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HomeMy WebLinkAboutT-5646 - Conditions of Approval - 3/20/2007 City of Planning & Development Department 2600 Fresno Street- Third Floor Nick P. Yovino Fresno, California 93721-3604 Director (559) 621-8277 FAX (559) 498-1012 August 23, 2006 Please reply to: Meenakshi Singh (559) 621-8064 Dwayne Smith P.O Box-692 Monterey, California-93942 SUBJECT: FINAL ACTION BY THE FRESNO CITY PLANNING COMMISSION REGARDING TENTATIVE TRACT MAP NO. 5646/UGM LOCATED ON THE NORTHEAST CORNER OF NORTH CHESTNUT AND EAST ALLUVIAL AVENUES. (APN: 404-072-21 & 22) Dear Applicant: At its regular scheduled meeting on June 28, 2006; the Fresno City Planning Commission took the following action regarding the above-referenced tract map: 1. Approved the environmental finding of Environmental Assessment No. T-5646 dated June 28, 2006 that the project is exempt under Class 15 of the California Environmental Quality Act CEQA � P 1 P tY ( ) Guidelines. 2. Approved Tentative Tract Map No.5646/UGM requesting to subdivide the 3.66-acre site into a one common lot condominium subdivision, subject to compliance with the Conditions of Approval dated June 28, 2006 and Planning Commission Resolution No. 12509. Enclosed is a copy of the Conditions of Approval dated June 28, 2006 and the Planning Commission Resolution adopted for Tentative Tract Map No. 5646/UGM. If you have any questions regarding these items please contact me at the number listed above or via e-mail at Meenakshi.Singh@fresno.gov. Sincerely, PLANNING DIVISION 0 Meenakshi Singh, Planner III Planning and Development Department Enclosure: Conditions of Approval dated June 28, 2006 Planning Commission Resolution No. 12509 FRESNO CITY PLANNING COMMISSION RESOLUTION NO. 12509 The Fresno City Planning Commission at its regular meeting on June 28, 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, Tentative Tract Map No. 5646/UGM was filed with the City of Fresno and proposes to subdivide the subject property into a 32-unit senior living apartment complex on 3.66-acres of land located on the northeast corner of North Chestnut and East Alluvial Avenues; and, WHEREAS, on February 23, 2004, the Northeast Area Implementation and Advisory Committee, reviewed and recommended approval of the tentative tract map; and, WHEREAS, the Fresno City Planning Commission on June 28, 2006, reviewed the subject tentative tract map in accordance with the policies of the Woodward Park Community Plan and the 2025 Fresno General Plan; and, WHEREAS, during the June 28, 2006 hearing, the Commission received a staff report and related information, environmental documents and considered testimony regarding the requested subdivision; 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 June 28, 2006; and, WHEREAS, the Fresno City Planning Commission conducted a public hearing on June 28, 2006, to review the proposed subdivision and considered the staff report and invited testimony with respect to the proposed subdivision, and concluded that the tentative tract map is consistent with the 2025 Fresno General Plan and the Woodward Park Community Plan; and, WHEREAS, no neighbors spoke in opposition to the project. NOW, THEREFORE, BE IT RESOLVED, the Fresno City Planning Commission hereby finds and determines that there is no substantial evidence in the record to indicate that Tentative Tract Map No. 5646/UGM may have a significant effect on the environment as identified by the Environmental Assessment No. T-5646, Class 15, Categorical Exemption dated June 21, 2006. BE IT FURTHER RESOVLED that the Fresno City Planning Commission finds that approval of the tentative tract map subject to Section 12-403-B of the Fresno Municipal Code is consistent with the 2025 Fresno General Plan and Woodward Park Community Plan and findings required pursuant to Section 66410 et. seg. of the Government Code. BE IT FURTHER RESOLVED that the Fresno City Planning Commission hereby approves Tentative Tract Map No. 5646/UGM subject to the Planning and Development Department Conditions of Approval dated June 28, 2006, and the following modifications to said conditions: 1. Condition No. 64 shall be deleted, This Fnap was ar.Gepted feF pFeGessisq afteF FebFwaFy 4 4, 2006, the date en vihin-h the F-Fespe Gity GounG-1 adepted ReGGlutien Pie. 2006 , Planning Commission Resolution No. 12509 Tentative Tract Map No. 5646/UGM June 28, 2006 Page 2 of 2 €ees. 2 Pay theRegionalStFeet Fee peF AyeFage Daily T-Fip (enr) geReFated by the , of the City of F=Fesne. The aRtiGipated fee peF pFgjeGt ADT is $57:7.14, GF , 771 pe 4. , , AeF , band, median , The foregoing Resolution was adopted by the Fresno City Planning Commission upon a motion by Commissioner DiBuduo, seconded by Commissioner Holt. VOTING: Ayes - DiBuduo, Holt, Torossian, Vasquez (Chair) Noes - None Not Voting - None Absent - Cherry, Kissler, Vang DATED: June 28, 2006 NIt2i OVINO, Secretary Fry Planning Commission Resolution No. 12509 Tentative Tract Map No. 5646/UGM Filed by Robert Croeni Action: Approved KAMaster Rles-Tract Maps\Tract 5646 Meenakshi Singh(PB)\Planning Commission Resolution No. 12509.doc I Cl of ca REPORT TO THE PLANNING COMMISSION AGENDA ITEM NO. VIII-I rruCOMMISSION MEETING 6/28/06 June 28, 2006 APPROVED BY FROM: STAFF, Planning Divi4i. p DEPARTMENT C O Planning and Developnt SUBJECT: CONSIDERATION OF TENTATIVE TRACT MAP NO. 5646/UGM AND ENVIRONMENTAL FINDING FOR ENVIRONMENTAL ASSESSMENT NO. T-5646 EXECUTIVE SUMMARY Tentative Tract Map No. 5646/UGM is a request to subdivide 3.66 acres of property into a one common lot condominium subdivision located on the northeast corner of North Chestnut and East Alluvial Avenues. The project consists of a 32-unit senior living apartment complex with gated access entry. A one common lot condominium map process is allowed by the provision in the State Subdivision Map Act (Government Code §§66410-66499.58) permitting the sale of individual airspace to individual buyers and requiring that all buyers of residential air space share in common ownership of all buildings, streets, open space, walls, etc., on the entire site. The property is zoned R-1/UGM (Single Family ResidentiaUUrban Growth Managemeno zone district which is consistent with the medium density residential planned land use designation as shown for the subject property on the adopted 2025 Fresno General Plan and the Woodward Park Community Plan. General Plan Amendment Application No. A-03-19, Rezone Application No. R-03-80, Conditional Use Permit Application No.0-03-262 and Environmental Assessment No. A-03-19/R-03-80/C-03-262 were previously filed for the subject property. These applications were approved by the City Council on August 31, 2004, which amended the planned land use designation for the subject site from the low density residential planned land use to the medium density residential planned land use in the 2025 Fresno General Plan and the Woodward Park Community Plan and reclassified the subject site from the RR (Rural Residential[Fresno County]) zone district to the R-1/UGM (Single Family ResidentiaU Urban Growth Management) zone district. The Conditional Use Permit Application also approved the construction of a 32-unit senior living apartment complex. Tentative Tract Map No. 5646 is a request to subdivide the parcel into a one lot condominium map. The tentative tract map is supported by staff and the Northeast Area Plan and Implementation Advisory Committee. PROJECT INFORMATION PROJECT A one common lot condominium subdivision on 3.66 net acres of property consisting of a 32-unit senior living apartment complex with gated access entry. The condominium process allows for the sale of individual airspace to individual buyers and requires that all buyers of residential air space share in common ownership of all buildings, streets, open space, walls, etc., on the entire site. That is to be developed at 8.7 units per acre APPLICANT Robert Croeni, on behalf of Dwayne Smith LOCATION Northeast corner of North Chestnut and East Alluvial Avenues (Council District 6, Councilmember Duncan) SITE SIZE 3.66 Net Acres REPORT TO THE PLANNING COMMISSION Tentative Tract Map No. 5646/UGM June 28, 2006 Page 2 LAND USE Existing - Vacant, however Conditional Use Permit Application No. C-03-262 approved the construction of a 32-unit senior living apartment complex in August 2004 Proposed - A one common lot condominium subdivision consisting of a 32-unit senior living apartment complex ZONING Existing - Fl-1/UGM (Single Family Residential/Urban Growth Management) PLAN DESIGNATION The proposed subdivision is consistent with 2025 Fresno General AND CONSISTENCY Plan and the Woodward Park Community Plan land use designation of the site for medium density residential planned land use ENVIRONMENTAL FINDING A Class 15 categorical exemption was filed with the City Clerk's office on June 21, 2006 PLAN COMMITTEE The Northeast Area Plan and Implementation Advisory RECOMMENDATION Committee had previously approved the project on February 23, 2004 STAFF RECOMMENDATION Approve Tentative Tract Map No. 5646/UGM BORDERING PROPERTY INFORMATION Planned Land Use Existing Zoning Existing Land Use R-1/UGM North Low Density Residential Single Family ResidentiaUUrban Single-Family Dwelling Growth Management South Low Density Residential RR (County) Single-Family Dwelling Rural Residential RR (County) Rural Residential Single-Family Dwelling East Medium Density Residential [R-1/UGM [28-unit condominium project Single Family ResidentialAftan proposed] Growth Management pending annexation to the City] West Medium Low Density RR(County) Plant Nursery Residential Rural Residential ENVIRONMENTAL FINDING This project is exempt under Class 15 of the California Environmental Quality Act (CEQA) Guidelines. A Class 15 Categorical Exemption (Section 15315. Minor Land Divisions) was filed on June 21, 2006 with the City Clerk's Office. Staff determined that a Class 15 Categorical Exemption was appropriate given REPORT TO THE PLANNING COMMISSION Tentative Tract Map No. 5646/UGM June 28, 2006 Page 3 that the subject site is located in an urbanized area and is zoned for residential use. The tentative tract map creates a one common lot condominium subdivision in conformance with the General Plan and zoning, no variances or exceptions are required, all services and access to the proposed parcel is in compliance with the local standards, the parcel was not involved in a division of a larger parcel within the previous two years, and the parcel does not have an average slope greater than 20 percent. The proposed project is consistent with the 2025 Fresno General Plan policies and the Woodward Park Community Plan. The site has no value as habitat for endangered, rare or threatened species and complies with all conditions of the Class 15 Categorical Exemption. No adverse environmental impacts would occur as a result of the proposed condominium project. No further environmental assessment will be needed at this time. Furthermore, Environmental Assessment No. A-03-19/R-03-80/C-03-262 was previously completed for the subject site and a Mitigated Negative Declaration was issued on September 3, 2004. BACKGROUND/ ANALYSIS The applicant, Robert Croeni, on behalf of Dwayne Smith, has filed Tentative Tract Map No. 5646/UGM for 3.66 acres of property located on the northeast corner of North Chestnut and East Alluvial Avenues. The subject site is within the jurisdiction of the 2025 Fresno General Plan and the Woodward Park Community Plan Area and is zoned R-1/UGM (Single Family Residential/Urban Growth Management). Both plans designate the site for medium density residential planned land uses which is consistent with the existing R-1 zone district as identified in Table 2 (Planned Land Use and Zone District Consistency Matrix) of the 2025 Fresno General Plan and applied within all community plans. As noted above, the property owner had previously filed General Plan Amendment Application No. A-03-19, Rezone Application No. R-03-80 and Conditional Use Permit Application No. C-03-262. The plan amendment application was a request to amend the planned land use designation from the low density residential planned land use to the medium density residential planned land use in the 2025 Fresno General Plan and the Woodward Park Community Plan. The rezone application was a request to reclassify the subject site from the RR (Rural Residential (Fresno County]) zone district to the R-1/UGM (Single Family Residential/Urban Growth Management) zone district. The conditional use permit application was a request to develop the site with a 32-unit senior living apartment complex with gated access entry. The plan amendment, rezone and conditional use permit applications were approved by the Fresno City Council on August 21, 2004. The applicant has since filed Tentative Tract Map No. 5646/UGM which is proposing to subdivide the subject site into a one common lot condominium subdivision. The one common lot condominium subdivision will allow for the individual sale of the residential units as condominium airspace. A one common lot condominium map process is allowed by a provision of the California State Subdivision Map Act (Government Code §§66410-66499.58) permitting the sale of individual airspace to individual buyers and requiring that all buyers of residential air space share in common ownership of all buildings, streets, open space, walls, etc., on the entire site. Surrounding land uses are characterized by a single-family dwelling to the north, while parcels to the south and east are developed with single-family residences. The property to the west is developed with a plant nursery. Northeast Area Advisory Committee REPORT TO THE PLANNING COMMISSION Tentative Tract Map No. 5646/UGM June 28, 2006 Page 4 The Northeast Area Plan and Implementation Advisory Committee recommended approval of Plan Amendment Application No. A-03-19, Rezone Application No. R-03-80 and Conditional Use Permit Application No. C-03-262 at their February 23, 2004 meeting to allow for the development of the 32-unit senior living apartment complex with gated access entry. No design changes are requested with this application. Public Services Water Resources and Public Water Supply The Water Division of the Public Utilities Department has determined that there is an adequate source of water available to serve the project with the implementation of the Urban Growth Management (UGM) service delivery requirements and the environmental impact mitigation measures. It should also be noted that adverse groundwater conditions of limited supply and compromised quality have been well- documented by planning, environmental impact report, and technical studies over the past 20 years including the Master Environmental Impact Report No. 10130 for the 2025 Fresno General Plan, Final EIR No. 10100, Final EIR No. 10117, Final EIR No. SCH 95022029 (Fresno Metropolitan Water Resource Management Plan) et al. These conditions include water quality degradation due to DBCP, arsenic, iron, and manganese concentrations; low water well yields; limited aquifer storage capacity and recharge capacity; and, intensive urban or semi-urban development occurring upgradient from the Fresno Metropolitan Area. As a result, if approved, the proposed project would be required to contribute to short-term and long-range water supply and distribution remediation projects in order to adequately address this deficiency. The Water Division of the Public Utility Department has indicted that separate water services with meter boxes shall be provided to each lot created. 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 main-source requirements 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. Sewage Collection System Capacity The Planning and Engineering Division of the Public Utilities Department has indicated that the nearest sewer mains to serve the proposed project are an 18-inch main located in North Chestnut Avenue and a 10-inch main in East Alluvial Avenue. Sanitary sewer facilities will be available upon complying with the requirements of the Public Utilities Department as outlined in their memorandum dated April 4, 2006. Fire Protection Services The project site is located within the city's UGM area and must comply with the applicable service delivery requirements necessary to provide not less than the minimum acceptable level of fire protection facilities and services appropriate for urban uses. Fire service will be provided by City of Fresno Fire Station No. 13. The subject site is located within three miles of the Fire Station. Clovis Unified School District The project site is served by the Clovis Unified School District and is within the attendance boundaries of Mountain View Elementary School, Alta Sierra Intermediate School and Buchanan High School. School fees must be paid, if required, prior to the issuance of building permits. REPORT TO THE PLANNING COMMISSION Tentative Tract Map No. 5646/UGM June 28,2006 Page 5 Circulation Element Plan Policies and Major Street System Traffic Capacity The development of the project site with the 32-unit senior living apartment complex and the surrounding planned land uses designated by the 2025 Fresno General Plan as well as the Woodward Park Community Plan, will be required to complete the planned major street network in accordance with applicable development policies and standards including the UGM program. Both plans designate East Alluvial Avenue as a collector street. Collector streets are typically developed with two to four-lane undivided roadways with somewhat limited access to abutting properties. The applicant will be required to relinquish direct vehicular access rights to Alluvial Avenue from all lots within this subdivision. Furthermore, the applicant will also be required to dedicate and install concrete curb and gutter along the frontage of the subject site (i.e. along East Alluvial Avenue) in addition to constructing an underground street lighting system to collector street standards. North Chestnut Avenue is designated as an arterial street. Arterial streets are typically developed with two travel lanes in each direction with somewhat limited access to abutting properties. However, the street standards provide for a widened pavement width at major street intersections to allow for exclusive left-turn and right-turn lanes as well as bus bays or turnouts. Furthermore, the applicant will be required to relinquish direct vehicular access rights to North Chestnut Avenue from all lots within this subdivision. The applicant will also be required to dedicate 55 to 57 feet of property from section line for public street purposes within the limits of this subdivision to meet the City of Fresno's Arterial Street Standards. These street improvements are outlined in more detail in the Conditions of Approval dated June 28, 2006. Subdivision Design/Streets and Access Points The proposed project will have one vehicular access to North Chestnut and East Alluvial Avenues, both of which are designated as major street by the 2025 Fresno General Plan. The Public Works Department, Transportation Planning Section has reviewed the tentative tract map and has determined that the proposed tract will generate 24 a.m. /32 p.m. peak hour trips; therefore, a Traffic Impact Study is not required. The Transportation Planning Section has also 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 improvements of North Chestnut and East Alluvial Avenues. Furthermore, the project will be required to pay its Traffic Signal Mitigation Impact Fee (TSMI) at the time of building permits based on the trip generation rate as setforth in the latest edition of the ITE Generation Manual. Landscaping The subdivider is required to provide street trees on all public street frontages and for dedication of planting and buffer landscaping easement. The subdivider is also required to provide long term maintenance for the landscape easements and right-of-way. REPORT TO THE PLANNING COMMISSION Tentative Tract Map No. 5646/UGM June 28, 2006 Page 6 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 Woodward Park Community Plan designates the site for medium density residential land uses and the project design meets the density and zoning ordinance criteria for development in this plan designation. 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 ensure that the subdivision conforms to city health and safety standards. 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 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. Planning Commission action on the proposed tentative tract map, unless appealed to the City Council, is final. State Department of Transportation(Caltrans) The California Department of Transportation (Caltrans), District 6, Office of Intergovernmental Relations has reviewed the proposed tentative tract map and has indicated that they have no comments related to this project. Attached is the memorandum dated April 3, 2006. Conditions of Approval REPORT TO THE PLANNING COMMISSION Tentative Tract Map No. 5646/UGM June 28, 2006 Page 7 1. Development shall take place in accordance with Exhibit A Tentative Tract Map No. 5646/UGM, dated May 10, 2006. a 2. Development shall take place in accordance with Exhibit B Conditional Use Permit Application No. C-03-262 dated April 21, 2005. 3. Development shall take place in accordance with the Conditions of Approval for Tentative Tract Map No. T-5646/UGM dated June 28, 2006. CONCLUSION / RECOMMENDATION Staff recommends the Planning Commission take the following action: 1. APPROVE the environmental finding of Environmental Assessment No. T-5646 dated June 21, 2006 that the project proposal is exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to Section 15315/Class 15 of the CEQA Guidelines. 2. APPROVE Tentative Tract Map No. T-5646 subject to compliance with the Conditions of Approval dated June 28, 2006. KAMaster Files-Tract Maps\'5000 to 5299 maps\Tract 5062 Paul Bemall(C-03-78 condo)\Planning Commission Report T-5062 2-1-06.doc Attachments: Vicinity Map 2005 Aerial Photograph of Site Exhibit A, Tentative Tract Map No. 5646/UGM, dated May 10, 2006 Exhibit B, Site Plan for Conditional Use Permit Application No. C-03-262 dated April 21, 2005 Exhibit C, Conditions of approval for Conditional Use Permit Application No C-03-262 dated July 23, 2004 Conditions of approval for Tentative Tract Map No. 5646/UGM, dated June 28, 2006, including letters from Department of Public Utilities, Solid Waste Division dated April 20, 2006, Public Works, Engineering Section dated April 28, 2006, Fire Department dated April 3, 2006; Public Works Department,Traffic Planning Section dated April 27, 2006; Public Utilities Department dated April 4, 2006; Public Utilities Department, Water Division dated March 30, 2006, Fresno Metropolitan Flood Control District dated April 18, 2006, Fresno Irrigation District dated March 31, 2006 and San Joaquin Valley Air Pollution Control District dated April 11, 2006 Letter from Caltrans dated April 3, 2006 Environmental Assessment No. T- 5646, Class 15 Categorical Exemption dated June 21, 2006 F2 171 Ira 16, 1, 1,7 1•, ND IN 1{] I,Z MI IflA-zj gin •• Iso 161 I,a 1,7 16� las a or IMI,aH r1 w w 7r f!193 _PASO AVE. ,.. 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A�t5 tt es.ele W Q pp a o e as v v m® mo m © m ® I I i i .Rrur 3,RLI■m x .a I I�I I\ li • ] _ I 1 I i I I \ 0 MINE r b LU 1 9 } e •.,, • e • I I ' �i b 1 I I o u 1 11 j I 11 1 I I I11 j I = ! 1 1 11 1 1 p N e d a_ I I III w/ Ld 1 E e , �� • • i I � I�1 �ql V) A _ s e i / a I I 1 I I Z 1 �e. •.•�za m, 1 � i 1 � A Arm 1 �Vp___> _-_-__�-___ r -------------- - A vu unW:,■ (M/a ,�I->•II) lvla3ilro 3f1N3AV 1(1N1S3H ' ------_-__-- ---- ------------ 1------- _ ------------------ ------- - -----w------- — — ll 7 �-- t�� Yv�nwo, `�• `I ,,`, Exhibit C Conditions of Approval for Conditional Use Permit Application No. 5646/UGM dated July 23, 2004 Exhibit C CITY OF FRESNO PLANNING AND DEVELOPMENT DEPARTMENT SPECIAL PERMIT CONDITIONS OF APPROVAL Conditional Use Permit Application No. C-03-262 July 23, 2004 PART A- PROJECT INFORMATION 1. Assessor's Parcel No: 404-072-21, 22 2. Job Address: 2496 East Alluvial Avenue Street Location: Located on the northeast corner of East Alluvial and North Chestnut Avenues. 3. Existing Zoning: RR (Rural Residential- County) Rezone Application No. R-03-80 has been filed concurrently requesting the R-1/UG M(Single Family ResidentiaUUrban Growth Management)zone district Planned Land Use: Low Density Residential (Woodward Park Community Plan) Plan Amendment Application No. A-03-19 has been filed concurrently requesting the medium density residential planned land use Zone Map No: 1652, 1653 4. Project Description: Request to construct a 32-unit senior living apartment complex to consist of 16 one-story duplexes with a 2-car attached garage for each unit. Also requested is a rear yard encroachment for approximately 300 square feet within the rear yard along the north property line. PART B - GENERAL CONDITIONS AND REQUIREMENTS Approval of this special permit is subject to the enclosed list of conditions, Exhibits A, E-1, E-2, E-3, F and L,dated December 23,2003, approval of the associated Plan Amendment Application No.A-03-19, Rezone Application No. R-03-80, annexation into the City of Fresno, and approval by the Planning Commission, scheduled to hear Conditional Use Permit Application No. C-03-262 on August 4, 2004. A Mitigated Negative Declaration, dated June 15, 2004, was published in the Fresno Bee on June 30, 2004,commencing a 20-day review and comment period. No comments were received during the review period. Conditions of Approval Conditional Use Permit Application No. C-03-262 July 23, 2004 Page 2 IMPORTANT: PLEASE READ CAREFULLY Please note that this project may be subject to a variety of discretionary conditions of approval. These include conditions based on adopted City plans and policies, those determined through site plan review and environmental assessment essential to mitigate adverse effects on the environment including the health, safety, and welfare of the community, and recommended conditions for development that are not essential to health,safety,and welfare, but would on the whole enhance the project and its relationship to the neighborhood and environment. Discretionary conditions of approval are listed in the last section of this list of conditions under the heading"Part F-Miscellaneous"and may be appealed. All code requirements, however,are mandatory and may only be modified by variance, provided the findings pursuant to Fresno Municipal Code Section 12-405.A can be made. Approval of this special permit shall be considered null and void in the event of failure by the applicant and/or the authorized representative, architect, engineer, or designer to disclose and delineate all facts and information relating to the subject property and the proposed development including, but not limited to, the following: 1. All existing and proposed improvements including but not limited to buildings and structures, signs and their uses, trees, walls, driveways, outdoor storage, and open land use areas on the subject property and all of the preceding which are located on adjoining property and may encroach on the subject property; 2. All public and private easements, rights-of-way and any actual or potential prescriptive easements or uses of the subject property; 3. Existing and proposed grade differentials between the subject property and adjoining property zoned or planned for residential use. Approval of this special permit may become null and void in the event that development is not completed in accordance with all the conditions and requirements imposed on this special permit, the Zoning Ordinance, and all Public Works Standards and Specifications. The Development Department shall not assume responsibility for any deletions or omissions resulting from the special permit review process or for additions or alterations to construction plan not specifically submitted and reviewed and approved pursuant to this special permit or subsequent amendments or revisions. No uses of land, buildings, or structures other than those specifically approved pursuant to this site plan shall be permitted. (Include this note on the site plan.) Transfer all red line notes, etc.,shown on all original site plan exhibits(dated December 23,2003)to the final site plan. CORRECTIONS SHALL INCLUDE ALL THOSE LISTED IN THIS DOCUMENT AND THOSE LISTED IN THE CORRECTION LIST PROVIDED BY THE PLAN CHECK PROCESS. To complete the backcheck process for building permit relative to planning and zoning issues, submit eight copies of this corrected, final site plan, together with six copies of the elevations, landscape, and irrigation plans, and any required covenants and/or studies or analyses to the Planning Division, Project Evaluation Section, for final review and approval, ten days before applying for building permits. Conditions of Approval Conditional Use Permit Application No. C-03-262 July 23, 2004 Page 3 Copies of this final approved site plan, elevations, landscape, and irrigation plans stamped by the Planning Division must be substituted for unstamped copies of same in each of the four sets of construction plans submitted for plan check prior to issuance of building permits. The final approved site plan must also include all corrections identified in the plan check process. Be advised that on-site inspections will not be authorized unless the final stamped approved site plan, elevations, landscape, and irrigation plans are included in the plan check file copy. Please call for an appointment for final sign-off for building permits following your receipt and substitution of the four copies of the stamped, corrected, approved exhibits in the plan check sets. Call Sara Gerster at (559) 621-8064. NOTICE TO PROJECT APPLICANT In accordance with the provisions of government Code Section 66020(d)(1), the imposition of fees, dedication, reservations or exactions for this project are subject to protest by the project applicant at the time of approval or conditional approval of the development or within 90 days after the date of the imposition of the fees, dedications, reservation or exactions imposed on the development project. This notice does not apply to those fees, dedications, reservations or exactions which were previously imposed and duly noticed; or, where no notice was previously required under the provisions of Government Code Section 66020(d)(1) in effect before January 1, 1997. PART C - PUBLIC IMPROVEMENT REQUIREMENTS The following requirements are based on City records and the accuracy of the existing and proposed on-site and off-site conditions depicted on the exhibits submitted by the applicant. Requirements which may not have been addressed due to omission or misrepresentation of information, for which this review process is dependent, will be imposed whenever such conditions are discovered. Questions relating to dedications,street improvements or parking lot geometrics may be directed to Greg Jennes at (559) 621-8812, greg.iennes@fresno.gov, or David Padilla at (559) 621-8798, david.padilla@fresno.gov, in the Public Works Department, Transportation Engineering Division. General Conditions: Handicap access ramps are required at all corners within the limits of this development. 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 with the street construction plans for this development to the Public Works Department. Underground all existing offsite overhead utilities with the limits of this map in accordance with Fresno Municipal Code Section 12-1011, 8-801 and Resolution No. 78-522/88-229. Deed documents for the required dedications shall be prepared by the applicant's engineer and submitted to the Public works Department, Engineering Division, Special Districts/ Projects and Right of Way Section with verification of ownership prior to issuance of building Conditions of Approval Conditional Use Permit Application No. C-03-262 July 23, 2004 Page 4 permits. The cost of deed document processing and recordation fee must be paid at the time of deed submittal. Deed documents must conform to the format specified by the city. Document format specifications may be obtained from the Public Works Department, Engineering Division, Special Districts/ Projects and Right of Way Section, (559) 621-8694. All survey monuments within the area of construction shall be preserved or reset by a person licensed to practice Land Surveying in the State of California. Frontage Improvement Requirements: Major Streets: Alluvial Avenue: Collector • Dedicate 47-55' of property, from section line, for public street purposes within the limits of this subdivision to meet the current City of Fresno Collector Standards. • Construct concrete curb, gutter and sidewalk to Public Works Standard P-5. The sidewalk pattern shall be constructed to a 10-foot residential pattern. • Construct twenty (20) feet of permanent paving (measured from face of curb) within the limits of this subdivision. • Construct an underground street lighting system to Public Works Standard E-1 within the limits of this subdivision. Spacing and design shall conform to Public Works Standard E-8 for Collector Streets. Chestnut Avenue: Arterial • Dedicate 55'-57' of property, from section line, for public street purposes within the limits of this subdivision to meet the City of Fresno's Arterial Standards • Construct concrete curb and gutter and sidewalk to Public Works Standard P-5. Construct sidewalk to a ten (10) foot residential pattern. • Construct twenty (20) feet of permanent paving within the limits of this subdivision. • Construct an eighty (80) foot bus bay curb and gutter at the northeast corner of Chestnut and Alluvial to Public Works Standard P-73, complete with a 10' monolithic sidewalk. • 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. Off-Street Parking Facilities and Geometrics: Off-Street parking facilities and geometrics shall conform to the City of Fresno, Public Works Department, Parking Manual and Standard Drawing(s) P-41, P-42, P-43. • Provide parking space needs, circulation, access, directional signs (e.g. "Entrance," "Exit," "Right Turn Only," "One Way" signs, etc.) as noted on Exhibit "A". • Submit a detailed gated entry design to Public Works Department for approval. Specific Mitigation Requirements: This development will generate 7 a.m. / 8 p.m. peak hour trips, therefore, a Traffic Impact Study (TIS) is not required. Conditions of Approval Conditional Use Permit Application No. C-03-262 July 23, 2004 Page 5 UGM Requirements: This Map is in UGM major street zone F; therefore pay all applicable UGM fees. Alluvial Avenue: Collector • Dedicate and construct (2) two 17' center section travel lanes with 250' left turn lanes, at all major intersections. An additional 6' of paving shall be required adjacent to the 250' left turn lanes. Dedication shall be sufficient to accommodate additional paving and any other grading or transitions as necessary based on a 55 MPH design speed. Chestnut Avenue: Arterial • Dedicate and construct (2) two 17' center section travel lanes and a raised concrete median island within the limits of this subdivision. Details of said street shall be depicted on the approved tentative tract map. Dedication shall be sufficient to accommodate arterial standard and any other grading or transitions as necessary based on a 55 MPH design speed. • Dedicate and construct the two center 17-foot lanes separated by a 16' median. Construct a raised concrete median with a 250' left turn pocket for southbound traffic at Chestnut/Alluvial. • Install a signal pole with a 150-watt safety light to Public Works Standards at the northeast corner of Chestnut/Alluvial. PART D - PLANNING/ZONING REQUIREMENTS NOTE. Conditional Use Permit Application No. C-03-262 has been submitted concurrently with Plan Amendment Application No. A-03-19, requesting to amend the 2025 Fresno General Plan and the Woodward Park Community Plan from the low density residential land use to the medium density residential land use, and Rezone Application No. R-03-80, requesting to change the existing RR (Rural Residential - County) zone district to the R-1/UGM (Single Family Residential/Urban Growth Management) zone district. Conditional Use Permit Application No. C-03-262 is subject to approval of both Plan Amendment Application No. A-03-19 and Rezone Application No. R-03-80 as well as annexation into the City of Fresno. PLANNING 1. Development is subject to the following plans and policies: • R-1, Single Family Residential (Section 12-211 of the FMC) • Planned Development (Section 12-306-N-21 of the FMC) • 2025 Fresno General Plan • Woodward Park Community Plan • Parking Lot Shading Policy Conditions of Approval Conditional Use Permit Application No. C-03-262 July 23, 2004 Page 6 ZONING 2. Development is proposed in accordance with the R-1/UGM (Single Family Residential/Urban Growth Management) zone district, except as modified in accordance with Section 12-306-N-21 of the FMC: Planned Development. POPULATION DENSITY 3. A maximum of 10.37 dwelling units per acre (du/ac) is allowed within the R-1 zone district (based upon the medium density residential planned land use) in accordance with Section 12-306-N-21 of the FMC: Planned Development. 8.83 du/ac has been proposed, which is within the density range allowed. BUILDING HEIGHT 4. The maximum allowable main building height is 2 stories, or 30 feet. The one-story, 15-foot buildings are within this limitation. 5. The maximum allowable accessory building height is 12 feet. There are no accessory buildings proposed. BUILDING SETBACKS 6. Provide the following minimum building setbacks (Section 12-211 of the FMC and the Woodward Park Community Plan): a. 20 feet along East Alluvial Avenue* b. 20 feet along North Chestnut Avenue C. 20 feet along the north property line** d. 5 feet along the east property line *An encroachment of the fireplaces is allowed within the 20 foot setback in accordance with Section 12-306-N-21 of the FMC: Planned Development. **This setback has been reduced from 20 feet to 10 feet, subject to Section 12-306-E-4 of the FMC: Rear Yards. 300 square feet of replacement space has been provided to satisfy the requirement of Section 12-306-E-4 of the FMC as shown on Exhibit A. LANDSCAPING 7. Provide the following the minimum landscape setbacks (Sections 12-212 and 12-215 of the FMC): a. 20 feet along East Alluvial Avenue* b. 20 feet along North Chestnut Avenue C. 20 feet along the north property line** Conditions of Approval Conditional Use Permit Application No. C-03-262 July 23, 2004 Page 7 d. 5 feet along the east property line e. Landscape areas as required by Section 12-306-N-21-c(3) of the FMC *An encroachment of the fireplaces is allowed within the 20 foot setback in accordance with Section 12-306-N-21 of the FMC: Planned Development. **This setback has been reduced from 20 feet to 10 in accordance with Section 12-306-E- 4 of the FMC: Rear Yards. No structures of any kind may be installed or maintained within the landscaped areas along East Alluvial and North Chestnut Avenues. No exposed utility boxes, transformers, meters, piping (excepting the backflow prevention device), etc., are allowed to be located in the landscape areas or setbacks or on the street frontages of the buildings. All transformers, etc., shall be shown on the site plan. The backflow device shall be screened by landscaping or such other means as may be approved. (Put this note on the site plan.) 8. Provide a total of 80 medium sized trees on-site (in addition to the 13 street trees required) per the following: Provide one medium-sized tree (30-60 feet at maturity) for each required parking space, plus one medium-sized tree for each residential unit (Section 12-306-N-24-g(3) of the FMC'). 48 required parking spaces = 48 medium-sized trees 32 proposed units = 32 medium-sized trees TOTAL = 80 medium-sized trees required on-site NOTE. Two small trees (15-30 feet at maturity) shall be counted as one medium- sized tree. Provide shade calculations directly on the landscape plan in accordance with the Parking Lot Shading Policy, including tree species and tree counts. 9. Provide shade calculations on the landscape plan for parking lot shading in accordance with the attached Parking Lot Shading Policy. 10. Trees shall be maintained in good health. However, trees may not be trimmed or pruned to reduce the natural height or overall crown of the tree, except as necessary for the health of the tree and public safety; or as may otherwise be approved by the Development Department. (Put this note on the site and landscape plans.) 11. Submit six copies of landscaping and irrigation plans prepared by a landscape professional, showing the number and types of trees, to the Planning Division. These plans must be reviewed and approved prior to final approval and sign-off for the site plan review. 12. Landscaping must be in place before issuance of the certificate of occupancy. (Include this note on the site plan and landscape plan.) 1'3 Prinr fn final inenw-finn n written nortifinntinn cinnerl by = Innriet-nna nrnfaccinnni Conditions of Approval Conditional Use Permit Application No. C-03-262 July 23, 2004 Page 8 approved by the Director, shall be submitted stating that the required landscaping and irrigation system was installed in accordance with the landscaping and irrigation plans approved by the Planning Division, Development Department. (Include this note on the site plan.) OPEN SPACE 14. Common and open space areas shall comprise twenty-five (25) percent of the project site, forty (40) percent of which shall be active recreation (Section 12-306-N-21(c) of the FMC'). The project proposes approximately 26.8 percent open space (42,313 square feet) including a recreational center, pool, and passive open space areas throughout the project. FENCES. HEDGES AND WALLS 15. No fences over 3 feet in height are allowed within the 20-foot landscape setbacks along East Alluvial and North Chestnut Avenues. 16. A 6-foot block wall is required along the north and east property lines where abutting single family residential properties, except within the landscaped setbacks along East Alluvial and North Chestnut Avenues. OFF-STREET PARKING 17. Provide a minimum of 48 parking spaces on-site per the following: When there are more than two dwelling units on a single lot there shall be one and one- half parking spaces for each dwelling unit, one of which shall be in a carport or garage (Section 12-306-1-6(d) of the FMC'). 32 proposed units * 1.5 = 48 required parking spaces 32 proposed units = 32 required parking spaces within garage or carport There are 102 total parking spaces proposed, 64 of which are proposed in a carport. NOTE.• Parking lot design must accommodate the provision of tress in accordance with the attached Parking Lot Shading Policy. 18. Provide the following number of handicap parking spaces: A minimum of 2 automobile handicap parking spaces is required for the proposed apartment complex per State of California Building Code, "Development Requirements for Handicapped Accessibility": NOTE.• The above number of handicap parking spaces is included in the total number of required parking spaces for the apartment complex therefore, the total number of spaces overall remains to be a minimum of 42 parking spaces. Conditions of Approval Conditional Use Permit Application No. C-03-262 July 23, 2004 Page 9 19. All handicap stalls shall be located to allow the shortest path of travel to the building entrance. The stalls shall be marked with the international symbol of spaces and a warning that vehicles in violation of Section 10-1017 of the Municipal Code shall be towed away. The international symbol and tow-away warning shall be posted conspicuously on seven-foot poles. Include this note on the site plan. 20. All handicap parking stalls shall be placed adjacent to facility access ramps or in strategic areas where the handicapped shall not have to wheel or walk behind parked vehicles while traveling to or from handicapped parking stalls and ramps. Include this note on the site plan. ACCESS 21. Vehicular ingress to the site shall be provided via North Chestnut Avenue. 22. Vehicular egress from the site shall be provided via North Chestnut and East Alluvial Avenues. PART E - CITY AND OTHER SERVICES FIRE PROTECTION REQUIREMENTS 1. Comply with the attached Fire Department memorandum, dated January 27, 2004. FLOOD CONTROL REQUIREMENTS 2. Comply with the attached Fresno Metropolitan Flood Control District memorandum, dated February 23, 2004. 3. A drainage fee of$16,756 is due prior to issuance of building permits. SCHOOL FEES 4. Comply with the attached Clovis Unified School District memorandum, dated February 9, 2004. School fees must be paid prior to issuance of building permits. Provide proof of payment (or no fee required) prior to issuance of building permits. SOLID WASTE REQUIREMENTS 5. Comply with the attached Solid Waste memorandum, dated January 28, 2004. DEPARTMENT OF PUBLIC UTILITIES REQUIREMENTS 6. Comply with the attached Public Utilities memorandum, dated February 3, 2004. SAN JOAQUIN VALLEY AIR POLLUTION CONTROL DISTRICT 7. Comply with the attached San Joaquin Valley Air Pollution Control District memorandum, dated February 5, 2004. Conditions of Approval Conditional Use Permit Application No. C-03-262 July 23, 2004 Page 10 PARKS, RECREATION AND COMMUNITY SERVICES 8. Provide a total of 13 street trees as follows within the right-of-way. Street tree species shall be designated by the Parks Division. 6 street trees required along East Alluvial Avenue 7 street trees required along North Chestnut Avenue 9. A street inspection fee of$390 is due prior to issuance of building permits. PART F - MISCELLANEOUS Approval of this site plan is contingent upon the submittal of corrected site plans showing all existing/proposed on-site conditions as reflected on Exhibits A, E-1, E-2, E-3, F and L, dated December 23, 2003, and the following: 1. All roof-mounted equipment must be screened from view. Show proposed AC units on elevations and proposed screening of units. 2. Show proposed location of water heaters if located on the exterior of the units. 3. Provide a material and color schedule on the site plan and elevations. 4. If archaeological and/or animal fossil material is encountered during project surveying, grading, excavating, or construction, work shall stop immediately. 5. If there are suspected human remains, the Fresno County Coroner shall be immediately contacted. If the remains or other archaeological material is possibly Native American in origin, the Native American Heritage Commission (Phone: 916/653-4082) shall be immediately contacted, and the California Archaeological Inventory/Southern San Joaquin Valley Information Center (Phone: 805/644-2289) shall be contacted to obtain a referral list of recognized archaeologists. An archaeological assessment shall be conducted for the project, the site shall be formally recorded, and recommendations made to the City as to any further site investigation or site avoidance/preservation. 6. If animal fossils are uncovered, the Museum of Paleontology, U.C. Berkeley shall be contacted to obtain a referral list of recognized paleontologists. An assessment shall be conducted by a paleontologist and, if the paleontologist determines the material to be significant, it shall be preserved. All discretionary conditions of approval will ultimately be deemed mandatory unless appealed in writing to the Development Department Director within 15 days. CITY OF FRESNO PLANNING AND DEVELOPMENT DEPARTMENT CONDITIONS OF APPROVAL JUNE 28,2006 TENTATIVE TRACT MAP NO. 5646/UGM NORTHEAST CORNER OF NORTH CHESTNUT AND EAST ALLUVIAL AVENUES All tentative maps are subject to the applicable provisions of the State Subdivision Map Act, Fresno Municipal Code (FMC), City policies, and City of Fresno Standard Specifications. The following specific conditions are applicable to this vesting tentative map. The Urban Growth Management (UGM) Service Delivery Plan requirements are included in the following conditions of approval and are designated by the caption "Urban Growth Management Requirements." NOTICE TO PROJECT APPLICANT In accordance with the provisions of Government Code §66020(d)(1), the imposition of fees, dedications, reservations or exactions for this project are subject to protest by the project applicant at the time of approval or conditional approval of the development or within 90 days after the date of the imposition of the fees, dedications, reservations or exactions imposed on the development project. GENERAL CONDITIONS 1. Upon conditional approval of Tentative Tract Map No. 5646/UGM a one lot condominium map entitled "Exhibit A," dated May 10, 2006 (accepted for processing on March 28, 2006), the subdivider may prepare a Final Map in accordance with the approved tentative tract map. 2. Submit grading plans and a soils report to the City of Fresno Planning and Development Department for verification prior to Final Map approval (Reference: Sections 12-1022 and 12-1023 of the FMC). Grading plans shall indicate the location of any required walls and indicate the proposed width of required landscape easements or strips. Approval of the grading plan is required prior to Final Map approval. 3. At the time of Final Map submittal, the subdivider shall submit engineered construction plans to the City of Fresno Public Works, Public Utilities, and Planning and Development Departments for grading, public sanitary sewer system, public water system, street lighting system, public streets, and storm drainage, including other technical reports and engineered plans as necessary to construct the required public improvements and work and applicable processing fees. 4. Engineered construction plans shall be approved by the City prior to the approval of the Final Map. If, at the time of Final Map approval, such plans have not been approved, the subdivider shall provide performance security in an amount established by the City to guarantee the completion of plans. Conditions of Approval Tentative Tract Map No. 5646/UGM June 28, 2006 Page 2 5. Public utilities easements, as necessary, shall be shown on the Final Map and dedicated to the City of Fresno. Public utility easements beyond the limits of the Final Map, but required as a condition of development, shall be acquired at the subdivider's cost and shall be dedicated by separate instrument at the time of Final Map approval. The relocation of existing utilities necessitated by the required public improvements shall be paid for by the subdivider. The subdivider is responsible to contact the appropriate utility company for information. 6. Comply with the conditions, policies and standards set forth in the City of Fresno, Municipal Code, Article 10, Chapter 12, "Subdivision of Real Property;" Resolution No. 68-187, "City Policy with Respect to Subdivisions;" and City of Fresno Standard Specifications, 2002 Edition, and any amendments thereto. 7. The developer/owner shall pay applicable fees for, but not limited to, plan checks for street improvements and other grading and construction; street trees, street signs, water and sewer service, and inspections in accordance with the City of Fresno Master Fee Schedule (City Resolution No. 79-606 and No. 80-420) and any amendments, modifications, or additions thereto; and in accordance with the requirements of State law as related to tentative tract maps. 8. The subdivider shall furnish to the City acceptable security to guarantee the construction of the off-site street improvements in accordance with all applicable provisions of the FMC and the State Subdivision Map Act. The subdivider shall complete all the public improvements prior to the approval of the Final Map by the City. If, at the time of Final Map approval, any public improvements have not been completed and accepted in accordance with the standards of the City, the subdivider may elect to enter into an agreement with the City to thereafter guarantee the completion of the improvements. 9. As a condition of Final Map approval, the subdivider shall furnish to the City a subdivision guarantee listing all parties having any right, title or interest and the nature of their interest per State law. 10. Prior to final map approval, the owner of the subject property shall execute a "Right to Farm" covenant with the City of Fresno. Said covenant is to run with the land and shall acknowledge and agree that the subject property is in or near agricultural districts located in the County of Fresno and that the residents of said property should be prepared to accept the inconveniences and discomfort associated with normal farm activities. The "Right to Farm" covenant shall be recorded prior to or concurrent with the recording of the Final Map of Tentative Tract No. 5646/UGM. 11. The subdivider shall create a homeowners' association for the maintenance of all landscaped areas, private street and access areas within the subdivision. A proposed Declaration of Covenants, Conditions, and Restrictions (CC&Rs) shall be prepared and the proposed instruments for the homeowners' association shall be submitted to Conditions of Approval Tentative Tract Map No. 5646/UGM June 28, 2006 Page 3 the Planning and Development Department for review two (2) weeks prior to Final Map approval. Said document shall be recorded with the Final Map(s) or alternatively submit recorded documents or documents for recording prior to final acceptance of subdivision improvements. Said documents shall include assignment of responsibility to the homeowners' association for landscaping and other provisions as stated in the Development Department Guidelines for preparation of CC&Rs, dated January 11, 1985. 12. Relinquish access rights to East Alluvial and North Chestnut Avenues from all residential lots which abut this street. Ref. Section 12-10114-3 of the FMC. Landscaping 13. The subdivider is required to provide street trees on all public street frontage and for dedication of planting and buffer landscaping easements. Street trees shall be planted at the minimum rate of one tree for each 60 feet of street frontage by the developer. The subdivider is required to provide irrigation for all street trees. The irrigation system shall comply with FMC Section 12-306-N-23, water efficient landscape standards. Along North Chestnut Avenue the tree species to be planted is Quercus Virginiana- Southern Live Oak and along East Alluvial Avenue Fraxinus Americana, Autumn Applause-American Ash. 14. Lots with internal street frontage available for street tree planting, the developer shall plant one tree for each 60 feet of street frontage, or one tree per lot having street frontage, whichever is greater. 15. Street tree inspection fees shall be collected for each 60 feet of public street frontage or one tree per lot whichever is greater. Street trees shall be planted in accordance with the City of Fresno, Department of Public Works"Standard Specification". 16. 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 trees planting. 17. 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. 18. The subdivider is required to provide maintenance of the required landscape easements, streets, curbs and gutters, sidewalks, medians, and street furniture. The subdivider may petition the City for annexation to the City's District prior to final map approval. If approved by City Council, the landscaping shall comply with Landscape Buffer Development Standards approved by the City Council on October 2, 1990. Conditions of Approval Tentative Tract Map No. 5646/UGM June 28, 2006 Page 4 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. 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. Buildina Setbacks 21. Building setbacks shall be in accordance with the Exhibit A, Conditional Use Permit No. C-03-262 as originally approved by the Planning and Development Department Director on July 23, 2004. Information 22. Prior to the issuance of building permits for the subdivision, school construction fees shall be paid to the Clovis Unified School District in accordance with the school districts adopted schedule of fees. 23. Contact the United States Postal Service for the location and type of mailboxes to be installed in this subdivision. 24. Pursuant to Section 66456.1 of the Subdivision Map Act, which states 'The right of the subdivider to file multiple Final Maps shall not limit the authority of the local agency to impose reasonable conditions relating to the filing of multiple Final Maps," any multiple final maps filed by the subdivider on this tract shall fully and independently conform to all provisions of FMC Chapter 12, Article 10, Subdivision of Real Property. 25. 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. 26. If archaeological and/or animal fossil material is encountered during project surveying, grading, excavating, or construction, work shall stop immediately. Conditions of Approval Tentative Tract Map No. 5646/UGM June 28, 2006 Page 5 27. If there are suspected human remains, the Fresno County Coroner shall be immediately contacted (business hours: (559) 268-0109; after hours the contact phone number is (559) 488-3111 for the Fresno County Sheriff's Department). If remains or other archaeological material is possibly Native American in origin, the Native American Heritage Commission (phone number (916) 653-4082) shall be immediately contacted, and the California Archaeological Inventory/Southern San Joaquin Valley Information Center (phone number (805) 644-2289) shall be contacted to obtain a referral list of recognized archaeologists. 28. If animal fossils are uncovered, the Museum of Paleontology at the University of California, Berkeley shall be contacted to obtain a referral list of recognized paleontologists. An assessment shall be conducted by a paleontologist; if the paleontologist determines the material to be significant, a recommendation shall be made to the City as to any further site investigation or preservation measures. 29. Apportionment of Special Assessment: If, as part of this subdivision, a division will be made of any lot or parcel of land upon which there is an unpaid special assessment levied under any State or local law, including a division into condominium interest as defined in Section 783 of the Civil Code, the developer/owner shall file a written application with the City of Fresno Director of Public Works, requesting apportionment of the unpaid portion of the assessment or pay off such assessment in full. If the subdivider elects to apportion the assessment, the application shall contain the following information: a. A full description of each assessed lot, parcel or interest to be divided and of how such lot, parcel or interest will be divided; b. A request that the Engineer apportion the amount remaining unpaid on the assessment in accordance with applicable law; and c. Written consent of the owner(s) of each such lot, parcel, or interest to the requested apportionment. d. The application shall be filed prior to the approval of the Final Map(s) by the City and shall be accompanied by a fee in an amount specified in the Master Fee Resolution for each separate lot, parcel, or interest into which the original assessed lot, parcel or interest is to be divided. The fee shall be in an amount sufficient to pay all costs of the City and the Engineer of Work responsible for determining the initial assessment in making the requested apportionment. 30. 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. Conditions of Approval Tentative Tract Map No. 5646/UGM June 28, 2006 Page 6 31. 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). SOLID WASTE SERVICE 32. Comply with the memorandum from Donna Leslie of the Public Utilities Department, Solid Waste Division dated April 20, 2006. PARK SERVICE 33. Comply with the memorandum from Anne Lillie of the Public Works Department dated April 28, 2006. Urban Growth Management Requirements 34. 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 35. This project is within three miles from Fire Station No. 13. 36. Provide residential hydrants and fire flows per Public Works Standards with two sources of water. 37. Access is acceptable as shown on Tentative Tract Map No. 5646/UGM dated May 5, 2006. 38. This project is subject to UGM Fire Service fees for Fire Station No. 13. Urban Growth Management Requirements 39. The subdivider shall be required to pay the appropriate Fire Station Capital Fee at the time of final map approval. STREETS AND RIGHTS-OF-WAY 40. The subdivider shall furnish to the City acceptable security to guarantee the construction of the off-site street improvements in accordance with all applicable provisions of the FMC and the State Subdivision Map Act. 41. The subdivider shall make provisions for disabled persons in accordance with the Department of Public Works standards and as required by State law. Handicap access ramps are required to be constructed in sidewalks at all corners within the Conditions of Approval Tentative Tract Map No. 5646/UGM June 28, 2006 Page 7 limits of the tract. Where street furniture is located within the sidewalk area (fire hydrants, streetlights, etc.), a minimum of 48 inches of unobstructed path shall be maintained to satisfy the American Disabilities Act requirements. If necessary, dedicate a pedestrian easement to accommodate for the four-foot minimum unobstructed path requirement. 42. 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). 43. The subdivider shall underground all existing off-site overhead utilities and proposed utility systems in accordance with FMC Sections 12-1011, 8-801, and Resolution No. 78-522, 88-229. 44. The subdivider shall construct an underground street lighting system per Public Works Standards within the limits of the tract. Spacing and design shall conform to Public Works Standards for arterial (North Chestnut Avenue). Height, type, spacing, etc., of standards and luminaries shall be in accordance with Resolution No. 68-187, 78-522, 81-219, and 88-229 or any modification thereto approved by the City Traffic Engineer prior to Final Map approval. Upon completion of the work by the subdivider and acceptance of the work by the City, the street lighting system shall be dedicated to the City. Submit engineered construction plans to the Public Works Department for approval. 45. 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. 46. 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. 47. Comply with the memorandum from the Public Works Department, Traffic Engineering Division dated April 27, 2006. Conditions of Approval Tentative Tract Map No. 5646/UGM June 28, 2006 Page 8 MAJOR STREETS East Alluvial Avenue (Collector): 48. Dedicate 47-55-feet of property, from section line, for public street purposes within the limits of this subdivision to meet the City of Fresno Collector Standards. 49. Construct concrete and sidewalk to Public Works Standard P-5. The curb shall be constructed to a ten-foot residential pattern. Construct a six-foot residential sidewalk as per Exhibit D. 50. Construct 20-feet of permanent paving (measured from face of curb) within the limits of this subdivision. 51. Construct an underground street lighting system to Public Works Standard E-1 within the limits of this subdivision. Spacing and design shall conform to Public Works Standard E-8 for Collector Streets. 52. Relinquish direct vehicular access rights to East Alluvial Avenue from all lots within this tract. North Chestnut Avenue (Arterial): 53. Dedicate 55-57-feet of property, from section line, for public street purposes within the limits of this subdivision to meet the City of Fresno Arterial Standards 54. Construct concrete curb and sidewalk to Public Works Standard P-5. The curb shall be constructed to a ten-foot residential pattern. Construct a six-foot residential sidewalk as per Exhibit D. Dedicate two feet for pedestrian easement and provide cross section on the final map 55. Construct 20-feet of permanent paving (measured from face of curb) within the limits of this subdivision. 56. Construct an 80-foot bus bay curb and gutter at the northeast corner of Chestnut and Alluvial Avenues to Public Works Standard P-73, complete with a 10-foot monolithic sidewalk. 57. 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. 58. Relinquish direct vehicular access rights to North Chestnut Avenue from all lots within this tract. Conditions of Approval Tentative Tract Map No. 5646/UGM June 28, 2006 Page 9 INTERIOR STREETS 59. Entry: Provide a 50-foot minimum gate storage length (measured from gate to back of sidewalk). Provide detail entry to the Public Works Department, Engineering Division for final approval. SPECIFIC REQUIREMENTS 60. The intersection of: a. North Chestnut Avenue and the proposed entrance shall be limited to right-in, and right-out turns. b. The first order of work shall include a minimum of two points of vehicular access to the major street for any phase of this development. 61. APN 404-072-17: Construct a six-foot concrete sidewalk to Public Works Standard P-5. Construct a six-foot residential sidewalk per Exhibit D. A two-foot dedication for a pedestrian easement is required. Contact FMFCD to offset proposed fees. TRAFFIC SIGNAL MITIGATION IMPACT FEE 62. The project shall pay its TSMI fee at the time of building permit based on the trip generation rate(s) as set forth in the latest edition of the ITE Generation Manual. The fee amount for Tentative Tract Map No. 5646/UGM is 414.69 per single family unit (fee rate as shown in the Master Fee Schedule). 63. The applicant shall install a signal pole with a 150-watt safety light to Public Works Standards at the northeast corner of North Chestnut and East Alluvial Avenues. Urban Growth Management Requirements 64. This map was accepted for processing after February 14, 2006, the date on which the Fresno City Council adopted Resolution NO. 2006-61, expressing the City's intent to adopt a Citywide Impact Fee for local regionally significant major streets and an impact fee based on quadrants for local major streets to implement the goals, objectives and policies of 2025 General Plan. The map is, therefore, subject to the fee, in the actual amounts that are established by the Fresno City Council. Fees shall be paid prior to issuance of building permits. The following specific conditions shall apply under the new fee: 1. This map is within the boundary of the Northeast Quadrant for Street Traffic Impact Fees. 2. Pay the Regional Street Fee per Average Daily Trip (ADT) generated by the development in accordance with the latest edition of the Institute of Transportation Engineers (ITE) Trip Generation Manual and the Master Fee Conditions of Approval Tentative Tract Map No. 5646/UGM June 28, 2006 Page 10 Schedule of the City of Fresno. The anticipated fee per single family dwelling is $1,279. 3. Pay the Northeast Quadrant Major Street Fee per Average Daily Trip (ADT) generated by the development in accordance with the latest edition of the Institute of Transportation Engineers (ITE) Trip Generation Manual and the Master Fee Schedule of the City of Fresno. The anticipated fee per project ADT is $577.14, or$5,771 per single family dwelling unit. 4. The cost of right-of-way, engineering, construction, City plan check fees and City street inspection fees for the required improvements from five feet behind the face of outside curb are eligible for credit and/or reimbursement under this fee program. Cost for utility relocation, utility installation, storm drain inlets, sidewalks, trails, landscaping behind the curb and gutter, street lighting, traffic signals, signal interconnect/communication, developer administration costs and developer construction contract management are ineligible for credit and/or reimbursement of these fees. Eligible construction costs include curb, gutter, paving, median curb, stamped concrete median maintenance band, median landscaping, signing and striping 65. This map is in UGM major street zone F; therefore, pay all applicable UGM fees. East Alluvial Avenue 66. Dedicate and construct two 17-foot center section travel lanes with 250 feet left turn lanes, at all major intersections within the limits of this subdivision. Additional six-feet of paving shall be required adjacent to the 250 feet left turn lanes. Dedication shall be sufficient to accommodate additional paving and any other grading or transitions as necessary based on a 45 MPH design speed. North Chestnut Avenue 67. Construct a raised concrete median island within limits of this subdivision and continue north to the southerly limits of APN 404-072-17 (ponding basin). Construct a raised concrete median with 250 foot left turn pockets at all major intersections. Details of said street shall be depicted on the approved tentative tract map. Dedication shall be sufficient to accommodate arterial standard and any other grading or transitions as necessary based on a 55 MPH design speed. 68. Dedicate sufficient right-of-way and construct additional paving for southbound to northbound U-turns at Chestnut and Alluvial. See Exhibit B. 69. APN 404-072-20: dedicate and construct full off-site improvements across the property frontage. A two-foot pedestrian easement will be required. Conditions of Approval Tentative Tract Map No.5646/UGM June 28, 2006 Page 11 SANITARY SEWER SERVICE 70. The following conditions are required to provide sewer service to the tract: 71. On-site sanitary sewer mains shall be private. 72. Separate sewer house branches shall be provided for each lot created. 73. Abandon all existing on-site private sanitary septic systems. 74. 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. Urban Growth Management Requirements 75. The project is located within Sewer Oversize Reimbursement Service Area No. 1. 76. Sewer lateral, Oversize Sewer, Trunk Sewer charge Herndon and Wastewater Facilities charges are due and shall be paid for the project. 77. Comply with the memorandum from Public Utilities Department, Planning and Engineering Division dated April 4, 2006 WATER SERVICE 78. Separate water services with meter boxes shall be provided to each lot created. 79. 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. 80. Seal and abandon existing on-site wells in compliance with the State of California Well Standards, Bulletin 74-90 or current revisions issued by the California Department of Water Resources and City of Fresno standards. 81. All public water facilities shall be constructed in accordance with the Department of Public Works standards, specifications, and policies. Urban Growth Management Requirements 82. Payment of appropriate water connection charges at the time of final map approval subject to deferral to building permit issuance as appropriate. Conditions of Approval Tentative Tract Map No. 5646/UGM June 28, 2006 Page 12 83. Payment for installation of water service(s) and/or meter(s) is required. 84. Pay UGM water fees for Water Service Area 101 s. 85. Comply with the memorandum from Public Utilities Department, Water Division dated March 30, 2006 URBAN GROWTH MANAGEMENT REQUIREMENTS(GENERAL) 86. The developer of property located within the UGM boundaries shall comply with all sewer, water and street requirements and pay all applicable UGM fees imposed under the Urban Growth Management process (with appropriate credit given for the installation of required UGM improvements) in accordance with the requirements of State Law as related to vesting tentative tract maps. 87. The developer will be responsible for the relocation or reconstruction of any existing improvements or facilities necessary to construct any of the required UGM improvements. Right-of-Way Acquisition 88. The developer will be responsible for the acquisition of any necessary right-of-way to construct any of the required improvements. 89. 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. 90. 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. 91. 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. 92. 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, Conditions of Approval Tentative Tract Map No. 5646/UGM June 28, 2006 Page 13 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 93. 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 FMC. These requirements are identified in the District's letters to the Planning and Development Department dated April 18, 2006. 94. Any temporary ponding basins constructed or enlarged to provide service to the subdivision shall be fenced in accordance with City standards within seven days from the time the basin becomes operational or as directed by the City Engineer. Temporary ponding basins will be created through a covenant between the City and the Developer prior to Final Map approval. Maintenance of the temporary ponding basin shall be by the Developer until permanent service for the entire subdivision is provided. FRESNO IRRIGATION DISTRICT 95. The Fresno Irrigation District has indicated in their memorandum dated March 31, 2006 that they have no requirements for Tentative Tract Map No. 5646/UGM. SAN JOAQUIN VALLEY AIR POLLUTION CONTROL DISTRICT 96. The developer/owner shall comply with the requirements in the letter from the San Joaquin Valley Air Pollution Control District dated April 11, 2006. CALTRANS 96. The California Department of Transportation (Caltrans), District 6, Office of Intergovernmental Relations, as indicated in their memorandum dated April 3, 2006, has reviewed the proposed tentative tract map application and has no comments regarding the proposal Conditions of Approval Tentative Tract Map No. 56461UGM June 28, 2006 Page 14 DEVELOPMENT FEES AND CHARGES This project is subject to the following 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 Chargee $496/living unit Service Area: Herndon e. Wastewater Facilities Charge+ $2,119/living unit f. Fowler Trunk Sewer Interim Fee Surety* N/A g. House Branch Sewer Charge• N/A WATER CONNECTION CHARGES FEE RATE h. Service Connection Charge Fee based on service(s) and meter(s) sizes specified by owner; fee for service(s) and Meter(s) established by the Master Fee Schedule. i. Frontage Charge* $6.50/lineal foot j. Transmission Grid Main Charge* $804/net acre (parcels under 5 gross acres) k. Transmission Grid Main Bond Debt Service Charge* $304/net acre (parcels under 5 gross acres) I. UGM Water Supply Fee• $456/living unit Service Area: 101-S m. Well Head Treatment Feev $0/living unit Service Area: 101 n. Recharge Feev $0/living unit Service Area: 101 Conditions of Approval Tentative Tract Map No. 5646/UGM June 28, 2006 Page 15 o. 1994 Bond Debt Service* $895/living unit Service Area: 101 DEVELOPMENT IMPACT FEE FEE RATE p. Fire Facilities Impact Fee - Citywide*** $539/living unit q. Park Facility Impact Fee - Citywide*** $3398/living unit r. *Quimby Parkland Dedication Feev** $1120/living unit s. Police Facilities Impact Fee - Citywide*** $624/living unit t. Traffic Signal Charge* $414.69/living unit URBAN GROWTH MANAGEMENT FEE RATE u. Major Street Charge* $3625/adj. acre Service Area: F v. Major Street Bridge Charge* $72/adj. acre Service Area: F w. UGM Grade Separation Fee* N/A Service Area: x. UGM Trunk Sewer Charge* N/A Service Area: Herndon y. 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. * Due at time of development. ♦ Due at occupancy. w► Deferrable through Fee Deferral Covenant. K:\Master Files-Tract Maps\Tract 5646 Meenakshi Singh(PB)\Planning Commission Report\Conditions of Approval.doc City of - C1McdM1►tVVL rn9-:�U.-....I DEPARTMENT OF PUBLIC UTILITIES April 20, 2006 TO: Meenakshi Singh, Planner III Development Department, Planning Division THROUGH: Robert Weakley, Chief of Operations Department of Public Utilities, Solid Waste Division FROM: Donna Leslie, Provisional Management Analyst I Department of Public Utilities, Administration SUBJECT: TT 5646, Solid Waste Conditions of Approval Location: Northeast corner of North Chestnut and East Alluvial Avenues The Department of Public Utilities, Solid Waste Division has completed a review of the Vesting Tentative Tract Map 5646 that was submitted by Lars Andersen & Associates. 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: • The tract will be serviced as a Multi-Family residential property with bin service. • Developer shall provide a minimum of two, 2-cell trash enclosures on this property • Owner shall provide a minimum of 16 cubic yards of solid waste and recycling services per week. • Developer shall provide a minimum of 18' feet of unobstructed clearance at the entrance and exits gates and also along the path the solid waste vehicles travel. • Developer shall provide Solid Waste vehicles an exit along East Alluvial Avenue or provide a turnaround or cul-de-sac somewhere on the back of this property along East Alluvial Avenue. kTonditions of Approval TT5646 D E P A R T M E N T O F P U B L I C W O R K S TO: Meenakshi Singh,Planner III Planning Division FROM: Ann Lillie, Senior Engineering Technician(559.621.8690) DATE: April 28,2006 SUBJECT: Tentative Subdivision Map T-5646 (Located northeast comer of North Chestnut and East Alluvial Avenues) The Department of Public Works has reviewed the Vesting Tentative Subdivision Map proposed by Dwayne C. Smith and Jeanne A. Smith,on engineering plans prepared by Lars Andersen&Associates. Ing .dated March 28.2006, 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 North Chestnut Avenue Quercus virginiana-Southern Live Oak East Alluvial Avenue Fraxinus americana`Autumn Applause-American Ash 2. Street Tree Planting by Developer: For those lots having internal street tree frontage available for street tree planting, the developer shall plant one tree for each 60' of street frontage, or one tree per lot having street frontage,whichever is greater. a. Street tree inspection fees shall be collected for each 60' of public street frontage or one tree per lot whichever is greater. b. Street trees shall be planted in accordance with the City of Fresno, Department of Public Works "Standard Specifications." c. Landscape plans 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 14-121 of the Fresno Municipal Code regarding Water Efficient Landscaping and Buffer landscaping. a Should the proposed landscape buffers and/or parkway strips be located next to an existing buffer and/or parkway strip, the planting concept shall simulate the adjacent landscape design to present a more uniform appearance on the street. Variances in the landscape concept will be acceptable, but the design of the new landscape buffer and/or parkway strip shall strive to mimic the existing as much as possible. C. Landscape plans shall indicate grades on a cross-section detail to include fencing or wall details. All fencing shall be placed outside the landscape easement. Maximum slopes shall not exceed 4:1 with 1 foot of level ground between the slope and the back of the side walk and/or face of fence. Erosion control measures shall be implemented on all slopes of 4:1, including the use of synthetic erosion control netting in combination with ground cover species approved by the Department of Public Works/Engineering Services Division. D. The water meter(s) serving the buffer landscaping shall be sized for the anticipated service flows. E. No private flags, signs or identification of any kind shall be permitted in the right-of-way, within the City-controlled easement or on the fence or wall facing the street. F. Landscaping in the right-of-way and landscape setback adjacent to water well sites shall be the responsibility of the City of Fresno Water Division and may not be included in the CFD. MEDIAN ISLAND LANDSCAPE REQUIREMENTS 1. When median islands front onto the proposed development project, $pnlicants shall submit Plans to the Public Works/Engineering Services showing the location and configuration of all median islands fronting the qro osed 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 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 integral part of the off site improvements,whether the median is landscaped or not. 0UTL0TY 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 approving landscape and irrigation plans to be submitted with landscape buffer plans 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 regionallmultipurpose 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. i City of le in ff Fre Department 450 M Street Randy R. Bruegman Fresno, California 93721-3083 Fire Chief 559-621-4000 FAX#559-498-4261 www.fresno.gov Date 4-3-06 TO Meenakshi Singh,Planner III Development D partment, Planner FROM: Mike Schmid upervising Fire Prevention Inspector Fire Prevention Bureau SUBJECT: Tentative Tract No. 5646 The Fire Department has completed a review of the Vesting Tentative Tract Map 5646 which was submitted by Lars Andersen & Associates, Inc. The following requirements and conditions are to be placed on this vesting tentative tract map as a condition of approval by the Fire Department. General Requirements: This project is within 3 miles of Fire Station No. 13. This project is subject to city wide fire service fees. Provide residential hydrants and fire flows per Public Works standards with two sources of water. Access is acceptable as shown. Note: Phasing of tract will require re-review for access requirements. City of C®leAMNA&I�\I/i r�1��'s fe,d0 DATE: April 27, 2006 TO: Meenakshi Singh, Planner III Development Department, Planning Division THROUGH: Scott Mozier, P.E., Traffic Engineering Manager Public Works Department, Engineering Division FROM: Louise Gilio, Traffic Planning Supervisor Public Works Department, Engineering Division SUBJECT: Public Works Conditions of Approval TT 5646, (Chestnut between Nees and Alluvial) Dwayne C. Smith and Jeannie A. Smith / Lars Andersen & Associates, 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: Alluvial Avenue: Collector 1. Dedicate 47'- 55' of property, from section line, for public street purposes within the limits of this subdivision to meet the current City of Fresno Collector Standards. 2. Construct concrete curb and 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. Provide cross section on map. 3. Construct 20' of permanent paving (measured from face of curb) within the limits of this sub- division. Page 1 of 4 CALouise\TRACT MAPS\T-5646 CHESTNUT BTWN NEES&ALLUVIAL.doc 4. Construct an underground street lighting system to Public Works Standard E-1 within the limits of this subdivision. Spacing and design shall conform to Public Works Standard E-8 for Collector Streets. 5. Relinquish direct vehicular access rights to Alluvial Avenue from all lots within this subdivision. Chestnut Avenue: Arterial 1. Dedicate 55'-57' of property, from section line, for public street purposes within the limits of this subdivision to meet the City of Fresno's Arterial Standards. 2. Construct concrete curb and 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. Provide cross section on map. 3. Construct 20' of permanent paving within the limits of this subdivision. 4. Construct an 80' bus bay curb and gutter at the northeast corner of Chestnut and Alluvial to Public Works Standard P-73, complete with a 10' monolithic sidewalk. 5. Construct an underground street lighting system to Public Works Standard E-1 within the limits of this subdivision. Spacing and design shall conform to Public Works Standard E-7 for Arterial Streets. 6. Relinquish direct vehicular access rights to Chestnut Avenue from all lots within this subdivision. Interior Streets: Private Specific Mitigation Requirements. 1. This tract will generate 24 a.m./32 p.m. peak hour trips; therefore, a Traffic Impact Study (TIS) is not required. 2. One week prior to Planning Commission Hearing: Submit a detailed gated entry to Traffic Engineering for review and approval. Additional dedications may be required. Provide a turning template overlaying the proposed entry. The gated entry shall provide for on-site turn around and the gates shall be placed a minimum of 50' from the back of sidewalk. 3. The intersection of Chestnut and the proposed entry shall be limited to right-in and right-out turns. 4. APN 404-072-17st: Construct a 6' concrete sidewalk to Public Works Standard P-5. Construct a 6' residential sidewalk per Exhibit "D". A 2' dedication for a pedestrian easement is required. Contact FMFCD to offset proposed fees. 5. The first order of work shall include a minimum of two-points of vehicular access to the major streets for any phase of this development. Traffic Siqnal 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). Install a signal pole with a 150-watt safety light to Public Works Standards at the northeast corner of Chestnut and Alluvial. Page 2 of 4 CALouise\TRACT MAPS\T-5646 CHESTNUT BTWN NEES&ALLUVIAL.doc UGM Requirements: This Map is in UGM major street zone F; therefore pay all applicable UGM fees. Alluvial Avenue: Collector 1. Dedicate and construct (2) 17' center section travel lanes with 250' left turn lanes, at all major intersections within the limits of this subdivision. An additional 6' of paving shall be required adjacent to the 250' left turn lanes. Dedication shall be sufficient to accommodate additional paving and any other grading or transitions as necessary based on a 45 MPH design speed. Chestnut Avenue:Arterial 1. Construct a raised concrete median island within the limits of this subdivision and continue north the southerly limits of APN 404-072-17st (ponding basin). Construct a raised concrete median with 250' left turn pockets at all major intersections. Details of said street shall be depicted on the approved tentative tract map. Dedication shall be sufficient to accommodate arterial standard and any other grading or transitions as necessary based on a 55 MPH design speed. 2. Dedicate sufficient right-of-way and construct additional paving for southbound to northbound U- turns at Chestnut and Alluvial. See Exhibit "B". 3. APN 404-072-20: Dedicate and construct full off-site improvements across the property frontage. A 2' pedestrian easement is required. Frontage Improvements required beyond the limit of development: F.M.C. Section 11-226(f) (6) and 2025 General Plan Policy numbers E-1-c, E-1-j, E-1-n and E-3-e. Page 3 of 4 CALouise\TRACT MAPS\T-5646 CHESTNUT BTWN NEES&ALLUVIALdoc 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 C/L OR SECTION LINE) IS NOT PARALLEL TO THE PROPOSED R/W, OR WHERE THE TWO SIDES OF A DIVIDED ROADWAY ARE NOT PARALLEL. ❑ SHOW TRUCK TURNING TEMPLATES FOR ALL DUAL LEFT OR DUAL RIGHT TURNS AND ROUNDABOUTS ❑ CROSSWALK LAYOUTS MEET CITY STANDARDS (4' FROM FACE OF CURB AT RAMP, 10'WIDE, NO DOGLEGS, MEDIAN NOSES CLEAR OF CROSSWALK) ❑ PLANS INCLUDE PROJECT REFERENCE INFORMATION (Site Plan No., C.U.P. No., Rezone No., Parcel Map No. or C.I.P. No. (PW ID, Fund, Org, KRA), NORTH ARROW, SCALE, TITLE BLOCK, OWNER'S NAME, ENGINEER PREPARED BY) ❑ FOR PROJECTS INCLUDING SIGNIFICANT VERTICAL GRADE CHANGES INCORPORATING MULTIPLE GRADE BREAKS OR VERTICAL CURVES, THE GAD SHOULD INCLUDE A PROPOSED MAJOR STREET C/L PROFILE(NOT NECESSARY FOR TYPICAL ROUTINE PROJECTS) Page 4 of 4 CALouise\TRACT MAPS\T-5646 CHESTNUT BTWN NEES&ALLUVIAL.doc . 1 i I I I I i I I 1. ! VARI MIN PROPERTY —LINE LU � o Q� z o'w �= z UIJ � SECTION cWn LINE / i I PROPERTY LINE L i 0- 1 o L EXHIBIT B Ii I 1 ! I ll ; � ! I I ; I 1, 1 1 1 1 2' PED. EASEMENT 10' 5.5' 12' i i i i ExHlb ) T 1 RESIDENTIAL � { DEWA�K PATI �� N I QEF. « �E�. ic,rr of FRESNO nNi Ma. inn 0,TRc�7Tc City of DEPARTMENT OF PUBLIC UTILITIES Date: April 4, 2006 To: MEENAKSHI SINGH, Planner III Planning and Development Department From: DOUG HECKER, Supervising Engineering Technician Public Utilities Department, Planning and Engineering Division Subject: SANITARY SEWER AND WATER REQUIREMENTS FOR TENTATIVE TRACT MAP NO. 5646/UGM General Tentative Tract Map No. 5646/UGM,proposes a 32-lot single-family residential subdivision map for condominium purposes on 4.7 acres of R-1/UGM zoned property located on the northeast side corner of North Chestnut and Alluvial Avenues. Environmental Recommendations A NEGATIVE DECLARATION MAY BE ISSUED: The project may have adverse impacts but impacts can be mitigated without further study or are not serious enough to warrant an Environment Impact Report. Sanitary Sewer Requirements The nearest sanitary sewer mains to serve the proposed project are an 18-inch main located in North Chestnut Avenue and a 10-inch in East Alluvial. Sanitary sewer facilities will be available to provide service to the site subject to the following requirements: 1. On-site sanitary sewer mains shall be private. 2. Separate sewer house branches shall be provided for each lot created. 3. Abandon all existing on-site private sanitary septic systems. 4. Public sewer facilities shall be constructed in accordance with the Department of Public Works standards, specifications, and policies. 5. Engineered improvement plans prepared by a Registered Civil Engineer shall be submitted for Department of Public Utilities review and approvals for proposed additions to the City Sewer System. Sanitary Sewer UGM This project is located in the following Urban Growth Management Service Areas: 1. Sewer Oversize Reimbursement S.A.: #1 Sanitary Sewer Fees The following Sewer Connection Charges are due and shall be paid for the Project: 1. Sewer Lateral Charge 2. Oversize Sewer Charge 3. Trunk Sewer Charge: Herndon 4. Herndon Trunk Enhancement Fee 5. Wastewater Facilities Charge (Residential Only) Water Requirements Comply with attached City of Fresno Water Division memo, dated March 30, 2006, for water requirements for Tentative Tract 5646. City of CQCIL�v���i� WATER DIVISION Date: March 30, 2006 To: DOUG HECKER, Supervising Engineering Technician Department of Public Utilities, Administration Through: NEIL MONTGOMERY, Chief Engineering Technician Department of Public Utilities, Water Division From: MICHAEL CARBAJAL, Senior Engineering Technician Department of Public Utilities, Water Division Subject: WATER REQUIREMENTS FOR TENTATIVE TRACT NO. 5646/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. TAPROJMIMEC\Condibons of Approva115646 033006.doc File No. 210.45 FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS PUBLIC AGENCY DEVELOPER Mr. Gil Haro, Planning Manager DWAYNE C. SMITH Planning& Development Department P.O. BOX 692 City of Fresno MONTEREY, CA 93942 2600 Fresno Street - Fresno, CA 93721 MAP NO. 5646 PRELIMINARY FEE(S) (See below) DRAINAGE AREA(S) " CZ - DRAINAGE AREA CZ $0.00 DATE 014--1 S—per DRAINAGE AREA - - TOTAL FEE $0.00 The proposed development will generate storm runoff which produces potentially significant environmental impacts and which must be properly discharged and mitigated pursuant to the California Environmental Quality Act and the National Environmental Policy Act. The O District in cooperation with the City and County has developed and adopted the Storm Drainage and Flood Control Master Plan. Compliance with and implementation of this Master Plan by this development project will satisfy the drainage related CEQA/NEPA impact of the project mitigation requirements. The proposed development shall pay drainage fees pursuant to the Drainage Fee Ordinance prior to approval of the final map at the rates in effect at the time of such approval. The fee indicated above is based on the tentative map. Contact the FMFCD project engineer prior to approval of the final map for the fee. Considerations which may affect the fee obligation(s) or the timing or form of fee payment: a) Fees related to undeveloped or phased portions of the project may be deferrable. b) Fees may be calculated based on the actual percentage of runoff if different than that typical for the zone district under which the development is being undertaken and if permanent provisions are made to assure that the site remains in that configuration. c) Master Plan storm drainage facilities may be constructed, or required to be constructed in lieu of paying fees. d) The actual cost incurred in constructing Master Plan drainage system facilities is credited against the drainage fee obligation. 56" 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document FRESNO ME. )POLITAN FLOOD CONTROL RICT 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. X a. Drainage from the site shall be directed to adjacent streets. b. Grading and drainage patterns shall be as identified on Exhibit No. 1 // 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: Developer shall construct facilities as shown on Exhibit No. 1 as "Master Plan Facilities to be constructed by Developer". X None required. 3. The following final improvement plans shall be submitted to the District for review prior to final development approval: Grading Plan Storm Drain Plan Final Map Street Plan Water& Sewer Plan Other 4. Availability of drainage facilities: X a. Permanent drainage service is available provided the developer can verify to the satisfaction of the City of Fresno that runoff can be safely conveyed to the Master Plan inlet(s). b. The con Action of facilities required by Paragraph No. 2 hereof will _.. _ provide permanent drainage service. C. Permanent drainage service will not be available. The District recommends temporary facilities until permanent service is available. Temporary service is available through d. See Exhibit No. 2. S. The proposed development: Appears to be located within a 100 year flood prone area as designated on the latest Flood Insurance Rate Maps available to the District, necessating appropriate floodplain management action. (See attached Floodplain Policy.) 1"6 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 X Appears to be located within a 500 year flood prone area as designated on the latest Flood Insurance Rate Maps available to the District. Does not appear to be located within a flood prone area. 6. The Federal Clean Water Act and the State General Permits for Storm Water Discharges Associated with Construction and Industrial Activities (State General Permits) require developers of construction projects disturbing one or more acres, and discharges associated with industrial activity not otherwise exempt from National Pollutant Discharge Elimination System (NPDES) 0 permitting,to implement controls to reduce pollutants, prohibit the discharge of waters other than P P storm water to the municipal storm drain system, and meet water quality standards. These requirements apply both to pollutants generated during construction, and to those which may be generated by operations at the development after construction. a. Z State General Permit for Storm Water Discharges Associated with Construction O 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. b. State General Permit for Storm Water Discharges Associated with Industrial Activities, April, 1997 (available at the District Office.) A State General Industrial Permit is required for specific types of industries described in the NPDES regulations or by Standard Industrial Classification (SIC) code. The following categories of industries are generally required to secure an industrial permit: manufacturing; trucking; recycling; and waste and hazardous waste management. Specific exemptions exist for manufacturing activities which occur entirely indoors. Permittees are required to: submit a Notice of Intent to be covered and must pay a permit fee to the State Water Resources Control Board, develop and implement a storm water pollution prevention plan, eliminate non-storm water discharges, conduct routine site inspections, train employees in permit compliance, sample storm water runoff and test it for pollutant indicators, and annually submit a report to the State Board. 56" 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS Page 4 of 4 C. The proposed development is encouraged to select and implement storm water quality controls recommended in the Fresno-Clovis Storm Water Quality Management Construction and Post-Construction Guidelines (available at the District Office)to meet the requirements of the State General Permits, eliminate the potential for non- storm water to enter the municipal storm drain system, and where possible minimize contact with materials which may contaminate storm water runoff. 7. A requirement of the District may be appealed by filing a written notice of appeal with the Secretary of the District within ten days of the date of this Notice of Requirements. g. 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. See Exhibit No. 2 for additional comments, recommendations and requirements. Gerald E. Lakernali, Project Eng' eer: Ashlyn F agawa District Engineer C: LARS ANDERSEN &ASSOCIATES 4630 W. JACQUELYN, SUITE 119 FRESNO, CA 93722 3646 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document Pacific Gas and & Electric Company' Corporate Real Estate 650"0"Street, Bag 23 South Valley Land Services Fresno,CA 93760.0001 April 10, 2006 City of Fresno -- Development Dept. -, 2600 Fresno Street, Rm 3043 ` ' 1 Fresno, CA 93721-3604 f Dear Meenakshi Singh, We have reviewed Tentative Tract Map No. 5646. Thank you for the opportunity to review the Tentative Tract Map No. 5646. Pacific Gas and Electric Company (PG&E) owns and operates a high pressure gas feeder main line located within North Chestnut Avenue near the proposed project's boundaries. To promote the safe and reliable maintenance and operation of utility facilities, the California Public Utilities Commission (CPUC) has mandated specific clearance requirements between utility facilities and surrounding objects or ... construction activities. To ensure compliance with these standards, project proponents should coordinate with PG&E early in the development of their project plans. Any proposed development plans should provide for unrestricted utility access and prevent easement encroachments that might impair the safe and reliable maintenance and operation of PG&E's facilities. Some examples of activities that could have an impact upon our facilities include permanent/temporary changes in grade under our facilities; construction of structures within or adjacent to PG&E's easements; and planting of certain types of vegetation under our electric facilities. Developers will be responsible for the costs associated with the relocation of existing PG&E facilities to accommodate their proposed development. Because facility relocation's require long lead times and are not always feasible, developers should be encouraged to consult with PG&E as early in their planning stages as possible. Expansion of distribution and transmission lines and related-facilities are a necessary consequence of growth and development. In addition to adding new distribution feeders, the range of electric system improvements needed to accommodate growth may include upgrading existing substation and transmission line equipment, expanding existing substations to their ultimate buildout capacity, and building new substations and interconnecting transmission lines. Comparable upgrades or additions needed to accommodate additional load on the gas system could include facilities such as regulator stations, odorizer stations, valve lots, distribution and transmission lines. PG&E remains committed to working with the City of Fresno to provide timely, reliable and cost effective gas and electric service. Please contact me at 263-5167 if you have any questions regarding our comments. We would also appreciate being copied on future correspondence regarding this development. Sincerely, eePatften Land Agent 4 Vii' , ,rti I Y OFFICES OF PHONE(559)233-7161 iv •- .ti. 233-8227 -� :.:_ FAX(559) 2907 SOUTH MAPLE AVENUE FRESNO,CALIFORNIA 93725-2218 Your Most Valuable Resource-Water E D March 31, 2006 APR 0 3 2000 Manning Division Ms. Meenakshi Singh Daoartrnent City of Fresno Planning and Development Department 2600 Fresno Street, Third Floor Fresno, CA 93721-3604 RE: TTM No. 5646 Dear Ms. Singh: FID's comments and requests are as follows: 1. FID does not own, operate or maintain any facilities located on the applicant's property. 2. FID expects no adverse impacts from the approval of the subject proposal. Thank you for submitting this for our review. Please feel free to contact me with any questions or concerns at 233-7161 extension 317 or bjohnson a,fresnoirrigation.com. Sincerely, Bret Johnson Engineering Technician I Agencies\City\TM5646 BOARD OF President JACOB ANDRESEN, Vice-President JEFFERY G. BOSWELL DIRECTORS JEFF NEELY,EDDIE NIEDERFRANK,STEVEN G.BALLS, General Manager GARY SERRATO ' ' San Joaquin oaqu^u^ VaxueJ Air Pollution Control District April 11. 2OO8 Reference No. C20060756 ��� /`�Y��^ -��� \@h��UJ/ � �c=,`�' �=� ~ ^-~�� Cib/ofFneono Environmental Assessment Attn: K8aenokahiSingh � 28OOFresno Street + -- Fresno, CA93721-38O4 Dov``\.�./..�'�i !�u7rrtr��nt Subject: Tentative Tract Map No. 5848/UGK8 -4O4-O73-21. 22 Dear Ms. Singh: The San Joaquin Valley Unified Air Pollution Control District (District) has previously commented onthis project. The district notes that this project is currently underway and offers the following comments in addition boprevious comments. Previous comments: For City ofFresno: A-O3-1'Q. R_�Q3780. C_03-282. .Sent February 5. 2OO4`Ref. No.J]49pEV2OO4. � � District rules' and -regulations 'per io ` Based information - `provided,'the proposed project wN|a|obbe subject to the-following District rule. The following item and previously indicated rules andregulations have been adopted by the District to reduce emissions throughout the San Joaquin Valley, and are required. This project may be subject to oddit(ono! O(othot RV!ao not enumerated below orinthe previous letter. To identify additional rules or regulations that apply to this project, or for further information, the applicant iostrongly encouraged tocontact the District's Small Business Assistance Office at(559) 230-5888. Current District rules can be found at . Rule 4601 (Architectural Coatings) This rule limits vo|o1i|a organic compounds from architectural coatings by specifying architectural coatings storage, clean up and labeling requirements. ' The District encourages innovation in measures to reduce air quality impacts. There are a number of � features that could be incorporated into the design/operation of this project to provide additional reductions | of the overall level of emissions. (Note: Some of the measures may already exist as City development obyndondo. Any measure selected should be implemented to the fullest extent possible.) The suggestions |ioh*d 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 toshade paved areas. Trees should beselected toshade paved areas that will shade 50% of the area within 15 years. Structural soil should be used under paved areas to , improve tree growth. . � For Structural Goi|oee � _For Tree Selection see For Urban Forestry see Seyed Sadredin Executive Director/Air Pollution Control Officer Northern Office Central Region Office Southern Region{nficr 4ennEnterprise Way 199nEast Gettysburg Avenue zrnnmStreet,Suite zrs Modesto,Ca9*ssa'onx Fresno,Ca93rz6-nz^4 Bakersfield,Ca9ssn1'zsrs (209)557-6400 ~ FAX(zn9)*sr'awr5 (559)230-6000 ° FAX(ss9)z3n'aVa1 (661)326-6900 ° FAX(aa1)sza-a9es www.vaxeyair.*rg Ms. Singh April 11, 2006 T-5646 Page 2 • Construction activity mitigation measures include: - Limit area subject to excavation, grading, and other construction activity at any one time - Limit the hours of operation of heavy duty equipment and/or the amount of equipment in use - Replace fossil-fueled equipment with electrically driven equivalents (provided they are not run via a portable generator set) - Apply idling time limits or require that all diesel engines be shut off when not in use on the premises to reduce emissions from idling. - Curtail construction during periods of high ambient pollutant concentrations; this may include ceasing of construction activity during the peak-hour of vehicular traffic on adjacent roadways, and "Spare the Air Days"declared by the District. - Implement activity management(e.g. rescheduling activities to reduce short-term impacts) - 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 (CARB) 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 CARB, see their certification website http://www.arb.ca.gov/msproq/offroad/cert/cert.php. For 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 CARB), 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:/twww.arb.ca.gov/msproq/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. District staff is available to meet with you and/or the applicant to further discuss the regulatory I requirements that are associated with this project. If you have any questions or require further information, please call me at (559) 230-5800 or Mr. Dave Mitchell, Planning Manager, at (559) 230-5807 and provide the reference number at the top of this letter. Sincerely, Debbie Johnson / Air Quality Specialist Central Region DJ:cxt Enclosures c:ile > O aL••, U >O aL•+ N d aL-, y > 0 .� W aL-, (OD Y N W C y O N x 0 C O C . N y U d w y C 7 a y N o c NO O L Y O i O t� «+ t10 y w Y a .L-, W o , W YO N co 1+ Ww _ Lco 0 a c W coYL 'L_ N 'C o p 7 L co N .O ? C y a d o y y E N p y .3 o L L YO H y N W C CO •3 C C O N Z CO E W (� a� E a L p 'a c 0 c �j O y !� W N 'D N 0 ' W c H a(D d C E N > � O L W � C N • O 4 7 Y N d U � N y O O 0 INAd.. 3 a M a y c 4). 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O CE N F- CC • 0 0 0 a 0 APR. 3.2006 3:13PM CAL TRANS PLANNING /� 10.764, -:;I „ CITY OF FRESNO ENVIRONMENTAL ASSESSMENT REQUEST FOR COMMENTANFORMATION Page 1 of 2 COMMENT DEADLINE: APRIL 13, 2006 FILE NO.: T-5646 TO: RETURN TO: PLANNING DIVISION Development Department Cltrans�srnct"I�o,6' 2600 Fresno Street Marc Birnbaum Fresno, CA 93721-3604 i Attn: Steve Curti P.O.Box 12616 I ATrENTION:MEENAKSHI SINGH FRESNO CA 93778 Phone: (559) 621-8064 PROJECT DESCRIPTION: Tentative Tract Map No.5646/UGM. a one-lot,32-unit single-family residential subdivision map for condominium purposes on 4.7 acres of R-1/UGM zoned property located on the northeast comer of North Chestnut and East Alluvial Avenues. (C-03-262) LIST THE SPECIFIC ADVERSE IMPACTS IN YOUR AREA OF EXPERTISE WHICH MAY RESULT FROM APPROVAL OF THE PROPOSED PROJECT. PLEASE LIST SPECIFIC MITIGATION MEASURES THAT YOU WOULD RECOMMEND AS CONDITIONS OF PROJECT APPROVAL TO REDUCE ANY SIGNIFICANT ADVERSE IMPACTS- 1R%J'vP.JCE1WD APR 0 3 2006 DEVELOPMENT DEPARTMENT DATE MAILED: MARCH 28, 2006 Should you not respond by the date indicated for the comment deadline at the top of this page, it will be assumed that the project's impacts are not of a magnitude to merit response in terms of your particular expertise of area of concern. --:--:PR0J/1 EA Request for Comment/Information RFnr_n"" FnORN APR. 3.2006 3:13PM CAL TRANS PLANNING : N0.764 P.2�2 Page 2 of 2 THE INITIAL STUDY EVALUATING THE PROJECT SHOULD RESULT IN: 0 AN ENVIRONMENTAL IMPACT REPORT: The project has the potential to result in significant adverse environmental impacts. 0 A NEGATIVE DECLARATION: The project may have adverse impacts but impacts can be mitigated without further study or are not serious enough to warrant an Environmental Impact Report. ❑ NEITHER OF THE ABOVE, THERE IS INSUFFICIENT INFORMATION TO DRAW ANY CONCLUSIONS: The following additional information should be provided: 4 , daysnr .S+e i clp e, REVIEWED BY: Ass a e,+ale Tans- (Print Name, Title) (S' ature) (Phone) ❑ Check if you need a copy of the initis study Vse this space for additional information if needed. i --:PROJ/2 E.A.Request for Comment/lnfometion AGnrnuAke VMAA CITY OF FRESNO CATEGORICAL EXEMPTION ENVIRONMENTAL ASSESSMENT NO. T-5646 THE PROJECT DESCRIBED HEREIN IS DETERMINED TO BE CATEGORICALLY EXEMPT FROM THE PREPARATION OF ENVIRONMENTAL DOCUMENTS PURSUANT TO ARTICLE 19 OF THE STATE CEQA GUIDELINES. APPLICANT: Robert Croeni Lars Andersen 4630 W. Jacquelyn Avenue#119 Fresno, California 93722 PROJECT LOCATION: Located on the northeast corner of North Chestnut and East Alluvial Avenues (404-072-47). PROJECT DESCRIPTION: Vesting Tentative Tract Map No. 5646/UGM proposes to create a one common lot condominium subdivision on 4.69 acres of property which is approved for the construction of a 32-unit senior living apartment complex. The condominium process allows for the sale of individual airspace to individual buyers and requires that all buyers of residential air space share in common ownership of all buildings,open space,walls, etc.,on the entire site. This project is exempt under Section 15315/Class 15 of the California Environmental Quality Act (CEQA) Guidelines. EXPLANATION: Section 15315/Class 15 exempts from the provisions of CEQA,the division of property in urbanized areas zoned for residential, commercial, or industrial use into four or fewer parcels when the division is in conformance with the General Plan and zoning, no variances or exceptions are required, all services and access to the proposed parcels to local standards are available, the parcel was not involved in a division of a larger parcel within the previous 2 years, and the parcel does not have an average slope greater than 20 percent. The proposed project is consistent with the 2025 Fresno General Plan policies and the Woodward Park Community Plan.The site has no value as habitat for endangered, rare or threatened species and complies with all conditions of the Class 15 Categorical Exemption. No adverse environmental impacts would occur as a result of the proposed condominium project as the site is currently being constructed with a 32- unit senior living apartment complex. Date: June 21, 2006 LO U _:r Z Prepared By: 4Mekshi Singh, ;r III C] w cn �• j Q Submitted By: . W _ Y Gilbert J. Haro C-) C= Planning Manager Lv a City of Fresno Planning & Development Department C= (559) 621-8277 N (i KAMaster Files-Tract Maps\Tract 5646 Meenakshi Singh(PB)\CAT.doc NOTICE OF EXEMPTIG,4 E200610000310 FDE CEIV ING: TO: _ Office of Planning and Research FROM: CITY OF FRESNO 1400 Tenth Street, Room 121 Planning and Development De Sacramento, California 95814 2600 Fresno Street Fresno,California 93721 X County Clerk JUN 3 Q 2006 County of Fresno 2221 Kern Street California 93721 AaZ— Fresno, CLE Y D Subject: Filing of Notice of Exemption in compliance with Section 21152 of the Public Resources Code. Tentative Tract Map No. 5646 Project Title Planning and Development Department City of Fresno N/A Meenakshi Singh, Planner (559)621-8064 State Clearinghouse Number Lead Agency Area Codefrelephone/Extension (If subjected to Clearinghouse) Contact Person The site is approximately 3.66-acres in size and is located on the northeast corner of North Chestnut and East Alluvial Avenues. Project Location(include County) Project Description:Tentative Tract Map No.5646 proposes to create a one common lot condominium subdivision on 4.69 acres of property which is approved for the construction of a 32-unit senior living apartment complex.The condominium process allows for the sale of individual airspace to individual buyers and requires that all buyers of residential air space share in common ownership of all buildings, open space, walls, etc., on the entire site. This is to advise that the City of Fresno,the Lead Agency,has determined to carry out the above-described project on June 28,2006 and has made the following determinations regarding the above-described project: 1. The project ( [ ]will [X]will not) have a significant effect on the environment. 2. [ ] An Environmental Impact Report was prepared for this project pursuant to the provisions of CEQA. [ ] A Mitigated Negative Declaration was prepared for this project pursuant to the provisions of CEQA. [X] The project is Categorically Exempt pursuant to the provisions of CEQA. 3. Mitigation measures ( [ ]were [X]were.not) made a condition of the approval of the project. 4. A statement of Overriding Considerations ( [ ]was [X]was not) adopted for this project. 5. Findings( [ ]were[X] were not) made pursuant to the provisions of CEQA. This is to certify that the above-described Categorical Exemption Finding and record of project approval is available to the general public at the City of Fresno, Planning and Development Department, 2600 Fresno Street, Room 3043, Fresno, California 93721. ,44— � Gilbert J. Haro to Planning Manager, Planning and Development Department Attachments: Project Vicinity Map City of Fresno Environmental Assessment No.T-5646 K:\Master Files-Tract Maps\Tract 5646 Meenakshi Singh (PB)\EA\Notice of Exemption.doc r7 171 170 IN to, 1.7 N9 1•D 1M IA lat Ial IN ITS 72 71 7a A Y f7 .•.�.•r .;.: M /a0 1!t 137 b] la4 Is9 Ia9 1a7 Ilr O9 NO H N 79 7r- 192 7• 7! b M •2 -a,197 — -- ar _PASO AvE. ,,. E EL PASO AVE 12 141 140 1>♦ Is9 1sT I>• 1]a Iso Iss Iaz 171 Ise b. • n R 11 EL PA50 119 120 171. 123 123 124 1713, txa 177 179 171 470 IM ECATUR AVE. n7 LLI ti Ia 11a 109' 1011 107 JLm w laf wa 101 ya we 0 � 9a ,. ., too mo - aE 20/UGM _ ROMWELL AVE. Z = tm1 11 111 -J-J- 7T fa TO 174 113 n 71 Q 702 / W - WIn go At am 43 44 67 as 70 702 = Z / SFO __ :a County City ol -- E. ALLUVIAL AVE. TLOT IRI W? 9a a M MINAWTMAVE 1 •1 •a a 49 ` 42 E M/NARETS A WE - - a e ! N W w a YI cc 44 go AVE. w 27 a o:E 01E WAULT. « \a r a M 2 >• . _ - •. o 37 a4 RCH A • /� 9 34 9t ! tt , !� n 74 79 7a n w n 90 E.WRCR AVE" 17 ' E BIRCH AVE ItT7 ui El PfiIJCE AVE. I �. 3 ..: a "CINI'lY MAIP PLANNING & DEVELOPMENT N DEPARTMENT TENTATIVE TRACT MAP NO. 5646/UGM A.P.N.: 404-072-21.22 E Northeast corner of Alluvial and Chestnut Aves. ZONE MAP: 1653 Norco sca�E BY/DATE: J.S./ 1-23-04 W TENTATIVE TRACT MAP NO. 5646 GOVERNMENT CODE§66020(d)(1) A protest filed pursuant to subdivision (a) shall be filed at the time of approval or conditional approval of the development or within 90 days after the date of the imposition of the fees, dedications, reservations, or other exactions to be imposed on a development project. Each local agency shall provide to the project applicant a notice in writing at the time of the approval of the project or at the time of the imposition of the fees, dedications, reservations, or other exactions, a statement of the amount of the fees or a description of the dedications, reservations, or other exactions, and notification that the 90-day approval period in which the applicant may protest has begun. Improvements and payments shall not be required on or in front of any undeveloped portion of a net acreage of ten acres or more which exists after the division of land. All improvements and payments to be completed with development. SEWER CONNECTION CHARGES FEE RATE b. Lateral Sewer Charge* $0.10/sq. ft. (to 100' depth) c. Oversize Charge* $0.05/sq. ft. (to 100' depth) d. Trunk Sewer Chargew $496/living unit Service Area: Herndon e. Wastewater Facilities ChargeA. $2,119/living unit f. Fowler Trunk Sewer Interim Fee Surety* N/A g. House Branch Sewer Chargew N/A WATER CONNECTION CHARGES FEE RATE h. Service Connection Charge Fee based on service(s) and meter(s) sizes specified by owner; fee for service(s) and Meter(s) established by the Master Fee Schedule. i. Frontage Charge* $6.50/lineal foot j. Transmission Grid Main Charge* $804/net acre (parcels under 5 gross acres) k. Transmission Grid Main Bond Debt Service Charge* $304/net acre (parcels under 5 gross acres) I. UGM Water Supply Feelv $456/living unit Service Area: 101-S m. Well Head Treatment Feew $0/living unit Service Area: 101 n. Recharge Fee• $0/living unit Service Area: 101 o. 1994 Bond Debt Service* $895/living unit Service Area: 101 DEVELOPMENT IMPACT FEE FEE RATE p. Fire Facilities Impact Fee - Citywide*** $539/living unit q. Park Facility Impact Fee- Citywide*** $3398/living unit r. "Quimby Parkland Dedication Feet"" $1120/living unit s. Police Facilities Impact Fee - Citywide*** $624/living unit t. Traffic Signal Charge.► $414.69/living unit URBAN GROWTH MANAGEMENT FEE RATE u. Major Street Charge.► $3625/adj. acre Service Area: F v. Major Street Bridge Charge-6 $72/adj. acre Service Area: F w. UGM Grade Separation Fee-6 N/A Service Area: x. UGM Trunk Sewer Charge-6 N/A Service Area: Herndon y. 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 r Due at time of subdivision. Due at time of development. ♦ Due at occupancy. .6 Deferrable through Fee Deferral Covenant. Street Name Review TM-5646 4-3-06 Street Name Status Required Change East Alluvial Avenue Good North Chestnut Avenue Good