helpmeet several of the goals of the 2025 Fresno General Plan, including Goal No. 10 which states that we (i.e.,. the City along with developers) "provide quality open space, park and recreational facilities..." and also Policy F-3-i which states that "the location of park and recreation sites should be central and accessible to the population served, while preserving the integrity of the surrounding neighborhood." By placing the park in the center, the proposed map will provide individuals, specifically younger children, the opportunity to visit the park in a safe environment. The location of the park will allow passers-by the opportunity to monitor activities while creating a safe environment for those taking advantage of the many opportunities the park provides. Lot Area and Dimensions Lots within planned developments may have modified lot widths, depths and areas. The proposed lots are between 47 and 58 feet in width and 83 and 88 feet in depth. Although the lots for the planned development are smaller in area in comparison tostandardsingle family residential lots, the site as a whole is intended to achieve a more compact, pedestrian friendly neighborhood. Setbacks The Planning Commission required 18 foot front yard setbacks to the garage for 10 lots while the remaining nine lots will provide 20 to 24 foot front yard setbacks. However, habitable areas can be closer to the front property line. By providing the additional area in front of the garage, ample back up space is provided thereby allow a vehicle to maneuver out onto the private street with ease. In addition, the space in front of the garage allows for additional parking. Furthermore, the applicant is proposing five and eight foot side yards. Staff has conditioned that the greater of the two side yards be adjacent to the garage. Subdivision Design/Streets and Access Points This subdivision is proposed to have one access point to South Willow Avenue. The interior street will connect the proposed lots and will be posted with no parking on either side of the private street, however, the applicant has provided parking areas which allow visitors to park and walk to a destination Within the subdivision. In addition the applicant is required to provide a sidewalk on one side of the proposed private street to the park thereby creating a safe pedestrian route. REPORT TO THE CITY COUNCIL Rezone Application No. R-06-13 November 14, 2006 Page 6 Public Services Sewage.Collection System Capacity The Cities of Fresno and Clovis share jointly in the treatment capacity of the Fresno-Clovis Regional The Cities of Fresno and Clovis share jointly in the treatment capacity of the Fresno-Clovis Regional Wastewater Treatment and Reclamation Facility. In 1998, the treatment capacity was expanded to accommodate up to 80 million gallons per day, and was upgraded with modernized equipment to safeguard against equipment failures. However, in an attempt to serve the anticipated 790,000 metropolitan area population for the year 2025, one or more sub-regional treatment and reclamation facilities will be required. Regardless, sanitary sewer service is available to serve the site, subject to the mitigation measures imposed with the environmental assessment, and any necessary sewer main extensions and connections. Fire Protection Services Fire service will be provided by City of Fresno Fire Station No. 15 which is within three miles of the subject property. Circulation Element Plan Policies and Major Street System Traffic Capacity The 2025 Fresno General Plan designates South Willow Avenue as a collector street. Improvements to the major street will require construction of concrete, curb, gutter, sidewalk and permanent paving within the limits of the tract and construction of an underground street lighting system. Furthermore, the project will be required to pay its Traffic Signal Mitigation Impact Fee at.the time of building permit based on the trip generation rate(s) set forth in the latest edition of the ITE Generation Manual. These street improvements are outlined in more detail in.the Vesting Tentative Tract Map No. 5569, Conditions of Approval, dated October 18, 2006. State Department of Transportation (Caltrans) Caltrans submitted no comments on this project on April 03, 2006 (see attached letter). CONCLUSION/RECOMMENDATION The appropriateness of the proposed project has been examined with respect to its consistency with goals and policies of the Roosevelt Community Plan and the 2025 Fresno General Plan; its compatibility with surrounding existing or proposed uses; and, its avoidance or mitigation of potentially significant adverse environmental impacts. These factors have been evaluated as described above and by the accompanying environmental assessment. Upon consideration of this evaluation, it can be concluded that the proposed Rezone Application No. R-06-13 is appropriate for the project site. REPORT TO THE CITY COUNI„, Rezone Application No. R-06-13 November 14, 2006 Page 7 Attachments: Vicinity Map 2005 Aerial Photograph of Site Exhibit A, Proposed Vesting Tentative Tract Map No. 5569 dated March 28, 2006 Exhibit B, Proposed site plan for CUP Application No. C-06-51 dated October 18, 2006 Exhibits C-1 thru C-5, Proposed building elevations Exhibit D, Letter from Caltrans dated April 3, 2006 Environmental Assessment No. R-06-13/T-5569/C-06-51 dated June 8, 2006 Planning Commission Resolution No. 12583(Rezone Application No. R-06-13) Planning:Commission Resolution No. 12584 (Vesting Tentative Tract Map No. 5569) Planning Commission Resolution No. 12585 (CUP No. C-06-51) Ordinance Bill KAMaster Files-Tract Maps\'5500 to 5599 maps\Tract 5569 Paul Bernal R-06-13,C-06-51\City council Report\City Council Report 11-14-06.doc TULAREf.............. _1 Z AR- -A PLATT PLA* Li R-2-A FILLMORE LU 0 1 FILLMC RE p FILLMORE 0 KERCKOFF O J _J LAURltL LAUREL z LAUREL R-1 W LAUREL w v HUNTINGTON HUNTINGTON CCur►t HUNTINGTON L---- my----. itv -1 R 1 SPLIT R- -A R1 BALCH SPLIT R-1 LEGEND ® Subject Property "CINITV PLANNING & DEVELOPMENT VESTING TENTATIVE MAP OF TRACT NO. 5569 " DEPARTMENT REZONE APPLICATION NO. R-06-013A.P.N.: 463-023-13 From R-A to R-1 w E CONDITIONAL USE PERMIT NO. C-06-051 ZONE MAP:__2453 �_ South side of Willow Av., south of Tulare Av. NOT TO SCALE BY/DATE: J.S. / 3-30-06 g ..Y Aiix• yra ar 4'< )t^ i t 1V t, �• 1q, '613 ry, iA orirf. 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TO: RETURN TO: PLANNING DIVISION Development Department _ 2600 Fresno Street Caltrans District No. 6 Fresno, CA 93721-3604 Marc Birnbaum Attn: Steve Curti ATTENTION_ PAUL BERNAL P.O.Box 12616Phone: (559) 621-8073 FRESNO CA 93778 PROJECT DESCRIPTI N: Vesting Tentative Tract Map No.5569, Rezoning Application.No. R-06- 13, and Conditional Use Permit No.C-06,51, a 19-lot single-familyresidential private street planned development subdivision, rezoning from the R-1-AH to the R-1 zoning, on 2.77 acres located on the west side of South Willow Avenue between East Tulare Avenue and East Kings Canyon Road. LIST THE SPECIFIC ADVERSE IMPACTS IN YOUR AREA OF EXPERTISE WHICH MAY RESULT FROM APPROVAL OF THE PROPOSED PROJECT. PLEASE LIST SPECIFIC MITIGATION MEASURES THAT YOU WOULD RECOMMEND AS CONDITIONS OF PROJECT APPROVAL TO REDUCE ANY SIGNIFICANT ADVERSE IMPACTS_ MCENED APR 03 2006 DEVELOPMENT DEPARTMENT DATE MAILED: MARCH 2812006 CITY OFFRESNO Should you not respond by the date indicated for the comment deadline at the top of this page, it will be assumed that the project's impacts are not of a magnitude to merit response in terms of your particular expertise of area of concern_ _PROJ/1 E.A. Request for Commenbinformation APR. 3.2006 3:25PM C TRANS PLANNING NO.76� P.22�2 Page 2 of 2 THE INITIAL STUDY EVALUATING THE PROJECT SHOULD RESULT IN: [] AN ENVIRONMENTAL IMPACT REPORT: The project has the potential to result in significant adverse environmental impacts_ ❑ A NEGATIVE DECLARATION: The project may have adverse impacts but impacts can be mitigated without further study or are not serious enough to warrant an Environmental Impact Report. ci NEITHER OF THE ABOVE, THERE IS INSUFFICIENT INFORMATION TO DRAW ANY CONCLUSIONS: The following additional information should be provided: To.a-nnG SffiGb ► � REVIEWED BY: A t S D<r'a_7 c I ra17S a. � n rn e v (Print Name, Title) ignature (Phone) L3 ❑ Check if you need a copy of the initial study Use this space for.additional information if needed. ——:PROJ/2 E.A.Request for Comment(Information CITY OF FRESNO PLANNING AND DEVELOPMENT DEPARTMENT CONDITIONS OF APPROVAL OCTOBER 18,2006 VESTING TENTATIVE TRACT MAP N0. 5569 WEST SIDE OF SOUTH WILLOW AVENUE BETWEEN EAST KINGS CANYON ROAD AND EAST TULARE STREET All tentative maps are subject to the applicable provisions of the State Subdivision Map Act, Fresno Municipal Code (FMC), City policies, and City of Fresno Standard Specifications. The following specific conditions are applicable to this vesting tentative map. 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. 5569, a Planned Development entitled "Exhibit A," dated March 28, 2006, the subdivider may prepare a Final Map in accordance with the approved tentative map, and related Rezone Application No. R-06-13 and Conditional Use Permit Application No. C-06-51 which established a planned development for the 2.77 net acres of the subject property. 2. Submit grading plans and a soils report to the City of Fresno Planning and Development Department for verification prior to Final Map approval (Reference: Sections 12-1022 and 12-1023 of the FMC). Grading plans shall indicate the location of any required walls and indicate the proposed width of required landscape easements or strips. Approval of the grading plan is required prior to Final Map approval. 3. At the time of Final Map submittal, the subdivider shall submit engineered construction plans to the City of Fresno Public Works, Public Utilities, and Planning and Development Departments for grading, public sanitary sewer system, public water system, street lighting system, public streets, and storm drainage, including other technical reports and engineered plans as necessary to construct the required public improvements and work and applicable processing fees. 4. Engineered construction plans shall be approved by the City prior to the approval of the Final Map. If, at the time of Final Map approval, such plans have not been approved, the subdivider shall provide performance security in an amount established by the City to guarantee the completion of plans. Conditions of Approval Vesting Tentative Tract Map No. 5569 October 18, 2006 Page 2 5. Public utilities easements, as necessary, shall be shown on the Final Map and dedicated to the City of Fresno. Public utility easements beyond the limits of the Final Map, but required as a condition of development, shall be acquired at the subdivider's cost and shall be dedicated by separate instrument at the time of Final Map approval. The relocation of existing utilities necessitated by the required public improvements shall be paid for by the subdivider. The subdivider is responsible to contact the appropriate utility company for information. 6. Comply with the conditions, policies and standards set forth in the City of Fresno, Municipal Code, Article 10, Chapter 12, "Subdivision of Real Property;" Resolution No. 68-187, "City Policy with Respect to Subdivisions;" and City of Fresno Standard Specifications,2002 Edition, and any amendments thereto. 7. The developer/owner shall pay applicable fees for, but not limited to, plan checks for street improvements and other grading and construction; street trees, street signs, water and sewer service, and inspections in accordance with the City of Fresno Master Fee Schedule (City Resolution No. 79-606 and No. 80-420) and any amendments, modifications, or additions thereto; and in accordance with the requirements of State law as related to vesting tentative maps. 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 FMC and the State Subdivision Map Act. The subdivider shall complete all the public improvements prior to the approval of the Final Map by the City. If, at the time of Final Map approval, any public improvements have not been completed and accepted in accordance with the standards of the City, the subdivider may elect to enter into an agreement with the City to thereafter guarantee the completion of the improvements. 9. As a condition of Final Map approval, the subdivider shall furnish to the City a subdivision guarantee listing all parties having any right, title or interest and the nature of their interest per State law. 10. A Certificate of Compliance shall be required prior to the sale, lease or finance of the remainder parcel. For further information please contact the City of Fresno Planning and Development Department, Planning Division at (559) 621-8277. 11. Relinquish vehicular rights to the lots and/or easements along the following property lines: Lot 12: The eastern property line. Lot 13: The eastern property line. 12. Conditional. Use Permit Application No. C-06-51, filed to establish a 19-lot, planned development for the subject site shall be approved prior to recording the final map approval. Conditions of Approval Vesting Tentative Tract Map No. 5569 October 18, 2006 Page 3 13. All air conditioning (A.C.) units shall be located on the ground. Prior to the recording of the map, provide elevations and site plan that depict the location of all A.C. units. 14. Vesting Tentative Tract Map No. T-5569 is subject to City Council approval of Rezone Application No. R-06-13. . 15. Sidewalks shall be required within the entire subdivision. Landscaping and Walls 16. Pursuant to Policy 1-5.8 of the Roosevelt Community Plan the developer/owner shall provide a 15-foot landscape easement (and irrigation system) along South Willow Avenue. 17. A solid masonry wall shall be constructed at the rear of the 15-foot landscape easement. The fence shall comply with the requirements of Section 12-306-H of the FMC. 18. Outlot A on Exhibit A dated March 28, 2006, shall be landscaped and used for pedestrian and vehicular ingress/egress and parking and open space. 19. Maintenance of the required landscape easements, streets, curbs and gutters, sidewalks, medians, and street furniture may be the responsibility of the City's Community Facilities District. Contact the Public Works Department, Engineering Services Division, at (559) 621-8695 for information regarding the City's District. The property owners may petition the City for annexation to the City's District prior to final map approval. If approved by City Council, the following features may be maintained by the Community Facilities District see attached letter dated October 13, 2006. 20. If the developer/subdivider elects to petition for annexation into the City's Community Facilities District, he/she shall be required to provide the City of Fresno, Department of Public Works, with copies of signed acknowledgments from each purchaser of a lot within the subdivision, attesting to the purchasers understanding that the lot will have an annual maintenance assessment and that he/she is aware of the estimated amount of the assessment. The developer/subdivider shall execute and record a covenant on each lot providing notice that the subject property is subject to annual payment of the Community Facilities District assessment. 21. Should the City Council not approve the annexation of any or all of the maintenance items listed above, then the property owner/developer shall create a homeowner's association for the maintenance of these items and proposed private streets, utilities, and walls/gates. The proposed Declaration of Covenants, Conditions, and Restrictions (CC&Rs) and the proposed instruments for the homeowners association shall be submitted to the Planning and Development Department for review two weeks prior to final map approval. Said documents shall be recorded with the final map or alternatively submit recorded documents or documents for recording prior to final acceptance of subdivision improvements. Said documents shall include assignment of responsibility to Conditions of Approval Vesting Tentative Tract Map No. 5569 October 18, 2006 Page 4 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. 22. 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. Lot Dimensions 23. Lot dimensions shall be in accordance with Exhibit A dated March 28, 2006, as shown on Vesting Tentative Tract Map No. 5569. Building Setbacks 24. Building setbacks shall be in accordance with the R-1 zone district as shown on Exhibit B of Conditional Use Permit Application No. C-06-51 dated October 18, 2006 and as follows: Front Yard: The garage shall be setback 20 feet from the front property line. However, habitable living space can be located within 10 feet of the front property line. Interior Side yard: Interior side yard setbacks shall be a minimum of five and eight feet. The greater setback shall be adjacent to the garage. 25. All setbacks shall comply with any conditions as required by Pacific Gas and Electric. Information 26. Prior to the issuance of building permits for the subdivision, school construction fees shall be paid to the Fresno Unified School District in accordance with the school district's adopted schedule of fees. 27. Contact the United States Postal Service for the location and type of mailboxes to be installed in this subdivision. 28. Pursuant to Section 66456.1 of the Subdivision Map Act, which states "The right of the subdivider to file multiple Final Maps shall not limit the authority of the local agency to impose reasonable conditions relating to the filing of multiple Final Maps," any multiple final maps filed by the subdivider on this tract shall fully and independently conform to all provisions of FMC Chapter.12, Article 10, Subdivision of Real Property. Conditions of Approval Vesting Tentative Tract Map No.5569 October 18, 2006 Page 5 29. The developer/owner shall obtain any and all permits required for the removal or demolition of any existing building or structure located within the subdivision boundaries. The developer/owner shall also obtain any and all permits required for the proper abandonment/closure of any existing water well, septic tank/leach field or cesspool, and irrigation pipeline on the subject property. All such permits shall be obtained prior to commencement of tract grading work, in accordance with Chapter 13 of the FMC. 30. If archaeological and/or animal fossil material is encountered during project surveying, grading, excavating, or construction, work shall stop immediately. 31. If there are suspected human remains, the Fresno County Coroner shall be immediately contacted (business hours: (559) 268-0109; after hours the contact phone number is (559) 488-3111 for the Fresno County Sheriff's Department). If remains or other archaeological material is possibly Native American in origin, the Native American Heritage Commission (phone number (916) 653-4082) shall be immediately contacted, and the California Archaeological Inventory/Southern San Joaquin Valley Information Center (phone number (805) 644-2289) shall be contacted to obtain a referral list of recognized archaeologists. 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 thematerial 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 developer/owner shall file a written application with the City of Fresno Director of Public Works, requesting apportionment of the unpaid portion of the assessment or pay off such assessment in full. If the subdivider elects to apportion the assessment, the application shall contain the following information: a. A full description of each assessed lot, parcel or interest to be divided and of how such lot, parcel or interest will be divided; b. A request that the Engineer apportion the amount remaining unpaid on the assessment in accordance with applicable law; and c. Written consent of the owner(s) of each such lot, parcel, or interest to the requested apportionment. d. The application shall be filed prior to the approval of the Final Map(s) by the City and shall be accompanied by a fee in an amount specified in the Master Fee Resolution for each separate lot, parcel, or interest into which the original assessed Conditions of Approval Vesting Tentative Tract Map No. 5569 October 18, 2006 Page 6 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 Vlll 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). PARK SERVICE 36. Comply with the memorandum from. Ann Lillie of the Public Works Department dated April 28, 2006. 37. Pay, appropriate park facilities fee and/or dedicate lands 'for .park and recreation purposes pursuant to Ordinance No. 2005-112 and 2005-113 adopted by the Fresno City Council on September 27, 2005. FIRE SERVICE 38. Provide residential hydrants and fire flows per Public Works standards with two sources of water. 39. This project is within three miles of Fire Stations No. 15 and 88. 40. This project is subject to city wide fire service fees. 41. Access is not acceptable without a second point of access. If a second point of access cannot be provided, all structures on lots 1 thru 4, inclusive, shall be fire sprinklered. 42. For tracts with fire sprinklered houses: Fire sprinklered houses* require a minimum 1 1/2" water service for fire sprinkler/domestic supply. Provisions must be made accordingly. *Model homes will require fire sprinklers after the implementation of the new. fire sprinkler ordinance. SOLID WASTE SERVICE 43. The owners, lessees or other tenants of the residential dwellings on service day, before 6:00 a.m., shall place their solid waste containers at the edge of the curb approximately four feet apart and shall not block any vehicle accesses in accordance with the City of Fresno's Solid Waste Management Division Standards. Conditions of Approval` Vesting Tentative Tract Map No. 5569 October 18, 2006 Page 7 44. Per Section 9-404 of the FMC, Solid Waste Disposal Regulations, no solid waste container or residential rubbish shall be allowed to remain at the curb line after 8:00 p.m. on the collection day. 45. Property owners will receive three containers to be used as follows: one gray container for solid waste, one green container for green waste, and one blue container for recyclable material. 46. Comply with the memorandum from the Solid Waste Division dated April 24, 2006. STREETS AND RIGHTS-OF-WAY 47. 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. 48'. The subdivider shall make provisions for disabled persons in accordance with the Department of Public Works standards and as required by State law. Handicap access ramps,are required to be constructed in sidewalks at all corners within the limits of the tract. Where street furniture is located within the sidewalk area (fire hydrants, streetlights, etc.), a minimum of 48 inches of unobstructed path shall be maintained to satisfy the American Disabilities Act requirements. If necessary, dedicate a pedestrian easement to accommodate for the four foot minimum unobstructed path.requirement. 49. All of the required street improvements shall be constructed and/or installed in accordance with the City of Fresno Standard Specifications (2002 Edition). The following shall be submitted as a single package to the Pubic Works Department for review and approval: a. Signing and striping plans (per current California Department of Transportation standards); b. Street Construction Plans; and, c. Landscape and irrigation plans (median island and street trees within all parkways). 50. 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. 51. The subdivider shall construct an underground street lighting system per Public Works Standards within the limits of the tract. Spacing and design shall conform to Public Works Standards for collector and local streets. Height, type, spacing, etc., of standards . and luminaries shall be in accordance with Resolution No. 68-187, 78-522, 81-219, and 88-229 or any modification thereto approved by the City Traffic Engineer prior to Final Conditions of Approval Vesting Tentative Tract Map No. 5569 October 18, 2006 Page 8 Map approval.. Upon completion of the work by the subdivider and acceptance of the work by the City, the street lighting system shall be dedicated to the City. Submit engineered construction plans to the Public Works Department for approval. 52. All dead-end streets created by this subdivision shall be properly barricaded in accordance with City standards within seven days from the time the streets are surfaced or as directed by the Engineer. 53. 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. General Conditions 54. Provide handicap access ramps at all corners within the limits of this subdivision: 55. Underground all existing offsite overhead utilities with the limits of this map in accordance with FMC Section 12-1011, 8-801 and Resolution No. 78-522/88-229. 56. Submit the following plans, as applicable, in a single package, to the Public Works Department for review and approval: Street Construction, Signing, Striping, Traffic Signal, Streetlight, Landscape and Irrigation. South Willow Avenue (Collector Street): 57. Dedicate 42 feet of property, from section line, for public street purposes within the limits of this subdivision to meet the current City of Fresno Collector Street Standards. 58. Construct concrete curb and sidewalk to Public Works Standard P-5. The curb shall be constructed to a 10 foot residential pattern. Construct a six foot residential pattern sidewalk per Exhibit "D". A two foot dedication for a pedestrian easement is required. Provide a cross section on the map. 59. Construct 20 feet of permanent paving (measured from face of curb) within the limits of this subdivision. 60. Construct an underground street lighting system to Public Works Standard E-1 within the limits of this subdivision. Spacing and design shall conform to Public Works Standard E-8 for Collector Streets. 61. Relinquish vehicular access rights to South Willow Avenue from all lots within this subdivision. Conditions of Approval Vesting Tentative Tract Map No. 5569 October 18, 2006 Page 9 62. 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). 63. Comply with the memorandum from the Public Works Department, Engineering Division dated April 27, 2006. SANITARY SEWER SERVICE 64. On-site sanitary sewer facilities shall be private: 65. Separate sewer house branches shall be provided for each lot created. 66. Public sewer facilities shall be constructed in accordance with Department of Public Works standards, specifications, and policies. 67. Abandon all existing on-site private sewer septic systems in accordance with City standards, specifications, and policies. 68.. Engineered improvement plans prepared to City. Standards by a Registered Civil Engineer are required for proposed additions to the sanitary sewer system. 69. Comply with the memorandum from the Public Utilities Department dated April 4, 2006. Sanitary Sewer Fees The following Sewer Connection Charges are due and shall be paid,for the Project: Sewer Lateral Charge Oversize Sewer Charge Wastewater Facilities Charge (Residential Only) WATER REQUIREMENTS General Conditions 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 sources of water supply approved by the Water Systems Manager. Conditions of Approval Vesting Tentative Tract Map No. 5569 October 18, 2006 Page 10 72. 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 in compliance with per the State of California Well Standards, Bulletin 74-90 or current revisions issued by California Department of Water Resources and City of Fresno standards. Right-of-Way Acquisition 74. The developer will be responsible for the acquisition of any necessary right-of-way to construct any of the required improvements. 75. 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. 76. 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. 77. Should such acquisition not be accomplished by the subdivider prior to Final Map approval, the subdivider must request and grant to the City the full authority to attempt acquisition either through negotiation or through its power of eminent domain. The subdivider shall furnish to the City Public Works Department, Engineering Division/ Real Estate Section, an appraisal report or a request for an estimated appraisal amount (to be determined by the City of Fresno Real Estate .Section) prior to preparation of a Subdivision Agreement. 78. The subdivider shall submit adequate security in the form of a cash deposit to guarantee payment of all.costs associated with the acquisition, including staff time, attorney's fees, appraisal fees, court costs, and all related expenditures and costs necessary to effect the acquisition of such easements or rights-of-way. FLOOD CONTROL AND DRAINAGE 79. 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. Comply with FMFCD memorandum dated April 27, 2006. Conditions of Approval Vesting Tentative Tract Map No. 5569 October 18, 2006 Page 11 SAN JOAQUIN VALLEY AIR POLLUTION CONTROL DISTRICT 80. Comply with the San Joaquin Valley Air Pollution Control District letter dated April 3, 2006. PACIFIC GAS AND ELECTRIC COMPANY 81. The developer/owner shall comply with the requirements in the letter from the Pacific Gas and Electric (PG&E) Company dated April 6, 2006. DEVELOPMENT FEES AND CHARGES .This project is subject to the following fees and charges: SEWER CONNECTION CHARGES FEE RATE b. Lateral Sewer Charge* $0.10/sq. ft. (to 100' depth) c. Oversize Charge* $0.05/sq. ft.(to 100' depth) d. Trunk Sewer Charger N/A Service Area: Fowler e. Wastewater Facilities Charge+ $2,119/living unit f. Fowler Trunk Sewer Interim Fee Surety* NLA g. House Branch Sewer Charger N/A WATER CONNECTION CHARGES FEE RATE h. 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. i. Frontage Charge* $6.50/lineal foot j. Transmission Grid Main Charge*. $804/net acre (parcels under 5 gross - acres) k. Transmission Grid Main Bond Debt Service Charge* $304/net acre (parcels under 5 gross acres) Conditions of Approval Vesting Tentative Tract Map No. 5569 October 18, 2006 Page 12 I. UGM Water Supply Feer N/A Service Area: m. Well Head Treatment Feer N/A Service Area: n. Recharge Feer N/A Service Area: o. 1994 Bond Debt Service► N/A Service Area: DEVELOPMENT IMPACT FEE FEE RATE p. Fire Facilities Impact Fee - Citywide*** $539/living unit q. Park Facility Impact Fee - Citywide♦** $3398/living unit r. Quimby Parkland Dedication Feer** $1120/living unit s. Police Facilities Impact Fee - Citywide♦** ,$624/living unit t. Traffic Signal Charge► $414.69/living unit URBAN GROWTH MANAGEMENT FEE RATE u. Major Street Charge► N/A Service Area: v. Major Street Bridge Charge► N/A Service Area: w. UGM Grade Separation Fees N/A Service Area: - x. UGM Trunk Sewer Chargee N/A Service Area: Fowler y. Street Acquisition/Construction Charger N/A Conditions of Approval Vesting Tentative Tract Map No. 5569 October 18, 2006 , Page 13 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 Due at time of subdivision. 4 Due at time of development. ♦ Due at occupancy. w► Deferrable through Fee Deferral Covenant. K:\Master Files-Tract MapsY5500 to 5599 maps\Tract 5569 Paul Bernal R-06-13,C-06-5 1\Conditions of Approval T-5569\Conditions of Approval T- 5569 10-18-06.doc CITY OF FRESNO PLANNING AND DEVELOPMENT DEPARTMENT CONDITIONS OF APPROVAL OCTOBER 18,2006 CONDITIONAL USE PERMIT APPLICATION NO. C-06-51 PART A- PROJECT INFORMATION 1. Assessor's Parcel No: 463-023-13 2. Job Address: 312 South Willow Avenue 3. Street Location: West side of South Willow Avenue between East Kings Canyon Road and East.Tulare Street 4. Existing Zoning: R-A (Single Family Residential--Agricultural) 5., Proposed Zoning: R-1 (Single Family Residential) per Rezone Application No. R-06-13 6. Planned Land Use: Medium Density Residential 7., Plan Areas: Roosevelt Community Plan 8. Project Description: Conditional Use Permit Application C-06-51 proposes a planned development, which includes reduced lot sizes and setbacks, increased lot coverage, a private street and pocket park for the proposed 19 lots. PART B - GENERAL CONDITIONS AND REQUIREMENTS The Planning Commission on October 18,2006,approved the special permit application subject to the enclosed list of conditions and Exhibit A dated March 28,2006 and Exhibits B and C-1 thru C-5, inclusive, dated October 18, 2006. An environmental assessment/initial study was conducted and resulted in a Finding of Conformity to the 2025 Fresno General Plan Master Environmental Impact Report(MEIR No. 10130),dated June 8, 2006. The finding of conformity was been published in the Fresno Bee commencing a 20-day public review and comment.period on June 8, 2006. IMPORTANT: PLEASE READ CAREFULLY Please note that this project may be subject to a variety of discretionary conditions of approval. These include conditions based on adopted City plans and policies,those determined through site plan review and environmental assessment essential to mitigate adverse effects on the environment including the health, safety, and welfare.of the community, and recommended conditions for Conditions of Approval Conditional Use Permit Application No. C-06-51 October 18, 2006 Page 2 of 9 development that are not essential to health, safety, and welfare, but would on the whole enhance the project and its relationship to the neighborhood and environment. Discretionary conditions of approval are listed in the last section of this list of conditions under the heading"Part F - Miscellaneous" and may be appealed. All code requirements, however, are mandatory and may only be modified by variance, provided the findings pursuant to Fresno Municipal Code (FMC) Section 12-405.A can be made. All discretionary conditions of approval will ultimately,be deemed mandatory unless appealed in writing to the Planning and Development Director within 15 days. In the event you wish to appeal the Planning Commission's decision or discretionary conditions of approval , you may do so by filing a written appeal with the Director. The appeal shall include a statement of your interest in or relationship to the subject property, the decision or action appealed and specific reasons why you believe the decision or action appealed should not be upheld. Your appeal must be filed by October.18, 2006. Approval of this special permit shall be considered null and void in the event of failure by the applicant and/or the authorized representative, architect, engineer, or designer to disclose and delineate all facts and information relating to the subject property and the proposed development including, .but not limited to, the following: 1. All existing`and proposed improvements including but not limited to buildings and structures, signs and their uses,trees, walls, driveways, outdoor storage, and open land use areas on the subject property and all of the preceding which are located on adjoining property and may encroach on the subject property; 2. All public and private easements, rights-of-way and any actual or potential prescriptive easements or uses of the subject property; 3. Existing and proposed grade differentials between the subject property and adjoining property zoned or planned for residential use: Approval of this special permit may become null and void in the event that development is not completed in accordance with all the conditions and requirements imposed on this special permit, the Zoning Ordinance, and all Public Works Standards and Specifications. The Planning and Development Department shall not assume responsibility for any deletions or omissions resulting from the special permit review process or for additions or alterations to construction plan not specifically submitted and reviewed and approved pursuant to this special permit or subsequent amendments or revisions. No uses of land, buildings, or structures other than those specifically approved pursuant to this site plan shall be permitted. (Include this.note on the site plan.) Transfer all red line notes, etc., shown on all original site plan exhibits (dated October 18, 2006)to the final site plan. CORRECTIONS SHALL INCLUDE ALL THOSE LISTED IN THIS DOCUMENT AND THOSE LISTED IN THE CORRECTION LIST PROVIDED BY THE PLAN CHECK PROCESS. Conditions of Approval Conditional Use Permit Application No. C-06-51 October 18, 2006 Page 3 of 9 The exercise of rights granted by this special permit must be commenced by October 18,2008(two years from the date of Planning Commission approval). There is no exception. To complete the back-check process for building permit relative to planning and zoning issues, submit six copies of this corrected, final site plan, together with six copies of the elevations, landscape, and irrigation plans, and any required covenants and/or studies or analyses to the Planning Division, Current Planning Section,for final review and approval, ten days before applying for building permits. Copies of this final approved site plan, elevations, landscape, and irrigation plans stamped by the Planning Division must be substituted for unstamped copies of same in each of the four sets of construction plans submitted for plan check prior to issuance of building permits. The final approved site plan must also include all corrections identified in the plan check process. Be advised that on-site inspections will not be authorized unless the final stamped approved site plan, elevations, landscape, and irrigation plans are included in the plan check file copy. Please call for an appointment for final sign-off for building permits following your receipt and substitution of the four copies of the stamped,corrected,approved exhibits in the plan check sets. Contact Paul Bernal at(559)621-8073 or via e-mail at Paul.Bernal@fresno.gov to schedule an appointment.. NOTICE TO PROJECT APPLICANT In accordance with the provisions of Government Code Section 66020(d)(1),the imposition of fees, dedication, 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, reservation,or exactions imposed on the development project. This notice does not apply to those fees, dedications, reservations or exactions which were previously imposed and duly noticed; or, where no notice was previously required under the provisions of Government Code Section 66020(d)(1) in effect before January 1, 1997. PART C - PUBLIC IMPROVEMENT REQUIREMENTS The following requirements are based on city records and the accuracy of the existing and proposed on-site and off-site conditions depicted on the exhibits submitted. Requirements not addressed due to omission or misrepresentation of information,for which this review process is dependent,will be imposed whenever such conditions are disclosed. Questions relating to dedications, street improvements or off-street parking lot geometrics may be directed to Louise Gilio at (559) 621-8800 of the Public Works Department, Engineering Division. STREET ENCROACHMENT PERMITS, DEDICATIONS AND VACATIONS a) Exhibit"A" is required to include all street furniture, e.g.: public utility poles and boxes, guy wires, signs, fire hydrants, bus stop benches, mail boxes, news stands, trash receptacles, tree wells, etc., within the existing and proposed public rights of way. Conditions of Approval Conditional Use Permit Application No. C-06-51 October 18, 2006 Page 4 of 9 b) Provide a minimum four foot wide path of travel along the public sidewalk on all frontages of the property as required by Title 24 of the California Administration Code. Anon-site pedestrian easement may be required if Title 24 requirements can not be met within the existing public rights of way. c) Deed documents for the required property dedications shall be prepared by the applicant's engineer and submitted to the Public works Department, Engineering Division, Special Districts / Projects and Right-of -Way Section with verification of ownership prior to issuance of building permits. Deed documents must conform to the format specified by the city. Document format specifications may be obtained from the Public Works,Department, Engineering Division, Special Districts/Projects and Right of Way Section, or by calling (559) 621-8694. d) The construction of any overhead, surface or sub-surface and appurtenances in the public rights-of-way is prohibited unless an encroachment permit is approved by the Public Works Department, Engineering.Division,Special Districts/Projects and Rights-of- Way Section. Encroachment permits must be approved prior to the issuance of building permits. Please call (559) 621-8693 for additional information. STREET IMPROVEMENTS All improvements shall be constructed in accordance with the Standard Specifications and Standard Drawings of the City of Fresno, Public Works Department or street construction plans required and approved by the City Engineer. The performance of any work within the public street rights-of-way (including pedestrian, water and sewer utility easements) requires a Street Work Permit issued by the Public Works Department, Engineering Services Division,prior to commencement of the work. All required street improvements must be completed and accepted by the City prior to occupancy. For additional information you may call (559) 621-8686. e) Repair all damaged and/or off grade off-site concrete improvements as determined by the Public Works Department, Construction Management Division. For additional information you may call (559) 621-5500. f) Install sidewalk and concrete approaches to City Standard Specifications within all street frontages. g) Install streetlights along all street frontages in accordance with City Standards. Plans must be prepared by a registered Civil Engineer and must be approved by the Public Works Department Engineering Division prior to installation. h) Underground all existing off-site overhead utilities within the limits of this site as per FMC Section 12-1011, Section 8-801 and Resolution No. 78-522/88-229. i) Provide parkway landscaping. Street trees shall be planted every 60 feet on center. Plans shall be prepared by a landscape architect. Conditions of Approval Conditional Use Permit Application No. C-06-51 October 18, 2006 Page 5 of 9 j) Submit the following as a single package to the Public Works Department Engineering Division, Plan Check and GIS Mapping Section for review and approval, prior to issuance of building and street work permits: Street Improvement Plans, Signing and Striping Plans,Street Lighting Plans and Landscape and Irrigation Plans. For additional information you may call (559) 621-8682. SURVEY MONUMENTS AND PARCEL CONFIGURATION k) Existing survey monuments shall be preserved and if disturbed, shall be reset by a person licensed to practice land surveying in the State of California. PART D - PLANNING/ZONING REQUIREMENTS 1) PLANNING a) Development is subject to the following plans and policies: i) 2025 Fresno General Plan ii) Roosevelt Community Plan iii) Planned Development(Section 12-306-N-21 of the FMC) iv) Medium density residential planned land use 2) ZONING a) Development is proposed in accordance with the proposed R-1 (Single Family Residentiao zone district. Approval of the CUP is contingent upon approval of Rezone Application No. R-06-13 and.Vesting Tentative.Tract Map No. 5569. b) Sidewalks shall be required within the entire subdivision. 3) POPULATION DENSITY (Residential Proiects) a) Contingent upon approval of Rezone Application No.R-06-13 the subject property shall not be developed with more than 4.99 to 10.37 units per acre, which shall be calculated for Vesting Tentative Tract Map No. 5569. 4) BUILDING HEIGHT a) The maximum allowable building height is 30 feet per Section 12-211.5-D of the FMC. b) EXCEPTIONS: Overheight structure may be approved by the City Planning Commission. However, no roof structure or any space above the height limit shall be allowed for the purpose of providing additional living or floor space. Submit a letter together with the filing fee to the,Secretary of the Planning Commission requesting approval 5) BUILDING SETBACK, OPEN SPACES AND LANDSCAPING a) Building setbacks shall be in accordance with the R-1 zone district as shown on Exhibit B of Conditional Use Permit Application No. C-06-51 dated October 18, 2006 and as follows: Conditions of Approval Conditional Use Permit Application No. C-06-51 October 18, 2006 Page 6 of 9 Front Yard: The garage shall be setback 20 feet from the front property line. However, habitable living space can be located within 10 feet of the - front property line. Interior Side yard:. Interior side yard setbacks shall be a minimum of five and eight feet. The greater setback shall be adjacent to the garage. b) All setbacks shall comply with any conditions as required by Pacific Gas and Electric. C) Provide a 15-foot landscape easement(and irrigation system)along South Willow Avenue. d) The number of trees will be determined by the following formula: Section 12-306-N-24-G-3 of the FMC requires one medium sized tree (30 — 60 feet at maturity)for each parking space, plus one medium sized tree for each residential unit. Two small trees (15-30 feet at maturity) shall be counted as one medium-sized tree. e) Submit landscaping plans to the Planning & Development for review and approval. f) Trees shall be maintained in good health. However,trees may not be trimmed or pruned to reduce the natural height or overall crown of the tree, except as necessary for the health of the tree and public safety; or as may otherwise be approved by the Planning and Development Department. (Include this note on the landscape plan.) g) Landscaping must be in place before issuance of the certificate of occupancy. A Hold on Occupancy shall be placed on the proposed development until such time that landscaping has been approved and verified for proper installation by the Planning Division.(Include this note on the landscape plan.) h) Prior to final inspection,a written certification, signed by a landscape professional approved by the Director,shall be submitted stating that the required landscaping and irrigation system was installed in accordance with the landscaping and irrigation plans approved by the Planning Division, Development Department. (Include this note on the landscape plan.) i) No structures of any kind (including signs, call boxes, site maps, directional signs, etc. unless permitted by Section 12-212.5-K-2 of the FMC)may be installed or maintained within the above-landscaped areas. No exposed utility boxes, transformers, meters, piping (excepting the backflow prevention device), etc.,are allowed to be located in the landscape areas or setbacks or on the street frontages of the buildings. All transformers, etc.,shall be shown on the site plan. The backflow device shall be screened by landscaping or such other means as may be approved. (Include this note on the site plan.) 6) FENCES, HEDGES, AND WALLS a) Temporary fences to secure projects under construction are allowed. Any temporary fence shall be adequately secured and constructed to prevent overturning due to wind,vandalism, and/or casual contact by the general public. The construction shall be performed in such a manner as to minimize any potential safety hazard,which may occur as a result of improper fence installation or damage to the fence. Conditions of Approval Conditional Use Permit Application No. C-06-51 October 18, 2006 Page 7 of 9 b) Only those fences as shown on the site plan shall be reviewed for approval. C) A solid masonry wall shall be constructed at the rear of the 15-foot landscape easement as noted above. The solid masonry wall shall comply with the requirements of Section 12-306-H of the FMC. 7) ACCESS a) Vehicular and pedestrian access shall be provided as indicated per Conditions of Approval for Vesting Tentative Tract Map No. T-5569 dated October 18, 2006. 8) OUTDOOR ADVERTISING a) Signs, other than directional signs, if applicable, are not approved for installation as part of this special permit. Submit for a separate Master Sign Program or Sign Review Application. Applications and requirements for submittal are available at the Planning Division's Public Front Counter. Note that all signs, including directional signs,must be located outside of the required landscape setbacks. b) Signs must comply with Sections 12-212.5K-2 and 12-207.5-J-1, 2, 3 and 4 of the FMC. c) Free-standing permanent signs identifying the development are subject to the following conditions: d) The number of such signs shall be limited to two single-faced or one double-faced sign for each major entrance from a public street, or one single-faced sign for each street frontage for multiple-family developments which have no entrances from a public street. e). Such signs may be located at the entrance to the development or within any required front or street side yard landscaped setback, if the sign height is five feet or less and the sign is set back at least five feet from any street property line. The provisions of Section 12-306-N-9 of the FMC shall apply to any signs placed within a utility or landscape easement. Signs may be placed flush against a solid masonry or wood fence/wall, provided that the copy area of each sign does not exceed thirty-two square feet and that no portion extends above the fence or wall. f) Free-standing signs placed behind any landscaped setbacks may not exceed ten feet in height. 9) BUILDING ELEVATIONS a) All houses in the planned development shall be in compliance with elevations shown in Exhibits C-1 thru C-5, inclusive,dated October 18,2006. Any modifications to the elevations shall be reviewed and approved by the Planning and Development Department, Planning Division. b) All buildings(all four sides)shall be reviewed and approved by the Planning&Development Department. This may require changes to the exterior of the home. Note that proposed vents must be decorative given that they are visible from the public right-of-way. Conditions of Approval Conditional.Use Permit Application No. C-06-51 October 18, 2006 Page 8 of 9 C)_ Clearly identify all condensing units, air conditioning and heating units on the site and elevation plans. d) Air conditioningunits shall not be mounted on the roof and/or visible from the public right-of- way per the Roosevelt Community Plan Implementation Advisory Committee. PART E -CITY AND OTHER SERVICES 10) FIRE PROTECTION REQUIREMENTS a) Comply with the requirements of the attached Fire Department memorandum dated March 30, 2006. 11)TRANSPORTATION/TRAFFIC PLANNING REQUIREMENTS a) Comply with the requirements of the attached Public Works memorandum, dated April 27, 2006. 12)SOLID WASTE COLLECTION a). Comply with the attached Solid Waste Management memorandum dated April 24, 2006. b) The subject site shall be serviced by the City of Fresno, Public Utilities,Solid Waste Division. 13) PUBLIC UTILITIES REQUIREMENTS a) Comply with the attached Public Utilities requirements memorandums, dated April 4, 2006. 14) FRESNO METROPOLITAN FLOOD CONTROL DISTRICT(FMFCD) a) Comply with the FMFCD memorandum dated April 27, 2006. 15)SCHOOL FEES a) School fees must be paid prior to issuance of building permits. (Contact Fresno Unified School District.) Provide proof of payment(or no fee required) prior to issuance of building permits. 16) DEPARTMENT OF PUBLIC WORKS, STREET TREES DIVISION a) Comply with the attached Department of Public Works, Street Tree Division memorandum, dated April 28, 2006. 17) PACIFIC GAS AND ELECTRIC COMPANY a) The developer/owner shall comply with the requirements in the letter from the Pacific Gas and Electric(PG&E) Company dated April 6, 2006. Conditions of Approval Conditional Use Permit Application No. C-06-51 October 18, 2006 Page 9 of 9 18)SAN JOAQUIN VALLEY AIR POLLUTION CONTROL DISTRICT a) Comply with the attached San Joaquin Valley Air Pollution Control District memorandum, dated April 3, 2006. PART F - MISCELLANEOUS Approval of this site plan is contingent upon the submittal of corrected site plans showing all existing/proposed on-site conditions as reflected on all exhibits and the following: 1) Include a color and material schedule on the site plan, as well as on the elevations, for the exterior of all buildings and structures. 2) If archaeological and/or animal fossil material is encountered during project surveying, grading, excavating, or construction, work shall stop immediately. (include this note on the site plan.) 3) If there are suspected human.remains, the Fresno County Coroner shall be immediately contacted. If the remains or other archaeological material is possibly Native American in origin, the Native American Heritage Commission (Phone: 916/653-4082). shall be immediately contacted,and the California Archaeological Inventory/Southern San Joaquin Valley Information Center (Phone: 805/644-2289) shall be contacted to obtain a referral list of recognized archaeologists. An archaeological assessment shall be conducted for the project,the site shall -be formally recorded, and recommendations made to the City as to any further site investigation or site avoidance/preservation. (Include this note on the site plan.) 4) If animal fossils are uncovered,the Museum of Paleontology, U.C. Berkeley shall be contacted to obtain a referral list of recognized paleontologists. A paleontologist shall conduct an assessment and, if the paleontologist determines the material to be significant, it shall be preserved.(Include this note on the site plan.) All discretionary conditions of approval will ultimately be deemed mandatory unless appealed in writing to the Planning and Development Department Director within 15 days. K:\Master Files-Tract MapsY5500 to 5599 maps\Tract 5569 Paul Bernal R-06-13,C-06-51\Conditions of Approval C-06-5 1\Conditions of Approval C-06- 51 10-18-06.doc City of PUBLIC WORKS DEPARTMENT DATE: October 13, 2006 TO: PAUL BERNAL, Planner III Planning and Development Department FROM: ANN LILLIE, Senior Engineering Technician Public Works Department SUBJECT: CONDITIONS FOR VESTING TENTATIVE MAP OF TRACT 5569 AND COMMUNITY FACILITIES DISTRICT 1. The long term maintenance of the.following items is the ultimate responsibility of the owner/developer. If approved by Council, the following features may be maintained by a Community Facilities District. • Maintenance of all Landscaping and Irrigation systems as approved by the Public Works Department within the street right-of-way(including median islands), landscape easements, trails and outlots within and adjacent to the subdivision. ■ Maintenance of Sidewalks and Street Furniture as approved by the Public Works Department within the street right-of-way, landscape easements,trails and outlots within and adjacent to the subdivision. ■ Maintenance of all entry treatments associated with the subdivision to include Landscape and Irrigation systems along sides and in medians, decorative concrete and pilasters.. ■ Maintenance of ail interior Curbs, Gutters, Sidewalks and Median islands as approved by the Public Works Department within the boundary of the tentative map. • Maintenance and operating costs of all Street Lights as approved by the Public Works Department within the boundary of the tentative map. ■ Maintenance of all Street Trees as approved by the Public Works Department within the boundary of the tentative map. 2. Proceedings to place the Final Map into a CFD shall not commence until the Final Map has been annexed into the City of Fresno and the Final Map is considered to be technically correct. 3. Landscaping and Street improvement plans for all features to be maintained by a CFD for a final map shall be included in the CFD annexation request package for processing. 4. Should the Council or owner/developer choose not to include the maintenance of the items listed in section 1 above in a CFD, the property owner/developer shall provide a mechanism approved by the City for the maintenance of all of the above items. Any change affecting the Items in these conditions requires revision of this letter of conditions. If you have any questions, please call me at 621-8690 c:PW File No. 10770 DPW CFD Conditions October 13,2006 D E P A R T M E N T O F P U B L I C W O R K S TO: Paul Bernal,Planner III Planning Division FROM: Ann Lillie,Senior Engineering Technician(559.621.8690) DATE: Apri128,2006 SUBJECT: Tentative Subdivision Map T-5569(Located west side of South Willow Avenue between East Tulare Avenue and Kings Canyon Road) The Department of Public Works has reviewed the Vesting Tentative Subdivision Map proposed by Michael Kludjian,on engineering plans prepared by Harbour&Associates. dated March 28, 2006. The Department of Public Works offers the following comments regarding the Street Tree, Buffer/Parkway and Median Island Landscape conditions. GENERAL REQUIREMENTS 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 NAME STREET TREE SPECIES/COMMON NAME South Willow Avenue Platanus acerfolia `Columbia' -London Plane Tree 2. Street Tree Planting by Developer: For those lots having internal street tree frontage available for street tree planting, the developer shall plant one tree for each 60' of street frontage, or one tree per lot having street frontage,whichever is greater. a Street tree inspection fees shall be collected for each 60' of public street frontage or one tree per lot whichever is greater. b. Street trees shall be planted in accordance with the City of Fresno, Department of Public Works "Standard Specifications." c. Landscape plans 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 the right-of-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. MEDIAN ISLAND LANDSCAPE REQUIREMENTS 1. When median islands front onto the proposed development project, applicants shall submit Plans to the Public Works/Engineering 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 required 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 Community Facilities District(CFD). If the outlots are to be included into the CFD, the Department of Public Works will require approving landscape and irrigation plans to be Submitted with landscape buffer plans prior to inclusion into the CFD. 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. City of inllnIn fnqu.17 �li� Fire Department . 450 M Street Randy R.. Bruegman Fresno, California 93721-3083 Fire Chief 559-621-4000 FAX#.559-498-4261 www.fresno.gov Date 3-30-06 TO Paul Bemal, Planner III Development Department, Planner FROM: Mike Schmid-Au ervi i p s ng Fire Prevention Inspector Fire Prevention Bureau - SUBJECT: Tentative Tract No. 5569 The Fire Department has completed a review of the Vesting Tentative Tract Map 5.569 which was submitted. by Harbour & Associates. 'The following requirements and conditions are to be placed on this vesting tentative tract map as a condition of approval by the Fire Department. General Requirements: This project is within 3 miles of Fire.Stations No.15 and 88. This project is subject to city wide fire service fees. Provide residential hydrants and.fire flows per Public Works standards with two sources of water. Access is not acceptable without a second point of access. If a second access cannot be provided, all structures on lots 1-4 shall be fire sprinklered. Note: Phasing of tract will require re-review for access requirements. For tracts with sprinklered houses: Fire sprinklered houses* require a minimum 1'/z" water service for fire sprinkler/domestic supply. Provisions must be made accordingly. *Model homes will require fire sprinklers after the implementation of the new fire sprinkler ordinance. City o FIRE DEPARTMENT Date: March 31, 2006 To: PAUL BERNAL, Planner III Planning and Development Department , Current Planning From: MIKE SCHMIDT, Supervising Fire Prevention Inspector Fire Department, Fire Prevention & Investigative Services Subject: T-5569, R-06-13, C-06-51, a 19-lot single family residential private street planned development subdivision rezoning from the R-1-AH to the R-1 zoning on 2.77 acres located on the west side of South Willow Avenue between East Tulare Avenue and East Kings Canyon Road. Hydrants Developer must install on-site hydrants(s). See Plan for location(s)..Pro vide.fire hydrant flow of 1500 GPM 8" water main minimum Fire hydrants shall be installed, tested, approved, and all surface access roads shall be installed and made serviceable prior to and during the time of construction. The hydrant 4 1/2" outlet shall face.the access lane. General Two means of ingress/egress must be provided. This access must be maintained during all phases of development. If a second access point can be provided, all structurec in lots 1-4 shall be fire sprinklered. All construction work on this project is subject to interruption if the road system becomes impassable for fire apparatus due to rain or other obstacles. Streets highlighted on the plan shall be identified as fire lanes as provided in the California Vehicle Code, Section 22500.1. Designate highlighted curbs as fire lanes (red curb with "Fire Lane" in 3" white letters every 50 feet or approved signs every 50 feet). Provide sign(s) (17" X 22" minimum) at all public entrance drives to the property 'warning - Vehicles stoppped, parked or left standing in fire lanes will be immediately removed at owner's expense - 22658 California Vehicle Code- Fresno Police Department 498-1414." Turns in private drives and intersecting drives shall have a minimum 34 foot centerline turning radius. See plan for locations. City of DEPARTMENT OF PUBLIC UTILITIES April.24, 2006 TO: Paul Bernal; Planner III Development Department,Planning Division THROUGH: Robert Weakley, Chief of Operations Department of Public,Utilities, Solid Waste Division FROM: Donna Leslie, Provisional Management Analyst I Department of Public Utilities, Administration SUBJECT: TT 5569, Solid Waste Conditions of Approval Location: Northwest corner of South Armstrong and East Church Avenues The Department of Public Utilities, Solid Waste Division has completed a review of the Vesting Tentative Tract Map 5569 that was submitted by Harbour & Associates. 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 5569 will be serviced as Single Family Residential properties with Basic Container Service. Property owners will receive 3 containers to be used as follows: 1 Gray container for solid waste, 1 Green container for green waste and 1 Blue container for recyclable material. • The owners, lessees or other tenants of the residential dwellings on service day, before 6:00 a.m., shall place their solid waste containers at the edge of the curb approximately 4 feet apart and shall not. block any vehicle accesses in accordance with the City of Fresno's Solid Waste Management Division Standards. • Per Municipal Code, Section 9-404 Solid Waste Disposal Regulations, Section C,10. No solid waste container nor residential rubbish shall be allowed to remain at the curbline after 8:00 p.m. on the collection day. • Per Municipal Code, Section 9-405 Solid Waste, Recycling and Green Waste Regulations, Section 10, I. No material container shall be stored in the front yard or side yard on a street as said yards are described in Chapter 12, Articles 2 and 3 of this Code, unless the container is screened from view from the street in accordance with that article of the Code. TT-5569-Page 1 of 2 Special Conditions: • Developer shall provide a minimum of 18' of unobstructed clearance at all entrances/exits and along the path the solid waste vehicles travel. • Developer shall provide a minimum of 44' radii at all corners. • Provide turning template for the Tot Lot, play area. Show a vehicle that is 35' feet long, 11'feet wide with a 44' foot turning radius: • There shall be no parking allowed on the street or around the Tot Lot, play area. • The drive around the Tot Lot, play area shall be designated as one-way only. Enter from the north side, along lot 5.and exit along lot 19. • The Tot Lot area shall be fenced with wrought iron, for safety reasons, so that children playing in this area cannot run out into the street while the.solid waste vehicles are in this area. Covenant Requirements: • Lot 4 will be required to place their containers along the landscaped edge of lot 5 for service. Solid Waste vehicles service from the right side of the vehicle and containers shall be placed so that the vehicle can make a complete trip around the Tot Lot, play area without backing up. TT5569—Page 2 of 2 J:\Conditions of Approval TT5569 City of DATE: April 27, 2006 TO: Paul Bernal, Planner III Development Department, Planning Division THROUGH: Scott Mozier, P.E., Traffic Engineering Manager Lv'- Public Works.Department, Engineering Division FROM: Louise Gilio, Traffic Planning Supervisor Public Works Department, Engineering Divisi .SUBJECT: Public Works Conditions of Approval TT 5569, (Willow between Tulare and Kings Canyon) Michael Kludjian/ 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: Willow Avenue: Collector .1. Dedicate 42' of property, from section line, for public street purposes within the limits of this subdivision to meet the current City of Fresno Collector Standards. 2. Construct concrete curb and 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. Provide cross section on map. 3. Construct 20' of permanent paving (measured from face of curb) within the limits of this sub- division. Pagel of 3 C:\Louise\TRACT MAPS\T-5569 WILLOW BTWN TULARE&KINGS CANYON.doc 4. Construct an underground street lighting system to Public Works Standard E-1 within the limits of this subdivision. Spacing and design.shall conform to Public Works Standard E-8 for Collector Streets. 5. Relinquish direct vehicular access rights to Willow Avenue from all lots within this subdivision. Interior Streets: Private Specific Mitigation Requirements: 1. This tract will generate 15 a.m./19 p.m. peak hour trips; therefore, a Traffic Impact Study (TIS) is not required. Traffic Signal Mitigation Impact Fee: This project shall pay its Traffic Signal Mitigation Impact Fee (TSMI Fee) at the time of building permit based on the trip generation rate(s) as set forth in the latest edition of the ITE Generation Manual. The fee amount is $414.69 per single family unit, (fee rate as shown in the Master Fee Schedule). UGM Requirements: N/A Page2of3 CALouise\TRACT MAPS\T-5569 WILLOW BTWN TULARE&KINGS CANYON.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 R/W, OR WHERE THE TWO SIDES OF A DIVIDED ROADWAY ARE NOT PARALLEL: ❑ SHOW TRUCK TURNING TEMPLATES FOR ALL DUAL LEFT OR DUAL RIGHT TURNS AND ROUNDABOUTS ❑ CROSSWALK LAYOUTS MEET CITY STANDARDS (4' FROM FACE OF CURB AT RAMP, 10'WIDE, NO DOGLEGS, MEDIAN NOSES CLEAR OF CROSSWALK) ❑ PLANS INCLUDE PROJECT REFERENCE INFORMATION (Site Plan No., C.U.P. No., Rezone No., Parcel Map No. or C.I.P. No. (PW ID, Fund, Org, KRA), NORTH ARROW, SCALE, TITLE BLOCK, OWNER'S NAME, ENGINEER PREPARED BY). ❑ FOR PROJECTS INCLUDING SIGNIFICANT VERTICAL GRADE CHANGES INCORPORATING MULTIPLE GRADE BREAKS OR VERTICAL CURVES, THE GAD SHOULD INCLUDE A PROPOSED MAJOR STREET C/L PROFILE (NOT NECESSARY FOR TYPICAL ROUTINE PROJECTS) Page 3 of 3 C:\Louise\TRACT MAPS\T-5569 WILLOW BTWN TULARE&KINGS CANYON.doc 2' PED. EASEMENT I 10' I .5'--� i 12' I I I EXH151T RESIDENTIAL - SIDEWALK PAT T LE DNl ► REF: KE\/. �c,TY OF FRESNO n I X A n 1 !1 f_` city of PUBLIC WORKS DEPARTMENT: . DATE: April 25, 2006 TO: Paul Bernal, Planner III Development Department, Planning Division THROUGH: Scott Mozier, P.E., Traffic Engineering Manager Public Works Department, Engineering Division FROM: Louise Gilio, Supervising Engineering Technician Public Works Department, Engineering Division, Traffic Planning Section REZONE APPLICATION NO. R-06-013 OWNER (S): Michael Kludjian and Deborah Kludjian Living Trust APN (S): 463-123-13 FROM: R-A TO: R-1 LOCATION: Willow between Tulare and Kings Canyon 1. Trip Generation a. Existing: 10 Vehicle Trips per Day (ADT) b. . Proposed: 182 Vehicle Trips per Day (ADT) AM Total Peak: 15 Trips - PM Total Peak: 19 Trips 2. Highway Capacity a. Willow Avenue: Collector 1.. Existing Lanes: 2 lanes undivided 10,000 ADT 2. .Year Counted: Current counts not available 3. Projected Lanes: 4 lanes undivided 24,000 ADT 3. Traffic Impact Study(TIS) required: No Page 1 of 1 C;\Louise\REZONE\R-06-013 WILLOW BTWN TULARE&KC.doc City of DEPARTMENT OF.PUBLIC UTILITIES Date: : April 4, 2006 To: PAUL BERNAL, Planner III Planning and Development Department From: DOUG HECKER, Supervising Engineering Technician Public Utilities Department, Planning and Engineering Division Subject: SANITARY SEWER AND WATER.REQUIREMENTS FOR TENTATIVE TRACT MAP NO. 5569, REZONE NO. 06-13 AND CONDITIONAL USE PERMIT NO. 06-51 General Tentative Tract Map No. 5569, R-06-13 and C-06-51, propose a 19-lot single-family residential private street planned development subdivision, rezoning from R-1-AH to the R-1 zoning, on 2.77 acres located on the west side of South Willow Avenue between East Tulare Avenue and East Kings Canyon Road. Environmental Recommendations A NEGATIVE DECLARATION MAY BE ISSUED: The project may have adverse impacts but impacts can be mitigated without further study or are not serious enough to warrant an Environment Impact Report. Sanitary Sewer Requirements The nearest sanitary sewer main to serve the proposed project is an 8-inch main located in North Willow Avenue. Sanitary sewer facilities will be available to provide service to the site subject to the following requirements: 1. On-site sanitary sewer facilities shall be private. 2. Separate sewer house branches shall be provided for each lot created. 3. Abandon all existing on-site private sanitary septic systems. 4. Public sewer facilities shall be constructed in accordance with the Department of Public Works standards, specifications, and policies. 5. Engineered improvement plans prepared by a Registered Civil Engineer 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 3. `Wastewater Facilities Charge (Residential Only) Water Requirements Comply with attached City of Fresno Water Division memo, dated March 30, 2006, for water requirements for Tentative.Tract 5569. r City of WATER DIVISION Date March 30, 2006 To: DOUG HECKER, Supervising Engineering Technician Department of Public Utilities, Administration Through: NEIL MONTGOMERY, Chief Engineering Technician Department of Public Utilities, Water Division From: MICHAEL CARBAJAL, Senior Engineering Technician Department of Public Utilities, Water Division Subject: WATER REQUIREMENTS FOR TENTATIVE TRACT NO. 5569 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. TAPROJMNEMConditions of Appravafl5569 033006.doc File No.210.45 FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS PUBLIC AGENCY DEVELOPER, Mr. Gil Haro, Planning Manager MICHAEL KLUDJIAN Planning & Development Department 4958 N. MAROA AVE. City of Fresno FRESNO, CA 93704 2600 Fresno Street _ Fresno, CA 93721 MAP NO. 5569 PRELIMINARY FEES See below DRAINAGE AREA(S) Z - DRAINAGE AREA Z $17,505.00 DATE DRAINAGE AREA - TOTAL FEE $17,505.00 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 in cooperation with the City and County has developed and adopted the Storm O 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. 5569 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 FAX(559)456-3.194 Two sided document FRESNO MI 0POLITAN FLOOD CONTROL I TRICT NOTICE OF REQUIREMENTS Page 2 of 4 e) When the actual costs incurred in constructing Master Flan 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 South Willow Avenue. b. Grading and drainage patterns shall be as identified on Exhibit No. 1 H 2 C. The grading and drainage patterns shown on the site plan conform to the adopted Storm Drainage and Flood Control.Master Plan. 2. The proposed development shall construct and/or dedicate Storm Drainage and Flood Control Master Plan facilities located within the development or necessitated by any off-site improvements required by the approving agency: 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: X a. Permanent drainage service is available provided the developer can verify to the satisfaction of the City of Fresno that runoff can be safely conveyed to the Master Plan inlet(s). b. The construction of facilities required by Paragraph No. 2 hereof will provide permanent drainage service. C. Permanent drainage service will not be available. The District recommends temporary facilities until permanent service is available. Temporary service is available through d. See Exhibit No. 2. 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.) 5569 5469 E.OLIVE FRESNO,CA 93727. (559)456-3292 - FAX(559)456-3194 Two sided document i 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 o Activities, approved August 1999, (modified December 2002.) A State General Construction Permit is required for all clearing, grading, and disturbances to the ground N 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 allotice 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. 5569 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. 44- Gerald E. Lakeman, Project Engineer: • Rick yo s District Engineer C: HARBOUR AND ASSOCIATES 375 WOODWORTH AVE., SUITE 103 CLOVIS, CA 93612 5569 5469 E.OLIVE - FRESNO,CA 93727 (559)456-3292 FAX(559)456-3194 Two sided document File No.210.413 FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS PUBLIC AGENCY DEVELOPER Mr. Gil Haro, Planning Manager MICHAEL KLUDJIAN Planning& Development Department 4958 N. MAROA AVE. City of Fresno FRESNO, CA 93704 2600 Fresno Street. - Fresno, CA 93721 PROJECT NO. 2006-051 PRELIMINARY FEE(S) (See below) DRAINAGT AREA Z - DRAINAGE AREA " Z it $17,505.00 DATE DRAINAGE AREA APN 463-023-13 TOTAL FEE $17,505.00 ADDRESS W/S WILLOW BTWN TULARE & KINGS CANY( 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 O issuance of a building permit at the rates in effect at the time of such issuance. The fee indicated above is valid through February 28, 20 07 based on the site plan submitted to O the District on 03/29/06 Contact FMFCD for a revised fee in cases where changes are made in the proposed site plan which materially alter the proposed impervious area. Considerations which may affect the fee obligation(s) or the timing or form of fee payment: O a) Fees related to undeveloped or phased portions of the project may be deferrable. Ul 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. 2006-051 - 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 FAX(559)456-3194 Two sided document FRESNO ME OPOLITAN FLOOD CONTROL 1C TRICT 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 South Willow Avenue. b. Grading and drainage patterns shall be as identified on Exhibit No. 1 H 2 C. The grading and drainage patterns shown on the site plan conform to the adopted Storm Drainage and Flood Control Master Plan. 2. The proposed development shall construct and/or dedicate Storm Drainage and Flood Control Master Plan facilities located within the development or necessitated by any off-site - improvements required by the approving agency: 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: X a. Permanent drainage service is available provided the developer can verify to the satisfaction of the City of Fresno that runoff can be safely conveyed to the Master Plan inlet(s). b. The construction of facilities required by Paragraph No, 2 hereof will provide permanent drainage service: C. Permanent drainage service will not be available. The District recommends temporary facilities until permanent service is available. Temporary service is available through d. See Exhibit No. 2. 5. ,The proposed development: Appears to be located within a 100 year flood prone area as designated on the latest Flood Insurance Rate Maps available to the District,necessitating appropriate floodplain management action. (See attached Floodplain Policy.) 2006.051 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. Z a. O State General Permit for Storm Water Discharges Associated with Construction Activities, approved.August 1999, (modified December 2002.) A State General Construction Permit is required for all clearing, grading, and disturbances to the ground that result in soil disturbance of at least one acre (or less than one acre if part of a larger common plan of development or sale). Permittees are required to: submit a Notice of Intent to be covered O and must pay a permit fee to the State Water Resources Control Board(State Board), develop and implement a storm waterpollution prevention plan, eliminate non-storm O water discharges, conduct routine site inspections, train employees in permit compliance, and complete an annual certification of compliance. UlO b. State General Permit for Storm Water Discharges Associated with Industrial Activities, j 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. 2006-051 5469 E.OLIVE - FRESNO,OA 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 maybe appealed by filing a written notice of appeal with the Secretary of the District within ten days of the date of this Notice of Requirements. g. The District reserves the right to modify, reduce or add to these requirements, or revise fees, as necessary to accommodate changes made in the proposed development by the developer or requirements made by other agencies. .9. See Exhibit No. 2 for additional comments, recommendations and requirements. Gerald E. Lakema , Project Engineer: RicWo s District Engineer C: HARBOUR AND ASSOCIATES 375 WOODWORTH AVE., SUITE 103 CLOVIS, CA 93612 2006.051 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 FAX(559)456-3194 Two sided document IrSan .Joaquin valley Air Pollution Control District April 3, 2006 Reference No. C20060755 City of Fresno Environmental Assessment Attn: Paul Bernal a3 2600 Fresno Street, Third Floor Fresno, CA 93721-3604 Subject: T-5569, R-06-13, C-06-51 -312 S. Willow Avenue (APN: 463-023-13) Dear Mr. Bernal: The San Joaquin Valley Unified Air Pollution Control District (District) has reviewed the project referenced above and offers the following comments: The entire San Joaquin Valley Air Basin is designated non-attainment for ozone and particulate matter (PM10 and PM2.5). Preliminary analysis.indicates that this project alone would not generate significant air emissions. However, the increase in emissions from this project,- and others like it, cumulatively reduce the air quality in the San Joaquin Valley. A concerted effort should be made to reduce project- related emissions as outlined below: Based on the information provided,.the proposed project will be subject to the following District rules. The following items are rules that have been adopted by the District to reduce emissions throughout the San Joaquin Valley, and are required. This project may be subject to additional District Rules. To identify additional rules or regulations that apply to this project, or for further information, the applicant is strongly encouraged to contact the District's Small Business Assistance Office at (559) 230-5888. Current District rules can be found at http://www.valleyair.org/rules/lruleslist.htm. Regulation VIII (Fugitive PM10 Prohibitions) Regulation VIII (Rules 8011-8081) is a series of rules designed to reduce PM10 emissions (predominantly dust/dirt) generated by human activity, including _. Construction and demolition activities, road construction, bulk materials storage, paved and unpaved roads, carryout and trackout, landfill operations, etc. If a residential site is 1.0to less than 10.0 acres, an owner/operator must provide written notification to the District at least 48 hours prior to his/her intent to begin any earthmoving activities as specified in Section 6.4.1 of Rule 8021. A compliance assistance bulletin has been enclosed for the applicant. The District's compliance assistance bulletin for construction sites can also be found at: http://www.vallevair.org/busind/com ply/PM 10/Reg%20VI I I`/`20CAB.pdf. A template of the District's Construction Notification Form is available at: http://www.valleyair.org/busind/comply/PM 10/forms/Reg%20VI11%2ONotification%20-%2011-17- 2004.pdf. Rule 4002 (National Emission Standards for Hazardous Air Pollutants) In the event that any portion of an existing building will be renovated, partially demolished or removed, the project will be subject to District Rule 4002. Prior to any demolition activity, an asbestos survey of existing structures on the project site may be required to identify the presence of any asbestos containing building material (ACBM). Any identified ACBM having the potential for disturbance must be removed by a certified asbestos contractor in accordance with CAL-OSHA requirements. If you have any questions Mr. Bemal April 3,2006 T-5569, R-06-13, C-06-51 Page 2 concerning asbestos related requirements, please contact Mr. Brian Dodds of this office at (559) 230- 5962, Ms. Jan Sudomier at (209) 557-6422, Mr. Sherman Yount at (661) 326-6933 or contact CAL- OSHA at (559) . 454-1295. The District's Asbestos Requirements Bulletin can be found at http://valleyair.org/busind/comply/asbestosbultn.htm. Rule 4102 (Nuisance) applies to.any source operation that emits or may emit air contaminants or other materials. In the event that the project or construction of the project creates a public nuisance, it could be in violation and be subject to District enforcement action. Rule 4103 (Open Burning) This rule regulates the use of open burning and specifies the types of materials that may be open burned. Agricultural material shall not be burned when the land use is converting from agriculture to non-agricultural purposes (e.g., commercial, industrial, institutional, or residential uses). Section 5.1 of this rule prohibits the burning of trees and other vegetative (non- agricultural) material whenever the land is being developed for non-agricultural purposes. In the event that the project applicant burned or burns agricultural material, it would:be in violation of Rule 4103 and be.subject to District enforcement action. Rule 4601 (Architectural Coatings) limits volatile organic compounds from architectural coatings. This rules specifies architectural coatings storage, clean up and labeling requirements. Rule 4641 (Cutback, Slow,Cure, and Emulsified Asphalt, Paving and Maintenance Operations). If asphalt paving will be used; then paving operations of this project will be subject to Rule 4641. This rule applies to the manufacture and use of cutback asphalt, slow cure asphalt and emulsified asphalt for paving and maintenance operations. Rule 4901 (Wood Burning Fireplaces and Wood Burning Heaters) limits PM10 and.PM2.5 emissions from residential development. Construction plans for residential developments may be affected by section 5.3, specifically: §5.3.Limitations on Wood Burning Fireplaces or Wood Burning Heaters in New Residential Developments. Beginning January 1, 2004, 5.3.1 No person shall install a wood burning fireplace in a new residential development with a density greater than two (2)dwelling units per acre. 5.3.2 No person shall install more than two (2) EPA Phase 11 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 foundat ourwebsite- www.valleyair.org. For compliance assistance, please contact Mr.Wayne Clarke,Air Quality Compliance Manager, at 230-5968. Rule 4902 (Residential Water Heaters) limits emission of NOx from residential developments. The District encourages innovation in measures to reduce air quality impacts. There are a number of features that could be incorporated into the design/operation of this project to provide additional reductions of the overall level of emissions. (Note: Some of the measures may already exist as City development standards. Any measure selected should be implemented to the fullest extent possible.) The suggestions listed below should not be considered all-inclusive and remain options that the agency with the land-use authority should consider for incorporation into the project. • Trees should be carefully selected and located to protect the building(s) from energy consuming environmental conditions, and to shade paved areas. Trees should be selected to shade paved areas that will shade 50% of the area within 15 years. Structural soil should be used under.paved areas to improve tree growth. A brochure has been includedfor the applicant. For Structural Soil see http://www.hort.cornell'.edu/uhi/outreach/csc/ For Tree Selection see http://www.ufei.org/ Mr. Bernal April 3, 2006 T-5569,R-06-13, C-06-51 Page 3 • Sidewalks and bikeways should be installed throughout as much of the project as possible and should be connected to any nearby existing and planned open space areas, parks, schools, residential areas, commercial areas, etc., to encourage walking and bicycling. Connections to nearby public uses and commercial areas should be made as direct as possible to promote walking for some trips. Pedestrian and bike-oriented design reduces motor vehicle usage and their effects on air quality. Sidewalks and bikeways should be designed to separate pedestrian and bicycle pathways from vehicle paths. Sidewalks and bikeways should be designed to be accommodating and appropriately sized for anticipated future pedestrian and bicycle use. Such pathways should be easy to navigate, designed to facilitate pedestrian movement through the project, and create a safe environment for all potential users (pedestrian, bicycle and disabled) from obstacles and automobiles. Sidewalks should be designed for high visibility (brightly painted, different color of concrete, etc.) when crossing parking, lots, streets. and similar vehicle paths. Clearly marked and highly visible pedestrian accesses create a safer environment for both pedestrians and vehicles: As many energy-conserving and emission reducing features as possible should be included in the project. Energy conservation measures include both energy. conservation through design and operational energy conservation. Examples include (but are not limited to): - Increased energy efficiency (above California Title 24 Requirements) 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/business/brochures/zerovoc.html - High-albedo (reflecting) roofing material. See http://eetd.Ibl.gov/coolroof/ 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/ - Install solar water-heating system(s) - Install photovoltaic cells Programmable thermostat(s) for all heating and cooling systems - Awnings or other-shading mechanism for windows - Porch, patio and walkway overhangs - Ceiling fans,whole house fans - Utilize passive solar cooling and heating designs. (e.g. natural convection, thermal flywheels) See http://www.eere.energy.gov/RE/solar passive.html - Utilize daylighting (natural lighting) systems such as skylights, light shelves, interior`transom windows etc. See http://www.advancedbuildings.orq Electrical outlets around the exterior of the unit(s). to encourage use of electric landscape maintenance equipment - Pre-wire the unit(s) with high speed modem connections/DSL and extra phone lines - Natural gas fireplaces (instead of wood-burning fireplaces or•heaters) - Natural gas .lines (if available to this area) and electrical outlets in backyard or patio areas to encourage the use of gas and/or electric barbecues - Low or non-polluting incentives items should be provided with each residential unit (such items. could include electric lawn mowers, reel mowers; leaf vacuums, gas or electric barbecues, etc.) - More information can be found at: http://www.lgc.org, http://www.sustainable.doe.gov/, http://www.consumerenergycenter.org/index.htmi, http://www.ciwmb.ca.gov/GreenBuilding/ • 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 (GARB) has verified specific 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 Mr. Bernal April 3,2006 T-5569, R-06-13, C-06-51 Page 4 CARIB certified off-road technologies. To find engines certified by the GARB, see their certification website http://www.arb.ca.gov/msprog/offroad/cert/cert.php. 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 CARE), or be re-powered with an engine that meets this standard. Tier 1, Tier II 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.gov/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 onto 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. • 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) Apply idling time limits or require that all diesel engines be shut off when not in use on the premises to reduce emissions from idling. Curtail construction during periods of high ambient pollutant concentrations; this may include ceasing of construction activity during the peak-hour of vehicular traffic on adjacent roadways, and "Spare the Air Days" declared by the District. Implement activity management(e.g. rescheduling activities to reduce short-term impacts) - 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. - 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, Debbie Johnson Air Quality Specialist, Central Region DJ:cxt Enclosures c:lle i San ,Joaquin valley Air Pollution Control District COMPLIANCE ASSISTANCE BULLETIN October 2004 Fugitive Dust Control at Construction Sites New Requirements Regulation VIII, Fugitive PM10Prohibitions, of the District's Rules and Regulations apply to activities that generate fugitive dust. Fugitive dust is emitted into the air by activities that disturb.the soil, such as from earthmoving.activities and vehicular/equipment traffic on unpaved surfaces. Windblown dust is also of concern at construction sites. The District adopted Regulation VIII in 1993 and its most recent amendments became effective on October 1, 2004. This is a basic summary of the regulation's requirements as they apply to construction sites. Visible Dust Emissions (VDE) may not exceed 20% opacity during periods when soil is being disturbed by equipment or by wind at any time. Visible Dust Emissions.opacity of 20% means dust that would obstruct an observer's view of an object by 20%. ,District inspectors are state certified to evaluate visible emissions. Dust control may be achieved by applying water before/during earthwork and onto unpaved traffic areas, phasing work to limit dust, and setting up wind fences to limit wind blown dust. Soil Stabilization is required at regulated construction sites after normal working hours and on weekends and holidays. This requirement also applies to inactive construction, areas such as phased. projects where disturbed land is left unattended. Applying water to form a visible crust on the soil and restricting vehicle access are often effective for short-term stabilization of disturbed surface areas. Long-term methods including applying dust suppressants and establishing vegetative cover. Carryout and Trackout occur when materials from emptied or loaded vehicles falls onto a paved surface or shoulder of a public road or when materials adhere to vehicle tires and are deposited onto a paved surface or shoulder of a public road. Should either occur, the material must be cleaned up at least daily, and immediately if. it extends more than 50 feet from the exit point onto a paved road. The appropriate clean-up methods require the complete removal and cleanup of mud and dirt from the.paved surface and shoulder. Using a .blower device or dry sweeping with any mechanical device other than a PM10-efficient street sweeper is a violation. Larger construction sites must prevent carryout and trackout from occurring by installing gravel pads, grizzlies, wheel washers, paved interior roads, or a combination thereof at each exit point from the site. Access and Haul Roads that are unpaved, as well as unpaved vehicle and equipment traffic areas at construction sites must have dust control. Speed limit signs limiting vehicle speed to 15 mph or less at Construction sites must be posted every 500 feet. Storage Piles and Bulk Materials have handling, storage, and transportation requirements that include applying water when handling materials, wetting or covering stored materials, and installing.wind barriers to limit VDE. Also, limiting vehicle speeds, loading haul trucks with a freeboard of six inches or greater along Northern Region Office Central Region Office Southern Region Office 4230 Kiernan Avenue,Suite 130 1990 East Gettysburg Avenue 2700"M"Street,Suite 275 Modesto, CA 95356-9321 Fresno,CA 93 72 6-0244 Bakersfield,CA 93301-2373 (209)557-6400 ♦ FAX(209)557-6475 (559)230-6000 ♦ FAX(559)230-6062 (661)326-6900 ♦ FAX(661)326-6985 with applying water to the top of the load, and covering the cargo compartments are effective measures for reducing VDE and carryout from vehicles transporting bulk materials. Demolition activities require the application of water to the exterior of the buildings and to unpaved surfaces where materials may fall. Consider all structures slated for demolition as possibly being regulated because of asbestos, per District Rule 4002 - National Emission Standards for Hazardous Air Pollutants. Contact the District well. before starting because a 10 working day notice will likely be required before a demolition can begin. Dust Control Plans identify the dust sources and describe the dust control measures that will be implemented . before, during, and after any dust generating activity for the duration of the project. . Owners or operators are required to submit plans to.the District if, at anytime, the project involves: • Residential developments of ten or more acres of disturbed surface area. Non-residential developments of five or more acres of disturbed surface area. • Relocating more than 2,500 cubic yards per day of materials on at least three days. Construction activities may not commence until the District has approved the Dust Control Plan. Notification by owners or operators of construction projects that are at least one acre in size and where a Dust.Control Plan is not required, must provide written notification to the District at least 48 hours in.advance of any earthmoving activity. Record Keeping is required to document compliance with the rules and must be kept for each day any dust control measure is used. The District has developed record forms for water application, street sweeping, and "permanent" controls such as applying long term dust palliatives, vegetation, ground cover materials, paving, or other durable materials. Records must be kept for one year after the end of dust generating activities .(Title .V sources must keep records for five years). Exemptions exist for several activities. Those occurring above 3,000 feet in elevation are exempt from all Regulation VIII requirements and Rule 8021 — Construction, Demolition, Excavation, Extraction,. and Other Earthmoving Activities exempts the following construction and earthmoving activities: • Blasting activities permitted by California Division of Industrial Safety. • Maintenance or remodeling of existing buildings provided. the addition is less than 50% of the size of the existing building or less than 10,000 square feet (due to asbestos concerns, contact the District at least two weeks ahead of time). • Additions to single family dwellings. The disking of weeds and vegetation for fire.prevention on sites smaller than %acre. • Spreading of daily landfill cover to preserve public health and safety and to comply with California Integrated Waste Management Board requirements. Nuisances are prohibited at all times because District Rule 4102 — Nuisance applies to all construction sources of fugitive dust, whether or not they are exempt from Regulation VIII. It is important to monitor dust- generating activities and implement appropriate dust control measures to limit the public's exposure to fugitive dust. For more information please contact the Compliance Division of the District office nearest to you.. 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O -'a N to m «+ N N y a+ m rn C t I L, } m C Y N p 7 O C ':ks= Q SP ( L �' p _ N N p O N Y O,'•,YL 3'C',e+ `', to 3_ «m+ N to L d j 3 3 x t-. x� N "' o o c N m • L us 3 o c ar cOr m>ttn G �~ m _n . ai � m O N N 3 m ++ N O U+ a� O Y.+� i "p"'S 3' u.riYdu p.;.:QT.cx�a n N U w.a N N U +� > .Y 0O U) L p N �' N u4 E 0 m N C T L O O m Y L O C L m O i L L L ,•Se`^ ,t .. +' Ccn L C m N -�L a r-+ lL O U) .m LL. L a-r m ... F- >F•Y.r?S - y - r7 p m "�ytiv y "t * thy' I C (D ry '3 0 �� r'' o T o Z CD .. o U) U).c 3 0 0 0 0 • Pacific Gas and Electric Company Corporate Real Estate 650"0"Street, Bag 23 April 6, 2006 South Valley Land Services Fresno, CA 93760-0001 Development Department Engineering Services Division L Land Division Section 2600 Fresno Street, Room 3043 Fresno, CA. 93721-3604 Attn: Paul Bernal Dear Paul Bernal, We have reviewed Tentative Tract Map.No. 5569. PG&E requests that a Public Utility Easement (PUE), ten feet (10') in width, be dedicated contiguous to all street(s) boundaries located within and along any portion of said Tract Map boundaries fronting any street(s) lying outside of said Tract Map. PG&E also requests that. a PUE be incorporated within all private roads. PG&E may further require an easement from-the property owner(s) over the newly created PUE's. The exact size and locations of the PUE's together with the need for an easement will be finalized on the final map review. PG&E's records show no gas or electric transmission facilities in the area. Existing gas or electric facility relocations necessitated by new street improvements (which are required as conditions of a development's final acceptance by the City of Fresno) will be at the expense of the developer. Thank you for the opportunity to review the plans of this Tentative Tract Map. If you have any questions, please contact me at 263-5167. Sincerely G Ky Patten Land Agent OFFICES OF - ��' ( J�TTO� ��►. TRS C PHONE(559)233-71.61 - FAX(559)233-8227 _',. - 2907 SOUTH MAPLE AVENUE FRESNO,CALIFORNIA 93725-2218 Your Most Valuable Resource-Water v c ��`n`,\'(/�D March 31, 2006 Mr. Paul Bernal City' of Fresno Planning and Development Dept. 2600 Fresno Street, 3`d Floor Fresno, CA 93721-3604 RE: TTM No. 5569, R-06-13 & C-06-51 Dear Mr. Bernal: FID's comments and requests are as follows: 1. FID does not own,operate or maintain any facilities located on the applicant's property. 2. FID expects no adverse impacts from the approval of the subject proposal. Thank you for submitting this for our review. Please feel free to contact me with any questions or concerns at 233-7161 extension 317 or bjohnson2fresnoirrigation.com. Sincerely, Bret Johnson Engineering Technician I Agencies\City\TM5569 R-06-13 C-06-51 BOARD OF President JACOB ANDRESEN, Vice-President JEFFERY G. BOSWELL DIRECTORS JEFF NEELY,EDDIE NIEDERFRANK,STEVEN G.BALLS, General Manager GARY SERRATO From: Karana Hattersley-Drayton To: Bernal, Paul Date: 4/13/2006 10:52:45 AM Subject: Tract Map NO. 5569 Paul- I have reviewed Tract Map No. 5569 for a proposed development on 2.88 acres on the east side of South Willow Avenue between East.Tulare and East Kings Canyon in southeast Fresno. According to the map there are no above ground structures nor are there canals or other water conveyance systems. The nine trees slated for removal do not appear to cohere into a historic landscape. This area of Fresno has been farmed for the past 100 years and is not a sensitive area for cultural (sub- surface) deposits. No further historic or cultural studies appear to be warranted. Please do not hesitate to call me should you have any questions. Karana Hattersley-Drayton Historic Preservation Project Manager City of Fresno (621-8520) Street Name Review TM-5569 4-3-06 Street Name Status Required Change East Fillmore Avenue Good East Laurel Avenue Good South Fine Avenue Good South Willow Avenue Good CITY OF FRF- NO - ENVIRONMENTAL.AESSMO=roT/ INITIAL STUDY FINDING OF CONFORMITY/_MEIR NO. 10130 pp Cc CI��,J�C f�-11 Pursuant , to Section 21157.1 of the California ' Public Resource Code DR_Er@U&'_D�FOR FILING: (California Environmental Quality Act) the project described below is determined to be within the scope of the Master Environmental Impact Report? 06 JUS! -8 PM 4: 31 (MEIR) No. 10130 prepared for the 2025 Fresno General Plan TY CLERK, FRESNO CA Initial study is on file in the Planning and Development Department, City Hall, 2600 Fresno Street, Fresno, California 93721 (559) 621-8277 Applicant: _ Initial Study Prepared By: Michael Kludjian Paul Bernal, Planner III 4958 North Maroa Avenue June 8, 2006 Fresno, California 93704 Environmental Assessment Number: Project Location (including APN): Rezone Application No. R-06-13 West side of South Willow Avenue between East Vesting Tentative Tract Map No. 5569 Tulare Street and East.Kings Canyon Road Conditional Use Permit Application No. C-06-51 APN: 463-023-13 Project Description: Michael Kludjian has filed Rezone Application No. R-06-13, Vesting Tentative Tract Map No. T-5569 and Conditional Use Permit Application No. C-06-51 pertaining to approximately 2.88 acres of property located on the west side of South.Willow Avenue between East Tulare Street and East Kings Canyon Road. The rezone application proposes to reclassify the subject site from the R-A (Single Family Residential—Agricultural) zone district to the.R-1 (Single Family Residential) zone district. The tract map proposes to subdivide the subject site into a, 19-lot, single family residential subdivision. The conditional use permit application proposes a planned development. The planned development will provide private streets, reduced building setbacks, lot sizes, and increased lot coverage. The property is within the jurisdiction of the Roosevelt Community Plan and the 2025 Fresno General Plan. The Roosevelt Community Plan and 2025 Fresno General Plan designate the property for medium density residential land uses which is consistent with the proposed R-1 zone district. The subject property is currently vacant and is surrounded by single family residential development to the north, east, south and west. Conformance to Master Environmental Impact Report (MEIR NO. 10130): The recently adopted 2025 Fresno General Plan and Roosevelt Community Plan designate the subject property for medium density residential planned land uses. In addition, the proposed R-1 zone district conforms to the existing medium density residential planned land use designation as indicated by the 2025 Fresno General Plan "Planned Land Use and Zone District Consistency Matrix" as well as the adopted Roosevelt Community Plan. The Planning and Development Department staff has prepared an initial study and environmental checklist and evaluated the proposed development in accordance with the land use and environmental policies and provisions of the 2025 Fresno General Plan and the related Master Environmental Impact Report (MEIR) No. 10130. The subject property is proposed for development with residential uses at an intensity and scale that is permitted by the FMC. Thus, the development of the site with a 19-tot single-family planned development residential subdivision 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). y Finding of Conformity Under MEIR No 10139. Environmental Assessment No.R-06-13/T-5569/C-06-51 June 8, 2006 Page 2 Per Section 21157.1: of the California Public Resources Code (California Environmental Quality Act), it may be determined that a subsequent project falls within the scope of a MEIR, provided that the project does not cause significant impacts on the environment that were not previously examined by the MEIR. Relative to this specific project proposal, the environmental impacts noted.in the MEIR, per the 2025 Fresno General Plan land use designations, include impacts associated with the medium 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 21.092 of the California Public Resources Code (CEQA provisions). 0 La Gilbert J. Haro Date Planning Manager, City of Fresno Attachments:. Environmental Checklist/Initial Study for Environmental. Assessment No. R-06-13/T-5569/C-06-5.1 Mitigation Monitoring Checklist (MEIR No. 10 130) for Environmental Assessment No. R-06-13/T-5569/C-06-51 KAMaster Files-Tract MapsUract 5569 Paul Bernal R-06-13,C-06-511Environmental AssessmenAR-06-13,C-06-51,T-5569 FINDING OF CONFORMITY.doc 'i EN'"90 NMENTALASSESSMENT(EA) '�CKLIST y POTENTIAL ENVIRONMENTA EF�LCTS EA.NO. R-06-13/T-5569/C-06-57 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 groundwater 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 1310 . AESTHETICS 4_0 PLANT LIFE 1 13.1 Obstruction to public or scenic vista or view 1 Ti Reduction of the numbers of any unique, rare or 1 .13.2 Creation of aesthetically offensive conditions endangered species 1 13.3 Removal of street trees or other valuable 1 4.2 Reduction in acreage of agricultural crop vegetation 1 4.3 Premature or unnecessary conversion of prime 1 13.4 Architectural incompatibility with surrounding area agricultural land 14.0 HISTORICAL/ARCHAEOLOGICAL 5.0 ANIMAL LIFE 1 . 14.1 Removal of historic building,disruption of 1 5.1 Reduction in the numbers of any rare, unique or archaeological site endangered species 1 14.2 Construction or activity incompatible with adjacent 1 5.2 Deterioration or displacement of valuable wildlife habitat historic site 6_0 HUMAN HEALTH 15.0 ENERGY 1 15.1 Use of substantial amounts of energy or fuel 7_0 NOISE 1 15.2 Substantial increase in demand upon existing 1 7.1: Increases in existing noise levels sources of energy 1 7.2 Exposure to high noise levels 1 15.3 Wasteful use of energy 8_0 LIGHT AND GLARE EXPLANATION OF RATINGS 1 8:1 Production of glare which will adversely affect "0" Insufficient Information residential areas - 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 1 9.2 Acceleration of growth rate "1 No significant Environmental Effect 1 9.3 Induces unplanned growth The proposed project will not have an adverse 1 9.4 Adverse change in existing or planned area environmental effect in this category, or any such effect is characteristics not substantially unusual or of undesirable magnitude. This rating is also utilized in cases where the category is 10.0 TRANSPORTATION AND CIRCULATION not applicable to the particular project under consideration. 1 10.1 Generation of vehicle traffic sufficient to cause capacity ' "2" Moderate Environmental Effect , deficiencies on existing street system 1 10.2 Cumulative increase in traffic on a major street for which The proposed project will have an adverse environmental capacity deficiencies are projected effect in this category, which is of sufficient magnitude to 1 10.3 Specific traffic hazard to motorists, bicyclists, be of specific concern. However, this effect is not pedestrians substantial enough in itself to require the preparation of an 1 10.4 Routing of non-residential traffic through residential area Environmental Impact Report, and is mitigable through 1 10.5 Insufficient or poorly located parking project changes and conditions. 1 10.6 Substantial increase in rail and/or air traffic "3" Significant Adverse Environmental Effect The environmental effect identified in this category substantiates in itself or contributes towards a finding that the proposed project has a potentially significant adverse effect on the environment sufficient to require the JLL .: W X. X X Cl. E . m rn o C.� a N ;o O N cu C 7] - U'a '7 Q oa CL cli W } wLL U m mCD rnt- m c c m c c ZD C, c •Em 0c •20 0 *Ea) JW Y .� ccoEo. In .2y° ccna O aLLora � `o.ram `� ao _ oar m CV) Q 3 °n T a>i o° a03>i a.�' a>i r n m co m co m co O O W _ c c c ca c c o a r U > :3 CD :3 a4) � c�amcm aI- IL cop cL E Lao aH- a cno Z LU CD ZZ > 2 o m o m . 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U.L •° � m c 0 c m - � c m c coo — m0 c � o• Eo c. cca cc m too N m - o 'o mec ,°m., my o0 0 m m 'o� 5 d c mot la m E m a) o � � c' Qc a � m c ' a' C a:. _U O ca m G7 O a L E CO ° O ca p c� �� c cd o � c m e O o j E o , (D -2 3 c mQ m o m r p > .p U C m i ca , U N .3 m ° a O ° 3 ° C acts �p U •- .. m o am ca c E ° c in m rn m m oV U c m •> m CD cc .6 c o � m aci — = m m m o m c c T L c c mL N c "a E a - 52 L m. E -� O c m c `o m m c m cc •c m v .. c ° o — I I y U C O m > L cc L C: m a ° cc E ca . N m Co 7 O «... ] m .- a 0 m m U ca > L 3 ¢CCI O Z coi a mL � � aci �o w y w e mecca C a m w o Z V y T C .0 m L r m E U c .m cm of O y m_ V Lin w 7 a c ca E . U o m ac rn c m � M. � c�'>,0 U ma U - W L m Q a •E 41 3 N m uj C. m 'p .` •E m •- �..) c c a t N m _ +1- E U cc O fa c L ... a1 > ca c O ` m O m y m a C m 'C m L c . U ~ m'm H- 'C m m H C — m y m U a) m p L m m L X y CO C L m 0 F m d rn: � c CL CES m 0 E c y m e m m.m m ca F- c m > '� c c ° 'cn c m m ui m a a m CL ac m p mcJ 04 ac ° vi > v.m a Z Lc .N E N a �.!. ..a O o -.. p L -S 0 C ^- <. -r m. O � O cc - E` LL t /� /• x - W LL X X E CO o). .. 0 CD 0 _ N •m0 DO m - O o C U a CL Q X F1 -1 x X X ° ¢ a.z W S m ° o w u., Zm c � m � cccCL m (1) Ctsm Q � `-' aE v U p ornp p p JW � 70 CL :� � caa)) ¢ caa)) cavi cm c. 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L) ti _ 3'o m m. m m� E c Mate - m o LO �cc a. cc c cc :2 o m 0 3 c m cs c = = `a. c`c'L) ami 0 c ° �Cn N E EL :3 N c m sm, aa)) v o o CO o 3 = E c c C E 'm � omC Z C v a � m E m o � E c a) cv 0 m m m x c I I C vi CO o Q N cc m m � m w m L '" Os a) c v m a) 00p m arms c E U Up o -Om > mcc . of cnd ` •o 0 - - > _ m C � m'— N m > m i -0 o) a) CC0 m m «'Cm. .r Z ESL m - Eamici cna gm -0a - m cc c ".cm . `o a) cn W (a ca �,=) cco 'x o � � UU om o .� ocNami mm.._30c W m ' c • o o m m m m cn -0 C cc o `0 ° a) c oLL v m 0 Q �L o � - ° •o m m a m _ 4)= - E m cs cc U m is � m a) M C n m i cc o m N is N N. rno 3 m CD m COm m c - w v ° _ o c -- 0 E m Ca := C � m m2 =. a X wac E m e -0 a n a°fi m .o -m > 0 m Q Q m m a Ucm m WD mm mm c > EQ) U ¢-0E > W w ENF 2 � 'Co = -0Cm U � Q « mgr . C m 3 o o mca 0 0 ,3 N o o am no ECa ncu E -0 cn �, n m r- m >, ai - mm - mn - C - c mm oEEcd LO Z o E m m =_ 2 ur m d rn� 0 w cc cp m (n m E <c O_ a) m'o E R a) U •O Y `° to m •C a) U L C w -0 m 0 a' - °0 `) N 'O LO '0 U n C N cc in > C cn 0 m d E m ' N 7 U m U O 1- m m 0 m ° 0 mL ._t: > - 3 x m m c m c0 ca m N o o •o 0 0 > o Q 0CCc — n w oU ma g � o > cm o U (3 c v = m ° mm mai •o o- mm o1� v � � io mmoa a F y m m C a�i � m e CL CD cn o m cc > > ? o m '3Us - cn 3 0 W o vm c m E n m m > c cc a) 'y t a) E m m' c LO O> 3 C C L m O C 'm0 m u, fa C C m y m — >, O Y m y .? ° m 0 I amym3ornCo m � � vac ° � � m � � a) «`off crnmoo m CD m X a) O a) O m a) C m C O' C — N U C a m c N m m Cc -0 c a) m m C 'o m £ � `0 ro m m m E a) cu > n m o CL U { o m ,- _ a•. 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N m U '3 a' O m m m U CL C7 = c .r - ca x ow — L E m � .. .- o c m � � c mea m � mU o o m ° mom 0 y M o m � Z O � � w -o m ai ai ms UCN E o m comm rn > m an Q JN z � mccaE n >,c ca � 4 'o Na , m ca c Q C m 7 m _ m c c O L m c O ] C m m .0 U m m m U a m O Cl) C I- O ca) a) m a`a) rL c`a � Adm v -Cc�' a o CO) ° c `ZLL :r mMmiin � o� ym y `o > ° ca IE m m can tp Q� N m C n m C L as . 7 C U M M C ° co m � � faoca mca 'm o � E m o m m Zo = aNn = 0 � ° c Eaci o -o `mm 'v' E c o o` : � oC Q N m m m � c o m e ca o m o m ac m — a _ I I CC M y O w > > CO as m O m N O ai a O m c U - > m m o m M m m o �0 o mw y Trn c 'm .m m ca c E Z � L � V � � ° ° o ° r vca ' m0O � E E o ° 'U W > c cc 0-ca m o - mow a'3 0.a) y a) d _ W ca .m � � U >� � � cD O O 0--a m.0 N m m > .p o m a) >_ _ L CD U CES N m 7 —cr m N c N N m d > - Y Lcc cr m O > d O`. , Q Q ca> ca aLL E `° � mE. ` 3cccWa) ym CD � _ m >o Cl)m C W ca O > m L --0-�. cA O > L N c V0 (n m ° V '0 o m U CD G U m a o E ca "O - N C 2 -C C � - L ' L (a i �+ a d m T .m.. L m m C fa cc y m .0 M ca L O - a'a m O O m o o - Ln Z N ~ c U m a m C'SL c m L C ca m .0 O- m U _� m m .C r ctsN cn • _ O t`n m m O O L L o O y O F- m a o `a 3 g o a' o m �o o c c co m C rn 0 3 o a •o m t L m Co L U m O C. U - m m C m _C m ca U U Q > � c `� c a� m `o c o a o caCD c E E ai - 3 m o m ° E CL Q >o m U- m aai m m o j m U o 0 ami o 0 0 � ? (D 'a m w ° Ln m ao � o `m > m m m o m c m m - -d� m m O m o m c LO m m L C•C .0 L `O Cm °C � r- cr N N vi > —O - N ti a c ` o .caoE _ .`-`-�aom oc � CL -0 � � E ° m cc m c � OCIS> m CV) r- -ca m ai o..a o c cw CD m > j o o �cm :3 ' ° &A m 2 c c E 02 cc m L ca m o a m ° m m mL mom a 'c m = °a° T� o c rn� o - o rn o o � � 0 m •N�. o n e D o m >, •c o m: N n y m cg m . o o cos ctl c Tm 'a a am is m m � M � c c ccai m c o ° Evcc -o 0 -3° c aa) m a� aci c m y cc o . 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CL " u`ni Z o m m` �, E cn 0Tts a m � 0 m n 0 E —jw 3 ar me �¢ CD 0 C p E m m c .. o m w U w Z _y o o m ON Hint pNai tnn � wa � aYm� ,E 0ZU n- ern I I � •° �. o m m o m � nc m >. 0 0 -� >mULo 0 3 Z'c C UD C's U 0 cc c o � n c `m nom c m y m m > m ma o am m O ma. > Y c mcp O c • m 0 � Z o Com y m c m o oam m` o m E m 3 > cn na ° n rn m o . W aE-E E `0 oro cc o 0 m m. :CI- m _c E L - ami C o Z+ (D En c _ W a) aE Orn > = " 0) a (D o, EaOm L cpC00 H Q ° coi o U � � c (n n = �' y 5 nU - LL -o — axi c m >, C c E m M ` � > m 0 m -- 'a m m 3x cn m co m m 0 c ¢ c o °' E o m C Z y iu m 0'._ m m O x N - T. p N n O c0 CO N '> m trail .� iC r 0 Q W m m n EN 0 0 E c co cm m �'LN EN cn E a (D aCi a0 no 0 0 LL -' 0)00 Lm. 2oms o E20 ma oc .CL .a0 vi o' Co mM � c0 r Z c Doi oaim ca om m E mEco Ca 'm ° U00C oa) mmm O 0 p m 0 0 C (O N � L. c w 0 n a c0 to m w m m m m cn «. 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