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HomeMy WebLinkAboutT-5598 - Conditions of Approval - 11/15/2006 u� REPORT TO THE CITY COUNCIL AGENDA ITEM NO. 10:20 A.m. COUNCIL MEETING: 6/20/06 June 20, 2006 APPROVED BY FROM: NICK P. YOVINO, Director DEPARTMENTDIRECT Planning and Development Department BY: DARRELL UNRUH, Planning Managervw CITYMANAGER - Planning Division SUBJECT: CONSIDERATION OF REZONE APPLICATION NO. R-05-070 AND THE ENVIRONMENTAL FINDING FOR ENVIRONMENTAL ASSESSMENT NO. R-05-070/T-5598 KEY RESULT AREA One Fresno RECOMMENDATION Staff recommends the City Council take the following action: 1. APPROVE the environmental finding for Environmental Assessment No. R-05-070/ T-5598, dated April 13, 2006, that the project proposal conforms to the provisions of the 2025 Fresno General Plan Master Environmental Impact Report (MEIR No. 10130). 2. APPROVE Rezone Application No. R-05-070 to reclassify approximately 20 acres from the RR (Rural Residential District, County of Fresno) zone district to the R-1/UGM (Single Family Residential District/Urban Growth Management Area) zone district. EXECUTIVE SUMMARY Quad Knopf, Inc. and owner/subdivider Ennis Land Development L.L.C. have filed rezone and tentative tract map applications for 20± acres of property planned for medium density residential use (4.99 to 10.37 dwelling units per acre) pursuant to the 2025 Fresno General Plan and the West Area Community Plan. This property consists is located at 4260 West McKinley Avenue, on the north side of W. McKinley between North Blythe and North Brawley Avenues (APN 312-082-16). Rezone Application No. R-05-070 proposes to rezone this property from Fresno County's RR (Rural Residential) zone district to the city's R-1/UGM (Single Family Residential/Urban Growth Management Area) zone district. The subject property is designated in the 2025 Fresno General Plan and West Area Community Plan for medium density residential use. The proposed rezone is consistent with, and implements, the 2025 Fresno General Plan and the West Area Community Plan. The rezone and tract map applications were reviewed by the West Area Citizens Advisory Committee on January 30, 2006, which resulted in a recommendation for approval. The rezone and tract map applications are supported by staff. On May 17, 2006, the Planning Commission recommended Council approval of Rezone Application No. R-05-086 and approved Vesting Tentative Tract Map No. 5598/UGM. The tentative tract map subdivides the subject property 80 single-family residential lots, with concomitant grading and installation of related urban service infrastructure including enhanced landscaped easements for a network of internal walking paths. No appeal of the Planning Commission's action on this tract map was filed. The subject property is required to be annexed to the City of Fresno and detached from the Kings River Conservation District and the North Central Fire Protection District prior to development and prior to the rezoning becoming effective (annexation is under the jurisdiction of the Fresno County Local Agency Formation Commission). REPORT TO THE CITY COUNCIL Rezone Application No. R-05-070 June 20,2006 Page 2 KEY OBJECTIVE BALANCE Council action regarding this proposed land use application facilitates One Fresno through integration of this property into the urban fabric of the City through annexation and public facility improvements. It also optimizes three Key Objectives of Customer Satisfaction, Financial Management, and Employee Satisfaction. Action by the Council will result in deliverance of the review and processing of this project as expected by the applicant/customer. Prudent financial management is demonstrated by the completion of the applications pursuant to the processing fees paid by the applicant/customer; those fees, in turn, fund operations of the Planning and Development Department. Employee satisfaction is derived from the fact that staff members who have reviewed and made recommendations on these applications have done so in a thorough and professional manner, enhancing a sense of accomplishment in completion of the application review process. PROJECT INFORMATION PROJECT A single family residential subdivision consisting of 80 lots with enhanced landscape easements to facilitate internal walking paths, to be developed at an overall density of 4.18 dwelling units per acre. APPLICANT Quad Knopf, Inc. (engineers) and Ennis Land Development, L.L.C. (owner/subdivider). The tract map was accepted for processing on December 27, 2005. LOCATION 4260 West McKinley Avenue, APN 312-082-16 North side of West McKinley Avenue, between North Blythe and North Brawley Avenues Council District 3, Cynthia Sterling SITE SIZE Per the engineer's analysis,19.99 acres gross; 19.18 net acres after dedication of major street right-of-way (Per Assessor's Office records, 19.53± gross acres) LAND USE Existing - Rural residential with seasonal row crops Proposed - Single family residential subdivision with up to 80 lots ZONING Existing- RR (Rural Residential, Fresno County zoning) Proposed- R-1/UGM (Single Family Residential/Urban Growth Management) PLAN DESIGNATION The proposed rezone is consistent with the 2025 Fresno General AND CONSISTENCY Plan and West Area Community Plan designation of the site for medium density residential land use pursuant to Fresno Municipal Code Section 12-403-B.2. The single family residential subdivision is consistent with the General Plan and West Area Community Plan pursuant to Fresno Municipal Code Section 12-403-B.2.b(1) REPORT TO THE CITY COUNCIL Rezone Application No. R-05-070 June 20, 2006 Page 3 ENVIRONMENTAL Finding of Conformity to the 2025 Fresno General Plan Master FINDING Environmental Impact Report (MEIR No. 10130) dated April 13, 2006 and noticed in the Fresno Bee on that day PLAN COMMITTEE The West Area Citizens Advisory Committee recommended RECOMMENDATION approval of the rezone and tract map by a 3-1 vote on January 30, 2006 STAFF Approve Rezone Application No. R-05-070 RECOMMENDATION PLANNING On May 17, 2006 the Planning Commission voted to recommend COMMISSION approval of the rezone application and to approve the vesting RECOMMENDATION tentative tract map by a vote of 4 to 0, with three Commission members absent BORDERING PROPERTY INFORMATION PLANNED LAND USE EXISTING ZONING EXISTING USE R-1/UGM NORTH Medium Density Single Family Residential District/ Single-family urban Residential neighborhood (Tract 4090) Urban Growth Management Area RR Low Density Rural Residential District, EAST Residential Rural residences (Fresno County zoning) RR SOUTH Medium-Low Density Rural Residential District, Residential Rural residences (Fresno County zoning) RR WEST Low Density Rural Residential District, Rural residences Residential (Fresno County zoning) ENVIRONMENTAL FINDING An environmental assessment initial study was prepared for this project in accordance with the requirements of the California Environmental Quality Act (CEQA) Guidelines. This process included the distribution of requests for comment from responsible and trustee agencies. Preparation of the environmental assessment necessitated a thorough review of the proposed project and relevant environmental issues, and considered pertinent previously prepared environmental and technical studies including the Master Environmental Impact Report (MEIR No. 10130) prepared for the 2025 Fresno General Plan and West Area Community Plan. These environmental and technical studies examined projected sewage generation rates of planned urban uses, the capacity of existing sanitary sewer collection and treatment facilities, and optimum alternatives for increasing capacities; groundwater aquifer resource conditions; water supply REPORT TO THE CITY COUNCIL Rezone Application No. R-05-070 June 20, 2006 Page 4 production and distribution system capacities; traffic carrying capacity of the planned major street system; and, student generation projections and school facility site location identification. Previous studies and an analysis of the proposed project indicate that the project, if approved, would conform to the land use designation and land use policies of the 2025 Fresno General Plan and is within the scope of the Master Environmental Impact Report No. 10130. Therefore, staff has issued a finding of conformity to the 2025 Fresno General Plan Master Environmental Impact Report (MEIR No. 10130) dated April 13, 2006, which incorporates a MEIR Mitigation Monitoring Checklist. This environmental finding was filed with the City Clerk's Office and noticed in the Fresno Bee on April 13, 2006, with no comments or appeals received as of June 13, 2006. Through re-design of the subdivision to accommodate Planning Commission recommendations for open space, connectivity, and traffic calming, the revised map yielded one fewer lot than originally envisioned and environmentally assessed. Staff has determined that the reduction of one lot does not materially alter the environmental finding and was necessary to bring the tract into closer conformance with policies of the 2025 Fresno General Plan and MEIR No. 10130 by fostering greater pedestrian connectivity and a more traditional grid street layout. BACKGROUND / ANALYSIS Related rezone and tract map applications were filed concurrently for the subject 20t acre property by Quad Knopf, Inc. and the property owner/subdivider Ennis Land Development, L.L.C. The overall project would create a single-family residential subdivision of 80 residential lots with enhanced landscape easements to facilitate an internal pedestrian path network. Land uses surrounding this proposed subdivision are typical of the West Area's transitional nature: to the immediate east and west of the project are rural residential homes on County Rural Residential zoned parcels. These rural residential parcels were planned for low density residential uses in the 2025 Fresno General Plan and West Area Community Plan. Farther west, beyond North Blythe Avenue, are several fully-developed urban subdivisions and a middle school/elementary school complex. South of the subject property (on the south side of West McKinley Avenue), the 2025 Fresno General Plan and West Area Community Plan show medium- low density residential uses, also currently developed as County rural residential parcels. To the north lies a fully developed urban single-family subdivision (Tract 4090/UGM), on land planned for medium-density residential use. Therefore, proposed Vesting Tentative Tract Map No. 5598/UGM can be considered "infill" development, in that it provides for a more contiguous city boundary, provides for a logical extension of urban infrastructure, and implements the West Area Community Plan policies calling for full development of streets and urban services. The subject property has existing small agricultural structures, proposed to be removed to facilitate tract development. These buildings and the project site were determined not to have potential significance as affirmed by the city's Historic Preservation Project Manager. Vesting Tentative Tract Map No. 5598/UGM is located in the city's Urban Growth Management (UGM) Area, requiring extension of infrastructure to complete the urban service network. The subdivision is conditioned upon UGM street fees, water fees, and sewer fees. The tract map was accepted for processing after city-wide impact fees were effective and is subject to the new Fire, Parks, and Quimby Act impact fees (replacing the former UGM impact fees for Fire Station 16 and UGM Parks Area 4). REPORT TO THE CITY COUNCIL Rezone Application No. R-05-070 June 20, 2006 Page 5 The tract must develop in compliance with West Area Community Plan policies requiring major street landscaping, extension of urban infrastructure, and interface treatment for subdivision lots which abut rural residential parcels of 0.5 to 2.0 acres. The applicant has provided for interface rear yard setbacks by allowing extra lot depth on the east and west sides of this tract map. These interface policies were drafted by the West Area Community Plan Advisory Committee during the city's general plan update process. This Committee had significant representation from area residents who had rural residential properties. The Committee's work on the West Area Community Plan resulted in changes to the preceding 1984 General Plan land use element, to diversify the types and densities of residential uses and to protect viable enclaves of rural residences by designating them for low-density residential use. West Area Community Plan policies regarding rural residential interface requirements were devised to address the concerns of rural residents who could be affected by abutting urban residential projects. Enhanced yard setback policies reduce the visual sensation of intrusion upon rural residential properties, and wall/fence standards ensure that fencing is compatible with rural residents' livestock. The subject property is not yet within the incorporated boundaries of the City of Fresno, although it is contiguous with the city boundaries on its northern side. Prior to development, and prior to the requested zoning becoming effective, the project site must be annexed to the City of Fresno and detached from the North Central Fire Protection District and the Kings River Conservation District. These boundary changes are under the jurisdiction of the Fresno County Local Agency Formation Commission. Notices of the Planning Commission hearing on this vesting tentative tract map and rezoning were mailed to the school district and to all property owners having land within a 410-foot radius of the tract map's boundaries (mailing lists are generated from Fresno County Assessor's records of designated property tax bill recipients). The Fresno Municipal Code requires only a 300-foot radius but this is intended to be extended when a major street would fall within the boundary for mailing notices; therefore, additional parcels were included by enlarging the mailing radius. On May 4, 2006, notices of the Planning Commission hearing were mailed. Council hearing notices were mailed on June 9, 2006. As of Wednesday, June 14, one neighbor had contacted the Planning and Development Department to object to the proposed project (please refer to the attached letters from Cynthia Davis, dated May 6 and June 12, 2006). The letters express her wishes that the area remain in rural residential use without public utilities or urban infrastructure improvements, and that urban development not be mixed with rural residential areas. The proposed rezone and subdivision do not change the planned land use of the appellant's property, which is designated for low density residential uses to maintain plan consistency for the existing rural residential properties. (The low-density residential land use designation is consistent with two-acre parcels such as those owned by the appellant.) However, the adjacent 20-acre property (the subject property) was considered to be a good candidate for providing housing at urban densities, and was designated for medium density residential use. This property lies over 2.5 miles from the westerly edge of the city's adopted Sphere of Influence boundary; therefore, it is well inside the city's ultimate urban boundary. Under the Subdivision Map Act the city is required to ensure that tract maps are consistent with the city's adopted general, community, and specific plans. To propose dividing this 20-acre property into two-acre rural residential parcels would not be consistent with the city s adopted plan. The West Area Community Plan's interface standards are intended to manage the transition between differing densities of residential land uses, to protect existing rural residences. REPORT TO THE CITY COUNCIL Rezone Application No. R-05-070 June 20, 2006 Page 6 The city has conferred extensively with Fresno County regarding County adoption of a West Area Community plan that would reflect the city's adopted General Plan and community plan for this overall area and would give County residents in the area one consistent version of planned land uses. A policy adopted in the County's 2000 General Plan requires that a coordinating County plan be adopted for urban fringe areas after a city adopts a new plan. In December of 2003, the County Administrative Officer and Public Works Director attended a meeting with city representatives and the West Area Citizens Advisory Committee and agreed that a County West Area plan should be adopted by the County, to amend its current rural residential and agricultural land uses and to provide for better integration of infrastructure between the two jurisdictions. However, in the intervening time the County has not initiated its own West Area Community Plan despite continuing requests by the Planning and Development Department that this be done. The Subdivision Map Act also requires that the proposed project be developed consistent with adopted general and community plans, ordinances and standards which require urban water, sewer, street lighting, and other service infrastructure. The city's general plan and public utility and public works standards require extension of utility services throughout the West Area Community Plan area. In many cases, rural residents eventually avail themselves of the opportunity to connect to sewer and water, rather than repairing and replacing on-site septic systems and water wells. Public utilities also preserve groundwater quality by reducing reliance on septic systems and by removing water wells which may permit shallow contamination to enter deeper layers of the aquifer. Due to requirements for off-site road and utility improvements, and for safe route to school asphalt walking paths (see following section of this report and project conditions), there will inevitably be changes in the rural residents' neighborhood, and it is possible that some of their properties will be annexed and will be required to connect to the public sewer pursuant to city and county mandatory sewer connection ordinances. (However, due to the size of the parcels along North Sonora Avenue and the lack of a sewer main in North Sonora Avenue, it appears that the rural residential lots immediately east of Vesting Tentative Tract No. 5598 would be subject to mandatory sewer connection ordinances of the city or county). The configuration of the annexation involving this project is not known at this time, and will be under the jurisdiction of the Fresno County Local Agency Formation Commission, which reviews each proposed annexation and adds land/parcels as it deems appropriate. On May 12, a letter was received from another property owner on North Sonora Avenue, with information regarding the private irrigation facilities that lie on the borders of the subject property (see attached letter from Mary Drewyor, dated May 9, 2006). Pursuant to provisions of the Fresno Municipal Code, any open ditches within the boundaries of the development project are required to be replaced with enclosed piping if the open ditch capacity can be replaced with pipe of 42 inches or less in diameter. Because these are private irrigation facilities (as opposed to Fresno Irrigation District-owned facilities), the developer would not need approval from Fresno Irrigation District to "pipe" open ditches on the subject property. However, the city has included a condition on the tract map that addresses the need for the tract developer to work with ditch customers when any work is proposed, so that interruptions of irrigation water deliveries can be minimized or avoided during the growing season. A telephone call from a resident of the subdivision north of the proposed project was also received by Planning staff after tract map notices were mailed. This resident apparently had been told by a neighbor that the proposed project would be low-income multi-family apartments. Staff provided the correct information, that the project is proposed as a single-family neighborhood with detached residences. The caller then expressed no concerns over the proposed rezoning and subdivision. REPORT TO THE CITY COUNCIL Rezone Application No. R-05-070 June 20, 2006 Page 7 West Area Citizens Advisory Committee Action This Committee considered the proposed rezone and vesting tentative tract map at its January 30, 2006, meeting. The Committee voted 3-1 to approve the project, with 4 Committee members absent, and recommended four conditions of approval (refer to the attached Project Review record, dated January 30, 2006). The subdivider has drawn the map to include a 20-foot landscaped setback along West McKinley Avenue, pursuant to West Area Community Plan Policy No. W-6-b. Additional lot depth has also been allowed on the easterly and westerly tier of tract lots, to allow for the additional rear yard setbacks that West Area Community Plan policies require for urban subdivisions that have an interface with occupied rural residential lots 0.5 to 2.0 acres in size. The masonry wall requested by the Committee in recommendation No. 3 is another interface treatment addressed by plan policies (although the wording of the Plan policy itself allows substitution of an "architecturally designed solid fence"). Two of the Committee's recommendations are not reflected in tract map conditions. The Committee Wanted to impose a condition for stamped or colored concrete on intersections of the tract's east- west interior streets. The east-west streets are fairly short and therefore do not need traffic calming measures. However, the north-south streets are over 800 feet long, and straight (to foster direct pedestrian routes), and therefore do require traffic calming in order to reduce vehicle speeds. The use of decorative concrete alone has not been found to provide effective traffic calming. Planning and Public Works staff have instead imposed a traffic calming measure that has proven more effective: traffic circles to be installed in the tract's north-south streets at two points of intersection with the tract's east-west local streets. Traffic circles provide an opportunity to install decorative hardscape on the "aprons" of the circles. The Committee also requested a school bus turnout to be incorporated within the McKinley Avenue frontage of this tract. However, the Central Unified School District did not request a school bus turnout to be constructed within the boundaries of this subdivision (refer to Page 2 of the letter from Central Unified School District, dated January 23, 2006, attached to project conditions). Instead, the District has required the tract developer to install a fairly extensive set of off-site walking paths, so that children from this tract could safely walk to schools in the area and to the established bus pickup point at the public park located at Clinton and Brawley Avenues. Fresno City Planning Commission Action At the May 17, 2006 Planning Commission hearing, no area residents appeared to comment on, or appealed, the proposed rezone and subdivision. At the conclusion of the hearing on Rezone No. R-05-070 and Vesting Tentative Tract Map No. 5598/UGM, the Planning Commission found the proposed project to be consistent with the subject property's planned land uses, with policies of the 2025 Fresno General Plan and West Area Community Plan, and with the proposed R-1/UGM zoning. The Commission made the required findings and approved the tract map, recommended that the Council approve the requested rezoning, by a 4-0 vote (three Commissioners were absent). Please refer to attached Planning Commission Resolutions Nos. 12487 and 12488. The Commission's action on the tract map was not appealed. REPORT TO THE CITY COUNCIL Rezone Application No. R-05-070 June 20, 2006 Page 8 Land Use Adopted general and community plans designate the subject property for medium density residential use. As noted previously the proposed project would implement the site's planned land use by providing for an urban density of housing. The proposed R-1/UGM zone district is consistent with this planned land use designation pursuant to Table 2 (Planned Land Use and Zone District Consistency Matrix) of the 2025 Fresno General Plan. General Plan and West Area Community Plan development standards and policies have been met through the approved subdivision design (see attached Exhibit A, revised Vesting Tentative Tract Map 5598/UGM, dated May 15, 2006). Vesting Tentative Tract Map No. T-5598/UGM The Zone District Consistency Matrix provides for a developed density of 4.99 to 10.37 dwelling units per acre for medium density residential land uses. This project's proposed 4.18 dwelling unit/acre density would be below the lower limit (this density was calculated using the number of dwelling units ultimately proposed, after several revisions of the tentative map, divided by the engineer's estimate of net site acreage). However, development proposals are also required to conform to adopted community plan written policies. Due to West Area Plan policies requiring interface treatment for urban projects abutting occupied rural residential properties 0.5 to 2.0 acres in size (Le., additional rear yard setbacks all along the proposed tract's eastern and western boundaries; and the limit on reduced-size lots to five percent or less of the total number of lots in a non-clustered single-family subdivision), it would be difficult for this West Area subdivision to achieve a density of 4.99 dwelling units per acre or more. Fresno Municipal Code Section 12-403-B.2.b(1) allows a tract map to be held consistent with the general plan provided that its dwelling unit per acre yield is not less than the range of density one step lower than the planned density. This provision is in the Municipal Code expressly so that the proposed use ". . .shall not adversely affect surrounding properties." The next-lower density range for residential use, medium-low density, allows 2.18 to 4.98 dwelling units per acre. Vesting Tentative Tract Map No. 5598 falls within this range that is "one step down" from medium density residential. Lot Area, Lot Dimensions, and Setbacks The Fresno Municipal Code requires that all lots within the R-1 zone district provide a minimum lot width of 60 feet and depth of 100 feet, with the exception of lots on curved streets and reversed corner lots, and a minimum lot size of 6,000 square feet. All of the residential parcels within the subdivision meet or exceed these dimensions, and lot sizes range upward to 11,158 sq. ft, providing a range of housing opportunities within this project. Where there is an abutting rural residential parcel 0.5 acres to 2.0 acres in size to the south of the subject property, tract lots will be required to conform to the West Area Community Plan policies regarding rural residential interface standards. Subdivision Design and Landscapinq Vesting Tentative Tract Map No. 5598/UGM provides a grid network of local streets to facilitate direct pedestrian access via sidewalks to be installed on both sides of local streets, with enhanced landscape easements and street tree planting requirements to encourage pedestrian use. The tract map will have a twenty-foot deep major street landscape easement along West McKinley Avenue with an acoustical solid masonry wall at the rear of the landscaping. Landscaping and walls along the major street, enhanced landscape easements along sides of lots, concrete work, and REPORT TO THE CITY COUNCIL Rezone Application No. R-05-070 June 20, 2006 Page 9 local streets are required to be maintained by either a community facilities district or by a homeowner's association, pursuant to conditions of Vesting Tentative Tract Map No. 5598. Public Services Public Utilities, Drainage, and Irrigation Facilities This tract will be required to extend, and to connect to, water and sewer mains in the abutting major streets, to provide for a City water well and pump station, and to provide individual water services and sewer house branches to each parcel (refer to the attached Department of Public Utilities memoranda of requirements, dated January 3 and January 17, 2006). By installing these water and sewer lines, the proposed subdivision will help to complete the city's utility network and to serve this project and to make it possible to connect intervening land to water and sewer service. The proposed project is required to be supplied by two sources of water within the City of Fresno's water system, which is entirely supplied by groundwater and treated groundwater west of Freeway 99. The aquifer in this area is productive and of generally acceptable quality. The Water Division of the Public Utilities Department has determined that there will be adequate water available to serve the project with the implementation of the Urban Growth Management (UGM) service delivery requirements to contribute to water supply and distribution projects. The required City water well and pump station may be located either on, or near, the project site; its exact location and water well construction requirements will be determined by the Department of Public Utilities Water Division during the Final Tract Map review process. Sanitary sewer service is available to serve the site, subject to the mitigation measures imposed with the environmental assessment, and any necessary sewer main extensions and connections. The Cities of Fresno and Clovis share jointly in the treatment capacity of the Fresno-Clovis Regional Wastewater Treatment and Reclamation Facility. In 1998, the treatment capacity was expanded to accommodate up to 80 million gallons per day, and was upgraded with modernized equipment to safeguard against equipment failures. This project's wastewater will be accommodated by the Cornelia Trunk Sewer. The developer is required to install a sewer main in West McKinley Avenue from the easterly boundary of the subject property westward across Blythe Avenue to the Cecelia Avenue alignment. Fresno Metropolitan Flood Control District (FMFCD) and Fresno Irrigation District (FID) have reviewed this project. FMFCD has submitted requirements, reflected in tract map conditions of approval. With construction of a storm drain facilities required by FMFCD, there will still be a need for a temporary on-site basin. The project is required to pay $93,128 in drainage fees (current fee rate), all or part of which may be offset by construction of master planned facilities.\ As noted above in regard to a neighbor's comment letter, there are no public irrigation facilities connected to Fresno Irrigation District on the subject property, but there are private irrigation ditches which are required to remain patent so long as there are customers using this water. The developer of Tract 5598IUGM is required to pipe any portion of these ditches that lie on the subject property, and to use pipe material compatible with installation under street rights-of-way where stub streets may traverse the pipelines. The proposed conditions of approval also address the need to notify ditch customers when work is proposed. Fire Protection The project site is currently not annexed to the City of Fresno, and is presently located within the North Central Fire Protection District. The City of Fresno, North Central Fire Protection District, and REPORT TO THE CITY COUNCIL Rezone Application No. R-05-070 June 20, 2006 Page 10 the Fresno County Local Agency Formation Commission have recently concluded negotiations providing for transition of unincorporated property to the City of Fresno's jurisdiction for fire protection services. A transition fee is required to be paid to North Central for annexation. Once annexation is completed, the subject property may be developed and is required to pay a City-wide Fire Facility fee (replacing the former UGM Fire fee). Fire service will be provided by City of Fresno Fire Station No. 16. It is located within three miles of both temporary and permanent Fire Station 16 sites. The Fresno Fire Department will monitor the tract through all phases of plan review and permit issuance to ensure an appropriate level of fire protection. Centra/ Unified School District The project site is served by the Central Unified School District, which has commented on the proposed subdivision (refer to the attached letter, dated January 23, 2006). The letter provides information on current attendance areas applicable to this subdivision, and notes that an elementary school and middle school lie within walking distance of the proposed subdivision, at the corner of West McKinley and North Blythe Avenues. Because of the proximity of this tract to those schools and to an established high school bus stop at the City park site at Clinton and Brawley Avenues, Central Unified School District did not request implementation of a grade-separated school bus stop for Vesting Tentative Tract No. 5498/UGM. To facilitate safe routes to school, the developer is required to construct an asphalt walking path along rural residential properties from the southwestern comer of the tract along West McKinley Avenue to the McKinley/Blythe intersection. A school bus stop for high school students is already in use at the city park on the southeast corner of Clinton and Blythe Avenues, and this proposed project is required to construct another asphalt walking path along rural residential properties eastward along West McKinley Avenue to the limits of proposed Vesting Tentative Tract Map No. 5587 (which will be required to install sidewalk along McKinley and Brawley Avenues to continue the safe pedestrian route to the school bus stop). Prior to issuance of home construction permits, the Planning and Development Department verifies payment of school construction fees. The District's request for sidewalks on both sides of the project's interior streets will be accommodated by the interior sidewalks and landscape easements shown on Vesting Tentative Tract Map No. 5598/UGM. Streets and Circulation The proposed R-1/UGM zoning property and its accompanying subdivision would generate approximately 766 average daily vehicle trips (ADTs), and peak travel associated with this project will be approximately 60 A.M. and 81 P.M. trips. Pursuant to mitigation measures of MEIR No. 10130 prepared for the 2025 Fresno General Plan and West Area Community Plan, a traffic impact study was not required for this project, Fresno County did not request that any special traffic or studies be done. The Public Works Department Engineering Division Transportation Planning Section has reviewed this proposed development and has determined that the streets relating to the site will be able to carry the quantity and kind of traffic generated, given implementation of street frontage and provided that the project meet Urban Growth Management and specific impact mitigation requirements (refer to the attached Public Works Department memorandum of requirements, dated May 16 ,2006). REPORT TO THE CITY COUNCIL Rezone Application No. R-05-070 June 20, 2006 Page 11 This project will help to complete the local street circulation system in the neighborhood by constructing street improvements on West McKinley Avenue, a designated arterial street, and other major streets in the vicinity. Vesting Tentative Tract Map 5598/UGM is required to dedicate and construct full frontage improvements on West McKinley within the limits of the tract and transitions at either end. Pursuant to the Urban Growth Management Ordinance requirements in force at the time of map acceptance, this project is required to dedicate and construct the center section of West McKinley Avenue and turn pockets westward to the limits of Tract 4974/UGM (a built-out subdivision whose northeasterly corner, and McKinley Avenue improvements, are approximately 1/8 mile west of North Blythe Avenue). The developer of Tract 5598/UGM is required to signalize the intersection of West Clinton and North Blythe Avenues. This condition is shared with other area projects, to be constructed for the first project to begin building, and subject to proportionate reimbursement paid through traffic signalization impact fees assessed upon this tract and all other developments in the city. Tract 5598/UGM is also required to construct Major Street Bridge No. 15 at the intersection of Blythe Avenue and Houghton Canal No. 78 between West Olive and West Belmont Avenues. (This is another requirement shared by several projects). The vesting tentative tract map will have two points of local street access to West McKinley Avenue, and has been revised in consultation with staff to provide for future local street connections to land east and west of the project. Appendix B of Master Environmental Impact Report (MEIR) No. 10130 prepared for the 2025 Fresno General Plan contains the results of traffic modeling conducted for full buildout of the General Plan. The MEIR estimated that the proximal segment of West McKinley Avenue would have 21,310 VTD at full buildout of the General Plan in Year 2025. Therefore, this arterial street would maintain a Level of Service (LOS) C with its planned four travel lanes. This is an acceptable level of service according to 2025 Fresno General Plan policies. This project, being fully consistent with planned land uses of the 2025 Fresno General Plan analyzed in MEIR No. 10130, would not generate traffic that would exceed the current or future capacity of this major street. MEIR No. 10130 shows acceptable levels of service on West McKinley Avenue at full buildout of the General Plan except for the segments between North Hughes and Freeway 99, which would function at LOS F by Year 2025 if all land with vehicle trips tributary to this street were entirely developed as depicted in the land use element of the 2025 Fresno General Plan. McKinley Avenue segments eastward from Freeway 99 and through the Tower District and Fresno City College area are also projected to function at LOS F by Year 2025. This information was reviewed by staff of the City of Fresno and other agencies, and was presented to the City Council with the draft MEIR. In certifying MEIR No. 10130, the Council adopted a Finding of Over-Riding Considerations applicable to implementation of the 2025 Fresno General Plan. In making this Finding of Over-Riding Considerations, the City Council determined that projects which propose development consistent with the adopted 2025 Fresno General Plan would have to perform appropriate, but not extraordinary mitigation (such as widening West McKinley Avenue to eight lanes, thereby impacting other community resources such as unique Tower District architecture). Some relief for LOS issues on West McKinley Avenue in central Fresno may come from future re-design and grade separation of the McKinley/99 interchange, but that would be within the jurisdiction of the California Department of Transportation (Caltrans). The preliminary findings of REPORT TO THE CITY COUNCIL Rezone Application No. R-05-070 June 20, 2006 Page 12 the Freeway Deficiency Study being jointly conducted by the Council of Fresno County Governments, Caltrans, and land use jurisdictions including the City of Fresno is that the McKinley/99 interchange is not deficient. California Department of Transportation The Caltrans District 6 Office of Transportation Planning submitted comments on this project in a letter dated January 20, 2006 (please refer to the attached copy). Caltrans estimates that vehicle trips generated by this project would impact Freeway 99 interchanges at McKinley Avenue (2 peak hour trips), Belmont Avenue (8 peak hour trips), and Olive Avenue (3 peak hour trips, 1.5 eastbound and 1.5 westbound). Caltrans does not have Project Study Reports completed for improvements to any of these interchanges, but notes that the Olive/99 interchange ramps currently meet signal warrants. Therefore, Caltrans is requesting that the developer of this project pay $1,500 to mitigate project impacts from the estimated 3 peak hour trips through the Olive/99 interchange. However, without an approved project study report or any timeline for construction of these signals, this projected cost may not be accurate. The City of Fresno has entered into an interim agreement with Caltrans, as of February 23, 2006, for the identification of measures to mitigate impacts to the state highway system and to impose a mitigation fee as contemplated by the agreement. These rezone and tract map applications were filed prior to the approval of this interim agreement. As such, this plan-consistent project with over 50 residential lots but less than 100 peak hour trips would not be subject to the analysis flow chart attached to the interim agreement. Rather than addressing only one of the three interchanges which would receive peak hour trips from this project, a tract map condition has been imposed consistent with the city's practice of imposing state facility impact fees subject to completion of the area-wide Freeway Deficiency Study now in progress, and subject to a multi-agency agreement for collection and administration of these state facility impact fees. The proposed tract map condition allows the developer to voluntarily pay Caltrans' requested $1,500 mitigation fee for the Olive/99 interchange, with this payment to be credited against any fees which may be due under a subsequent approved Freeway Deficiency Study and state facility impact fee program. The Caltrans letter also suggested that a transit alternative should be considered for this project. The project is located approximately one-half mile from Fresno Area Express (FAX) Routes 9 and 39. FAX continually reviews their routes and adjusts them to serve new development as feasible and warranted. A request for comment on this subdivision was routed to Fresno Area Express for their review and comment/requirements, and no comments or requirements were submitted. The project's frontage on West McKinley Avenue is at a mid-point between major streets, not the adopted standard location for a public bus stop. Since tentative subdivision maps and the property covered by them change hands throughout the development process and through successive home sales, it is impractical and infeasible to make a subdivider responsible for providing annual bus passes to all subdivision residents. Vesting Tentative Tract Map project and its conditions of approval include provisions for pedestrian access, including an interior grid street system to facilitate direct walking routes, enhanced easements along interior local streets to provide a more pleasant walking environment, and the safe route to school pedestrian paths requested by Central Unified School District, as noted above. When the homes in this project are occupied, it is anticipated that the owners may make some arrangements for vanpool and carpooling, as their schedules and employment locations may make feasible, but it is not possible for a subdivider to make these arrangements before homes are sold. REPORT TO THE CITY COUNCIL Rezone Application No. R-05-070 June 20, 2006 Page 13 With regard to Alternative 6 listed in the attachment to the Caltrans letter, tentative tract maps and the lots they create pass through a succession of ownerships. This makes it infeasible to attempt to make any one party responsible for purchasing monthly transit passes for occupants of homes throughout the life of a subdivision. CONCLUSION / RECOMMENDATION The appropriateness of the proposed rezone and its associated subdivision has been examined with respect to its consistency with goals and policies of the West Area Community Plan and the 2025 Fresno General Plan; its compatibility with surrounding existing or proposed uses; and, its avoidance or mitigation of potentially significant adverse environmental impacts. These factors have been evaluated as described above and by the accompanying environmental assessment. Upon consideration of this evaluation, it can be concluded that the proposed Rezone Application No. R-05-070, and its associated approved Vesting Tentative Tract Map 5598/UGM, are appropriate for the project site and will facilitate implementation of the 2025 Fresno General Plan and West Area Community Plan. Attachments: Vicinity Map 2005 Aerial Photograph of Site Exhibit A, Vesting Tentative Tract Map No. 5598/UGM revised exhibit,dated May 15, 2006 Letters from Cynthia Davis, dated May 6 and June 12, 2006 Letter from Mary A. Drewyor, dated May 9,2006 Project Review Record from the West Area Citizens Advisory Committee, dated January 30, 2006 Memoranda of water and sewer service requirements from the Department of Public Utilities,dated January 3 and 23, 2006 Letter from Central Unified School District, dated January 23, 2006 Memorandum of street improvement requirements from the Public Works Department (revised), dated May 16, 2006 Letter from Caltrans, dated January 20, 2006 Finding of Conformity with the 2025 Fresno General Plan MEIR No. 10130 prepared pursuant to Environmental Assessment No. R-05-070/T-5598, with a MEIR Mitigation Monitoring Checklist, dated April 13, 2006 Planning Commission Resolutions Nos. 12487 (pertaining to Rezone Application No. R-05-070) and 12488 (for Vesting Tentative Tract Map No. 5598/UGM) Proposed Ordinance Bill for Rezone No. R-05-070 KAMaster Files-Tract Maps\Tract 5598(R-05-070)Sandra Brock\T-5598,R-05-070 17 RCC-06-06-20.doc 1NO Eu'. ��-s.� 1 7 s 7 7 p 1 y �.i'.�Km�:, � �Fp ,, EMIL- ME • Jam*<r� � .J> .F ��.ii '� :��t I��'(y i} uCb:rr...�l EMIL "IF 'I u"`�.��e��� fL:J� Li�'�.� � L � `r � �� �L ..i�'y� 'fslF.� -lei k �t,�.� r..,�,.1�� '".'jr�`7'r �--I�r�- 'f•"'i r��y Ell i�{� e�e(° a't�` � }F"��t s' E, 11InI���10� L� 1 M� ve rLt• "�_tr.!.l�' u,^{��,7e `{7( wI-'� 2 vaEa im:;i eEy" 2 2� Flo, wF :c A ■ PLANNING VICINITV M" \ DEVELOPMENTDEPARTMENT ' VESTING TENTATIVE • OF • •• �� 112-16 : REZONE APPLICATION NO. R-05-070From RR • ZONE MAP: 2246 4260 W. McKINLEY AVE. • • • 1 pisy 5 I 011 tol6'� 1,f t �' N 7r N }l 111 1iTi 1 � q"ANT � 1 q '' J 45gf1�� j� � �'✓ �. �l+iV r'�i Q.; � .� x+. a i w x ( ' s��• i Fi q,E11 p 1� 1 Q �I I Yv Ln "Ms not w� s aril a' ,' k� .,:, -�. 1 r �i >- I' a_ O �i � c'�, i(;. �tri '.u- i_C}.� �.i; 7�s� Iia' '� I ,i � y ' �c,=- +-• LN 7711 . qL f �I �'l pw_._,rl �' �� r 1 .r i�1 v t,.�., s r. ,�.t� �: tk.i, ' 'j �i-• r ,� _-I i , � I ly5 r c IF W_7.i. t , ,a DLII O ANN h'T —n 1 ���e5 r _.-,t �� ��tt aK}Jr�✓.+Jr ti.Nfi� t'w =-i*' 4 Q�, pr. ' , 1�. t,l r -:�`I - i 1 y 1,,s �1 � f � T MAY,, � I T � t �� .+� -F tF , out -� R'NFARM RAN to MAT qtr r F h1 �Sr 'a: 1 I� Irl.:.t��t�F I 7 ,w �✓ �7 1 � 1_ � � L ISr� �T-�� _�+3 x.11 .- �, '. soon- SO. SO �hL ,, c'� d� �� f�llr� _, r .. ° �i ;E r •L t � '� is �w�'E� "n 1r �t Irl -I� � F � � � u ��d P rp �I ��;�� 15 YOU , i,=! - ( ° _ t 7.�I T 't .y 1 j .2 it y II ,i t�{_ r ., I iy 4. _. 4 4 4 e g 1 @ 3 a ! g r a jw-H � 5 TIP lidco gilt c� �4 \ Dm YUONOS HJZON c■ j - _� ' _ - _ - i ■ Ax, a^ s, aq R r e! vq Pr o� oq iA s� a ss o9' of I — - - - atao■- a g: A — snpawr -aaiAspnaa h -- q— � is �i I. F ! �5� R9� a� � 9i � ■�1, ► r� � Af—► , -tt� L --� �' —¢T— 8 '7� 1 R-i r r j'�F I l i a 2 s h G �; Silk ii r a I ■1� A_ — apN7AY - A _ MLdtP 'fi _ — _ _ .k - 1 Ail RYEJU! ■ ■ O ■ ■ I e O p LM, v 1 FRESNO CITY PLANNING COMMISSION RESOLUTION NO. 12487 The Fresno City Planning Commission, at a regular meeting on May 17, 2006, adopted the following resolution relating to Rezone Application No. R-05-070. WHEREAS, Rezone Application No. R-05-070 has been filed with the City of Fresno by Quad Knopf, Inc. on behalf of property owner/subdivider Ennis Land Development, L.L.C.,concurrently with Vesting Tentative Tract Map Application No. T-5598/UGM,to rezone approximately 20 acres of property located within the unincorporated portion of the City of Fresno's adopted Sphere of Influence, as described below: REQUESTED ZONING: R-1/UGM (Single Family Residential/CJrban Growth Management Area) EXISTING ZONING: RR (Rural Residential, Fresno County zone district) LOCATION: The site is located at 4260 West McKinley Avenue, on the north side of West McKinley Avenue between North Brawley and North Blythe Avenues in the City of Fresno's West Area Community Plan Area ASSESSOR'S PARCEL NUMBER: 312-082-16 LEGAL DESCRIPTION: From RR(Fresno County zoning)to R-1/UGM(City zoning): REAL PROPERTY IN THE UNINCORPORATED AREA OF THE COUNTY OF FRESNO, STATE OF CALIFORNIA, DESCRIBED AS FOLLOWS: LOTS 1, 2, 7, 8, 9, 10, 15 AND 16 OF SUNNYMEAD ACRES, IN THE UNINCORPORATED AREA OF THE COUNTY OF FRESNO, STATE OF CALIFORNIA, AS PER MAP RECORDED JUNE 3, 1914 IN BOOK 7,PAGE 39 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY,TOGETHER WITH THOSE PORTIONS OF WELDON (FORMERLY VINE) AVENUE, SUNNYMEAD AVENUE, AND PORTE (FORMERLY CANAL)AVENUE AS ABANDONED BY THE BOARD OF SUPERVISORS ON MARCH 19, 1957 AND RECORDED MARCH 22, 1957 IN BOOK 3902, PAGE 259 OF OFFICIAL RECORDS, INSTRUMENT NO. 21312. APN: 312-082-16 WHEREAS, the above-named applicant is requesting a zoning change on the above property in order to allow for a proposed single family residential dwelling subdivision consistent with the 2025 Fresno General Plan and West Area Community Plan urban form and land use elements, which designate the subject property for medium density residential use; and, WHEREAS, the West Area.Citizens Advisory Committee considered Rezone Application No.-R-05-070 and the its related tract map application.at its meeting of January 30,2006,with the result being a recommendation to approve these projects; and, Planning Commission Resolution No. 12487 Rezone Application No. R-05-070 May 17, 2006 Page 2 WHEREAS, the Planning and Development Department conducted Environmental Assessment No. R-05-070/T-5598 for the requested rezone and its associated Vesting Tentative Tract Map 5598/UGM, and published a proposed Finding of Conformity to the 2025 Fresno General Plan Master Environmental Impact Report(MEIR No. 10130)for this Environmental Assessment,dated April 13, 2006; with a list of mitigation measures applicable to development of this project; and WHEREAS, on May 17,2006, the Fresno City Planning Commission conducted a public hearing to review the proposed plan amendment and related rezone application, received a staff report and related information including corrections of information in the staff report,environmental documents and solicited testimony regarding the requested rezone and its related tract map application; and, WHEREAS, during the May 17, 2006 hearing, no one appeared to contest, or comment on, the proposed rezone and its related tract map; and WHEREAS, representatives for the applicants affirmed that they are in agreement with the information contained in the staff report,the proposed conditions of approval for the tract map, and the proposed mitigation measures identified in Environmental Assessment No. R-05-070/T-5598, with clarification on the type of fence or wall to be located between tract lots and abutting rural residential parcels 0.5 to 2.0 acres in size; and WHEREAS, the Fresno City Planning Commission has reviewed Environmental Assessment No. R-05-070/T-5598 and is satisfied that the recommended mitigation measures will adequately reduce or alleviate potential adverse impacts either generated from the project, or impacting the project from off-site sources, in conjunction with Urban Growth Management and development impact fee programs which will apply to subsequent development of the subject property; and, WHEREAS, during the May 17, 2006 hearing, the Planning Commission reviewed the subject rezone application and the associated vesting tentative tract map applications, and their proposed conditions of approval, in accordance with the policies of the 2025 Fresno General Plan and the West Area Community Plan and recommendations of the Planning and Development Department, and other City departments and public agencies. NOW,THEREFORE, BE IT RESOLVED that the Fresno City Planning Commission hereby finds and determines that there is no substantial evidence in the record to indicate that Rezone Application No. R-05-070 may have a significant adverse effect on the environment, and concurs with the proposed Finding of Conformity, affirming this Finding for the tentative tract map and conditional use permit and recommending that the City Council approve the Finding of Conformity for Rezone No. R-05-070. BE IT FURTHER RESOLVED that the Fresno City Planning Commission hereby recommends to the City Council that the requested R-1/UGM (Single Family Residential/Urban Growth Management)zone district designation be approved. Planning Commission Resolution No. 12487 Rezone Application No. R-05-070 May 17, 2006 Page 3 The foregoing Resolution was adopted by the Fresno City Planning Commission upon a motion by Commissioner Vang, seconded by Commissioner Cherry. VOTING: Ayes - Vang, Cherry, Torossian, Kissler Noes - None, Not Voting - None Absent - DiBuduo, Holt, Vasquez DATED: May 17, 2006 NICK OVINO, Secretary Fresn C ty Planning Commission Resolution No. 12487 Rezone No. R-05-070 Filed by Quad Knopf, Inc. and owner/subdivider Ennis Land Development, L.L.C. APN 312-082-16 Action: Recommend Approval FRESNO CITY PLANNING COMMISSION RESOLUTION NO. 12488 The Fresno City Planning Commission at its regular meeting on May 17,2006,adopted the following resolution pursuant to the Subdivision Map Act of the Government Code of the State of California and the Municipal Code of the City of Fresno. WHEREAS, Vesting Tentative Tract Map No. 5598/UGM was filed with the City of Fresno by Quad Knopf, Inc. on behalf of owner/subdivider Ennis Land Development L.L.C.to subdivide the subject property(approximately 20 acres,of land)located at 4260 West McKinley Avenue,on the north side of West McKinley Avenue between North Brawley and North Blythe Avenues in the unincorporated portion of the City of Fresno's West Area Community Plan Area, into 80 single family residential lots with enhanced landscape and pedestrian easements along interior local streets, and to install related service infrastructure; and WHEREAS the application for Vesting Tentative Tract Map No.5598/UGM was filed in conjunction with Rezone Application No. R-05-070 to assign R-1/UGM,Single Family Residential/Urban Growth Management Area zoning to the subject property; and, WHEREAS, the West Area Community Plan Advisory Committee reviewed the application for Vesting Tentative Tract Map No. 5498/UGM and its related rezone application on January 30,2006 and recommended approval of these applications; and, WHEREAS, the Planning and Development Department conducted Environmental Assessment No. R-05-070/T-5598 for the requested vesting tentative tract map rezone and its associated rezoning, and published a proposed Finding of Conformity to the 2025 Fresno General Plan Master Environmental Impact Report(MEIR No. 10130)for this Environmental Assessment,dated April 13, 2006; with a list of mitigation measures applicable to development of this project; and WHEREAS, the Planning and Development Department staff recommended approval of the proposed project subject to all conditions of approval contained in the Planning Commission staff report dated May 17, 2006 and attached "Exhibit A," revised tract map, dated May 15, 2006; and, WHEREAS,the Fresno City Planning Commission conducted a noticed public hearing on May 17, 2006, to review the proposed subdivision, considered the staff report and corrections thereto, and invited testimony with respect to the proposed subdivision; and WHEREAS, during the May17, 2006 hearing, no one appeared to appeal or comment upon the proposed projects; and WHEREAS, representatives for the applicants affirmed that they are in agreement with the information contained in the staff report,the proposed conditions of approval for the tract map, and the proposed mitigation measures identified in Environmental Assessment No. R-05-070/T-5598, with clarification on the type of fence or wall to be located between tract lots and abutting rural residential parcels 0.5 to 2.0 acres in size; and WHEREAS, the Fresno City Planning Commission has reviewed Environmental Assessment No. R-05-070/T-5598 and is satisfied that the recommended mitigation measures will adequately reduce or alleviate potential adverse impacts either generated from the project, or impacting the project from off-site sources, in conjunction with Urban Growth Management and development impact fee programs which will apply to subsequent development of the subject property; and, Planning Commission Resolution No. 12488 Vesting Tentative Tract Map No. T-5598/UGM May 17, 2006 Page 2 WHEREAS, during the May 17, 2006 hearing, the Planning Commission reviewed the subject vesting tentative tract map application and its associated rezone applications in accordance with the policies of the 2025 Fresno General Plan, the West Area Community Plan, the Fresno Municipal Code, and recommendations of the Planning and Development Department and other City departments and public agencies; and WHEREAS, during the May 17,'2006 hearing, the Planning Commission adopted a resolution recommending that the Fresno City Council approve Rezone Application No. R-05-070 to assign R-1/UGM, Single Family Residential/Urban Growth Management Area zoning to the subject property. NOW, THEREFORE, BE IT RESOLVED that the Fresno City Planning Commission hereby finds and determines that there is no substantial evidence in the record to indicate that Vesting Tentative Tract Map No. 5598/UGM may have a significant effect on the environment, as identified by the Finding of Conformity to the 2025 Fresno General Plan Master Environmental Impact Report(MEIR No. 10130) dated April 13, 2006, prepared for Environmental Assessment No. R-05-070/T-5598. BE IT FURTHER RESOLVED that the Fresno City Planning Commission finds that approval of the tentative tract map pursuant to Section 12-403-B.2.b(1)of the Fresno Municipal Code is consistent with the adopted 2025 Fresno General Plan and the West Area Community Plan and the findings required pursuant to Section 66410 et. seq. of the Government Code. BE IT FURTHER RESOLVED that the R-1/UGM zoning requested by Rezone Application No. R-05-070 is required to be approved by the Council of the City of Fresno, as recommended by the Planning Commission, and that the property shall be annexed to the City of Fresno and the R-1/UGM zoning shall be in effect prior to the issuance of permits for development of this tract, pursuant to the conditions of approval including the requirement that the applicant pay any fire district transition fees. BE IT FURTHER RESOLVED that the Fresno City Planning Commission hereby approves Vesting Tentative Tract Map No. 5598/UGM subject to the Planning and Development Department Conditions of Approval, dated May 17, 2006, including Exhibit A, revised tentative tract map dated May 15, 2006, and subject to City Council approval of the R-1/UGM (Single Family Residential/Urban Growth Management Area) requested for the subject property and subsequent annexation of the subject property to the City of Fresno and its detachment from the Kings River Conservation District and North Central Fire Protection District. The foregoing Resolution was adopted by the Fresno City Planning Commission upon a motion by Commissioner Vang, seconded by Commissioner Cherry. VOTING: Ayes - Vang, Cherry, Torossian, Kissler Noes - None, Not Voting - None Absent - DiBuduo, Holt, Vasquez Planning Commission Resolution No. 12488 Vesting Tentative Tract Map No.T-5598/UGM May 17, 2006 Page 3 DATED: May 17, 2006 NICtP. VINO, Secretary Frening Commission Resolution No. 12488 Vesting Tentative Tract Map No.T-5598/UGM Filed by Quad Knopf, Inc. and owner/subdivider Ennis Land Development L.L.C. APN 312-086-16 Action: Approve with conditions Recording Requested by. . City Clerk, Fresno, Califomia No Fee--Govt. Code §6103 Return to City Clerk, Fresno Space above this line reserved for Fresno County Recorder's office ORDINANCE OF THE COUNCIL OF THE CITY OF FRESNO PROPOSED AND INITIATED BY MOVED BY SECONDED BY BILL NO. ORDINANCE NO. AN ORDINANCE OF THE CITY OF FRESNO, CALIFORNIA, AMENDING THE OFFICIAL ZONE MAP OF THE CITY OF FRESNO HERETOFORE ADOPTED BY ARTICLES 1 TO 4.5 INCLUSIVE, CHAPTER 12, OF THE FRESNO MUNICIPAL CODE, BEING THE ZONING ORDINANCE OF THE CITY OF .FRESNO WHEREAS, Rezone Application No. R-05-070 has been filed with the City of Fresno by Quad Knopf, Inc. and Ennis Land Development, L.L.C., on behalf of the property owner listed below, to rezone property as described hereinbelow in Section 3 of this Ordinance; and Property owner: Ennis Land Development, L.L.C. WHEREAS, the West Area Community Plan Citizens Advisory Committee considered Rezone Application No. R-05-086 and related Vesting Tentative Tract Map No. 5586UGM at its meeting of January 30, 2006, with the result being a recommendation to approve the rezone and its associated Vesting Tentative Tract Map No. 5598/UGM; and, WHEREAS, pursuant to the provisions of Article 4, Chapter 12, of the Fresno Municipal Code, the Planning Commission of the City of Fresno held a public hearing on the 17th day of Ordinance Amending Official Zone Map Rezone Application No. R-05-070 Page 2 May 2006 to consider Rezone Application No. R-05-070, its related vesting tentative tract map, and Environmental Assessment No. R-05-070/T-5598 prepared for these projects. During this hearing, the Commission recommended to the Council of the City of Fresno approval of the subject rezone application which proposes to amend the City's Zoning Ordinance on real property described hereinbelow from the RR (Rural Residential, Fresno County) zone district to the City's R-1/UGM (Single Family ResidentiaUUrban Growth Management Area) zone district; and, WHEREAS, the Council of the City of Fresno, on the 20th day of June 2006, received the recommendation of the Planning Commission. NOW, THEREFORE, THE COUNCIL OF THE CITY OF FRESNO DOES ORDAIN AS FOLLOWS: SECTION 1. Based upon the testimony and information presented at the hearing and upon review and consideration of the environmental documentation provided, the adoption of the proposed rezoning is in the best interest of the City of Fresno. The Council finds, in accordance with its own independent judgment, that there is no substantial evidence in the record that the rezoning may have a significant adverse effect on the environment as identified by the Finding of Conformity to the 2025 Fresno General Master Environmental Impact Report (MEIR No. 10130) dated March 30, 2006, prepared for Environmental Assessment No. R-05-070/T-5598. Accordingly, the Finding of Conformity for Environmental Assessment No. R-05-070/T-5598 is hereby approved. SECTION 2. The Council finds, pursuant to Section 12-403-B.2 of the Fresno Municipal Code, that the requested R-1/UGM zone district is consistent with the medium density residential planned land use designation pertaining to this property as specified by the 2025 Fresno General Plan and West Area Community Plan. Ordinance Amending Official Zone Map Rezone Application No. R-05-070 Page 3 SECTION 3. The Council ordains that the zone district of the real property described hereinbelow, located in the County of Fresno but within the Sphere of Influence of the City of Fresno, is reclassified from the Fresno County RR (Rural Residential) zone district to the R-1/UGM (Single Family Residential/Urban Growth Management Area) zone district: REAL PROPERTY IN THE UNINCORPORATED AREA OF THE COUNTY OF FRESNO, STATE OF CALIFORNIA, DESCRIBED AS FOLLOWS: LOTS 1, 2, 7, 8, 9, 10, 15 AND 16 OF SUNNYMEAD ACRES, IN THE UNINCORPORATED AREA OF THE COUNTY OF FRESNO, STATE OF CALIFORNIA, AS PER MAP RECORDED ,LUNE 3, 1914 IN BOOK 7, PAGE 39 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, TOGETHER WITH THOSE PORTIONS OF WELDON (FORMERLY VINE) AVENUE, SUNNYMEAD AVENUE, AND PORTE (FORMERLY CANAL) AVENUE AS ABANDONED BY THE BOARD OF SUPERVISORS ON MARCH 19, 1957 AND RECORDED MARCH 22, 1957 IN BOOK 3902, PAGE 259 OF OFFICIAL RECORDS, INSTRUMENT NO. 21312. APN: 312-082-16 SECTION 4. This ordinance shall become effective and in full force and effect at 12:01 a.m. on the thirty-first day after its passage and upon annexation of the subject property to the City of Fresno upon satisfaction of conditions of annexation including payment of required fire district transitional fees. CLERK'S CERTIFICATION STATE OF CALIFORNIA ) COUNTY OF FRESNO ) CITY OF FRESNO ) I, REBECCA E. KLISCH, City Clerk of the City of Fresno, certify that the foregoing Ordinance was adopted by the Council of the City of Fresno, California, at a regular meeting held on the day of , 2006, by the following vote: AYES: NOES: ABSENT: ABSTAIN: REBECCA E. KLISCH City Clerk By: APPROVED AS TO FORM: JAMES C. SANCHEZ City Attorney By L� Deputy Rezone Application No. R-05-086 Filed by Quad Knopf, Inc. and Ennis Land Development, LLC Assessor's Parcel No. 312-082-16 r i - � - -- `. ' s ga7aa- gu-� May 9, 2006 Attn.: Sandra Brock Planning and Development Department Planning Division W 2600 Fresno Street Fresno, California 93721-3604 Vesting Tentative Map of Tract No. 55981UGM Rezone Application No. R-05-070 4260 W. McKinley I wish to comment on the above referenced proposed residential development The Vesting Tentative Tract Map under "Notes:" states that "To the best of our knowledge, there are no dump sites, open ditches, sewer wells, cesspools or canals on this property." This property is in fact bordered on three sides by open irrigation ditches. The irrigation line runs underground south from the main head gate on Clinton Ave. to the northeast corner of the subject property. Here the line splits into two open ditch branches, one flowing west along the north property line and then south along the west property line. The other branch flows south the entire length of the east property line, passing under McKinley and continuing south. There is an Easement for the purposes of"irrigating canals and branches" affecting portions of the property recorded in Book "N' at page 312 and Book 34 at page 456 of Covenants. I have no objections to the proposed residential development, but am concerned that our irrigation rights are provided for. Thank you, Mary A. Drewyor 2089 N. Sonora Ln. Fresno, CA 93722 Ph: (559) 275-9118 City of Seca-%- WEST AREA COMMUNITY PLAN ADVISORY COMMITTEE PROJECT REVIEW - January 30, 2006 Project Record PROJECT INFORMATION Vesting Tentative Tract Map Application No. 5598/UGM and Rezone Application No. R-05-70 - Vesting Tentative Tract Map No. 5598/UGM and Rezoning Application No. R-05-70, a 80-lot single- family residential subdivision, rezoning from the AE-20 to the R-1/UGM zoned district, on 20 acres located on the north side of West McKinley Avenue between North Brawley and North Blythe Avenues. COMMITTEE RECOMMENDATION ❑ APPROVE XAPPROVE WITH CONDITIONS ❑ DENY ❑ NO ACTION BERGTHOLD BARRETT COX GINDER REISZ LANG MEINDERSEE DOWLWG Approve 100 Deny Abstain Absent COMMITTEE CONDITIONS/ COMMENTS ... ' r-f3aca i ,cc�c.ar.A,[xN � l J W— � . z . '1P�� 1 3 G►vti✓ l",l rt k ,A-f 0 tJ& U LA-0 cr' Staff Uaisori ( Date: / 30 O.0 K:\Master Files-Plan Committees\West Area CommitteeTmiect Review 1-30-06.doc CITY OF FRESNO PLANNING AND DEVELOPMENT DEPARTMENT CONDITIONS OF APPROVAL AS AMENDED AT THE MARCH 29, 2006 PLANNING COMMISSION HEARING FOR VESTING TENTATIVE TRACT MAP NO. 5598/UGM Located on the north side of West McKinley Avenue between North Brawley and North Blythe Avenues PROJECT DATA 1. Assessor's Parcel No. 312-082-16 (19.53± acres, per Assessor's Office records) 2. Current Address: 4260 W. McKinley Avenue 3. Plan Designation: Medium density residential (West Area Community Plan) 5. Existing Zoning: RR, Rural Residential (Fresno County zoning) 6. Proposed Zoning: R-1/UGM, Single Family Residential District, Urban Growth Management Area (per pending Rezone Application No. R-05-070) 7. Tract Map verified/ accepted for December 27, 2005 processing on: 8. Application deemed complete with filing of April 13, 2006 (Finding of Conformity) environmental finding: 9. Project Description: Vesting Tentative Tract Map No. 5598/UGM relates to a planned unit subdivision project consisting of 80 single-family residential lots with, potentially, one Outlot for water well utility purposes. This tract map application was filed concurrently with Rezone Application No. R-05-070. NOTICE TO PROJECT APPLICANT All tentative maps are subject to the applicable provisions of the State Subdivision Map Act, Fresno Municipal Code, City policies, and City of Fresno Standard Specifications (most current edition in place at the time an application is made for Final Tract approval). The following specific conditions are applicable to this vesting tentative map. The Urban Growth Management (UGM) Service Delivery Plan requirements are included in the following conditions of approval and are designated by the caption "Urban Growth Management Requirements." TRACT MAP CONDITIONS OF APPROVAL Vesting Tentative Tract Map 5598/UGM May 17, 2006 Page 2 This project may be subject to a variety of conditions of approval. These include conditions based on adopted City plans and policies, those incorporated from regulations of other public agencies (e.g., special districts for flood control/drainage and air pollution control), and those determined through plan review and environmental assessment to be essential to mitigate adverse effects on the environment and to preserve the health, safety and welfare of the community. Appeals of these conditions must be lodged prior to, or at, the Planning Commission hearing on this project. All code requirements are mandatory. Fresno Municipal Code (FMC) requirements may only be modified by approval of a variance application, provided the findings pursuant to FMC Section 12-405-A can be made and the Variance is approved by the City of Fresno. The following conditions of approval 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. Approval of this subdivision may voided by the City of Fresno 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 structures, signs and their uses, walls, driveways, pedestrian facilities, 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 upon, and abutting, the subject property 3. Existing and proposed grade differentials between the subject property and adjoining property. Questions relative to dedications, street improvements, off-street parking geometrics, utility connection charges and Urban Growth Management fees may be directed to the Planning and Development Department-Building & Safety Division (Land Division & Engineering Section, ph. 559-621-8077). Please call 559-621-8041 for an appointment with Sandra Brock for final Planning Division sign- off for grading and/or landscape permits requested pursuant to this tract map. Approval of this tract map, may be voided by the City of Fresno in the event that development is not completed in accordance with the Zoning Ordinance, City of Fresno Public Works Standards and Specifications, and all the conditions and requirements imposed upon this project including such conditions as shall exist through a Final Tract Map Subdivision Agreement. TRACT MAP CONDITIONS OF APPROVAL Vesting Tentative Tract Map 5598/UGM May 17, 2006 Page 3 The Planning and Development Department shall not assume responsibility for any deletions or omissions resulting from the tract map 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. GENERAL CONDITIONS 1. Upon conditional approval of Vesting Tentative Tract Map No. 5598/UGM, the subdivider may prepare a Final Map in accordance with the approved tentative map (Exhibit A, dated May 15, 2006, a revised exhibit) and these conditions of approval. The tract map exhibit is subject to street name corrections as provided in the attached Street Name Review chart, dated December 30, 2005, and as may subsequently be directed by Planning and Development Department Project Engineering staff. It is also subject to conversion of some tract lots to an Outlot for water well purposes, pursuant to Conditions Nos. 83 and 84, below. 2. Development and use of this property is subject to compliance with the mitigation measures specified in City of Fresno Environmental Assessment No. R-05-070/T-5598. 3. Vesting Tentative Tract Map No. 5598/UGM is subject to Fresno City Council approval of Rezone Application No. R-05-070 and implementation of the R-1/UGM zone district on the subject property. Issuance of construction permits for this project requires approval of a Final Tract Map by the Fresno City Council. 4. Vesting Tentative Tract Map No. 5598/UGM and Rezone No. R-05-070 are subject to Fresno County Local Agency Formation Commission (LAFCO) approval of annexation of the subject property to the City of Fresno, and its detachment from the North Central Fire Protection District and the Kings River Conservation District. The subdivider/developer must satisfy all applicable conditions of the annexation, including paying all required fees (including Fire District transition fees) and demonstrating compliance with policies of the Fresno County Local Agency Formation Commission and the City of Fresno. 5. Each lot shown on Vesting Tentative Map No. 5598/UGM, Exhibit A, shall be in accordance with the R-1 zone district, Property Development Standards, pursuant to Fresno Municipal Code (FMC) Section 12-211.5. 6. The developer shall 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 (most current edition in place at the time an application is made for Final Tract approval). When preparing corrected exhibits and other required documents, refer to the attached General Conditions of Project Approval, dated November 24, 2004 (attached). 7. 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 TRACT MAP CONDITIONS OF APPROVAL Vesting Tentative Tract Map 5598/UGM May 17, 2006 Page 4 any required walls and indicate the proposed width of required landscape easements or strips. Approval of the grading plan by the City of Fresno is required prior to Final Map approval. Grading plans shall also be submitted to the Fresno County Department of Public Works and Planning for review. 8. Major street right of way shall be shall be shown on the Final Map and shall be dedicated to the City of Fresno. 9. Local street easements, pedestrian and landscape easements along streets, public utilities, and landscape easements, as necessary, shall be shown on the Final Map, and shall be dedicated to the City of Fresno. 10. Relinquish direct vehicular and pedestrian access rights to West McKinley Avenue for all lots within this subdivision. Relinquish direct vehicular access to North Brunswick Avenue for the east side of Lot 1. Relinquish direct vehicular access to North EI Capitan Avenue for the west side of Lot 5. These waivers of access shall be depicted on the Final Map. 11. Conform to West Area Community Plan requirements for single-family development, including provision of interface treatment for developed rural residential lots on the east and west sides of the proposed tract map (refer to relevant adopted West Area Community Plan interface policies, excerpts attached). Per these plan policies and the January 30, 2006 project review recommendation of the West Area Citizens Advisory Committee, provide masonry walls on the east and west boundaries of the subdivision, corner cutoff areas as appropriate at stub streets; behind the required barricades for the "stub" streets, provide an architecturally-designed double-sided wood fence with design to be approved by the Planning and Development Department. 12. If the major street "back-up" treatment (wall and landscaping) and side-on local street landscape and pedestrian easement improvements are to be maintained by the City's Community Facilities District, the landscape easements, and pedestrian easements shall be deeded to the City of Fresno and improvements shall be constructed within these easements. (In the alternative, these elements may be maintained through a homeowner's association.) Refer to Conditions Nos. 95 through 102 below, regarding maintenance requirements for this project. 13. 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, storm drainage, walls, and landscaping, including other technical reports and engineered plans as necessary to construct the required public improvements and work and applicable processing fees. Fresno County Department of Public Works and Planning Review is also necessary for any street improvements affecting unincorporated areas. Engineered construction plans for roads and bridges/box culverts that are wholly or partially located in the unincorporated area 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 by the City, the subdivider shall TRACT MAP CONDITIONS OF APPROVAL Vesting Tentative Tract Map 5598/UGM May 17, 2006 Page 5 provide performance security in an amount established by the City to guarantee completion of plans. 14. The subdivider shall dedicate a ten-foot (10') public utility easement contiguous to all streets within, and abutting, any portion of this tract. The subdivider is responsible to contact the appropriate utility companies for information (refer to the letter from Pacific Gas and Electric Company, dated January5, 2006, attached hereto and incorporated herein by reference). Where locating this public utility easement, and concomitant underground of utilities, along a local interior tract street would interfere with planting of trees and other landscaping for the enhanced pedestrian walkways, alternative easement configurations shall be explored with the utility so that the desirable shaded walkway may be developed in the ten-foot landscape and pedestrian easements. 15. Public utility easements shall be shown on the Final Map, and shall be dedicated to the City of Fresno. Public utility easements beyond the limits of the Final Map, but required as a condition of development, shall be acquired at the subdivider's cost and shall be dedicated by separate instrument at the time of Final Map approval. The relocation of existing utilities necessitated by the required public improvements shall be paid for by the subdivider. 16. Existing private irrigation ditch easements shall be referenced on the Final Map, for purposes of guiding construction of improvements (refer to the letter received from Mary A. Drewyor, dated May 9, 2006, attached for informational purposes). 17. The developer/owner shall pay applicable fees for, but not limited to, plan checks for street improvements and other grading and construction; street trees, street signs, water service, sewer, and inspections in accordance with the City of Fresno Master Fee Schedule (City Resolution Nos. 79-606 and No. 80-420) and any amendments, modifications, or additions thereto; and in accordance with the requirements of State law as related to vesting tentative maps. 18. The subdivider shall furnish to the City acceptable security to guarantee the construction of the off-site street improvements in accordance with all applicable provisions of the Fresno Municipal Code and the State Subdivision Map Act. The subdivider shall provide for completion of the public improvements prior to the approval of the Final Map by the City, pursuant to the City of Fresno Public Works Director's determination as to the timing of public improvements related to any phasing of this subdivision. 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. 19. 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. 20. Proposed easements (including those which may be required beyond the limits of this subdivision), any proposed Declaration of Covenants, Conditions, and Restrictions TRACT MAP CONDITIONS OF APPROVAL Vesting Tentative Tract Map 5598/UGM May 17, 2006 Page 6 (CCBRs), and any proposed instruments for an owner's association, are to be submitted by the subdivider to the Planning and Development Department for review prior to Final Tract Map approval (Ref.: Fresno Municipal Code Section 12-1026 and other provisions as stated in the Development Department Guidelines for preparation of CCBRs dated January 11, 1985). Said documents are to be recorded with the Final Tract Map(s); alternatively, recorded documents or documents for recording shall be submitted by the subdivider to the Planning and Development Department prior to final acceptance of subdivision improvements. Said documents shall include assignment of responsibility to the owner's association for Outlot A and for street, pedestrian easement and landscaping easement maintenance, in the absence of this tract's annexation to a City Community Facilities District (refer to Conditions Nos. 95 through 102, below). INFORMATION 21. The Design Guidelines adopted for the 2025 Fresno General Plan are applicable to the construction of improvements for this tract. 22. Fresno County typically requests that the annexation of the subject property to the City of Fresno include the full right-of-way of the major street abutting the subdivision, in order to avoid creating streets half under the jurisdiction of the County and half under the jurisdiction of the City. The developer shall consult with the Fresno County Public Works and Planning Department prior to preparing the annexation application materials for this project. . 23. Pursuant to Section 66456.1 of the Subdivision Map Act, which states "The right of the subdivider to file multiple Final Maps shall not limit the authority of the local agency to impose reasonable conditions relating to the filing of multiple Final Maps," any multiple final maps filed by the subdivider on this tract shall fully and independently conform to all provisions of Fresno Municipal Code Chapter 12, Article 10, Subdivision of Real Property. 24. Apportionment of Special Assessment: If, as part of this subdivision, a division will be made of any lot or parcel of land upon which there is an unpaid special assessment levied under any State or local law, including a division into condominium interest as defined in Section 783 of the Civil Code, the developer/owner shall file a written application with the City of Fresno Director of Public Works, requesting apportionment of the unpaid portion of the assessment or pay off such assessment in full. If the subdivider elects to apportion the assessment, the application shall contain the following information: a. A full description of each assessed lot, parcel or interest to be divided and of how such lot, parcel or interest will be divided; b. A request that the Engineer apportion the amount remaining unpaid on the assessment in accordance with applicable law; and TRACT MAP CONDITIONS OF APPROVAL Vesting Tentative Tract Map 5598/UGM May 17, 2006 Page 7 c. Written consent of the owner(s) of each such lot, parcel, or interest to the requested apportionment. The application for apportionment 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. 25. All off-site overhead utilities within the limits of this map shall be undergrounded in accordance with Fresno Municipal Code Sections 8-801, 12-1011, and Fresno City Council Resolutions Nos. 78-522 and 88-229. If any above-ground equipment (such as a utility cabinet) is to be installed on utility easements, it shall be depicted on the landscape plan exhibits subject to City of Fresno review, and it shall be screened from public view by the proposed landscaping and it shall not encroach into required corner cutoff areas so as to impair visibility. 26. Prior to the issuance of building permits for the subdivision, school construction fees shall be paid to the Central Unified School District. Please refer to the letter from the District, dated January 23, 2006, for information relating to student generation and school attendance areas, requirements relating to internal sidewalks, safe route to school off-site walking paths, bus transportation, and school developer fees . A copy of this letter is attached hereto and incorporated by reference. 27. The developer shall contact the United States Postal Service, Fresno Office, for the location and type of mailboxes to be installed in this subdivision. 28. The developer/owner shall obtain any and all permits required for the removal or demolition of existing buildings/structures, water wells, and septic disposal facilities located within subdivision boundaries. The developer/owner shall also obtain any and all permits required for the proper abandonment/closure of any existing water well, septic tank/leach field or cesspool, and irrigation pipeline on the subject property. All such permits shall be obtained prior to commencement of tract grading work, in accordance with Chapter 13 of the Fresno Municipal Code, the requirements of the San Joaquin Valley Unified Air Pollution Control District, Fresno County Environmental Health, and the City of Fresno Department of Public Utilities Water Division. 29. Stormwater pollution prevention regulations must be complied with during project grading and construction and shall be complied with as may be required by National Pollutant Discharge Elimination System regulations jointly administered by the California Environmental Protection Agency/Water Quality Control Board, Fresno Metropolitan Flood Control District, and the City of Fresno pursuant to area-wide stormwater discharge permits and inter-agency agreements. TRACT MAP CONDITIONS OF APPROVAL Vesting Tentative Tract Map 5598/UGM May 17, 2006 Page 8 30. The City of Fresno's Historic Preservation Project Manager has reviewed the subject property and has determined that no existing structures on the site are eligible for inclusion on the historic register. Inasmuch as irrigation ditches may be part of the community's vernacular, public health and safety and Fresno Municipal Code Section 13-306-0 require that open canals be enclosed within buried pipeline, provided that canal flow can be accommodated in pipe having a diameter of 42 inches or less. If archaeological and/or animal fossil material is encountered during project surveying, grading, excavating, or construction, work shall stop immediately. If there are suspected human remains, the Fresno County Coroner shall be immediately contacted (business hours: 559-268-0109; after hours the contact phone number is 559-488-3111 for the Fresno County Sheriff's Department). If remains or other archaeological material is possibly Native American in origin, the Native American Heritage Commission (phone number 916-653-4082) shall be immediately contacted, and the California Archaeological Inventory/Southern San Joaquin Valley Information Center (phone number 805-644-2289) shall be contacted to obtain a referral list of recognized archaeologists. An archaeological assessment shall be conducted for the project, the site shall be formally recorded, and recommendations made to the City as to any further site investigation or site avoidance/preservation measures. If animal fossils are uncovered, the Museum of Paleontology at U.C. Berkeley shall be contacted to obtain a referral list of recognized paleontologists. An assessment shall be conducted by a paleontologist; if the paleontologist determines the material to be significant, a recommendation shall be made to the City as to any further site investigation or preservation measures. 31. The subdivider shall comply with San Joaquin Valley Unified Air Pollution Control District (SJVUAPCD) Rules, including Regulation VIII for control of particulate matter and fugitive dust during construction of this project. A Dust Control Plan acceptable to SJVUPACD is required for of this grading. The subdivider and successors in interest shall also conform to the SJVUAPCD Indirect Source Review Rule as it applies to this project. Refer to the attached letter from the SJVUAPCD, dated January 4, 2006, and its referenced information and regulations. 32. Solid waste disposal for the subdivision may be provided by the City of Fresno Department of Public Utilities Solid Waste Division (refer to the attached Solid Waste Division memorandum, dated February 1, 2006). The location and type of solid waste containers for serving parcels in this tract shall be subject to approval of the Solid Waste Manager. In order to facilitate solid waste vehicle travel, curbside parking shall be prohibited at entry streets along any median islands in the local street, and along any traffic circles. Lots with frontage on "stub" streets (dead-end streets) are required to refrain from putting waste for collection on those street frontages, and shall instead place containers and waste at the curb at the nearest "through" street. Curbside parking prohibitions, and requirements to put solid waste containers on through streets for collection are ordinarily enforced through covenants. TRACT MAP CONDITIONS OF APPROVAL Vesting Tentative Tract Map 5598/UGM May 17, 2006 Page 9 LANDSCAPING 33. For street tree and landscape easement requirements, refer to the February 2, 2006 memorandum from Ann Lillie, Senior Engineering Technician, City of Fresno Public Works Department (copy attached hereto and incorporated herein by reference, except for the following: (1) The street tree ratio enhancement as described below in Condition No. 38); (2) The paragraph in this memorandum relating to "OUTLOTS" is applicable to this project for the landscape easements along local streets intended to enhance pedestrian facilities, where tract lots side onto these local streets; and (3) The paragraph relating to "MULTIPURPOSE TRAIL" is not applicable to this project, because no multipurpose trail is required with this project. For non-corner lots, at least two trees are required to be planted in the front yard of each lot, one of which may be the required street tree. Wherever consistent with Public Works Department Street Tree policies, trees shall be planted in designated landscape easements and in other landscaped areas along street frontages of the site in order to optimize shade for enhancing public rights-of-way such as pedestrian easements, sidewalks, and streets. Trees shall be certified as planted to the City standards and specifications by a registered Landscape Architect, with written certification submitted to the City of Fresno Construction Management Division. 34. All landscaping shall be provided with a functioning irrigation system and the planting and irrigation systems shall conform to City of Fresno xeriscape requirements as described in Fresno Municipal Code Section 12-306-N.23 (contact Bobbi Jensen McKee of the City of Fresno Department of Public Utilities Water Division for more information prior to preparing final landscape plans, ph. 559-621-5309). 35. The subdivider shall provide a twenty-foot (20') deep landscape easement, landscaping, and irrigation system for the landscaping, along the east sides (rear yards) of lots which abut West McKinley Avenue, pursuant to West Area Community Plan Policy No. W-3-b. Landscaping is required to be installed in the corner cutoff areas outside the masonry walls where such walls "wrap around" for local street access points. This landscaping shall be installed concurrently with street improvements. 36. The subdivider shall install landscaping as needed in the portion of the median island to be installed in West McKinley Avenue within the limits of this (refer to the memorandum of requirements prepared for this tract by the City of Fresno Department of Public Works Traffic Engineering Manager for the extent of required center section improvement on West McKinley Avenue; this tract is not required to install landscaping or irrigation in portions of this median island that lie beyond tract boundaries). Prior to preparation of exhibits for the Final Map for Tract 5598/UGM, Contact Ann Lillie of the Public Works Department for specific median island landscaping and irrigation requirements to be incorporated within street work plans. 37. The developer shall landscape the local street median islands, and the centers of any traffic circles incorporated into tract street design, commensurate with the need to TRACT MAP CONDITIONS OF APPROVAL Vesting Tentative Tract Map 5598/UGM May 17, 2006 Page 10 provide for safety (particularly line-of-sight visibility for drivers) while enhancing the tract's aesthetic appearance. The developer shall provide landscape irrigation for these local street median islands and traffic circles. 38. The subdivider shall dedicate landscape easements, incorporating pedestrian easements as necessary to accommodate enhanced walkway design, along tract local streets as detailed on Vesting Tentative Tract Map No. 5598/UGM, Exhibit A, dated May 15, 2006. STREET TREE ENHANCEMENT.- In order to provide additional shade for energy conservation and pedestrian enhancement, where this landscape easement is located along the sides of lots, said lots shall be required to install and maintain at least one street tree per 60 feet of street frontage. Planting and irrigation equipment installed in dedicated landscape easements along side yards are eligible for inclusion in a Community Facilities District for maintenance (refer to Conditions Nos. 95 through 102) below. Fencing to enclose rear or side yards of tract lots shall not be permitted to be constructed within these landscape easements, except for the masonry soundwall required along West McKinley Avenue. 39. As noted previously, the developer shall be responsible for landscaping the front yards of tract lots, pursuant to West Area Community Plan policies. Refer to Conditions Nos. 95 through 102, below, for maintenance requirements and options for inclusion of landscaped areas within Community Facilities Districts. 40. Landscape plans shall be prepared by a landscape professional and shall be submitted to the Planning and Development Department and to the Department of Public Works for review and approval prior to approval of the Final Map for Tract 5598/UGM. 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. The landscape plans must be consistent with the grading plan for this property. A standard landscape plan schematic for residential front yards shall be included in the final corrected landscape exhibits. Landscape plans shall provide information on any proposed fences/walls and any on-site decorative fixtures such as boulders, sculptures, statuary, arbors, pergolas, gazebos, shade structures, fountains, ponds/pools, etc. Trees in the landscape strips that are being planted within four feet of sidewalks shall be furnished with root barriers to protect the concrete from damage and root barriers shall be depicted in the landscape exhibits. 41. Street tree plan review fees, median island landscape fees, and street tree planting inspection fees as required by the Department of Public Works shall be paid prior to approval of the Final Tract Map. 42. No structures may be installed or maintained within the above-noted required landscaped setback areas on this tract, except those specified in project conditions and approved through final corrected. EXCEPTIONS: (1) required fences and walls; (2) backflow prevention device(s) required by the City's Department of Public Utilities Water Division may be located within the required TRACT MAP CONDITIONS OF APPROVAL Vesting Tentative Tract Map 5598/UGM May 17, 2006 Page 11 landscape setback, provided it shall be screened by landscaping or such other means as may be feasible and as approved by the Planning and Development Department through review of landscape exhibits; (3) landscape irrigation equipment and decorative landscape features; mailboxes; and required street furniture such as light poles and traffic control signage as may be approved by the Planning and Development Department through review of landscape exhibits; (4) street furniture and recreational equipment used for enhance outlot use for open space or pedestrian amenities (e.g., benches and playground equipment) as may be approved by the Planning and Development Department through review of landscape exhibits; and (5) other exposed utility boxes, transformers, meters, etc., may be located at the back of required landscape setbacks, screened by vegetation, subject to review and approval of detailed special permit exhibits depicting these utility-related features. Public utility equipment shall be located within utility easements which shall be depicted on the final corrected site plan. All utility equipment and appurtenances associated with the site, above- and below-ground, shall be shown on the landscape exhibits. 43. Landscaping must be in place before issuance of certificates of occupancy will be issued for homes (include this note on the final corrected site plan and on the landscape plan.) 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. WALLS AND FENCING 44. A solid masonry wall at least six feet (6) tall, with aesthetic finish on both sides, shall be constructed at the rear of the required landscape easement across the rear and street side yards of Lots 1 through 5, which back onto West McKinley Avenue and Lots 6 and 50, which side onto West McKinley Avenue. This wall shall be extended to a point 100 feet north of the West McKinley Avenue right-of-way along the easterly boundary of Lot 1 and the westerly boundary of Lot 5. 45. A solid masonry wall at least 6' tall with aesthetic finish on both sides shall also be installed along the easterly and westerly boundaries of the subdivision, bordering existing rural residential properties, excepting where "stub" streets are extended to provide for future local street connections. At the terminus of "stub" streets, behind the required traffic barricade, an architecturally-designed double-sided wood fence constructed on metal supports shall be erected, to create a durable barrier and protect the privacy of adjacent rural residents. This masonry wall shall be maintained by the owner of each lot on which it is located (refer to Condition No. 102, below). TRACT MAP CONDITIONS OF APPROVAL Vesting Tentative Tract Map 5598/UGM May 17, 2006 Page 12 46. Except for the masonry walls on private property required for interface of rural residential property under policies of the West Area Community Plan, required walls and fencing shall be maintained by a City Community Facilities District or homeowners association (refer to Conditions Nos. 95 through 102, below). 47. Where landscape easements are depicted along local streets Exhibit A, dated May 15, 2006, any side or rear yard fencing for tract lots shall be installed behind (outside of) these easements and shall not be eligible for maintenance by a Community Facilities District. Masonry walls on private property required for interface of rural residential property under policies of the West Area Community Plan shall not be eligible for maintenance by a Community Facilities District. 48. In accordance with FMC Section 12-306-H-3.d., corner cut-offs are established to provide an unobstructed view for vehicular and pedestrian traffic approaching an intersection. They are a triangular area formed by the property lines and a diagonal line adjoining points on the property lines, measured a specific distance from the point of their intersection. At the intersections of streets, this distance is 30 feet. Required walls, and any fences, on this tract shall incorporate corner cut-off provisions for safe visibility at the intersections of streets, and where tract lots may front on "stub" streets extended to the east and west borders of the subdivision. Tract lot fencing shall also provide corner cut-off areas at the intersections of local interior streets. 49. Final Map exhibits shall depict wall locations and appearances. Engineered plans for walls required under Conditions Nos. 44 and 45 above, shall be submitted to the City of Fresno Department of Public Works and Planning and Development Department for review and approval. BUILDING SETBACKS 50. Building setbacks shall be in accordance with the R-1 (Single Family Residential) zone district, per Fresno Municipal Code (FMC) Section 12-211.5-E. Front yard setbacks shall be varied to the extent possible within building envelopes. 51. There shall be side yard at least six feet in width on the garage side of all residential lots in the tract. Alternatively, the garage side yard may be less than six feet in width, provided the side yard gate has a clear opening at least four feet in width. Installation of paving on this extent of side yards will require special drainage provisions such as a drainpipe from the rear yard to the front of the paved side yard area. These paving and drainage features shall be detailed on tract grading plans. PARK SERVICE 52. This subdivision map was accepted for processing on December 27, 2005; therefore, City-wide Park Facility fees and Quimby Act open space fees will apply to this project (Urban Growth Management Area Park fees have been superseded by these City-wide TRACT MAP CONDITIONS OF APPROVAL Vesting Tentative Tract Map 5598/UGM May 17, 2006 Page 13 fees). Appropriate park facilities fee shall be paid, and/or lands shall be dedicated for park and recreation purposes pursuant to Ordinance Nos. 2005-112 and 2005-113 adopted by the Fresno City Council on September 27, 2005. Refer to Condition No. 103, below, for the amounts of these fees. FIRE SERVICE 53. Part of this proposed tract is located within three (3) miles running distance to temporary and Fire Station No. 16. The attached Fresno Fire Department Memorandum, dated December 28, 2005, outlines the fire protection requirements for this subdivision and is incorporated herein by reference. Final tract map plans shall be submitted to the Fire Prevention Bureau for review. 54. Two points of street access shall be provided for any phase of the subdivision, including during the tract's construction phase. 55. This subdivision map was accepted for processing on December 27, 2005; therefore, the City-wide Fire Facility fee will apply to this project (Urban Growth Management Area Fire Station fees have been superseded by these City-wide fees). Refer to Condition No. 103, below, for the amount of this fee. 56. City of Fresno ordinances requiring fire sprinkler installation in all homes are currently being updated. If the only fire sprinkler(s) to be installed in the home is/are located in the kitchen, the standard one-inch (1") domestic water supply service line would suffice. For sprinklering of the entire home (either pursuant to running distance issues or to a new ordinance), a minimum one and one-half (1'/2") inch diameter water service line will be needed. STREETS AND RIGHTS-OF-WAY 57. The subdivider/developer shall comply with the requirements outlined in the Public Works Department Engineering Division Traffic Engineering Section revised memorandum to the Planning and Development Department dated May 16, 2006, attached hereto and incorporated herein by reference, with the following exception outlined in Condition No. 58,following. 58. Dimensioned design diagrams for these traffic calming features shall be submitted to the City of Fresno Public Works Department, Engineering Division and Traffic Management Section for review and approval prior to preparation of Final Map exhibits. 59. Access to major and local streets shall be relinquished as described above in Condition No. 10, above. 60. All of the required street improvements shall be constructed and/or installed in accordance with the City of Fresno Standard Specifications (most current edition in place at the time an application is made for Final Tract approval). The first order of work TRACT MAP CONDITIONS OF APPROVAL Vesting Tentative Tract Map 5598/UGM May 17, 2006 Page 14 shall include a minimum of two points of access to the major streets for any phase of this development. The Director of Public Works shall determine the timing of public facility completion in relation to phasing or final acceptance of tract lots. 61. The subdivider shall furnish to the city acceptable security to guarantee the construction of the off-site street improvements in accordance with all applicable provisions of the Fresno Municipal Code and the State Subdivision Map Act. 62. Where enhanced landscape setbacks are provided along the interior local streets per Condition No. 38, above, pedestrian access easements shall also be provided. Meandering sidewalks or other enhancements may be included; submit detailed plans and cross-sections to the Public Works Department Engineering Division and Traffic Engineering Section. Identify all pedestrian easements along local streets on the Final Map. 63. 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 and pedestrian pathways at all corners within the limits of the tract (identify corner cut dedications on all interior streets), and shall be depicted on Final Map exhibits. Where street furniture is located within the sidewalk area (fire hydrants, streetlights, etc.), a minimum of 48 inches of unobstructed path shall be maintained to satisfy the American Disabilities Act requirements. If necessary, dedicate a pedestrian easement to accommodate for the four-foot (4') minimum unobstructed path requirement. 64. Any temporary dead-end streets created during construction of this subdivision or "stub" streets for future local street connections shall be properly barricaded in accordance with City standards within seven (7) days from the time the streets are surfaced or as directed by the Engineer. Temporary dead end street shall conform to Department of Public Utilities Solid Waste Division requirements (contact Chris Wiebert of the Department of Public Utilities Solid Waste Division, ph. 559-621-8628, for more information). 65. All required signing and striping shall be designed and installed (or paid for) by the developer. The signing and striping plans shall be done per the current Caltrans standards and shall be submitted along with the street construction plans for this tentative map to the Public Works Department. 66. Parking shall be prohibited along the local street frontage where local street median islands or traffic circles are installed. The subdivider shall install "No PARKING" signage and any curb painting required by the Public Works Department. 67. Refer to Conditions Nos. 95 through 101, below, regarding maintenance requirements for street- and pedestrian-related facilities. TRACT MAP CONDITIONS OF APPROVAL Vesting Tentative Tract Map 5598/UGM May 17, 2006 Page 15 MAJOR STREET REQUIREMENTS: WEST MCKINLEY AVENUE 68. Refer to frontage construction requirements for West McKinley Avenue as set forth in the previously-referenced City of Fresno Public Works Department revised memorandum dated May 16, 2006. Sidewalk on West McKinley Avenue shall be at least six feet (6') in width, and any pedestrian easements required for sidewalks shall be dedicated to the City of Fresno and depicted on Final Map exhibits. Construct the underground lighting system to Public Works Standard E-7 for Arterial Streets. 69. A full median island break shall be provided in West McKinley Avenue to allow left turns in and out of North Brunswick Avenue, with the specified eastbound left turn pocket 150 feet in length with a 120-foot bay taper. 70. The intersection of West McKinley and North El Capitan Avenues shall be limited to right-in and right-out turns. There shall be no median island break in West McKinley Avenue at North EI Capitan Avenue. LOCAL(INTERIOR)STREET REQUIREMENTS 71. Refer to construction requirements for tract local interior streets as set forth in the previously-referenced City of Fresno Public Works Department revised memorandum dated May 16, 2006. 72. Minimum right-of-way width for tract entry streets shall be at their intersection with West McKinley Avenue shall be reviewed and approved by the Public Works Department prior to preparation of Final Map exhibit, to provide sufficient width to construct local street median islands at tract entrances. 73. Construct an underground street lighting system to Public Works Standards E-2 and E-9 for local streets within the limits of this tract. URBAN GROWTH MANAGEMENT(UGM) REQUIREMENTS: 74. This project is in UGM Major Street Zone E-4 and Major Street Bridge Area E-4. It is responsible for applicable UGM fees and UGM construction requirements. The UGM street improvement requirements for West McKinley Avenue westward through the Blythe Avenue intersection and up to the limits of previously-constructed Tract 4974/UGM, for Major Street Bridge No. 15 at Blythe Avenue and the Houghton Canal (FID Canal No. 78), and for traffic signal installation at the North Blythe and West Clinton Avenue intersections are set forth on pages 2 and 3 of the previously-referenced City of Fresno Public Works Department revised memorandum dated May 16, 2006. 75. To protect public health and safety by providing safe pedestrian routes to school, install the walking paths indicated in the previously-referenced letter from Central Unified School District, dated January 23, 2006 (copy attached). These paths shall be temporary asphalt at least six feet wide, separated from the nearest travel lane by at least eight feet. One walking path shall extend from the southeastern corner of Vesting Tentative Tract Map No. 5598 eastward along McKinley Avenue to the point where the TRACT MAP CONDITIONS OF APPROVAL Vesting Tentative Tract Map 5598/UGM May 17, 2006 Page 16 sidewalk would begin for Vesting Tentative Tract No. 5587. The other walking path shall extend from the southwestern corner of Vesting Tentative Tract Map No. 5598 westward along McKinley Avenue to the intersection of West McKinley and North Blythe Avenues. SPECIFIC MITIGATION REQUIREMENTS 76. This tract will generate approximately 60 A.M./81 P.M. peak hour vehicle trips; therefore, no Traffic Impact Study (TIS) is required by the City of Fresno's certified Master Environmental Impact Report mitigation measures. 77. Comply with all mitigation measures as set forth by the Public Works Department on page two of the previously-referenced revised memorandum dated May 16, 2006. TRAFFIC SIGNALIZATION REQUIREMENTS 78. This project shall pay its Traffic Signal Mitigation Impact Fee (TSMI Fee) at the time of building permit based on the trip generation rate(s) as set forth in the latest edition of the ITE Generation Manual. The fee amount is currently $414.69 per single family unit (refer to Condition No. 103, below). STATE FACILITY TRANSPORTATION REQUIREMENTS 79. If, prior to approval of a Final Map for this vesting tentative tract map, the ongoing multi- agency Freeway Deficiency Study is approved by the Council of Fresno County Governments and the City of Fresno, and if an agreement regarding state facility impact fees is signed by the City of Fresno and other affected jurisdictions to remedy these deficiencies, this project shall pay its proportionate share of mitigation for its impacts to the McKinley Avenue, Olive Avenue, and Belmont Avenue interchanges of Freeway 99. Should the developer elect to pay the $1,500 in fees requested by Caltrans per their letter dated January 20, 2006 (copy attached for informational purposes but not hereby made a condition of this development), this $1,500 shall offset, or reduce, any fees due pursuant to an approved Freeway Deficiency Study and state facility impact fee program. SANITARY SEWER SERVICE 80. This tract is in the Cornelia Sewer Trunk service area. The subdivider and his successors in interest shall comply with the requirements set forth in the Department of Public Utilities Planning and Engineering Division memorandum dated January 17, 2006, attached hereto and incorporated by reference. The memorandum includes information relating to required construction of sewer mains and installation of house branches, abandonment of on-site waste disposal systems, and fees. 81. Sewer mains shall be installed before street improvements and paving. It is required that this tract install a sewer main in West McKinley Avenue from North Cecelia Avenue (the easterly entry street for Tract 4974) eastward across the frontage of Vesting Tentative Tract Map No. 5598. TRACT MAP CONDITIONS OF APPROVAL Vesting Tentative Tract Map 5598/UGM May 17, 2006 Page 17 UGM SEWER SERVICE REQUIREMENTS: 82 This project is subject to UGM requirements for extending sewer mains (refer to the previously-cited Department of Public Utilities memorandum dated January 17, 2006 for details). It is in an Oversize Sewer Reimbursement Area and is responsible for any related fees. Refer to Condition No. 103, below, regarding required sewer fees. WATER SERVICE 83. In order to provide water service to the tract, the subdivider and his successors in interest shall comply with the requirements set forth in the Department of Public Utilities Water Division memoranda dated January 3 and 17, 2006, attached hereto and incorporated herein by reference. The memoranda include information relating to required water supply requirements for the subdivision, water well production criteria, construction of water mains, installation of individual services for homes, and proper abandonment of any existing on-site domestic and agricultural water wells. 84. This tract is required to provide for construction of a water supply well meeting City of Fresno standards, with at least 12,000 sq. ft. water well site dedicated to the City of Fresno. If the well is constructed by this developer, it is reimbursable under the UGM ordinances and fee structure (see following section relating to UGM requirements). The required water well site may be a tract outlot, or may be located outside of subdivision boundaries, with its location to be determined at the discretion of the City of Fresno Water Division Manager. In addition to the requirements for well production capacity referenced in the Water Division's January 3, 2006 memorandum, there are standards for water quality and for water well/pump station site access. The optimal location for a water well/ pump station site is on a major street with sufficient access for large trucks to have site ingress and egress for purposes of delivering materials and changing out granular activated carbon water filtration media. The water well/pump station site also requires a solid masonry wall surround and some landscape buffer, in order to mitigate potential noise and aesthetic effects of pumping and treating groundwater. Therefore, any well site proposed on the subject tract site should be chosen with street access, corner visibility, and noise mitigation factors in mind. 85. Water mains shall be installed before street improvements and paving. Whereas UGM major street improvements require a westerly extension of McKinley Avenue improvements to a point approximately 1/8 mile west of North Blythe Avenue, this tract's water Transmission Grid Main extension requirements also extend easterly to the intersection of West McKinley Avenue and North Brawley Avenue and will require construction on that segment of the arterial street as well. UGM WATER SERVICE REQUIREMENTS: 86. This project is subject to UGM requirements for water utility service (refer to previously- cited Department of Public Utilities memoranda, dated January 3 and 17, 2006, for details). This project is in UGM Water Supply Fee Service Area 301 s, Well Head TRACT MAP CONDITIONS OF APPROVAL Vesting Tentative Tract Map 5598/UGM May 17, 2006 Page 18 Treatment Fee Service Area 301, Recharge Fee Service Area 301, and 1994 Bond Debt Service Area 301. Refer to Condition No. 103, below, regarding required water fees. UGM REQUIREMENTS (GENERAL) AND RIGHT-OF-WAY ACQUISITION 87. The developer of property located within the UGM boundaries shall comply with all sewer, water and street improvement requirements and pay all applicable UGM fees imposed under the Urban Growth Management process (with appropriate credit given for the installation of required UGM improvements) in accordance with the requirements of State Law as related to vesting tentative tract maps. 88. The developer will be responsible for the relocation or reconstruction of any existing improvements or facilities necessary to construct any of the required UGM improvements. Easement acquisition may be necessary for installation and relocation of off-site facilities such as sewer and water mains, irrigation pipelines, and drainage facilities. Rights-of-way acquisition shall include any rights-of-way necessary for proper drainage, signing, pole relocation, traffic signal installation, and shoulder grading (in general, this will require right-of-way to be provided approximately 10 feet outside the travel lane). Exact requirements must be determined at the project design stage based on the existing conditions and detailed design information. 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. 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. Right-of-way and easement acquisition in the unincorporated area that requires the eminent domain process must be approved by the Fresno County Board of Supervisors. 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. The subdivider shall submit adequate security in the form of a cash deposit to guarantee payment of all costs associated with the acquisition, including staff time, attorney's fees, appraisal fees, court costs, and all related expenditures and costs necessary to effect the acquisition of such easements or rights-of-way. FLOOD CONTROL AND DRAINAGE 89. The subdivider shall be required to pay any applicable storm drainage fees to Fresno Metropolitan Flood Control District (FMFCD) to comply with Fresno Municipal Code Chapter 13, Article 13 (please note that the amount of these fees has change, pursuant to a fee schedule update). These fees may be modified and offset in whole or in part through a drainage agreement executed between the developer and FMFCD. Prior to TRACT MAP CONDITIONS OF APPROVAL Vesting Tentative Tract Map 5598/UGM May 17, 2006 Page 19 Final Tract Map approval, provide a copy of a letter reflecting the current fee amount, or a copy of the fully executed drainage agreement. 90. FMFCD's January 11, 2006 Notice of Requirements for Tract No. 5598 (attached hereto and incorporated by reference) list the construction and easement requirements and fee obligations of the subdivider/developer. Any proposed amendments to the drainage requirements set forth in FMFCD's Notice of Requirements shall be reviewed and approved by FMFCD and the City of Fresno when detailed grading and drainage plans are prepared for this tract. The subdivider shall be required to comply with the specific requirements imposed by 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. The Notice requires that storm drains be installed as depicted in its Exhibit No. 1 and a major storm "breakover" drainage route shall be provided as described in the Notice's Exhibit No. 2. 91. The FMFCD Notice of Requirements states that permanent drainage service is not available; therefore at least one temporary ponding basin is required. Any temporary basin constructed for or used by this subdivision requires approval of FMFCD and the City of Fresno, and may only be implemented through a covenant between the City and the Developer prior to final map approval. Temporary basins shall be fenced within seven days of the time a basin becomes operational, and fencing shall conform to City of By reference, the updated City of Fresno Public Works Standards Nos. P-62 and P-45, detailing construction, access, maintenance, and fencing requirements for temporary on- site ponding basins, are incorporated herein. Maintenance, mosquito abatement, and inspection personnel shall be provided access rights and a means of entry for inspection and mosquito abatement activities for all on-site basins. Attached hereto and incorporated herein is a copy of the City of Fresno's Guidelines for Ponding Basin/Pond Construction and Management, dated October 29, 2004. Also attached is a map of the two mosquito and vector control districts serving the Fresno Metropolitan Area with contact information. FRESNO IRRIGATION DISTRICT AND PRIVATE IRRIGATION FACILITIES 92. The Fresno Irrigation District (FID) has informed the City of Fresno that it has no District facilities on the subject property; however, a private irrigation line (Tracy South Branch No. 44 Pipeline) extends along the subdivision's northerly and westerly boundaries (refer to the FID letter dated January 3, 2006. As required above in Condition No. 16, this irrigation facility easement and pipeline shall be noted on the Final Maps prepared pursuant to Vesting Tentative Tract Map No. 5598/UGM. Any portion of this irrigation line that is above-ground needs to be piped in accordance with provisions of Fresno Municipal Code Section 12-306-0. The subdivider/developer shall contact customers receiving water deliveries via this ditch before working on this irrigation facility, and shall avoid interrupting water deliveries during the warm month growing season as much as possible. (A list of customers receiving water service from this private facility may be obtained from FID). TRACT MAP CONDITIONS OF APPROVAL Vesting Tentative Tract Map 5598/UGM May 17, 2006 Page 20 93. The Department of Public Works does not allow irrigation facilities to be located in street rights-of-way; therefore, construction of local street improvements may necessitate relocation of part of this irrigation line. Any portions of the pipeline which unavoidably must cross local streets shall be improved with rubber-gasketed pipe to the standards set by the City of Fresno Department of Public Works Engineering Division (contact Louise Gilio Monroe, ph 559-621-8678). 94. FID is required to review and approve the required engineered plans for constructing a bridge/box culvert on Blythe Avenue at the Houghton Canal (FID Canal No. 78) crossing between West Olive and West Belmont Avenues, because Houghton Canal is a major irrigation facility owned and operated by FID. MAINTENANCE OF PUBLIC AND COMMON AREA TRACT IMPROVEMENTS 95. As noted in the memorandum from the Public Works Department, dated May 12, 2006, attached hereto and incorporated herein by reference, the Developer/Subdivider and successors in interest shall be responsible for ongoing maintenance of the following items: a. Landscaping, trees, and landscape irrigation systems trees in this project's required major street landscape setbacks, park strips, median islands, and the centers of traffic circles, and landscape easements along tract local streets that are located on the side yards of tract lots. Landscaping 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 Public Works Department. Landscape irrigation systems shall be promptly repaired/replaced when they cease operating properly; a. On-site temporary ponding basins, which shall be maintained free of weeds and debris and other conditions which harbor vectors; b. All interior local street pavement, curbs, gutters, sidewalks, medians, traffic circles, required signage, and open space and pedestrian easement amenities such as street furniture as may be approved by the Public Works Department within the boundary of the tentative map; and c. Curbs, gutters, sidewalks, signage, street furniture and medians on West McKinley Avenue right-of-way as approved by the Public Works Department within the boundary of the tentative map; d. Required masonry walls constructed within the landscape setback along West McKinley Avenue (but not those constructed on the easterly and westerly boundaries of the tract); and e. Local street lights (including operating costs) as approved by the Public Works Department within the boundary of the tentative map. Hereinafter, the above listed items shall be collectively referred to as "above listed maintenance responsibilities," and shall be maintained by a Community Facilities District (CFD) or a homeowner's association. TRACT MAP CONDITIONS OF APPROVAL Vesting Tentative Tract Map 5598/UGM May 17, 2006 Page 21 96. The Subdivider and successors in interest (hereinafter referred to as "Subdivider") may elect, and the Fresno City Council may decide, to have the above listed maintenance responsibilities become the responsibility of a Community Facilities District (CFD). If the Subdivider elects to petition the Council to include the above listed maintenance responsibilities in a CFD, the selection of which CFD (including the creation of a new CFD) shall be the responsibility of the Public Works Director or his/her designee. Please refer to the above-cited memorandum of requirements from the City of Fresno Public Works Department, dated May 12, 2006. 97. Proceedings to place the Final Map into a CFD may not commence until the territory has been annexed into the City of Fresno. 98. Construction plans for all features to be maintained by a CFD for a final map shall be included with the application for Final Map and submitted to the Planning and Development Department and Public Works Department for processing. Landscaping plans shall include any trees within public easements, street trees in the interior of the tract and details of all landscaping in any area to be placed in a CFD. 99. If the developer/subdivider elects to petition for annexation into the City's Community Facilities District for maintenance of the above-listed tract facilities and improvements, the City of Fresno Department of Public Works shall be provided by the developer 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. 100. If the Subdivider does not elect or the Council does not decide to have the above listed maintenance responsibilities become the responsibility of a CFD, the Subdivider shall establish a Homeowners Association to perform the above listed maintenance responsibilities pursuant to a formal agreement with the City. The agreement with the City described herein, shall among other things, specify level of effort and frequency, insurance requirements, traffic control, and inspection and be subject to approval by the Director of Public Works and the City Attorney's Office. Also refer to Conditions Nos. 12 and 20, above, for requirements related to homeowners associations and covenant preparation. 101. Notwithstanding Condition No. 95.b., above, as an alternative to the Subdivider being responsible for the maintenance of local: streets, curbs, gutters and sidewalks (and these improvements only), the Subdivider shall utilize the alternative design criteria for the construction of internal streets within the development as set forth on the first three "bullet" items of Paragraph No. 5 on Page two of the previously-cited Public Works Department memorandum dated May 12, 2006.: 102. Except for landscaping that may be maintained by a City Community Facilities District or homeowners association, property owners are responsible for the maintenance of landscaping on their front yards (including areas where a landscape easement traverses the front yards) and in any park strips. Property owners are also responsible for maintaining any masonry wall or architecturally designed fencing installed on their TRACT MAP CONDITIONS OF APPROVAL Vesting Tentative Tract Map 5598/UGM May 17, 2006 Page 22 property to provide interface treatment for abutting rural residential lots as required by West Area Community Plan policies. DEVELOPMENT FEES AND CHARGES 103. This project is subject to the development fees and charges set forth on the following table, as estimated by the Planning and Development Department Land Division and Engineering Section. Contact Frank Saburit, ph 559-621-8077, for more information. Pursuant to California Government Code Section 66020(d)(1), a protest filed pursuant to subdivision (a) shall be filed at the time of approval or conditional approval of the development or within 90 days after the date of the imposition of the fees, dedications, reservations, or other exactions to be imposed on a development project. Each local agency shall provide to the project applicant a notice in writing at the time of the approval of the project or at the time of the imposition of the fees, dedications, reservations, or other exactions, a statement of the amount of the fees or a description of the dedications, reservations, or other exactions, and notification that the 90-day approval period in which the applicant may protest has begun. Improvements and payments shall not be required on or in front of any undeveloped portion of a net acreage of ten acres or more which exists after the division of land. All improvements and payments are to be completed with development. SEWER CONNECTION CHARGES FEE RATE a. Lateral Sewer Charge* $0.10/sq. ft. (to 100' depth) b. Oversize Charge* $0.05/sq. ft. (to 100' depth) c. Trunk Sewer Chargelf $419/ living unit Service Area: Cornelia d. Wastewater Facilities Charge. $2,119/ living unit e. House Branch Sewer Chargee 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 Charge* $6.50/ lineal foot TRACT MAP CONDITIONS OF APPROVAL Vesting Tentative Tract Map 5598/UGM May 17, 2006 Page 23 WATER CONNECTION CHARGES FEE RATE h. Transmission Grid Main Charge* $643/gross acre (for parcels 5 gross acres or more) j. Transmission Grid Main Bond Debt Service Charge* $243 /gross acre (for parcels 5 gross acres or more) k. UGM Water Supply Feer $508/living unit Service Area: 301s I. Well Head Treatment Feer $221 /living unit Service Area: 301 m. Recharge Feer $0/living unit Service Area: 301 n. 1994 Bond Debt Service, $60/living unit Service Area: 301 DEVELOPMENT IMPACT FEE FEE RATE o. Fire Facilities Impact Fee -Citywide♦ ** $539/living unit p. Park Facility Impact Fee -Citywide+ ** $3,398/living unit q. Quimby Parkland Dedication Feer* ** $1,120/living unit r. Police Facilities Impact Fee -Citywide♦ ** $624/living unit s. Traffic Signal Charge* $414.69/living unit URBAN GROWTH MANAGEMENT FEE RATE t. Major Street Charge* $3,531/adj. acre Service Area: E-4 u. Major Street Bridge Charge,% $196/adj. acre Service Area: E-4 V. UGM Grade Separation Fee* N/A Service Area: E-4-A w. UGM Trunk Sewer Charge,% N/A Service Area: Cornelia X. Street Acquisition/Construction Charger N/A TRACT MAP CONDITIONS OF APPROVAL Vesting Tentative Tract Map 5598/UGM May 17, 2006 Page 24 Fee Notes: "This amount if paid is creditable against the Park Facility Impact Fee. Fee applicable to all maps accepted for filing after August 30, 2005 t Due at time of subdivision. * Due at time of development. ♦ Due at occupancy. Deferrable through Fee Deferral Covenant. Attachments: The following documents relate conditions and requirements for this subdivision, except as the preceding text, and the action of the Planning Commission and/or Fresno City Council, may have amend or delete some of the provisions contained in them: General Conditions of Project Approval, dated November 24, 2004 Street Name Review chart for Tract Map 5598, dated December 30, 2005 West Area Community Plan policy excerpts applicable to development of this tract Letter from Pacific Gas and Electric Company, dated January 5, 2006 Letter from project area resident Mary A. Drewyor, dated May 9, 2006, relating information about a private irrigation facility easement located on, or abutting, the subdivision Letter from Central Unified School District, dated January 23, 2006 Letter from the San Joaquin Valley Unified Air Pollution Control District, dated January 4, 2006, with attachments on dust control, tree planting, asbestos, and the Indirect Source Rule Memorandum from City of Fresno Department of Public Utilities Solid Waste Division, dated February 1, 2005 Memorandum regarding Street Tree Requirements, from Ann Lillie of the City of Fresno Public Works Department Engineering Division, dated February 2, 2006 Fresno Fire Department memorandum, dated December 28, 2005 Revised memorandum from the City of Fresno Public Works Department Engineering Division Traffic Planning Section, dated May 16, 2006 Letter from the California Department of Transportation, dated January 20, 2006 Memorandum from the City of Fresno Department of Public Utilities Planning and Engineering Section, dated January 17, 2006 Memorandum from the City of Fresno Department of Public Utilities Water Division, dated January 3, 2006 TRACT MAP CONDITIONS OF APPROVAL Vesting Tentative Tract Map 5598/UGM May 17, 2006 Page 25 Fresno Metropolitan Flood Control District Notices of Requirements for Tract No. 5598, dated January 11, 2006 City of Fresno Guidelines for Ponding Basin Construction and Management to Control Mosquito Breeding, dated October 29, 2004; and map of Fresno area mosquito and vector control districts Letter from Fresno Irrigation District, dated January 3, 2006, with attached map of private irrigation facility Memorandum regarding maintenance and Community Facilities District issues,from Joe Paff of the City of Fresno Public Works Department, dated May 12, 2006 Finding of Conformity with Master Environmental Impact Report (MEIR) No. 10130 prepared for Environmental Assessment No. R-05-070/T-5598, with mitigation monitoring checklist K:\Common\Master Files—Tract Maps\Tract 5598(R-05-070)-Sandra Brock\T-5598,R-05-070 COA City of November 24, 2004 c"IL�Ikl--I I Ix GENERAL CONDITIONS OF PROJECT APPROVAL PUBLIC WORKS DEPARTMENT GENERAL REQUIREMENTS All construction required by the City of Fresno Public Works Department shall be in accordance with adopted Standard Specifications and Department policies. Any work in the public right-of-way or pedestrian easements requires a permit from the Public Works Department. Prior to obtaining this permit, plans must be submitted to the Public Works Department Engineering Services Division for approval. All required signing and striping of streets, driveways, and parking areas shall be done and paid for by the developer/owner. Signing and striping plans shall be prepared per current Caltrans standards and shall be submitted as part of the street construction plans for review and approval prior to obtaining permits. Install street lights on all frontages to City subdivision standards as determined by the City Traffic Engineer. Street lighting plans are required and must be submitted and approved by the Public Works Department Engineering Services Division prior to commencement of work. Underground all existing off-site overhead utilities within the limits of a project per Fresno Municipal Code Sections 12-1011 and 8-801 and per Fresno City Council Resolutions Nos. 78-522 and 88-229. Any relocation of existing utilities required because of reconstruction or new construction of curb radius returns shall be the developer's responsibility. Repair all damaged and/or off-grade concrete street improvements as determined by the Public Works Department Construction Management inspector prior to occupancy. Remove existing improvements that are not to planned alignments, and install improvements to current approved street alignment and grade. Remove any abandoned driveway approaches and driveways and reconstruct the sidewalk, curb, and gutter across the opening; match the existing improvements. PUBLIC WORKS STANDARD NOS. Concrete Driveway Approach design and construction: Residential P-1 and P-4 Commercial P-2 and P-4 Street-type approaches P-76 and P-77 Sidewalk, Curb, and Gutter design and construction: P-5 and P-7 Curb Radius P-24 through P-27 Street Paving P-52 Parking Lot Paving/Drainage: P-41, P-42, and P-43 Design and construct parking lot geometrics in accordance with the City of Fresno Parking Manual, Fresno Municipal Code Section 12-306-I, and the standards of the project's zone district. Solid masonry wall P-29 or p-30 Alternate: Structural design approved by the Development Department. Wheelchair ramps P-28 through P-332 Curb radius P-24 through P-27 On-site drainage to public street P-35 and P-36 Water backflow prevention devices W-11 or W-12 City of Fresno General Conditions of Project Approval November 24, 2004 Page 2 PUBLIC LANDSCAPING AND STREET TREES Submit major street landscape strip, median island landscape, and street tree plans, with irrigation plans, to the Public Works Department Engineering Services Division for review and approval. In situations where sidewalks are to be constructed in a solid pattern, tree wells may be required. When required, construct tree wells at locations indicated on the exhibit map. Place a one-inch concrete cap over the well for future tree planting. CONSTRUCTION ON STATE HIGHWAY RIGHTS-OF-WAY Any construction on State highway rights-of-way must conform to both City of Fresno and State Department of Transportation Specifications. Obtain an encroachment permit from the Caltrans District 6 office. SEWER,WATER, AND DRAINAGE If a sewer main extension is required, submit engineered sewer construction plans to the City of Fresno Department of Public Utilities Engineering Division for approval. If a water main extension is required, submit engineered water main construction plans to the City of Fresno Department of Public Utilities Engineering Division for approval. Drainage and grading plans for all grading and paving must be reviewed and approved by the Planning and Development Department and by Fresno Metropolitan Flood Control District. PLANNING & DEVELOPMENT DEPARTMENT GENERAL REQUIREMENTS SPECIAL PERMIT APPROVAL PROCESS-GENERAL Transfer all noted corrections and additions from special permit exhibits and conditions to construction plans submitted for plan check and construction permits. All applicable corrections and notes from corrected construction plans shall also be reflected on final corrected special permit exhibits. At least one copy of the final, corrected site plan, elevations, and landscape plan shall be provided for archiving in the special permit file. If development of any phase is proposed to be modified from the approved special permit exhibits, submit an application for amended or revised special permit. UTILITY EASEMENTS Show all public and private utility and drainage easements on site plan exhibits and on construction plans. Per Fresno Municipal Code Section 12-306-N-9, no projections (including eaves) are permitted in street rights-of-way or in utility easements, unless an encroachment is approved by the Planning and Development Department after review and consultation with the Public Works Department and utilities. City of Fresno General Conditions of Project Approval November 24, 2003 Page 3 DEEDS FOR STREET DEDICATIONS AND EASEMENTS If dedications for streets, easements, or rights-of-way are required, the deed shall be prepared by the owner/developers engineer utilizing the City's standard formats. The property owner shall submit fully executed original documents (including all required subordinations), with signatures notarized, to the City along with any required current title reports, and appropriate fees. These documents shall be reviewed by the City, and may require correction or amendment, prior to recordation. Recordation is required prior to issuance of permits. LANDSCAPING AND AESTHETICS Landscape plans are required to clearly indicate plant materials, size, and spacing, as well as landscape irrigation system details such as pipe sizes and fittings/fixtures. Final corrected landscape plans are to be submitted with each set of construction plans and one additional set is to be provided for archiving in the special permit file. Landscaping is required to be installed prior to occupancy. The Planning and Development Department has a certification form for the landscaper to certify that landscaping and irrigation system work is completed. Provide screening of all mechanical equipment, method to be approved by the City of Fresno. Projects shall implement design standards adopted with the 2025 Fresno General Plan and any design standards adopted for the community or specific plan area in which a project is located. FRESNO REDEVELOPMENT AGENCY GENERAL REQUIREMENTS The Redevelopment Agency has adopted development standards in its project areas, which have the force and effect of specific plan policies in project areas. Project features are required to comply with these standards. Obtain Fresno Redevelopment Agency approval of projects located in redevelopment project areas. The Agency's stamp of approval must appear on the construction permit application, on site plans, elevations, and on landscape plans. If Redevelopment Agency review results in modification of the project exhibits, submit modified exhibits to Planning and Development Department for review and archiving. Street Name Review TM-5598 12-30-05 Street Name Status Required Change West Weldon Avenue Good West Normal Avenue Good West University Avenue Good West Scholar Avenue Chane West Dori Avenue West Farthing Avenue Chane West Peralta Way West McKinley Avenue Good North Captain Avenue Chane North El Capitan Avenue North Brunswick Avenue Good North Sonora Lane Good EXCERPTS FROM THE 2025 FRESNO GENERAL PLAN RELATING TO VESTING TENTATIVE TRACT MAP 5598/UGM APPENDIX W / WEST AREA COMMUNITY PLAN GOAL: Develop the West Area as a planned community with a complete range of services and facilities for the needs of community residents, in adherence to a set of specific standards for residential, commercial, industrial, and public infrastructure development, with special emphasis on minimization of land use conflict between agriculture and urban uses. W-1. OBJECTIVE: Promote compatibility between areas planned for, or committed to, active farming operations and areas planned for urban development. W-1-b. Policy: Develop a program to encourage project development proposals which result in the in-filling of existing urban areas, including small parcels of farmland which have become surrounded by urban uses. W-1-c. Policy: The City of Fresno shall continue to implement its Urban Growth Management (UGM) policies, which encourage orderly development and discourage premature development of land near the planned urban fringe. W-2. OBJECTIVE: Provide comprehensive mechanisms for funding and timely construction of needed public facilities including, but not limited to, streets, sidewalks, drainage facilities (including curbs and gutters), sewer and water utilities, schools, fire stations, law enforcement substations, and parks. W-2-d. Policy: Consider modifying Urban Growth Management policies to increase obligations for off-site improvements and to establish fees for additional needed public improvements. The following are possible additions to UGM requirements and fees: West Area Community Plan Excerpts Applicable to Tentative Tract Map 5598/UGM Page 2 • provision of pedestrian walkways to allow access along major streets between new subdivisions and neighborhood schools. W-3. OBJECTIVE: Provide streetscapes which create a positive image of the West Area and contribute to the West Area Community's quality of life. . W-3-b. Policy: Provide a 20-foot landscaped setback along all designated arterial streets. Planned elements of the city's master trail system may be located partially within this setback. W-4. OBJECTIVE. Provide acceptable design standards for single-family residential development, to establish and maintain safe, attractive, and stable residential neighborhoods; to preserve the long-term integrity of the community. W-4-a. Policy: Apply the following standards to all development proposed within areas designated for medium-low and medium density residential uses: • in areas planned for medium-low density residential use, minimum lot size shall be 6,000 square feet or larger, except when approved as a clustered planned development pursuant to a special permit. • in areas planned for medium density residential use, clustered and nonclustered planned development tracts shall require a special permit. In such developments: -lots under 6,000 square feet (reduced-size lots) shall not comprise over 25 percent of all the lots in a final tract map. -reduced size lots shall be at least 5,400 square feet in area and, except for cul-de-sac and corner lots, shall have a minimum width of 60 feet. -reduced size lots shall be distributed throughout a tract. W4-c. Policy: The following design standards shall be required for development of homes and garages in nonclustered residential subdivisions, including planned developments: West Area Community Plan Excerpts Applicable to Tentative Tract Map 5598/UGM Page 3 • single-family residential lots shall not be allowed to front on a designated major street unless it can be satisfactorily demonstrated that no feasible alternative means of access can be provided. Evaluation of alternative means of access shall include the consideration of frontage roads, backup treatment, and substantial redesign of the subdivision proposal. • roofing material shall consist of one of the following, except for roofing used over rear yard patios: -architectural grade composition roofing guaranteed by the manufacturer for at least 20 years. -cement or clay tile. -treated wood shakes. -architectural-grade metal and coated non-glare decorative metal roofing products. • full front yard landscaping and irrigation shall be installed prior to occupancy. • city sidewalk standards adopted in 1993 shall be applied (sidewalks with park strips wide enough to accommodate street trees on both sides of all residential and major streets). If the general plan is amended in the future to change this standard, alternative sidewalk patterns with unitary curb/sidewalk and landscape strips in the right-of-way inside the sidewalk may be considered, subject to the design and implementation of an acceptable street landscape plan. W-6. OBJECTIVE: Establish compatible relationships between housing types and densities, and provide standards for interfaces between urban and rural residential land uses and between single-family and multiple-family residential projects. W-6-a. Policy: The following interface standards shall be mandatory when proposed single-family subdivisions with lots averaging less than 12,500 square feet in size abut one or more rural residential parcel(s)that is/are (1)between one-half and two acres in size, and (2)developed with at least one dwelling unit: • There shall be a minimum rear yard building setback according to the following standards: -for single-story structures, the rear yard setback shall be 30 feet. Rear-yard encroachments may be permitted for single- West Area Community Plan Excerpts Applicable to Tentative Tract Map 55981UGM Page 4 story structures per the provisions of the Fresno Municipal Code. However, in no case shall the rear yard setback be reduced to less than 20 feet by means of these encroachments. -for two-story structures, the minimum building setback shall be 40 feet. For those two-story structures with no rear-facing windows above the first floor, or for those portions of two-story structures which have no rear-facing windows above the first floor, rear yard encroachments may be permitted per the provisions of the Fresno Municipal Code. However, in no case shall the rear-yard setback be reduced to less than 20 feet by means of these encroachments. • There shall be a 6-foot high solid wall or approved architecturally- designed solid fence (meeting requirements of the Fresno Municipal Code) provided along the side and rear property lines between new single-family uses and the above-defined rural parcels. W-6-c. Policy: Lot patterns and sizes shall be arranged to interface appropriately, to maintain compatibility with surrounding uses and improvements (existing and planned), and to facilitate the development of adjacent parcels with similar lotting patterns. 69 Pacific Gas and Electric Company® Corporate Real Estate 650"0"Street,Bag 23 South Valleyland Services Fresno, CA 93760-0001 January 5, 2006I �C�E���© JAN 0 6 2006 Development Department r�'r `vpart Engineering Services Division Land Division Section 2600 Fresno Street, Room 3043 Fresno, CA. 93721-3604 Attn: Ms Sandra Brock Dear Ms. Sandra Brock, We have reviewed Tentative Tract Map No. 5598. PG&E requests that a Public Utility Easement (PUE), ten feet (10') in width, be dedicated contiguous to all street(s) boundaries located within and along any portion of said Tract Map boundaries fronting any street(s) lying outside of said Tract Map. PG&E also requests that a PUE be incorporated within all private roads. PG&E may further require an easement from the property owner(s) over the newly created PUE's. The exact size and locations of the PUE's together with the need for an easement will be finalized on the final map review. T, PG&E's records show no gas or electric transmission facilities in the area. Existing gas or electric facility relocations necessitated by new street improvements (which are required as conditions of a development's final acceptance by the City of Fresno) will be at the expense of the developer. Thank you for the opportunity to review the plans.of this Tentative Tract Map. If you have any questions, please contact me at 263-5167. Since ely yle Patten Land Agent May 9, 2006 _ Attn.: Sandra Brock _ Planning and Development Department Planning Division - 2600 Fresno Street Fresno, California 93721-3604 MAY Vesting Tentative Map of Tract No. 5598/UGM Rezone Application No. R-05-070 4260 W. McKinley I wish to comment on the above referenced proposed residential development . The Vesting Tentative Tract Map under "Notes:" states that "To the best of our knowledge, there are no dump sites, open ditches, sewer wells, cesspools or canals on this property." This property is in fact bordered on three sides by open irrigation ditches. The irrigation line runs underground south from the main head gate on Clinton Ave. to the northeast corner of the subject property. Here the line splits into two open ditch branches, one flowing west along the north property line and then south along the west property line. The other branch flows south the entire length of the east property line, passing under McKinley and continuing south, There is an Easement for the purposes of"irrigating canals and branches" affecting portions of the property recorded in Book "N" at page 312 and Book 34 at page 456 of Covenants. I have no objections to the proposed residential development, but am concerned that our irrigation rights are provided for. Thank you, Mary A. Drewyor 2089 N. Sonora Ln. Fresno, CA 93722 Ph: (559) 275-9118 �4LN - U� CENTRAL UNIFIED SCHOOL DISTRICT �� �` &r f� 4 - 4605 NORTH POLK AVE • FRESNO,CA 93722.5334 • (559)276-5206•mryder9 centralusd.k12.ca.us (fI (y g~ DISTRICT SUPERINTENDENT Marilou Ryder,Ed.D. TRUSTEES: 1� l Cindy Berube 1 J Lt LJ Terry Cox January23, 2006 Judith Raga s f��I Theresa Hagans J ai 2 7 706 Diana Milla Cit of Fresno Phil Ruscon' City Mike Yada Planning Department "`' �2 Division 2600 Fresno Street " `�`I' '�en► Fresno, CA 93721 ` Attn: Sandra Brock Subject: TT 5598 Central Unified School District has the following conditions/comments for the above project(s): Condition of approval: 1. School Developer Fees shall be paid on all new residential construction within the proposed subdivision, in accordance with a resolution adopted by the Central Unified School District, pursuant to Government Code section 65995 and Educational Code section 17620. 2. Install concrete sidewalks/curbs/gutters on both sides of the interior streets for the proposed project in a manner consistent with the existing subdivisions in the area and to City standards. 3. Install a safe walking path from the eastern point of the proposed Tentative Tract 5598 along McKinley Avenue that ties into the sidewalk for Tentative Tract 5587. 4. Install a safe walking path from the western point of the proposed Tentative Tract 5598 along McKinley Avenue to the intersection of McKinley and Blythe Avenues. Comments: The proposed project will add approximately 46 K-12 grade students to the District's average daily attendance. Number of lots / units = 80 Grade Level: # of Students Generated K-6 grade students 29 7-8 grade students 8 9-12 grade students 10 TOTAL K-12 grade 46 JIM YOVINO JOHN MULLIGAN SARAH KOLIGIAN Assistant Superintendent,Personnel Chief Financial Officer Assistant Superintendent,Instruction (559)276-5224 (559)276-5200 (559)276-3115 FAX(559)276-2983 FAX(559)276-0394 FAX(559)276-3102 January 23, 2006 TT 5589 Page 2 The District will be able to accommodate these new students at the schools of attendance indicated below. To offset the cost to house these students, the District currently levies development fees of $2.24 per square foot for residential development and $0.36 per square foot for commercial / industrial development. As a point of information, development fees are subject to increase every two years by the State Allocation Board. Any new development on the property will be subject to the development fees in place at the time development fee certificates are obtained. Sidewalks will be required along interior neighborhood streets and major exterior streets to provide the necessary identifiable boundary between students and traffic, and provide a safe place for students walking to and from existing school sites and bus stops. The District is an advocate for safe walking routes. At this time, however, an identifiable safe walking pathway does not exist to one or more of the indicated schools of attendance. To facilitate this pathway, the District requests that the developer install safe walking paths along McKinley Avenue. This will allow K-8 grade students to walk '/4 mile west to their schools of attendance and 9-12 grade students to walk % mile northeast to the city public park located at the intersection of Brawley and Clinton Avenues for bus pickup and drop off. Bus transportation will be provided to those students in accordance with District policies in effect at the time of enrollment. Currently, bus transportation is provided for: • K-8th grade students residing at least one mile or more from their school of attendance; • 9th-12th grade students residing at least two miles or more from their school of attendance. The following school of attendance information is provided: Please note: The District has plans to construct a phased "educational center" on the NEC of Grantland and Ashlan Avenues. The Educational Center will be home to an 800 student Elementary school (open Aug. 2007), a 1000 student Middle school (open Aug. 2008) and a 2500 student High school (open Aug 2010). Also proposed is the 5000 seat "Deran Koligian Stadium" (open April 2006) along with the District Service Center - District Administration (open TBD) and Transportation Facilities, (open 2007). In addition, the District has plans for a new Elementary School on Valentine Avenue south of Clinton Avenue. These proposed schools may affect the school of attendance for the proposed tract and/or the attendance boundary of the following schools: • Elementary School Information: School Name: McKinley Elementary Address: 4444 W. McKinley • Middle School Information: School Name: EI Capitan Address: 4443 W. Weldon Ave. January 23, 2006 TT 5589 Page 3 • High School Information: (a) School Name: Central High School — East Campus Address: 3535 N. Cornelia Ave (b) Currently, Central High School - West Campus is a mandatory attendance 91h grade school with optional programs for grades 10th -12Ih The California Department of Education has current API scores - see: http://www.cde.ca.gov/ta/ac/ap/index.asp (however this site does not have current District enrollment data - see: http://www.ed-data.kl2.ca.usl.) The District appreciates the opportunity to comment on above project. Should you have questions or need additional information, please contact me at 559-276-5203 or ddeelC�centralusd.k12.ca.us. Sincerely, David Deel Facilities Planning Manager San Joaquin Valley Air Pollution Control District January 4, 2006 Reference No. ''CC�200501922 City of Fresno 61AttPlanning & Development JAN 'Q 5 261- Attn: n: Sandra Brock 2600 Fresno Street PW%j%;UWWW Fresno, CA 93721-3604 »„ at C&W FLEW Subject: T-5598, R-05-70—80-lot Single-Family Residential (APN: 312-082-16) Dear Ms. Brock: The entire San Joaquin Valley Air Basin is designated non-attainment for ozone and particulate matter (PM10 and PM2.5). This project would contribute to the overall decline in air quality due to increased traffic and ongoing operational emissions. Preliminary analysis indicates that this project alone would not generate significant air emissions. However, the increase in emissions from this project, and others like it, cumulatively reduce the air quality in the San Joaquin Valley. A concerted effort should be made to reduce project-related emissions as outlined below: Based on the information provided, the proposed project will be subject to the following District rules. The following items are rules that have been adopted by the District to reduce emissions throughout the San Joaquin Valley, and are required. This project may be subject to additional District Rules. To identify additional rules or regulations that apply to this project, or for further information, the applicant is strongly encouraged to contact the District's Small Business Assistance Office at (559)230-5888. Current District rules can be found at http://www.valleyair.org/rules/1 ruleslist.htm. Regulation Vill (Fugitive PM10 Prohibitions)- Regulation VIII (Rules 8011-8081) is a series of rules designed to reduce PM10 emissions (predominantly dust/dirt) generated by human activity, including construction and demolition activities, road construction, bulk-materials storage, paved-and unpaved roads, carryout and trackout, landfill operations, etc. If a residential project is 10.0 or more acres in area or will include moving, depositing, or relocating more than 2,500 cubic yards per day of bulk 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 compliance assistance bulletin has been enclosed for the applicant. The District's compliance assistance bulletin for construction sites can also be found at: http://www.vallevair.org/busind/comply/PM 10/Req%20V[11%20CAB.pdf. A template of the District's Dust Control Plan is available at: http://www.vallevair.orq/busind/comply/PM 10/forms/DCP-Form%20-%2010-14-2004.pdf. Rule 3135 (Dust Control Plan Fee) This rule requires the applicant to submit a fee in addition to a Dust Control Plan. The purpose of this fee is to recover the District's cost for reviewing these plans and conducting compliance inspections. More information on the fee is available at: http://www.valleyair.org/rules/currntrules/Rule%203135%201005.r)df. David L.Crow Executive Director/Air Pollution Control Officer Northern Region Office Central Region Office Southern Region Office 4800 Enterprise Way 1990 East Gettysburg Avenue 2700 M Street,Suite 275 Modesto,CA 95356-8718 Fresno,CA 93726-0244 Bakersfield,CA 9:3301-2373 (709) 557-6400 - FAX(209) 557-6475 (559)230-6000 - FAX(559)230-6061 (661)326-6900 - FAX (661)326-6985 www.valleyair.org Ms.Brock January 4, 2006 TM5598, R-05-70 Page 2 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 an the project site may be required to identify the presence of any asbestos containing building material (ACBM). Any identified ACBM having the potential for disturbance must be removed by a certified asbestos contractor in accordance with CAL-OSHA requirements. If you have any questions concerning asbestos related requirements, please contact Mr. Brian Dodds of this office at (559) 230- 5962, Ms. Jan Sudomier at (209) 557-6422, Mr. Sherman Yount at (661) 326-6933 or contact CAL- OSHA at (559) 454-1295. The District's Asbestos Requirements Bulletin can be found at: httr):Hvallevair.org/busind/comply/asbestosbultn.htm. Rule 4102 (Nuisance) applies to any source operation that emits or may emit air contaminants or other materials. In the event that the project or construction of the project creates a public nuisance, it could be in violation and be subject to District enforcement action. Rule 4103 (Open Burning) This rule regulates the use of open burning and specifies the types of materials that may be open burned. Agricultural material shall not be burned when the land use is converting from agriculture to non-agricultural purposes (e.g., commercial, industrial, institutional, or residential uses). Section 5.1 of this rule prohibits the burning of trees and other vegetative (non- agricultural) material whenever the land is being developed for non-agricultural purposes. In the event that the project applicant burned or burns agricultural material, it would be in violation of Rule 4103 and be subject to District enforcement action. Rule 4601 (Architectural Coatings) limits volatile organic compounds from architectural coatings. This rules specifies architectural coatings storage, clean up and labeling requirements. Rule 4641 (Cutback, Slow Cure, and Emulsified Asphalt, Paving and Maintenance Operations) If asphalt paving will be used, then paving operations of this project will be subject to Rule 4641. This rule applies to the manufacture and use of cutback asphalt, slow cure asphalt and emulsified asphalt for paving and maintenance operations. Rule 4901 (Wood Burning Fireplaces and Wood Burning Heaters) This rule limits PM10 and PM2.5 emissions from residential development. Construction plans for residential developments may be affected by section 5.3, specifically: §5.3 Limitations on Wood Burning Fireplaces or Wood Burning Heaters in New Residential Developments. Beginning January 1,2004, 5.3.1 No person shall install a wood burning fireplace in a new residential development with a density greater than two (2)dwelling units per acre. 5.3.2 No person shall install more than two (2) EPA Phase II Certified wood-burning heaters per acre in any new residential development with a density equal to or greater than three (3) dwelling units per acre. 5.3.3 No person shall install more than one (1)wood burning fireplace or wood burning heater per dwelling unit in any new residential development with a density equal to or less than two (2) dwelling units per acre. More information about Rule 4901 can be found on our website at www.vallevair.org. For compliance assistance, please contact Mr. Wayne Clarke, Air Quality Compliance Manager, at (559)230-5968. Rule 4902 (Residential Water Heaters) This rule limits emissions of NOx from residential developments. Rule 9510 (Indirect Source Review) This rule requires the applicants of certain development projects to submit an application to the District when applying for the development's last discretionary approval. The ISR rule becomes effective March 1st, 2006. Projects that have not received a final discretionary approval by March 1, 2006 must submit an ISR application by March 31, 2006. Ms. Brock January 4, 2006 TM5598, R-05-70 Page 3 The District encourages innovation in measures to reduce air quality impacts. There are a number of features that could be incorporated into the design/operation of this project to provide additional reductions of the overall level of emissions. (Note: Some of the measures may already exist as City development standards. Any measure selected should be implemented to the fullest extent possible.) The suggestions listed below should not be considered all-inclusive and remain options that land-use authority should consider: • Trees should be carefully selected and located to protect the building(s) from energy consuming environmental conditions, and to shade paved areas. Trees should be selected to shade paved areas that will shade 50% of the area within 15 years. Also, large canopy shade trees should be planted adjacent to all sidewalks thirty foot on center and at a ratio of one tree for each five parking spaces. Structural soil should be used under paved areas to improve tree growth. A brochure has been included for the applicant. For Structural Soil see http://www.hort.cornell.edu/uhi/outreach/csc/ For Tree Selection see http://www.ufei.or-g • As many energy conserving and emission reducing features as possible should be included in the project. Energy conservation measures include both energy conservation through design and operational energy conservation. Examples include (but are not limited to): - Increased energy efficiency(above California Title 24 Requirements) See http://www.energy.ca.gov/title24/. - Energy efficient widows (double pane and/or Low-E) - Use Low and No-VOC coatings and paints. See South Coast's site for No-VOC Coatings at http://www.agmd.gov/prdas/brochures/gaintguide.html - High-albedo (reflecting) roofing material. See http://eetd.lbl.gov/coolroof/ - Radiant heat barrier. See http://www.eere.energy.gov/consumerinfo/refbriefs/bc7.html - Energy efficient lighting, appliances, heating and cooling systems. See htti)://www.energvstar.gov/ - Install solar water-heating system(s) - Install photovoltaic cells - Programmable thermostat(s)for all heating and cooling systems - Awnings or other shading mechanism for windows - Porch, patio and walkway overhangs - Ceiling fans, whole house fans - Utilize passive solar cooling and heating designs. (e.g. natural convection, thermal flywheels) See http://www.eere.energy.-gov/RE/solar passive.html - Utilize daylighting (natural lighting) systems such as skylights, light shelves, interior transom windows etc. See http://wvwv.advancedbuildings.org - Electricaloutlets around the exterior of the unit(s) to encourage use of electric landscape maintenance equipment - Pre-wire the unit(s)with high speed modem connections/DSL and extra phone lines - Natural gas fireplaces (instead of wood-burning fireplaces or heaters) - Natural gas lines (if available to this area) and electrical outlets in backyard or patio areas to encourage the use of gas and/or electric barbecues - Low or non-polluting incentives items should be provided with each residential unit (such items could include electric lawn mowers, reel mowers, leaf vacuums, gas or electric barbecues, etc.) - More information can be found at:httr)://www.ciwmb.ca.gov/GreenBuildinc/, http://www.lgc.org, http://www.sustainable.doe.gov/, httt)://www.consumerenergvicenter.org/index.html • Construction activity mitigation measures include: - Install sandbags or other erosion control measures to prevent silt runoff to public roadways from sites with a slope greater than one percent - 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 Ms. Brock January 4, 2006 TM5598,R-05-70 Page 4 - Replace fossil-fueled equipment,with electrically driven equivalents (provided they are not run via a portable generator set) - Apply idling time limits or require that all diesel engines be shut off when not in use on the premises to reduce emissions from idling. - Curtail construction during periods of high ambient pollutant concentrations; this may include ceasing of construction activity during the peak-hour of vehicular traffic on adjacent roadways, and "Spare the Air Days" declared by the District. - Implement activity management (e.g. rescheduling activities to reduce short-term impacts) - During the smog season (May through October), lengthen the construction period to minimize the number of vehicles and equipment operating at the same time. - Off road trucks should be equipped with on-road engines when possible. - Minimize obstruction of traffic on adjacent roadways. • The applicant should use CARB certified alternative fueled engines in construction equipment where practicable. Alternative fueled equipment may be powered by Compressed Natural Gas (CNG), Propane (LPG), electric motors, or other CARB certified off-road technologies. To find engines certified by the CARB, see their certification website http://www.arb.ca.gov/msproq/offroad/cert/cert.oho. For more information on alternative fuel engines, please call Mr. Chris Acree, Senior Air Quality Specialist, at (559)230-5829. • Construction equipment should have engines that meet the current off-road engine emission standard (as certified by the CARB), or be re-powered with an engine that meets this standard. Tier I and Tier II engines have significantly less NOx and PM emissions compared to uncontrolled engines. To find engines certified by the CARB, see http://www.arb.ca.qov/msproq/offroad/cert/cert.r)hp. This site lists engines by type, then manufacturer. The "Executive Order" shows what Tier the engine is certified as. For more information on heavy-duty engines, please contact Mr. Kevin McCaffrey, Air Quality Specialist, at (559) 230-5831. District staff is available to meet with you and/or the applicant to further discuss the regulatory requirements that are associated with this project. If you have any questions or require further information, please call Debbie Johnson at (559) 230-5800 and provide the reference number at the top of this letter. Sincerely, g,j, " Debbie Johnso - Air Quality Planner Central Region DJ:cxt Enclosures c:file San Joaquin Valley Air Pollution Control District COMPLIANCE ASSISTANCE BULLETIN October 2004 Fugitive Dust Control at Construction Sites: New Requirements Regulation VIII, Fugitive PM10 Prohibitions, of the District's Rules and Regulations apply to activities that generate fugitive dust. Fugitive dust is emitted into the air by activities that disturb the soil, such as from earthmoving activities and vehicular/equipment traffic on unpaved surfaces. Windblown dust is also of concern at construction sites. The District adopted Regulation VIII in 1993 and its most recent amendments became effective on October 1, 2004. This is a basic summary of.the regulation's requirements as they apply to construction sites. Visible Dust Emissions (VDE) may not exceed 20% opacity during periods when soil is being disturbed by equipment or by wind at any time. Visible Dust Emissions opacity of 20% means dust that would obstruct an . observer's view of an object by 20%. District inspectors are state certified to evaluate visible emissions. Dust control may be achieved by applying water before/during earthwork and onto unpaved traffic areas, phasing work to limit dust, and setting up wind fences to limit wind blown dust. Soil Stabilization is required at regulated construction sites after normal working hours and on weekends and holidays- This.I requirement also applies to inactive construction areas such as phased .projects where disturbed land is left unattended. Applying water to form a visible crust on the soil and restricting vehicle access are often effective for short-term stabilization of disturbed surface areas. Long-term methods including applying dust suppressants and establishing vegetative cover. Carryout and.Trackout occur when materials from emptied or loaded vehicles falls onto a paved surface or shoulder of a public road or when materials adhere to vehicle tires and are deposited onto a paved surface or shoulder of a public road. Should either occur, the material must be cleaned up at least daily, and immediately if it extends more than 50 feet from the exit point onto a paved road. The appropriate clean-up methods require the complete removal and cleanup of mud and dirt from the paved surface and shoulder. Using a blower device or dry sweeping with any mechanical device other than a PM10-efficient street sweeper is a violation. Larger construction sites must prevent carryout and trackout from occurring by installing gravel pads, grizzlies, wheel washers, paved interior roads, or a combination thereof at each exit point from the site. Access and Haul Roads that are unpaved, as well as unpaved vehicle and equipment traffic areas at construction sites must have dust control. Speed limit signs limiting vehicle speed to 15 mph or less at construction sites must be posted every 500 feet. Storage Piles and Bulk Materials have handling, storage, and transportation requirements that include applying water when handling materials, wetting or covering stored materials, and installing wind barriers to limit VDE. Also, limiting vehicle speeds, loading haul trucks with a freeboard of six inches or greater along Northern Region Office Central Region Office Southern Region Office 4230 Kiernan Avenue,Suite 130 1990 East Gettysburg Avenue 2700"M" Street,Suite 275 Modesto, CA 95356-9321 Fresno,CA 93726-0244 Bakersfield,CA 93301-2373 (209) 557-6400 4, FAX(209)557-6475 (559)230-6000 4, FAX(559) 230-6062 (661)326-6900 ♦ FAX(661)326-6985 r with applying water to the top of the load, and covering the cargo compartments are effective measures for reducing VDE and carryout from vehicles transporting bulk materials. Demolition activities require the application of water to the exterior of the buildings and to unpaved surfaces where materials may fall. Consider all structures slated for demolition as possibly being regulated because of asbestos, per District Rule 4002 - National Emission Standards for Hazardous Air Pollutants. Contact the District well before starting because a 10 working day notice will likely be required before a demolition can begin. Dust Control Plans identify the dust sources and describe the dust control measures that will be implemented before, during, and after any dust generating activity for the duration of the project. Owners or operators are . required to submit plans to the District if, at anytime,the project involves: • Residential developments of ten or more acres of disturbed surface area. • Non-residential developments of five or more acres of disturbed surface area. • Relocating more than 2,500 cubic yards per day of materials on at least three days. Construction activities may not commence until the District has approved the Dust Control Plan. Notification by owners or operators of construction projects that are at least one acre in size and where a Dust Control Plan is not required, must provide written notification to the District at least 48 hours in advance of any earthmoving activity. Record Keeping is required to document compliance with the rules and must be kept for each day'any dust control measure is used. The District has developed record forms for water application, street sweeping, and "permanent" controls such as applying long term dust palliatives, vegetation., ground cover materials, paving, or other durable materials. Records must be kept for one year after the end of dust generating activities (Title V sources must keep records for five years). Exemptions exist for several activities. Those occurring above 3,000 feet in elevation are exempt from all Regulation VIII requirements and Rule 8021 — Construction, Demolition, Excavation, Extraction, and Other Earthmoving Activities exempts the following construction and earthmoving activities: - • Blasting activities permitted by California Division of Industrial Safety. • Maintenance or remodeling of existing buildings provided the addition is less than 50% of the size of the existing building or less than 10,000 square feet (due to asbestos concerns, contact the District at least two weeks ahead of time): • Additions to single family dwellings. • The disking of weeds and vegetation for fire"prevention on sites smaller than Y2 acre. • Spreading of daily landfill cover to preserve public health and safety and to comply with California Integrated Waste Management Board requirements. Nuisances are prohibited at all times because District Rule 4102 — Nuisance applies to all construction sources of fugitive dust, whether or not they are exempt from Regulation VIII. It is important to monitor dust- generating activities and implement appropriate dust control measures to limit the public's exposure to fugitive dust. For more information please contact the Compliance Division of the District office nearest to you. Information on Regulation VIII, where you may obtain copies of record keeping forms, the Dust Control Plan template, and the Construction Notification form, is available on the District's website at: www.valleyair.org Y 8 . � Y 0 cz 1F-N`y11 c n Ss LO )n ' c _ m > O � ¢ aco mi cc via tCL Gfa cc 0 0 3 >, CL oN V) ca cc Cc 0 ' a) L T 3 C c N = p - >, cc .� ... �i c0 Ul E Y C m Co � > I— O m m (D ¢ N E ' E m E o � u.) `o �� E c c O 'a OUG 'O C O W a) a w, EO no > a O mN 0 p"O N .p L a) � L = i 3 (D " � d y aY a3 EL ob °c°� o Y ostia. 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D E P A R T M E N T O F P U B L I C W O R K S TO: Sandra Brock,Planner III Planning Division FROM: Ann Lillie, Senior Engineering Technician (559.621.8690) DATE: February 2, 2006 SUBJECT: Vesting Tentative Subdivision Map T-5598(Located north side of West McKinely between North Brawley and Blythe Avenues) The Department of Public Works has reviewed the Vesting Tentative Map proposed by Ennis Land Development,LLC, on engineering plans prepared by Quad Knopf dated December 27, 2005. The Department of Public Works offers the following comments regarding the Street Tree,Buffer/Parkway and Median Island Landscape conditions. GENERAL REQUIREMENTS STREET TREES REQUIREMENTS 1. The subdivider is required to provide street trees on all public street frontages and for the dedication of all landscaping easements for planting,buffers and trails. Fresno Municipal Code requires street trees to be planted at the minimum rate of one tree for each 60'of street frontage. Street trees shall be planted by the Developer. The subdivider is required to provide automatic irrigation with bubblers for all street trees. The irrigation system shall comply with FMC 12-306-23. Tree species to be planted as follows: STREET NAME STREET TREE SPECIES/COMMON NAME West McKinley Avenue Fraxinus americana `Autumn Purple' -Ash 2. Street Tree Planting by Developer: For those lots having internal street tree frontage available for street tree planting,the developer shall plant one tree for each 60'of street frontage, or one tree per lot having street frontage, whichever is greater. a. Street tree inspection fees shall be collected for each 60'of public street frontage or one tree per lot whichever is greater. b. Street trees shall be planted in accordance with the City of Fresno,Department of Public Works "Standard Specifications." c. Landscape Plans shall indicate street tree planting locations and species. Landscape Plans shall be reviewed and approved by the Department of Public Works,Engineering Services. A street tree planting permit shall be required for all residential street tree planting. d. Performance and payment securities,paid with final map,will be released when all landscaping installed on public and/or city controlled property is in conformance with the Specifications of the City of Fresno. e. Upon acceptance of the required work, warranty security shall be furnished to or retained by the city for guaranty and warranty of the work for a period of ninety days following acceptance. BUFFER LANDSCAPING&MAINTENANCE REQUIREMENTS 1. The subdivider is required to provide long term maintenance for the landscape in the landscape easements and right-of-way. The subdivider may petition for annexation in the Community Facilities District(CFD),or may form a Home Owner's Association. 2. Buffer Maintenance Through Annexation to the CFD. Landscape and Irrigation plans are required and shall be submitted to the Department of Public Works for review and approval prior to a Council approval of the final map. Landscape and Irrigation Plans shall be included in the Department of Public Works street construction plan set submittal for the final map. These fees are applicable when the subdivider elects to maintain the buffer landscaping by annexing to the city's CFD. 1. Landscaping shall comply with Landscape Buffer Development Standards approved by the City Council on October 2, 1990 and the Public Works Standard Specifications. Landscape and irrigation plans shall comply with Sections 12-306-23&24 and 14-121 of the Fresno Municipal Code regarding Water Efficient Landscaping and Buffer landscaping. 2. Should the proposed landscape buffers and/or parkway strips be located next to an existing buffer and/or parkway strip, the planting concept shall simulate the adjacent landscape design to present a more uniform appearance on the street. Variances in the landscape concept will be acceptable,but the design of the new landscape buffer and/or parkway strip shall strive to mimic the existing as much as possible. 3. Landscape plans shall indicate grades on a cross-section detail to include fencing or wall details. All fencing shall be placed outside the landscape easement. Maximum slopes shall not exceed 4:1 with 1 foot of level ground between the slope and the back of the side walk and/or face of fence. Erosion control measures shall be implemented on all slopes of 4:1, including the use of synthetic erosion control netting in combination with ground cover species approved by the Department of Public Works/engineering Services Division. 4. The water meter(s)serving the buffer landscaping shall be sized for the anticipated service flows. 5. No private flags, signs or identification of any kind shall be permitted in the right-of-way,within the City-controlled easement or on the fence or wall facing the street. 6. Landscaping in the right-of-way and landscape setback adjacent to water well sites shall be the responsibility of the City of Fresno Water Division and may not be included in the CFD. MEDIAN ISLAND LANDSCAPE REQUIREMENTS 1. When median islands front onto the proposed development project,applicants shall be required to submit Plans to the Public Works/Engineering Services showing the location and configuration of all median islands fronting the proposed project for review and evaluation for median island landscaping requirements prior to approval of Final Map.Landscape and irrigation is required for all new construction of median islands and shall be applied in accordance with the City of Fresno/Public Works Department Standards and FMC section 12-306-24. The Public Works Department requires all proposed median islands to be constructed with 2 foot wide colored concrete strips,flush along curb edge,in a 12 inch by 12 inch brick red slate pattern. Trees shall not be planted in sections which are less than eight(8) feet wide. Sections less than eight(8) feet shall be capped with concrete as an integral part of the off site improvements,whether the median is landscaped or not. OUTLOTS 1. The Department of Public Works will not be responsible for the maintenance of any outlots if they are not included into the CFD. If the outlots are to be included into the CFD, the Department of Public Works will require approving landscape and irrigation plans prior to inclusion into the CFD. MULTIPURPOSE TRAILS 1. All proposed Multipurpose Trails shall be constructed in accordance with all City requirements and standards. Cross-sections will be required with submittal of Street Plans and Landscaping/Irrigation Plans for review and approval. City of f1C�C'�+fl►!��l i, llrnc :j�� Fire Department 450 M Street Randy R. Bruegman Fresno, California 93721-3083 Fire Chief 559-621-4000 FAX#559-498-4261 www.fresno.gov Date 12-28-05 TO Sandra Brock, Planner III Development Dt artment, Planner FROM: Mike Schmidt, upervising Fire Prevention Inspector Fire Prevention Bureau SUBJECT: Tentative Tract No. 5598 The Fire Department has completed a review of the Vesting Tentative Tract Map 5598 which was submitted by Quad Knopf, Inc. The following requirements and conditions are to be placed on this vesting tentative tract map as a condition of approval by the Fire Department. General Requirements: Part of this project is within 3 miles of existing temporary Fire Station No.16. All of it will be within 3 miles of permanent Fire Station 16. Lots 19 - 42 & 67 - 80 are over 3 miles to any existing fire station and will be required to meet special UGM requirements until permanent Fire Station 16 is built and staffed. This project is subject to UGM Fire service fees for Fire Station No.16. Provide residential hydrants and fire flows per Public Works standards with two sources of water. Access is acceptable as shown. Note: Phasing of tract will require re-review for access requirements. For tracts with sprinklered houses: Fire sprinklered houses require a minimum 1Y2" water service for fire sprinkler/domestic supply. Provisions must be made accordingly. File No.210.45 FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS PUBLIC AGENCY DEVELOPER Mr. Gil Haro, Planning Manager ENNIS LAND DEVELOPMENT Planning& Development Department 643 N. WESTWOOD City of Fresno PORTERVILLE, CA 93257 2600 Fresno Street - Fresno, CA 93721 MAP NO. 5598 PRELIMINARY FEE(S) (See below) DRAINAGE AREA(S) " AN " " - " DRAINAGE AREA " AN " $93,128.00 DATE o 1 112 G DRAINAGE AREA - - TOTAL FEE $93,128.00 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 Policy Act. The District O in cooperation with the City and County has developed and adopted the Storm Drainage and Flood Control Master Plan. Compliance with and implementation of this Master Plan by this development project will satisfy the drainage related CEQA/NEPA impact of the project mitigation requirements. The proposed development shall pay drainage fees pursuant to the Drainage Fee Ordinance prior to approval of the final map at the rates in effect at the time of such approval. The fee indicated above is based on the tentative map. Contact the FMFCD project engineer prior to approval of the final map for the fee. Considerations which may affect the fee obligation(s) or the timing or form of fee payment: a) Fees related to undeveloped or phased portions of the project may be deferrable. b) Fees may be calculated based on the actual percentage of runoff if different than that typical for the zone district under which the development is being undertaken and if permanent provisions are made to assure that the site remains in that configuration. c) Master Plan storm drainage facilities may be constructed, or required to be constructed in lieu of paying fees. d) The actual cost incurred in constructing Master Plan drainage system facilities is credited against the drainage fee obligation. 5598 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS Page 2 of 4 e) When the actual costs incurred in constructing Master Plan facilities exceeds the drainage fee obligation,reimbursement will be made for the excess costs from future fees collected by the District from other development. Approval of this development shall be conditioned upon compliance with these District Requirements. 1. a. Drainage from the site shall be directed to X b. Grading and drainage patterns shall be as identified on Exhibit No. 1 -/i-2- C. The grading and drainage patterns shown on the site plan conform to the adopted Storm Drainage and Flood Control Master Plan. 2. The proposed development shall construct and/or dedicate Storm Drainage and Flood Control Master Plan facilities located within the development or necessitated by any off-site improvements required by the approving agency: X Developer shall construct facilities as shown on Exhibit No. 1 as "Master Plan Facilities to be constructed by Developer". None required. 3. The following final improvement plans shall be submitted to the District for review prior to final development approval: X Grading Plan X Storm Drain Plan X Final Map X Street Plan X Water& Sewer Plan Other 4. Availability of drainage facilities: a. Permanent drainage service is available provided the developer can verify to the satisfaction of the City of Fresno that runoff can be safely conveyed to the Master Plan inlet(s). b. The construction of facilities required by Paragraph No. 2 hereof will provide permanent drainage service. X c. Permanent drainage service will not be available. The District recommends temporary facilities until permanent service is available. o a d. See Exhibit No. 2. 5. The proposed development: Appears to be located within a 100 year flood prone area as designated on the latest Flood Insurance Rate Maps available to the District,necessating appropriate floodplain management action. (See attached Floodplain Policy.) 5598 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS Page 3 of 4 Appears to be located within a 500 year flood prone area as designated on the latest Flood Insurance Rate Maps available to the District. X Does not appear to be located within a flood prone area. 6. The Federal Clean Water Act and the State General Permits for Storm Water Discharges Associated with Construction and Industrial Activities (State General Permits) require developers of construction projects disturbing one or more acres, and discharges associated with industrial activity not otherwise exempt from National Pollutant Discharge Elimination System (NPDES) M4 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. Z State General Permit for Storm Water Discharges Associated with Construction Activities, approved August 1999, (modified December 2002.) A State General 0 Construction Permit is required for all clearing, gradin and disturbances to the q g, b g, ground that result in soil disturbance of at least one acre (or less than one acre if part of a larger common plan of development or sale). Permittees are required to: submit a Notice of Intent to be covered and must pay a permit fee to the State Water Resources Control Board (State Board), develop and implement a storm water pollution prevention plan, eliminate non-storm water discharges, conduct routine site inspections, train employees in permit compliance, and complete an annual certification of compliance. b. State General Permit for Storm Water Discharges Associated with Industrial Activities, April, 1997 (available at the District Office.) A State General Industrial Permit is required for specific types of industries described in the NPDES regulations or by Standard Industrial Classification(SIC) code. The following categories of industries are generally required to secure an industrial permit: manufacturing; trucking; recycling; and waste and hazardous waste management. Specific exemptions exist for manufacturing activities which occur entirely indoors. Permittees are required to: submit a Notice of Intent to be covered and must pay a permit fee to the State Water Resources Control Board, develop and implement a storm water pollution prevention plan, eliminate non- storm water discharges, conduct routine site inspections, train employees in permit compliance, sample storm water runoff and test it for pollutant indicators, and annually submit a report to the State Board. 5598 5469 E:OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS Page 4 of 4 C. The proposed development is encouraged to select and implement storm water quality controls recommended in the Fresno-Clovis Storm Water Quality Management Construction and Post-Construction Guidelines (available at the District Office)to meet the requirements of the State General Permits, eliminate the potential for non-storm water to enter the municipal storm drain system, and where possible minimize contact with materials which may contaminate storm water runoff. 7. A requirement of the District may be appealed by filing a written notice of appeal with the Secretary of the District within ten days of the date of this Notice of Requirements. 8. The District reserves the right to modify,reduce or add to these requirements, or revise fees, as necessary to accommodate changes made in the proposed development by the developer or requirements made by other agencies. 9. X See Exhibit No. 2 for additional comments,recommendations and requirements. erald E. Lakeman, ProAtgineer: Mitzi M. Molina District Engineer C: QUAD KNOPF INC. 8405 N. FRESNO STREET. SUITE 300 FRESNO, CA 93720 5598 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FM(559)456-3194 Two sided document NOTE: THIS DRAWING IS SCHEMATIC, DISTANCES ARE APPROMNIATE. ------- ---- ------ - I I M 5 UjR, 3 7 fi R F °di Y ` IF a # } k k • I r �ya �� �k ..—n e a u WI I I r C� ? a? k ' Z4 a 4 a J ky7`- n t= I I r z / am 5 -- ------ — 'AN' McKINLEY 36� za• AVE. 24 24" 'AO* W 'AO' LEGEND Master Plan Facilities To Be Constructed By Developer- Pipeline(size Shown)&Inlet. C1--— Existing Master Plan Facilities ®-- Future Master Plan Facilities SCALE V=300' Direction Of Drainage —————— Inlet Boundary Drainage Area Boundary TRACT 5598 92%' EXHIBIT N0. 1 DRAINAGE AREA:"AN" FRESNO METROPOLITAN FLOODTRI ONTROL DISTRICT C S C WAYMBY; Ac DAM tnwe Ku��aiowcscoairemrn�crs�sssems nEvaEo sr. — WE — 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 Construction of"Master Plan facilities to be constructed by Developer",as shown on Exhibit No. 1,will provide permanent drainage service to Tract 5598. However, the Developer shall be required to provide documentation and/or improvements satisfactory to the City of Fresno to allow for conveyance of storm water to the Master Plan inlet location. The proposed development is located in an area that has historically provided a passage for major storm flows from the proposed property to the west. The developer must maintain this major storm flow passage. The District recommends a stub street to the west of Tract 5598. This is necessary to provide surface drainage from Tract 5598 to the proposed Master Plan inlets shown on Exhibit No. 1. The District recognizes that the alignment of the Developer's proposed street patterns for Tract 5598 is not consistent with the District's Master Plan inlet boundaries. As an alternate method of service,the Developer may re-direct the storm flow southerly and provide a Non-Master Plan connection to the proposed pipeline system in McKinley Avenue. The Developer will be required to mitigate the additional rate or volume of runoff above the existing Master Plan runoff rates or volumes by up-sizing a portion of the proposed pipeline system east of Blythe Avenue. However,drainage fee credit will only be granted for the Master Plan storm drain facilities identified on Exhibit No.1. A minimum fifteen-foot(15') wide storm drain easement will be required whenever storm drain facilities are located on private property. No encroachments into the easement will be permitted including,but not limited to, foundations, roof overhangs, swimming pools, and trees. The District currently has approximately$70,000 on deposit in the Drainage Area"AN"Drainage Fee Trust Account that may be available to assist in the funding of the Master Plan facilities provided the developer constructs the Master Plan facilities and provides the required submittals prior to any other development perfecting a demand for these funds. Assuming this project is first to complete Master Plan facilities and the required submittals,these funds would be available for immediate reimbursement to the developer. The funds will be dispersed pursuant to the provisions of the Ordinance Code governing reimbursement in cases where more than one reimbursement contract is in existence. There are no reimbursement contracts currently in existence in this drainage area, however, the District can't guarantee that another one may arise and be completed prior to Tract 5598 completing their required facilities. Development No. Tract 5598 engr\permit\exhibit2\tract\5598(mm) GUIDELINES FOR PONDING BASIN / POND CONSTRUCTION AND MANAGEMENT TO CONTROL MOSQUITO BREEDING Immature mosquitoes develop in shallow water habitats. Fresno has enough year-round urban runoff from sprinklers, car washing, and pool drainage to keep water in drainage basins even in the summer—when mosquitoes breed the fastest. The design and management of ponding basins and ponds is of critical importance for mosquito control. Following are some new guidelines for these facilities: "1. Ponding basins and ponds with fluctuating water levels should have a "low flow" area, a deeper area or sump where drainage will accumulate, instead of a uniform flat bottom. This allows for water to accumulate to a greater depth, and helps "mosquito fish" survive. The low flow area should be located at the pond inlet and should be at least four feet deeper than the rest of the basin floor. The rest of the basin should be graded so that drainage is directed into this low flow area. *2. Side slopes of ponds and ponding basins should be as steep as is compatible with safety and grading considerations. They should have a slope ratio of 1:2 (vertical:horizontal). 3. Decorative ponds and artificial wetlands should be constructed so that water depths are maintained in excess of four feet, to preclude invasive emergent vegetation.such as cattails. "4. Ponds and ponding basins should be constructed to provide for free, unobstructed access around their entire perimeter by vehicle and/or by foot, to allow for maintenance and, mosquito abatement activities. '5. All ponding basins should be enclosed in chain-link fencing at least six feet tall (to City of Fresno Public Works Standards), with double gates to provide an unobstructed total opening at least ten feet wide (no center post between the gates). Gates should be secured with a standard padlock to allow for access by maintenance workers and mosquito and vector control personnel: a No. 5 MasterLock"A with key numbers 1 C95, 3203 or 0855. 6. Ponds and ponding basins should be constructed to allow easy de-watering when needed. 7. Ponding basin and pond edges should be maintained free of excess vegetation and trash that would harbor insects and support mosquito breeding when it falls or blows into the water. 8. Ponding basins and ponds should be managed to control algae and emergent vegetation (plants that emerge from shallow water), to remove harborage for mosquito breeding and to allow "mosquito fish" and other mosquito predators better access to their prey. .9. Ponding basins and ponds should maintain water quality that supports the survival of "mosquito fish" (Gambusia affinis, available from local mosquito and vector control agencies). Use caution when selecting herbicides and pesticides for use in or near ponding basins and ponds, because many pesticides are toxic to fish. " The asterisked guidelines modify the current City of Fresno Public Works Standard No. P-62 for Temporary Ponding Basins. 10/29/04 Mosquito Control District Boundary Map .. (For the Fresno - Clovis Area) Map Prepared September 2004 LEGEND ' Fresno Mosquito &Vector Control District 13 A E Comer d� N �"' InyrnaNurral Consolidated Mosquito Abatement District m - � aehymer �. pwr" " A L -9 3 � a z m d { r o ; Shepherd Hern¢ Herndon tndnh_ - v I CONSOLIDATED MOSQUITO ABATEMENT DISTRICT 2525 Floral Avenue ■ PO Box 278 Selma.CA 93662AS Ph(559)888-2619 or 896-1085 Fax(559)896-6425 j �a'd '„`S`M_ ,.T 'I�v,` '1 I`{ 4 � ^'fbF-tC9 j 1 Ash u Ashlan r r.� r." an F „a Com, y V r � C a, c M ' Fa �flt x.tv � �� k � �3. d •'� � r r � � 4 -Gags_Canyo CiBi[fQtlli FRESNO MOSQUITO 3 VECTOR CONTROL DISTRICT 2338 East McKinlay AvenueMX €ate Fresno.CA 93703 Ph(559)268-6565 Fax(559)268-8918 k�A PKI N�n� 4%ertrrat.. ,y, e x t �p C@f1I141f V �.� Al Arrticarrs t American m + `s. -� '� &a r� s A cAmerican a 3 x g j C X a s SIF s •"� a Ra k � ..t ' ; 4 ftea»a a v F 7i <5c6 �s , at 4 u► � i a v_ a r o �` § k;AWN� South OFFICGS OF ir � �TT �) � 1. PHONE(559)233-7181 .,._•�.-- - FAX(559)233-8227 2907 SOUTH MAPLE AVENUE FRESNO,CALIFORNIA 93725-2218 Your Most Valuable Resource-Water L, I II January 3, 2006 JAN0 5 IUL Ms. Sandra Brock Planning Division Cit of Fresno Devp10 went Department C.741 OF M Development Department Planning Division 2600 Fresno Street, Room 3043 Fresno, CA 93721-3604 RE: VTTM No. 5598 & RA No. R-05-70—Tracy South Branch No. 44 Pipeline (Private) Dear Ms. Brock: FID's comments and requests are as follows: 1. FID does not own, operate or maintain any facilities located on the applicant's property. 2. For informational purposes, a private pipeline known as the Tracy South Branch No. 44 traverses the subject property as shown on the enclosed map. This is an active pipeline and will need to remain in service for the users south of McKinley Avenue. 3. FID does not have the authority to impose conditions regarding private pipelines and will not need to review the plans or maps associated with it. Thank you for submitting this for our review. Please feel free to contact me with any questions or concerns at 233-7161 extension 317 or bjohnsonaa,fresnoirrigation.com. Sincerel4e- Bret Johnson Engineering Technician I Agencies\City\TM5598&R-05-70 BOARD OF President JACOB ANDRESEN, Vice-President JEFFERY G. BOSWELL DIRECTORS . .'EFR NEELY,EDDIE NIEDERFRANK,STEVEN G.BALLS, General Maogger GASY SERRATO W Z+u 111$ w J 'Z •Y c m v v N 8 A O -"ON Q5_ 5 fi 0 a r! LL >13.1AASNo8e 1 1 � � 3 1 CO III III 1 N co A NA c— LL A M 11 * A I1 * Z 1 A � a � - o _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ IIS m 1 A B 1 • R U `dwld U Z O F C7 Z p 3HLlli z J w a NIIN City of PUBLIC WORKS DEPARTMENT DATE: May 12, 2006 TO: SANDRA BROCK, Planner III Planning and Development Department FROM: JOE PAFF, Engineering Technician Public Works Department SUBJECT: CONDITIONS FOR VESTING TENTATIVE TRACT 5598 AND COMMUNITY FACILITIES DISTRICT The Conditions of Approval for Vesting Tentative Tract 5598 shall include the following language to ensure that ongoing perpetual maintenance of the works of improvement described herein are the sole responsibility of the Subdivider and shall not be the responsibility of the City. As may be described below, the Subdivider may shift his/her/its responsibility for maintenance of these items to future owners of the subject parcels of the proposed tentative tract map provided the Subdivider complies with the provisions described in this memorandum. 1.The Subdivider shall be responsible for ongoing maintenance of the following items: ■ Maintenance of all Landscaping and Irrigation systems as approved by the Public Works Department within the street easements (including medians) and the landscape easements along the property lines that side or back-onto W. McKinley Avenue. ■ Maintenance of all Landscaping, Irrigation Systems, Hardscaping and Trail facilities as approved by the Public Works Department within any landscaping, street, public trail or open space easements designated for this tentative map. ■ Maintenance of all local street: Landscaping, Pavement, Curbs, Gutters, Sidewalks, Medians and Street Furniture as approved by the Public Works Department within the boundary of the tentative map. ■ Maintenance and operating costs of all Street Lights as approved by the Public Works Department within the boundary of the tentative map. ■ Maintenance of all Street Trees as approved by the Public Works Department within the boundary of the tentative map. Hereinafter, the above listed items shall be collectively referred to as "above listed maintenance responsibilities." 2. Front yards shall NOT be maintained by a CFD. 3. The Subdivider may elect and the Council may decide to have the above listed maintenance responsibilities become the responsibility of a Community Facilities District ("CFD"). If the Subdivider elects to petition the Council to include the above listed maintenance responsibilities in a CFD, the selection of which CFD (including the creation of a new CFD)shall be the responsibility of the Public Works Director or his/her designee. 4. If the Subdivider does not elect or the Council does not decide to have the above listed maintenance responsibilities become the responsibility of a CFD,the Subdivider shall establish a Home Owners Association to perform the above listed maintenance responsibilities pursuant to a formal agreement with the City. The agreement with the City described herein, shall among other things, specify level of effort and frequency, insurance requirements, traffic control, and inspection and be subject to approval by the Director of Public Works and the City Attorney's Office. 5. Notwithstanding the above, as an alternative to the Subdivider being responsible for the maintenance of local:streets,curbs, gutters and sidewalks, and this above listed maintenance responsibility only: The Subdivider shall utilize the following design criteria for the construction of internal streets within the development: ■ The minimum pavement structural section shall be 2.5"of asphalt concrete over 4°of base rock placed on compacted subgrade per City standards. Additional structural section thicknesses may be required based on the geotechnical analysis of the sub-soils. The placement and timing of the AC lifts shall be approved by the Public Works Director. The intent of this requirement is to provide a 20 year life of the street. ■ The City, at the developers cost, shall have the final streets, curbs, gutters and sidewalks certified by a registered civil engineer stating that the constructed improvements meet or exceed the approved structural section design. This will include taking core samples at a frequency and location determined by the Public Works Director. At the discretion of the Public Works Director, additional testing shall be performed to determine the remaining useful life of the pavement. In the event the testing reveals that the remaining useful life of the street is less than 20 years, the developer shall be required to take the necessary actions to increase the useful life. ■ Developer warrantees the streets, curbs, gutters and sidewalks for a period of three years after acceptance and secures the warrantee with a performance bond in an amount approved by the Public Works Director. ■ All trees planted shall be certified as planted to City standards and specifications by a registered landscape architect with written certification submitted to the City's Construction Management Division. 6. Proceedings to place the Final Map into a CFD may not commence until the territory has been annexed into the City of Fresno. 7. Construction plans for all features to be maintained by a CFD for a final map shall be included with the request for CFD annexation to be submitted to the Development Department for processing. Landscaping plans shall contain actual tree and plant counts by species and include the areas (in square feet) of turf, shrubs and trees, and sidewalks or other paved areas within all landscaped areas. Quantities for all interior: street paving, curbs, gutters, sidewalks, streetlights, street trees and street signs will be submitted with the CFD annexation request letter. Contact Joe Paff at 621-8695 for data requirements. Any change affecting the Items in these conditions requires revision of this letter. If you have any questions, please call me at 621-8695 File.\wp\cfd2\ttmapreviews\tract\tt5598 City of FRSSO IN E WATER DIVISION Date: January 3, 2006 To: DOUG HECKER, Supervising Engineering Technician Department of Public Utilities, Administration Through: NEIL MONTGOMERY, Chief Engineering Technician Department of Public Utilities, Water Division From: MICHAEL CARBAJAL, Senior Engineering Technician Department of Public Utilities, Water Division Subject: WATER REQUIREMENTS FOR TENTATIVE TRACT NO. 5598/UGM The following conditions are required to provide water service to the tract. 1. Construct a 14-inch transmission grid water main (including installation of City fire hydrants) in North Brawley Avenue from West Weldon Avenue south to West McKinley Avenue. 2. Construct a 14-inch transmission grid water main (including installation of City fire hydrants) in West McKinley Avenue from North Brawley Avenue west to North Blythe Avenue. 3. Construct a water supply well(s) on a site(s) dedicated to the City of Fresno. The well(s) shall be capable of producing a total of 500 gallons per minute. Well sites shall be of a size and at a location acceptable to the Water Systems Manager. The cost of acquiring the well site(s) and construction of the well(s)shall be reimbursed from the UGM Water Supply Well Service Area Fund 301s, in accordance with established UGM policies. 4. Water well construction shall include wellhead treatment facilities, if required. The cost for constructing wellhead treatment facilities shall be reimbursed from UGM Wellhead Treatment Service Area Fund 301s, in accordance with established UGM policies. 5. Separate water services with meter boxes shall be provided to each lot created. 6. Two independent sources of water, meeting Federal and State Drinking Water Act Standards, are required to serve the tract including any subsequent phases thereof. The two-source requirement may be accomplished through a combination of water main extensions, construction of supply wells, or other acceptable sources of water supply approved by the Water Systems Manager. 7. All public water facilities shall be constructed in accordance with Public Works Department standards, specifications, and policies. 8. Seal and abandon existing on-site well(s) in compliance with the State of California Well Standards, Bulletin 74-90 or current revisions issued by California Department of Water Resources and City of Fresno standards. TAPROJMIMEMCondi6ons of ApprovaR5598 010306.doc .City of lenem DEPARTMENT OF PUBLIC UTILITIES Date: January 17, 2006 To: SANDRA BROCK, Planner III Planning and Development Department From: DOUG HECKER, Supervising Engineering Technician Department of Public Utilities, Planning and Engineering Subject: SANITARY SEWER AND WATER REQUIREMENTS FOR T-5598/UGM,AND R-05-70 General Vesting Tentative Tract No. 5598/UGM and R-05-70 propose an 80-lot single-family residential subdivision, rezoning from AE-20 to the R-1/UGM zoned district, on 20 acres located on the north side of West McKinley Avenue between North Brawley and North Blythe Avenues. Environmental Recommendations A NEGATIVE DECLARATION MAY BE ISSUED: The project may have adverse impacts but impacts can be mitigated without further study or are not serious enough to warrant an Environment Impact Report: Sanitary Sewer Requirements The nearest sanitary sewer main to serve the proposed project is a 15-inch main located in West McKinley Avenue at North Cecelia Avenue. Sanitary sewer facilities will be available to provide service to the site subject to the following requirements: 1. Construct 15-inch sanitary sewer main in West McKinley Avenue from North Cecelia Avenue east across the project frontage. 2, Sanitary sewer mains shall be extended within the proposed tract to provide sewer service to each lot created. 3. Separate sewer house branches are required for each lot. 4. Abandon all existing on-site private sanitary sewer systems. 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. Public sewer facilities shall be constructed in accordance with the Department of Public Works standards, specifications, and policies. 8. Engineered improvement plans prepared by a Registered Civil Engineer shall be submitted for Department of Public Utilities review and approvals for proposed additions to the City Sewer System. Sanitary Sewer Fees The following Sewer Connection Charges are due and shall be paid for the Project: . 1. Sewer Lateral Charge 2. Oversize Sewer Charge 3. Trunk Sewer Charge: Cornelia 4. Wastewater Facilities Charge (Residential Only) Water Requirements Comply with attached City of Fresno Water Division memo, dated January.03,2006, for water requirements for Tentative Tract 5598/UGM. City of DEPARTMENT OF PUBLIC UTILITIES February 1, 2006 TO: Sandra Brock, Planner III Development Department, Planning Division THROUGH: Robert Weakley, Chief of Operations Department of Public Utilities, Solid Waste Division FROM: Donna Leslie, Provisional Management Analyst I Department of Public Utilities, Administration SUBJECT: TT 5598, Solid Waste Conditions of Approval Location: North side of West McKinely between North Brawley&North. Blythe Avenues The Department of Public Utilities, Solid Waste Division has completed a review of the Vesting Tentative Tract Map 5598 that was submitted by Quad Knopf. The following requirements and conditions are to be placed on this vesting tentative tract map as a condition of approval by the Department of Public Utilities. General Requirements: • Tract 5598 will be serviced as Single Family Residential properties with Basic Container Service. Property owners will receive 3 containers to be used as follows: 1 Gray container for solid waste, 1 Green container for green waste and 1 Blue container for recyclable material. • The owners, lessees or other tenants of the residential dwellings on service day,before 6:00 a.m., shall place their solid waste containers at the edge of the curb approximately 4 feet apart and not blocking any vehicle accesses in accordance with the City of Fresno's Solid Waste Management Division Standards. • Per Municipal Code, Section 9-404 Solid Waste Disposal Regulations, Section C,10. No solid waste container nor residential rubbish shall be allowed to remain at the curbline after 8:00 p.m. on the collection day. • Per Municipal Code, Section 9-405 Solid Waste, Recycling and Green Waste Regulations, Section 10, I. No material container shall be stored in the front yard or side yard on a street as said yards are described in Chapter 12, Articles 2 and 3 of this Code, unless the container is screened from view from the street in accordance with that article of the Code. JAConditions of Approval Tr5598 VLp'L Uh CENTRAL UNIFIED SCHOOL DISTRICT 4605 NORTH POLIi AVE • FRESNO,CA 93722.5334 (559)276.5206 •mryder*entm1usd.&12.cs.us g~ DISTRICT SUPERINTENDENT Marilou Ryder,Ed.D. TRUSTEES: �/^i I— Cindy Berube Lg)QQ) Terry Cox January 23, 2006 Judith Geringer Theresa Hagans JAN 7 7 2A0e Diana Milla City of Fresno ! U Phil eusconi Yada Planning Department "` Division 2600 Fresno Street 0 oirtmen Fresno, CA 93721l�tt1 Attn: Sandra Brock Subject: TT 5598 Central Unified School District has the following conditions/comments for the above project(s): Condition of approval: 1. School Developer Fees shall be paid on all new residential construction within the proposed subdivision, in accordance with a resolution adopted by the Central Unified School District, pursuant to Government Code section 65995 and Educational Code section 17620. 2. Install concrete sidewalks/curbs/gutters on both sides of the interior streets for the proposed project in a manner consistent with the existing subdivisions in the area and to City standards. 3. install a safe walking path from the eastern point of the proposed Tentative Tract 5598 along McKinley Avenue that ties into the sidewalk for Tentative Tract 5587. 4. Install a safe walking path from the western point of the proposed Tentative Tract 5598 along McKinley Avenue to the intersection of McKinley and Blythe Avenues. Comments: The proposed project will add approximately 46 K-12 grade students to the District's average daily attendance. Number of lots I units = 80 Grade Level: # of Students Generated K-6 grade students 29 7-8 grade students 8 9-12 grade students 10 TOTAL K-12 grade 46 IRA YOVINO JOHN MULLIGAN SARAH KOLIGIAN Assistant Superintendent,Personnel Chief Financial Officer Assistant Superintendent,Instruction (559)276-5224 (559)276-5200 (559)276-3115 FAX(559)276-2983 FAX(559)276-0394 FAX(559)276-3102 January 23, 2006 TT 5589 Page 2 The District will be able to accommodate these new students at the schools of attendance indicated below. To offset the cost to house these students, the District currently levies development fees of $2.24 per square foot for residential development and $0.36 per square foot for commercial / industrial development. As a point of information, development fees are subject to increase every two years by the State Allocation Board. Any new development on the property will be subject to the development fees in place at the time development fee certificates are obtained. Sidewalks will be required along interior neighborhood streets and major exterior streets to provide the necessary identifiable boundary between students and traffic, and provide a safe place for students walking to and from existing school sites and bus stops. The District is an advocate for safe walking routes. At this time, however, an identifiable safe walking pathway does not exist to one or more of the indicated schools of attendance. To facilitate this pathway, the District requests that the developer install safe walking paths along McKinley Avenue. This will allow K-8 grade students to walk '/4 mile west to their schools of attendance and 9-12 grade students to walk 3/ mile northeast to the city public park located at the intersection of Brawley and Clinton Avenues for bus pickup and drop off. Bus transportation will be provided to those students in accordance with District policies in effect at the time of enrollment. Currently, bus transportation is provided for: • K-8`h grade students residing at least one mile or more from their school of attendance; • 9`h-12`h grade students residing at least two miles. or more from their school of attendance. The following school of attendance information is provided: Please note: The District has plans to construct a phased "educational center" on the NEC of Grantland and Ashlan Avenues. The Educational Center will be home to an 800 student Elementary school .(open Aug. 2007), a 1000 student Middle school (open Aug. 2008) and a 2500 student High school (open Aug 2010). Also proposed is the 5000 seat "Deran Koligian Stadium" (open April 2006) along with the District Service Center - District Administration (open TBD) and Transportation Facilities, (open 2007). In addition, the District has plans for a new Elementary School on Valentine Avenue south of Clinton Avenue. These proposed schools may affect the school of attendance for the proposed tract and/or the attendance boundary of the following schools: • Elementary School Information: , School Name: McKinley Elementary Address: 4444 W. McKinley • Middle School Information: School Name: EI Capitan Address: 4443 W. Weldon Ave. January 23, 2006 TT 5589 Page 3 • High School Information: (a) School Name: Central High School— East Campus Address: 3535 N. Cornelia Ave (b) Currently, Central High School - West Campus is a mandatory attendance 9t" grade school with optional programs for grades 101h -12'h. The California Department of Education has current API scores see: http://www.cde.ca.gov/ta/ac/ap/index.asp (however this site does not have current District enrollment data - see: http://www.ed-data.k12.ca.us/.) The District appreciates the opportunity to comment on above project. Should you have questions or need additional information, please contact me at 559-276-5203 or ddeel ED-centralusdAl2.ca.us. Sincerely, David Deel Facilities Planning Manager City of DATE: May 16, 2006 Revision TO: Sandra Brock, Planner III Development Department, Planning Division . THROUGH: Scott Mozier, P.E., Traffic Engineering Manager Public Works Department, Engineering Division FROM: Louise Monroe, Traffic Planning Supervisor Public Works Department, Engineering Division SUBJECT: TT 5598, Public Works Conditions of Approval (McKinley between Blythe and Brawley) The Public Works Department, Traffic Planning Section, has completed its review and the following requirements are to be placed on this tentative map as a condition of approval by the Public Works Department. General Conditions: Provide curb ramps at all corners within the limits of this subdivision. Underground all existing offsite overhead utilities with the limits of this map in accordance with Fresno Municipal Code Section 12-1011 and Resolution No. 78-522/88-229. Submit a Geometric Approval Drawing (GAD) to Traffic. Engineering for review and approval, per the attached checklist, prior to submittal of street plans. Submit the following plans, as applicable, in a single package, to the Planning and Development Department for review and approval: Street Construction, Signing, Striping, Traffic Signal and Streetlight and Trail Lighting, Signing and Striping. Frontage Improvement Requirements: Major Streets: McKinley Avenue: Arterial 1. Dedicate 55' of property, from section line, for public street purposes within the limits of this subdivision to meet the City of Fresno's Arterial Standards. 2. Construct concrete curb and gutter aR.d Gidewalk to Public Works Standard P-5. The sideway patte curb shall be constructed to a 10' residential pattern. Construct a 6'residential sidewalk per Exhibit"D". 3. Construct 20' of permanent paving within the limits of this subdivision. 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. Page 1 of 4 CALouise\TRACT MAPS\T-5598 revision McKinley btwn Blythe&Brawley.doc 5. Relinquish direct vehicular access rights to McKinley Avenue from all lots within this subdivision. Interior Streets: Dedicate, design and construct all curb, gutter, sidewalk, (both sides), permanent paving, cul-de-sacs, easements and underground street lighting systems on all interior local streets to Public Works Standards. Sidewalk patterns shall comply with Public Works API Standards for 50' and 54' streets. Any temporary dead-end streets created by this subdivision shall be properly barricaded in accordance with the Public Works Standard P-44. Specific Mitigation Requirements: 1. This tract will generate 60 a.m./81 p.m. peak hour trips; therefore, a Traffic Impact Study (TIS) is not required. 2. Local Streets exceeding 800' require traffic calming measures, See E-Xh:bit"B". a. Provide a Ghekel mini circle on Brunswick at University . b. Provide a Gheker mini circle on EI Capitan at University appiteximately let 16. Detail to be approved by Traffic Engineering prior to final map. 3. The intersection of a. McKinley and EI Capitan Avenues shall be limited to right-in and right-out turns. b. McKinley and Brunswick Avenues shall be designed with a full median opening to allow for left turns-in and left turns-out. The eastbound left-turn pocket shall be 150'in length with a 120'bay taper. 4. 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. 5. Dedicate 58' 621 of property and provide medians at the following entrances: (7' residential pattern - 18' travel lane-8' median - 18' travel lane-7' residential pattern) a. McKinley Avenue at EI Capitan b. McKinley Avenue at Brunswick Traffic Signal Mitigation Impact Fee: This project shall pay its Traffic Signal Mitigation Impact Fee (TSMI Fee) at the time of building permit based on the trip generation rate(s) as set forth in the latest edition of the ITE Generation Manual. The fee amount is $414.69 per single family unit, (fee rate as shown in the Master Fee Schedule). UGM Requirements: This Map is in UGM major street zone E-4; therefore pay all applicable UGM fees. McKinley Avenue:Arterial 1. Dedicate and construct (2) 17' center section travel lanes and a raised concrete median island within the limits of this subdivision west to T- 4974. Construct a raised concrete median with 250' left turn pockets at all major intersections. Details of,said street shall be depicted on the approved tentative tract map. Dedication shall be sufficient to accommodate arterial standard and any other grading or transitions as necessary based on a 55 MPH design speed. Page 2 of 4 CALouise\TRACT MAPS\T-5598 revision McKinley btwn Blythe&Brawley.doc Blythe Avenue: 1. Design and construct a Major Street Bridge(15) at the intersection of Blythe and the Houghton No. 78 Canal (between Olive and Belmont). Public Works will apply this requirement to a minimum of 4 other subdivisions with each subdivision being responsible for a fee no greater than 1/5 of the cost of said bridge. The timing of the bridge construction shall occurrp for to close out of this subdivision or at such time that the City Engineer deems necessary, whichever is earlier. Clinton and Blythe: 1. The intersection of Clinton and Blythe shall be signalized to City of Fresno Standards, complete with left turn phasing, actuation and signal pre-emption. Page 3of4 C:\Louise\TRACT MAPS\T-5598 revision McKinley btwn Blythe&Brawley.doc CITY OF FRESNO PUBLIC WORKS DEPARTMENT GAD PLAN CHECK GUIDE & REQUIREMENTS LIST ❑ RECORD PLAN INFORMATION IN PLAN CHECK LOG ❑ LANE CONFIGURATIONS MATCH CONDITIONS OF APPROVAL ❑ TURN POCKET LENGTHS ARE CALLED OUT AND CORRESPOND TO QUEUE LENGTHS IN TRAFFIC IMPACT STUDY ❑ EXISTING AND PROPOSED CURBS AND MEDIAN ISLANDS ARE CLEARLY SHOWN ❑ PERTINENT FEATURES SUCH AS EXISTING PARCELS, RAILROADS, FID CANALS ❑ CONFORMS TO EXISTING CONDITIONS AT PROJECT LIMITS ❑ EXISTING LANE WIDTHS ARE CALLED OUT AT CONFORM AREAS ❑ GAD SHOWS PROPOSED WIDTH OF STREET RNV, CURB-TO-CURB DISTANCE, ALL TRAFFIC LANES, BIKE LANES, PARKING LANES AND MEDIAN ISLANDS ❑ GAD CALLS OUT TRANSITION LENGTHS AND TAPERS EXPRESSED AS TRANSITION LENGTH PER OFFSET WIDTH (I.E. 50:1 TAPER WOULD BE A 600' TRANSITION FOR A 12' OFFSET) ❑ ALL CURVE DATA IS CALLED OUT. INHERE CURVES ARE CONCENTRIC, ONLY THE CIL OR CURB LINE NEEDS TO BE CALLED OUT. ❑ THE CIL IS MATHEMATICALLY DEFINED WITH HORIZONTAL CONTROL IN CASES WHERE THE CIL DOES NOT FOLLOW THE SECTION LINE ❑ BEARINGS AND DISTANCES ARE PROVIDED WHERE THE CIL OF CONSTRUCTION(NEW CIL OR SECTION LINE) IS NOT PARALLEL TO THE PROPOSED R/W, OR WHERE THE TWO SIDES OF A DIVIDED ROADWAY ARE NOT PARALLEL.. ❑ SHOW TRUCK TURNING TEMPLATES FOR ALL DUAL LEFT OR DUAL RIGHT TURNS AND ROUNDABOUTS ❑ CROSSWALK LAYOUTS MEET CITY STANDARDS (4' FROM FACE OF CURB AT RAMP, 10' WIDE, NO DOGLEGS, MEDIAN NOSES CLEAR OF CROSSWALK) ❑ PLANS INCLUDE PROJECT REFERENCE INFORMATION (Site Plan No., C.U.P. No., Rezone No., Parcel Map No. or C.I.P. No. (PW ID, Fund, Org, KRA), NORTH ARROW, SCALE, TITLE BLOCK, OWNER'S NAME, . ENGINEER PREPARED BY) ❑ FOR PROJECTS INCLUDING SIGNIFICANT VERTICAL GRADE CHANGES INCORPORATING MULTIPLE GRADE BREAKS OR VERTICAL CURVES, THE GAD SHOULD INCLUDE A PROPOSED MAJOR STREET CIL PROFILE (NOT NECESSARY FOR TYPICAL ROUTINE PROJECTS) Page 4of4 C:\Louise\TRACT MAPS\T-5598 revision McKinley btwn Blythe&Brawley.doc 1 1� 1� P� 2` PED F-A5ENAE NT 1 10 S P FOt2 IRS $-ATE OF CALIFORNIA—BUSINESS,TRANSPORTATION AND HOUSING AGENCY ARNOLDHWARZFN G iGovernor DEPARTMENT OF TRANSPORTATION 1352 WEST OLIVE AVENUE s P. O.BOX 12616 FRESNO,CA 93778-2616 'HONE (559)445-6666 Flex your power! FAX (559)488-4088 E TTY (559)483-4066 "'•'CEJ ? `"" Be energye�cient! January 20, 2006 ; J - 213 1-IGR/CEQA 6-FRE-99-23.8+/- R-05-70 &T-5598 ENNIS LAND DEVELOPMENT LLC Ms. Sandra Brock City of Fresno Development Department 2600 Fresno Street;;Third Floor Fresno, CA 93721=3604 Dear Ms. Brock: We have reviewed the rezone and map for the 80-lot single-family residential development to,be located on the north side of West McKinley Avenue between North Brawley and North Blythe: Avenues. Caltrans.has the following comments: This project was not required to prepare a Traffic Impact Study(TIS). However, Caltrans has' reviewed other studies in this same general area, and we have used a previous study-,to calculate this project's fair,share: Caltrans estimates that trips from this site would impact the State Route(SR) 99 interchanges at Belmont (8 trips), Olive(3 trips), and McKinley(2 trips). An operational analysis prepared for an auxiliary lane project determined that the SR 99 ramp intersections at Olive Avenue currently meet signal warrants. Based on the data from the operational analysis for the auxiliary lane project, Caltrans has calculated a cost-per-trip for impacts to these two ramp intersections at Olive Avenue (northbound off-ramp =$596, southbound off-ramp =$404). Using the previous TIS, Caltrans has determined that there would be 1.5 westbound trips on Olive and 1.5 eastbound trips. Therefore, the mitigation calculation for impacts to the northbound off-ramp intersection is $894. The mitigation calculation for impacts to the southbound off-ramp intersection is $606. The total mitigation for this development to mitigate for project-specific cumulatively significant impacts is therefore $1,500. Due to its close proximity to adjacent interchanges, the SR 99 interchange at Belmont Avenue may be closed in the future. If this closure.occurs,.it is projected.that traffic from the Belmont interchange would redirected to the SR 99 interchange at Olive Avenue. When combined With,other development in.the area, this project's.impacts.to the, system and to air quality,will be cumulatively significant. Cumulative impacts to these resources were not fully addressed in the General Plan Update Master EIR, but postponed to future studies. The Master EIR did not perform any analysis of the impacts to State facilities from implementation of the General Plan, and hence cannot be relied upon to support "Caltrans improves mobility across California" Ms. Sandra Brock January 20, 2006 Page 2 subsequent projects that impact State Highways. The City should consider a mechanism for evaluating and mitigating for these impacts. The City should consider a transit alternative for this project. There is sufficient development in the area to support transit, and early planning could make such an alternative feasible. Caltrans recommends that this project be routed to Fresno Area Express (FAX) staff for their review and comment. Please see Attachment Number 1 for other recommended transportation alternatives. We request that this letter be made a part of the permanent public record for this project and that a copy of our letter be included in the staff report for the Planning Commission and the City Council. This will provide the decision-making body and the general public with a complete and accurate environmental evaluation for the project. If you have any questions, please call me at (559) 445-.6666. Sincerely, '-MOSES STITES Office of Transportation Planning District 06 Enclosure C:Ms Barbara Goodwin, Council of Fresno County Governments "Caltrans improves mobility across.California" ATTACHMENT NUMBER 1 CALTRANS RECOMMENDATIONS FOR TRANSPORTATION ALTERNATIVES: Ongoing development throughout the City of Fresno, including this project, will make traffic operations significantly worse by adding considerably to delay and congestion. Transit alternatives can help reduce congestion and delay and reduce overall degradation of air quality and gridlocked intersections. The City of Fresno should focus on ways to eliminate trips in addition to enhancing capacity. Transportation alternatives the City should consider include standard highway solutions along with the following: 1. Park and ride facilities on site or within the proximity of this project. 2. A study of the general accommodation and provision of mass transit in this area to provide insight on ways of increasing transit usage. 3. Exploring the potential of commuter shuttles. The shuttle could be financed through an assessment district and provide a way for individuals to utilize a park-and-ride facility or commercial area parking lot and be shuttled to various commercial/office centers within the area. Commuters who need to go further could use City of Fresno transit if the City planned for convenient connections. This may help to reduce the Single Occupancy Vehicle (SOV) demand seeking to use the State Highway System. 4. Providing for continuity of non-motorized transportation. 5. Exploring the potential for employer-sponsored carpools/vanpools or monthly transit passes for employees as well as including as a condition of project approval a covered transit stop as mitigation for project-related impacts to the transportation/circulation system: 6. Exploring the potential for linking the purchase of a monthly transit pass with new residential development as partial mitigation for congestion and air quality impacts, and to ensure the long term viability of public transportation. CITY OF FRESNO ENVIRONMENTAL ASSESSMENT FINDING OF CONFORMITY/MEIR NO. 10130 Pursuant to Section 21157.1 of the California Public Resources Code DATE RECEIVED FOR FILING: (California Environmental Quality Act)the project described below is determined to be within the scope of Master Environmental Impact Report (MEIR) No. 10130 prepared for the 2025 Fresno General Plan. Initial study is on file in the Planning and Development Department, o City Hall, 2600 Fresno Street, Fresno, California 93721 (559) 621-8277 -< n. Applicants: Initial Study Prepared By: rn :::a M Quad Knopf, Inc. (engineer) M 8405 N. Fresno St., Fresno, CA 93720 Sandra Brock, Planner m Ennis Land Development, LLC (subdivider) C3 C=) N 6403 N. Westwood St. Porterville, CA 93257 April 13, 2006 Mme- Environmental Assessment Number: Project Location (including Assessor's Parcel Numbers): 4260 W. McKinley Avenue, between North Blythe and North Brawley Avenues R-05-0701T-5598 APN 312-082-16 (currently in the unincorporated portion of the City of Fresno Sphere of Influence) Project Description: Rezone Application No. R-05-070 proposes to rezone the above 19.99-acre parcel, located at 4260 W. McKinley Avenue, between North Blythe and North Brawley Avenues (APN 312-082-16), from RR (Rural Residential, Fresno County zoning to R-1/UGM (Single Family Residential District/Urban Growth Management Area) consistent with the property's medium density residential land use designation according to the 2025 Fresno General Plan and West Area Community Plan. Vesting Tentative Tract Map Application No. T-5598/UGM proposes to subdivide the subject property into up to 81 single family residential parcels with enhanced landscape and pedestrian easements and possible incorporation of one or more outlots for open space purposes, and to install related infrastructure to serve this project. This proposed project is in the unincorporated portion of the City of Fresno's Sphere of Influence and requires annexation to the City of Fresno, and detachment from the North Central Fire Protection District and the Kings River Conservation District, prior to development; these actions are under the jurisdiction of the Fresno County Local Agency Formation Commission. Conformance to Master Environmental Impact Report (MEIR NO. 10130): The Planning and Development Department staff has prepared an initial study and environmental checklist and evaluated the requested vesting tentative tract map in accordance with the land use and environmental policies and provisions of the 2025 Fresno General Plan and the related Master Environmental Impact Report (MEIR) No. 10130. The subject property is proposed to be rezoned for single-family development and developed with housing and related infrastructure at an intensity and scale that is permitted by the planned land use of the site. The 2025 Fresno General Plan and the West Area Community Plan designate this property for medium density residential uses (allowing a range of 4.99 to 10.37 dwelling units per acre). The proposed rezone and vesting tentative tract map will not facilitate an additional intensification of uses beyond that which Finding of Conformity with MSIR.No. 10130 Prepared for the 2025 Fresno General Plan EA No. R-05-07VT-5598 April 13, 2006 Page 2 would be allowed by the above-noted planned land use designations. After dedication of right-of-way for the abutting major street (West McKinley Avenue), the remaining 19.18 net acres of the subject property will be subdivided for residential use at a density of 4.22 dwelling units per acre. Per Fresno Municipal Code Section 12-403-B2-.b(1), this density may be held consistent with the site's assigned medium density land use designation. With imposition of tract map conditions regarding infrastructure construction, it is not expected that development of the property will adversely impact existing city service systems or the traffic circulation system that serves the subject site. These findings have been verified by the Public Works and Public Utilities Departments. All applicable mitigation measures of MEIR No. 10130 have been applied to the project necessary to ensure that the project will not cause significant adverse cumulative impacts, growth inducing impacts, and irreversible significant effects beyond those identified by MEIR No. 10130 as provided by CEQA Section 15178(a). Per Section 21157.1 of the California Public Resources Code (California Environmental Quality Act), it may be determined that a subsequent project falls within the scope of a MSIR, provided that the project does not cause significant impacts on the environment that were not previously examined by the MEIR. Relative to this specific project proposal, the environmental impacts noted in the MEIR, per the 2025 Fresno General Plan land use designations, include impacts associated with the medium density residential use designation specified for the subject property. The project does not change the land use approved for the subject property, and will not generate additional significant effects not previously identified by the MEIR and no new additional mitigation measures are required. Therefore, the project proposal is within the scope of the MEIR as defined by Section 15177 of the CEQA Guidelines. Moreover, as lead agency for this project, the Planning and Development Department, per Section 15177(d) of the CEQA Guidelines, has determined that all feasible mitigation measures from MEIR No. 10130 shall apply to the project proposal as noted in the attached mitigation monitoring checklist. Public notice is being provided regarding staff's finding in a manner prescribed by this section of the Guidelines and by Section 21092 of the California Public Resources Code (CEQA provisions). Y l i 31c� Darrell Un Date Planning anager, City of Fresno Attachments: Environmental Impact Checklist for Environmental Assessment No. R-05-070/T-5598 Mitigation Monitoring Checklist (MEIR No. 10130) for Environmental Assessment No. R-05-070/T-5598 ENVIRONMENTAL ASSESSMENT CHECKLIST EA No. R-05-070/T-5598 Potential Environmental Effects 1.0 TOPOGRAPHIC SOIL GEOLOGIC 12.0 HAZARDS 1 1.1 Geologic hazards, unstable soil conditions 1 12.1iR skC of explosion or release of hazardous f 1.2 Adverse change in topography or ground surface relief substances 1.3 Destruction OT unique geologic or physical features 1 12.2 Site subject to flooding f- 1.4 Increased water erosion -7- 12.3 Adverse change in course of flow of flood waters 2.0 AIR QUALITY 1 12.4 Potential hazards from aircraft 1 2.1 Lienera es substantial indirect source pollution accidents T- 2.2 Direct on-site pollution generation 1 12.5 Potential hazards from landfill and/or toxic -T- 2.3 Generation of objectionable odors waste sites T- 2.4 Generation of dust except during construction _T_- 2.5 Adverse local climatic changes 13.0 AESTHETICS 1 13.1 Obstructs pu lic/scenic vista or view 3.0 WATER x 13.2 Creates aesthetically offensive conditions 1 3.1nsT-ufFic ent groundwater for long-term project use 7- 13.3 Removes street trees or other valuable _T_ 3.2 Uses large quantities of ground gwatervegetation T_ 3.3 Wastefur use of water 1 13.4 Architecturally incompatible with _T_ 3.4 Pollution of surface water or groundwater supplies surrounding area T- 3.5 Reduces groundwater recharge 14.0 CULTURAUPALEONTOLOGICAL 4.0 PLANT LIFE 1 14.1 Removal o is one building, or d9ruption 1 4.1a u-ces numbers of any rare/unique/endangered of archaeological site species 1 14.2 Construction or use activity incompatible 1 4.2 Reduction in acreage of agricultural crop with adjacent historic site __7 4.3 Premature or unnecessary conversion of prime agricultural land 15.0 ENERGY 1 15.1 ses su stantial amounts of fuel or energy 5.0 ANIMAL LIFE - 15.2 Substantial increase in demand upon 1 5.1 a uces numbers of any rare/unique/endangered existing sources of energy species 1 15.3 Wasteful use of energy 1 5.2 Deterioration/displacement of valuable habitat 1 6.0 HUMAN HEALTH/SAFETY-Potential for causing injuryffillnesses Explanation of Ratings 7.0 NOISE 1 7.1T-reases existing noise levels _T_ „7.2 Increases exposure to high noise levels 0 Insufficient Information 8.0 LIGHT AND GLARE Insufficient information is available for this 1 8.1ro uc ion o g are,which will adversely affect category and project to determine the potential residential areas environmental effects which may result from 1 8.2 Exposure of residences to high levels of glare the proposed project. 9.0 LAND USE 911" No Significant Environmental Effect 1 9.1 Incompa r e with adopted plans and policies 9.2 Accelerates growth rate In this category, the proposed project will not _T9.3 Induces unplanned growth have an adverse environmental effect, or any T_ 9.4 Causes adverse change in existing or planned area such effect is not substantially unusual or of characteristics undesirable magnitude. This rating is also utilized in cases where the category is not 10.0 TRANSPORTATION AND CIRCULATION applicable to the project under consideration. 1 10.1 Generation of vehicle traffic sufficient to cause capacity deficiencies on existing street system "2" Moderate Environmental Effect 1 10.2 Cumulative increase in traffic on a major street for which capacity deficiencies are projected In this category,the proposed project could 1 10.3 Specific traffic hazard to motorists, bicyclists, or have an adverse environmental effect which is Routes of sufficient magnitude to be of some concern. 1 10.4 Routes non-residential traffic through residential area However, this effect is not substantial enough _T_ 10.5 Insufficient or poorly located parking in itself to require preparation of an Environ- T_ 10.6 Substantial increase in rail and/or air traffic mental Impact Report, and is mitigable through 11.0 URBAN SERVICES project changes and conditions. 1 11.1 Availability of fire protection "T' Significantly Adverse Environmental Effect _T_ 11.2 Lack of emergency vehicle access T 11.3 Adequacy of design for crime prevention The environmental effect identified in this 7 11.4 Overcrowding of school facilities category substantiates in itself, or contributes 7 11.5 Availability of water mains of adequate size toward, a finding that the proposed project has _ 11.6 Availability of sewer line and treatment capacity a potentially significant adverse effect on the 11.7 Availability of storm water drainage facilities (on or off- environment sufficient to require the site) preparation of an Environmental Impact Report. 1 11.8 Availability of adequate park and recreation areas 11.9 Unusually high solid waste generation t X 4V, 4 1 3 of 5 U. 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