HomeMy WebLinkAboutT-5710 - Conditions of Approval - 2/21/2008 City of
f"=—wa REPORT TO THE PLANNING COMMISSION AGENDA ITEM NO. VIII. A.
COMMISSION MEETING 3/6/07
,AfPROVF
0 BY
March 6, 2007 j
FROM: STAFF, Planning Division ACTING DEPARTMENT DIRECTOR
Planning and Development Department
SUBJECT: CONSIDERATION OF VESTING TENTATIVE TRACT MAP NO. 5710/UGM
EXECUTIVE SUMMARY
The Coalition for Urban Renewal Excellence (subdivider and owner) has filed Vesting Tentative Tract Map
No. 5710/UGM pertaining to a parcel of land totaling approximately 9.7 acres, located at 3540 North
Blythe Avenue (APN 312-350-03). The subject property is on the east side of North Blythe Avenue
between West Dakota and West Ashlan Avenues and is located within the City's incorporated boundary.
This application proposes to subdivide the southerly 7.4 acres of the subject property into up to 47 single-
family residential lots and a 2.3-acre (81t ft. x 1,300±ft.) remainder for future residential development,
with concomitant grading and installation of related urban service infrastructure. The proposed
subdivision would yield slightly over 6 dwelling units per acre after discounting the remainder, after the
required conversion of up to two residential lots for connecting local street right-of-way, and after
dedication of major street right-of-way on North Blythe Avenue. The medium density residential planned
land use of the subject property, assigned with Plan Amendment No. A-06-01 approved by the Fresno
City Council in December of 2006, allows 4.99 to 10.37 dwelling units per acre. With the proposed
conditions of approval, the proposed rezoning and tract map are consistent with, and would
implement, the 2025 Fresno General Plan and the West Area Community Plan.
PROJECT INFORMATION
PROJECT A single family residential subdivision on 9.7 acres of the proposing to
create up to 47 residential lots on 7.4 acres with a 2.3-acre remainder
for future residential development. The 7.4 acres would be developed at
an overall density of slightly more than 6 dwelling units per acre, after
conversion of up to two tract lots for connecting local street right-of-way.
This tract map was deemed verified and accepted for processing on
January 22, 2006.
APPLICANT Coalition for Urban Renewal Excellence, Inc., owner and subdivider
LOCATION 3540 North Blythe Avenue, APN 312-350-03
(Council District 1, Blong Xiong)
SITE SIZE Approximately 9.7 gross acres, including the 2.3-acre remainder
LAND USE Existing - Vacant, uncultivated land
Proposed - A single family residential subdivision with up to 47 lots
and a 2.3-acre remainder (approx. 81' x 1,300') for
future residential development
REPORT TO THE PLANNING COMMISSION
Vesting Tentative Tract Map No. 5710/UGM
March 6, 2007
Page 2
ZONING R-1/UGM (Single Family Residential/Urban Growth Management),
approved for this property in December, 2006 by Rezone No. R-06-020
PLAN The proposed single family residential subdivision would yield slightly over
DESIGNATION 6 dwelling units per acre, consistent with the 2025 Fresno General Plan
AND CONSISTENCY and West Area Community Plan designation of the site for medium
density residential planned land use.
ENVIRONMENTAL Finding of Mitigated Negative Declaration posted on October 26, 2006
FINDING and approved by the Fresno City Council for Plan Amendment
No. A-06-01, Rezone No. R-06-020, Vesting Tentative Tract
Map 5710/UGM (conceptual), and Conditional Use Permit (CUP)
No. C-06-067 filed to reduce lot sizes and depths (the CUP application
may or may not apply, depending on whether lot sizes would be reduced
below 50 feet in width pursuant to compliance with tract map conditions)
STAFF Approve Vesting Tentative Tract Map No. 5710/UGM subject to
RECOMMENDATION compliance with the Conditions of Approval for VTT-5710/UGM dated
March 6, 2007
BORDERING PROPERTY INFORMATION
4 � r PLANNED
LAND USE EXISTING ZONING EXISTING LAND USE
'-
Medium Low AE-5/UGM
NORTH Density Exclusive Five Acre Agricultural Rural residential and vacant
Residential District/Urban Growth Management
AL-20 Rural residential
SOUTH Medium Density Limited AgriculturaU20-Acre Minimum Lot (There are no parcels
Residential Size Fresno County zoning 20 acres or more in size)
EAST Medium Density R-1/UGM Single Family Residential/Urban Growth Urban single-family residential
Residential (Tract 3797, built out)
Management Area
Medium Low AE-5/UGM Rural residential
WEST Density and
Residential and Exclusive Five Acre Agricultural District/
Public Facility Urban Growth Management VFW Hall
ENVIRONMENTAL FINDING
An environmental assessment initial study was conducted for this subdivision (in its conceptual stage)
along with Plan Amendment No. A-06-01, Rezone No. R-06-020, and Conditional Use Permit
No. C-06-067 in accordance with the requirements of the California Environmental Quality Act (CEQA)
Guidelines. This process included the distribution of requests for comment from responsible and
REPORT TO THE PLANNING COMMISSION
Vesting Tentative Tract Map No. 5710/UGM
March 6, 2007
Page 3
trustee agencies. Preparation of the environmental assessment necessitated a thorough review of the
proposed project and relevant environmental issues, and considered pertinent previously prepared
environmental and technical studies including the Master Environmental Impact Report (MEIR
No. 10130) prepared for the 2025 Fresno General Plan and West Area Community Plan. These
environmental and technical studies examined projected sewage generation rates of planned urban
uses, the capacity of existing sanitary sewer collection and treatment facilities, and optimum
alternatives for enhancing capacities; groundwater aquifer resource conditions; water supply production
and distribution system capacities; traffic carrying capacity of the planned major street system; cultural
resources; and, student generation projections and school facility site location identification. Previous
studies and an analysis of the proposed project indicate that the project, if approved, would conform to
the land use designation and land use policies of the 2025 Fresno General Plan and that it is within the
scope of Master Environmental Impact Report (MEIR) No. 10130.
The proposed finding of Mitigated Negative Declaration for Environmental Assessment No. A-06--01/
R-06-020/T-5710/C-06-067 was filed on October 26, 2006. Notice of this finding was published in the
Fresno Bee on that same date. In the intervening time, no comments or appeals have been received
regarding this proposed environmental finding. The Planning Commission recommended approval of
this finding at its November 15, 2006 hearing on the plan amendment and rezone applications, and the
Fresno City Council formally approved the environmental finding on December 5, 2006 when it
approved the plan amendment and rezone applications. A copy of the approved environmental finding
is attached to this report with its MEIR mitigation measures.
BACKGROUND / ANALYSIS
Related plan amendment, rezone, and conditional use permit applications were filed concurrently for
the subject property (please refer to attached vicinity map) by owner/subdivider the Coalition for Urban
Renewal Excellence (CURE) and Granville Homes. The applicant is also represented by Don Pickett
and Associates, which furnished design services for the tract map (copy of a revised version attached
for reference). This property lies within the corporate boundaries of the City of Fresno and was
previously approved for development as Tentative Tract Map No. 4458; however, that tentative tract
map expired without approval of a final map and the land was never subdivided.
Plan Amendment No. A-06-01 converted the planned land use designation of the entire 9.7-acre
property (APN 312-350-03) from medium-low to medium density residential land use. Rezone
No. R-06-020 assigned R-1/UGM (Single Family Residential District/Urban Growth Management Area)
zoning to the property, converting it from AE-5/UGM (Exclusive Five-Acre Agricultural District/Urban
Growth Management Area) zoning. These applications were assessed in late October of 2006, as
outlined above, and were recommended for approval by the Planning Commission on November 15,
2006 and were approved by the Fresno City Council on December 5, 2006.
Included in the application package and the environmental analysis was Conditional Use Permit
Application (CUP) No. C-06-067, seeking approval for lots with reduced widths and depths below 60
feet and 6,000 sq. ft., respectively (as had formerly been required in the R-1 zone district).
Subsequent changes in the provisions of the R-1 zone district rendered this CUP application moot for
VTT 5710/UGM as proposed. However, compliance with open space requirements may necessitate
reduction in lot widths below Fifty feet; therefore, the CUP application may need to be revised and
approved prior to approval of a final tract map (which would make this project a planned development).
Vesting Tentative Tract Map Application No. 5710/UGM was reviewed conceptually with the other
applications, and the environmental finding approved by the Fresno City Council included potential
REPORT TO THE PLANNING COMMISSION
Vesting Tentative Tract Map No. 5710/UGM
March 6, 2007
Page 4
impacts of the tract map, but this map was not formally accepted for processing until January 22, 2007
(after the effective date of R-1 zone district changes and West Area Community Plan policy
amendments). This subdivision and proposes a single-family development of up to 47 lots on 7.4
acres of the overall 9.7 acres, leaving the 2.3-acre remainder for future development.
This remainder is approximately 81 feet wide x 1,300 feet (1/4 mile) deep, and lies north of the
proposed subdivision, stretching from North Blythe Avenue to North Brunswick Avenue. The home
that was on this remainder (please refer to the attached 2005 aerial photo) has already been
demolished. North of the remainder are two 4.85-acre parcels, also narrow and deep in dimension,
planned for medium-low density residential use but currently developed with rural residential single-
family homes near Blythe Avenue and a long extent of vacant land behind (east of) those homes. To
the north of these parcels lies land planned, zoned, and approved for multi-family development (CUP
No. C-03-078 and VTT 5062/UGM to develop to acres on the east side of North Blythe Avenue as a
multi-family condominium).
South of the proposed tract map, between its southerly boundary and West Dakota Avenue, lie twelve
rural residential parcels, all zoned AL-20 (Limited Agricultural District — 20-Acre Minimum Lot Size,
Fresno County zoning). Ten of these parcels have been developed for rural residential uses, and none
is over 2.5 acres in size. Fresno County has planned that land for agricultural preservation and applied
the 20-acre AL "holding" district, but parcelization has rendered most economic agricultural use of it
infeasible. In the City's West Area Community Plan, this area is planned for medium-density
residential use and these parcels may be aggregated and resubdivided should the current owners
choose to sell and/or develop the land to a higher intensity.
On the east side of the proposed tract map, Tract 3797 is built out and occupied. This subdivision
provided numerous points of potential local street extension to the north and west, which are proposed
to be utilized by this project to achieve connectivity and which may be utilized by future development
as well.
In reviewing the proposed layout of VTT 5710/UGM, Planning and Public Works staff noted that stub
streets are needed to provide for connectivity in the quarter-mile area between North Blythe and North
Brunswick Avenues. The remainder, on its own, presents significant design difficulties in
accommodating planned development even though it would have street access points at the east and
west ends. Staff has, therefore, recommended that the applicants redesign the subdivision map to
show local street connections ("stub streets") to the south and north, with the local street intersections
and traffic calming circles in appropriate locations for traffic calming. Should the remainder be
aggregated with other property to relieve the design issues of a property only 81 feet wide and some
16 times as deep as it is wide, and should local street connectivity to the north be achieved by other
area development, the VTT 5710/UGM conditions of approval include a provision providing for the
vacation of the stub street to the north.
As of the afternoon of March 5, the applicants had not returned with a fully corrected exhibit showing a
stub street to the northerly boundary of the subdivided area of VTT 5710/UGM. However, the Planning
Commission hearing on this project cannot be continued to a future date. When the CEQA finding has
already been approved for a proposed subdivision, the Subdivision Map Act allows only a fifty-day
period between formal acceptance of the tract map application and the local agency's decision on the
subdivision. If the applicant does not waive this 50-day time limit (which is the case here) and if the
local agency does not hold a hearing and make a decision on the subdivision, it is automatically
deemed approved as submitted.
REPORT TO THE PLANNING COMMISSION
Vesting Tentative Tract Map No. 5710/UGM
March 6, 2007
Page 5
regarding the Planning Commission hearing for this project. No calls or written appeals have been
received by the Planning and Development Department in response to these notices.
Land Use and Plan Consistency
The 2025 Fresno General. Plan and West Area Community Plan designate the subject property for
medium density residential land uses, which allows residential developments yielding 4.98 to 10.37
dwelling units per net acre (2025 Fresno General Plan Table 2, Planned Land Use and Zone District
Consistency Matrix). The proposed tract map would yield just over 6 dwelling units per acre, even
after subtraction of two lots for local street access to the north and south. The project would also be
consistent with the provisions of the West Area Community Plan and the R-1 zone district as the plan
and the zoning ordinance were amended in late 2006 to allow smaller single-family residential lots and
reduced lot widths and depths.
To the south, there are three rural residential parcels developed with homes which would invoke the
interface standards of the West Area Community Plan. On the attached exhibit, dated March 1, 2007,
this would require 20-foot rear yard setbacks for Lots 24 through 26 and 35 through 40. (Should a
revised exhibit be submitted showing a stub street to the north, the tract lots would be re-numbered
and these lot number references would change).
As noted previously, West Area Community Plan policies regarding integration of the remainder into
the urban tract have been applied as appropriate.
When the West Area Community Plan policies were amended in 2006 by Plan Amendment
No. A-06-10, a new section, relating to on-site open space, was added to Plan Policy No. W-4-a:
• All proposed subdivisions (conventional or planned development) shall incorporate 2 to
5 percent of the proposed development in open space that promotes walkability. Open
space features should include but not limited to pocket parks, linear parks, paseos, and
entryways.]
Since the West Area policies do not include a lower size or selling price threshold for projects covered
by this policy, a plan amendment would be required to remove this requirement.
The twenty-foot side-on landscape easement along North Blythe Avenue (including a two-foot
pedestrian easement to allow a six-foot shaded sidewalk) will comprise approximately 2,000 sq ft. of
creditable on-site open space. The Public Works Department is requiring traffic calming along West
Saginaw Way (the main street of the tract) at multiple points to protect pedestrians:
• a traffic calming island 10 feet wide and up to 25 feet long at the entrance of Saginaw
Way to Blythe Avenue (this island is required to be landscaped per 2025 Fresno
General Plan Design Guidelines and would provide up to 250 sq. ft. of open space
credit);
• a traffic calming circle (typical 18' outside diameter, approximately 250 sq. ft.) in the
intersection of Saginaw Way& Brunswick Avenue;
• a circle at Saginaw Way&the stub street required to the south; and
• a circle at Saginaw Way&the stub street required to the north.
In the aggregate, considering the part of the Blythe Avenue landscape strip and the entire area of the
traffic calming features to be pedestrian amenities creditable toward the West Area policy requirement,
3,000 sq. ft. total area of pedestrian-friendly improvements are provided by this tract map (as it has
REPORT TO THE PLANNING COMMISSION
Vesting Tentative Tract Map No. 5710/UGM
March 6, 2007
Page 6
been conditioned by the Public Works and Planning and Development Departments); or, approximately
one percent of the area proposed by development with this tract map (discounting the remainder, which
is not proposed for urban development at this time).
The linear design of this project does not present ready opportunities for pocket parks or paseos, and
the applicant has expressed concern with losing lots due to connectivity requirements. In order to
maintain compliance with this community plan policy mandate, staff has proposed a condition of
approval for 8' wide pedestrian enhancement strips, with a sidewalk pattern incorporating a park strip
and double rows of street trees, to be added along the west side of North Brunswick Avenue and on
both sides of one of the required stub streets (either the stub to the north or to the south, depending on
whether both remain at time of final map). This square footage of pedestrian enhancement would
increase the on-site open space for this project above the two percent threshold required by the
amended West Area Community Plan policies.
Lot Area, Lot Dimensions, and Setbacks
As noted previously, the Fresno Municipal Code and West Area Community Plan were amended in
late 2006 to allow R-1 lots to be a minimum of 50 feet wide and 5,000 square feet in total size. Lots 1
and 46 (those which side onto North Blythe Avenue) will be required to be widened, to provide for 50
feet of lot width in addition to the 20-foot wide major street landscape strip. The Public Works
Department has noted in its memorandum of requirements (dated March 1, 2007 and attached to the
tract map conditions of approval) that additional right-of-way needs to be dedicated Blythe Avenue;
therefore, lot boundaries apparently will need to be shifted to the east and overall average lot width will
decrease slightly. The addition of pedestrian enhancement easements may necessitate a further
reduction in lot width. If one or two lots (less than Five percent of the lots) require reduction below fifty
feet in width, the tract map findings and conditions of approval can accommodate this reduction.
However, if more than two lots require reduction below fifty feet in width, the applicant may need to
revise the application for Conditional Use Permit No. C-06-067 and have the revised CUP approved
before the final tract map can be approved.
Circulation Element Plan Policies and Major Street System Traffic Capacity
When the City of Fresno Master Environmental Impact Report (MEIR) No. 10130 was certified by the
Fresno City Council for the 2025 Fresno General Plan, a determination was made to require project-
specific traffic assessments for projects that would generate 100 or more vehicle trips during weekday
peak hours. Because the subject project accompanied a plan amendment application which proposed
to change the land use designations of the 2025 Fresno General Plan to a more intensive land use, the
applications were accompanied by a Traffic Impact Study (TIS) which considered the vehicle trips that
would be generated by the resulting medium-density single-family residential development. The study,
dated March 31, 2006, was prepared by TJKM Traffic Consultants and was evaluated by the City's
Public Works Department and was provided to Caltrans and Fresno County for review.
Pursuant to the TIS, the Public Works Department Traffic Engineering Manager deemed payment of
City-wide traffic signalization fees to be sufficient mitigation for project impacts (refer to the letter to
Peters Engineering Group, dated October 5, 2006, attached to project conditions):
North Blythe Avenue, a designated arterial street, abuts, and will provide major access for Vesting
Tentative Tract No. 5710/UGM. Appendix B of Master Environmental Impact Report No. 10130 (the
MEIR's traffic capacity analysis) indicates that the proximal segment of North Blythe Avenue (the one-
mile stretch between North Hayes and North Bryan Avenues) will perform at Level of Service
REPORT TO THE PLANNING COMMISSION
Vesting Tentative Tract Map No. 5710/UGM
March 6, 2007
Page 7
(LOS) "C" with full buildout of the 2025 Fresno General Plan in the four-lane configuration provided by
City of Fresno Public Works arterial roadway standards. It had been estimated that this segment of
North Blythe Avenue will have only 7,580 average daily trips (ADTs) at full buildout of the land uses
planned in the 2025 Fresno General Plan. The traffic generated by this project would be some 150
ADTs more than the traffic that would have been generated by buildout of the medium-low density
residential uses originally planned for the 7.4 acres of tract area. This is not a significant increase in
the traffic on this segment of the planned arterial street, and would not result in any diminution of LOS.
North Blythe Avenue in the project vicinity is currently operating at an acceptable LOS, based on
analysis of current traffic counts, even with stretches of roadway currently two lanes in width. The total
traffic volume reported on the roadway in the project vicinity is well within the allowable levels for two-
lane streets. Extensive evaluation of the Traffic Impact Study prepared for this project did not indicate
that there were volume or safety warrants for requiring widening of North Blythe Avenue to four lanes
beyond the limits of the subdivision; however, the roadway is required to be widened along the
frontage of the tract remainder pursuant to West Area Community Plan policies and a health and
safety finding by the Public Works Department.
The proposed tract map conditions of approval require the applicant to improve frontage portions of
North Blythe Avenue, and the Urban Growth Management (UGM) conditions proposed for this tract
require an extension of the arterial center section northward to the nearest fully-developed center
section (refer to the revised City of Fresno Department of Public Works Traffic Engineering
memorandum of conditions, dated March 1, 2007). This obligation is shared proportionately with other
tentative tracts approved in the vicinity and will be imposed upon future projects in the vicinity as well.
Fresno County has submitted comments and conditions on this project that would need to be
integrated with the City's Public Works Standards when street improvement plans are prepared for the
final tract map (refer to the February 22, 2007 letter from Fresno County, attached to the proposed
tract map conditions of approval). Fresno County is requesting a pedestrian pathway southward from
the tract to Dakota Avenue, westward along Dakota Avenue, and then northward along Milburn
Avenue so that elementary school students have a safe route to walk to Steinbeck Elementary School
and Central Union — East High School. The applicant has expressed concern with the proportionality
of this requirement.
State Department of Transportation (Caltrans)
The California Department of Transportation (Caltrans), District 6, Office of Intergovernmental
Relations has reviewed the project and its revised TIS (covering VTT 5710/UGM and VTT 5633/UGM).
An interim state facilities traffic impact agreement was executed between the City and Caltrans and
became effective February 23, 2006. This agreement provides for imposition of mitigation fees for
projects that generate over 100 peak hour trips and allows Caltrans to comment on residential projects
having 50 or more parcels. This project was accepted for processing after that agreement was in
place.
Caltrans submitted revised comments on the project on based upon the Traffic Impact Study prepared
by TJKM Transportation Consultants, and reiterated those comments in a letter, dated February 22,
2007, regarding this tract map (a copy of the letter is attached to the conditions of approval). The TIS
identified trips impacting State highway facilities at the State Route 99/Ashlan Avenue interchange and
at the eastbound left-turn lane from Ashlan Avenue to North Golden State Boulevard. Applying the
formula(s) accepted by the City and the State in the Caltrans/City of Fresno interim agreement,
Caltrans determined that this project is responsible to pay $9,304 in State highway facilities fees. This
fee has been imposed on this project as a condition of the tentative tract map.
REPORT TO THE PLANNING COMMISSION
Vesting Tentative Tract Map No. 5710/UGM
March 6, 2007
Page 8
Staff has considered Caltrans' comments and has determined that this project is not expected to cause
additional significant or cumulatively significant impacts that were not identified in MEIR No. 10130. It
does not involve any plan amendment or rezoning that would provide for a more intensive use of
property than was evaluated for the 2025 Fresno General Plan's environmental analysis.
Subdivision Design, Streets and Access Points
Tract 5710/UGM is proposed to construct one local street vehicular access point to North Blythe
Avenue, with its second point of access, North Brunswick Avenue, having already been developed with
Tract 3797 to the east.
As noted previously the Public Works Department and Planning and Development Department are
requiring that two "stub" streets be extended to the north and south of this tract, to provide for
continuity of development of the remainder and to integrate the design of future area projects into this
one. The creation of these stub streets would result in the loss of two tract lots. Should a development
application for the remainder (or including the remainder) be submitted to provide for adequate access
throughout the remainder and integration of the remainder into the local street network to the north,
then the northerly stub street may be vacated or waived, resulting in a developable lot in the space
where the fifty-foot wide stub street had been. Since traffic circles are only useful in three- or four-way
intersections, vacation or waiver of this northerly stub street would result in loss of one of the traffic
circles. In that case, the remaining traffic circle would have to be eight hundred feet or less from North
Blythe Avenue. (The traffic circle at Saginaw Way and Brunswick Avenue would remain in any event,
to calm traffic in a four-way intersection at midpoint of a half-mile segment of straight local street.)
Landscaping / Common Open Space
The North Blythe Avenue frontage of the subdivision area will be improved with a landscape strip
twenty feet deep backed by a masonry wall. The masonry wall is subject to corner cutoff provisions for
safe visibility. The tract entry point is required to include a landscaped median island for traffic calming
and for aesthetic purposes, pursuant to 2025 Fresno General Plan Design Guidelines.
As noted previously, in order to comply with West Area Community Plan policies requiring two to five
percent of on-site open space, the Planning and Development Department is requiring enhanced eight-
foot pedestrian and planting easements on the street sides of VTT 5710/UGM lots which abut North
Brunswick Avenue, and to flank either the northerly or the southerly stub street required for
connectivity of this tract (if the northerly stub street is subsequently waived or vacated, then the
pedestrian easements would need to flank the southerly stub street).
Public Works Department provisions address maintenance provisions for public landscaping,
pedestrian facilities, concrete work, any on-site temporary ponding basins, and required masonry walls
and double-sided fences. These facilities may be maintained by either a community facilities district
(CFD) or by a homeowner's association.
Public Services
Water Resources and Public Water Supply
The proposed project is required to be supplied by two sources of water within the City of Fresno's
water system, which is entirely supplied by groundwater and treated groundwater west of Freeway 99.
The aquifer in this area is productive and of generally acceptable quality. The Water Division of the
REPORT TO THE PLANNING COMMISSION
Vesting Tentative Tract Map No. 5710/UGM
March 6, 2007
Page 9
Public Utilities Department has determined that there will be adequate water available to serve the
project with the implementation of the Urban Growth Management (UGM) service delivery
requirements to contribute to water supply and distribution projects, subject to compliance with
conditions of approval for the tract map (refer to Department of Public Utilities memoranda, dated
February 12 and 23, 2007, attached to the proposed project conditions). Because water lines are
already installed in North Blythe Avenue, this project is not required to construct further extensions but
it will be proportionately reimbursing for the previous installations. All existing on-site water wells are
required to be properly abandoned.
Sewage Collection System Capacity
The Cities of Fresno and Clovis share jointly in the treatment capacity of the Fresno-Clovis Regional
Wastewater Treatment and Reclamation Facility. In 1998, the treatment capacity was expanded to
accommodate up to 80 million gallons per day, and was upgraded with modernized equipment to
safeguard against equipment failures. This project's wastewater will be accommodated by the
Cornelia Avenue Trunk Sewer. Sanitary sewer service is available to serve the site in North Blythe
Avenue (refer to the February 23, 2007 Department of Public Utilities memorandum attached to the
project conditions). All on-site wastewater disposal systems are required to be properly abandoned.
Fire Protection Services
The project site is served by the Fresno Fire Department and is located within three miles of temporary
and permanent Fire Station 16 locations (refer to the Fresno Fire Department Fire memorandum,
dated January 29, 2007, attached to project conditions of approval).
Drainage and Flood Control
The project site is within the service area of Fresno Metropolitan Flood Control District (FMFCD), in
drainage area "AK" (Basin AK is located north of West Shields Avenue between North Cornelia and
North Polk Avenues). The applicant is required to construct drain inlets and some kind of conveyance
to direct runoff to the inlet at Dakota and Blythe Avenues (refer to the FMFCD Notice of Requirements,
dated February 22, 2007, attached to the proposed tract map conditions of approval). With
construction of master-planned facilities, temporary on-site drainage facilities are not required for this
project. The current FMFCD drainage fee assessed for this project is $37,160, with construction cost
of FMFCD master-planned facilities potentially offsetting a portion of that amount.
Fresno Irrigation District
FID has notified the City of Fresno that it has no facilities within the boundaries of the proposed project
(refer to letter dated February 5, 2007, attached to proposed project conditions).
Central Unified School District
The project site is served by the Central Unified School District, which commented on the proposed
subdivision in a letter dated March 6, 2007 (attached to proposed tract map conditions of approval).
The District's request for sidewalks both sides of interior tract streets will be accommodated by
VTT 5710/UGM, and the information regarding school construction fees has been added to the project
conditions. There is not sufficient frontage on North Blythe Avenue to incorporate a major street
school bus turnout to serve middle school students who would be bused (none is requested by the
District). Future development in the vicinity would need to provide a bus turnout to serve this vicinity.
REPORT TO THE PLANNING COMMISSION
Vesting Tentative Tract Map No. 5710/UGM
March 6, 2007
Page 10
Total student generation from this tract (in its original 47-lot configuration) is expected to be
approximately 27 children and youths, with 17 elementary school students who would be required to
walk to Steinbeck School on North Milburn Avenue less than one mile away (refer to attached aerial
photo and plan map) and six high school students who would be within their 2-mile walking distance of
the Central High School-East campus on the northwest corner of Dakota and Cornelia Avenues. The
District would is requesting a safe pedestrian route to school. Therefore, the proposed conditions for
VTT 5710/UGM include a requirement to construct an asphalt walking path from the southwestern
corner of the tract to any sidewalk or asphalt path on the north side of West Dakota Avenue (a walking
path here is a condition of approval for approved VTT 5479/UGM), then to extend the walkway
westward to reach Milburn Avenue and Cornelia Avenue (where the elementary and high schools are
located, respectively). The applicant and his representative have expressed concern over the expense
and proportionality of this requirement.
Fees
The City of Fresno's Master Fee Resolution currently contains a provision for reductions in City-wide
impact fees which may be applied to affordable housing projects. City departments are conferring on
future fee reductions which may be applied to a wider range of development and impact fees to
provide incentives for affordable housing. The tract map conditions of approval provide for currently-
adopted and future affordable housing fee reductions to be applicable to this project. As part of the
final tract map process, the applicant will be required to demonstrate, and commit to. Affordability of
the project according to the City's definition and standards for "affordable housing," and this
commitment will be made part of the final map requirements in exchange for reductions in fees.
Vesting Tentative Tract Map Findings
The Subdivision Map Act (California Government Code §§ 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 Findings
Nos. 2 through 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).
Based upon the plans and information submitted by the applicant and upon the proposed conditions of
approval for Vesting Tentative Tract Map No. T-5710/UGM, staff has determined that the following
required findings can be made for the proposed project:
1. The proposed subdivision map, together with its design and improvements, is consistent with
the 2025 Fresno General Plan and West Area Community Plan designation of this site for
medium density residential planned land use. With incorporation of connecting stub streets,
traffic calming, and some additional 3,000+ sq. ft. of pedestrian and planting easement, the
project design will meet the General Plan and West Area Community Plan policy standards for
facilitating nonmotorized travel options and enhancing esthetics. After redesign as required by
conditions of approval, the project may still meet R-1/Single Family Residential District criteria
for lot sizes and dimensions if only two interior lots are reduced below fifty feet in width;
however, should the redesign result in reduction of width below fifty feet for more than two
interior lots, then Conditional Use Permit No. C-06-067 is required to be revised and approved
for reduced lot widths.
REPORT TO THE PLANNING COMMISSION
Vesting Tentative Tract Map No. 5710/UGM
March 6, 2007
Page 11
2. This site is physically suitable for the proposed type and density of development, because
conditions of approval will ensure adequate access, utility service, and drainage on and off the
entire project site. The applicant is dedicating and constructing the full east half of the planned
right-of-way.on North Blythe Avenue along the frontage of the tract and its remainder (pursuant
to West Area Community Plan policies relating to remainders, and pursuant to requirements for
health and safety and orderly development). The applicant is also required to extend Blythe
Avenue arterial street center section improvements northward to the nearest fully-developed
center section. Interior local streets of the subdivision are being constructed in a design
acceptable to the Planning and Public Works Departments, with at least two points of access
assured by tract map conditions; connectivity to the north and south assured through stub
street requirements (the northerly stub street may subsequently be waived when it is
demonstrated that the remainder will provide connectivity to the north); curb/gutter/sidewalk
along all streets, and landscaped pedestrian easements to facilitate non-motorized travel. The
Public Works Department's review of the Traffic Impact Study prepared for this project and its
preceding plan amendment and rezone applications has resulted in a determination that this
project's payment of traffic signalization fees will provide a proportionate share of responsibility
for these improvements in conjunction with other projects developing in the vicinity of
VTT-5710/UGM.
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 the area is not known to contain any unique or endangered species and has been
extensively cultivated and subdivided for rural residential uses.
4. The proposed subdivision design and improvements are not likely to cause public health and
safety problems; because the conditions of approval will insure that the subdivision conforms to
health and safety standards through installation of public water and sewer utilities and proper
abandonment of any previously-existing private wells and septic systems. Public safety is
further enhanced through appropriate roadway and pedestrian improvements, including traffic
calming islands and circles and enhanced pedestrian walkways.
5. The proposed subdivision design will not conflict with public easements within or through the
site, because conditions of approval will assure noninterference with existing public easements.
6. The design of the subdivision provides for future passive and natural heating and cooling
opportunities in the subdivision to the extent feasible, because of north-south orientation of all
the tract lots and the appropriate use and placement of major street landscaping along North
Blythe Avenue.
Planning Commission action of the proposed vesting tentative tract map is final, unless the tract map
and/or its conditions of approval is/are timely appealed to the Fresno City Council.
CONCLUSION / RECOMMENDATION
The appropriateness of the proposed project has been examined with respect to its consistency with
goals and policies of the 2025 Fresno General Plan and the West Area Community Plan; its
compatibility with surrounding existing or proposed uses; and its avoidance or mitigation of potentially
significant adverse environmental impacts. Upon consideration of this evaluation, it can be concluded
that the project proposed by Vesting Tentative Tract Map No. 5710/UGM is appropriate for the site,
subject to the proposed conditions of approval and mitigation measures.
REPORT TO THE PLANNING COMMISSION
Vesting Tentative Tract Map No. 5710/UGM
March 6, 2007
Page 12
Therefore, staff recommends that the Planning Commission APPROVE Vesting Tentative Tract Map
No. 5710/UGM, pursuant to the required Subdivision Map Act findings listed previously in this report,
and subject to compliance with the proposed Conditions of Approval dated March 6, 2007.
Attachments: Vicinity Map
2005 Aerial Photograph of Site
Plan map of vicinity
Revised proposed Vesting Tentative Tract Map No. 5710, dated March 1, 2007
Proposed Conditions of Approval for Vesting Tentative Tract Map No. T-5710/UGM, dated
March 6, 2007 with attached referenced and incorporated memoranda
Mitigated Negative Declaration and Mitigation Measure Checklists prepared for Environmental
Assessment No. A-06-01/R-06-020/T-5710/C-06-067, dated October 26, 2006
KAMaster Files-Tract Maps\Tract 5710(R-05-096)-Sandra Brock\T-5710 13 PCR 07-02-07.doc
City
0' REPORT TO THE CITY COUNCIL
RE: AGENDA ITEM NO. 10:35AM
COUNCIL MEETING: 4/10/07
April 10, 2007 APPROVED BY
FROM: KEITH BERGTHOLD, Acting Director
Planning and Development Department ACTING DEPARTMENT DIRECTOR
BY: DARRELL UNRUH, Planning Manager
Planning Division CITYMANAGER
SUBJECT: CANCELLATION OF PUBLIC HEARING DUE TO WITHDRAWAL OF
APPEAL REGARDING VESTING TENTATIVE TRACT MAP NO. 5710/UGM
EXECUTIVE SUMMARY
The Coalition for Urban Renewal Excellence (CURE), represented by Granville Homes, has applied for a
vesting tentative tract map on a 9.7-acre parcel of land zoned R-1/UGM (Single Family Residential
District/Urban Growth Management Area) located at 3540 North Blythe Avenue (APN 312-350-03), on
the east side of North Blythe Avenue between West Dakota and West Ashlan Avenues within the City's
incorporated boundary (a vicinity map is attached). This tract map authorizes subdivision of the
southerly portion of the subject property into up to 47 single-family residential lots with a 2± acre
remainder along the northerly edge of the property for future residential development. This project
would yield approximately 6 dwelling units per acre, consistent with the medium density residential land
use approved for this property on December 5, 2006 through Plan Amendment Application
No. A-06-10. On March 7, 2007, the Fresno Planning Commission made the required Subdivision Map
Act findings and approved this tract map subject to conditions of approval which included an off-site
walking path over 3/ mile in length (as requested by Central Unified School District for a safe route to
Steinbeck Elementary School), as well as measures to provide for the 2% of on-site open
space/pedestrian amenities now required of all residential tracts pursuant to amended West Area
Community Plan policies. On March 9 and March 14, 2007, the applicant and the applicant's
representative sent letters appealing conditions of approval relating to the extent of the off-site walking
path and the on-site open space. Pursuant to Government Code Section 66452.5 (a provision of the
California Subdivision Map Act), the appeal was set and noticed for a hearing before the Fresno City
Council on April 10, 2007 at 10:35 a.m.
Subsequently, Central Unified School District revised its requested condition to reduce the length of the
requested off-site walking path while still providing for a striped crosswalk at Dakota and Blythe
Avenues. Staff has conferred with the applicant and the applicant's representative on measures that
would provide on-site open space while preserving the number of lots approved. On April 3, the
Planning and Development Department received letters from the applicant and the applicant's
representative withdrawing their appeals (copies attached).
CONCLUSION / RECOMMENDATION
Due to the withdrawal of the appeals, staff recommends that the April 10, 1007 10:45a.m. scheduled
appeal hearing before the City Council be cancelled. Mutually agreeable amendments to the project
conditions can be managed through the Revised Tentative Tract Map process, with proposed changes
communicated to, and ratified by, the Fresno City Planning Commission.
Attachments: Vicinity Map
Letter from applicant CURE (Nathan Magsig, Executive Director), dated April 3, 2007
Letter.from project representative Jeffrey T. Roberts of Granville Homes, dated April 2, 2007
CADOCUME—1Won B\LOCALS-1\Temp\T-5710 17 RCC(appeal wdrwn)07-04-10.doc
April 3, 2007
Sandra Brock
2600 Fresno Street, room 3076
Fresno, CA 93721
Ms. Brock
The Coalition for Urban Renewal Excellence (CURE) respectfully requests the
withdrawal of its appeal concerning tract 5710. Based upon conversations you have had
with Jeff Roberts and the scaled back conditions from the county and the school district
specifically relating to safe routs to school CURE will be able to proceed with this
affordable housing subdivision.
If you have any questions please don't hesitate to contact me.
Sincerely,
Nathan Magsig
Executive Director
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FRESNO CITY PLANNING COMMISSION
RESOLUTION NO. 12647
The Fresno City Planning Commission at its regular meeting on March 7, 2007, adopted the
following resolution pursuant to the Subdivision Map Act of the Government Code of the State of
Califomia and the Municipal Code of the City of Fresno.
WHEREAS, Vesting Tentative Tract Map 5710/UGM was filed with the City of Fresno by The
Coalition for Urban Renewal Excellence for 9.7 acres of property located at 3540 North Blythe
Avenue (APN 312-350-03) on the east side of North Blythe Avenue between West Dakota and
West Ashlan Avenues within the City's incorporated boundary; and
WHEREAS, the vesting tentative tract map application proposes to subdivide 47 residential lots on
7.4 acres with a2.3-acre remainder for future residential development, and to install related service
infrastructure; and
WHEREAS the application for Vesting Tentative Tract Map 5710/UGM was filed subsequent to
Fresno City Council approval of Plan Amendment Application No. A-06-01 to assign a
medium-density residential land use designation to the subject property and Rezone Application
No. R-06-020 to assign R-1/UGM, Single Family Residential/Urban Growth Management Area
zoning to the subject property; and,
WHEREAS, the Planning and Development Department conducted Environmental Assessment
No. A-06-01/R-06-020/T-5710/C-06-067 for the requested plan amendment and rezone along with
the subsequent associated vesting tentative tract map and conditional use permit filed to reduce lot
sizes and depths as necessary,and published a proposed finding of Mitigated Negative Declaration
for this environmental assessment on October 26, 2006; and
WHEREAS, on December 5, 2006 the Fresno City Council approved Environmental Assessment
No. A-06-01/R-06-020/T-5710/C-06-067 along with Plan Amendment Application No. A-06-01 and
Rezone Application No. R-06-020; and
WHEREAS, the application for Vesting Tentative Tract Map 5710/UGM was formally accepted for
processing by the City of Fresno on January 22, 2007; and
WHEREAS, on March 7, 2007, the Fresno City Planning Commission conducted a noticed public
hearing to review the proposed vesting tentative tract map application and received a staff report
and related information and solicited testimony regarding the requested tract map application; and,
WHEREAS, the staff report and staff presentation noted that Conditional Use Permit No. C-06-067
was unnecessary and moot in the configuration of the map as presented by the applicant; however,
compliance with some written conditions of the project could render an excess number of tract lots
less deep and/or wide than required by the Fresno Municipal Code and could thereby subsequently
necessitate approval of a Conditional Use Permit and revised tentative tract map for reduced lot
dimensions (noting corrections to Conditions of Approval Nos. 1.c and 36 relating to this matter);
and
WHEREAS, the Planning and Development Department staff recommended approval of the
proposed project subject to all conditions of approval for the tract map contained in the Planning
Commission staff report dated March [7], 2007; and,
Planning Commission Resolution No. 12647
Vesting Tentative Tract Map 5710/UGM
March 7, 2007
Page 2
WHEREAS, the Fresno City Planning Commission considered the staff report and proposed
conditions of approval, and invited testimony with respect to the proposed project; and
WHEREAS,during the March 7,2007 hearing,the applicant requested fee reductions for affordable
housing; appealed the requirements to provide stub streets within this tract map to provide for
vehicular circulation to the north and to the south; appealed the extent of all-weather asphalt walking
path to provide a safe route to school as outlined in the project conditions via appended Central
Unified School District letter dated March 6, 2007; and
WHEREAS, staff pointed out that this tract was not filed in conformance with California Subdivision
Map Act requirements pertaining to affordable housing projects by not being formally declared as
such in the vesting tentative tract map application;however, proposed Condition of Approval No.94,
relating to fees, had been annotated to list those City fees which may be reduced for affordable
housing projects provided that City ordinances and resolutions support such fee reductions and
provided that this tract meets, or will meet, the terms of all applicable City fee reduction ordinances
and resolutions adopted for affordable housing projects; and
WHEREAS, staff pointed out that proposed Condition of Approval No. 62 for Tract 5710 allow the
northerly stub street to be waived prior to final map, or vacated after final map recordation, when a
development entitlement is approved that would incorporate the remainder of this tract map and
provides for access and connectivity of that remainder with the street network in the area in a
manner acceptable to City staff; and
WHEREAS, staff pointed out that Central Unified School District's request for a major street bus
turnout on North Blythe Avenue could not be accommodated within the boundaries of the tract map
and therefore this request was not supported by staff; however,the proposed conditions of approval
did include a requirement that would meet the school district's request for an off-site asphalt path
along North Blythe Avenue from the southwestem corner of the tract southerly to West Dakota
Avenue and then westerly to Milburn Avenue; and
WHEREAS, the Planning Commission considered the off- site pedestrian facilities requested by
Central Unified School District and determined to concur with the walking path requirement as it was
outlined by letter from the District,advising that other area development projects may, in the interim,
provide some segments of this walking path and that the applicant could approach the school district
for any consideration of a lesser extent of asphalt walking path for this tract, and
WHEREAS, during this March 7, 2007 hearing, the Planning Commission reviewed the vesting
tentative tract map application with proposed tract map conditions of approval in accordance with
the policies of the 2025 Fresno General Plan,the West Area Community Plan,City ordinances, and
the previously-approved Mitigated Negative Declaration for Environmental Assessment No. A-06-01/
R-06-020/T-5710/C-06-067; considered the comments and recommendations of the Planning and
Development Department and other City departments and public agencies; and considered the
testimony of the applicant.
NOW, THEREFORE, BE IT RESOLVED that the Commission approves amending the proposed
conditions of approval for Vesting Tentative Tract Map 5710/UTM, dated March [7], 2007, to note
that a conditional use permit and revised tract map would be required if lots would be rendered
~ Planning Commission Resolution No. 12647
Vesting Tentative Tract Map 5710/UGM
March 7, 2007
Page 3
shallower or narrower than required by the R-1 (Single Family Residential) zone district through
compliance with written tract map conditions, and with a the proviso that Central Unified School
District may amend its request for a lesser extent of off-site pedestrian path; and
BE IT FURTHER RESOLVED that the Fresno City Planning Commission finds that approval of
Vesting Tentative Tract Map 5710/UGM is consistent with the adopted 2025 Fresno General Plan
pursuant to Section 12-403-B.2.b(1) of the Fresno Municipal Code and with the West Area
Community Plan and ordinances of the City of Fresno, and hereby makes the recommended
findings set forth in the March [7],2007 staff report as required pursuant to Section 66410 et. seq.of
the Government Code; and
BE IT FURTHER RESOLVED that the Fresno City Planning Commission hereby approves Vesting
Tentative Tract Map 5710/UGM subject to the Planning and Development Department Conditions of
Approval dated March [7], 2007 with modifications as previously noted.
The foregoing Resolution was adopted by the Fresno City Planning Commission upon a motion by
Commissioner Kissler, seconded by Commissioner Torossian.
VOTING: Ayes - Kissler, Torossian, Cherry, Holt, Vang, Vasquez
Noes - DiBuduo
Not Voting - None
Absent - None
DA-FED: March 7, 2007 KEITH BERGTHOLD, Secretary
Fresno City Planning Commission
Resolution No. 12647
Vesting Tentative Tract Map 5710/UGM
Filed by The Coalition for Urban Renewal
Excellence
APN 312-350-03
Action: Approve
CITY OF FRESNO
PLANNING AND DEVELOPMENT DEPARTMENT
CORRECTED CONDITIONS OF APPROVAL
FOR
VESTING TENTATIVE TRACT MAP NO. 5710/UGM
Located on the east side of North Blythe Avenue
between West Dakota and West Ashlan Avenues
MARCH 19, 2007
PROJECT DATA
1. Assessor's Parcel No. APNs 312-350-03 (9.7 acres)
2. Current Address: 3540 North Blythe Avenue
3. Plan Designation: medium density residential (West Area Community Plan)
5. Existing Zoning: R-1/UGM, Single Family Residential District, Urban Growth
Management Area
7. Tract Map verified/
accepted for January 22, 2007
processing on:
8. Environmental finding
filed: October 26, 2006 (Finding of Mitigated Negative
Declaration). This finding was approved by-the Fresno City
Council on December 5, 2006 for Plan Amendment
No. A-06-01, Rezone No. R-06-020, Tract 5710 [conceptual
version], and Conditional Use Permit No. C-06-067
9. Project Description: Vesting Tentative Tract Map (VTT) 5710/UGM relates to a
subdivision project consisting of up to 47 single-family
residential lots on 7.4t acres, with a 2.3-acre remainder for
future residential development. Should revision of
Conditional Use Permit No. C--06-067 be required to provide
for any lot widths below those currently mandated for the R-1
zone district, this project would be a planned development.
NOTICE TO PROJECT APPLICANT
All tentative maps are subject to the applicable provisions of the State Subdivision Map Act,
Fresno Municipal Code, City policies, and City of Fresno Standard Specifications (most current
edition in place at the time an application is made for Final Tract approval). The following
specific conditions are applicable to this vesting tentative map. The Urban Growth Management
CORRECTED TRACT MAP CONDITIONS OF APPROVAL
Vesting Tentative Tract Map 5710/UGM
March 19, 2007
Page 2
(UGM) Service Delivery Plan requirements are included in the following conditions of approval
and are designated by the caption "Urban Growth Management Requirements."
All code requirements are mandatory. Fresno Municipal Code (FMC) requirements may only be
modified by approval of a variance application, provided the findings pursuant to
FMC Section 12-405-A can be made and the Variance is approved by the City of Fresno.
Some of the recommended conditions for development may be considered discretionary, in that
they are not mandated as essential to health, safety and welfare but would enhance the project
and its relationship to the neighborhood and environment. Appeals of these conditions must be
lodged prior to, or at, the Planning Commission hearing on this project. All discretionary
conditions of approval will ultimately be deemed mandatory when the Planning Commission (or,
if further appealed, the City Council) makes a determination on this tract map application.
The following conditions of approval are based on City records and the accuracy of the existing
and proposed on-site and off-site conditions depicted on the exhibits submitted. Requirements
not addressed due to omission or misrepresentation of information, for which this review
process is dependent, will be imposed whenever such conditions are disclosed.
The Planning and Development Department shall not assume responsibility for any
deletions or omissions resulting from the tract map review process or for additions or
alterations to construction plan not specifically submitted and reviewed and approved
pursuant to the revised tract map process.
Approval of this subdivision may be voided by the City of Fresno in the event of failure by the
applicant and/or the authorized representative, architect, engineer or designer to disclose and
delineate all facts and information relating to the subject property and the proposed
development, including but not limited to the following:
1. All existing and proposed improvements including but not limited to
structures, signs and their uses, walls, driveways, pedestrian facilities, and
open land use areas on the subject property and all of the preceding which
are located on adjoining property and may encroach on the subject property;
2. All public and private easements, rights-of-way and any actual or potential
prescriptive easements or uses upon, and abutting, the subject property
3. Existing and proposed grade differentials between the subject property and
adjoining property.
Approval of this tract map may also be voided by the City of Fresno in the event that
development is not completed in accordance with the Zoning Ordinance, City of Fresno
Public Works Standards and Specifications, and all the conditions and requirements
imposed upon this project including such conditions as shall exist through a Final Tract
Map Subdivision Agreement.
Questions relative to dedications, street improvements, off-street parking geometrics, utility
connection charges and Urban Growth Management fees may be directed to the Planning and
Development Department-Building & Safety Division (Land Division & Engineering Section,
ph. 559-621-8077).
CORRECTED TRACT MAP CONDITIONS OF APPROVAL
Vesting Tentative Tract Map 5710/UGM
March 19, 2007
Page 3
GENERAL CONDITIONS
1. Upon conditional approval of Vesting Tentative Tract Map No. 5710/UGM, and after
completing the Public Works Department's Geometric Approval Drawing (GAD) process
for street improvements, the subdivider (i.e., the developer of this subdivision) may
prepare a Final Map exhibits in accordance with the approved vesting tentative tract map
(revised version dated March 1, 2007, as it is required to be further revised pursuant to
these conditions), subject to corrections for requirements outlined in these conditions of
approval, including items listed in the attached letters, memoranda, and notices from the
Public Works Department Engineering Division Traffic Engineering Manager, the
Department of Public Utilities, Fresno Metropolitan Flood Control District, and other
reviewing departments and agencies, as those attachments may be referenced,
modified, and augmented by listed conditions of approval. These items would include:
a. Depiction of a stub street extending from West Saginaw Way to the southerly
boundary of the remainder;
b. Correct right-of-way dedication along North Blythe Avenue, with full 70 feet of
width for tract lots abutting this street (or approval of a revised Conditional Use
Permit No. C-06-067 to depict reduced lot width and to make this a planned
development);
C. Depiction of eight-foot wide planting and pedestrian easements, with park strips
outside of sidewalks to facilitate shade tree planting on both sides of the
sidewalks, along the west side of North Brunswick Avenue and along both sides
of either the northerly or the southerly stub street. This may result in shifting of
tract lots and could result in the diminution of interior lot widths below fifty feet, or
local street corner lot widths below 65 feet, necessitating approval of a revised
Conditional Use Permit No. C-06-067 and a revised tentative tract map prior to
final map acceptance.
The tract map is subject to other project design changes which may be imposed directly
and indirectly through the following conditions of approval, and may be subject to further
street name assignments and corrections as may be directed by Planning and
Development Department Project Engineering staff (refer to attached Street Name
Review Chart, dated February 20, 2007, which will require further revision to assure the
correct name is applied to stub streets north and south of West Saginaw Way).
2. Development and use of this property is subject to compliance with the mitigation
measures specified in City of Fresno Environmental Assessment No. A-06-01/
R 06-020/T-5710/C-06-067 (copy attached hereto and incorporated herein by reference).
3. The subdivider shall comply with the conditions, policies and standards set forth in the
City of Fresno, Municipal Code, Article 10, Chapter 12, "Subdivision of Real Property";
Resolution No. 68-187," City Policy with Respect to Subdivisions"; and City of Fresno
Standard Specifications (most current edition in place at the time an application is made
for Final Tract approval). When preparing corrected exhibits and other required
CORRECTED TRACT MAP CONDITIONS OF APPROVAL
Vesting Tentative Tract Map 5710/UGM
March 19, 2007
Page 4
documents, refer to the attached General Conditions of Project Approval, dated
November 24, 2004.
4. Submit grading plans and a soils report to the City of Fresno Planning and Development
Department for verification prior to Final Map approval (Reference: Sections 12-1022
and 12-1023 of the Fresno Municipal Code). Grading plans shall indicate the location of
any required drainage facilities, walls, and landscape and pedestrian easements.
Approval of the grading plan by the City of Fresno is required prior to Final Map
approval. Grading plans shall show the location of any domestic or agricultural wells
previously developed on the property, and on-site wastewater disposal systems or "dry
wells" previously developed on the property, and shall detail the abandonment
requirements as set forth in these project conditions. Grading plans shall also be
submitted to the Fresno County Department of Public Works and Planning for review,
pursuant to the County's request (refer to the letter from Fresno County Public Works
and Planning, dated February 22, 2007, attached hereto and incorporated herein by
reference).
5. Major street right of way shall be shall be shown on the Final Map as required by the
City of Fresno Public Works Department, and shall be dedicated to the City of Fresno
along tract lots and along the remainder.
6. Local street easements, pedestrian easements, landscape easements, public utility
easements and utility facilities shall be shown on the Final Map. and easements shall be
dedicated to the City of Fresno for their respective purposes.
7. Relinquish direct vehicular and pedestrian access rights to North Bryan Avenue for all
lots within this subdivision. These waivers of access shall be depicted on -the Final Map.
8. Prior to sale, lease, or financing, a certificate of compliance shall be recorded for the
remainder. Full dedication of major street right-of-way, and full street, gutter, curb, and
sidewalk improvements are required along the North Bryan Avenue frontage of this
remainder. However, the major street landscaping and wall requirements shall not apply
because the parcel is unoccupied and undeveloped—these improvements shall be
installed with any subsequent development proposal for the remainder.
9. Homes to be constructed in the subdivision shall conform to West Area Community Plan
requirements for single-family development.
10. If the major street "side-on" treatment (wall and landscaping), local street landscaping
(including street trees), and pedestrian easement improvements are to be maintained by
the City's Community Facilities District, the landscape easements and pedestrian
easements shall be deeded to the City of Fresno and improvements shall be constructed
to City standards within these easements. In the alternative, these elements may be
maintained through a homeowner's association.
11. 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
CORRECTED TRACT MAP CONDITIONS OF APPROVAL
Vesting Tentative Tract Map 5710/UGM
March 19, 2007
Page 5
Departments for grading, public sanitary sewer system, public water system, street
lighting system, public streets, storm drainage, walls, and landscaping, including other
technical reports and engineered plans as necessary to construct the required public
improvements and work and applicable processing fees. Fresno County Department of
Public Works and Planning Review is also necessary for any street improvements
affecting unincorporated areas. Engineered construction plans for roads and
bridges/box culverts that are wholly or partially located in the unincorporated area shall
be approved by the City prior to the approval of the Final Map. If, at the time of Final
Map approval, such plans have not been approved by the City, the subdivider shall
provide performance security in an amount established by the City to guarantee
completion of plans.
12. The subdivider shall dedicate eight-foot (8') and a ten-foot (10') public utility easement
contiguous to all streets within, and abutting, any portion of this tract, as depicted in the
tract and as required by utility companies (refer to the attached letter from Pacific Gas
and Electric, dated February 6, 2007). The subdivider is responsible to contact the other
appropriate utility companies for information. Where locating this public utility easement,
and concomitant underground of utilities, along a local interior tract street would interfere
with planting of trees and other landscaping for the enhanced pedestrian walkways,
alternative easement configurations shall be explored with the utility so that the desirable
shaded walkway may be developed in the depicted landscape and pedestrian
easements.
13. 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.
14. The subdivider shall pay applicable fees for, but not limited to, plan checks for street
improvements and other grading and construction; street trees, street signs, water
service, sewer, and inspections in accordance with the City of Fresno Master Fee
Schedule (City Resolution Nos. 79-606 and No. 80-420) and any amendments,
modifications, or additions thereto; and in accordance with the requirements of State law
as related to vesting tentative maps.
15. The subdivider shall furnish to the City acceptable security to guarantee the construction
of the off-site street improvements in accordance with all applicable provisions of the
Fresno Municipal Code and the State Subdivision Map Act. The subdivider shall provide
for completion of the public improvements prior to the approval of the Final Map by the
City, pursuant to the City of Fresno Public Works Director's determination as to the
timing of public improvements related to any phasing of this subdivision. If, at the time of
Final Map approval, any public improvements have not been completed and accepted in
accordance with the standards of the City, the subdivider may elect to enter into an
agreement with the City to thereafter guarantee the completion of the improvements.
CORRECTED TRACT MAP CONDITIONS OF APPROVAL
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March 19, 2007
Page 6
16. 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.
17. Proposed easements (including those which may be required beyond the limits of this
subdivision), any proposed Declaration of Covenants, Conditions, and Restrictions
(CC&Rs), and any proposed instruments for an owner's association, are to be submitted
by the subdivider to the Planning and Development Department for review prior to Final
Tract Map approval (Ref.: Fresno Municipal Code Section 12-1026 and other provisions
as stated in the Development Department Guidelines for preparation of CC&Rs dated
January 11, 1985). Said documents are to be recorded with the Final Tract Map(s);
alternatively, recorded documents or documents for recording shall be submitted by the
subdivider to the Planning and Development Department prior to final acceptance of
subdivision improvements. Said documents shall include assignment of responsibility to
the owner's association for curb/gutter/sidewalk, pedestrian easement and landscaping
easement maintenance, in the absence of this tract's annexation to a City Community
Facilities District.
INFORMATION
18. The Design Guidelines adopted for the 2025 Fresno General Plan are applicable to the
homes, walls, and landscaping for this tract (copy attached for reference).
19. Pursuant to Section 66456.1 of the Subdivision Map Act, which states "The right of the
subdivider to file multiple Final Maps shall not limit the authority of the local agency to
impose reasonable conditions relating to the filing of multiple Final Maps," any multiple
final maps filed by the subdivider on this tract shall fully and independently conform to all
provisions of Fresno Municipal Code Chapter 12, Article 10, Subdivision of Real
Property.
20. Apportionment of Special Assessment: If, as part of this subdivision, a division will be
made of any lot or parcel of land upon which there is an unpaid special assessment
levied under any State or local law, including a division into condominium interest as
defined in Section 783 of the Civil Code, the subdivider 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.
CORRECTED TRACT MAP CONDITIONS OF APPROVAL
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March 19, 2007
Page 7
The application for apportionment shall be filed prior to the approval of the Final Map(s)
by the City and shall be accompanied by a fee in an amount specified in the Master Fee
Resolution for each separate lot, parcel, or interest into which the original assessed lot,
parcel or interest is to be divided. The fee shall be in an amount sufficient to pay all
costs of the City and the Engineer of Work responsible for determining the initial
assessment in making the requested apportionment.
21. All off-site overhead utilities within the limits of this map shall be undergrounded in
accordance with Fresno Municipal Code Section 12-1011, and Fresno City Council
Resolutions Nos. 78-522 and 88-229. If any above-ground equipment (such as a utility
cabinet) is to be installed on utility easements, it shall be depicted on the landscape plan
exhibits subject to City of Fresno review, and it shall be screened from public view by the
proposed landscaping and it shall not encroach into required corner cutoff areas so as to
impair visibility.
22. Prior to the issuance of building permits for the subdivision, school construction fees
shall be paid to the Central Unified School District. Please refer to the attached revised
letter from Central Unified School District, dated March 6 19, 2007 (incorporated herein
by reference) for information relating to school construction fees, student generation,
school attendance areas and to the requirement relating to off-site construction of a safe
pedestrian route to elementary and high schools for VTT 5710/UGM occupants.
23. The subdivider shall contact the United States Postal Service, Fresno Office, for the
location and type of mailboxes to be installed in this subdivision.
24. The subdivider shall obtain any and all permits required for the removal or demolition of
existing buildings/structures, agricultural and domestic water wells, liquid waste disposal
facilities (septic systems and any "dry wells") located within subdivision boundaries. The
subdivider 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
private irrigation pipelines on the subject property. All such permits shall be obtained in
accordance with Chapter 13 of the Fresno Municipal Code, the requirements of the San
Joaquin Valley Unified Air Pollution Control District, Fresno County Environmental
Health, and the California Environmental Protection Agency (Cal-EPA).
25. The subdivider shall provide for proper abandonment of any on-site domestic water and
wastewater facilities on the remainder pursuant to regulatory requirements as listed
above.
26. Stormwater pollution prevention regulations must be complied with during project
grading and construction and shall be complied with as required by National Pollutant
Discharge Elimination System (NPDES) regulations and General Permit
No. CAS000002 for Discharges of Storm Water Associated with Construction Activity.
Stormwater pollution prevention regulations and this General Permit require that a
Notice of Intent (NOI) be filed with RWQCB prior to commencement of construction
activity; that a Stormwater Pollution Prevention Plan (SWPPP) be prepared with
prescribed content; that this SWPPP be implemented effectively. For more information,
CORRECTED TRACT MAP CONDITIONS OF APPROVAL
Vesting Tentative Tract Map 5710/UGM
March 19, 2007
Page 8
please contact Dan Lynch at the RWQCB Fresno Branch Office (ph 559-445-5116) and
Daniel Rourke at Fresno Metropolitan Flood Control District (ph 559-456-3292).
27. If archaeological and/or animal fossil material is encountered during project surveying,
grading, excavating, or construction, work shall stop immediately.
If there are suspected human remains, the Fresno County Coroner shall be immediately
contacted (business hours: 559-268-0109; after hours the contact phone number is
559-488-3111 for the Fresno County Sheriff's Department). If remains or other
archaeological material is possibly Native American in origin, the Native American
Heritage Commission (phone number 916-653-4082) shall be immediately contacted,
and the California Archaeological Inventory/Southern San Joaquin Valley Information
Center (phone number 805-644-2289) shall be contacted to obtain a referral list of
recognized archaeologists. An archaeological assessment shall be conducted for the
project, the site shall be formally recorded, and recommendations made to the City as to
any further site investigation or site avoidance/preservation measures.
If animal fossils are uncovered, the Museum of Paleontology at U.C. Berkeley shall be
contacted to obtain a referral list of recognized paleontologists. An assessment shall be
conducted by a paleontologist; if the paleontologist determines the material to be
significant, a recommendation shall be made to the City as to any further site
investigation or preservation measures.
28. The subdivider shall comply with San Joaquin Valley Unified Air Pollution Control District
(SJVUAPCD) Rules, including rules for control of particulate matter/fugitive dust, paving
and coating emissions, and reactive organic gases from architectural coatings during
construction of this project. The subdivider and successors in interest shall also comply
with the SJVUAPCD Indirect Source Review Rule as it applies to this project. Contract
SJVUAPCD for additional information at 559-230-6000 or via its website,
www.valleyair.org.
29. Solid waste disposal for the subdivision may be provided by the City of Fresno
Department of Public Utilities Solid Waste Division. The location and type of solid waste
containers for serving parcels in this tract shall be subject to approval of the Solid Waste
Manager. In order to facilitate solid waste vehicle travel, curbside parking shall be
prohibited at entry streets along any local street entry median islands and along any
traffic circles. Lots which abut "stub" streets or dead-end streets are required to refrain
from putting waste for collection on the "stub" street frontages, and shall instead place
containers and waste at the curb at the nearest "through" street. Curbside parking
restrictions, and requirements to put solid waste containers on "through" streets for
collection, are ordinarily enforced through covenants. The March 1, 2007 memorandum
from the Department of Public Utilities Solid Waste Division (copy attached hereto and
incorporated herein by reference) provides information regarding solid waste
requirements. Contact Chris Wiebert of the Department of Public Utilities, Solid Waste
Division, 559-621-8628, for specific requirements applicable to this subdivision.
CORRECTED TRACT MAP CONDITIONS OF APPROVAL
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March 19, 2007
Page 9
LANDSCAPING
30. For street tree and landscape easement requirements, refer to the memorandum from
Ann Lillie, Senior Engineering Technician, City of Fresno Public Works Department,
dated March 6, 2007 (copy attached hereto and incorporated herein by reference), with
the following clarifications and additions:
(1) There are street tree ratio enhancements required below in Condition No. 35).
(2) The paragraph in this memorandum relating to "OUTLOTS" is applicable to this
project for landscape easements along and between local streets intended to
enhance pedestrian facilities described below in Condition No. 36.
(3) The paragraph relating to "median island landscaping" typically would apply to
this project, because North Bryan Avenue is an arterial street. However, the
location and design of median treatment on this street may be modified through
the street construction plan check process with Fresno County.
(4) The paragraph relating to "TRAIL REQUIREMENTS" is not applicable to this
project, because no bike path is required with this project (bicycle lanes are
instead required as a part of major street improvements).
31. The subdivider shall provide a twenty-foot (20') deep landscape easement, landscaping,
and irrigation system for the landscaping along the north sides (rear yards) of lots which
abut North Bryan Avenue, pursuant to West Area Community Plan Policy No. W-3-b.
Landscaping is required to be installed in the corner cutoff areas outside the masonry
walls where such walls "wrap around" for local street access points. This landscaping
shall be installed concurrently with street improvements.
32. The subdivider shall landscape the local street entry median island required in West
Saginaw Way and shall provide patterned concrete, landscaping, or other aesthe[ic
features on traffic circles to be incorporated into local street design. If the centers of
traffic circles are to be landscaped, the landscape design shall be commensurate with
the need to provide for safety (particularly line-of-sight visibility for drivers) and shall not
interfere with any sewer access facilities which may be installed in islands. The
subdivider shall provide landscape irrigation for these local street median islands and
traffic circles, and maintenance of this landscaping and irrigation shall be ensured
through a Community Facilities District or homeowner's association.
33. Anti-graffiti landscaping shall be installed along the street-facing sides masonry walls
and on the double-faced fence required at the end of the southerly stub street (refer to
Condition No. 46, below).
34. The subdivider shall be responsible for landscaping the front yards of tract lots, pursuant
to West Area Community Plan policies.
35. Wherever consistent with Public Works Department Street Tree policies, trees shall be
planted in designated landscape easements and in other landscaped areas along street
CORRECTED TRACT MAP CONDITIONS OF APPROVAL
Vesting Tentative Tract Map 5710/UGM
March 19, 2007
Page 10
frontages of the site in order to optimize shade for enhancing public rights-of-way such
as pedestrian easements, sidewalks, and streets. At least two trees are required to be
planted in the front yard of each lot, one of which may be the required street tree.
Street tree ratio enhancements:
(1) In order to provide additional shade for pedestrian enhancement and energy
conservation, lots abutting the west side of North Brunswick Avenue and lots
flanking either the southerly, or the northerly, stub street shall install and maintain
at least two street trees in the park strips to be improved along the local streets
abutting their side yards.
(2) When enhanced pedestrian facilities are provided with park strips (referring to
Condition No. 36, below), trees shall be planted on both sides of sidewalks, which
will require additional trees be planted on the interior sides of the walkways.
36. The subdivider shall dedicate eight-foot (8') planting and pedestrian easements, in
addition to providing sufficient lot width for street side yard setbacks on the lots on the
west side of North Brunswick Avenue, and on both sides of either the stub street to the
north or the stub street to the south, pursuant to revised West Area Community Plan
policies requiring at least two percent (2%) of residential tracts to be devoted to on-site
open space and/or pedestrian amenities (a copy of the revised plan policies is attached
hereto and incorporated herein by reference). These easements shall be shown on the
final map, shall be dedicated to the City of Fresno, and are intended to accommodate
enhanced walkway design with park strips along these local streets. Planting and
irrigation equipment installed in dedicated landscape easements along side yards are
eligible for inclusion in a Community Facilities District for maintenance. Should provision
of these easements result in lots less than the widths required by the R-1 zone district,
Conditional Use Permit Application shall be revised to show reduced lot widths in this
tract, and a revised tentative map shall be approved, making it a planned development.
37. Trees shall be certified as planted to the City standards and specifications by a
registered Landscape Architect, with written certification submitted to the City of Fresno
Construction Management Division.
38. Trees in the landscape strips that are being planted within four feet of sidewalks shall be
furnished with root barriers to protect the concrete from damage and root barriers shall
be depicted in the landscape exhibits.
39. All landscaping shall be provided with a functioning irrigation system that shall be
maintained throughout the life of the subdivision. Planting and irrigation systems shall
conform to City of Fresno xeriscape requirements as described in Fresno Municipal
Code Section 12-306-N.23 (contact Bobbi Jensen McKee of the City of Fresno
Department of Public Utilities Water Division for more information prior to preparing final
landscape plans, ph. 559-621-5309).
CORRECTED TRACT MAP CONDITIONS OF APPROVAL
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March 19, 2007
Page 11
40. At least 30 days prior to submitting an application for any Final Map, the subdivider shall
submit landscape plans to the Planning and Development Department to include major
street landscape strips and pedestrian easement landscaping along the sides of lots.
41. Landscape plans shall be prepared by a landscape professional and shall be submitted
to the Planning and Development Department and to the Department of Public Works for
review and approval prior to approval of the Final Map for Tract 5710/UGM.
Landscaping plans shall contain actual tree and plant counts by species and include the
areas (in square feet) of turf, shrubs and trees, and sidewalks or other paved areas
within all landscaped areas. The landscape plans must be consistent with the grading
plan for this property. Landscape plans shall provide information on any proposed
fences/walls and any on-site decorative fixtures such as boulders, sculptures, statuary,
arbors, pergolas, gazebos, shade structures, fountains, ponds/pools, etc. which are
proposed for landscape easement areas and for any outlots being dedicated for on-site
open space and recreational purposes pursuant to contingency requirements referenced
in Condition No. 57, below.
42. Street tree plan review fees, median island landscape fees, and street tree planting
inspection fees as required by the Department of Public Works shall be paid prior to
approval of the Final Tract Map.
43. No structures may be installed or maintained within the above-noted required
landscaped setback areas on this tract, except those specified in project conditions and
approved through final corrected.
EXCEPTIONS: (1) required fences and walls;
(2) backflow prevention device(s) required by the City's Department of
Public Utilities Water Division may be located within the required
landscape setback, provided it shall be screened by landscaping or
such other means as may be feasible and as approved by the
Planning and Development Department through review of
landscape exhibits;
(3) landscape irrigation equipment and decorative landscape features;
mailboxes; and required street furniture such as light poles and
traffic control signage as may be approved by the Planning and
Development Department through review of landscape exhibits;
(4) street furniture and recreational equipment used for enhancing
pedestrian amenities (e.g., benches) as may be approved by the
Planning and Development Department and the Public Works
Department through review of landscape exhibits; and
(5) other exposed utility boxes, transformers, meters, etc., may be
located at the back of required landscape setbacks, screened by
vegetation, subject to review and approval of detailed special
permit exhibits depicting these utility-related features. Public utility
CORRECTED TRACT MAP CONDITIONS OF APPROVAL
Vesting Tentative Tract Map 5710/UGM
March 19, 2007
Page 12
equipment shall be located within utility easements which shall be
depicted on the final corrected site plan. All utility equipment and
appurtenances associated with the site, above- and below-ground,
shall be shown on the landscape exhibits.
44. Required landscaping must be in place before issuance of certificates of occupancy will
be issued for homes. The use of utilities for temporary occupancy may be allowed by
the Building Official pursuant to FMC Section 13-100.110.1.2 et seq.
WALLS AND FENCING
45. A solid masonry wall at least six feet (6') tall, with aesthetic finish on both sides, shall be
constructed at the rear of the required landscape easement across the side yards of
tract lots which abut North Bryan Avenue and shall be reduced in height on the front
yards of those lots, and provided with corner cut-offs, in compliance with standards of
the R-1 district.
46. A double-faced wood fence on metal posts shall be provided at the southerly terminus of
the south-oriented stub street required for local street connectivity of future development.
This fence may be removed when property to the south develops and is connected with
this street.
47. Required walls and fencing shall be maintained by a City Community Facilities District or
homeowners association.
48. Where planting and public utility easements for pedestrian enhancement are depicted
along local streets pursuant to Condition No. 36 above, any side yard fencing for tract
lots shall be installed behind (outside of) these easements. This fencing is for the private
benefit of lot owners and shall not be eligible for maintenance by a Community Facilities
District.
49. In accordance with FMC Section 12-306-H-3.d., corner cut-offs are established to
provide an unobstructed view for vehicular and pedestrian traffic approaching an
intersection. They are a triangular area formed by the property lines and a diagonal line
adjoining points on the property lines, measured a specific distance from the point of
their intersection. At the intersections of streets, this distance is 30 feet.
a. The required masonry wall along North Bryan and West Saginaw Way shall
incorporate corner cut-off provisions as may be needed.
b. All private fences in this tract shall also incorporate corner cut-off provisions as
necessary for safe visibility at the intersections of local streets (including West
Saginaw Way and North Brunswick Avenue).
50. Final Map exhibits shall depict wall and fence locations and appearances. Engineered
plans for walls required under these Conditions shall be submitted to the City of Fresno
CORRECTED TRACT MAP CONDITIONS OF APPROVAL
Vesting Tentative Tract Map 5710/UGM
March 19, 2007
Page 13
Department of Public Works and Planning and Development Department for review and
approval.
BUILDING SETBACKS
51. Building setbacks shall be in accordance with the R-1 (Single Family Residential) zone
district, per Fresno Municipal Code (FMC) Section 12-211.5-E. Front yard setbacks may
be reduced to as little as fifteen feet (15') except that setbacks to garage doors shall not
be reduced below eighteen feet (18') from the pedestrian easement behind driveway
aprons (note: the pedestrian easement boundary is typically not the same as the
lot line). Any garages set back less than twenty feet 'from the front yard shall be
equipped with roll-up doors. Front yard setbacks shall be varied to the extent possible
within building envelopes.
52. There shall be side yard at least six feet in width on the garage side of all residential lots
in the tract. Alternatively, the garage side yard may be less than six feet in width,
provided the side yard gate has a clear opening at least four feet in width. Installation of
any paving on side yards will require special drainage provisions such as a drainpipe
from the rear yard to the front of the paved side yard area. These paving and drainage
features shall be detailed on tract grading plans.
PARK SERVICE AND ON-SITE OPEN SPACE
53. As noted elsewhere in these project conditions, the entry median island in West Saginaw
Way shall be landscaped; traffic circles shall be given aesthetic treatment which may
include landscaping; enhanced pedestrian facility shall be improved with park strips and
street tree enhancements along the east sides of tract lots which abut North Brunswick
Avenue and along both sides of either the northerly or southerly stub street in the tract;
and one-half of the required twenty foot major street landscaping area may be creditable
toward the West Area Community Plan policy requiring two to five percent aggregated
on-site open space and/or pedestrian enhancements.
54. City-wide park facility impact fees and Quimby Act fees are due for this tract to satisfy
public open space requirements (refer to Condition No. 94, relating to fees).
FIRE SERVICE
55. The Fresno Fire Department memorandum regarding Vesting Tentative
Tract 5710/UGM, dated January 29, 2007 (attached hereto and incorporated herein by
reference), outlines fire protection requirements for this project. Final tract map plans,
grading plans, and model home plans shall be submitted to the Fire Prevention Bureau
for review.
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Vesting Tentative Tract Map 5710/UGM
March 19, 2007
Page 14
56. This subdivision map was accepted for processing after August 30, 2005. Therefore,
City-wide fire facility impact fees adopted by the Fresno City Council on that date apply
to the lots in this tract (see Condition No. 94, relating to fees).
UGM FIRE REQUIREMENTS:
57. This tract is located farther than three (3) miles running distance from temporary Fire
Station No. 16, but is within the required distance to permanent Fire Station 16 location.
Until Fire Station No. 16 is constructed, staffed, and in operation at its permanent
planned location, all homes in this subdivision are required to be sprinklered pursuant to
the existing, adopted Urban Growth Management Ordinance. Alternative interim
measures, such as constructing homes only on alternate lots, may be submitted to the
Fresno Fire Department for evaluation and may be approved.
STREETS AND RIGHTS-OF-WAY
58. The subdivider shall comply with the requirements outlined in the City of Fresno Public
Works Department Engineering Division Traffic Engineering Section memorandum to the
Planning and Development Department dated March 1, 2007, attached hereto and
incorporated herein by reference.
59. The subdivider shall comply with the requirements outlined in the Fresno County Public
Works and Planning letter, dated February 22, 2007 (copy attached hereto and
incorporated herein by reference). If the number of students walking to school would
meet or exceed Fresno County's threshold (under the Manual for Uniform Traffic Control
Devices), and if the as the need for a safe route to school as has been confirmed by
Central Unified School District, the applicant will be is required to construct a temporary
asphalt path south along the east side of North Bryan Avenue to the Bryan/Dakota
interseclJon, and to provide a striped crosswalk on the north side of the Bryan/Dakota
intersection west aleRg the RGFth side ef We6t Dakota Av8RUe to the northwest corner of
the Dakota/Cornelia intersection (Reference: Revised letter from Central Unified School
District, dated March 16, 2007). ,
Portions of this route may have sidewalks or walking
paths developed by, or for, other properties and thus the developer of VTT5710/UGM
may be relieved of that portion of this requirement. The walking path pavement shall be
at least six feet wide and shall be separated from travel lanes by at least eight feet.
60. All of the required street improvements within the tract shall be constructed and/or
installed in accordance with the City of Fresno Standard Specifications (most current
edition in place at the time an application is made for Final Tract approval), as may be
modified through the street improvement plan check process to accommodate Fresno
County's requirements.
61. The Director of Public Works shall determine the timing of public facility completion in
relation to phasing or final acceptance of tract lots. The subdivider shall furnish to the
city acceptable security to guarantee the construction of the off-site street improvements
CORRECTED TRACT MAP CONDITIONS OF APPROVAL
Vesting Tentative Tract Map 5710/UGM
March 19, 2007
Page 15
in accordance with all applicable provisions of the Fresno Municipal Code and the State
Subdivision Map Act.
62. Two "stub" streets shall be provided to serve future development to the south of
VTT 5710/UGM, to support integration and development of the remainder on the north
side of tract lots, and to provide a means for conveyance of "breakover" stormwater
flows. These "stub" streets shall extend from West Saginaw Way to the southerly tract
boundary and northerly to the boundary of the remainder, at locations to be approved by
the Public Works Department and Planning and Development Department. The
northerly stub street may be waived prior to final map, or may be vacated after
recordation, when a development entitlement is approved that incorporates the
remainder and provides for access and connectivity of the remainder with the local street
network in the area acceptable to City staff for all parts of the remainder.
63. Dimensioned design diagrams for traffic calming features shall be submitted to the City
of Fresno Public Works Department, Engineering Division and Traffic Management
Section for review and approval prior to preparation of Final Map exhibits. Design
details for traffic circles and abutting streets and lots shall provide sufficient width for
vehicles to pass, avoid driveway interference, and ensure appropriate restrictions on
curb parking.
64. With regard to the enhanced landscape setbacks required along the tract's interior local
streets (per Condition No. 36, above), meandering sidewalks or other enhancements
may be included if detailed plans and cross-sections are approved for this project by the
Public Works Department Engineering Division and Traffic Engineering Section. Identify
all pedestrian easements along local streets on the Final Map.
65. The subdivider shall make provisions for disabled persons in accordance with the
Department of Public Works standards and as required by State law. Handicap access
ramps are required to be constructed in sidewalks and pedestrian pathways at all
corners within the limits of the tract (identify corner cut dedications on all interior streets),
and shall be depicted on Final Map exhibits. Where street furniture is located within the
sidewalk area (fire hydrants, streetlights, etc.), a minimum of 48 inches of unobstructed
path shall be maintained to satisfy the American Disabilities Act requirements. If
necessary, dedicate a pedestrian easement to accommodate for the four-foot (4')
minimum unobstructed path requirement.
66. Any temporary dead-end streets created during construction of this subdivision or "stub"
streets for future local street connections shall be properly barricaded in accordance with
City standards within seven (7) days from the time the streets are surfaced or as
directed by the Engineer. Temporary dead end street shall conform to Department of
Public Utilities Solid Waste Division requirements (contact Chris Wiebert of the
Department of Public Utilities Solid Waste Division, ph. 559-621-8628, for more
information).
67. All required signing and striping shall be designed and installed (or paid for) by the
subdivider. The signing and striping plans shall be done per the current Caltrans
CORRECTED TRACT MAP CONDITIONS OF APPROVAL
Vesting Tentative Tract Map 5710/UGM
March 19, 2007
Page 16
standards and shall be submitted along with the street construction plans for this
tentative map to the Public Works Department.
68. Curbside parking shall be prohibited along local street frontages where the local street
median entry island is required in West Saginaw Way at North Blythe Avenue and where
traffic circles are be installed. The subdivider shall install "NO PARKING" signage and any
curb painting required by the Public Works Department.
69. Refer to "MAINTENANCE OF PUBLIC AND COMMON AREA TRACT
IMPROVEMENTS," section of these conditions of approval, below (Conditions Nos. 88
through 93) regarding maintenance requirements for curbs, gutters, sidewalks, street
lighting, and other project facilities.
MAJOR STREET REQUIREMENTS: NORTH BRYAN AVENUE
70. Refer to major street improvement requirements for North Bryan Avenue as set forth in
the previously-referenced City of Fresno Public Works Department memorandum dated
March 1, 2007.
71. North Bryan Avenue dedication and improvement, including full sidewalk, curb, and
gutter, shall be installed on the frontage of the tract remainder. No fencing or gates may
be installed on the North Bryan Avenue frontage of this remainder unless its driveway,
fencing and gates are approved by the Department of Public Works Engineering Division
Traffic Engineering staff.
LOCAL (INTERIOR) STREET REQUIREMENTS
72. Refer to construction requirements for tract local interior streets as set forth in the
previously-referenced City of Fresno Public Works Department memorandum dated
March 1, 2007.
UGM STREET AND BRIDGE REQUIREMENTS:
73. This project is in the UGM area, in Major Street Zone E-4 and Major Street Bridge Area
E-4, and is responsible for applicable UGM fees and UGM construction requirements.
UGM major street improvement requirements for North Bryan Avenue are as set forth in
the previously-referenced City of Fresno Public Works Department memorandum dated
March 1, 2007.
SPECIFIC MITIGATION REQUIREMENTS
74 This tract would not generate over 100 vehicular trips in A.M. or P.M. peak hours;
however, its development is related to previously approved Plan Amendment
No. A-06-01 and Rezone No. R-06-020, for which a traffic impact study (TIS) was
required. This TIS, dated March 31, 2006, was prepared by TJKM Traffic Consultants. It
was submitted for review by the Public Works Department, Caltrans District 6, and to the
Fresno County Department of Public Works and Planning. The City of Fresno Traffic
Engineering Division issued a letter memorializing its approval of the TIS and setting
CORRECTED TRACT MAP CONDITIONS OF APPROVAL
Vesting Tentative Tract Map 5710/UGM
March 19, 2007
Page 17
forth requirements related to the findings of the TIS: please refer to the letter from Bryan
Jones, City of Fresno Department of Public Works Traffic Engineering Division to TJKM
Traffic Consultants, dated October 5, 2006 (this letter is attached hereto and
incorporated herein by reference), wherein it has been determined that the potential
traffic impacts of this project may be mitigated by payment of City of Fresno Traffic
Signal Impact Fees. It is noted that, should this tract demonstrate its provision of
affordable housing to the satisfaction of the Planning and Development Director, the
traffic impact fee may be reduced as noted below in Condition No. 94.
STATE FACILITY TRANSPORTATION (CALTRANS) REQUIREMENTS
75. This tract map was accepted for after the February 23, 2006 execution of the interim
agreement between Caltrans and the City of Fresno regarding mitigation of project
impacts to state transportation facilities. Caltrans submitted a comment letter on the
project, dated January 29, 2007. Applying the formula(s) accepted by the City and the
State in the February 23, 2006 Caltrans/City of Fresno interim agreement to the numbers
of trips identified in the March 31, 2006 TIS prepared by TJKM Traffic Consultants,
Caltrans determined that this project is responsible to pay $9,304 in State highway
facilities fees. This fee has been imposed on this project as a condition of the tentative
tract map (refer to Condition No. 94, below relating to fees).
SANITARY SEWER SERVICE
76. This tract is in the Grantland Sewer Trunk service area. The subdivider and his
successors in interest shall comply with the sanitary sewer requirements set forth in the
Department of Public Utilities Planning and Engineering Division memorandum dated
February 23, 2007, attached hereto and incorporated herein by reference.
UGM SEWER SERVICE REQUIREMENTS:
77 This tract is subject to requirements for reirrlbursing for sewer main extensions
mandated for other area development pursuant to the UGM Ordinance. Refer to
Condition No. 94, below, regarding required sewer fees.
WATER SERVICE
78. In order to provide water service to the tract, the subdivider and his successors in
interest shall comply with the requirements set forth in the Department of Public Utilities
memoranda dated February 12, 2007 (from the Department of Public Utilities Water
Division) and February 23, 2007 (from the Department of Public Utilities Planning and
Engineering staff), attached hereto and incorporated herein by reference.
79. Water mains shall be installed before street improvements and paving.
CORRECTED TRACT MAP CONDITIONS OF APPROVAL
Vesting Tentative Tract Map 5710/UGM
March 19, 2007
Page 18
UGM WATER SERVICE REQUIREMENTS:
80. This project is subject to UGM requirements for water utility service (refer to previously-
cited Department of Public Utilities memoranda dated February 12 and 23, 2007). Refer
to Condition No. 94, below, regarding required water service and impact fees.
UGM REQUIREMENTS (GENERAL) AND RIGHT-OF-WAY ACQUISITION
81. The subdivider of property located within the UGM boundaries shall comply with all
sewer, water and street improvement requirements and pay all applicable UGM fees
imposed under the Urban Growth Management process (with appropriate credit given for
the installation of required UGM improvements) in accordance with the requirements of
State Law as related to vesting tentative tract maps.
82. Rights-of-way acquisition shall include any rights-of-way and easements necessary for
proper drainage, signing, pole relocation, traffic signal installation, asphalt walking paths
for safe routes to school, and shoulder grading (in general, this will require right-of-way
to be provided approximately 10 feet outside the travel lane). Exact requirements must
be determined at the project design stage based on the existing conditions and detailed
design information.
83. The subdivider will be responsible for the relocation or reconstruction of any existing
improvements or facilities necessary to construct any of the required UGM
improvements. Easement acquisition may be necessary for installation and relocation of
off-site facilities such as sewer and water mains, irrigation pipelines, and drainage
facilities.
84. 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
subdivider should contact the Real Estate Section of the Public Works Department to
receive procedural guidance in such acquisitions. Should such acquisition not be
accomplished by the subdivider prior to Final Map approval, the subdivider must request
and grant to the City the full authority to attempt acquisition either through negotiation or
through its power of eminent domain.
Right-of-way and easement acquisition in the unincorporated area that requires the
eminent domain process must be approved by the Fresno County Board of Supervisors.
The subdivider shall furnish to the City Public Works Department, Engineering Division/
Real Estate Section, an appraisal report or a request for an estimated appraisal amount
(to be determined by the City of Fresno Real Estate Section) prior to preparation of a
Subdivision Agreement. The subdivider shall submit adequate security in the form of a
cash deposit to guarantee payment of all costs associated with the acquisition, including
staff time, attorney's fees, appraisal fees, court costs, and all related expenditures and
costs necessary to effect the acquisition of such easements or rights-of-way.
CORRECTED TRACT MAP CONDITIONS OF APPROVAL
Vesting Tentative Tract Map 5710/UGM
March 19, 2007
Page 19
FLOOD CONTROL AND DRAINAGE
85. The subdivider shall be required to construct the project according to requirements of
Fresno Metropolitan Flood Control District (FMFCD) and to pay any applicable storm
drainage fees to comply with Fresno Municipal Code Chapter 13, Article 13. Drainage
fees are determined by adopted FMDCD fee schedules in effect at the time of Final Map
approval, and may be offset for Master-Planned FMFCD facilities in whole or in part
through a drainage agreement executed between the subdivider and FMFCD. Prior to
Final Tract Map approval, provide a copy of a letter reflecting the current fee amount, or
a copy of the fully executed drainage agreement.
86. FMFCD's February 22, 2007 Notice of Requirements for Tract No. 5710 (attached hereto
and incorporated herein by reference) lists the construction and easement requirements
and fee obligations of the subdivider. The subdivider shall be required to comply with the
specific requirements imposed by FMFCD for this subdivision (or any amendments or
modifications to those requirements which may be granted by the FMFCD Board of
Directors), pursuant to Section 13-1307 of the Fresno Municipal Code. Any proposed
amendments to the drainage requirements set forth in FMFCD's Notice of Requirements
shall be reviewed and approved by FMFCD and the City of Fresno when detailed
grading and drainage plans are prepared for this tract.
FRESNO IRRIGATION DISTRICT AND PRIVATE IRRIGATION FACILITIES
87. The Fresno Irrigation District (FID) has informed the City of Fresno that it has no District
facilities on the subject property (refer to the attached letter from FID, dated February 5,
2007).
MAINTENANCE OF PUBLIC AND COMMON AREA TRACT IMPROVEMENTS
88. As noted in the memorandum from the Public Works Department, dated March 6, 2007,
attached hereto and incorporated herein by reference, with the following additional
requirements, the Subdivider/Subdivider and successors in interest shall be responsible
for ongoing maintenance of the tract improvements listed in that memorandum and also
for the following tract improvements:
a. Landscaping, trees, and landscape irrigation systems required in the 8-foot wide
pedestrian and planting easements on the east sides of VTT 5710/UGM lots
abutting North Brunswick Avenue and on both sides of one of the required stub
streets in extending from West Saginaw Way;
b. One hundred percent of the traffic circles and any associated small deflector
islands required to be installed in West Saginaw Way entirely within tract
boundaries, and the westerly half of the traffic circle required to be installed at the
intersection of West Saginaw Way and North Brunswick Avenue.
CORRECTED TRACT MAP CONDITIONS OF APPROVAL
Vesting Tentative Tract Map 5710/UGM
March 19, 2007
Page 20
Hereinafter, the above listed items shall be collectively referred to as "above listed
maintenance responsibilities," and shall be maintained by a Community Facilities District
(CFD) or a homeowner's association.
Landscaping shall be maintained in good health: trees may not be trimmed or pruned to
reduce the natural height or overall crown of the tree, except as necessary for the health
of the tree and public safety; or as may otherwise be approved by the Public Works
Department. Landscape irrigation systems shall be promptly repaired/replaced when
they cease operating properly;
89. The Subdivider and successors in interest (hereinafter referred to as "Subdivider") may
elect, and the Fresno City Council may decide, to have the above listed maintenance
responsibilities become the responsibility of a Community Facilities District (CFD). If the
Subdivider elects to petition the Council to include the above listed maintenance
responsibilities in a CFD, the selection of which CFD (including the creation of a new
CFD) shall be the responsibility of the Public Works Director or his/her designee. Please
refer to the above-cited revised memorandum of requirements from the City of Fresno
Public Works Department, dated March 6, 2007.
90. Construction plans for all features to be maintained by a CFD for a final map shall be
included with the application for Final Map and submitted to the Planning and
Development Department and Public Works Department for processing. Landscaping
plans shall include any trees within public easements, street trees in the interior of the
tract and details of all landscaping in any area to be placed in a CFD.
91. If the subdivider/subdivider elects to petition for annexation into the City's Community
Facilities District for maintenance of the above-listed tract facilities and improvements,
the City of Fresno Department of Public Works shall be provided by the subdivider 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.
92. If the Subdivider does not elect or the Council does not decide to have the above listed
maintenance responsibilities become the responsibility of a CFD, the Subdivider shall
establish a Homeowners Association to perform the above listed maintenance
responsibilities pursuant to a formal agreement with the City. The agreement with the
City described herein, shall among other things, specify level of effort and frequency,
insurance requirements, traffic control, and inspection and be subject to approval by the
Director of Public Works and the City Attorney's Office. Also refer to tract map
conditions, above, for requirements related to homeowners associations and covenant
preparation.
93. Except for landscaping that may be maintained by a City Community Facilities District or
homeowners association, property owners are responsible for the maintenance of
landscaping on their yards (including areas where a landscape easement traverses the
front yards) and in any park strips.
CORRECTED TRACT MAP CONDITIONS OF APPROVAL
Vesting Tentative Tract Map 5710/UGM
March 19, 2007
Page 21
DEVELOPMENT FEES AND CHARGES
94. This project is subject to the development fees and charges set forth on the following
table, as estimated by the Planning and Development Department Land Division and
Engineering Section. Contact Frank Saburit, ph 559-621-8077, for more information.
Pursuant to California Government Code Section 66020(d)(1), a protest filed pursuant to
subdivision (a) shall be filed at the time of approval or conditional approval of the
development or within 90 days after the date of the imposition of the fees, dedications,
reservations, or other exactions to be imposed on a development project. Each local
agency shall provide to the project applicant a notice in writing at the time of the
approval of the project or at the time of the imposition of the fees, dedications,
reservations, or other exactions, a statement of the amount of the fees or a description
of the dedications, reservations, or other exactions, and notification that the 90-day
approval period in which the applicant may protest has begun.
Improvements and payments shall not be required on or in front of any undeveloped
portion of a net acreage of ten acres or more which exists after the division of land.
All improvements and payments are to be completed with development.
At present, only five of the following fees have been approved for reduction for
projects which meet the City's definition of "affordable housing" (as described in
Government Code Section 65915 et. seq. and as may be modified by the action of
the Fresno City Council).
If, prior to approval of a final map for VTT 5710/UGM, additional categories of
impact fees are approved for reduction for projects which meet the City's
definition of "affordable housing," it is intended by these project conditions that
these additional reductions shall apply to VTT 5710/UGM if application of these
additional reductions are allowable under the laws, ordinances and resolutions
pertaining to fee reductions for affordable housing.
In order to qualify for fee reductions, prior to the final map the subdivider shall
demonstrate in writing that this project meets the definition of "affordable
housing" and this document shall be included in the Subdivision Agreement and
final map requirements to assure that the resulting homes meet the City's
definition of affordability. There may be time limit placed on the eligibility of
project homes to receive fee reductions pursuant to these programs.
SEWER CONNECTION CHARGES FEE RATE
a. Lateral Sewer Charge* $0.10/sq. ft. (to 100' depth)
b. Oversize Charge* $0.05/sq. ft. (to 100' depth)
c. Trunk Sewer Chargee $419 /living unit
Service Area: Cornelia
CORRECTED TRACT MAP CONDITIONS OF APPROVAL
Vesting Tentative Tract Map 5710/UGM
March 19, 2007
Page 22
SEWER CONNECTION CHARGES FEE RATE
d. Wastewater Facilities Charge+ $2,119/ living unit
e. House Branch Sewer Charge♦ N/A
WATER CONNECTION CHARGES FEE RATE
f. Service Connection Charge Fee based on service(s) and
meter(s) sizes specified by
owner; fee for service(s) and
Meter(s) established by the
Master Fee Schedule.
g. Frontage Charge w► $6.50/ lineal foot
h. Transmission Grid Main Charge $643/gross acre (parcels
5 gross acres or more)
i. Transmission Grid Main Bond Debt $243/ gross acre (parcels
Service Charge 5 gross acres or more)
j. UGM Water Supply Fee IV $508 / living unit
Service Area: 301s
k. Well Head Treatment Fee ♦ $221 /living unit
Service Area: 301
I. Recharge Fee ♦ $0/ living unit
Service Area: 301
M. 1994 Bond Debt Service $60 / living unit
Service Area: 301
DEVELOPMENT IMPACT FEES (CITYWIDE) FEE RATE
1
n. Traffic Signal Charge * $414.69/ living unit
o. Fire Facilities Impact Fee ♦ $539/ living unit 2
p Park Facility Impact Fee ♦ $2,278/ living unit
q Quimby Parkland Dedication Fee v $1,120/ living unit
5
r. Police Facilities Impact Fee ♦ $624/ living unit
CORRECTED TRACT MAP CONDITIONS OF APPROVAL
Vesting Tentative Tract Map 5710/UGM
March 19, 2007
Page 23
URBAN GROWTH MANAGEMENT FEE RATE
S. Major Street Charge $3,531 /adj. acre
Service Area: E-4
t. Major Street Bridge Charge $196 /adj. acre
Service Area: E-4
U. UGM Grade Separation Fee w► $443/adj. acre
Service Area: E-4-A
v UGM Trunk Sewer Charge N/A
Service Area:
W. Street Acquisition/Construction Charge v N/A
STATE HIGHWAY FACILITY IMPACT FEE FEE RATE
X. Determined per Caltrans, pursuant to the
February 23, 2006 interim agreement4 $9,304
FEE NOTES:
* Due at time of development
* Deferrable through Fee Deferral Covenant
Due at time of subdivision
♦ Due at occupancy
1 May be reduced to $276.47 upon demonstration that the project provides affordable housing
meeting the City's definition, pursuant to currently adopted City fee resolution.
2 May be reduced to $179.67 upon demonstration that the project provides affordable housing
meeting the City's definition, pursuant to currently adopted City fee resolution.
3. May be reduced to $759.33 upon demonstration that the project provides affordable housing
meeting the City's definition, pursuant to currently adopted City fee resolution.
4 May be reduced to $373.33 upon demonstration that the project provides affordable housing
meeting the City's definition, pursuant to currently adopted City fee resolution.
CORRECTED TRACT MAP CONDITIONS OF APPROVAL
Vesting Tentative Tract Map 5710/UGM
March 19, 2007
Page 24
5 May be reduced to $208.00 upon demonstration that the project provides affordable housing
meeting the City's definition, pursuant to currently adopted City fee resolution.
CORRECTED TRACT MAP CONDITIONS OF APPROVAL
Vesting Tentative Tract Map 5710/UGM
March 19, 2007
Page 25
Attachments: The following documents relate conditions and requirements for this subdivision and special
permit, except as the preceding text, and the action of the Planning Commission and/or
Fresno City Council, may have amend or delete some of the provisions contained in them:
Street Name Review chart, dated February 20, 2007 (corrections will be required to verify
names of stub streets on the revised tract map exhibit)
General Conditions of Project Approval, dated November 24, 2004
Letter from Fresno County Public Works and Planning, dated February 22, 2007, with
appended email dated February 28, 2007
Revised letter from Central Unified School District, dated March 19, 2007
Letter from Pacific Gas and Electric Company, dated February 6, 2007
City-wide Design Guidelines adopted for the 2025 Fresno General Plan
.,++.,.fre. . Gen+ral I Rahn.- C..heel DmE;tFin+ .fated Marsh C. 2007
Memorandum from the City of Fresno Department of Public Utilities Solid Waste Division,
dated March 1, 2007
Memorandum regarding street tree and landscaping requirements, from Ann Lillie of the
City of Fresno Public Works Department Engineering Division, dated March 6, 2007
Fresno Fire Department memorandum, dated January 29, 2007
Memorandum from the City of Fresno Public Works Department Engineering Division
Traffic Planning Section, dated March 1, 2007
Letter from the City of Fresno Public Works Department Traffic Engineering Division to
TJKM Transportation Consultants., dated October 5, 2006, relating tract map
requirements determined pursuant to the review of the March 31, 2006 revised Traffic
Impact Study prepared for Plan Amendment No. A-06-01, Rezone R-06-020, Vesting
Tentative Tract Map No. T-5710/Conditional Use Permit No. C-06-067.
Letter from the California Department of Transportation, dated January 29, 2007
Memorandum from the City of Fresno Department Public Utilities, dated February 23,
2007, (Planning and Engineering Section) with appended memorandum from the
Department of Public Utilities Water Division, dated February 12, 2007
Fresno Metropolitan Flood Control District Notice of Requirements for Tract No. 5710
dated February 22, 2007
Letter from Fresno Irrigation District, dated February 5, 2007
Memorandum from the City of Fresno Department of Public Works regarding required
maintenance of project facilities and Community Facilities District issues, dated
March 6, 2007
Finding of Mitigated Negative Declaration prepared for Environmental Assessment
No. A-06-01, R-05-020/T-5710/C-06-067, dated October 26, 2006, with summary
irripact checklist and Master Environmental Impact Report (MEIR) and project-
specific mitigation measure monitoring checklists
K:\Common\Master Files—Tract Maps\Tract 5710-Sandra Brock\T-5710 08 corrected COA 07-03-19
MAR. 19. 2007 8: 13AM CENTRAL UNIF BUS OFC NO. 1549 P. 2/4
�L U
CENTRAL UNIFIED SCHOOL DISTRICT
ped^cw }f d
v¢ti OPERATIONAL SERVICES
DIE 46.05 North Polk Avenue e Fresno California 93722
Phone: (559) 2744700 ext. 105 a FAX: (559) 276-5515
Mike Berg, Chief Operating Officer
Bert Contreras,Facilities Construction
David Deel,Facilities planning
Eddie Davidson,Maintenance,Custodial,Grounds
Diane Komoto,Transportation
REVISED
March 16, 2007
City of Fresno
Development Department— Planning Division
2600 Fresno Street
Fresno, CA 93721
Fax: 488-1020
Attn: Sandra Brock
Subject: TT 5710
Central Unified School District has the following conditions/comments for the above
project(s)-
Condition of approval:
1. School Developer Fees shall be paid on all new residential construction within the
proposed subdivision, in accordance with a resolution adopted by the Central
Unified School District, pursuant to Government Code section 65995 and
Educational Code section 17620.
2. Install concrete sidewalks/curbs/gutters on both sides of the interior streets for the
proposed project in a manner consistent with the existing subdivisions in the area
and to City standards_
3. Install a walking path, per City standards south of the proposed tract along the east
side of Blythe Avenue to the intersection of Dakota and Blythe.
4_ Provide striped cross walk across Blythe at the intersection of Dakota and Blythe
Avenues.
District Adminl5tra don
Marilov Ryder,&,O.Superintendent•Sarah Kolioiau,A=cute Superintendent Educational5ervices-John Mupiaan,Assoclate Superintendent execJWe 5ervices
LaureiAshfock,Ed.D.As5ttant Super/ntende%x-I wulmd•Mike Ses Chief Operating 647ker•Chns Williams,A7s/547nt5uper/nrendent Human Resourzrs
MAR. 19. 2007 8: 13AVII CENTRAL UNI F BUS OFC NO. '549 P. 3/4
TT 5710
March 16, 20D7
Page 2 of 3
Comments:
The proposed project will add approximately 27 K-12 grade students to the District's
average daily attendance.
Number of lots/units = 47
Grade Level: #of Students Generated
K-6 grade students 17
7-8 grade students 4
9-12 grade students 6
TOTAL K-12 grade 27
The District will be able to accommodate these new students at the schools of
attendance indicated below. To offset the cost to house these students, the District
currently levies development fees of $2.92 per square foot for residential development
and $0.42 per square foot for commercial / industrial development. As a point of
information, development fees are subject to increase every two years by the State
Allocation Board. Any new development on the property will be subject to the
development fees in place at the time development fee certificates are obtained.
Sidewalks will be required along interior neighborhood streets and major exterior streets
to provide the necessary identifiable boundary between students and traffic, and provide
a safe place for students walking to and from existing school sites and bus stops.
Bus transportation will be provided to those students in accordance with District policies
in effect at the time of enrollment. Currently, bus transportation is provided for:
• K-8th grade students residing at least one mile or more from their school of
attendance;
• gth-12th grade students residing at least two miles or more from their school of
attendance.
Base on above policy, the District will provide bus service for 7th and 8th grade students
from this proposed subdivision. Since the proposed tract does not have enough
frontage to accommodate the require bus stop, a walking path will provide for those 7th
& 8th grade middle school students that require busing, for the District to utilize either
Steinbeck Elementary school or upon development, the proposed city park just south of
Steinbeck as the designated bus stop.
Base on the above policy, for those students that are required to walk, the District is an
advocate for safe walking routes. At this time, however, an identifiable safe walking
route does not exist to one or more of the indicated schools of attendance. The District
requests that the developer install a walking path per City standards, south of the
proposed tract along the east side of Blythe Avenue to the intersection of Dakota and
Blythe. The District also requests that a cross walk be striped at this intersection.
MAR, 19. 2007 8: 13AM CENTRAL UNI F BUS OFC NO. 1549 P. 4/4
TT 5710
' March 16, 2007
Page 3 of 3
The following school of attendance information is provided:
Please note: The District has plans to construct a phased "educational center ' on the
NEC of Grantland and Ashlan Avenues. The Educational Center will be home to
Harvest Elementary school, with an 800 student capacity (open Aug. 2007), a 1000
student Middle school (open Aug. 2008) and a 2500 student High school (open Aug
2010111). In addition, the District has plans for a new Elementary School on Valentine
Avenue south of Clinton Avenue. These proposed schools may affect the school of
attendance for the proposed tract and/or the attendance boundary of the following
schools:
• Elementary School Information:
School Name: Steinbeck Elementary
Address: 3550 N. Milburn Ave.
• Middle School Information:
School Name: Rio Vista Middle School
Address: 6240 W. Palo Alto Ave.
High School Information:
(a) School Name: Central High School — East Campus
Address: 3535 N. Cornelia Ave
(b) Currently, Central High School - West Campus is a mandatory attendance 91h
grade school with optional programs for grades 10"' -12"'.
The California Department of Education has current API scores - see:
http://www.cde.ca.-qov/ta/ac/ap/index.asp (however this site does not have current
District enrollment data - see: http://www.ed-data.kl2.ca.ust.)
The District appreciates the opportunity to comment on above project. Should you have
questions or need additional information, please contact me at 559-274-4700 x 102 or
ddeel@centralusd.k12.ca.us.
Sincerely,
David Deel
Facilities Planning Manager
cc: File
Mike Berg
MAR, 19. 2007 8: 1'JAM CENTRAL UNIF BUS OFC N0, 1549 P, 1/4
r
Central Unified School District 0 �a
4605 N Polk Ave. * * # *Fresno, CA 93722 * * # *Fax: (559)275-0394 O
To: , ad-Q f Date: 3 U-1
From: Cindy Crossley Phone: 559 274-4700 Ext. 154
Pages sent (Includes cover):
Note:
City of November 24, 2004
in in GENERAL CONDITIONS OF PROJECT APPROVAL
PUBLIC WORKS DEPARTMENT GENERAL REQUIREMENTS
All construction required by the City of Fresno Public Works Department shall be in accordance with
adopted Standard Specifications and Department policies. Any work in the public right-of-way or
pedestrian easements requires a permit from the Public Works Department. Prior to obtaining this permit,
plans must be submitted to the Public Works Department Engineering Services Division for approval.
All required signing and striping of streets, driveways, and parking areas shall be done and paid for by the
developer/owner. Signing and striping plans shall be prepared per current Caltrans standards and shall be
submitted as part of the street construction plans for review and approval prior to obtaining permits.
Install street lights on all frontages to City subdivision standards as determined by the City Traffic
Engineer. Street lighting plans are required and must be submitted and approved by the Public Works
Department Engineering Services Division prior to commencement of work.
Underground all existing off-site overhead utilities within the limits of a project per Fresno Municipal Code
Sections 12-1011 and 8-801 and per Fresno City Council Resolutions Nos. 78-522 and 88-229. Any
relocation of existing utilities required because of reconstruction or new construction of curb radius returns
shall be the developer's responsibility.
Repair all damaged and/or off-grade concrete street improvements as determined by the Public Works
Department Construction Management inspector prior to occupancy. Remove existing improvements that
are not to planned alignments, and install improvements to current approved street alignment and grade.
Remove any abandoned driveway approaches and driveways and reconstruct the sidewalk, curb, and
gutter across the opening; match the existing improvements.
PUBLIC WORKS STANDARD NOS.
Concrete Driveway Approach design and construction:
Residential P-1 and P-4
Commercial P-2 and P-4
Street-type approaches P-76 and P-77
Sidewalk, Curb, and Gutter design and construction: P-5 and P-7
Curb Radius P-24 through P-27
Street Paving P-52
Parking Lot Paving/Drainage: P-41, P-42, and P-43
Design and construct parking lot geometrics in accordance with the City of Fresno Parking Manual,
Fresno Municipal Code Section 12-306-I, and the standards of the project's zone district.
Solid masonry wall P-29 or p-30
Alternate: Structural design approved by the Development Department.
Wheelchair ramps P-28 through P-332
Curb radius P-24 through P-27
On-site drainage to public street P-35 and P-36
Water backflow prevention devices W-11 or W-12
City of Fresno General Conditions of Project Approval
November 24, 2004
Page 2
PUBLIC LANDSCAPING AND STREET TREES
Submit major street landscape strip, median island landscape, and street tree plans, with irrigation plans,
to the Public Works Department Engineering Services Division for review and approval.
In situations where sidewalks are to be constructed in a solid pattern, tree wells may be required. When
required, construct tree wells at locations indicated on the exhibit map. Place a one-inch concrete cap
over the well for future tree planting.
CONSTRUCTION ON STATE HIGHWAY RIGHTS-OF-WAY
Any construction on State highway rights-of-way must conform to both City of Fresno and State
Department of Transportation Specifications. Obtain an encroachment permit from the Caltrans District 6
office.
SEWER, WATER,AND DRAINAGE
If a sewer main extension is required, submit engineered sewer construction plans to the City of Fresno
Department of Public Utilities Engineering Division for approval.
If a water main extension is required, submit engineered water main construction plans to the City of
Fresno Department of Public Utilities Engineering Division for approval.
Drainage and grading plans for all grading and paving must be reviewed and approved by the Planning
and Development Department and by Fresno Metropolitan Flood Control District.
PLANNING & DEVELOPMENT DEPARTMENT GENERAL REQUIREMENTS
SPECIAL PERMIT APPROVAL PROCESS-GENERAL
Transfer all noted corrections and additions from special permit exhibits and conditions to construction
plans submitted for plan check and construction permits. All applicable corrections and notes from
corrected construction plans shall also be reflected on final corrected special permit exhibits. At least one
copy of the final, corrected site plan, elevations, and landscape plan shall be provided for archiving in the
special permit file.
If development of any phase is proposed to be modified from the approved special permit exhibits, submit
an application for amended or revised special permit.
UTILITY EASEMENTS
Show all public and private utility and drainage easements on site plan exhibits and on construction plans.
Per Fresno Municipal Code Section 12-306-N-9, no projections (including eaves) are permitted in street
rights-of-way or in utility easements, unless an encroachment is approved by the Planning and
Development Department after review and consultation with the Public Works Department and utilities.
City of Fresno General Conditions of Project Approval
November 24, 2003
Page 3
DEEDS FOR STREET DEDICATIONS AND EASEMENTS
If dedications for streets, easements, or rights-of-way are required, the deed shall be prepared by the
owner/developer's engineer utilizing the City's standard formats. The property owner shall submit fully
executed original documents (including all required subordinations), with signatures notarized, to the City
along with any required current title reports, and appropriate fees. These documents shall be reviewed by
the City, and may require correction or amendment, prior to recordation. Recordation is required prior to
issuance of permits.
LANDSCAPING AND AESTHETICS
Landscape plans are required to clearly indicate plant materials, size, and spacing, as well as landscape
irrigation system details such as pipe sizes and fittings/fixtures.
Final corrected landscape plans are to be submitted with each set of construction plans and one additional
set is to be provided for archiving in the special permit file.
Landscaping is required to be installed prior to occupancy. The Planning and Development Department
has a certification form for the landscaper to certify that landscaping and irrigation system work is
completed.
Provide screening of all mechanical equipment, method to be approved by the City of Fresno.
Projects shall implement design standards adopted with the 2025 Fresno General Plan and any design
standards adopted for the community or specific plan area in which a project is located.
FRESNO REDEVELOPMENT AGENCY GENERAL REQUIREMENTS
The Redevelopment Agency has adopted development standards in its project areas, which have the force
and effect of specific plan policies in project areas_ Project features are required to comply with these
standards.
Obtain Fresno Redevelopment Agency approval of projects located in redevelopment project areas. The
Agency's stamp of approval must appear on the construction permit application, on site plans, elevations,
and on landscape plans. If Redevelopment Agency review results in modification of the project exhibits,
submit modified exhibits to Planning and Development Department for review and archiving.
DEPARTMENT OF PUBLIC WORKS AND PLANNING
Alan Weaver, Director
February 22, 2007
Ms. Sandra Brock-Planner III
Development Department
Planning Division
2600 Fresno Street, Room 3043
Fresno, CA 93721-3604
Dear Ms. Brock,
Subject: Vesting Tentative Tract Map 5710, Northeast corner of Dakota and
Blythe Avenues
Attached are recommended conditions of approval to address impacts specific to the subject
project.
In addition to the 2-17 foot lanes and 16 foot median on Blythe Ave. (per City of Fresno
Conditions of Approval for TT 5766 under UGM Requirements), 10 foot shoulders on each side
should be required, including the necessary road right of way to be dedicated.
Additional Right-of-Way South of Blythe Ave. should also be acquired to accommodate the
improvement of the its intersection with Dakota Ave. (per Conditions of Approval for TT 5766
under Traffic Signal Mitigation Impact Fee)
Also, the attached list of County Points of Contact is provided for distribution by project
consultants when meeting with County property owners near the project site. It is requested
that project consultants confer with County property owners so project impact mitigation will be
included in plans to be submitted to the County for review and approval. In this way smooth
project implementation will be accomplished through good communication.
County staff is available to discuss and work out project features with the applicant and City
staff at this planning stage, as well as before submittal of improvement plans for review.
MAINTENANCE AND OPERATIONS DIVISION
2220 Tulare Street,Eighth Floor/Fresno,California 93721/Phone(559)262.4240/FAX(559)262-4166
Equal Employment Opportunity•Affirmative Action•Disabled Employer
Sincerely,
Johannes Hoevertsz, Manager
Maintenance & Operations Division
Jose Eric Aguilar
Senior Engineer
MAINTENANCE AND OPERATIONS DIVISION
2220 Tulare Street, Eighth Floor/Fresno,California 93721 /Phone(559)262-4240!FAX(559)262-4166
Equal Employment Opportunity•Affirmative Action•Disabled Employer
Attachment A
Standard County Conditions of Approval
The recommended items below reflect County design standards, policies, and practices and should
be imposed as conditions of approval for this project.
1. Annexation: The entire existing County road right-of-way along the project frontage shall
be acquired in -the annexation for this project. This acquisition should extend:
A. on opposite side of section line along the project frontage,
B. through all adjacent or proximate intersection(s), and
C. along both sides of existing County road right-of-way beyond project sufficient to
provide roadway transitions, channelization, drainage, and utility clearance required
to accommodate the mitigation measures called for in the Traffic Impact Study (TIS),
Traffic and Engineering Study (TES), or road improvement plans.
2. Public Road Right-of-Way: Should any part of the public road right-of-way along the public
road frontage(s) of this project not lie within the incorporated boundaries or not be taken in
as a City Street per Streets and Highways Code Section 1810, the city shall request
Consent to Acquire all unincorporated road right-of-way along the frontage of this project.
3. Board of Supervisors Approval: The following features of a project require Board
approval prior to issuance of Fresno County Road Encroachment Permits. These include
the following:
a. Consent to acquire additional road right-of-way within County jurisdiction.
b. Approval to install stop signs and traffic signals on joint city-county boundary streets
per FCOC Section 11.040.020 (http:Hmunicipalcodes.lexisnexis.com/codes/fresno/)
and Vehicle Code Section 21105.
c. Approval to install parking restrictions in excess of 200 feet per FCOC Section
11.12.020 Hazardous or congested areas.
4. Safe Route to School: An all-weather walkway for school students shall be constructed
between the project site and Steinbeck (John) Elementary School if bussing is not provided.
(The Fresno County General Plan, Policy Statement No. PF-1.2 states "The County shall
encourage school facility siting that establishes schools as focal points within the
neighborhood and community in areas with safe pedestrian and bicycle access.")
In accordance with the California Manual on Uniform Traffic Control Devices (CMUTCD),
Chapter 7A, a school route plan shall be prepared in order to develop uniformity in the use
of school area traffic controls and to serve as the basis for a school traffic control plan for
the school. (As stated in the CMUTCD, "The school route plan, developed in a systematic
manner by the school, law enforcement, and traffic officials responsible for school
pedestrian safety, should consist of a map showing streets, the school, existing traffic
controls, established school walk routes, and established school crossing.")
Applicant shall contact school district to request trip generation data and work with contact
for development of Safe Route to School Map and its features.
5. Traffic and Engineering Study: A TES shall be prepared by the applicant and be included
in the initial Street Improvement Plans submittal to County. A meeting with the applicant
2
should be scheduled with staff to provide information on the scope of the study and
preparation of the school route plan. This study shall address all modes of traffic.
6. Bike Lanes: When the city requires a bike lane on the development side of a major street,
comparable provisions shall be made on the opposite side of the development to
accommodate bike flow in both directions.
7. Driveway Design: Adequate road right-of-way shall be acquired to provide for development
of all required road improvements. This would include providing for 10 foot minimum
clearance between edge of pavement and right-of-way line, which 10 foot clearance
addresses parking, driveway sight distance, and geometric needs for driveway ingress and
egress for large vehicles. For urban approaches, a design speed of 45 MPH and, for rural
approaches, a design speed of 55 or 65 MPH (CVC Maximum Speed Law) shall be used.
8. Pavement Transitions: Pavement transition lengths shall be based on the formula L=WS
for prevailing/operating speeds greater than 40 mph or L=WS2/60 for critical speeds less
than or equal to 40 mph.
9. Street Cuts: Open trench street cuts will not be permitted for pavement surfaces less than
10 years of age unless otherwise approved by the department.
10. Grading and Drainage Plan Review: The applicant shall provide the County with
proposed "Grading and Drainage Plans" for review and approval to ensure that properties
adjacent to the project are not adversely impacted by the increase in storm water runoff or
alteration to existing drainage patterns. Please contact County Grading Engineer at (559)
262-4022 for plan check and other fees.
11. Street Plan Review and Permit: Street Improvement Plans shall be submitted to the
County for review and approval prior to start of construction within County jurisdiction. No
work within County roads shall begin prior to obtaining required road right-of-way, County
Street Improvement Plan approval, and a County Road Encroachment Permit. Screening
and Plan Review Checklists are available upon request from County staff.
12. Partnering at Conceptual Stage: The applicant or his consultant should establish
communication early on with County staff to ensure coordination of joint City and County
review of construction plans. Communication should be well established at the conceptual
stage of plan development and after Project Conditions have been set by the Planning
Commission and/or Council. Utility Plans should be handled in like manner.
13. Improvements Required along Fully-Built County Parcels: Conditions should be placed
on projects requiring the applicant to construct full-width, full-build street improvements
along those frontages where prior County parcels are already developed at their highest and
best use, usually where a two-lane road in a 60 foot or less right-of-way width was required.
14. Public Notice: Public notice should be given to all County residents potentially impacted by
improvements proposed within public roadways. Such notice should be given prior to public
hearing to allow time for consideration and input to City staff and attendance to public
hearing. This project shall also be conditioned to require the applicant to involve such
County residents in the plan preparation stage such that impacts to their property and
improvements in the public road right-of-way are addressed equitably.
NOTE TO CITY STAFF:
Notice of Hearings: To facilitate effective County comments as to transportation issues, please
forward a copy of all transportation-related comments received by the project planner as soon as
3
possible as these tend to broaden the scope of the project. County staff may then prepare its own
comments based on the fully defined project. In addition, please provide the final Transportation
Conditions of Approval for this project with at least 10 days prior to City Planning Commission and
Council hearings of this project.
4
Attachment B
Scope of Traffic and Engineering Study (TES) Road Intersection/Road Segment
The TES performed for the subject road intersection/segment should be prepared by a
Professional Engineer and should evaluate at the minimum the following elements:
1. Existing Channelization — Left, through, and right turn lanes
2. Existing operating speeds ""
3. Existing and future (20 Year) traffic volumes for all modes of traffic
4. Adequacy of existing pavements to absorb additional project traffic (Traffic Index
evaluation)
5. Five (5) Year Collision History "
6. Existing Intersection and Private Driveway Sight Distance
7. Existing Safe Stopping Sight Distance **
8. Access management issues for safety and highway capacity
9. Traffic congestion school sites
The TES should do the following:
1. Analyze Traffic Safety and Capacity of Existing Intersections, and Intersections with
Project traffic, using Fresno County Stop Sign Policy, Caltrans Highway Design Manual,
CMUTCD (Warrants 1, 2, 3, 5, and 7) and Highway Capacity Manual (LOS C). The
report should include a digital or hard copy photo study of relevant features in the field to
assist in evaluation.
2. Identify Project Impacts to existing highway facilities
3. Recommend Project Mitigation Measures
The applicant may request traffic volume and collision data on file with the department for use in
the TES.
NOTE: County staff will provide such information as available.
2
Attachment C
List of Fresno County Contacts
1. Maintenance & Operations Division
Fresno County Public Works & Planning Department
2220 Fresno CA 93721
Tulare Street, 6th Floor
(559) 262-4240 Office
(559) 262-4166 Fax
Division Web Site: http://www.co.fresno.ca.us/4510/4510/maintena.htm
Jose Aguilar, Senior Engineer
E-mail: icaguilar@co.fresno.ca.us
Robert L. Thompson, Assistant Manager
E-mail: rthompson@co.fresno.ca.us
Johannes, Hoevertsz, Manager
E-mail: ihoevertsz@co.fresno.ca.us
2. Development Engineering Section
Development Services Division
Fresno County Public Works & Planning Department
2220 Fresno CA 93721
Tulare Street, 6th Floor
(559) 262-4022 Office
(559) 262-4166 Fax
Daniel Gibbs, Senior Engineer
dqibbs@co.fresno.ca.us
Robert Greene, Deputy County Surveyor
3
Aguilar, Jose - Public Works
From: Popov, Marina
Sent: Wednesday, February 28, 2007 1:40 PM
To: Aguilar, Jose- Public Works
Cc: Alimi, Mohammad
Subject: Tentative: SRC meeting at the City of Fresno for Tract 5710 NE corner of Blythe and Dakota
Avenues
Jose,
Mohammad is sick today and l am not sure if he will come to work tomorrow.
1 know that he already discussed with Bryan Jones our concerns regarding above project.
Here is our standard comment that you may include with yours :
Since impact fees are collected by the City, the City or the Developer
are fully responsible for constructing all capacity improvements to road
segments and/or intersections significantly impacted by this project
that are currently located within the County's jurisdiction but also
located within the City's sphere of influence when the LOS falls below
an acceptable level and/or when the intersection or road segment is
annexed to the City.
Thank you
i
CITY-WIDE DESIGN GUIDELINES ADOPTED FOR THE 2025 FRESNO GENERAL PLAN:
I. SITE DESIGN
PURPOSE OF SITE DESIGN:
Promote the improvement of the visual and built environment
GENERAL CONSIDERATIONS
1. Site Design combines the three elements of development: 1) buildings; 2) parking and
circulation; and 3) landscape and amenities. These aspects must be in proper balance.
2. Buildings shall be designed and sited so as to provide a strong functional relationship to
the site and the neighborhood. Required side and rear yards should be utilized and
should be integrated into the overall purposeful arrangement. Inaccessible yards and
similar outdoor spaces which tend to encourage storage, gathering of trash, and weeds
shall be avoided, unless approved by the Director.
3. Natural site amenities shall be recognized. Views, trees, creeks and similar features
unique to the site should be preserved and incorporated into development proposals.
Such features shall be considered as strong site design determinants. Disruption of
existing natural features, particularly older trees, shall be minimized.
4. Building setbacks must relate to the character of the existing streetscape. Where
existing streets have been widened, thereby changing setbacks, field analysis of
setback needs should be required for new buildings.
5. Site designs shall not negatively impact the immediate environment of the site.
6. Separate vehicular and pedestrian circulation systems shall be provided for larger
projects. Pedestrian access to residential developments generally shall not utilize
driveways and pick-up areas. Pedestrian linkages between uses in commercial
developments shall be emphasized, including distinct pedestrian access from parking
areas in large commercial developments such as shopping centers.
7. Provision must be made for bicycles. Bicycle parking in residential developments
should be on an all-weather surface and be located close to dwelling unit or residential
development entrances. Bicycle parking shall be lockable.
8. On larger commercial sites such as shopping centers, a portion of the total building area
shall be located at the street perimeter. Such siting, together with substantial landscape
treatment, reinforces and strengthens the streetscape, and helps to screen off-street
parking areas.
9. Common driveways, which provide vehicular access to more than one site, are
encouraged.
10. Site development shall give consideration to solar access and/or energy efficiency.
- 1 -
2025 Fresno General Plan City-Wide Design Guidelines
Page 2
11. The siting and orientation of buildings shall respond to the pedestrian and vehicular
nature of the street. Buildings on streets of high pedestrian use (such as downtown)
should face on, and be directly accessible from, the sidewalk., with minimal interruption
by driveways or parking areas. Buildings on streets with heavy vehicular traffic,
particularly those with no on-street parking, should provide a major entry for the off-
street parking area.
12. Off-street parking facilities need to be located to the rear of sites. Street frontages
should be devoted to building architecture and landscaping. Parking should be
screened from the street with mounds, vegetative screening, low wall, fencing, or
lowered parking grade. (Refer to III. LANDSCAPING, No. 15).
13. Screening and buffering, as well as good design, needs to be used to mitigate the
effects of trash areas, storage areas, service yards, loading docks and ramps, electrical
and other utility boxes, mechanical equipment, and other necessary but unsightly
aspects.
II. BUILDING DESIGN
PURPOSE OF BUILDING DESIGN
Development shall improve the visual and built environment of the neighborhood and the
City as a whole.
GENERAL CONSIDERATIONS
1. No single theme is required in Fresno. Themes may be established for selected parts of
the community. They are directed more toward standards of quality and compatibility
than toward achieving a uniform appearance.
2. Architectural consistency should exist between all building elevations of a particular
structure or complex of structures, including consistent use of materials. Fagade
treatments shall consistently encompass all building sides. "False" or "decorative"
fagade treatments shall be avoided. All elevations need not look alike; however, an
overall architectural sense must occur.
3. Visible rooftops should be treated as building elevations. Such rooftops should be free
of mechanical equipment "clutter" in situations where it may be visible from surrounding
buildings or structures. Rooftop mechanical equipment is not prohibited, but its design
and screening should be incorporated into building design. For example, HVAC non-
transitional ducts shall be below the roof structure.
4. Mechanical equipment, including wall air conditioners, should be screened from public
view. The design of mechanical equipment screening should be compatible with, and
an integral element of, the building structure. Rooftop screening and other mechanical
equipment screening should be a minimum of 12 inches higher than the equipment
itself.
- 2 -
2025 Fresno General Plan City-Wide Design Guidelines
Page 3
5. Add-on components such as utility meters, ladders, vent pipes and similar features need
to be identified in site plans and not placed as an afterthought in full public view unless
screened in an acceptable manner.
6. All proposed buildings or structures should be compatible with the neighborhood
character. Building design, however, need not be unduly constrained or limited by
structures on adjacent sites.
7. All buildings on the same site should have strong spatial and architectural relationships.
When the first portion of a site area is to be developed, a concept plan shall be
submitted for the entire site.
8. All building design should achieve a sense of human scale. Wall insets, balconies,
window projections, etc. are examples of building elements which may help reduce the
scale of larger buildings.
9. Materials should be relatively permanent, requiring minimum maintenance in order to
avoid deterioration.
10. Building entries should be protected from the elements and should afford a "sense of
entry" for the structure.
11. All designs should be responsive to energy consideration. When energy-conserving
devices such as solar heat collector panels are utilized, such devices should be
designed as visually integral parts of the structure.
12. Modified standards may be considered for temporary buildings are structures, which are
guaranteed to be removed from the site within six (6) months.
13. Each phase of a phased development should be visually complete. Temporary barriers/
walls should be painted and trimmed to compliment the permanent construction.
14. Where buildings are on the border between different uses, there needs to be an
appropriate transition.
15. Standardized and corporate design elements must be modified to be consistent and
integrated with the surrounding environment.
16. The design of fencing, trash enclosures, and similar accessory site elements should be
compatible with the architecture of main buildings and should use a similar palette of
materials.
17. Masonry walls and allowable chain link fences shall be designed to accept vegetation, to
reduce monotony, and to prevent irregular or unsightly lines.
- 3 -
2025 Fresno General Plan City-Wide Design Guidelines
Page 4
III. LANDSCAPING
PURPOSE OF LANDSCAPE:
Landscaping shall be used to improve aesthetics, to soften the harshness of the urban
setting, and to create a pleasant human environment.
GENERAL CONSIDERATIONS:
1. All site development shall include landscaping, except where determined to be
impossible by the Director.
2. Landscaping shall be designed to provide a strong relationship between the site, street
Frontage, and neighborhood.
3. There should be a consistency of landscape design through a development. All areas
within a development need not be identical. Among other things, different landscape
themes may be utilized in larger developments to delineate spaces, strengthen a sense
of place, and to add movement. Such themes should be consistent within a site.
4. Landscape plans shall indicate all proposed site elements, such as outdoor lighting,
signage, fencing, site furnishings, and other site elements.
5. Where possible, existing landscape elements should be incorporated and preserved.
Healthy mature trees and tree groupings shall be preserved as design determinants. In
sites with mature trees, the development plan, elevations, and landscape shall be
required to protect existing trees. Mature trees on project sites shall be protected and
preserved as per City of Fresno tree preservation standards.
6. Landscaping shall be incorporated into building and site design. Trellises, arbors, and
multilevel type landscaping should be considered.
7. All projects, including exterior modifications, are subject to street tree requirements.
Street trees shall meet City requirements.
8. Live plant material shall be used in all landscaped areas. Imitation vegetation is not
acceptable.
9. Gravel, colored rock, bark, and similar materials may be used in conjunction with, but
not instead of, living ground cover and vegetation. Brick, cobblestone, and wood can be
integrated into pathways and edges where appropriate.
10. Public and employee parking areas shall be landscaped. Such landscaping shall
include perimeter screening and interior shading as per City standards.
11. Automatic irrigation is required for all landscape areas; surface piping and tubing are not
allowed.
12. Irrigation heads shall not overspray walks, buildings, fences, streets, etc.
- 4 -
2025 Fresno General Plan City-Wide Design Guidelines
Page 5
13. All property owners shall maintain landscaping consistent with these guidelines.
14. Required setbacks for buildings and landscaping may be averaged, but not less than
one-half of the required setback. Proposals for less than one-half of the required
setbacks may be considered through a reduced-fee Variance application process.
15. Major street landscaping shall include all of the following:
• Double-row, large-scale 20'-on-center tree canopies within public and
private landscape areas (curb to end of landscape setback)
• Screening of parking through eye-level (as seen from an automobile)
design elements, including but not limited to landscaping, fences,
artwork, water features, etc.
• One hundred percent screening/blocking is not mandatory.
• Green shall be emphasized: plant material, size, type, and location.
• Project entry/gateways defining sense of place shall be emphasized.
IV. SIGNAGE
PURPOSE OF SIGNAGE:
Signs are intended to identify the location of a place or business or residential
development.
GENERAL CONSIDERATIONS
1. Sign information is to be limited to the identification of the business name and, when
necessary, the business function and business logo. Product advertising shall not be
permitted.
2. Signs should be simple and easy to read.
3. Signs are to be limited to the minimum necessary for the proper use of the site.
4. Signing and related graphics must relate to the overall building and site design. Signing
considerations should be made during the building design stages so that signage and
graphics are architecturally incorporated into those buildings.
5. Unusual architectural features (such as the "golden arches") used as a logo shall be
considered and reviewed as part of the sign proposal.
6. Use of individual letters for all signing is preferred and encouraged over cabinet signs.
Where cabinet signs are utilized, such cabinets must be an integral design element of
the building or structure.
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2025 Fresno General Plan City-Wide Design Guidelines
Page 6
7. Master sign programs shall be prepared for multiple-occupancy buildings.
8. Complete sign programs for entire buildings or building complexes should be included
with the architectural review of a signing request for any portion of a multiple-occupancy
building. This also applies to existing buildings without any sign program. A long-term
sign program must be established.
9. The light source of externally illuminated signs should not be visible.
10. Murals shall be subject to sign review.
- 6 -
City of
DEPARTMENT OF PUBLIC UTILITIES
March 1, 2007
TO: Sandra Brock, Planner III
Planning and Development Department, Planning Division
THROUGH: Robert Weakley, Chief of Operations
Department of Public Utilities, Solid Waste Division
FROM: hris Weibert, Management Analyst II
01 /1
Department of Public Utilities, Administration
SUBJECT: TT 5710 Solid Waste Conditions of Approval
Location: East side of North Blythe between West Ashlan and West Dakota Avenues
The Department of Public Utilities, Solid Waste Division, has completed a review of the Vesting
Tentative Tract Map 5710 that was submitted by Don Pickett & Associates, Inc., on behalf of Coalition
for Urban Renewal Excellence. The following requirements and conditions are to be placed on this
vesting tentative tract map application as a condition of approval by the Department of Public Utilities.
General Requirements:
• Tract 5710 will be serviced as Single Family Residential properties with Basic Container Service.
Property owners will receive 3 containers to be used as follows: 1 Gray container for solid waste, 1
Green container for green waste and 1 Blue container for recyclable material.
• The owners, lessees or other tenants of the residential dwellings on service day, before 5:30 a.m.,
shall place their solid waste containers at the edge of the curb approximately 4 feet apart and not
blocking any vehicle accesses in accordance with the City of Fresno's Solid Waste Management
Division Standards.
• Per Municipal Code, Section 9-404 Solid Waste Disposal Regulations, Section C,10. No Solid
Waste container nor residential rubbish shall be allowed to remain at the curbline after 8:00 p.m. on
the collection day.
• Per Municipal Code, Section 9-405 Solid Waste, Recycling and Green Waste Regulations, Section
10, I. No material container shall be stored in the front yard or side yard on a street as said yards are
described in Chapter 12, Articles 2 and 3 of this Code, unless the container is screened from view
from the street in accordance with that article of the Code.
Page 1 of 1
Conditions Of Approval T75710.Doc
City of
���+�'%��1►� Fire Department
450 M Street Randy R. Bruegman
Fresno, California 93721-3083 Fire Chief
559-621-4000 FAX#559-498-4261
www.fresno.gov
i
Date 1-29-07 i!
i
TO: Sandra Brock, Planner III
Development Department, Planner
FROM: Mike Schmidt, Supervising Fire Prevention Inspector i
Fire Prevention Bureau F
SUBJECT: Tentative Tract No. 5710
The Fire Department has completed a review of the Vesting Tentative Tract Map 5710 4
which was submitted by Don Pickett & Associates. The following requirements and
conditions are to be placed on this vesting tentative tract map as a condition of approval
by the Fire Department.
i
f,
I
General Requirements:
This project is within 3 miles of temporary and permanent Fire Station No. 16.
This project is subject to city wide fire service fees.
1
Provide residential hydrants and fire flows per Public Works standards with two sources of
water.
i
Access is acceptable as shown.
Note: Phasing of tract will require re-review for access requirements.
f
City of
DATE: March 1, 2007
TO: Sandra Brock, Planner III
Development Department, Planning Division
THROUGH: Bryan D. Jones, T.E., Traffic Engineering Manager
Public Works Department, Engineering Division `
THROUGH: Louise Gilio, Traffic Planning Supervisor
Public Works Department, Engineering Division
FROM: Justin StefPler, Engineering Technician I
Public Works Department, Engineering Division SS
SUBJECT: Public Works Conditions of Approval
TT 5710, (Blythe between Ashlan and Dakota)
Coalition for Urban Renewal Excellence/ Don Pickett &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 4 copies of a Geometric Approval Drawing (GAD) to Traffic Engineering for review and approval,
per the attached checklist, prior to final map.
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:
Blythe Avenue: Arterial
1. Dedicate 55' of property, from section line, for public street purposes within the limits of this
subdivision to meet the City of Fresno's Arterial Standards.
Page 1 of 4
T:\TRAFFIC ENGINEERING\Traffic Planning\Tract Maps\CONDITIONS OF APPROVAL FOR TRACT MAPS\T-5710 Blythe btwn Ashlan&
Dakota.doc
2. Construct concrete curb, gutter 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 '.
3. 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.
4. Relinquish direct vehicular access rights to Blythe Avenue from all lots within this subdivision.
Brunswick Avenue: Local
1. Dedicate 27' of property, from center line, for public street purposes within the limits of this
subdivision to meet the City of Fresno's Arterial Standards.
2. Construct concrete curb, gutter and sidewalk to Public Works Standard API -1 and P-5. The curb
shall be constructed to a 7' residential pattern.
3. Construct an underground street lighting system to Public Works Standard E-2 within the limits of
this subdivision. Spacing and design shall conform to Public Works Standard E-9 for Local
Streets.
Interior Streets:
Dedicate, design and construct all curb, gutter, sidewalk, (both sides), permanent paving, cul-de-sacs,
easements and underground street lighting systems on all interior local streets to Public Works
Standards. All driveways shall be constructed to Public Works Standards API-8 and P-4. Sidewalk
patterns shall comply with Public Works API Standards for 50' and 54' streets.
Any temporary dead-end streets created by this subdivision shall be properly barricaded in accordance
with the Public Works Standard P-44.
Specific Mitigation Requirements: Planner to require the developer to provide all items below prior to
Planning Commission Hearing
1. This tract will generate 35 a.m. /47 p.m. peak hour trips; therefore, a Traffic Impact Study (TIS) is
not required.
2. Local street lengths exceeding 800' or four way intersections require traffic calming measures.
Proposed West Saginaw Avenue exceeds the maximum street length for both the Public Works
Standards and the Fresno Municipal Code. For health and safety purposes, additional traffic
circles are required. Provide traffic circles at the following locations (See exhibit "E" and "F" and
«G»):
a. Saginaw at approximately lot 41.
b. Saginaw at approximately lot 16.
c. Saginaw at Brunswick.
No parking is allowed adjacent to the circles.
3. Pedestrian Easements: Identify all pedestrian easements on the map.
a. Major Streets: A 2' dedication for a pedestrian easement is required.
b. Local Streets constructed to API-1 and /or API-2: A 1' pedestrian easement is required on
all streets with driveway approaches.
4. Relinquish direct vehicular access rights to :
a. The west property line of lots 1 and 47.
5. The intersection of:
a. Saginaw and Blythe Avenues shall be limited to right-in and right-out turns.
6. 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.
Page 2of4
T:\TRAFFIC ENGINEERING\Traffic Planning\Tract Maps\CONDITIONS OF APPROVAL FOR TRACT MAPS\T-5710 Blythe btwn Ashlan&
Dakota.doc
7. Provide stub streets in accordance with the 2025 General Plan for future connectivity at the
following locations:
a. Approximately lot 41 to the south.
b. Approximately lot 16 to the north.
8. Full offsite improvements adjacent to the remainder on Blythe and Brunswick Avenues shall be
required for public health and safety and the orderly development of the surrounding area.
Reference "The Subdivision Map Act", Chapter 1, Section 66424.6.
9. Backing onto a major street is prohibited. Identify the proposed ingress /egress locations for all
buildings to remain, on the remainder. Construct circular or hammerhead driveways, where not
existing and construct concrete driveway approaches to Public Works Standards P-1 and P-4.
10. Dedicate 60' of street right of way and construct concrete medians at the following entrances:
(7' residential pattern - 18' travel lane-10' median - 18' travel lane-7' residential pattern). Provide
the cross section on the map and identify required medians on the map prior to the Planning
Commission Hearing. No parking is allowed within the limits of the proposed median.
a. Saginaw Avenue at Blythe
Traffic Signal Mitigation Impact Fee:
This project shall pay its Traffic Signal Mitigation Impact Fee (TSMI Fee) at the time of building permit
based on the trip generation rate(s) as set forth in the latest edition of the ITE Generation Manual. The
fee amount is $414.69 per single family unit (fee rate as shown in the Master Fee Schedule).
UGM Requirements:
This Map is in UGM major street zone E-4; therefore pay all applicable UGM fees.
Blythe Avenue: Arterial
1. Dedicate and construct (2) 17' center section travel lanes and a raised concrete median island
within the limits of this subdivision. Construct a raised concrete median with 250' left turn 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 and construct the two center 17-foot lanes separated by a 16' median from the northerly
limits of this tract north to T-5062.
State of California Department of Transportation (Caltrans) Fees:
Applicant shall pay fair share contribution as determined by-the State of California Department of
Transportation (Caltrans) to be collected by the City of Fresno Public Works Department Traffic
Engineering prior to a Final Map. The Caltrans letter is included and the following fees are required to be
paid to mitigate fair share impacts to the identified state transportation facilities. Please contact Caltrans
District 6 staff regarding the fair share calculations.
Interchange:
SR 99/ Ashlan Avenue
Northbound off-ramp = $6,085
Southbound off-ramp = $2,510
Eastbound left-turn lane on Ashlan to northbound Golden State Boulevard $709
Page 3 of 4
T:\TRAFFIC ENG INEERING\Traffic Planning\Tract Maps\CONDITIONS OF APPROVAL FOR TRACT MAPS\T-5710 Blythe btwn Ashlan&
Dakota.doc
CITY OF FRESNO PUBLIC WORKS DEPARTMENT
GAD PLAN CHECK GUIDE & REQUIREMENTS LIST
❑ CALL OUT TRACT NUMBER ON GAD
❑ LANE CONFIGURATIONS MATCH CONDITIONS OF APPROVAL
❑ TURN POCKET LENGTHS ARE CALLED OUT AND CORRESPOND TO QUEUE LENGTHS IN TRAFFIC
IMPACT STUDY
❑ EXISTING AND PROPOSED CURBS AND MEDIAN ISLANDS ARE CLEARLY SHOWN
❑ PERTINENT FEATURES SUCH AS EXISTING PARCELS, RAILROADS, FID CANALS
❑ CONFORMS TO EXISTING CONDITIONS AT PROJECT LIMITS
❑ EXISTING LANE WIDTHS ARE CALLED OUT AT CONFORM AREAS
❑ GAD SHOWS PROPOSED WIDTH OF STREET R/W, CURB-TO-CURB DISTANCE, ALL TRAFFIC LANES,
BIKE LANES, PARKING LANES AND MEDIAN ISLANDS
❑ GAD CALLS OUT TRANSITION LENGTHS AND TAPERS EXPRESSED AS TRANSITION LENGTH PER
OFFSET WIDTH (I.E. 50:1 TAPER WOULD 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 RNV, OR WHERE THE TWO SIDES OF A DIVIDED
ROADWAY ARE NOT PARALLEL.
❑ SHOW TRUCK TURNING TEMPLATES FOR ALL DUAL LEFT OR DUAL RIGHT TURNS AND
ROUNDABOUTS
❑ CROSSWALK LAYOUTS MEET CITY STANDARDS (4' FROM FACE OF CURB AT RAMP, 10' WIDE, NO
DOGLEGS, MEDIAN NOSES CLEAR OF CROSSWALK)
❑ PLANS INCLUDE PROJECT REFERENCE INFORMATION (Site Plan No., C.U.P. No., Rezone No., Parcel
Map No. or C.I.P. No. (PW ID, Fund, Org, KRA), NORTH ARROW, SCALE, TITLE BLOCK, OWNER'S NAME,
ENGINEER PREPARED BY)
❑ FOR PROJECTS INCLUDING SIGNIFICANT VERTICAL GRADE CHANGES INCORPORATING MULTIPLE
GRADE BREAKS OR VERTICAL CURVES, THE GAD SHOULD INCLUDE A PROPOSED MAJOR STREET C/L
PROFILE (NOT NECESSARY FOR TYPICAL ROUTINE PROJECTS)
Page 4 of 4
T:\TRAFFIC ENGINEERING\Traffic Planning\Tract Maps\CONDI-1-IONS OF APPROVAL FOR TRACT MAPS\T-5710 Blythe btwn Ashlan&
Dakota.doc
10'
i
2' PED. EASEMENT
� a
15 6' Sidewalk 9.5,
RESIDENTIAL SIDEWALK PATTERN REF. & REV. CITY OF FRESNO
ON MAJOR STREETS EXHIBIT "n"
RESIDENTIAL TRAFFIC
CIRCLE
50'RIGHT OF WAY
SCALE:1'=40'
DETAIL A 5
- - 1107 TO SCAIE - - - - - - -
I
p I nn I
I
T 45. 6.0' S5, I II
C2
65'
24,9 SEE NOTE NI.1 10' 65'
Cl =45 .' C2 =48°
L --_
LENGTHH==3 3 L 4.3.50' LENGTH=4.J5'
RADIUS=45 RADIUS=520' I ,J NO PARKING
40' � (\ R--2(r
R=20' f
77 --
-- -
SEE DETAIL-A
R 55' S �7 18'
- SEENENO� 16' .".R2 iTF
6'
38' SEE DETAIL-A � ��k�• IT
e'I P R7=B I i 18'
y,"--�� t 2• R2=5• SE€NOTE NG.1
-_ `1_Y
S 3,
I SEE NOTE NO,3 I SEE NOTE NO.J T
NOTESSIT 60'
I
1.SPLITTER ISLAND ARE
PAINT ONLY TO ALLOW
MANEUVERABILITY FOR
LARGER VEHICLES.
2.SIGNING,STRIPING,AND
TRAFFIC CIRCLE
LANDSCAPING SHALL BE
REVIEWED BY THE TRAFFIC
ENGINEERING MANAGER.
3.GARBAGE CAN COVENANT
REOUIRED.
4.THIS EXHIBIT DEFINES ONLY
THE MINIMUM REQUIREMENTS SECTION A-A ,
FOR THIS DESIGN OF A TRAFFIC
CIRCLE. CURB DETAIL
NOT TO SCALE
5.ANY ALTERATIONS OR
ALTERNATE TRAFFIC CIRLCE 8•HIGH VERTICAL
DESIGNS MUST BE SUBMITTED CURB a
TO THE TRAFFIC ENGINEERING _
MANAGER FOR APPROVAL. 30"
REINFORCED CONCRETE APRON
15• 4
R=1" _
4-
2.0%
. -
2.0%H- r ,
A4 AT 12.O.C.
2" 44 AT 24'O.C.
18" AT OUTSIDE RADIUS
CONCRETE CURB
REF. & REV CITY OF FRESNO
TRAFFIC CIRCLE
EXHIBIT "E"
FEB. 7, 2007
RESIDENTIAL TRAFFIC
CIRCLE
50'RIGHT OF WAY
SCALE:1"=40•
NOTES
1.SPLITTER {�ISLAND ARE { c I
PAINT ONLY TO ALLOW
MANEUVERABILITY FOR
LARGER VEHICLES.
2.SIGNING,STRIPING.AND I 50-4-
TRAFFIC
0'--4-TRAFFIC CIRCLE 1�
LANDSCAPING SHALL BE
REVIEWED BY THE TRAFFIC i
ENGINEERING MANAGER.
3.GARBAGE CAN COVENANT
REQUIRED. f bl
4.THIS EXHIBfT DEFINES ONLY
THE MINIMUM REQUIREMENTS Il
FOR THIS DESIGN OF A TRAFFIC
CIRCLE. SEENOTEN .1 10•
5.ANY ALTERATIONS OR
ALTERNATE TRAFFIC CIRLCE ( `
DESIGNS MUST BE SUBMITTED
�' ( NO PARKING
TO THE TRAFFIC ENGINEERING 1
MANAGER FOR APPROVAL. —'— —
1 3a' R 2a
/— R=2a
Al
f I
50' 38' y+ _J(��- i-56
I '••� I I
0
I SEE NOS E N0.1 rr'R—y B SEE NOTC-'/NO.1 I
I �-_✓ �ft`J,2• ars � „�• _._-.� L�
3' SEE NOTE NO.J.� SEE NOTE NO.7
SECTION A-A
CURB DETAIL
NOT TO SCALE
8'HIGH VERTICAL
CURB 6—
6.5'
REINFORCED CON
CRETAPRONE
R=�• �.
- --
6-
k4 AT 2a•O.C. 94 AT 1r O.C.
AT OUTSIDE RADIUS
18'
CONCRETE CURB
REF. & REV CITY OF FRESNO
TRAFFIC CIRCLE EXHIBIT "F"
FEB. 5, 2007
RESIDENTIAL TRAFFIC
CIRCLE
NOTES
50'RIGHT OF WAY
1.SPLITTER ISLAND ARE SCALE:1•-40'
PAINT ONLY TO ALLOW
MANEUVERABILITY FOR
LARGER VEHICLES. 50x+-
2.SIGNING,STRIPING,AND 06'j I
TRAFFIC CIRCLE i
LANDSCAP
NG SHALL BE
REVIEWED IBY THE TRAFFIC I {)
ENGINEERING MANAGER. f 4
I � i
1.THIS EXHIBIT DEFINES ONLY
THE MINIMUM REQUIREMENTS
R THIS SIGN OF A TRAFFIC
CIRCLE.
i
i
d.ANY ALTERATIONS OR
ALTERNATE TRAFFIC CIRLCE
DESIGNS MUST BE SUBMITTED i I ® NO PARKING
TO THE TRAFFIC ENGINEERING J
MANAGER FOR APPROVAL
65• i i F65i—�/
PEE NOTE 0 O.1 1g,
�7 11 l��a'td 3-
3!
.3 —
I R=16' f
SEE NOTE NO.1
50' 36' r 16' 16' —• I+F--
SEE NOTE NO.1
1 l
SEE NOTE .T
{ I � 21
I I
SECTION A-A li
CURB DETAIL 8'HIGH VERTICAL
CURB 8
NOT TO SCALE
45
REINFORCED CONCRETE APRON •Y+^�' I'
2T 16•
—2' pa AT 2a'O.C. 1'4 AT 12'O.C.
16' AT OUTSIDE RADIUS
CONCRETE CURB
REF. & REV CITY OF FRESNO
TRAFFIC CIRCLE EXHIBIT "G"
FEB. 5, 2007
City of
US•�a,ds,�
DEPARTMENT OF PUBLIC UTILITIES
Date: February 23, 2007
To: SANDRA BROCK, Planner III
Planning and Development Department
From: DOUG HECKER, Supervising Engineering Technici
Public Utilities Department, Planning and Engineering Division
Subject: SANITARY SEWER REQUIREMENTS FOR T-5710/UGM
General
Vesting Tentative Map of Tract No. T-57IO/UGM proposes a 47-lot subdivision located on the east
side of North Blythe Avenue between West Ashlan and West Dakota Avenues.
Environmental Recommendations
A NEGATIVE DECLARATION MAY BE ISSUED: The project may have adverse impacts but
impacts can be mitigated without further study or are not serious enough to warrant an Environment
Impact Report.
Sanitary Sewer Requirements
The nearest sanitary sewer main to serve the proposed project is an 8-inch sanitary sewer main located
in North Blythe Avenue. Sanitary sewer facilities will be available to provide service to the site
subject to the following requirements:
1. All sanitary sewer mains shall be extended within the proposed tract to provide service to each
lot.
2. Abandon all existing on-site private sanitary sewer systems.
3. Street easements and/or deeds shall be recorded prior to approval of improvement plans.
4. All underground street utilities shall be installed prior to permanent street paving.
5. Public sewer facilities shall be constructed in accordance with the Department of Public Works
standards, specifications, and policies.
6. Engineered improvement plans prepared by a Registered Civil Engineer shall be submitted for
Department of Public Utilities review and approvals for proposed additions to the City Sewer
System.
Sanitary Sewer Fees
The following Sewer Connection Charges are due and shall be paid for the Project:
1. Sewer Lateral Charge
2. Oversize Sewer Area: #21
3. Trunk Sewer Service Area: Cornelia
4. Wastewater Facilities Charge (Residential Only)
City of
= l %I�
WA TER DIVISION
Date: February 12, 2007
To: DOUG HECKER, Supervising Engineering Technician
Department of Public Utilities, Administration
Through: NEIL MONTGOMERY, Chief Engineering Technician Jam,
Department of Public Utilities, Water Division
From: ANITA LUERA, Senior Engineering Technician��
Department of Public Utilities, Water Division
Subject: WATER REQUIREMENTS FOR TENTATIVE TRACT NO. 5710/UGM 301S
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 welf(s) in compliance with the State of Cafifomia Well
Standards, Bulletin 74-90 or current revisions issued by California Department of Water
Resources and City of Fresno standards.
TAPROMMEMConditions of Approval15710 021207.doc
File No.210.45
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
PUBLIC AGENCY DEVELOPER
Mr. Gil Haro, Planning Manager COALITION FOR URBAN
Planning& Development Department RENEWAL EXCELLENCE
City of Fresno 287 W. FALLBROOK AVE. #104
2600 Fresno Street FRESNO, CA. 93711
Fresno, CA 93721
MAP NO. 5710 PRELIMINARY FEE(S) (See below)
DRAINAGE AREA(S) " AK - DRAINAGE AREA " AK $37,160.00
DATE '' 2-2- /0 7 DRAINAGE AREA It - "
TOTAL FEE $37,160.00
The proposed development will generate storm runoff which produces potentially significant
environmental impacts and which must be properly discharged and mitigated pursuant to the
California Environmental Quality Act and the National Environmental Policy Act. The
District in cooperation with the City and County has developed and adopted the Storm O
Drainage and Flood Control Master Plan. Compliance with and implementation of this N
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 0*4
indicated above is based on the tentative map. Contact the FMFCD project engineer prior to
approval of the final map for the fee. ML
Considerations which may affect the fee obligation(s) or the timing or form of fee payment: O
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
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.
5710 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 2 of 4
e) When the actual costs incurred in constructing Master Plan facilities exceeds the
drainage fee obligation, reimbursement will be made for the excess costs from
future fees collected by the District from other development.
Approval of this development shall be conditioned upon compliance with these District
Requirements.
1. a. Drainage from the site shall be directed to
X b. Grading and drainage patterns shall be as identified on Exhibit No. 1 -AL-42
C. The grading and drainage patterns shown on the site plan conform to the
adopted Storm Drainage and Flood Control Master Plan.
2. The proposed development shall construct and/or dedicate Storm Drainage and Flood Control
Master Plan facilities located within the development or necessitated by any off-site
improvements required by the approving agency:
X Developer shall construct facilities as shown on Exhibit No. 1 as "Master Plan
Facilities to be constructed by Developer".
None required.
3. The following final improvement plans shall be submitted to the District for review prior to
final development approval:
X Grading Plan X Storm Drain Plan X Final Map
X Street Plan X Water& Sewer Plan Other
4. Availability of drainage facilities:
a. Permanent drainage service is available provided the developer can verify
to the satisfaction of the City of Fresno that runoff can be safely conveyed
to the Master Plan inlet(s).
X b. The construction 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
X d. See Exhibit No. 2.
5. The proposed development:
Appears to be located within a 100 year flood prone area as designated on the latest
Flood Insurance Rate Maps available to the District, necessitating appropriate
floodplain management action. (See attached Floodplain Policy.)
5710 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 3 of 4
Appears to be located within a 500 year flood prone area as designated on the latest
Flood Insurance Rate Maps available to the District.
X Does not appear to be located within a flood prone area.
6. The subject site contains a portion of a canal or pipeline that is used to manage
recharge, storm water, and/or flood flows. The existing capacity must be preserved
as part of site development. Additionally, site development may not interfere with
the ability to operate and maintain the canal or pipeline.
7. The Federal Clean Water Act and the State General Permits for Storm Water Discharges
Associated with Construction and Industrial Activities (State General Permits) require
developers of construction projects disturbing one or more acres, and discharges associated with
industrial activity not otherwise exempt from National Pollutant Discharge Elimination System
(NPDES) permitting, to implement controls to reduce pollutants, prohibit the discharge of waters
other than storm water to the municipal storm drain system, and meet water quality standards.
These requirements apply both to pollutants generated during construction, and to those which O
may be generated by operations at the development after construction.
■
a• State General Permit for Storm Water Discharges Associated with Construction
Activities, approved August 1999, (modified December 2002.) A State General
Construction Permit is required for all clearing, grading, and disturbances to the
ground that result in soil disturbance of at least one acre (or less than one acre if part of '144
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 O
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.
5710 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.
8. A requirement of the District may be appealed by filing a written notice of appeal with the
Secretary of the District within ten days of the date of this Notice of Requirements.
9. The District reserves the right to modify, reduce or add to these requirements, or revise fees, as
necessary to accommodate changes made in the proposed development by the developer or
requirements made by other agencies.
10. X See Exhibit No. 2 for additional comments, recommendations and requirements.
oe�-�
Gerald E. Lakeman, Pro ct gineer: Mitzi M.Molina
District Engineer
C: DON PICKET& ASSOCIATES, INC.
7395 PALM BLUFFS, SUITE 101
FRESNO, CA. 93711
5710 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
NOTE: /
THIS DRAWING IS SCHEMATIC,
DISTANCES ARE APPROXIMATE. o I
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— — --------------------18-
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I �8
LEGEND
F� Master Plan Facilities To Be Constructed By Developer If Street Improvements Are Required By City Of Fresno
-Pipeline(Size Shown)&Inlet(Eligible For Fee Credit).
❑— — — Existing Master Plan Facilities
Z— Future Master Plan Facilities
Direction Of Drainage
® Existing Temporary Inlet
Existing Temporary Inlet To Be Removed and Replaced By Developer at New Curb and Gutter TRACT 5710
191,
------ Inlet Boundary EXHIBIT N0. 1 DRAINAGE AREA: "AK"
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
DRAWN BY: KVE DATE: 711Ai7
ICWAorad4)WGSIBEXNIBITITAACTN710.dm REVISED BY. — DATE: —
OTHER REQUIREMENTS
EXHIBIT NO. 2
The cost of construction of Master Plan facilities,excluding dedication of storm drainage easements,
is eligible for credit against the drainage fee of the drainage area served by the facilities. A
Development Agreement shall be executed with the District to effect such credit. Reimbursement
provisions, in accordance with the Drainage Fee Ordinance, will be included to the extent that
developer's Master Plan costs for an individual drainage area exceed the fee of said area. Should the
facilities cost for such individual area total less than the fee of said area,the difference shall be paid
upon demand to the City or District.
Our records indicate that there is not continuous existing curb and gutter to convey runoff to the
temporary inlet located at the northeast corner of Blythe and Dakota Avenues. The developer shall
be required to provide documentation and/or improvements satisfactory to the City of Fresno to
allow for conveyance of storm water to the inlet location.
Development No. Tract 5710
engr\perm its\exh ibit2\tract\5710(mm m)
City of
VA
PUBLIC WORKS DEPARTMENT
DATE: March 6, 2007
TO: Sandra Brock, Planner
Planning and Development Department
FROM: ANN LILLIE, Senior Engineering Technician
Public Works Department
SUBJECT: CONDITIONS FOR VESTING TENTATIVE TRACT 5710 AND COMMUNITY FACILITIES
DISTRICT
1. The long term maintenance of all the items listed below is the ultimate responsibility of the
owner/developer. If the Council or property owner/developer chooses not to include all of the items or
certain items listed in a Community Facilities District (CFD),the property owner/developer shall be
responsible for providing a mechanism approved by the City for the maintenance of such items.
■ Maintenance of all Landscaping and Irrigation systems as approved by the Public Works
Department within the street right-of-ways (includes parkways and one half of median islands in
Major Streets), landscape easements, trails and outlots associated with the subdivision. All
outlots shall be dedicated to the City of Fresno for maintenance purposes and any related work
required.
■ Maintenance of Sidewalks and Street Furniture as approved by the Public Works Department
within the street right-of-way and the landscape easements associated with the subdivision.
■ Maintenance of all landscape and irrigation systems on sides and in medians, decorative
concrete and pilasters included as entry treatments to the tract.
■ Maintenance of all local street Curbs, Gutters and Sidewalks, and Median islands as approved
by the Public Works Department within the boundary of the tentative map.
• Maintenance and operating costs of all Local Street Lights as approved by the Public Works
Department within the boundary of the tentative map.
■ Maintenance of all Street Trees as approved by the Public Works Department within the
boundary of the tentative map.
2. An Annexation Request Package shall be submitted to the Public Works Department if the
owner/developer chooses to be annexed into the City's CFD for maintenance purposes to be
reviewed for acceptance to process. Packages must be complete with all required information in
order to be accepted. The Annexation Request Form is available on-line on the City's website
(http:\www.fresno.gov) under the Public Works Department Developer Doorway.
3. Proceedings to place the Final Map into a CFD SHALL NOT commence until the Final Map has
been annexed into the City of Fresno and the Final Map, Landscape and Street Construction Plans
are considered to be Technically Correct.
Any change affecting the Items in these conditions requires revision of this letter of conditions.
If you have any questions, please call me at 621-8690
c:PW File No. 10770 DPW CFD Conditions March 6,2007
TENTATIVE TRACT MAP NO. 5710
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 Charge♦ $419/1riving unit
Service Area: Cornelia
e. Wastewater Facilities Charge+ $2,119/living unit
f. House Branch Sewer Charge♦ N/A
WATER CONNECTION CHARGES FEE RATE
g. Service Connection Charge Fee based on service(s) and
meter(s) sizes specified by owner;
fee for service(s) and Meter(s)
established by the Master Fee
Schedule.
h. Frontage Charge* $6.50/lineal foot
i. Transmission Grid Main Charge^ $643/gross acre (parcels 5 gross
acres or more)
j. Transmission Grid Main Bond Debt Service Charge* $243/gross acre (parcels 5 gross
acres or more)
k. UGM Water Supply Feer 1$ 0�8/livingunit
Service Area: 301s
I. Well Head Treatment Feer =$221/1ivingut
Service Area: 301
m. Recharge Fee♦ $0/living unit
Service Area: 301
n. 1994 Bond Debt Service* $60/living unit
Service Area: 301
DEVELOPMENT IMPACT FEE FEE RATE
o. Fire Facilities Impact Fee - Citywide*** $539/living unit
p. Park Facility Impact Fee - Citywide*** $2278/living unit
q. Quimby Parkland Dedication Feer** C $1120/living unit
r. Police Facilities Impact Fee - Citywide♦** $624/living unit
s. Traffic Signal Charge* $414.69/living unit
URBAN GROWTH MANAGEMENT FEE RATE
t. Major Street Charge* $3531/adj. acre
Service Area: E-4
u. Major Street Bridge Charge.► $196/adj. acre
Service Area: E-4
v. UGM Grade Separation Fees $443/adj. acre
Service Area: E-4-A
w. UGM Trunk Sewer Charge.6 N/A
Service Area:
x. Street Acquisition/Construction Charger N/A
Cn—
� ��l11 y
Not
** Fee applicable to all maps accepted for filing after August 30, 2005
r Due at time of subdivision.
.7. Due at time of development.
♦ Due at occupancy.
Deferrable through Fee Deferral Covenant.
Impact fees for projects that meet the "affordable housing" definition
l�
Fees per SFD
Impact Fee
Type Impact Fee for SFD building permits issued b fore Impact fee for SFD building
Nov. 18, 2006 Nov. 20, 2006 Nov. 20, 2007 Nov. 18, 2006
Traffic Signal $ 276.47 $ 414.70
Police $ 208.00 $ 416.00
Fire $ 179.67 $ 359.33
Parks $ 759.33 $ 1,518.67
Quimby $ 373.33 $ 746.67
Council Action Nov. 9, 2004 for TS
Council Action Sept. 20, 2005 for all other fees
Fees subject to change predicated on Council action for any increases.
154w) —'("�vc�
��Xrlz
o�,
OFFICES OF
/F
( 'ATI O� • �I��TR� Cy �
PHONE(559)233 7161
FAX(559)233-8227
--
:�r— 2907 SOUTH MAPLE AVENUE
_ FRESNO,CALIFORNIA 93725-2218
Your Most Valuable Resource-Water
February 5, 2007
G�\� p�
Ms. Sandra Brock Q�NN�oQmE��
City of Fresno
Development Department
Planning Division
2600 Fresno Street, Room 3043
Fresno, CA 93721-3604
RE: VTTM No. 5710, APN: 311-350-03,N/E Dakota & Blythe Avenues
Dear Ms. Brock:
FID's comments and requests are as follows:
1. FID does not own, operate or maintain any facilities located on the applicant's property.
2. 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 biohnson@fresnoirrigation.com.
Sincerely,
Bret Johns
Engineering Technician 11
Agencies\City\TM5 710
BOARD OF President JACOB ANDRESEN. Vice-President JEFFERY G BOSWELL
DIRECTORS JEFF NEELY.EDDIE NIEDERFRANK.STEVEN G BALLS. General Manager GARY SERRATO
STATE OF CALIFORNIA—BUS[NESS.TRANSPORTATION.ANDHOUSING AGENCY ARNOLDSCHWARZENEGGFR Govemor
DEPARTMENT OF TRANSPORTATION
1352 WEST OLIVE AVENUE e
P. O.BOX 12616
FRESNO, CA 93773-2616
PHONE (559)445-6666
Fler your power!
FAX (559)433-4033 ( ,� Be energy efficient!
TTY (559)433-4066
January 29, 2007
2131-IGR/CEQA
6-FRE-99-26.5
A-06-001, R-06-020, C-06-067 & T-5710
COALITION FOR URBAN
RENEWAL EXCELLENCE
Ms. Sandra Brock
City of Fresno Development Department
2600 Fresno Street, Third Floor
Fresno, CA 93721-3604
Dear Ms. Brock:
We have reviewed the map for the 47-lot single-family residential development proposed for the
east side of North Blythe Avenue, between West Dakota and West Ashlan Avenues. Caltrans has
the following comments:
Caltrans previously commented on the plan amendment, rezone and traffic analysis for this
project (letter dated May 4, 2006). We calculated the proposed development's proportional
fair share to mitigate for cumulatively significant impacts to the State Route (SR) 99/Ashlan
Avenue interchange to be:
• Northbound off-ramp $6,085;
• Southbound off-ramp $2,510;
• Eastbound left-turn lane on Ashlan to northbound Golden State Boulevard $709.
Per the Interim Agreement between the City and Caltrans, the total fair share is $9,304. The plan
amendment/rezone application provided a condition of approval for this fair share to be imposed
on this project at the vesting tentative tract map and conditional use permit stage.
If you have any questions, please call me at (559) 445-6666.
Sincerely,
nai
MOSES STITES .
Office of Transportation Planning
District 6
C: Mr. Scott Mozier, City of Fresno Public Works Department
Mr. Bryan Jones, City of Fresno Public Works Department
Ms. Barbara Goodwin, Council of Fresno County Governments
"Caltrans improves inability across California"
Fresno
All-Amenra City
City of
City Hall 559-621-8800 Public Works Department
2600 Fresno Street, Rm.4064 Jon Ruiz, Director
Fresno,CA 93721-3623
v,ww.fresno.gov E C E I V^D
October 5, 2006 �i
O C I U 4106
TJKM Transportation Consultants
Jose Luis Benavides, P.E., BY:
516 West Shaw Avenue, Suite 200
Fresno, CA 93704-7530
SUBJECT: Review of TRAFFIC IMPACT STUDY (TIS) for General Plan Amendment A-06-001 for
Tentative Tract 5710 to be located near the intersection of Blythe Avenue and Dakota
Avenue TIS06-066 dated March 31, 2006
APPROVED FOR PLANNING COMMISSION
We reviewed the Traffic Impact Study (TIS) for the proposed subject project which consists of a 47
single-family dwelling unit subdivision in what is currently planned medium-low density in the existing City
of Fresno General Plan and changing to medium density. Our review comments are as follows:
1. The trip generation based on ITE Trip Generation Manual is acceptable. The proposed project is
projected to generate approximately 450 daily trips, 35 trips during the AM peak hour and 47 trips
during the PM peak hour. It is projected that the proposed project will generate approximately 96
more daily trips, 7 more trips during the AM peak hour, and 10 more trips during the PM peak hour.
2. This project shall pay its Traffic Signal Mitigation Impact (TSMI) Fee of $414.69 per single family -
dwelling unit at the time of building permit. The TSMI fee based on 47 single family dwelling units
and the current fee is $19,490.43.
3. The proposed project shall make necessary improvements and right-of-way dedications along
interior and adjacent public streets as per City of Fresno requirements.
If you have any further questions regarding this matter, please contact me at (559) 621-8792 or
bryan.ionesCa fresno.gov
Since ely,
Brya es, T.E.
Ass to t Traffic Engineering Manager
Pub i orks Department, Traffic Engineering Division
C: Traffic Engineering Reading File
Copy filed vvith Traffic Impact Study
Mike Sanchez,Planning&Development Dept.
Jeff Sorenson,PRA
Louise Gilio,Traffic Planning Supervisor
D E P A R T M E N T O F P U B L I C W O R K S
TO: Sandra Brock,Planner
Planning Division
FROM: Ann Lillie,Senior Engineering Technician(559.621.8690)
DATE: Mar 6,2007
SUBJECT: Tentative Subdivision Map T-5710(Located east side of North Blythe Avenue between
West Ashlan and Dakota Avenues)
The Department of Public Works has reviewed the Tentative Tract Map proposed by Coalition for Urban
renewal Excellence on engineering plans prepared by Don Pickett&Associates,Inc.,dated January 22,
2007. The Department of Public Works offers the following comments regarding the requirements for
landscaping and irrigation in street right-of-ways, landscape easements,trails,outlots and Median Islands.
GENERAL REQUIREMENTS
STREET TREE REQUIREMENTS
I. The subdivider is required to provide street trees on all public street frontages per Fresno Municipal
Code and for the dedication of planting and buffer landscaping easements as determined by the
Planning Department. Street trees shall be planted at the minimum rate of one tree for each 60'of
street frontage 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 Blythe Avenue Cinnamomum camphora-Camphor
2. Street Tree Planting by Developer:For those lots having internal street tree frontage available for
street tree planting, the developer shall plant one tree for each 60'of street frontage,or one tree per
lot having street frontage, whichever is greater. Tree planting shall be within a 10' Planting and
Utility Easement.
a. Street tree inspection fees shall be collected for each 60'of public street frontage or one tree per
lot whichever is greater.
b. Street trees shall be planted in accordance with the City of Fresno,Department of Public Works
"Standard Specifications."
c. Landscape plans for all public use areas,such as parkways, buffers, medians and trails, shall be
reviewed and approved by the Department of Public Works, Engineering Services. A street tree
planting permit shall be required for all residential street tree planting.
d. Performance and payment securities,paid with final map,will be released when all landscaping
installed on public and/or city controlled property is in conformance with the
Specifications of the City of Fresno.
e. Upon acceptance of the required work,warranty security shall be furnished to or retained by
the city for guaranty and warranty of the work for a period of ninety days following acceptance.
BUFFER LANDSCAPING&MAINTENANCE REQUIREMENTS
1. The subdivider shall provide longterm maintenance for all proposed landscaped areas by either petitioning
for annexation in the Community Facilities District or by forming a Home Owner's Association.
2. Maintenance Service Through Annexation into 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 have landscaping maintained by annexing into 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.
B. Should the proposed landscape buffers and/or parkway strips be located next to an existing buffer
and/or parkway strip,the planting concept shall simulate the adjacent landscape design to present a
more uniform appearance on the street. Variances in the landscape concept will be acceptable,but
the design of the new landscape buffer and/or parkway strip shall strive to mimic the existing as much
as possible.
C. Landscape plans shall indicate grades on a cross-section detail to include fencing or wall details.
All fencing shall be placed outside the landscape easement. Maximum slopes shall not exceed 4:1
with 1 foot of level ground between the slope and the back of the side walk and/or face of fence.
Erosion control measures shall be implemented on all slopes of 4:1, including the use of synthetic
erosion control netting in combination with ground cover species approved by the Department of
Public Works/Engineering Services Division.
D. The water meter(s)serving the buffer landscaping shall be sized for the anticipated service flows.
E. No private flags,signs or identification of any kind shall be permitted in the right-of-way,within
the City-controlled easement or on the fence or wall facing the street.
F. Landscaping in the right-of-way and landscape setback adjacent to water well sites shall be the
responsibility of the City of Fresno Water Division and may not be included in the CFD.
MEDIAN ISLAND LANDSCAPE REQUIREMENTS
1. When median islands front onto the proposed development project,applicants shall submit Plans
to the Public Works/Engineering Services showing the location and configuration of all median
islands fronting the proposed proiect.
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.
OUTLOTS
1. The Department of Public Works will not be responsible for the maintenance of any outlots if they
are not included into the Community Facilities District(CFD). If the outlots are to be included into
the CFD, the Department of Public Works will require 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 in compliance with current City standards and approved by the
Department of Public Works. Landscaping within the regional/multipurpose trail shall include large,
medium and low-growing shrubs planted from 3 to 6 feet apart depending on variety,and trees spaced
approximately 25 to 45 feet apart to provide 50%shade coverage onto the planting area and pathway.
Landscaping adjacent to walls or fences shall comply with "Landscaped Buffer Development
Standards." All planting areas shall be irrigated with an automatic system.
Pacific Gas and
� Electric Company'
February6, 2007 LAND SERVICES
` 650"0"Street, Bag#23
Fresno, CA 937600001
NN
Development Department
Engineering Services Division
Land Division Section
2600 Fresno Street, Room 3043
Fresno, CA. 93721-3604
Attn: Sandra Brock
Dear Sandra Brock,
We have reviewed Tentative Tract Map No. 5710.
PG&E requests that a Public Utility Easement (PUE), ten feet (10') in width, be
dedicated contiguous to all street(s) boundaries located within and along any portion
of said Tract Map boundaries fronting any *street(s) lying outside of said Tract Map.
PG&E also requests that a PUE be incorporated within all private roads.
PG&E may further require an easement from the property owner(s) over the newly created
PUE's. The exact size and locations of the PUE's together with the need for an
easement will be finalized on the final map review.
PG&E's records show no gas or electric transmission facilities within the project
boundary.
Existing gas or electric facility relocations or protective measures necessitated by
new street improvements (which are required as conditions of a development's final
acceptance by the City of Fresno) will be at -the expense of the developer.
Thank you for the opportunity to review the plans of this Tentative Tract Map. If you
have any questions, please contact me at 263-5167.
SiFyy1e
ly,
tten
Land Agent
Street Name Review
TVI-5710 2-20-07
Street Name Status Required Change
West Ashlan Avenue Good
West Saginaw Avenue Chane West Saginaw Way
West Dakota Avenue Good
North Blythe Avenue Good
North Brunswick Avenue Good
CITY OF FRESNO ioITlta%ATED NEGATIVE DECLARATIOw t:200610000587
Initial Study is on file in the Planning and Environmental C` 4,/F-
Development Department, City Hall Assessment Number:
2600 Fresno Street, Fresno, California 93721 A-06-01/R-06-20/ Znnr r,i,T 2 PM '. 58
559 621-8277 T-5710/C-06-67
APPLICANT: CURE/Granville Homes Assessor's Parcel CITY CLERK, F,RESO r
1396 W. Herndon #101 Numbers:
Fresno, CA 93711 APN's 311-350-03
PROJECT DESCRIPTION AND LOCATION: Plan Amendment Application No. Filed with:
REBECCA E. KLISCH, City
A-06-01, Rezone Application No. R-06-20, Vesting Tentative Tract Map No. 5710 Clerk
and Conditional Use Permit No. C-06-67 pertain to 7.4 acres of a 9.7 acre
property located on the east side of North Blythe between West Dakota Avenue 2nd Floor- City Hall
and West Ashlan Avenue. The plan amendment application requests a change 2PPPFrnorptreet
in the 2025 Fresno General Plan and the West Area Community Plan to Fro, alifflrDia 9 - 0
redesignate the subject property from the medium low density residential planned -
land use designation to the medium high density residential land use designation.
The related rezone application would redesignate the site from the AE-5/UGM
(Exclusive Five Acre Agricultural/Urban Growth Management) zone district to the DEC 0 8 2006
R-1/UGM (Single Family Residential/Urban Growth Management) zone distract.
Related Vesting Tentative Tract Map No. 5710 and Conditional Use Permit o.
C-06-67 propose a 47 lot single family residential subdivision with reduced lot jRcUNTY €
sizes and reductions in front, side and rear yard setbacks. By
DEPUTY
The proposed project has been evaluated with respect to each item on the attached environmental checklist. This
completed checklist reflects comments of any applicable responsible agencies and research and analysis
conducted to examine the interrelationship between the proposed project and the physical environment. The
information contained in the Environmental Assessment Application, the checklist, and any attachments to the
checklist, combine to form a record indicating that an initial study has been completed in compliance with the State
CEQA Guidelines and the California Environmental Quality Act.
Any rating of "2" on the checklist indicates that a specific adverse environmental effect has been identified in a
category which is of sufficient magnitude to be of concern. Such an effect may be inherent in the nature and
magnitude of the project or may be related to the design and characteristics of the individual project. Effects rated
in this mariner are not sufficient in themselves to require the preparation of an Environmental Impact Report and/or
have been mitigated to the extent feasible.
All new development activity and many non-physical projects contribute directly or indirectly toward a cumulative
impact on the physical environment. The incremental effect contributed by this project toward such a cumulative
effect is not considered substantial in itself.
The proposed project is not expected to result in any significant adverse effects in terms of the factors considered
on the environmental checklist, including any such factors for which minor effects have been identified. Cumulative
effects of a significant nature are also not expected. The proposed project will not result in any adverse effects
which fall within the "Mandatory Findings of Significance" contained in Section 15065 of the State CEQA
Guidelines. The finding is therefore made that the proposed project will clearly not have a significant adverse
effect on the environment.
This Mitigated Negative Declaration will be deemed final and effective if no appeal is filed in the manner specified
by Section 12-505 of the Fresno Municipal Code.
INITIAL STUDY PREPARED BY: Jeff Sorensen SUBMITTED BY:
Principal Planner Darrell Unruh, Planning Manager
PRA, Inc. PLANNING AND DEVELOPMENT DEPARTMENT
DATE: October 26, 2006
EN' Y MENTAL ASSESSMENT (EA) CF'- 'ST
r-10 i ENTIAL ENVIRONMENTAL EFFE: . ,'S
EA NO. A-05-025/R-05-123
1.0 TOPOGRAPHIC, SOIL, GEOLOGIC 11.0 URBAN SERVICES
CONSIDERATIONS 1 11.1 Availability of fire protection
1 1.1 Geologic hazards, unstable soil conditions 1 11.2 Lack of emergency vehicle access
1 1.2 Adverse change in topography or ground surface relief 1 11.3 Adequacy of design for crime prevention
1 1.3 Destruction of unique geologic or physical features 1 11.4 Overcrowding of school facilities
1 1.4 Increased water erosion 1 11.5 Availability of water mains of adequate size
1 11.6 Availability of sewer lines of adequate capacity
2_0 AIR QUALITY 1 11.7 Availability of storm water drainage facilities(on or
2 2.1 Substantial indirect source of pollution off site)
1 2.2 Direct on-site pollution generation 1 11.8 Availability of adequate park and recreation areas
1 2.3 Generation of objectionable odors 1 11.9 Unusually high solid waste generation
1 2.4 Generation of dust except during construction
1 2.5 Adverse local climatic changes 12.0 HAZARDS
1 12.1 Risk of explosion or release of hazardous
3_0 WATER substances
1 3.1 Insufficient ground water available for long-term project 1 12.2 Site subject to flooding
use 1 12.3 Adverse change in course of flow of flood waters
1 3.2 Use of large quantities of ground water 1 12.4 Potential hazards from aircraft accidents
1 3.3 Wasteful use of ground water 1 12.5 Potential hazards from landfill and/or toxic waste
1 3.4 Pollution of surface or ground water supplies sites
1 3.5 Reduction in ground water recharge
13.0 AESTHETICS
4_0 PLANT LIFE 1 13.1 Obstruction to public or scenic vista or view
1 4.1 Reduction of the numbers of any unique, rare or 1 13.2 Creation of aesthetically offensive conditions
endangered species 1 13.3 Removal of street trees or other valuable
1 4.2 Reduction in acreage of agricultural crop vegetation
1 4.3 Premature or unnecessary conversion of prime 1 13.4 Architectural incompatibility with surrounding area
agricultural land
14.0 HISTORICAL/ARCHAEOLOGICAL
5_0 ANIMAL LIFE 1 14.1 Removal of historic building, disruption of
1 5.1 Reduction in the numbers of any rare,unique or archaeological site
endangered species 1 14.2 Construction or activity incompatible with adjacent
1 5.2 Deterioration or displacement of valuable wildlife habitat historic site
6_0 HUMAN HEALTH 15.0 ENERGY
1 15.1 Use of substantial amounts of energy or fuel
7_0 NOISE 1 15.2 Substantial increase in demand upon existing
1 7.1 Increases in existing noise levels sources of energy
2 7.2 Exposure to high noise levels 1 15.3 Wasteful use of energy
8.0 LIGHT AND GLARE EXPLANATION OF RATINGS
1 8.1 Production of glare which will adversely affect
residential areas "0" Insufficient Information
1 8.2 Exposure of residences to high levels of glare Insufficient information is available to determine the
potential environmental effects which may result from the
9.0 LAND USE proposed project in this category.
2 9.1 Incompatibility with adopted plans and policies "1" No significant Environmental Effect
1 9.2 Acceleration of growth rate
1 9.3 Induces unplanned growth The proposed project will not have an adverse
1 9.4 Adverse change in existing or planned area environmental effect in this category, or any such effect is
characteristics not substantially unusual or of undesirable magnitude. _
This rating is also utilized in cases where the category is
10.0 TRANSPORTATION AND CIRCULATION not applicable to the particular project under consideration.
2 10.1 Generation of vehicle traffic sufficient to cause capacity "2" Moderate Environmental Effect
deficiencies on existing street system
1 10.2 Cumulative increase in traffic on a major street for which The proposed project will have an adverse environmental
capacity deficiencies are projected effect in this category, which is of sufficient magnitude to
1 10.3 Specific traffic hazard to motorists, bicyclists, be of specific concern. However, this effect is not
pedestrians substantial enough in itself to require the preparation of an
1 10.4 Routing of non-residential traffic through residential area Environmental Impact Report, and is mitigable through
1 10.5 Insufficient or poorly located parking
project changes and conditions.
1 10.6 Substantial increase in rail and/or air traffic "3" Significant Adverse Environmental Effect
The environmental effect identified in this category
substantiates in itself or contributes towards a finding that
the proposed project has a potentially significant adverse
effect on the environment sufficient to require the
preparation of an Environmental Impact Report.
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