HomeMy WebLinkAboutT-5592 - Conditions of Approval - 9/20/2006 G"°' ���� REPORT TO THE CITY COUNCIL
��S�. AGENDA ITEM NO. /��,�Q�l�/r
COUNCIL MEETING: 3/14/06
March 14, 2006 APPROVED BY
FROM: NICK P. YOVINO, Director
Planning and Development Department DEPARTMENT DIRECTT�1"_
BY: GILBERT J. HARD, Planning Manager CITY MANAGER
Planning Division
SUBJECT: CONSIDERATION OF REZONE APPLICATION NO. R-05-61 AND
ENVIRONMENTAL FINDING FOR ENVIRONMENTAL ASSESSMENT
NO. R-05-61/T-5592/C-05-187
KEY RESULT AREA
One Fresno
RECOMMENDATION
Staff recommends the City Council take the following action:
1. APPROVE the environmental finding for Environmental Assessment No. R-05-61/T-5592/C-05-
187 dated February 2, 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-05-61 to reclassify approximately 27.29 acres of the subject
property from the AE-20 (Exclusive Twenty Acre Agricultural[County of Fresno]) zone district to the
R-1/UGM (Single Family ResidentiaUUrban Growth Management) zone district and the remaining
28.22 acres to the R-2/UGM (Low Density Multiple Family Residential/Urban Growth Management)
zone district.
EXECUTIVE SUMMARY
Centex Homes, on behalf of Damrong and Somluck Pattanumotana and Ahmed Khaled, has filed
Rezone Application No. R-05-61 pertaining to approximately .55.10 acres of property located on the
southwest corner of North Locan and East Shields Avenues. Rezone Application No. R-05-61 proposes
to reclassify 27.29 acres of the subject property from the AE-20 (Exclusive Twenty Acre Agricultural
[County of Fresno]) zone district to the R-1/UGM (Single Family Residential/Urban Growth Management)
zone district and the remaining 28.22 acres to the R-2/UGM (Low Density Multiple Family
Residential/Urban Growth Management) zone district. In addition, the applicant applied for and was
granted approval of Vesting Tentative Tract Map No. 5592 which proposes to subdivide the property into
a 258 lot, single family residential subdivision and Conditional Use Permit Application C-05-187 which
proposes a planned development, which includes reduced lot sizes and setbacks, and common open
space for 169 of the proposed 258 lots. The subdivision will also provide a two acre park and various
pedestrian paths throughout the 55.10 acre site, which will allow residents to access the park with
relative ease. The 2025 Fresno General Plan and the McLane Community Plan designated the subject
site for medium-low density residential planned land uses which according to the land use consistency
table allows 2.19 to 4.98 units per acre. Overall, the proposed subdivision density is 4.68 units per acre.
The applications would bring the subject property into conformance with the 2025 Fresno
General Plan and the McLane Community Plan, pursuant to Section 12-403-B-2 of the Fresno
Municipal Code. On February 22, 2006, the Fresno City Planning Commission recommended
approval of the rezone application to the City Council and also approved the related subdivision
map conditional use permit application.
REPORT TO THE CITY COUNk IL
Rezone Application No. R-05-61
March 14, 2006
.Page 2
KEY OBJECTIVE BALANCE
Council action regarding this proposed land use application optimizes the three Key Objectives of
Customer Satisfaction, Employee Satisfaction, and Financial Management. Affirmative action by the
Council will result in timely deliverance of the review and processing of the application as is reasonably
expected by the applicant/customer. Prudent financial management is demonstrated by the expeditious
completion of this land use application inasmuch as the applicant/customer has paid to the city a fee for
the processing of this application and that fee is, in turn, funding the operations of the Planning and
Development Department. Employee satisfaction is derived from the fact that the professional and
technical staff, who have reviewed and made a recommendation on this land use application, have done
so in a thorough and professional manner, thereby enhancing the sense of accomplishment in the
completion of the application process.
PROJECT INFORMATION
PROJECT Request to reclassify the subject site from the AE-20 (Exclusive
Twenty Acre Agricultural [County of Fresno]) zone district to the
R-1/UGM (Single Family Residential/Urban Growth Management)
and the R-2/UGM (Low Density Multiple Family Residential/Urban
Growth Management) zone districts which would facilitate the
development of a 258-lot, single family residential subdivision to
be developed at an overall density of 4.68 units per acre
APPLICANT Centex Homes, on behalf of Damrong and Somluck ,
Pattanumotana and Ahmed Khaled f
LOCATION Southwest corner of North Locan and East Shields Avenues
(Council District 4, Councilmember Westerlund)
SITE SIZE Approximately 55.10 net acres
LAND USE Existing - Existing single family home, however the home is
vacant
Proposed - Single family residential
ZONING Existing - AE-20 (Exclusive Twenty Acre Agricultural
[County of Fresno])
Proposed- R-1/UGM (Single Family Residential/Urban
Growth Management[27.29 acres])
T,
R-2/UGM (Low Density Multiple Family
Residential/Urban Growth Management [28.22
acresp
PLAN DESIGNATION The proposed R-1/UGM and R-2/UGM zone districts and 258 Jot
AND CONSISTENCY single family residential subdivision are consistent with the 2025
Fresno General Plan and McLane Community Plan designation of
the site for medium-low density residential planned land uses
REPORT TO THE CITY COUNCIL
Rezone Application No. R-05-61
March 14, 2006
Page 3
ENVIRONMENTAL Finding of Conformity to the 2025 Fresno General Plan Master
FINDING Environmental Impact Report (MEIR No. 10130) dated February
2, 2006
PLAN COMMITTEE The subject property is located within the boundaries of the
RECOMMENDATION McLane Community Plan. The Central Eastern Implementation
Committee, was recently formed for the McLane Community Plan
area, however, it was formed after the date of acceptance of the
map.
STAFF Approve the rezone application
RECOMMENDATION
PLANNING COMMISSION On February 22, 2006 the Planning Commission voted to
RECOMMENDATION recommend approval of the rezone application by a vote of 6 to 0,
with one Commission member absent
BORDERING PROPERTY INFORMATION
Planned Land Use Existing Zoning Existing Land Use
Vacant Agricultural Land
North Medium Density R-A (Tentative Tract Map No. 5547
Residential Single Family Residential- was approved by the Planning
Agricultural District Commission on Feb. 22, 2006
AE-20 (County of Fresno)
South Low Density Residential Exclusive Twenty Acre Rural Residential
Agricultural
Agricultural—Not within AE-20(County of Fresno)
East the City of Fresno Exclusive Twenty Acre Rural Residential
Sphere of Influence Agricultural
Public Facility/School/ AE-20 (County of Fresno)
West Medium-Low Density Exclusive Twenty Acre Agricultural
Residential Agricultural
ENVIRONMENTAL FINDING
An environmental assessment initial study was prepared for this project in accordance with the
requirements of the California Environmental Quality Act (CEQA) Guidelines. This process included
the distribution of requests for comment from other responsible or affected agencies and interested
organizations.
Preparation of the environmental assessment necessitated a thorough review of the proposed project
and relevant environmental issues and considered previously prepared environmental and technical
studies pertinent to the McLane Community Plan area including the Master Environmental Impact Report
(MEIR No. 10130) for the 2025 Fresno General Plan. These environmental and technical studies have
examined projected sewage generation rates of planned urban uses, the capacity of existing sanitary
sewer collection and treatment facilities, and optimum alternatives for increasing capacities; groundwater
aquifer resource conditions; water supply production and distribution system capacities; traffic carrying
REPORT TO THE CITY COU1. .L
Rezone Application No. R-05-61
March 14, 2006
Page 4
capacity of the planned major street system; and, student generation projections and school facility site
location identification.
The study indicates that the project, if approved, would conform to the land use designation and land use
policies of the 2025 Fresno General Plan and is within the scope of the Master Environmental Impact
Report No. 10130. Therefore, staff has issued a finding of conformity to the 2025 Fresno General Plan
Master Environmental Impact Report (MEIR No. 10130) dated February 2, 2006, which incorporates a
MEIR Mitigation Monitoring Checklist. This environmental finding was properly published and noticed on
February 2, 2006, with no comments received to date.
BACKGROUND / ANALYSIS
Centex Homes, on behalf of Damrong and Somluck Pattanumotana and Ahmed Khaled, has filed
Rezone Application No. R-05-61 pertaining to approximately 55.10 acres of property located on the
southwest corner of North Locan and East Shields Avenues. Rezone Application No. R-05-61 proposes
to reclassify 27.29 acres of the subject property from the AE-20 (Exclusive Twenty Acre Agricultural
[County of Fresno]) zone district to the R-1/UGM (Single Family Residential/Urban Growth Management)
zone district and the remaining 28.22 acres to the R-2/UGM (Low Density Multiple Family
Residential/Urban Growth Management) zone district. In addition, the applicant applied for and was
granted approval of Vesting Tentative Tract Map No. 5592 which proposes to subdivide the property into
a 258 lot, single family residential subdivision and Conditional Use Permit Application C-05-187 which
proposes a planned development, which includes reduced lot sizes and setbacks, and common open
space for 169 of the proposed 258 lots. The subdivision will also provide a two acre park and various
pedestrian paths throughout the 55.10 acre site, which will allow residents to access the park with
relative ease. The 2025 Fresno General Plan and the McLane Community Plan designated the subject( '
site for medium-low density residential planned land uses which according to the land use consistency
table allows 2.19 to 4.98 units per acre. Overall, the proposed subdivision density is 4.68 units per acre.
Conditional Use Permit Application (CUP)
In addition to submitting a vesting tentative tract map and rezone application, the applicant also
submitted a CUP Application for the northeastern approximately 28.22 acres of the subject property.
According to Section 12-306-N-21 of the FMC, a CUP is required in order to create planned
developments. As part of the CUP, an applicant may request a modification of development standards,
including lot size, setbacks and yard areas. The applicant proposed planned development for 169 of the
258 lots, the remaining 89 lots are located on the periphery of the subject site and vary in lot area from
8,400 square feet to 10,500 square feet.
The lots within the R-2 zone district will range between 3,570 square feet to approximately 4,200 square
feet, with some outliers. Thus, the parcels are relatively smaller.in comparison to single family residential
lots found in conventional subdivisions. As a result, the applicant also proposed reduced yards, which
include 10 foot front yard setbacks, rather than 20 feet, and a combined nine foot side yards (i.e. five feet
on one side and four feet on the other, or six feet on one side and four feet on the other), however the
greater of the two sides will be located proximate to the garage, thus residents will have ample space to
maneuver refuse and recycle containers. In addition, the applicant proposed eight foot rear yards.
As stated above, the proposed larger parcels are mostly located on the southern and western property
lines and are adjacent to parcels that are developed and designated for low density residential planned
land uses. All of the parcels to the south are developed with rural residential type residences on over
two acre parcels and are not likely to be redeveloped with more conventional single family lots. Thus,
the larger parcels are intended to provide a buffer to the surrounding properties from smaller more
REPORT TO THE CITY COUNCIL
Rezone Application No. R-05-61
March 14, 2006
Page 5
conventional single family residential homes. As a result, a gradation of lot sizes would be provided
which would descend from the larger parcels along the southern property line to the smaller parcels
along the northern, which would blend with the proposed subdivision to the north (Vesting Tentative
Tract Map No. 5547, approved by the Planning Commission on February 22, 2006). By providing a
buffer to the rural residences along the southern property line, the proposed project complies with Policy
C-9-i of the 2025 General Plan which states that the city should "preserve those single family residential
neighborhoods which were established with moderately large lots, to provide transition between low and
medium density residential areas." Given that surrounding land uses are largely comprised of semi-rural
type homes, specifically those to the south of the site, and are located within unincorporated areas of the
County, the proposed project is consistent with this policy.
The CUP portion of this project (i.e. the smaller lots) implements several of the goals of the 2025 Fresno
General Plan. One of these goals, Goal Number 5 of the 2025 Fresno General Plan states that the city
supports the "Landscape of Choice-Principles and Strategies" as defined in Appendix A. Appendix A of
the 2025 Fresno General Plan provides guiding principles for the Land Use Element of the 2025 Fresno
General Plan by promoting development that utilizes urban land use as efficiently as possible. One such
objective, Land Use/Residential Objective C-10, is aimed at "Promot[ing] the development of more
compact, pedestrian friendly, single-family residential projects to aid in the conservation of resources
such as land, energy, and material." Since this project allows for the development of more compact
single family residences, it will help to accomplish this objective. In short, the proposed project is
different from conventional subdivisions given that it provides shared open space and smaller lot sizes
leading to a unique sense of community that is not commonly found in conventional single family
developments.
The CUP application was unanimously approved by the Planning Commission at their February 1, 2006
hearing.
Fresno City Planning Commission
On February 22, 2006, the Fresno City Planning Commission considered Rezone Application No.
R-05-61 in conjunction with Vesting Tentative Tract Map No. 5592 which proposes to subdivide the
property into a 258 lot, single family residential subdivision and Conditional Use Permit Application No.
C-05-187. After hearing testimony from city staff and the applicant, and four nearby neighbors, that
voiced various concerns including increased traffic, air pollution, and a change in the overall ambiance of
the neighborhood, the Planning Commission voted to recommend approval of the rezone application by
a vote of 6 to 0, with one Commission member absent, to the Council, and also approved the subdivision
map and conditional use permit application.
McLane Community Plan
The subject property is located within the boundaries of the McLane Community Plan. The Central
Eastern Implementation Committee recently formed a committee for the McLane Community Plan area,
however it was formed after the date of acceptance of the map.
Subdivision Design/Streets and Access Points
This subdivision is proposed to have two access points to East Shields Avenue and two access points to
North Locan Avenue. Interior streets will be connected throughout the proposed subdivision with only
two cul-de-sac streets, however they will terminate at a pedestrian path, thus only vehicle access will be
restricted.
REPORT TO THE CITY COUNi,IL
Rezone Application No. R-05-61
March 14, 2006
Page 6
Landscaping/Common Open Space
The applicant is proposing a 15-foot landscape easement (and irrigation system) along the property lines
of lots which back-onto both major streets. The applicant will also be required to install a six foot high
solid masonry wall at the rear of the 15 foot landscape easement.
In addition to providing additional landscaping and wrap-around walls at the entry points of the
subdivision from the adjacent major streets, improving the visual image, the applicant is also proposing
an approximately two acre park slightly north of the center of the subdivision. The park will be accessed
by public streets on all four sides and will also be connected to the subdivision by a web of pedestrian
walkways that will provide access to residents, and will encourage both active and passive recreation
opportunities. Furthermore, the walkways, all of which will be a minimum of 23 feet in width, will allow
residents living in the majority of the subdivision to access the park without having to wander through the
neighborhood and will promote active modes of transportation. Even more so, the 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." By placing the park in the center, linked to the proposed neighborhood via
walkways, the proposed map will provide individuals, specifically younger children and persons with
physical limitations the opportunity to visit the park in a safe and relatively easy path of travel.
Furthermore, by placing the park in the center and open on all sides, it will allow passers-by the
opportunity to monitor the park while also creating a safe environment for those taking advantage of the
many opportunities it provides.
Lot Area and Dimensions
Conventional Subdivision
The FMC requires that all lots within the R-1 zone district provide a minimum lot width of 60 feet and
depth of 100 feet, with the exception of lots on curved streets and reversed corner lots and a minimum
lot size of 6,000 square feet. All of the parcels served by public streets meet or exceed the minimum lot
dimensions and lot area, with a minimum lot size of 8,400 square feet.
Planned Development
Lots within planned developments may have modified lot widths, depths and areas. The majority of the
proposed lots are between 51 and 55 feet in width and 70 and 80 feet in depth. Although the lots for the
planned development are smaller in area in comparison to standard single family residential lots, the site
as a whole is intended to achieve a more compact, pedestrian friendly neighborhood which will provide
future residents with common open space. „
Setbacks
Conventional Subdivision
Lots within the R-1 zone district typically have a minimum front yard setback of 20 feet and a rear yard of
20 feet. The applicant will be required to comply with these requirements.
Planned Development
The applicant is proposing a planned development for a portion of the subdivision which allows for
modified development standards. The applicant is proposing 18 foot driveways and 10 foot front yards,
rather than the conventional 20 feet. By doing so, the garages will be recessed from the front of the
REPORT TO THE CITY COUNCIL
Rezone Application No. R-05-61
March 14, 2006
Page 7
home which will allow the home to dominant the streetscape, rather than the garage. Furthermore, the
applicant is proposing eight foot rear yards which staff supports, however staff recommends that no more
than 50 percent of the home be at the eight foot rear yard minimum setback, creating small usable rear
yards. Side yards will be either four and five feet, or three and six feet.
Public Services
Water Resources and Public Water Supply
The Water Division of the Public Utilities Department has determined that there is an adequate source of
water available to serve the project with the implementation of the Urban Growth Management (UGM)
service delivery requirements, the environmental impact mitigation measures, and the construction of a
water supply well. It should also be noted that adverse groundwater conditions of limited supply and
compromised quality have been well-documented by planning, environmental impact .report, and
technical studies over the past 20 years including the Master Environmental Impact Report No. 10130 for
the 2025 Fresno General Plan, Final EIR No.10100, Final EIR No.10117, Final EIR No. SCH 95022029
(Fresno Metropolitan Water Resource Management Plan) et al. These conditions include water quality
degradation due to DBCP, arsenic, iron, and manganese concentrations; low water well yields; limited
aquifer storage capacity and recharge capacity; and, intensive urban or semi-urban development
occurring upgradient from the Fresno Metropolitan Area. The proposed project would place additional
demand upon peak water use capacity which is one of the limitations of the groundwater supply aquifer
underlying the eastern portion of the McLane Community Plan area. If approved, the proposed project
would be required to contribute to short-term and long-range water supply and distribution remediation
projects in order to adequately address this deficiency, if approved. Furthermore, the applicant will be
required to construct a water supply well (or wells if necessary) capable of producing 700 gallons per
minute to serve the proposed development.
Sewage Collection System Capacity
The Cities of Fresno and Clovis share jointly in the treatment capacity of the Fresno-Clovis Regional
Wastewater Treatment and Reclamation Facility. In 1998, the treatment capacity was expanded to
accommodate up to 80 million gallons per day, and was upgraded with modernized equipment to
safeguard against equipment failures. However, in an attempt to serve the anticipated 790,000
metropolitan area population for the year 2025, one or more sub-regional treatment and reclamation
facilities will be required.
While the proposed project may presently be accommodated by the Fowler Avenue Trunk Sewer,
previous public facility and environmental analyses have projected that the Fowler Avenue Trunk Sewer
does not have sufficient design capacity to accommodate the sewage flows that could be generated by
full development of the McLane Community Plan area and the Southeast Growth Area.
To address this concern, the City of Fresno is pursuing several options to increase sewage collection
and treatment capacity for the eastern portion of the metropolitan area. The North Avenue Trunk Sewer
has been constructed to serve the easterly and southerly areas and supplement the other trunk sewers'
capacity to accommodate development of the east and southeast areas. The City of Fresno has
negotiated a temporary exchange of sewer capacity with the City of Clovis for its Fowler trunk sewer
capacity. This temporary exchange of capacity is conditioned upon Fresno replacing capacity
exchanged in the Fowler trunk sewer with capacity in future facilities to be determined. Necessary and
appropriate fees to provide for the replacement of said Fowler trunk capacity exchange have not yet
been adopted by the City Council. Mitigation measures and tract map conditions of approval will include
a requirement that the developer pay an "Interim Fee Surety." Any amount paid above and beyond the
required fee surety shall be refunded once the fee has been adopted.
REPORT TO THE CITY COUNCIL
Rezone Application No. R-05-61
March 14,2006
Page 8
Thus, sanitary sewer service is available to serve the site, subject to the mitigation measures imposed
with the environmental assessment, and any necessary sewer main extensions and connections.
Fire Protection Services
The majority of the project site is located outside of an existing fire station service area which is three
miles. As a result, the applicant will be required to provide fire sprinklers in each home in order to meet
the city's minimum requirements for urban uses.
Clovis Unified School District
The project site is served by the Clovis Unified School District and is within the attendance boundaries of
Temperance-Kutner Elementary School (North Armstrong and East Olive Avenues), Reyburn
Intermediate School and Clovis East High School. Reyburn Intermediate School and Clovis East High
School are both located in the Reagan Educational Complex which is bound by East Ashlan, East
Gettysburg, North Locan and North DeWolf Avenues.
Because of the rapid growth occurring within the district's boundaries, the school district has advised the
city that future adjustments of school attendance areas could occur such that students residing in the
proposed project will attend an elementary school other than Temperance-Kutner and that students may
attend more than one elementary school during their elementary school years. Furthermore, the school
district has adopted development fees in accordance with current state law and currently levies a
development fee based on square footage, which the project site will be subject to at the time of
development.
Circulation Element Plan Policies and Major Street System Traffic Capacity
The development of the project site with the proposed 258 single-family residences, and the surrounding
planned land uses designated by the 2025 Fresno General Plan and McLane Community Plan, will be
required to complete the planned major street network in accordance with applicable development
policies and standards including the Urban Growth Management program. Both plans designate East
Shields Avenue as an arterial street and North Locan Avenue as a collector street. Arterial streets are
typically developed with four to six lanes of divided roadway, with somewhat limited access to abutting
properties and their primary purpose is to move traffic between plan areas and to state highways and
expressways, while collector streets are typically developed with two travel lanes in each direction
without a median island. However, all street standards provide for a widened pavement width at major
street intersections to allow for exclusive left-turn and right-turn lanes as well as bus bays or turnouts.
As required by the mitigation measures established by the certification of MEIR No. 10130, a Traffic
Impact Study (TIS) was prepared by Peters Engineering Group'(dated October 25, 2005) to evaluate the
number of vehicle trips projected to be generated by the proposed project. Utilizing the Institute of Traffic
Engineers (ITE) Trip Generation Manual, Seventh Edition, and associated computer software together
with the COG's computerized traffic model, this analysis predicts the number of vehicle trips that will be
generated from the proposed project and surrounding planned land uses, and the direction in which
these trips will travel.
The TIS analyzed the intersections at Shields and Locan Avenues; Shields and Temperance Avenues;
Shields Avenue, between Shields and Temperance Avenues; and, Locan Avenue, between Shields and
Clinton Avenues. At 258 single family residential dwelling units, the project is expected to generate an,:
average of approximately 1,456 vehicle trips per day (VTD). Of these vehicle trips, it is projected that
159 will occur during the morning (7 to 9 a.m.) peak hour travel period and 205 will occur during the
REPORT TO THE CITY C,. JNCIL
Rezone Application No. R-05-61
March 14, 2006
Page 9
evening (4 to 6 p.m.) peak hour travel period. Because much of the immediately surrounding area is 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 UGM Program. In addition, the. developer of this project, in accordance with the
mitigation measures of Master Environmental Impact Report (No. 10130) which was 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 and will be required to signalize the intersection
of Shields and Temperance Avenues.
State Department of Transportation (Caltrans)
In a letter to the city dated January 18, 2006, Caltrans states that the proposed project is not expected to
create significant impacts to state route facilities.
CONCLUSION / RECOMMENDATION
The appropriateness of the proposed project has been examined with respect to its consistency with
goals and policies of the McLane Community Plan and the 2025 Fresno General Plan; its compatibility
with surrounding existing or proposed uses; and, its avoidance or mitigation of potentially significant
adverse environmental impacts. These factors have been evaluated as described above and by the
accompanying environmental assessment. Upon consideration of this evaluation, it can be concluded
that the proposed Rezone Application No. R-05-61 is appropriate for the project site.
Attachments: Vicinity Map
2005 Aerial Photograph of Site
Exhibit A, Proposed Vesting Tentative Tract Map No. 5592 dated February 22, 2006
Exhibit B, Proposed site plan for Conditional Use Permit Application No. C-05-187
dated February 22, 2006
Exhibit C, Proposed building elevations
Exhibit D, Letter from Caltrans dated January 18, 2006
Environmental Assessment No. R-05-61/T-5592/C-05-187 dated February 2, 2006
Planning Commission Resolution No. 12410 (Rezone Application No. R-05-61),
12411 (Vesting Tentative Tract Map No. 5592), and 12412 (Conditional Use
Permit Application No. C-05-187)
Ordinance Bill
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Exhibit A, Proposed Vesting Tentative Tract Map No. 5592 dated
February 22, 2006
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Exhibit D, Letter from Caltrans dated January 18, 2006
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STATE O..-' IFOR_NIA—BUSINESS.TRANSP MON AND HOUSING AGENCY ARNOLD SCHW RZENEQQFR Govemor
DEPARTMENT OF TRANSPORTATION
1352 WEST OLIVE AVENUE a
P.O.BOX 12616
FRESNO,CA 93778-2616 Exhibit D
PHONE (559)445-6666 Flex your power!
FAX (559)488-4088 Be energy ecient!
TTY (559)488-4066
January 18, 2006
-` 2131-IGR/CEQA
6-FRE-180-66.05+/-
C-05-187, R-05-61 & T-5592
Mr. Arnoldo'Rodriguez
City of Fresno Development Department
2600 Fresno Street
Fresno, CA 93 721
Dear Mr. Rodriguez:
Caltrans has reviewed the proposed use permit, rezone, and Traffic Impact Study(TIS) for the `
258-lot single-family residential development on the southwest comer of East Shields and North
Locan Avenues. Caltrans has the following.comments: �
The study did not conduct an operational analysis of two of the State Route(SR) 180 • ,
interchanges: SR 180/Fowler Avenue.and SR'1 SO/Temperance Avenue. The study did provide a
select zone trace of the project's trips to these locations. The trace indicated that the development
would likely have a modest impact to the ramps at both interchanges. We expect that the
proposed project will not create significant impacts to the State Highway.System. However, this
project's impacts to the transportation/circulation system and to air quality will be cumulatively
significant. Cumulative impacts to these resources were not fully addressed in the General Plan
Update Master EIR, but postponed to future studies. The Master EIR did not perform any analysis
of the impacts to State facilities from implementation of the General Plan, and hence cannot be
relied upon to support subsequent projects that impact State Highways. The City should consider
a mechanism for evaluating and mitigating for these impacts.
The Freeway ISO extension has been delayed due to a lack of funds. This delay could mean that
the extension will not be constructed until 2012, possibly longer if there are additional funding
shortfalls. Prior to the construction of the Freeway 180 interchange at Temperance Avenue, the
City and the developer should be aware that local road movements at the intersection of Kings
Canyon Road (currently SR 180) and Temperance Avenue may begin to experience significant
delay. Per the Fancher Creek DEIR, this intersection has met signal warrants. The City should
condition this project to pay a pro rata fair share towards this signalization. Until signalization
occurs,it is projected that movements would seek out alternative routes in order to avoid the SR
180 intersection.at Temperance Avenue.
The City should consider a transit alternative for this project. When combined with other
residential projects in the area, there is sufficient development to support transit. Early planning
could make such an alternative feasible. Caltrans recommends that this project be routed to
Fresno Area Express (FAX) staff for their review and comment. Please see Attachment Number
1 for other recommended transportation alternatives.
"Caltrans improves mobility across California"
Mr. Arnoldo Rodriguez
January 18, 2006
Page 2
We request that this letter be made part of the permanent public record for this project and that a
copy of our letter be included in any staff reports prepared for this item. 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 6
Enclosure
C: Mr. John Rowland, Peters Engineering Group:.
Ms. Barbara Goodwin, Council of Fresno County Governments..
x
"Caltrans improves mobility across California"
1
ATTACHMENT NUMBER 1
CALTRANS RECOMMENDATIONS FOR TRANSPORTATION ALTERNATIVES:
Ongoing development throughout the City of Fresno, including this project,will make
traffic operations significantly worse by adding considerably to delay and congestion.
Transit alternatives can help reduce congestion and delay and reduce overall degradation
of air quality and gridlocked intersections. The City of Fresno should focus on ways to
eliminate trips in addition to enhancing capacity. Transportation alternatives the City
should consider include standard highway solutions along with the following:
1. Park and ride facilities on site or within the proximity of this project.
2. A study of the general accommodation and provision of mass transit in this area to
provide insight on ways of increasing transit usage.
3. Exploring the potential of commuter shuttles. The shuttle could be financed through
an assessment district and provide a way for individuals to utilize a park-and-ride
facility or commercial area parking lot and be shuttled to various commercial/office
centers within the area Commuters who need to go further could use City of Fresno
transit if the City planned for convenient connections. This may help to reduce the
Single Occupancy Vehicle (SOV)demand seeking to use the State Highway System..
4. Providing for continuity of non-motorized transportation.
5. Exploring the potential for employer-sponsored carpools/vanpools or monthly transit
passes for employees as well as including as a condition of project approval a covered
transit stop as mitigation for project-related impacts to the transportation/circulation
system.
6. Exploring the potential for linking the purchase of a monthly transit pass with new
residential development as partial mitigation for congestion and air quality impacts,
and to ensure the long term viability of public transportation.
a,
CITY OF FRESNO - ENVIRONMENTAL ASSESSMENT I.INITIAL STUDY
FINDING OF CONFORMITY/MEIR NO. 10130
Pursuant to Section 21157.1 of the California Public Resource Code DATE R&VE FOR FILING:
(California Environmental Quality Act) tt►e project described below is26 FEB -2 PM !♦. 39
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 C
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:
Centex Homes Amoldo Rodriguez, Supervising Planner
855 M Street, Ste. 1120 February 2, 2006
Fresno, CA 93721
Environmental Assessment Number: Project Location (including APN):
Rezone Application No. R-05-61, Vesting Tentative Southwest comer of East Shields and North Locan
Tract Map No. 5592 and and Conditional Use Permit Avenues
Application No. C-05-187 (APN: 310-260-17, 49 &51)
Project Description: Centex Homes, on behalf of Damrong and Somluck Pattanumotana and Ahmed
Khaled, has filed Rezone Application No. R-05-61, Vesting Tentative Tract Map No. T-5592 and Conditional
Use Permit Application No. C-05-187 pertaining to approximately 55.4 acres of property located on the
southwest comer of East Shields and North Locan Avenues. Rezone Application No. R-05-61 proposes to
rezone the subject property from the AE-20 (Exclusive Twenty Acre Agricultural [County of Fresno]) zone
district to the R-1 (Single Family Residential[27 acres]) and R-2 (Low Density Multiple Family Residential[28
acres]) zone districts, while subdivision map proposes to subdivide the property into a 258-lot single family
residential subdivision. The conditional use permit application proposes to establish a planned development
for 169 of the proposed 258 lots, and will provide for reduced lot sizes, setbacks and increased lot coverage.
The subject property requires annexation to the City of Fresno, and detachment from the Fresno County Fire
Protection District and Kings River Conservation District, prior to development; these actions are under the
jurisdiction of the Fresno Local Agency Formation Commission.
The subject property is currently vacant and is bordered by agricultural on all sides.
Conformance to Master Environmental Impact Report(MEIR NO. 10130):
The recently adopted 2025 Fresno General Plan and the McLane Community Plan designate the subject
parcel for. medium-low.density residential.planned land uses. .. In. addition,-the proposed R-1 (Single.F,amfly. .
:Residential[27-acres]) and R-2 (Low Density Multiple Family Residential[28 acres]) zone districts, conform to
the existing medium-low density residential planned land use designation as indicated by the 2025 Fresno
General Plan "Planned Land Use and Zone District Consistency Matrix" as well as the adopted McLane
Community Plan, pursuant to Section 12-403-B-2 of the Fresno Municipal Code.
The Planning and Development Department staff has prepared an initial study and environmental checklist
and evaluated the proposed project in accordance with the land use and environmental policies and
provisions of the 2025 Fresno General Plan and the related Master Environmental Impact Report (MEIR) No.
10130. The subject property is proposed for development in the future with residential uses at an intensity
and scale that is permitted by the existing planned land use and proposed zoning designation for the site.
Thus, the subject project will not facilitate an additional intensification of uses beyond that which already
exists or would be allowed by the above-noted planned land use designation. Moreover, it is not expected
that the future development will adversely impact existing city service systems or the traffic circulation system
that serves the subject parcels. These infrastructure findings have been verified by the Public Works and
Public Utilities Departments. it has been further determined that all applicable mitigation measures of MEIR
No. 10130 have been applied to the project necessary to assure that the project will not cause significant
adverse cumulative impacts, growth inducing impacts, and irreversible significant effects beyond those
identified by MEIR No. 10130 as provided by CEQA Section 15178(a).
Finding of Conformity Under MEIR 10130
Environmental Assessment No. R-05-61/T-5592/C-05-187
Page 2
February 2, 2006
Per Section 21157.1 of the California Public Resources Code (California Environmental Quality Act), it m;,,
be determined that a subsequent project falls within the scope of a MEIR, provided that the project does not
cause significant impacts on the environment that were not previously examined by the MEIR. Relative to this
specific project proposal, the environmental impacts noted in the MEIR, per the 2025 Fresno General Plan
land use designations, include impacts associated with the medium density residential planned land
designation specified for the subject parcel. Based on this initial study, the proposed project does not change
the land use indicated for the subject parcel and will not generate additional significant effects not previously
identified by the MEIR and no new additional mitigation measures are required. Therefore, the project
proposal is within the scope of the MEIR as defined by Section 15177 of the CEQA Guidelines.
Moreover, as lead agency for this project, the Planning and Development Department, per Section 15177 (d)
of the CEQA Guidelines, has determined that all feasible mitigation measures from MEIR No. 10130 shall
apply to the project proposal as noted in the attached mitigation monitoring checklist. Public notice has
been provided regarding staffs finding in a manner prescribed by this section of the Guidelines and by
Section 21092 of the California Public Resources Code (CEQA provisions).
Gilbert J. Haro Date
Planning Manager, City o resno
K.WMw F%m•TrW MapATraR 5592 Mxkw ROM*Wat(R-O"I&Cb5-78TWF&V d Cardam*C~d=
Attachments: Environmental Checklist/Initial Study for Environmental Assessment No. R-05-61/T-55921
C-05-187
Mitigation Monitoring Checklist (MEIR No. 10130) for Environmental Assessment No.
R-05-61 fT-5592/C-05-187
EF ZONMENTAL ASSESSMENT (EA) C' -CKLIST
POTENTIAL ENVIRONMENTAL EFFL%;TS
EA NO. R-05-69lT-5592/C-05-987
1.0 TOPOGRAPHIC,SOIL, GEOLOGIC 11.0 URBAN SERVICES
CONSIDERATIONS 1 11.1 Availability of fire protection
_ 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
22+0 AIR OUILITY 1 11.7 Availability of storm water drainage facilities(on or
1 2.1 Substantial indirect source of pollution off site)
1 2.2 Direct on-site pollution generation 1 11.8 Availability of adequate park and recreation areas
1 2.3 Generation of objectionable odors 1 11.9 Unusually high solid waste generation
1 2.4 Generation of dust except during construction
1 2.5 Adverse local climatic changes 12.0 HAZARDS
1 12.1 Risk of explosion or release of hazardous
330 WATER substances
1 3.1 Insufficient ground water available for long-term project 1 12.2 Site subject to flooding
use 1 12.3 Adverse change in course of flow of flood waters
1 3.2 Use of large quantities of ground water 1 12.4 Potential hazards from aircraft accidents
1 3.3 Wasteful use of ground water 1 12.5 Potential hazards from landfill and/or toxic waste
1 3.4 Pollution of surface or ground water supplies sites
1 3.5 Reduction in ground water recharge
13.0 AESTHETICS
440 PLANT LIFE 1 13.1 Obstruction to public or scenic vista or view
1 4.1 Reduction of the numbers of any unique,rare or 1 13.2 Creation of aesthetically offensive conditions
endangered species 1 13.3 Removal of street trees or other valuable
1 4.2 Reduction in acreage of agricultural crop vegetation
1 4.3 Premature or unnecessary conversion of prime 1 13.4 Architectural incompatibility with surrounding area
agricultural land
14.0 HISTORICAL/ARCHAEOLOGICAL
5.00 ANIMAL LIFE 1 14.1 Removal of historic building, disruption of
5.1 Reduction in the numbers of any rare, unique or archaeological site
endangered species 1 14.2 Construction or activity incompatible with adjacent
i 5.2 Deterioration or displacement of valuable wildlife habitat historic site
6_0 HUMAN HEALTH 15.0 ENERGY
1 15.1 Use of substantial amounts of energy or fuel
7_0 NOISE 1 15.2 Substantial increase in demand upon existing
1 7.1 Increases in existing noise levels sources of energy
1 7.2 Exposure to high noise levels 1 15.3 Wasteful use of energy
8_0 LIGHT AND GLARE EXPLANATION OF RATINGS
1 8.1 Production of glare which will adversely affect "0" Insufficient Information
residential areas
1 8.2 Exposure of residences to high levels of glare Insufficient information is available to determine the
potential environmental effects which may result from the
990 LAND USE proposed project in this category.
1 9.1 Incompatibility with adopted plans and policies "1" No significant Environmental Effect
1 9.2 Acceleration of growth rate The proposed project will not have an adverse
1 9.3 Induces unplanned growth
1 9.4 Adverse change in existing or planned area environmental effect in this category, or any such effect is
characteristics not substantially unusual or of undesirable magnitude.
This rating is also utilized in cases where the category is
10.0 TRANSPORTATION AND CIRCULATION not applicable to the particular project under consideration.
1 10.1 Generation of vehicle traffic sufficient to cause capacity "2" Moderate Environmental Effect
deficiencies on existing street system The proposed project will have an adverse environmental
1 10.2 Cumulative increase in traffic on a major street for which effect in this category, which is of sufficient magnitude to
capacity deficiencies are projected
1 10.3 Specific traffic hazard to motorists, bicyclists, be of specific concern. However, this effect is not
pedestrians substantial enough in itself to require the preparation of an
1 10.4 Routing of non-residential traffic through residential area Environmental Impact Report, and is mitigable through
project changes and conditions.
10.5 Insufficient or poorly located parking
10.6 Substantial increase in rail and/or air traffic "3" Significant Adverse Environmental Effect
The environmental effect identified in this category
substantiates in itself or contributes towards a finding that
the proposed project has a potentially significant adverse
effect on the environment sufficient to require the
preparation of an Environmental Impact Report.
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FRESNO CITY PLANNING COMMISSION
RESOLUTION NO. 12410
The Fresno City Planning Commission, at its regular meeting on February 22, 2006, adopted the
following resolution relating to Rezone Application No. R-05-61.
WHEREAS, Rezone Application No. R-05-61 has been filed with the City of Fresno to rezone the
property as described below:
REQUESTED ZONING: 27.29 acres of the subject property from the AE-20(Exclusive Twenty
Acre Agricultural [County of Fresno]) zone district to the R-1/UGM
(Single Family Residential/Urban Growth Management) zone district
and the remaining 28.22 acres to the R-2/UGM (Low Density Multiple
Family Residential/Urban Growth Management) zone district
EXISTING ZONING: AE-20 (Exclusive Twenty Acre Agricultural[County of Fresno])
APPLICANT: Centex Homes
LOCATION: Southwest corner of North Locan and East Shields Avenues
APN: 310-260-17, 310-260-49, & 310-260-51
LEGAL DESCRIPTION: From AE-20 (County of Fresno)to R-1/UGM & R-2/UGM:
As described in attached Exhibit A.
WHEREAS, the above-named applicant is requesting a zoning change on the above property in
order to facilitate the development of a 258-lot,single family residential subdivision on approximately
55.10 net acres; and,
WHEREAS, the Fresno City Planning Commission on February 22, 2006, reviewed the subject
rezone application in accordance with the policies of the McLane Community Plan and the 2025
Fresno General Plan; and,
WHEREAS, during the February 22, 2006, hearing, the Commission received a staff report and
related information, environmental documents and considered testimony regarding the requested
zoning change; and,
WHEREAS, at that same hearing the Commission reviewed related Vesting Tentative Tract Map
No. 5592/UGM to subdivide the property into a 258-lot, single family residential subdivision and
Conditional Use Permit Application No.C-05-187 which proposes a planned development for 169 of
the proposed 258 lots,which includes reduced lot sizes and setbacks,and common open space for
the subdivision; and,
WHEREAS,four neighbors voiced various concerns including increased traffic, air pollution,and a
change in the overall ambiance of the neighborhood.
NOW, THEREFORE, BE IT RESOLVED that the Fresno City Planning Commission hereby finds
and determines that there is no substantial evidence in the record to indicate that the rezone
application may have a significant effect on the environment as identified by the Finding of
Conformity to the 2025 Fresno General Plan Master Environmental Impact Report (MEIR No.
Planning Commission Resolution No. 12410
Rezone Application No. R-05-61
February 22, 2006
Page 2
10130)dated February 2, 2006, prepared for Environmental Assessment No. R-05-61/T-5592/C-
05-187.
BE IT FURTHER RESOLVED that the Fresno City Planning Commission hereby recommends to the
City Council that the requested R-1/UGM (Single Family Residential/Urban Growth Management)
and the R-2/UGM (Low Density Multiple Family Residential/Urban Growth Management) zone
districts be approved.
The foregoing Resolution was adopted by the Fresno City Planning Commission upon a motion by
Commissioner DiBuduo, seconded by Commissioner Cherry.
VOTING: Ayes - DiBuduo, Cherry, Holt, Torossian, Vang, Vasquez
Noes - None
Not Voting - None
Absent - Kissler
DATED: February 22, 2006 YOVINO, Secretary
Fresno ity Planning Commission
Resolution No. 12410
Rezone Application No. R-05-61
Filed by Centex Homes
Action: Recommend Approval
WWAds Flee•Treol Mepolreol5582 anoldo Rodriguez(R-05-al 6 C4)6618JrReeo'l 6 Ord"-08-01 PC Reeo 12410.doc
K
Exhibit A, Page 1 of 4
From AE-20 (County) to R-1
That portion of the Northwest quarter of Section 26, Township 13 South, Range 21 East,
Mount Diablo Base and Meridian, in the County of Fresno, State of California, according
to the Official Plat thereof, more particularly described as follows:
Commencing at the North quarter corner of said Section 26;
Thence, along the North line of the Northwest quarter of said Section 26,
North 89°46'38" West, a distance of 1324.01 feet to the Northwest comer of Lot 3 in
Section 26, Township 13 South, Range 21 East, Mount Diablo Base and Meridian as
shown on the map recorded in Book 2 of Maps, at Page 40, Fresno County Records,said
point being the TRUE POINT OF BEGIlYNING;
Thence, along the West line of said Lot 3, South 00'00'10"East, a distance of 1984.83
feet to the Southwest comer of Parcel 4 of Parcel Map No. 2657 recorded in Book 18 of
Parcel Maps, Page 41, Fresno County Records;
Thence, along the South line of said Parcel 4, South 89°42'54"East, a distance of
1005.87 feet to a point on a line parallel with and distant 318.00 feet West of the East line
of the Northwest quarter of said Section 26;
Thence, along said parallel line, North 00°00'05"East a distance of 587.12 feet to a point
on a line parallel with and distant 75.00 feet South of the South line of said Lot 3;
Thence, along said parallel line,North 89°44'35" West, a distance of 457.00 feet to a
point on a line parallel with and distant 775.00 feet West of the East line of the Northwest
quarter of said Section 26;
Thence, along said parallel line,North 00°00'05"East, a distance of 100.00 feet to a point
on a line parallel with and distant 25.00 feet North of the South line of said Lot 3;
.Thence, along said parallel line, North 89°44'35" West, a distance of 57.00 feet to a point
on a line parallel with and distant 832.00 feet West of the East line of the Northwest
quarter of said Section 26;
Thence, along said parallel line, North 00°00'05"East, a distance of 90.22 feet to a point
on a line parallel with and distant 1208.26 feet South of the North line of the Northwest
quarter of said Section 26;
Thence, along said parallel line, North 89°46'38" West, a distance of 181.91 feet to a
point on a line parallel with and distant 310.00 feet East of the West line of said Lot 3;
Thence, along said parallel line,North 00'00'10" West, a distance of 290.00 feet to a
point on a line parallel with and distant 918.26 feet South of the North line of the
Northwest quarter of said Section 26;
Exhibit A, Page 2 of 4
Thence, along said parallel line, South 89°46'38"East, a distance of 109.00 feet to a point
on a line parallel with and distant 419.00 feet East of the West line of said Lot 3;
Thence, along said parallel line,North 00"0010"West, a distance of 48.26 feet to a point
on a line parallel with and distant 870.00 feet South of the North line of the Northwest
quarter of said Section 26;
Thence, along said parallel line, North 89°46'38" West, a distance of 104.00 feet to a
point on a line parallel with and distant 315..00 feet East of the West line said Lot 3;
Thence, along said parallel line,North 00'00'10" West, a distance of 424.83 feet;
Thence, North 07°35'52"East, a distance of 20.35 feet to a point on a line parallel with
and distant 425.00 feet South of the North line of the Northwest quarter of said Section
26;
Thence, along said parallel line, South 89°46'38"East, a distance of 268.31 feet to a
point on a line parallel with and distant 586.00 feet East of the West line of said Lot 3;
Thence, along said parallel line,North 00°00'10" West, a distance of 425.00 feet to a
point on the North line of the Northwest quarter of said Section 26;
Thence, along said North line,North 89°46'38" West, a distance of 586.00 feet to the
TRUE POINT OF BEGINNING.
Contains 27.29 acres more or less.
iP,
Exhibit A, Page 3 of 4
From AE-20 (County) to R-2
That portion of the Northwest quarter of Section 26, Township 13 South, Range 21 East,
Mount Diablo Base and Meridian, in the County of Fresno, State of California, according
the Official Plat thereof, more particularly described as follows;
BEGINNING at the North quarter comer of said Section 26;
Thence, along the East line of the Northwest quarter of said Section 26,
South 00°00'05"West a distance of 1323.98 feet to the North line of Parcel 1 of Parcel
Map No. 2657, recorded in Book 18 of Parcel Maps, at Page 41, Fresno County Records;
Thence, along said North line,North 89°44'35"West, a distance of 318.00 feet to a point
on a line parallel with and distant 318.00 feet West of the East line of the Northwest
quarter of said Section 26;
Thence, along said parallel line, South 00°00'05"West, a distance of 75.00 feet to a point
on a line parallel with and distant 75.00 feet South of the North line of said Parcel 1;
Thence, along said parallel line,North 89°44'35" West, a distance of 457.00 feet to a
point on a line parallel with and distant 775.00 feet West of the East line of the Northwest
quarter of said Section 26;
Thence, along said parallel line,North 00°00'05" East, a distance of 100.00 feet to a point
on a line parallel with and distant 25.00 feet North of the South line of Lot 3 in Section
26;Township 13 South, Range 21 East, Mount Diablo Base and Meridian as shown on
the map recorded in Book 2 of Maps, at Page 40, Fresno County Records;
Thence, along said parallel line,North 89°44'35"West, a distance of 57.00 feet to a point
on a line parallel with and distant 832.00 feet West of the East line of the Northwest
quarter of said Section 26;
Thence, along said parallel line,North 00°00'05" East, a distance of 90.22 feet to a point
on a line parallel with and distant 1208.26 feet South of the North line of the Northwest
quarter of said Section 26;
Thence, along said parallel line,North 89°46'38"West, a distance of 181.91 feet to a
point on a line parallel with and distant 310.00 feet East of the West line of said Lot 3;
Thence, along said parallel line,North 00'00'10" West, a distance of 290.00 feet to a
point on a line parallel with and distant 918.26 feet South of the North line of the
Northwest quarter of said Section 26;
Thence, along said parallel line, South 89°46'38" East, a distance of 109.00 feet to a point
on a line parallel with and distant 419.00 feet East of the West line of said Lot 3;
Exhibit A, Page 4 of 4
Thence, along said parallel line,North 00100'10" West, a distance of 48.26 feet to a point
on a line parallel with and distant 870.00 feet South of the North line of the Northwest
quarter of said Section 26;
Thence, along said parallel line,North 89°46'38" West, a distance of 104.00 feet to a
point on a line parallel with and distant 315.00 feet East of the West line said Lot 3;
Thence, along said parallel line,North 00'00'10"West, a distance of 424.83 feet;
Thence, North 07°35'52" East, a distance of 20.35 feet to a point on a line parallel with
and distant 425.00 feet South of the North line of the Northwest quarter of said Section
26;
Thence, along said parallel line, South 89°46'38" East, a distance of 268.31 feet to a
point on a line parallel with and distant 586.00 feet East of the West line of said Lot 3;
Thence, along said parallel line,North 00'00'10" West, a distance of 425.00 feet to a
point on the North line of the Northwest quarter of said Section 26;
Thence, along said North line, South 89°46'38"East, a distance of 738.00 feet to the
POINT OF BEGINNING.
Contains 28.22 acres more or less.
x,
FRESNO CITY PLANNING COMMISSION
RESOLUTION NO. 12411
The Fresno City Planning Commission at its regular meeting on February 22, 2006, adopted the
following resolution pursuant to the Subdivision Map Act of the Government Code of the State of
California and the Municipal Code of the City of Fresno.
WHEREAS, Vesting Tentative Tract Map No. 5597JUGM was filed with the City of Fresno and
proposes to subdivide the subject property into a 258-lot single family residential subdivision on
approximately 55.10 acres of property located on the southwest corner of North Locan and East
Shields Avenues; 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 February
22, 2006; and,
WHEREAS, at that same hearing the Commission reviewed related Rezone Application No. R-05-
61 proposing to reclassify 27.29 acres of the subject property from the AE-20 (Exclusive Twenty
Acre Agricultural[County of Fresno])zone district to the R-1/UGM(Single Family ResidentiaUUrban
Growth Management) zone district and the remaining 28.22 acres to the R-2/UGM (Low Density
Multiple Family Residential/Urban Growth Management) zone district and Conditional Use Permit
Application C-05-187 proposing a planned development which includes reduced lot sizes and
setbacks, and common open space for 169 of the proposed 258 lots; and,
WHEREAS, the Fresno City Planning Commission conducted a public hearing on February 22,
2006, to review the proposed subdivision and considered the staff report and invited testimony with
respect to the proposed subdivision; and,
WHEREAS, four neighbors voiced various concerns including increased traffic, air pollution, and a
change in the overall ambiance of the neighborhood.
NOW, THEREFORE, BE IT RESOLVED that the Fresno City Planning Commission hereby finds
and determines that there is no substantial evidence in the record to indicate that the vesting
tentative tract map 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 February 2, 2006, prepared for Environmental Assessment No. R-05-61/T-5592/C-
05-187.
BE IT FURTHER RESOLVED that the Fresno City Planning Commission finds that approval of the
vesting tentative tract map subject is consistent with the adopted 2025 Fresno General Plan and the
McLane Community Plan and the findings required pursuant to Section 66410 et. seq. of the
Government Code.
BE IT FURTHER RESOLVED thatthe Fresno City Planning Commission hereby approves Vesting
Tentative Tract Map No. 5592/UGM subject to the Planning and Development Department
Conditions of Approval dated February 22, 2006 and the following additions and modifications to
said conditions:
14. Pursuant to Section 12-1011-f-3 of the FMC the developer/owner shall provide a 10-foot
landscape easement (and irrigation system) along the property lines of lots and/or
outlots/easements which back-onto North Schneider, NeFth East MiiGhigaA, North Hornet
Planning Commission Resolution No. 12411
Vesting Tentative Tract Map No. 5592
February 22, 2006
Page 2
Avenues (unnamed street providing access to East Shields Avenue), and the easement 2s
depicted along the north side of East Michigan Avenue on ExhibitA (T-5592 dated February
22, 2006.
27. Building setbacks shall be in accordance with the R-2/UGM zone district as shown on Exhibit
B of Conditional Use Permit Application No. C-05-187 dated February 22, 2006 and as
follows:
Front yard: Front yard setback shall be a minimum of 10-feet from property line to
habitable living area and 29 feet 18 feet to a garage.
Interior Side yard: Interior side yard setbacks shall be a minimum of three and six feet;
or, four and five feet. The greater setback shall be adjacent to the
garage.
Street side yard: Street side yard setbacks shall be a minimum of 19 fee 9 feetwith the
interior side yard being a minimum of five-feet.
Rear yard: No more than 50 percent of the home may be at the eight foot rear
yard minimum setback.
60a. Construct East Dori Avenue to North Locan Avenue as approved by the Public Works
Department Director.
60b. Construct North Locan Avenue along the frontages ofAPN No. 310-260-48 and 310-260-50
as approved by the Public Works Department Director.
The foregoing Resolution was adopted by the Fresno City Planning Commission upon a motion by
Commissioner DiBuduo, seconded by Commissioner Cherry.
VOTING: Ayes - DiBuduo, Cherry, Holt, Torossian, Vang, Vasquez
Noes - None
Not Voting - None
Absent - Kissler
DATED: February 22, 2006 �&p. YOVINO, Secretary
Fresno City Planning Commission
e,
Resolution No. 12411
Vesting Tentative Tract Map No. 5592/UGM
Filed by Centex Homes
Action: Approve
KAYPAWW FIs-TMd Maps\hart 5592 Nnaldo Ruarlgu z(R-05-01&C-05-187MOWS&OrdYl1T-5592 PC Raaodoc
FRESNO CITY PLANNING COMMISSION
RESOLUTION NO. 12412
The Fresno City Planning Commission, at its regular meeting on February 22,2006, adopted the
following resolution relating to Conditional Use Permit Application No. C-05-187.
WHEREAS, Conditional Use Permit Application No.C-05-187 has been filed with the City of Fresno
by Centex Homes for approximately 55.10 acres of property located on the southwest corner of
North Locan and East Shields Avenues; and,
WHEREAS, Conditional Use Permit Application No. C-05-187 seeks authorization for the
development of a planned development which includes reduced lot sizes and setbacks, and
common open space for 169 of the proposed 258 lots per Vesting Tentative Tract Map No. 5592;
and,
WHEREAS, on February 22, 2006, the Fresno City Planning Commission, reviewed the subject
conditional use permit application in accordance with the policies of the McLane Area Community
Plan and the 2025 Fresno General Plan; and,
WHEREAS, the Commission conducted a public hearing to review the proposed conditional use
permit, received testimony from the applicant and considered the Planning and Development
Department's report recommending approval of the proposed conditional use permit subject to
special permit conditions; and,
WHEREAS, at that same hearing the Commission reviewed related Rezone Application No. R-05-
61 proposing to reclassify 27.29 acres of the subject property from the AE-20 (Exclusive Twenty
Acre Agricultural[County of Fresno])zone district to the R-1/UGM (Single Family ResidentiaUUrban
Growth Management) zone district and the remaining 28.22 acres to the R-2/UGM (Low Density
Multiple Family Residential/Urban Growth Management) zone district and Vesting Tentative Tract
Map No. 5592 which proposes to subdivide the property into a 258 lot, single family subdivision;
and,
WHEREAS,the Fresno City Planning Commission considered the proposed conditional use permit
relative to the staff report and environmental assessment issued for the project; and,
WHEREAS, the Fresno City Planning Commission invited testimony with respect to the proposed
conditional use permit; and,
WHEREAS,four neighbors voiced various concerns including increased traffic, air pollution, and a
change in the overall ambiance of the neighborhood.
Yi
NOW, THEREFORE, BE IT RESOLVED that the Fresno City Planning Commission hereby finds
and determines that there is no substantial evidence in the record to indicate that the conditional use
permit application may have a significant effect on the environment as identified by the Finding of
Conformity to the 2025 Fresno General Plan Master Environmental Impact Report (MEIR No.
10130)dated February 2,2006,prepared for Environmental Assessment No. R-05-61/T-5592/C-05-
187.
BE IT FURTHER RESOLVED that the Fresno City Planning Commission hereby approves
Conditional Use Permit Application No. C-05-187 authorizing the development of a planned
development, which includes reduced lot sizes and setbacks, and common open space for the
PLANNING COMMISSION RESOLUTION No. 12412
Conditional Use Permit Application No. C-05-187 ;
February 22, 2006
Page 2
subdivision dated February 22, 2006 and the following additions and modifications to said
conditions:
5. BUILDING SETBACK OPEN SPACES AND LANDSCAPING
a) Building setbacks shall be in accordance with the R-2/UGM zone district as shown on Exhibit
B of Conditional Use Permit Application No. C-05-187 dated February 22, 2006 and as
follows:
Front yard: Front yard setback shall be a minimum of 10-feet from property line
to habitable living area and 20 feet 18 feet to a garage.
Interior Side yard: Interior side yard setbacks will be a minimum of three and six feet;
or, four and five feet. The greater setback shall be adjacent to the
garage.
Street side yard: Street side yard setbacks shall be a minimum of 49-feet 8 feet with
the interior side yard being a minimum of five-feet.
Rear yard: No more than 50 percent of the home may be at the eight foot rear
yard minimum setback.
5(c). Parcels shall provide the setbacks as depicted on Exhibit B dated February 22,2006,which
includes street side yards of 10-feet, and key lot setbacks of 40 feet-9 feef.
The foregoing Resolution was adopted by the Fresno City Planning Commission upon a motion by
Commissioner DiBuduo, seconded by Commissioner Cherry.
VOTING: Ayes - DiBuduo, Cherry, Holt, Torossian, Vang, Vasquez
Noes None
Not Voting - None
Absent - Kissler
DATED: February 22, 2006 P. YOVINO, Secretary
*Fres ; City Planning Commission
Resolution No. 12412
Conditional Use Permit Application No.
C-05-187
Filed by Centex Homes
Action: Approve
KiA~FIs.Trac Msps%Tmat W92 M NW R*UVmz(R-09-07 a C•OS.79TARssd's a adtn cos-797 PAM 12412.ax
I
Recording Requested by:
City Clerk, Fresno, California
No Fee-Govt. Code 6103
Return to City Clerk, Fresno
Space above this line reserved for Fresno County Recorders Office
ORDINANCE OF THE COUNCIL OF THE CITY OF FRESNO
PROPOSED AND INITIATED BY
MOVED BY SECONDED BY
BILL NO.
ORDINANCE NO.
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-05-61 has been filed with the City of Fresno by Centex
Homes,on behalf of Damrong and Somluck Pattanumotana and Ahmed Khaled,property owner,to rezone
property as described in attached Exhibit A; 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 22nd day of February, 2006, to
consider Rezone Application No. R-05-61 and related Environmental Assessment No. R-05-61/T-5592/C-
05-187, during which the Commission considered the environmental assessment and recommended to
the Council of the City of Fresno approval of the rezone application which proposes to amend the City's
Zoning Ordinance on real property described hereinbelow from the AE-20 (Exclusive Twenty Acre
Agricultural [County of Fresno]) zone district to the R-1/UGM (Single Family ResidentiaUUrban Growth
Management) and the R-2/UGM (Low Density Multiple Family ResidentiaUUrban Growth Management)
zone districts; and,
Ordinance Amending Official Zone Map
Rezone Application No. R-05-61
Page 2
WHEREAS, the Council of the City of Fresno, on the 14"' day of March, 2006, received,`
the recommendation of the Planning Commission.
NOW,THEREFORE,THE COUNCIL OF THE CITY OF FRESNO DOES ORDAIN AS FOLLOWS:
SECTION 1. Based upon the testimony and information presented at the hearing and upon review
and consideration of the environmental documentation provided, the adoption of the proposed rezoning
is in the best interest of the City of Fresno. The Council finds in accordance with its own independent
judgment that there is no substantial evidence in the record that the rezoning may have a significant
effect on the environment as identified by the Finding of Conformity to the 2025 Fresno General Plan
Master Environmental Impact Report (MEIR No. 10130) dated February 2, 2006, prepared for
Environmental Assessment No. R-05-61/T-5592/C-05-187 is hereby approved.
SECTION 2. The Council finds the requested R-1/UGM (Single Family Residential/Urban Growth
Management) and the R-21UGM (Low Density Multiple Family Residential/Urban Growth Management)
zone districts are consistent with the medium-low density residential planned land use designation of the '
2025 Fresno General Plan and the McLane Community Plan.
SECTION 3. The Council finds that the zone district of the real property described in attached
Exhibit A, located in the City of Fresno and shown on the Official Zone Map of the City of Fresno, is
reclassified from the AE-20 (Exclusive Twenty Acre Agricultural[County of Fresno]) zone district to the
R-1/UGM (Single Family Residential/Urban Growth Management)and the R-2/UGM(Low Density Multiple
Family Residential/Urban Growth Management) zone districts.
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 annexation of the subject property into the City of Fresno
and upon payment of required fire district "transitional fees."
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
day of , 2006, by the following vote:
Ayes:
Noes:
Absent:
Abstain:
REBECCA E. KLISCH
City Clerk
By
APPROVED AS TO FORM:
HILDA CANTO MONTOY
City Attorney
By
Deputy
Rezone Application No. R-05-61
Filed by Centex Homes
Assessor's Parcel No. 310-260-17, 310-260-
49 & 310-260-51
KWASTER FILES-TRACT MAPSYS300 TO 5399 MAPSWRACT 5592 ARNOLOO RODRIGUEZ(R-05-01&C-05-187)1R-05-61 CC ORDINANCE BILL.DOC
Exhibit A, Page 1 of 4
From AE-20 (County) to R-1
That portion of the Northwest quarter of Section 26, Township 13 South, Range 21 East,
Mount Diablo Base and Meridian, in the County of Fresno, State of California, according
to the Official Plat thereof, more particularly described as follows:
Commencing at the North quarter corner of said Section 26;
Thence, along the North line of the Northwest quarter of said Section 26,
North 89°46'38" West, a distance of 1324.01 feet to the Northwest comer of Lot 3 in
Section 26, Township 13 South, Range 21 East, Mount Diablo Base and Meridian as
shown on the map recorded in Book 2 of Maps, at Page 40, Fresno County Records, said
point being the TRITE POINT OF BEGINNING;
Thence, along the West line of said Lot 3, South 00°00'10" East, a distance of 1984.83
feet to the Southwest comer of Parcel 4 of Parcel Map No. 2657 recorded in Book 18 of
Parcel Maps, Page 41, Fresno County Records;
Thence, along the South line of said Parcel 4, South 89°42'54"East, a distance of
1005.87 feet to a point on a line parallel with and distant 318.00 feet West of the East line
of the Northwest quarter of said Section 26;
Thence, along said parallel line, North 00°00'05"East a distance of 587.12 feet to a point
on a line parallel with and distant 75.00 feet South of the South line of said Lot 3;
Thence, along said parallel line,North 89°44'35"West, a distance of 457.00 feet to a
point on a line parallel with and distant 775.00 feet West of the East line of the Northwest
quarter of said Section 26;
Thence, along said parallel line, North 00°00'05"East, a distance of 100.00 feet to a point
on a line parallel with and distant 25.00 feet North of the South line of said Lot 3;
Thence, along said parallel line,North 89°44'35" West, a distance of 57.00 feet to a point
on a line parallel with and distant 832.00 feet West of the East line of the Northwest
quarter of said Section 26;
Thence, along said parallel line, North 00°00'05"East, a distance of 90.22 feet to a point
on a line parallel with and distant 1208.26 feet South of the North line of the Northwest
quarter of said Section 26;
Thence, along said parallel line, North 89°46'38" West, a distance of 181.91 feet to a
point on a line parallel with and distant 310.00 feet East of the West line of said Lot 3;
Thence, along said parallel line,North 00'00'10" West, a distance of 290.00 feet to a
point on a line parallel with and distant 918.26 feet South of the North line of the
Northwest quarter of said Section 26;
Exhibit A, Page 2 of 4
Thence, along said parallel line, South 89°46'38"East, a distance of 109.00 feet to a point
on a line parallel with and distant 419.00 feet East of the West line of said Lot 3;
Thence, along said parallel line,North 00'00'10" West, a distance of 48.26 feet to a point
on a line parallel with and distant 870.00 feet South of the North line of the Northwest
quarter of said Section 26;
Thence, along said parallel line, North 89°46'38" West, a distance of 104.00 feet to a
point on a line parallel with and distant 315..00 feet East of the West line said Lot 3;
Thence, along said parallel line,North 00'00'10" West, a distance of 424.83 feet;
Thence, North 07°35'52"East, a distance of 2035 feet to a point on a line parallel with
and distant 425.00 feet South of the North line of the Northwest quarter of said Section
26;
Thence, along said parallel line, South 89°46'38"East, a distance of 268.31 feet to a
point on a line parallel with and distant 586.00 feet East of the.West line of said Lot 3;
Thence, along said parallel line,North 00'00'10" West, a distance of 425.00 feet to a
point on the North line of the Northwest quarter of said Section 26;
Thence, along said North line,North 89°46'38"West, a distance of 586.00 feet to the
TRUE POINT OF BEGINNING.
Contains 27.29 acres more or less.
f
Exhibit A, Page 3 of 4
From AE-20 (County) to R-2
That portion of the Northwest quarter of Section 26, Township 13 South, Range 21 East,
Mount Diablo Base and Meridian, in the County of Fresno, State of California, according
the Official Plat thereof, more particularly described as follows;
BEGINNING at the North quarter comer of said Section 26;
Thence, along the East line of the Northwest quarter of said Section 26,
South 00°00'05" West a distance of 1323.98 feet to the North line of Parcel 1 of Parcel
Map No. 2657, recorded in Book 18 of Parcel Maps, at Page 41, Fresno County Records;
Thence, along said North line,North 89°44'35"West, a distance of 318.00 feet to a point
on a line parallel with and distant 318.00 feet West of the East line of the Northwest
quarter of said Section 26;
Thence, along said parallel line, South 00°00'05"West, a distance of 75.00 feet to a point
on a line parallel with and distant 75.00 feet South of the North line of said Parcel 1;
.Thence, along said parallel line, North 89°44'35" West, a distance of 457.00 feet to a
point on a line parallel with and distant 775.00 feet West of the East line of the Northwest
quarter of said Section 26;
Thence, along said parallel line,North 00°00'05"East, a distance of 100.00 feet to a point
on a line parallel with and distant 25.00 feet North of the South line of Lot 3 in Section
26, Township 13 South, Range 21 East, Mount Diablo Base and Meridian as shown on
the map recorded in Book 2 of Maps, at Page 40, Fresno County Records;
Thence, along said parallel line,North 89°44'35"West, a distance of 57.00 feet to a point
on a line parallel with and distant 832.00 feet West of the East line of the Northwest
quarter of said Section 26;
Thence, along said parallel line,North 00°00'05"East, a distance of 90.22 feet to a point
on a line parallel with and distant 1208.26 feet South of the North line of the Northwest
quarter of said Section 26;
Thence, along said parallel line,North 89°46'38" West,,a distance of 181.91 feet to a
point on a line parallel with and distant 310.00 feet East of the West line of said Lot 3;
Thence, along said parallel line,North 00°00'10"West, a distance of 290.00 feet to a
point on a line parallel with and distant 918.26 feet South of the North line of the
Northwest quarter of said Section 26;
Thence, along said parallel line, South 89°46'38" East, a distance of 109.00 feet to a point
on a line parallel with and distant 419.00 feet East of the West line of said Lot 3;
Exhibit A, Page 4 of 4
Thence, along said parallel line, North 00'00'10" West, a distance of 48.26 feet to a point
on a line parallel with and distant 870.00 feet South of the North line of the Northwest
quarter of said Section 26;
Thence, along said parallel line, North 89°46'38" West, a distance of 104.00 feet to a
point on a line parallel with and distant 315.00 feet East of the West line said Lot 3;
Thence, along said parallel line,North 00'00'10" West, a distance of 424.83 feet;
Thence, North 07°35'52" East, a distance of 20.35 feet to a point on a line parallel with
and distant 425.00 feet South of the North line of the Northwest quarter of said Section
26;
Thence, along said parallel line, South 89°46'38"East, a distance of 268.31 feet to a
point on a line parallel with and distant 586.00 feet East of the West line of said Lot 3;
Thence, along said parallel line, North 00'00'10" West, a distance of 425.00 feet to a
point on the North line of the Northwest quarter of said Section 26;
Thence, along said North line, South 89°46'38"East, a distance of 738.00 feet to the
POINT OF BEGINNING.
Contains 28.22 acres more or less.
CITY OF FRESNO
PLANNING AND DEVELOPMENT DEPARTMENT
CONDITIONS OF APPROVAL
FEBRUARY 22, 2006
VESTING TENTATIVE TRACT MAP NO. 55921UGM
SOUTHWEST CORNER OF EAST SHIELDS AND NORTH LOCAN AVENUES
All tentative maps are subject to the applicable provisions of the State Subdivision Map Act,
Fresno Municipal Code (FMC), City policies, and City of Fresno Standard Specifications. The
following specific conditions are applicable to this vesting tentative map. 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. 5592/UGM, a Planned
Development entitled "Exhibit A," dated February 22, 2006, the subdivider may prepare
a Final Map in accordance with the approved tentative map, and related Rezone
Application No. R-05-61 and Conditional Use Permit Application No. C-05-187 which
established a planned development for the northeastern 28.22 acres of the subject
property.
2. Submit grading plans and a soils report to the City of Fresno Planning and Development
Department for verification prior to Final Map approval (Reference: Sections 12-1022
and 12-1023.0f the FMC). Grading plans shall indicate the location of any required walls
and indicate the proposed width of required landscape easements or strips. Approval of
.the grading plan is required prior to Final Map approval
3. At the time of Final Map submittal, the subdivider shall submit engineered construction
plans to the City of Fresno Public Works, Public Utilities, and Planning and Development
Departments for grading, public sanitary sewer system, public water system, street
lighting system, public streets, and storm drainage, including other technical reports and
engineered plans as necessary to construct the required public improvements and work
and applicable processing fees.
Conditions of Approval
Vesting Tentative Tract Map No. 5592/UGM
February 22, 2006
Page 2
4. Engineered construction plans shall be approved by the City prior to the approval of the
Final Map. If, at the time of Final Map approval, such plans have not been approved, the
subdivider shall provide performance security in an amount established by the City to
guarantee the completion of plans.
5. Public utilities easements, as necessary, shall be shown on the Final Map and dedicated
to the City of Fresno. Public utility easements beyond the limits of the Final Map, but
required as a condition of development, shall be acquired at the subdivider's cost and
shall be dedicated by separate instrument at the time of Final Map approval. The
relocation of existing utilities necessitated by the required public improvements shall be
paid for by the subdivider. The subdivider is responsible to contact the appropriate utility
company for information.
6. Comply with the conditions, policies and standards set forth in the City of Fresno,
Municipal Code, Article 10, Chapter 12, "Subdivision of Real Property;" Resolution No.
68-187, "City Policy with Respect to Subdivisions;" and City of Fresno Standard
Specifications, 2002 Edition, and any amendments thereto.
7. The developer/owner shall pay applicable fees for, but not limited to, plan checks for
street improvements and other grading and construction; street trees, street signs, water
and sewer service, and inspections in accordance with the City of Fresno Master Fee
Schedule (City Resolution No. 79-606 and No. 80-420) and any amendments,
modifications, or additions thereto; and in accordance with the requirements of State law
as related to vesting tentative maps.
8. The subdivider shall furnish to the City acceptable security to guarantee the construction
of the off-site street improvements in accordance with all applicable provisions of the
FMC and the State Subdivision Map Act. The subdivider shall complete all the public
improvements prior to the approval of the Final Map by the City. If, at the time of Final
Map approval, any public improvements have not been completed and accepted in
accordance with the standards of the City, the subdivider may elect to enter into an
agreement with the City to thereafter guarantee the completion of the improvements.
9. As a condition of Final Map approval, the subdivider shall furnish to the City a
subdivision guarantee listing all parties having any right, title or interest and the nature of
their interest per State law.
10. Relinquish access rights to East Shields and North Locan Avenues from all residential
lots and pedestrian easements which abut these streets. Ref. Section 12-1011-f-3 of the
Fresno Municipal Code.
11. Relinquish access rights to the streets and/or easements along the following property
lines:
Lot 1: The eastern property line.
Lot 7: The western property line.
Conditions of Approval
Vesting Tentative Tract Map No. 5592/UGM
February 22, 2006
Page 3
Lot 16: The southern property line.
Lot 17: The northern property line.
Lot 52: The western property line.
Lot 53: The eastern property line.
Lot 77: The eastern property line (adjacent to the easement)
Lot 78: The southern property line.
Lot 89: The eastern property line.
Lots 90 through 93, inclusive: The western property line.
Lot 117: The southern property line.
Lot 118: The southern property line.
Lot 129: The southern property line.
Lot 130: The southern property line..
Lot 141: The southern property line.
Lot 142: The northern property line.
Lot 157: The western property line.
Lot 184: The eastern property line.
Lot 185: The western property line.
Lot 208: The eastern property line.
Lot 209: The western property line.
Lot 215: The southern property line.
Lot 224: The eastern property line.
Lot 225: The western property line.
Lot 244: The western property line.
12. 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 Vesting Tentative Tract No. 5592/UGM.
Landscaping and Walls
13. Pursuant to Section 12-1011-f-3 of the FMC the developer/owner shall provide a 15-foot
landscape easement (and irrigation system) along the property lines of lots and/or
outlots/easements which back-onto East Shields and North Locan Avenues.
14. Pursuant to Section 12-1011-f-3 of the FMC the developer/owner shall provide a 10-foot
landscape easement (and irrigation system) along the property lines of lots and/or
outlots/easements which back-onto North Schneider, North East Michigan, North Hornet
Avenues (unnamed street providing access to East Shields Avenue).
15. Easements"A", "B", "D", "E", "F" and "G" on Exhibit A dated February 22, 2006 shall be
used for landscaping and pedestrian walkways.
Conditions of Approval
Vesting Tentative Tract Map No. 5592/UGM
February 22, 2006
Page 4
16. Outlot "C" on Exhibit A dated February 22, 2006 shall be used as a park .with
landscaping and recreational purposes.
17. Construct a six-foot high decorative solid masonry wall (at finished grade of proposed
site) pursuant to the solid wall requirements of Section 12-306-H of the FMC at the rear
of the required 15-foot landscape easement along East Shields and North Locan
Avenues and the 10-foot landscape easements along the property lines of lots and/or
outlots/easements which back-onto North Schneider, North East Michigan, North Hornet
Avenues (unnamed street providing access to East Shields Avenue). 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. This wall and landscape easement shall continue along the following property
lines:
Lot 1: The eastern property line.
Lot 7: The western property line.
Lots 90 through 93, inclusive: The western property line.
Lot 117: 50 feet along the southern property line, measured
from the eastern property line going west
Lot 142: 50 feet along the northern property line, measured
from the eastern property line going west
18. Provide a corner cut-off area at the intersection as depicted on Exhibit A dated February
22, 2006 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, unless within a required
homeowner's association.
19. 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.
20. Maintenance of the required landscape easements, streets, curbs and gutters,
sidewalks, medians, and street furniture may be the responsibility of the City's
Community Facilities District. Contact the Public Works Department, Engineering
Services Division, at (559) 621-8695 for information regarding the City's District. The
property owners may petition the City for annexation to the City's District prior to final
map approval. If approved by City Council, the following features may be maintained by
the Community Facilities District see attached letter dated January 16, 2006:
Conditions of Approval
Vesting Tentative Tract Map No. 5592/UGM
February 22, 2006
Page 5
a. Landscaping and irrigation systems as approved by the Parks Department at the
following locations:
Within the street easements (including median to centerline) and the landscape
easements.
b. All local streets, curbs.and gutters, sidewalks, medians and street furniture as
approved by the Public Works Department within the boundary of the map.
c. All curbs and gutters, sidewalks, medians, street furniture and street (to centerline)
.within East Shields and North Locan Avenues as approved by the Public Works
Department along the map frontage.
d. All street lights as approved by the Public Works Department within the boundary of
the map.
21. 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.
22. Should the City Council not approve the annexation of any or all of the maintenance
items listed above, then the property owner/developer shall create a homeowner's
association for the maintenance of these items and proposed private streets, utilities,
and walls/gates. The proposed Declaration of Covenants, Conditions, and Restrictions
(CC&Rs) and the proposed instruments for the homeowners association shall be
submitted to the Planning and Development Department for review two weeks prior to
final map approval. Said documents shall be recorded with the final map or alternatively
submit recorded documents or documents for recording prior to final acceptance of
subdivision improvements. Said documents shall include assignment of responsibility to
the homeowners association for landscaping and other provisions as stated in the
Planning and Development Department Guidelinds for preparation of CC&Rs dated
January 11, 1985.
23. Pay appropriate park facilities fee and/or dedicate lands for park and recreation
purposes pursuant to Ordinance No. 2005-112 and 2005-113 adopted by the Fresno
City Council on September 27, 2005.
24. 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.
Conditions of Approval
Vesting Tentative Tract Map No. 5592/UGM
February 22, 2006
Page 6
Lot Dimensions
25. Pursuant to Section 12-211.5-B of the FMC, all parcels within the R-1 zone district must
provide the following minimum standards:
Width
Interior lots: 60-feet
Corner lots: 65 feet
Reversed corner lots: 70 feet
Curved/cul-de-sac lots: 40 feet
Depth
Lots facing local streets: 100 feet
Building Setbacks
26. Building setbacks shall be in accordance with the R-1/UGM zone district as shown on
Exhibit A of Vesting Tentative Map Tract No. 5592/UGM dated February 22, 2006, and
the provisions of Section 12-211.5-E of the FMC, unless otherwise noted in these
conditions.
Planned Development (C-05-187)
27. Building setbacks shall be in accordance with the R-2/UGM zone district as shown on
Exhibit B of Conditional Use Permit Application No. C-05-187 dated February 22, 2006
and as follows:
Front yard: Front yard setback shall be a minimum of 10-feet from property line
to habitable living area and 20-feet to a garage.
Interior Side yard: Interior side yard setbacks shall be a minimum of three and six
feet; or, four and five feet. The greater setback shall be adjacent to
the garage.
Street side yard: Street side yard setbacks shall be a minimum of.10-feet with the
interior side yard being a minimum of five-feet.
Rear yard: No more than 50 percent of the home may be at the eight foot rear
yard minimum setback.
Information
28. Prior to the issuance of building permits for the subdivision, school construction fees
shall be paid to the Clovis Unified School District in accordance with the school district's
adopted schedule of fees. Note that the Clovis Unified School District has requested
that their letter dated January 31, 2006 be provided to all future residents.
29. Contact the United States Postal.Service for the location and type of mailboxes to be
installed in this subdivision. '
Conditions of Approval
Vesting Tentative Tract Map No. 5592/UGM
February 22, 2006
Page 7
30. Pursuant to Section 66456.1 of the Subdivision Map Act, which states "The right of the
subdivider to file multiple Final Maps shall not limit the authority of the local agency to
impose reasonable conditions relating to the filing of multiple Final Maps," any multiple
final maps filed by the subdivider on this tract shall fully and independently conform to all
provisions of FMC Chapter 12, Article 10, Subdivision of Real Property.
31. The developer/owner shall obtain any .and all permits required for the removal or
demolition of any existing building or structure located within the subdivision boundaries.
The developer/owner shall also obtain any and all permits required for the proper
abandonment/closure of any existing water well, septic tank/leach field or cesspool, and
irrigation pipeline on the subject property. All such permits shall be obtained prior to
commencement of tract grading work, in accordance with Chapter 13 of the FMC.
32. Vesting Tentative Tract Map No. T-5592/UGM is subject to City Council approval of
Rezone Application No. R-05-61.
33. Conditional Use Permit Application No. C-05-187, filed to establish a 169 lot, planned
development for the northeastern 28.22 acres of the subject site shall be approved prior
to final map approval.
34. If archaeological and/or animal fossil material is encountered during project surveying,
grading, excavating, or,construction, work shall stop immediately.
35. 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.
36. 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.
37. If animal fossils are uncovered, the Museum of Paleontology at the University of
California, Berkeley shall be contacted to obtain a referral list of recognized
paleontologists. An assessment shall be conducted by a paleontologist; if the
paleontologist determines the material to be significant, a recommendation shall be
made to the City as to any further site investigation or preservation measures.
38. 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
Conditions of Approval
Vesting Tentative Tract Map No. 5592/UGM
February 22, 2006
Page 8
defined in Section 783 of the Civil Code, the developer/owner shall file a written
application with the City of Fresno Director of Public Works, requesting apportionment of
the unpaid portion of the assessment or pay off such assessment in full.
If the subdivider elects to apportion the assessment, the application shall contain the
following information:
a. A full description of each assessed lot, parcel or interest to be divided and of how
such lot, parcel or interest will be divided;
b. A request that the Engineer apportion the amount remaining unpaid on the
assessment in accordance with applicable law; and
c. Written consent of the owner(s) of each such lot, parcel, or interest to the requested
apportionment.
d. The application shall be filed prior to the approval of the Final Map(s) by the City
and shall be accompanied by a fee in an amount specified in the Master Fee
Resolution for each separate lot, parcel, or interest into which the original assessed
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.
39. The subdivider shall comply with .Regulation VIII of the San Joaquin Valley Air Quality
Pollution Control District for the control of particulate matter and fugitive dust during
construction of this project.
40. Solid waste disposal for the subdivision shall be provided by the City of Fresno. The
method of collection to be utilized in this tract shall be subject to approval of the Solid
Waste Manager (see below-noted conditions).
STREET NAMES
41. Comply with the street name review memorandum dated January 12, 2006.
PARK SERVICE.
a.
42. Comply with the memorandum from Ann Lillie of the Public Works Department dated
February 9, 2006.
Urban Growth Management Requirements
43. The subdivider shall be required to pay the appropriate UGM Park Capital Fee at the
time of Final Map approval. Fee payment may be deferred until time of building permit
issuance in accordance.with the requirements of Section 12-4.509-C-3 of the FMC.
Conditions of Approval
Vesting Tentative Tract Map No. 5592/UGM
February 22, 2006
Page 9
FIRE SERVICE
44. Most of the project is over three miles from any existing Fire Station. All structures over
three miles from a fire station shall be fire sprinklered.
45. Provide residential hydrants and fire flows per Public Works Standards with two sources
of water.
46. Fire sprinklered houses require a minimum 1 '/2" water service for fire sprinkler/domestic
supply. Provisions must be made accordingly.
47. Comply with the memorandum from the Fire Department dated January 17, 2006.
Urban Growth Management Requirements
48. The subdivider shall be required to pay the appropriate Fire Station Capital Fee at the
time of final map approval. This site is currently within a non-designated fee area.
SOLID WASTE SERVICE
49. The owners, lessees or other tenants of the residential dwellings on service day, before
6:00 a.m., shall place their solid waste containers at the edge of the curb approximately
four feet apart and shall not block any vehicle accesses in accordance with the City of
Fresno's Solid Waste Management Division Standards.
50. Per Section 9-404 of the FMC, Solid Waste Disposal Regulations, no solid waste
container or residential rubbish shall be allowed to remain at the curb line after 8:00 p.m.
on the collection day.
51. Property owners will receive three containers to be used as follows: one gray container
for solid waste, one green container for green waste, and one blue container for
recyclable material.
52. Comply with the memorandum from the Solid Waste Division dated February 1, 2006.
STREETS AND RIGHTS-OF-WAY
53. The subdivider shall furnish to the City acceptable security to guarantee the construction
of the off-site street improvements in accordance with all applicable provisions of the
FMC and the State Subdivision Map Act.
54. The subdivider shall make provisions for disabled persons in accordance with the
Department of Public Works standards and as required by State law. Handicap access
ramps are required to be constructed in sidewalks at all corners within the limits of the
tract. Where street furniture is located within the sidewalk area (fire hydrants,
streetlights, etc.), a minimum of 48 inches of unobstructed path Shall be maintained to
Conditions of Approval
Vesting Tentative Tract Map No. 5592/UGM
February 22, 2006
Page 10
satisfy the American Disabilities Act requirements. If necessary, dedicate a pedestrian
easement to accommodate for the 4-foot minimum unobstructed path requirement.
55. All of the required street improvements shall be constructed and/or installed in
accordance with the City of Fresno Standard Specifications (2002 Edition). The
following shall be submitted as a single package to the Pubic Works Department for
review and approval:
a. Signing and striping plans (per current California Department of Transportation
standards);
b. Street Construction Plans; and,
c. Landscape and irrigation plans (median island and street trees within all
parkways).
56. The subdivider shall underground all existing off-site overhead utilities and proposed
utility systems in accordance with FMC Sections 12-1011, 8-801, and Resolution No. 78-
522, 88-229.
57. The subdivider shall construct an underground street lighting system per Public Works
Standards within the limits of the tract. Spacing and design shall conform to Public
Works Standards for collector and local streets. Height, type, spacing, etc., of standards
and luminaries shall be in accordance with Resolution No. 68-187, 78-522, 81-219, and
88-229 or any modification thereto approved by the City Traffic Engineer prior to Final
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.
58. 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.
59. 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.
60. Comply with the memorandum from the Public Works Department, Engineering Division
dated February 2,,2006; February 8, 2006 and February 13, 2006.
General Conditions
61. Provide handicap access ramps at all corners within the limits of this subdivision.
62. Underground all existing offsite overhead utilities with the limits of this map in
accordance with FMC Section 12-1011, 8-801 and Resolution No. 78-522/88-229.
Conditions of Approval
Vesting Tentative Tract Map No. 5592/UGM
February 22, 2006
Page 11
63. Submit the following plans, as applicable, in a single package, to the Public Works
Department for review and approval: Street Construction, Signing, Striping, Traffic
Signal, Streetlight, Landscape and Irrigation.
Urban Growth Management Requirements
64, This Map is in UGM major street zone D-1/E-2; therefore pay all applicable UGM fees.
SANITARY SEWER SERVICE
65. The following sewer improvements shall be required prior to providing City sewer service
to the project:
The following off-site sanitary sewer main extensions are required:
66. Construct an 18-inch sanitary sewer main in East Shields Avenue from the existing 18-
inch main at East Shields Avenue and North McKelvey Avenues east to North
Temperance Avenue.
67. Construct a 12-inch sanitary sewer main in East Shields Avenue from North
Temperance Avenue east across the project frontage.
68. Construct an eight-inch sanitary sewer main in North Locan Avenue from East Shields
Avenue south across the project frontage.
69. Sanitary sewer mains shall be extended within the proposed tract to provide sewer.
service to each lot created.
70. Separate sewer house branches shall be provided for each lot created.
71. All public sewer facilities shall be constructed in accordance with Department of Public
Works standards, specifications, and policies.
72. Abandon all existing on-site private sewer septic. systems in accordance with City
standards, specifications, and policies.
73. All underground street utilities shall be installed prior to permanent street paving.
74. Street easements and/or deeds shall be recorded prior to approval of improvement
plans.
75. Engineered improvement plans prepared to City Standards by a Registered Civil
Engineer are required for proposed additions to the sanitary sewer system.
Conditions of Approval
Vesting Tentative Tract Map No. 55921UGM
February 22, 2006
Page 12
76. A preliminary sewer design plan 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 developer's final map and engineered plan &
profile improvement drawings for City review.
77. Comply with the memorandum from the-Public Utilities Department dated January 25,
2006.
Sanitary Sewer Fees
The following Sewer Connection Charges are due and shall be paid for the Project:
Sewer Lateral Charge.
Oversize Sewer Charge
Trunk Sewer Charge: Fowler
Wastewater Facilities Charge (Residential Only)
WATER REQUIREMENTS
78. The following water improvements shall be required prior to providing City water service
to the project:
The following off-site water.extensions (including installation of City fire hydrants) are
required:
79. Construct a 16-inch transmission grid water main (including installation of City fire
hydrants) in East Shields Avenue from North Temperance Avenue east to North Locan
Avenue.
80. Construct a 14-inch transmission grid water main (including installation of City fire
hydrants) in North Locan Avenue from East Shields Avenue south to East Clinton
Avenue.
81. Construct a 14-inch transmission grid water main (including installation of City fire
hydrants) in East Clinton Avenue from North Locan Avenue west to North Temperance
Avenue.
82. Water mains (including installation of City fire hydrants) shall be constructed within the
tract to service each lot created.
83. Separate water services with. meter boxes shall be provided to each lot created.
84. Installation(s) of public fire hydrant(s) are required in accordance with City Standards.
85. 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
Conditions of Approval
Vesting Tentative Tract Map No. 5592/UGM
February 22, 2006
Page 13
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.
86. Public water facilities shall be constructed in accordance with the Department of Public
Works standards, specifications, and policies.
87. Seal and abandon existing on-site well in compliance with per the State of California
Well Standards, Bulletin 74-90 or current revisions issued by California Department of
Water Resources and City of Fresno standards.
88. Engineered improvement plans prepared by a Registered Civil Engineer are required for
proposed additions to the City Water System.
89. Comply with the Department of Public Utilities, Water Division memorandum dated
January 31, 2006.
Water Fees
The following Water Connection Charges and fees shall be paid for the project:
Wet-tie(s) and meter(s) installations to be performed by the City Water Division
Frontage Charge
Transmission Grid Main Charge
Transmission Grid Main Bond Dept Service Charge
URBAN GROWTH MANAGEMENT REQUIREMENTS (GENERAL)
90. 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.
91. 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
92. The developer will be responsible for the acquisition of any necessary right-of-way to
construct any of the required improvements.
93. 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 e9act requirement must
Conditions of Approval
Vesting Tentative Tract Map No. 5592/UGM
February 22, 2006
Page 14
be determined at the project design stage based on the existing conditions and detailed
design information.
94. In the event an .acquisition of any easement or right-of-way is necessitated by the
subject development, said acquisition will be accomplished prior to Final Map approval.
The developer/owner should contact the Real Estate Section of the Public Works
Department to receive procedural guidance in such acquisitions.
95. Should such acquisition not be accomplished by the subdivider prior to Final Map
approval, the subdivider must request and grant to the City the full authority to attempt
acquisition either through negotiation or through its power of eminent domain. The
subdivider shall furnish to the City Public Works Department, Engineering Division/ Real
Estate Section, an appraisal report or a request for an estimated appraisal amount(to be
determined by the City of Fresno Real Estate Section) prior to preparation of a
Subdivision Agreement.
96. 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
97. The subdivider shall be required to comply with the specific requirements imposed by
the Fresno Metropolitan Flood Control District (FMFCD) for the subdivision or any
amendments or modifications to those requirements which may be granted by the
FMFCD Board of Directors, pursuant to Section 13-1307 of the Fresno Municipal Code.
These requirements are identified in the District's letter to the Planning and Development
Department dated February 2, 2006.
98. 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.
r.
FRESNO IRRIGATION DISTRICT
99. Comply with the Fresno Irrigation District letter dated January 19, 2006.
SAN JOAQUIN VALLEY AIR POLLUTION CONTROL DISTRICT
100. Contact the San Joaquin Valley Air Pollution Control District for their requirements.
Conditions of Approval
Vesting Tentative Tract Map No. 5592/UGM
February 22, 2006
Page 15
CLOVIS UNIFIED SCHOOL DISTRICT
101. The developer/owner shall comply with the requirements in the letter from the Clovis
Unified School District dated January 31, 2006.
PACIFIC GAS AND ELECTRIC COMPANY
102. The developer/owner shall comply with the requirements in the letters from the Pacific
Gas and Electric (PG&E) Company dated January 18, 2006.
HISTORIC SURVEY
103. The developer/owner shall comply with the requirements in the letter from the Historic
Preservation Project Manager dated February 8, 2006.
104. There is at least one pre-1938 home and related barn on the subject property with
related outbuildings that is 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 historic
register listing shall be reviewed by historic preservation staff. In order for historic
preservation staff to complete this review, the developer shall engage an appropriate
consultant to prepare a historic survey (Phase 1 reconnaissance level survey) for the
project area. This survey shall be approved by historic preservation staff, prior to the
demolition of any structures on the subject site.
CALTRANS
105. Comply Caltrans letter dated January 18, 2006.
DEVELOPMENT FEES AND CHARGES
This project is subject to the following fees and charges:
SEWER CONNECTION CHARGES FEE RATE
b. Lateral Sewer Charge* 10.10/sq. ft. (to 100' depth)
c. Oversize Charge* $0.05/sq. ft. (to 100' depth)
d. Trunk Sewer Charger $344/living unit
Service Area: Fowler
e. Wastewater Facilities Charge-i6 $2,119/living unit
f. Fowler Trunk Sewer Interim Fee Surety* $1,000/living unit
Conditions of Approval
Vesting Tentative Tract Map No. 5592/UGM
February 22, 2006
Page 16
g. House Branch Sewer.Charger N/A
WATER CONNECTION CHARGES FEE RATE
h. Service Connection Charge Fee based on service(s) and
meter(s) sizes specified by owner;
fee for service(s) and Meter(s)
established by the Master Fee
Schedule.
i. Frontage Charge* $6.50/lineal foot
j. Transmission Grid Main Charge* $643/gross acre (parcels 5 gross
acres or more)
k. Transmission Grid Main Bond Debt Service Charge* $243/gross acre (parcels 5 gross
acres or more)
I. UGM Water Supply Feer $1,738/living unit
Service Area: 501s
m. Well Head Treatment Feet► $79/living unit
Service Area: 501
n. Recharge Feet► $56/living unit
Service Area: 501
o. 1994 Bond Debt Service* $93/living unit
Service Area: 501
DEVELOPMENT IMPACT FEE FEE RATE
p. Fire Facilities Impact Fee - Citywide+** $539/living unit
q. Park Facility Impact Fee - Citywide♦** $3398/living unit
r. *Quimby Parkland Dedication Feer"* $1120/living unit
s.. Police Facilities Impact Fee - Citywide♦** $624/living unit
t. Traffic Signal Charge* $414.69/living unit
URBAN GROWTH MANAGEMENT FEE RATE
u. Major Street Charge* $3161/adj. acre
Service Area: D-1/E-2
Conditions of Approval
Vesting Tentative Tract Map No. 5592/UGM
February 22, 2006
Page 17
v. Major Street Bridge Charge* $304/adj. acre
Service Area: D-1/E-2
w. UGM Grade Separation Fee* N/A
Service Area:
x. UGM Trunk Sewer Charge+ N/A
Service Area: Fowler
y. Street Acquisition/Construction Charge♦ N/A
Notes:
*This amount if paid is creditable against the Park Facility Impact Fee.
Fee applicable to all maps accepted for filing after August,30, 2005
Y Due at time of subdivision.
+ Due at time of development.
+ Due at occupancy.
* Deferrable through Fee Deferral Covenant
KAMaster Files-Tract Maps\Tract 5592 Arnoldo Rodriguez (R-05-61 &C-05-187)\COA-T-5592-Mar.1,2006 Draft 1.doc
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CITY OF FRESNO
PLANNING AND DEVELOPMENT DEPARTMENT
CONDITIONS OF APPROVAL
FEBRUARY 22, 2006
CONDITIONAL USE PERMIT APPLICATION NO. C-05-187
PART A- PROJECT INFORMATION
1. Assessor's Parcel No: 310-260-17, 49, & 51
2. Job Address: Vesting Tentative Tract Map No. T-5592 and Rezone
Application No. R-05-61
3. Street Location: Southwest corner of East Shields and North Locan Avenues
4. Existing Zoning: AE-20(Exclusive Twenty Acre Agricultural(County of Fresno])
zone district
5. Proposed Zoning: R-2/UGM (Low Density Multiple .Family Residential/Urban
Growth Management) per Rezone Application No. R-05-61
6. Planned Land Use: Medium-low density residential
7. Plan Areas: McLane Community Plan
8. Project Description: Proposal to create a planned development, which includes,
reduced lot sizes and setbacks for 169 of the proposed 258 lots
of Vesting Tentative Tract Map No. 5592.
PART B - GENERAL CONDITIONS AND REQUIREMENTS
The Planning Commission on February 22,2006,approved the special permit application subject to
the enclosed list of conditions and Exhibits B and C dated February 22, 2006.
An environmental assessment/initial study was conducted aril resulted in a Finding of Conformity to
the 2025 Fresno General Plan Master Environmental Impact Report (MEIR No. 10130), dated
February 2, 2006. The finding of conformity was been published in the Fresno Bee commencing a .
20-day public review and comment period on February 2, 2006.
IMPORTANT: PLEASE READ CAREFULLY
Please note that this project may be subject to a variety of discretionary conditions of approval.
These include conditions based on adopted City plans and policies, those determined through site
plan review and environmental assessment essential to mitigate adverse effects on the environment
including the health, safety, and welfare of the community, and "recommended conditions for
Conditions of Project Approval
Conditional Use Permit Application No. C-05-187
February 22, 2006
Page 2
development that are not essential to health, safety, and welfare,but would on the whole enhance
.the project and its relationship to the neighborhood and environment.
Discretionary conditions of approval are listed in the last section of this list of conditions under the
heading "Part F - Miscellaneous" and may be appealed. All code requirements, however, are
mandatory and may only be modified by variance, provided the findings pursuant to Fresno
Municipal Code (FMC) Section 12-405.A can be made.
All discretionary conditions of approval will ultimately be deemed mandatory unless
appealed in writing to the Planning and Development Director within 15 days.
In the event you wish to appeal the Planning Commission's decision or discretionary conditions of
approval, you may do so by filing a written appeal with the Director. The appeal shall include a
statement of your interest in or relationship to the subject properly, the decision or action appealed
and specific reasons why you believe the decision or action appealed should not be upheld. Your
appeal must be filed by February 22, 2006.
Approval of this special permit shall be considered null and void in the event of failure by the
applicant and/or the authorized representative, architect, engineer, or designer to disclose and
delineate all facts and information relating to the subject property and the proposed development
including, but not limited to, the following:
1. All existing and proposed improvements including but not limited to buildings and structures,
signs and their uses, trees, walls, driveways, outdoor storage, and open land use areas on the
subject property and all of the preceding which are located on adjoining property and may
encroach on the subject property;
2. All public and private easements, rights-of-way and any actual or potential prescriptive
easements or uses of the subject property;
3. Existing and proposed grade differentials between the subject property and adjoining property
zoned or planned for residential use.
Approval of this special permit may become null and void in the event that development is
not completed in accordance with all the conditions and requirements imposed on this
special permit, the Zoning Ordinance, and all Public Works Standards and Specifications.
The Planning and Development Department shall not assume responsibility for any deletions
or omissions resulting from the special permit review process or for additions or alterations
to construction plan not specifically submitted and reviewed and approved pursuant to this
special permit or subsequent amendments or revisions.
No uses of land, buildings, or structures other than those specifically approved pursuant to this site
plan shall be permitted. (Include this note on the site plan.)
Transfer all red line notes, etc., shown on all original site plan exhibits (dated February 22, 2006)to
the final site plan. CORRECTIONS SHALL INCLUDE ALL THOSE LISTED IN THIS DOCUMENT
AND THOSE LISTED IN THE CORRECTION LIST PROVIDED BY THE PLAN CHECK PROCESS.
Conditions of Project Approval
Conditional Use Permit Application No. C-05-187
February 22, 2006
Page 3
The exercise of rights granted by this special permit must be commenced by February 22, 2010
(four years from the date of Planning. Commission approval). There is no exception.
To complete the back-check process for building permit relative to planning and zoning.
issues, submit eight copies of this corrected, final site plan, together with six copies of the
elevations, landscape, and irrigation plans, and any required covenants and/or studies or
analyses to the Planning Division, Current Planning Section, for final review and approval,
ten days before applying for building permits.
Copies of this final approved site plan, elevations, landscape, and irrigation plans stamped by the
Planning Division must be substituted for unstamped copies of same in each of the four sets of
construction plans submitted for plan check pdorto issuance of building permits. The final approved
site plan must also include all corrections identified in the plan check process.
Be advised that on-site inspections will not be authorized unless the final stamped approved site
plan, elevations, landscape, and irrigation plans are included in the plan check file copy.
Please call for an appointment for final sign-off for building permits following your receipt
and substitution of the four copies of the stamped, corrected, approved exhibits in the plan
check sets. Contact Arnoldo Rodriguez at (559) 621-8633 or via e-mail at
Arnoldo.Rodriguez@fresno.gov to schedule an appointment.
NOTICE TO PROJECT APPLICANT
In accordance with the provisions of Government Code Section 66020(d)(1),the imposition of fees,
dedication, reservations or exactions for this project are subject to protest by the project applicant at.
the time of approval or.conditional approval of the development or within 90 days after the date of
the imposition of the fees, dedications, reservation or exactions imposed on the development
project.
This notice does not apply to those fees, dedications, reservations or exactions which were
previously imposed and duly noticed; or, where no notice was previously required under the
provisions of Government Code Section 66020(d)(1) in effect before January 1, 1997.
PART C - PUBLIC IMPROVEMENT REQUIREMENTS
The following requirements are based on city records and the accuracy of the existing and proposed
on-site and off-site conditions depicted on the exhibits submitted. Requirements not addressed due
to omission or misrepresentation of information, for which this review process is dependent,will be
imposed whenever such conditions are disclosed.
Questions relating to dedications, street improvements or off-street parking lot geometrics may be
directed to Greg Jenness at(559)621-8812 of the Public Works Department, Engineering Division.
STREET ENCROACHMENT PERMITS, DEDICATIONS AND VACATIONS
Conditions of Project Approval
Conditional Use Permit Application No. C-05-187
February 22, 2006
Page 4
a) Exhibit "A" is required to include all street furniture, e.g.: public utility poles and boxes,
guy wires, signs, fire hydrants, bus stop benches, mail boxes, news stands, trash
receptacles, tree wells, etc., within the existing and proposed public rights of way.
b) Provide a minimum 4 foot wide path of travel along the public sidewalk on all frontages
of the property as required by Title 24 of the California Administration Code. An on-site
pedestrian easement may be required if Title 24 requirements can not be met within the
existing public rights of way.
c) Deed documents for the required property dedications shall be prepared by the
applicant's engineer and submitted to the Public works Department, Engineering
Division, Special Districts / Projects and Right-of -Way Section with verification of
ownership prior to issuance of building permits. Deed documents must conform to the
format specified by the city. Document format specifications may be obtained from the
Public Works Department, Engineering Division,Special Districts/Projects and Right of
Way Section, or by calling (559) 621-8694.
d) The construction of any overhead, surface or sub-surface and appurtenances in the
public rights-of-way is prohibited unless an encroachment permit is approved by the
Public Works Department, Engineering Division, Special Districts/Projects and Rights-of-
Way Section. Encroachment permits must be approved priorto the issuance of building
permits. Please call (559) 621-8693 for additional information.
STREET IMPROVEMENTS
All improvements shall be constructed in accordance with the Standard Specifications and Standard
Drawings of the City of Fresno, Public Works Department or street construction plans required and
approved by the City Engineer. The performance of any work within the public street rights-of-way
(including pedestrian, water and sewer utility easements) requires a Street Work Permit issued by
the Public Works Department, Engineering Services Division, prior to commencement of the work:
All required street improvements must be completed and accepted by the City prior to occupancy.
For additional information you may call (559) 621-8686.
e) Repair all damaged and/or off grade off-site concrete improvements as determined by
the Public Works Department, Construction Management Division. For additional
information you may call (559) 621-5500. A
f) Install sidewalk and concrete approaches to City Standard Specifications within all street
frontages.
g) Install streetlights along all street frontages in accordance with City Standards. Plans
must be prepared by a registered Civil Engineer and must be approved by the Public
Works Department Engineering Division prior to installation.
h) Underground all existing off-site overhead utilities within the limits of this site as per FMC
Section 12-1011, Section 8-801 and Resolution No. 78-522/88-229.
Conditions of Project.Approval
Conditional Use Permit Application No. C-05-187
February 22, 2006
Page 5
i) Provide parkway landscaping. Street trees shall be planted every 60 feet on center.
Plans shall be prepared by a landscape architect.
j) Submit the following as a single package to the Public Works Department Engineering
Division, Plan Check and GIS Mapping Section for review and approval, poor to
issuance of building and.street work permits: Street Improvement Plans, Signing and
Striping Plans, Street Lighting Plans and Landscape and Irrigation Plans. Foradditional
information you may call (559) 621-8682.
SURVEY MONUMENTS AND PARCEL CONFIGURATION
k) Existing survey monuments shall be preserved and if disturbed, shall be reset by a
person licensed to practice land surveying in the State of California.
URBAN GROWTH MANAGEMENT MAJOR STREET REQUIREMENTS
The project site is located within the Major Street Zone D-1/E-2, Urban Growth Management(UGM)
area. Pay all fees at the time of issuance of building permits. The UGM Fee obligations for this
development will be calculated during the building plan check process. Building permits cannot be
issued until the UGM requirements have been satisfied.
PART D - PLANNING/ZONING REQUIREMENTS
1) PLANNING
a) Development is subject to the following plans and policies:
i) 2025 Fresno General Plan
ii) McLane Community Plan
iii) Planned Development(Section 12-306-N-21 of the FMC)
iv) Medium-low density residential planned land use
2) ZONING
a) Development is proposed in accordance with the proposed R-2/UGM(Low Density Multiple
Family Residential/Urban Growth Management) zone district. Approval of the CUP is
contingent upon approval of Rezone Application No. R-05-61 and Vesting Tentative Tract
Map No. 5592/UGM.
3) POPULATION DENSITY(Residential Proiects)
a) Contingent upon approval of Rezone Application No. R-05-61 and the medium-low density
residential planned land use designation, the subject property shall not be developed with
more than 2.19 to 4.98 units per acre.
4) BUILDING HEIGHT
Conditions of Project Approval
Conditional Use Permit Application No. C-05-187
February 22, 2006
Page 6
a) The maximum allowable building height is 30 feet per Section 12-211.5-D.
b) EXCEPTIONS: Overheight structure may be approved by the City Planning Commission.
However, no roof structure or any space above the height limit shall be allowed for the
purpose of providing additional living or floor space. Submit a letter together with the filing
fee to the Secretary of the Planning Commission requesting approval.
5) BUILDING SETBACK OPEN SPACES AND LANDSCAPING
a) Building setbacks shall be in accordance with the R-2/UGM zone district as shown on Exhibit
B of Conditional Use Permit Application No.. C-05-1&7-dated February 22, 2006 and as
follows: 1 5
Front yard: Front yard setback shall be�a minimum of 10-feet from property line to
habitable living area arrdA ,eet to a garage.
Interior Side yard: Interior side yard setback will be a minimum of three and six feet; or,
four and five feet. The greater setback shall be adjacent to the
garage.
Street side yard: Street side yard setbacks shall be a minimum of 10.-feet with the
--- interior side yard being a minimum of five-feet.
Rear yard: No more than 50 percent of the home be at the eight foot rear
yard minimum setback.
b) Clearly identify the use for Outlot"C"and all easements(common open space, street, etc.).
Note that the easements and outlot are subject to review and approval by the responsible
agency. Clearly depict all streets, including all improvements.
-_ 4 c) Parcels shall provide the setbacks as depicted on Exhibit B dated Febr 22, 2006,which
_ includes street side yards of 10-feet, and key lot setbacks of 10 feet.
d) The number of trees will be determined by the following formula:
Section 12-306-N-24-G-3 of the FMC requires one medium sized tree (30 - 60 feet at
maturity)for each parking space, plus one medium sized tree for each residential unit. Two
small trees (15-30 feet at maturity) shall be counted as one medium-sized tree.
e) Trees shall be maintained in good health. However, trees may not be trimmed or pruned to
reduce the natural height or overall crown of the tree, expept as necessary for the health of
the tree and public safety; or as may otherwise be approved by the-Planning and
Development Department. (Include this note on the landscape plan:)
f) Submit landscaping plans to the Planning & Development for review and approval.
g) Landscaping must be in place before issuance of the certificate of occupancy. A Hold on
Occupancy shall be placed on the proposed development until such time that landscaping
has been approved and verified for proper installation by the Planning Division.(include this
note on the landscape plan.)
y
h) Prior to final inspection, a written certification, signed by a landscape professional approved
Conditions of Project Approval
Conditional Use Permit Application No. C-05-187
February 22, 2006
Page 7
by the Director, shall be submitted stating that the required landscaping and irrigation system
was installed in accordance with the landscaping and irrigation plans approved by the
Planning Division, Development Department. (Include this note on the landscape plan.)
i) Clearly identify all condensing units, air conditioning and heating units on the site and
elevation plans. Mechanical equipment must be screened.
j) No structures of any kind (including signs, call boxes, site maps, directional signs, etc.
unless permitted by Section 12-212.5-K-2 of the FMC)may be installed or maintained within
the above-landscaped areas. No exposed utility boxes, transformers, meters, piping
(excepting the backflow prevention device),etc., are allowed to be located in the landscape
areas or setbacks or on the street frontages of the buildings. All transformers,etc., shall be
shown on the site plan. The backflow device shall be screened by landscaping or such
other means as may be approved. (Include this note on the site plan.)
6) FENCES, HEDGES, AND WALLS
a) Temporary fences to secure projects under construction are allowed. Any temporary fence
shall be adequately secured and constructed to prevent overturning due to wind,vandalism,
and/or casual contact by the general public. The construction shall be performed in such a
manner as to minimize any potential safety hazard,which may occur as a result of improper
fence installation or damage to the fence.
b) Only those fences as shown on the site plan shall be reviewed for approval.
c) Submit a rendering depicting the fence height, design and color for review and approval.
d) Construct a six-foot high decorative solid masonry wall (at finished grade of proposed site)
pursuant to the solid wall requirements of Section 12-306-H of the FMC at the rear of the
required 15-foot landscape easement along East Shields and North Locan Avenues and the
10-foot landscape easements along the property lines of lots and/or outlots/easements
which back-onto North Schneider, North East Michigan, North Hornet Avenues (unnamed _
street providing access to East Shields Avenue). 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. 'Depict and label on
Exhibit B. This wall and landscape easement shall continue along the following property
lines:.
Lot 1: The eastern property line.
Lot 7: The western property line.
Lots 90 through 93, inclusive: The western property line.
Lot 117: 50 feet along the southern property line, measured
from the eastern property line going west
Lot 142: 50 feet along the northern property line, measured
from the eastern property line going west
7) ACCESS
a) Vehicular and pedestrian access shall be provided as indicated per Conditions of Approval
Conditions of Project Approval
Conditional Use Permit Application No. C-05-187
February 22, 2006
Page 8
for Vesting Tentative Tract Map No. T-5592/UGM dated February 22, 2006.
8) OUTDOOR ADVERTISING
a) Signs, other than directional signs, if applicable, are not approved for installation as part of
this special permit. Submitfora separate Master Sign Program or Sign Review Application.
Applications and requirements for submittal are available at the Planning Division's Public
Front Counter. Note that all signs, including directional signs, must be located outside of the
required landscape setbacks.
b) Signs must comply with Sections 12-212.5K-2 and 12-207.5-J-1, 2, 3 and 4 of the FMC.
c) Free-standing permanent signs identifying the development are subject to the following
conditions:
d) The number of such signs shall be limited to two single-faced or one double-faced sign for
each major entrance from a public street, or one single-faced sign for each street frontage
for multiple-family developments which have no entrances from a public street.
e) No such sign may have an area greater than forty square feet.
f) Such signs may be located at the entrance to the development orwithin any required front or
street side yard landscaped setback, if the sign height is five feet or less and the sign is set
back at least five feet from any street property line. The provisions of Section 12-306-N-9 of
the FMC shall apply to any signs placed within a utility or landscape easement. Signs may
be placed flush against a solid masonry or wood fence/wall, provided that the copy area of
each sign does not exceed thirty-two square feet and that no portion extends above the
fence or wall.
g) Free-standing signs placed behind any landscaped setbacks may not exceed ten feet in
height.
h) Signs may not be intemally illuminated but may be floodlighted, provided floodlights do not
cast direct light on adjoining streets or properties.
i) Permanent signs with a maximum area of four square feet and a height of five feet,directing
residents or visitors to parking areas or the rental office, may be installed without issuance of
a sign permit.
j) Permanent directories with a maximum area of twenty-four square feet and a height of six
feet, showing the locations of individual units, may be installed for multiple-family
developments having an area of one-half acre or more.Any such directory under six square
feet in area or required as a condition of approval of a special permit for the development
,shall be exempt from issuance of a sign permit.
k) Clearly depict and label any proposed and future signs on exhibit. Should any signs be
proposed under this conditional use permit application, provide their height, location and
r'
area.
Conditions of Project Approval
Conditional Use Permit Application No. C-05-187
February 22, 2006
Page 9
9) BUILDING ELEVATIONS
a) All houses in the subject planned development shall be in compliance with elevations shown
in Exhibits C dated February 22, 2006. Note that only front elevations were submitted,
however elevations must be submitted for all proposed homes (all sides) for review and.
approval. Note that mechanical equipment may not be visible from the public right-of-way.
PART E - CITY AND OTHER SERVICES
10)FIRE PROTECTION REQUIREMENTS
a) Comply with the requirements of the attached Fire Department memorandum dated January
17, 2006.
11)TRANS PORTATION/TRAFFIC PLANNING REQUIREMENTS
a) Comply with the requirements of the attached Public Works memorandum, dated February
2, 2006; February 8, 2006 and February 13, 2006.
12)SOLID WASTE COLLECTION
a) Comply with the attached Solid Waste Management memorandum dated February 1,2006.
b) The subject site shall be serviced by the City of Fresno, Public Utilities,Solid Waste Division.
13)PUBLIC UTILITIES REQUIREMENTS
a) Comply with the attached Public Utilities requirements memorandum, dated January 25,
2006 and January 31, 2006.
14)FRESNO METROPOLITAN FLOOD CONTROL DISTRICT(FMFCD)
a) Comply with the attached FMFCD memorandum, dated February 2, 2006.
15)SCHOOL FEES
a) School fees must be paid prior to issuance of building permits. (Contact Clovis Unified
School District.) Provide proof of payment(or no fee"required).prior to issuance of building
permits.
16)DEPARTMENT OF PUBLIC WORKS STREET TREES DIVISION
a) Comply with the attached Department of Public Works, Street Tree Division memorandum,
dated February 9, 2006.
17)PACIFIC GAS AND ELECTRIC COMPANY
a) The developer/owner shall comply with the requirements in the letters from the Pacific Gas
and Electric(PG&E) Company dated January 18, 2006.
Conditions of Project Approval
Conditional Use Permit Application No. C-05-187
February 22, 2006
Page 10
18)HISTORICAL SURVEY
a) The developer/owner shall comply with the requirements in the letter from the Historic
Preservation Project Manager dated February 8, 2006.
b) There is at least one pre-1938 home and related barn on the subject property with related
outbuildings that is proposed to be removed as part of this project. The 2025 Fresno
General Plan Policy No. G-1 1-c'states that prior to issuance of a formal demolition order by
the City involving structures over 50 years old, potential local historic register listing shall be
reviewed by historic preservation staff. In order for historic preservation staff to complete
this review, the developer shall engage an appropriate consultant to prepare a historic
survey (Phase 1 reconnaissance level survey) for the project area. This survey shall be
approved by historic preservation staff, prior to the demolition of any structures on the
subject site.
19)FRESNO IRRIGATION DISTRICT
a) Comply with the Fresno Irrigation District letter dated January 19, 2006.
20)CALTRANS
a) Comply Caltrans letter dated January 18, 2006.
PART F - MISCELLANEOUS
Approval of this site plan is contingent upon the submittal of corrected site plans showing all
existing/proposed on-site conditions as reflected on all exhibits and the following:
1) Include a color and material schedule on the site plan, as well as on the elevations, for the
exterior of all buildings and structures, including the proposed maintenance room.
2) If archaeological and/or animal fossil material is encountered during project surveying, grading,
excavating, or construction, work shall stop immediately. (Include this note on the site plan.)
3) If there are suspected human remains, the Fresno County Coroner shall be immediately
contacted. If the remains or other archaeological material is possibly Native American in origin,
the Native American Heritage Commission (Phone: 916/653-4082) shall be immediately
contacted, and the California Archaeological Inventory/Southem San Joaquin Valley Information
.Center (Phone: 805/644-2289) shall be contacted to obtain a referral list of recognized
archaeologists. An archaeological assessment shall be conducted for the project, the site shall
be formally recorded, and recommendations made to the City as to any further site investigation
or site avoidance/preservation. (Include this note on the site plan.)
4) If animal fossils are uncovered, the Museum of Paleontology, U.C. Berkeley shall be contacted to
obtain a referral list of recognized paleontologists. A paleontologist shall conduct an assessment
and, if the paleontologist determines the material to be significant, it shall be preserved. (Include
this note on the site plan.)
Conditions of Project Approval
Conditional Use Permit Application No. C-05-187
February 22, 2006
Page 11
All discretionary conditions of approval will ultimately be deemed mandatory unless
appealed in writing to the Planning and Development Department Director within 15 days.
K:1Master Files-Tract MapsITract 5592 Arnoldo Rodriguez (R-05-61 &C-05-187)ICOA C-05-187 Mar.1,2006.doc
City of
DEPARTMENT OF PUBLIC UTILITIES
DATE: January 25, 2006
TO: ARNOLDO RODRIGUEZ, Supervising Planner
Planning Division
FROM: DOUG HECKER—Supervising Engineering Technician
Department of Public Utilities, Planning and Engineering
SUBJECT: SANITARY SEWER REQUIREMENTS FORT-5592/UGM, R-05-61 AND C-05-187
General
Vesting Tentative Tract No. 5592/UGM, R-05-61 and C-05-187 propose a 258-lot single-family
residential subdivision with 143-planned development lots less than 4200 sq ft. A request to transfer
density, rezoning from AE-20 to R-1 and R-2 (for the PUD) on 52.4 acres located on the southwest
corner of East Shields and North Locan 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.
Sewer Service
The City of Fresno currently does not own capacity in the Fowler Avenue Trunk Sewer line north of
Tulare Avenue; however, the City of Fresno has negotiated a temporary exchange and interim use of
capacity owned by the City of Clovis in the Fowler Avenue Trunk Sewer. This exchange of capacity
is conditioned upon Fresno replacing Clovis' capacity with capacity in future facilities agreeable to
Clovis and at a cost yet to be determined.
Whereas, the necessary and appropriate fees for future replacement of Clovis' Fowler Avenue Trunk
Sewer capacity have not been established and adopted by the City;;Council; the Developer in-lieu of
constructing separate sanitary sewer facilities that would otherwise be required of this project (to
provide for collection and conveyance of sanitary sewage discharged from the project to an approved
point of discharge to the Sewer System located south of Tulare Avenue) shall provide payment of an
"Interim Fee Surety" in the amount of$574 per living unit or living unit equivalent for the impending
fees.
Said "Interim Fee Surety" may be deferred through a Fee Deferral Agreement to the issuance of a
building permit. Following adoption of a fee established for replacement of Clovis' capacity in the
Fowler Avenue Trunk Sewer by the City Council, "Interim Fee Sureties"provided by the Developer
shall be applied to the established fee and any amounts in excess shall be refunded.
Sanitary Sewer Requirements
The nearest sanitary sewer main to serve the proposed project is an 18-inch sanitary sewer main in East
Shields Avenue at North McKelvey Avenue. Sanitary sewer facilities will be available to provide
service the site subject to the following requirements:
1. Construct an 18-inch sanitary sewer main in East Shields Avenue from the existing 18-inch
main at East Shields and North McKelvey Avenues east to North Temperance Avenue.
2. Construct a 12-inch sanitary sewer main in East Shields Avenue from North Temperance
Avenue east across the project frontage.
3. Construct an 8-inch sanitary sewer main in North Locan Avenue from East Shields Avenue
south across the project frontage.
4. Sanitary sewer mains shall be extended within the proposed tract to provide sewer service to
each lot created.
5. Separate sewer house branches are required for each lot.
6. Abandon all existing on-site private sanitary sewer systems.
7. All underground street utilities shall be installed prior to permanent street paving.
8. Street easements and/or deeds shall be recorded prior to approval of improvement plans.
9. 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.
10. Engineered improvement plans prepared by a Registered Civil Engineer shall be submitted for
Department of Public Utilities review and approvals for proposed additions to the City Sewer
System.
Sanitary Sewer Fees
1. Sewer Lateral Charge
2. Oversize Sewer Charge
3. Trunk Sewer Charge: Fowler
4. Wastewater Facilities Charge (Residential Only)
Water Requirements
Comply with attached City of Fresno Water Division memo, dated January 31, 2006, for water
requirements for Tentative Tract 5592/UGM
a,
City of
PUBLIC WORKS DEPARTMENT
DATE: January 16, 2006
TO: ARNOLDO RODRIGUEZ, Supervising Planner
Planning and Development Department
FROM: JOE PAFF, Senior Engineering Technician
Public Works Department
SUBJECT: CONDITIONS FOR VESTING TENTATIVE TRACT 5592 AND COMMUNITY FACILITIES
DISTRICT
1. The long term maintenance of the following items is the ultimate responsibility of the owner/developer. If
approved by Council, the following features may be maintained by a Community Facilities District.
• Maintenance of all Landscaping and Irrigation systems as approved by the Public Works
Department within the street easements, including medians, and the landscape easements
along the property lines that side or back-onto E. Shields, N. Locan and N. Nod 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 the street
easements and the landscape easements along the property lines that side or back-onto E.
Shields, N. Locan and N. Nod Avenues.
■ Maintenance of local Street: Pavement, Curbs, Gutters, Sidewalks, Inlets, Hydrant, Medians and
Street Fumiture as approved by the Public Works Department within the boundary of the
tentative map. This includes all of E. Princeton within the boundary of the tentative map.
■ Maintenance and operating costs of all Street Lights as approved by the Public Works
Department within the boundary of the tentative map.
• Maintenance of all Street Trees as approved by the Public Works Department within the
boundary of the tentative map.
■ 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 Mao into a CFD may not commence until the territory has been annexed
into the City of Fresno.
3. Construction plans for all features to be maintained by a CFD for a°final map shall be included in the final
map submission to the Development Department for processing. This shall include a Street Tree Location
and Street Tree Species (by street) map. Landscaping plans shall contain actual tree and plant counts by .
species and include the areas (in square feet) of turf, shrubs and trees, and sidewalks or other paved areas
within all landscaped areas.
4. Should the Council or owner/developer choose not to include the maintenance of the items listed in
section 1 above in a CFD, the property owner/developer shall provide for the maintenance of all of the above
items by the property owners.
Any change affecting the Items in these conditions requires revision of this letter of conditions.
If you have any questions, please call me at 621-8695
c:PW File No.10770 Flet\word\cfd2\t mapreview\tt5592 conditions
Street Game Review
TM-5592 1-12-06
Street Name Status Required Change
East Shields Avenue Good
East Simpson Avenue Good
East Oscar Avenue Chane East Cornell Avenue
East Amherst Avenue Good
East Michigan Avenue Good
East Oxford Avenue Chane East Princeton Avenue
East Highland Avenue Chane East Princeton Avenue
East Princeton Avenue Chane East Homan Avenue
East Brown Avenue Good
East Dori Avenue Chane East Brown Avenue
East Harvard Avenue Good
'blank' (siding on lot 7) Add North Janice Avenue
North Hornet Avenue Good
North Ryan Avenue Chane North Hornet Avenue
North Greenfield Avenue Chane North Schneider Avenue
'blank'(siding on outlot F Add North Schneider Avenue
North Nod Avenue Chane North Schneider Avenue
North A Avenue Chane North Stanley Avenue
North Hanalei Avenue (fronting onto lots 124-129) Good
North Hanalei Avenue (siding onto lots 63 and 64) Chane North Stanley Avenue
'blank'(fronting onto lots 142-148Add North Leanna Avenue
North Hawthorne Avenue Chane North Leanna Avenue
North Locan Avenue Good
q
DEPARTMENT OF PUBLIC WORKS
TO: Amoldo Rodriguez, Supervising Planner
Planning Division
FROM: Ann Lillie,Senior Engineering Technician
Engineering Services/Plan Check
DATE: February 9,2006
SUBJECT: Vesting Tentative Subdivision Map T-5592 (Located southwest comer of,East Shields
and North Locan Avenues)
The Department of Public Works has reviewed the Vesting Tentative Map proposed by Centex Homes,on
engineering plans prepared by Quad Knopf.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 street 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
East Shields Avenue Fraxinus americana `Autumn Purple' -Ash
South Locan Avenue Zelkova 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
permit shall be required for all residential street tree planting:
d. Performance and payment securities,paid with final map,will be released when all
landscaping installed on public and/or city controlled property is in conformance with the
Specifications of the City of Fresno.
e. Upon acceptance the required work, warranty security shall be furnished to or retained by
the city for guaranty and warranty of the work for a period of ninety days following acceptance.
BUFFER LANDSCAPING&MAINTENANCE REQ ULREMENTS
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 Through Annexation to the CFD. Landscape and Irrigation plans are required
and shall be submitted to the Department of Public Works for review and approval prior to a Council
approval of the final map. 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 ofthe Fresno Municipal Code regarding
Water Efficient Landscaping and Buffer landscaping.
B. Should the proposed landscape buffers and/or parkway strips be located next to an existing buffer
and/or parkway strip, the planting concept shall simulate the adjacent landscape design to present a
more uniform appearance on the street. Variances in the landscape concept will be acceptable, but
the design of the new landscape buffer and/or parkway strip shall strive to mimic the existing as much
as possible.
C. Landscape plans shall indicate grades on a cross-section detail to include fencing or wall details.
All fencing shall be placed outside the landscape easement. Maximum slopes shall not exceed 4:1 .
with 1 foot of level ground between the slope and the back of the side walk and/or face of fence.
Erosion control measures shall be implemented on all slopes of 4:1, including the use of synthetic
erosion control netting in combination with ground cover species approved by the Department of
Public Works/engineering Services Division.
D. The water meter(s)serving the buffer landscaping shall be sized for the anticipated service flows.
E. No private flags,signs or identification of any kind shall be permitted in the right-of-way,within
the City-controlled easement or on the fence or wall facing the street.
F. Landscaping in the right-of-way and landscape setback adjacent to water well sites shall be the
responsibility of the City of Fresno Water Division and may not be included in the CFD.
MEDIAN ISLAND LANDSCAPE REQUIREMENTS
1. When median islands front onto the proposed development project,applicants shall be required to
submit Plans to the Public Works/Eneineering Services showing,the location and configuration
of all median islands fronting theproposed project 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. Tree's shall not be planted
in sections which are less 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.
OUTLOTS
1. The Department of Public Works will not be responsible for the maintenance of any outlots if they
are not included into the CFD. If the outlots are to be included into the CFD, the Department of
Public Works will require approving landscape and irrigation plans prior to inclusion into the CFD.
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 review and 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
Fre Department
450 M Street Randy R. Bruegman
Fresno, California 93721-3083 Fire Chief
559-621-4000 FAX#559-498-4261
www.fresno.gov
Date 1-17-06
TO Amoldo Rodriguez, Supervising Planner
Development��Department, Planner
FROM: Mike Schmidt, upervisin9. Fire Prevention Inspector
_
Fire Prevention Bureau
SUBJECT: Tentative Tract No. 5592
The Fire Department has completed a review of the Vesting Tentative Tract Map 5592
which was submitted by Quad Knopf, 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:
Most of this project is over 3 miles of any existing-Fire Station. All structures over 3 miles
from a fire station shall be fire sprinklered.
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.
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.
City of
ORD 0L%_&1�lII,_
ff'I�
DEPARTMENT OF PUBLIC UTILITIES
February 1, 2006
TO: Arnoldo Rodriguez, Supervising Planner
Development Department, Planning Division
THROUGH: Robert Weakley, Chief of Operations
Department of Public Utilities, Solid Waste Division
FROM: Donna Leslie, Provisional Management Analyst
Department of Public Utilities, Administration
SUBJECT: TT 5592, Solid Waste Conditions of Approval
Location: Southwest comer of East Shields and North Locan Avenues
The 'Department of Public Utilities, Solid Waste Division has completed a review of the .Vesting
Tentative Tract Map 5592 that was submitted by Quad Knopf on behalf on Centex Homes. 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 5592 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.
TT5592-Page 1 of 2
Special Conditions:
Parking shall be restricted on one side of the street along North Ianice from the entrance on
Shields Avenue (Along lot 7).
Covenant Requirements:
There shall be no parking allowed in a cul-de-sac on the solid waste service day. All lots that are
part of a cul-de-sac shall be clear of all vehicles by 6:00 a.m.
The following lots shall be clear of all vehicles on the service day.
North Stanley Avenue (formally North"A" Avenue), lots 140, 141 and Outlot"C".
North Leanna Avenue (formally North Hawthorne Avenue), lots 116, 117, 118, 119 and
Outlot«D„
Developer shall provide temporary turnarounds at the end of dead end streets, or provide a
covenant for all lots at the end of such streets.
Dead End along East Princeton Avenue (formally North Highland Avenue) between lots 23 and
24.
Dead End along East Harvard Avenue between lots 30 and 31:
Covenants shall require that certain lots place their containers in specific locations for service.
Lot 32 on East Harvard Avenue shall place their containers along the edge of the property line of
lot 33 for service. Lot 31 shall place their solid waste containers at the southeast comer of lot 30,
along North Homet Avenue for service.
Lot 22 on East Princeton Avenue (formally East Highland Avenue) shall place their containers
along the edge of the property line of lot 21 for service. Lot 23 shall place their solid waste
containers at the northeast comer of lot 24, along East Homet Avenue for service.
Proiect Phasing:
If subdivision is going to be constructed in phases, then all streets shall connect to one another or
temporary turnarounds shall be provided. Turnarounds shall be large enough to accommodate a
solid waste vehicle that is 10 1/2' wide, 35' long with a 44' turning radius. Turnarounds shall be
kept clear of all vehicles on the solid waste service day, by 6:00 a.m.
T-f5592—Page 2 of 2
J:\Conditions of Approval T75592
bity of
TI"'�,.�—�mak
PUBLIC WORKS DEPARTMENT:
DATE: February 2, 2006
TO: Arnoldo Rodriguez, 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-05-061
OWNER (S): Pattanumotana, Damrong / Pattanumotana, Somluck/ Khaled, Ahmed H.
APN (S): 310-260-17, 310-260-49, 310-260-51
FROM: AE-20 TO: R-1
LOCATION: Southwest corner of Shields and Locan
1. Trip Generation
a. Existing: 10 Vehicle Trips per Day (VTD)
b. Proposed: 2174 Vehicle Trips per Day (VTD)
AM Total Peak: 159 Trips
PM Total Peak: 205 Trips
2. Highway Capacity
a. Shields Avenue: Arterial
1. Existing Lanes: 2 lane roadway 10,000 VTD
2. Year Counted: not available
3. Projected Lanes: 4 lanes divided 32,000 VTD
b. Locan Avenue: Collector
1. Existing Lanes: 2 lane roadway 10,000 VTD
2. Year Counted: not available
3. Projected Lanes: 4 lanes undivided 24,000 VTD
3. Traffic Impact Study (TIS) required: Yes
If yes, the Developer/Owner should consult with the City of Fresno Traffic Engineering
Section for the scope of the Traffic Impact Study (TIS)„; A trip trace for the proposed
project should be provided prior to consulting with the Traffic Engineering Section. The
TIS shall identify the mitigation measures, which would mitigate the project and/or other
related projects' significant impacts to a level of insignificance.
Note: All projects that are projected to generate 100 or more peak hour trips (AM or PM) shall
prepare a Traffic Impact Study, as identified in the 2025 Fresno General Plan, Traffic Mitigation
Measure B-4, b.
r
Page 1 of 1
C:\Louise\REZONE\R-05-061 SHIELDS&LOCAN.doc
Frepno
f City of
zaaa
CRY-Fi—it"559-621-8800 Public Works Department
2600 Fresno Street,Rm.4064 David Healey,Director
Fresno,CA 93721-3623
www.fresno.00v
February 8, 2006
Mr. John Rowland, P.E.
Peters Engineering Group
55 Shaw Avenue, Suite 220
Clovis, CA 93612
SUBJECT: TENTATIVE TRACT 5592 TRAFFIC IMPACT STUDY
LOCATED ON THE SOUTHWEST CORNER OF SHIELDS AND LOCAN AVENUES
TIS05-075
We have completed our review of the Traffic Impact Study for Tentative Tract 5592, a 260-lot subdivision
located at the southwest corner of Shields and Locan Avenues. Based on our review, we have the following
comments:
1. The intersection of Shields and Temperance shall be signalized to City of Fresno Standards,
complete with left turn phasing, actuation and signal pre-emption. The traffic signal shall be
designed for the following ultimate geometrics: Temperance Avenue - two left turn lanes, three
through lanes and a dedicated right turn lane on each approach; Shields Avenue -two left turn
lanes, two through lanes and a dedicated right turn lane on each approach. The traffic signal
shall include a 4'x'6' vault and communication cabinet per City of Fresno ITS standards. All traffic
signal poles shall be installed at their ultimate location.
2. Install six (6) 1-1/2" HDPE conduits for intelligent Transportation System facilities in Shields
Avenue from th'e intersection of Locan Avenue to Temperance Avenue. The conduits shall
terminate in an ITS vault at the intersection of Shields and Locan for the future traffic signal.
3. 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 for T5592 is 260 (units) x 414.69 (fee rate as shown in the Master Fee Schedule) _
$107,819.40. Construction of the traffic signal and ITS facilities are eligible for credit and/or
reimbursement of Traffic Signal Mitigation Impact fees.
If you have any questions regarding this matter, please contact me at (559) 621-8811 or
scott.mozier@ fresno.ciov.
Y.
Sincerely,
el
Scott L. Mozier, P.E., Traffic Engineering Manager
Public Works Department, Engineering Division
C: Traffic Engineering Reading File
Copy filed with Traffic Impact Study
Louise Monroe,Traffic Planning Supervisor r
Amoldo Rodriguez,Supervising Planner
L:\Traffic Planning Section\Traffic Impact Studies\T5592 Shields and Locan-02-09-06.doc
City of
DATE: February 13, 2006 Revision
TO: Arnoldo Rodriguez, Supervising Planner
Development Department, Planning Division
THROUGH: Scott Mozier, P.E., Traffic Engineering Manager S
Public Works Department, Engineering Division
FROM: Louise Monroe, Traffic Planning Supervisor
Public Works Department, Engineering Divisio
SUBJECT: TT 5592/ C-05-187, Public Works Conditions of Approval
(Locan between Clinton and Shields)
The Public Works Department, Traffic Planning Section, has completed its review and the following
requirements are to be placed on this tentative map as a condition of approval by the Public Works
Department.
General Conditions:
Provide curb ramps at all corners within the limits of this subdivision.
Underground all existing offsite overhead utilities with the limits of this map in accordance with Fresno
Municipal Code Section 12-1011 and Resolution No. 78-522/88-229.
Submit a Geometric Approval Drawing (GAD) to Traffic Engineering for review and approval, per the
attached checklist, prior to submittal of street plans.
Submit the following plans, as applicable, in a single package, to the Planning and Development
Department for review and approval: Street Construction, Signing, Striping, Traffic Signal and Streetlight
and Trail Lighting, Signing and Striping.
Frontage Improvement Requirements:
Major Streets:
Locan 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 concrete curb, gutter and sidewalk to Public Works Standard P-5. The sidewalk pattern
shall be constructed to a 10' residential pattern.
4. Construct an 80' bus bay curb and gutter at the southwest corner of Locan and Shields to Public
Works Standard P-73, complete with a 10' monolithic sidewalk. Revise map to provide 55' of
street right of way for the first 80' only.
Page 1 of 5
L•\Traffic Planning Section\Tract Maps\T-5592 LOCAN STWN CLINTON&SHIELDS.doc
5. Construct 20' of permanent paving (measured from face of curb) within the limits of this sub-
division.
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-8 for Collector
Streets.
7. Relinquish direct vehicular access rights to Locan Avenue from all lots within this subdivision.
Shields 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 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.
6. Relinquish direct vehicular access rights to Shields Avenue from all lots within this subdivision.
Interior Streets:
Dedicate, design and construct all curb, gutter, sidewalk, (both sides), permanent paving, cul-de-sacs,
easements and underground street lighting systems on all interior local streets to Public Works
Standards. Sidewalk patterns (7') shall comply with Public Works API Standards for 50' and 54' streets.
Brown Avenue: Construct a 10'residential sidewalk pattem within the limits of this map. Transition from
7'sidewalk to 10'sidewalk required at Stanley at Brown.
Any temporary dead-end streets created by this subdivision shall be properly barricaded in accordance
with the Public Works Standard P-44.
Specific Mitigation Requirements:
1. This tract will generate 159 a.m. 1205 p.m. peak hour trips; therefore, a Traffic Impact Study(TIS
is required. Comply with the mitigation measure requirements of the Traffic Planning Manager.
See letter dated February 08, 2006.
2. The intersection of:
a. Shields and Schneider Avenues shall be limited to right-in and right-out turns.
b. Shields and Janice Avenues shall be designed with a full median opening to allow for left
turns-in and left turns-out. Redesign is required. Line up the '/4 mile center lines of
Shields and Janice. Ic
3. 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.
4. Dedicate 62' of property and provide medians at the following entrances: (7' residential pattern -
20' travel lane-8' median - 20' travel lane-7' residential pattern)
a. Shields Avenue at Schnieder
b. Locan Avenue at Michigan
5. Irrigation /Canal Requirements: The developer shall enter into an agreement with the Fresno
Irrigation District providing for piping the canal(s) and submit an executed copy of the agreement
or commitment letter from FID to the Planning and Development Department. All piping shall be
Page 2 of 5
/'..\I -..l--\TPI AI T IAA HCNT can1 I.1 PIT A#k&P.I II.M^f O c,Us GI nC J-- _
located outside of the proposed street right of way. Any piping across city streets shall be rubber
gasketed reinforced concrete pipe (RGRCP) constructed perpendicular to-the street. Submit
engineered plans to Public Works Department, Engineering Division for review and approval.
Identify all FID canals and/or pipelines and easements on the map.
6. Change all Outlots A, B, portion of C, D, E, F and G, used for pedestrian purposes, to pedestrian
easements. Provide a cross section to Traffic for approval 1 week prior to Planning Commission
Hearing.
7. Brown Avenue: Dedicate and construct 24' of permanent paving from the easterly boundary of to
46 in Brown Avenue to Locan Avenue.
8. Redesign traffic calming measures as directed by the Traffic Engineering Manager.
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 D-1/E-2; therefore pay all applicable UGM fees.
Locan 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 and continue south to the southerly limits of
Brown Avenue. 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.
2. Install a signal pole with a 150-watt safety light to Public Works Standards at the southwest corse
of Locan and Shields.
Shields 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 pocket:
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 wester
limits of this tract to T-5233. Construct a raised concrete median with a 250' left turn pocket for
east bound and west bound traffic at Shields and Temperance.
3. Dedicate sufficient right-of-way and construct additional paving for:
a. Eastbound to westbound U-turns at Shields and Locan.
b. Eastbound to westbound U-turns at Shields and Temperance.
c. Westbound to eastbound U-turns at Shields and Temperance. See Exhibit"B".
4. The intersection of Shields and Temperance shall be signalized to City of Fresno Standards,
complete with left turn phasing, actuation and signal pre-emption.
Page 3 of 5
n.0 -.•--1Tr1 nr\ An11- -1 nr a nT 1.1 r1 lurnu o n.ur1 nn --
Temperance Avenue:
1. Design and construct a Major Street Bridge (68) at the intersection of Temperance and the Mill
Ditch. Public Works will apply this requirement to a minimum of 4 other subdivisions with each
subdivision being responsible for a fee no greater than 1/5 of the cost of said bridge. The timing
of the bridge construction shall occurrp for to close out of this subdivision or at such time that the
City Engineer deems necessary, whichever is earlier.
2. Design and construct a Major Street Bridge (69) at the intersection of Temperance and the
Gould Canal. Public Works will apply this requirement to a minimum of 4 other subdivisions with
each subdivision being responsible for a fee no greater than 1/5 of the cost of said bridge. The
timing of the bridge construction shall occur prior to close out of this subdivision or at such time
that the City Engineer deems necessary, whichever is earlier.
Y,
Page 4 of 5
CITY OF FRESNO PUBLIC WORKS DEPARTMENT
GAD PLAN CHECK GUIDE &REQUIREMENTS LIST
❑ RECORD PLAN INFORMATION IN PLAN CHECK LOG
❑ LANE CONFIGURATIONS MATCH CONDITIONS OF APPROVAL
❑ TURN POCKET LENGTHS ARE CALLED OUT AND CORRESPOND TO QUEUE LENGTHS IN TRAFFIC
IMPACT STUDY
❑ EXISTING AND PROPOSED CURBS AND MEDIAN ISLANDS ARE CLEARLY SHOWN
❑ PERTINENT FEATURES SUCH AS EXISTING PARCELS, RAILROADS, FID CANALS
❑ CONFORMS TO EXISTING CONDITIONS AT PROJECT LIMITS
❑ EXISTING LANE WIDTHS ARE CALLED OUT AT CONFORM AREAS
❑ GAD SHOWS PROPOSED WIDTH OF STREET R/W, CURB-TO-CURB'DISTANCE, ALL TRAFFIC LANES,
BIKE LANES, PARKING LANES AND MEDIAN ISLANDS
❑ GAD CALLS OUT TRANSITION LENGTHS AND TAPERS EXPRESSED AS TRANSITION LENGTH,PER
OFFSET WIDTH (I.E. 50:1 TAPER WOULD BEA 600' TRANSITION FOR A 12' OFFSET)
❑ ALL CURVE DATA IS CALLED OUT. WHERE CURVES ARE CONCENTRIC, ONLY THE C/L OR CURB LINE
NEEDS TO BE CALLED OUT.
❑ THE C/L IS MATHEMATICALLY DEFINED WITH HORIZONTAL CONTROL IN CASES WHERE THE C/L
DOES NOT FOLLOW THE SECTION LINE
❑ BEARINGS AND DISTANCES ARE PROVIDED WHERE THE C/L OF CONSTRUCTION (NEW C/L OR
SECTION LINE) IS NOT PARALLEL TO THE PROPOSED RNV, OR WHERE THE TWO SIDES OF A DIVIDED
.ROADWAY ARE NOT PARALLEL.
❑ SHOW TRUCK TURNING TEMPLATES FOR ALL DUAL LEFT OR DUAL RIGHT TURNS AND
ROUNDABOUTS
❑ CROSSWALK LAYOUTS MEET CITY STANDARDS (4' FROM FACE OF CURB AT RAMP, 10' WIDE, NO
DOGLEGS, MEDIAN NOSES CLEAR OF CROSSWALK)
❑ PLANS INCLUDE PROJECT REFERENCE INFORMATION (Site Plan No., C.U.P. No., Rezone No., Parcel
Map No. or C.I.P. No. (PW ID, Fund, Org, KRA), NORTH ARROW, SCALE, TITLE BLOCK, OWNER'S NAME,
ENGINEER PREPARED BY)
❑ FOR PROJECTS INCLUDING SIGNIFICANT VERTICAL GRADE CHANGES INCORPORATING MULTIPLE-
GRADE BREAKS OR VERTICAL CURVES, THE GAD SHOULD INCLUDE A PROPOSED MAJOR STREET C/L
PROFILE (NOT NECESSARY FOR TYPICAL ROUTINE PROJECTS)
Page 5 of 5
City of
2oau
City Hall S 9-621-8800 Public Works Department
2600 Fresno Street,Am.4064 David Healey, Director
Fresno,CA 93721-3623
www.fresno.gov
February 8, 2006
Mr. John Rowland, P.E.
Peters Engineering Group
55 Shaw Avenue, Suite 220
Clovis, CA 93612
SUBJECT: TENTATIVE TRACT 5592 TRAFFIC IMPACT STUDY
LOCATED ON THE SOUTHWEST CORNER OF SHIELDS AND LOCAN AVENUES
TIS05-075
We have completed our review of the Traffic Impact Study for Tentative Tract 5592, a 260-lot subdivision
located at the southwest comer of Shields and Locan Avenues. Based on our review, we have the following
comments:
1. The intersection of Shields and Temperance shall be signalized to City of Fresno Standards,
complete with left tum phasing, actuation and signal pre-emption. The traffic signal shall be . .
designed for the following ultimate geometrics: Temperance Avenue - two left tum lanes, three
through lanes and a.dedicated right turn lane on each approach; Shields Avenue -two left turn
lanes, two through lanes and a dedicated right turn lane on each approach. The traffic signal
shall include a 4'x'6' vault and communication cabinet per City of Fresno ITS standards. All traffic
signal poles shall be installed at their ultimate location.
2. Install six (6) 1-1/2" HDPE conduits for Intelligent Transportation System facilities in Shields
Avenue from the intersection of Locan Avenue to Temperance Avenue. The conduits shall
terminate in an ITS vault at the intersection of Shields and Locan for the future traffic signal.
3. 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 for T5592 is 260 (units) x 414.69 (fee rate as shown in the Master Fee Schedule) =
$107,819.40. Construction of the traffic signal and ITS facilities are eligible for credit and/or
reimbursement of Traffic Signal Mitigation Impact fees.
If you have any questions regarding this matter, please contact me at (559) 621-8811 or
scott.mozier@ fresno.Qov.
Sincerely,
Scott L. Mozier, P.E., Traffic Engineering Manager
Public Works Department, Engineering Division
C: Traffic Engineering Reading File
Copy filed with Traffic Impact Study
Louise Monroe,Traffic Planning Supervisor y'
Amoldo Rodriguez,Supervising Planner
L:1Traffic Planning Section\Traffic Impact Studies\T5592 Shields and Locan-02-09-06.doc
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City of
{NATER DIVISION
Date: January 31, 2006
To: DOUG HECKER, Supervising Engineering Technician
Department of Public Utilities, Administration
Through: NEIL MONTGOMERY, Chief Engineering Technician
Department of Public Utilities, Water Division
From: MICHAEL CARBAJAL, Senior Engineering Technician
Department of Public Utilities, Water Division
Subject: WATER REQUIREMENTS FOR TENTATIVE TRACT NO..5592/UGM
The following conditions are required to provide water service to the tract..
1. Construct a 16-inch transmission grid water main (including installation of City fire
hydrants) in East Shields Avenue from North Temperance Avenue east to North Locan
Avenue.
2. Construct a 14-inch transmission grid water main (including installation of City fire
hydrants) in North Locan Avenue from East Shields Avenue south to East Clinton
Avenue.
3. Construct a 14-inch transmission grid water main (including installation of City fire
hydrants) in East Clinton Avenue from North Locan Avenue west to North Temperance
Avenue.
4. 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 700 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 501s, in accordance with established UGM policies.
5. 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 501s, in accordance with established UGM policies.
6. Separate water services with meter boxes shall be provided to each lot created.
7. Two independent sources of water, meeting Federal and State Drinking Water Act
Standards, are required to serve the tract including any subsequent phases thereof. The
two-source requirement may be accomplished through a combination of water main
extensions, construction of supply wells, or other acceptable sources of water supply
approved by the Water Systems Manager.
8. All public water facilities shall be constructed in accordance with Public Works
C:\DOCUME-1\robertad.PNE\LOCALS-11Temp15592 013106.doc
Department standards, specifications, and policies.
9. Seal and abandon existing on-site well(s) in compliance with the State of Califomia Well
Standards, Bulletin 74-90 or current revisions issued.by Califomia Department of Water.
Resources and City of Fresno standards.
C:\DOCUME-1\robertad.PNE\LOCALS-1\Temp\5592 013106.doc
File No.210.45
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
PUBLIC AGENCY DEVELOPER
Mr. Gil Haro,Planning Manager CENTEX HOMES
Planning & Development Department 855 M STREET,SUITE 1120
City of Fresno FRESNO,CA 93721
2600 Fresno Street -
Fresno, CA 93721
MAP NO. 5592 PRELIMINARY FEES See below
DRAINAG A(S) BS - DRAINAGE AREA BS $359,676.00
DATE -Z/AZ p(� DRAINAGE AREA - -
TOTAL FEE $359,676.00
The proposed development will generate storm runoff which produces potentially significant
environmental impacts and which must be properly discharged and mitigated pursuant to the z
California Environmental Quality Act and the National Environmental Policy Act. The District O
in cooperation with the City and County has developed and adopted the Storm Drainage and
Flood Control Master Plan. Compliance with and implementation of this Master Plan by this
development project will satisfy the drainage related CEQA/NEPA impact of the project
mitigation requirements.
The proposed development shall pay drainage fees pursuant to the Drainage Fee Ordinance prior
to approval of the final map at the rates in.effect at the time of such approval. The fee indicated
above is based on the tentative map. Contact the FMFCD project engineer prior to approval of
the final map for the fee.
Considerations which may affect the fee obligation(s) or the timing or form of fee payment:
a) Fees related to undeveloped or phased portions of the project may be deferrable.
b) Fees may be calculated based on the actual percentage of runoff if different than that
typical for the zone district under which the development is being undertaken and if
permanent provisions are made to assure that the site remains in that configuration.
c) Master Plan storm drainage facilities may be constructed,.or required to be
constructed in lieu of paying fees.
d) The actual cost incurred in constructing Master Plan drainage system facilities is
credited against the drainage fee obligation.
5592 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided docUMent
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 2 of 4
e) When the actual costs incurred in constructing Master Plan facilities exceeds the
drainage fee obligation, reimbursement will be made for the excess costs from future
fees collected by the District from other development.
Approval of this development shall be conditioned upon compliance with these District
Requirements.
1. a. Drainage from the site shall be directed to
X b. Grading and drainage patterns shall be as identified on Exhibit No. 1 4-3
C. The grading and drainage patterns shown on the site plan conform to the
adopted Storm Drainage and Flood Control Master Plan.
2. The proposed development shall construct and/or dedicate Storm Drainage and Flood Control
Master Plan facilities located within the development or necessitated by any off-site
improvements required by the approving agency:
X Developer shall construct facilities as shown on Exhibit No. 1 as "Master Plan
Facilities to be constructed by Developer".
None required.
3. The following final improvement plans shall be submitted to the District for review prior to
final development approval:
X Grading Plan X Storm Drain Plan X Final Map
X Street Plan X Water& Sewer Plan Other
4. Availability of drainage facilities:
a. Permanent drainage service is available provided the developer can verify to
the satisfaction of the City of Fresno that runoff can be safely conveyed to the
Master Plan inlet(s).
b. The construction of facilities required by Paragraph No. 2 hereof will provide .
permanent drainage service.
X c. Permanent drainage service will not be available. The District recommends
temporary facilities until permanent service is available.
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.)
779'. _ 5469 E.OLIVE FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document.
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 3 of 4
Appears to be located within a 500 year flood prone area as designated on the latest
Flood Insurance Rate Maps available to the District.
X Does not appear to be located within a flood prone area.
6• The Federal Clean Water Act and the State General Permits for Storm Water Discharges
Associated with Construction and Industrial Activities (State General Permits)require developers
of construction projects disturbing one or more acres, and discharges associated with industrial
activity not otherwise exempt from National Pollutant Discharge Elimination System (NPDES)
permitting, to implement controls to reduce pollutants,prohibit the discharge of waters other than
storm water to the municipal storm drain system, and meet water quality standards. These
requirements apply both to pollutants generated during construction, and to those which may be
generated by operations at the development after construction.
a'
State General Permit for Storm Water Discharges Associated with Construction O
Activities, approved August 1-999, (modified December 2002.) A State General
Construction Permit is required for all clearing, grading, and disturbances to the ground
that result in soil disturbance of at least one acre (or less than one acre if part of a larger
common plan of development or sale). Permittees are required to: submit a Notice of
Intent to be covered and must pay a permit fee to the State Water Resources Control V J
Board.(State Board), develop and implement a storm water pollution prevention plan,
eliminate non-storm water discharges, conduct routine site inspections, train employees
in permit compliance, and complete an annual certification of compliance.
b. State General Permit for Storm Water Discharges Associated with Industrial Activities,
April, 1997 (available at the District Office.) A State General Industrial Permit is
required for specific types of industries described in the NPDES regulations or by
Standard Industrial Classification (SIC) code. The following categories of industries are
generally required to secure an industrial permit: manufacturing; trucking; recycling; and
waste and hazardous waste management. Specific exemptions exist for manufacturing
activities which occur entirely indoors. Permittees are required to: submit a Notice of
Intent to be covered and must pay a permit fee to the State Water Resources Control
Board, develop and implement a storm water pollution prevention plan, eliminate non-.
storm water discharges, conduct routine site inspections, train employees in permit
compliance, sample storm water runoff and test it for pollutant indicators, and annually
submit a report to the State Board. ;
5592 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 4 of 4
C. The proposed development is encouraged to select and implement storm water quality
controls recommended in the Fresno-Clovis Storm Water Quality Management
Construction and Post-Construction Guidelines (available at the District Office) to meet
the requirements of the State General Permits, eliminate the potential for non-storm
water to enter the municipal storm drain system, and where possible minimize contact
with materials which may contaminate storm water runoff.
7. A requirement of the District may be appealed by filing a written notice of appeal with the
Secretary of the District within ten days of the date of this Notice of Requirements.
8. The District reserves the right to modify,reduce or add to these requirements, or revise fees, as
necessary to accommodate changes made in the proposed development by the developer or
requirements made by other agencies.
9. X See Exhibit No. 2 for additional comments, recommendations and requirements.
Gerald akitnan, Project Engineer: VkicWots
District Engineer
C: QUAD KNOPF, INC.
8405 N. FRESNO ST., SUITE 300
.FRESNO, CA 93720
y.
5592 5469 E_OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
NOTE.
"BV" 36• ( SHIELDS AVE. THIS DRAWING IS SCIMMATnc,
DISTANCES ARE APPROXIMATE.
"BS" d
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LE GEl'�D N•
Master Plan Facilities To Be Constructed By Developer-
Pipeline(size Shown)&Inlet
�}--- Future Master Plan Facilities SCALE 1"-300'
Direction Of Drainage
—————— Inlet Boundary
Drainage Area Boundary TRACT 5592
------ City Sphere Of Influence
CUP 2005-187
DRAINAGE AREA:"BS"
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 Plan costs for aia individual drainage area exceed the fee of said area. Should the
facilities cost for such individual area total less than the fee of said area,the difference shall be paid
upon demand to the City or District.
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. Any proposed storm drain alignments must
be reviewed and approved by the District.
The District recommends a stub street to the east of Tract 5592. This is necessary to provide surface
drainage from APN Nos. 310-260-48 and 50 to the future Master Plan inlet to the west. If the stub
street is not constructed, then the Developer of Tract 5592 will be responsible for the non-fee
creditable cost of a pipe extension to the west property line of APN Nos. 310-260-48 and 50.
Development No. Tract 5592
engr\perm it\exhibit2\n=t\5592(rl)
File No.210.413
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
PUBLIC AGENCY DEVELOPER
Mr. Gil Haro, Planning Manager CENTEX HOMES
Planning & Development Department 855 M-STREET, SUITE 1120 C
City of Fresno FRESNO, CA 93721
2600 Fresno Street -
Fresno, CA , 93721
PROJECT NO. 2005-187 PRELIMINARY FEE(S) (See below)
DRAINAGAREA BS - DRAINAGE AREA BS $359,676.00
DATE 2 2�� DRAINAGE AREA - -
APN 310-260-17, 49, 51 TOTAL FEE $359,676.00
ADDRESS SWC SHIELDS AND LOCAN AVE.
The proposed development will generate storm runoff which produces potentially significant
environmental impacts and which must be properly discharged and mitigated pursuant to the Z
California Environmental Quality Act and the National Environmental Policy Act. The District in o
cooperation with the City and County has developed and adopted the Storm Drainage and Flood
Control Master Plan. Compliance with and implementation of this Master Plan by this
development project will satisfy the drainage related CEQA/NEPA impact of the project mitigation
requirements.
The proposed development shall pay drainage fees pursuant to the Drainage Fee Ordinance prior to O
issuance of a building permit at the rates in effect at the time of such issuance. The fee
indicated above is valid through February 28, 20 06 based on the site plan submitted to
the District on 01/13/06 Contact FMFCD for a revised fee in cases where changes are
made in the proposed site plan which materially alter the proposed impervious area.
Considerations which may affect the fee obligation(s) or the timing or form of fee payment: j
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. `
2007.137 5469 E.OLIVE -.FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 2 of 4
e) When the actual costs incurred in constructing 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
Req uirements.
1. a. Drainage from the ,site shall be directed to
X b. Grading and drainage patterns shall be as identified on Exhibit No. 1 A
c. The grading and drainage patterns shown on the site plan conform to the adopted
Storm Drainage and Flood Control Master Plan.
2. The proposed development shall construct and/or dedicate Storm Drainage and Flood Control
Master Plan facilities located within the development or necessitated by any off-site improvements
required by the approving agency:
X Developer shall construct facilities as shown on Exhibit No. 1 as "Master Plan Facilities to
be constructed by Developer".
None required.
3. The following final improvement plans shall be submitted to the District for review prior to final
development approval:
X Grading Plan X Storm Drain Plan X Final Map
X Street Plan X Water& Sewer Plan Other
4. Availability of drainage facilities:
a. Permanent drainage service is available provided the developer can verify to the'
satisfaction of the City of Fresno that runoff can be safely conveyed to the Master
Plan inlet(s).
b. The construction of facilities required by Paragraph No. 2 hereof will provide
permanent drainage service.
X c. Permanent drainage service will not be available. The District recommends
temporary facilities until permanent service is available.
Teffipefai=y sef�Aee is available
d. See Exhibit No. 2.
5. The proposed development:
Appears to be located within a 100 year flood prone area as designated on the latest Flood
Insurance Rate Maps available to the District, necessitating appropriate floodplain
management action. (See attached Floodplain Policy.)
r'
mos-iso 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 3 of 4
Appears to be located within a 500 year flood prone area as designated on the latest Flood
Insurance Rate Maps available to the District.
Y Does not appear to be located within a flood prone area.
6- The Federal Clean Water Act and the State General Permits for Storm Water Discharges Associated
with Construction and Industrial Activities (State General Permits)require developers of
construction projects disturbing one or more acres, and discharges.associated with industrial activity
not otherwise exempt from National Pollutant Discharge Elimination System (NPDES)permitting,
to implement controls to reduce pollutants, prohibit the discharge of waters other than storm water to
the municipal storm drain system, and meet water quality standards. These requirements apply both
to pollutants generated during construction, and to those which may be generated by operations at the
development after construction.
a. O
State General Permit for Storm Water Discharges Associated with.Construction Activities,
approved August 1999, (modified December 2002.) A State General Construction Permit is
required for all clearing, grading, and disturbances to the ground that result in soil
disturbance of at least one acre (or less than one acre if part of a larger common plan of
development or sale). Permittees.are required to: submit a Notice of Intent to be covered O
and must pay a permit fee to the State Water Resources Control Board (State Board), O
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, y
April, 1997 (available at the District Office.) A State General Industrial Permit is required
for specific types of industries described in the NPDES regulations or by Standard
Industrial Classification (SIC) code. The following categories of industries are generally .
required to secure an industrial permit: manufacturing, trucking; recycling; and waste and
hazardous waste management. Specific exemptions exist for manufacturing activities
which occur entirely indoors. Permittees are required to: submit a Notice of Intent to be
covered and must pay a permit fee to the State Water Resources Control Board, develop
and implement a storm water pollution prevention plan, eliminate non-storm water
discharges, conduct routine site inspections, train employees in permit compliance, sample
storm water runoff and test it for pollutant indicators, and annually submit a report to the
State Board.
2003-187 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 contami'inate storm water runoff.
7. A requirement of the District may be appealed by filing a written notice of appeal with the
Secretary of the District within ten days of the date of this Notice of Requirements.
8. The District reserves the right to modify, reduce or add to these requirements, or revise fees, as
necessary to accommodate changes made in the proposed development by the developer or
requirements made by other agencies.
9. X See Exhibit No. 2 for additional comments,.recommendations and requirements.
Gerald E. Lakerlfai4 Project Engineer: Rick y s
District Engineer
C: QUAD KNOPF, INC.
8405 N. FRESNO ST., SUITE 300
FRESNO, CA 93720
2003-137 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
i NOTE:
°ev" as• SHIELDS AVE. THIS DRAWING IS SCFMMATIC,
DISTAN S ARE APPROXIMATE.
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LEGEND
Master Plan Facilities To Be Constructed By Developer-
Pipeline(size Shown)&Inlet.
E---• Future Master Plan Facilities SCALE 1"=300'
Direction Of Drainage
--————— Inlet Boundary
••• . Drainage Area Boundary
------ City Sphere Of Influence .' TRACT 5592
CUP 2005-187
DRAINAGE AREA:"BS"
EXHIBIT NO. 1
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
WAVMBr.iC DAM =MX
OTHER REQUIREMENTS
EXHIBIT NO. 2
The cost of construction of Master Plan facilities,excluding dedication of storm drainage easements,
is eligible for credit against the drainage fee of the drainage area served by the facilities. A
Development Agreement shall be executed with the District to effect such credit. Reimbursement
provisions, in accordance with the Drainage Fee Ordinance, will be included to the extent that
Developer's Master Plan costs for an individual drainage area exceed the fee of said area. Should the
facilities cost for such individual area total less than the fee of said area,the difference shall be paid
upon demand to the City or District.
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. Any proposed storm drain alignments must
be reviewed and approved by the District.
The District recommends a stub street to the east of CUP 2005-187. This is necessary to provide
surface drainage from APN Nos. 310-260-48 and 50 to the future Master Plan inlet to the west. If
the stub street is not constructed,then the Developer of CUP 2005-187 will be responsible for the
non-fee creditable cost of a pipe extension to the west property line of APN Nos.310-260-48 and 50.
Development No. CUP 2005-187
engr permit\exhibit7\city-cup\2005\2005-187(rt)
_• ;;��i orrPrIces of
i ..
PHONE(559)233-7181
FAX(559)233-8227
` 2907 SOUTH MAPLE AVENUE
FRESNO,CALIFORNIA 93725-2218 ;•Your Most Valuable Resource-Water
January 19, 2006
Mr. Arnoldo Rodriguez Q�� '
City of Fresno
Planning & Development Department
2600 Fresno Street, Third Floor
Fresno, CA 93721-3604
RE: VTTM No. 5592, RA No. R-05-61, CUP No. C-05-187—FID's Gow No. 99
Dear Mr. Rodriguez:
FID's comments and requests are as follows:
1. FID's Gow No. 99 canal traverses the subject property as shown on the enclosed map.
The canal is currently being..relocated and .replaced with .pipeline in an exclusive
easement recorded.ori.August.25, 2005, as Document No,.20050198370,.4fficial.Records
of Fresno County.
2. FID requires its easement be.-shown on the map with proper recording information, and
that FID be made a party to signing all plans which affect its easement and canal/pipeline
facility and also be made party to signing the final map.
3. FID does not allow FID owned property or easements to be in common use with public
utility easements but will, in certain instances,.allow its property to be in common use
with landscape easements if the City,of.Fresno enters into an appropriate agreement with
FID. FID -equires all block walls and fences be located Outside of its property and
easements.
4. FID requires the applicant submit a grading and drainage plan for FID approval which
shows that the proposed development will not endanger the structural integrity of the
pipeline, or result in drainage patterns that will adversely affect FID or the applicant.
5. FID requests the applicant be exempted from any condition that would require the
construction of public facilities or conveyance of deeds or easements within FID's canal
easement to any other party without FID's written consent.
6. FID requires the applicant enter into an Encroachment Agreement with FID for all
permanent improvements placed on or constructed within FID's easement.
Agencies\City\TNi5592 R-05-61 C-05-187
BOARD OF President JACOB ANDRESEN, Vice-President JEFFERY G. BOSWELL
DIRECTORS JEFF NEELY,EDDIE NIEDERFRANK.STEVEN G.BALLS, General Manager GARY SERRATO
Mr. Arnoldo Rodriguez
January 19, 2006
Page 2 of 2
7. FID may have additional comments regarding the subject proposal and suggests the
applicant and or the applicants engineer contact FID at their earliest convenience.
8. For informational purposes, a private canal know as the Hergenroder No. 419 traverses
the subject property as shown on the enclosed map. This is an active canal and will need
to remain in service.
`)~hank 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(a�fresnoirriyation.com.
Sincerely,
Bret Johnson
Engineering Technician I
Enclosure
cc: Centex Homes
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Agencies\City\TM5592 R-05-61 C-05-137
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JAN.31.2006 4:04PM '".OVIS UNIF SCH DIST N0.160 P.6
CLOVIS 1�
U N I F I E D January 31, 2006
SCHOOL DISTRICT _ •` " -'�wJl ��
Arnoldo Rodriguez
Supervising Planner J AAS
1450 HERNDON AVENUE City of Fresno
CLOVL5,CA93611-0567 Planning &Development Department �' l: c C�i•`�S;OiI
559szz9000
.2600 Fresno Street',Third Floor
.danw�d.ktzrb� Fresno, CA 93721-3604
SUBJECT: Tentative Tract No. 5592/UGM,Rezone No.R-05-61, Conditional
Use Permit No. C-05-187
Southwest comer of East Shields and North Locan Avenues
WVULMNCDOAJW Dear Mr. Rodriguez:
Sandra A. Bengel
Brian D.Ne0ford The purpose of thin letter is to provide school district information.relative to the
GJnny chm,d Lake.
Clan above-referenced applications and to comply with Business and Professions Code .
wd+.rd lake.erg . PP P Y
rhabedh 1.Sandoval section 11010, subdivision (b)(11)(A) regarding the provision of school-related
)Im van volktnburM D.D.S. information to the subdivider/owner and the State Department of Real Estate.
Suaen M. Welker.D.H.Sc
Project development %rill affect the District by generating students that will need to
be housed in District schools. Assuming that the project site could be developed with
258 single family units,the following comments can be made at this time:
1. The number of students generated by the project is estimated as follows: grades
MMNlSTMDOM K-6, 102 students; grades 7-8,27 studerits; grades 9-12, 42 students.
Terry Bradley.EdA
Sup rinrendenr 2. Elementary School Information:
Assodate Supedwendonr
(a) The subject land is presently within the attendance area of the elementary
Daniel E Kalsar,Ed.D.
Asroaaeesopenneendenr school (grades K-6) listed below:
Wifllam C Mcralre
AwadereSuperneendenr School Name: Temperance-Kutner Elementary School
JanAsw` eSup Young,Xd.Dnr&) Address: 1448 N. Armstrong, Fresno, CA 93727
.lsrade�e superintendert
Telephone: (559) 327-8100
Capacity: 575
Enrollment: 606 (CBEDS Enrollment 2005-06 School Year)
(b) The District is constructing a new elementary school on the Reagan
Education Center site at the northwest comer of Ashlan and Leonard
Avenues. The new school is expected to be completed and open for the
2006-07 school year. In additiola, the District has acquired a new
elementary school site at the southeast comer of Dakota and Armstrong
Avenues. The construction of schools on these sites will allow the District
to keep pace with anticipated development activity in the southeast area
of the District. r
JMIY.JL.GYJVJb 4•e��rri ��vvl� uiYlr 51.11 iJ151 NU.lbo H.7
Amoldo Rodriguez
January 31, 2006
Page 2
(c) Because of rapid growth in the District and the District's plans for
construction of new school facilities, it is possible that (1) adjustment of
school attendance areas could occur in the future such that students
residing in the project area may be required to attend an elementary
school other than Tempezauce-Kutner, and (2) students residing in the
project area may attend more than one elementary school within the
District during their elementary school years.
3. Intermediate and High School Information:
(a) The project area is currently served by the following intermediate school
(grades 7-8) and high school(grades 9-12):
School Name: Reyburn Intermediate School
Address: 4300 N. DeWolf, Clovis, CA 93611
Telephone: (559) 327-4500
Capacity. 1,377
Enrollment: 1,431 (CBEDS Enrollment 2005-06 School Year)
School Name: Clovis East High School
Address: 4343 N. Leonard, Clovis, CA 93611
Telephone: (559) 327-4000
Capacity. 2,700
Enrollment: 2,750 (CBEDS Enrollment 2005-06 School Year)
(b) The District is constructing a high school and intermediate school at its
Third Educational Center site at the northwest comer of Willow and
International Avenues. These facilities are planned to be operational by.
the 2007-08 school year (for grades 7, 8 and 9) and phased into full
operation (grades 7-12) by the 2010-11 school year. High
school/intermediate school attendance areas will be adjusted to balance
the future enrollment of all of the schools.
(c) The District will be locating an educational center in the portion of the
District south of the Gould Canal, which will include a high school, an
intermediate school and other facilities. The future construction of these
facilities will allow the District to keep pace with anticipated
development activity in the southeast area of the District.
4. Bus transportation is currently provided for grades K-6 students residing fixther
than one mile from school and for grades 7•-12 students residing further than
two and one-half miles from school. Transportation will be available for
students attending the above-identified elementary, intermediate and high
JAN.31.2006 4:05PM "'I_OVIS UNIF SCH DIST NO. 160 P.8
Amoldo Rodriguez
January 31, 2006
Page 3
schools in accordance with District standards in effect at the time of
enrollment
S. The District currently levies a school facilities fee of$3.09 per square foot for
residential development. The fee is adjusted periodically in accordance with
law and may increase or decrease. New development on the subject property
will be subject to the fee in place at the time fee certificates are obtained.
The District hereby requests that the information in this letter be provided by the
owner/subdivider to all prospective purchasers of property within the project.
Thank you for the opportunity to comment on the project. Please contact me if you
have any questions regarding this letter,
Sincerely,
Bill McGuire
Associate Superintendent
Administrative Services
5'
Pacific Gas and
Electric Company
Corporate Real Estate 650 '0'Street, Bag 23
South Valley Land Services Fresno,CA 93760.0001
January 18, 2006
Gtic�s� �1
Development Department JAN 9
Engineering Services Division
Land Division Section
2600 Fresno Street, Room 3043
tir"p-,11
"r'1
_s ..t
Fresno, CA. 93721-3604
Attn: Mr. Arnoldo Rodriguez
Dear Mr. Arnoldo Rodriguez,
We have reviewed Tentative Tract Map No. 5592.
PG&E requests that a Public Utility Easement (PUE), ten feet (10') in width, be
dedicated contiguous to all street(s) boundaries located within and along any portion
of said Tract Map boundaries fronting any street(s) lying outside of said Tract Map.
PG&E also requests that a PUE be incorporated within all private roads.
PG&E may further require an easement from the property owner(s) over the newly created
PUE's. The exact size and locations of the PUE's together .with the need for an
easement will be finalized on the final map review.
PG&E's records show no gas or electric transmission facilities in the area.
Existing gas or electric facility relocations necessitated by new street improvements
(which are required as conditions of a development's final acceptance by the City of
Fresno) will be at the expense of the developer.
Thank you for the opportunity to. review the plans of this Tentative Tract Map. If.you
have any questions, please contact me at 263-5167.
Sincerely
eeP ten
Land Agent
,r
City of
PLANNLNG AND DEVELOPMENT DEPARTMENT
February 8, 2006
To: Arnoldo Rodriguez, Supervising Planner
From: Karana Hattersley-Drayton
Historic Preservation Project Manager
Re: Vesting Tentative Tract Map No. 5592
Thank you for the opportunity to review and comment on the Tentative Tract Map No 5592.
The proposed project is located on approximately 54 acres at 2837 North Locan Avenue on
the south side of East Shields Avenue in southeast Fresno. Within the proposed project are
several buildings that are slated for demolition, including a c1938 residence and what
appears from the aerial map to be a large transverse crib barn.
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-11-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. Due to the intensive use of the land for agriculture, it is unlikely that there are
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.
.STATE OF.f-ALIFQRMA—BUSINESS.TRANSPORT -")N AND HOUS[NG AGENCY ARNOLD SCHW RZENE R ove Q
;DEPARTMENT OF TRANSPORTATION
1352 WEST OLIVE AVENUE e
P.O.BOX 12616
FRESNO,CA 93778-2616
PHONE (559)445-6666
FAX (559)488-4088 Flesyourpower!
1 -r r.. i i Be energy efficient!
TTY (559)488-4066
January 18, 2006
2131-IGR/CEQA
6-FR-E-180-66.05+/-
C-057187,R-05-61 & T-5592
Mr. Amoldo.Rodriguez
City of Fresno Development Department
2600 Fresno Street
Fresno, CA 93721
Dear Mr. Rodriguez: ,:.
Caltrans has'reviewed the proposed'use permit, rezone, and Traffic Impact Study(TIS) for the::;`
258-lot single-family residential development on the southwest corner of East Shields and North
Locan Avenues. Caltrans has the following comments: x_
The study-did not conduct an operational analysis of two of the State Route (SR) 180
interchanges: SR 180/Fowler Avenue and SR 180/Temperance Avenue. The study did provide'a
select zone trace of the project's trips to these locations. The trace indicated that the development
would likely have a modest impact to the ramps at both interchanges. We expect that the
proposed project will not create significant impacts to the State Highway.System. However, this
project's impacts to the transportation/circulation system and to air quality will be cumulatively
significant. Cumulative impacts to these resources were not fully addressed in the General Plan
Update Master EIR, but postponed to future studies. The Master EIR did not perform any analysis .
of the impacts to State facilities from implementation of the General Plan, and hence cannot be
relied upon to support subsequent projects that impact State Highways. The City should consider
a mechanism for evaluating and mitigating for these impacts.
The Freeway 180 extension has been delayed due to a lack of.funds. This delay could mean that
the extension will not be constructed until 2012, possibly longer if there are additional funding
shortfalls. Prior to the construction of the Freeway 180 interchange at Temperance Avenue, the
City and the developer should be aware that local road moverrients at the intersection of Kings
Canyon Road(currently SR 180) and Temperance Avenue may begin to experience significant
delay. Per the Fancher Creek DEIR, this intersection has met signal warrants. The City should
condition this project to pay a pro rata fair share towards this signalization. Until signalization
occurs, it is projected that movements would seek out alternative routes in order to avoid the SR
180 intersection.at Temperance Avenue.
The City.should consider a.transit alternative for this project. When combined with a other
residential projects in the area, there is sufficient development to supporttransit. Early planning
could make such an alternative feasible. Caltrans recommends that this project be routed to
Fresno Area Express (FAX) staff for their review and comment. Please see Attachment Number
1 for other recommended transportation alternatives.
"Caltrans improves mobility across California"
Mr. Arnoldo Rodriguez
January 18, 2006
Page 2
We request that this letter be made part of the permanent public record for this project and that a
copy of our letter be included in any staff reports prepared for this item. 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 6
Enclosure
C: Mr. John Rowfand,Peters Engineering Group:.
Ms. Barbara Goodwin; Council of Fresno. County.Governments.
"Caltrans improves mobility across California"
ATTACHMENT NUMBER 1
CALTRANS RECOMMENDATIONS FOR TRANSPORTATION ALTERNATIVES:
Ongoing development throughout the City of Fresno, including this project,will make
traffic operations significantly worse by adding considerably to delay and congestion.
Transit alternatives can help reduce congestion and delay and reduce overall degradation
of air quality and gridlocked intersections. The City of Fresno should focus on ways to
eliminate trips in addition to enhancing capacity. Transportation alternatives the City
should consider include standard highway solutions along with the following:
1. Park and ride facilities on site or within the proximity of this project.
2. A study of the general accommodation and provision of mass transit in this area to
provide insight on ways of increasing transit usage.
3. Exploring the potential of commuter shuttles. The shuttle could be financed through
an assessment district and provide a way for individuals to utilize a park-and-ride
fac.ility or commercial area parking lot and be shuttled to various commercial/office
centers within the area Commuters who need to go further could use City of Fresno
transit if the City planned for convenient connections. This may help to reduce the
Single Occupancy Vehicle (SOV) demand seeking to use the.State Highway System..
4. Providing for continuity of non-motorized transportation.
S. Exploring the potential for employer-sponsored carpools/vanpools or monthly transit
passes for employees as well as including as a condition of project approval a covered
transit stop as mitigation for project-related impacts to the transportation/circulation
system.
6. Exploring the potential for linking the purchase of a monthly transit pass with new
residential development as partial mitigation for congestion and air quality impacts,
and to ensure the long term viability of public transportation.