HomeMy WebLinkAboutT-5590 - Conditions of Approval - 5/2/2007 pity of
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Planning & Development Department
2600 Fresno Street-Th.ird Floor Nick P. Yovino
Fresno, California 93721-3604 Director
(559) 621-8277 FAX (559)498-1012
October 2, 2006 Please reply to:
David Braun
(559) 621.8038
James Bratton
55 Shaw Avenue, Suite 205
Clovis, CA 93612
SUBJECT: FINAL ACTION BY THE FRESNO CITY COUNCIL REGARDING REZONE APPLICATION
NO. R-05-72 LOCATED ON THE SOUTHWEST CORNER OF NORTH MARKS AND
WEST OLIVE AVENUES (APN: 449-090-10,11, 33)
At is regular scheduled meeting on April 26, 2006, the Fresno City Council took the following actions
regarding the above-referenced application:
1. Approved the environmental finding of Environmental Assessment No. R-05-721T-5590/C-05-202
dated March 3,2006,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-05=72 requesting to rezone approximately 18.7 acres of
property from the T-P/UGM(Trailer Park/Urban Growth Management)zone district to the R-1/UGM
(Single Family Residential DistricbUrban, Growth Management) zone district.
On March 29, 2006, the City of Fresno Planning Commission approved the following:
1. Approved,Vesting Tentative Tract Map No. 5590/UGM requesting to subdivide approximately 18.7
acres of property into a 97-lot, single family residential planned development subdivision.
2,, Approved.Conditional Use Permit Application No. C-05-202 proposing a planned development,
which includes reduced lot sizes for"the proposed 97-lots of Vesting. Tentative Tract Map No.
5590/UGM.
Enclosed is a copy of the Planning Commission Resolutions and City Council Ordinance Bill adopted for
the rezone and conditional use permit applications and tentative tract map. -
If you have any questions regarding these items please contact me at the number listed above.
Sincerely,
�'ANNING DIVISION
David Braun, Planner III
Enclosures: Planning Commission Resolution Nos. 12447 [Tract], 12448 [CUP] .
City Council Ordinance Bill No. 2006-53
Cc: Precision Engineering
FRESNO CITY PLANNING COMMISSION
RESOLUTION NO. 12447
The Fresno City Planning Commission at its regular meeting on March;29, 2006, adopted the following
resolution pursuant to the Subdivision Map Act of the Government Code of the State of California and the
Municipal Code of the Cityof Fresno.
WHEREAS, a Vesting TentativeMap of Tract No. 5590/UGM was filed with the City of Fresno and
proposes a 97-lot single-family residential planned development on 18.68 acres of land located on the
southwest corner North Marks and West Olive Avenues; and,
WHEREAS, the West Area Community Plan Advisory Committee reviewed the application on March 6,
2006,'and unanimously recommended approval of the project; and
WHEREAS, the Planning and Development Department staff recommended approval of the proposed
project subject to all conditions of approval contained in the staff report dated March 29, 2006;; and,
WHEREAS, the Fresno City Planning Commission conducted a public hearing on March 29, 2006,to
review the proposed subdivision and considered the staff report and invited testimony and reviewed the
requested subdivision in accordance with the policies of the West Area Community Plan and the 2025
Fresno General Plan.
NOW, THEREFORE, BE IT.RESOLVED, that the Fresno City Planning Commission hereby finds and .
determines that there is no substantial evidence in the record to indicate that Vesting Tentative Tract Map
No. 5590/UGM may have''a significant effect on the environment as identified by the Finding of
Conformity to the 2025 Fresno General Plan. Master Environmental impact Report (MEIR No. 10130)
dated March 3, 2006, prepared for Environmental Assessment No. R-05-72/T-5590/C-05-202.
BE IT FURTHER RESOLVED that the Fresno City.Planning Commission finds that approval of Vesting
Tentative Tract Map No. 5590/UGM, subject to Section 12-403-B=2-b-(1) of the Fresno Municipal Code, is
consistent with the adopted 2025 Fresno General Plan and West Area Community Plan.and the findings
required.pursuant to Section 66410 et. seq. of the California Government Code.
BE IT. FURTHER RESOLVED that the ,Fresno City Planning Commission hereby approves_Vesting
Tentative Tract Map No. 5590/UGM subject to the Planning and Development Department Conditions of
Approval dated March 29, 2006, and the following modification to those conditions:
Condition No. 14 shall be modified as follows:
The Subdivider and successors in interest (hereinafter referred to as "Subdivider") may elect, and
the Fresno City Council may decide, to have the listed maintenance responsibilities become the
responsibility of a Community Facilities,-District (CFD): If the Subdivider elects to petition the
Councilto include the listed maintenance responsibilities in a CFD, the selection of which CFD
(including the creation of anew CFD) shall be the responsibility of the Public Works Director or
his/her designee. Please refer to the January.16, 2006 memorandum of requirements from Joe
Paff, Senior Engineering Technician, City of Fresno Public Works Department. .A copy of this
memorandum is attached hereto and incorporated herein by reference, with the exception of the
last "bullet" item in paragraph 1 that refers to "maintenance and operating costs of police, fire,
traffic control; and recreation services".
Planning Commission Resolution No. 12447
Vesting Tentative Tract Map No. 5590/UGM
March 29, 2006
Page 2
The foregoing Resolution was adopted by the Fresno City Planning Commission upon.a motion by
Commissioner Cherry,seconded by Commissioner Torossian.
VOTING: Ayes - Cherry,Torossian, Dibuduo, Holt, Kissler,Vang
Noes, - None
Not Voting None
Absent Vasquez
DATED` March 29, 2006 NICK P. YOVINO, Secretary
Fresno City Planning Commission
Resolution No. 12447
Vesting Tentative Tract Map No; 5590/UGM
Filed by James Bratton' -
Action: Approve
DEB:lelAK\Common\Master Files Tract Maps\Tract Map No T-5590\PC Reso 12447-T-5590
FRESNO CITY PLANNING COMMISSION
RESOLUTION NO 12448
The Fresno City Planning Commission, at its regular meeting on March 29,2006, adopted the following
resolution relating to Conditional Use Permit Application No. C-05-202.
CONDITIONAL USE REQUESTED: 97-lot single family. residential planned development
subdivision with reduced lot sizes.
PROPERTY LOCATION: 449-090-10, 11,33
PROPOERTY DESCRIPTION: Southwest corner of North Marks and West Olive Avenues
EXISTING/PROPOSED ZONING: T-P/UGM (Trailer Park/Urban Growth Management) zone
district to R-1/UGM(Single Family Residential/Urban Growth
Management) zone district
WHEREAS, the West Area Community Plan Advisory Committee reviewed the application on March 6,
2006, and unanimously recommended approval; and, .
WHEREAS, the Fresno City Planning Commission during its March 29; 2006 meeting, reviewed and
considered the subject conditional use permit application relative to the staff report and the Finding of
Conformity to the 2025 Fresno General Plan Master Environmental Impact Report (MEIR No. 10130)
dated March 3, 2006, issued for the project.
NOW, THEREFORE, BE IT RESOLVED that the Fresno City Planning Commission hereby finds and
determines that there is no substantial evidence in the record to indicate that Conditional Use Permit
No. C-05-202 may have a significant effect on the environment as identified by the Finding of Conformity
to the 2025 Fresno General Plan Master Environmental Impact Report(MEIR No..10130)dated March 3,
2006, prepared for Environmental Assessment No. R-05-72/T-5590/C-05-202.
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 for the proposed project.
BE IT FURTHER RESOLVED that.Conditional Use Permit Application No.C-05-202 is approved,subject
to the following conditions, incorporated in said conditional use permit filer
.1. Development shall take place in substantial conformance with Exhibits A, A-1.thru A-4 and B-1
through B-12 dated March 29,2006:
2.. Providedetailed building.elevations and floor plans depicting colors, textures and materials to be
reviewed by the Planning and Development Department Director prior to final approval of the Final
Map of Tract No. 5590 and related site plan for Conditional Use Permit No. C-05-202
Planning Commission Resolution No.,12448
Conditional Use Permit No. C-05-202
March 29, 2006
Page 2
The foregoing Resolution was adopted by the Fresno City Planning Commission upon a motion by
Commissioner Cherry, seconded by Commissioner Torossian.
VOTING: Ayes Cherry, Torossian., DiBuduo,Holt, Kissler, Vang
Noes - None
Not Voting. - None
Absent - Vasquez
DATED: March 29, 20.06 NICK P.. YOVINO, Secretary
Fresno City Planning Commission
Resolution No. 12448
Conditional Use Permit Application.No. C-05-202
Filed by James Bratton
Action: Approve
DEB:IeI:\KATract Maps\Tract No.5590\C-05-202\PC RESO 12448.DOC
I ,.
Recording Requested by:
City Clerk, Fresno, California
No Fee-Govt. Code 6103
Return to City Clerk, Fresno
rr
Space above this line reserved for.Fresno County Recorder's Office
ORDINANCE OF THE COUNCIL OF THE CITY OF FRESNO
PROPOSED AND INITIATED BY
MOVED BY Sterling SECONDED BY. Dages
BILL NO. B-55
ORDINANCE NO. 2006-53 :
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-05=72 has been filed by James Bratton, property owner,
with the City of Fresno to rezone property as described hereinbelow; and;
WHEREAS, the West Area Community Plan. Advisory Committee reviewed the application on
March 6, 2006,.and unanimously recommended approval; and
WHEREAS, pursuant to the provisions of Article 4, Chapter 12, of the Fresno Municipal Code, the
Planning Commission of the City of Fresno held a public hearing on the 29th day of March, 2006, to
consider Rezone Application No. R-05-72 and related .Environmental Assessment No. R-05-72/`
T-559.0/C-05-202, 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 T-P/UGM _(Trailer ParklUrban Growth
Management) to the R-1/UGM- (Single Family Residential/Urban Growth Management) zone. district;
f and;
Adopud Cho
d k 6,
Ordinance Amending Official z-one Map
Rezone Application No. R-05-72
W..'..)�pril 25, 2006
Page 2
WHEREAS, the Council of the City of Fresno, on the 25th day of April, 2006, received the
recommendation of the Planning Commission.
NOW, THEREFORE, THE COUNCIL OF THE. CITY OF FRESNO DOES ORDAIN AS
FOLLOWS:
SECTION.1. Basedupon the testimony and informationpresented 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 Environmental Conformity to the
2025 Fresno General Plan Master Environmental Impact Report (MEIR ,No. 10130) dated March 3,
2006, prepared for. Environmental Assessment. No. R-05-72/T-5590/C-05-202. Accordingly,
Environmental Assessment No. R-05-72/T-5590/C-05-202 is hereby approved.
SECTION. 2. , The Council finds the requested R-1/UGM ,zone district is consistent with the
existing medium-high density residential land use designation of the 2025. Fresno General Plan and
West Area Community Plan as specified in Section. 12-403-B=2-b-(1) of the Fresno Municipal Code.'
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 T-P/UGM (Trailer Park/Urban. Growth-, Management)) to the R-1/UGM (Single Family
Residential/Urban Growth Management) zone district:
Lots 65, 66, 94 and 95 of West Fresno Tract, according to the map thereof
recorded May 2, 1905, in Book 3 page 17 of Record of Surveys, Fresno
County Records.
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 and upon recordation of Vesting Tentative Tract No. 5590.
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 25th day of Aril , 2006, by the following vote:
Ayes:. Calhoun Dages,, Perea, Sterling, .Westerlund
Noes: Boyajian
Absent: Duncan
Abstain: None
REBECCA E. KLISCH
City Clerk
By.
APPROVED AS TO FORM:
..City Attorney
By ti --
. eputy
Rezone Application No. R-05-72
Filed by James Bratton
Assessor's Parcel No. 449-090-10,11,33
DEB:lel:\K\Common\Tract Maps\Tract No.5590\R-05-72,-CC OrdBill
°i"ofPi REPORT TU THE CITY COUNCIL
AGtNDA ITEM NO. /o:/5arn
COUNCIL MEETING 4/25/06
April 25, 2006 APPROVED BY
FROM: NICK P. YOVINO, Director
DEPARTMENT DI E TOR
Planning and Development Departure
BY: GILBERT J. HARO;Planning ager CITY MANAGER t
Planning Division ,
SUBJECT: CONSIDERATION OF REZONE APPLICATION NO.-R-05-72 AND ENVIRONMENTAL
FINDING FOR ENVIRONMENTAL ASSESSMENT NO. R-05-72fr-5590/C-05-202
KEY RESULT AREA
One Fresno
RECOMMENDATION
It is recommended that the City Council take the following actions:
1. APPROVE the: environmental finding for Environmental Assessment No. R-05-72/T-5590/
C=05-202 'dated March 3, 2006 that the project proposal conforms to the provisions of the
2025 Fresno General Plan Master Environmental Impact Report(MEIR No: 10130).
2. APPROVE Rezone Application No. R-05-72 which proposes to rezone the project site from the.
T-P/UGM (Trailer Park/Urban Growth Management) zone district to the R-1/UGM (Single Family
ResidentiaUUrban Growth Management) zone district.
EXECUTIVE SUMMARY -
Rezone Application No. R-05-72 proposes.to change the zone. district. from the T-P/UGM (Trailer
Park/Urban Growth Management) zone district to the R-1/UGM (Single Family ResidentiaUUrban
Growth Management) zone district for approximately 18.68 acres (net) of property located on the
southwest comer of North Marks and West. Olive Avenues. The applicant, James Bratton, has also
filed Vesting Tentative Tract Map No. 5590/UGM proposing to subdivide the subject property into a
97-lot single family residential subdivision at an overall density of 5.2 units per acre. Conditional Use
Permit Application No. C-05-202 proposes to .develop the project.as a planned development with
reduced lot sizes and common open space. The applications would bring the subject property.
into conformance with the 2025 Fresno General Plan and the West Area Community Plan. On
March 29, 2006, the. Fresno City Planning Commission recommended approval of the rezone
application to the City Council. The Planning Commission also took action to approve related Vesting
Tentative Tract No. 5590/UGM and Conditional- Use Permit Application No. C-05-202 on the subject
property. It is noted that the Planning .Commission action on the tentative tract map and conditional
use permit is final and,therefore, no action is required by the City Council,
REPORT TO THE CITY COUNCIL
Rezone Application No. R-05-72
April 25, 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 tum, 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 97-lot ,single-family residential planned developmentsubdivision
on 18.68 acres (net) of: property to be developed at an overall
density of 5.2 dwelling units per acre
APPLICANT James Bratton (Engineer. Precision Civil Engineering)
LOCATION Southwest comer of North Marks and West Olive Avenues
(Council District 3, Counciimernber Sterling)
SITE SIZE 1.8.68 acres(net)
LAND USE Existing Vacant
Proposed Single Family Residential
ZONING Existing - T-P/UGM (Trailer ParklUrban Growth Management)
Proposed R-1/UGM (Single Family ResidentiaYUrban Growth .
Management)
PLAN DESIGNATION The proposed R-1/UGM zone district and 97-lot single family
AND CONSISTENCY residential subdivision is consistent with the'2025 Fresno General
Plan and West Area Community Plan designation of the site .for
medium-high density residential planned land uses
ENVIRONMENTAL FINDING Finding of Conformity to the 2025 Fresno General Plan Master
Environmental Impact Report (MEIR) No. 10130 dated. March 3,
2006
PLAN COMMITTEE' The West Area Community. Plan Advisory Committee, reviewed the
RECOMMENDATION project on March 6, 2006 and unanimously recommended approval.
STAFF RECOMMENDATION Approve rezone application
PLANNING COMMISSION ' On March.29, 2006 the Planning Commission voted to recommend
RECOMMENDATION approval of the rezone application by a.6-0 vote.
REPORT TO THE CITY COUNCIL
Rezone Application No. R-05-72
April 25, 2006"
Page 3
BORDERING PROPERTY INFORMATION
Planned Land Use Existing Zoning Existing Land Use
C-11UGM
(Neighborhood Shopping
Center/Urban Growth Vacant
Neighborhood Commercial Management) ...North 9 (Future Single Family
Residential)
C-5/UGM
(General Commercial/Urban
Growth Management)
AE-20/UGM)
(Exclusive Twenty Acre
South Vacant/Agricultural
Ponding Basin Agricultural/Urban Growth
Management)
R-1 (County of Fresno)
AE-51UGM
East Medium Density Residential Exclusive Five Acre Rural Residentiallvacant
Agricultural%Urban Growth
Management)
West Medium.and Medium High Density T-P(County of Fresno) Agricultural/Vacant
Residential R-R (County of Fresno
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.re uests for comment from other responsible or affected agencies and interested .
q P
organizations. The proposed project has been determined to be fully within the scope of MEIR No.
10130 as provided by the California Environmental Quality Act (CEQA), as codified.in the Public
Resources Code (PRC) Section 21157.1(d) and the CEQA Guidelines.Section 15177(c). It has been
further determined that all applicable mitigation measures of. MEIR No.. 10130 have been applied to
the project, together with project specific mitigation measures necessary,to assure that the project will
not cause significant adverse cumulative impacts, growth inducing impact's and irreversible significant
effects beyond those identified. by MEIR No. 10130 as provided by CEQA Section 15178(a).
Therefore, staff has issued a finding that the project proposal is in conformance to the 2025 Fresno
General Pian Master Environmental Impact-Report (MEIR No.. 10130) dated March 3, 2006, which
incorporates a MEIR Mitigation Monitoring Checklist. This environmental finding was properly
published on March 9, 2006, with no comments received.
BACKGROUND / ANALYSIS
The applicant,.James Bratton has filed Rezone Application' No. R-05-72, Conditional Use Permit
Application No. C-05-202 and VestingTentative Tract Map'No. 5590/UGM for approximately 18.68
(net) acres of property located on the southwest corner of North Marks and West Olive Avenues. The
rezone application proposes to reclassify the subject property from the T=P/UGM (Trailer Park/Urban
REPORT TO THE CITY COUNCIL
Rezone Application No. R-05-72
April 25, 2006
Page 4
Growth Management) zone district to the R-1/UGM (Single Family Residential/Urban Growth
Management) zone district. Vesting Tentative Tract Map No: 5590/UGM proposes to subdivide the
18.68-acre site into a 97-lot single family residential planned development subdivision at an overall
density of 5.2 dwelling units per acre. Conditional Use Permit Application No. C-05-202 proposes to
allow for the development of the subdivision as a planned development with modified lot sizes,
On November 19, 2002, the City Council, through Resolution No: 2002-379, adopted the 2025 Fresno
General Plan which also adopted the West Area Community Pian. The West Area Community Plan
designates the subject property for medium high (10.38 to 18.15 dwelling units per acre) density
residential land uses. The applicant wishes to, pursue development. of the subject property with
97 single family homes. . The requested R-1/UGM ,(Single Family Residential/Urban Growth
Management)zone district is considered consistent with the medium high density residential land use
designation pursuant to Section 12-403-B-2-b-(1) of the Fresno Municipal Code. Furthermore, the
proposed development with a density of 5.2 dwelling units per acre demonstrates that the project site
will be developed within the overall density of dwelling units°anticipated by the 2025 Fresno General
Plan and West Area Community Plan. -
West Area Community Plan
The subject property is located within the boundaries of the West Area Community. Plan. The West
Area Community. Plan Advisory Committee reviewed the project on .March 6, 2006 and unanimously
recommended that the project be approved. The.Committee did recommend that proposed lots 35, 36
and 42 through 45 be limited to single story homes.
Fresno City Planning Commission
On March 29, 2006 the Fresno City Planning Commission considered Rezone Application No. R-05-72
and after a complete hearing took,action to recommend approval of the rezone application to the City
Council by a 6-0.vote, The Commission, by the same vote, also approved related Vesting Tentative.
Tract Map No. 5590 and Conditional Use Permit Application No. C-05-202. It is noted that the
Planning Commission's action included the specific deletion of the staff recommended condition that
the "maintenance and operating costs of police, fire, traffic control and recreational services" be a
maintenance responsibility of a Community Facilities District to be formed for the project:
Subdivision Design/Streets and Access Points
This subdivision is proposed to have one access point to North Marks Avenue andone access point to
West Dudley Avenue. The Public Works Department, Transportation Planning Section has reviewed
the rezone application, conditional use permit and, tentative tract map. Public Works staff has
determined that the streets adjacent to and near the subject site will be able to accommodate the
quantity and kind of traffic generated, subject to the dedication and improvement of adjacent portions of
West Olive, North Marks and West Dudley Avenues to their ultimate planned.width.
Landscaping/Open Space/Walls
Given that the proposed. subdivision abuts planned collector and arterial streets, the developer will be
required to install 20. feet of .landscaping` along North Marks Avenue (arterial) and 15-feet of
landscaping along West Olive Avenue (collector). In addition, the developer will be required to install
10-feet of landscaping along West Dudley'Avenue (Local Street). The applicant, will be required to
install a solid wall at the rear of the required landscape setback,.which will mitigate the adverse effect
of noise generated .by vehicles traveling on the adjacent streets. ,
REPORT TO THE CITY COUNCIL
Rezone Application No. R-05-72
April 25, 2006
Page 5
In addition to providing, additional landscaping and wrap-around walls at the entry points of the
subdivision from the adjacent major streets thereby improving the overall.appearance of the project,
the applicant is also proposing a 20,411 square foot pocket park. The park will be accessed by public
streets on three sides and will also be connected to the subdivision by sidewalks that will provide
access .to residents , and will encourage both "walkability" and active and passive recreation
opportunities.. Furthermore, the pocket park, along with the `pedestrian walkways, will help -meet
several of the goals of the 2025 Fresno General Plan, including Goal.No. 10 which states that we (i.e.
the City along with developers) "provide quality open space, park and recreational facilities..." and also
Policy F-3-i which states that"the location of park and recreation sites should be central and accessible
to the population served, while preserving the integrity of the surrounding neighborhood." The setting
of the pocket park at the location as depicted on the subdivision map and being open on three sides,
will allow residents the opportunity to monitor the park resulting in a.safe environment and focal point
for the neighborhood.
Historical Resource
` There is at least four pre-1956 residences with related outbuildings on the subject property proposed to
be removed as part of this project. The 2025 Fresno General Plan Policy No. G-11-c states that prior
to issuance of a formal demolition order by the City involving structures over 50 years old, potential
Local Register listing shall be reviewed by historic preservation staff and if necessary, by the Historic
Preservation Commission.
A Historic Property Survey dated December 18, 2005 wa's completed on the subject property by J and
R Environmental Services.. The findings of the study indicate that there are no structures on the site
that meet any of the criteria for listing in the California Register of Historical Resources and.therefore
would not constitute'a "historical resource.
Public Services
Water Resources and Public Water Supply
The Water Division of the Department of Public Utilities has determined that there is an adequate
source of water available to serve the project with the implementation of the. UGM service delivery
requirements and environmental impact mitigation measures. The nearest presently available.water.
service line is located in Marks Avenue at Olive Avenue.
The Fresno Metropolitan Flood Control District (FMFCD) has indicated that permanent flood .control
service is.available for this project upon construction of required.facilities.
Implementation of the 2025 Fresno General.. Plan policies, mitigation measures of Master
Environmental Impact Report No.: 10130,'the Water Resources,Management Plan, and the mitigation
measures identified by the project environmental. assessmentlinitial study will provide an adequate,
reliable and sustainable water supply for the project's urban domestic and public safety consumptive
purposes.
Sewage Collection System Capacity
Several major facility improvement. h been implemented nted at the Cit of s Regional
al
Wastewater Treatment and Reclamation :Facility in- order to accommodate the `projected rates of
population.and employment growth up to a projected' population holding capacity of 590,000.people. .
These improvements: have been completed to 'provide an expanded wastewater treatment and
REPORT TO THE CITY COUNCIL
Rezone Application No. R-05-72
April 25, 2006
Page 6
reclamation capacity, of 80 million gallons per day (MGD), which is sufficient to accommodate
continued planned urban development including the proposed project.
The Department of Public Utilities has determined that adequate sanitary sewer service is available to
serve the project, subject to the mitigation measures imposed with the environmental assessment.. The
nearest public 'sanitary sewer main to serve this project is located, in North Marks Avenue adjacent to
the property.
Circulation Element Plan Policies and Major Street System Traffic Capacity
The 2025 Fresno General Plan designates West Olive Avenue as a collector street, which typically
requires a 94-foot right-of-way and North Marks Avenue as an arterial street which typically requires a
110-foot right of way. The applicant will be required to dedicate and construct improvements on West
Olive and North Marks Avenues: Other improvements include the construction of curb, gutter,
sidewalk, and transition paving within the limits of the tract; construction of an underground street
lighting system; and relinquishment of access rights to West Olive and North Marks Avenues for all
.residential lotsadjacent to the major street frontage. These street improvements are outlined in more
detail in the Vesting Tentative Tract Map No. 5590/UGM Conditions of Approval dated March 29, 2006.
Because the immediately surrounding properties are not developed, the planned major street and
intersection improvements have not yet been completed as required by adopted plans, policies and
development standards. However,. the proposed project as well as other urban land uses developed
as planned by the 2025 Fresno General Plan will be.required to construct the planned major street ,
system consistent with the public facility and service delivery requirements of the Urban Growth
Management Program. . In addition, the developer of this project, in accordance with the mitigation
measures. of Master Environmental Impact Report (No. 10130) certified by the Council .with the
adoption of the 2025 Fresno General Plan, will be required to pay impact fees specific to the traffic
signalization of the major street intersections. .
State Department of Transportation (Caltrans)
The California Department of Transportation (Caltrans), District 6, Office of Intergovernmental
Relations has commented that development of the proposed project together with adjacent proposed
developments will cause.impacts to the State Highway System.. It is the recommendation of Caltrans
that this proposed project should, contribute its proportional share of $14,929 for the proposed
improvements of the SR 99 interchange at Olive Avenue. The comments provided by the California
Department of Transportation are outlined in more detail in the letters attached to Vesting Tentative
Tract Map No. 5590/UGM, Conditions of Approval, dated March 29, 2006.
At this time the city is working with Caltrans to develop a legally permissible means for collecting state
facility traffic impact fees. A legally permissible.means for collecting impact fees under the Mitigation
Fee Act (California Government Code §§ 60000, et seq.), among other things, would require a capital
improvement pian, a nexus/rough proportionality study that demonstrated a property owner/developer's
proportionate share of costs to those capital improvements, and an accounting system for using funds.
collected.
The City of Fresno, together with the County of Fresno and other cities, has partnered with the Fresno
County Council of Governments and Caltrans on a regional study of state highway facility capacity and
measures needed to preserve and improve capacity of those facilities. This study focuses on facilities
projected to be most. impacted by projected increases in traffic, identification of the sources and
patterns of vehicle traffic.within. the greater metropolitan area. and the improvements that would be
REPORT TO THE CITY COUNCIL
Rezone Application No. R-05-72
April 25, 2006
Page 7
necessary to provide adequate vehicular capacity: : Findings from this study may allow°proportionate
traffic impact.fees to be implemented by cities and counties in the study area, upon adoption by the
respective jurisdictions.
The City of Fresno has also.entered.into an interim agreement with Caltrans, as of February 23, 2006,
for the identification of measures to mitigate impacts to the state highway system and to impose a
mitigation fee as contemplated by the agreement. . This project was filed prior to the approval of this
agreement. . However, a project condition has been identified consistent with the city's previous
practice of including the Caltrans`recommended impact fee subject to completion of an area-wide
impact fee.
CONCLUSION / RECOMMENDATION
The appropriateness of the proposed project has been examined with respect to its consistency with
goals and policies of the 2025 Fresno..General Plan and the West Area Community Plan;. its
compatibility with surrounding existing.or proposed uses; and its avoidance or mitigation of potentially
significant adverse environmental impacts. These factors have been: evaluated as described above
and by the accompanying environmental assessment. Upon.consideration of this evaluation, it can be
concluded that Rezone Application No. R-05-72 is appropriate for the project site.
Attachments: Vicinity Map
Aerial Photo
Vesting Tentative Tract Map No. 5590/UGM dated March.16, 2006
Building Elevations
Floor Plans
Letter from Caltrans dated February 7, 2006
Environmental Assessment No. R-05-72/T-5590/C-05-202, Finding of Conformity to the
2025 Fresno General Pian Master Environmental Impact.Report(MEIR No. 10130) -
dated March.3, 2006
Planning Commission Resolution No. 12446 (Rezone Application No. R-05-72).
Planning Commission Resolution No. 12447 (Tentative Tract No. 5590)
Planning Commission Resolution No. 12448 (Conditional Use Permit No.0-05-202)
Ordinance Bill
DEB:Iel:%K:1Master Files Tract MapslTract 5590 Dave Braun R=05-72, CC Rpt 4-25-06.doc
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CITY OF FRESNO
PLANNING AND DEVELOPMENT-DEPARTMENT.
CONDITIONS OF APPROVAL
March 29, 2006
VESTING TENTATIVE TRACT MAP NO. 5590/UGM
Southwest corner of North.Marks and West Olive Avenues
All tentative maps are subject to the applicable provisions of the State Subdivision Map Act, Fresno
Municipal Code, City policies, and City of Fresno Standard. Specifications. The following specific
conditions are applicable to this vesting tentative map.' The Urban Growth Management(UGM)Service
Delivery Plan requirements are included in the following conditions of approval and are designated by the
caption "Urban Growth Management Requirements."
NOTICE TO PROJECT APPLICANT
In accordance with the provisions of Government Code 66020(d)(1),the imposition of fees,
dedications,.reservations or exactions for this project are subject to protest by the project
applicant'at the time of approval or conditional approval of the development or within 90
days after the date of the imposition of the fees, dedications, reservations or exactions
imposed on the development project.
GENERAL CONDITIONS
1. Upon conditional approval of Vesting Tentative Tract Map No. 5590/UGM entitled "Exhibit A",
dated March 16, 2006,the subdivider may prepare a Final Map in accordance with the approved
tentative map. Related Rezone Application No. R-05-72 shall be approved by the City Council to
become effective prior to Final Map approval.
2. Submit grading plans and a soils report to the City of Fresno Planning and Development
Department for verification.prior to Final Map approval(Reference:Sections 12-1022 and 12-1023
of the Fresno Municipal Code). Grading plans shall indicate the location of any required walls and
indicate the proposed width of required 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. 5590/UGM
March 29, 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.
7.1 The developer/owner shall pay applicable fees for, but not limited to, plan checks for street
improvements and other grading and construction; street trees, street signs, water service,
sewering, and inspections in accordance with the City of Fresno Master Fee. Schedule (City
Resolution No. 79-606 and No. 80-420)and any amendments, modifications,or additions thereto;
and in accordance with the requirements of State law as related to vesting tentative maps.
8. The subdivider shall furnish to the City acceptable security to guarantee the construction of the off-
site street improvements in accordance with all applicable provisions of the Fresno Municipal Code
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 accordancewith the standards of the
City,the subdivider may elect to enter into an agreement with the City to thereafter guarantee the
completion of the improvements.
9. As a condition of Final Map approval, the subdivider shall furnish to the City a subdivision
guarantee listing all parties having any right, title, or interest and the nature of their interest per
State law.
10. Relinquish access rights to West Olive, North Marks and West Dudley Avenues from all residential
lots which abut these streets. Ref. Section.12-1011-f-3 of the Fresno Municipal Code.
11.. Prior to.final map approval,.the.owner of the subject property shall execute a "Right to Farm"
covenant with the City of Fresno. Said covenant is to run with the land and shall acknowledge and
agree that the subject property is in or near agricultural districts located in the County of Fresno
and that the residents of said property should be prepared to accept the inconveniences and
discomfort associated with normal farm activities. The"Right to Farm"covenant shall be recorded
prior to or concurrent with the recording of the Final Map of Tentative Tract No. 5590%UGM.
Landscaping and Walls
12. Pursuant to Policy W-3-c of the West Area Community Plan, provide a 15-foot Landscaped
easement(and irrigation system)along the side or rear property lines of all lots which side-onto or
back-onto West Olive Avenue and 20-foot landscaped easement(and irrigation system)along the
side or rear property lines of all lots which side onto or back-onto North.Marks Avenue. Also
provide a 10-foot landscaped easement(and irrigation system)along the side or rear property lines
of all lots which side-onto or back-onto West Dudley Avenue. Ref. Section 12-1011=f-3 of the.-
Fresno Municipal Code.
Conditions of Approval
Vesting.Tentative Tract.Map No. 5590/UGM
March 29, 2006
Page 3
13. When the grading plan establishes a top of slope beyond the required landscape easement noted
and the construction of the required wall is to be established coincident with the top of slope then
the required minimum easement width shall be expanded to include the full landscaped area up to
the wall location.
14. Maintenance of the required landscape easements along West Olive, North Marks and West'
Dudley Avenues and Outlots B and C may be the responsibility of the City's Community facilities
District No. 2. Contact the Public Works Department, Engineering Services Division, for
information regarding the city's District and comply with. the requirements. noted in the
memorandum from the Public Works Department, Engineering.Services Division, dated January
16, 2006. The property owner shall petition the City for annexation to the City's District prior to
Final Map approval.
15. 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.
16. Should the City Council not approve the annexation of such landscape areas into Community ,
Facilities District No. 2,the property owner/developer shall create a homeowner's association for
the maintenance of the landscape areas.'The proposed Declaration of Covenants, Conditions,
and Restrictions(CC&Rs)and the proposed instruments for the homeowners association shall be
submitted to the Planning and Development Department for review two weeks prior to Final Map
approval. Said documents shall be recorded with.the Final Map or alternatively submit recorded
documents or documents for recording prior to final acceptance of subdivision improvements.
Said documents shall include assignment of responsibility to the owner's association. for
landscaping and other provisions as stated in the.Development Department Guidelines for
preparation of CC&Rs dated January 11, 1985.
17. . 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.
18. Construct a 6-foot high solid masonry wall along the rear or side property lines of all lots which
back onto or side onto West Olive, North Marks and West Dudley Avenues(solid wall to meet,the
requirements of Section 12-306-H, Fresno.Municipal Code). Construction plans for required walls
showing architectural appearance and Location of all walls shall be submitted to the Planning and
Development Department for review prior to Final Map approval.
19. Pursuant to West Area Community Plan Policy No. W-6-A.provide a 6-foot high solid wall or
approved architecturally designed solid fence along the rear property lines of lots 43 through 45,
59 through 69 and the side property line of lots.35 and.36.
20. As required by the Subdivision Guidelines for Single Family Residential Development, provide a
minimum of 5 percent of the total project area (or 40,685 square fest) for open space use.
Conditions of Approval
Vesting Tentative Tract Map No. 5590/UGM
March 29, 2006
Page 4
21. The major street entryways shall contain enhanced landscaping and stamped concrete, paving
stones, brick; flagstone, or other contrasting paving material to clearly demarcate the two
intersections to the proposed development. Identify material on Exhibit A (of the CUP). Note
that painted lines and/or speed bumps are not acceptable. Said contrasting paving material are
intended to act as traffic calming devices, without providing speed bumps.
Building Setbacks
22. Building setbacks shall be in accordance with Exhibits "A", and "A-1"through"A-4"of Conditional
Use Permit Application No C-05-202. Pursuant to West Area Community Plan Policy No.W-6-A
provide a 30-foot rear yard building setback on,Lots 43 through 45 and 59 through 63.
Information
23. Prior to the issuance of building permits for the subdivision, school construction fees shall be paid
to the Central_Unified School District in accordance with the school district's adopted schedule of
fees:.
24. Comply with the findings of the Historic Property Survey prepared for the project by J & R
Environmental Services dated December 18, 2005.
25. Contact the United States Postal Service, Fresno Office,for the location and type of mailboxes to
be installed in this subdivision. .
26. Pursuant to Section 66456'.1 of the Subdivision Map Act,which states"The right of the subdivider
to file multiple Final Maps shall not limit the authority of the local agency to impose reasonable
conditions relating to the filing of multiple Final Maps," any`multiple final maps filed by the
subdivider on this tract shall fully and independently conform to all provisions of Fresno Municipal
Code Chapter 12, Article 10, Subdivision of'Real Property.
27.1 The developer/owner shall obtain any and all permits required for the removal or demolition of any
existing building or structure located within the subdivision boundaries. The developer/owner shall
also obtain any and all permits required for the proper abandonment/closure of any existing water
well, septic tank/leach field or cesspool, and irrigation pipeline on the subject property. All such
permits shall be obtained prior to commencement of tract grading work, in accordance with
Chapter 13 of the Fresno Municipal Code.
28. If archaeological and/or animal fossil material is encountered during project surveying,-.grading,
excavating, or construction, work shall stop immediately.
29. If there are suspected human remains,the Fresno County Coroner shall be immediately contacted
(business hours: 559-268-0109;.after hours the contact phone number is 559-488-3111 for the
Fresno County Sheriff's Department).. If remains or other archaeological material is possibly
Native American' in origin,. the . Native;American Heritage Commission (phone number
916-653-4082) shall be immediately contacted, and the ' California Archaeological
Inventory/Southern San Joaquin Valley Information Center(phone number: 805,-644-2289)shall be
contacted to 'obtain a referral list of recognized archaeologists An archaeological assessment
shall be conducted for the project,the site shall be formally recorded,and recommendations made
to the City as to any further site investigation or site avoidance/preservation measures.
Conditions of Approval -
Vesting Tentative Tract Map No. 5590/UGM
March 29, 2006
Page 5
30. If animal fossils are uncovered,the Museum of Paleontology at U.C.Berkeley shall be contacted to
obtain a referral list of.recognized paleontologists. An assessment shall be conducted by a
paleontologist; if the paleontologist determines the material to be significant, a recommendation
shall be made to the City as to any further site investigation or preservation measures.
31. Apportionment of Special Assessment: If, as part of this subdivision, a division will be made of any
lot or parcel of land upon which there is an unpaid special assessment levied under any State or
local law, including a division into condominium interest as defined in Section 783 of the Civil
Code, the developer/owner shall file a written application with the City of Fresno Director of Public
Works, requesting apportionment of the unpaid portion of the assessment or pay off such
assessment in full.
If the subdivider elects to apportion the assessment, the application shall contain the following
information:
a. A full description of each assessed lot, parcel or interest to be divided and of how such lot,
parcel or interest will be divided;
b. A request that the Engineer apportion the amount remaining unpaid on the assessment in
accordance with applicable law; and
c. Written consent of the owner(s) of each such lot, parcel, or interest to the requested
apportionment.
The application shall be filed prior to the approval of the Final Map(s) by the City and shall be
accompanied by a fee in an amount specified in the Master Fee Resolution for each separate lot,
parcel, or interest into which the original assessed lot, parcel or interest is to be divided. The fee ,
shall be in an amount sufficient to pay all costs of the City and the Engineer of Work responsible
.for,determining the.initial assessment in making the requested apportionment.
32. 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.
33. The subdivider shall obtain any and all permits required for the removal or demolition of any
building or structure located within the subdivision boundaries. The developer shall also obtain
any and all permits required for the closure of any septic tank,cesspool, or water well All permits
shall be obtained prior to commencement of such work in accordance with Chapter 13 of the
Fresno Municipal Code.
34. 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
the attached memorandum from the Solid Waste Division.dated February 3, 2006.
PARK SERVICE
35. The developer/owner shall comply with the requirements in the attached memorandum from the
Public Works Department dated February 9, 2006 for Vesting Tentative Tract No. 5590/UGM.
Conditions of Approval `
Vesting Tentative Tract Map No. 5590/UGM
March 29, 2006
Page 6
36. Pay appropriate park facilities fees and/or dedicate lands for park and recreation purposes
pursuant to Ordinance Nos. 2005-112 and 2005-113 adopted by the Fresno City Council on
September 27, 2005,,
FIRE SERVICE
37. Fire service will be provided by City of Fresno Temporary Fire Station No. 9. Provide residential
fire hydrants and fire flows per Public Works Standards with two sources of water.
38. Access is acceptable as shown. There shall be at least two points of access to the subdivision
during construction:
39. Comply with the attached memoranda,from the Fire Department dated January 18, 2006 and
March 17, 2006.
40. The subdivider shall be required to pay he appropriate Fire Station Capital Fee at the time of final
map approval.
STREETS AND RIGHTS-OF-WAY
41. The subdivider shall furnish to the city acceptable security to guarantee the construction of the
off-site street.improvements in accordance with all applicable provisions of the Fresno Municipal
Code and the State Subdivision Map Act.
42. 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 furnitureis
located within the sidewalk area (i.e., fire hydrants, streetlights, etc.), a minimum of 48 inches of ..
unobstructed path shall be maintained to satisfy the American Disabilities Act requirements. If ,
necessary, dedicate a pedestrian easement to accommodate for the 4-foot minimum-unobstructed
path requirement.
43. All of the required street improvements shall be constructed and/or installed in accordance with.the
City of Fresno Standard Specifications (2002 Edition).
44. The subdivider shall install all existing and .proposed utility systems underground in accordance
with Fresno Municipal Code Section 12-1011, 8-801 and Resolution No. 78-522/88-229. -
45: The subdivider shall construct an underground street lighting.system per Public Works Standards
E-.1 and E-2 within the limits of the tract. Spacing and design shall conform to Public Works
Standards for local streets. Height, type, spacing, etc., of standards and luminaires shall be in
accordance with Resolutions No. 68-187, 78-522 81-219 and 88-229 or any modification thereto
approved by the City Traffic Engineer prior to Final Map approval. Upon completion of the work by
the subdivider and acceptance of.the work by the City, the street lighting system shall be dedicated
to the City. Submit engineered construction plans.to the Public Works Department for approval.
46. 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.
Conditions of Approval
Vesting Tentative Tract.Map No.,5590/UGM
March 29, 2006
Page 7 . .
47. 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.
48. All required signing and striping shall be done and paid for by the developer/owner. The signing .
and striping plans shall be done per the current Caltrans standards and shall be submitted in a
single package along with the street.construction, traffic signal and streetlight plans for this
tentative map to the Planning.and Development Department.
49. Submit a Geometric Approval Drawing (GAD)to Traffic Engineering for review and approval, per
the attached checklist, prior to submittal of street plans,
MAJOR STREETS
West Olive Avenue (Collector):
50. Dedicate 47-55 feet of property from section line for public street purposes,within the limits of this
development to meet the current City of Fresno Collector Standards. .Reference Public Works ;
Standard P-69.
51. Construct concrete curb and gutter to Public Works Standard P-5. The curb shall be.constructed
to a 10-foot residential pattern. Construct a six-foot wide residential sidewalk.
52. Construct 20 feet of permanent paving (measured, from face of curb) within the limits of this
subdivision.
53. Construct an underground street lighting system to Public Works Standard E-1 within the limits
of this subdivision. Spacing and design shall conform to Public Works Standard E-8 for collector
streets. :
54. Relinquish.direct vehicular access rights to West Olive Avenue from all lots within this subdivision.
North Marks Avenue(Arterial):.,
55. Dedicate'55-57 feet of property from section line for public street purposes,within the limits of this
development to meet the current City of Fresno Arterial Standards.
56. Construct concrete curb and gutter to Public Works Standard P-5. The curb shall be constructed
to a 10-foot residential pattern. Construct a six-foot wide.residential sidewalk. .
57.: Construct 20 feet of permanent paving (measured from face of curb) within the limits of this
subdivision.
58. Construct an 80-foot bus bay curb and gutter at the southwest corner of Marks and Olive Avenues
to Public Works Standard P-73, complete with a 10-foot monolithic;sidewalk. Dedicate 57-feet
from the center line for the first 80-feet to provide for the bus bay.
Conditions of Approval
Vesting Tentative Tract Map No. 5590/UGM.
March 29, 2006
Page 8
59. Construct an underground street lighting system to Public Works Standard. E-1 within the limits
of this subdivision. Spacing and design shall conform to Public Works Standard E-7 for collector
streets.
60. Relinquish direct vehicular access rights to North MarksAvenue from all lots within this
subdivision.
INTERIOR STREETS
Specific Requirements
61. The first order of work shall include a minimum of two points of vehicular access to the major
streets for any phase of this development.
62. Relinquish direct vehicular access rights to the east side of proposed Lot 57, the west side of
proposed Lot 56, the north side of Lot 30 and the south side of Lot 19.
63. Entryways: Where.not existing, redesign to provide for 50-foot minimum stacking to be measured
from the proposed gate to back of sidewalk. Provide vehicle turnaround and identify on the plan a
turning template drawn to scale for a passenger vehicle.
64. West Dudley Avenue(60-ft local collector): Dedicate and construct full offsite improvements along_
the frontage of this subdivision and on the south side along the Fresno Metropolitan Flood Control
District's (FMFCD)frontage using a T.I.for a local collector. Contact FMFCD for an-offset of fees
for the required improvements. Construct 12-feet of permanent paving adjacent to Assessor
Parcel Numbers 449=090-35 and 34 on Dudley Avenue from the easterly limits of Lot 52 to the
intersection with Marks Avenue:
65. Provide a 4-foot wide sidewalk, adjacent to curb, along the street side yards of lots 1, 19, 20, 24,
25, 29, 30, 56, 57, 70, 76,`77, 83; 84, 90, 91, 97, and Outlot B.
66. Provide a corner cut-off area at the intersections of Street K/ North. Marks Avenue, and Street
C/West Dudley Avenue in accordance with Section 12-306-H-3-d of the FMC. Corner cut-offs are
established to provide an unobstructed view for vehicular and pedestrian traffic approaching an
intersection. They are a triangular area formed by the property lines and a diagonal line adjoining
points on.the property lines, measured a specific distance from the point of their intersection. At
'the intersections of streets, this distance is 30 feet. The corner cut-off, area shall be landscaped
(including an irrigation system),and may be included within the City's Community Facilities District.
Traffic Signal Mitigation Impact Fee
67.< Pay Traffic Signal Mitigation Impact Fees at the time of building permit issuance based on the trip
generation rate as set forth in the latest edition of the ITE Generation Manual. The fee amount is
$414.69 per single family unit:
Urban Growth Management Requirements
68. . This Map is in UGM major street zone E-4; therefore, pay all applicable UGM Fees.
s
Conditions of Approval
Vesting Tentative Tract Map No. 5590/UGM
March 29, 2006
Page 9
West Olive Avenue (Collector):
69. Dedicate and construct two 17-foot center section travel lanes with 250 foot left turn lanes, at all
major intersections within the limits of this subdivision. An additional 6 feet of paving shall be
required adjacent to the 250-foot left-turn lanes. Dedication shall be sufficient to accommodate
additional paving and any other grading or transitions as necessary based on a 45 MPH design
speed.
North Marks Avenue (Arterial):
70. Dedicate and construct two 17-foot center section travel lanes and a raised concrete median island
within the limits of this subdivision. Construct a raised concrete median with 250 foot left turn
pockets,at all major intersections. Details of said street shall be depicted on the approved tentative
tract map. Dedication shall be sufficient to accommodate arterial street standards and any other
grading or transitions as necessary based on a 45 MPH design speed:
71. Dedicate and construct the two center 17-foot travel lanes separated by a 16-foot median from
the south boundary of Lot 35, south to the intersection of Marks and Dudley Avenues.
72. Install a signal pole with a 150-watt safety light to Public Works Standards at the southwest corner
of Marks and Olive Avenues.
73. Dedicate sufficient right-of-way and construct additional paving for northbound to southbound
U-turns at Marks and Olive Avenues.
74. The intersection of Marks and Olive Avenue shall be signalized to City of Fresno `Standards,
complete with left turn phasing, actuation and signal pre-emption.
SANITARY SEWER SERVICE
The nearest existing sewer main.is located in North Marks Avenue,adjacent to the subject property. The
following conditions are required to-provide sanitary sewer service to the tract.
75. Construct an 8-inch sanitary sewer main in West Dudley Avenue from North Marks Avenue west
across the.project frontage. -
76. Construct an 8-inch sanitary sewer main in.West Olive Avenue from North Marks Avenue west
across the project frontage.
77. Sanitary sewer'mains shall be extended within the proposed tract to provide sewer service to each
lot created.
78. Separate sewer house branches shall be provided to each lot created within the subdivision.
79. All public sewer facilities shall be constructed in accordance with Public Works Department
standards, specifications, and policies.
Conditions of Approval :
Vesting Tentative Tract Map No. 5590/UGM
March 29, 2006
Page 10 :
80. . A preliminary sewer design layout shall be submitted for review and conceptual approval'to the
Department of Public Utilities, prior to the submittal or acceptance of the final map and engineered
plan and profile improvement drawings for City..review.
81. Engineered improvement plans prepared by a Registered Civil Engineer shall be submitted for
Department.of Public Utilities review and approval for proposed additions to the sanitary sewer
System. .
82. Abandon all existing on-site private sanitary sewer systems.
Urban Growth Management Requirements
83. Sewer connection charges are due and shall be.paid for the project.
84. Sewer Oversize Reimbursement for Service Area.No. 28.'
WATER SERVICE
There is an existing water main in North Marks Avenue, adjacent to the subject property. The following
conditions are required to provide water service to the tract. Water mains shall be installed before street
improvements and paving:
85. Construct a 14-inch water.main (including installation of City fire hydrants) in West Olive Avenue
from North Marks Avenue west across the frontage of the project.
86. Construct an 8-inch water main (including installation of City fire hydrants)in West Dudley Avenue
west across the frontage of the project.,
87. Water mains (including installation of City fire hydrants)shall be extended within the proposed tract
to provide water service to each lot created.
88. Separate water services with meter boxes shall be provided to each lot created.
89. Two independent sources of water, meeting Federal and State Drinking Water Act Standards, are
required to serve the tract including any subsequent phases thereof. The two-source requirement
may be accomplished through any combination of water main extensions, construction of supply
wells, or other acceptable sources of water supply approved by the Water Systems,Manager.
90. All public water facilities shall be constructed in accordance with City of Fresno standards,
specifications, and policies.
91. Construct a water supply well(s)on a site(s) dedicated to the City of Fresno. The.well(s) shall be
capable of producing a flow amount to meet a total demand of 500 gallons per minute, sufficient to
serve peak water demand for the project.and for fire suppression purposes,or an alternative flow
amount that is acceptable to the Public Utilities Director and Fire Department Chief (or their
designees). Well sites shall be of a size and at a.location acceptable to the Water Systems
Manager. The cost of.acquiring the well site and construction of the well shall be reimbursed from
UGM Water Supply Well Service Area Fund 301s in accordance.with established UGM policies.
Conditions of Approval
Vesting Tentative Tract Map No. 5590/UGM
March 29, 2006
Page 11
92. Water well construction shall include wellhead treatment facilities, if required. The cost of
constructing wellhead treatment facilities shall be reimbursed from UGM Wellhead Treatment
Service Area Fund 301 s,.in accordance with established UGM policies.
93. Existing on-site wells within the boundaries of the proposed development shall be sealed and.
abandoned in compliance with the California Well Standards, Bulletin 74-90 or current revisions,
issued by California Department of Water Resources, and City of Fresno standards:
94. .Engineered improvement plans prepared by a Registered Civil Engineer are required for proposed
additions to the City.Water System,
. .95. Installation of public fire hydrant(s) is required in accordance.with City Standards.
Urban Growth Management Requirements
96. Payment of appropriate water connection charges at the time of final map approval subject to
deferral to building permit issuance as appropriate.
97. Payment for installation of water service(s) and/or meter(s) is required.
98. Pay UGM water fees for Water Service Area No. 301 S.
URBAN GROWTH MANAGEMENT REQUIREMENTS (GENERAL)
99. The developer of property located within the UGM boundaries shall comply with all sewer,water .
and street requirements and pay all applicable UGM.fees imposed under the Urban Growth
Management process (with appropriate credit given for. the installation of required UGM
improvements) in accordance with the requirements of State Law as related to.vesting tentative
tract maps.
100. The developer will be responsible for the relocation or reconstruction of any existing improvements
or facilities necessary to construct any of the required UGM improvements.
Right-of-Way Acquisition
101. The developer will be responsible for the acquisition of any necessary right-of-way to construct any
of the required improvements.
102. 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.
103: 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 the.
Conditions of Approval
Vesting Tentative Tract Map No. 5590/UGM
March 29, 2006
Page 12
104. 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 orthrough 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.
105. 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
106. The subdivider shall be required to pay any applicable storm drainage fees to comply with Fresno
Municipal Code Chapter 13, Article 13.
107. The subdivider shall.be required to.complywith the specific requirements imposed by the Fresno`
Metropolitan Flood Control District (FMFCD) for the subdivision or any amendments ,or
modifications to those requirements, which may be granted by the FMFCD Board of Directors,
pursuant to Section 13-1307 of the Fresno Municipal Code. These requirements are identified in
the District's letter to the Planning and Development Department dated February 2, 2006. `
108 Any temporary ponding basins constructed or enlarged to provide service to the subdivision shall
be fenced in accordance with City standards within seven days from the time the basin becomes
operational or as directed by the City Engineer. Temporary ponding basins will be created through
a covenant between the City and the Developer prior to Final Map approval. Maintenance of the :
temporary ponding basin shall be by the_Developer until permanent service for the entire .
subdivision is provided,
SAN JOAQUIN VALLEY AIR POLLUTION CONTROL DISTRICT
109. The developer/ownershall comply with the requirements inthe letterfrom the San Joaquin Valley
Air Pollution Control District dated. January. 17, 2006, for Vesting Tentative Tract Map
No. 5590/UGM.
PACIFIC GAS AND ELECTRIC (PG & E)
110. Comply with the attached letter from.PG & E dated January 18, 2006.
CALIFORNIA DEPARTMENT OF TRANSPORTATION (CALTRANS)
111. Prior to the approval of any Final,Tract Map for this tentative tract map, the subdivider/developer
shall pay shares of cost for improvements to interchanges affected by vehicular travel related to
this subdivision. The following shares of cost were derived by the.California Department of
Transportation (Caltrans) Division 6.Office of Transportation Planning from its review of the Tract
5590.
$14,929 for impacts to the State. Route 99/Olive Avenue interchange.
Conditions of Approval
Vesting.Tentative Tract Map No. 5590/UGM
March 29, 2006
Page 13 .
Imposition of this condition is dependent upon the City of Fresno and Caltrans having an
executed agreement for the City to collect and administer State Highway facilities fees (Reference:
Letter from Caltrans District 6, dated February 7, 2006 for Vesting Tentative Tract Map No.
5590/UGM).
DEVELOPMENT FEES AND CHARGES
112. This project is subject to the following development fees and charges:
PARKS DEPARTMENT FEE/ RATE
a. Street Tree Landscape.Plan Review fee $56.00
b. - Street Tree.Installation fee $129.00/tree
City-installed tree
C. Street Tree Inspection fee $30.00/tree
Developer-installed tree
d. Maintenance District Plan Review fee $176.00
e. Maintenance District Inspection fee $305.00
f. Reinspection fee $29;00
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT FEE/ RATE
.g'. Metropolitan Flood Control.District fee * Contact.FMFCD for new fees:
Rates increased March 1, 2004.
SEWER CONNECTION CHARGES FEE RATE
h. Lateral Sewer Charge $0.10/sq.ft. (to 100-foot depth)
i. Oversize Charge $0.05/sq. ft. (to 1.00-foot depth)
j. Trunk Sewer Charge NA
Service Area: .
k. Wastewater Facilities Charge $2,1"19/living unit
I: Copper Avenue Sewer Lift Station Charge ` n/a;
Conditions of Approval
Vesting Tentative Tract Map No. 5590/UGM
March 29, 2006
Page 14 .
m. Fowler Trunk Sewer Interim Fee Surety n/a
n. House Branch Sewer Charge n/a
o. Millbrook Overlay Sewer n/a
WATER CONNECTION CHARGES FEE RATE
p. 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.
q.' Frontage Charge $6.50/lineal foot
r. Transmission Grid Main.Charge $643/gross acre
s. Transmission Grid,Main Bond Debt
Service Charge $243/gross acre
t. UGM Water Supply Fee $508/living unit
Service Area: 301S
U. Well Head Treatment Fee $22171iving unit
Service Area: 301
v. Recharge Fee $0/living unit
Service Area: 301
w. 1994 Bond Debt Service $60/living unit
Service Area: 301
DEVELOPMENT IMPACT FEE
X. Police Facilities Impact Fee $624/living unit
y. Traffic Signal Charge $414.69/living unit
Z. Quimby Parkland Dedication Fee $1120/living unit ;
aa. Park Facility Impact Fee $3398/living unit
bb. Fire Facilities Impact Fee $539/living unit
URBAN GROWTH MANAGEMENT FEE RATE/CHARGE*
Conditions of Approval
Vesting Tentative Tract Map No. 5590/UGM
March 29, 2006
Page 15
cc. Major Street Charge $3531/adj. acre
Service Area: E-4
dd.. Major Street Bridge Charge $196/adj. acre
Service.Area: E-4
ee. UGM Grade Separation Fee n/a
ff. Trunk Sewer Charge n/a
Service Area:
gg." Street Acquisition/Construction Charge n/a
DBB:Iel:\K\MASTER FILES-Tract Maps\T-5590-UGM-COA 3-29-06.DOC
SAT OF CALIFORNL4—BUSINESS.TRANSPORTA" AND HOUSING AGENCY ARNOLD SC[IWARZENEGGER,Governor
DEPARTMENT OF TRANSPORTATION _
1352 WEST OLIVE AVENUE
P. O.BOX 12616
FRESNO,CA 93778-2616
PHONE (559)445-6666
'•.. i f � Flex your power!
FAX (559)488-4088 I_i` ff
TTY (559)488-4066 Be energy ecient!
IL L
February 7, 2006 s 6 J
213 1-IGR/CEQA
6-FRE-99=23.8+/-
GT C-05-202,R-05-72 & T-5590
BRATTON PROPERTIES
Mr.David Braun
City of Fresno Development Department
2600 Fresno Street, Third Floor
Fresno CA 93721-3604
Dear Mr. Braun:
We have reviewed,the rezone and map for the 96-lot single-family residential development to.bei
located on the southwest corner of North Marks and West Olive Avenues. Caltrans has,.the
following comments:
This project was.not required to prepare a Traffic.Impact Study(TIS). However, Caltrans.has
reviewed other studies in this same general area, and we have used a previous study to:calculate:
this project's fair share. Per our settlement agreement with the City of Fresno,we have;used
"Formula No. 1.'°
It is anticipated that the proposed development would generate a total of 97'trips during the
evening peak travel periods. Some of the trips impact both the State Route.(SR) 99 northbound
off-ramp intersection at Olive Avenue and the SR 99 southbound off-ramp intersection at Olive
Avenue. Based on past traffic studies, we calculate that 75% (73 trips) would be going to or
coming from the interchange. All 73 of these trips would impact the southbound off-ramp
intersection. Using previous traffic studies, we determinedthat: 40% of the 73 trips would either
come from or proceed east of the interchange, 11% of the 73.trips would be going to or coming
from north of the interchange, and that.49% of the 73 trips would be going to or coming from
south of the interchange. This leads to the conclusion that 54 project trips would impact the SR
99'northbound off.-ramp intersection at Olive Avenue and 73 project trips would impact the SR
99 southbound off-ramp intersection at Olive Avenue.
I'revious traffic studies have identified the need for signal controls at the SR 99 northbound and
southbound off-ramp intersections at Olive Avenue. The current estimated cost to place signal
controls at the northbound off-ramp intersection is $250;000. The,estimated cost to place signal
controls at the southbound off--ramp intersection is also $250,000. By using the traffic data from
previous traffic studies and applying the methodology that was agreed upon in the interim
agreement.between the City and Caltrans (P =P1/F2), the cost per trip for impacts to the
northbound;off-rami),intersection is $121.00.:The cost per trip for impacts to the,southbound off-
;ramp_intersection-is$115.00 Therefore:
r
SR 99 northbound off-ramp`to Olive Avenue intersection= (54 trips)($121%trip) =$6,534; and
SR 99 southbound.off-ramp to Olive Avenue intersection= (73 trips)($115/trip) _ $8,395.
Mr. David Braun
February 7, 20.0.6
Page 2
The amount.for this development to mitigate for cumulatively significant project-related impacts
is $14,929. If the applicant disputes this amount, the applicant should consult with a qualified
Traffic Engineer.
The City should consider a transit alternative for this project.. There is sufficient development in .
the area to support.transit, and early planning could make such an alternative feasible. Caltrans.
recommends that this proj ect'be routed to Fresno Area Express (FAX) staff for their review and
comment. Please see Attachment Number 1 for other recommended transportation alternatives.
We request that this letter be made apart of the permanent public record for this project and.that
a copy of our letter be included in the staff report for the Planning Commission and the City
Council. This will provide the decision-making body and the general public with a.complete and
accurate.environmental evaluation for the project..
If you have any questions,please call me at(559) 445-6666.
Sincerely,
MOSES STITES
Office of Transportation Planning
District 06
Enclosure
C:Ms Barbara Goodwin, Council of Fresno County Governments
"Caltrans improves mobility across California"
Pacific Gas and
Electric Company
Corporate Real Estate 650 "0"Street, Bag 23
South Valley Land Services Fresno, CA 93760.0001
January 18, 2006
Development Department ,� + �� s
Engineering Services Division
Land Division Section
r at~
- 2600 Fresno Street, Room 3043 `vc't"t
Fresno, CA. 93721-3604
Attn: Mr. Dave Braun
Dear Mr. Dave .Braun,
We have reviewed Tentative Tract Map No. 5590.
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 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
le Patten
Land Agent ,
File No. 210.45
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
PUBLIC AGENCY DEVELOPER
Mr. Gil Haro,Planning Manager' JAMES BRATTON
Planning & Development Department 55 SHAW AVE., SUITE 205
City of Fresno CLOVIS, CA 93612
2600 Fresno,Street
Fresno, CA 93721.
P below).
MAP NO. 5590 PRELIMINARY FEE(S) (See b o )
DRAINAG A(S) " DRAINAGE AREA "'UU3 $69,166.00
DATE 2 2 O(� UU3 DRAINAGE AREA -
TOTAL FEE $69,166.00
The proposed developmentwill generate storm runoff which produces potentially significant
environmental impacts and which must be properly discharged and mitigated pursuant to the
California Environmental Quality.Act and the National Environmental Policy Act. The District
in cooperation with the City.and County has developed and adopted the Storm.Drainage and
Flood Control Master Plan. Compliance with and implementation of this Master Plan by this
development project will satisfy the drainage related CEQA/NEPA impact of the project
mitigation requirements: .
The proposed development shall pay drainage fees pursuant to the Drainage Fee Ordinance prior
to approval,of the final map at the rates in effect at the.time of such approval. The fee indicated`
above is based on the tentative map: Contact the FMFCD project engineer prior to approval of
A Aft
the final map for the fee.
Considerations which may affect the fee obligations) 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.
5590 5469 E.OLIVE -FRESNO,CA 93727 - (5S9)456-3292 - FAX(559)456-3194 Two sided document
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 2 of 4
e) When the actual costs incurred in constructing Master Plan facilities exceeds the
drainage fee obligation,reimbursement will be made for the excess costs from future
fees collected by the District from other development.
Approval of this development shall be conditioned upon compliance with these District
Requirements.
1. a. Draina-e from the site shall be directed to
X b. Grading and drainage patterns shall be as identified on.Exhibit No. 1 AL-?
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
MasterPlan facilities located within the development or necessitated by any off-site
improvements required by the approving agency:
X Developer shall construct facilities as shown on Exhibit No. 1 as "MasterPlan
Facilities to be constructed by Developer".
None required.
3. The following final improvement plans shall be submitted to the District for review prior to
final development approval:
X Grading Plan X Storm Drain Plan X Final Map
X Street Plan X Water.& Sewer Plan. Other
4. Availability'of drainage facilities:
a Permanent drainage service is available provided the developer can verify to
the satisfaction of the City of Fresno that runoff canbe safely conveyed to the
Master Plan inlet(s)..
X b. The.construction of facilities required by Paragraph No. 2 hereof will provide
permanent drainage service.
C. Permanent drainage service will not be available. The District recommends
temporary facilities until permanent service is available:
Temporary service is available.through
d. See Exhibit No. 2.
5. The proposed development:
Appears to be located within a 100 year flood prone area as designated on the latest
Flood Insurance Rate Maps available to the District;necessating appropriate
floodplain management action. (See.attached Floodplain Policy.)
5590 5469-E.OLIVE FRESNO,CA-93727.- (5-59)456-3292 - FAX(559).456-3194 Two sided document
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 3 of 4
X Appears to be located within a 500 year flood prone area as designated on the latest
Flood Insurance Rate Maps available to the District.
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 meetwater quality standards. These
requirements apply both to pollutants generated during construction, and to those which may be
generated by operations at the development after construction.
a.
State..General Permit for Storm Water Discharges Associated with Construction
Activities, approved August 1999, (modified December 2002.) A State General
Construction Permit is required for all clearing, grading, and disturbances to the ground
that result in soil disturbance of at least one acre (or less than one acre if part of a larger
common plan of development or sate). .Permittees are required to: submit a Notice of
Intent to be covered and must pay a permit fee to the State Water Resources ControlA am'
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
aenerallyrequired 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. ;
5590 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 chanales made in the proposed development by the developer or
requirements made by other agencies.
9. X See Exhibit No.2 for additional comments, recommendations and requirements.
Gerald E.Lakeman,` Project Engineer: Ric o
District Engineer
C PRECISION CIVIL ENGINEERING, INC,
7690 N. PALM AVE., SUITE 104
FRESNO,CA 9-3710
sseu 5469 E.OLIVE FRESNO,CA 93727 (559)456-3292 FAX(559)456-3194 ` Two sided document
NOTE:
THIS DRAWING IS SCHEMATIC,
LIDISTANCES ARE APPROXIMATE.
I,
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LEGEND
Master Plan Facilities To Be Constructed By Developer-
Pipeline(size Shown)Unlet.
Existing Master Plan Facilities
�}- Future Master Plan Facilities
Direction Of Drainage
--——-— Inlet Boundary
TRACT 5590
CUP 2005-202
DRAINAGE AREA: "W3"
a EXHIBIT N0. 1
FRESNO -METROPOLITAN FLOOD CONTROL DISTRICT
OTHER REQUIREMENTS
EXHIBIT NO. 2
The cost of construction of Master Plan.facilities,excluding dedication of storm drainage easements,
is eligible for credit against the drainage fee of the drainage area served by the facilities. A
Development Agreement shall be executed with the District to effect such credit.. Reimbursement
provisions, in accordance with the Drainage Fee Ordinance, will be included to the extent that
Developer's Master Plancosts for an individual drainage area exceed the fee of said area. Should the
facilities costfor such individual area total less than the fee of said area,the difference shall bepaid
upon demand to the City or District..
A minimum fifteen-foot (15).wide storm.drain easement will be required whenever storm drain
facilities are located on private property. No encroachments into the easement will be permitted
including, but not limited to, foundations, roof overhangs, swimming pools, and trees.
The easement may be slightly realigned to accommodate future development,provided the property
owner accepts the responsibility to grade the property such that the drainage from the property will
reach inlets on the alternate pipeline alignment,and accepts.any additional costs for the construction
of additional storm drain facilities that may be required. Anyproposed storm drain alignments must
be reviewed and approved by the District.
Our records indicate that there is not continuous existing.curb and gutter to convey runoff to the
future Master Plan inlets at Dudley and Marks Avenues and Marks and Dennet Avenue alignment.
The Developer shall be required to provide documentation and/or improvements satisfactory to the
- City of Fresno to allow for conveyance of storm water to the inlet location.
The District recommends a stub street to the west from Tract 5590 to APN 449-090-39. This is
necessary to allow surface drainage from APN 449-090-39 to reach.the future Master Plan inlet
located in Marks Avenue,south of Olive Avenue. If the stub street.is.not constructed,the developer .
of Tract 5590 must provide a method of storm water conveyance to allow drainage from Assessor's
Parcel Number 449-090-39 to reach the future Master Plan inlet located in Marks Avenue south of
Olive Avenue.. This mitigation mustbe .reviewed and approved by the District prior to
implementation. Additionally,the developer of Tract 5590 shall grant a drainage covenant to APN
449-090-39 to allow surface drainage from major storm flows from APN 449-090-39 to reach Marks
Avenue
Development No. Tract 5590
eno\permit\exhibit\tract\5590(rl)
San Joaquin Valley
Air Pollution Control District
January 17,.2006 Jl
a:. CReference No. C20060094
f
City of Fresno
Attn: Dave Braun DEV°ELOPI-JEWDEPAReMENT
2600 Fresno Street.
CITY OF FRESNO..
Fresno, CA 93721-.3604
Subject: , .. T-5590, R-05-72, C-05-202-Bratton Properties (APN: 449-090"-11, 10, 33S)
Dear Mr. Braun:
The entire San Joaquin Valley Air"Basin is designated `non-attainment for ozone and particulate matter
(PM10 and PM2.5): This project would contribute to the overall decline in air quality due to increased .
traffic and ongoing operational emissions. Preliminary analysis indicates that this project alone would not
generate significant.air emissions.. .However, the increase in emissions from this project, and others like
it, cumulatively reduce.the air quality in the San Joaquin Valley: -A,concerted effort should be made to
reduce project-related emissions as outlined below':
Based on the information provided, the proposed project will be subject to the following District rules. The
following items are rules that have been adopted by the District to reduce emissions throughout the San
Joaquin Valley, and are required. 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/1 ruleslist.htm.
Regulation Vlll (Fugitive PM10 Prohibitions)-Regulation Vlll _(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 project is .10.0 or more acres in :.
area or will include moving; depositing, or relocating more than. 2,500 cubic yards per day of bulk
n•l.aterla;s on at least three days, a Dust Control Pian n-tust be submitted as spe iucd in Section O.:a.i .
of Rule 8021. Construction activities shall not commence until the District has approved the .
Dust Control Plan. A compliance assistance bulletin has been enclosed for the applicant.
The D.istrict's.compliance assistance bulletin for construction sites can also be found at: '
http://www.valleyair.org/busind/comply/PM10/Req%20V111%20CAB.pdf.
A template of the District's Dust Control Plan is available at-
http://www.vallevair.org/busind/comply/PM1 0/forms/D C P-Form%20-%2010-14-2004.pd .
Rule 3135 (Dust Control.Plan Fee) This rule requires the applicant to submit a fee in addition to"a
Dust Control Plan., The purpose of this fee is to recover the District's cost for reviewingthese plans
and conducting compliance inspections. More information on the fee is available at:
http://www.valleyair.org/rules/currntrules/Rule%203135%201005.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
David L.Crow
ExecutiveDirector/Air Pollution Control Officer
Northern Region Office Central Region Office Southern.Region Office
4800 Enterprise Way 1990 East Gettysburg Avenue 2700 M Street,Suite 275
Modesto,CA 95356-8718 Fresno,CA 93726-0244, Bakersfield,CA 9:3301'-2373
Mr. Braun. January 17, 2006
T-5590, R-05-72, C-05-202 Page 2
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 accordancewithCAL-OSHA requirements. If you have any questions
concerning asbestos related requirements, please contact Mr. Brian Dodds of this office at (559) 230-
5962, Ms. Jan Sudomier. at (209):557-6422, Mr. Sherman Yount at (661)326-6933 or contact CAL-
OSHA at (559) 454=1295. The District's Asbestos Requirements. Bulletin can be found at:
http://val]eyair.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 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) This rule limits PM10 and PM2.5
emissions from residential development. .Construction.plans for residential .developments may be
affected by section 53, specifically:
§5.3 Limitations on Wood.Burning Fireplaces or Wood Burning Heaters in New Residential Developments.
Beginning January 1,2004;
5.3.1 No person shall install a wood burning fireplace in a new residential development with a
density greater than two (2)dwelling units per acre.
5.3.2 No person shall install more than two (2) EPA Phase II Certified wood burning heaters per
acre in any new residential development with a density equal to or greater than three (3) dwelling
units per acre.
5.3.3 No person shall install more than one (1)wood burning fireplace or wood burning heater per
dwelling unit in.any new residential development with. a density equal to or less than two (2)
dwelling units per acre:
More information about Rule 4901 can be. found on our website at www.vallevair.org. For
compliance assistance, please contact Mr. Wayne Clarke, Air Quality Compliance.Manager, at .
(559).230-5968.
R.u.le 4902 (Residential .Water Heaters) This 'rule limits emissions. of NOx from, residential
developments.
Rule 9510 (Indirect Source.Review)This rule requires the applicants of certain development projects
to submit an application to .the :District when applying for the development's last .discretionary
approval. The ISR rule becomes effective March 15t, 2006. Projects that have not received a final
discretionary approval by March 1, 2006 must submit an ISR application by March 31, 2006:
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.
Mr.Braun January. 17, 2006
T-5590, R-05-72, C-05-202 Page 3
Trees should.be carefully selected. and located to protect the building(s) from energy consuming
environmental conditions, and to shade paved areas. Trees should be selected to shade paved
areas that will shade 50% of the area within 15 years. Also, large.canopy shade trees should be
planted adjacent to all sidewalks thirty foot on center and.at a ratio of one tree for each five parking
spaces. Structural soil should be used under paved:.areas to improve tree growth. A brochure has
been included for the applicant.
For Structural Soil see http://www.hort.6ornell.edu/uhi/outreach/csc/
For Tree Selection see http://www.ufei.org/
• If transit service is available to the project site, improvements should be made to.encourage its use.
If transit service is not currently available, but is planned for the area in the future, easements should
be reserved to provide for future improvements such as bus turnouts, loading areas, route signs and
shade structures...:Appropriations made to facilitate public or mass transit will help mitigate trips
generated by the project. Direct pedestrian access to the main entrance of the project from existing
or potential public transit stops and provide.appropriately designed sidewalks. Such access should
consist of paved walkways or :ramps and should be physically separated from parking areas and
..vehicle access routes.
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 foranticipated 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.
Mid-block paths should be installed to facilitate pedestrian movement through long blocks (over 500'
in length) and cul-de-sacs.. 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.
Pathways through the project should be built in anticipation of future growth/development.
• As many energy conserving and emission reducing features as possible should be included in the`
project. Energy conservation measures include both energy conservation through-design and
operational energy conservation. Examples include (but are not limited to):
Increased energy efficiency (above California Title 24 Requirements)
See http://www.energy.ca.gov/title24/.
Energyefficient widows(double pane and/or Low-E)
- Use Low and No-VO.0 coatings and paints. See South Coast's site .for No VOC Coatings at
http://www.agmd.gov/prdas/brochures/paintguide.html
High-albedo (reflecting) roofing material. See http://eetd.Ib1.gov/600lroof/
- Radiant heat barrier. See http://www.eere.energy.gov/consumerinfo/refbriefs/bc7.html
: - Energy efficient lighting, appliances, heating and cooling systems.
See http://www.6nergvstar.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
Mr. Braun January 17, 2006.
T-5590,R-05-72, C-05-202 Page 4
Utilize passive solar cooling and heating designs. (e.g. natural convection, thermal flywheels)
See http://www.eere.energy.qov/RE/solar 'passive.html
Utilize daylighting (natural lighting) systems such as skylights, light shelves, interior transom
windows etc. See http://www.advancedbuildings.org
Electrical outlets around the exterior of the unit(s) to encourage use of electric landscape
maintenance equipment
- Pre-wire the unit(s)'with high speed modem connections/DSL and extra phone.lines
-.Natural gas fireplaces(instead of wood-burning fireplaces or heaters) .
- Natural gas lines (if available to this 'area) and 'electrical outlets in backyard or patio areas to
encourage the use of gas and/or electric barbecues
Low or non-polluting incentives items should be, provided with each residential unit (such items
could include electric lawn mowers, reel mowers, leaf vacuums, gas or electric barbecues, etc.)
More information can be found at:http://,,vww.ciwmb.ca.gov/GreenBuilding/, http://www.lgc.org,
http://www.sustainable.doe.gov/,.http://www.consumerenergvicenter.org/index.html
Project design should use. models put forward by the Local.Government Commission (LGC) in the
"Smart Growth Guidebook, such as;. street block patterns that form an interconnected grid, short
block faces, numerous alleys and narrow streets. The LGC website http://www.igc.org contains
valuable information and resources on subjects from street design to energy efficiency.
• The applicant should implement measures to reduce the amount of vehicle traffic to and from the
residential area(s) .that further reduce air pollution in the valley.. This could include providing an
information center for residents to coordinate carpooling. Check out the "Spare the Air"section of our
website www.vallevair.org
• The applicant should use CARB certified alternative fueled engines in construction equipment where
practicable. Alternative fueled equipment may be powered by Compressed Natural. Gas (CNG),
Propane (LPG), electric motors, or other CARB certified off-road technologies. To.find engines
certified by . the CARB, see their certification - website
http://www.arb.ca.gov/msproq/offroad/cerUcert.php. For more information on alternative fuel engines,
please call Mr. Chris Acree, Senior Air.Quality Specialist,at(559) 230-5829.
• Construction equipment should have engines that meet the current off-road engine emission standard
(as certified by the CARB), or be re-powered with an engine that meets this standard. Tier I and Tier
Ilengines have significantly less NOx and PM emissions compared to uncontrolled engines. To find
engines certified by the CARB, see http://www.arb.ca.qov/msproq/offroad/cert/cert.oho. This site lists
engines by type, then manufacturer. The "Executive Order" shows what Tier the engine is certified
as. For more information on heavy-duty engines, please contact Mr. Kevin McCaffrey, Air Quality
Specialist,.at (559) 23075831:
• 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)
Mr. Braun January 17, 2006
T-5590, R-05-72, C-05-202 Page 5
During the smog season (May through October), lengthen the construction period to m.inirnize the
number of vehicles and equipment operating at the same time.
Off road trucks should be,equipped with on-road engines when possible.
Min imize.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 Debbie Johnson at (.559)-230-5800 acid provide the reference number at the top
of thisletter.
Sincerely, .
Debbie Johnson
Air Quality Planner
Central Region
DJ:cxt -
Enclosures
c:file
City of
DEPARTMENT OF PUBLIC UTILITIES
February 3, 2006
TO: Dave Braun, 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 5590, Solid Waste Conditions of Approval
Location: Southwest corner of North Marks and West Olive Avenues
The Department of Public Utilities,Solid Waste Division has completed a review of the Vesting
Tentative Tract Map 5590 that was submitted by Precision Civil Engineering..`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 5590 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.
TT5590. Page 1.of 2
Special Conditions:
• Gates shall be located .a minimum of 40' feet away from the property line'to prevent the solid:
waste vehicle from sticking out into the street while waiting to access the gates.
Solid Waste requires a minimum of 18' feet (from curb face to curb face) of unobstructed
clearance at the gates and along the path the vehicle travels.
Developer shall provide a minimum radius in all cul-de-sac of 40' feet (from curb face to curb
face).
Developer shall provide a minimum of 44' foot radius at all corners in the tract.
Covenant Requirements:.
There shall be no parking allowed in the cul-de-sacs on the solid waste service day. The
following lots shall be clear.of all vehicles by 6:00 a.m.:
Lots 1, 2, 31, 32 and 33 on Street "I"
Lots 22, 23,24 and 25 on Street"G"
Lots 51, 52, 53, 54 and 55 on Street"E"
Lots 67, 68 and 69 on Street "A"
TT5.590 Page 2 of,2
JXonditions of Approval TT5590
DEPARTMENT OF PUBLIC W - ORKS
TO: Dave Braun, Planner III
Planning Division
FROM: Ann Lillie, Senior Engineering Technician
Engineering Services/Plan Check
DATE: February 9, 2006
SUBJECT: Vesting Tentative Subdivision.Map T-5590(Located southwest comer of West Olive
and North Marks.Avenues)
The Department of Public Works has reviewed the Vesting Tentative Map proposed by on engineering
plans prepared by Precision Civil Engineering,Inc.:dated January 9, 2006. The Department of Public
Works offers the following comments regarding the Street Tree, Buffer/Parkway, Trails and Median
Island Landscape conditions. -
GENERAL REQUIREMENTS.
STREET TREES REQUIREMENTS
1. The subdivider is required to provide street trees on all public streef frontages and for.the dedication
of all landscaping easements for planting,buffers and trails. Fresno Municipal Code requires street
trees to be planted at the minimum rate of one tree for each 60'of street frontage. Street trees shall
be planted by the Developer. The'subdivider is required to provide an automatic irrigation system
with bubblers provided for all trees. The irrigation system shall comply with FMC 12-306-23. Street
tree species to be planted as follows:
STREET NAME STREET TREE SPECIES/COMMON NAME
West Olive Avenue Ulmus parvifolia-Chinese Evergreen
*NOTE: to be planted in landscape buffer only, not
parkway.
South Marks Avenue Quercus lobata Valley Oak
*NOTE:to be planted in landscape buffer only,not
parkway.
Marks Median Island Nyssa sylvatica-Black Tupelo
West Dudley AvenueZelkova serrata`Village Green' Zelkova ,
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. Trees shall be planted.within a 10 foot
P.P.U.E.
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"and all applicable codes and ordinances.
c. Landscape Plans shall indicate street tree planting locations and species. A street tree planting
permitshall 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 period of ninety days following acceptance..
BUFFER LANDSCAPING&.MAINTENANCE REQUIREMENTS
1. The subdivider is required to provide long term maintenance for the landscape in the landscape
easements and right-of-way: The subdivider may petition for annexation in the Community Facilities'
District(CFD); or may form a Home Owner's Association:
2. Buffer Maintenance ThroughAnnexation to.the CFD. Landscape and Inigationplans are required
and shall be submitted to the Department of Public Works for review and approval prior to a Council
approval of the final map. Landscape and Irrigation Plans shall be included in the Department of
Public Works street.construction plan set submittal for the final map. These fees.are applicable when
the subdivider elects to maintain the buffer landscaping by annexing to the city's CFD.
A. Landscaping shall comply with Landscape Buffer Development Standards approved by the City
Council on October 2, 1990 and the Public Works Standard Specifications. Landscape and irrigation
plans shall comply with Sections 12-306-23&24 and 14-121 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/orparkwaystrip 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 Workslengineering Services Division.
D. The water me'ter(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 be required to
submit Plans to the Public Works/EnQineerinQ Services showing the location and configuration
of all median islands fronting the proposed protect for review and evaluation for median island
landscaping requirements prior to approval of Final Map. Landscape and irrigation is required
for all new, construction of median islands and,shall be applied in accordance with the City of
Fresno/Public Works Department Standards and FMC section 12-306-24. The Public Works
Department requires all proposed median islands to be constructed with 2 foot wide colored concrete
strips,flush along curb edge,in a 12 inch by 12 inch brick red slate pattern. Trees shall not be planted
in sections which are Tess than eight(8) feet wide. Sections less than eight(8) feet shall be capped
with concrete as an integral part of the off site improvements,whether the median is landscaped or
not.
O UTLOTS
1. The Department of Public Works will not be responsible.for themaintenance of any outlots if they
are not included into the CFD. If the outlots are to be included into the CFD, the Department of
Public Works will require approving landscape and irrigation"plansprior to inclusion into the CFD.
MULTIPURPOSE TRAILS
1: . All proposed Multipurpose Trails shall be constructed in accordance with all City requirements and
standards. Cross-sections will be required with submittal of Street Plans and Landscaping/Irrigation
Plans for reviewand approval. All outlots shown for the purpose of a community trail shall be:
dedicated as a public trail easement. Community trails shall be included on both street plans and
landscape/irrigation plans submitted to the Department of Public Works for review and approval.
.City of
\Ili
®'s7. � ®
PUBLIC WORKS DEPARTMENT
DATE: January 16, 2006
TO: DAVE BRAUN,Planner III
Planning and.Development Department
FROM: JOE PAFF, Senior Engineering Technician
Public Works Department
SUBJECT: CONDITIONS FOR VESTING TENTATIVE TRACT 5590 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 Public Works
Department within the street easements, including medians, and the landscape easements
along the property lines that side or back-onto W. Olive, N. Marks and W. Dudley Avenues.
Maintenance of all Landscaping and Irrigation systems as approved by the Public Works
Department within Outlot A through G.
■ Maintenance_of Sidewalks as approved by the Public Works Department within the street.
easements-and the landscape easements along the property lines that side or back-onto W.
Olive,N.-Marks and W. Dudley Avenues.
Maintenance of%of Dudley Avenue including: Pavement, Curbs, Gutters, Sidewalks, Inlets,
Hydrants, Medians and Street Furniture as approved by the Public Works Department adjacent
to the tentative map.
■ Maintenance of all Street Trees as approved by the Public Works Department within the
boundary of the tentative map.
■ . .Maintenance and operating costs of police,fire,traffic control and recreation services as
established by the Council of the City`of Fresno.
2. Proceedings to'place the Final Map into a CFD may not commence until the territory has been annexed
into the City of Fresno. .
3. Construction plans for all features to be maintained by a CFD.for a final map shall be included in the final
map submission to the Development Department for processing. This shall include a Street Tree Location
and Street Tree Species (by 'Street)map. Landscaping plans shall contain actual tree and plant counts by
species and include the areas (in square feet) of tun`, shrubs and trees,and sidewalks or other paved areas
within all landscaped areas:
4. Should the Council or owner/developer choose not to include the maintenance of the items listed in
section 1 above in a CFD, the property owner/developer shall provide for the maintenance of all of the above
items by the property owners.
Any change affecting the Items in these conditions requires revision of this letter of conditions.
If you have any questions, please call me at 621-8695
c:PW Fife No. 10770 File:\word\cfd2\ttmapreview\tt5590 conditions
1 J�
FRESNO FIRE DEPARTMENT FPB-42
FIRE HYDRANT AND ACCESS REQUIREMENTS J
APPLICATION NO. Cl fir' ` DATE
c ,
LOCATION REVIEWED BY � ,�
HYDRANTS .
1. . De eloper must install on-site hydrant(s). location(s). Provide_fire hydrant flow of
6C1 1500 GPM [ ] 2500 GPM 8"water main minimum.
2. ❑ Public street hydrant(s) must be installed. Coordinate street hydrant locations with Public Works.
3.. ,. 4 Fire hydrants shall be tested and approved, and all surface access roads shall be installed and made
serviceable prior to and during the time of construction. The.4-1/2"outlet shall face the access lane., .
ACC ESS
G NERAL:
j5
4. Two means of ingress/egress must be provided. This access must be maintained during'all phases of
development.
5. 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:
6. ❑ All openings in the perimeter of a building shall be accessible from within 1.50 feet of a public street or private
driveway.
7.. ❑ Loading zones shall not be located in required fire lanes: Op
8. ❑ Where buildings or portions thereof are more than 35 feet in height, an aerial truck setup area shall be
located adjacent to at least.one side of such buildings. Aerial truck setup areas shall be minimum width of
30 feet wide for not less than 60 feet when part of through fire lanes
9. ❑ Aerial truck setup areas, as described in No. 8 above, shall be provided adjacent to at least two sides of
buildings more than 35 feet in height that exceed:150 feet in length or width.
10. All private streets and driveways that are provided for common.access,and are required for Fire Department
`. access,shall be constructed to a minimum unobstructed width of 20 feet. For drives separated by a median,
15 foot minimum lanes are required.
11.X
Streets highlighted on 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
X
or approved signs every 50 feet):
12. Provide sign(s) (17 X 22' minimum) at all public entrance drives to the property, which state, "Warning Vehicles stopped, parked, or left standing in fire lanes will be immediately removed at owner's expense
22658 California Vehicle Code-Fresno Police Department 498-1414."
13.. ❑ Turns in private drives and:intersecting drives shall have a minimum 34 foot centerline turning radius.
14, ❑ Turns in private drives for aerial truck access, required ;in No. 5 above, .shall have a minimum 44 foot
centerline turn radius.
(over)
15. ❑ Dual entry drives require intermediate turnarounds when length exceeds 700 feet.
16. All gates on common access drives shall be equipped with approved Police/Fire bypass locks(Best locks; Padlock
f:
A// `` 218700 series.or Cylinder lock 1W782). Gates/fences shall not obstruct the minimum width requiredfor fire lanes.
17. ❑ The entire width of a required access way shall remain unobstructed to a vertical height of 13-feet, 6 inches.
SINGLE-ENTRY PRIVATE STREETS:
18. ❑ Turnarounds required if the length exceeds 150 feet.
19. . ❑ The maximum allowable length of a single entry roadway is 450 feet. f
20. ❑ Required tumarounds shall be defined as fire lanes(see No. 11).
21. . ❑. The entire width of a required access way shall remain unobstructed to a vertical height.of 13 feet, 6 inches.
"EMERGENCY ACCESS ONLY"ROADWAYS:
22. ❑ Emergency accesses are required to be dedicated fir protection easements.
23. ❑ Road surface shall be of a all weather construction. .
f:
24. ❑ Gates, posts, or other barriers suitable to the Fire Department are required to be installed at the entrance to an
"emergency access only"roadway. .
25. ❑ The entrance to all emergency accesses shall be posted with permanent signs: 'FIRE ACCESS(6"LETTERS)vehicles
removed at owner's expense(2"letters)FRESNO POLICE DEPARTMENT498-1414(1"letters). .
26. ❑ All gates on the"emergencyaccess"roadway shall be fitted with a PolicelFire bypass lock(see No. 16 above).
PEDESTRIAN ACCESS:
27. ❑ Pedestrian access shall be provided to allexterior areas of buildings where necessary.to assure compliance with the
"150 foot rule."
28. ❑ All pedestrian gates,where required for compliance with the"150 foot rule"shall remain unlocked or be provided with
Police/Fire bypass locks(see No. 16 above).
29. ❑ Required pedestrian access ways shall be designed to facilitate.the carrying of ground ladders and the advancing of
fire hose lines.
OTHER:
w
30.
G 'L�rt 2 a i �CIR Ffiii,uvrs? 1'-G1 r'
FPB-4IIFORMS . . .. _
(Revised 12103) .
811ty of..
MAL
PUBLIC,WORKS DEPARTMENT:
DATE: February 9, 2006,
TO: Dave Braun, Planner III'
Development Department, Planning Division
THROUGH: Scott Mozier, P.E., Traffic Engineering Manager.
Public Works Department, Engineering Division
FROM: Louise Monroe, Supervising Engineering Technician
Public Works Department, Engineering Division, Traffic Planning Section
REZONE APPLICATION NO. R-05-072
OWNER (S): Elim Mobile Home Community
Leung Clement K M/Clover M Y
APN (S): 449-090-10, 11, 33s
FROM: T-P/UGM.cz. TO: R-1/UGM
LOCATION: southwest corner of Marks and Olive
1. Trip Generation
a. Existing: 30 Vehicle Trips per Day (VTD)
b. Proposed: 919 Vehicle Trips per Day (VTD)
AM Total.Peak: 72 Trips
PM Total Peak: 97.Trips
2. Highway Capacity
a. Marks Avenue:. Arterial
1. Existing Lanes: 2 lane roadway 10,000 VTD
2.. Year Counted: existing counts outdated
3. Projected Lanes: 4 lanes divided 32,000 VTD
b. Olive Avenue: Collector
1. .Existing Lanes: .2 lanes roadway 10,000 VTD
2. Year Counted: existing counts outdated
3. Projected Lanes: 4 lanes undivided 24,000 VTD
3. Traffic Impact Study (TIS) required: No
Page .1 of!
CAL0uise\REZONE\R-05-072 T-5590 OLIVE&MARKS.doc
CITY OF FRESNO
ENVIRONMENTAL ASSESSMENT
REQUEST FOR COMMENT/INFORMATION Pagel of 2
COMMENT DEADLINE: JANUARY 26, 2006 FILE NO.: T-5590,R-05-72,C-05-202
TO: SCOTT MOZIER/ RETURN TO: PLANNING DIVISION
LOUISE MONROE Development Department
Transportation 2600. Fresno Street
Public Works Department Fresno, CA 93721-3604
ATTENTION: DAVE BRAUN, PLANNNER III
Phone: (559) 621-8038
PROJECT DESCRIPTION: Vesting Tentative Tract Map No. 5590/UGM;Rezoning Application.No.
R-05-72 and Conditional Use Permit No. C-05-202, a 96=1ot single-family residential planned development
project,.rezoning from T-P/UGM/cz zoning to the R-1/UGM zone district on.19.4 acres located on the
southwest corner.of North Marks and West Olive Avenues.:
LIST THE SPECIFIC ADVERSE IMPACTS IN YOUR AREA OF EXPERTISE WHICH
MAY RESULT FROM APPROVAL OF THE PROPOSED PROJECT.
PROJECTED TRAFFIC GENERATION (VTD CALCULATIONS)
Existing Land Use (For plan amendments use planned land use if site is
undeveloped):
Proposed Land Use:
STREET CAPACITY (LATEST COUNT/DATE):
eEE
IDENTIFY ANY TRAFFIC STUDIES FOR THE AREA:
PLEASE LIST SPECIFIC MITIGATION MEASURES THAT YOU WOULD
RECOMMEND AS CONDITIONS OF PROJECT APPROVAL TO REDUCE ANY
SIGNIFICANT ADVERSE IMPACTS.
DATE MAILED: JANUARY 9; 2006
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 arenotof a magnitude to merit
response interms of your particular expertise of area of concern.
:PROJ/5 E.A. Request for Comment/Information
r
Page 2 of 2
THE INITIAL STUDY EVALUATING THE PROJECT SHOULD RESULT IN:
0 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.
❑ NEITHER OF THE ABOVE,,THERE 1S INSUFFICIENT INFORMATION
TO DRAW ANY CONCLUSIONS: The following additional information
should be provided:
REVIEWED BY: (Xloe
(Print Name, Title) (Signature`);, (Phone)
0 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
DEPARTMENT OF PUBLIC UTILITIES
Date: February 9,.2006
To: DAVE BRAUN,Planner III.
Planning and Development Department, Advance Planning
From: DOUG HECKER, Supervising Engineering Technician
.Department of Public Utilities, Planning and Engineering
Subject: SANITARY SEWER AND WATER REQUIREMENTS FOR T-5590, R-05-72 and C-05-202
General
T-5590,R-05-72 and C-05-202, a 96 lot single-family residential planned development project, rezoning
from T-P/UGM/CZ zoning to the R-1/UGM zone district on 19.4 acres located on the southwest corner
or North Marks and West Olive Avenues
Environmental Recommendations
.A NEGATIVE DECLARATION MAY BE ISSUED: The project may have adverse impacts but
impacts can be mitigated without further study or are not serious enough to warrant an Environment
Impact Report.
Sanitary Sewer Requirements
The following sewer improvements shall be required prior to providing City sewer service to the project:
1. Construct an 8-inch sewer main in West Dudley Avenue from North.Marks Avenue west across
the project frontage:
2. Construct an 8-inch sewer main in West Olive Avenue from North Marks Avenue west across
the project frontage.
�3. Sanitary sewer mains shall be extended within the proposed tract to provide sewer service to
each lot created.
1___14. Separate sewer house branches shall be provided for each lot created.
5. Abandon all existing on-site private sanitary sewer systems.
6. A Preliminary sewer design layout shall be prepared by the Developer's Engineer and submitted.
to the Department of Public Utilities for review and conceptual approvals prior to submittal or
acceptance of the developers final map and engineered plan&profile improvement drawing for
City review.
J. Public sewer facilities shall be constructed in accordance with the Department of Public Works
standards, specifications, and policies.
. 8. 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 UGM'
This project is located in the following Urban Growth Management Service Areas:
1. Sewer Oversize Reimbursement S.A.: #28
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 January 13, 2005, for water ..
requirements for Tentative Tract 5590.
City of
WATER DIVISION
Date: January 13, 2006
To: DOUG HECKER,.Supervising Engineering Technician
Department of Public Utilities, Administration
Through: NEIL MONTGOMERY, Chief Engineering Technician / y
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. 5590/UGM
The following conditions are required to provide water service to the tract.
1: Construct a 14-inch transmission.grid water main (including installation of City fire
hydrants) in West Olive Avenue from North Marks Avenue west across the frontage of the
tract.
2. Construct an 8-inch water main (including installation of City fire hydrants) in West Dudley
Avenue from North Marks Avenue west across the frontage of the tract.
3. Construct a water supply well(s) on a site(s) dedicated to the City of Fresno. The well(s)
shall be capable of producing a total of 500 gallons per minute. Well sites shall be of a
size and at a location acceptable to the Water Systems Manager. The cost of acquiring
the well site(s) and construction of the,well(s) shall be reimbursed from the UGM Water
Supply Well Service Area Fund 30.1s, in accordance with established UGM policies.
4. Water well construction shall include wellhead treatment facilities, if required. The cost
for constructing wellhead treatment facilities shall be reimbursed from UGM Wellhead
Treatment Service Area Fund 301 s, in accordance with established UGM policies.
5. Separate water services with meter boxes shall be provided to each lot created.
6. 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 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.
7. All`public water facilities shall be constructed in accordance with Public.Works
Department standards, specifications, and policies:
8. 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.
TAPROJMIMEC\Conditions of,Approvai\5590 011306.doc
City of
C®CL+i■��ii�
PLANNING AND DEVELOPMENT DEPARTMENT
February 8, 2006
To: Dave Braun, Planner Ill
From: Karana Hattersley-Drayton
Historic Preservation Project.Manager
Re: Vesting Tentative Tract Map No.. 5590
Thank you for the opportunity to review and comment on the Tentative Tract Map No 5590.
The proposed project is located on approximately 19 acres at 3106 West Dudley Avenue on
the west side of North Marks Avenue in northwest Fresno.. Within the proposed project are
several buildings that are slated for demolition, including three barns, two homes and a
garage. The parcel is part of the West Fresno Tract which was recorded in 1905.
Unfortunately there is no information available on the dates of the actual extant buildings and
structures through the Assessor's office.
Pursuant to the California Environmental Quality Act it is the lead agency's responsibility to .
evaluate all resources within a project area for possible eligibility to the California Register of
.Historical Resources (PRC 21084.1). The City of Fresno's 2025 General Plan also directs
staff to review all demolition.permits for resources over_50 years of age.for their potential
listing on the Local Register of Historical Resources (G-1 1-c). Historic review, however,at
the demolition stage is frustrating and can incur project delays.
In order to comply with CEQA and the 2025 General Plan it will be necessary for the`project .
developer to hire a qualified architectural historian to prepare a historic survey of,the
property. Incidentally, a formal report will not be required if there is adequate proof that the
barns and homes are less than 50 years of age. Due to the former intensive use of the land
for agriculture, it is unlikely that there are any extant archaeological deposits and thus a
cultural survey will not be necessary. These reviews and technical reports will then be
appended to the Environmental Assessment Should the property be found eligible as a.
historic resource, it will be necessary to find acceptable mitigation measures.
Please don't hesitate to call me if you have any questions.
City of
\Ili
DATE: February 15, 2006 REVISION
TO: :Dave Braun,.Planner.11l
Development Department, Planning Division
THROUGH: Scott Mozier, P.E.; Traffic Engineering Manager
Public Works Department, Engineering Division
FROM: Louise Monroe, Traffic Planning Supervisor
Public Works Department; Engineering Divisio
SUBJECT: n 5590/C-05-202, Public Works Conditions of Approval`
(Marks between Olive and Belmont)
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)oto 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:
Olive Avenue: Collector
1. Dedicate 47'- 55' of property, from section line, for public street purposes within the. limits of this
subdivision to meet the current City of Fresno Collector Standards.
2. Construct concrete curb and gutter to Public Works Standard P-5. . The curb shall be constructed
to a 10'residential pattern. Construct a 6'residential sidewalk per Exhibit "D".
3. Construct.20' of permanent.paving (measured from face of curb) within the limits of this sub-
division:
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.
Page 1`of 4
C:\Louise\TRACT MAPS\T-5590 MARKS BTWN OLIVE&BELMONT.doc"
5. Relinquish direct vehicular access rights to Olive Avenue from all lots within this subdivision.
Marks Avenue:.Arterial
1. Dedicate 55'- 57' of property, from section line, for public street purposes within-the limits of this
subdivision to meet the City of Fresno's Arterial Standards.
2. Construct concrete curb and gutter to Public Works Standard P-5. The curb shall be constructed
to a 10' residential pattern. Construct a 6' residential sidewalk per Exhibit "D":
3. Construct concrete curb and gutter,and sidewalk to Public Works Standard,P-5. Construct
sidewalk to a 10' residential pattern.
4. Construct 20' of permanent paving,within the limits of this subdivision.
5. Construct an 80' bus bay curb and gutter at the southwest corner of Marks and Olive to Public
Works Standard P-73; complete with a 10' monolithic sidewalk. Dedicate 57' from center line_
for the first 80.',to provide for the bus bay.
6. Construct an underground street lighting system to Public Works Standard E-1 within the limits of
this subdivision. Spacing and design shall conform to Public Works Standard E-7 for Arterial
Streets.
7. Relinquish direct vehicular access rights to Marks Avenue from all lots within this subdivision.
8. Lot 73: note conflict with proposed entry gate.
Interior Streets: Private
Specific Mitigation Requirements:
1. This tract will generate 72 a.m./97 p.m. peak hour trips; therefore, a Traffic Impact Study (TIS) is
not required.
2. The first order of work shall include a minimum-of two points of vehicular access to the major
streets for any phase of this development.
3. Olive Avenue Entry: The existing design is encroaching into the proposed 250' right turn lane.
Relocate proposed entry a minimum of 300' from the intersection of Marks and Olive. Identify the
250' right turn lane on the map.
4. Dudley Avenue, 60' local collector: Dedicate and construct full offsite improvements along the
frontage of this subdivision and on the south side along Fresno Metropolitan Flood Control
District's frontage using a T.I. for a local collector. Contact F.M.F.C.D. for an offset of fees for the
required improvements. Construct 12' of permanent paving adjacent to APN(s):.449-090-29 and
34 on Dudley from the easterly limits of lot 73 to the intersection with Marks Avenue.
5. Entries: Where not existing, redesign to provide for 50' minimum stacking to be measured from
the proposed gate to back of walk. Provide vehicle turnaround and identify on plan a turning
template for a passenger vehicle:_ Details must be to scale for review and approval.
-Traffic Signal Mitigation Impact Fee:
This project shall pay its Traffic Signal Mitigation Impact Fee (TSMI Fee) at the time of building permit
based on the trip generation rate(s) as set forth in the latest edition of the ITE Generation Manual The
fee amount is $414.69 per single family unit, (fee rate as shown in the Master Fee. Schedule).
UGM Requirements:
This Map is in UGM major street zone E-4; therefore pay all applicable UGM fees:
Page 2 of 4
C:\Louise\TRACT.MAPS\T-5590 MARKS BTWN OLIVE&BELMONT.doc
Olive Avenue: Collector`
1. Dedicate and construct (2) 17' center section travel lanes with 250'left turn lanes, at all major
intersections within the limits of this subdivision. An additional 6' of paving shall be required
adjacent to the 250' left turn lanes. Dedication shall be sufficient to accommodate additional
paving and any other grading or transitions as necessary based on a.45 MPH design speed.
Marks Av.enue:Arterial
1. Dedicate and construct (2) 17' center section travel lanes and a raised concrete median island
within the limits of this subdivision. 'Construct a raised concrete median with 250' left turn pockets
at all major intersections. Details of said street shall be depicted on the approved tentative tract
map. Dedication shall be sufficient to accommodate arterial standard and any other grading or
transitions as necessary based on a 55 MPH design speed.
2. Dedicate and construct the two center 17-foot lanes separated by a 16' median from the southerly
limits of lot 16 south to Marks and Dudley:
3. Install a signal pole with a 150-watt safety light to Public Works Standards at the southwest corner
of Marks Avenue and Olive'Avenue:
4. Dedicate sufficient right-of-way and construct additional paving for northbound to southbound U-
turns at Marks and Olive: See Exhibit "B
5. Design and.GGR.StFUGt a MajeF Street Bridge (18) at the *RteFseGtiGR ef MaFks apd the He,-94#GR
Nip. 7R CAR-! (bet-G-11 Be1FnGRt and Nei'GGR). Publio WGFks will apply this FequiFement W A
I IF; ef the r-Ast ef said bridge. The tiMiRg ef the bridge GeRG#I:IGtiGR shall GGG61F ffiff tG Glese eut
6. The intersection of Marks and Olive shall be signalized to City of Fresno Standards, complete
with left turn phasing,actuation and signal pre-emption.
Neilson Avenue: Collector
Ne. :79 QaRal (Rear Nei'SGR4aFks). Ruh_';A�We.rks will apply this requiFement te a rni.Rimum Gf 4
GGSt Gf said bridge. The tiFAIRg Gf the-bFidge.GGRStF6IGtie'R shall GGGUF JI!iff tG GIG_S';_P G-1-It A-f thi&
Page 3 of.4
C:\Louise\TRACT MAPS\T-5590 MARKS BTWN OLIVE&BELMONT.doc
City of
DATE: March 22, 20069 2006 REVISION
TO: , Dave Braun, Planner III
Development Department, Planning Division
THROUGH: Scott Mozier, P.E.,Traffic Engineering Manager
Public Works Department, Engineering.Division
FROM: Louise Monroe, Traffic Planning Supervisor
Public Works Department, Engineering Division
SUBJECT: _TT 5590 / C-05-202, Public Works Conditions of Approval '
(Marks between Olive and Belmont)
The Public Works Department, Traffic Planning Section, has completed its review and the following
requirements are tote 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:
Olive Avenue: Collector
1: Dedicate 47'- 55' of property, from section line, for public street purposes within.the limits of this
subdivision to meet the current City of Fresno Collector Standards:
2. Construct concrete curb and gutter to Public Works Standard P-5. The curb 'shall be constructed
to a 10'residential pattern. Construct a 6'residential sidewalk per Exhibit "D".
3. Construct 20' of permanent paving (measured from.face of curb) within the limits of this sub-
division_ .
4. Construct anunderground 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.
.Pagel of 4
C:\DOCUME-1\DaveB\LOCALS-1\Temp\T-5590 3-16-06 REVISION MARKS BTWN OLIVE&BELMONT.doc
5. Relinquish direct vehicular access rights to Olive Avenue from all lots within this subdivision:
Marks Avenue: Arterial
1: Dedicate 55'- 57' of property, from section line, for public street purposes within the limits of this
subdivision to meet the City of Fresno's Arterial Standards.
2. Construct concrete curb and gutter to Public Works Standard P-5. The curb shall be constructed
to a 10' residential pattern. Construct a 6' residential sidewalk per Exhibit "D".
3. Construct concrete curb and gutter and sidewalk to Public Works Standard P-5. Construct
sidewalk to a 10' residential pattern.
4. Construct 20' of permanent paving within the limits of this subdivision:
5. 1 Construct an 80' bus bay curb and gutter at the southwest corner of Marks and Olive to Public
Works Standard P-73, complete with: a 10' monolithic sidewalk. Dedicate 57' from centerline
for the first 80' to provide.for the bus bay.
6. Construct an underground street lighting system to Public Works Standard E-1 within the limits of
this subdivision. Spacing and design shall conform to Public Works Standard E-7 for Arterial
Streets.
7. Relinquish direct vehicular access rights to Marks,Avenue from all lots within this subdivision.
8. Let 73--. Rete oFepesed eRtl� gate.
Interior Streets: Private
Specific Mitigation Requirements:
1. This tract will generate 72 a.m. /97 98 p.m. peak hour trips; therefore, a Traffic Impact Study
(TIS) is.not required:
2. The first order of work shall include a minimum of two points of vehicular access to the major
streets for an phase of this development: -
250' Fight tUM laR 9A the FnaR.
4. Dudley Avenue. 60' local collector: Dedicate and construct full offsite improvements along the
frontage of this subdivision and on the south side along Fresno Metropolitan Flood Control
District's frontage using a T.I. for a local collector. Contact F.M.F.C.D. for an offset of fees for the
required improvements. ,Construct 12' of permanent paving adjacent to APN(s): 449-090-29 and
34 on Dudley from the easterly limits of lot 73 to the intersection with.Marks Avenue.
5. Entries: Where not existing, redesign to provide for 50' minimum stacking to be measured from
the proposed gate to back of walk. Provide vehicle turnaround and identify on plan a turning
template for a passenger vehicle. Details must be to scale for review and approval. -
Traffic Signal Mitigation Impact Fee:
This project shall pay.its Traffic Signal Mitigation Impact Fee (TSMI Fee) at the.time of building permit
based on the trip generation rate(s) as set forth in the latest edition of the ITE Generation Manual. The
fee amount is $414.69 per single family unit, (fee rate as shown in the Master Fee Schedule).
UGM Requirements:
This Map is in UGM major street zone E-4; therefore pay all applicable UGM fees.
Page 2 of 4
C:\DOCUME-1\DaveB\LOCALS-1\Temp\T-5590 3-16-06 REVISION MARKS B.TWN OLIVE&BELMONT.doc
Olive Avenue: Collector
1. Dedicate and construct (2) 1T center section travel lanes with 250' left turn lanes, at all major
intersections within the limits of this subdivision. An additional 6' of paving shall be required
adjacent to the 250' left turn Panes.. Dedication shall be sufficient to accommodate additional
paving and any other grading or transitions as necessary based on a 45 MPH design speed:
Marks Avenue:Arterial
1. Dedicate and construct (2) 17' center section travel lanes and a raised concrete median island
within the limits of this subdivision. Construct a raised concrete median with 250' left turn pockets
at all major intersections. Details of said street shall be depicted on the approved tentative tract
map. Dedication shall be sufficient to accommodate arterial standard and any,other grading or
transitions as necessary based on a 55 MPH design speed:
2. Dedicate and construct the two center 17-foot lanes separated by a 16' median from the southerly
limits of lot 16 south to Marks and Dudley.
3. Install a signal pole with a 150-watt safety light to Public Works Standards at the southwest corner
of Marks Avenue and Olive Avenue:
4. Dedicate sufficient right-of-way and construct additional paving for northbound to southbound U-
turns at Marks and Olive See Exhibit"B".
6. The intersection of Marks and Olive shall be signalized to City of Fresno Standards,.complete
with left turn phasing, actuation and signal pre-emption.
Neilson`Avenue: Collector
Ne. 79 GaR rniRam-ICA
,
WhiGhever is ea
Page 3.of 4
C:\DOCUME-1\DaveB\LOCALS-1\Temp\T-5590 3-16-06 REVISION MARKS BTWN OLIVE&BELMONTAOC .
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City of
� �iii Ad�O 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 1-18=06
TO Dave Braun, Planner III
Development D partment, Planner
FROM. Mike Schmidt, Supervising Fire Prevention Inspector
Fire Prevention Bureau
SUBJECT: Tentative Tract No. 5590
The Fire Department has completed`a review of the. Vesting Tentative Tract Map 5590
which was submitted by Precision Civil Engineering, Inc. The following requirements and
conditions are to be placed on this vesting tentative tract map as a condition of approval
by the Fire Department..
General Requirements:
This project is within 3 miles of Fire.Station No. 9,
This project is subject to city wide fire service fees.
Provide residential hydrants and fire flows,per Public Works standards with two sources of
water.
Access is acceptable as shown. `
See CUP °C-05-202" for specific s.ite requirements:
Note: Phasing of tract will.require re-review for access requirements.
City of
In5Mamn C 1h&®
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=17-06
TO Dave Braun, Planner III
Development Department, Planner
FROM: Mike Schmidoi—pervisi.rig Fire Prevention Inspector
Fire Prevention Bureau
SUBJECT: Tentative Tract No. 5590. (Revised)
The Fire Department has completed a review of the Vesting Tentative Tract Map 5590
which was submitted by Precision Civil Engineering, Inc. The following requirements and
conditions are to be placed on this vesting tentative.tract map as a condition of approval
by.the Fire Department.
General Requirements:
This project is within 3 miles of Fire Station No. 9.
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.
Accessis, acceptable as shown. Provide "fire lane markings around the islands at the
entrances to the tract.
See CUP "C-05-202" for specific site requirements.
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.
OFFICES OF ..
k LRL�4ffilMR.:A, T O1�T��1I► �ZW �
PHONE(559)233-7161
1 - FAX(559)233-8227.
-�F 2907 SOUTH MAPLE AVENUE
FRESNO,CALIFORNIA 93725-2218
Your Most Valuable Resource-Water
January 24, 2006 I Ll
Mr. Dave Braun
,s, L.wlso„
City of FresnorSZhilrl,lni ?.
Development Department
Planning Division
2600 Fresno Street, Room 3043
Fresno, CA 93721-3604
RE: VTTM No..55.90, R,No.-R-05-72 & CUP No. C-05-202
Dear Mr. Braun:
FID's comments and requests are as follows:
1. FID does riot own,,operate or maintain any facilities located on the applicant's property.
2. FID expects no adverse impacts from the approval of the subject proposal.
Thank you for submitting this for our review. Please feel free to contact me with any questions
or concerns at 233=7161-extension 317 or bjohnson�fresnoirrigation.com.
i
Sincerely,
Bret Johnson
Engineering Technician I -
Agencies\City\TM5590 R-05-72 C-05-202'
BOARD OF President JACOB ANDR.ESEN, Vice-President JEFFERY G. BOSW.ELL
DIRECTORS JEFF NEELY,EDDIE NIEDERFRANK,.STEVEN G.BALLS, General Manager GARY SERRATO
TENTATIVE TRACT MAr NO. 5590
GOVERNMENT CODE§66020(d)(1)
A protest filed pursuant to subdivision (a) shall be filed at the time of approval or
conditional approval of the development or within 90 days after the date of the
imposition of the fees,. dedications, reservations, or other exactions to.be imposed on a
development project. Each local agency shall provide to the project applicant a notice
in writing at.the time of the approval of the project or at the time of the imposition of the
fees, dedications, reservations, or other exactions, a statement of the amount of the
fees or a description of the dedications, reservations, or other exactions, and notification
that the 90-day approval period in which the applicant may protest has.begun.
Improvements and payments shall not be required.on or in front of any undeveloped
portion of a net acreage of ten acres or more which exists after the division of land. All
improvements and payments to be completed with development.
SEWER CONNECTION CHARGES FEE RATE
b. Lateral Sewer Charges $0.10/sq. ft. (to 100' depth)
c. Oversize Charges $0.05/sq. ft. (to 100' depth)
d. Trunk Sewer Charger N/A
Service Area:
e. Wastewater Facilities Charge+ $2,119/living unit
f. House Branch Sewer Charge N/A
WATER CONNECTION CHARGES FEE RATE
g. Service.Connection Charge Fee based on service(s) and
meters) sizes specified by,owner;
fee for services) and Meter(s)
established by the Master Fee
Schedule.
h. Frontage Charges $6.50/lineal foot
i. Transmission Grid-Main Charge* $643/gross acre (parcels 5 gross
acres or more)
j. Transmission Grid Main Bond Debt Service Charge* $243/gross acre,(parcels 5 gross
acres or more)
k. UGM Water Supply Feer $508/living unit
Service Area: 301s
I. Well.Head Treatment Feed $221/living unit
Service Area: 301,
m. Recharge Fees $0/living unit
Service Area: 301
n. -1994 Bond Debt Service* $60/living unit
Service Area: 301
DEVELOPMENT IMPACT FEE FEE RATE
o. :Fire Facilities Impact Fee -.Citywide♦** $539/living unit
P. -Park Facility Impact Fee - Citywide♦** $3398/living unit
q. *Quimby Parkland Dedication Feelw** $1120/living unit
r. . Police Facilities.Impact Fee - Citywide♦** $624/living unit
s. Traffic Signal Charge* $414.69/living unit
URBAN GROWTH MANAGEMENT FEE RATE
L Major Street Charge* $3531/adj. acre
Service Area: E-4
u. Major Street Bridge Charge,* $196/adj. acre
Service Area: E-4
v. UGM Grade Separation Fee*, N/A
Service Area:. E-4-A
w. UGM Trunk Sewer Charge* N/A
Service Area:
x. Street Acquisition/Construction Chargee N/A .
Notes:
*This amount if paid is creditable against the Park Facility Impact.Fee.
** Fee applicable to all maps accepted for fling after August,30, 2,005
w Due at time of subdivision.
4 Due at time of development.
♦ Due at occupancy.
w► Deferrable through Fee Deferral Covenant.
StreeL . Name Review
TM-5590 1-13-06
Street Name Status Required Chan e'
West Olive Avenue Good
Street "I" Chane ..new name' see note
Street "G" Chane 'new name' see note
W Dennett Avenue 'new }a
Street "D" Chane 'new name' see note
Street "B" Chane new name' see note
West Dudley Avenue Good
Street "C" Chane 'new name' see note
Street"E" Chane 'new name' see note
Street"A" Chane new name' see note
Street"F" Chane 'new name' see note
Street "J" Chane 'new name' see note
Street "H" Chane 'new name' see note
North Marks Avenue Good
Note: Submit new street names for private streets for review and approval.
Names must be unique to the County of Fresno and must not have the suffix of avenue, road, or street.
Street Name Review.
TM-5590 . 1-13-06
Street Name Status Required Change
West Olive Avenue Good
Street"I" Chane 'new name' see note
Street"G" Chane 'new name' see note
W Dennett Avenue Chane West Dennett Avenue
Street"D" Chane 'new name' see note
Street"B" Chane 'new name' see note
West Dudley Avenue Good
Street "C" Chane 'new name' see note
Street "E" Chane 'new name' see note
Street "A" Chane new name' see note
Street "F" Change. 'new name'. see note
Street "J" Chane 'new name' see note
Street"H" Chane 'new name' see note
North Marks Avenue Good
Note: Submit new street names for private streets for review and approval..
Names must be unique to the County of Fresno and must not have the suffix of avenue, road, or street.
CITY.OF FRES..)— ENVIRONMENTAL ASSESSMEh. i,INITIAL STUDY
FINDING OF CONFORMITY/MEIR NO. 10130
Pursuant to 'Section 21157.1 of the California Public Resource Code. DATE RECEIVED FOR FILING:
(California Environmental Quality Act) the project. described below is2 06 MAR -9 PM la: 20
determined to be within.the scope of the Master Environmental Impact Report
(MEIR) No."10130 prepared for the 2025 Fresno General Plan C 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:
James Bratton David Braun, Planner III
55 Shaw Avenue, Suite 205 March 3, 2006
Clovis; CA 93612
Environmental Assessment Number: Project Location (including APN):
Rezone Application No. R-05-72 Southwest corner of North Marks and West Olive
Vesting_Tentative Tract Map.No. 55901UGM Avenues
Conditional Use Permit Application No. C-05-202 (AP N: 449-090-10, 11, 33)
Project Description:
Rezone Application No. R-05-72 proposes.to rezone 18.68 (net) acres of property located on the southwest.
corner of North Marks and West Olive Avenues from the T-P/UGM (TrailerParWUrban Growth Management)
zone district to the R-1/UGM (Single Family Residential/Urban Growth Management) zone district. Vesting
Tentative Tract Map No. 5590/UGM and Conditional Use Permit Application No. C-05-202 propose to
subdivide the subject property into a 97-lot single family residential planned development subdivision to be
developed at a density of 5.2 dwelling units per acre.. The property is within the jurisdictions of the West Area
.Community Plan and the 2025 Fresno General Plan. Both plans designate the property for medium high
density residential planned land uses(10.38:to 18.15 units per acre).:The subject site. is currently vacant and
is.predominantly surrounded by agricultural/rural residential properties.
Conformance to Master Environmental Impact Report(MEIR NO. 10130):
As previously indicated, the recently adopted 2025 Fresno General Plan- designates the subject parcel for
medium high density residential planned land use.. The requested R-1/UGM zone district, subject to Section
12-403-B-2 of the Fresno Municipal Code, conforms to the medium high density residential land use
designation as indicated by the,2025.Fresno General Plan.
The Planning and Development Department staff has prepared an initial study and environmental checklist
and evaluated. the requested rezoning in accordance with the land. use and environmental policies -and
provisions of the 2025 Fresno General Plan and the related Master Environmental Impact Report (MEIR) No.
10130. The subject property is`proposed to be developed with single-family residential uses at an intensity
and scale that is permitted by the planned land use and proposed zoning designations for the site. Thus, the
rezoning 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, if is not expected that the existing and
future development, per the requested rezoning, 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. 10,130 have been applied to the project necessary to assure that the project
will not cause significant.adverse.cumulative impacts, growth. inducing impacts, "and irreversible significant
effects beyond those identified by MEIR No. 10130 as provided by..CEQA Section 15178(a)
Per Section 21157.1 of the California Public Resources Code (California Environmental Quality Act), it may
be determined that a subsequent project falls within the scope of a MEIR, provided that the project does not
cause significant impacts on the environment that were not previously examined by the MEIR.. Relative to this
specific project proposal, 'the environmental impacts noted. in the MEIR, per the 2025 Fresno General Plan
land use designations, include impacts. associated with the medium high density residential land use
designation specified for the subject parcel Based.on this initial study,the project.does not change the land
Finding of Conformity Under MEIR h". 10.130
Environmental Assessment No. R-05-72/T-5590/C-05-202
Page 2
use indicated for the subject parcel and will not'generate additional significant effects not previously identified
by the MEIR and no new additional mitigation measures are required. Therefore, the project proposal is
within the scope of the MEIR as defined by Section 15177 of the CEQA Guidelines.
Moreover, as lead agency for this project, the Planning and Development Department, per Section 15177 (d)
of the CEQA Guidelines, has determined that all feasible mitigation measures from MEIR No. 10130 shall
apply to the project proposal as noted in'the.attached mitigation monitoring checklist. Public notice has
been provided regarding staffs finding in_a manner prescribed by this section of the Guidelines and by
Section 21092 of the California Public Resources Code (CEQA provisions).
Gilbert J. HaroDate.
Planning Manager, Ci9yo/fFresno
Attachments: Environmental Checklist for Environmental Assessment No. R-05-72/T-5590/C-05-202
Mitigation Monitoring Checklist (MEIR No. 10130) for Environmental Assessment
No. R-05-72/T-5590/C-05-202
ENVIR ]MENTAL AS (EA) Cf ,KLIST
POTENTIAL ENVIRONMENTAL EFFECTS
EA NO. R-05-72, T-5590, C-05-202
1.0 TOPOGRAPHIC, SOIL', GEOLOGIC 11.0 URBAN SERVICES.
CONSIDERATIONS 1 11.1 Availability of fire protection
1 1.1 Geologic hazards, unstable soil.conditions 1 11.2: Lack of emergency vehicle access
1 1.2 Adverse change in topography or ground surface relief 1 11.3 Adequacy of design for crime prevention
1 1.3 Destruction of unique geologic or physical features 1 11.4 Overcrowding of school facilities
1 1.4 Increased water erosion 1 11.5 Availability of water mains of adequate size
1 11.6 Availability of sewer lines of adequate capacity
2.0 AIR QUALITY 1 11.7 Availability of storm water drainage facilities(on or off site)
1 2.1 Substantial indirect source of pollution 1. 11.8 Availability of adequate park and recreation areas ,
1 2.2 Direct on-site pollution generation 1 11.9 Unusually high solid waste generation
1 2.3 Generation of objectionable odors
1 2.4 Generation of dust except during construction` 12.0 HAZARDS
1 2.5 Adverse local climatic changes. -1 12.1 . Risk of explosion or release of hazardous substances
1 12.2 Site subject to flooding
3.0 . WATER, 1 12.3 Adverse change in course of flow of flood waters
1 3.1 Insufficient ground water available.for long-term project` 1 12.4 Potential hazards from.aircraft accidents
use 1 12.5 Potential hazards from landfill and/or toxic waste sites
1 3.2 Use of large quantities of ground water
1 3.3 Wasteful use of ground water 13.0 AESTHETICS
1 3.4 Pollution of surface or ground water supplies 1 13.1 Obstruction to public or scenic vista or view
1 3.5 Reduction in ground water recharge 1 13:2 Creation of aesthetically offensive conditions
1 13.3 Removal of street trees or other valuable vegetation
4_0 PLANT LIFE . 1 13.4 Architectural incompatibility with surrounding area
1 4.1 Reduction of the numbers of any unique, rare or
endangered species ' 14.0 HISTORICAL/ARCHAEOLOGICAL
1 -4.2 Reduction in acreage of agricultural crop 1 14.1: Removal of historic building,disruption of archaeological
1 4.3 Premature or unnecessary conversion of prime site
agricultural land 14.2_ Construction.or activity incompatible with adjacent
historic site
5_0 ANIMAL LIFE
1 5.1 Reduction in the numbers of any rare, unique or 15.0 ENERGY
endangered species 1 15.1 . Use of substantial amounts of energy or fuel
1 5.2 Deterioration or displacement of valuable wildlife habitat 1 15.2 Substantial increase in demand upon existing sources of
energy
1 8_0 HUMAN HEALTH 1 15.3 Wasteful use of energy
7.0 NOISE
1 7.1 Increases in existing noise levels EXPLANATION OF RATINGS
1 7.2 Exposure to high noise levels .
"0 Insufficient Information
8_0 LIGHT AND GLARE Insufficient information is available to determine the potential
1 8.1 Production of glare which will adversely affect residential environmental effects which may result from.the proposed
areas project in this category.
1 8.2 Exposure of residences to high levels of glare.:
Al" No Significant Environmental Effect
9_0 LAND USE The proposed projectwill not have an adverse environmental
1 9.1 Incompatibility with adopted plans and policies effect in this category, or any such effect is not substantially
1 9.2 Acceleration of growth rate unusual or of undesirable magnitude. This rating is also
1 9.3 Induces unplanned growth - utilized in cases where the category is not applicable to the
1 9.4 Adverse change in existing or planned area particular project under consideration.
characteristics .
A2" Moderate Environmental Effect
10.0 TRANSPORTATION AND CIRCULATION The proposed project.will have an adverse environmental -
1 10.1 Generation of vehicle traffic sufficient to cause capacity . effect in this category,which is of sufficient magnitude to be of
deficiencies on existing street system : specific concern. However, this effect is not substantial
1 10.2 Cumulative increase in traffic on a major.street for.which enough in itself to require the preparation of an Environmental.
capacity deficiencies are projectedImpact Report, and is mitigable through project changes and
1 10.3 Specific traffic hazard to motorists,bicyclists,pedestrians conditions. .
1 10.4 Routing of non-residential traffic through residential area,
1 10.5 Insufficient or poorly located parking p,3 Significant Adverse Environmental Effect.
1. 10.6 Substantial increase in rail and/or air traffic The environmental effect .identified in this category
substantiates in itself or contributes towards a finding that the
proposed project has a potentially significant adverse effect on
the environment sufficient to require the preparation.of an
Environmental Impact Report.
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