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HomeMy WebLinkAboutT-5717 - Conditions of Approval - 10/26/2007 City of I InIDc�ILIL\\ F'[llC-3i�ip�� Planning & Development Department 2600 Fresno Street - Third Floor Nick P. Yovino Fresno, California 93721-3604 Director (559) 621-8277 FAX (559) 498-1012 July 13, 2007 Please reply to: David Braun (559) 621-8038 Granville Homes, Inc. 1396 West Herndon Avenue, Suite 101 Fresno, California 93711 Dear Applicant: SUBJECT: FINAL ACTION BY THE FRESNO CITY PLANNING COMMISSION REGARDING VESTING TENTATIVE TRACT MAP NO. 5717/UGM LOCATED BETWEEN EAST CLINTON, EAST SHIELDS, NORTH FOWLER AND NORTH ARMSTRONG AVENUES. (APN: 310-040-01, 10, 11, 83, 84, 93) At its regularly scheduled meeting on July 11, 2007; the Fresno City Planning Commission took the following action regarding the above-referenced tract map: 1. AFFIRMED the action of the City Council of January 23,2007 adopting the environmental finding of a Mitigated Negative Declaration for Environmental Assessment No.A-06-02/R-06-28/T-5717/C- 06-88 dated November 16, 2006. 2. Approved Vesting Tentative Tract Map No. 5717/UGM requesting to subdivide the 119.46 acre site into a 205-lot single family residential subdivision and an 8-lot industrial subdivision. Enclosed is a copy of the Planning Commission Resolution adopted for Vesting Tentative Tract Map No. 5717/UGM. If you have any questions regarding these items please contact me at the number listed above or via email .at David.Braun@fresno.gov. Sincerely, NNING DIVISION David Braun, Planner III Planning and Development Department Enclosure: Planning Commission Resolution No. 12705 Cc: Giannetta Engineering, Inc. , FRESNO CITY PLANNING COMMISSION RESOLUTION NO. 12705 The Fresno City Planning Commission at its regular meeting on July 11, 2007, adopted the following resolution pursuant to the Subdivision Map Act of the Government Code of the State of California and the Municipal Code of the City of Fresno. WHEREAS, a Vesting Tentative Map of Tract No. 5717/UGM was filed with the City of Fresno and proposes a 205-lot single-family residential subdivision and an 8-lot industrial subdivision on 119.46 acres of land located between East Shields, East Clinton, North Armstrong and North Fowler Avenues; and, WHEREAS, the Central Eastern Plan Implementation Committee reviewed the application on December 4, 2006, and recommended approval of the project; and WHEREAS, the Planning and Development Department staff recommended approval of the proposed project subject to all conditions of approval contained in the staff report dated July 11, 2007; and, WHEREAS, the Fresno City Planning Commission conducted a public hearing on July 11, 2007, to review the proposed subdivision and considered the staff report and invited testimony and reviewed the requested subdivision in accordance with the policies of the McLane Community Plan and the 2025 Fresno General Plan. NOW, THEREFORE, BE IT RESOLVED, that the Fresno City Planning Commission hereby finds and determines that there is no substantial evidence in the record to indicate that Vesting Tentative Tract Map No. 5717/UGM may have a significant effect on the environment as identified in the Mitigated Negative Declaration prepared for Environmental Assessment No. A-06-02/R-06-28/T-5717/C-06-88 dated November 16, 2007. BE IT FURTHER RESOLVED that the Fresno City Planning Commission finds that approval of Vesting Tentative Tract Map No. 5717/UGM is consistent with the adopted 2025 Fresno General Plan and McLane Community Plan and the findings required pursuant to Section 66410 et. seq. of the California Government Code. BE IT FURTHER RESOLVED that the Fresno City Planning Commission hereby approves Vesting Tentative Tract Map No. 5717/UGM subject to the Planning and Development Department Conditions of Approval dated July 11, 2007 and the following modifications to those conditions: Condition No. 51 shall be modified as follows: The Public Works memorandum dated March 8, 2007 is modified for Clinton Avenue (Item No. 1) to require the dedication of 42-46 feet of property, from section line, for public street purposes within the limits of this subdivision to the current City of Fresno Collector Standards. The Public Works memorandum dated March 8, 2007 is also modified for Fowler Avenue (UGM Requirements-No. 3) to require the developer to pay $200,000 toward the construction of the Major Street Bridge at the intersection of Fowler Avenue and the Mill No. 36 canal. This condition is in lieu of the requirement to design and construct the bridge. The foregoing Resolution was adopted by the Fresno City Planning Commission upon a motion by Commissioner Holt, seconded by Commissioner Torossian. Planning Commission Resolution No. 12705 Vesting Tentative Tract Map No. 5717/UGM July 11, 2007 Page 2 VOTING: Ayes - Holt, Torossian, Kissler, Vang, Vasquez Noes - None Not Voting - None Absent - Cherry, DiBuduo DATED: July 11, 2007 NICK P. YOVINO, Secretary Fresno City Planning Commission Resolution No. 12705 Vesting Tentative Tract Map No. 5717/UGM Filed by Granville Homes, Inc. Action: Approve DEB:IelAK\Common\Master Files Tract Maps\Tract Map No T-571 TPC Reso 12704-T-5717 C'"°' ,v/, REPORT TO THE PLANNING COMMISSION cnK-�1L� AGENDA ITEM NO. IX-E rn bs-44 COMMISSION MEETING 7/11/07 July 11, 2007 VE Y FROM: STAFF, Planning Division Planning and Development , partm EPARTMEN (RECTOR SUBJECT: VESTING TENTATIVE TRACT MAP NO. 5717/UGM AND ENVIRONMENTAL FINDING FOR ENVIRONMENTAL ASSESSMENT NO. A-06-02/ R-06-28/T- 5717/C-06-88 EXECUTIVE SUMMARY The applicant, Granville Homes, Inc. has filed Vesting Tentative Tract Map No. 5717/UGM on 119.46 acres located between East Clinton, East Shields, North Fowler and North Armstrong Avenues. The project proposes to subdivide the subject property into a 205-lot single family residential subdivision on 45.19 acres to be developed at an overall density of 4.5 units per acre and an eight lot industrial subdivision on 74.27 acres. The application would bring the subject property into conformance with the 2025 Fresno General Plan and the McLane Community Plan. The subdivision map is supported by staff. PROJECT INFORMATION PROJECT A 205-lot single-family residential subdivision on 45.19 acres (net) of property to be developed at an overall density of 4.5 dwelling units per acre and an 8-lot industrial subdivision on 74.27 acres. APPLICANT Granville Homes, Inc. (Engineer: Giannetta Engineering) LOCATION Between East Clinton, East Shields, North Fowler and North Armstrong Avenues (Council District 4, Councilmember Westerlund) SITE SIZE 119.46 acres (net) 45.19 acres (Single Family Residential) 74.27 acres (Industrial) LAND USE Existing - Vacant Proposed - Single Family Residential and Industrial ZONING Existing - R-1/UGM/cz (Single Family Residential/Urban Growth Management/conditions of zoning) and C-M/UGM (Commercial and Light Manufacturing/Urban Growth Management) PLAN DESIGNATION The existing R-1/UGM zone district and proposed 205-lot single AND CONSISTENCY family residential subdivision is consistent with the 2025 Fresno General Plan and McLane Community Plan designation of the site for medium low density residential planned land uses and the existing C-M/UGM zone district and proposed 8-lot industrial subdivision is consistent with the 2025 Fresno General Plan and McLane Community Plan designation of the site for light industrial land uses. REPORT TO THE PLANNING COMMISSION Vesting Tentative Tract Map No. 5717/UGM July 11, 2007 Page 2 ENVIRONMENTAL FINDING Finding of Mitigated Negative Declaration dated November 16, 2006 PLAN COMMITTEE The Central Eastern Plan Implementation Committee reviewed the RECOMMENDATION proposed project on December 4, 2006 and recommended approval. STAFF RECOMMENDATION Recommend approval of vesting tentative tract map subject to compliance with the Conditions of Approval for T-5717/UGM dated July 11, 2007. BORDERING PROPERTY INFORMATION Planned Existing Land Land Use Existing Zoning Use Light Industrial AE-20(COLINTY) Agriculture and North Medium Density and and Residential R-1/UGM Single family (4.99— 10:37 (Single Family Residential/Urban Growth residential du/acre) Management) development Light industrial and low South density AE-20 (COUNTY) Rural residential residential (0- development 2.18 du/acre— Low (0-2.18 R-1/UGM du/acre) and Medium low (Single Family Residential/Urban Growth Single family residential and East (2.19-4.98 Management) du/acre) rural residential and development Density Residential AE-20 (COUNTY) AE-5/UGM (Exclusive Five Acre Agricultural/Urban Growth Management) Agriculture and West Light Industrial and industrial M-1/UGM development (Light Manufacturing/Urban Growth Management) REPORT TO THE PLANNING COMMISSION Vesting Tentative Tract Map No. 5717/UGM July 11, 2007 Page 3 ENVIRONMENTAL FINDING An environmental assessment initial study was prepared for this project with related Plan Amendment Application No. A-06-02 and Rezone Application No. R-06-28 in accordance with the requirements of the California Environmental Quality Act (CEQA) Guidelines. This process included the distribution of requests for comment from other responsible or affected agencies and interested organizations. Preparation of the environmental assessment necessitated a thorough review of the proposed project and relevant environmental issues and considered previously prepared environmental and technical studies pertinent to the McLane Community Plan area including the Master Environmental Impact Report (MEIR No. 10130) for the 2025 Fresno General Plan. These environmental and technical studies have examined projected sewage generation rates of planned urban uses, the capacity of existing sanitary sewer collection and treatment facilities; groundwater aquifer resource conditions; water supply production and distribution system capacities; soil, water and air conditions as related to -the landfill previously located at the site; and traffic carrying capacity of the planned major street system. The proposed amendment to the adopted 2025 Fresno General Plan, had previously been determined to not be fully within the scope of MEIR No. 10130 as provided by the California Environmental Quality Act (CEQA), as codified in the Public Resources Code (PRC) Section 21157.1(d) and the CEQA Guidelines Section 15177(c). It had been further determined that all applicable mitigation measures of NIEIR No. 10130 had been applied to the project, together with project specific mitigation measures necessary to assure that the project will not cause significant adverse cumulative impacts, growth inducing impacts and irreversible significant effects beyond those identified by MEIR No. 10130 as provided by CEQA Section 15178(a). Therefore, it had been determined that based upon the evidence in the record that the project will not have a significant impact on the environment and that the filing of a mitigated negative declaration is appropriate in accordance with the provisions of CEQA Section 21157.5(a)(2) and CEQA Guidelines Section 15178(b)(1) and (2). Based upon the attached environmental assessment and the list of identified mitigation measures, staff has determined that there is no evidence in the record that the project may have a significant effect on the environment and recommends that the planning commission reaffirm this mitigated negative declaration for this project. A public notice of the attached mitigated negative declaration finding for Environmental Assessment No. A-06-002/R-06-028/C-06-088/T-5717 was published on November 16, 2006. BACKGROUND On January 23, 2007 the City Council approved Plan Amendment Application No. A-06-002 and Rezone Application No. R-06-028 on the subject property. Plan Amendment No. A-06-002 amended the 2025 Fresno General Plan and the McLane Community Plan from the light industrial planned land use designation and low density residential planned land use designation to the medium low density residential planned land use designation to allow for the proposed single family residential subdivision. Rezone Application No. R-06-028 rezoned the subject property from the AE-20 (County) zone district to the C-M/UGM (Commercial and Light Manufacturing/Urban Growth Management) and R-1/UGM/cz (Single Family Residential/Urban Growth Management/conditions of zoning) zone districts. Site Plan Review Application No. S-07-09 was approved on March 27, 2007 authorizing the development of approximately 960,000 square feet of industrial uses on the industrial portion of the subdivision map. REPORT TO THE PLANNING COMMISSION Vesting Tentative Tract Map No. 5717/UGM July 11, 2007 Page 4 ANALYSIS The applicant, Granville Homes, Inc. has filed Vesting Tentative Tract Map No. 5717/UGM for the approximately 120 (net) acres subject property located between East Shields, East Clinton, North Armstrong and North Fowler Avenues. Vesting Tentative Tract Map No. 5717/UGM proposes to subdivide the subject property into a 205-lot single family residential subdivision at an overall density of 4.5 dwelling units per acre and an 8-lot industrial subdivision. The single family residential portion of the subdivision map will be developed under the R-1/UGM (Single Family Residential/Urban Growth Management) zone district and the industrial portion of the map will be developed under the C-M/UGM (Commercial and Light Manufacturing/Urban Growth Management) zone district. On November 19, 2002, the City Council, through Resolution No. 2002-379, adopted the 2025 Fresno General Plan which also adopted the McLane Community Plan. The McLane Community Plan designates the subject property for medium low (2.19-4.98 dwelling units per acre) density residential and light industrial land uses. The applicant wishes to pursue development of the subject property with 205 single family homes and eight lots for industrial development. The existing R-1/UGM (Single Family Residential/Urban Growth Management) zone district is considered consistent with the medium low density residential land use designation and the existing C-M/UGM (Commercial and Light Manufacturing/Urban Growth Management) zone district is considered consistent with the light industrial land use designation. Furthermore, the proposed residential development with a density of 4.5 dwelling units per acre demonstrates that the project site will be developed within the overall density of dwelling units anticipated by the 2025 Fresno General Plan and McLane Community Plan. Conditions of Zoning The existing R-1/UGM/cz (Single Family Residential/Urban Growth Management/conditions of zoning) zoning on the property was approved with a number of conditions. These conditions will also be placed as conditions to the approval of Vesting Tentative Tract Map No. 5717 and are as follows: 1. The applicant shall participate with the City Planning and Development and Economic Development Departments in the preparation and submittal of applications for a 40-acre plan amendment and rezoning (to either the C-M or M-1 zone district) to accommodate a future industrial user. The applicant shall pay all (100%) of the costs of the application submittal. Said costs shall include City processing fees, engineering fees incurred in application submittal, graphics, and other incidental costs. The City of Fresno Planning and Development and Economic Development Departments shall be responsible for selecting the property that will be the subject of the applications. The application shall be submitted and paid in full prior to the issuance of the first building permit for the northerly 20 acres of the residential portion of the project proposed by Plan Amendment A-06-02 and Rezone Application No. R-06-028. 2. Prior to the issuance of the first building permit on the northerly 20 acres proposed for medium low density residential uses by Plan Amendment A-06-02 and Rezone Application No. R-06-028, all infrastructure for the northern 40 acres planned light industrial and proposed for C-M zoning shall be installed. 3. Prior to issuance of certificate of occupancy for the last home on the northerly 20 acres proposed for medium low density residential uses by Plan Amendment A-06-02 and Rezone Application No. R-06-028, the infrastructure for the southerly 40 acres planned for light industrial and proposed for C-M zoning shall be installed. REPORT TO THE PLANNING COMMISSION Vesting Tentative Tract Map No. 5717/UGM July 11, 2007 Page 5 4. The applicant shall submit a site plan review application for the light industrial development that is designed for uses that create a minimum of 15 jobs per acre 5. Prior to the recordation of the first final map, the applicant shall actively participate in the development of a "Vacant Industrial Land Inventory" document that will be distributed by the Economic Development Department of the City of Fresno. This document will provide the updated basis for those involved with Economic Development to attract new and growing businesses to the City of Fresno. 6. The applicant shall, in coordination with the City of Fresno, support and promote the addition of light industrial land within the Southeast Growth Area, as appropriate, and shall, upon the request of the Economic Development Department of the City of Fresno, participate with the EDC and/or the City of Fresno at out of town conferences, seminars, trade shows (for a two-year period) in an effort to attract industrial users to the City of Fresno. 7. The trip generation based on ITE Trip Generation Manual is acceptable. The proposed project is projected to generate 6,029 daily trips, 744 trips during the AM peak hour and 777 trips during the PM peak hour. The trip generation for the light industrial was based on acreage and could change when a proposed project on these lots is proposed based on floor area ratios and specific land uses such as industrial, gas stations, grocery stores, and restaurants. 8. The Tract project shall pay its Traffic Signal Mitigation Impact (TSMI) Fee of $414.69 per single family dwelling unit at the time of building permit based on the trip generation rate(s) as set forth in the latest edition of the ITE Trip Generation Manual. The TSNII fee based on 205 single family dwelling units is $85,011.45. 9. The light industrial project shall pay its TSMI Fee of $41.47 per Average Daily Trip at the time of building permit based on the trip generation rate(s) as set forth in the latest edition of the ITE Trip Generation Manual. The TSMI fee based on 4,067 ADT is $168,658.49. The trip generation for the light industrial was based on acreage and could change when a proposed project on these lots is proposed based on floor area ratios and specific land uses such as industrial, gas stations, grocery stores, and restaurants. 10. The project shall signalize the intersection of Fowler Avenue/Shields Avenue. The intersection is included in the TSMI fee. The cost of the engineering design and construction is reimbursable and can be credited against the TSMI fee. This signal is also conditioned on another project, however it will need to be operating prior to occupancy. This signal should be designed consistent with the P69 Standard. 11. The project shall signalize the intersection of Armstrong Avenue/Clinton Avenue. The intersection is included in the TSMI fee. The cost of the engineering design and construction is reimbursable and can be credited against the TSMI fee. This signal should be designed consistent with the P69 Standard. 12. The project shall signalize the intersection of Fowler Avenue/Clinton Avenue. The intersection is included in the TSMI fee. The cost of the engineering design and construction is reimbursable and can be credited against the TSMI fee. This signal should be designed consistent with the P69 Standard. REPORT TO THE PLANNING COMMISSION Vesting Tentative Tract Map No. 5717/UGM July 11, 2007 Page 6 13. The project shall signalize the intersection of Armstrong Avenue/Shields Avenue. The intersection is included in the TSMI fee. The cost of the engineering design and construction is reimbursable and can be credited against the TSMI fee. This signal should be designed consistent with the P69 Standard. 14. The proposed project shall make necessary improvements and right-of-way dedications along adjacent public streets as per City of Fresno requirements and the recommended queue lengths from the TIS. 15. The interface between residential and adjacent non residential development shall include property development standards that adequately mitigate potential conflicts between light industrial and residential uses. Subdivision Design/Streets and Access Points This single family residential portion of the subdivision is proposed to have three access points to North Armstrong Avenue. The residential portion of the project proposes a frontage road along North Armstrong Avenue. The industrial portion of the subdivision is proposed to access East Clinton, East Shields and North Fowler Avenues. The Public Works Department, Transportation Planning Section has reviewed the tentative tract map. Public Works staff has determined that the streets adjacent to and near the subject site will be able to accommodate the quantity and kind of traffic generated, subject to the dedication and improvement of adjacent portions of East Clinton, East Shields, North Fowler and North Armstrong Avenues to their ultimate planned width. Landscaping/Open Space/Walls The developer will be required to install 15 feet of landscaping along North Armstrong Avenue (collector), where lots are proposed directly adjacent to the North Armstrong Avenue right-of-way. In addition, the applicant will be required to install a solid wall at the rear of the required landscape setback, which will mitigate the adverse effect of noise generated by vehicles traveling on the adjacent major streets. The developer will also landscape the median island proposed between the frontage road and North Armstrong Avenue. Staff is also requiring the project to provide additional landscaping and wrap-around walls at the entry points of the subdivision from the adjacent major streets, improving the visual image. Finally, the map proposes 13-feet of landscaping along the northerly boundary of the residential portion of the subdivision, which will be within an easement for a Fresno Irrigation District canal. The residential portion of the project includes a linear open space feature that extends in an east-west direction through the center of the project. The park will be accessed by public streets on all four sides and will also be connected to the subdivision by sidewalks that will provide access to residents, and will encourage both "walkability" and active and passive recreation opportunities. Furthermore, the pocket park will help meet several of the goals of the 2025 Fresno General Plan, including Goal No. 10 which states that we (i.e. the City along with developers) "provide quality open space, park and recreational facilities..." and also Policy F-3-i which states that "the location of park and recreation sites should be central and accessible to the population served, while preserving the integrity of the surrounding neighborhood." The setting of the pocket park at the location as depicted on Exhibit "A" and being open on all four sides, will allow passers-by and residents the opportunity to monitor the park resulting in a safe environment and focal point for the neighborhood. REPORT TO THE PLANNING COMMISSION Vesting Tentative Tract Map No. 5717/UGM July 11, 2007 Page 7 The developer is required to construct a multi-purpose trail in an easement along the east side of North Fowler Avenue, within the limits of the industrial portion of the subdivision. The construction of the trail was a condition of previously approved Site Plan Review Application No. 07-09 on the industrial portion of the project. McLane Community Plan On December 4, 2006 the Central Eastern Plan Irriplementation Committee considered the proposed project and recommended approval. Public Services Water Resources and Public Water Supply The Water Division of the Department of Public Utilities has determined that there is an adequate source of water available to serve the project with the implementation of the UGM service delivery requirements and environmental impact mitigation measures. The nearest presently available water service line is located in Clinton and Shields Avenues, adjacent to the subject property. The Fresno Metropolitan Flood Control District (FMFCD) has indicated that permanent flood control service is available for this project upon construction of required facilities. Implementation of the 2025 Fresno General Plan policies, mitigation measures of Master Environmental Impact Report No. 10130, the Water Resources Management Plan, and the mitigation measures identified by the project environmental assessment/initial study will provide an adequate, reliable and sustainable water supply for the project's urban domestic and public safety consumptive purposes. 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. However, in an attempt to serve the anticipated 790,000 metropolitan area population for the year 2025, one or more sub-regional treatment and reclamation facilities will be required. While the proposed project may presently be accommodated by the Fowler Avenue Trunk Sewer, previous public facility and environmental analyses have projected that the Fowler Avenue Trunk Sewer does not have sufficient design capacity to accommodate the sewage flows that could be generated by full development of the McLane Community Plan area and the Southeast Growth Area. To address this concern, the City of Fresno is pursuing several options to increase sewage collection and treatment capacity for the eastern portion of the metropolitan area. The North Avenue Trunk Sewer has been constructed to serve the easterly and southerly areas and supplement the other trunk sewers' capacity to accommodate development of the east and southeast areas. The City of Fresno has negotiated a temporary exchange of sewer capacity with the City of Clovis for its Fowler trunk sewer capacity. This temporary exchange of capacity is conditioned upon Fresno replacing capacity exchanged in the Fowler trunk sewer with capacity in future facilities to be determined. Necessary and appropriate fees to provide for the replacement of said Fowler trunk capacity exchange have not yet been adopted by the City Council. Mitigation measures and tract map conditions of approval will include REPORT TO THE PLANNING COMMISSION Vesting Tentative Tract Map No. 5717/UGM July 11, 2007 Page 8 a requirement that the developer pay an "Interim Fee Surety." Any amount paid above and beyond the required fee surety shall be refunded once the fee has been adopted. Clovis Unified School District The project site is served by the Clovis Unified School District and is within the attendance boundaries of Temperance-Kutner Elementary School (North Armstrong and East Olive Avenues), Reyburn Intermediate School and Clovis East High School. Reyburn Intermediate School and Clovis East High School are both located in the Reagan Educational Complex which is bound by East Ashlan, East Gettysburg, North Locan and North DeWolf Avenues. Because of the rapid growth occurring within the district's boundaries, the school district has advised the city that future adjustments of school attendance areas could occur such that students residing in the proposed project will attend an elementary school other than Temperance-Kutner and that students may attend more than one elementary school during their elementary school years. Furthermore, the school district has adopted development fees in accordance with current state law and currently levies a development fee based on square footage, which the project site will be subject to at the time of development. Circulation Element Plan Policies and Major Street System Traffic Capacity The 2025 Fresno General Plan designates East Clinton and North Armstrong Avenues as collector streets, with a 94-foot right-of-way width and North Fowler and East Shields Avenues as arterial streets, with a 110-foot right-of-way width. The applicant will be required to dedicate and construct improvements on East Clinton, East Shields, North Fowler and North Armstrong Avenues. Other improvements include the construction of curb, gutter, sidewalk, and transition paving within the limits of the tract; construction of an underground street lighting system; and relinquishment of access rights to North Armstrong Avenue for all residential lots adjacent to this major street frontage. These street improvements are outlined in more detail in the Vesting Tentative Tract Map No. 5717/UGM Conditions of Approval dated July 11, 2007. As required by the mitigation measures established by the certification of MEIR No. 10130, a traffic assessment was prepared by TJKM Transportation Consultants (dated April 28, 2005) to evaluate the number of vehicle trips projected to be generated by the proposed project. Utilizing the Institute of Traffic Engineers (ITE) Trip Generation Manual, Seventh Edition, and associated computer software together with the COG's computerized traffic model, this analysis predicts the number of vehicle trips that will be generated from the proposed project and surrounding planned land uses, and the direction in which these trips will travel. The Traffic Impact Study (TIS) analyzed the following intersections: • North Armstrong Avenue/ East Shields Avenue • North Fowler Avenue/ East Shields Avenue • North Clovis Avenue/ East Shields Avenue • North Armstrong Avenue/ East Clinton Avenue • North Clovis Avenue/ East Olive Avenue • North Fowler Avenue/ East Clinton Avenue REPORT TO THE PLANNING COMMISSION Vesting Tentative Tract Map No. 5717/UGM July 11, 2007 Page 9 Development of approximately 205 single family residential dwelling units can be expected to generate an average of approximately 6,029 vehicle trips per day (VTD). Of these vehicle trips, it is projected that 744 will occur during the morning (7 to 9 a.m.) peak hour travel period and 777 will occur during the evening (4 to 6 p.m.) period hour travel period. The project traffic study indicates that the majority of the existing plus pipeline projects (2010) peak hour vehicle trips are expected to travel north and south on Clovis Avenue between East Shields and East Olive Avenues. The results of the study determined that all intersections that were analyzed are operating at acceptable levels of service at this time. In addition, the study projected that all intersections will operate at an acceptable level of service in the year 2025, with the eventual signalization and widening of the intersections to City standards, with the exception of the intersection of Clovis and Shields Avenues. This assumption is based on the recommendation that all studied intersections are fully improved on each approach. Traffic Engineering staff is requiring the installation of a traffic signal at the intersections of Shields and Fowler Avenues, Clinton and Armstrong Avenues, Fowler and Clinton Avenues and Armstrong and Shields Avenues as a condition to this project. Because much of the immediately surrounding area (i.e. eastern most portion of the McLane Community Plan Area) is not developed, the planned major street and intersection improvements have not yet been completed as required by adopted plans, policies and development standards. However, approval of the proposed project, as well as other urban land uses developed as planned by the 2025 Fresno General Plan will require the construction of the planned major street system consistent with the public facility and service delivery requirements of the Urban Growth Management Program. In addition, the developer of this project, in accordance with the mitigation measures of Master Environmental Impact Report (No. 10130) which was certified by the Council with the adoption of the 2025 Fresno General Plan, will be required to pay impact fees specific to the traffic signalization of the major street intersections. In order to alleviate the impact of this project upon the City of Fresno's street system and to provide for a smooth flow of traffic to and from the project, the property owner/developer will be required to dedicate a portion of the subject site for street purposes in accordance with adopted plans and policies such as the Major Street and Highway Plan, the Circulation Element of the General Plan, an Official Plan Line, a Director's Determination, or a local street public improvement standard as determined by the Director. Each development must also construct a portion of the planned major street system, including off-site extensions as required by Urban Growth Management Policies. However, until the street system is completed to accommodate its anticipated capacity, the McLane Community Plan area is expected to contain numerous bottleneck areas, which will impede the flow of traffic. These and other street plans are the product of careful planning that projects traffic capacity needs based on the densities and intensities of planned land uses anticipated at build-out of the planned area. These streets will provide adequate access to and recognize the traffic generating characteristics of individual properties and, at the same time, afford the community an adequate and efficient circulation system. State Department of Transportation (Caltrans) The California Department of Transportation (Caltrans), District 6, Office of Intergovernmental Relations has commented that they will not be requiring mitigation for this project. REPORT TO THE PLANNING COMMISSION Vesting Tentative Tract Map No. 57171UGM July 11, 2007 Page 10 Tentative Tract Map Findings The Subdivision Map Act (California Government Code Section 66400 et. seq.) requires that a proposed subdivision not be approved unless the map, together with its design and improvements, is found to be consistent with the General Plan and any applicable specific plan (Finding No. 1 below). State law further provides that the proposed subdivision map be denied if any one of the Finding Nos. 2 - 5 below is made in the negative. In addition, State law requires that a subdivision be found to provide for future passive and natural heating or cooling opportunities in the subdivision development (Finding No. 6 below). 1. The proposed subdivision map, together with its design and improvements, is consistent with the City's 2025 General Plan (there is not an applicable specific plan), because the 2025 Fresno General Plan and the McLane Community Plan designates the site for light industrial and medium low density residential land uses and the project design meets the density and zoning ordinance criteria for development in these plan designations. 2. This site is physically suitable for the proposed type and density of development, because conditions of approval will ensure adequate access and drainage on and off the site. Furthermore, the applicant will be required to improve adjacent public streets, including installing curb gutter and sidewalks along East Clinton, East Shields, North Fowler and North Armstrong Avenues which will improve the flow of traffic in the area. 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 subject property is not known to contain any unique or endangered species. Although the site has historically been used for agricultural purposes, during the 2025 Fresno General Plan update, the city analyzed the impacts of converting land into urban uses and determined that it is necessary to convert land within the sphere of influence in an attempt to provide housing, growth, employment opportunities, etc. 4. The proposed subdivision design and improvements are not likely to cause serious public health and safety problems, because the conditions of approval have shown and will insure that the subdivision conforms with city health and safety standards. 5. The proposed subdivision design will not conflict with public easements within or through the site, because conditions of approval will assure noninterference with any existing or proposed public easements. 6. The design of the subdivision provides, to the extent feasible, for future passive and natural heating or cooling opportunities in the subdivision, because of the appropriate use and placement of landscaping plant materials and because of the orientation of the proposed lots. The subdivision map, subject to the recommended conditions of approval, complies with the design and property development standards of the Zoning Ordinance and local Subdivision Ordinance. Based upon the plans and information submitted by the applicant and the recommended conditions of project approval, staff has determined that these findings can be made. REPORT TO THE PLANNING COMMISSION Vesting Tentative Tract Map No. 5717/UGM July 11, 2007 Page 11 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 McLane Community Plan; its compatibility with surrounding existing or proposed uses; and its avoidance or mitigation of potentially significant adverse environmental impacts. These factors have been evaluated as described above and by the accompanying environmental assessment. Upon consideration of this evaluation, it can be concluded that Vesting Tentative Tract Map No. 5717/UGM is appropriate for the project site, subject to the conditions listed below. Therefore, staff recommends that the Planning Commission: 1. AFFIRM the action of the City Council of January 23, 2007 adopting the environmental finding of a Mitigated Negative Declaration for Environmental Assessment No. A-06- 002/R-06-028[T-5717/C-06-088 dated November 16, 2006. 2. APPROVE Vesting Tentative Tract Map No. 5717/UGM subject to compliance with the Conditions of Approval dated July 11, 2007. Attachments: Vicinity Map Aerial Photo Vesting Tentative Tract Map No. 5717/UGM dated June 29, 2007 Conditions of Approval forT-5717/UGM dated July 11, 2007, including attachments Correspondence from Caltrans dated November 7, 2006. Environmental Assessment No. A-06-02/R-06-28/T-5717/C-06-88 finding of a Mitigated Negative Declaration dated November 16, 2006. 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The following specific conditions are applicable to this vesting tentative map. The Urban Growth Management (UGM) Service Delivery Plan requirements are included in the following conditions of approval and are designated by the caption "Urban Growth Management Requirements." NOTICE TO PROJECT APPLICANT In accordance with the provisions of Government Code §66020(d)(1), the imposition of fees, dedications, reservations or exactions for this project are subject to protest by the project applicant at the time of approval or conditional approval of the development or within 90 days after the date of the imposition of the fees, dedications, reservations or exactions imposed on the development project. GENERAL CONDITIONS 1. Upon conditional approval of Vesting Tentative Tract Map No. 5717/UGM, entitled Exhibit "A," dated June 29, 2007, the subdivider may prepare a Final Map in accordance with the approved vesting tentative map. 2. Submit grading plans and a soils report to the City of Fresno Planning and Development Department for verification prior to Final Map approval (Reference: Sections 12-1022 and 12-1023 of the FMC). Grading plans shall indicate the location of any required walls and indicate the proposed width of required landscape easements or strips. Approval of the grading plan is required prior to Final Map approval. 3. At the time of Final Map submittal, the subdivider shall submit engineered construction plans to the City of Fresno Public Works, Public Utilities, and Planning and Development Departments for grading, public sanitary sewer system, public water system, street lighting system, public streets, and storm drainage, including other technical reports and engineered plans as necessary to construct the required public improvements and work and applicable processing fees. 4. Engineered construction plans shall be approved by the City prior to the approval of the Final Map. If, at the time of Final Map approval, such plans have not been approved, the subdivider shall provide performance security in an amount established by the City to guarantee the completion of plans. 5. Public utilities easements, as necessary, shall be shown on the Final Map and dedicated to the City of Fresno. Public utility easements beyond the limits of the Final Map, but required Conditions of Approval Vesting Tentative Tract Map No. 5717/UGM July 11, 2007 Page 2 as a condition of development, shall be acquired at the subdivider's cost and shall be dedicated by separate instrument at the time of Final Map approval. The relocation of existing utilities necessitated by the required public improvements shall be paid for by the subdivider. The subdivider is responsible to contact the appropriate utility company for information. 6. Comply with the conditions, policies and standards set forth in the City of Fresno, Municipal Code, Article 10, Chapter 12, "Subdivision of Real Property;" Resolution No. 68-187, "City Policy with Respect to Subdivisions;" and City of Fresno Standard Specifications, 2002 Edition, and any amendments thereto. 7. The developer/owner shall pay applicable fees for, but not limited to, plan checks for street improvements and other grading and construction; street trees, street signs, water and sewer service, and inspections in accordance with the City of Fresno Master Fee Schedule (City Resolution No. 79-606 and No. 80-420) and any amendments, modifications, or additions thereto; and in accordance with the requirements of State law as related to vesting tentative maps. 8. The subdivider shall furnish to the City acceptable security to guarantee the construction of the off-site street improvements in accordance with all applicable provisions of the FMC and the State Subdivision Map Act. The subdivider shall complete all the public improvements prior to the approval of the Final Map by the City. If, at the time of Final Map approval, any public improvements have not been completed and accepted in accordance with the standards of the City, the subdivider may elect to enter into an agreement with the City to thereafter guarantee the completion of the improvements. 9. As a condition of Final Map approval, the subdivider shall furnish to the City a subdivision guarantee listing all parties having any right, title or interest and the nature of their interest per State law. 10. Relinquish access rights to North Armstrong and East Clinton Avenues from all residential lots which abut these streets. Reference Section 12-1011-f-3 of the Fresno Municipal Code. 11. Prior to final map approval, the owner of the subject property shall execute a "Right to Farm" covenant with the City of Fresno. Said covenant is to run with the land and shall acknowledge and agree that the subject property is in or near agricultural districts located in the City and County of Fresno and that the residents of said property should be prepared to accept the inconveniences and discomfort associated with normal farm activities. The "Right to Farm" covenant shall be recorded prior to or concurrent with the recording of the Final Map of Vesting Tentative Tract No. 5717/UGM. Landscaping and Walls 12. Pursuant to 2025 Fresno General Plan Exhibit 9 and Policies E-15-a, E-15-b, E-15-h, E-1 5-i and E-15-x and in accordance with Policies 3.2.1 and 3.2.2 and 3.2.3 of the 1990 Master Multi-Purpose Trails Manual, within the limits of the tract, the developer/owner shall construct appropriate improvements or provide appropriate security for a bicycle/pedestrian Conditions of Approval Vesting Tentative Tract Map No. 5717/UGM July 11, 2007 Page 3 trail of an appropriate width along the east side of North Fowler Avenue. The location and width of the trail shall be as approved with related Site Plan Review Application No. S-07- 09. 13. The area proposed for the multi-purpose trail shall be designated as a 26-foot easement for bike and pedestrian purposes. 14. Provide a 15-foot landscaped easement (and irrigation system) along the side or rear property lines of all lots which side-onto or back-onto East Clinton and North Armstrong Avenues. Ref. Section 12-1011-f-3 of the Fresno Municipal Code. When the grading plan establishes a top of slope beyond the required landscape easement noted and the construction of the required wall is to be established coincident with the top of slope then the required minimum easement width shall be expanded to include the full landscaped area up to the wall location. 15. Construct a 6-foot high solid masonry wall along the rear or side property lines of all lots which back onto or side onto East Clinton and North Armstrong Avenues (solid wall to meet the requirements of Section 12-306-H, Fresno Municipal Code). 16. Provide a corner cut-off area at the intersections of North Armstrong/ East Brown Avenues, North Armstrong/East Harvard Avenues and North Armstrong/East Clinton Avenues, in accordance with Section 12-306-H-3-d of the FMC. 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 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. The corner cut-off area shall be landscaped (including an irrigation system), and may be included within the City's Community Facilities District. 17. When the grading plan establishes a top of slope beyond the required landscape easement noted and the construction of the required wall is to be established coincident with the top of slope then the required minimum easement width shall be expanded to include the full landscaped area up to the wall location. 18. Maintenance of the required landscape easements, streets, curbs and gutters, sidewalks, medians, and street furniture may be the responsibility of the City's Community Facilities District. Contact the Public Works Department, Engineering Services Division, at (559) 621-8695 for information regarding the City's District. The property owners may petition the City for annexation to the City's District prior to final map approval. If approved by the City Council, the items noted in the attached letter dated January 5, 2007, may be maintained by the Community Facilities District and may include the following: • Maintenance of all Landscaping and Irrigation systems as approved by the Public Works Department within the street easements (including half of medians). • Maintenance of all sidewalks, as approved by the Public Works Department, installed by this map within the street easements. Conditions of Approval Vesting Tentative Tract Map No. 5717/UGM July 11, 2007 Page 4 • Maintenance of all interior local street Pavement, Curbs, Gutters, Sidewalks, Medians, Hydrants, Inlets and Street Furniture as approved by the Public Works Department within the boundary of the tentative map. • Maintenance and operating costs of all Street Lights as approved by the Public Works Department within the boundary of the tentative map. • Maintenance of all Street Trees as approved by the Public Works Department within the boundary of the tentative map. 19. Proceedings to place the Final Map into a CFD may not commence until the territory has been annexed into the City of Fresno. 20. Construction plans for all features to be maintained by a CFD for a final map shall be included in the final map submission to the Development Department for processing. This shall include a Street Tree Location and Street Tree Species (by street) map. Landscaping plans shall contain actual tree and plant counts by species and include the areas (in square feet) of turf, shrubs and trees, and sidewalks or other paved areas within all landscaped areas. 21. If the developer/subdivider elects to petition for annexation into the City's Community Facilities District, he/she shall be required to provide the City of Fresno, Department of Public Works, with copies of signed acknowledgments from each purchaser of a lot within the subdivision, attesting to the purchasers understanding that the lot will have an annual maintenance assessment and that he/she is aware of the estimated amount of the assessment. The developer/subdivider shall execute and record a covenant on each lot providing notice that the subject property is subject to annual payment of the Community Facilities District assessment. 22. Should the City Council not approve the annexation of any or all of the maintenance items listed above, then the property owner/developer shall create a homeowner's association for the maintenance of these items and proposed private streets, utilities, and walls/gates. The proposed Declaration of Covenants, Conditions, and Restrictions (CC&Rs) and the proposed instruments for the homeowners association shall be submitted to the Planning and Development Department for review two weeks prior to final map approval. Said documents shall be recorded with the final map or alternatively submit recorded documents or documents for recording prior to final acceptance of subdivision improvements. Said documents shall include assignment of responsibility to the homeowners association for landscaping and other provisions as stated in the Planning and Development Department Guidelines for preparation of CC&Rs dated January 11, 1985. 23. Improvement plans for all required landscaping and irrigation systems shall be submitted to the Planning and Development Department for review prior to Final Map approval. Conditions of Approval Vesting Tentative Tract Map No. 5717/UGM July 11, 2007 Page 5 Lot Dimensions 24. Pursuant to Section 12-211.5-6 of the FMC, all parcels within the R-1 zone district must provide the following minimum standards: Width Interior lots: 50 feet Corner lots: 60 feet Reversed Corner lots: 65 feet Curved/cul-de-sac lots: 40 feet Depth Lots facing local streets: 90 feet Building Setbacks 25. Building setbacks shall be in accordance with the R-1/UGM zone district as shown on Exhibit "A" of Vesting Tentative Map Tract No. 5717/UGM dated June 29, 2007, and the provisions of Section 12-211.5-E of the FMC, unless otherwise noted in these conditions. 26. Provide a 10-foot side yard setback on the "key lot" side of Lots 15 and 147. Information 27. Prior to the issuance of building permits for the subdivision, school construction fees shall be paid to the Clovis Unified School District in accordance with the school district's adopted schedule of fees. 28. Comply with conditions of zoning of related Rezone Application No. R-06-28. 29. The proposed tentative tract map shall be annexed to the City of Fresno concurrent with, or prior to, final tract map approval, pursuant to all required fees and policies of the Fresno County Local Agency Formation Commission and the City of Fresno including any cost incurred to the City of Fresno by the detachment of the property from the Fresno County Fire Protection District. 30. Contact the United States Postal Service for the location and type of mailboxes to be installed in this subdivision. 31. Pursuant to Section §66456.1 of the Subdivision Map Act, which states "The right of the subdivider to file multiple Final Maps shall not limit the authority of the local agency to impose reasonable conditions relating to the filing of multiple Final Maps," any multiple final maps filed by the subdivider on this tract shall fully and independently conform to all provisions of FMC Chapter 12, Article 10, Subdivision of Real Property. 32. The developer/owner shall obtain any and all permits required for the removal or demolition of any existing building or structure located within the subdivision boundaries. The developer/owner shall also obtain any and all permits required for the proper Conditions of Approval Vesting Tentative Tract Map No. 5717/UGM July 11, 2007 Page 6 abandonment/closure of any existing water well, septic tank/leach field or cesspool, and irrigation pipeline on the subject property. All such permits shall be obtained prior to commencement of tract grading work, in accordance with Chapter 13 of the FMC. 33. If archaeological and/or animal fossil material is encountered during project surveying, grading, excavating, or construction, work shall stop immediately. 34. 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. 35. If animal fossils are uncovered, the Museum of Paleontology at the University of California, Berkeley shall be contacted to obtain a referral list of recognized paleontologists. An assessment shall be conducted by a paleontologist; if the paleontologist determines the material to be significant, a recommendation shall be made to the City as to any further site investigation or preservation measures. 36. Apportionment of Special Assessment: If, as part of this subdivision, a division will be made of any lot or parcel of land upon which there is an unpaid special assessment levied under any State or local law, including a division into condominium interest as defined in Section 783 of the Civil Code, the developer/owner shall file a written application with the City of Fresno Director of Public Works, requesting apportionment of the unpaid portion of the assessment or pay off such assessment in full. If the subdivider elects to apportion the assessment, the application shall contain the following information: a. A full description of each assessed lot, parcel or interest to be divided and of how such lot, parcel or interest will be divided; b. A request that the Engineer apportion the amount remaining unpaid on the assessment in accordance with applicable law; and c. Written consent of the owner(s) of each such lot, parcel, or interest to the requested apportionment. d. The application shall be filed prior to the approval of the Final Map(s) by the City and shall be accompanied by a fee in an amount specified in the Master Fee Resolution for each separate lot, parcel, or interest into which the original assessed lot, parcel or interest is to be divided. The fee shall be in an amount sufficient to pay all costs of the City and the Engineer of Work responsible for determining the initial assessment in making the requested apportionment. Conditions of Approval Vesting Tentative Tract Map No. 5717/UGM July 11, 2007 Page 7 37. The subdivider shall comply with Regulation VIII of the San Joaquin Valley Air Quality Pollution Control District for the control of particulate matter and fugitive dust during construction of this project. 38. Solid waste disposal for the subdivision shall be provided by the City of Fresno. The method of collection to be utilized in this tract shall be subject to approval of the Solid Waste Manager(see below-noted conditions). PARK SERVICE 39. Comply with the memorandum from the Public Works Department dated January 5, 2007. 40. Pay appropriate park facilities fee and/or dedicate lands for park and recreation purposes pursuant to Ordinance Nos. 2005-112 and 2005-113 adopted by the Fresno City Council on September 27, 2005. FIRE SERVICE 41. Comply with the memorandum from the Fire Department dated April 9, 2007. 42. The subdivider shall be required to pay the appropriate Fire Station Capital Fee at the time of final map approval. SOLID WASTE SERVICE 43. Comply with the attached memorandum from the Solid Waste Division dated March 26, 2007. STREETS AND RIGHTS-OF-WAY 44. The subdivider shall furnish to the City acceptable security to guarantee the construction of the off-site street improvements in accordance with all applicable provisions of the FMC and the State Subdivision Map Act. 45. The subdivider shall make provisions for disabled persons in accordance with the Department of Public Works standards and as required by State law. Handicap access ramps are required to be constructed in sidewalks at all corners within the limits of the tract. Where street furniture is located within the sidewalk area (fire hydrants, streetlights, etc.), a minimum of 48 inches of unobstructed path shall be maintained to satisfy the American Disabilities Act requirements. If necessary, dedicate a pedestrian easement to accommodate for the four foot minimum unobstructed path requirement. 46. All of the required street improvements shall be constructed and/or installed in accordance with the City of Fresno Standard Specifications (2002 Edition). The following shall be submitted as a single package to the Pubic Works Department for review and approval: Conditions of Approval Vesting Tentative Tract Map No. 5717/UGM July 11, 2007 Page 8 a. Signing and striping plans (per current California Department of Transportation standards); b. Street Construction Plans; and, c. Landscape and irrigation plans (median island and street trees within all parkways). 47. The subdivider shall underground all existing off-site overhead utilities and proposed utility systems in accordance with FMC Sections 12-1011, 8-801, and Resolution No. 78-522, 88-229. 48. The subdivider shall construct an underground street lighting system per Public Works Standards within the limits of the tract. Spacing and design shall conform to Public Works Standards for collector and local streets. Height, type, spacing, etc., of standards and luminaries shall be in accordance with Resolution No. 68-187, 78-522, 81-219, and 88-229 or any modification thereto approved by the City Traffic Engineer prior to Final Map approval. Upon completion of the work by the subdivider and acceptance of the work by the City, the street lighting system shall be dedicated to the City. Submit engineered construction plans to the Public Works Department for approval. 49. All dead-end streets created by this subdivision shall be properly barricaded in accordance with City standards within seven days from the time the streets are surfaced or as directed by the Engineer. 50. The developer shall comply with Rule 8060 of the San Joaquin Valley Air Pollution Control District for the control of fugitive dust requirements from paved and unpaved roads. 51. Comply with the memoranda from the Public Works Department, Engineering Division dated March 8, 2007 and June 13, 2007. 52. Comply with the mitigation measures in the Traffic Impact Study prepared for the project by TJKM Transportation Consultants dated April 28, 2005 and the correspondence from the Public Works Department, Traffic Engineering Division dated December 1, 2006. General Conditions 53. Provide handicap access ramps at all corners within the limits of this subdivision. 54. Underground all existing offsite overhead utilities with the limits of this map in accordance with FMC Section 12-1011, 8-801 and Resolution No. 78-522/88-229. 55. Submit the following plans, as applicable, in a single package, to the Public Works Department for review and approval: Street Construction, Signing, Striping, Traffic Signal, Streetlight, Landscape and Irrigation. SANITARY SEWER SERVICE There is an existing sewer trunk main in Fowler Avenue at Clinton Avenue. Sanitary sewer improvements to be constructed shall include, but not be limited to: sanitary sewer mains, house Conditions of Approval Vesting Tentative Tract Map No. 5717/UGM July 11, 2007 Page 9 laterals to all existing and proposed lots, lift or pump station(s) and force mains as directed by the Department of Public Utilities. The following sewer improvements shall be required prior to providing City sewer service to the project: 56. Construct a 12-inch sewer main in East Clinton Avenue from North Fowler Avenue easterly to North Armstrong Avenue. 57. Construct an 8-inch sewer main in North Armstrong Avenue from East Clinton Avenue north to the existing 8-inch sewer main located in North Armstrong Avenue. 58. Sanitary sewer mains shall be extended within the proposed tract to provide sewer service to each lot created. 59. Abandon all existing on-site private sanitary sewer systems. 60. All underground street utilities shall be installed prior to permanent street paving. 61. Public sewer facilities shall be constructed in accordance with the Department of Public Works standards, specifications and policies. 62. 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. 63. Public sewer facilities shall be constructed in accordance with the Department of Public Works, standards, specifications, and policies. 64. Street easements and/or deeds shall be recorded prior to approval of improvement plans. 65. The project developer should contact Wastewater Management Division/Environmental Services 621-5100 regarding conditions of service for special users. 66. Comply with the memorandum from the Public Utilities Department dated November 17, 2006. Sanitary Sewer Fees 67. Sewer lateral charges are due and shall be paid for the project. 68. Oversize sewer charges are due and shall be paid for the project 69. Wastewater Facilities Charges are due and shall be paid for the project. 70. The developer shall pay appropriate and reasonable costs as established hereinafter by City Council for Fowler trunk sewer capacity allocated to this project. The developer shall, for the interim period, pay a fee of $574 per living unit or living unit equivalent. Once the fee has been determined, the developer will receive a refund for any fees paid in excess of the adopted fee. Or, the proposed project shall not be permitted service to the existing Conditions of Approval Vesting Tentative Tract Map No. 5717/UGM July 11, 2007 Page 10 Fowler trunk sewer and must, therefore, construct a separate sewer pipeline from the project to an approved discharge location with adequate reserve capacity as determined by the City. WATER REQUIREMENTS The following off-site water extensions (including installation of City fire hydrants) are required: 71. Construct a 14-inch transmission grid water main (including installation of City fire hydrants) in North Armstrong Avenue from East Clinton Avenue north connecting to the existing 14- inch water main in North Armstrong Avenue. 72. Design and construct the Fresno-Clovis Interconnection pipeline. The interconnection shall consist of the extension of a 16-inch pipeline in North Leonard Avenue from the Gould No. 97 canal south to East Shields Avenue, a 16-inch pipeline in East Shields Ave from East Leonard Avenue west North Locan Avenue, and a 16-inch pipeline in North Temperance Avenue from East Shields Avenue north to Pump Station 349. The interconnection shall also include all metering, flow control, disinfection systems and ancillary plumbing necessary for connection to the City of Clovis. As a result of the maximized hydraulic capacity in the region, occupancy approvals for Tract 5717 and Site Plan 07-009 shall not exceed 294 equivalent dwelling units prior to the satisfaction of this condition. The cost of constructing the pipeline shall be reimbursed through progress payments from UGM Water Supply Well Service Area 501's, in accordance with established UGM policies. 73. Engineered improvement plans prepared by a Registered Civil Engineer are required for proposed additions to the City Water System. 74. Separate water services with meter boxes shall be provided to each lot created. 75. Two independent sources of water, meeting Federal and State Drinking Water Act Standards, are required to serve the tract including any subsequent phases thereof. The two-source requirement may be accomplished through any combination of water main extensions, construction of supply wells, or other acceptable sources of water supply approved by the Water Systems Manager. 76. Public water facilities shall be constructed in accordance with the Department of Public Works standards, specifications, and policies. 77. Seal and abandon existing on-site well in compliance with per the State of California Well Standards, Bulletin 74-90 or current revisions issued by California Department of Water Resources and City of Fresno standards. 78. Water mains (including installation of City fire hydrants) shall be extended within the proposed tract to provide water service to each lot created. 79. Comply with the Department of Public Utilities memorandum dated April 26, 2007. Conditions of Approval Vesting Tentative Tract Map No. 5717/UGM July 11, 2007 Page 11 Water Fees The following Water Connection Charges and fees shall be paid for the project: 80. Payment of appropriate water connection charges at the time of final map approval subject to deferral to building permit issuance as appropriate. 81. Payment for installation of wet tie(s), water service(s) and/or meter(s) is required 82. Pay UGM water fees for Water Service Area No. 501 S. URBAN GROWTH MANAGEMENT REQUIREMENTS(GENERAL) 83. The developer of property located within the UGM boundaries shall comply with all sewer, water and street requirements and pay all applicable UGM fees imposed under the Urban Growth Management process (with appropriate credit given for the installation of required UGM improvements) in accordance with the requirements of State Law as related to vesting tentative tract maps. 84. The developer will be responsible for the relocation or reconstruction of any existing improvements or facilities necessary to construct any of the required UGM improvements. Right-of-Way Acquisition 85. The developer will be responsible for the acquisition of any necessary right-of-way to construct any of the required improvements. 86. Rights-of-way acquisition shall include any rights-of-way necessary for proper drainage, signing, pole relocation, and shoulder grading. In general, this will require right-of-way to be provided approximately 10 feet outside the travel lane. The exact requirement must be determined at the project design stage based on the existing conditions and detailed design information. 87. In the event an acquisition of any easement or right-of-way is necessitated by the subject development, said acquisition will be accomplished prior to Final Map approval. The developer/owner should contact the Real Estate Section of the Public Works Department to receive procedural guidance in such acquisitions. 88. Should such acquisition not be accomplished by the subdivider prior to Final Map approval, the subdivider must request and grant to the City the full authority to attempt acquisition either through negotiation or through its power of eminent domain. The subdivider shall furnish to the City Public Works Department, Engineering Division/ Real Estate Section, an appraisal report or a request for an estimated appraisal amount (to be determined by the City of Fresno Real Estate Section) prior to preparation of a Subdivision Agreement. 89. 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. Conditions of Approval Vesting Tentative Tract Map No. 5717/UGM July 11, 2007 Page 12 FLOOD CONTROL AND DRAINAGE 90. The subdivider shall be required to comply with the specific requirements imposed by the Fresno Metropolitan Flood Control District (FMFCD) for the subdivision or any amendments or modifications to those requirements which may be granted by the FMFCD Board of Directors, pursuant to Section 13-1307 of the Fresno Municipal Code. These requirements are identified in the District's letter to the Planning and Development Department dated March 2, 2007. FRESNO IRRIGATION DISTRICT (FID) 91. The developer/owner shall comply with the requirements in the attached memoranda from FID dated November 13, 2006 and March 16, 2007. PACIFIC GAS AND ELECTRIC COMPANY (PG & E) 92. Comply with the attached memorandum from PG & E dated November 13, 2006. FRESNO COUNTY PUBLIC WORKS DEPARTMENT 93. Comply with the attached conditions of approval from Fresno County dated July 11, 2007. DEVELOPMENT FEES AND CHARGES This project is subject to the following fees and charges: SEWER CONNECTION CHARGES FEE RATE b. Lateral Sewer Charge* $0.10/sq. ft. (to 100' depth) c. Oversize Charge* $0.05/sq. ft. (to 100' depth) d. Trunk Sewer Charger $344/living unit Service Area: Fowler e. Wastewater Facilities Charge+ $2,119/living unit f. Fowler Trunk Sewer Interim Fee Suretyr $1,000/living unit 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 Conditions of Approval Vesting Tentative Tract Map No. 5717/UGM July 11, 2007 Page 13 i. Transmission Grid Main Charge* $643/gross acre (parcels 5 gross acres or more) j. Transmission Grid Main Bond $243/gross acre Debt Service Charge* (parcels 5 gross acres or more) k. UGM Water Supply Feer $1,738/living unit Service Area: 501 s I. Well Head Treatment Feer $79/living unit Service Area: 501 m. Recharge Feer $56/living unit Service Area: 501 n. 1994 Bond Debt Service* $93/living unit Service Area: 501 DEVELOPMENT IMPACT FEE FEE RATE o. Fire Facilities Impact Fee - Citywide♦** $539/living unit p. Park Facility Impact Fee - Citywide*** $3398/living unit q. *Quimby Parkland Dedication Feer** $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* $3161/adj. acre Service Area: D-1/E-2 u. Major Street Bridge Charge* $304/adj. acre Service Area: D-1/E-2 v. UGM Grade Separation Fee-6 N/A w. UGM Trunk Sewer Charge-6 N/A Service Area: Fowler x. Street Acquisition/Construction Charger N/A Notes: *This amount if paid is creditable against the Park Facility Impact Fee. ** Fee applicable to all maps accepted for filing after August 30, 2005 v Due at time of subdivision. Conditions of Approval Vesting Tentative Tract Map No. 5717/UGM July 11, 2007 Page 14 +Due at time of development. ♦ Due at occupancy. .w Deferrable through Fee Deferral Covenant. KAMaster Files-Tract Maps\Tract 5717 Conditions of Approval D E P A R T M E N T O F P U B L I C W O R K S TO: David Braun,Planner III Planning Division FROM: Ann Lillie,Senior Engineering Technician(559.621.8690) DATE: January 5,2007 SUBJECT: Tentative Subdivision Map T-5717(Located northwest corner of North Armstrong and East Clinton Avenues) The Department of Public Works has reviewed the Tentative Tract Map proposed by Granville Homes, Inc., on engineering plans prepared by Gary G. Giannetta,dated November 1,2006. 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 1. The subdivider is required to provide street trees on all public street frontages per Fresno Municipal Code and for the dedication of planting and buffer landscaping easements as determined by the Planning Department. Street trees shall be planted at the minimum rate of one tree for each 60of street frontage by the Developer. The subdivider is required to provide irrigation for all street trees. The irrigation systemshall 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 Armstrong Avenue Cinnamomum camphora-Camphor North Fowler Avenue Fraxinus americana `Autumn Applause' -American Ash East Clinton Avenue Koelreuteria paniculata-Golden Rain Tree East Shields Avenue Fraxinus americana `Autumn Purple' -American Ash 2. Street Tree Planting by Developer:For those lots having internal street tree frontage available for street tree planting, the developer shall'plant one tree for each 60'of street frontage, or one tree per lot having street frontage, whichever is greater. 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 I 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,aRplicants shall submit Plans to the Public Works/Engineering Services showing the location and configuration of all median islands fronting the proposed project. 2. The Public Works Department will review and evaluate existing median island(s)for a determination of all required improvements prior to approval of Final Map. 3. Landscape and irrigation is required on all new construction of median islands and shall be applied in accordance with the City of Fresno, Public Works Department Standards & Specifications and FMC 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. City of PUBLIC WORKS DEPARTMENT DATE: January 5, 2007 TO: Dave Braun, Planner III Planning and Development Department FROM: ANN LILLIE, Senior Engineering Technician Public Works Department SUBJECT: CONDITIONS FOR VESTING TENTATIVE TRACT 5717 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 processed. The 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 January 5, 2007 City of Fire Department 450 M Street Randy R. Bruegman Fresno, California 93721-3083 Fre Chief 559-621-4000 FAX#559-498-4261 www.fresno.gov Date 4-9-07 TO: Dave Braun, Planner III Development Department, Planner FROM: Mike Schmidt; Supervising Fire Prevention Inspector Fire Prevention Bureau SUBJECT: :Tentative Tract No. 5717 (2ND Revised) The Fire Department has completed a review of the Vesting Tentative Tract Map 5717 ..which was submitted by Giannetta Engineering. The following requirements and conditions are to be placed on this vesting tentative tract map as a condition of approval by the Fire Department. General Requirements: This project is within 3 miles of Fire Station No. 10. This.project is subject to city wide fire service fees. Provide residential hydrants and fire flows per Public Works standards with two sources of water. Access is acceptable as shown with all structures fire sprinklered on lots 4, 5, 6, 169 & 186. Note: Phasing of tract will require re-review for access requirements. City of 1025 M Ir"]—=Iu DEPARTMENT OF PUBLIC UTILITIES March 26, 2007 TO: Dave Braun, Planner III Development Department, Planning Division THROUGH: Robert Weakley, Chief of Operations Department of Public Utilities, Solid Waste Division FROM: Chris Weibert, Management Analyst II Department of Public Utilities, Administration SUBJECT: TT 5717/UGM, Solid Waste Conditions of Approval—Second Revision Location: Northwest corner of East Clinton and North Armstrong Avenues The Department of Public Utilities, Solid Waste Division has completed a review of the Vesting Tentative Tract Map 5717 and Conditional Use Permit C-06-088 that was submitted by Gary G. Giannetta on behalf of Granville Homes, Inc. The following requirements and conditions are to be placed on this vesting tentative tract map as a condition of approval by the Department of Public Utilities. General Requirements: Tract 5717 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 shall not block 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 2 Conditions of Approval TT5717&C-06-088 Revised2.doc _ Special Requirements: Those lots that have a frontage of less than 40' shall have shared driveways. Solid waste containers require 17' of clear space at the edge of the curb when placed out for servicing. • Lots 27, 28, 68, and 156 have a frontage of less than 40' Covenant Requirements: There shall be no parking allowed in any cul-de-sac on the solid waste service day. All lots that are part of a cul-de-sac shall be clear of all vehicles by 5:30 a.m. • Lots 3, 4, 5, 6, and 7 on East Terrace Avenue • Lots 168, 169, 170, 171, 184, 185, 186, and 187 on North Douglas Avenue • Lots 37, 38, 124, 125, 137, 138, 139, and 140 on North Cypress Avenue • Lots 39, 40, 107, 108, 109, 110, and 123 on North Burl Avenue • Lots 56, 57, 58, and 59 on East Brown Avenue Page 2 of 2 Condidons of Approval TOM&C-06-088_Revised2.doc City of DATE: March 8, 2007 Revision TO: Dave Braun, 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, J • FROM: Justin Steffler, Engineering Technician I \J Public Works Department, Engineering Division SS SUBJECT: Public Works Conditions of Approval TT 5717 and C-06-88 (Armstrong between Shields and Clinton) Granville Homes, Inc. /Gary G. Giannetta 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: Armstrong Avenue: Collector 1. Dedicate 47'—55' of property, From section line, for public street purposes within the limits of this subdivision to meet the current City of Fresno Collector Standards. Page 1 of 6 T:\TRAFFIC ENGINEERING\Traffic Planning\Tract Maps\CONDITIONS OF APPROVAL FOR TRACT MAPS\T-5717 REVISION 2 Armstrong btwn Shields&Clinton.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". A 2' dedication for a pedestrian easement is required. 3. Construct 20' of permanent paving (measured from face of curb)within the limits of this sub- division. 4. Construct an underground street lighting system to Public Works Standard E-1 within the limits of this subdivision. Spacing and design shall conform to Public Works Standard E-8 for Collector Streets. 5. Relinquish direct vehicular access rights to Armstrong Avenue from all lots within this subdivision. Clinton Avenue: Collector 1. Dedicate 47'—55' of property, from section line, for public street purposes within the limits of this subdivision to meet the current City of Fresno Collector Standards. 2. Construct concrete curb, gutter and sidewalk to Public Works Standard P-5. a. Clinton: Armstrong to % mile point -The curb shall be constructed to a 10' residential pattern. Construct a 6' residential sidewalk per Exhibit "D". A 2' dedication for a pedestrian easement is required. b. Clinton: from '/4 mile point to Fowler -The curb shall be constructed to a 10' commercial pattern. 3. Construct an 80' bus bay curb and gutter at the northwest corner of Clinton and Armstrong to Public Works Standard P-73, complete with a 10' monolithic sidewalk. 4. Construct 20' of permanent paving (measured from face of curb) within the limits of this sub- division. 5. Construct an underground street lighting system to Public Works Standard E-1 within the limits of this subdivision. Spacing and design shall conform to Public Works Standard E-8 for Collector Streets. 6. Relinquish direct vehicular access rights to Clinton Avenue from all lots within this subdivision. Fowler Avenue: Arterial 1. Dedicate 55'—57' of property, from center line, for public street purposes within the limits of this subdivision to meet the City of Fresno's Arterial Standards. Center line to be established from OPL No. 69. 2. Construct concrete curb, gutter and sidewalk to Public Works Standard P-5. The curb shall be constructed to a 10' commercial pattern. 3. Bike and Pedestrian Trail/Path: Dedicate a 26' (minimum) easement for Bike and Pedestrian purposes only. (Additional right of way maybe required for grading and drainage purposes.) This Department does not support the equestrian component of the trail due to health and safety issues. Construct a 12' wide concrete Bike and Pedestrian trail/path, complete with signing, striping and landscaping, per the 2025 Fresno General Plan, Multi-Purpose Trails Plan Map and Public Works Standards P-59, P-60 and Exhibit"B". Identify route and easement on the map and provide a cross section 7 days rior to the planning commission hearing. Submit engineered construction plans to Public Works. Submit signing and striping plan to Traffic Engineering for approval. Submit grading, landscape and irrigation plans to Engineering Services. An additional 12' dedication is required for the equestrian portion, if required by the Development Department. Contact Planning and Development for final decision. 4. Construct 20' of permanent paving within the limits of this subdivision. 5. Construct an 80' bus bay curb and gutter at the northeast corner of Fowler and Clinton to Public Works Standard P-73, complete with a 10' monolithic sidewalk. Page 2of6 T:\TRAFFIC ENGINEER[NG1Traffic Planning\Tract Maps\CONDITIONS OF APPROVAL FOR TRACT MAPS\T-5717 REVISION 2 Armstrong btwn Shields&Clinton.doc 6. 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. 7. Relinquish direct vehicular access rights to Fowler Avenue from all lots within this subdivision. Shields Avenue: Arterial 1. Dedicate 55' —57' of property, from section line, for public street purposes within the limits of this subdivision to meet the City of Fresno's Arterial Standards. 2. Construct concrete curb, gutter and sidewalk to Public Works Standard P-5. The curb shall be constructed to a 10' commercial pattern. 3. Construct 20' of permanent paving within the limits of this subdivision. 4. Construct an 80' bus bay curb and gutter at the southeast corner of Shields and Fowler to Public Works Standard P-73, complete with a 10' monolithic sidewalk. 5. Construct an underground street lighting system to Public Works Standard E-1 within the limits of this subdivision. Spacing and design shall conform to Public Works Standard E-7 for Arterial Streets. 6. Relinquish direct vehicular access rights to Shields Avenue from all lots within this subdivision. Interior Streets: Dedicate, design and construct all curb, gutter, sidewalk, (both sides), permanent paving, cul-de-sacs, easements and underground street lighting systems on all interior local streets to Public Works Standards. 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: 1. This tract will generate 774 a.m. & 777 p.m. peak hour trips. A Traffic Impact Study (TIS) is required and has been submitted. Comply with the mitigation measure requirements of the Traffic Engineering Manager in the attached letter dated December 1, 200 6. 2. Redesign Required. Remove bulb-outs and chokers. Local street lengths exceeding 800' require traffic calming measures. Provide mini circles at the following locations (see exhibits "E", "F", and "G"): a. Harvard at Burl Avenue. b. Homan at Burl Avenue. c. Princeton at approximately outtot 'A' / outlot 'B'. d. Michigan at Burl Avenue e. Amherst at Burl Avenue. f. Douglas at Michigan Avenue. No parking is allowed adjacent to the circles. 3. Relinquish direct vehicular access rights to a. The east property line of lot 142 and 149. b. The west property line of lot 21 and 143. 4. The first order of work shall include a minimum of two points of vehicular access to the major streets for any phase of this development. 5. Redesign Required: The following lots need to provide a minimum of 40' of street frontage, or provide shared driveways. (Lots 40, 41, 42, 43 and 117) Page 3of6 T:\TRAFFIC ENGINEERING\Traffic Planning\Tract Maps\CONDITIONS OF APPROVAL FOR TRACT MAPS\T-5717 REVISION 2 Armstrong btwn Shields&Clinton.doc 6. Redesign Required. Location of East Providence Avenue does not allow adequate distance for a 150' right turn lane at Armstrong and Clinton. Reconfiguration of street and lot layout is required for lots 1 through 20. 7. Dedicate a minimum of 60' of street right of way and construct concrete medians at the following entrances: (7' residential pattern - 18' travel lane-10' minimum median - 18' travel lane-7' residential pattern). Or revise the proposed cross section to provide a minimum of a 10' median island. Correct 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. Princeton Avenue at lots 142 and 143. b. Brown Avenue at lots 21 and 149. 8. Irrigation /Canal Requirements: The developer shall enter into an agreement with the Fresno Irrigation District(FID) providing for piping the canal(s) and submit an executed copy of the agreement or commitment letter from FID to the Planning and Development Department. All piping shall be located outside of the proposed street right of way. Any piping across city streets shall be rubber gasketed reinforced concrete pipe (RGRCP) constructed perpendicular to the street. Submit engineered plans to Public Works Department, Engineering Division for review and approval. Revise: Identify correct canal location and proposed easements on the map. 9. If not abandoned: Irrigation /Canal Requirements: Private: The developer shall enter into an agreement with the owner of the private canal providing for piping the canal(s) and submit an executed copy of the agreement or commitment letter from the owner of the private canal to the Planning and Development Department. All piping shall be located outside of the proposed street right of way. Any piping across city streets shall be rubber gasketed reinforced concrete pipe (RGRCP) constructed perpendicular to the street. Submit engineered plans to Public Works Department, Engineering Division for review and approval. Revise: Identify correct canal location on the map and proposed easements. 10. APN: 310-040-83- Full offsite improvements adjacent to the remainder on the northwest corner of Clinton and Armstrong 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. Backing onto a major street is prohibited. Identify the buildings to remain with ingress/egress movements. Identify and construct a circular driveway approach. Revise boundary to exclude the remainder. 11. Identify the intersection of Shields and Armstrong on the map. 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). 1. Fowler Avenue: Arterial: Install a signal pole with a 150-watt safety light and an oversize street sign to Public Works Standards at the northeast corner of Fowler Avenue and Clinton Avenue. 2. Clinton Avenue: Collector: Install a signal pole with a 150-watt safety light and an oversize street sign to Public Works Standards at the northwest corner of Armstrong Avenue and Clinton Avenue. 3. Shields Avenue: Arterial: Install a signal pole with a 150-watt safety light and an oversize street sign to Public Works Standards at the southeast corner of Shields Avenue and Fowler Avenue. 4. Armstrong Avenue: Collector: Install a signal pole with a 150-watt safety light and an oversize street sign to Public Works Standards at the southwest corner of Armstrong Avenue and Shields Avenue. Page 4 of 6 T:7RAFFIC ENGINEERING\Traffic Planning\Tract Maps\CONDITIONS OF APPROVAL FOR TRACT MAPS\T-5717 REVISION 2 Armstrong btwn Shields&Clinton.doc UGM Requirements: This Map is in UGM major street zone D-11E-2; therefore pay all applicable UGM fees. Shields 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. Shields: from the '/4 mile point east to Armstrong - Dedicate and construct the two center 17-foot lanes separated by a 16' median. Construct a raised concrete median with a 250' left turn pocket for eastbound traffic at Armstrong. 3. Dedicate sufficient right-of-way and construct additional paving fore eastbound to westbound U- turns at Armstrong. See Exhibit"B". Fowler 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 sufficient right-of-way and construct additional paving for northbound to southbound U- turns at Shields and southbound to northbound at Clinton. See Exhibit "B". 3. Design and construct a Major Street Bridge (71) at the intersection of Fowler and the Mill No. 36 Canal (McKinley alignment). The timing of the bridge construction shall occur prior to close out of this subdivision or at such time that the City Engineer deems necessary, whichever is earlier. Armstronq Avenue: Collector 1. Dedicate and construct (2) 17' center section travel lanes with 250' left turn lanes, at all major intersections within the limits of this subdivision and continue north to Shields. An additional 6' of paving shall be required adjacent to the 250' left turn lanes. Dedication shall be sufficient to accommodate additional paving and any other grading or transitions as necessary based on a 45 MPH design speed. Clinton Avenue: Collector 1. Dedicate and construct (2) 17' center section travel lanes with 250' left turn lanes, at all major intersections on Clinton from Fowler to Armstrong. An additional 6' of paving shall be required adjacent to the 250' left turn lanes. Dedication shall be sufficient to accommodate additional paving and any other grading or transitions as necessary based on a 45 MPH design speed. Page 5 of 6 TATRAFFIC ENGINEERING\Traffic Planning\Tract Maps\CONDITIONS OF APPROVAL FOR TRACT MAPS\T-5717 REVISION 2 Armstrong btwn Shields&Clinton.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 6of6 T:%TRAFFIC ENGINEERING1Traffic Planning7ract Maps1CONDITIONS OF APPROVAL FOR TRACT MAPSIT-5717 REVISION 2 Armstrong btwn Shields&Clinton.doc i i 17' i I VARIFS 7' MIN PROPERTY LINE ZI aw � z 07-1 / SECTION LINE / / PROPERTY — — -- LINE w uI � I 0 I I I REF. & REV. CITY OF FRESNO V - TURN Exhibit 'B' .MINIMUM CLEARANCE f � i --lo o 2' PED. EASEMENT � a —l5 6' Sidewalk 5.5' i RESIDENTIAL SIDEWALK PATTERN REF' & REV. CITY OF FRESNO ON MAJOR STREETS EXHIBIT "D" RESIDENTIAL TRAFFIC CIRCLE 50'RIGHT OF WAY SCALE:1•+40' I I I I DETAIL A ^� 150'- X01 TO r`- 4.7 \,00' C2 I- 85' 24a SEE NOTE NO.1 10' BS \i .. C1 A>•45'2OM• C2 s•48-01-58- LENGTH-3.57 8-01-59•LENGTH-3.57 LENGTH ♦.35' H J RADIUS-4.5 RADIUS•5.20, a R.2a NO PARKING 4 _ --- - — SEED 2'R 59 ETAIL A 1 5' 19' ' SEE NOTE NOTE NO.1 - t5 ,'.R2 _ 35' SEP DETAIL•q 8 P IR R1.4 19' 11Y2' R2•5' \SEE NOTE NC, -�f� => s-- NOTES SEE NOTE NO. SEE NOrENO.3. i T. . .. .. 80, 1� Rr 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 REQUIRED. 4.THIS EXHIBIT DEFINES ONLY �+ /L THE MINIMUM REQUIREMENTS SECTION A A FOR THIS DESIGN OF A TRAFFIC CIRCLE. CURB DETAIL NOT TO SCALE 5,ANY ALTERATIONS OR ALTERNATE TRAFFIC CSILCE F HIGH VERTICAL DESIGNS MUST BE SUBMITTED CURB B• TO THE TRAFFIC ENGINEERING MANAGER FOR APPROVAL Xr REINFORCED CONCRETE APRON 15. 6' 20%.0- 8. 0 10' I B• >f{AT 17 O.C. z• 1-a Ar zs•o.c. t9' AT OUTSIDE RADIUS CONCRETE CURB REF. & REV CITY OF FRESNO TRAFFIC CIRCLE "Ell EXHIBIT E FEB. 7. 2007 RESIDENTIAL TRAFFIC CIRCLE 50'RIGHT OF WAY - SCALP:1'•40' NOTES 1.SPLITTER ISLAND ARE PAINT ONLY TO ALLOW MANEUVERABILITY FOR LARGER VEHICLES. 2 SIGNING,STRIPING,AND 5P —ter TRAFFIC CIRCLE LANDSCAPING SHALL BE X-18'•18'--a•' REVIEWED BY THE TRAFFIC - ENGINEERING MANAGER. 0.GARBAGE CAN COVENANT REQUIRED. ^ ! 4.7HIS EXHIBIT DEFINES ONLY V . THE MINIMUM REQUIREMENTS FOR THIS DESIGN OF A TRAFFIC CIRCLE. SEENOTENO.1 10- 5..ANY.ALTERATIONS OR I \� ALTERNATE TRAFFIC CIRLCE DESIGNS MUST BE SUBMITTED NO PARKING . 70 THE TRAFFIC ENGINEERING ! MANAGER FOR APPROVAL. ! / - _ R•ZO 34' R•20 , 12, 56' 10. .. 50' 38' r� .F--�58' �a� 50' SEE NOTE NO.t R=18' SEE NOTL"NO.1 SEENOTE N0.3 '-�` SEENO7E N0.7 3 —I— r 80' SECTION A-A CURB DETAIL NOT TO SCALE 8'HIGH VERTICAL CURB B' 6.5' REINFORCEO CONCRETE APRON 39^ 0^ R=1' r5' 4.0% _6" z o�+�- ria' 1a^ 44 AT 24'O.C. #4 AT 12.O.C. 2• AT OUTSIDE RADIUS 18 CONCRETE CURB REF. & REV CITY OF FRESNO TRAFFIC CIRCLE EXHIBIT "F" FEB. 5, 2007 RESIDENTIAL TRAFFIC CIRCLE NOTES WRIGHT OF WAY t.SPLITTER ISLAND ARE SCALE:t'-JO• PAINT ONLY TO ALLOW MANEUVERABILITY FOR LARGER VEHICLES, I, sa i I 2.SIGNING,STRIPING,AND 76'�( ' TRAFFIC CIRCLE I LANDSCAPING SHALL BE REVIEWED BY THE TRAFFIC - ENGINEERING MANAGER J.rNI'EXHIBIT DEFINES ONLY THE MINIMUM REQUIREMENTS FOR THIS DESIGN OF A TRAFFIC CIRCLE. 4.A NY ALTERATIONS OR I ALrERNArE TRAFFIC CF&CE DESIGNS MUST BE SUBMITTED NO PARKINGTO THE TRAFFIC ENGINEERING I' MANAGER FOR APPROVAL. sB'tet' I SEE NOTE � 46- .77 _ 5 16' _ R=16' SEE NOTE NO.1 R-10' . SEE NOTE NO 1 m 1 .. SEE NOTE N�1 j .. I � Ir I I SECTION A-A CURB DETAIL VMGM VERTICAL cuRe e NOT TO sca.E JS' REINFORCED CONCRETE APRON - 27• 6' Rat. �–•20!6 N- t0' – _---�–^� _�.. -- I-10' _ .. - 5• W AT I2'O.0 – is AT 11O.C. 1B' AT OUTSIDE RAgVS COPICRETE 1161B REF. & REV CITY OF FRESNO TRAFFIC CIRCLE „ „ EXHIBIT G FEB. 5, 2007 City of DATE: June 13, 2007 addendum TO: Dave Braun, Planner III Development Department, Planning Division FROM: Louise Gilio, Traffic Planning Supervisor Public Works Department, Engineering Division SUBJECT: Public Works Conditions of Approval TT 5717 and C-06-88 (Armstrong between Shields and Clinton) Granville Homes, Inc./ Gary G. Giannetta In addition to the previous comments the following shall apply: Depending upon date of building permits the following Fee alternatives shall apply: A. Urban Growth Management (UGM) Requirements: This application is in UGM major street zone D-1/E-2;therefore pay all applicable UGM fees. Pay all fees at the time of issuance of building permits. The UGM Fee obligations for this development will be computed during the building construction plan check process. OR B. Fresno Maior Street Impact Fee Requirements: This Map is in the New Growth Area; therefore pay all applicable growth area fees and City-wide regional street impact fees. Page 1 of 1 K:\Master Files-Tract MapsY5700 to 5799 maps\Tract 5717 Dave Braun(A-06-02, R-06-28,C-06-88)\T-5717 REVISION 3 Armstrong btwn Shields&Clinton.doc Fresno M-AWC201 City of City Hall 559-621-8800 Public Works Department 2600 Fresno Street,Rm.4064 Jon Ruiz,Director Fresno,CA 93721-3623 www.fresno.aov December 1, 2006 TJ KM Jose Luis Benavides, P.E. 516 W. Shaw Avenue, Suite 200 Fresno, CA 93704-2515 SUBJECT: REVIEW OF REVISED TRAFFIC IMPACT STUDY (TIS) FOR THE PROPOSED TRACT 5717 in the Northwest Quadrant of Armstrong Avenue/Clinton Avenue intersection TIS06-040 dated April 28, 2005 A-06-002 TRAFFIC IMPACT STUDY APPROVED FOR PLANNING COMMISSION We reviewed the Traffic Impact Study (TIS) by TJKM for the proposed subject project which.consists of 78.51 acres of light industrial and205 Single Family Detached Residential Units: GENERAL COMMENTS and CONDITIONS 1. The trip generation based on ITE Trip Generation Manual is acceptable. The proposed project is projected to generate 6,029 daily trips, 744 trips during the AM peak hour and 777 trips during the PM peak hour. "fhe trip generation for the light industrial was based on acreage and could change when a proposed project on these lots is proposed based on floor area ratios and specific land uses such as industrial, gas stations, grocery stores, and restaurants. 2. The Tract project shall pay its Traffic Signal Mitigation Impact (TSMI) Fee of $414.69 per single family dwelling unit at the time of building permit based on the trip generation rate(s) as set forth in the latest edition of the ITE Trip Generation Manual. The TSMI fee based on 205 single family dwelling units is $85,011.45. The light industrial project shall pay its TSMI Fee of $41.47 per Average Daily Trip at the time of building permit based on the trip generation rate(s) as set forth in the latest edition of the ITE Trip Generation Manual. The TSMI fee based on 4,067 ADT is $168,658.49. The trip generation for the light industrial was based on acreage and could change when a proposed project on these lots is proposed based on floor area ratios and specific land uses such as industrial, gas stations, grocery stores, and restaurants. 3. The project shall signalize the intersection of Fowler Avenue/Shields Avenue. The intersection is included in the TSMI fee. The cost of the engineering design and construction is reimbursable and can be credited against the TSMI fee. This signal is also conditioned on another project, however it will need to be operating prior to occupancy. This signal should be designed consistent with the P69 Standard. 4. The project shall signalize the intersection of Armstrong Avenue/Clinton Avenue. The intersection is included in the TSMI fee. The cost of the engineering design and construction is reimbursable and can be credited against the TSMI fee. This signal should be designed consistent with the P69 Standard. 5. The project shall signalize the intersection of Fowler Avenue/Clinton Avenue. The intersection is included in the TSMI fee. The cost of the engineering design and construction is reimbursable and can be credited against the TSMI fee. This signal should be designed consistent with the P69 Standard. 6. The project shall signalize the intersection of Armstrong Avenue/Shields Avenue. The intersection is included in the TSMI fee. The cost of the engineering design and construction is reimbursable and can be credited against the TSMI fee. This signal should be designed consistent with the P69 Standard. 7. The proposed project shall make necessary improvements and right-of-way dedications along adjacent public streets as per City of Fresno requirements and the recommended queue lengths from the TIS. If you have any further questions regarding this matter, please contact me at(559) 621-8792 or bryan.iones(a fresno.gov . Since ply, mWorks B . anager Pment, Traffic Engineering Division C: Traffic Engineering Reading File Copy filed with Traffic Impact Study Mike Sanchez,Planning& Development Dept. Sophia Pagoulatos,Planning&Development Dept Louise Gilio,Traffic Planning Supervisor 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. 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: icaquilar(Dco.fresno.ca.us Robert L. Thompson, Assistant Manager E-mail: rthompson(a�co.fresno.ca.us Johannes, Hoevertsz, Manager E-mail: ihoevertszanco.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 Dan Gibbs, Senior Engineer Robert Greene, Deputy County Surveyor Street Name Review TM-5717 11-8-06 Street Name Status Required Change East Shields Avenue Good East Cornell Avenue Chane East Amherst Avenue East Amherst Avenue Chane East Michigan Avenue 'blank'(between) Add East Princeton Avenue East Michigan Avenue Chane East Princeton Avenue E. Princeton Avenue Chane East Princeton Avenue East Princeton Avenue Chane East Homan Avenue 'blank' (between) Add East Brown Avenue East Brown Avenue Chane East Harvard Avenue East Harvard Avenue Chane East Terrace Avenue East Terrace Avenue Chane East Providence Avenue East Clinton Avenue Good North Fowler Avenue Good North Bur an Avenue Good North Ash Avenue Chane North Denali Avenue North Burl Avenue Good North Douglas Avenue Good North Armstrong Avenue Good City of jgv* DATE: July 10, 2007 addendum II TO: Dave Braun, Planner III Development Department, Planning Division FROM: Louise Gilio, Traffic Planning Supervisor Public Works Department, Engineering Division SUBJECT: Public Works Conditions of Approval TT 5717 and C-06-88 (Armstrong between Shields and Clinton) Granville Homes, Inc./Gary G. Giannetta In addition to the previous comments the following shall apply: Clinton Avenue: 3 lane Collector 1. Dedicate 47'—x' 42'-46' of property, from section line, for public street purposes within the limits of this subdivision to meet the current City of Fresno Collector Standards. Page 1 of 1 C:\DOCUME-1\DaveB\LOCALS-1\Temp\T-5717 REVISION 4 Armstrong btwn Shields&Clinton.doc City Of DEPARTMENT OF PUBLIC UTILITIES Date: November 17, 2006 To: DAVE BRAUN, Planner III Planning and Development Department From: DOUG HECKER, Supervising Engineering Technici Public Utilities Department,Planning and Engineering ivision Subject: SANITARY SEWER REQUIREMENTS FOR T-5717/UGM & C-06-88 General Vesting Tentative Map of Tract No.T-5717/UGM and Conditional Use Permit No. C-06-88 propose a 4-lot industrial and a 205-lot single-family residential planned development subdivision with 2 outlots on 131 acres located on the northwest corner of East Clinton and North Armstrong 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 Service The City of Fresno currently does not own capacity in the Fowler Avenue Trunk Sewer line north of Tulare Avenue; however, the City of Fresno has negotiated a temporary exchange and interim use of capacity owned by the City of Clovis in the Fowler Avenue Trunk Sewer. This exchange of capacity is conditioned upon Fresno replacing Clovis' capacity-with capacity in future facilities agreeable to Clovis and at a cost yet to be determined. Whereas, the necessary and appropriate fees for future replacement of Clovis' Fowler Avenue Trunk Sewer capacity have not been established and adopted by the City Council; the Developer in-lieu of constructing separate sanitary sewer facilities that would otherwise be required of this project (to provide for collection and conveyance of sanitary sewage discharged from the project to an approved point of discharge to the Sewer System located south of Tulare Avenue) shall provide payment of an "Interim Fee Surety" in the amount of$574 per living unit or living unit.equivalent for the impending fees. Said "Interim Fee Surety" may be deferred through a Fee Deferral Agreement to the issuance of a building permit/occupancy. Following adoption of a fee established for replacement of Clovis' capacity in the Fowler Avenue Trunk Sewer by the City Council, "Interim Fee Sureties"provided by the Developer shall be applied to the established fee and any amounts in excess shall be refunded. Sanitary Sewer Requirements Sanitary sewer facilities will be available to provide service to the site subject to the following requirements: 1. Construct a 12-inch sanitary sewer main in East Clinton Avenue from North Fowler Avenue east to North Armstrong Avenue. 2. Construct an 8-inch sanitary sewer main in North Armstrong Avenue from East Clinton Avenue north to the existing 8-inch sewer main located in North Armstrong Avenue. 3. Abandon all existing on-site private sanitary sewer systems. 4. The project developer should contact Wastewater Management Division/Environmental Services (559) 621-5100 regarding conditions of service for special users. 5. Street easements and/or deeds shall be recorded prior to approval of improvement plans. 6. All underground street utilities shall be installed prior to permanent street paving. 7. Public sewer facilities shall be constructed in accordance with the Department of Public Works standards, specifications, and policies. 8. Engineered improvement plans prepared by a Registered Civil Engineer shall be submitted for Department of Public Utilities review and approvals for proposed additions to the City Sewer System. 9. Public sewer facilities shall be constructed in accordance with the Department of Public Works standards, specifications, and policies. Sanitary Sewer Fees The following Sewer Connection Charges are due and shall be paid for the Project: 1. Sewer Lateral Charge 2. Oversize Sewer Charge (SA: Fowler) 3. Wastewater Facilities Charge (Residential Only) City of V,Of WA TER DIVISION Date: April 26, 2007 To: DAVID BRAUN, Planner III Planning and Development Department, Planning Division From: LON M. MARTIN, Assistant Director L. vv\ Department of Public Utilities, Administration Subject: REVISED WATER REQUIREMENTS FOR TENTATIVE TRACT NO. 5717/UGM The following conditions are required to provide water service to the tract. 1. Design and construct the Fresno-Clovis Interconnection pipeline. The interconnection shall consist of the extension of a 16-inch pipeline in North Leonard Avenue from the Gould No. 97 canal south to East Shields Avenue, a 16-inch pipeline in East Shields Avenue from East Leonard Avenue west to North Locan Avenue, and a 16-inch pipeline in North Temperance Avenue from East Shields Avenue north to Pump Station 349. The interconnection shall also include all metering, flow control, disinfection systems and ancillary plumbing necessary for connection to the City of Clovis. As a result of the maximized hydraulic capacity in the region, occupancy approvals for Tract 5717 and Site Plan 07-009 shall not exceed 294 equivalent dwelling units prior to the satisfaction of this condition. The cost of constructing the pipeline shall be reimbursed through progress payments from UGM Water Supply Well Service Area 501 s, in accordance with established UGM policies. 2. Construct a 14-inch transmission grid water main (including installation of City fire hydrants) in North Armstrong Avenue from East Clinton Avenue north connecting to the existing 14-inch water main North Armstrong Avenue. 3. Separate water services with meters shall be provided to each lot created. 4. 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. 5. All public water facilities shall be constructed in accordance with Public Works Department standards, specifications, and policies. 6. Seal and abandon existing on-site well(s) in compliance with the State of California Well Standards, Bulletin 74-90 or current revisions issued by California Department of Water Resources and City of Fresno standards. cc: Michael Carbajal,Supervising Engineering Technician Neil Montgomery, Chief Engineering Technician Garth Gaddy, Interim Water System Manager FADevelopment CorrespondenceUract 5717.doc File No.?10.45 FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS PUBLIC AGENCY DEVELOPER Mr. Gil Haro, Planning Manager GRANVILLE HOMES Planning& Development Department 1396 W. HERNDON AVE, SUITE 101 City of Fresno FRESNO, CA. 93711 2600 Fresno Street - Fresno, CA 93721 MAP NO. 5717 PRELIMINARY FEE(S) (See below) DRAINAG A A(S) " BS - DRAINAGE AREA BS $1,504,428.00 DATE ��'L O� DRAINAGE AREA - - TOTAL FEE $1,504,428.00 The proposed development will generate storm runoff which produces potentially significant environmental impacts and which must be properly discharged and mitigated pursuant to the z California Environmental Quality Act and the National Environmental Policy Act. The District in cooperation with the City and County has developed and adopted the Storm Drainage and Flood Control Master Plan. Compliance with and implementation of this Master Plan by this development project will satisfy the drainage related CEQA/NEPA impact of the project mitigation requirements. The proposed development shall pay drainage fees pursuant to the Drainage Fee Ordinance prior to approval of the final map at the rates in effect at the time of such approval. The fee indicated above is based on the tentative map. Contact the FMFCD project engineer prior to approval of the final map for the fee. Considerations which may affect the fee obligation(s) or the timing or form of fee payment: a) Fees related to undeveloped or phased portions of the project may be deferrable. b) Fees may be calculated based on the actual percentage of runoff if different than that typical for the zone district under which the development is being undertaken and if permanent provisions are made to assure that the site remains in that configuration. c) Master Plan storm drainage facilities may be constructed, or required to be constructed in Iieu of paying fees. d) The actual cost incurred in constructing Master Plan drainage system facilities is credited against the drainage fee obligation. 5717 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 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 d. See Exhibit No. 2. 5. The proposed development: Appears to be located within a 100 year flood prone area as designated on the latest Flood Insurance Rate Maps available to the District, necessating appropriate floodplain management action. (See attached Floodplain Policy.) 5717 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. Mi X Does not appear to be located within a flood prone area. 6. The Federal Clean Water Act and the State General Permits for Storm Water Discharges Associated with Construction and Industrial Activities (State General Permits) require developers of construction projects disturbing one or more acres, and discharges associated with industrial activity not otherwise exempt from National Pollutant Discharge Elimination System (NPDES) Mq permitting, to implement controls to reduce pollutants, prohibit the discharge of waters other than storm water to the municipal storm drain system, and meet water quality standards. These requirements apply both to pollutants generated during construction, and to those which may be generated by operations at the development after construction. a. Z State General Permit for Storm Water Discharges Associated with Construction ,Activities, approved August 1999, (modified December 2002.) A State General O Construction Permit is required for all clearing, grading, and disturbances to the ground -that result in soil disturbance of at least one acre (or less than one acre if part of a larger common plan of development or sale). Permittees are required to: submit a Notice of Intent to be covered and must pay a permit fee to the State Water Resources Control Board(State Board), develop and implement a storm water pollution prevention plan,. W4 eliminate non-storm water discharges, conduct routine site inspections, train employees in permit compliance, and complete an annual certification of compliance. 0*4 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. S717 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3393 - FAX(559)456-3194 Two sided document FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS Page 4 of 4 C. The proposed development is encouraged to select and implement storm water quality controls recommended in the Fresno-Clovis Storm Water Quality Management Construction and Post-Construction Guidelines (available at the District Office) to meet the requirements of the State General Permits, eliminate the potential for non- storm water to enter the municipal storm drain system, and where possible minimize contact with materials which may contaminate storm water runoff. 7. A requirement of the District may be appealed by filing a written notice of appeal with the Secretary of the District within ten days of the date of this Notice of Requirements. g. The District reserves the right to modify, reduce or add to these requirements, or revise fees, as necessary to accommodate changes made in the proposed development by the developer or requirements made by other agencies. 9. X See Exhibit No. 2 for additional comments, recommendations and requirements. Gerald E. LaIreman, Project Engineer: Rick on District Engineer C: GARY GIANNETTA 119"S" STREET FRESNO, CA. 93721 5717 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3293 - FAx(559)456-3194 Two sided document Lt L-4J L—Ll' I I NOTE: - 1 THIS DRAWING IS SCHEMATIC, m DISTANCES ARE APPROXnvIATE. ——————————— 1 Im E. SHIELDS VE. "Bv°J I aa^ J ----------------„— ,BS. rBS', 11J f' Q f 4 t I APN I i 1 310-040-95IEIT= U) a m APN 1 I m 310-040-94U I z W s a T f �' .� /` w+t aa, �t' F I '� :ti ,Ja r to o "0 _O N PR NCETON ----- rufI �� i r n f.cnl 1,. y ` Y Ik _ i I: t o Remove Existing Type"E"Inlet 3 2 > b r } N W r, ({ 18 .•” / I 77, 4 In a Z O ;aWiin/ r i y4.,1y�. LL — f i ani / E. CLINTON/ i AVE.( - -- -- ------ TRACT I SEE SHEET 2 1 5717 �l mem LEGEND ® Storm Drainage Easement to be Dedicated to District for Storm Drain Purposes Master Plan Facilities To Be Constructed By Developer -Pipeline(Size Shown)&Inlet(Eligible For Fee Credit). o-- — — Existing Master Plan Facilities ®—• Future Master Plan Facilities ______ Non-Master Plan Facilities To Be Constructed By Developer(Not Eligible For Fee Credit). SCALE 1"=500' Direction Of Drainage -0-- Major Storm Flow ® Existing Type"E"Inlet to be Removed Drainage Area Boundary TRACT 5717 —————— Inlet Boundary EXHIBIT N0, 1 DR-1IlVAGE AREA: "BS" Sheet 1 of 2 FRESNO METROPOLITAN FLOOD CONTROL DISTRICT WNW BY: Wows DATE MIC7 NOTE: TRACT 5717 THIS DRAWING Is PPROSCHEMATIC,MIAT DISTANCES ARE APPRO.`CIIdATE. SEE SHEET 1 !4r E. CLINTON,' i AVE. -- I I . I I ILj I i . Q k i I I ---------- I --------- — I Z I I I I I0 F- U) 24' I 18" ¢ F — -------------------- -- OTHER REQUIREMENTS EXHIBIT NO. 2 The cost of construction of Master Plan facilities,excluding dedication of storm drainage easements, is eligible for credit against the drainage fee of the drainage area served by the facilities. A Development Agreement shall be executed with the District to effect such credit. Reimbursement provisions, in accordance with the Drainage Fee Ordinance, will be included to the extent that developer's Master Plan costs for an individual drainage area exceed the fee of said area. Should the facilities cost for such individual area total less than the fee of said area,the difference shall be paid upon demand to the City or District. The developer is required to grant drainage covenant(s)for Parcels 310-040-94u and 310-040-95 to allow surface runoff to reach future Master Plan facilities. In addition, a floodway channel and easement must be provided between Lots 59 and 60 to convey major storm flows through the industrial portion to Fowler Avenue. The width will be determined from final plans and flow calculations provided by the developer's engineer. A minimum fifteen-foot (15D wide storm drain easement will be required whenever storm drain facilities are located on private property. No encroachments into the easement will be permitted including, but not limited to, foundations, roof overhangs, swimming pools, and trees. The easement may be slightly realigned to accommodate future development,provided the property owner accepts the responsibility to grade the property such that the drainage from the property will reach inlets on the alternate pipeline alignment,and accepts any additional costs forthe construction of additional storm drain facilities that may be required. Any proposed storm drain alignments must be reviewed and approved by the District. The developer is required to coordinate the Mill Ditch open cut and crossing with Fresno Irrigation District. Additionally, site development may not interfere with the ability to operate and maintain the canal or pipeline. Development No. Tract 5717 Page 1 of 2 engr\permits\exhib i0tract\5 717(rl) OTHER REQUIREMENTS EXHIBIT NO. 2 The following paragraphs only apply towards development of the individual parcels and are not conditions for the recording of the map. In an effort to improve storm water runoff quality, outdoor storage areas shall be constructed and maintained such that material which generates contaminants will not be conveyed by runoff into the storm drain system. The District encourages, but does not require that roof drains from non-residential development be constructed such that they are directed onto and through a landscaped grassy swale area to filter out pollutants from roof runoff. Runoff from areas where industrial activities, product, or merchandise come into contact with and may contaminate storm water must be directed through landscaped areas or otherwise treated before discharging it off-site or into a storm drain. Roofs covering such areas are recommended. Cleaning of such areas by sweeping instead of washing is to be required unless such wash water can be directed to the sanitary sewer system. Storm drains receiving untreated runoff from such areas that directly connect to the District's system will not be permitted. Loading docks, depressed areas, and areas servicing or fueling vehicles are specifically subject to these requirements. The District's policy governing said industrial site NPDES program . requirements are available. Contract the District's Environmental Department for further information regarding these policies related to industrial site requirements. Development No. Tract 5717 Page 2 of 2 engrlpenn itslexhib it?ltract15717(rl) 71 e 1 PHONE(559)233-7161 FAX(559)233-8227 - �-�r 2907 SOUTH MAPLE AVENUE " -` FRESNO,CALIFORNIA 93725-2218 Your Most Valuable Resource-Water November 13,2006 Mr. Dave Braun City of Fresno Development Department Planning Division 250� r. zL ...s ���..o Street, Room 3043 Fresno, CA 9372 1-3604 RE: VTTM No. 5717 & C-06-88, APN: 310-040-01, 10, 11, 83, 84, 93, 94 & 95 S/W Shields & Armstrong Avenues - FID's "H" Ditch No. 128 Dear Mr. Braun: FID's comments and requests are as follows: 1. FID's Gow No. 99 traverses the subject property as shown on the enclosed map. 2. FID requires the applicant grant an exclusive pipeline easement to FID and pipe the Gow No. 99 canal across the proposed development in accordance with FID standards, and that the applicant enter into an agreement with FID for that purpose. 3. FID requires the applicant and/or the applicant's engineer meet with FID at their earliest convenience to discuss specific requirements, e.g. easement width and alignment, pipeline alignment, depth and size, fees, etc. 4. FID requires the applicant submit a grading and drainage plan for FID approval which shows that the proposed development will not endanger the structural integrity of the pipeline, or result in drainage patterns that will adversely affect FID or the applicant. 5. FID requires its easement be shown on the map with proper recording information, and that FID be made a party to signing all plans which affect its easement and canal/pipeline facility and also be made party to signing the final map. 6. FID requires the applicant enter into an Encroachment Agreement with FID for all permanent improvements placed on or constructed within FID's easement. 7. FID does not allow FID owned property or easements to be in common use with public utility easements but will, in certain instances, allow its property to be in common use with landscape easements if the City of Fresno enters into an appropriate agreement with FID. FID requires all block walls and fences be located outside of its property and easements. Agencies\City\TM5717 C-06-88 BOARD OF President JACOB ANDRESEN, Vice-President JEFFERY G. BOSWELL DIRECTORS JEFF NEELY.EDDIE NIEDERFRANK.STEVEN G BALLS. General Manager GARY SERRATO November 13, 2006 Mr. Dave Braun Page 2 of 2 8. FID requests the applicant be exempted from any condition that would require the construction of public facilities or conveyance of deeds or easements within FID's canal easement to any other party without FID's written consent. 9. For informational purposes, a private canal known as the Armstrong No. 424 traverses the east side of the subject property as shown on the enclosed map. This is an active canal and will need to remain in service. Thank you for submitting this for our review. Please feel free to contact me with any questions or concerns at 233-7161 extension 317 or bjohnson(ufresnoirrigation.com. Sincerely, Bret Johnson Engineering Technician I cc: Gary Giannetta Granville Homes, Inc. Agencies\CitffM5717 C-06-88 I SHIELDS — — — -- — — Gow No.99 _ 1 1 � 1 310-040-95 310-040-01 310-040-94 Gow No. 99 Armstrong No. 424 FID Private - 310-040-93 PRINCETON 310-040-84 HARVARD 310-040-10 � I z z w 310-040-1 310-040-83 �I --CLINTON--j-- 0 LINTONO w e Legend 0 200 400 N FRESNO IRRIGATION DISTRICT FIDa- ——FIDPIP.N. —an.,c,.ekww. r.._.,I PFeet PMale.nn --P,,,,1,,*" -=ana.aP.V- ®FMFCD Awwree 9..„. 1 inch equals 407.39 feet w E 4=4 M,—o C-1 $#Ab--d Pppine —Mao 6Y... ©FMFGD Proy...a m.t. S r ' OprPrice-3 OFF flZ PHONE(559)233-7161 �e•� FAX(559)233-8227 2907 SOUTH MAPLE AVENUE FRESNO,CALIFORNIA 93725-2218 Your Most Valuable Resource-Water March 16, 2007 Mr.Dave Braun City of Fresno-Development Department Planning Division 2600 Fresno Street, Room 3043 Fresno, CA 93721-3604 RE: FID Pipeline Plans-Gow Canal No. 99 (Tract 5717) S/W Shields &Armstrong Ave. Dear Mr.Braun, The Fresno Irrigation District(FID) has reviewed the tentative tract map for Tract 5717. Please review FID's comments noted on the attached plan set including: Tentative Tract Map Sheet 1 of 1 1. FID's proposed and existing easements impacted by the subdvision will need to be identified in plan and section as applicable. 2. There is a private service connection to FID's Gow No 99 at the southwest corner of Shields and Armstrong Avenues. Tract 5717 impacts the private canal-Armstrong No 424 and will need to be identified per document no.28050 recorded on May 11, 1951. This is an active facility. 3. Revise section callouts such that callouts refer to the correct section. Refer to Section B- B along Cornell Avenue. 4. Impacted FID and private facilities within the subdivision will need to be identified. 5. Incorporate other FID related comments as noted on the drawings. If you have any related questions or concerns,please contact me at 233-7161 extension 344. Sincerely, Felix E.Vaquilar,P.E. Pacific Gas and AN Electric COMpany' November 13, 2006 LAND SERVICES 650"0"Street, Bag#23 Fresna, CA 93760.0001 Development Department Engineering Services Division , Land Division Section ! 2600 Fresno Street, Room 3043 Fresno, CA. 93721-3604 Attn: Dave Braun Dear Dave Braun, We have reviewed Tentative Tract Map No. 5717. OUR FILE: Airways Substation Thank you for the opportunity to review the Tentative Tract Map No. 5717. Pacific Gas and Electric Company (PG&E) owns electric substation property adjacent to this project and is currently in the process of building and operating an electric transmission line located within the proposed project's boundaries. To promote the safe and reliable maintenance and operation of utility facilities, the California Public Utilities Commission (CPUC) has mandated specific clearance requirements between utility facilities and surrounding objects or construction activities. To ensure compliance with these standards, project proponents should coordinate with PG&E early in the development of their project plans. Any proposed _ development plans should provide for unrestricted utility access and prevent easement encroachments that might impair the safe and reliable maintenance and operation of PG&E's facilities. Some examples of activities that could have an impact upon our facilities include permanent/temporary changes in grade under our facilities; construction of structures within or adjacent to PG&E's easements; and planting of certain types of vegetation under our electric facilities. Developers will be responsible for the costs associated with the relocation of existing PG&E facilities to accommodate their proposed development. Because facility relocation's require long lead times and are not always feasible, developers should be encouraged to consult with PG&E as early in their planning stages as possible. `Expansion of distribution and transmission lines and related facilities are a necessary consequence of growth and development. In addition to adding new distribution feeders, the range of electric system improvements needed to accommodate growth may include upgrading existing substation and transmission line equipment, expanding existing substations to their ultimate buildout capacity, and building new substations and interconnecting transmission lines. Comparable upgrades or additions needed to accommodate additional load on the gas system could include facilities such as regulator stations, odorizer stations, valve lots, distribution and transmission lines. PG&E remains committed to working with the City of Fresno to provide timely, reliable and cost effective gas and electric service. Please contact me at 263-5167 if you have any questions regarding our comments. We would also appreciate being copied on future correspondence regarding this development. Sincere , ePatten Land Agent JULY 11, 2007 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://municipalcodes.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 all schools for which 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 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. 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. 10. 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. 11. 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. 12. 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. 13. 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: Please provide a copy of the final Transportation Conditions of Approval for this project with at least 10 days prior notice to City Planning Commission and Council for hearing of this project. STATE OF CALIFORNIA—BUSINESS,TRANSPORTAT AND HOUSING AGENCY ARNOLD SCHWARZENEGGER,Governor DEPARTMENT OF TRANSPORTATION 1352 WEST OLIVE AVENUE s P. O.BOX 12616 FRESNO,CA 93778-2616 PHONE (559)445-6666 _ FAX (559)488-4088 A --. Flex your power! TTY (559)488-4066 �/ V��� Be energy efficient! November 7, 2006 N O Y 1 2006 213 1-IGR/CEQA 6-FRE-180-64.4+/- 'St T-5717 (A-06-002,R-06-028, &C-06-088) GRANVILLE MIXED-USE Mr. Dave Braun City of Fresno Development Department 2600 Fresno Street,Third Floor Fresno, CA 93721-3604 Dear Mr.Braun: Caltrans has reviewed the tentative subdivision map for the proposed mixed-use project to be located on the northeast corner of East Clinton and North Fowler Avenues. We previously reviewed the plan amendment, rezone, use permit, and traffic study. We have the following comments: The project will impact the State Route (SR) 180/Clovis Avenue intersection. The City's Public Works Department has informed us that improvements to this intersection are included in the City's Impact Fee Program. These improvements include widening, right-turn lanes, and signal modifications at all four legs of the intersection. We therefore are not requesting mitigation from this development. While the improvements mentioned above will improve operations at the intersection, dual left-tum lanes on the northbound leg of Clovis Avenue at East Kings Canyon are needed to optimize traffic flow. We recommend that the City collect fair share mitigation from this development to implement this improvement. The City should consider a transit alternative for this project. There is sufficient development in this general area to support transit, and early planning could make such an alternative feasible. Caltrans recommends that this project be routed to Fresno Area Express (FAX) staff for their review and comment. Please see Attachment Number 1 for other recommended transportation alternatives. If you have any questions,please call me at(559)445-6666. Sincerely, MOSES STITES Office of Transportation Planning District 6 Enclosure 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 mobility across California" TENTATIVE TRACT Mi.., N0. 5717 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 Chargee $344/living unit Service Area: Fowler e. Wastewater Facilities Charge. $2,119/living unit f. Fowler Trunk Sewer Interim Fee Surety► $1,000/living unit g. House Branch Sewer Chargee N/A WATER CONNECTION CHARGES FEE RATE h. Service Connection Charge Fee based on service(s) and meter(s) sizes specified by owner; fee for service(s) and Meter(s) established by the Master Fee Schedule. i. Frontage Charge* $6.50/lineal foot j. Transmission Grid Main Charge► $643/gross acre (parcels 5 gross acres or more) k. Transmission Grid Main Bond Debt Service Charge► $243/gross acre (parcels 5 gross acres or more) I. UGM Water Supply Feev $1,,738/living unit Service Area: 501s m. Well Head Treatment Feev $79/living unit Service Area: 501 n. Recharge Feet $56/living unit Service Area: 501 o. 1994 Bond Debt Service* $93/Living unit Service Area: 501 DEVELOPMENT IMPACT FEE FEE RATE p. Fire Facilities Impact Fee - Citywide*" $539/living unit q. Park Facility Impact Fee - Citywide+" $3398/living unit r. 'Quimby Parkland Dedication Feet" $1120/living unit s. Police Facilities Impact Fee - Citywide♦## $624/living unit t. Traffic Signal Charge- $414.69/living unit URBAN GROWTH MANAGEMENT FEE RATE u. Major Street Charge* $3161/adj. acre Service Area: D-1/E-2 v. Major Street Bridge Charge* $304/adj. acre Service Area: D-1/E-2 w. UGM Grade Separation Fee-6 N/A Service Area: x. UGM Trunk Sewer Charge-6 N/A Service Area: Fowler y. Street Acquisition/Construction Charger N/A Notes: "This amount if paid is creditable against the Park Facility Impact Fee. #' Fee applicable to all maps accepted for filing after August 30, 2005 r Due at time of subdivision. + Due at time of development. ♦ Due at occupancy. .6 Deferrable through Fee Deferral Covenant. CITY OF FRESNO MITIGATED NEGATIVE DECLARATION M EDInitial Study is on file in the Planning and Environmental Development Department, City Hall Assessment Number. L�,Fresno Street, Fresno, California 93721 EA A-06-002/ R-06- 559 621-8277 028/C-06-088 JAN 2 2R7 n APPLICANT: Granville Management Assessor's rn Jeffrey T. Roberts Parcel Number: FRESNO CO07YECLERK 1396 West Herndon Avenue 310-040-93, -84, -83 $y r Fresno, California 93711 (portion) ©EPUTY PROJECT DESCRIPTION AND LOCATION: Environmental Filed with: Assessment No. A-06-002, R-06-028, C-06-088, and Vesting Tentative REBECCA E. KLISCH, City Clerk Tract Map No. 5717 has been filed by Granville Homes for 140 acres of 2nd Floor- City Hall property located on the northeast corner of East Clinton and North Fowler 2600 Fresno Street Avenues. Plan Amendment No. A-06-002 proposes to amend the 2025 Fresno, California 93721-3603 Fresno General Plan and the McLane Community Plan from the light industrial (20 acres) planned land use designation and low density residential (27 acres) planned land use designation to the medium low density residential (60 acres) planned land use designation. Rezone Application No. R-06-028 proposes to reclassify approximately 140 acres from the AE-20 (County) zone district to the C-M (Commercial and Light Manufacturing/Urban Growth Management) zone district for 80 acres, to the R-1/UGM (Single Family ResidentiaUUrban Growth Management) zone district for 47 acres, and R-1-AH (Single Family Residential District — Horses) for 13 acres. Conditional Use Permit No. C-06-88 has been filed for alteration of standard building setbacks and lot coverage for 205 lots of a proposed tentative tract map. Vesting Tentative Tract Map No. 5717 proposes to subdivide the subject site into a 209-lot subdivision for single family residential purposes (205 lots covering 47 acres) and a light industrial development 4 lots covering 80 acres 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 Guideiines 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 manner 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: Sophia Pagoulatos SUB TTED BY: Planner L DATE: November 16, 2006 DAR ELL UN H, anning Manager PLANNING AN DEVELOPMENT DEPA MENT ENVY 'NMENTAL ASSESSMENT(EA) CHF ,LIST F - rENTIAL ENVIRONMENTAL EFFEC. EA NO.A-06-002/R-06-028/C-06-088/T--5717 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 OUILITY 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 1.4.2 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 T5-1 Use of substantial amounts of energy or fuel 7_0 NOISE 1 15.2 Substantial increase in demand upon existing 2 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 9.2 Acceleration of growth rate "1" No significant Environmental Effect 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 Theproposed project will have an adverse environmental 1 10.2 Cumulative increase in traffic on a major street for which 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 Imoact Reoort. CITY OF FRESNO PLANNING AND DEVELOPMENT DEPARTMENT ENVIRONMENTAL ASSESSMENT- INITIAL STUDY NOVEMBER 16, 2006 ENVIRONMENTAL ASSESSMENT No. A-06-002/R-06-028/C-06- 088lT-5717 Environmental Assessment No. A-06-002, R-06-028, C-06-088, and Vesting Tentative Tract Map No. 5717 has been filed by Granville Homes for 140 acres of property located on the northeast corner of East Clinton and North Fowler Avenues. Plan Amendment No. A-06-002 proposes to amend the 2025 Fresno General Plan and the McLane Community Plan from the light industrial (20 acres) planned land use designation and low density residential (27 acres) planned land use designation to the medium low density residential (60 acres) planned land use designation. Rezone Application No. R-06-028 proposes to reclassify approximately 140 acres from the AE-20 (County) zone district to the C-M (Commercial and Light Manufacturing/Urban Growth Management) zone district for 80 acres, to the R- 1/UGM (Single Family ResidentiaUUrban Growth Management) zone district for 47 acres, and R-1-AH (Single Family Residential District — Horses) for 13 acres. Conditional Use Permit No. C-06-88 has been filed for alteration of standard building setbacks and lot coverage for 205 lots of a proposed tentative tract map. Vesting Tentative Tract Map No. 5717 proposes to subdivide the subject site into a 209-lot subdivision for single family residential purposes (205 lots covering 47 acres) and a light industrial development(4 lots) covering 80 acres BORDERING PROPERTY INFORMATION Planned Land Existing Zoning Existing Land Use Use Light Industrial Agriculture and AE-20(COUNTY) North Medium Density and and Residential R-1 Single family (4.99— 10:37 Sin le Famil Residential District residential du/acre) g y development Light industrial and low South density COUNTY Rural residential residential (0- development 2.18 du/acre— Low(0-2.18 du/acre) and R-1 Single family Medium low Single Family Residential District residential and East (2.19-4.98 rural residential du/acre) And development Density COUNTY Residential Initial Study Environmental Assessment No. A-06-002/R-06-028/C-06-088/T-5717 November 16, 2006 Page 2 AE-20 West Light Industrial Agriculture Exclusive Twenty Acre A ricultrual District Staff has reviewed the above-referenced project proposal and consulted with affected agencies and interest groups. The proposed project has been evaluated with respect to the provisions of the adopted 2025 Fresno General Plan (City Council Resolution No. 2002-379) and the corresponding potential adverse environmental impacts, adopted environmental impact mitigation measures and determinations of overriding considerations established by the certification of the related Master Environmental Impact Report (MEIR) No. 10130 (City Council Resolution No. 2002-378). The proposed project, which includes an amendment of the adopted 2025 Fresno General Plan, has been determined to not be fully within the scope of MEIR No. 10130 as provided by the California Environmental Quality Act (CEQA), and as codified in the Public Resources Code (PRC) Section 21157.1(d) and the CEQA Guidelines Section 15177(c). Based upon an analysis of the project, as summarized in the following environmental assessment initial study, it has been determined that the project may contribute to the creation of certain moderate environmental effects or the project may be adversely impacted by existing conditions as addressed below. It has been further determined that all applicable mitigation measures of MEIR No. 10130 have been applied to the project, together with project specific mitigation measures necessary to assure that the project will not cause significant adverse cumulative impacts, growth inducing impacts and irreversible significant effects beyond those identified by MEIR No. 10130 as provided by CEQA Section 15178(a). "therefore, it has been determined that the filing of a mitigated negative declaration is appropriate in accordance with the provisions of California Environmental Quality Act (CEQA) Section 21157.5(a)(2) and CEQA Guidelines Section 15178(b)(1) and (2). Master Environmental Impact Report No. 10130 examined the potential adverse environmental impacts of implementation of the 2025 Fresno General Plan, which provides plans and policies to accommodate projected population and employment growth through the year 2025. The City of Fresno has determined that specific economic, legal, social, technological and other considerations related to the implementation of the 2025 General Plan outweigh the unavoidable adverse environmental effects identified in the Final MEIR, including any effects not mitigated because of the infeasibility of mitigation measures and that the identified adverse environmental effects are considered acceptable. The following impacts were identified by City Council Resolution No. 2002-378 certifying Final MEIR No. 10130 (2025 Fresno General Plan Update) as significant but mitigable effects: 1. Impact on Water Supply, Quality and Hydrology. 2. Increased Demand for Utilities and Service Systems. 3. Increased Demand for Public Services. 4. Increased Demand for Recreational Services. 5. Loss of Biological Resources. 6. Potential Disturbance of Cultural Resources. 7. Geology and Soils Impact. 8. Increased Demand for Energy. 9. Potential Aesthetic Concerns. In addition, Resolution No. 2002-378, also identifies the following unavoidable significant impacts and Initial Study Environmental Assessment No. A-06-002/R-06-028/C-06-088/T-5717 November 16, 2006 Page 3 statement of overriding considerations for these impacts: 1. Transportation and Circulation - The vehicular traffic level of service (LOS) of E and F projected for identified major streets and highway network is considered a significant and unavoidable adverse impact which can not be completely mitigated. Furthermore, there are no reasonable mitigation measures available only to the City of Fresno which would reduce this impact to a less than significant level while allowing for the implementation of other appropriate alternative transportation facilities. 2. Air Quality - The adverse air quality impacts associated with the myriad of activities associated with the long range general plan for the Fresno Metropolitan area can be expected to be significant and unavoidable, and cannot be completely mitigated. Furthermore, there are no reasonable mitigation measures available only to the City of Fresno which would assure the reduction of air quality impacts to a less than significant level. In order to provide a suitable living environment within the metropolitan area, the plan strives to facilitate expanded economic growth that will support increased employment opportunities. 3. Preservation of Agricultural Land - The conversion of agricultural land to urban uses within the planned boundary to accommodate the projected population and employment growth of the 2025 Fresno General Plan is a significant and unavoidable adverse impact, which can not be completely mitigated. Furthermore, there are no reasonable mitigation measures available only to the City of Fresno which would assure the reduction of impacts upon agricultural land within the planned urban area to a less than significant level, while also allowing for prudently planned development to accommodate project population and employment growth. 4. Noise - The innumerable activities associated with urban living environments typically generate noise that contributes to the ambient noise levels that occur within the community. The MEIR identifies numerous mitigation measures intended to reduce the impacts of increased noise upon sensitive land uses. The 2025 Fresno General Plan, as the project, also specifies numerous general plan goals and implementing objectives and policies directed to reducing exposure to excessive noise levels. However, sufficient mitigation measures are not reasonably available only to the City of Fresno, which would assure the reduction of noise impacts to less than a significant level. In addition to MEIR No. 10130 (2025 Fresno General Plan), other environmental documents have been certified for major public facilities to accommodate population growth and urban development including Final El No. 10118 (Fresno/Clovis Regional Wastewater Treatment and Reclamation Facility Capacity Expansion) and Final EIR No. SCH 95022029 (Fresno Metropolitan Water Resources Management Plan). These environmental impact analyses and conclusions, together with supporting technical studies, further address the impacts of population growth and the necessary public facility capacity expansion associated with the urban development that will accommodate the growth projected by the 2025 Fresno General Plan. To the extent that these referenced environmental impact analyses, conclusions, findings and mitigation measures are applicable to the subject project they are incorporated herein by reference, pursuant to CEQA Guidelines Section 15150. 1. —AESTHETICS No public or scenic vista will be obstructed by the development and no valuable vegetation will be removed. During the clearance, grading and construction phases of the project, the creation of an aesthetically offensive condition can be expected in terms of the general appearance of the site. However, it is anticipated that this condition would be limited to the localized area and would only exist temporarily, therefore no long term impacts are anticipated. Initial Study Environmental Assessment No. A-06-002/R-06-028/C-06-088/T-5717 November 16, 2006 Page 4 II. Agricultural Resources The parcels that comprise the subject site appear to be in agricultural use, however the site is currently planned for light industrial and low density residential development, is in the Fresno 2025 General Plan Sphere of Influence, and is surrounded by land planned for light industrial and residential development. Residential subdivisions have been approved to the north and east. There appears to be one 14 acre parcel to the south across Clinton that is currently an agricultural use. III—AIR QUALITY As a result of the San Joaquin Valley's climate and topography, the San Joaquin Valley Air Basin (SJVAB) is predisposed to poor air quality. High mountain ranges surrounding the Valley frequently create air layer inversions that prevent mixing of air masses. The large number of sunny days per year and high temperatures in the summer favor the formation of ozone. In the winter, inversions form that often trap particulate matter. With respect to the Fresno area, the SJVAB has been classified as follows: • Ozone. Recently reclassified from "severe nonattainment" to"extreme nonattainment" by the U.S. EPA. Classified as "severe nonattainment" by the State. • Particulate Matter (less than 10 microns) (PM10). Classified as "serious nonattainment" at the federal level. Classified as "nonattainment" by the State. • Carbon Monoxide (CO). Recently reclassified from "nonattainment" to "attainment" by the U.S. EPA. • Nitrogen Oxide (NO2). Unclassified/Attainment at the federal level. Classified "attainment' at the State level. • Sulfur Dioxide (SO2). Unclassified at the federal level. Classified "attainment"at the State level. • Sulfates. (No federal standard.) Classified "attainment"at the State level. • Lead. (No federal designation.) Classified"attainment"at the State level. • Hydrogen Sulfides (H2S). (No federal standard.) Unclassified by the State. • Visibility. (No federal standard.) Unclassified by the State. In response to the SJVAB's nonattainment status for Ozone (03) and particulate matter (PM,o),.the San Joaquin Valley Air Pollution Control District (SJVAPCD) has adopted air quality attainment plans as required by State and federal regulations. Table VC-1 of MEIR No. 10130 lists the air quality attainment plans that have been adopted by the SJVAPCD. On April 16, 2004, the Environmental Protection Agency (EPA) issued a final rule classifying the SJVAB as extreme non-attainment, effective May 17, 2004 (69 FR 20550). Under this rulemaking, the SJVAB's attainment date is November 15, 2010. An Extreme Ozone Attainment Demonstration Plan (OADP) must be prepared which is a roadmap that identifies emission reductions needed to attain the air quality standard by this date. According to the final rule reclassifying the SJVAB as extreme nonattainment for the federal one-hour ozone standard, the Extreme OADP was due to the EPA on November 15, 2004. A Draft Extreme Ozone Attainment Demonstration Plan is currently under review. The principal components of an OADP consist of a baseline emissions inventory, data describing measured ozone levels in the atmosphere for the area in question, descriptions of emissions controls that will reduce future emissions, a future emissions inventory that reflects decreases due to implementation Initial Study Environmental Assessment No. A-06-002/R-06-028/C-06-088/T-5717 November 16, 2006 Page 5 of emissions controls as well as increases due to increased population, and a description of the results from a photochemical model relating emissions to ambient ozone levels and demonstrating attainment of the appropriate standard at a future date. In addition, this plan fulfills requirements of the California Clean Air Act regarding the development of a triennial update and California Air Quality Attainment Plan revision that examines air pollutant exposure data, control measure implementation, and other air quality information with emphasis on meeting California ambient air quality standards. As stated in the current Air Quality Attainment Plan, it is SJVAPCD's strategy to implement multiple tactics or control measures. These measures are, in turn, implemented through the extensive collection of District rules, regulations, and permitting requirements established by the SJVAPCD. The Air District has suggested that the URBEMIS 2002 computer model be used to project future air pollutant emissions that can be expected to be generated from vehicular traffic generated from the urban uses developed on the project site. The computer model evaluated the following emissions: ROG (Reactive Organic Gasses), NOX (Nitrogen Oxides), CO (Carbon Monoxide), SOX (Sulfur Oxides), and PM10 (Particulates) which are summarized below. URBEMIS 2002 AIR QUALITY IMPACTS All data in tons/year ROG NOx CO SOX PM10 Area Source Emissions 0.61 0.37 0.38 0 0 Operational Emissions 7.79 11.2 98.96 0.08 8.15 Totals 8.4 7.02 65.57 1 0.08 5.91 Level of Significance 10 10 100 1 27.375 14.6 The URBEMIS 2002 model projections indicate that the proposed project will not exceed the threshold limits for the NOx emissions listed (this particular analysis included the prohibition of wood burning devices). However, the project will still need to undergo Indirect Source Review pursuant to Rule 9510 as noted below. In addition, the City of Fresno continues to plan and implement the expansion of its fixed-route bus public transportation system in order to serve developing urban areas. Adopted standards and conditions of development require the provision of adequate bus stop facilities at appropriate major street locations to facilitate future public transportation services. In summary, air quality impacts associated with the project can be mitigated to a less than significant level by implementation of the project specific mitigation measures noted below, as well as those listed in the 2025 Fresno General Plan Mitigation Monitoring Checklist. This project's mitigation measures, together with the implementation of the "Reasonably Available Control Measures" (RACM), as listed in table VC-3 of MEIR No. 10130, or all other applicable projects is expected to help the city improve its overall air quality. A larger regional implementation of these measures is needed to significantly help the air basin reach its air quality goals. Mitigation Measures: 1.The proposed project shall implement and incorporate, as appropriate, the following air quality related mitigation measures as noted in the attached Project Specific Monitoring Checklist dated November 16, 2006. Initial Study Environmental Assessment No. A-06-002/R-06-028/C-06-088/T-5717 November 16, 2006 Page 6 a. Comply with Rule 4002 regarding National Emission Standards for Hazardous Air Pollutants: asbestos. Any identified Asbestos containing building material having the potential for disturbance must be removed by a certified asbestos contractor in accordance with CAL-OSHA requirements. b. Comply with Rule 4102 regarding source operations that could cause a public nuisance c. Comply with Rule 4601 regarding architectural coatings. This rule limits volatile organic compounds from architectural coatings by specifying architectural coatings storage, clean up and labeling requirements and applies to any person who supplies, sells, offers for sale, applies or solicits the application of any architectural coating. d. Comply with Rule 4641 regarding cutback, slow cure, and emulsified asphalt, paving and maintenance operations. If asphalt paving will be used, then paving operations of this project will be subject to Rule 4641. This rule applies to the manufacture and use of cutback asphalt, slow cure asphalt and emulsified asphalt for paving and maintenance operations. e. Comply with Rule 9510 regarding Indirect Source Review. This rule was adopted to reduce the impacts of growth in emissions from all new development in the San Joaquin Valley. Rule 9510 requires applicants to provide information that enables the District to quantify construction, area and operational PM10 and NOx emission, and potentially mitigate a portion of those emissions. An application must be filed with the District prior to development. 2. The proposed project shall implement and incorporate, as appropriate, the air quality related mitigation measures as identified in the attached Master Environmental Impact Report No. 10130- 2025 Fresno General Plan Mitigation Monitoring Checklist dated November 16, 2006. IV.—BIOLOGICAL RESOURCES There are no native plants or significant wildlife populations known to exist on the project site. The required landscaping on the site would provide habitat for certain species of birds and small animals suited for an urban environment. V.—CULTURAL AND HISTORIC RESOURCES No cultural or historic resources are known to exist on the project site. Mitigation Measures 1.The proposed project shall implement and incorporate, as appropriate, the cultural and historic resource related mitigation measures as identified in the attached Master Environmental Impact Report No. 10130- 2025 Fresno General Plan Mitigation Monitoring Checklist dated November 16, 2006. VI.—TOPOGRAPHIC. SOIL, GEOLOGIC CONSIDERATIONS The site is located within the San Joaquin Valley, a broad structural trough bounded by the Seirra Nevada and Coast Ranges of California, sloping westward to its greatest depth near the western margin of the valley. The San Joaquin Valley has been filled with several thousand feet of sedimentary deposits. Sediments in the valley, derived from the erosion of the Sierra Nevada, have deposited sands with lesser silts, minor clays, and gravel by major to minor west-flowing drainages and their tributaries. The Initial Study Environmental Assessment No. A-06-002/R-06-028/C-06-088/T-5717 November 16, 2006 Page 7 sedimentary deposits in the region form large, coalescing alluvial fans with gradual slopes. General movement of groundwater within the San Joaquin Valley is from the flanks of the valley to the median of the trough on the western side of the valley and subsequently toward the Sacramento Delta area. The San Joaquin Valley is an area of substantial groundwater withdrawal and recharge from municipal, industrial and agricultural use. No active earthquake faults have been detected within the Fresno metropolitan area. Fresno County is considered by the state to be an area of low seismic risk and there are no defined Alquist-Priolo special Fault Study zones in the area. The principal earthquake hazard is related to ground shaking; surface rupture is considered extremely unlikely. The distance between Fresno and major faults reduces ground- shaking effects. The City is classified as Seismic Zone III in the 1999 Uniform Building Code. Zone III indicates that the area is subject to strong ground motions from earthquakes. Development of the property requires compliance with grading and drainage standards of the City of Fresno and the Fresno Metropolitan Flood Control District. Construction activities will require excavation and compaction of soils. The City requires, as a standard building practice, the submittal of geotechnical reports. The design and construction of projects are required to comply with the recommendations of said reports. The City's standard practice and procedures and the objectives and policies in the 2025 Fresno General Plan will reduce effects related to geology to a less than significant level. 1. The proposed project shall implement and incorporate, as appropriate, the topography and geology related mitigation measures as identified in the attached Master Environmental Impact Report No. 10130-2025 Fresno General Plan Mitigation Monitoring Checklist dated November 16, 2006. VII—HAZARDS AND HAZARDOUS MATERIALS The San Joaquin Valley is the second largest flood plain in the United States after that of the Mississippi .River, therefore the potential hazard of flooding exists and must be mitigated where warranted. The subject site is located in Flood Plane Zone X, indicating that the level of flood hazard is less than significant. No hazardous materials are currently known to exist on the site. Mitigation Measures: 1.The proposed project shall implement and incorporate, as appropriate, the hazards and hazardous materials related mitigation measures as identified in the attached Master Environmental Impact Report No. 10130- 2025 Fresno General Plan Mitigation Monitoring Checklist dated November 16, 2006. VIII—HYDROLOGY AND WATER QUALITY The Fresno Metropolitan Water Resource Management Plan has been adopted and the accompanying Final EIR (SCH #95022029) certified. The purpose of the management plan is to provide safe, adequate, and dependable water supplies to meet the future needs of the metropolitan area in an economical manner; protect groundwater quality from further degradation and overdraft; and, provide a plan of reasonably implementable measures and facilities. In addition, the proposed project must contribute to Initial Study Environmental Assessment No. A-06-002/R-06-028/C-06-088/T-5717 November 16, 2006 Page 8 the completion of the Fresno Metropolitan Flood Control District's master planned storm drainage facilities. The mitigation measures of EIR No. 10130 are incorporated herein by reference and are required to be implemented by the attached mitigation monitoring checklist. In summary, these mitigation measures require participation in the development of groundwater recharge in an amount equal to the project's estimated water consumption. Alternative measures to satisfy this requirement include paying fees established by the city for construction of recharge facilities, the construction of recharge facilities directly by the project, or participation in augmentation/enhancement/enlargement of the recharge capability of Fresno Metropolitan Flood Control District storm water ponding basins. While the proposed project may be served by conventional groundwater pumping and distribution systems, full development of the 2025 Fresno General Plan boundaries may necessitate utilization of treated surface water due to inadequate groundwater aquifer recharge capabilities. Furthermore, adverse groundwater conditions of limited supply and compromised quality have been well- documented by planning, environmental impact report, and technical studies over the past 20 years including the MEIR No. 10130 for the 2025 Fresno General Plan, Final EIR No.10100, Final EIR No.10117, Final EIR No. SCH 95022029 (Fresno Metropolitan Water Resource Management Plan) et al. These conditions include water quality degradation due to DBCP, arsenic, iron, and manganese concentrations; low water well yields; limited aquifer storage capacity and recharge capacity; and, intensive urban or semi-urban development occurring upgradient from the Fresno Metropolitan Area. In accordance with the provisions of the 2025 Fresno General Plan and Master EIR No. 10130 mitigation measures, project specific water supply and distribution requirements must assure that an adequate source of water is available to serve the project with the implementation of the mitigation measures noted below and are required to be implemented by the attached mitigation monitoring checklist. In summary, these mitigation measures require participation in the development of a water supply and distribution system equal to the project's estimated water consumption. Mitigation Measures 1.The proposed project shall implement and incorporate, as appropriate, the hydrology and water quality related mitigation measures as identified in the attached Master Environmental Impact Report No. 10 1 30-2025 Fresno General Plan Mitigation Monitoring Checklist dated November 16, 2006. 2.The proposed.project shall implement and incorporate, as appropriate, the following hydrology and water quality related mitigation measures as noted in the attached Project Specific Monitoring Checklist dated November 16, 2006. a. Fresno Irrigation District (FID) Gow Canal No. 99 traverses the west side of the subject property and applicant must grant an exclusive pipeline easement to FID and pipe the Gow No. 99 Canal across the proposed development in accordance with FID standards, and that the applicant enter into an agreement with FID for that purpose. IX.—LAND USE AND PLANNING Industrial planned land use. The 2025 Fresno General Plan and the McLane Community Plan designate the site for light industrial (20 acres) and low density residential (27 acres) planned land uses. The proposed plan amendment requests to redesignate the 20 acre site planned light industrial to medium low density residential planned land use, and to redesignate 27 acres of land currently planned for low density residential to medium low density planned land use. This proposal is inconsistent with the Fresno 2025 General Plan because land planned for industrial use is critical to the city's economic Initial Study Environmental Assessment No. A-06-002/R-06-028/C-06-088/T-5717 November 16,2006 Page 9 development goals. Objective D-1 in the Economic Development Element of the 2025 General Plan states the following: The City, in collaboration with public- and private-sector entities in the community, will develop and maintain a comprehensive economic development strategy for achieving the objectives as set forth in the Economic Development Element of the Fresno General Plan and will update this strategy on an annual basis. This strategy has been developed and actively implemented in the form of the Regional Jobs Initiative, initiated in 2003 as the economic development plan for the region. This plan seeks to add 30,000 jobs to the region in 5 years by developing certain sectors of the economy. Of interest to this discussion are two sectors: agile manufacturing and logistics and distribution, both of which would require industrial land. In these two sectors alone, the goal is to add 2,700 jobs by 2008. In order for this to occur, the preservation of industrially zoned land is critical. in addition, the 20 acre site proposed for the subject amendment provides ideal conditions for light industrial use, as it is strategically located for easy access to various transportation modes, including the Fresno Yosemite International Airport. The industrial market situation is critical in Fresno according to Grubb&Ellis Research. The third quarter 2006 market report shows the citywide industrial vacancy rate as 5.1%, which is half of what a healthy vacancy rate should be, according to Tammy Katuin, Director of Client Services at Grubb& Ellis. Ms. Katuin confirmed that for enough choice to exist in the market, a 10% vacancy rate is considered optimal. More critical still is the industrial vacancy rate in the project vicinity, which is 1.7% according to the same report. Therefore the proposal to remove 20 acres of industrial land from an already very tight market could have significant impacts on the local economy. The mitigation measure for this impact is to compensate for the loss of industrial land by providing an additional 20 acres of land planned for light industrial land use in another location. However it should be noted that additional environmental impacts will be associated with this designation. The current 20 acres is part of a cluster of industrially zoned land. A newly designated 20 acre site may not have the optimal conditions that the current site has, and may result in additional environmental impacts. Residential planned land uses.The project includes a proposal to redesignate 27 acres of land planned for low density residential use (0-2.18 dwelling units/acre) to medium low density residential uses (2.19— 4.98 dwelling units per acre). The land designated for low density residential uses in this area was planned at lower densities in the 2025 General Plan process in order to provide a buffer between the industrial uses to the west and the higher density residential uses to the east. However, staff believes that in light of the residential dwelling units lost in past years due to the "drop down" provision of the Fresno Municipal Code (recently eliminated by the Planning Commission and City Council pursuant to Variety Pack 3) which permitted development at densities less than those called for by the 2025 Fresno General Plan, the proposed amendment would not cause significant environmental impacts beyond those identified in the Fresno 2025 General Plan Master Environmental Impact Report. The maximum number of single family residential units allowable on 20 acres at the proposed medium low density would be 99 units, while at the low density, as currently designated, the maximum allowable number of units would be 44. This increase from 44 to 99 units is considered within the scope of the 2025 Fresno General Plan since approximately 1,700 residential units were lost under the "drop down" provision of the Fresno Municipal Code. Any potential significant impacts caused by this increase would be mitigated by the mitigation measures in the MEIR as well as the attached project specific mitigation measures. Mitigation Measures: Initial Study Environmental Assessment No. A-06-002/R-06-028/C-06-088/T-5717 November 16, 2006 Page 10 1. The proposed project shall implement and incorporate, as appropriate, the land use related mitigation measures as identified in the attached Master Environmental Impact Report No. 10130- 2025 Fresno General Plan Mitigation Monitoring Checklist dated November 16, 2006. 2.The proposed project shall implement and incorporate, as appropriate, the following land use related mitigation measure as noted in the attached Project Specific Monitoring Checklist dated November 16, 2006: to the Cityef=Fresne 2025 General-Plan. nppliraRt ,.,Gull be Fequ,.ed to pFaGess ., geneF. te- light i„apstriQi- land "RE-1 Thiv—Pia„ ameRdmeRt mist Lie—appreved—Prier to 9F a. The applicant shall participate with the City Planning and Development and Economic Development Departments in the preparation and submittal of applications for a 40-acre plan amendment and rezoning (to either the C-M or M-1 zone district) to accommodate a future industrial user. The applicant shall pay all (100%) of the costs of the application submittal. Said costs shall include City processing fees, engineering fees incurred in application submittal, graphics, and other incidental costs. The City of Fresno Planning and Development and Economic Development Departments shall be responsible for selecting the property that will be the subject of the applications. The application shall be submitted and paid in full prior to the issuance of the first building permit for the northerly 20 acres of the residential portion of the project proposed by Plan Amendment A-06-02 and Rezone Application No. R-06-028. b. Prior to the issuance of the first building permit on the northerly 20 acres proposed for medium low density residential uses by Plan Amendment A-06-02 and Rezone Application No. R-06-028, all infrastructure for the northern 40 acres planned light industrial and proposed for C-M zoning shall be installed. c. Prior to issuance of certificate of occupancy for the last home on the northerly 20 acres proposed for medium low density residential uses by Plan Amendment A-06- 02 and Rezone Application No. R-06-028, the infrastructure for the southerly 40 acres planned for light industrial and proposed for C-M zoning shall be installed. d. The applicant shall submit a site plan review application for the light industrial development that is designed for uses that create a minimum of 15 jobs per acre e. Prior to the recordation of the first final map, the applicant shall actively participate in the development of a Vacant Industrial Land Inventory' document that will be distributed by the Economic Development Department of the City of Fresno. This document will provide the updated basis for those involved with Economic Development to attract new and growing businesses to the City of Fresno. f. The applicant shall, in coordination with the City of Fresno, support and promote the addition of light industrial land within the Southeast Growth Area, as appropriate, and shall, upon the request of the Economic Development Department of the City of Initial Study Environmental Assessment No. A-06-002/R-06-028/C-06-088fT-5717 November 16, 2006 Page 11 Fresno, participate with the EDC and/or the City of Fresno at out of town conferences, seminars, trade shows (for a two-year period) in an effort to attract industrial users to the City of Fresno. X.-MINERAL RESOURCES The project site is located in mineral resource zone (MRZ) 3 according to the 2025 Fresno General Plan Aggregate Mineral Resource Map located in Exhibit 10 of the plan. MRZ 3 indicates potential, but unproven mineral resources. At this time there are no anticipated impacts to mineral resources (aggregate or other) as a result of the project. XI.—NOISE The project site will generate additional noise in comparison to what is existing and visitors may be exposed to on-site vehicle traffic noise and vehicle noise generated from vehicles traveling on adjacent streets, which are classified as collector streets immediately adjacent to the residential development. Collectors are two-to-four lane undivided roadways, with the primary function of connecting local streets and arterials and neighborhood traffic generators and provide access to abutting properties. However, given the layout of the site and its limited uses, noise should be properly mitigated by the placement of buildings and required landscaping. Mitigation Measures: 1. The proposed project shall implement and incorporate, as appropriate, the noise-related mitigation measures as identified in the attached Master Environmental Impact Report No. 10130- 2025 Fresno General Plan Mitigation Monitoring Checklist dated November 16, 2006. XII.- POPULATION AND HOUSING The removal of 20 acres of industrially planned land could upset the jobs/housing balance in the area. According to the third quarter 2006 market trend report by Grubb&Ellis Research, there is a serious shortage of industrially planned land citywide, and a critical shortage in the project area, which has a 1.7% vacancy rate. A 10% vacancy rate is considered healthy according to Tammy Katuin, Director of Client Services Research, Marketing and Information Systems at Grubb&Ellis Research. See Mitigation Measures for Item IX. Land Use and Planning, above XIII. —PUBLIC SERVICES A. Fire Protection The project must comply with the applicable service delivery requirements necessary to provide not less than the minimum acceptable level of fire protection facilities and services appropriate for urban uses. Fire service will be provided by City of Fresno Station No. 10, which is located within two miles. Mitigation Measures: 1.The proposed project shall implement and incorporate, as applicable, the Fire related mitigation measures as identified in the attached Master Environmental Impact Report No. 10130- 2025 Initial Study Environmental Assessment No. A-06-002/R-06-028/C-06-088/T-5717 November 16, 2006 Page 12 Fresno General Plan Mitigation Monitoring Checklist dated November 16, 2006. B. Water and Sewer Lines of Adequate 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 of the facility was expanded to accommodate up to 80 million gallons per day, and was upgraded with modernized equipment to safeguard against equipment failures. However, in an attempt to serve the anticipated 790,000 metropolitan area population for the year 2025, one or more sub-regional treatment and reclamation facilities will be required. While the proposed project may presently be accommodated by the Fowler Avenue Trunk Sewer, previous public facility and environmental analyses have projected that the Fowler Avenue Trunk Sewer does not have sufficient design capacity to accommodate the sewage flows that could be generated by full development of the McLane Community Plan area and the Southeast Growth Area. To address this concern, the City of Fresno is pursuing several options to increase sewage collection and treatment capacity for the eastern portion of the metropolitan area. The North Avenue Trunk Sewer has been constructed to serve the easterly and southerly areas and supplement the other trunk sewers' capacity to accommodate development of the east and southeast areas. The City of Fresno has negotiated a temporary exchange of sewer capacity with the City of Clovis for its Fowler trunk sewer capacity. This temporary exchange of capacity is conditioned upon Fresno replacing capacity exchanged in the Fowler trunk sewer with capacity in future facilities to be determined. Necessary and appropriate fees to provide for the replacement of said Fowler trunk capacity exchange have not yet been adopted by the City Council. Mitigation measures and tract map conditions of approval will include a requirement that the developer pay an "Interim Fee Surety." Any amount paid above and beyond the required fee surety shall be refunded once the fee has been adopted. Thus, sanitary sewer service is available to serve the project, subject to the mitigation measures imposed with the environmental assessment. Mitigation Measures: 1. The proposed project shall implement and incorporate, as applicable, the water and sewer related mitigation measures as identified in the attached Master Environmental Impact Report No. 10130- 2025 Fresno General Plan Mitigation Monitoring Checklist dated November 16, 2006. C. Storm Water Drainage Facilities On or Off Site In order to avoid or reduce the discharge of pollutants into the storm water sewer system, the U.S. Environmental Protection Agency requires that a Notice of Intent for a general National Pollutant Discharge Elimination System (NPDES) permit be filed for a variety of industrial uses and for any construction site of one or more acres of land. The property owner of this development site has been informed of this requirement. It is any business owner's responsibility to ensure that the Notice of Intent is filed in accordance with the regulations published in Volume 55, No. 222, of the Federal Register. Mitigation Measures: 1.The proposed project shall implement and incorporate, as applicable, the storm water related mitigation measures as identified in the attached Master Environmental Impact Report No. 10130- 2025 Fresno General Plan Mitigation Monitoring Checklist dated November 16, 2006. Initial Study Environmental Assessment No. A-06-002/R-06-028/C-06-088/T-5717 November 16, 2006 Page 13 XIV.-RECREATION No significant impacts to city recreation facilities are anticipated as a result of the project. XV.—TRANSPORTATION AND TRAFFIC Generation of Vehicular Traffic Sufficient to Cause Capacitv Deficiencies The development of the project site with the proposed 205 single-family residences, and the surrounding planned land uses designated by the 2025 Fresno General Plan and McLane Community Plan, will require the completion of the planned major street network in accordance with applicable development policies and standards including the Urban Growth Management program. Both plans designate North Armstrong and East Clinton Avenues as collector streets. Collector streets are typically developed with two travel lanes in each direction but without a median island. However, all street standards provide for a widened pavement width at major street intersections to allow for exclusive left-turn and right-turn lanes as well as bus bays or turnouts. The MEIR No. 10130 prepared for the 2025 Fresno General Plan (incorporated herein by reference) utilized macro-level traffic analysis techniques to examine the traffic flow level of service (LOS) for major street segments that would occur in the year 2025. This analysis utilized the unadjusted Council of Fresno County Council of Governments (COG) traffic model projected traffic volumes and the Florida Tables, which are an accepted national tabular standard of the Highway Capacity Manual (HCM) methodology. LOS is a characterization of a street's traffic flow operations that range from an LOS of A (reflecting a very low traffic volume with no travel delay) to an LOS of F (reflecting a very high traffic volume with substantial congestion and travel delay). The most substantial traffic capacity deficiencies are predicted to occur within the eastern portion of the Fresno Metropolitan Area along Clovis Avenue and on Shields Avenue immediately east of Clovis Avenue. A substantial proportion of these street deficiencies are the result of land use decisions, development practices and public perceptions that have affected land use distribution throughout the region. These factors also include state planning mandates such as the need to accommodate projected population growth consistent with State planning law including the housing element mandates (California Government Code Sections 65583 through 65895.5). These decisions include the practice of segregating residential, commercial and industrial land uses so that industrial and other employment intensive uses were located in the southern portion of the metropolitan area, while predominantly residential uses were located in the middle and northern sectors. As required by the mitigation measures established by the certification of MEIR No. 10130, a traffic assessment was prepared by TJKM Transportation Consultants (dated April 28, 2005) to evaluate the number of vehicle trips projected to be generated by the proposed project. Utilizing the Institute of Traffic Engineers (ITE) Trip Generation Manual, Seventh Edition, and associated computer software together with the COG's computerized traffic model, this analysis predicts the number of vehicle trips that will be generated from the proposed project and surrounding planned land uses, and the direction in which these trips will travel. The Traffic Impact Study(TIS) analyzed the following intersections: • North Armstrong Avenue/ East Shields Avenue • North Fowler Avenue/East Shields Avenue • North Clovis Avenue/ East Shields Avenue • North Armstrong Avenue/ East Clinton Avenue • North Clovis Avenue/ East Olive Avenue Initial Study Environmental Assessment No. A-06-002/R-06-028/C-06-088/T-5717 November 16, 2006 Page 14 Development of approximately 205 single family residential dwelling units can be expected to generate an average of approximately 6,029 vehicle trips per day(VTD). Of these vehicle trips, it is projected that 744 will occur during the morning (7 to 9 a.m.) peak hour travel period and 777 will occur during the evening (4 to 6 p.m.) period hour travel period. The project traffic study indicates that the majority of the existing plus pipeline projects (2010) peak hour vehicle trips are expected to travel north and south on Clovis Avenue between East Shields and East Olive Avenues. Because much of the immediately surrounding area (i.e. eastern most portion of the McLane Community Plan Area) is not developed, the planned major street and intersection improvements have not yet been completed as required by adopted plans, policies and development standards. However, approval of the proposed project, as well as other urban land uses developed as planned by the 2025 Fresno General Plan will require the construction of the planned major street system consistent with the public facility and service delivery requirements of the Urban Growth Management Program. In addition, the developer of this project, in accordance with the mitigation measures of Master Environmental Impact Report (No. 10130) which was certified by the Council with the adoption of the 2025 Fresno General Plan, will be required to pay impact fees specific to the traffic signalization of the major street intersections. In order to alleviate the impact of this project upon the City of Fresno's street system and to provide for a smooth flow of traffic to and from the project, the property owner/developer will be required to dedicate a portion of the subject sites for street purposes in accordance with adopted plans and policies such as the Major Street and Highway Plan, the Circulation Element of the General Plan, an Official Plan Line, a Director's Determination, or a local street public improvement standard as determined by the Director. Each development must also construct a portion of the planned major street system, including off-site extensions as required by Urban Growth Management Policies. However, until the street system is completed to accommodate its anticipated capacity, the McLane Community Plan area is expected to contain numerous bottleneck areas, which will impede the flow of traffic. These and other street plans are the product of careful planning that projects traffic capacity needs based on the densities and intensities of planned land uses anticipated at build-out of the planned area. These streets will provide adequate access to and recognize the traffic generating characteristics of individual properties and, at the same time, afford the community an adequate and efficient circulation system. Mitigation Measures: 1. The proposed project shall implement and incorporate, as applicable, the following traffic related mitigation measures as noted in the attached Project Specific Monitoring Checklist dated November 16, 2006. a. The project applicant shall pay the City of Fresno Traffic Signal Mitigation Impact Fee (TSNII) to mitigate any impacts to the City's traffic signal network. b. Signal improvements shall be constructed within the project area in order to bring the Level of Service to Fresno 2025 General Plan standards pursuant to the recommendations of the Traffic Impact Study dated April 28, 2005 and further analysis by the traffic engineering division of the City of Fresno. C. Additional lanes shall be added on streets within the project area in order to bring the Level of Service to Fresno 2025 General Plan standards pursuant to the Traffic Impact Study dated April 28, 2005 and further analysis by the traffic engineering division of the City of Fresno. 2. The proposed project shall implement and incorporate, as applicable, the traffic related mitigation measures as identified in the attached Master Environmental Impact Report No. 1 01 30-2025 Fresno General Plan Mitigation Monitoring Checklist dated November 16, 2006. Initial Study Environmental Assessment No. A-06-002/R-06-028/C-06-088fr-5717 November 16, 2006 Page 15 DETERMINATION Based upon these previous actions and the applicability of adopted development standards, plan policies/implementation measures, and applicable mitigation measures of the above-referenced environmental documents, it is concluded that the proposed land uses will not result in a significant adverse environmental effect. On the basis of this initial evaluation, it is determined that the proposed project is consistent with all applicable city plans and policies and conforms to all applicable zoning standards and requirements. Pursuant to Section 15070 of the California Environmental Quality Act (CEQA) Guidelines, it is further determined that there is no substantial evidence in the record that the proposed project may have a significant effect on the environment. This is based upon the mitigation measures required as conditions of proiect approval which are referenced by this environmental assessment and as identified by the Master Environmental Impact Report No. 10130 prepared for the 2025 Fresno .General Plan and are conditions upon which a mitigated negative declaration can be recommended. A MITIGATED NEGATIVE DECLARATION WILL BE PREPARED, K:\Master Files - 2004\'REZOIVE\R-04-104,C-04-318 7765NPalm Retail-Office--AR\R-04-104 & C-04- 118-IS.doc Initial Study Environmental Assessment No. A-06-002/R-06-028/C-06-088/T-5717 November 16, 2006 Page 16 CITY OF FRESNO MITIGATED NEGATIVE DECLARATION PROJECT SPECIFIC MITIGATION MEASURES AND MONITORING CHECKLIST ENVIRONMENTAL ASSESSMENT NO./A-06-002/R-06-028/C-06-088/T-5717 MITIGATION MEASURE IMPLEMENTED BY WHEN VERIFIED BY IMPLEMENTED III ': ALR G1UAL.ITY, ,. a Comply with Rule 4002 Project Applicant Upon approval of City of Fresno Planning regarding National Emission Standards for Hazardous Air demolition permit & Development Pollutants: asbestos. Department b Comply with Rule 4102 Project Applicant Prior to building City of Fresno Planning regarding source operations permit & Development that could cause a public Department nuisance C. Comply with Rule 4601 Project Applicant Prior to building City of Fresno Planning regarding architectural coatings. permit & Development Department d Comply with Rule 4641 Project Applicant Prior to building City of Fresno Planning regarding cutback, slow cure, permit & Development and emulsified asphalt, paving and maintenance operations Department e Comply with Rule 9510 Project Applicant Prior to building San Joaquin Valley Air regarding Indirect Source permit Poilution Control District Review. and City of Fresno Planning & Development Department VIII HYDROLOGY AND 'WATER QUALITY . a. Fresno Irrigation District (FID) Project Applicant Plan approval by FID City of Fresno Planning Gow Canal No. 99 traverses the prior to building and Development west side of the subject property permit Department and Fresno and applicant must grant an exclusive pipeline easement to Irrigation District FID and pipe the Gow No. 99 Canal across the proposed development in accordance with FID standards, and that the applicant enter into an agreement with FID for that purpose. Initial Study Environmental Assessment No. A-06-002/R-06-028/C-06-088/7-5717 November 16, 2006 Page 17 IX LAND USE a. to thcrtc—Git' y o si;e 2025 plan amendment to FedesigRate use ethe. then light i,,,616.6t.i.,l to light iRdust0al—land use. This lin amendment—mu be appFeyed-^P49F to 9F a The applicant shall participate Applicant Prior to the issuance Planning & Development with the City Planning and of the first building Department and Development and Economic permit for the Economic Development Development Departments in northerly 20 acres of Department the preparation and submittal of applications for a 40-acre plan the residential amendment and rezoning (to portion the project either the C-M or M-1 zone proposedd by Plan district) to accommodate a Amendment A-06-02 future industrial user. The and Rezone applicant shall pay all (100%) of Application No. R- the costs of the application 06-028. submittal. Said costs shall include City processing fees, engineering fees incurred in application submittal, graphics, and other incidental costs. The City of Fresno Planning and Development and Economic Development Departments shall be responsible for selecting the property that will be the subject of the applications. The application shall be submitted and paid in full b All infrastructure for the northern Applicant Prior to the issuance Planning & Development 40 acres planned light industrial of the first building Department and proposed for C-M zoning shall be installed. permit on the northerly 20 acres proposed for medium low density residential uses by Plan Amendment A- 06-02 and Rezone Application No. R- 06-028 Initial Study Environmental Assessment No. A-06-002/R-06-028/C-06-088lT-5717 November 16, 2006 Page 18 All infrastructure for the C. Applicant Prior to issuance of Planning & Development southerly 40 acres planned for certificate of Department light industrial and proposed for C-M zoning shall be installed. occupancy for the last home on the northerly 20 acres proposed for medium low density residential uses by Plan Amendment A- 06-02 and Rezone Application No. R- 06-028 d. The applicant shall submit a Applicant Within 6 months of Planning & Development site plan review application approval of Plan Department for the light industrial Amendment development that is designed Application No. A- for uses that create a 06-002 minimum of 15 jobs per acre The applicant shall actively e. Applicant Prior to the Planning & Development participate in the development recordation of the Department and of a "Vacant Industrial Land first final map, Economic Development Inventory" document that will be distributed by the Economic Department Development Department of the City of Fresno. This document will provide the updated basis for those involved with Economic Development to attract new and growing businesses to the City of Fresno. f The applicant shall, in. Applicant During the 2 year Planning & Development coordination with the City of period beginning Department and Fresno, support and promote with approval of Plan Economic Development the addition of light industrial Amendment Department land within the Southeast Growth Area, as appropriate, Application No. A- and shall, upon the request of 06-002 the Economic Development Department of the City of Fresno, participate with the EDC and/or the City of Fresno at out of town conferences, seminars, trade shows (for a two-year period) in an effort to attract industrial users to the City of Fresno. VIII PUBLIC.SERVICES.i Initial Study Environmental Assessment No. A-06-002/R-06-028/C-06-088/T-5717 November 16, 2006 Page 19 A. Fire Install eight (8) on-site hydrants Project applicant Prior to issuance of City of Fresno Planning per Fire Prevention standards first building permit & Development with fire flow of 1,500 GPM 8" Department water main minimum. C A NPDES permit shall be filed Project applicant Prior to issuance of Fresno Metropolitan Storm prior to development first building permit Flood Control District Water XV. TRANSPORTATION AND TRAFFIC The Tract project shall pay its a. Project applicant Prior to issuance of City of Fresno Planning Traffic Signal Mitigation Impact first building permit & Development (TSMI) Fee of $414.69 per Department and single family dwelling unit at the Department of Public time of building permit based on Works Traffic the trip generation rate(s) as set Engineering Division and forth in the latest edition of the ITE Trip Generation Manual. The TSMI fee based on 205 single family dwelling units is $85,011.45. b The light industrial project shall Project applicant Prior to issuance of City of Fresno Planning pay its TSMI Fee of $41.47 per first building permit & Development Average Daily Trip at the time of building permit based on the trip Department and Department of Public generation rate(s) as set forth in Works Traffic the latest edition of the ITE Trip Generation Manual. The TSMI Engineering Division and fee based on 4,067 ADT is $168,658.49. The trip generation for the light industrial was based on acreage and could change when a proposed project on these lots is proposed based on floor area ratios and specific land uses such as industrial, gas stations, grocery stores, and restaurants. Initial Study Environmental Assessment No. A-06-002/A-06-028/C-06-088/T-5717 November 16,2006 Page 20 C. The project shall signalize the Project applicant Prior to issuance of City of Fresno Planning intersection of Fowler first building permit & Development Avenue/Shields Avenue. The Department and intersection is included in the Department of Public TSMI fee. The cost of the Works Traffic engineering design and Engineering Division and construction is reimbursable and can be credited against the TSMI fee. This signal is also conditioned on another project, however it will need to be operating prior to occupancy. This signal should be designed consistent with the P69 Standard. d The project shall signalize the Project applicant Prior to issuance of City of Fresno Planning intersection of Armstrong first building permit & Development Avenue/Clinton Avenue. The Department and intersection is included in the Department of Public TSMI fee. The cost of the engineering design and Works Traffic construction is reimbursable Engineering Division and and can be credited against the TSMI fee. This signal should be designed consistent with the P69 Standard. e The project shall signalize the Project applicant Prior to issuance of City of Fresno Planning intersection of Fowler first building permit & Development Avenue/Clinton Avenue. The Department and intersection is included in the Department of Public TSMI fee. The cost of the engineering design and Works Traffic construction is reimbursable Engineering Division and and can be credited against the TSMI fee. This signal should be designed consistent with the P69 Standard. The f. project shall signalize the Project applicant Prior to issuance of City of Fresno Planning intersection of Armstrong first building permit & Development Avenue/Shields Avenue. The Department and intersection is included in the TSMI fee. The cost of the Department of Public Works Traffic engineering design and construction is reimbursable Engineering Division and and can be credited against the TSMI fee. This signal should be designed consistent with the P69 Standard. Initial Study Environmental Assessment No. A-06-002/R-06-028/C-06-O88/T-5717 November 16, 2006 Page 21 g The proposed project shall make necessary improvements and right-of-way dedications along adjacent public streets as per City of Fresno requirements and the recommended queue lengthens from the TIS. K:\Master Files -2004VRNE\04-104,C-04-318 7765NPalm Retail-Office—AMR-04-104& C-04-118-IS.doc MASTER ENVIRONMENTAL IMPACT REPORT(MEIR) NO. 10130 2025 FRESNO GENERAL PLAN Project/EA No. A-06-002/R-06-028/C-06-088/T-5717 Date: November 16, 2006 Mitigation Monitoring Checklist Following is the mitigation monitoring checklist from MEIR No. 10130 as applied to the above noted Project Environmental Assessment as required by City Council Resolution No. 2002-378 and Exhibit "E", thereof, adopted on November 19, 2002,certifying the MEIR for the 2025 Fresno General Plan Update. NOTE: Letters B-Q in mitigation measures refer tot eh respective section of Chapter V of MEIR No. 10130 MITIGATION MEASURE WHEN COMPLIANCE A B C D E F IMPLEMENTED VERIFIED BY B-1. Development projects that are consistent with plans and policies but that could affect Prior to approval of Public Works Dept./ X conditions on major street segments predicted by the General Plan MEIR traffic analysis to land use entitlement Transportation perform at an Average Daily Traffic (ADT) level of service (LOS) D or better in 2025,with planned application Planning/Planning street improvements, shall not cause conditions on those segments to be worse than LOS E and Development `r{ before 2025 without completing a traffic and transportation evaluation. This evaluation will be Dept. used to determine appropriate project-specific design measures or street/transportalion improvements that will contribute to achieving and maintaining LOS D. B-2. Development projects that are consistent with plans and policies but that could affect Prior to approval of Public Works Dept./ X conditions on major street segments predicted by the General Plan MEIR traffic analysis to land use entitlement Transportation perform at an ADT LOS E in 2025, with planned street improvements, shall not cause conditions application Planning/Planning on those segments to be worse than LOS E before 2025 without completing a traffic and and Development transportation evaluation. This evaluation will be used to determine appropriate project-specific Dept. design measures or street/ transportation Improvements that will contribute to achieving and maintaining LOS E. B-3. Development projects that are consistent with plans and policies but that could affect Prior to approval of Public Works Dept./ X conditions on major street segments predicted by the General Plan MEIR traffic analysis to land use entitlement Transportation perform at an ADT LOS F shall not cause further substantial degradation of conditions on those application Planning/Planning segments before 2025 without completing a traffic and transportation evaluation. and Development Dept. > t s This evaluation will be used to determine appropriate project-specific design measures or street/ , transportation improvements that will contribute to achieving and maintaining a LOS equivalent to ` that anticipated by the General Plan. Further substantial degradation is defined as an increase in the peak hour vehicle/capacity(v/c) ratio of 0.15 or greater for roadway segments whose v/c ratio is estimated to be 1.00 or higher in 2025 by the General Plan MEIR traffic analysis. 7 Page 1 A—Incorporated into Project C—Mitigation in Progress E— Part of City-Wide Program B—Mitigated D—Responsible Agency Contacted F—Not Applicable MASTER ENVIRONMENTAL IMPACT REPORT (MEIR) NO. 10130 2025 FRESNO GENERAL PLAN Project/EA No. A-06-002/R-06-028/C-06-088[1'-5717 Date: November 16, 2006 Mitigation Monitoring Checklist MITIGATION MEASURE WHEN COMPLIANCE A B C D E F IMPLEMENTED VERIFIED BY B-4. For development projects that are consistent with plans and policies, a site access Prior to approval of Public Works Dept./ X evaluation shall be required to the satisfaction of the Public Works Director. This evaluation shall, land use entitlement Transportation at a minimum, focus on the following factors: application Planning/Planning and Development a. Disruption of vehicular traffic flow along adjacent major streets, appropriate design measures Dept. - for on-site vehicular circulation and access to major streets (number, location and design of driveway approaches), and linkages to bicycle/pedestrian circulation systems and transit services. b. In addition, for development projects that the City determines may generate a projected 100 or more peak hour vehicle trips (either In the morning or evening), the evaluation shall determine the project's contribution to Increased peak hour vehicle delay at major street intersections adjacent or proximate to the project site. The evaluation shall identify project responsibilities for intersection improvements to reduce vehicle delay consistent with the LOS anticipated by the 2025 Fresno General Plan. For projects which affect State Highways, the Public Works Director may direct the site access evaluation to reference the criteria resented In Caltrans Guide for the Preparation of Traffic Impact Studies, B-5. Circulation and site design measures shall be considered for development projects so that Prior to approval Public Works DeptJ X local trips may be completed as much as possible without use of, or with reduced use of, major of land use Transportation streets and major street intersections. Appropriate consideration must also be given to entitlement Planning/Planning compliance with plan policies and mitigation measures Intended to promote compatibility between application and Development land uses with different traffic generation characteristics. De t. B-6. New development projects and major street construction projects shall be designed with Prior to approval or Public Works Dept./ X X consideration and implementation of appropriate features (considering safety, convenience and prior to funding of Transportation cost-effectiveness) to encourage walking, bicycling, and public transportation as alternative major street project. Planning/Planning = modes to the automobile. and Development Dept. B-7. Bicycle and pedestrian travel and use of public transportation shall be facilitated as Ongoing Public Works Dept./ X X alternative modes of transportation including, but not limited to, provision of bicycle, pedestrian Transportation and public transportation facilities and improvements to connect residential areas with public Planning/Planning facilities, shopping and employment. Adequate rights-of-way for bikeways, preferably as bicycle and Development Y lanes, shall be provided on all new major streets and shall be considered when designing Dept. 4 - improvements for existing major streets. x Page 2 A—Incorporated into Project C—Mitigation in Progress E—Part of City-Wide Program B—Mitigated D—Responsible Agency Contacted F—Not Applicable MASTER ENVIRONMENTAL IMPACT REPORT (MEIR) NO. 10130 2025 FRESNO GENERAL PLAN Project/EA No. A-06-002/R-06-028/C-0.6-088/T-5717 Date: November 16, 2006 Mitigation Monitoring Checklist MITIGATION MEASURE WHEN COMPLIANCE A B C D E F IMPLEMENTED VERIFIED BY C-1. In cooperation with other jurisdictions and agencies in the San Joaquin Valley Air Basin, the Ongoing Planning and X City shall take the following necessary actions to achieve and maintain compliance with state and Development federal air quality standards and programs. Department a. Develop and incorporate air quality maintenance considerations into the preparation and review of land use plans and development proposals. b. Maintain internal consistency within the General Plan between policies and programs for air quality resource conservation and the policies and programs of other General Plan elements. c. City departments preparing environmental review documents shall use computer models (software approved by local and state air quality and congestion management agencies) to f } estimate air pollution impacts of development entitlements, land use plans and amendments to land use regulations. d. Continue to route information regarding land use plans, development projects, and amendments to development regulations to the SJVAPCD for that agency's review and comment on potential air quality impacts. C-2. The City shall continue efforts to Improve technical performance, emissions levels and Ongoing Fresno Area Express X system operations of the Fresno Area Express transit system,through such measures as: a. Selecting and maintaining bus engines, transmissions, fuels and air conditioning equipment for efficiency and low air pollution emissions. y, b. Siting new transit centers and other multi-modal transportation transfer facilities to maximize utilization of mass transit. c. Continuing efforts to improve transit on-time performance, increase frequency of service, extend hours of operation, add express bus service and align routes to capture as much new ridership as possible. d. Initiating a program to allow employers and institutions (e.g., educational facilities) to purchase blocks of bus passes at a reduced rate to facilitate their incentive programs for reducing single-passenger vehicle use. C-3. The City shall implement all of the Reasonably Available Control Measures (RACM) Ongoing Various city X identified in Exhibit A of Resolution No. 2002-119, adopted by the Fresno City Council on April 9, departments 2002. These measures are presented in full delail in Table VC-3 of the MEIR. =5 0-1. The City shall monitor impacts of land use changes and development project proposals on Ongoing Dept of Public Utilities X X metropolitan water supply facilities and the groundwater aquifer. and Planning and Develo ment De t 77.,x Page 3 A—Incoiporated into Project C—Mitigation in Progress E—Part of City-Wide Program 13—Mitigated D—nesponsible Agency Contacted F—Not Applicable MASTER ENVIRONMENTAL IMPACT REPORT (MEIR) NO. 10130 2025 FRESNO GENERAL PLAN Project/EA No. A-06-002/11-06-028/C-06-088/T-5717 Date: November 16. 2006 - Mitigation Monitoring Checklist MITIGATION MEASURE WHEN COMPLIANCE A B C D E F IMPLEMENTED VERIFIED BY E-1. The City shall continue to Implement and pursue strengthening of urban growth Ongoing Planning and X management service delivery requirements and annexation policy agreements, Including urging Development that the county continue to implement similar measures within the boundaries of the 2025 Fresno Department General Plan, to promote contiguous urban development and discourage premature conversion of agricultural land. E-2. To minimize the inefficient conversion of agricultural land, the City shall pursue the Ongoing Planning and X appropriate measures to ensure that development within the planned urban boundary occurs Development consistent with the General Plan and that urban development occurs within the city's Incorporated Department boundaries. E-3. The City shall pursue appropriate measures, including recordation of right to farm Ongoing Planning and X covenants, to ensure that agricultural uses of land may continue within those areas of transition Development where planned urban areas interface with planned agricultural areas. Department E-4. Development of agricultural land, or fallow land adjacent to land designated for agricultural Ongoing Planning and X uses, shall incorporate measures to reduce the potential for conflicts with the agricultural use. Development Implementation of the following measures shall be considered: Department ; a. Including a buffer zone of sufficient width between proposed residences and the agricultural use. b. Restricting the intensity of residential uses adjacent to agricultural lands. c. Informing residents about possible exposure to agricultural chemicals. d. Where feasible and permitted by law, exploring opportunities for agricultural operators to cease aerial spraying of chemicals and use of heavy equipment near proposed residences. e. Recordation of right to farm covenants to ensure that agricultural uses of land can continue. F-1. The City shall ensure the provision for adequate trunk sewer and collector main capacities to Ongoing Dept. of Public X X serve existing and planned urban and economic development, including existing developed uses Utilities and Planning — not presently connected to the public sewer system, consistent with the Wastewater Master Plan. and Development Where appropriate, the City will coordinate with the City of Clovis and other agencies to ensure Department that planning and construction of facilities address regional needs In a comprehensive manner. F-2. The City shall continue the development and use of citywide sewer flow monitoring and Ongoing Dept. of Public X computerized flow modeling to ensure the availability of sewer collection system capacity to serve Utilities planned urban development. F-2-a. The City shall provide for containment and management of leathers and sludge adequate Ongoing Dept. of Public X to prevent groundwater degradation. Utilities Page 5 A–Incorporated into Project C–Mitigation in Progress E–Part of City-Wide Program B–Mitigated D–Responsible Agency Contacted F–Not Applicable MASTER ENVIRONMENTAL IMPACT REPORT (MEIR) NO. 10130 2025 FRESNO GENERAL PLAN Project/EA No. A-06-002/R-06-028/C-06-088CI'-5717 Date: November 16, 2006 Mitigation Monitoring Checklist MITIGATION MEASURE , WHEN COMPLIANCE A B C D TEF IMPLEMENTED VERIFIED BY F-3. The City shall ensure the provision of adequate sewage treatment and disposal by using the Ongoing Dept. of Public X Fresno-Clovis Regional Wastewater Reclamation Facility as the primary facility when Utilities economically feasible for all existing and new development within the General Plan area. Smaller, subregional wastewater treatment facilities may also be constructed as part of the regional wastewater treatment system, when appropriate. Site specific environmental evaluation and development of Waste Discharge Requirements by the Regional Water Quality Control Board shall precede the construction of these facilities. Mitigation measures identified In these evaluations shall be Incorporated Into each project to reduce the Identified environmental Impacts. F-4. The City shall ensure that adequate trunk sewer capacity exists or can be provided to serve Ongoing/prior to Dept. of Public X proposed development prior to the approval of rezoning, special permits, tract maps and parcel approval of land use Utilities and Planning maps, so that the capacities of existing facilities are not exceeded. entitlement and Development application Department F-5. The City shall provide adequate solid waste facilities and services for the collection, transfer, Ongoing/prior to Dept. of Public X recycling, and disposal of refuse for existing and planned development within the City's construction Utilities jurisdiction. Site specific environmental evaluation shall precede the construction of these facilities. Results of this evaluation shall be incorporated into each project to reduce the identified environmental impacts. G-1. Site specific environmental evaluation shall precede the construction of new police and fire Ongoing/prior to Fire Dept/Police Dept/ X protection facilities. Results of this evaluation shall be incorporated into each project to reduce construction Planning and the identified environmental impacts. Development Dept. H-1. Site specific environmental evaluation shall precede the construction of new public parks. Ongoing/prior to Parks and Recreation X Results of this evaluation shall be incorporated into the park design to reduce the environmental construction Dept./Planning and impacts. Develo ment Dept. 1-1. Projects that could adversely affect rare, threatened or endangered wildlife and vegetative Ongoing/prior to Planning and X species ( or may have impacts on wildlife, fish and vegetation restoration programs) may be approval of land use Development Dept. approved only with the consent of the California Department of Fish and Game (and the U.S. Fish entitlement and Wildlife Service, as appropriate) that adequate mitigation measures are incorporated into the application project's approval. 1-2. Where feasible, development shall avoid disturbance in wetland areas, including vernal pools Ongoing/prior to Planning and X and riparian communities along rivers and streams. Avoidance of these areas shall including approval of land use Development Dept. siting structures at least 100 feet from the outermost edge of the wetland. If complete avoidance entitlement Is not possible, the disturbance to the wetland shall be minimized to the maximum extent possible, application with restoration of the disturbed area provided. New vegetation shall consist of native species similar to those removed. Page 6 A—Incorporated into Project C—Mitigation in Progress E—Part of City-Wide Program B—Mitigated D-Responsible Agency Contacted F—Not Applicable MASTER ENVIRONMENTAL IMPACT REPORT (MEIR) NO. 10130 2025 FRESNO GENERAL PLAN Project/EA No. A-06-002/R-06-026/C-06-OSS/T-5717 Date: November 16, 2006 Mitigation Monitoring Checklist MITIGATION MEASURE WHEN COMPLIANCE A B C D E F IMPLEMENTED VERIFIED BY 1-3. Where wetlands or other sensitive habitats cannot be avoided, replacement habitat at a ongoing/prior to Planning and X nearby off-site location shall be provided. The replacement habitat shall be substantially approval of land use Development Dept. equivalent in nature to the habitat lost and shall be provided at a ratio suitable to assure that, at a entitlement minimum, there Is no net less of habitat acreage or value. Typically, the U.S. Fish and Wildlife application and during Service and California Department of Fish and Game require a ratio of three replacement acres construction for every one acre of high quality riparian or watland habitat lost. 1-4. Existing and mature riparian vegetation shall be preserved to the extent feasible, except Ongoing/prior to Planning and v when trees are diseased or otherwise constitute a hazard to persons or property. During approval of land use Development Dept. construction, all activities and storage of equipment shall occur outside of the drip lines of any entitlement trees to be preserved. application and during construction 1-5. Within the identified riparian corridors, environmentally sensitive habitat areas shall be Ongoing/prior to Planning and X protected against any significant disruption of habitat values and only uses consistent with these approval of land use Development Dept. values shall be allowed (e.g., nature education and research, fishing and habitat enhancement entitlement and protection). application and during construction 1-6. All areas within identified riparian corridors shall be main talned In a natural state or limited to Ongoing/prior to Planning and X recreation and open space uses. Recreation shall be limited to passive forms of recreation, with approval of land use Development Dept. any facilities that are constructed required to be non intrusive to wildlife or sensitive species. entitlement application and during construction J-1. If the site of a proposed development or public works project is found to contain unique Ongoing/prior to Planning and X archaeological or paleontological resources, and it can be demonstrated that the project will approval of land use Development Dept. cause damage to these resources, reasonable efforts shall be made to permit any or all of the entitlement resource to be scientifically removed, or it shall be preserved in situ (left in an undisturbed state), application In situ preservation may include the following options, or equivalent measures: a. Amending construction plans to avoid the resources. b. Setting aside sites containing these resources by deeding them into permanent conservation easements. c. Capping or covering these resources with a protective layer of soil before building on the sites. d. Incorporating parks, green space or other open space Into the project to leave these resources undisturbed and to provide a protective cover over them. e. Avoiding public disclosure of the location of these resources until or unless the site Is adequately rotected from vandalism or theft. Page 7 A—Incorporated into Project C—Mitigation in Progress E—Part of City-Wide Program B—Mitigated D—Responsible Agency Contacted F—Not Applicable MASTER ENVIRONMENTAL IMPACT REPORT (MEIR) NO. 10130 2025 FRESNO GENERAL PLAN ProjectlEA No. A-06-002/R-06-028/C-06-088rT-5717 Date: November 16, 2006 Mitigation Monitoring Checklist MITIGATION MEASURE WHEN COMPLIANCE A B C D E F IMPLEMENTED VERIFIED BY J-2. An archaeological assessment shall be conducted for the project if prehistoric human relics Ongoing/prior to Planning and X are found that were not previously assessed during the environmental assessment for the project. submittal of land use Development Dept. The site shall be formally recorded, and archaeologists' recommendations shall be made to the entitlement City on further site.Investigation or site avoidance/preservation measures, application J-3. If there are suspected human remains, the Fresno County Coroner shall be contacted Ongoing Planning and X Immediately. If the remains or other archaeological materials are possibly of Native American Development Dept./ origin, the Native American Heritage Commission shall be contacted immediately, and the Historic Preservation California Archaeological Inventory's Southern San Joaquin Valley Information Center shall be Commission staff contacted to obtain a referral list of recognized archaeologists. J-4. Where maintenance, repair stabilization, rehabilitation, restoration, preservation, Ongoing Planning and X conservation or reconstruction of the historical resource will be conducted consistent with the Development Dept./ Secretary of the Interior's Standards for the Treatment of Historic Properties with Guidelines for Historic Preservation Preserving, Rehabilitating, Restoring and Reconstructing Historic Buildings (Weeks and Grimmer, Staff 1995), the project's impact on the historical resource shall generally be considered mitigated below a level of significance and thus not significant. K-1. The City shall adopt the land use noise compatibility standards presented in Figure VK-2 for Ongoing Planning and X general planning purposes. Development Dept. K-2. Any required acoustical analysis shall be performed as required by Policy H-1-d of the 2025 Ongoing/upon Planning and X Fresno General Plan for development projects proposing residential or other noise sensitive uses submittal of land use Development Dept. as defined by Policy H-1-a, to provide compliance with the performance standards identified by entitlement Policies H-1-a and H-1-k. (Note: all are policies of the 2025 General Plan.) application The following measures can be used to mitigate noise impacts; however, Impacts may not be fully mitigated within the 70 dBA noise contour areas depicted on Figure VK-4, y • Site Planning. See Chapter V for more details. • Barriers. See Chapter V for more details. Building Designs. See Chapter V for more details. K-3. The City shall continue to enforce the California Administrative Code, Title 24, Noise Ongoing/prior to Planning and X Insulation Standards. Title 24 requires that an acoustical analysis be performed for all new multi- building permit Development Dept. family construction in areas where the exterior sound levels exceed 60 CNEL. The analysis shall issuance ensure that the building design limits the Interior noise environment to 45 CNEL or below. L-1. Any construction that occurs as a result of a project shall conform with current Uniform Ongoing Planning and X Building Code regulations which address seismic safety of new structures and slope Development Dept. requirements. As appropriate, the City shall require a preliminary soils report prior to subdivision map review to ascertain site specific subsurface information necessary to estimate foundation conditions. This report shall reference and make use of the most recent regional geologic maps available from the California Department of Conservation, Division of Mines and Geology. Page S A—Incorporated into Project C—Mitigation in Progress E—Part of City-Wide Program B—Mitigated D—Responsible Agency Contacted F—Not Applicable MASTER ENVIRONMENTAL IMPACT REPORT (MEIR) NO. 10130 2025 FRESNO GENERAL PLAN )rojectlEA No. A-06-002/R-06-028/C-06-088CT-5717 Date: November 16, 2006 Mitigation Monitoring Checklist MITIGATION MEASURE WHEN COMPLIANCE A B C D E F IMPLEMENTED VERIFIED BY 4-1. The City shall cooperate with appropriate energy providers to ensure the provision of Ongoing Planning and tdequate energy generated and distribution facilities,including environmental review as required. Development Dept. X ]-1. The City shall establish and Implement design guidelines applicable to all commercial and Ongoing Planning and X nanufacturing zone districts. . These design guidelines will require consideration of the Development Dept appearance of non-residential buildings that are visible to pedestrians and vehicle drivers using valor streets or are visible from proximate properties zoned or planned for residential use. Page 9 A—Incorporated into Project C—Mitigation in Progress E—Part of City-Wide Program B—Mitigated D—Responsible Agency Contacted F—Not Applicable