HomeMy WebLinkAboutT-5595 - Conditions of Approval - 3/8/2016 CITY OF FRESNO
DEVELOPMENT AND RESOURCE MANAGEMENT DEPARTMENT
CONDITIONS OF APPROVAL
ORIGINALLY APPROVED DECEMBER 20,2006
(THESE CONDITIONS As REVISED MARCH 03,2016)
VESTING TENTATIVE TRACT MAP No.5595/UGM
"A PLANNED DEVELOPMENT"
SOUTHEAST CORNER OF THE INTERSECTION or NORTH THIELE AND WEST SPRUCE AVENUES a
All tentative maps are subject to the applicable provisions of the State Subdivision Map
Act, Fresno Municipal Code (PMC), City policies, and City of Fresno Standard
Specifications. The following specific conditions are applicable to this vesting tentative
map:
NOTICE TO PROJECT APPLICANT
In accordance with the provisions of Government Code §66020(d)(1), the
imposition of fees, dedications, reservations or exactions for this project are
subject to protest by the project applicant at the time of approval or conditional
approval of the development or within 90 days after the date of the imposition of
the fees, dedications, reservations or exactions imposed on the development
project. Each local agency shall provide to the project applicant a notice in writing at
the time of the approval of the project or at the time of the imposition of the fees,
dedications, reservations,or other exactions,a statement of the amount of the fees or a
description of the dedications, reservations, or other exactions, and notification that the
90-day approval period in which the applicant may protest has begun (please see
section related to Development Fees and Charges included herein below for further
information).
Improvements and payments shall not be required on or in front of any undeveloped
portion of a net acreage of ten acres or more which exists after the division of land. All
improvements and payments shall be completed with development.
URBAN GROWTH MANAGEMENT REQUIREMENTS(GENERAL)
The subdivider 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 tentative tract maps.
GENERAL CONDITIONS
1. Upon conditional approval of Revised Vesting Tentative Tract Map
No.5595/UGM dated January 20, 2016,the subdivider may prepare a Final Map
in accordance with the approved tentative map;and,the following:
Conditions of Approval
Revised Vesting Tentative Tract Map No.5595/UGM
March 03,2016
Page 2
a) Approval of Vesting Tentative Tract Map No. 5595/UGM is contingent upon
City Council approval of Rezone Application No. R-05-091.
b) Approval of Vesting Tentative Tract Map No. 5595/UGM is contingent upon
approval of Conditional Use Permit Application No. C-06-272..
i) Any Final Map prepared for the subdivision of the subject property shall
comply with all conditions of approval for Conditional Use Permit
Application No.C-06-272.
2. The subdivider shall comply with San Joaquin Valley Air Pollution Contorl District
Rule 9510. Any applicant subject to District Rule 9510 is required to submit an
Air Impact Assessment(AIA)application to the District and to pay any applicable
off-site mitigation fees.
3. The subdivider shall comply with Regulation VIII and Rule 8060 of the San
Joaquin Valley Air Quality Pollution Control District for the control of particulate
matter and fugitive dust during construction of this project.
4. The developer/owner shall pay the appropriate park facilities fee and/or dedicate
lands for parks and recreation purposes pursuant to Ordinance Nos. 2005-112
and 2005-113 adopted by the Fresno City Council on September 27,2005.
5. Submit grading plans and a soils report to the City of Fresno Planning and
Development Department for verification prior to Final Map approval(Reference:
Sections 12-1022 and 12-1023 of the Fresno Municipal Code). Grading plans
shall indicate the location of any required walls and indicate the proposed width
of required landscape easements or strips. Approval of the grading plan is
required prior to Final Map approval.
6. 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.
7. 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.
8. 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
Conditions of Approval
Revised Vesting Tentative Tract Map No.5595IUGM
March 03,2016
Page 3
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.
9. 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.
10. The subdivider 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 tentative maps.
11. The subdivider shall furnish to the City acceptable security to guarantee the
construction of the off-site street improvements in accordance with all applicable
provisions of the Fresno Municipal Code (FMC) and the State Subdivision Map
Act. The subdivider shall complete all the public improvements prior to the
approval of the Final Map by the City. If, at the time of Final Map approval, any
public improvements have not been completed and accepted in accordance with
the standards of the City, the subdivider may elect to enter into an agreement
with the City to thereafter guarantee the completion of the improvements.
12. 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.
GENERAL INFORMATION
13. Prior to the issuance of building permits for the subdivision, school construction
fees shall be paid to the Central Unified School District in accordance with the
school districts adopted schedule of fees.
14. Contact the United States Postal Service for the location and type of mailboxes
to be installed in this subdivision.
a) It is recommended that at least 6 months prior to the first occupancy, the
Developer shall contact the local United States Postal Service representative
to complete a Mode of Delivery Agreement for New Construction. The Mode
of Delivery Agreement must have a District approval signature to be valid. In
addition to completing the Agreement,the Developer shall provide a final map
(with address details)to the local USPS representative. The Developer shall,
Conditions of Approval
Revised Vesting Tentative Tract Map No.5595/UGM
March 03,2016
Page 4
at their own expense, procure, construct and install all mail receptacle
facilities for each location as specified and approved by the USPS.
15. 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.
16. 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.
17. If archaeological and/or animal fossil material is encountered during project
surveying,grading,excavating,or construction,work shall stop immediately.
18. 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.
19. 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.
20. Apportionment of Special Assessment: If, as part of this subdivision, a division
will be made of any lot or parcel of land upon which there is an unpaid special
assessment levied under any State or local law, including a division into
condominium interest as defined in Section 783 of the Civil Code, the
developer/owner shall file a written application with the City of Fresno Director of
Public Works, requesting apportionment of the unpaid portion of the assessment
or pay off such assessment in full.
If the subdivider elects to apportion the assessment,the application shall contain
the following information:
Conditions of Approval
Revised Vesting Tentative Tract Map No.5595/UGM
March 03,2016
Page 5
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.
MITIGATION MONITORING REQUIREMENTS
21. Development of the subject property shall be subject to implementation of all
applicable mitigation measures, fees, and timelines included within the Initial
Study and Finding of Conformity prepared for Environmental Assessment No. R-
05-91/C-06-272/T-5595 dated November 30,2006 as adopted by the Fresno City
Council on January 23,2007.
ZONING&PROPERTY DEVELOPMENT STANDARDS
22. As a proposed"Planned Development"subdivision,approval of Vesting Tentative
Tract Map No. 5595/UGM is contingent upon approval of Conditional Use Permit
Application No. C-06-272; authorizing the planned development of the subject
property.
i) Development on the subject property or individual lots resulting from a
subdivision thereof shall comply with all property development standards of
the applicable/respective zone district designated for the respective parcel(s)
as well as the design standards of the subdivision ordinance; except as may
be modified by the conditions of approval for Conditional Use Permit
Application No.C-06-272.
ii) The subdivision and planned development of the subject property shall
comply with all conditions of approval for Conditional Use Permit Application
No.C-06-272.
Conditions of Approval
Revised Vesting Tentative Tract Map No.5595/UGM
March 03,2016
Page 6
Lot Area and Dimensions
23. Pursuant to Section 12-306-N-21 of the FMC the Director of the Development
and Resource Management Department or the Planning Commission may
modify the property development standards of the underlying zone district if
determined that the proposed development conforms to the provisions of the
abovementioned section. However, in no case shall proposed parcels be less
than the following minimum standards:
a) Proposed lots shall be configured and dimensioned in accordance with
Revised Vesting Tentative Tract Map No.5595/UGM dated January 20,2016.
Building Setbacks
24. Building setbacks shall be provided in accordance with the Conditions of
Approval and the approved site plan (Exhibit[s] "A") for Conditional Use Permit
Application No.C-06-272 dated January 20,2016.
Lot Coverage
25. Maximum lot coverage by buildings and structures shall not exceed the
provisions included within the conditions of approval for Conditional Use Permit
Application No.C-06-272.
Landscaping Open S ace and Walls
26. The subdivider shall provide a minimum 6-foot wide landscape easement (and
irrigation system) along the northerly property line of all residential lots with
frontage along West Spruce Avenue(i.e.,north property line of Lots 1 through 12
of Revised Vesting Tentative Tract Map No. T-5595/UGM dated January 20,
2016).
a) Construct a 6-foot high solid masonry sound wall (at finished grade of
proposed site)pursuant to the solid wall requirements of Section 12-306-H of
the FMC behind the required 6-foot wide landscape easement along the
northerly property line of all residential lots with frontage along West Spruce
Avenue (i.e, north property line of Lots 1 through 12 of Revised Vesting
Tentative Tract Map No.T-5595/UGM dated January 20,2016).
27. The subdivider shall provide a minimum 10-foot wide landscape easement(and
irrigation system) along the southerly property line of all residential lots with
frontage along West Farrington Avenue (i.e., south property line of Lots 76
through 85 of Revised Vesting Tentative Tract Map No. T-5595/UGM dated
January 20,2016).
Conditions of Approval
Revised Vesting Tentative Tract Map No.5595/UGM
March 03,2016
Page 7
a) Construct a 6-foot high solid masonry sound wall (at finished grade of
proposed site)pursuant to the solid wall requirements of Section 12-306-H of
the FMC behind the required 10-foot wide landscape easement along the
southerly property line of all residential lots with frontage along West
Farrington Avenue (i.e., south property line of Lots 76 through 85 of Revised
Vesting Tentative Tract Map No.T-5595/UGM dated January 20,2016).
28. The subdivider shall provide a minimum 3-foot landscape easement (and
irrigation system) along the westerly property line of all residential lots with
frontage along North Thiele Avenue(i.e.,west property line of Lots 85 through 97
of Revised Vesting Tentative Tract Map No.5595/UGM dated January 20,2016).
a) Construct a 6-foot high solid masonry sound wall (at finished grade of
proposed site)pursuant to the solid wall requirements of Section 12-306-H of
the FMC behind the required 3-foot wide landscape easement along the
westerly property line of all residential lots with frontage along North Thiele
Avenue (i.e,, west property line of Lots 85 through 97 of Revised Vesting
Tentative Tract Map No.5595/UGM dated January 20,2016).
29. Two to five percent (2%-5%) of the site (less major street dedications) should
consist of common passive/active open spaces comprised of pocket parks, tot
lots,trails,pedestrian ways,and landscaped areas beyond minimum major street
setbacks. Paseo corridors are strongly encouraged through subdivisions that
connect to streets,destination,and other subdivisions.
a) Outlots "A," "B," "C," & °D" Vesting Tentative Tract Map No. T-5595/UGM
dated January 20,2016 shall be dedicated for common open space purposes
and improved with landscaping and pedestrian connectivity in accordance
with the conditions of approval for Conditional Use Permit Application No.
C-06-272 and the conditions contained herein below.
30. Landscaping,which is compliant with the City of Fresno"Anti-Graffiti Landscaped
Buffer Development and Planting Standards," shall be required adjacent to all
required walls or fences that are accessible to the public and shall be maintained
in accordance with the Maintenance Obligations stipulated herein below; or, in a
manner which provides appropriate security and is deemed acceptable to both
the City of Fresno Development and Resource Management and Public Works
Departments,
31. The subdivider is required to provide street trees on all street frontages per
Fresno Municipal Code standards and is responsible for the dedication of public
planting and buffer landscape easements as determined by the Development
and Resource Management and Public Works Departments.
Conditions of Approval
Revised Vesting Tentative Tract Map No.5595/UGM
March 03,2016
Page 8
a) Street trees shall be planted at the minimum rate of one tree for each 60 feet
of street frontage; or, one tree per home (whichever is greater) by the
developer.
i) The subdivider is required to provide irrigation for all street trees. The
irrigation system shall comply with FMC Section 12-306-N-23, Water
Efficient Landscape Standards and AB 1881 Model Water Efficient
Landscape Ordinance.
32. Provide a comer cut-off area at all entryways and intersections, where walls or
fences are proposed/required, in accordance with Section 12-306-1-i-3-e of the
FMC. Corner cuff-offs are established to provide an unobstructed view for
vehicular and pedestrian traffic approaching an intersection.
33. When the grading plan establishes a top of slope beyond the required landscape
easement noted and the construction of the required wall(s) 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.
34. All proposed/required landscaped easements/buffers, open space areas,
pedestrian connections, entryways, pathways and/or private on-site landscaping
for street tree purposes shall be improved in accordance with the landscape
improvement plans,which are to be submitted to the Development and Resource
Management Department for review and approval prior to Final Map approval.
NOTE: Lighting and fence/wall details for any proposed/required open
spaces areas or pedestrian connections shall be provided with the
submittal of the landscape improvement plans.
35. Maintenance of any/all required landscape easements and/or proposed Outlets
within the boundary of Revised Vesting Tentative Tract Map No. 5595/UGM shall
be provided pursuant to the Maintenance Obligations stipulated herein below or
in a manner which provides appropriate security and is deemed acceptable to
both the City of Fresno Development and Resource Management and Public
Works Departments.
36. Comply with all street tree, buffer landscaping, median island, outlet, and trail
requirements included within the attached memorandum from the Department of
Public Works,Streets Division(Park Supervisor)dated September 08,2015.
STREETS AND RIGHTS-OF-WAY
37. 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.
Conditions of Approval
Revised Vesting Tentative Tract Map No. 55951UGM
March 03, 2016
Page 9
38. The subdivider shall make provisions for disabled persons in accordance with the
Department of Public Works standards and as required by State law. Handicap
access ramps are required to be constructed in sidewalks at all corners within the
limits of the tract. Where street furniture is located within the sidewalk area (fire
hydrants, streetlights, etc.), a minimum of 48 inches of unobstructed path shall be
maintained to satisfy the American Disabilities Act requirements. If necessary,
dedicate a pedestrian easement to accommodate for the 4-foot minimum
unobstructed path requirement.
39. Comply with all of the requirements included within the attached Public Works
Department, Traffic and Engineering Services Division memorandum dated
September 23, 2015.
a) The proposed project was originally approved subject to conditions for
compliance with the mitigation measures as outlined within the attached
memorandum from the Traffic Engineering Manager dated December 19,
2006.
• NOTE: These mitigation measure requirements may be waived at the
discretion of the Traffic Engineering Manager if determined to have
been previously satisfied through prior development; or, based upon
contemporary street improvement plans and designs for respective
street segments and/or intersections.
SANITARY SEWER SERVICE
40. Comply with all of the requirements included within the attached Department of
Public Utilities, Planning and Engineering Division (Sanitary Sewer)
memorandum dated March 02, 2016.
WATER SERVICE
41. Comply with all of the requirements included within the attached Department of
Public Utilities, Water Division memorandum dated January 22, 2016.
SOLID WASTE SERVICE
42. This tract will be serviced as Single Family Residential properties with Basic
Container Service (3 container- solid waste, green waste & recyclable material)
• NOTE: Contact Mikeal Chico with the Department of Public Utilities,
Solid Waste Division at (559) 621-1894; or, via email at
Mikeal.Chico@fresno.gov for further information.
Conditions of Approval
Revised Vesting Tentative Tract Map No.5595/UGM
March 03,2016
Page 10
FIRE SERVICE
Fire service is available to the proposed tract subject to the following requirements:
43. Comply with all of the requirements included within the attached Fresno Fire
Department memorandum dated September 23,2015,
FLOOD CONTROL AND DRAINAGE
44. 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
memorandums to the Development and Resource Management Department
dated October 29,2015.
SAN JOAQUIN VALLEY AIR POLLUTION CONTROL DISTRICT(SJVAPCD)
45. Comply with all of the requirements included within the attached SJVAPCD
memorandum dated November 13,2006.
COUNTY OF FRESNO DEPARTMENT OF PUBLIC HEALTH
46. Comply with all of the requirements included within the attached County of
Fresno, Department of Public Health memorandum dated September 01,2015,
PACIFIC GAS AND ELECTRIC(PG&E)
47. Certain uses may be permitted within the Pacific Gas and Electric Company
(PG&E) transmission line easement, provided that such uses, and manner in
which they are exercised, will not interfere with PG&E's rights or endanger its
facilities. Encroachments into the PG&E transmission line easement will be
permitted pursuant to the attached memorandum from PG&E dated December
26,2013 as referenced herein below;including(but not limited to),the following:
i) No building or other structures including the footprint and/or eave of any
buildings, swimming pools, wells or similar structures will be permitted in
easement areas.
RIGHT-OF-WAY ACQUISITION
48. The developer will be responsible for the acquisition of any necessary right-of-
way to construct any of the required improvements.
Conditions of Approval
Revised Vesting Tentative Tract Map No. 55951UGM
March 03, 2016
Page 11
49. Rights-of-way acquisition shall include any rights-of-way necessary for proper
drainage, signing, pole relocation, and shoulder grading. In general, this will
require right-of-way to be provided approximately 10 feet outside the travel lane.
The exact requirement must be determined at the project design stage based on
the existing conditions and detailed design information.
50. 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.
51 . 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.
52. 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.
MAINTENANCE OBLIGATIONS
The long term maintenance of all the items listed below is ultimately the responsibility of
the owner/developer:
53. Comply with all the requirements included within the attached Department of
Public Works, Traffic and Engineering Services Division memorandum regarding
Conditions for Maintenance Requirements dated June 05, 2015; and, the
following:
54. If the owner/developer chooses to be annexed into the City's CFD for
maintenance purposes, then an Annexation Request Package shall be submitted
to the Public Works Department for review, processing, and approval.
• NOTE: Packages must be complete with all required information in
order to be accepted. The Annexation Request Form is available on-
line on the City of Fresno website (http://www.fresno.aov) under the
Public Works Department Developer Doorway.
a) 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. Where applicable, this shall include a Street Tree Location
Conditions of Approval
Revised Vesting Tentative Tract Map No.5595/UGM
March 03,2016
Page 12
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.
NOTE: 'The Department of Public Works will not be responsible for the
maintenance of any outlets if they are not included into the Community
Facilities District(CFD). If the outlets are to be included into the CFD,
the Department of Public Works will require that landscape and
irrigation plans be submitted with landscape buffer plans for approval
prior to inclusion into the CFD.
b) Proceedings to place the Final Map into a CFD shall not commence until the
Final Map, Landscape and Street Construction Plans are considered to be
technically correct.
c) 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.
55. Should the City Council or owner/developer choose not to include all of the
maintenance items or certain items listed above in a CFD, then the property
owner/developer shall be responsible for establishing a Home Owners'
Association (HOA) or other property based management mechanism which
provides for the maintenance of these items in a manner which provides
appropriate security and is deemed acceptable to both the City of Fresno
Development and Resource Management and Public Works Departments.
a) The subdivider shall establish a Home Owners' Association (or other
approved mechanism) to perform the above listed maintenance
responsibilities pursuant to Section 12-1026 of the Fresno Municipal Code.
The Declaration of Covenants, Conditions, and Restrictions (CC&R's)
described herein, shall among other things, specify level of effort, frequency,
and inspection of maintenance responsibilities, name the City as a third party
beneficiary for those provisions, and be subject to approval by the Director of
Public Works and the City Attorney's Office. Any amendment to the above
provisions or any other provision specifying any right of the City shall require
the prior written consent of the City.
Conditions of Approval
Revised Vesting Tentative Tract Map No.5595/UGM
March 03,2016
Page 13
NOTE: Should the owner/developer elect to establish a Home
Owners' Association to perform maintenance obligations and assure
that said obligations are met, then the owner/developer may include
such other items as are deemed appropriate and necessary for the
sustainability of the subdivision and its amenities within the
responsibilities of the association.
b) The proposed Declaration of Covenants, Conditions, and Restrictions
(CC&Rs)and the proposed instruments for the homeowners association shall
be submitted to the Development and Resource Management Department for
review 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 horneowners
association for landscaping and other provisions as stated in the
Development and Resource Management Department Guidelines for
preparation of CC&Rs dated September 01, 1994,
DEVELOPMENT FEES AND CHARGES
This project is subject to the following fees and charges:
SEWER CONNECTION CHARGES FEE RATE
a. Lateral Sewer ChargeA $0.10/sq.ft.(to 100'depth)
b. Oversize Charges $0.05/sq.ft.(to 100'depth)
c. Trunk Sewer Chargee $419/living unit
Service Area:Grantland
d. Wastewater Facilities Charges $2,119/living unit
e. House Branch Sewer Charges N/A
WATER CONNECTION CHARGES FEE RATE
f. Service Connection Charge Fee based on service(s)and
meter(s)sizes specified by
owner;fee for service(s)and
Meter(s)established by the
Master Fee Schedule
g. Frontage Charges $6.50/lineal foot
Conditions of Approval
Revised Vesting Tentative Tract Map No.5595/UGM
February 25,2016
Page 14
h. Transmission Grid Main Charges $643/net acre
(parcels under 5 gross acres)
i. Transmission Grid Main Bond
Debt Service Charges $243/net acre
(parcels under 5 gross acres)
j. UGM Water Supply Feev $407/living unit
Service Area:201s
k. Well Head Treatment Feev $0.00/living unit
Service Area:201
I. Recharge Feev $0.00/living unit
Service Area:201
m. 1994 Bond Debt Service,§ $0.00/living unit
Service Area:201
DEVELOPMENT IMPACT FEE
n. Fire Facilities Impact Fee—Citywide*** $539/living unit
o. Park Facility Impact Fee—Citywideo"' $3,398/living unit
p. *Quimby Parkland Dedication Feev** $1,120/living unit
q. Police Facilities Impact Fee—Citywideo— $624/living unit
r. Traffic Signal Charges $414.69/living unit
URBAN GROWTH MANAGEMENT FEE RATE/CHARGE
s. Major Street Charge& $2,798/adj.acre
Service Area:C/D-2
t. Major Street Bridge Charges $94/adj.acre
Service Area:C/D-2
u. UGM Grade Separation Fees N/A
Conditions of Approval
Revised Vesting Tentative Tract Map No.5595/UGM
February 25,2016
Page 15
V. UGIVI Trunk Sewer Charges N/A
Service Area:
w. Street Acquisition/Construction Chargev 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.
v Due at time of subdivision.
� Due at time of development.
o Due at occupancy.
w Deferrable through Fee Deferral Covenant
CITY OF FRESNO
DEVELOPMENT AND RESOURCE MANAGEMENT DEPARTMENT
CONDITIONS OF APPROVAL
ORIGINALLY APPROVED DECEMBER 20,2006
(THESE CONDITIONS As REVISED MARCH 03,2016)
CONDITIONAL USE PERMIT APPLICATION No. C-06-272
"A PLANNED DEVELOPMENT"
SOUTHEAST CORNER OF THE INTERSECTION OF NORTH THIELE AND WEST SPRUCE AVENUES
PART A-PROJECT INFORMATION
1. Assessor's
Parcel No(s): 504-050-28
2. Street Location: Southeast corner of the intersection of North Thiele and West
Spruce Avenues.
(Council District 2,Councilmember Branclau)
3. Existing Zoning "R-2/UGM" (Low Density Multiple Family Residential
District/Urban Growth Management)
4. Planned Land Use: Medium Density Residential(4.99-10.37 dwelling units/acre)
5. Plan Areas: Bullard Community Plan
6. Project Description: Requests authorization for the establishment of a 97-lot single
family residential, public street, planned unit development with
modified property development standards for lots proposed to be
created by Revised Vesting Tentative Tract Map No.5595/UGM
dated January 20,2016.
PART B—GENERAL CONDITIONS AND REQUIREMENTS
The proposed project was originally approved by the City of Fresno Planning Commission,on
December 20, 2006. The Development and Resource Management Department Director
hereby approves revisions to the special permit application for purposes of Revised Vesting
Tentative Tract Map No.5595/UGM subject to the enclosed list of conditions and Exhibit(s)
"A"(dated January 20,2016)and Exhibit(s)"E","F"&"L",inclusive of Conditional Use Permit
Application No.C-06-272
Conditions of Approval
Conditional Use Permit Application No.C-06-272
Revised March 03,2016
Page 2 of 16
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 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 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 either verbally or in writing to the City of Fresno Planning Commission at the
scheduled public hearing regarding Conditional Use Permit Application No.C-15-167
and Vesting Tentative Tract Map No.T-6108/UGM.
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;and,
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
Development and Resource Management 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. (include this note
Conditions of Approval
Conditional Use Permit Application No. C-06-272
Revised March 03, 2016
Page 3 of 16
on the site plan.)
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 the original site plan exhibit(s) to the final site
plan(s). CORRECTIONS SHALL INCLUDE ALL THOSE LISTED IN THIS DOCUMENTAND
THOSE LISTED IN THE CORRECTION LIST PROVIDED BY THE PLAN CHECK
PROCESS.
The exercise of rights granted by this special permit must be commenced prior to expiration of
Vesting Tentative Tract Map No. 55951UGM. The time limits for any special permit
conditionally granted in conjunction with an approved tentative tract map shall be
automatically extended upon the extension of such tentative tract map pursuant to Section
12-1005.1 of the FMC.
To complete the back-check process for building permit relative to planning and zoning
issues, submit copies of this corrected, final site plan, together with copies of the
elevations, landscape, and irrigation plans, and any required covenants and/or studies
or analyses to the Development Services (Planning) Division for final review and
approval, a minimum of ten days before applying for building permits.
Copies of this final approved site plan, elevations, landscape, and irrigation plans stamped by
the Development Services(Planning) Division must be substituted for unstamped copies of
the same in each of the sets of construction plans submitted for plan check prior to issuance
of building permits. The final approved site plan must also include all corrections identified in
the plan check process.
Be advised that on-site inspections will not be authorized unless the final stamped approved
site plan, elevations, landscape, and irrigation plans are included in the plan check file copy.
Please contact Will Tackett at(559)621-8063 or via e-mail atWIII.Tacke resno. ov to
schedule 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.
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
Conditions of Approval
Conditional Use Permit Application No. C-06-272
Revised March 03, 2016
Page 4 of 16
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 geometrics may
be directed to Louise Gilio at(559) 621-86781 Louise.Gilio@fresno.gov of the City of Fresno
Public Works Department, Traffic and Engineering Services Division.
1 . STREET ENCROACHMENT PERMITS, DEDICATIONS AND VACATIONS
a) Exhibit(s) "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) ENCROACHMENT PERMITS. The construction of any overhead, surface or sub-
surface private structures and appurtenances extending within the public rights-of-way
is prohibited unless an encroachment permit is approved by the City of Fresno Public
Works Department, Engineering Division, Special Districts/Projects and Right of Way
Section, (559) 621-8693. Encroachment permits must be approved 2rior to issuance
of building permits.
c) DEDICATIONS. The following dedication requirements must be satisfied prior to the
issuance of building permits:
i) Dedications shall take place in accordance with any applicable conditions included
within the attached Public Works Department, Traffic and Engineering Services
Division memorandum dated September 23, 2015.
d) VACATIONS. The following vacation requirements must be satisfied priorto issuance
of building permits:
i) A feasibility study for any/all proposed vacations of existing public rights-of-way is
required to be completed prior to either recordation of the Final Map or issuance of
Conditions of Approval
Conditional Use Permit Application No.C-06-272
Revised March 03,2016
Page 5 of 16
building permits. Contact Alan James, Supervising Engineering Technician at
(559)621-8693 for further information.
2. STREET IMPROVEMENTS
a) All public 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 at (559) 621-8693, mor to
commencement of the work. Contact the Public Works Department, Engineering
Services Section at (559) 621-8686 for detailed information. All required street
improvements must be completed and accepted by the City prior to occupancy.
b) Existing off-site concrete improvements to remain in place shall be repaired if
damaged and/or off grade as determined by the Public Works Department,
Construction Management Division(559)621-5500. Such repairs must be completed
prlor to final occupancy.
c) Where required,design and construct curb,gutter,AC paving,and residential sidewalk
patterns to Public Works standards, specifications, and policies. Plans shall be
prepared by a registered Civil Engineer.
d) Streetlights are required on all frontages to City Standards and/or as determined by
the City Engineer. Street lighting plans are required and must be approved by the
Public Works Department/Engineering Servicesrp for to commencement of the work.
e) 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.
f) Submit four copies of a Geometric Approval Drawing(GAD)to Traffic Engineering for
review and approval, per the attached checklist, prior to submittal of street plans.
g) Submit the following as a single package to the Public Works Department Engineering
Division, Plan Check and GIS Mapping Section, (559) 621-8682, for review and
approval, prior to issuance of building and street work permits: Street Improvement
Plans,Signing and Striping Plans,Street Lighting Plans and Landscape and Irrigation
Plans.
3. SURVEY MONUMENTS AND PARCEL CONFIGURATION
a) All survey monuments within the area of construction shall be preserved and if
Conditions of Approval
Conditional Use Permit Application No.C-06-272
Revised March 03,2016
Page 6 of 16
disturbed,shall be reset by a person licensed to practice Land Surveying in the State
of California. (include this note on the site plan.)
PART D.•PLANNING/ZONING REQUIREMENTS
1. PLANNING
a) Development is subject to the following ordinances,plans and policies:
i) "IR-2", Single Family Residential District(§12-212 of the FMC)
ii) "UGM", Urban Growth Management(§§12-4.500-12-4.510 of the FMC)
iii) Fresno General Plan
iv) Bullard Community Plan
2. MITIGATION MONITORING REQUIREMENTS
Development of the subject property shall be subject to implementation of all applicable
mitigation measures,fees,and timelines included within the Initial Study and Finding of
Conformity prepared for Environmental Assessment No.R-05-91/C-06-272/T-5595 dated
November 30,2006 as adopted by the Fresno City Council on January 23,2007.
3. ZONING
a) Approval of Conditional Use Permit Application No. C-06-272 is contingent upon
approval of Vesting Tentative Tract Map No.5595/UGM;and City Council approval of
Rezone Application No.R-05-091.
b) A subsequent entitlement will be required in order to revise the current development
proposal or authorize an alternative development scheme for the subject property.
Further environmental review may also be required if any proposed revisions have not
been previously evaluated within the scope of Environmental Assessment No.R-05-
91/C-06-272/T-5595 dated November 30,2006 as adopted by the Fresno City Council
on January 23,2007.
4. POPULATION DENSITY
a) Pursuant to the applicable Medium Density Residential planned land use designation,
the subject property shall be developed in accordance with Revised Vesting Tentative
Tract Map No.5595/UGM and Exhibit(s)"A"of Conditional Use Permit Application No.
C-06-272 dated January 20,2016.
i) Based upon the number of dwelling units(du)allowed per acre,respective to the
Medium-Density Residential planned land use designation,the subject property is
Conditions of Approval
Conditional Use Permit Application No.C-06-2.72
Revised March 03,2016
Page 7 of 16
required to be developed with between 5.0-12 du/acre to meet the density
requirements of the Fresno General Plan and FMC.
NONE: Pursuant to Revised Vesting Tentative Tract Map No.5595/UGM and
Conditional Use Permit Application No.C-06-272 dated January 20,2016,the
subject property is proposed to be developed at an overall density of
approximately 6.58 du/acre.
5. BUILDING HEIGHT
a) No building or structure erected in the R-2(Low Density Multiple Family Residential)
zone district shall have a height greater 35 feet.
NOTE: Exceptions. Over height structures may be approved by the City of
Fresno Planning Commission or Director of the Development and Resource
Management Department. However,no roof structure or any space above the
height limit shall be allowed for the purpose of providing additional living or floor
space.
b) No accessory building erected on the subject property shall have a height greater than
one story, not to exceed 12 feet in height. All accessory buildings on the subject
property are subject to the provisions of Section 12-306-N-1 (Accessory Buildings)of
the FMC.
6. BUILDING AND YARD SETBACKS AND SPACES BETWEEN BUILDINGS
a) Setbacks and spaces between buildings shall be provided in accordance with
Exhibit(s)"A"of Conditional Use Permit Application No.C-06-272 dated January 20,
2016;and,the following:
® NOTE: Any proposed deviation from the building setback envelopes
established by Exhibit"A"of Conditional Use Permit Application No.C-06-272
requires a revision to Conditional Use Permit Application No.C-06-272.
b) Buildings,structures,and/or objects shall not encroach(or exceed three feet in height)
within the required corner cut-off areas,and shall conform to all aspects of the corner
cut-off provisions of Sections 13-227(Obstruction to Visibility at Intersections)and 13-
228 (Intersection Visibility, Investigation and Enforcement Lien) of the Fresno
Municipal Code.
i) 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,
Conditions of Approval
Conditional Use Permit Application No.C-06-272
Revised March 03,2016
Page 8 of 16
measured a specific distance from the point of their intersection.
c) Proposed structures are required to be found in compliance with the fire resistive
standards of the Uniformed Building Code. In the event structures do not comply they
must be modified so as to meet the requirement.
7. LOT COVERAGE
a) Lot coverage by buildings and structures shall be permitted in accordance with the
building envelopes (setback lines) depicted and approved on Exhibit "A" and the
approved models and floor plans depicted and approved on Exhibits"F"of Conditional
Use Permit Application No.C-06-272.
B. OPEN SPACES AND LANDSCAPING
The subdivider shall provide and maintain all landscaping (and irrigation systems) in
accordance with the conditions of approval for Revised Vesting Tentative Tract Map No.
5595/UGM;and,the following:
a) A landscape and irrigation plan, prepared by a landscape professional, shall be
submitted to the Development Services(Planning)Division and approved for all open
space and recreational areas within the development. These plans must be reviewed
and approved prior to obtaining building permits.
b) Proposed Outlets "A," "B," "C" & "D" of Revised Vesting Tentative Tract Map No.
5595/UGM dated January 20, 2016, which are proposed to be dedicated for open
space purposes shall be landscaped by the developer in accordance with the
approved landscape and irrigation plans and shall thereafter be maintained in a
mannerwhich provides appropriate security and is deemed acceptable to both the City
of Fresno Development and Resource Management and Public Works Departments.
c) All yards(including private)and areas designated for open space purposes shall be
landscaped and maintained in accordance with Sections 12-306-N-24 of the FMC.
I) All yards and landscaped areas located adjacent to street frontage shall be
provided automatic irrigation systems.
ii) All yards(including private)and areas designated for open space purposes shall
comply with the water efficient landscape standards in accordance with Section 12-
306-N-23 of the FMC.
d) All required Walls or fences,which are accessible to the public,shall incorporate an
adjacent landscaped buffer area pursuant to the City of Fresno "Anti-Graffiti
Conditions of Approval
Conditional Use Permit Application No.C-06-272
Revised March 03,2016
Page 9 of 16
Landscaped Buffer Development and Planting Standards."
e) Provide for the planting of trees on-site per FMC Section 12-306-N-24-g; except as
may be modified herein below:
i) Planting of on-site trees shall occur in accordance with the landscape plan which is
required to be submitted to the Development Services (Planning) Division for
review and approval prior to issuance of building permits.
ii) Trees shall be planted in all landscaped areas required in the conditions of
approval for Revised Vesting Tentative Tract Map No.5595/UGM in order to shade
and enhance adjacent property and public rights-of-way.
f) No building permit shall be issued for any development for which a special permit has
been issued until the requirements for street trees as provided in Article 3 of Chapter
11 of the FMC have been met and street tree inspection fees paid pursuant to the
Master Fee Schedule. Comply with all requirements included within the attached
memorandum from the Public Works Department,Streets Division dated September
08,2015.
® NOTE: Street trees shall be planted by the property owner and shall be
inspected by the City pursuant to the payment of street tree inspection fees.
NOTE: The Department of Public Works may approve a request for waiver of
street tree requirements if the applicant agrees to plant the minimum number of
streets trees required based upon the linear feet of street frontage on private
property within ten feet of the back of the sidewalk. Based upon the proposed
building setbacks of proposed structures to public rights-of-way, street trees
may not be required to be planted within a 10-foot Public Planting and Utility
Easement(to be determined by the City Engineer).
NOTE: The number and location of street trees for the proposed project shall
be approved by the Department of Public Works, Parks Supervisor prior to
approval of landscape plans and prior to issuance of a street tree planting
permit. The approved landscape plan,properly scaled and dimensioned,shall
serve as a street tree planting permit for on-site trees not in the public right of
way. A copy of this plan shall be kept at the job site at all times.
i) Call (559) 621-5600 to notify the Public Works Department Construction
Management Division 72 hours prior to tree hole drilling/tree planting in the public
right-of-way, in order to verify tree locations, to obtain inspection of drilling
operations,and to check backfilling procedures and safety barriers.
Conditions of Approval
Conditional Use Permit Application No.C-06-272
Revised March 03,2016
Page 10 of 16
ii) All planting,irrigation and related work within the city right-of-way shall comply with
the City of Fresno Public Works Department Standard Specifications,Section 25
and 26.
iii) All landscaping and related work to be performed within the city right-of-way shall
be done by a qualified contractor and requires a street encroachment permit from
the Public Works Department prior to commencement. Call (559)621-8685 for
information on encroachment permits and required insurance and bonding.
g) All trees shall be maintained in good health. Trees may not be trimmed or pruned to
reduce the natural height or overall crown of the tree, except as necessary for the
health of the tree and public safety; or as may otherwise be approved by the
Development and Resource Management Department. (Include this note on the site
plan and landscape plan.)
h) All vegetation shall be maintained free of physical damage or injury from lack of water,
excess chemical fertilizer or other toxic chemical, blight, or disease, and any such
vegetation which shows signs of such damage or injury at any time shall be replaced
by the same,similar,or substitute vegetation of a size,form,and character,which will
be comparable at full growth.
i) Landscaping shall be kept free from weeds and undesirable grasses.
j) Landscaping must be in place before issuance of the certificates of occupancy for
proposed structures.
i) 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
Development and Resource Management Department.(Include this note on the
site and landscape plans.)
NOTE: The hold on occupancy may be released at the discretion of the
Development and Resource Management Department to subjectively
accommodate inappropriate planting conditions, which are outside of the
control of the developer/subdivider (e.g. weather conditions which may be
prohibitive to planting in a timely and appropriate manner,etc.).
NOTE: The use of utilities for temporary occupancy may be allowed by the
Building Official pursuant to FMC Section 13-100.110.1.2 et seq.
ii) Prior to granting of final occupancy,a written certification,signed by a landscape
professional approved by the Development and Resource Management
Department Director,shall be submitted stating that the required landscaping and
Conditions of Approval
Conditional Use Permit Application No.C-06-272
Revised March 03,2016
Page 11 of 16
irrigation system have been installed in accordance with the landscaping and
irrigation plans approved by the Development and Resource Management
Department. (include this rete on the site and landscape plans.)
9. FENCES—HEDGES,AND WALLS
Fences, hedges and walls shall be provided in accordance with the following:
a) All proposed fences, hedges and walls,etc. shall be reviewed and approved prior to
installation by the City of Fresno, Development and Resource Management
Department. (include this note on the site plan.)
i) Clearly depict any proposed/existing fences, hedges and walls on Exhibit(s)"A"
and/or "L" of Conditional Use Permit Application No. C-06-272. Note that all
proposed/existing fences, hedges and walls must comply with all policies,
ordinances, regulations, etc. of the City of Fresno, Development and Resource
Management Department.
ii) Submit a rendering depicting the fence,hedge orwall height,material,location etc.
for review and approval.
NOTE: Only those fences,hedges and walls as shown on the site or landscape
plans shall be reviewed for approval.
b) Fences within the interior of the planned development shall be located behind any
required end-block landscape areas as required by the conditions of approval for
Revised Vesting Tentative Tract Map No.5595/UGM.
c) All fences,hedges and walls shall conform to the provisions of Section 12-306-H of the
FMC.
NOTE: Provide a corner cut-off area at all entryways and intersections,where
walls orfences are proposed/required,in accordance with Section 12-306-H-3-
e of the FMC. Corner cut-offs are established to provide an unobstructed view
for vehicular and pedestrian traffic approaching an intersection.
d) Temporary fences to secure projects under construction are allowed. Any temporary
fence shall be adequately secured and constructed to prevent overturning due to wind,
vandalism, and/or casual contact by the general public. The construction shall be
performed in such a manner as to minimize any potential safety hazard,which may
occur as a result of improper fence installation or damage to the fence.
Conditions of Approval
Conditional Use Permit Application No.C-06-272
Revised March 03,2016
Page 12 of 16
10.ACCESS
a) There shall be pedestrian access from a dedicated and improved street, alley or
recorded private access to property used for residential purposes,the design of which
shall be approved by the Director of Public Works.
b) Vehicular and/or pedestrian access shall be maintained and remain clear at all times.
c) Provide vehicular and/or pedestrian access as noted on Exhibit(s)"A"of Conditional
Use Permit Application No.C-06-272 dated January 20,2016.
11.OUTDOOR ADVERTISING AND MARKETING
a) Signs, other than directional signs if applicable, are not approved for installation as
part of this special permit. Submit fora separate Master Sign Program or Sign Review
Application. Applications and requirements for submittal are available at the
Development Services(Planning)Division's Public Front Counter. (Include this note
on the site plan).
12.BUILDING STANDARDS AND ELEVATIONS
Final building elevations for all structures proposed to be constructed on the subject
property shall be submitted to the Development and Resource Management Department,
Development Services Division for approval prior to issuance of building permits.
The design of the project should address the goal to create a pedestrian scale
atmosphere with quality architecture in order to create and achieve a vibrant, livable,
walkable, economically viable and sustainable community to enhance the urban form.
Buildings should generally be designed to strengthen street scene,integrating private and
common area spaces such as to maximize pedestrian use, enjoyment and amenity
associated with the planned development. Building elevations shall comply with the
following requirements:
a) All proposed buildings shall include design features and decorative treatments. Visible
sides of buildings shall not be developed with featureless "blank" walls. Design
measures should be utilized to avoid large scale,massive,monolithic,and repetitive
"institutional" visual appearances. Submit elevations inclusive of modifications for
review and approval.
i) Buildings shall have an attractive appearance on all sides, not just on their front
elevations.Side and rear elevations which are visible from the public rights-of-way
or which are adjacent to common areas or paths of travel should incorporate
aesthetic enhancements to reinforce the quality and character of the development.
Conditions of Approval
Conditional Use Permit Application No.C-06-272
Revised March 03,2016
Page 13 of 16
Design features such as the extension of roof treatments to the sides and backs of
buildings; provision of overhangs, awnings and sunscreens; and, use of texture,
relief,and/or color can be utilized to add interest to otherwise blank walls.
NOTE: Aesthetic enhancements may include a variety of elements including
incorporation of architectural character defining features,details and materials,
landscaping,decorative fencing,etc. Contact the Development and Resource
Management for further information and/or recommendations. Development
and Resource Management Department approval shall be obtained for
respective elevations of the proposed structures prior to issuance of building
permits.
ii) Elevations which are visible from the public streets rights-of-way shall incorporate
aesthetic enhancements pursuant to the recommendations included herein above.
ii) Roofing material shall consist of: architectural grade composition roofing
guaranteed by the manufacturer for at least 20 years;cement or clay tile;treated
wood shakes;and/or,architectural-grade metal and coated non-glare decorative
metal roofing products.
iv) Garage doors with decorative features (which may include windows) shall be
provided for each dwelling on all lots within the planned development.
v) Where proposed, attic vents shall be decorative, consistent with the style and
character of each structure.
b) Clearly identify all condensing units,air conditioning and heating units on the site plans
and elevations.
i) Mechanical equipment placed on the ground within side yard areas shall not
obstruct or impede access for emergency service personnel. Maintain minimum 3-
foot wide clear paths around equipment; or, provide approval from the City of
Fresno Fire Department respective to mechanical equipment locations.
ii) Roof mounted mechanical equipment shall be recessed and shall not be visible
from the public right-of-way.When placed on the ground outside of required yards,
condensing units and mechanical equipment shall be screened from view of the
public right-of-way with structures, fencing and/or landscaping as may be
appropriate.
13.DEVELOPMENT IMPACT FEES
City of Fresno Development Impact Fee obligations applicable to this project shall be
Conditions of Approval
Conditional Use Permit Application No. C-06-272
Revised March 03, 2016
Page 14 of 16
satisfied in accordance with the fee schedule outlined within the conditions of approval
dated February 25, 2016 for Revised Vesting Tentative Tract Map No. 55951UGM. The
specified fees will be payable at time of recordation of a Final Map, issuance of building
permit, at time of issuance of certificate of occupancy, or may be eligible to be deferred
with a fee deferral covenant.
PART E - CITY AND OTHER SERVICES
1. TRANSPORTATION/TRAFFIC PLANNING and FAX REQUIREMENTS
a) Comply with all of the requirements included within the attached Public Works
Department, Traffic and Engineering Services Division memorandums dated June 05,
2015 and September 23, 2015.
i) The proposed project was originally approved subject to conditions for compliance
with the mitigation measures as outlined within the attached memorandum from the
Traffic Engineering Manager dated December 19, 2006.
• NOTE: These mitigation measure requirements may be waived at the
discretion of the Traffic Engineering Manager if determined to have been
previously satisfied through prior development; or, based upon contemporary
street improvement plans and designs for respective street segments and/or
intersections.
2. PUBLIC UTILITIES REQUIREMENTS
a) Comply with all of the requirements included within the attached Department of Public
Utilities, Planning and Engineering Division (Sanitary Sewer) memorandum dated
March 02, 2016.
b) Comply with all of the requirements included within the attached Department of Public
Utilities, Water Division memorandum dated January 22, 2016.
3. SOLID WASTE COLLECTION
a) The project will be serviced as Single Family Residential properties with Basic
Container Service (3 container - solid waste, green waste & recyclable material)
• NOTE: Contact Mikeal Chico with the Department of Public Utilities, Solid
Waste Division at(559)621-1894; or, via email at Mikeal.ChicoCaD-fresno.gov
for further information.
Conditions of Approval
Conditional Use Permit Application No.C-06-272
Revised March 03,2016
Page 15 of 16
4. FIRE PROTECTION REQUIREMENTS
a) Comply with all of the requirements included within the attached City of Fresno Fire
Department memorandum dated September 23,2015.
5. FLOOD CONTROL REQUIREMENTS
a) Comply with all of the requirements included within the attached Fresno Metropolitan
Flood Control District memorandum dated October 29,2015.
6. SAN JOAQUIN VALLEY AIR POLLUTION CONTROL DISTRICT
a) The subdivider/developer shall comply with all regulations and rules applicable to the
development of the subject property in accordance with SJVAPCID requirements and
the mitigation measure requirements included herein above. Comply with all
requirements included within the attached memorandum from the SJVAPCID dated
November 13,2006.
7. COUNTY OF FRESNO, DEPARTMENT OF COMMUNITY HEALTH
a) Comply with all of the requirements included within the attached County of Fresno,
Department of Public Health memorandum dated September 01,2015.
8. PACIFIC GAS AND ELECTRIC(PG&E)
a) Certain uses may be permitted within the Pacific Gas and Electric Company(PG&E)
transmission line easement,provided that such uses,and manner in which they are
exercised, will not interfere with PG&E's rights or endanger its facilities.
Encroachments into the PG&E transmission line easement will be permitted pursuant
to the attached memorandum from PG&E dated December 26,2013 as referenced
herein below;including(but not limited to),the following:
i) No building or other structures including the footprint and/or eave of any
buildings, swimming pools, wells or similar structures will be permitted in
easement areas.
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. If archaeological and/or animal fossil material is encountered during project surveying,
grading,excavating,or construction,work shall stop immediately.
Conditions of Approval
Conditional Use Permit Application No.C-06-272
Revised March 03,2016
Page 16 of 16
2. If there are suspected human remains,the Fresno County Coroner shall be immediately
contacted. If the remains or other archaeological material is possibly Native American in
origin, the Native American Heritage Commission (Phone: 916/653-4082) shall be
immediately contacted,and the California Archaeological Inventory/Southern San Joaquin
Valley Information Center(Phone:805/644-2289)shall be contacted to obtain a referral
list of recognized archaeologists. An archaeological assessment shall be conducted for
the project,the site shall be formally recorded,and recommendations made to the City as
to any further site investigation or site avoidance/preservation.
3. 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.
DEPARTMENT OF PUBLIC WORKS
TO: Will Tackett,Planner III
Planning Division
FROM: Hilary Kimber,Parks Supervisor 11(559.621.1345)
Streets Division
DATE: September 8,2015
SUBJECT: Tract 5595(APN 504-050-28);6779 West Spruce Avenue located on the northeast
corner of North Thiele and West Farrington Avenues.The Department of Public Works offers the
following comments regarding the requirements for landscaping and irrigation in the street
right-of-ways,landscape easements,outlets and median islands on the proposed map by Harbour
&Associates dated June 8_2015:
GENERAL REQUIREMENTS
STREET TREE REQUIREMENTS
1. The subdivider is required to provide street trees on all public street frontages per Fresno
Municipal Code and for the dedication of planting and buffer landscaping easements as
determined by the Planning Department, Street trees shall be planted at the minimum
rate of one tree for each 60'of street frontage or one tree per home(whichever is greater)
by the Developer. The subdivider is required to provide irrigation for all street trees. The
irrigation system shall comply with FMC 12-306-23,Water Efficient Landscape Standards
and ABI 881.Tree species to be planted are as follows:
STREET NAME STREET TREE SPECIES/COMMON NAME
N.Thiele Ave. Please choose an appropriate vine from the list of
Approved Plant Material for Anti-Graffiti purposes.
Buffer is too narrow for trees and shrubs.
W.Spruce Ave Pistacia chinensis/Chinese Pistache
W.Farrington Ave. No Tree Species Specified for This Street. Please
Choose an Appropriate Tree Species from the List of
Approved Street Trees.
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. Tree planting
shall be within a 10'Planting and Utility Easement.
a. Street tree inspection fees shall be collected for each 60'of public street frontage or
one tree per lot whichever is greater.
b. Street trees shall be planted in accordance with the City of Fresno, Department of
Public Works"Standard Specifications."
c. Landscape plans for all public use areas, such as parkways, buffers, medians and
trails, shall be reviewed and approved by the Department of Public Works, Engineering
Services. A street tree planting permit shall be required for all residential street tree
planting.
d. Performance and payment securities, paid with final map, will be released when all
landscaping installed on public and/or city controlled property is in conformance with the
Specifications of the City of Fresno.
e. Upon acceptance of the required work, warranty security shall be furnished to or
retained by the city for guaranty and warranty of the work for a period of ninety days
following acceptance.
BUFFER LANDSCAPING&MAINTENANCE REQUIREMENTS
1. The subdivider shall provide long term maintenance for all proposed landscaped
areas by either petitioning for annexation in the Community Facilities District or by forming
a Home Owner's Association.
MEDIAN ISLAND LAN2SCAf'E I2E(TUIR'EMENTS
1. There are no median islands proposed for this project.
OUTLOTS
1. The Department of Public Works will not be responsible for the maintenance of any outlets
if they are not included into the Community Facilities District(CFD). If the outlots are to be
included into the CFD, the Department of Public Works will require approved landscape
and irrigation plans to be submitted with landscape buffer plans prior to inclusion into the
CFD.
2. Outlets A, B, C&D which reside underneath the PG&E transmission line easement shall
have no plant material taller than 10 feet tall at maturity. Turf areas shall be limited to meet
the Water Conservation requirements for California as implemented in July 2015.
3. Outlets which are utilized for water well purposes will not be included in the CFD. The
Water Division Department in Public Utilities will provide the maintenance of all plant
material on the well site.
City of
FRC INWw"i
DATE: September 23, 2015 REVISION FOR REVISED MAP
TO: Will Tackett
Development and Resource Management Department
THROUGH: Andrew Senelli, Assistant Director of Public Works Q
Public Works Department, Traffic & Engineering Servi s Division
FROM: Louise Gilio, Traffic Planning Supervisor
Public Works Department, Traffic & Engineering Services Divisio
SUBJECT: Public Works Conditions of Approval
TT-55951 C-06-272, (6779 West Spruce Avenue)
UCP Tapestry LLC/Harbour and Associates
The Public Works Department, Traffic and Engineering Services Division, 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:
1. Curb Ramps: Provide curb ramps at all corners within the limits of this subdivision.
2. Overhead Utilities: 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.
3. Outlots: If the subdivider seeks to dedicate to the City, in fee, an outlot for open space
purposes, subdivider shall prove to the City that the outiot is free of toxic or hazardous materials
pursuant to the requirements of City Administrative Order 8-1, including, but not limited to,
performing a Phase I Soils Investigation. The soils Investigation report shall be submitted to the
Public Works Department for review and approval. The subdivider must obtain Public Works
approval of the soils investigation report and complete any mitigation work identified by the soils
investigation prior to subdivider's submittal of the Final Map to the Development Department.
Any and all costs associated of the soils investigation and any required mitigation work shall be
performed at the sole expense of the subdivider.
4. Plan Submittal: 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
and streetlight and Trail: construction, grading, lighting, striping, signing, landscape and
irrigation.
5. The construction of any overhead, surface or sub-surface structures and appurtenances in the
public right of way is prohibited unless an encroachment permit is approved by the City of
Fresno Public Works Department, Traffic and Engineering Services Division, (559) 621-8693.
Encroachment permits must be approved prior to issuance of building permits.
6. Street widening and transitions shall also include utility relocations and necessary dedications.
7. Garages: Garages or carports shall be located not less than twenty feet from any street
frontage where the garage door or carport opening faces and takes direct access to the street.
FMC Section 12-207.5 E-1-e.-OR- 18' with a roll-up door.
Page 1 of 4
TATraffic Planning\ CONDITIONS OF APPROVABTRACT MAPS15500\T-5595 HERNDON JOSEPHINE BRYANIT-5595 2015.doc
Frontage Improvement Requirements.
Major Streets:
Herndon Avenue: Arterial
1. Dedicate 67'- 77' (200' right turn lane) of property, from center 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' pattern.
3: Bike and Pedestrian Trail/Path: Reserve a 26' (minimum) area for Bike, Pedestrian and
Landscape purposes only within the existing public right of way. ' seAsrete
4a ate: '
4. Construct an underground street lighting system to Public Works Standard E-1 within the limits of
this subdivision. Spacing and design shall conform to Public Works Standard E-7 for Arterial
Streets.
5. Construct a barrier fence within the limits of this subdivision, per Public Works Standard P-74 and
P-75.
6. Construct 20' of permanent paving within the limits of this tract and transition paving as
necessary.
7. Relinquish direct vehicular access rights to Herndon Avenue from all lots within this subdivision.
Local Streets:
Spruce Avenue: 68' Modified Local Industrial
1. South side:
a. Dedicate 34' of property on the south side of center line, for public street purposes within the
limits of this subdivision to meet the current City of Fresno Local Standards.
b. Construct concrete curb and sidewalk to Public Works Standard P-5. The curb shall be
constructed to a 10' residential pattern.
c. Construct 24' of permanent paving (measured from face of curb) within the limits of this sub-
division.
d. Construct an underground street lighting system to Public Works Standard E-2 within the
limits of this subdivision. Spacing and design shall conform to Public Works Standard E-9 for
Local Streets.
e. Relinquish direct vehicular access rights to Spruce Avenue from lots {except entry) within this
subdivision.
Thiele Avenue: 42' Local
1. East side:
a. Construct concrete curb, gutter and sidewalk to Public Works Standard P-5. The curb shall be
constructed to a 7' residential pattern. Construct a 5 '/2' residential sidewalk per Public Works
Standard P-52. (measured from face of curb)
b. Construct standard curb ramps per Public Works Standard P-28, based on a 20' radius.
c. Construct 14' of permanent paving within the limits of this subdivision.
Page 2 of 4
TATraffic Planningl_CONDITIONS OF APPROVALITRACT MAP5155001T-5595 HERNDON JOSEPHINE BRYAMT-5595 2015.doc
d. Construct an underground street fighting system to Public Works Standard E-2 within the
limits of this subdivision. Spacing and design shall conform to Public Works Standard E-9 for
local streets.
e. Relinquish direct vehicular access rights to Thiele Avenue from all lots within this subdivision
2. West Side:
a. Construct 14'of permanent paving and a concrete curb and gutter to Public Works Standard
P-5,adjacent to APN 504-050-08
Farrington Avenue:60'Local
1. North Side:
a. Construct concrete curb,gutter and sidewalk to Public Works Standard P-5. The curb shall be
constructed to a 10'residential pattern. (5 V2.'-4'-W)
b. Construct standard curb vamp,per Public Works Standard P-28,based on a 16'radius.
c. Construct 20'of permanent paving within the limits of this subdivision.
d. Construct an underground street fighting system to Public Works Standard E-2 within the
limits of this subdivision. Spacing and design shall conform to Public Works Standard E-9 for
local streets.
e. Relinquish direct vehicular access rights to Farrington Avenue from all lots within this
subdivision
2. South Side:
a. Construct 12'of permanent paving with a mountable asphalt concrete dike adjacent to APN
504-090-48s.
3. Connector(60'): Both sides
a. Construct 18' (each side)of permanent paving per Public Works Standard P-50,transition
paving as necessary.
b. Construct a standard curb ramp per Public Works Standard P-28,based on a 25'radius.
c. Construct concrete curb,gutter and(sidewalk on east side)to Public Works Standard P-5.
The curb shall be constructed to a 10' residential pattern. Planting of street trees shall
conform to the minimum spacing guidelines as stated in the Standard Specification, Section
26-2.11(C).
d. Construct an underground street fighting system to Public Works Standard E-2 within the
limits of this application. Spacing and design shall conform to Public Works Standard E-9 for
Local Streets.
Interior Streets:
a. 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 Standard P-56. All driveways shall be constructed to Public Works Standards
P-4 and P-6. Pedestrian easements are required behind driveways with sidewalk patterns
less than 10',
Specific Mftlgfg!ggBgg!jresents:This tract will generate 73 a.m./97 p.m.peak hour trips.ATraffic
Impact Study(TfS)has been submitted,howevei,the conditions no loal e Iwahle di f""'10(A mn(e<'
in tn'=arem,(stfeet con's fi IxJion'high'spe'M'11 rin)
1. Relinquish direct vehicular access rights to
a. the cast property line of lot 9.
b. the west property line of lot 10.
2. The intersection of Herndon and Farrington Avenues shall be limited to right-in and right-out turns.
Page 3 of 4
TATraffic Planning\CONDITIONS OF APPROVAOTRACT MAM5500\T-5595 HERNDON JOSEPHINE BRYANU-5595 2015.doc
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. Thiele: Provide"No Stopping Anytime" signs per City of Fresno Standards. Submit with signing
and striping plans.
5. Dedications, vacations and construction of the intersection of Spruce, Thiele and Elgin shall be
completed prior to the construction of Thiele.
6. A feasibility study for all proposed vacations of existing public rights of way is required to be
completed prior to the approval of the final map.
a. Thiele/Spruce: Vacate excessive street right of way, dedicate additional right of way and
reconstruct improvements per Public Worsts Fite No. 11655.
b. Herndon/Farrington: Vacate excessive street right of way. Revise boundary per comments
from Alan James.
Traffic Signal Mitigation Impact(TSMI) Fee: This project shall pay the current 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 for single family units (fee rate as shown in the Master
Fee Schedule).
TSMI fee is credited against traffic signal and Intelligent Transportation System (ITS) improvements,
provided that the improvements are; constructed at ultimate locations, contained within the build out of
the 2025 General Plan circulation element and are included in the latest Nexus Analysis for TSMI fee.
Project specific impacts that are not consistent with the 2025 General Plan, Public Works Standard
Drawings or not incorporated in the TSMI fee infrastructure costs, are not reimbursable unless the City
Engineer and City Traffic Engineer include the new traffic signal and/or ITS improvements in the next
update; upon the inclusion of the added infrastructure, the applicant shall agree to pay the newly
calculated TSMI fee that includes the new infrastructure. Failure to pay this fee or construct
improvements that are credited / reimbursable with this fee will result in a significant unmitigated impact
as this fee is applied to all projects within the City Sphere of Influence. If the applicant is conditioned with
improvements that are credited 1 reimbursable with this fee, they should work with the Department of
Public Works and identify, with a Professional Engineer's estimate, the costs associated with the
improvements, prior to paying the TSMI fee at time of building permit.
Regional Transportation Mitigation Fee(RTMF): Pay all applicable RTMF fees to the Joint Powers
Agency located at 2035 Tulare Street, Suite 201, Fresno, CA 93721; (559) 233-4148 ext. 200;
w_ww.fresnococl.org. Provide proof of payment or exemption pdr to issuance of building permits,
per memo from David Padilla of Caltrans.
UGM Requirements:
This Map is in UGM major street zone CID-2; therefore pay all applicable UGM fees.
Page 4 of 4
TATraffic Planningl_CONRITIONS OF APPROVAUTRACT MAPS155001T-5595 HERNDON JOSEPHINE BRYAMT-5595 2015.doc
F
KimY¢h
Dry of
L--In
-----__--_- T�
Dry ti.11559 621�$800 Public V� ,
2600 Fresno 51—L P',106h J-F30,MaC
F-10,CA 93721-3623
w'wv 4 aunQ sov
December 19,2006
rJKM
Jose Luis Bonavides,P.E.
516 W.Shaw Avenue,Suite 200
Fresno,CA 93704-2515
SUBJECT: REVIEW OF REVISED TRAFFIC IMPACT STUDY(TIS)FOR THE PROPOSED TRACT
5595 in the Northwest Quadrant of Herndon Avenue/Bryan Avenue intersection
TIS06-079 dated November 30,2006
TRAFFIC IMPACT STUDY APPROVED FOR PLANNING COMMISSION
We reviewed the Traffic Impact Study(TIS)by TJKM for the proposed subject project which consists of
134 Single Family Detached Residential Units:
GENERAL COMMENTS and CONDITIONS
i. The trip generation based on ITE Trip Generation Manual is acceptable. The proposed project is
projected to generate 1,282 daily trips,101 trips during the AM peak hour and 135 trips during the
PM peak hour.
2. This project shall pay its Traffic Signal Mitigation Impact(TSMI)Fee of$414.69 per single family
dwelling unit 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 TSMI fee based on 134 single family dwelling
units is$55,565.78.
3. The project shall construct a worm like median in the intersection of Herndon Avenue/Weber
Avenue to restrict left-tum movements and provide right in and out and left-turn in movements.As
traffic volumes increase on Herndon Avenue and improvements are done on Herndon Avenue now
the railroad tracks and interchange this intersection may need to be limited to right in and out
movements in the future.
4. A 100 foot westbound right-turn lane with appropriate taper shall be constructed at the intersection
of Herndon Avenue/Weber Avenue.
5. The existing directional guide signs to the Riverside Golf Course need to be relocated with future
location being approved by City Traffic Engineer prior to the cul-de-sac construction of the east end
of Van Buren Avenue.
6. The intersection of Herndon Avonue/Bryan Avenue shall be signalized fully with the fourth leg
(southbound leg)being constructed from Spruce Avenue south to Herndon Avenue-The alignment
of the southbound approach shall align with the northbound approach without an offset.Additional
right-of-way may need to be acquired to align Bryan Avenue north and south of Herndon Avenue.
The intersection shall be designed consistent with P69 standards- 1-he intersection shall be
designed at a minimum to accommodate:
Page 5 of 6
T:VFraffic Planning\CONDITIONS OE APPROVALURAC r MAPS\5500\17-5595 HERNDON JOSEPHINE 13RYAMT-5595 2014 JULY 30.doc
Eastbound leg:1 left-turn lane,2 through lams,i right-turn lane
Westbound leg:1 left-tum lane,2 through lanes,and 1 right-turn lane
Southbound leg:2 left-turn lanes,1 shared through.right turn lane(extra wide to provide a defacto
right turn lane)
Northbound leg:1 (eft-turn lane,f shared through-right turn lane(extra wide to provide a defacto
right turn lane,)
7. 1 he project shall provide two points of improved access to the subdivision approved by the City
Traffic Engineer.
6. "rhe proposed project shall make necessary improvements and right-of-way dedications along
adjacent public streets as per City of Fresno requirements.
If you have any further questions regarding this rnaiter,please contact me at(559)621-6792 or
bryan"Jones Wresna coy.
Sincerely,
Bryan D.Jones,T.E.
Traffic Engineering Manager
Public Works Department,Traffic Engineering Division
C: Tref(ic Engineering Reading Filo
Copy filed with Traffic Impact Study
Mike Sanchez,Planning&Developmant Dept.
Will Teckott Planning&Dovelopmenl Dept.
Shelby Chamberlain,Planning&Doveropment Dept,
Louiso Gllio,Trallic Planning Supervisor
Page 6 of 6
T:\Traffic Planning\_CONDITIONS OF APPROVAL\TRACT MAPS\5500V-5595 HERNDON JOSEPHINE BRYAN\T-5595 2014 JULY 30.doc
City of ���&CONSEgyQl
CnCm V-4`1/L �P '�y
ff U1%/,4J�� oy
DEPARTMENT OF PUBLIC UTILITIES
DPU
Date: March 2, 2016
Providing Life's Essenrial Services
To: WILL TACKETT, Supervising Planner
Planning and Development
From: KEVIN GRAY, Supervising Engineering Technician
Department of Public Utilities, Planning and Engineering Division
Subject: REVISED # 4: SANITARY SEWER REQUIREMENTS FOR VESTING TENTATIVE
TRACT 5595/UGM AND CONDITIONAL USE PERMIT C-06-272.
General
Proposed Revised Vesting Tentative Tract Map No. 5595/UGM and Conditional Use Permit
Application No. C 06-272 were filed by Lorren Smith of Harbour & Associates, on behalf of
Union Community Partners. Vesting Tentative Tract Map No. 5595/UGM and Conditional
Use Permit Application No. 0-06-272 were originally approved on December 20, 2006,
authorizing subdivision of the subject property for purposes of a 128-lot single family
residential private street planned development with modified property development standards
and the vacation of North Thiele Avenue, 6779 West Spruce Avenue & Apn: 504-050-28.
Proposed revisions to Vesting Tentative Tract Map No. 5595/UGM and Conditional Use
Permit Application No. C-06-272 include dedication of public streets (vs. private); minor
modifications to street patterns (including entryway streets and point of connection to West
Herndon Avenue); reduction in the number of lots proposed (from 128 to 97 single family
residential lots) and changes in lot configurations; and, retention of.North Thiele Avenue as a
42-foot wide public street. The property is zoned R 2/UGM (Low Density Multiple Family
Residential/Urban Growth Management).
Sanitary Sewer Requirements
The following sewer improvements shall be required prior to providing City sewer service to
the project:
1. The following sanitary sewer main extensions are required (including sewer house
branches to adjacent developed properties):
a. Construct an 8-inch sanitary sewer main in W. Spruce Avenue from N. Samantha
Drive to N. Shiraz Avenue.
b. Construct an 8-inch sanitary sewer main in W. Farrington Avenue from N. Weber
Avenue northeast to N. Thiele Avenue.
c. Construct an 8-inch sanitary sewer main in W. Farrington Avenue from N. Thiele
Avenue east across the project frontage.
2. Sewer mains shall be constructed within the tract as delineated by the City's
preliminary sewer review plan to service each lot created.
3. Separate sewer house branches shall be provided for each lot.
4. Abandon all existing on-site private sewer septic systems in accordance with City
Standards,Specifications,and Policies.
5. All underground street utilities shall be installed prior to permanent street paving.
6. Street easements and/or deeds shall be recorded prior to approval of improvement
plans.
7. All public sewer facilities shall be constructed in accordance with Department of Public
Works Standards,Specifications,and Policies.
8. Engineered improvement plans prepared to City Standards by a Registered Civil
Engineer are required for proposed additions to the sanitary sewer system.
9. All public sanitary sewer facilities shall be constructed in accordance with City
Standards,Specifications,and Policies.
Sanitary Sewer Fees
The following Sewer Connection Charges are due and shall be paid for the Project:
1. Sewer Lateral Charge
2. Oversize Sewer Area:#19
3. Trunk Sewer Charge:Grantland
4. Wastewater Facilities Charge(Residential Only)
City of I/ inD,
oESN""DEPARTMENT OF PUBLIC UTILITIES-WATER DIVISION
MEMORANDUM A
crc��NG . e;JIL�ASP
DATE: January 22, 2016 NovidilultWe'sFSf:°riliof5.,i .r.,
TO: WILL TACKETT, Supervising Planner
Development and Resource Management Department— Current Planning
THROUGH: MICHAEL CARBAJAL, Division Manager
Department of Public Utilities—Water Division
FROM: ROBERT DIAZ, Senior Engineering Technician
Department of Public Utilities--Water Division;4-- X.D.
.
SUBJECT: REVISED WATER REQUIREMENTS FOR VESTING TENTATIVE
TRACT T-5695 AND CONDITIONAL USE PERMIT C-06-272.
General
Proposed Revised Vesting Tentative Tract Map No. 55951UGM and Conditional Use
Permit Application No. C 06-272 were filed by Lorren Smith of Harbour & Associates, on
behalf of Union Community Partners. Vesting Tentative Tract Map No. 55951UGM and
Conditional Use Permit Application No. C-06-272 were originally approved on
December 20, 2006, authorizing subdivision of the subject property for purposes of a
128-lot single family residential private street planned development with modified
property development standards and the vacation of North Thiele Avenue, 6779 West
Spruce Avenue & APN: 504-050-28. Proposed revisions to Vesting Tentative Tract
Map No. 5595/UGM and Conditional Use Permit Application No. C-06-272 include
dedication of public streets (vs. private); minor modifications to street patterns (including
entryway streets and point of connection to West Herndon Avenue); reduction in the
number of lots proposed (from 128 to 97 single family residential lots) and changes in
lot configurations; and, retention of North Thiele Avenue as a 42-foot wide public street.
The property is zoned R 21UGM (Low Density Multiple Family Residential/Urban Growth
Management).
Water Service
The nearest water mains to serve the proposed development are a 14-inch main
located in West Herndon Avenue, a 14-inch main located in West Josephine Avenue
and 8-inch main located in West Elgin Avenue. The following water improvement shall
be required prior to providing City water service to the project,
c�p fpr
�= A Nationally Accredited Public Utility Agency
1) Construct an 16-inch water main (including fire hydrants) in North Farrington
Street from North Weber Avenue northeast to West Farrington Avenue.
2) Construct an 16-inch wafter main (including fire hydrants) in West Farrington
Avenue from North Farrington Street east to West Herndon Avenue.
3) Water mains(including installation of City fire hydrants)shall be extended within
the proposed tract to provide service to each lot.
4) Separate water services with meter boxes shall be provided to each lot.
5) Installation(s) of public fire hydrant(s) is/are required in accordance with City
Standards.
6) Seal and abandon any existing on-site well in compliance with the State of
California Well Standards, Bulletin 74-90 or current revisions issued by California
Department of Water Resources and City of Fresno standards.
7) Engineered improvement plans prepared by a Registered Civil Engineer are
required for proposed additions to the City Water System.
8) All Public water facilities shall be constructed in accordance with The Department
of Public Works standards,specifications,and policies.
Water Fees
The following Water Connection Charges and fees shall be paid for the project.
1) Wet-tie(s),water service(s)and/or meter(s)installation(s)
2) Water Well Service Area:201 s
3) TGM Area:A
City of
r .:.ww4-m-P v„,;
FIRE DEPARTMENT
Revised VTT 5595 and CUP C-06-272
Date: September 23, 2015
To: Will Tackett, Supervising Planner
Development and Resource Management Department
From: Byron Beagles, Fire Prevention Engineer
Fire Department, Fire Prevention Division
Subject: The Fire Department has completed a review of the Vesting Tentative Tract
Map 5595/CUP 06-272 which was submitted by Harbour and Associates on
behalf of Union Community Partners. 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
This project is within 3.0 mile of Fire Station No. 14 at 6239 N. Polk
This project is subject to city wide fire service fees.
Provide fire hydrants and fire flow per Public Works standards for single family
residential development.
Designate the following public curbs as fire lanes with red curb or Public
Works approved signage:
• N. Caspian Ave at W. Spruce
• The south side of W. Farrington
FRESNO NIFTROPOLITAN FLOOD CONTROL DISTRICT Filk No 210.45
NOTICE OF REQUIREMENTS
Page 1 04'S
EIIBUCAQENCS' DEVELOPER
WILL TACKETT UCP TAPESTRY,LLC Mn
DEVELOPMENT SERVICES/PLANNING 548 W.CROMWELL AVE.,SUITE 104
CITY OF FRESNO FRESNO,CA 93711
2600 FRESNO STREET,ROOM 3043 X
FRESNO,CA 93721-3604
PROJECT NO: 5595P2
ADDRESS: 6779 W.SPRUCE AVE.
APN 504-6+{128 S L N
-----
D aung,Area(s) Nalina"'y F.(0 D—I.tanew Re"'
Service Charges)
EH $15%066nij NOR fr,,i— $0,00 lobcpidpn.,
ASnay.Dndper.
Grating Plan Review $0.00
St—th.i.Ilia.Review
-d,ab,h with fio s—dminpl—baaa,](blank wU wazhd)
n'oial nrninage Fee: 5159,066.00 'fOWl Service Charge: 50.00
The proposed development will generate storm runoff which produces potentially significant environmental impacts and which
must be properly discharged and mitigated pursuant to the California Environmental Quality Act and the National Environmental dF=
Policy Act.The District in cooperation with the City and County has developed and adopted the Storm Drainage and Flood
Control Master Plan.Compliance with and implementation of this Master Plan by this development project will satisfy the
drainage related CEQAINEPA impact ofthe project mitigation requirements.
Pursuant to the District's Development Review Fee Policy,the subject project shall pay review fees for issuance of this Notice of An&
Requirements(NOR)and any plat)submittals requiring the District's reviews.The NOR fee shall be paid to the District by
Developer before the Notice of Requirement will be submitted to the City.The Grading Plan fee shall be paid upon first
submittal.The Storm Drain Plan fee shall be paid prior to return/pick up of first submittal. U1
The proposed development shall pay drainage fees pursuant to the Drainage Fee Ordinance prior to issuance of building permit
at the rates in effect at the time of such issuance.The fee indicated above is valid through 2129/16 based on the site plan
submitted to the District on 8/28/15 Contact FMFCD for a revised fee in cases where changes are made in the proposed site plan
which materially alter the proposed impervious area. X
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 die project may be deferrable.
Fees may be calculated based on the actual percentage of runoff if different than that typical for the zone district under
b-) 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.
'Ibe actual cost incurred in constructing Master Plan drainage system facilities is credited against the drainage fee
obligation.
When the actual costs incurred in constructing Master Plan facilities exceeds the drainage fee obligation,
e') reimbursement will be made for the excess costs from future fees collected by the District from other development.
Any request for a drainage fee refund requires the entitlement cancellation and a written request addressed to the
f.) General Manager of the District within 60 days from payment of the fee.A non refundable$300 Administration fee or
5%of the refund whichever is less will be retained without fee credit.
5969 E.OLIVE-FRESNO,CA 93727-(559)456-3292-PAX(559)456-3194
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 2 ors
Approval ofthis development shall be conditioned upon compliance with these District Requirements.
1. — a. Drainage from the site shall BE DIRECTED TO
b. Grading and drainage patterns shall be as identified on Exhibit No.I
'I lie grading and drainage patterns shown on fire site plan conform to the adopted Storm Drainage and
c' Flood Control Master Plan.
2. The proposed development shall construct and/or dedicate Storm Drainage and Flood Control Master Plan facilities
located within the development or necessitated by any off-site improvements required by the approving agency:
—X Developer shall construct facilities as shown on Exhibit No.I as"MASI ER PLAN FACILITIES TO BE
CONSTRUCTED BY DEVELOPER".
None required.
3. The following final improvement plans and information shall be submitted to the District for review in to final
development approval:
Grading Plan
-�_ Street Plan
X Storm Drain Plan
X Water&Sewer Plan
X Final Map
XDrainage Report(to be submitted with tentative map)
— Other
— None Required
4. Availability of drainage facilities:
Permanent drainage service is available provided the developer ren verify to the satisfaction of the City
a, that runoff can be safely conveyed to the Master Plan inlet(s).
X b. The construction of facilities required by Paragraph No.2 hereof will provide permanent drainage service.
Permanent drainage service will not be available.The District recommends temporary facilities until
c'
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,necessitating appropriate floodplain management action.(See attached
Floodplain Policy.)
Does not appcar to be located within a flood prone area.
6. The subject site contains a portion of a canal or pipeline that is used to manage recharge,storm water,
and/or flood flows.The existing capacity must be preserved as part of site development.Additionally,site
development may not interfere with the ability to operate and maintain the canal or pipeline.
5469 E.OLIVE-FRESNO,CA 93727-(559)456-3292-FAX(559)456-3194
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 3 of 5
7. The Federal Clean Water Act and the State General Permits for Storm Water Discharges Associated with
Construction and Industrial Activities(State General Permits)require developers of construction projects disturbing
one or more acres,and discharges associated with industrial activity not otherwise exempt from National Pollutant
Discharge Elimination System(NPDES)permitting,to implement controls to reduce pollutants,prohibit the
discharge of waters other than storm water to the municipal storm drain system,and meet water quality standards.
These requirements apply both to pollutants generated during construction,and to those which may be generated by
operations at the development after construction.
a. State General Permit for Storm Water Discharges Associated with Construction Activities,effective July
1,2010,as amended. 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
and Permit Registration Documents to be covered and must pay a permit fee to the State Water Resources
Control Board(State Board),develop and implement a storm water pollution prevention plan,eliminate
non-storm water discharges,conduct routine site inspections,train employees in permit compliance,and
complete an annual certification of compliance.
b. State General Permit for Storm Water Discharges Associated with Industrial Activities,April, 1997
(available at the District Office). A State General industrial Permit is required for specific types of
industries described in the NPDES regulations or by Standard Industrial Classification(SIC)code. The
following categories of industries are generally required to secure an industrial permit:manufacturing;
trucking;recycling;and waste and hazardous waste management. Specific exemptions exist for
manufacturing activities which occur entirely indoors. Permittees are required to:submit a Notice of
Intent to be covered and must pay a permit fee to the State Water Resources Control Board,develop and
implement a storm water pollution prevention plan,eliminate non-storm water discharges,conduct routine
site inspections,train employees in permit compliance,sample storm water runoff and test it for pollutant
indicators,and annually submit a report to the State Board.
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.
8. 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.
9. 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.
10. _.X.-_ See Exhibit No.2 for additional comments,recommendations and requirements.
Z�t -A / —Aaw,
Peter SanchezGary W.Clwman
District Engineer Project Engineer
5469 E.OLIVE-FRESNO,CA 93727-(559)436-3292-FAX(6S9)436-3190
FRESNO METROPOLITAN FLOOD CONTROL,DISTRICT
NOTICE;OF REQUIREMENTS
i'agc 4 of 5
CC
I.ORREN SMITH,HARBOUR X ASSOC
389 CLOVIS AVE.,SU77F.300.._ __...........
CLO IS,CA 93612
Ul
5469 F..OI.IVF,-FRr,SNO,CA 93727-(559)456-3292-FAX(559)956-3194
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 5 of 5
Pursuant to the District's Development Review Fee Policy,the subject project shall pay review fees in the amount identified below for
Storrs Drain Review.The fee shall be paid to the District by Developer with first plan submittal.Checks shall be made out to Fresno �
Metropolitan Flood Control District.
is•Carrrrsa Piga 553.00LF
Application No. FR TRACT 559582
16'Canuae Apm 56700 LP.,-:'• ,
14'Cavae Fipes$75-00 LP
Name/Business UCP TAPESTRY,LLC Yr C-wate Pipa;W00 LP
36'Concrte Pipes 3101.00 LF
Project Address 6779 W.SPRUCE AVE. 42'CommtePipes 5121.00ri
44'Cuntreta Pipra 3142.00 LLQ,
Project APN(s) 504.050.28
_� --- 54'Conger Pips 1175 06 LF'
60'Cona�e Rpm 5202.0°Lt�i.
Project Acres(gross) 20.%
�^Carcrwe viper n3a.00 J>"
Please fill in the table below Conwer lips$276.0°tl
of ro sed storm drain facilities to be constructed with this development T2' ,y
p po pment and return completed form with
first plan submittal.Ifyou have any questions or concerns regarding the construction of facilities list,you can contact the Fresno 44•Coarser INpo 13080otF,,":
Metropolitan Flood Control District at 55945&3292.
%'Caestrek Fpw 5333.00 IF�.-`..
1 S'7ackad Pipe 5525.00 LP
Description Qty Unit Price Amotm2
_. ._- ... ........ .. 14'7ackad Pipw 5573.00 ZF .
--. —. ----- -- 24'Jacked Pipes 3630.00LF
- ------ - 30'Jerked Pipes 5725.40 t'
-' 36'l"Pips 560000 LF
42'Jacked Pipes$430.00 LP,.•r ti i"•
ik
48'Jaclrod Pipn$900,0DLP
34.Jacked Pipes f975 00 -��
._t
LF
_ 60'Jacked Pipes$1.030.00 LJ',=
66.I*tk d Pip.51.150.00 V'„.
----'--- -- 72'Jatked Pipes 51,300M 11,.',r
Jakad Pipw 31,450.00 LF j
'r
.:..hraeholes 51,150.0064'.,'
-------- —. 4 _--- Isle-&Imnls$4,430.00Fk:
Owfa1466,5tp.o0EA
Casal Oulfdls$9,000-00 EA
-EE i6ijqasin P.awvatan$0.7,CY F
?.
NFAOVFM6M8ADJAC4r4T
TO[AMN
Fmce,Pad,and Go*$20.00 LF
..... hlo+tstriD f 11.30 i,P
Art”hrinf$62.00 LF
tacat Prrina$41.30 LF II
Esinuted Construction Can Curb sed Oww$16 25 LF I
&&NAE 1t6.001F
1'.•c spuds lemer of
Saw lin(21.00 LF
S:73.W Ploy i°n ft'the esIImaled cnusauc4rII Cn,1S--'-- Tout WNW ymNs pprnero SM1,2R8.00 WraerLine 524AoLF
SOaet 1.i#n f21.00LF
Amount Dae
J,np saoo�dtatae s3w.00ao0 P.A
4169 E.OLIVE-FRESNO.CA 93727-(S.419)456-3292-FAX( !)4563194
NOTE:THIS MAP IS SCHEMATIC.
DISTANCES,AMOUNT OF CREDITABLE
FACILITIES,AND LOCATION OF INLET
BOUNDARIES ARE APPROXUATE,
°
k 4 � PPHI
1 "=
300' 'I + "� db ILi
I.
l�
r , r—,�
,4UE�; � I r
11
JOSEPNI��.` -- � �" �t.-I �
Uul.
�TRACT'5595 R2I+`� i I
CUP 2006-272 R_— t i�
i
`'y t
I I
— \ 44[18] I �—-- -- --———————--————--I _ � J.
FARRINGTON
pl/
'i 00� /
° D
° Ad
93
LEGEND
Creditable Facilities(Master Plan Facilities To Be Direction of Drainage
Constructed By Developer)-Pipeline(Size Shown)& Inlet.
*r Major Storm Breakover
Non-Master Plan Facilities To Be Constructed By
Developer(Not Eligible For Fee Credit) 24(161 24" Pipeline Creditable As 18"
0- - Existing Master Plan Facilities r Limits of Tract 5595 R2/CUP 2006-272 R
�-- Future Master Plan Facilities ® 15' Easement To Be Granted To District
-———— Inlet Boundary
TRACT 5595 R2
CUP 2006-272 R
EXHIBIT NO. 1 DRAINAGE AREA "EH"
Prepay y.w.detFRESNO METROPOLITAN FLOOD CONTROL DISTRICT
Date:1 pl2El2015
Path:K:%AutocadlDMShOEXHIBII\TRACTS1559515595.mxd
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.
The grading of the proposed site shall be designed such that there is a surface overflow point for
major storm flows towards Thiele Avenue that does not allow standing water within the
proposed site to be more than one and a half feet(I.T)deep.
A minimum fifteen-4bot(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
casement 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 Master Plan system has been designed such that during a two-year event flow will not
exceed the height of the 6 inch curb. Should wedge curb(4.5 inches height)be used the same
criteria shall apply whereby flow remains below the top of curb. Any extensions or pipe size
increases due to meeting the requirement listed above shall be at the developer's expense.
Development No. Tract 5595 R2
cngAp,.iA,Aibir2V.a\5595 e2(ge)
Spin Joaquin Valley
Air Pollution Control District
wov I'a 2000
C'!n� P `75eF,x
Shelby Chamberlain
City of Fresno
Planning and Development Department
2600 Fresno Street,Third Floor
Fresno,CA 93721-36040
Project: T-5595
Subject: CEQA comments regarding 134-lot single family residential development
District Reference No: C200602551
Dear Ms.Chamberlain:
The San Joaquin Valley Unified Air Pollution Control District (District) has reviewed the
project referenced above and offers the following comments:
Findings of Significance
The entire San Joaquin Valley Air Basin is designated non-attainment for ozone and
particulate matter (PM10 and PM2.5). This project would contribute to the overall
decline in air quality due to construction activities in preparation of the site, and ongoing
traffic and other operational emissions. Based on the information provided, the District
expects that the project would not exceed the District's thresholds of significance for
ozone precursors of 10 tons per year of reactive organic gases (ROG) and oxides of
nitrogen (NOx). However,the increase in emissions from this project,and others like it
cumulatively reduce the air quality in the San Joaquin Valley. A concerted effort should
be made to reduce project-related emissions as outlined below:
Applicable District Rules
Based on the information provided,the proposed project will be subject to the following
District rules. These rules have been adopted by the District to reduce emissions
throughout the San Joaquin Valley, and are required. This project may be subject to
additional District Rules not enumerated below. To identify additional rules or
-Seyed sadredin
Executive Director/Air P011r111011 Confrol Officer
Northern Region Office C-fial Region Office Southern Region Office
4800 Enterprise Way 1990 East Gettysburg Avenue 2700 M Street,Suite 275
Modesto,CA 95356-8710 Fresno,CA 93726-0244 Bakersfield,CA 93301-2373
(209)557-6400•FAX(209)557-6475 (559)230-6000 o FAX(559)230-6061 (661)326-6900>FAX(661)326-6985
wwHcvalleyair.org
Ms.Chamberlain Page 2
T-5595
regulations that apply to this project, or for further information, the applicant is strongly
encouraged to contact the District's Small Business Assistance Office at (559) 230-
5888. Current District rules can be found at www.valleyair.org/rules/1 ruleslist.htm.
Regulation VIII (Fugitive PM10 Prohibitions) Rules 8011-8081 are designed to reduce
PM10 emissions (predominantly dust/dirt) generated by human activity, including
construction and demolition activities, road construction, bulk materials storage, paved
and unpaved roads, carryout and track out, landfill operations, etc. The District's
compliance assistance bulletin for construction sites can be found at
www.valleyair.org/busind/comply/PM10/Req VIII CAB.pdf.
If a residential project is 10 or more acres in area or the project will include moving,
depositing, or relocating more than 2,500 cubic yards per day of bulk materials on at
least three days,a Dust Control Plan must be sUbmitted as specified in Section 6.3.1 of
Rule 8021. Construction activities shall not commence until the District has approved
the Dust Control Plan. A template of the District's Dust Control Plan is available at
www.valleyair.orc�/busind/comply/PM10/forms/DCP-Form doc
Rule 4002 (National Emission Standards for Hazardous Air Pollutants) In the event
that any portion of an existing building will be renovated, partially demolished or
removed, the project will be subject to District Rule 4002. Prior to any demolition
activity, an asbestos survey of existing structures on the project site may be required
to identify the presence of any asbestos containing building material (ACBM). In
accordance with CAL-OSHA requirements, a certified asbestos contractor must
remove any identified ACBM having the potential for disturbance. If you have any
questions concerning asbestos related requirements, please contact Mr. Joe Avila at
(559) 230-5951 or contact CAL-OSHA at (559) 454-1295. The District's Asbestos
Requirements Bulletin Ican be found online at
http://valleyair.org/busind/comply/asbestosbultn.htm.
Rule 4102 (Nuisance)This rule applies to any source operation that emits or may emit
air contaminants or other materials. In the event that the project or construction of the
project creates a public nuisance, it could be in violation and be subject to District
enforcement action.
Rule 4103 (Open Burning)This rule regulates the use of open burning and specifies
the types of materials that may be open burned. Agricultural material shall not be
burned when the land use is converting from agriculture to non-agricultural purposes
(e.g., commercial, industrial, institutional, or residential uses). Section 5.1 of this rule
prohibits the burning of trees and other vegetative(non-agricultural)material whenever
the land is being developed for non-agricultural purposes. In the event that the project
applicant burned or burns agricultural material, it would be in violation of Rule 4103
and be subject to District enforcement action.
Rule 4601 (Architectural Coatings) This rule limits volatile organic compounds from
architectural coatings by specifying architectural coatings storage, clean up and
Ms.Chamberlain Page 3
T-5595
labeling requirements and applies to any person who supplies, sells, offers for sale,
applies,or solicits the application of any architectural coating.
Rule 4641 (Cutback, Slow Cure, and Emulsified Asphalt, Paving and Maintenance
Operations)If asphalt paving will be used,then paving operations of this project will be
subject to Rule 4641.This rule applies to the manufacture and use of cutback asphalt,
slow cure asphalt and emulsified asphalt for paving and maintenance operations.
Rule 4901 (Wood Burning Fireplaces and Wood Burning Heaters) This rule limits
PM10 and PM2.5 emissions from residential development. Construction plans for
residential developments may be affected by section 5.3,specifically:
5.3.1 — No person shall install a wood burning fireplace in a new residential
development with a density greater than two(2)dwelling units per acre.
5.3.2 — No person shall install more than two (2) EPA Phase II Certified wood
burning heaters per acre in any new residential development with a density equal
to or greater than three(3)dwelling units per acre.
5.3.3 — No person shall install more than one (1) wood burning fireplace or wood
burning heater per dwelling unit in any new residential development with a density
equal to or less than two(2)dwelling units per acre.
More information about Rule 4901 can be found on our website at www.vallevair.org.
For compliance assistance, please contact Mr. Wayne Clarke,Air Quality Compliance
Manager,at(559)230-5968.
Rule 9510 (Indirect Source Review) This rule was adopted to reduce the impacts of
growth in emissions from all new development in the San Joaquin Valley. Rule 9510
requires applicants subject to the rule to provide information that enables the District to
quantify construction, area and operational PM10 and NOx emissions, and potentially
mitigate a portion of those emissions. Rule 9510 requires construction exhaust
emissions to be reduced by 20 percent for NOx and 45 percent for PM10 when
compared to the statewide fleet average or to pay an in lieu mitigation fee. An
application must be filed with the District no later than concurrent with application with a
local agency for the final discretionary approval. For more information and instruction,
please contact the District's ISR staff by phone at (559) 230-5800 or by email at
ISRaa vallevair.org.
Recommended Mitigation Measures
The District encourages innovation in measures to reduce air quality impacts. There
are a number of features that could be incorporated into the design/operation of this
project to provide additional reductions of the overall level of emissions. (Note: Some
of the measures may already exist as the City of Fresno development standards. Any
measure selected should be implemented to the fullest extent possible.) The
suggestions listed below should not be considered all-inclusive and remain options
that the agency with the land-use authority should consider for incorporation into the
project.
Ms.Chamberlain Page 4
T-5595
Large canopy trees should be carefully selected and located to protect the buildings
from energy consurning environmental conditions, and to shade 50% of paved areas
within 15 years. Structural soil should be used under paved areas to improve tree
growth. For more information see www.hort.cornell.edu/uhi/outreach/csc/,
www.ufei.org/, www.coolcommunities.org/,
www.lgc.org/bookstore/energy/downloads/s'iv tree guidelines.ndf, and
www.fs.fed.us/nsw/r)rograms/cufr/
Sidewalks and bikeways should be installed throughout as much of the project as
possible and should be connected to any nearby existing and planned open space
areas, parks, schools, residential areas, commercial areas, etc.,to encourage walking
and bicycling. Mid-block paths should be installed to facilitate pedestrian movement
through long blocks(over 500'in length)and cul-de-sacs.
As many energy conserving and emission reducing features as possible should be
included in the project. Energy conservation measures include both energy
conservation through design and operational energy conservation. Examples include
(but are not limited to):
Increased energy efficiency (above California Title 24 Requirements); energy
efficient windows, lighting,appliances,and heating/cooling systems;programmable
thermostats. For more information see www.energy.ca.gov/title24/ and
www.energystar.gov/.
Use Low and No-VOC coatings and paints. For more information see South
Coast's site for No-VOC Coatings at
www.agmd.gov/prdas/brochures/paintguide.html.
High-albedo (reflecting) roofing material. For more information see
http://eetd.Ibl.gov/coolroof/.
Cool Paving. "Heat islands" created by this and similar projects contribute to the
reduced air quality in the valley by heating ozone precursors. See
www.harc.edu/harc/Projects/CoolHouston/and http://eande.lbl.gov/heatisland/.
Radiant heat barrier. See www.eere.energy.qov/consumerinfo/i-efbriefs/bc7.htmi.
Features to promote energy self-sufficiency (solar water-heating systems,
photovoltaic cells, solar thermal electricity systems, small wind turbines, etc.)
Rebate and incentive programs are offered for alternative energy equipment. For
more information see www.energy.ca.gov/renewables/, www.dsireusa.org/, and
http://rredc.nrel.gov/.
Awnings or other shading mechanism for windows and porch, patio and walkway
overhangs
Ceiling fans,whole house fans
Utilize passive solar cooling and heating designs. (e.g. natural convection, thermal
flywheels). See www.eere.energV.gov/RE/solar passive.html.
Utilize day lighting (natural lighting)systems such as skylights, light shelves, interior
transom windows etc. For more information see www.advancedbuildings.org/.
Electrical outlets around the exterior of the unit(s) to encourage use of electric
landscape maintenance equipment
Natural gas fireplaces(instead of wood-burning fireplaces or heaters)
Ms.Chambedain Page 5
r-5595
Natural gas lines (if available to this area) in backyard or patio areas to encourage
the use of gas barbecues
Construct paths to connect the development to nearby bikeways or sidewalks. For
more information see www.vtpi.orq/tdm/tdm85.htm and www.bicyclinginfo.org/.
Pre-wire the unit(s)with high speed modem connections/DSL and extra phone lines
Exits to adjoining streets should be designed to reduce time to re-enter traffic from
the project site
More information can be found at www.ciwmb.ca.qov/GreenBqLlditig/,www.Igc.orq/,
www.sustainable.doe.gov/,and www.consumerenergvicenter.org/index.html.
Construction activity mitigation measures include:
Limit area subject to excavation,grading,and other construction activity at any one
time
Limit the hours of operation of heavy duty equipment and/or the amount of
equipment in use
Replace fossil-fueled equipment with electrically driven equivalents (provided they
are not run via a portable generator set)
Require that all diesel engines be shut off when not in use to reduce emissions
from idling
Curtail construction during periods of high ambient pollutant concentrations; this
may include ceasing of construction activity during the peak-hour of vehicular traffic
on adjacent roadways, and"Spare the Air Days"declared by the District.
Implement activity management (e.g. rescheduling activities to reduce short-term
impacts)
During the smog season(May through October),lengthen the construction period
to minimize the number of vehicles and equipment operating at the same time.
Off road trucks should be equipped with on-road engines when possible.
Minimize obstruction of traffic on adjacent roadways.
The District encourages the applicant and fleet operators using the facility to take
advantage of the District's Heavy-Duty Engine program to reduce project emissions.
The Heavy Duty program provides incentives for the replacement of older diesel
engines with new, cleaner, fuel-efficient diesel engines. The program also provides
incentives for the re-power of older, heavy-duty trucks with cleaner diesel engines or
alternative fuel engines. New alternative fuel heavy-duty trucks also qualify. For more
information regarding this program contact the District at (559) 230-5858 or visit our
website at www.valleyair.org/transportation/heavydutyidx.htm.
Construction equipment may be powered by diesel engines fueled by Ultra Low Sulfur
Diesel (ULSD) or alternative diesel fuel blends. The California Air Resources Board
(GARB) has certified specific alternative diesel fuel blends for NOx and/or PM
emission reductions. Information on alternative diesel fuel blends can be found on
CARB's website at www.arb.ca.gov/fuels/diesel/altdiesel/altdiesel.htm, Alternative-
fueled equipment may use Compressed Natural Gas (CNG), Liquid Propane Gas
(LPG), electricity, or other designated alternative fuels to achieve greater emission
reductions than current diesel equipment. For more information on any of the fuels or
Ms.Chamberlain Page G
F-5595
technologies above, please contact Mr. Chris Acree, Senior Air Quality Specialist, at
(559)230-5829.
Construction equipment may be used that meets the current off-road engine emission
standards. Equipment with uncontrolled engines may be repowered with an
emissionized engine that meets current standards. Tier I, Tier II, and Tier III engines
have significantly less NOx and PM emissions compared to uncontrolled engines. To
find engines certified by CARB, see www.arb.ca.gov/mspEgg/offroad/cert/ . hp.
Construction equipment may also be retrofit with exhaust after-treatment devices that
reduce NOx, ROG, and/or PM. A list of retrofit devices can be found on CARB's
Diesel Emission Control Srategies webpage, see
www.arb.ca.qov/diesel/verdev/verifiedtechnologies/vt.htm. For more information on
heavy-duty engines, please contact Mr. Thomas Astone, Air Quality Specialist, at
(559)230-5800.
District staff is available to meet with you and/or the applicant to further discuss the
regulatory requirements that are associated with this project. If you have any questions
or require further information, please call Chris J. Kalashian at (559) 230-6120 and
provide the reference number at the top of this letter.
Sincerely,
David Warner
Director of Per 's Services
Arnaud arj et
Permit ervic s Manager
DW:cjk
co
County of Fresno
18 6 gy DEPARTMENT OF PUBLIC HEALTH
DAVID POMAVILLE,DIRECTOR
C3
September 1,2015
LU0011697
Will Tackett 2602
Development&Resource Management
2600 Fresno Street,Third Floor
Fresno,CA 93721-3604
Dear Mr.Tackett:
PROJECT NUMBER:TT 5595 Revised&C-06-272 Revised
Proposed Revised Vesting Tentative Tract Map No.5595/UGM and Conditional Use Permit
Application No.C-06-272 were filed by Lorren Smith of Harbour&Associates,on behalf of Union
Community Partners.Vesting Tentative Tract Map No.5595/UGM and Conditional Use Permit Application
No.C-06-272 were originally approved on December 20,2006,authorizing subdivision of the subject
property for purposes of a 128-lot single family residential private street planned development with modified
property development standards and the vacation of North Thiele Avenue.Proposed revisions to Vesting
Tentative Tract Map No.5595/UGM and Conditional Use Permit Application No.C-06-272 include
dedication of public streets(vs.private),minor modifications to street patterns(including entryway streets
and point of connection to West Herndon Avenue);reduction in the number of lots proposed(from 128 to
97 single family residential lots)and changes in lot configurations;and,retention of North Thiele Avenue as
a 42-foot wide public street.The property is zoned R-2/UGM(Low Density Multiple Family
Residential/Urban Growth Management).
APN:504-050-28 ZONING:R-2/UGM SITE ADDRESS:6779 West Spruce Avenue
Recommended Conditions of Approval:
® Construction permits for development should be subject to assurance of sewer capacity of the
Regional Wastewater Treatment Facility. Concurrence should be obtained from the California
Regional Water Quality Control Board(RWQCB). For more information,contact staff at
(559)445-5116.
• Construction permits for the development should be subject to assurance that the City of Fresno
community water system has the capacity and quality to serve this project. Concurrence should be
obtained from the State Water Resources Control Board,Division of Drinking Water-Southern Branch.
For more information call(559)447-3300.
® The proposed construction project has the potential to expose nearby residents to elevated noise
levels. Consideration should be given to your City's municipal code.
® A current Acoustical Analysis was not included with this routing,it is recommend that the analysis be
updated to accommodate proposed revised changes,if not already completed.
Promotion,preservation and protection of the community health
1221 Fulton Mall/P.O.Box 11867/Fresno,California 93775/Phone(559)600-3271/FAX(559)455-4646
Email:EnvironmentalHealth@co.fresno.ca,us-.-www.co.fresno.ca.us:•www.fcdph.org
Equal Employment opportunity a Affirmative Action•..Disabled Employer
Will Tackett
September 1,2015
TT 5595 Revised&C-06-272 Revised
Page 2 of 2
® The previous Acoustical Analysis prepared by Brown-Buntin Associates,included in the original
routing,dated February 8,2006,indicated that the recommended sound wall would not mitigate noise
impacts for two-story homes located in the first row of lots facing Herndon Avenue and the
southeastern corner of the subdivision. If two-story homes are proposed for those lots,a detailed
analysis should be required.
® As a measure to protect ground water,all water wells and/or septic systems that exist or have been
abandoned within the project area shall be properly destroyed by an appropriately licensed contractor.
Prior to destruction of agricultural wells,a sample of the upper most fluid in the water well
column should be sampled for lubricating oil. The presence of oil staining around the water
well may indicate the use of lubricating oil to maintain the well pump. Should lubricating oil
be found in the well, the oil should be removed from the well prior to placement of fill
material for destruction. The "oily water" removed from the well must be handled in
accordance with federal,state and local government requirements.
* Should any underground storage tank(s)be found during the project,the applicant shall apply for and
secure an Underground Storage Tank Removal Permit from the Fresno County Department of Public
Health,Environmental Health Division. Contact the Certified Unified Program Agency at
(559)600-3271 for more information.
REVIEWED BY:
Kevin
Tsuda ...........
Kevin Tsuda,R.E.H.S.
Environmental Health Specialist 11
(559)600-3271
kt
cc: Glenn Allen-Environmental Health Division(CT 42.06)
Pacific Gas and Sr.L Patten 6500 street, 23
Sr.land Agent Fresno,CA 9376376 0.0001
Electric Company,, South Valley Area Phone:559-263-6167
1 email:kapfiQpge.coe.cam
December 26,2013
UCP Tapestry, LLC
Attention: Dennis M. Gaab
548 W. Cromwell Avenue, Suite 104
Fresno, CA 93711
Attn: Mr. Dennis Gaab
RE: Tentative Subdivision of Property Tract 5595 —APN 504-050-28
Our File: Herndon-Kearney 115 KV Transmission Tower Line
DFM Gas Transmission Line 118A
Dear Mr. Gaab:
Pacific Gas and Electric Company, (PG&E)owns and operates an electric transmission line and
a High pressure gas transmission line, referenced above, that are located within the
property/project's boundaries. It is PG&E's policy to permit certain uses within its electric
transmission easements and near its gas transmission lines provided such uses,and manner in
which they are exercised, will not interfere with PG&E's rights or endanger its facilities. Some
examples that may be of interest to you are as follows;
1)Buildings anti Other Structures:No buildings or other structures Including the foot
print and eave of any buildings, swinuning pools, }yells or similar structures will be
perrrritted within easement areas.
2)Grading: Cuts, trenches or excavations must not be made within 25 feet of our totters.
Our engineers must review grade changes in the vicinity of our towers. No.ills will be
allowed which would impair ground-to-conductor clearances. Tourers shall not be left
on mounds without adequate road access to brise of tower or structure.
It is imperative that PG&E review the street improvement plans prior to any construction
activity proposed over the high pressure gas line. The plans artist verify the location and
depth of the existing gas line. PG&E requires a minimum of 3.0 feet of corer over the top of
the gas line at final grade.
Use of certain types of equipment diming construction activity over the gas line may be
limited based upon acceptable wheel load requirements.
3)Fences:Hemp equipment access to our facilities is to be maintained at all livres.rUletal
fences are to be grounded to PG&E specifications.No fence is to be installer!within 10
feel of tower jbotings and open access must be maintained.from a tower structure to the
nearest street Retaining or sound walls curd property line fences Proposed along ar-
within the easement will require PG&E review.
4)landscaping:Landscaping,is allowed.On overhead eleca•ic trcrnsnrissiort easements,
trees and shrubs are limited to those varieties that do not exceed l5_Jeel in height at
maturity. Reasonable access to our facilities is to be maintained,including access bl,
hea v),equipment.No planting is to occur within Ore.footprint of tare lower legs.
Greenbelts are encouraged.
5)Reservoirs,Sumps,Drainage Basins,Pontis:Allowed,Provided reasonable access to
facilities ismaintained card ground clearances above the waiter surface are maintained.
6)Automobile Parking:Short term Parking of movable Passenger vehicles and light
trucks(Pickups,vans,etc.)is allowed.13earny equipment access to our facilities is 10 be
maintained cit all times.Parking is to clear PG&E structures by at least 10 feel.
Protection of our facilities from vehicular traf c is to be provided at developer's expense
to PG&E specifications.Blocked-up vehicles erre vol allowed.Caprorts,canopies,or
awnings are not allowed.
7)Storage of Flammable,L;xplosive or Corrosive Materials:This is not allowed,
including the storage of trash.No trash bins or incinerators allowed.
8)Streets and Loads:Access to facilites to be maintained.Facilities to be provided with
pratection,fi om/raffe,Street lights may be allowed in the easement bud in all cases crust
be reviewed by PG&E,for proper clearance.
9)Pipelines:Pipelines are allowed provided crossings are held to a minimum and to be cis
nearly perpendicular cis possible.Pipelines within 25 feet of PG&E structures require
review by PG&E.Sprinklers systems are allowed Leach fields and septic/corks are not
allowed.
10)Signs:Signs are not allowed except in rare cases subject to individticl review kv
PG&E.
11)Recreation Areas:Ploygro«nds,Parks,tennis courts,basketball courts,barbecue pits
are allowed,bill require special PG&E review and approval.Pedestrian trails ore
allowed.
12)Construction Activity:,Since construction activity will take place near PG&E's
overheard electric lines,please be advised it is the contractor's responsibility to be
aware of and observe the minimum clearances for both workers and equipment
operating near high voltage electric lines set out in the High-Voltage Electrical Safely
Orders of the California Division of Industrial Safety, as well as ally other safety
rregrdations. For more information regarding safety regulations, clearances, or other
safety advice, PG&E's Electric Ti•answission Supervisor call be reached at(559) 263-
7100. Also the Supervisor-must be it for fined 72 hours prior to any construction activity
within PG&E's easement.
Additionally I am providing the following comment regarding EMF: Electric and Magnetic
Fields exist wherever there is electricity, in appliances,homes, schools and offices,and in power
lines.There is no scientific consensus on the actual health effects of EMF exposure, but it is an
issue of public concern. If you have questions about EMF exposure,please contact Michael
Herz, EMF Program Consultant, at(925) 866-5202.
PG&E encourages you to contact this office regarding specific uses as early as possible in the
planning stages of any proposed construction within PG&E's easement. If PG&E has an existing
pole line facility that serves the property and the existing pole line crosses proposed property
lines(and is not covered by an existing easement), it is the property owner's responsibility to
provide PG&E with adequate rights-of-way.PG&E is available to assist the property owner in
making the determination if an easement will be necessary. The property owner or their agent
may contact the undersigned for assistance.
Any existing gas or electric facility relocations necessitated by any proposed development of the
parcel including 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.
If you have any questions regarding this matter please call me at 559-263-5167.
ySine• ly,
;rylc Patten
Sr. Land Agent
City of
DATE: June 5, 2015 Supersedes previous conditions dated December 15, 2006
TO: Will Tackett, Supervising Planner
Development and Resource Management Department
FROM: Ann Lillie, Senior Engineering Technician
Public Works Department, Traffic and Engineering Services Division
SUBJECT: PUBLIC WORKS CONDITIONS OF APPROVAL FOR VESTING TENTATIVE TRACT MAP NO.
5595 REGARDING MAINTENANCE REQUIREMENTS
LOCATION: 6779 West Spruce Avenue
APN: 504-050-28
FelayATTENTION:
s
low requires a separate process with additional costs and timelines. In order to avoid
the final map approval, the following item shall be submitted for processing to the
ks Department, Traffic and Engineering Services Division J r>E'OC to final map approval.
X LCFDnnexation Request Ann Lillie (559) 621-8690
Package ann.liliie@fresno. ov
The Public Works Department, Traffic and Engineering Services Division, has completed its review and the
following requirements are to be placed on this tentative map as a condition of approval. These requirements
are based on City of Fresno code, policy, standards and the public improvements depicted on the exhibits
submitted for this development.
Requirements not addressed due to omission or misrepresentation of information, on which this review
process is dependent, will be imposed whenever such conditions are disclosed and shall require a revision of
this letter.
Any change affecting the items in these conditions requires revision of this letter.
INCOMPLETE Community Facilities District ("CFD") Annexation Request submittals may cause delays to the
annexation process and final map approval. The annexation process takes from three to four months and
SHALL be completed prior to final map approval.
All applicable construction plans for this development are to be submitted to the Traffic and Engineering
Services Division for review and approval prior to the CFD process. The Landscape and Irrigation Plans are
required to be approved prior to the finalization of the CFD process and the approval of the final map.
1. The Property Owner's Maintenance Requirements
The long term maintenance and operating costs, including repair and replacement, of certain required public
improvements ("Services") associated with all new Single-Family developments are the ultimate responsibility
of the Developer. The Developer shall provide these Services either by a mechanism approved by the Public
Works Department or by annexing to the City of Fresno's Community Facilities District No. 11 ("CFD No. 11").
Page 1 of 2
REV:April 29,2015
TT 5595Conditions For Maintenance REV.Docx
The following public improvements are eligible for Services by CFD No. 11 as associated with this
development:
■ All landscaped areas, trees and irrigation systems, as approved by the Public Works Department,
within the street rights-of-way and landscape easements; including without limitation, parkways, buffers,
street entry medians and sides (10' minimum landscaped areas allowed).
■ All landscaping, trees, irrigation systems, hardscaping and amenities within Outlots, open spaces and
trails as approved by the Public Works Department.
• Concrete curb and gutters, valley gutters, sidewalks, curb ramps, traffic calming structures, and street
entry and interior median island curbing and hardscape, street paving, street name signage and street
lights in all Local Public Streets.
2. The Property Owner may choose to do one or both of the following:
a. The Property Owner may petition the City of Fresno to request annexation to CFD No. 11 by
completing and submitting an Annexation Request Package to the Public Works Department, Traffic
and Engineering Services Division for review and approval. The Annexation Request Form is
available, along with current costs, on-line at the City's website at httr)://www.fresno.goov, under the
Public Works Department, Developer Doorway.
■ Proceedings to annex the final map to CFD No. 11 SHALL NOT commence unless the final
map is within the City limits and all construction plans (this includes Street, Street Light, Signal,
Landscape and Irrigation plans, and any other plans needed to complete the process) and the
final map are considered technically correct.
■ The annexation process will be put on HOLD and the developer notified if all of the requirements
for processing are not in compliance. Technically Correct shall mean that the facilities and
quantities to be maintained by CFD No. 11 are not subject to change and after acceptance
for processing.
• Public improvements not listed above will require written approval by the Public Works
Department Director or his designee.
• All areas not within the dedicated street rights-of-way approved for Services by CFD No. 11,
including but not limited to outlots, trails and landscaped areas, shall be dedicated in fee to the
City of Fresno, dedicated as a public easement for maintenance purposes or as approved by the
Public Works Department City Engineer.
b. The Property Owner may provide for Services privately for the above maintenance requirements. All
City maintenance requirements not included for annexation to CFD No. 11 for Services SHALL be
included in the DCC&Rs or some other City approved mechanism for the required Services
associated with this development. Contact the Planner in the Development and Resource
Management Department for more details.
For questions regarding these conditions please contact me at (559) 521-8590 or ann.lillie@fresno.go_v
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TT 5595Conditions For Maintenance REV.Docx