HomeMy WebLinkAboutT-5603 - Conditions of Approval - 4/9/2007 City of
Planning and Development Department
2600 Fresno Street a Third Floor. Nick P. Yovino
Fresno, California 93721-3604 Director
(559) 62178003 FAX (559) 488-1020
January 24, 2007
Please reply to:
Bruce Barnes
(559) 621-8047
.Jim Ts rouoka
Yamabe and Horn
1300 East Shaw Avenue, Suite 176
Fresno, California 93710
Dear Mr. Tsrouoka:
SUBJECT: FINAL` ACTION BY THE FRESNO CITY PLANNING COMISSION REGARDING
VESTING TENTATIVE TRACT MAP NO. T-5603 AND VARIANCE APPLICATION NO
V-05-25 FOR PROPERTY LOCATED AT THE SOUTHEAST CORNER OF SOUTH
CLARA AND WEST NORTH AVENUES
The Fresno City Planning Commission conducted a duly noticed public hearing on August 2, 2006,
which was to consider Vesting Tentative Tract Map No.5603. This application relates to the proposed
development of a 10-lot single family subdivision. Following.a full and complete hearing, the Planning
Commission, took the following actions relating to the above application as follows:
1. APPROVED the environmental finding of Environmental Assessment No. V-05-25/T-5603
' dated June 22, 2006 that the project.conforms to the provisions of the 2025 Fresno General
Plan Master Environmental Impact Report (MEIR) N0.101300.
2. APPROVED Vesting Tentative Tract Map No 5603 with conditions.
The Commission approved Vesting Tentative Tract Map No. T-5603 (Commission Resolution No.
12546) subject to the conditions of approval noted therein. Unless an appeal is filed with 15 days of
the Commission's action on the tentative tract map application, the Commission's action is final.
The Fresno City Planning Director had previously approved Variance Application V-05-25 and
surrounding property owners were noticed on June 27, 2006. No appeals were received within the 20
day appeal period. The Variance allows for the creation of two substandard lots which was necessary
due to the unique configuration of the parcel.
At its scheduled meeting on January 10, 2007,. the City of Fresno Planning Commission received
notification of the Planning and Development Department's approval of Revised Tentative Tact Map
No. 5603 dated January 2, 2007. The revision to Vesting Tentative Map for Tract No. 5603 was
submitted January 2, 2007, by Yamabe and Horn on behalf of the Fresno West Coalition for
Economic Development, in accordance with the provisions of Section 12-1005.2 (Revisions) of the
Fresno'Municipal Code. The tentative map, originally considered and approved by the Fresno City
Planning Commission on August 2, 2006, provided for a 10-lot single-family residential subdivision.
Staff received a request for minor revisions to Vesting Tentative Tract No. 5603 submitted on January
2, 2007. The revisions propose to increase by two the number of single-family lots within the
Yamabe.and Horn Engineering
�} I Vesting Tentative Tract Map No.T-5603
Page 2
August 8, 2006
i
subdivision to create a total of 12 lots. One of the extra lots will be used as an onsite temporary
ponding basin. The increase in the number of lots is permitted pursuant to Section 12-1005.(2)(4)(i).
The revision proposed'slightly shortens the proposed length of West Casitas Avenue. However, the
project'would remain consistent with the density plan designation shown for the site on the Edison
Community Plan. The Edison Merger II Citizens Advisory Committee reviewed the request on January
8, 2007 and approved the revision.
Staff has determined that the proposed revision meets the provisions of the Fresno Municipal Code
for minor revisions to approved tentative maps. In accordance with Section 12-1005.2(b)(3) of the
Municipal Code, the Revised Map of Vesting Tentative Map of Tract No. 5603 dated January 2, 2007,
has been approved by the Planning and Development Department Director and shall replace the
previously approved map. Be advised that the anniversary date of the Planning Commission approval
of the original tentative map (August 2, 2006) is not affected by this approval of the revised map.
Please record this information for your future use. You will receive no further notice regarding these
applications. If you have any..questions relating to this matter, please feel free to contact me.
.Sincerely,
P NING DIVISI
r ar
Project Manager
K:\Master Files-Tract 5603-MS\Final Action Letter.wpd
Enclosures Revised Map dated January 2, 2007
c: Fresno County Assessor
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LEGEND
Subject Property
VICINITV NILAP PLANNING & DEVELOPMENT
DEPARTMENT
Vesting Tentative Tract Map No. 5603
w r:
Southeast corner of West North Avenue
South Clara Street
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FRESNO CITY PLANNING COMMISSION
a RESOLUTION NO. 12546
The Fresno City Planning Commission at its regular meeting on August 2, 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.5603 was filed with the City of Fresno and proposes to
subdivide the subject property into a 10-lot single family residential subdivision on approximately
2.69 gross acres of property located at the southeast corner of South Clara and West North
Avenues; and,
WHEREAS, on June 22,'2006 the Edison Merger II Project Area Citizens Advisory Committee
recommended approval of the tract map by a vote of 5-0 with one abstention; and,
WHEREAS, the Planning and Development Department staff recommended approval of the
proposed project subject to all conditions of approval contained in the staff report dated August 2,
2006; and,
"
WHEREAS,the Fresno City Planning Commission conducted a public hearing on August 2,2006 to
review the proposed subdivision and considered the staff report and invited testimony with respect
to the proposed subdivision; and,
.WHEREAS, no neighbors spoke in opposition to the project:
NOW, THEREFORE, BE IT RESOLVED that the Fresno City Planning Commission hereby finds
and determines that there is no substantial evidence in the record to indicate that Vesting Tentative
Tract Map No. 5603 may have a significant effect on the environment as identified by the Finding of.
Conformity to the 2025 Fresno General Plan Master Environmental Impact Report (MEIR No.....
10130) dated June 22, 2006 prepared for Environmental Assessment No. V-05-25/T-5603.
BE IT FURTHER RESOLVED that the Fresno City Planning Commission finds that approval of the
tentative tract map subject is consistent with the adopted 2025 Fresno General Plan, the Edison .,
Community Plan the Southwest Fresno General Neighborhood Renewal Area Redevelopment'
Project Plan, and the findings required pursuant to Section 66410 et.seq.of the Government Code.'
BE IT FURTHER RESOLVED that the Fresno City Planning Commission hereby approves Vesting
Tentative Tract Map No. 5603 subject to the Planning and Development Department Conditions of
Approval dated August 2, 2006.
The foregoing Resolution was adopted by the Fresno City Planning Commission upon a motion by
Commissioner Kissler, seconded by Commissioner Cherry.
VOTING: Ayes - Dibuduo, Cherry, Vasquez, Kissler.
Noes None
Not Voting . - None
Absent - Vang, Holt, Torossian
Planning Commission Resolution No. 12546
Vesting Tentative Tract Map No. 5603
August 2, 2006
If , .Page 2
DATED: August 2, 2006 K YOVINO, Secretary
Fresn ity Planning Commission
Resolution No. 12546
Vesting Tentative Tract Map No. 5603
Filed by Yamabe and Horn Engineering
Action: Recommend Approval
°"y°' u� .REPORT TO THE PLANNING COMMISSION
cnM� AGENDA ITEM NO. IX-F
r
� COMMISSION MEETING 8/02/06
k
August 2, 2006 -
IAFP�OVED BY
FROM: STAFF, Planning Division
Planning and Development Department 'DEPARTME9041RECITOR
SUBJECT: CONSIDERATION OF VESTING TENTATIVE TRACT MAP NO. 5603 AND
ENVIRONMENTAL FINDING FOR ENVIRONMENTAL ASSESSMENT NO.
V-05-25/T-5603
EXECUTIVE SUMMARY
Yamabe and Horn Engineering has filed Vesting Tentative Tract Map No. 5603 proposing to
subdivide a 2.69 acre parcel located at the southeast corner of South Clara and West North Avenues
into a 10-lot, single family residential subdivision with an overall density of 3.7 units per acre. The
application would bring the subject property into conformance with the 2025 Fresno General .
Plan, the Edison Community Plan'and the Southwest Fresno General Neighborhood Renewal
Area Redevelopment Project Plan pursuant to Section 12-403-B-2.b.1 of.the Fresno Municipal
Code. This proposed tract map is supported by staff.
PROJECT INFORMATION
PROJECT Subdivide the subject property into a 10-lot single-family residential
subdivision on 2.69 acres of property to be developed at an overall
density of 3.7 dwelling units per acre.
APPLICANT Fresno West Coalition for Economic Development (Engineer:
Yamabe and Horn Engineering)
LOCATION Southeast corner of South Clara Avenue and West North Avenue
(Council District 3, Councilmember Sterling)
SITE SIZE 2.69 acres
LAND USE Existing - Vacant
Proposed - Single Family Residential -
ZONING Existing - R-1 (Single-Family Residential District)
Proposed - Same
PLAN DESIGNATION The proposed 10-lot single family. residential subdivision is
AND CONSISTENCY consistent with the 2025 Fresno General Plan, the Edison
Community Plan and the Southwest Fresno General Neighborhood
Renewal Area Redevelopment Project Plan designation of the site
for medium density residential planned land uses.
ENVIRONMENTAL FINDING Finding of Conformity to the 2025 Fresno General Plan Master
Environmental Impact Report (MEIR) No. 10130 dated June 22,
2006.
PLAN COMMITTEE The Edison Merger II Project Area Citizens Planning Advisory
RECOMMENDATION Committee approved the project on June 26, 2006 by a vote of
5-0 with one abstention.
A i
REPORT TO THE PLANNING COMMISSION
Vesting Tentative Tract Map No. 5603
August 2, 2006
Page 2
STAFF RECOMMENDATION Recommend approval of vesting tentative tract map subject to
compliance with the Conditions of Approval for T-5603 dated August
2, 2006.
BORDERING PROPERTY INFORMATION
Planned Land Use Existing Zoning Existing Land Use
North R-1
Medium Density Residential Single Family Residential
Single Family Residential
District
South . Medium Density Residential A-2 (County) Vacant
Two Acre .
Agricultural District
West Medium Density Residential R-1 Single Family Residential
Single Family Residential
District
East Light Industrial R-A
Rural Residential/Vacant
Single Family Residential
Agricultural District
ENVIRONMENTAL.FINDING
The initial study prepared for Environmental Assessment No. V-05-25/T-5603 considered potential
environmental impacts associated with the subject subdivision map request. The study indicates that
the project, if approved, would conform to the land use designation and land use policies of the 2025
Fresno General Plan and is within the scope of Master Environmental Impact Report No. 10130.
Therefore, staff has issued a finding that the project proposal is in conformance to the 2025 Fresno
General Plan Master Environmental Impact Report-(MEIR No. 10130) dated June 22, 2006 which
incorporates a MEIR Mitigation Monitoring Checklist. This environmental finding was properly
noticed with no comments filed within the 20-day review and comment period.
BACKGROUND / ANALYSIS
The applicant, Fresno West Coalition for Economic Development has filed Vesting Tentative Tract Map
No. 5603 for approximately 2.69 acres of property located at the southeast corner of South Clara and
West North Avenue. The property is in the R-1(Single Family Residential) zone district. Vesting
Tentative Tract Map No. 5603 proposes to subdivide the 2.69 acre site into a 10-lot single family
residential subdivision at an overall density of 3.7 dwelling units per acre. Variance Application No. V-
05-25 was previously approved by the Planning Director on June 27, 2006 and allows Lots 1 and 2 of
proposed Vesting Tentative Tract Map to be less than the required 6,000 square feet (i.e. 5,759 and
REPORT TO THE PLANNING COMMISSION
Vesting Tentative Tract Map No. 5603
August 2, 2006
Page 3
5,301 square feet, respectively).. The undersized lots are required due the unique configuration of the
parcel.
The City's 2025 General Plan designates the site for medium density residential land use which is
consistent with the requested R-1 zone district. The proposed 10-lot subdivision is proposed to offer
affordable housing. The new homes would be one and two stories, with lot sizes ranging from 5,301
square feet to 11,860 square feet. The average lot size is 7,038 square feet.
On November 19, 2002, the City Council, through Resolution No. 2002-379, adopted the 2025 Fresno
General Plan which also amended the Edison Community Plan. The subject property is proposed for
development with residential uses at an intensity and scale that is permitted by the existing medium
density residential planned land use and R-1 zoning designation for the site. Although the residential
density at 3.7 units per acre is lower than the medium density planned land use (4.99 to 10.57 dwelling
units per acre), the density is consistent with the provision of the municipal code that allows plan
consistency at the next lowest planned land use designation which is medium low density residential
planned land use, or 2.19 to 4.98 dwelling units to the acre. Thus, the development of the site with a
10-lot single family residential subdivision will not facilitate an additional intensification of uses beyond
that which already exists or would be allowed by the above-noted planned land use designation.
Moreover, it is not expected that the development will adversely impact existing city service systems or
the traffic circulation system that serves the subject parcels. These infrastructure findings have been
verified by the Public Works and Public Utilities Departments. It has been further determined that all
applicable mitigation measures of MEIR No. 10130 have been applied to the project necessary to
assure that the project will not cause significant adverse cumulative impacts, growth inducing impacts,
and irreversible significant effects beyond those identified by MEIR No. 10130 as provided by CEQA
Section 15178(a).
Therefore, a Finding of Conformity was completed for this project on June 22, 2006 and, filed with the
Fresno City Clerk on the same day.
Edison/Merger II Project Advisory Committee
The Edison/Merger II Project Area Citizens Planning Advisory Committee reviewed the rezone and
vesting tentative tract map at its meeting on June 26, 2006. Upon a 5-0 vote, with one abstention, the
Committee recommended approval of the project.
Public Services
The Public Utilities Department has determined that adequate water and sanitary sewer services are
available to serve the project.
The Fresno Metropolitan Flood.Control District (FMFCD) has indicated that this project can be entirely
accommodated by the district. The developer will be required to construct FMFCD "Master Plan
Facilities" as determined by the district.
Implementation of the 2025 Fresno General Plan policies, mitigation measures of Master Environmental
Impact Report No. 10130 and the Water Resources Management Plan will result in an adequate,
reliable, and sustainable water supply for the project's urban domestic and public safety consumptive
purposes.
r,.
REPORT TO THE PLANNING COMMISSION'
Vesting Tentative Tract Map No. 5603'
August.2,2006
Page 4
Capacity is available in the existing 66-inch sewer main located in West North Avenue. The developer
shall be required to extend sanitary sewer mains within the proposed tract to provide sewer service for
each lot created.
Major Street Improvements
The 2025 Fresno General Plan designates West North Avenue as an arterial, which requires a 54-foot
right-of-way width for eastbound travel. The applicant will be required to dedicate and construct
improvements on West. North Avenue. Other improvements include the construction of curb, gutter,
sidewalk, and transition paving within the limits of the tract; construction of an underground street
lighting system; and relinquishment of access rights to West North Avenue for all residential lots
adjacent to this major street frontage. The street improvements are outlined in more detail in the,
Conditions of Approval dated August 2, 2006 as well as the attached memoranda from the Traffic
Division, dated June 29 and July 7, 2006.
Streets and Access Points
This subdivision is proposed to have two access points as follows: South Clara Avenue and West Almy
Avenue. The Fire Department requires all new subdivisions to have at least two points of access and
the proposed subdivision will meet this requirement.
The Public Works Department; Transportation Planning Section has reviewed the tentative tract map.
Public Works staff has determined that the streets adjacent to and near the subject site will be able to
accommodate the quantity and kind of traffic generated, subject to the dedication and improvement of
adjacent portions South Clara and West North Avenue to their ultimate planned width.
.LandscapingMalls
Given that the proposed subdivision abuts a planned arterial street, the developer proposes to install 15-
feet of landscaping along West North Avenue. In addition, the applicant will be required to install a six-
foot high masonry solid wall at the rear of the required landscape setback, which will mitigate the
adverse effect of noise generated by vehicles traveling on the adjacent major street.
Landscaping/Common Open Space
One component of the open space guidelines suggest a dedication of two to five percent of the site (less
major street dedications) of common passive/active open spaces comprised of pocket parks, tot lots,
trails, pedestrian ways, and landscaped areas beyond minimum major street setbacks. Paseo corridors
are strongly encouraged through subdivisions that connect to streets, destinations, and other
subdivisions. Pedestrian openings should be provided to schools, major streets and destinations, and
trails:
However, due to the extremely small size and configuration of the site, staff proposes that, aside from
the 15-foot landscape buffer along West North Avenue, no additional open space be provided.
t
REPORT TO THE PLANNING COMMISSION' .
Vesting Tentative Tract Map No.5603
August 2, 2006
Page 5
State Department of Transportation (Caltrans)
Vesting.Tentative Tract No. 5603 was routed to Caltrans on June 2, 2006. To date, staff has not
received any comments.
Tentative Tract Map Findings
The Subdivision Map Act (California Government Code Section 66400 et. seq.) requires that a proposed
subdivision not be approved unless the map, together with its design and improvements, is found to be
consistent with the General Plan and any applicable specific plan (Finding No. 1 below).
State law further provides that the proposed subdivision map be denied if any one of the Finding
Nos. 2 5 below is made in the negative. In addition, State law requires that a subdivision be found to
provide for future passive and natural heating or cooling opportunities in the subdivision development
(Finding No. 6 below).
1. The proposed subdivision map,-together with its design and improvements, is consistent with the
City's 2025 General Plan (there is not an applicable specific plan), because the 2025 Fresno
General Plan and the Edison Community Plan designates the site for medium density residential
land uses and subject to Section 12-403-B-2.b.1 of the Fresno Municipal Code, the project design
meets the density and zoning ordinance criteria for development in these plan designations.
.2. This site is physically suitable for the proposed type and density of development, because conditions
of approval will ensure adequate access and drainage on and off the site.
3. The proposed subdivision design and improvement is not likely to cause substantial and
considerable damage to the natural environment, including fish, wildlife or their habitat, because of
the urbanized nature of the area in which the site is located.
4. The proposed subdivision design and improvements are not likely to cause serious public health and
safety problems, because the conditions of approval have shown and will insure that the subdivision
conforms with City health and safety standards, subject to eliminating access of all lots onto West
North Avenue.
5. The proposed subdivision design will .not conflict with public easements within or through the site,
because conditions of approval will assure noninterference with any existing or proposed public
easements.
6. The design of the subdivision provides, to the extent feasible, for future passive and natural heating
or cooling opportunities in the subdivision, because of the appropriate use and placement of
landscaping plant materials and because of the orientation of the proposed lots.
The subdivision map, subject to the recommended conditions of approval, complies with the design and
property development standards of the Zoning Ordinance and local Subdivision Ordinance.
Based upon the plans and information submitted by the applicant and the recommended conditions of
project approval, staff,has determined that these findings can be made.
REPORT TO THE PLANNING COMMISSION
Vesting Tentative Tract Map No. 5603
August 2, 2006
Page 6
f
~ f Planning Commission action on the proposed tentative tract map, unless appealed to the City Council, is
final:
CONCLUSION / RECOMMENDATION
It is recommended that the Planning Commission take the following actions:
1. RECOMMEND APPROVAL of Ahe environmental finding for Environmental Assessment
No. V-05-25/T-5603 dated June 22, 2006 that the project proposal conforms to the provisions of the
2025 Fresno General Plan Master.Environmental Impact Report (MEIR No. 10130).
2. APPROVE Vesting Tentative Tract Map No. 5603, dated June 2, 2006, subject to compliance
with the Conditions of Approval dated August 2, 2006.
KACommonWaster Files-20051'REZONEI T-55741R-05-100 PC Rpt 3-15-06.doc
Attachments: Vicinity Map
2005 Aerial Photo of the site
Exhibit A, Vesting Tentative Tract Map No. 5603 dated June 2, 2006.
Conditions of Approval for T-5603 dated August 2, 2006, including letters from:
• Fresno.Metropolitan Flood Control District (June 29, 2006)
Public Works Department, Engineering Services (May 26, 2006).
• Public Works Department, Engineering Services (June 29, 2006
• Public Works Department, Traffic (June 29, 2006 and July 7,2006)
• Public Utilities Department, Solid Waste (June 29, 2006)
• Public Utilities Department, Sewer (June 14, 2006)
• Public Utilities Department, Water(June 8, 2006)
• Fire Department (June 5, 2006)
• San Joaquin Valley Air Pollution Control District dated June 12, 2006
Environmental Assessment No. V=05-25/T-5603, Finding of Conformity to the 2025
Fresno General Plan Master Environmental Impact Report (MEIR No. 10130) dated
June 22, 2006
r
CITY OF FRESNO
PLANNING AND DEVELOPMENT DEPARTMENT
CONDITIONS OF APPROVAL
AUGUST 2,2006
VESTING TENTATIVE TRACT MAP NO. 5603
SOUTHEAST CORNER OF WEST NORTH AVENUE AND SOUTH CLARA AVENUE
All tentative maps are subject to the applicable provisions of the State Subdivision Map Act, Fresno
Municipal Code, City policies, and City of Fresno Standard Specifications. The following specific
conditions are applicable to this vesting tentative map. The Urban Growth Management(UGM)Service
Delivery Plan requirements are included in.the following conditions of approval and are designated by
the caption "Urban Growth Management Requirements."
NOTICE TO PROJECT APPLICANT
In accordance with the provisions of Government Code '66020(d)(1), the imposition of
fees,dedications, reservations or exactions for this project are subject to protest by the
project applicant at the time of approval or conditional approval of the development or
within 90 days after the date of the imposition of the fees, dedications, reservations or
exactions imposed on the development project.
GENERAL CONDITIONS
1.. Upon conditional approval of Vesting Tentative Tract Map No. 5603 entitled "Exhibit A," dated
June Z 2006, the subdivider may prepare a Final Map in accordance with the approved
tentative tract map.
2. Each lot shown on Vesting Tentative Tract Map No. 5603, shall be in accordance with the R-1
zone district (except as modified by Variance No. V-05-25 for lots 1 and 2), Property
Development Standards, pursuant to Fresno Municipal Code (FMC) Section 12-211.5.
3. Submit grading plans and a soils report to the City of Fresno Planning and Development
Department for verification prior to Final Map approval (Reference: Sections 12-1022 and
12-1023 of the Fresno Municipal Code). Grading plans shall indicate the location of any
required walls and indicate the proposed width of required landscape easements or strips.
Approval of the grading plan is required prior to Final Map approval.
4. . At the time of Final'Map submittal,the subdivider shall submit engineered construction plans to
the City of Fresno Public Works, Public Utilities, and Planning and Development Departments
for grading, public sanitary sewer system, public water system, street lighting system, public
streets, and storm drainage, including other technical reports and engineered plans as
necessary to construct the required public improvements and work and applicable processing
fees. -
5. Engineered construction plans shall be approved by the City prior to the approval of the Final
Map. If, at the time of Final Map approval, such plans have not been approved, the subdivider
Conditions of Approval
Vesting Tentative Tract Map No. 5603
August 2, 2006
Page 2
shall provide performance security in an amount established by the City to guarantee the
completion of plans.
6. Public utilities easements, as necessary, shall be shown on the Final Map and dedicated to the
City of Fresno. Public utility easements beyond the limits of the Final Map, but required as a
condition of development, shall be acquired at the subdivider's cost and shall be dedicated by
separate instrument at the time of Final Map approval. The relocation of existing utilities
necessitated by the required public improvements shall be paid for by the subdivider. The
subdivider is responsible to contact the appropriate utility company for information.
7. Comply with the conditions, policies and standards set forth in the City of Fresno, Municipal
Code,Article 10,Chapter 12, "Subdivision of Real Property;"Resolution No.68-187,"City Policy
with Respect to Subdivisions;"and City of Fresno Standard Specifications, 2002 Edition, and
amendments thereto.
8. 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 No..79-606 and No. 80-420) and any amendments, modifications, or additions
thereto; and in.accordance with the requirements of State law as related to vesting tentative
maps.
9. The subdivider shall furnish to the City acceptable security to guarantee the construction of the
off-site street improvements in accordance with all applicable provisions of the Fresno Municipal
Code and the State Subdivision Map Act. The subdivider shall complete all the public
improvements prior to the approval of the Final Map by the City. If, at the time of Final Map
approval,any public improvements have not been completed and accepted in 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.
10. 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.
11. Relinquish access rights to West North Avenue from all residential lots which abut this street.
Ref. Section 12-1011-f-3 of the Fresno Municipal Code. (See Exhibit A dated June 2, 2006).
Building Setbacks
12. Building setbacks shall be in accordance with the R-1 zone district and the provisions of Fresno
Municipal Code Section 12-207.5-E-1-c as shown on Exhibit°A", Vesting Tentative Tract Map
No. 5603 dated June 2, 2006.
13. Proposed Lot 2 on Vesting Tract Map No. 5603, dated June 2, 2006, is considered a key lot.
Provide a 10-foot side yard along the south property line of Lot 2 which abuts an adjacent rear
yard (Lot 3).
Conditions of Approval
Vesting Tentative Tract Map No. 5603
August 2, 2006
Page 3
Landscaping and Walls and Maintenance of Public Works Improvements
14. Provide a 15-foot landscape easement(and irrigation system) along the north property line of
Lot 1 along West North Avenue. Ref. Section 12-1011-f-3 of the Fresno Municipal Code. The
maintenance of the 15-foot landscaped easement may be included within the City's Community
Facilities District.
15.. When the grading plan establishes a top of slope beyond the required landscape easement
noted and the construction of the required wall is to be established coincident with the top of
slope then the required minimum easement width shall be expanded to include the full
landscaped area up to the wall location.
16. Improvement plans for all required landscaping and irrigation systems shall be submitted to the
Planning and Development Department for review prior to Final Map approval.
17. There shall be a 6-foot high masonry solid wall or approved architecturally-designed solid fence
meeting the requirements of the Fresno Municipal Code) provided along the north property line
of Lot 1 which backs onto West North Avenue. Wall should stop at or be reduced to 3 foot high
in the front yard setback area of Lot 1(solid wall to meet the requirements of Section 12-306-H,
Fresno Municipal Code).
18. The developer/owner shall comply with the requirements in the memorandum from the Public
Works Department (Joe Paff), dated May 26, 2006 for Vesting Tentative Tract Map No. 5603.
19. If the developer/subdivider elects to petition for annexation into the City's Community Facilities
District, he/she shall be required to provide the City of Fresno,Department of Public Works,with
copies of signed acknowledgments from each purchaser of a lot within the subdivision,attesting
to the purchasers understanding that the lot will have an annual maintenance assessment and
that he/she is aware of the estimated amount of the assessment. The developer/subdivider
shall execute and record a covenant on each lot providing notice that the subject
property is subject to annual payment of the Community Facilities District assessment.
20. Should the City Council not approve the annexation of such landscape areas into a Community
Facilities District, the property owner/developer shall create a homeowner's association for
the maintenance of the landscape areas. The proposed Declaration of Covenants, Conditions,
and Restrictions(CC&Rs)and the proposed instruments for the homeowners association shall
be submitted to the Planning and Development Department for review two weeks prior to Final
Map approval. Said documents shall be recorded with the Final Map or alternatively submit
recorded documents or documents for recording prior to final acceptance of subdivision
improvements. Said documents shall include assignment of responsibility to the owner's
association for landscaping and other provisions as stated in the Development Department
Guidelines for preparation of CC&Rs dated January 11, 1985.
Lot Dimensions
21. Pursuant to Section 12-211.5-B of the FMC, all parcels within the R-1 zone district must provide
the following minimum standards (or as modified by Variance No. V-05-25 for Lots 1 and 2):
Conditions of Approval
Vesting Tentative Tract Map No..5603
August 2, 2006 -
Page 4
22.
Width
Interior lots: 60 feet
Corner lots: 65 feet
Reversed corner lots: 70 feet(Lot 3)
Curved/cul-de-sac lots: 40 feet
Depth
Lots facing local streets: 100 feet
Information
23. Prior to the issuance of building permits for the subdivision, school construction fees shall be
paid to the Orange Center.Unified School District in accordance with the school district's
adopted schedule of fees.
24. Contact the United States Postal Service,.Fresno Office,for the location and type of mailboxes
to be installed in this subdivision;
25. 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.
26. The developer/owner shall obtain any and all permits required for the removal or demolition of
any existing building or structure located within the subdivision boundaries. The
developer/owner shall also obtain any and all permits required for the proper
abandonment/closure of any existing water well, septic tank/leach field or cesspool, and
irrigation pipeline on the subject property. All such permits shall be obtained prior to
commencement of tract grading work, in accordance with Chapter 13 of the Fresno Municipal
Code.
27. If archaeological and/or animal fossil material is encountered during project surveying, grading,
excavating, or construction, work shall stop immediately.
.28. 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 Sheriffs Department). If remains or other archaeological material is
possibly Native American in origin,the Native American Heritage Commission (phone number
916-653-4082) shall be immediately contacted, and the California Archaeological
Inventory/Southern San Joaquin Valley Information Center(phone number:805-644-2289)shall
be contacted to obtain a referral list of recognized archaeologists. An archaeological
assessment shall be conducted for the project, the site shall be formally recorded, and
recommendations made to the City as to any further site investigation or site
avoidance/preservation measures.
Conditions of Approval .
Vesting Tentative Tract Map No. 5603
August 2, 2006
`. Page 5
29.. 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.
30. 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.
31. If the subdivider elects to apportion the assessment, the application shall contain the following
information:
a. A full description of each assessed lot, parcel or interest to be divided and of how such
lot, parcel or interest will be divided;
b. A request that the Engineer apportion the amount remaining unpaid on the assessment
in accordance with applicable law; and
c. Written consent of the owner(s) of each such lot, parcel,or interest to the requested
apportionment.
32. The application shall be filed prior to the approval of the Final Map(s) by the City and shall be
accompanied by a fee in an amount specified in the Master Fee Resolution for each separate
lot, parcel,or interest into which the original assessed lot, parcel or interest is to be divided. The
fee shall be in an amount sufficient to pay all costs of the City and the Engineer of Work
responsible for determining the initial assessment in making the requested apportionment.
33. The subdivider shall comply with Regulation VIII of the San Joaquin Valley Air Quality Pollution
Control District for the control of particulate matter and fugitive dust during construction of this
project.
34. The subdivider shall obtain any and all permits required for the removal or demolition of any
building or structure located within the subdivision boundaries. The developer shall also obtain
any and all permits required for the closure of any septic tank, cesspool, or water well. All
permits shall be obtained prior to commencement of such work in accordance with Chapter 13
of the Fresno Municipal Code.
35. Solid waste disposal for the subdivision shall be provided by the City of Fresno. The method of
collection to be utilized in this tract shall be subject to approval of the Solid Waste Manager(see
below-noted conditions).
PARK SERVICE
36. The developer/owner shall comply with the comments provided by the Department of Public
Works (Ann Lilly), dated June 29, 2006 for Vesting Tentative Map No 5603.
Conditions of Approval
Vesting Tentative Tract Map No. 5603 : :
August 2, 2006
Page 6
37. The developer/owner shall pay appropriate park facilities fee'and/or dedicate lands for park and .
recreation purposes pursuant to Ordinance No.2005-112 and 2005-113 adopted by the Fresno
City Council on September.27,2005
FIRE SERVICE
38. Project is subject to city wide fire service area fees. Project is within 2 miles of Fire Station No.
7. Provide residential fire hydrants and fire flows per Public Works Standards with two sources
of water. All houses require a minimum 1 '/z"water service connection for fire sprinkler/domestic
supply(for kitchen sprinkler). All model homes shall be provided with approved fire sprinklers
(13D)and a minimum.1 %2"water service connection. All houses over 5,000 square feet shall be
fully sprinklered (13R) and provided with a 2"water service connection.
39. Access is acceptable as shown.
40. Comply with attached memo from Fire Department dated.June 5, 2006.
41. The subdivider shall be required to pay the appropriate Fire Station Capital Fee at the time of
final map approval
SOLID WASTE SERVICE
42. The owners, lessees or other tenants of the residential dwellings on service day, before 6:00
a.m., shall place their solid waste containers at the edge of the curb approximately four feet
apart and shall not block any vehicle accesses in accordance with the City of Fresno's Solid
Waste Management Division Standards.
43. Per Section 9-404 of the FMC, Solid Waste Disposal Regulations, no solid waste container or
residential rubbish shall be allowed to remain at the curb line after 8:00 p.m. on the collection
day.
44. Property owners will receive three containers to be used as follows:one gray container for solid
waste, one green container for green waste, and one blue container for recyclable material.
45. Covenant requirement: There shall be no parking allowed in the cul-de-sac on the solid waste
service day. All lots that are part of a cul-de-sac shall be clear of all vehicles by 6:00 a.m. Lots
5, 6, 7, and 8 on cul-de-sac street (currently listed as Almy Avenue ).
46. Comply with the Solid Waste Division memorandum dated June 29, 2006.
STREETS AND RIGHTS-OF-WAY
47. The subdivider shall furnish to the city acceptable security to guarantee the construction of the
of-site street improvements in accordance with all applicable provisions of the Fresno Municipal
Code and the State Subdivision Map Act.
48. The subdivider shall make provisions for disabled persons in accordance with the Department of
Public Works standards and as required by State law. Handicap access ramps are required to e
constructed in sidewalks at all corners within the limits of the tract. Where street furniture is
r Conditions of Approval
Vesting Tentative Tract Map No. 5603
August 2, 2006
.,Page 7
located within the sidewalk area(i.e.,fire hydrants,streetlights,etc.),a minimum of 48 inches on
unobstructed path shall be maintained to satisfy the.American Disabilities Act requirements: If
necessary, dedicate a pedestrian easement to accommodate for the 4-foot minimum
unobstructed path requirement. The sidewalk on West North Avenue,however,shall be a 6 foot
residential sidewalk.
49. All the required street improvements shall be constructed and/or installed in accordance with the
City of Fresno Standard Specifications (2002 Edition). The following shall be submitted as a
single package to the Public Works Department for review and approval: Street Contruction,
Signing, Striping, Traffic Signal and Street light and Trail Lighting.
50. Submit a Geometric Approval Drawing(GAD)to Traffic Engineering for review and approval,per
the attached checklist, prior to submittal of street plans.
51 All of the required street improvements shall be constructed and/or installed in accordance with
the City of Fresno Standard Specifications(2002 Edition). ,The following shall be submitted as a
single package to the Pubic Works Department for review and approval:
a. Signing and striping plans (per current California Department of Transportation
standards);
b. Street Construction Plans; and,
c. Landscape and irrigation plans (median island and street trees within all parkways).
52. The subdivider shall install all existing and proposed utility systems underground in accordance
with.Fresno Municipal Code Section 12-1011, 8-801 and Resolution No. 78-522/88-229.
53. The subdivider shall construct an underground street lighting system per Public Works
Standards E-1 and E-2 within the limits of the tract. Spacing and design shall conform to Public
Works Standards for local streets. Height,type,spacing,etc.,of standards and luminaires shall
be inr accordance with Resolutions No.68-187,78-522; 81-219 and 88-229 or any modification
thereto approved by the City Traffic Engineer prior to Final Map approval. Upon completion of
the work by the subdivider and acceptance of the work by the City, the street lighting system
shall be. dedicated to the City. Submit engineered construction plans to the Public Works
Department for approval.
54. All dead-end streets created by this subdivision shall be properly barricaded in accordance with
City standards within seven days from the time the streets are surfaced or as directed by the
.Engineer.
55. The developer shall comply with. Rule 8060 of the San Joaquin Valley Air Pollution Control
District for the control of fugitive dust requirements from paved and unpaved roads.
56. Handicap access ramps are required at all corners.within the limits of the subdivision.
57. All required signing and striping shall be done and paid for by the developer/owner. The signing
and striping plans shall be done per the current Caltrans standards and shall be submitted along
{ Conditions of Approval
Vesting Tentative Tract Map No. 5603
August 2, 2006
,. . . Page 8
with the street construction,traffic signal and streetlight plans for this tentative map to the Public
Works Department.
58. The developer shall install median islands and frontage landscaping concurrent with the street
improvements.
59. Comply with the memorandum from the Public Works Department,Traffic Division, dated June
29 and July 7, 2006.
SANITARY SEWER SERVICE
60. The nearest sanitary sewer main to serve the proposed project is a 6-inch main located in South
Clara Avenue. Sanitary sewer facilities will be available to provide service to the site subject tom
the following requirements:
61. Lot number one(1)shall utilize the existing sewer house branch from the existing 66-inch sewer
located in West North Avenue.
62. Sanitary sewer mains shall be extended within the proposed tract to provide sewer service to
each lot created.
63. Abandon all existing on-site private sanitary sewer systems.
64. Street easements and/or deeds shall be recorded prior to approval of improvement plans_
65. Public sewer facilities shall be constructed in accordance .with Public Works Department
standards, specifications, and policies.
66. Engineered improvement plans prepared by a Registered Civil Engineer shall be submitted for
the Department of Public Utilities review and approvals for proposed additions to the sanitary
sewer system.
67. Comply with the memorandum from the Public Utilities Department dated June 14, 2006.
Sanitary Sewer Fees
68. The following Sewer Connection Charges are due and shall be paid for the Project:
a. Sewer Lateral Charge.
b. Oversize Sewer Charge
C. Trunk Sewer Service Area: North
d. Wastewater Facilities Charge (Residential Only)
WATER SERVICE
The following conditions are required to provide water service to the tract:
69. Separate water services with meter boxes shall be provided to each lot created.
Conditions of Approval
x Vesting Tentative Tract Map No. 5603
August 2, 2006
Page 9
70. Two independent sources of water, meeting Federal and State Drinking Water Act Standards,
are required to serve the tract including any subsequent phases thereof. The two-source
requirement may be accomplished through any combination of water main extensions,
construction of supply wells,or other acceptable sources of water supply approved by the Water
Systems Manager.
71. All public water facilities shall be constructed in, accordance with the Department of Public
Works standards, specifications, and policies.
72. Seal and abandon existing on-site well in compliance with per the State of California Well
Standards, Bulletin 74-90 or current revisions issued by California Department of Water
Resources and City of Fresno standards.
73. Comply with the Department of Public Utilities, Water Division memorandum dated June 8,
2006. .
RIGHT-OF-WAY ACQUISITION
74. The developer will be responsible for the acquisition of any necessary right-of-way to construct
any of the required improvements.
75. Rights-of-way acquisition shall include any rights-of-way necessary for proper drainage,signing,
pole relocation, and shoulder grading. In general, this will require right-of-way to be provided
approximately 10 feet outside the travel lane. The exact requirement must be determined at the
project design stage based on the existing conditions and detailed design information.
76. In the event an acquisition of any easement or right-of-way is necessitated by the subject
development, said acquisition will be accomplished prior to Final Map approval. The
developer/owner should contact the Real Estate Section of the Public Works Department to
receive procedural guidance in such acquisitions.
77.. Should such acquisition not be accomplished by the subdivider prior to Final Map approval,the
subdivider must request and grant to the City the full authority to attempt acquisition either
through negotiation or through its power of eminent domain. The subdivider shall furnish to the
City Public Works Department, Engineering Division/Real Estate Section,an appraisal report or
a request for an estimated appraisal amount(to be determined by the City of Fresno Real Estate
Section) prior to preparation of a Subdivision Agreement.
78. The subdivider shall submit adequate security in the form of a cash deposit to guarantee
payment of all costs associated with the acquisition, including staff time, attorney's fees,
appraisal fees, court costs, and all related expenditures and costs necessary to effect the
acquisition of such easements or rights-of-way.
FLOOD CONTROL AND DRAINAGE
79. The subdivider shall be required to pay any applicable storm drainage fees to comply with
Fresno Municipal Code Chapter 13, Article 13.
F; Conditions of Approval
Vesting Tentative Tract Map No. 5603
August 2, 2006
Page 10
80. The subdivider shall be required to comply with the specific requirements imposed by the Fresno
Metropolitan Flood Control District (FMFCD) for the subdivision or any amendments or
modifications to those requirements, which may be granted by the FMFCD Board of Directors,
pursuant to Section 13-1307 of the Fresno Municipal Code. These requirements are identified
,t in the District's letter to the Planning and Development Department dated June 29; 2006.
81. Any temporary ponding basins constructed or enlarged to provide service to the subdivision shall
be fenced in accordance with City standards within seven days from the time the basin become
operational or as directed by the City Engineer. Temporary ponding basins will be created
through a covenant between the City and the Developer prior to Final Map approval
Maintenance of the temporary ponding basin shall be by the Developer until permanent service
for the entire subdivision is provided:
SAN JOAQUIN VALLEY AIR POLLUTION CONTROL DISTRICT
82. The developer/owner shall comply with the requirements of the San Joaquin Valley Air Pollution
Control District dated June 12,2006.
IRRIGATION DISTRICT
83. NA.
ORANGE CENTER SCHOOL DISTRICT
84. The developer/owner shall comply with the requirements of the Orange Center School District.
85. School Developer Fees shall be paid on all new residential construction within the proposed
subdivision, in accordance with a resolution adopted by the Orange Center School District,
pursuant to Government Code Section 65995 and Educational Code Section 17620.
86. 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.
PACIFIC GAS AND ELECTRIC C
87. Comply with any requirements from Pacific Gas and Electric Company.
DEVELOPMENT FEES AND CHARGES
88. This project is subject to the following development fees and charges:
SEWER CONNECTION CHARGES FEE RATE
b. Lateral Sewer Charge* $0.10/sq. ft. (to 100' depth)
c. Oversize Charge* $0.05/sq. ft. (to 100' depth)
d. Trunk Sewer Charger N/A
Service Area:
k
P ' Conditions of.Approval
Vesting Tentative Tract Map No. 5603
August 2, 2006
Page 11
e. Wastewater Facilities Chargees $2,119/living unit
J. House Branch Sewer Charger N/A
WATER CONNECTION CHARGES FEE RATE
g. 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.
h. Frontage Charge* $6.50/lineal foot
i. Transmission Grid Main Charge* $804/net acre(parcels under 5 gross acres)
j. Transmission Grid Main Bond Debt Service Charge $304/net acre(parcels under 5 gross acres)
k. UGM Water Supply Fees NIA
Service Area: _
I. Well Head Treatment Fees N/A
Service Area:
m. Recharge Feer N/A_
.Service Area:
n. 1994 Bond Debt Service* N/A
Service Area:
DEVELOPMENT IMPACT FEE FEE RATE
o. Fire Facilities Impact Fee- Citywide*"* $539/living unit
p. Park Facility Impact Fee- Citywide*** $3398/living unit
q. _"Quimby Parkland Dedication Feelw** $1120/living unit
r.. Police Facilities Impact Fee - Citywide*"" $624/living unit
s. Traffic Signal Charge* $414.69/living unit
I '
URBAN GROWTH MANAGEMENT FEE RATE
t. Major Street Charge-6 N/A
Service Area:
u. Major Street Bridge Charge* N/A
Service Area:
Conditions of Approval
Vesting Tentative Tract Map No. 5603
August 2, 2006
Page 12
v. UGM Grade Separation Fees N/A
Service Area
w. UGM Trunk Sewer Charges N/A
Service Area:
x. Street Acquisition/Construction Charger N/A
Notes:
*This amount if paid is creditable against the Park Facility Impact Fee.
** Fee applicable to all maps accepted for filing after August 30,2005
.• Due at time of subdivision:
4 Due at time of development.
♦ Due at occupancy.
Deferrable through Fee Deferral Covenant.
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT FEE/RATE
y. FCMD Development Fees=Vesting Tentative $19,391.00
Notes:
*This amount if paid is creditable against the Park Facility Impact Fee:
`* Fee applicable to all maps accepted for fling after August 30, 2005
• Due at time of subdivision:
f + Due at time of development:
♦ Due at occupancy.
.6 Deferrable through Fee Deferral Covenant.
File No. 210.415
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
PUBLIC AGENCY DEVELOPER
Mr. Gil Haro, Planning Manager FRESON WEST COALITION
C
Planning & Development.Department FOR ECONOMIC DEVELOPMENT
City of Fresno 4949 N. CRYSTAL AVE., SUITE 130
2600 Fresno Street FRESNO, CA 93705
Fresno, CA 93721
PROJECT NO. 2005-025 PRELIMINARY FEE(S) (See below)
DRAINAGE AREA AV - DRAINAGE AREA AV $19,391.00
DATE /a 9 DRAINAGE AREA "
APN 329-020-07 TOTAL FEE $19,391.00
ADDRESS SEC NORTH AND CLARA AVE.
The proposed development will generate storm runoff which produces potentially significant
environmental impacts and which must be properly discharged and mitigated pursuant to the z
California Environmental Quality Act and the National Environmental Policy Act. The District
in cooperation with the.City and County has developed and adopted the Storm Drainage and. O
Flood Control Master Plan. Compliance with and implementation of this Master Plan by this
development project will satisfy the drainage related CEQA/NEPA impact of the project
mitigation requirements.
The proposed development shall pay drainage fees pursuant to the Drainage Fee Ordinance prior to O
issuance of a building permit at the rates in effect at the time of such issuance. The fee
indicated above is valid through February 28, 20 07 based on the site plan submitted to 0
the District on . 06/02/06 Contact FMFCD for a revised fee in cases where changes are
made in the proposed site plan which materially alter the proposed impervious area.
Considerations which may affect the fee obligation(s) or the timing or form of fee payment:
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 Ul
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
2005-025 5469 E.OLIVE- FRESNO,CA 93721 - (559)456-3292 - FAX(559)456-3194 Two sided document
FRESNO ME ..:OPOLITAN FLOOD CONTROL D, fRICT
NOTICE OF REQUIREMENTS
Page 2 of 4
e) When the actual costs incurred in constructing Master Plan facilities exceeds the
drainage fee obligation, reimbursement will be made for the excess costs from future
fees collected by the District from other development.
Approval of this development shall be conditioned upon compliance with these District
Requirements.
1. a. Drainage from the site shall be directed to
X b. Grading and drainage patterns shall be as identified on Exhibit No. 1 -4-2 .
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:
A 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 itilet(s).
b. The construction of facilities required by Paragraph No. 2 hereof will provide
Pe-t- ,nt drai.nwge senlice.
X c." Permanent drainage service will not be available. The District recommends
temporary facilities until permanent service is available.
Tomper-ary ., ; ,o ;1,4,10+1„�,,,b�4,
d. See Exhibit No. 2..
5. ..The proposed development:
Appears to.be located within a 100 year flood prone area as designated on the latest
Flood Insurance Rate Maps available to the District, necessitating appropriate floodplain
management action.(See attached Floodplain Policy:)
2005-025 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.
C
6• The Federal Clean Water Act and the State General Permits for Storm Water Discharges
Associated with Construction and Industrial Activities (State General Permits)require developers
of construction projects disturbing one or'more acres, and discharges associated with industrial
activity not otherwise exempt from National Pollutant Discharge Elimination System (NPDES)
permitting, to implement controls to reduce pollutants, prohibit the discharge of waters other than
storm water to the municipal storm drain system, and meet water quality standards. These
requirements apply both to pollutants generated during construction, and to those which may be
generated by operations at the development after construction. Z
a.
State General Permit for Storm Water Discharges Associated with Construction Activities,
approved August 1999, (modified December 2002.) A State General Construction Permit
is required for all clearing, grading, and disturbances to the ground that result in soil
disturbance of at least one acre (or less than one acre if part of a larger common plan of
development or.sale). Permittees are required to: submit a Notice.of Intent to be covered
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.
I
•b. S<.ate Genera,i nerrlt fcr Storm Water Discharges Associated with 7.
l;dastrial 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.
2005.025 5469 E.OLIVE - FRESNO,CA 93727 (559)456-3292 - FAx(559)456-3194 Two sided document
r '
;4;
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. Lake an, Proj ct gineer: Mitzi M. Molina
District Engineer
C: YAMABE & HORN ENGINEERING, INC.
1300 & SHAW AVE., SUITE 176
FRESNO, CA 937,10,
I
zoos-ozs 5469 E.-OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
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 developer must provide for drainage to.the parcels northeast of VAR 2005-025 This may be
done with a surface channel or pipeline extension.
VAR 2005-025 must provide non-Master Plan pipeline extension or improved drainage channel to
allow surface drainage from APN 329=020-08 to reach future Master Plan facilities
Development No. VAR 2005-025
engr\permit\exhibit2\city-var\2005\2005-025(mmm)
r'>
NOTE:
THIS DRAWING IS SCHEMATIC,
DISTANCES ARE APPROXIMATE. II
IIS
IN
I
30"
- - - -RTH - AVE. -- — —
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APN# II
329-020-08 I IN I
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LEGEND
Master Plan Facilities To Be Constructed By Developer
Pipeline(Size Shown)Unlet.
0—• Future Master Plan Facilities
Direction Of Drainage
SCALE - V=200'
I ———— Inlet Boundary
Drainage Area Boundary
I
_ TRACT 5603
DRAINAGE AREA:"AV"
O EXHIBIT N0. 1
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
DRAWN BY:MM DATE MM
K%A*.d0W=EX 18MTRACT=M.dn REVMBY: DALE.
City of
PUBLIC WORKS DEPARTMENT
DATE: May 26, 2006
TO: BRUCE BARNES, Planner III
Planning and Development Department
FROM: JOE PAFF,,Engineering Technician
Public Works Department
SUBJECT: CONDITIONS FOR VESTING TENTATIVE TRACT 5603 AND
COMMUNITY FACILITIES DISTRICT
The Conditions of Approval for Vesting Tentative Tract 5603 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 maybe 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. North Avenue.
• Maintenance of all Landscaping,Irrigation Systems and Trail facilities as approved by the Public
Works Department within any 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 for W.Almy Avenue within
the boundary of the tentative map and for Y2 of Clara Street where it borders the tentative map.
• Maintenance and operating costs of all local street 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. 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.
2. The CFD may NOT be used to maintain any portion of residential front yards.
3. The City will not accept ownership of property for landscaping,trails and open spaces. These will be
accepted only as easements or in a form acceptable to the City Engineer.
4. 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.
5. 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.
6. 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.
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 Ann Lillie at 621-8690 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\tt5603
D E P A R T M E N T O F P U B L I C W O R K S
TO: Bruce Barnes, Project Manager
Planning Division
FROM: Ann Lillie, Senior Engineering.Technician (559.621.8690)
DATE: June 29,.2006
SUBJECT: Tentative Subdivision Map T-5603 (Located southeast corner of West North and South
Clara Avenues)
The Department of Public.Works has reviewed the Vesting Tentative Subdivision Map proposed by Fresno
West Coalition for Economic Development,on engineering plans prepared by Yamabe&Horn
Engineering, Inc.. dated June 2. 2006. The Department of Public Works offers the following comments
regarding the Street Tree,Buffer/Parkway and Median Island Landscape conditions.
GENERAL REQUIREMENTS
STREET TREE REQUIREMENTS
1. The subdivider is required to provide street trees on all public street frontages and for the dedication
of planting and buffer landscaping easements. Street trees shall be planted at the minimum rate of one
tree for each 60' of street frontage by the Developer. The subdivider is required to provide irrigation
for all street trees. The irrigation system shall comply with FMC 12-306-23, Water Efficient
Landscape Standards. Tree species to be planted as follows:
STREET NAME STREET TREE SPECIES/COMMON NAME
West North Avenue Sapium sebiferum-Chinese Tallow
South Clara Avenue Pistacia chinensis-Chinese Pistache
2. Street Tree Planting by Developer: For those lots having internal street tree frontage available for.
street tree planting, the developer shall plant one tree for.each 60' of street frontage, or one tree per
lot having street frontage,whichever is greater.
a. Street tree inspection fees shall be collected for each 60' of public street frontage or one'tree per
lot whichever is greater.
b. Street trees shall be planted in accordance with the City of Fresno, Department of Public Works
"Standard Specifications."
c. Landscape plans for all public use areas, such as parkways, buffers, medians and trails, shall be
reviewed and approved by the Department of Public Works, Engineering Services. A street tree
planting permit shall be required for all residential street tree planting.
d. Performance and payment securities, paid with final map, will be released when all landscaping
installed on public and/or city controlled property is in conformance with the
Specifications of the City of Fresno.
e. Upon acceptance of the required work,warranty security shall be furnished to or retained by
the city for guaranty and warranty of the work for a period of ninety days following acceptance.
BUFFER LANDSCAPING&MAINTENANCE REQUIREMENTS
1. The subdivider is required to provide long term maintenance for the landscape in the landscape.easements
and rights-of-way: The subdivider may petition for annexation in the Community Facilities District, or may
form a Home Owner's Association. ,
2. Buffer Maintenance Through Annexation to the Community Facilities District. Landscape
and Irrigation plans are required and shall be submitted to the Department of Public Works for review
and approval prior to a Council approval of the final map. Plans shall be numbered to conform to and
be included in the Department of Public Works street construction plan set for the final map. Fees
are applicable when the subdivider elects to maintain the buffer landscaping by annexing to the city's
Community Facilities.District.
A Landscaping shall comply with Landscape Buffer Development Standards approved by the City
Council on October 2, 1990. Landscape and irrigation plans shall comply with Sections 12-306-23 &
24 and 14A21 of the Fresno Municipal Code regarding Water Efficient Landscaping and Buffer
landscaping.
B. Should the proposed landscape buffers and/or parkway strips be located next to an existing buffer
and/or parkway strip, the planting concept shall simulate the adjacent landscape design to present a
more uniform appearance on the street. Variances in the landscape concept will be acceptable, but
the design of the new landscape buffer and/or parkway strip shall strive to mimic the existing as much
as possible.
C. Landscape plans shall indicate grades on across-section detail to include fencing or wall details.
All fencing shall be placed outside the landscape easement. Maximum slopes shall not exceed 4:1
with 1 foot of level ground between the slope and the back of the side walk and/or face of fence.
Erosion control measures'shall be implemented on all slopes of 4:1, including the use of synthetic
erosion control netting in combination with ground cover species approved by the Department of
Public Works/Engineering Services Division.
D. The water meter(s)serving the buffer landscaping shall be sized for the anticipated service flows.
E. No private flags, signs or identification of any kind shall be permitted in the right-of-way, within
the City-controlled easement or on the fence or wall facing the street..
F. Landscaping in the right-of-way and landscape setback adjacent to water well sites shall be the
responsibility of the City of Fresno Water Division and may not be included in the CFD..
MEDIAN ISLAND LANDSCAPE REQUIREMENTS
1. When median islands front onto the proposed development project, applicants shall.submit Plans
to the Public Works/Engineering Services showing the location and configuration of all
median islands fronting the proposed project.
2. The Public Works Department will review and evaluate existing median island(s) for a determination
of all required improvements prior to approval of Final Map.
3. Landscape and irrigation is required on all new construction of median islands and shall be applied in
accordance with the City of Fresno, Public Works Department Standards & Specifications and FMC
I.
f„
a,
' sections 12-306-24 and 12-306-23. The Public Works Department requires all proposed median
islands to be constructed with 2 foot wide colored concrete strips, flush along curb edge, in a 12 inch
by.12 inch brick red slate pattern.
4.'' Trees shall not be planted in sections which are less than eight (8) feet wide unless approved by the
Public Works Department. Sections less than eight (8) feet shall be capped with concrete.as an
Y integral part of the off site improvements,whether the median is landscaped or not.
OUTLOTS
1. The Department of Public Works will not be responsible for the maintenance of any outlots if they are
not included into the Community Facilities District (CFD). If the outlots are to be included into the
CFD, the Department of Public.Works will require reviewing and approving landscape and irrigation
prior to inclusion into the CFD.
TRAIL.REQUIREMENTS
1. . The trail shall be constructed in accordance with the "Master Trails Manual" and the Public Works -
Department standards. The subdivider is responsible for the trail construction. The subdivider is
responsible for all landscape and irrigation improvements for and within the trail. Construction plans
shall be submitted and shall include landscaping and automatic drip irrigation design. Trail cross-
sections will be required with submittal of Street Plans and Landscaping/Irrigation Plans for review
and approval. These plans shall be approved by the Department of Public Works. Landscaping within
the regional/multipurpose trail shall include large, medium and low-growing shrubs planted from 3 to
6 feet apart depending on variety, and trees spaced approximately 25 to 45 feet apart to provide 50%
shade coverage onto the planting area and pathway. Landscaping adjacent to walls or fences shall
comply with "Landscaped Buffer Development Standards." All planting areas shall be irrigated with
an automatic system.
1
City of
DATE: June 29, 2006
TO: Bruce Barnes, Project Manager
Development Department, Planning Division
THROUGH: Scott Mozier, P.E., Traffic Engineering Manager VA,
Public Works Department, Engineering Division
FROM: - Louise Gilio, Traffic Planning Supervisor
Public Works Department, Engineering Divisio
SUBJECT: Public Works Conditions of Approval
TT 5603, (North Avenue between Fig and Elm)
Fresno West Coalition for Economic Development, A California Corporation
Yamabe & Horn Engineering, Inc.
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:
North Avenue: Arterial
1. Dedicate 54' 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 sidewalk to Public Works Standard P-5: The curb shall be
constructed to a 10' residential pattern. Construct a 6' residential sidewalk per Exhibit "D A 2'
dedication for a pedestrian easement is required.
3. Construct 20' of permanent paving within the limits of this subdivision.
Page 1 of 3
CALouise\TRACT MAPS\T-5603 NORTH BTWN FIG&ELM.doc
m'
4. Construct an underground street lighting system to Public Works Standard E-1 within the limits of
this subdivision. Spacing and design shall conform to Public Works Standard E-7 for Arterial
Streets.
5. Relinquish direct vehicular access rights to North 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.
orksStandards. Sidewalk patterns shall comply with Public Works API Standards for 50' streets. Identify the
1' pedestrian easement on the cul-de-sac.
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 8 a.m./ 10 p.m. peak hour trips; therefore, a Traffic Impact Study(TIS) is
not required.
2. Clara Avenue (east side within the limits of this map: Dedicate 30' of right of way from center line
for street purposes. Construct full offsite improvements and conform to Public Works standard P-
52 for a 60' street with a 10' sidewalk pattern.
3. Clara Avenue from the southern boundary of this map to Almy Avenue: dedicate and construct
22' of permanent paving to provide for 2-way vehicular traffic to Almy.Avenue.
I
Traffic Signal Mitigation Impact Fee:
This project shall pay its Traffic Signal Mitigation Impact Fee (TSMi Fee) at the time of building permit
based on the trip generation rate(s) as set forth in the latest edition of the ITE Generation Manual. The
fee amount is $414.69 per single family unit, (fee rate as shown in the Master Fee Schedule).
UGM Requirements: N/A
Page 2of3
CALouise\TRACT MAPS\T-5603.NORTH BTWN FIG&ELM.doc
City of
C®Ca%-IL1:
DATE: July 7, 2006 Addendum
TO: Bruce Barnes, Project Manager
Development Department, Planning Division
FROM: Louise Gilio, Traffic Planning Supervisor
Public Works Department, Engineering Division
SUBJECT: Public Works Conditions of Approval
TT 5603, (North Avenue between Fig and Elm)
Fresno West Coalition for Economic Development, A California Corporation
Yamabe & Hom Engineering, Inc.
This memo does not replace the original conditions. The intent is to inform you that a correction has
been made to the map and note 2, as shown below, is no longer applicable.
Specific Mitigation Requirements:
1. This tract will generate 8 a.m. /10 p.m. peak hour trips; therefore, a Traffic Impact Study (TIS) is
' not required.
.
62fGF a tltl�G+/n�
' Street withl. a 1(0' sidewalk pattere+
3. Clara Avenue from the southern boundary of this map to Almy Avenue: dedicate and construct
22' of permanent paving to provide for 2-way vehicular traffic to Almy Avenue.
Page 1 of 1
CADocuments and Settings\Brucebw\Local Settings\Temp\T-5603 addendum NORTH BTWN FIG&ELM.doc
CITY OF FRESNO PUBLIC WORKS DEPARTMENT
GAD PLAN CHECK GUIDE & REQUIREMENTS LIST
❑ CALL OUT TRACT NUMBER ON GAD
❑ LANE CONFIGURATIONS MATCH CONDITIONS OF APPROVAL
❑ TURN POCKET LENGTHS ARE CALLED OUT AND CORRESPOND TO QUEUE LENGTHS IN TRAFFIC
IMPACT STUDY
❑ EXISTING AND PROPOSED CURBS AND MEDIAN ISLANDS ARE CLEARLY SHOWN
❑ PERTINENT FEATURES SUCH AS EXISTING PARCELS, RAILROADS, FID CANALS
❑ CONFORMS TO EXISTING CONDITIONS AT PROJECT LIMITS
❑ EXISTING LANE WIDTHS ARE CALLED OUT AT CONFORM AREAS
❑ GAD SHOWS PROPOSED WIDTH OF STREET 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. WHERE CURVES ARE CONCENTRIC, ONLY THE C/L OR CURB LINE
NEEDS TO BE CALLED OUT.
❑ THE C/L IS MATHEMATICALLY DEFINED WITH HORIZONTAL CONTROL IN CASES WHERE THE C/L
DOES NOT FOLLOW THE SECTION LINE
❑ BEARINGS AND DISTANCES ARE PROVIDED WHERE THE C/L OF CONSTRUCTION (NEW CIL OR
SECTION LINE) IS.NOT PARALLEL TO THE PROPOSED RNV, OR WHERE THE TWO SIDES OF A DIVIDED
ROADWAY ARE NOT PARALLEL.
❑ SHOW TRUCK TURNING TEMPLATES FOR ALL DUAL LEFT OR DUAL RIGHT TURNS AND
ROUNDABOUTS
❑ CROSSWALK LAYOUTS MEET CITY STANDARDS (4' FROM FACE OF CURB AT RAMP, 10'WIDE, NO
DOGLEGS, MEDIAN NOSES CLEAR OF CROSSWALK)
❑ PLANS INCLUDE PROJECT.REFERENCE INFORMATION (Site Plan No.,C.U.P. No., Rezone No., Parcel
Map No. or C.I.P. No. (PW ID, Fund, Org, KRA), NORTH ARROW, SCALE, TITLE BLOCK, OWNER'S NAME,
ENGINEER PREPARED BY)
❑ FOR PROJECTS INCLUDING SIGNIFICANT VERTICAL GRADE CHANGES INCORPORATING MULTIPLE
GRADE BREAKS OR VERTICAL CURVES, THE GAD SHOULD INCLUDE A PROPOSED MAJOR STREET C/L
PROFILE (NOT NECESSARY FOR TYPICAL ROUTINE PROJECTS)
Page 3of3
CALouise\TRACT MAPS\T-5603 NORTH BTWN FIG&ELM.doc
i Ii
2' PED. EASEMENT 10
5'-- L� 6' F 5'
12,
i
EXH15 ),T
i
i
i
RESIDENTIALEIDEWAJK PATTERN REF. � REQ. JGi7Y of FRESNO '
" ON MAJG ET E Tc.
Street Name Review
TM-5603 6-7-06
Street Name Status Required Change
West North Avenue Good
West Almy Avenue Chane submit a new street name for review
Clara Street Chane South Clara Avenue
South Clara Avenue Good
f
,. .
City of
DEPARTMENT OF PUBLIC UTILITIES
June 29, 2006 - REVISED
TO: Bruce Barnes, Project Manager
Planning and Development Department,Planning Division
THROUG obert Weakley, Chief of Operations
Department of Public Utilities, Solid Waste Division .
FROM: Q,U� Chris Weibert, Management Analyst II
U
Department of Public Utilities Administration
SUBJECT: TT 5603, Solid Waste Conditions of Approval - REVISED
Location: Southeast corner of West North and South Clara Avenues
The Department of Public Utilities, Solid Waste Division, has completed a review of the Vesting
Tentative Tract Map 5603 that was submitted by Yamabe & Horn Engineering, Inc., on behalf of Fresno
West Coalition for Economic.Development. 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 5603 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.l 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.
Covenant Requirements:
There shall be no parking allowed in any cul-de-sac on the solid waste service day: All lots that are part
of a cul-de-sac shall be clear of all vehicles by 6:00 a.m.
• Lots 5, 6, 7, and 8 on New Street Name (listed West Almy Avenue)
Page 1 of 1,Conditions Of Approval TT5603.Doc
City of
s® .a 04®®
wr
DEPARTMENT OF PUBLIC UTILITIES
Date: June 14, 2006
To: BRUCE BARNES, Planner III
Planning and Development Department, Advance Planning
From: 'DOUG HECKER Supervising Engineering Technician
P g g g
Department of Public Utilities, Planning and Engineering
Subject: SANITARY SEWER REQUIREMENTS FORT-5603/UGM AND V-05-25
General
Tentative Tract No. 5603/UGM and V-05-25 propose a 10-lot single-family residential subdivision with
two substandard lots on 2.69 acres of R-1 zoned property located on the West North Avenue and South
Clara Avenue.
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 6-inch main located in South Clara
Avenue. Sanitary sewer facilities will be available to provide service to.the site subject to the following
requirements:
L: Lot number one (1) shall utilize the existing sewer house branch from the existing 66-inch sewer
main located in West North Avenue.
2. Sanitary sewer mains shall be extended within the proposed tract to provide sewer service to each
lot created.
3. Abandon all existing on-site private septic sewer systems.
4. Street easements and/or deeds shall be recorded prior to approval of improvement plans.
5: All underground street utilities shall be installed prior to permanent street paving.
6. Public sewer facilities shall be constructed in accordance with the Department of Public Works
standards, specifications, and policies.
7. 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 Service Area: North
4. Wastewater Facilities Charge (Residential Only)
Water Requirements
Refer to the attached City of Fresno Water Division memo, dated June 8, 2006, for water requirements for
Tentative Tract 5603.
I
City of
WATER DIVISION
Date: June 8, 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,Supervising Engineering Technician
Department of Public Utilities, Water Division
Subject: WATER REQUIREMENTS FOR TENTATIVE TRACT NO. 5603/UGM
The following conditions are required to provide water service to the tract.
1. Separate water services with meter boxes shall be provided to each lot created. '
2. Two independent sources of water, meeting Federal and State Drinking Water Act
Standards, are required to serve the tract including any subsequent phases thereof. The
two-source requirement may be accomplished through a combination of water main
extensions, construction of supply wells, or other acceptable sources of water supply
approved by the Water Systems Manager:
3. All public water facilities shall be constructed in accordance with Public Works
Department standards, specifications, and policies.
4. Seal and abandon existing on-site well(s) in compliance with the State of California Well
Standards, Bulletin 74-90 or current revisions issued by California Department of Water
Resources and City of Fresno standards:
TAPROJM\MEMConditions or Approvai15603 060806.doc
:Y City of
lll—Ill��—o s:i®®o Fire Department
450 M Street Randy R. Bruegman
Fresno, California 93721-3083 Fire Chief
559-621-4000 FAX#559-498-4261
www.fresno.gov
Date 6-5-06
TO Bruce Barnes, Project Manager
Development Department, Planner
FROM: Mike Schmidt upervising Fire Prevention Inspector
Fire Prevention Bureau
SUBJECT: Tentative Tract No. 5603
The Fire Department has completed a review of the Vesting Tentative Tract Map 5603
which was submitted by Yamabe & Horn Engineering. The following requirements and
conditions are to be placed on this vesting tentative tract map as a condition of approval
by the Fire Department.
General Requirements:
This project is within 2 miles of Fire Station No. 7.
This project is subject to city wide fire service fees.
Provide residential hydrant and fire flows per Public Works standards.
Access is acceptable as shown.
Residential fire sprinklers:
All houses require a minimum V/z" water service,connection for fire sprinkler/domestic
supply (for kitchen sprinkler).
All model homes shall be provided with approved fire sprinklers (13D) and with a
minimum 1'/2" water service connection.
All houses over 5,000 square feet shall be fully fire sprinklered (13R) and provided
with a minimum 2" water service connection.
San Joaquin Valley
Air Pollution Control District
HE EIV
June 12, 2006 J U N 1 E
Reference No. 0200601315
�!♦,ft^�ri�tr.l�1y1�3¢�n
u' w'C'Tlr
Planning Division
Attn: Bruce Barnes
Development Department
2600 Fresno Street
Fresno, CA 93721-3604
Subject: T-5603; V-05-25; Fresno West Coalition For Economic Development; (APN 329-020-07) ,
Dear Mr. Barnes:
The San Joaquin Valley Unified Air Pollution Control District (District) has reviewed the project referenced
above and.offers the following,comments;
The entire .San Joaquin Valley; Air. Basin is designated 1.non-attainment for,ozone and particulate matter
(PM10 arid PM2.5). This project would contribute to the overall decline in'air quality due to construction
activities. in preparation: of the site, and ongoing_ traffic and,other .operational emissions. 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, it appears that this project will have a less-than-significant impact on
the ambient air quality. However, 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 not enumerated
below, 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, (209). 557-6446, (661) 326-6969. Current: District rules can be found at
http://www.valleyair.org/ru.les`/lruieslist.htm.
Regulation VIII (Fugitive PM10 Prohibitions) Rules 8011-8081 are designed to reduce PM10
emissions (predominantly dust/dirt) generated by human activity, including construction and
demolition activities, road construction, bulk materials storage, paved and unpaved roads,
carryout and trackout; landfill operations, etc. The District's compliance assistance bulletin for
construction sites can be found at
http://www.valleyair.6r-q/busind/comply/PM10/Req%20V111%20CAB.pdf.
If a residential site .is 1.0 to less than 10.0 acres„an owner/operator must provide written
notification to the District at least 48 hours prior to his/her intent to begin any earthmoving
activities as specified;.in Section 6.4.1 of Rule 8021. A template of the District's Construction
Notification Form is available at
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 93301-2373
(209)557-6400 • FAX (209)557-6475 (559)230-6000 • FAX (559)230-6061 (661) 326-6900 • FAX (661)326-6985
Mr. Barnes June 12, 2006
T-5603;V-05-25;Fresno West Coalition For Economic Development(APN 329-020-07) Page 2
http://www.valleyair.org/busind/comply/PM10/forms/Notification%20Form%20Final%2012.01.2005
doc.
Rule 4102 (Nuisance) This rule applies to any source operation that emits or may emit air
contaminants or other materials. In the event that the project or construction of the project
creates a public nuisance, it could be in violation and be subject to District enforcement action.
Rule 4601 (Architectural Coatings) This rule limits volatile organic compounds from architectural
coatings by specifying architectural. coatings storage, clean up and labeling requirements and
applies to any person who supplies, sells, offers for sale, applies, or solicits the application of any
architectural coating:
Rule 4641 (Cutback, Slow Cure, and Emulsified Asphalt, Paving and Maintenance Operations) If
asphalt paving will be used, then paving operations of this project will be subject to Rule 4641.
This rule applies to the manufacture and use of cutback asphalt, slow cure asphalt and emulsified
asphalt for paving and maintenance operations.
Rule 4901 (Wood Burning Fireplaces and Wood Burning Heaters) This rule limits. PM10 and
PM2.5 emissions from residential development. Construction plans for residential developments
may be affected by section 5.3, specifically:
5.3.1 No person shall install a wood burning fireplace in a new residential development
with a density greater than two(2) dwelling units per acre.
5.3.2_ No person shall install more than two (2) EPA Phase II Certified wood burning
heaters per acre in any new residential development with a density equal to or
greater than three(3) dwelling units per acre.
5.3.3 No person shall install more than one (1) wood burning fireplace or wood burning
heater per dwelling unit in any new residential development with a density equal to
or less than.two (2)dwelling units per acre. More information about Rule 4901 can
be found on our website at www.valleyair.org. For compliance assistance, please
contact Mr. Wayne Clarke, Air Quality Compliance Manager, at(559) 230-5968.
The District encourages innovation in measures to reduce air quality impacts. There are a number of
features that could be incorporated into the design/operation of this project to provide additional reductions
of the overall level of emissions. (Note: Some of the measures may already exist as the City of Fresno
development standards. Any measure selected should be implemented to the fullest extent possible.)
The suggestions listed below should not be considered all-inclusive and remain options that the agency
with the land-use authority should consider for incorporation into the project..
• Trees should be carefully selected and located to protect the building(s) from energy
consuming environmental conditions, and to shade 50% of paved areas within 15 years..
Structural soil should 'be used .under paved areas to improve tree growth. For
information on Structural Soil see http://www.hort.cornell.edu/uhi/outreach/csc/. For
information on Tree Selection see http://www.ufei.org/. For Urban Forestry see
http://www.coolcommunities.org, http://wcufre.ucdavi8.edu and
http://www.lgc.org/bookstore/energy/downloads/siv treeguidelines.pdf.
• 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/tit1024/.
Energy efficient widows (double pane and/or Low-E), lighting, appliances, and heating and cooling
systems. See http://wwW.energystar.gov/
Programmable thermostats for all heating and cooling systems
Mr. Barnes June 12, 2006
T-5603;V-05-25;Fresno West Coalition For Economic Development(APN 329-020-07) Page 3
Use Low and No-VOC coatings and paints. See South Coast's site for No-VOC Coatings at
http://www.acimd.gov/prdas/brochures/paintguide.html
- High-albedo (reflecting) roofing material. See http://eetd.Ibl.gov/coolroof/
Cool Paving. "Heat islands".created by this and similar projects contribute to the reduced air
quality in the valley by heating ozone precursors. See
http://www.harc.edu/harc/Proiects/CoolHouston/and http://eande.lbl.gov/heatisland/
- Radiant heat barrier. See http://www.eere.ener-gy.gov/consumerinfo/refbriefs/bc7.html
- Features to promote energy self-sufficiency (solar water-heating systems, photovoltaic cells, solar
thermal electricity systems,.small wind turbines, etc.) Rebate and incentive programs are offered
for alternative energy equipment. See http://www.dsireusa.org/, httpWrredc.nrel.gov/, and
http://www.energy,ca.gov/renewables/
- Install geothermal heat pump system(s)
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
- Utilizedaylighting (natural lighting) systems such as skylights, light shelves, interior transom
windows etc. See http://www.advancedbuildings.org
- Electrical outlets around the exterior.of .the unit(s) to encourage use of electric landscape
maintenance equipment
- Natural gas fireplaces (instead of wood-burning fireplaces or heaters)
Natural gas lines (if available to this area) in backyard or patio areas to encourage the use of gas
barbecues
Construct paths to connect the development to nearby bikeways or sidewalks. See
http://www.vtpi.org/tdm/tdm85.htm and http://www.bicyclinginfo.org/
- Exits to adjoining streets should be designed to reduce time to re-enter traffic from the project site
- More information can be found at http://www.ciwmb.ca.gov/GreenBuildinq/, http://www.lgc.org,
http://www.sustainable.doe.gov/, and http://www.consumerenergvicenter.org/index.html
• Construction activity mitigation measures include:
Limit area subject to.excavation, grading, and other construction activity at any one time
Limit the hours of operation of heavy duty equipment and/or the amount of equipment in use
Replace fossil-fueled equipment with electrically driven equivalents (provided they are not run via
a portable generator set)
- Require that all diesel engines be shutoff when not in use to reduce emissions from idling.
- Curtail construction during periods of high ambient pollutant concentrations; this may include
ceasing of construction activity during the peak-hour of vehicular traffic on adjacent roadways, and
"Spare the Air Days" declared by the District.
- Implement activity management (e.g. rescheduling activities to reduce short-term impacts)
- During the smog season (May through°October), lengthen the construction period to minimize the
number of vehicles and equipment operating at the same time.
Off road trucks should be equipped with on-road engines when possible.
Minimize.obstruction of traffic on adjacent roadways.
• Construction equipment may be powered by diesel engines fueled by alternative diesel fuel blends
or Ultra Low Sulfur Diesel (ULSD). The California Air Resources Board (CARE) has verified
specific alternative diesel fuel blends for NOx and PM emission reduction. Only fuels that have
been certified by CARB should be used. Information on biodiesel can be found on CARB's
website at http://www.arb.ca.gov/fuels/diesel/altdiesel/altdiesel.htm and the EPA's website at
http://www.epa.gov/oms/models/biodsl.htm. The applicant should also use CARB certified
alternative fueled engines in construction equipment where practicable. Alternative fueled
equipment may be powered by Compressed Natural Gas (CNG), Liquid Propane Gas (LPG),
electric motors, or other CARB certified off-road technologies. To find engines certified by the
CARE, see their certification website http://www.arb.ca.qov/msprog/offroad/cert/cert.php. For
` Mr. Barnes i.. June 12, 2006
T-5603;V-05-25;Fresno West Coalition For Economic Development(APN 329-020-07) Page 4
more information on any of the technologies listed above, please contact Mr. Chris Acree, Senior
Air Quality Specialist, at (559) 230-5829.
• 'Construction equipment may be used that meets the current off-road engine emission standard
(as certified by the CARIB), or be re-powered with an engine that meets this standard, Tier I, Tier
II and Tier III engines have significantly less NOx and PM emissions compared to uncontrolled
engines. To find engines certified by the CARB, see
http:i/www.arb.ca.gov/msprog/offroad/cert/cert.php. This site lists engines by type, then
manufacturer. The "Executive Order" shows what Tier the engine is certified as. Rule 9510
requires construction exhaust emissions to be reduced by 20 percent for NOx and 45 percent for
PM10 when compared to the statewide fleet average or to pay an in lieu mitigation fee: For more
information on heavy-duty engines, please contact Mr. Thomas Astone, Air Quality Specialist,-at
(559) 230-5800.
• Project design should use models put forward by the Local Government Commission (LGC) in the
"Smart Growth Guidebook," such as; street block patterns that form an interconnected grid, short
block faces, numerous alleys and narrow streets. The LGC website htti)://www.lgc.org contains
valuable information and resources on subjects from street design to energy efficiency.
District staff is available to meet with you 'and/or the applicant to further discuss the regulatory
requirements that are associated with this project. If you have any questions or. require further
information, please call me, Chris Kalashian at (559)230-6120 or Mr. Dave Mitchell, Planning Manager, at
(559) 230-5807 and provide the reference number at the top of this letter. .
Sincerely,
Chris J. Kal shian
Air Quality cialist
Central Region
G: File
CITY OF FRE:.,40—ENVIRONMENTAL ASSESSMEN / INITIAL STUDY
FINDING OF CONFORMITY/MSIR NO. 10130
Pursuant to Section 21157.1of the California Public Resource Code DATE RECEII�D€59R Fri IG:
(California Environmental Quality Act) the project described below isr; M
determined to be within the scope of the Master Environmental Impact Report ^' C"")
M
(MSIR) No. 10130 prepared for the 2025 Fresno General Plan
x
Initial study is on file in the Planning and Development Department, City Hall, n �. M
o C3
2600 Fresno Street, Fresno, California 93721 0 ••
(559)621-8277 1
Applicant: Initial Study Prepared By:
Yamabe and Hom Engineering Bruce Barnes
Att: Jim Tsurouoka Project Manager
1300 E. Shaw Avenue Suite#176 June 22, 2006
Fresno, California 93710
Environmental Assessment Number: Project Location (including APN):
EA No. T-5603N-05-25 Southeast corner of the intersection of West North
and South Clara Avenues.
(329-020707) -
Project Description:
Jim Tsurouoka, on behalf of Fresno West Coalition for Economic Development has filed Vesting Tentative
Tract Map No. 5603 and. Variance Application No. V-05-25 for approximately 2.69 acres of property located
on the southeast corner of the intersection of West North Avenue and South Clara Avenue. Vesting Tentative
Tract Map No. 5603 proposes a 10-lot single family residential subdivision that will contain two substandard.
lots. Variance Application No. V-05-25 specifically.requests a reduction of the 6,000 square foot minimum lot
area requirement for Lot. 1 of T-5603 to 5,759 square feet and Lot 2 of T-5603 to 5,301 square feet and a
reduction of the minimum lot depth from .100 feet to 88 feet on both lots. The variance is also a request for a
reduction in the required minimum lot width on a reverse corner lot (Lot .1 of T-5603) from 70 feet to 66 feet.
The applications. are consistent with the medium density residential planned land use as designated by both
the 2025 Fresno General Plan and the Edison Community Plan.
Conformance to Master Environmental Impact Report (MEIR NO. 10130)`.
The adopted 2025 Fresno General Plan and the Edison Community Plan designate .the subject parcel for
_. ..medium density residential planned land uses. The proposed Vesting Tentative.Tract Map and Variance is
consistent with both the existing R-1 (Single Family Residential District) zone district for the subject site and
conforms to the medium density residential planned land use designation as indicated by the 2025 Fresno
General Plan "Planned Land.Use and Zone District Consistency Matrix".
The Planning and Development Department staff has prepared an initial study and environmental checklist
and evaluated the proposed reorganization in accordance with the land use and environmental policies and
provisions of the 2025 Fresno General Plan and the related Master Environmental Impact Report (MEIR) No.
10130. The subject property is proposed for development with single family residential uses at intensity and
scale that is .permitted by the planned land use and proposed zoning designation for the site. Thus, the
Vesting Tentative Tract Map No. 5603 and Variance. No.V-05-25 will not facilitate an additional intensification
of uses beyond that which already exists or would be allowed by the above-noted planned land use
designation. Moreover, it is not expected that the future development will adversely impact existing city
service systems or the traffic circulation system that serves the subject parcels. These infrastructure findings
have been verified by the Public Works and Public Utilities Departments. It has been further determined that..
all applicable mitigation measures of MEIR No. 10130 have been applied to the project necessary to assure
that the .project will not cause significant adverse cumulative impacts, growth inducing impacts, and
irreversible significant effects beyond those identified by MEIR No. 10130 as provided by CEQA Section
15178(a).
Finding of Conformity Under MEIR .i. 10130
Environmental Assessment No.T-5603N-05-25
Page 2
Per Section,21157.1 of the California Public Resources Code (California Environmental Quality Act), it may
be determined that a subsequent project falls within the scope of a MEIR, provided that the project does not
cause significant impacts on the environment that were not previously examined by the MEIR. Relative to this
specific project proposal, the environmental impacts noted in the MEIR, per the 2025 Fresno General Plan
land use designations, include impacts associated with the medium density residential land use designation
specified for the subject parcel. Based on this initial study, the proposed project does not change the land
use indicated for the subject parcel and will not generate additional significant effects not previously identified
by the MEIR and no new additional mitigation measures are required. Therefore, the project proposal is
within the scope of the MEIR as defined by Section 15177 of the CEQA Guidelines.
Moreover, as lead agency for this project, the Planning and Development Department, per Section 15177 (d)
of the CEQA Guidelines, has determined that all feasible mitigation measures from MEIR No. 10130 shall
apply to the project proposal as noted in the attached mitigation monitoring checklist. Public notice has
been provided regarding staffs finding in a manner prescribed by this section of the Guidelines and by
Section 21092 of the California Public Resources Code (CEQA provisions).
Darrell Unruh Da e
f Planning.Manager, City of Fresno
Attachments: Environmental Checklist/Initial Study for Environmental Assessment No. T-5603N-05-25
Mitigation Monitoring Checklist (MEIR No. 10130) for Environmental Assessment No. T-5603!
V-05-25
i
EN-' ONMENTAL ASSESSMENT (EA) CF . KLIST
OTENTIAL ENVIRONMENTAL EFFE%,fS
EA NO.T-5603/V-05-25
1.0 TOPOGRAPHIC, SOIL, GEOLOGIC 11.0 URBAN SERVICES
CONSIDERATIONS 1 11.1 Availability of fire protection
1 1.1 Geologic hazards, unstable soil conditions 1 .11.2 Lack of emergency vehicle access
1 1.2 Adverse change in topography or ground.surface relief. 1 :: 11.3 Adequacy of design for crime prevention
1 1.3 Destruction of unique geologic-or physical features 1 11.4. Overcrowding of school facilities
1 1.4 Increased water erosion 1 11.5 Availability of water mains of adequate size
1 11.6 Availability of sewer lines of adequate capacity
.2_0 AIR QUILITY 1 11.7. Availability of storm water drainage facilities(on or
1 2.1 Substantial indirect source of pollution off site)
1 2.2 Direct on-site pollution generation 1,: 11.8 Availability of adequate park and recreation areas .:
1 2.3 Generation of objectionable odors 1 11.9 Unusually high solid waste generation
1 2.4 Generation of dust except during construction.
1 2.5 Adverse local Gimatic,changes12.0 HAZARDS
1' 12.1 Risk of explosion or release of hazardous
3_0 WATER substances
1 3.1 Insufficient ground water available for long-term project ._L :'12.2 Site subject to flooding
use 1 " .12.3
Adverse change in course of flow'of flood waters
1 .3.2 Use of large quantities of ground water 1 .12.4 Potential hazards from aircraft accidents
1 3.3 Wasteful use of ground water . 1 12.5 Potential hazards from landfill and/or toxic waste
1 .`3.4 Pollution of surface or ground water supplies sites
1 3.5. Reduction in ground water recharge
13.0 AESTHETICS
4,.0 PLANT LIFE 113.1 . Obstruction to public or scenic vista or.view
1 4.1 Reduction of the numbers of any unique, rare or 1 :.13.2 Creation of aesthetically offensive conditions
endangered species 1 13.3 Removal of street trees or other valuable
1 4.2 Reduction in acreage of agricultural crop ` vegetation
1 4.3 Premature or unnecessary conversion of prime 1 13.4 Architectural incompatibility with surrounding area
agricultural land
14.0. HISTORICAL/ARCHAEOLOGICAL
5_0 ANIMAL LIFE 1 14.1 Removal of historic building, disruption.of
1 5.1
Reduction in the numbers of any rare, unique or archaeological site -
endangered species 1 : .14.2.. .Construction or activity incompatible with adjacent
1 ..5.2 Deterioration or displacement of valuable wildlife habitat historic site
6.0 HUMAN HEALTH 15.0 ENERGY
1 1.5:1 : Use of substantial amounts of energy or fuel
7700 NOISE. 1 15.2 Substantial increase in demand upon existing
1' 7.1 Increases in axis n noise levels sources of energy
_ exist
in9Y
1 7.2 Exposure to high noise levels 1 15.3 Wasteful use of energy
8.0 LIGHT AND GLARE EXPLANATION OF RATINGS
1 Production of glare which.will adversely affect
„8.1 P Insufficient Information
residential areas ..Insufficient information is available to determine the
1 8:2 Exposure of residences to high levels of glare
potential environmental effects which may result from the.
•
....
' .proposed project in this category.
9.0 LAND USE
1 .9.1 Incompatibility with adopted.plans and policies -
"1'.' No.significant Environmental Effect`
1 9.2 Acceleration of growth rate
1 9.3 Induces unplanned growth The proposed project will not have an adverse.
1 9.4 Adverse change in existing or planned area. environmental effect in this category, or any such effect is
characteristics not substantially unusual or .of undesirable magnitude
This rating is also utilized in cases where the category is
10.0 TRANSPORTATION AND CIRCULATION not applicable to the particular project under consideration.
1 10.1 Generation of vehicle traffic sufficient to cause capacity "2" Moderate Environmental Effect
deficiencies on existing street system The proposed project will have an adverse environmental
1 10.2 Cumulative increase in traffic on a major street for which o
capacity deficiencies are projected effect in this category, which is of sufficient magnitude to
1 10.3 Specific traffic hazard to motorists, bicyclists, be of .specific concern. However, this effect is not
pedestrians substantial enough in itself to require the preparation of an
1 10.4 Routing of non-residential traffic through residential area Environmental Impact Report, and is mitigable through .
1 10.5 Insufficient or poorly located parking project changes and conditions.
1 10.6 Substantial increase in rail and/or air traffic 193" Significant Adverse Environmental Effect
The environmental effect identified in this category
substantiates in itself or contributes towards a finding that.
the proposed project has a potentially significant adverse
q
'.effect on the environment sufficient ,to require
the
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