Loading...
HomeMy WebLinkAboutT-5728 - Conditions of Approval - 4/17/2006 City of REPORT TO THE PLANNING COMMISSIOP� r� -����•,. 1GENDA ITEM NO. VIII.A COMMISSION MEETING 11/3/04 November 3 2004 t APPROVED BY D FROM: STAFF, Planning Division DEPARTMENT DIREC NAL( ��2v'111k7 Planning and Development Department SUBJECT: CONSIDERATION OF PLAN AMENDMENT APPLICATION NO. A-04-07, REZONE APPLICATION NO. R-04-018, VESTING TENTATIVE TRACT MAP APPLICATION No. T-5316/UGM, AND RELATED MITIGATED NEGATIVE DECLARATION FOR ENVIRONMENTAL ASSESSMENT NO. A-04-07/R-04-18/t-5316 I EXECUTIVE SUMMARY Plan Amendment Application No. A-04-07 pertains to 10 acres of property located on the southeast corner of West Dakota and North Hayes Avenues. Rezone Application No. R-04-18 and Vesting Tentative Tract Map Application No. T-5316/UGM includes that property plus another 48± acres on the south side of West Dakota Avenue between North Polk and North Hayes Avenues. The plan amendment application proposes to change the planned land use of the above-mentioned 10 acres site from medium-high density residential to medium density residential. The rezone application proposes to change the zone district of the entire 58± acres from the County's R-R (Rural Residential) zone district to the R-1/UGM (Single Family Residential/Urban Growth Management Area) zone district. The proposed R-1 Zone District would be consistent with the existing medium density residential planned land use for 48±acres of the site, and would be consistent with the proposed medium density residential planned land use for the 10 acres subject to plan amendment. The vesting tentative tract map would be consistent with the applicable policies of the 2025 Fresno Genera► Plan and the West Area Community Plan. The applications are supported by staff. It is recommended that the Planning Commission recommend approval of the plan amendment and rezone applications and environmental findings to the City Council, and approve the vesting tentative tract map application with application of conditions and mitigation measures from the environmental assessment. PROJECT INFORMATION PROJECT Plan Amendment Application No. A-04-07, Rezone Application No. R-04-018, and Vesting Tentative Tract Map No. 5316/UGM have been filed to facilitate the development of a 252 to 254 lot single family residential subdivision tn APPLICANT Central Valley Land Development, LLL LU LOCATION South side of West Dakota Avenue, between North Polk and North ow Hayes Avenues (Council District 1, Councilmember Boyajian-upon LU Ln z U) annexation) N cn W s', SITE SIZE 58± acres LAND USE Existing Land Use Designation - medium-high density residential i •J (10 acres) and medium density residential (48± acres) Existing Use -Agricultural, with a residence (currently vacant) Proposed - Medium Density Residential (entire 58± acres) m ZONING Existing - Fresno County R-R (Rural Residential) Proposed - R-1/UGM (Single Family Residential/Urban Growth Management Area) REPORT TO THE PLANNING COMMISSION Plan Amendment Application No. A-04-07, Rezone Application No. R-04-18, Vesting Tentative Tract Map 5316/UGM November 3, 2004 Page 2 PLAN DESIGNATION Amendment of the 2025 Fresno General Plan and West Area AND CONSISTENCY Community Plan to change 10 acres at the southeast corner of West Dakota and North Hayes Avenue from the medium-high density planned land use to medium density residential planned land use, with a related change of zone district for this 10 acres plus another 48± acres already planned for medium-density residential land use from Fresno County R-R to(City of Fresno)R-1/UGM. The proposed R-1/UGM zone district is consistent with the proposed medium density residential land use designation. PROPOSED DENSITY 4.5 dwelling units/acre, which is consistent with the existing/proposed medium density land use designation per Fresno Municipal Code Section 12-403-13(1) ENVIRONMENTAL FINDING Mitigated Negative Declaration issued on October 12, 2004 PLAN COMMITTEE This project has been reviewed and approved by the West Area RECOMMENDATION Citizens Advisory Committee. STAFF RECOMMENDATION Recommend approval to the City Council of Plan Amendment Application No. A-04-07 and Rezone Application No. R-04-18, and related environmental findings; approve Vesting Tentative Tract Map Application No. T-5316/UGM subject to conditions. BORDERING PROPERTY INFORMATION PLANNED LAND USE EXISTING ZONING EXISTING USE Medium Density Residential R-R NORTH and Rural Residential Agriculture, with residence Public Facility (Elementary (Fresno County) School) Medium Density Residential R-R Rural Residential and SOUTH and Rural Residential Agriculture Medium-Low Density Residential (Fresno County) R-1/UGM EAST Medium Density Residential Single Family Residential/ Single-Family Subdivision Urban Growth Management Medium Density Residential R-R WEST Rural Residential Agriculture Fresno County) REPORT TO 1'HE PLANNING COMMiSSIOr- Plan Amendment Ap;.Jication: No. A-04-0?, Rezore,6. plication No. R-04-18, Vesting Tentative Tract Map 5316/UGM November 3, 2004 Page 3 ENVIRONMENTAL FINDING An environmental assessment initial study was prepared for this project in accordance with the requirements of the California Environmental Quality Act (CEQA) Guidelines. This process included the distribution of requests for comment from 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 including the Master.Environmental Impact Report (MEIR No. 10130) for the recently adopted 2025 Fresno General Plan and West Area Community Plan. These environmental and technical studies have examined projected sewage generation rates.of planned urban uses,the capacity of existing sanitary sewer collection and treaty-,ini fac!i+i F and optimum alternatives for increasing capacities;groundwater aquifer resource conditions; water.su__.-,* pruduction and distribution system capacities; traffic carrying capacity of the planned major street system; and, student generation projections and school facility site location identification. The proposed project, which includes an amendment of the adopted 2025 Fresno General Plan, has been det'errrn-v._-,'d tc, 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 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 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). A public notice of the attached mitigated negative declaration finding for Environmental Assessment Application No. A-04-07/R-04-18/T-5316 was published in the Fresno Bee, and, no appeals or comments have been received on this EA as of October 29, 2004. BACKGROUND / ANALYSIS The applicant, Central Valley Land Development, LLC, has filed Plan Amendment Application No.A-04-07 and for a 10-acre portion of an approximately 58-acre area project site. The 2025 Fresno General Plan and West Area Community Plan currently designate this portion of the site for medium-high land uses with the western one-half of the site designated for medium density residential planned land uses. The plan amendment application proposes to change the land use plan designation for this 10 acres to medium density residential use. The site is currently not within the incorporated boundaries of the City of Fresno and is zoned R-R (Rural Residential-Fresno County). A rezone application has been concurrently filed with the City of Fresno by the applicant to establishes R-1/UGM(Single Family Residential/Urban Growth Management)zoning(to become effective upon annexation to the city) for the entire 58± acres. REPORT TO THE PLANNING COMMISSION Plan Amendment Application No. A-04-07, Rezone Application No. R-04-18, Vesting Tentative Tract Map 5316/UGM November 3, 2004 Page 4 A Vesting Tentatve Tract Map application was accepted subsequent to the plan amendment and rezone applications. It proposes to subdivide the entire 58±acres into 254 single-family lots; however, due to the need to make at least one additional local street dedication, this tract map is likely to be reduced to 253 or 252 lots. The density of this subdivision, after subtracting land required for dedication of major streets from the gross acreage, would be approximately 4.5 dwelling units per acre. According to the land use consistency table (or "matrix") adopted for the 2025 General Plan (and applied within all community plans), the medium density residential designation allows 4.99 -10.37 dwelling units per acre. Although the applicant is proposing to develop the site at a density slightly under the lower threshold of medium density, Fresno Municipal Code Section 12-403-B(1) states that a developed residential density can be as low as the minimum density of the next-lowest residential land use designation. The City of Fresno's next-lowest density designation, medium-low density residential," allows 2.19 to 4.98 dwelling units per acre. Therefore, Vesting Tentative Tract Map No. 53161UGM is consistent with the 2025 Fresno General Plan and the West Area Community Plan, provided that Plan Amendment Application No. A-04-07 is approved for the northwesterly 10 acres of the subject property. The proposed subdivision is required to extend transmission grid water mains("TGM")from North Polk Avenue westward in West Dakota Avenue and southward in North Hayes Avenue, meeting the Department of Public Utilities and Fresno Fire Department requirements for looped water service. In order to provide sewer service to the 20 acres of the project which abut North Polk Avenue, a sewer main is required to be extended southward to reach West Shields Avenue, ultimately connecting with the Cornelia Trunk Sewer. For the westerly.40.acres of the project, a sewer main connection to the Grantland Trunk Sewer is required by means of acquiring an easement on the (as yet unbuilt) segment of West Dakota Avenue between North Hayes and North Grantland Avenues. A historic survey of the existing house on the site resulted in the finding that the property is not eligible for inclusion on historic registers,and has been modified. There is a row of olive trees lining the existing driveway, but due to considerations of crop pest harborage (the olive maggot) which could have adverse economic impacts on olive growers, and Public Works Department street tree standards, the Planning and Development Department recommending that these trees be relocated as street trees for the subdivision. The adjacent fig packing operation (located on 20 acres at the southwest corner of Polk and Dakota Avenue) recently had a leaking{underground storage tank abated. The developer of the subdivision is required to submit soil tests to verify that no residual contamination from gasoline affects soils of the proposed lots. The fig packing operation formerly discharged its drainage onto the subject property,and is taking measures to connect to the City sewer system and re-route stormwater off the proposed subdivision. There is also a warehouse that is located on, or very close to, the property line dividing the fig packing property from the subdivision. Fresno Fire Department is requiring that a one-hour fire separation be installed/maintained along this building wall. The Central Unified School District reviewed the plan amendment, rezone, and vesting tentative tract map and has commented on it. The school district affirms that there will be school capacity for the students generated by this project, that school construction fees will be due at the adopted rate in place at the time of building permits and that sidewalks and street improvements should be made to facilitate student transportation. In addition,the school district is requesting that a permanent,median-separated school bus turnout be constructed REPORT TO THE PLANNING COMMISSION Plan Amendment Application No. A=34-07,Re.-one Applicaticn.No. R-04-18, Vesting Tentative Tract Map 5316/UGM November 3, 2004 Page 5 on major street frontage of the project. The Department of Public Works Engineering Division and the District will confer on the exact location and design detail of this bus turnout when street work plans are submitted for the tract. Notices of the Planning Commission hearing on this plan amendment, rezone, and tentative tract map were mailed to the school district and to all property owners having land within a 410-foot radius of the tract map's boundaries, and were posted on both major street frontages of the 10 acres subject to plan amendment. As of October 29, no appeals or comments were received by the Planning and Development Department regarding this project. Committee Recommendation The Advisory Committee will reviewed the plan amendment and rezone applications at meetings on May 10 and May 24, 2004. The committee approved the project, with the recommendation that the City and Coun'v cuu.rerat� on developing the entire street infrastructure network in the West Area. Land:Use Pians and Policies The West Area Community Plan (adopted with the 2025 Fresno General Plan)designated 10 acres of property on the southeastern corner of West Dakota and North Hayes Avenues for medium-high density residential use. Adjacent properties to this 10 acres were planned for medium density residential uses. The redesignation of this 10 acres to medium density residential use reflects the consideration that density on this subject property in this area needs to be reduced in order to accommodate Pacific Gas & Electric Company's 146.5-foot wide transmission line easement, which currently has a 115 KV line and is proposed to be augmented with a second row of transmission towers and another transmission line to serve the growing West and Edison Community Plan areas. The proposed land use, rezoning, and subdivision are compatible with the applicable community and general plan goals, policies, and implementation measures intended to provide for public safety and general welfare; the efficient uses of natural resources and public facilities; the construction of adequate public improvements by the aevelopment which generates the demand for these facilities; and, the implementation of a functional land use pattern consistent with the population and economic growth projections of the 2025 Fresno General Plan. Based on the applicability of adopted development standards, plan policies/implementation measures, and applicable mitigation measures of the above-referenced environmental documents, and with consideration of the proposed land use relationship,and recommended neighborhood unifying design principles, it is concluded that the proposed plan amendment will further promote the achievement of the Safety Element, Urban Form and land use, and Public Facilities Element objectives of the 2025 Fresno General Plan. Traffic and Streetlintersection improvements The develop rent of urban uses on the project site together with the surrounding areas as designated by the 2025 Fresno General Plan and West Area Community Plan, will be required to complete the planned major street network in accordance with applicable development policies and standards including the Urban Growth Management program. REPORT TO THE PLANNING COMMISSION Plan Amendment Application No. A-04-07,RE':zuiie Apolication No. R-04-18, Vesting Tentative Tract Map 5316/UGM November 3, 2004 Page 6 North Polk Avenue is designated as an arterial street and West Dakota and North Hayes Avenues are designated as collector streets by the 2025 Fresno General Plan Land Use and Circulation Plan map. Fully developed arterial and collector streets have a capacity of at least 30,000 vehicle trips per day. Existing traffic conditions on these streets (vehicle trip counts) indicate that the County's existing two-lane configuration on these major streets, which can safely accommodate up to 10,000 vehicle trips per day, could accommodate the proposed project. Pursuant to City Urban Growth Management requirements, the developer of this project will be required to improve the center travel lanes of these streets and to provide for 250' long left turn lanes at the intersections of Dakota/Polk and Dakota/Hayes intersections. City Public Works development standards provide for arterial and collector streets require that the major street frontages of the subject 58± acres be developed to full planned width (with striped travel lanes and bike lanes, gutter, curb, and sidewalk). Along the boundaries of this of perty, there wi;l be two northbound travel lanes on North Hayes, two eastbound travel lanes on West Dakota, and two southbound travel lanes on North Polk Avenue(which will also have a median island to control left-turn and crossing vehicular movements, with a full median break at West Dayton Avenue),with appropriate transitions. Collector and arterial street standards also 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(turnouts) at appropriate locations. The traffic analysis prepared for the 2025 Fresno General Plan and the associated Master Environmental Impact Report (MSIR) No. 10130 utilized the Fresno County Peak Hour Travel Model of the Council of Fresno County Council of Governments (COG) to project average daily vehicle trip (ADT) volumes on major streets. With development of the project site and surrounding planned urban uses designated by the general plan through the year 2025, projected ADT volumes of 12,720± on North Polk Avenue, 7,450 on West Dakota Avenue, and 3,900± on North Hayes Avenue can be anticipated at full buildout of the West Area to urban densities. With anticipated improvements completed by the development of planned land uses as required by' city standards and policies, this street is expected to ultimately function with a level of service(LOS) of C. The LOS C rating is indicative of streets that accommodate vehicle traffic demands with few delays or constraints. However, due to the overall size of the proposed project, a detailed traffic study was required pursuant to Master Environmental Impac±Report(MEIR) No. 10130 prepared for the 2025 Fresno General Plan and West Area,Cornmusity Plan. The traffic study was prepared by VRPA Technologies and .submitted to the Public Works Department Engineering Division Traffic Planning Section in June. It details that the proposed development of single family residences on the overall 58±-acre project site is expected to generate an average of 2,412 vehicle trips per day. (This figure reflects the reduced trip generation created by the proposed plan amendment and subdivision map depicting a lower intensity of development on the subject property than had originally been shown in the 2025.Fresno General Plan and West Area Community Plan.) Of these vehicle trips, it is projected that 188 will occur during the morning (7:00 to 8:00 a.m.)peak hour travel period and 256 will occur during the evening(4:00 to 6:00 p.m.) period hour travel period. A substantial portion of the peak hour vehicle trips are expected to utilize Shields Avenue to the south of the project site, and Ashlan Avenue to the north. Less than half proportion of these total daily projected trips are expected to access State Route (SR) 99 interchanges, with the majority of those trips crossing the freeway and not entering the SR 99 traffic stream. Because some of the immediately surrounding 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. REPORT TO THE PLANNING COMMISSION Plan Amendment Apr lication No. A-04-07, Rezone APolication No. R-04-18, Vesting Tentative Tract Map 5316/UGM November3, 2004 Page 7 However, the proposed project, as well as other urban land uses developed as planned by the 2025 Fresno General Plan, will be required to construct the planned major street system consistent with the public facility and service delivery requirements of the Urban Growth Management Program. Pursuant to the traffic study, this project will be required to contribute an additional amount to signalization of the Shields/Valentine Avenue intersection, to pay for 4-way stop sign warrants which may be met at Dakota/Polk and Dakota/Hayes intersections, and to conduct warrant studies at the latter two intersections prior to approval of the final phase of the tract map. In addition, development of the project site will be subject to the payment of all applicable development impact fees including updated, or new, urban growth management fees. The Public Works Department Engineering Division Traffic Planning Section has reviewed the proposed project and has determined that the streets relating to the site will be able to carry the quantity and kind of traffic generat&-t �ubje.t to recommended street improvement conditions. The tract map conditions include relinqJshment of alt direct access rights to North Polk, West Dakota, and North Hayes Avenue the lots which side-onto these major streets. The projeci.�ras routed to Caltrans for review and comment. Caltrans responded in a letter dated March 23, 2004 (copy attached). The Caltrans letter requested that cumulative impacts be addessed. The City did address those impacts in MEIR No. 10130 prepared for the 2025 Fresno General Plan, and the proposed plan amendment and subdivision reduce potential traffic impacts for this 58±acres by reducing planned density of 10 acres and lessening the developed density for the other 48 acres below the maximum allowable. The Caltrans letter requests that transit alternatives be incorporated into this project. This is being done; the Tract Map Conditions require construction of a City bus bay on West Dakota Avenue and an public school bus stop on at least one major street frontage of this tract . Bike lanes, sidewalks, crosswalks, and traffic signalization on three major streets to foster pedestrian and bicyclist safety are incorporated into project requirements. Therefore, the proposed plan amendment, rezone, and subdivision are not expected to create significant impacts to the state highway system nor to Fresno's overall circulation network and air quality. Tract 53161UGM Lot Sizes and Dimensions TTM 5316/UGM is also consistent with the proposed R-1 (Single Family Residential District) zoning. All of the lots in the subdivision equal, or exceed, the minimum lot size requirement of the R-1 zone district. Lots which include PG&E transmission line.easement are oversized, to allow for home construction outside of the easement area. PG&E has extensive restrictions and requirements for construction in the vicinity of its transmission line easements, which have been made conditions of the tract map. Tract 53161UGM Landscaping/Walls Given that this proposed subdivision abuts an arterial and two collector streets, the developer will be required to install and maintain twenty feet (20') of landscaping along. North Polk Avenue and fifteen feet (15') of landscaping along West Dakota and North Hayes Avenues. The developer will also be required to install a concrete wall at the rear of the required landscape setback which will attenuate potential noise generated by vehicles traveling on the abutting major streets. (The solid wall will also prevent direct access by subsequent owners of the lots where access to major streets is prohibited). REPORT TO THE PLANNING COMMISSION Plan Amendment Application Ne. A-04-0';.Rezone Application No. R-04-18, Vesting Tentative Tract Map 5316/UGM November 3, 2004 Page 8 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 Findings Nos. 2 through 5, below, is made in the negative. In addition, State law requires that a subdivision be found to provide for future passive and natural heating or cooling opportunities in the subdivision development (Finding No. 6 below). 1. The proposed subdivision map, iogether with its design and improvements, is consistent with the 2025 Fresno GenuaP711an and the West Area Community Plan,given approval of the proposed plan amendment. The lanu< -Aament diagrams of these plans already designate 48± acres of the proposed tract map for medium dt-nsity�,esidential land use,and the proposed plan amendment would designate the other 10 acres for°,,,i.^,sir.;; -:i�,:rs ty land use. Fresno Municipal Code Section 12-403-B(1) allows the proposed built-out density of the. project to be slightly less than 4.98 units per acre. The project design meets the applicable 2025 .Fresno .' eneral Plan and West Area Community plan policies and zoning ordinance criteria for development. 2. This site is physically suitable for the proposed type and density of development because conditions of approval will insure adequate access and drainage on and off the site. 3. The proposed subdivision design and improvements are not likely to cause substantial and considerable damage to the natural environment, including fish, wildlife ortheir habitat, because of the nature of.the area in which the site is located and the area's long-term developed uses for agriculture and rural residential development. The California Department of Fish and Game has reviewed a biological survey conducted ort the subject property, and the only mitigation measure resulting from that review is that existing trees on the site be removed outside of the nesting season for birds. 4. The proposed subdivision design and improvements are not likely to cause serious public health and safety problem.,, because the conditions of approval will insure that the subdivision conforms with City health and safety standards including(but not limited to)the extension of sanitary sewer service and a large community water system utility to each dwelling. 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 for PG&E and Fresno Irrigation District facilities. 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 the 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 Plan Amendment Application No. A-04-07, Rezone Application No. R-04-18, Vesting Tentative Tract Map 5316/UGM November 3, 2004 Page 9 CONCLUSION / RECOMMENDATION Staff recommends that the Fresno City Planning Commission take the following actions: 1. RECOMMEND APPROVAL to the City Council of Environmental Assessment No. A-04071 R-04-18/T-5316, dated October 12, 2004, resulting in a Mitigated Negative Declaration. 2. RECOMMEND APPROVAL to the City Council of Plan Amendment Application No. A-04-07 amending the land use plan designation for 10 acres of the overall subject property, located at the southeast corner of West Dakota and North Hayes Avenues, from the medium high density residential to medium density residential. 3. RECOMMEND APPROVAL to the City Council of Rezone Application No. R-04-18 to rezone the project site from the Fresno County R-R (Rural Residential) zone district to the R-1/UGM (Single Family Residential/Urban Growth Management Area) zone district. 4. APPROVE Vesting Tentative Tract Map No. T-5316/UGM, subject to tract map conditions of approval :dated November 3, 2004 and mitigation measures specified in EA No. A-04-07/R-04-18/T-5316. Attachments: Vicinity Map Vesting Tentative Tract Map No. 5316/UGM, dated July 8, 2004 Conditions of Approval for Vesting Tentative Tract Map No. 5316/UGM (with comments and conditions submitted by reviewing departments, and agencies), dated November 3, 2004 Letter from Caltrans District 6 Office of Transportation Planning, dated March 23, 2004 Environmental Assessment No. A-04-07/R-04-18/T-5316, dated October 12, 2004 i VV. UAKQIA AVt:. 1L Subject Property 0 city County LEGEND Subject Property an Amendment A-04-007 Rezone Application No.R-04-018 Fram Med.High Density Res. From R-R(County)to R-1(UGM �j'/ to Medium Density Res. (portion of APN 311-240-01) VICINIWV MAP PLANNING & DEVELOPMENT PLAN AMENDMENT NO.A-04-007 N DEPARTMENT From Med.High Density Resid.to Med.Density Resid. ; A.P.N.:_3L1-2.4_0,-41.94,24S.—__ REZONE APPLICATION NO. R-04-018 E From R-R(County)to R-1/UGM `� ZONE MAP:2144__..___ Southeast comer, Dakota and Hayes Aves. Nor ro SCALE BY/DATE: _J S�l. n - e :c - f yam, II I I I i lull l 1`f t_ j< a I I /z s e` � I,J31 � I I�I m� I� ^.��, Ip�� ? •o :.�" o F- I I I�. -•L'+ --LL "I d..m 4� n- 'Iw - � -� .�-a z�, 5 -- - 3nN3nrr w l toad �s2m e r 1 6 !f♦ ; f Nr __e3 33 11W/ `•'� � � i�el �,f �' I r =�'� I g 1 O � 5 Q '�� 1. te Z. I r a ia �5- '; I 14 6 e d 3A_i_— r �_`�I N O I I© �.r fli y7 - edg `. I ( Z (1 a I:� ;-Ij ELn gi aA F=- < �� II � /==e '`� �li•r —' — �I "4 � y ��°ads ;3 gt - 21 w I— III Ti � _ U _ III �$� - ���. EBi�a'��odL' o.,-f > U1LLJ U < I I r... y I�I ="p .a ' r;a� •asd �° • ti a 346 e' I — — —�Na— — 2 �5�-y - -•j^ - I I r8 -- 3b C.77 — YSN'N tt —Oi SOy� Eap�oQy :—= Lilj iI � trb� soEge�— 153rn:c.a o �:sga�9ae,:'��F�s� I gl � f = i 311N3M1V 53/.VN Fll il01/ T'Ir PLANNING COMMISSION RESOLUTION No. 12108 Plan Amendment Application No. A-04-07 November 3, 2004 Page 2 DATED: November 3, 2004 for NICK P. YOVINO, Secretary Fresno City Planning Commission Resolution No. 12108 Plan Amendment Application No. A-04-07 APN: 311-240-01 Filed by: Central Valley Land Development LLC Action: Recommend that the City Council approve the environmental finding and . the proposed plan amendment FRESNO CITY PLANNING COMMISSION RESOLUTION NO. 12109 The Fresno City Planning Commission, at its regular meeting on November 3, 2004, adopted the following resolution relating to Rezone Application No. R-04-18. WHEREAS, Rezone Application No. R-04-18 has been filed with the City of Fresno concurrently with Plan Amendment Application No. A-04-07 to rezone property as described below: REQUESTED ZONING: R-1/UGM (Single Family Residential/Urban Growth Management Area) EXISTING ZONING: Fresno County RR (Rural Residential) APPLICANT: Central Valley Land Development, LLC PROPERTY LOCATION: Three parcels on the south side of West Dakota Avenue between North Polk and North Hayes Avenues ASSESSOR'S PARCELS: 311-240-01, 311-240-04, and 311-240-24S LEGAL DESCRIPTION: Being rezoned from Fresno County RR to City of Fresno R-1/UGM: Parcel 1: APN 311-240-24S The South half of the Northwest quarter of the Southwest quarter of Section 22 in Township 13 South, Range 19 East, Mount Diablo Base and Meridian, in the County of Fresno, State of California, according to the Official Plat thereof. Excepting therefrom an undivided 25% of all oil, gas, minerals, and other hydrocarbons substances in and under said land. Parcel 2: APN 311-240-01 The North half of the Northwest quarter of the Southwest quarter of Section 22 in Township 13 South, .Range 19 East, Mount Diablo Base and Meridian, in the County of Fresno, State of California, according to the Official Plat thereof. Parcel 3: APN 311-240-04 The South half of the Northeast quarter of the Southwest quarter of Section 22 in Township 13 South, Range 19 East, Mount Diablo Base and Meridian, in the County of Fresno, State of California, according to the Official Plat thereof. WHEREAS, the above-named applicants are requesting a zoning change on the above property in order to allow for a proposed 252± lot single-family residential subdivision; and, Planning Commission Resolution No. 12109 Rezone Application No. R-04-18 November 3, 2004 Page 2 _._,WHEREAS, for the Fresno City Planning Commission November 3, 2004 hearing, the Commission received a staff report and related information, environmental documents, and considered the requested zoning change; and WHEREAS, the Planning and Development Department staff recommended approval of the proposed project; and, WHEREAS, the Fresno City Planning Commission conducted a public hearing on November 3, 2004, to review the proposed rezone application in accordance with the policies of the West Area Community Plan, the 2025. Fresno General Plan, and proposed Plan Amendment Application No. A-04-07, considered the staff report, and invited testimony with respect to the proposed subdivision; and WHEREAS, the Fresno City Planning Commission has recommended that the City Council approve Plan Amendment Application No. A-04-07. NOW, THEREFORE, BE IT RESOLVED that the Fresno City Planning Commission hereby finds and determines that there is no substantial evidence in the record to indicate that Rezone Application No. R-04-18 may have a significant adverse effect on the environment as identified by the Finding of Mitigated Negative Declaration, dated October 12, 2004, prepared for Environmental Assessment No. A-04-07/R-04-18/T-5316. BE IT FURTHER RESOLVED that the Fresno City Planning Commission hereby finds the requested R-11UGM (Single Family Residential/Urban Growth Management Area) zone district to be consistent with the medium-density land use designation for the subject property, as specified in the 2025 Fresno. General Plan and West Area Community Plan, subject to City Council approval of Plan Amendment Application No. A-04-07. .BE IT FURTHER RESOLVED that the Fresno City Planning Commission hereby recommends to the City Council that the requested R-1/UGM (Single Family Residential/Urban Growth Management Area) zone district be approved. The forgoing Resolution was adopted by the Planning Commission upon a motion by Commissioner Kissler, seconded by Commissioner Vang VOTING: Ayes - Kissler, Vang, Cherry, DiBuduo, Vasques, Brand Noes - None - Not Voting - None Absent - None (one seat on the Commission is vacant] Planning Commission Resolution No. 12109 Rezone Application No. R-04-18 November 3, 2004 Page 3 DATED: November 3, 2004 for NICK P. YOVINO, Secretary Fresno City Planning Commission Resolution No. 12109 Rezone Application No. R-04-18 Filed by Central Valley Land Development LLC APNs 311-240-01, 311-240-04, 311-240-24S Action: Recommend that the City Council approve the environmental finding and the rezone application, subject to Council approval of related Plan Amendment No. A-04-07 i FRESNO CITY PLANNING COMMISSION RESOLUTION NO. 12110 The Fresno City Planning Commission at its regular meeting on November 3, 2004,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. 5316/UGM was filed with the City of Fresno and proposed a 253-lot single family residential subdivision on 58.5±gross acres of land located on the south side of West Dakota Avenue, between North Polk and North Hayes Avenues; and, WHEREAS, the Fresno City Planning Commission conducted a noticed public hearing on November 3, 2004, to review the proposed subdivision and related applications (Plan Amendment Application No. A-04-07 and Rezone Application No. R-04-18) and Environmental Assessment (EA) No. A-04-07/ R-04-181T-5316, considered the staff report prepared for these related applications, and invited testimony with respect to the proposed subdivision; and, .WHEREAS, the Planning and Development Department staff recommended approval of the proposed project subject to all conditions of approval contained in the staff report dated November 3, 2004; and, WHEREAS, 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.5316/UGM may have a significant adverse effect on the environment as identified by the Mitigated Negative Declaration issued on October 12, 2004, prepared for Environmental Assessment No. A-04-07/R-04-18/T-5316; and WHEREAS, the Fresno City Planning Commission is recommending that the City Council approve this finding of Mitigated Negative Declaration and the related entitlement applications (Plan Amendment No. A-04-07 and Rezone No. A-04-18). NOW, THEREFORE, BE IT RESOLVED that the Fresno City Planning Commission finds that approval.of Vesting Tentative Tract Map No. 5316/UGM subject to Section 12-403-B-2.b(1) of the Fresno Municipal Code, is consistent with the adopted 2025 Fresno General Plan, the West Area Community Plan and the requested land use change from medium-high density residential to medium density residential use proposed in Plan Amendment Application No. A-04-07, and has made the findings required pursuant to California Government Code Section 66410 et. seq.. BE IT FURTHER RESOLVED that the Fresno City Planning Commission hereby approves Vesting Tentative Tract Map No. hJGM subject to the Planning and Development Department Conditions of Approval dated November 3, 2004, subject to the following condition which shall be added pursuant to the Planning Commission action of November 3, 2004: Idevise the vesting tentative tract map Jo create one or more out/ots on the portion of the �'er�rattv�-frEre which is sutistantral/y.covered by the Pacific Gas & Electric Company transmission; dedicate this these out/ot(s) for landscaped open space purposes;provide 4 landscaping and irrigation on this/these out/ot(s) consistent with the requirements of the City of Fresno and Pacific Gas & Electric Company; and provide for the ongoing - maintenance of this landscaped open space by the City's Community Facilities District ("CFD' . All phases of this tentative tractmap shall pay proportionate CFD assessments for the maintenance of this landscaped open space. The foregoing Resolution was adopted by the Fresno City Planning Commission upon a motion by Commissioner Kissler, seconded by Commissioner Vang. Planning Commission Resolution No. 12110 Vesting Tentative Tract Map No. 5316/UGM Page 2 November 3, 2004 VOTING: Ayes - Kissler, Vang, Cherry, DiBuduo, Vasques, Brand Noes - None Not Voting - None Absent - none DATED: November 3, 2004 for NICK P. YOVINO, Secretary Fresno City Planning Commission Resolution No. 12110 Vesting Tentative Tract Map No. 5316/UGM Filed by Central Valley Land Development LLC. APNs 311-240-01, 311-240-04, 311-240-24S Action: Approve the environmental finding and the tentative tract map, subject to subsequent City Council approval of related Plan Amendment Application No. A-04-07 and Rezone Application No. R-04-18 .�1 , ECEIVED J N 2 4 2005 Recording Requested by: C17Y ofFR41FEA BUILDING & SAI IIIIIIIIIII City Clerk, Fresno, Califomia FRESNO Coun y ecorder No Fee-Govt. Code 6103 Robert C. WernerDOC— 2005-0026421 Thursday, FEB 03, 2005 09:00:00 Tt 1 Pd $0.00 Nbr-0001728576 Return to City Clerk, Fresno APR/RI/1-5 Space above this line reserved for Fresno County Recorders Office ORDINANCE OF THE COUNCIL OF THE CITY OF FRESNO PROPOSED AND INITIATED BY MOVED BY Duncan SECONDED BY Sterling BILL NO. R-131 ORDINANCE NO. 2004-129 AN ORDINANCE AMENDING THE OFFICIAL ZONE MAP OF THE CITY OF FRESNO HERETOFORE ADOPTED BY ARTICLES 1 TO 4.5 INCLUSIVE, CHAPTER 12, OF THE FRESNO MUNICIPAL CODE, BEING THE ZONING ORDINANCE OF THE CITY OF FRESNO WHEREAS, Rezone Application No. R-04-18 was filed with the City of Fresno, in conjunction with Plan Amendment Application No. A-04-07 and Vesting Tentative Tract Map Application No. 5316/UGM, by property owner Central Valley Land Development LLC to rezone 58.5± acres of land located on the south side of West Dakota Avenue between North Polk and North Hayes Avenues, as described hereinbelow; and, WHEREAS, the purpose of Rezoning Application No. R-04-18 is to rezone the subject site consistent with the medium density residential land use already existing on II+ Ordinance No. 2004-129 Adopted by the Council of the City of Fresno on November 30, 2004 City of Fresno Rezone No. A-04-18 Page 2 48.5± acres of the subject property and as proposed for the other 10 acres by Plan Amendment Application No. A-04-07, which seeks to amend the 2025 Fresno General Plan and the West Area Community Plan to change the land use designation of this 10 acres from medium-high density residential to medium-density residential; and, WHEREAS, pursuant to the provisions of Article 4, Chapter 12, of the Fresno Municipal Code ("FMC'), the Planning Commission of the City of Fresno held a noticed public hearing on these applications on the 3rd day of November, 2004; and, WHEREAS, the Fresno City Planning Commission recommended that the Council of the City of Fresno adopt the finding of Mitigated Negative Declaration for the environmental assessment prepared for this project (Environmental Assessment No. A-04-07/R-04-18/T-5316); and WHEREAS, the Fresno City Planning Commission recommended that the Council of the City of Fresno approve the requested amendment to the 2025 Fresno General Plan and the West Area Community Plan; and, WHEREAS, the Fresno City Planning Commission recommended that the Council of the City of Fresno approve an amendment to the Zoning Ordinance which changes the real property described hereinbelow from one zone district to another zone district as described hereinbelow; and, WHEREAS, the Council of the City of Fresno, on the 30th day of November, 2004, held a publicly noticed hearing to receive testimony on this proposed change in Ordinance No. 2004-129 Adopted by the Council of the City of Fresno on November 30, 2004 City of Fresno Rezone No. A-04-18 Page 3 zone district and related applications, received the recommendations of the Planning Commission and of staff, and concurs therein. NOW, THEREFORE, THE COUNCIL OF THE CITY OF FRESNO DOES ORDAIN AS FOLLOWS: SECTION 1. Based upon the testimony and information presented at the hearing and upon review and consideration of the environmental documentation provided, the adoption of the proposed rezoning is in the best interests of the City of Fresno. The Council finds, in accordance with Councilmembers' own independent judgment, that Environmental Assessment No. A-04-07/R-04-18/T-5316 shows that there is no substantial evidence in the record that the rezoning .of the subject property may have any significant adverse impacts upon the environment. The environmental assessment prepared for this project is hereby approved, and its finding of Mitigated Negative Declaration is the appropriate action to take and is hereby approved. SECTION 2. The Council of the City of Fresno finds that the proposed R-1/UGM (Single Family Residential District/Urban Growth Management Area) is consistent with the 2025 Fresno General Plan and the West Area Community Plan pursuant to FMC Section 12-403-B. SECTION 3. The zone district of the real property described hereinbelow, located in the unincorporated area in the County of Fresno and zoned or classified by the County of Fresno as RR (Rural Residential District), will upon annexation be t ` Ordinance No. 2004-129 Adopted by the Council of the City of Fresno on November 30, 2004 City of Fresno Rezone No. A-04-18 Page 4 reclassified and shown on the Official Zone Map of the City of Fresno as R-1/UGM, Single Family Residential District/Urban Growth Management Area: Parcel 1: APN 311-240-24S The South half of the Northwest quarter of the Southwest quarter of Section 22, Township 13 South, Range 19 East, Mount Diablo Base and Meridian, in the County of Fresno, State of California, according to the Official Plat thereof. Excepting therefrom an undivided 25% of all oil, gas, minerals, and other hydrocarbons substances in and under said land. Parcel 2: APN 311-240-01 The North half of the Northwest quarter of the Southwest quarter of Section 22, Township 13 South, Range 19 East, Mount Diablo Base and Meridian, in the County of Fresno, State of California, according to the i Official Plat thereof. Parcel 3: APN 311-240-04 The South half of the Northeast quarter of the Southwest quarter of Section 22, Township 13 South, Range 19 East, Mount Diablo Base and Meridian, in the County of Fresno, State of California, according to the Official Plat thereof. SECTION 4. This ordinance shall be in full force and effect at 12:01 a.m. on the thirty-first day after its passage and the R-1/UGM zoning designation shall become effective upon annexation of the subject property to the City of Fresno. i I CLERK'S CERTIFICATION STATE OF CALIFORNIA ) COUNTY OF FRESNO ) CITY OF FRESNO ) 1, REBECCA E. KLISCH, City Clerk of the City of Fresno, certify that the foregoing ordinance was adopted by the Council of the City of Fresno, California, at a regular meeting held on the 30th day of November , 2004, by the following vote: Ayes: Calhoun, Dages, Duncan, Perea, Sterling, Castillo Noes: Boyaj ian Absent: None Abstained: None REBECCA E. KLISCH City Clerk By_p," . Y APPROVED AS TO FORM: HILDA CANTO-MONTOY City Attorney By Rezone Application No. R-04-18 Filed by Central Valley Land Development, LLC Assessors Parcels Nos. 311-240-24S, 311-240-01, and 311-240-04 J:ISBPROJI A-04-007,R-04-018,T-5315 17-Zh Zone Ord Bitl.wpd L CITY OF FRESNO PLANNING AND DEVELOPMENT DEPARTMENT VESTING TENTATIVE TRACT MAP NO, 5316/UGM CONDITIONS OF APPROVAL November 3, 2004 South of West Dakota Avenue between North Polk and North Hayes Avenues All tentative maps are subject to the applicable provisions of the State Subdivision Map Act, Fresno Municipal Code, City policies, and City of Fresno Standard Specifications. The following specific; r.oroditions are applicable to this vesting tentative map. The Urban Growth Management (UGM) service Delivery P:nn 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 f. Upon conditional approval of Vesting Tentative Tract Map No. 5316/UGM entitled Exhibit A," dated July 8, 2004, the subdivider may prepare a Final Map in accordance with the approved tentative map and in accordance with the street name changes equired by the Planning and Development Department (see list, dated August 3, 2004) and the revised conditions of approval required by the Public Works Department, Engineering Division., Traffic Planning Section (memorandum dated October 27, 2004, which requires an additional stub street at the southerly boundary of the property at the n itersection of Dayton Avenue and Lot 154 (and may thereby result in the reduction of the subdivision from 254 lots to 253 lots). Development and use of this property is subject to compliance with the mitigation measures specified in City of Fresno Environmental Assessment (EA) No. A-04-07/R-04-18/T-5316. 2. Vesting Tentative Tract Map No. 5316/UGM is subject to Council approval of related Plan Amendment Application No. A-04-07 and Rezone Application No. R-04-18.- 3 The proposed tentative tract map shall be annexed to the City of Fresno:concurrent with Final Map approval. Conditions of Approval for Vestir;g Tentative Tract Map No. 5316/UGM November 3, 2004 Page 2 4. , Prior to final map approval, the owner of the subject property-shall e,XcuteaRic�. Farm' covenant with the Ci 'ofn'F'resno: Said cov"enaritis to run with the land and shall acknowledge"and` agree t at the''sM Iect property is in or near agricultural districts located in the County of Fresno and that the residents of said property should be prepared to accept the inconveniences and discomfort associated with normal farm activities. The "Right to Farm" covenant shall be recorded prior to or concurrent with the recording of the final map of Tentative Tract No. 5316/UGM. 5. The subdivider shall submit grading plans and a soils report to the City of Fresno Planning and Development Department for verification prior to Final Map approval ,.Reference: Sections 12-1022 and 12-1023 of the Fresno Municipal Code). The soils report shall include testing for contamination related to the leaking underground fuel tank abated on abutting property. Grading plans shall indicate the location of any required walls and indicate the -0 width of required landscape easements or strips. Approvai of the grading pian is required p� rior to Final Map apor9�tal. Stormwater poifu ion preven ion re gu a ions must be complied with during project grading and construction. 6. 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. Enginruction tans shall be a roved b the Cit rior to thea royal of the Sinai 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. ` 7 Pedestrian and public utilities easements, as necessary, shall be shown on the Final 'Map and dedicated to the City of Fresno. Public utility easements beyond the limits of the Final Map, but required as a condition of development, shall be acquired at the subdivider's cost and shall be dedicated by separate instrument at the time of Final Map approval. The relocation of existing utilities necessitated by the required public improvements shall be paid for by the subdivider. The subdivider is responsible to contact the appropriate utility company for information. 8 Right-of-way and easement acquisition in the County of Fresno must be approved by the Fresno County Board of Supervisors. g 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. Conditions if Ap[,roval fur `testing Tentative Tract Map No. 5316/UGM dnver,,k-)r : KOil 10. The developer/owner shall pay applicable fees for, but not limited to, plan checks for street improvernents and other grading and construction; street trees, street signs, water service, sewering, and inspections in accordance with the City of Fresno Master Fee Schedule (City Council Resolutions Nos. 79-606 and 80-420) and any amendments, modifications, or additions thereto; and in accordance with the requirements of State law as related to vesting tentative maps. 11. The subdivider shall furnish to the City acceptable security to guarantee the construction of the off-site street improvements in accordance with all applicable provisions of the Fresno Municipal Code and the State Subdivision Map Act. The subdivider shall complete all the public improvements prior to the approval of the Final Map by the City. If, at the time of Final Map approval, any public improvements have not been completed and accepted in accordance with the standards of the City, the subdivider may elect to ioto an agreement with the City to thereafter guarantee the completion of the io-,pcoverr ants. 12, ;.s -, condition of Final Map approval, the subdivider shall furnish to the City a sub,-'vision auarantee listing all parties having any right, title or interest and the nature of their interest per State law. tg relinquish access rights to North Polk,-Nor�f-fayyes, and­West-nako a venues from all tract lots which abut these streets. Ref. Section 12-1011-f-3 of the Fresno Municipal Code, 14 Relinquish direct vehicular access rights to the south property lines of Lots 29 and 99. 15. Relinquish direct vehicular access rights to the east property line of Lot 48. LANDSCAPING AND WALLS 16. �Irovidi- a 20-foot landscape and pedestrian easement and irrigation system along the side or rear property lines of lots which side-onto or back-onto North Polk Avenue, and a 15-foot landscaped easement and irrigation system along the side or rear property lines of lots which side-onto or back-onto North Hayes and West Dakota Avenues (West Area Community Plan Policies W-3-b and W-3-c). This landscaping shall be installed concurrently with street improvements and shall conform to City of Fresno xeriscape standards and Public Works Department street tree requirements. 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. r indscaping and s'.reet tree Flans shall conform to Pacific Gas & Electric Company requirements within rhe transmission i'-ie easement (see the PG&E letters dated April 16 ,:7nd Sept .mber 3 i 2004), and shall require Fresno Irrigation District approval when any of there easements coincides with an easement (or relocated easement) for FID's Teague. School No. 46 Pipeline. The landscaping strips may be interrupted by installatlun o-r a permanent bus stop noted in Central Unified School District's letter Conditions of Approval for Vesting Tentative Tract Map No. 5316/UGM November 3, 200, Page 4 ,egarding this tentative tract (dated September 28, 2004); however, anti-graffiti andscaping shall be installed along school bus stops to protect the required masonry Nall, 17 ',1Vhen 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. A six-foot (6') high masonry wall shall be constructed at the rear of these required landscape and pedestrian easements (in the rear, or side, yards of lots which back, or side, onto N. Polk, ;N. Hayes, and W. Dakota Avenues), to meet the requirements of =resno Municipal Code Section 12-306-H. Construction plans for this wall, showing architectural appearance and location on the tract, shall be submitted to the Planning and Development Department for review prior to Final Tract Map approval. Construction of all walls in the PG&E transmission line easement must conform to PG&E requirements. 19. If the wall may be maintained by the Community Facilities District, it will have to be built in the designated landscape and pedestrian easement. If the wall cannot be maintained by the Community Facilities District, or if it is to be maintained by the individual homeowners, it will have to be built outside of the designated landscape and pedestrian easement. If the wall is to be maintained by the homeowners association, it may be built on either side of the boundary of the landscape and pedestrian easement. 20. Provide median island landscaping in North Polk Avenue (refer to Public Works Department Engineering Division Traffic Engineering Manager memorandum dated October 27, 2004).: This landscaping, and its irrigation system, shall be installed conlArrent with street improvements and shall conform to City of Fresno xeriscape standards Improvement plans for all required landscaping and irrigation systems shall be submitted to the Public Works Department Engineering Division for review prior to F;nal Map approval. 21. -Aaintenance of the required landscape and pedestrian easements along North Polk, Forth Hayes, and West Dakota Avenues shall be either the responsibility of a City Commumiy Facilities District or a homeowner's association (refer to the Public Works Department memorandum dated July 28, 2004). Contact the Public Works Department, Engineering Services Division staff for information regarding the City's Community Facilities District. 22. 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. Conditions of Approval 'cc Veting Tentative Tract Map No. 5316/UGM November 3, 2UU4 Page 5 23. Should the City Council not approve the annexation of such landscape areas into a Community Facilities District, then the property owner/developer shall create a homeowner's association for the maintenance of the landscape areas. The proposed Declaration of Covenants, Conditions, and Restrictions (CC&R's) and the proposed instrurnents for the,homeowner's association shall be submitted to the Planning and Development Department for review two (2) weeks prior to final map approval. Said documents shall be recorded with the final map or alternatively submit recorded documents or documents for recording prior to final acceptance of subdivision improvements. Said documents shall include assignment of responsibility to the owner's assn ciation for landscaping and other provisions as state6 in the Development Department Guidelines for preparation of CC&Rs, dated January 11, 1985. 24. Provide front yard landscaping for homes developed in this subdivision, (West Area Community Plan policy W-4-c), incorporating City of Fresno xeriscape standards for water conservation. Within the Pacific Gas & Electric Company transmission line easement, complying with PG&E standards and restrictions for trees and shrubs. 2.1 :Nitnin the PG&E transmission line easement, no fencing may be erected around private yards that would obstruct direct access to from a street to transmission line towers (refer to th P GaE letters dated April 16 and September 30, 2004). BUILDING SETBACKS 26. Building setbacks sha,l be in accordance with the R-1/UGM zone district (FMC Section 12-21 .15-E) and the provisions of Fresno Municipal Code Section 12-207.5-E-1-c as shown on Exhibit "A" of Vesting Tentative Tract .No. 5316/UGM dated July 8, 2004. kluinti, in a m nimum of twenty feet (20'), measured from the front of garages to the back c,,- inside edges of walks, in order to ensure that ADA requirements are satisfied. 27. A.10-foot building setback is required on the northerly side of Lot 59 (a "Key Lot"), in accordance with Fresno Municipal Code Section 12-1011. INFORMATION 28. Prior to the issuance of building permits for the subdivision, school construction fees shaii be paid to the Central Unified School District in accordance with the school district's ;;�uopted schedule of fees (refer to the September 28, 2004 letter from Central Unified). 29. o .;:jct the United State- Postal Service, Fresno Office, for the location and type of r-I:aiI-oxes to be installed in this subdivision. 30. Pursuant to Section 6645,31 of the Subdivision Map Act, which states "The right of the buodivider 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 Conditions of Approval far`Vesting Tentativfi Tract Map No. 5316/UGM November ? OL,4 r-1ge 6 provisions of Fresno Municipal Code Chapter 12, Article 10, Subdivision of Real Property. 31 The developer/owner shall obtain any and all permits required for the removal or demolition of any existing building or structure located within the subdivision boundaries. The developer/owner shall also obtain any and all permits required for the proper abandonment/closure of any existing water well, septic tank/leach field or cesspool, and i-rigation pipeline on the subject property. All such permits shall be obtained prior to �omme��cement of tract grading work, in accordance with Chapter 13 of the Fresno Municipal Code, requirements of Fresno County Environmental Health (refer to EHS' ietter dated April 2, 2004) and the mitigation measures specified in the environmental assessment for this project (EA No. A-04-07/R-04-18/T-5316). 32. If av7haeologica; :end/or animal fossil material is encountered during project surveying, gradin;, excavating, or construction, work shall stop immediately. ►i there a,e suE pected 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 therarchaeological 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 (phune number 805-644-2289) shall be contacted to obtain a referral list of recognized archaeologists. An archaeological assessment shall be conducted for the project, the site shall be formally recorded, and recommendations made to the City as to any further site investigation or site avoidance/preservation measures. If animal fossils are uncovered, the. Museum of Paleontology at U.C. Berkeley shall.be contr.,(-'ed to oMain a referral list of recognized paleontologists. An assessment shall be ` -onducted by a paleontologist; it the paleontologist determines the material to be significant, a recommendation shall be made to the City as to any further site it-ve,ticzation or preservation measures. 33. 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 ea--h assessed lot, parcel or interest to be divided and of how such lot, parcel or interest will be divided; Conditions of Approval for Vesting Tentative Tract Map No. .i316/UGM November 3, 2004 Page 7 h. 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. The application shall be filed prior to the approval of the Final Map(s) by the City and .,hall 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. 34. The subdivider shall comply with San Joaquin Valley Air Quality Pollution Control District Rulr:S., including Regulation VIII of the for the control of particulate matter and fugitive dust dui Ir.g construction of this project (refer to the letter from the District, dated April 1, 2004), and shall conform to the Indirect Source Review Rule as may be adopted prior to anprovai Final Tract(s), per the mitigation measures outlined in EA No. A-04-07/ R-04-1 g/T-5316. 35. Solid waste disposal for the subdivision shall be provided by the City of Fresno Department of Public Utilities Solid Waste Division. The method of collection to be utilized in this tract shall be subject to approval of the Solid Waste Manager. The Solid Was:-- Division memorandum, dated August 3, 2004, sets specific requirements. a. The owners, lessees or other tenants of the residential dwellings must, on service days before 6:00 a.m., place their solid waste containers at the edge of the curb approximately four (4) feet apart and not blocking any vehicle accesses in accordance with the City of Fresno's Sclid Waste Management Divizion Standards. No olid waste container nor residential rubbish shall be 311owed to remain at the corhline after 8:00 p.m. on the collection day. b. There shall be no parking allowed in the street, in any cul-de-sac, on the solid waste service day. This applies to any lot that is in whole or part of a cul-de-sac. C. The street frontage (curbside area) on following lots shall be clear of all vehicles before 6:00 a.m. on the solid waste service day: Lots 70, 71, 72, 73, and 74. The City recommends filing covenants on these lots to advise all successors in interest of this requirement. d. If the project area is to be developed in phases, there shall be no dead-end streets; all streets shall connect to one another, or a turnaround shall be provided at the end of a street. All turnarounds shall be large enough to accommodate a solid waste vehicle with turning radius of 44 feet, and shall be kept clear of all parked vehicles on collection day. The City recommends filing covenants on the affected lot:; to ad-jise all successors in interest of this requirement. Conditions of Approval for Vesting Tentative Tract Map No. 5316/UGM November 3, 2004 Page 8 e. If the southerly local street extended from West Dayton Avenue southward at Lot 154 is not completed into any adjacent development, and must be temporarily barricaded as a stub street, covenants shall be filed on any lots flanking (or fronting) this "stub" street to advise the homeowners that their trash containers must be placed on West Dayton Avenue for collection. 36 The West Area Community Plan contains policies applicable to development of homes in this subdivision, and the 2025 Fresno General Plan included design guidelines. A copy of these policies and guidelines is appended. PARK SERVICE AND STREET TREES 37. Comply with requirements set forth in the Public Works Department raerRQraWfor street tree and major street landscaping requirements for Vesting Tentative Tract Aap No. 5316/UGM, dated October 29, 2004 (contact Nancy Morrison at 559-621-8690). Urban Growth Management Requirements 38. The subdivider shall be required to pay the appropriate UGM Park Capital Fee at the time of final map approval. Fee payment may be deferred until time of building permit issuance in accordance with the requirements of Section 12-4.509-C-3 of the Fresno Municipal Code. FIRE SERVICE 39 s The proposed tract is located within two (2) miles of Fire Station No. 16. The Fresno Fire Department Memorandum_, dated 7-21-04, outlines requirements for this subdivision. 40. As noted in the memorandum, abutting pro?erty (a fig packing operation) has a building on, or very close to, the property line along Lots 91 through 93. Prior to any construction on these lots, compliance with fire protection standards must be achieved through construction of a minimum 1-hour firewall or other means. 41. Access is acceptable as shown for the overall tentative tract map. There shall be at least two points of access to any phase of the subdivision during construction. Final tract map plans shall be submitted to the Fire Prevention Bureau for review. Urban Growth Management Reguiremen,.7 42. The subdivider shall be required to pay the appropriate Fire Station Capital Fee at the time of final map approval. Fee payment may be deferred until time of building permit issuance in accordance with the requirements of Section 12-4.509-C-3 of the Fresno Municipal Code. Conditions of Approval for Vestirg T:ntativa Tract Map No. 531 to/UGM November 0, 2004 Page 9 STREETS AND RIGHTS-OF-WAY 43. The subdivider/developer shall comply with the requirements outlined in the Public Works Department memoranda and letter dated October 27, 2004; April 15, 2004; and August 5, 2004. 44 All of the required street improvements shall be constructed and/or installed. in accordance with the City of Fresno Standard Specifications (most current edition in glace at the time an'application is made for Final Tract approval). The first order of work shall include a minimum of two points of access to the major streets for any phase of this -levelcpment. ,45. The subaivider shall furnish to the city acceptable security to guarantee the construction ur the orf-site street improvements in accordance with all applicable provisions of the Fresno Municipal Code and the State Subdivision Map Act. 46. 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 (identify corner cut dedications on all interior streets).. 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 4- foot minimum unobstructed path requirement. 47. The subdivider shall install all existing and proposed utility systems underground in - accordance with Fresno Municipal Code Section 12-1011(h). 48. Tile subdivider shaii construct an underground street lighting system per Public Works Standards E-1 and F-2 within the limits of the tract. Spacing and design shall conform to Public Works Standards for local streets. Height, type, spacing, etc., of standards and luminaires shall be in accordance with Resolutions Nos. 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. Fresno Irrigation District (FID) does not have records indicating the age of, or the materials used for, the Teague School No. 46 Pipeline culvert located just east of the intersection of Dakota and Hayes Avenues. FID recommends that this culvert be replaced as part of the project during street or intersection improvements at the culvert Y location (refer to letter from FID, dated July 26, 2004). 50. All piping of FID of private canal(s), and any relocation of piped canals that traverse this property, shall riot be located within proposed street rights-of-way (except as may be necessary to cross a streetl. Any piping across City streets shall be rubber-gasketed, reinforced concrete pipe (RGRCP) constructed perpendicular to the street. Submit Conditions of Approval to, `!esting Tentative Tract Map No. 5316/UGM November 3; 2004 Page 10 tngint ered plans to FID and to the Public Works Department Engineering Division for review and approval. Any work on pipelines or canals shall be done pursuant to an agreement with FID. .51. All dead-end streets created by this subdivision shall be properly barricaded in accordance with City standards within seven (7) days from the time the streets are surfaced or as directed by the Engineer. This requirement will apply to "stub" streets created by phasing this overall tentative tract map, and it will apply to the required street connection from Dayton Avenue southward at Lot 154. 52. All required signing and striping shall be done and paid for by the developer/owner. The signing and striping plans shall be done per the current Caltrans standards and shall be submitted along with the street construction plans for this tentative map to the Public vorks Department. F--ant-iqq Ir_oprovement Requirements: Major Stn ets: 53. General: Central Unified School District is requesting construction of at least one permanent bus stop along major street frontage in this subdivision. The design and i=cation of this/these bus stop(s) are subject to Public Works Department Engineering Division review and approval. Contact David Deel at Central Unified, ph. 559-276-5203. 54. Polk Avenue (Arterial): a. Dedicate fifty-five feet (55') of property from the sf-- hne (centPrline) for public; street ?urposes within the limits of this,subdivision to meet City of Fresno arterial street standards. b. Construct concrete curb, gutter, and sidewalk to Public Works Standard P-5. Construct sidewalk to a ten-foot (10') residential pattern, or obtain Public Works Department approval for alternate appropriate residential sidewalk design (e.g., City meandering sidewalk standard) to be located within the landscape and pedestrian easement. C. Construct twenty feet (20') of permanent paving (measured from the face of the curb)within the limits of this subdivision. J. Construct/install an underground street lighting system to Public Works Standards E-1 and E-7 for Arterial Streets. Eithar delete the "Public street easement now offered for dedication' symbol shown c,:n Lot 96 on Exhibit A, dated July 8, 2004, or dedicate the street easement through Lot 96 (which I will reduce the subdivision by another lot, giving a total of 252 parcels after dedication of the required stub street at Lot 154). If there is to be a Conditions of Approval for Vesting i entative Tract Map No. 5316/UGM November 3, 200A Pag3 11 !street at Lot 96, there will be no median island break created and this opening will only allow for right turns in and right turns out. f. ,.Maintain the full median opening in the center median island at Polk and Dayton Avenues to allow for left turns in and left turns out. Dedicate corner cuts for proposed wheelchair ramps at the northwest and southwest corners of Polk and Dayton Avenues. h� Relinquish direct vehicular and pedestrian access from lots to Polk Avenue. �5. Dakota Avenue (Collector): a. Deuicate forty-seven feet (47" to fifty-five feet (55') of property from the section line � cen;erline) for public street purposes within the limits of this subdivision to meet 'itv of F=resno'arterial street standards. b. Construct concrete curb, gutter, and sidewalk to Public Works Standard P-5, Construct sidewalk to a ten-foot (10') residential pattern, or obtain Public Works Department approval for alternate appropriate residential sidewalk design (e.g., City meandering sidewalk standard) to be located within the landscape and pedestrian easement. C. Construct twenty feet (20') of permanent paving (measured from the face of the curb).within the limits of this subdivision. ,d. Construct/install an underground street lighting system to Public Works Standards F-1 and E-8 for Collector Streets. I e�. Coostruct ar 80-foot bus bay with curb, gutter, and 10' monolithic sidewall� in Dakota Avenue at its eastern Hayes Avenue corner to Public Works Standard P- 73. ' RelingUish direct vehicular and pedestrian access from all subdivision lots to f Oakuta Avenue. I SF, Hayes Avenue (Collector): I a. Dedicate forty-seven feet (47') to fifty-five feet (55') of property from the section line (centerline) for public street purposes within the limits of this subdivision to meet City ;f Fresno arterial street standards. b. Curstruct concrete curb, gutter, and sidewalk to Public Works Standard P-5. Construct sidewalk to a ten-foot (10') residential pattern, or obtain Public Works Department approval for alternate appropriate residential sidewalk design (e.g., City meandering sidewalk standard) to be located within the landscape and pedestrian easement. I t Conditions cf Approval for Vesting Tentative 'tract Map No. 5316/UGM November 3, 2004 Page C. Construct twenty feet (20') of permanent paving (measured from the face of the curb) within the limits of this subdivision. d Construct/install an underground street lighting system to Public Works Standards E-1 and E-8 fo'r Collector Streets. e. Relinquish direct vehicular and pedestrian access from all subdivision lots to Hayes Avent ie. f. Provide current northbound and southbound traffic counts on North Hayes Avenue per the Public Works Department Engineering Division Traffic Planning Section memorandum dated April 15, 2004 (see bottom of pg. 1 of that memorandum). inter or Streets: 57. Design and construct all curb, gutter, sidewalk (both sides), permanent paving, cul-de- - sacs, and underground street lighting systems on all interior local streets to Public Works Standards for fifty-foot (50') and fifty-four foot (54') Public Works Standards. Sidewalk patterns shall comply with Public Works Standards for all interior streets. 58. Cross sections identifying median islands shall be revised to provide a minimum of 20' from curb to curb. Reference: Public Works Policies and Procedures Manual FY03- 002. 59, Dedicate and construct a fifty-foot (50') local street at the intersection of West Dayton Avenue and Lot 154:to provide vehicular access to and from properties to the south 60 Show all corner, curve, and cul-de-sac radii on the Final Tract Map. 61. All local streets connecting to Hayes Avenue shall be fifty-four foot (54') streets, per Public Works Standard ADI-1. Specific Mitigation Requirements: 62. This tract will generate 190 A.M. / 257 P.M. peak hour trips; therefore, a Traffic Impact Study (TIS) was required to comply with the mitigation measures contained in City of Fresno Master Environmental Impact Report (MEIR) No. 10130 prepared for the 2025 General Plan update and for adoption of the West Area Community Plan. The TIS was reviewed by the Public Works Department Engineering Division, and the following traffic mitigation requirements were derived from the study (refer to the Public Works L•epartment Engineering Division Traffic Planning Section memorandum dated August 5, 2004). a Traffic signs! installation at the intersection of Shields and Valentine Avenues: In addition to paying any UGM Traffic Signal fees, the subdivider/developer shall pay a fair share of cost for this intersection to be signalized to City of Fresno standards complete with actuation, left turn phasing, and signal pre-emption. An engineer's Conditions of Approval "or,Vestinn Tentativ,: Tract Map No 5316/UGM November 3, 2.00+ r-:3ge 1 estimate needs to be prepared by the subdivider's/developer's engineering consultant and presented for review and approval by the City of Fresno Department of Public Works Engineering Division prior to any Final Tract approval for this subdivision. The fair share cost needs to be identified and shall be equal to an equitable share responsibility percentage identified for this intersection in Table 4-1 of the Tract Map No. 5316 Traffic Impact Analysis report prepared by VRPA Technologies (dated June 9, 2004), times the approved estimated cost of construction. This intersection is currently 25% within the UGM Traffic Signal zone; therefore, this project shall be required to pay its equitable fair share of the r:3rnaininq 75% of the total cost. ,CTE. On averacle, it currently costs an average of $270,000 to signalize.all 4 "'legs" of a typical 4-way intersection with a single left tum lane, two through lanes, an; a dedicated right turn lane. !f the engineer's estimate confirms that this oject, in fact.: composes 3.4% of the traffic passing through the ShieldsNalentine i.:±exsection and if the average cost of signalization were $270,000 at the time of `-i;,ai Tract Map application. then the subdivider/developer would be required to p,Ay $6,630 for this mitigation requirement ($270,000 x 0. 75 x 0.034). b. All-way stop/traffic signal warrantr FGr Fresno County Public Works and Planning Department and the City of Fresno Public Works Department Engineering Division, this four-way intersection does not currently meet warrants for installation of additional traffic control measures: How::ver, due to the development of this subdivision and cumulative traffic increases in the area, it may meet warrants prior to full buildout. Therefore, the following measures are required: i If all-way stop warrants are met prior to completion and final acceptance of any phase of this tract, then the developer shall install all striping and signing at this intersection. If warrants for traffic signalization are met, then the developer shall pay an equitable fair share of cost (delineated for this intersection in the manner prescribed for ShieldsNalentine Avenue in the previous condition) for it to be signalized to City of Fresno standards complete.with actuation, left turn phasing, and signal pre-eimption. if. At the tine of application for approval of the last phase or last Final Map for this tentative tract map, the subdivider/developer shall conduct an all-way stop warrant study and submit it to the City of Fresno Public Works Department Engineering Division Traffic Engineer for review. If the study finds that warrants are satisfied, then the developer shall install al! striping and signing. If warrants for signalization are met, then the developer shal'; pay an equitable fair share of cost (delineated for this intersection in the manner prescribed for ShieldsNalentine Avenue in the previous condition)for this intersection Lo oe signalized to City of Fresno standards complete with actuation, left turn phasing, and signal pre-emption. Conditions of Approval for Vesting Tentative Tract Map No 5316/UGM November 3, 2004 Page 1d. C. All-way stop/traffic signal warrant conditions at Haves and Dakota Avenues: Cun ntly, West Dakota Avenue has not been improved west of its intersection with North Hayes Avenue, creating a three-way intersection. Per Fresno County Public Works and Planning Department and the City of Fresno Public Works Department Engineering Division, this intersection does not currently meet warrants for installation of additional traffic control measures. However, due to the development of this subdivision and cumulative traffic increases in the area, it may meet warrants prior to full buildout. Therefore, the following measures are required: I If stop warrants are met prior to completion and final acceptance of any phase of,this tract, then the developer shall install all striping and signing at this intersection. If warrants for traffic signalization are met, then the developer shall pay an equitable fair share of cost (delineated for this intersection in the manner prescribed for Shields/Valentine Avenue in the previous condition) for it to be signalized to City of Fresno standards complete with actuation, left turn phasing, and signal pre-emption. ii. At the lime of application for approval of the last phase or last Final Map for this tentative tract map, the subdivider/developer shall conduct an all-way stop warrant study and submit it to the City of Fresno Public Works Department Engineering Division Traffic Engineer for review. If the study finds that warrants are satisfied, then the developer shall install all striping and signing at this intersection. If warrants for signalization are met, then the developer shall pay an equitable fair share of cost .(delineated for this intersection in the manner prescribed for Shields/Valentine Avenue in the previous condition) for it to be signalized to City of Fresno standards complete.with actuation, left turn phasing, and signal pre-emption. LJGTV1 Rc-4uirum :nts: 63 This tract map is in UGM major street zone E-4; therefore pay all applicable UGM fees (refer to Condition No. 97, below, for a list of applicable fees). 64. InstAll-a signal .pole with a 150-watt safety light to Public Works Standards at the southeast corner of West Dakota and North Hayes Avenues. 65. West Dakota Avenue (Collector): Dedicate and construct (2) two 17' center section travel lanes, with 250- foot long left turn lanes, at both major street intersections abutting the limits of this subdivision. An additional six feet (6'0) of. paving shall be required adjacent to these 250' left turn lanes. Dedication shall be sufficient to accommodate additional paving and any other grading or transitions as necessary based on a fifty-five (55i mile per hour(MPH) design speed. 66. Norti� HayesAvenue�(Collector): Dedicate and construct (2) two 17' center section travel i lanes, with 250- foot long left turn lanes, at the intersection with Dakota Avenue. Conditions of Approval for Vesting Tentative Tract Map No. 5316/UGM November 3, 2004 Page 15 Dedication shall be sufficient to accommodate additional paving and any other grading or transitions as necessary based on a fifty-five (55) mile per hour (MPH) design speed. SANITARY SEWER SERVICE Per the Department of Public Utilities Planning and Engineering memorandum, dated September 9, 2004, the nearest existing sanitary sewer main capable of serving the westerly 40 acres of this project is a 60-inch trunk sewer main in North Grantland Avenue. The nearest sanitary sewer main capable of serving the easterly 20 acres of the project is a 45-inch trunk sewer main in North Cornelia Avenue. Refer to Condition No. 97, below, for a list of sanitary sewer service fees. In order to provide sanitary sewer service to the tract, the following items are also required prior to connection: 67. The following shall be constructed to provide sanitary sewer connection at North Grantland and West Dakota Avenues to serve the westerly 40 acres of this subdivision: a. Extension of a 21-inch (21") and an 18-inch (18") public sewer main in the West Dakota Avenue alignment from North Hayes Avenue west to North Grantland Avenue. b. Extension of a twelve-inch (12") public sewer main in West Dakota Avenue from North Hayes Avenue east across the project frontage on Dakota Avenue. C. Extension of an eight-inch (8") public sewer main in North Hayes Avenue from Dakota Avenue south across the project frontage. 68. The following shall be constructed to provide sanitary sewer connection at North Cornelia and West Shields Avenues to serve the westerly 40 acres of this subdivision: a. Extension of a twelve-inch (12") and a ten-inch (10") public sewer main in West Shields Avenue to from North Cornelia Avenue west to North Polk Avenue. b. Extension of an eight-inch (8") public sewer main in North Polk Avenue from West Shields Avenue north across the project frontage. 69. Sanitary sewer mains shall be extended within the proposed tract to provide sewer service to each lot created. 70. Sewer mains shall be constructed at all locations where the installation of permanent street pavement is required. 71. A separate sewer house branch shall be provided to each lot created within the subdivision. 72. All public sewer facilities shall be constructed in accordance with City of Fresno Public Works Department standards, specifications and policies. Conditions of Approval fa- Vesting Tentative Tract Map No. 5316/UGM November 3, 2004 Page 16 73. The developer's engineer shall provide a preliminary sewer layout for City review prior to submitting plan and profile drawings for plan check. 74. Engineered improvement plans prepared by a Registered Civil Engineer are required for proposed additions to the sanitary sewer system. Urban Growth Management Requirements 75. This project is located in Oversize Sewer Area #39, in the Grantland Trunk Sewer Service Area, and has impacts on sewer laterals and wastewater facilties. Sewer connection charges are due and shall be paid for the project (refer to Condition No. 97, below, for applicable charges). WATER SERVICE The nearest City of Fresno Water main capable of serving this project is a fourteen-inch (14") transmission grid main located in North Polk Avenue. The following are required to provide water service to this subdivision:. 76. Two independent sources of water, meeting Federal and State Safe Drinking Water 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 (to City standards) or other acceptable sources of water supply approved by the City of Fresno Water Systems Manager. 77. Extend (construct) a 14-inch transmission grid water main (including installation of public fire hydrants to City. Public Works Standards) in West Dakota Avenue from North Polk Avenue west to North Hayes Avenue. 78. Extend (construct) a 14-inch transmission grid water main (including installation of public fire hydrants to City Public Works Standards) in North Hayes Avenue from West Dakota Avenue south across the project frontage. 79. Water mains (including installation of public fire hydrants to City Public Works Standards) shall be extended within the proposed tract to provide water service to each lot created. 60. Water mains shall be installed before street improvements and paving. 81. Separate water services with meter boxes and water meters shall be provided to each lot created. 82. All public water facilities shall be constructed in accordance with City of Fresno Public Works Department standards, specifications, and policies. Conditions -I i"Ippr oval for Vesting Tentative Tract Map No. 5316/UGM Nover,ibe,' "004 Pay"- I 83. '7,.:nginterr;d improvernent pians, prepared by a Registered Civil Engineer, are required for propc�ed additions to the City water system. 84. Existing agricultural wells within the boundaries of the proposed development shall be sealed and abandoned in compliance with the California Well Standards, Bulletin 74-90 or current revisions, issued by California Department of Water Resources, and City of Fresno standards. Urban Growth Management Reguirements 85 This project is located in Water Service Area 301s and UGM Water Supply Area 301S. Payment of appropriate water connection charges is required at the time of final map approval, subject to deferral to building permit issuance as appropriate (refer to ('.o^;`ition No 97, below, for applicable charges). FRFFNO .RR:GATION DISTRICT 86. F,t:sno Irrigation District (FID) Teague School No. 46 Pipeline traverses the property (refer to Conditions Nos. 49 and 50 for street construction requirements related to this facility). The subdivider/developer shall grant an exclusive easement to FID to .r-naintain/relocate this piped canal across the proposed development in accordance with -ID standards. The FID easement(s) shall be shown on the Final Tract map(s). The applicant shall enter into an agreement with FID for the purpose of reconstructing or relocating any pipelines. 87. FID shall be made a parry to signing all plans which affect its easement and ` canal/pipeline facility and also be made party to signing the final map. A& The. applicant is required to submit grading, drainage, and landscape plans to FID fo. review :ind approval when the proposed construction or improvements may affect FID's easement(s) and/or pipeline facilities. 1==,D C -jN?ROL AND DRAINAGE 89. ii ne subdivider shall be required to pay any applicable storm drainage feeseto comply with Fresno Municipal Code Chapter 13, Article 13. 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 simendments or modifications to those requirements which may be granted by the 'i FMFCD Boaru of Directors, pursuant to Section 13-1307 of the Fresno Municipal Code. "MFGf�'s Notice of (requirements for 'Jesting Tentative Tract No. 5316/UGM (dated August 'i 9, 2004) lists the construction and easement requirements and fee obligations of the subdivider/deve!oper Conditions of Approval for Vestinn Tentative Tract Map No. 7316/UGM November 3, 2004 Page 18 91. Tempora y ponding basins will be created through a covenant between the City and the Developer prior to final map approval. 92. Any tempora y ponding basins constructed to provide service to the subdivision shall be constructed in accordance with City standards and shall be fenced within seven (7) days from the time the basin becomes operational or as directed by the City Engineer. In :Aider to inhibit mosquito breeding, the on-site temporary ponding basins shall be constrs acted and maintained consistent with "Guidelines for Ponding Basin / Pond Cor.ytrt.;tion and Management" (guideline document attached). The Guidelines modify son-- aspects of the City Public Works Standard, in that they call for a deeper "low flow" a,-ea and specify padlocks for gates on these basins. Maintenance of the temporary ponding basir: shall be by the Developer until permanent service for the entire subdivision is provided. URBAN' GROWTH MANAGEMENT REQUIREMENTS (GENERAL) ^93. 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 resting tentative tract maps. 94. 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. Acouisitici' 95. Th! oevs.!oper will ;be responsible for the acquisition of any necessary right-of-way anc!:':.ir easements to construct required improvements. Rights-of-way acquisition shall include anv rights-of-way necessary for proper drair:age signing, pule relocation, traffic signal installation, and shoulder grading. In general, this will require right-of-way to be provided approximately 10 feet outside the travel lane. 'he exact requirement must be determined at the project design stage based on the existing conditions and detailed design information. Easement acquisition will be necessary for installation and relocation of off-site facilities such as sewer and water mains, irrigation pipelines, and drainage facilities. In the event an acquisition 6f any easement or right-of-way is necessitated by the subject development, said acquisition will be accomplished prior to Final Map approval The deveioper/owner should contact the Real Estate Section of the Public Works Department to receive procedural guidance in such acgUisitions. C;)nd;tiars of Approval for Vesting Tentative Tract Map No. 5316/UGM November 3. 2004 Page 19 Shouid 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. As noted in Condition No. 8; above, right-of-way and easement acquisition in the County of Fresno must be approved by the Fresno County Board of Supervisors. The subdivider shall furnish to the City Public Works Department, Engineering Division/ Real Estate Section, an appraisal report or a request for an estimated appraisal amount (to be deierrnined by the City of Fresno Real Estate Section) prior to preparation of a Sub'44ivisiori Agreement. The subdivider shall submit adequate security in the form of a caso 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 ;-osts necessary to effect the acquisition of such easements or rights-of-way. FRESNO AREA EXPRESS ;. r.esno Area Express has not imposed any requirements along the street frontage of the tract. DEVELOPMENT FEES AND CHARGES 97. This project is subject to tie following development fees and charges: j PARKS DEPARTMENT FEE / RATE / CHARGE a. Street Tree Landscape Plan Review fee $56.00 b- Sireet Tree Inspection fee $30.00/tree Developer installed tree FRESNO METROPOLITAN FLOOD CONTROL DISTRICT FEE / RATE / CHARGE C. Metropolitan Flood Control District Fee $306,503.00 Drainage Areas: EO, CH, and AK (this fee is subject to change if an updated FMFCD fee schedule is adopted prior to approval of the Final Map for Tract 5315) j SE"NER CONNECTION CHARGES FEE/ RATE / CHARGE 1 Lateral-Sewer Charge $0.10/sq ft (to 100' of parcel depth) Conditions of.Ai,proval for Vesting 'Tentative Tract Map No. 5316/UGM November.? 2004 Page 2C SEWER CONNECTION CHARGES FEE / RATE / CHARGE e Oversize Charge $0.05/sq.ft . (to 100' of parcel depth) f. Trunk Sewer Charge $419/living unit Service Area. Grantland g. Wastewater Facilities Charge $2,119/living unit h. House Branch Sewer Charge not applicable (n/a) i. Millbrook Overlay Sewer n/a j. Coppci Avenue Sewer Lift Station Charge n/a W!,.TER CONNECTION CHARGES FEE / RATE / CHARGE k. Service Connection Charge Fee will be based upon service(s) and meter(s) sizes specified by owner; fee for service(s) and meter(s) established by the City's Master Fee Schedule i. Fi ontage Charge $6.50/lineal foot n,. Transmission Grid Main Charge $643/gross acre n Transmission Grid Main Bond $243/gross acre Oebt Service Charge o. UGM `Nater Supply Fee $508/living unit Service Area: 301-S p. Well Head Treatment fee $221/living unit Service Area: 301 q. Recharge Fee $0/living unit Service Area: 301 r 1994 Bond Debt Service $60/living unit Service Area: 301 Conditions of Approval for Vesting Tentative Tract Map No. 5316/UGM November 3. 2004 Page 21 `EVELOPMENT IMPACT FEE FEE / RATE / CHARGE S. Northeast Fresno Policing Area n/a URBAN GROWTH MANAGEMENT FEES FEE / RATE / CHARGE t. UGM Fire Station Capital Fee $1,242/gross acre Service Area: 16 U. UGM Park Fee $1,783/gross acre Service Area: 4 V. Major Street Charge $3,531/adj. acre Service Area: E-4 !Iy Majci Street Bridge Charge $196/adj. acre Serv;ce Area: E-4 X. Traffic Signal Charge $860/adj. acre Y; UGM Grade Separation Fee n/a Z. Trunk Sewer Charge n/a Service Area-, Cornelia aa. Street Acquisition/Construction Charge n/a �L Atta,'I irrerYt�:. LiSi of street name changes required by Planning and Development Department, dated August 3, 2004 Memoranda from the City of Fresno Public Works Department, Engineering Division, Transportation Planning Section, dated October 27, 2004 and August 5, 2004 Letters from Pacific Gas & Electric Company, dated April 16, 2004 and September 30, 2004 Memorandum from Joe Paff, Engineering Technician, Public Works Department, dated July 28, 2004 Letter trom Central Unified School District, dated September 28, 2004 with proposed design for permanent school bus bays Letter from Fresno County Environmental Health dated April 2 2004 Letter from the San Joaquin Valley Unified Air Pollution Control District, dated April 1, 2004. Conditions of Approval for Vesting Tentative Tract Map No. 5316/UGM November 3, 2004 Page 22 Memorandum from City of Fresno Department of Public Utilities Solid Waste Division, dated August 3, 2004 West Area Community Plan design/construction policies applicable to single-family subdivisions 2025 Fresno General Plan Design Guidelines Memorandum from Nancy Morrison, Public Works Department Project Manager, dated October 29, 2004 Fresno Fire Department memorandum, dated July 21, 2004 Memorandum from City of Fresno Public Works Department Engineering Division Traffic Planning Section, dated April 15, 2004 Letter from Fresno Irrigation District, dated July 26, 2004 Memorandum from the City of Fresno Department of Public Utilities Planning and Engineering Division, dated September 9, 2004 Fresno Metropolitan Flood Control District Notice of Requirements for Tract No. 5316, I ; dated August 19, 2004 Guidelines for Ponding Basin / Pond Construction and Management to Control Mosquito Breeding Street Name Review TM-5316 8-3-04 Street Name Status Required Change West Dakota Avenue Good W. Ramona Ave Chan e West Ramona Way W. Robinson Ave Chane West Robinson Avenue W. Garland Ave Chane West Garland Avenue W. Fedora Ave Chane West Fedora Avenue W. Dayton Ave Chane West Dayton Avenue North Hayes Avenue Good 'blank' Add North Bain Avenue N. Vista Ave Chane North Vista Avenue N. Carnegie Ave Chane North Greqory Avenue N. McCaffrey Ave Chane North Carnegie Avenue N. Rosendo Ave Chane North Ivanhoe Avenue N. Lola Ave Chan e North McCaffrey Avenue 1 N. Wheeler Ave Chane North Wheeler Avenue West PoK Avenue Chane North Polk Avenue i I i City of DATE: October 27, 2004 TO: Sandra Brock, Planner III Development Department, Planning Division THROUGH: Jose Luis Benavides, P.E., Traffic Engineering Manage✓U-'E� Public Works Department, Engineering Division FROM: Louise Monroe, Traffic Planning Supervisor Public Works Department, Engineering Division SUBJECT: TT 5316, REVISED Public Works Conditions of Approval (Dakota: between Hayes and Polk) The Public Works Department, Traffic Planning Section, has completed its review of Tentative bract Map 5316, which was submitted by Central Valley Land Development, LLC. The following requirements are to be placed on this tentative tract map as a condition of approval by the Public Works Department. General Conditions: Handicap access ramps are required at all corners within the limits of this subdivision. i All required signing and striping shall be done and paid for by the developer/owner. The signing and striping plans shall be done per the current Caltrans standards and shall be submitted along with the street construction plans for this tentative map to the Public Works Department. Underground all existing offsite overhead utilities with the limits of this map in accordance with Fresno Municipal Code Section 12-1011, 8-801 and Resolution No. 78-522/88-229. The developer shall install Median Island and frontage landscaping concurrent with the street j improvements. Frontage Improvement Requirements: Major Streets: Haves 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. The sidewalk pattern shall be constructed to a 10-foot residential pattern. 3. Construct twenty (20) feet of permanent paving (measured from face of curb) within the limits of this subdivision. 4. Construct an underground street lighting system to Public Works Standard E-1 within the limits of this subdivision. Spacing and design shall conform to Public Works Standard E-8 for Collector Streets. Page 1 of 3 CALouise\TRACT MAPSIT-5316 revised Dakota btwn Hayes and Polk.doc 5. Relinquish direct vehicular access rights to Hayes Avenue from all lots within this subdivision. Dakota 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. The sidewalk pattern shall be constructed to a 10-foot residential pattern. 3. Construct an 80 foot bus bay curb and gutter at the southeast corner of Dakota and Hayes to Public Works Standard P-73, complete with a 10 foot monolithic sidewalk. 4. Construct twenty (20) feet of permanent paving (measured from face of curb) within the limits of this subdivision. 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 Dakota Avenue from all lots within this subdivision. Polk Avenue: Arterial 1. Dedicate 55' of property, from center line, for public street purposes within the limits of this subdivision to meet the City of Fresno's Arterial Standards. 2. Polk and Dayton: Dedicate corner cuts for proposed wheel chair ramps at the northwest and southwest corners. 3. Construct concrete curb and gutter and sidewalk to Public Works Standard P-5. Construct sidewalk to a ten (10) foot residential pattern. 4. Construct twenty (20) feet of permanent paving within the limits of this subdivision. 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 Polk Avenue from all lots within this subdivision. Interior Streets: Design and construct all curb, gutter, sidewalk (both sides), permanent paving, cut-de-sacs, and underground street lighting systems on all interior local streets to Public Works Standards. Sidewalk patterns shall comply with Public Works API Standards for fifty (50) foot and fifty-four (54) foot streets. All local streets connecting to Hayes Avenue shall be 54' streets as per Public Works Standard API-1. Any temporary dead-end streets created by this subdivision shall be properly barricaded in accordance with the Pubic Works Standard P-44. Specific Mitigation Requirements: 1. This tract will generate 190 a.m. 1257 p.m. peak hour trips, therefore, a Traffic Impact Study (TIS) is required to comply with the mitigation measure requirements of the 2025 General Plan circulation element. A TIS has been submitted and reviewed by Traffic Engineering. This project shall comply with the traffic mitigation measures outlined in the attached letter dated August 5, 2004. Page 2 of 3 CALouise\TRACT MAPSIT-5316 revised Dakota btwn Hayes and Polk.doc 2. Relinquish direct vehicular access rights to : a. the south property line of lots 29 and 99. b. the east property line of lot 48. 3. The intersection of : a. Polk and Dayton Avenues: there is an existing full median opening to allow for left turns-in and left turns-out. 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. Irrigation /Canal Requirements: The developer shall enter into an agreement with the Fresno Irrigation District 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 Pubic Works Department, Engineering Division for review and approval. 6. Delete the street easement shown through lot 96. 7. Dedicate and construct a 50'local street at the intersection of Dayton and lot 154 to provide vehicular access to and from properties to the south. UGM Requirements: This Map is in UGM major street zone E-4; therefore pay all applicable UGM fees. Haves Avenue: Collector 1. Dedicate and construct (2) two 17' center section travel lanes with 250' left turn lanes, at all major intersections within the limits of this subdivision. An additional 6' of paving shall be required adjacent to the 250' left turn lanes. Dedication shall be sufficient to accommodate additional paving and any other grading or transitions as necessary based on a 55 MPH design speed. Dakota Avenue: Collector 1. Dedicate and construct (2) two 17' center section travel lanes with 250' left turn lanes, at all major intersections from the northwest corner of this subdivision easterly to the intersection of Dakota/Polk. An additional 6' of paving shall be required adjacent to the 250' left turn lanes. Dedication shall be sufficient to accommodate additional paving and any other grading or transitions as necessary based on a 55 MPH design speed. 2. Install a signal pole with a 150-watt safety light to Public Works Standards at the southeast corner of Dakota and Hayes. Page 3of3 CALouise\TRACT MAPSIT-5316 revised Dakota btwn Hayes and Pofk.doc Fresno r W-+SfI141C7Ctt1 City of .nun City Hall 559-621-8800 Public Works Department 2600 Fresno Street, Rm, 4064 Mike T. Kirn,P.E. Interim Director Fresno, CA 93721-3623 www,fresna.mov August 5, 2004 TO: Sandra.Brock, Planner III Planning and Development Department THROUGH: Jose Luis Benavides, P.E., Traffic Engineering Manager Public Works Department, Engineering Division FROM: J(-0avid Padilla, Senior Engineering Technician Public Works Department, Traffic Planning Section SUBJECT: TRAFFIC IMPACT STUDY (TIS) RESPONSE FOR THE PROPOSED SINGLE FAMILY PROJECT AT DAKOTA AND HAYES -T5316 This project proposes to construct 254 single-family residential units. Based on the ITE Trip Generation manual it is estimated that this project will generate 190 am and 257 pm peak hour trips. All projects that are projected to generate 100 or more peak hour trips shall prepare a TIS as identified in the 2025 Fresno General Plan, Mitigation Measure B-4, b. Upon submittal ofthe TIS a review fee in the amountof.'' L$864.00 shall be submitted to the City of Fresno Public Works Traffic Engineering Section prior to final acceptance. The following traffic mitigation measures shall be made a condition of approval of this tentative tract map: 1. Valentine Avenue at Shields Avenue: a. "Install Traffic Signal" this proposed mitigation measure needs to be rewritten as. Follows: i. The developer shall pay its fair share for the intersection to be signalized to City of Fresno Standards complete with actuation, left turn phasing, and signal pre- emption. An Engineers. estimate needs to be prepared by the developers engineering consultant and included in this report for the review and approval of- the fithe City. The fair share cost needs to be identified in the mitigation measure of this: report and shall be equal to the equitable share responsibility percentage identified for this intersection in Table 4-1 times the approved estimated cost of construction. On average the cost to signalize a typical 4 way intersection with a single left, two through lanes and a dedicated right turn lane on all legs is estimated to cost $270,000.00. This intersection is currently 25% within the Signal UGM zone and therefore this project shall be required to pay for their equitable fair share of the remaining 75% of the total cost. As a result, this project shall be required to pay $6,630.00 ($270,000 x .75 x .034 = $6,630.00) for this mitigation requirement. This fair share is beyond the typical UGM Traffic fees. LATraftic Planning SectiomTratFic Impact Studies\T53 16 Dakota and Hayes Response(_dcc 2. Dakota Avenue / Hayes Avenue. a. Prior to completion and final acceptance of this tract the developer shall be required to conduct an all way stop warrant study and submit it to Traffic Engineering for review. If said warrant study is satisfied then the developer shall install all signing and striping necessary for said all-way stop at this intersection. 3. Dakota Avenue / Polk Avenue: a. Prior to completion and final acceptance of this tract the developer shall be required to conduct an all way stop warrant study and submit it to Traffic Engineering.for review. If said warrant study is satisfied then the developer shall install all signing and striping necessary for said all-way stop at this intersection. The Draft TIS should be revised to include the above comments and/or traffic mitigations prior to acceptance by Traffic Engineering. C: Traffic Planning Reading File Louise Monroe, Supervising Engineering Technician, City of Fresno,Traffic Planning Section Sandra Brock, Planner III, Planning and Development i I i I t -2— LATraffic Planning SccdoniTrat$c Impact Studies753 I6 Dakota and Hayes—Response l_doe r r�l ;mom ti�z -_-_ _- .rr � ''aw' �•_ Is � h LSTif t 1 L IM - •. aid 4. 1 — �I I _15 ^ T 7 M u J 1 � ku'1 41 ts.-k s•. mit : ays Pacific Gas and E/ectric Company � a South Valley Land Rights Office 650 0 Street,Third Floor Fresno,CA 93760-0001 559.263.7297 April 16, 2004 Fax:559.263.7388 Ms. Sandra Brock, Planner III City of Fresno Planning & Development Department 2600 Fresno Street, Third Floor Fresno, CA 93721-3604 RE: Plan Amendment Application. A-04-007 & Rezone Application R-04-098 OUR FILE: Hemdon-Kearney 230KV Tower Line 52/223 to 53/225 Dear Ms. Brock: Pacific Gas and Electric Company (PG&E) owns and operates 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 ieasibie, 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. Sandra Brock April 16, 2004 Page 2 Existing electric facility relocations necessitated by new street improvements (which are required as conditions of a development's final acceptance by the County of Fresno) will be at the expense of the developer. PG&E remains committed to working with the City of Fresno to provide timely, reliable and cost effective gas and electric service. We would also appreciate being copied on future correspondence regarding this development. Please contact me at 263-7373 if you have any questions regarding our comments. Sincerely, Randy Wa ker Land Agent RTW:dkj cc: Braxton Mosley Galen Raymond -- Don Triplett Wayne Yamagiwa Pacific Gas and Electric Compaay" _ Corporate Real Estate 650 '0'Street, Bag 23 ; ^ i�� r,Sou;h-Valley Land Services Fresno, CA 93750.0001 -� September 30, 2004 Central Valley Land Development c/o Provost & Pritchard Engineering Group 0��, T c Attention: Will Washburn 286 W. Cromwell Avenue Fresno, CA 93711 " `'"" RE: Vesting Tentative Tract Map No. 5316 - SEC Hayes and Dakota —City of Fresno Our File: 1) Herndon-Raisin City 230KV Tower Line (existing) 2) West Fresno-Herndon 110KV Tower Line (vacant) Dear Mr. Washburn: As you know, Pacific Gas and Electric Company, (PG&E) owns easements for two electric transmission lines, referenced above, that cross within your property/project's boundaries. It is PG&E's policy to permit certain uses within its.electric transmission easements provided such uses, and manner in which they are exercised, will not interfere with PG&E's rights or endanger its facilities. Some-examples that may be of interest to you are as follows: 1) Buildings and Other Structures: No buildings or other structures including the foot print and eave of any buildings, swimming pools, wells or similar structures will be permitted within easement areas. 2) Grading: Cuts, trenches or excavations must not be made within 25 feet of our towers. Our engineers must review grade changes in the vicinity of our towers. No fills will be allowed which would impair ground-to-conductor clearances. Towers shall not be left on mounds without adequate road access to base of tower or structure. 3) Fences: Heavy equipment access to our facilities is to be maintained at all times. Metal fences are to be grounded to PG&E specifications. No fence is to be installed within 10 feet of tower footings and open access must be maintained from a tower structure to the nearest street. Retaining or sound walls and property line fences proposed along or within the easement will require PG&E review. 4) Landscaping: Landscaping is allowed. On overhead electric transmission easements, trees and shrubs are limited to those varieties that do not exceed 15 feet in height at maturity. Reasonable access to our facilities is to be maintained, including access by heavy equipment. No planting is to occur within the footprint of the tower legs. Greenbelts are encouraged. 5) Reservoirs, Sumps, Drainage Basins, Ponds: Allowed, provided reasonable access to facilities is maintained and ground clearances above the water surface are maintained. 6) Automobile Parking: Short term parking of movable passenger vehicles and light trucks (pickups, vans, etc.) is allowed. Heavy equipment access to our facilities is to be maintained at all times. Parking is to clear PG&E structures by at least 10 feet. Protection of our facilities from vehicular traffic is to be provided at developer's expense to PG&E specifications. Blocked-up vehicles are not allowed. Carports, canopies, or awnings are not allowed. Mr. Will Washburn October 1, 2004 Page 2 7) Storage of Flammable, Explosive or Corrosive Materials: This is not allowed, including the storage of trash. No trash bins or incinerators allowed. 8) Streets and Roads: Access to facilities to be maintained. Facilities to be provided with protection from traffic. Street lights may be allowed in the easement but in all cases must be reviewed by PG&E for proper clearance. 9) Pipelines: Pipelines are allowed provided crossings are held to a minimum and to be as nearly perpendicular as possible. Pipelines within 25 feet of PG&E structures require review by PG&E. Sprinklers systems are allowed. Leach fields and septic tanks are not allowed. 10) Signs: Signs are not allowed except in rare cases subject to individual review by PG&E 11) Recreation Areas: Playgrounds, parks, tennis courts, basketball courts, barbecue pits are allowed, but require special PG&E review and approval. Pedestrian trails are allowed. 12) Construction Activity: Since construction activity will take place near PG&E's overhead electric lines, please be advised it is the contractor's responsibility to be aware of, and observe the minimum clearances for both workers and equipment operating near high voltage electric lines set out in the High-Voltage Electrical Safety Orders of the California Division of Industrial Safety, as well as- any other safety regulations. For more information regarding safety regulations, clearances, or other safety advice, PG&E's Electric Transmission Supervisor can be reached at (559) 263- 7100. Also the Supervisor must be informed 72 hours prior to any construction activity within PG&E's easement. Additionally I am providing the following comment regarding EMF: Electric and Magnetic Fields exist wherever there is electricity, in appliances, homes, schools and offices, and in power lines. There is no scientific consensus on the actual health effects of EMF exposure, but it is an issue of public concern. If you have questions about EMF exposure, please contact Michael Herz, EMF Program Consultant, at (925) 866-5202. PG&E encourages you to contact this office regarding specific uses as early as possible in the planning stages of any proposed construction within PG&E's easement. If you have any questions regarding this matter please call me at 559-263-7373. Sincerely, Randy Walker Land Agent RTW:dkj cc: Sandra Brock, RENS, Planner Cily of PUBLIC WORKS DEPARTMENT DATE: July 28, 2004 REVISED TO: SANDRA BROCK, Planner III Planning and Development Department FROM: JOE PAFF, Engineering Technician Public Works Department SUBJECT: TENTATIVE TRACT 5316 AND COMMUNITY FACILITIES DISTRICT 1. If approved by Council, the following features shall be maintained by a Community Facilities District. A. Landscaping and irrigation systems as approved by the Parks Department at the following locations: • Within the street easements and the 15' wide landscape easements along the property lines that side or back-onto North Hayes and West Dakota Avenues. ■ Within the street easements and the 20' wide landscape easements along the property lines that side or back-onto North Polk Avenue. B. All Streets, Curbs and Gutters, Sidewalks, Medians and Street Furniture as approved by the Public Works Department within the boundary of the tentative map with the exception of West Dakota, North Hayes and North Polk Avenues. C. All Curbs and Gutters, Sidewalks, Medians and Street Furniture as approved by the Public Works Department within the boundary of the tentative map within West Dakota, North Hayes and North Polk Avenues, D. All Street Lights as approved by the Public Works Department within the boundary of the tentative map. E. All Street Trees as approved by the Parks Department within the boundary of the tentative map.. 2. Should the City Council not approve the annexation to a CFD of any or all of the maintenance items listed in section 1, then the property owner/developer shall create a homeowner's association for the maintenance of those items. Any change affecting the Items in these conditions requires revision of this letter. If you have any questions, please call me at 621-8695 Fil e:lwplcfd 2lttmapreview\tt5316 U •{ Sydafr 'r. CENTRAL UNIFIED SCHOOL DISTRICT �$Education Q d 4605 NORTH POLK AVE • FRESNO, CA 93722-5334•(559)276-3206•Ipow614centralusdA 12.ca.us (n c 0. T G DISTRICT SUPERINTENDENT mot DIS�� Larry L. Powell (o �GG\\�� C) September 28, 2004 �� � „ , SEP 2 9 �.�3�rf TRUSTEES: City of Fresno Cindy Beruhe Fio, C•41'„3 �ilvt"IOfi Terry Cox Planning Department rr�• ;,:(,�;;t+ ;;? '�,�•D :i':rrer`t Judith Geringer 2600 Fresno Street Theresa Hagans Fresno, CA 93721 Diana coni la Phil Rusconi Mike Yada Attn: Sandra Brock Subject: File No.: VTT 5316 SEC Dakota and Haves Avenues Central Unified School District has the following conditions/comments for the above project(s): The proposed 254 lot subdivision will add approximately 146 K-12 grade students to the District's average daily attendance. Number of tract lots = 254 Grade Level: # of Students Generated K-6 grade students 91 7-8 grade students 24 9-12 grade students 31 K-12 grade (total) 146 The District will be able to accommodate these new students at the schools of attendance indicated below. To offset the cost to house these students, the District currently levies development fees of $2.24 per square foot for residential development and $0.36 per square foot for commercial / industrial development. As a point of information, development fees are subject to increase every two years by the State Allocation Board. Any new development on the property will be subject to the development fees in place at the time development fee certificates are obtained. Condition of approval: • School Developer Fees shall be paid on all new residential construction within the proposed subdivision, in accordance with a resolution adopted by the Central Unified School District, pursuant to Government Code section 65995 and Educational Code section 17620. GEOFFREY M. GARRATT JOHN MULLIGAN SARAH KOLIGIAN Assistant Superintendent, Personnel Assistant Superintendent, Business Assistant Superintendent, Instruction (559) 276-5224 (559)276-5200 (559) 276-3115 FAX (559)276-2983 FAX (559)275-0394 FAX(559) 276-3102 9/28/2004 TT 5316 Page 2 Sidewalks provide the necessary identifiable boundary between students and traffic, and provide a safe place for students walking to and from existing school sites and/or bus stops. Condition of approval: • Install concrete sidewalks/curbs/gutters on both sides of the interior streets for the proposed subdivision in a manner consistent with the existing subdivisions in the area and to City standards. Bus transportation is currently provided for K-8th grade students residing at least one mile or more from their school of attendance and for 91h_12th grade students residing at least two or more miles from their school of attendance. Consequently, lots within this subdivision are out side the one mile radius from the schools of attendance — Roosevelt Elementary & EI Capitan Middle School - and bus transportation will be provided to those students. Furthermore, a safe walking route does not extend East across Polk Avenue (no cross walk) for students attending Central High East Campus. Therefore, the District will require a permanent bus pull out, separated from traffic lanes by a landscaped median strip. This may require the developer to extend infrastructure (sidewalk, curb, and gutter) beyond the residential development boundary. The District is currently working with the city of Fresno's Transportation Department to develop a permanent bus stop design. Condition of approval: • Install a permanent school bus pull-out located along either Hayes or Dakota Avenues. The District will require a minimum 50 foot by 12 foot bus pull-out. The District is willing to work with the Developer to determine the location of this permanent school bus pull out. The following school of attendance information is provided: Elementary School Information: (a) School Name: Roosevelt Elementary Address: 2600 N. Garfield Ave Telephone: 559-276-5257 9/28/2004 TT 5316 Page 3 Middle School Information: (a) School Name: EI Capitan Middle School Address: 4443 W. Weldon Ave Telephone: 559-276-5270 High School Information: (a) School Name: Central High School — East Campus Address: 3535 N. Cornelia Ave Telephone: 559-276-0280 (b) Currently, Central High School - West Campus is a mandatory attendance 9th grade school with optional programs for grades 10th -12tH The California Department of Education website has current API scores plus additional data for the District see: http://www.ed-data.kl2.ca.us/welcome.asp The District appreciates the opportunity to comment on above project. Should you have questions or need additional information, please contact me at 559-276-5203 or ddeel a(b.centralusd.k12.ca.us. Sincerely, David De Facilities Planning Manager A Fi - ' K C-%C;zST CUM N-=C6 Uf Ps? J— .e Urr, _s; P-a/N'a P--$. _ h STA ,RvUW,C 14-C 4" QDW 8:sm=q Jzm�R,No Si 9G4AOE a No.crraw P£G{crr • P-'TX - _. : Kc -Yr VA7Z% j� ., - Lam^ -PVT cTr CL Lum P-d No P�9 } ��v F4%-w Aw sysc rF rt F7�CIlr= z Ott/CJf�7 QCP�s.M= s��o�. pus Tu xGUT SILAAH�, CHURCH&FLYNN � C-0'SIJL-19NG ENGINHERS ha s FOP. FkmgxA. t7f�Ff:TOR KD v Q.L -rr*-t Y r,-�'7)zi- r Dc psd) z-,-s co Human Services System Department of Community Health V� Brad Maggy, Director Q 1856Adult Services Department S � Children & Family Services Department -PR Employment &Temporary Assistance Department April 2, 2004 999999999 L00009154 PE 2602 Sandra Brock City of Fresno Development Department 2600 Fresno Street Fresno, CA 93721 Dear Ms. Brock: PROJECT NUMBER: A-04-007, R-04-018 PROJECT DESCRIPTION AND LOCATION: Proposes to amend the 2025 Fresno General Plan and the West Area Community Plan for APN 311-240-01 (10 acres) from medium-high density residential to medium density residential land use designation. Requests to rezone the property from Rural Residential (County) to Single Family Residential/Urban Growth Management zone district. The site is located on the southeast corner of West Dakota and North Hayes Avenues. APN: 311-240-01, 04, 24 Zoning: From RR Address: Southeast corner of West. To R-1/UGM Dakota and North Hayes Avenues Recommended Conditions of Approval: • The Fresno County Department of Community Health is concerned that abandoned water wel!s are not being properly destroyed, particularly with respect to new development projects. As city boundaries expand, community services are provided to areas originally served only by individual domestic and agricultural wells. Improper abandonment of such wells presents a significant risk of contaminating the city's community water supply. For this reason, when development occurs, it is extremely important to ensure the safe and proper destruction of all abandoned water wells. Prior to destruction of any existing agricultural well(s), a sample of the upper most fluid in the well column should be sampled for lubricating oil. The presence of oil staining around the well may indicate the use of lubricating oil to maintain the well pump. Should lubricating oil be found in the well, the oil should be removed from the well prior to placement of fill material for destruction. The "oily water" removed from the well must be handled in accordance with federal, state and local government 1221 Fulton Mall /P.U.Box 11367/ Fresno. Calif rain 9177i /(SiQ)445_1157 / PAX (StiQ) dA. ;_117Q Sandra Brock A-04-007/R-04-018 April 2, 2004 Page 2 of 2 requirements. Transportation of these materials on public roadways may require special permits and licensure. The Department of Community Health is available to provide consultation in cooperation with your city in order to encourage the proper destruction of wells and safeguard our water quality. City staff may contact Ed Yamamoto, Environmental Health Specialist, Water Surveillance Program, at (559) 445-3357 for more information. REVIEWED BY: Kathleen Boyer, Environmental Health Specialist III (559) 445-3357 kb cc: Ed Yamamoto, Environmental Health System A-04-007 R-04-018 Central Valley Land Dev San Joaquin Valley Air Pollution Control District April 1, 2004 169DEV2004 Sandra Brock, Planner III Planning & Development 2600 Fresno St., Third Floor Fresno, CA 93721-3604 Subject: A-04-008. R-04-018 (APN 311-2.40-01,04;24) Dear Ms. Brock: The San Joaquin Valley Unified Air Pollution Control District (District) has reviewed the project referenced above and based on the information provided, offers the following comments: The entire San Joaquin Valley is classified non-attainment for ozone and fine particulate matter (PM10). This project may generate significant air emissions and it will reduce.the_air quality in the San Joaquin Valley.: A concerted effort.should be made to reduce project-related emissions as outlined below:. This project may exceed the Districts Thresholds of Significance for adverse air quality impacts. These thresholds are 10 tons per year for either of the following two ozone precursor emissions: reactive organic gases (ROG) or oxides of nitrogen (NOx). The District recommends the preparation of an Air Quality Impact Assessment (AQIA) to determine impacts when projects are of this size, unless an analysis has been accomplished for a recent previous approval such as a general plan amendment or zone change. Please indicate to the District if the project has been analyzed in a previous study. The District recommends using the URBEMIS 2002 program to calculate project area source and mobile source emissions and to identify mitigation measures that reduce impacts. If the analysis reveals that the emissions generated by this project will exceed the District's thresholds, this project may significantly impact the ambient air quality if not sufficiently mitigated. The project applicant or consultant is encouraged to consult with District staff for assistance in determining appropriate methodology and model inputs. Questions regarding URBEMIS 2002 should be directed to Thomas Jordan at (559) 230-5802. The following items are rules that have been adopted by the District to reduce emissions throughout the San Joaquin Valley, and are required. Current District rules can be found at j http://www.valleyair.6rg/rules/1 ruleslist.htm. 1. District Rules 4901 and 4902 regulate the sale, installation and transfer of both wood burning devices and natural gas-fired water heaters to limit the emissions of PM10 and NOx in residential developments. Please note that on July 17, 2003 amendments to Rule 4901 where adopted by the District's Governing Board. Amendments to the rule. may affect future construction plans for residential developments. Specifically: §5.3 Limitations on Wood Burning Fireplaces or Wood Burning Heaters in New Residential Developments. Ms. Brock April 1, 2004 A-04-008, R-04-018 Page 2 Beginning January 1, 2004, 5.3.1 No person shall install a wood burning fireplace in a new residential development with a density greater than two(2) dwelling units per acre. 5.3.2 No person shall install more than two (2) EPA Phase // Certified wood burning heaters per acre in any new residential development with a density equal to or greater than three (3) dwelling units per acre. 5.3.3 No person shall install more than one (1) wood burning fireplace or wood burning heater per dwelling unit in any new residential development with a density equal to or less than two (2) dwelling units per acre. 2. District Regulation VIII - Fugitive Dust Rules is a series of rules designed to reduce PM10 emissions generated by human activity, including construction, road construction, bulk materials storage, landfill operations, etc. A Dust Control Plan must be submitted for the District's approval at least 30 days before construction activities begin if the project cumulatively encompasses 40 acres or more or will move more than 2,500 cubic yards per day of material on at least three days of the project. An assistance bulletin has been enclosed for the applicant. 3. District Rule 4103 regulates the burning of agricultural material. Agricultural material shall not be burned when the land use is converting from agriculture to nonagricultural purposes. In the event that the project burned or burns agricultural material, it would be in violation of Rule 4103 and be subject to District enforcement action. 4. Paving operations of this project will be subject to Rule 4641 (Cutback, Slow Cure, and Emulsified Asphalt, Paving and Maintenance Operations). This rule applies to the manufacture and use of cutback asphalt, slow cure asphalt and emulsified asphalt for paving and maintenance operations. When the project reaches the design phase, the District recommends that the applicant install design features which serve to reduce vehicle trips and increase activities such as walking, bicycling, transit use, and energy conservation, all of which help to reduce emissions. The District's Guide for Assessing and Mitigating Air Quality Impacts (GAMAQI) describes these features. The current GAMAQI can be found at- http://www.valleyair.org/transportation/cega guidance documents.htm. The Local Government Commission (LGC) website http://www.lgc.org contains valuable information and resources on subjects from street design to energy efficiency. There are a number of mitigation measures that we suggest be incorporated into the,design of this project to reduce the overall level of emissions. (Note: Some of the mitigation measures may already exist as City development standards. All other measures should be implemented to the fullest extent possible). This list should not be considered all-inclusive. The District encourages innovation in measures to reduce air quality impacts. • Trees should be carefully selected and located to protect the buildings from energy consuming environmental conditions, and to shade paved areas. A brochure has been included for the applicant. See http://www.coolcommunities.or_q http://www.energy.ca.gov/coolcommunity/strategies.htmi http://www.Igc.org/bookstore/energy/downloads/siv treeguidelines.pdf http://www.urbantree.org • If transit service is available to the project site, improvements should be made to encourage its use. If transit service is not currently available, but is planned for the area in the future, easements should be reserved to provide for future improvements such as bus turnouts, loading areas, route signs and shelters. Appropriations made to facilitate public or mass transit will help mitigate trips generated by the project. Direct pedestrian access to the main entrance of the Ms. Brock April 1, 2004 A-04-008, R-04-018 Page 3 project from existing or potential public transit stops and provide appropriately designed sidewalks. Such access should consist of paved walkways or ramps and should be physically separated from parking areas and vehicle access routes. • Sidewalks and bikeways should be installed throughout as much of the project as possible and should be connected to any nearby existing and planned open space areas, parks, schools, residential areas, commercial areas, etc., to encourage walking and bicycling. Pedestrian and bike-oriented design reduces motor vehicle usage and their effects on air quality. Sidewalks and bikeways should be designed to separate pedestrian and bicycle pathways from vehicle paths. Sidewalks and bikeways should be designed to be accommodating and appropriately sized for anticipated future pedestrian and bicycle use. Such pathways should be easy to navigate, designed to facilitate pedestrian movement through the project, and create a safe environment for all potential users (pedestrian, bicycle and disabled) from obstacles and automobiles. Safe and convenient pathways should be provided for pedestrian movement in large parking lots. Mid-block paths should be installed to facilitate pedestrian movement through long blocks (over 500' in length).,and --ul-de-sacs. Sidewalks should be designed for high visibility (brightly painted, different color of concrete, etc.) when crossing parking lots, streets and similar vehicle paths. Clearly marked and highly visible pedestrian accesses create a safer environment for both pedestrians and vehicles. Pathways through the project should be built or appropriated in anticipation of future growth. • As many energy-conserving features as possible should be included in the design/construction of the project. Examples include (but are not limited to): Increased wall and ceiling insulation (beyond building code requirements) Energy efficient widows (double pane and/or coated) High-albedo (reflecting) roofing material "Cool Paving" Energy efficient lighting and appliances Energy efficient water heaters (such as instantaneous water heaters/indirect water heaters) Energy efficient heating/cooling systems (such as radiant heating system) Awnings or other shading mechanism for windows Porch/Patio overhangs Ceiling fans, whole house fans Orient the units to maximize passive solar cooling and heating when practicable Utilize passive solar cooling and heating designs Electrical outlets around the exterior of the units to encourage use of electric landscape maintenance equipment Pre-wire the units with high speed modem connections/DSL and extra phone lines Natural gas fireplaces (instead of traditional open-hearth fireplaces) Natural gas lines (if available to this area) and electrical outlets in backyard or patio areas to encourage the use of gas and/or electric barbecues - Low or non-polluting incentives items should be provided with each residential unit (such items could include electric lawn mowers, reel mowers, leaf vacuums, gas or electric barbecues, etc.) - Exits to adjoining streets should be designed to reduce time to re-enter traffic from the project site, etc. More information can be found at: htto://www.lgc.org http://www.energy.ca.gov/coolcommunity/strategies.html http://eetd.lbi.gov/coolroof/ http://www.consumerenergvicenter.org/index.htmi http://www.sustainable.doe.gov/ • The project should include as many clean alternative energy features as possible to promote energy self-sufficiency. Examples include (but are not limited to): photovoltaic cells, solar thermal electricity systems, small wind turbines, etc. There are rebate and incentive programs for alternative energy equipment. More information can found at Ms. Brock April 1, 2004 A-04-008, R-04-018 Page 4 http://www.dsireusa.orq/, http://rredc.nrel.gov/, http://www.energy.ca.gov/renewables/ • Construction activity mitigation measures include: Require construction equipment used at the site to be equipped with catalysts/particulate traps to reduce particulate and NOx emissions. These catalysts/traps require the use of ultra-low sulfur diesel fuel (15 ppm). Currently, California Air Resources Board (ARB) has verified a limited number of these devices for installation in several diesel engine families to reduce particulate emissions. At the time bids are made, have the contractors show that the construction equipment used is equipped with particulate filters and/or catalysts or prove why it is infeasible. - Use alternative fuel construction equipment. Replace fossil-fueled equipment with electrically driven equivalents (provided they are not run via portable generator set). Install wind breaks on windward sides of construction areas. Curtail construction during periods of high ambient pollutant concentrations. This may include ceasing construction activity during peak-hour vehicular traffic on adjacent roadways, and "Spare the Air Days" declared by the District. Require that all diesel engines be shut off when not in use on the premises to reduce emissions from idling. District staff is available to meet with you and/or the applicant to further discuss the regulatory requirements that are associated with this project. If you have any questions or require further information, please call me at 230-5800 or Mr. Hector R. Guerra, Senior Air Quality Planner, at 230- 5820, and please provide the reference number at the top of this letter. Sincerely, dvyntehiachavarria Air Quality Specialist Central Region Enclosures c:file i San Joaquin Valley Air Pollution Control District COMPLIANCE ASSISTANCE BULLETIN September 2002 (Update from June 2002) Fugitive Dust Control at Construction Sites Regulation.Vill, Fugitive PM10 Prohibitions, of the District's Rules and Regulations regulates activities that generate fugitive dust. .Fugitive dust is emitted to the air from open ground or caused by activities such as excavation; transporting bulk materials, or travel on unpaved surfaces. "PM10" is a term applied to small sized particulate matter- microscopic dust particles - in the air. The San Joaquin Valley currently exceeds the air quality standards for particulate matter. It is for this reason that the District adopted Regulation VIII in 1993. Significant amendments to Regulation Vill were adopted in 2001 and became effective May 15, 2002. The following dust control and administrative requirements are applicable at construction sites: Visible Dust Emissions (VDE). Visible dust emissions may not exceed 20% opacity during periods when soil is being disturbed by equipment or wind at anytime. Dust control may be achieved by means of applying water before and during earth work and on traffic areas, phasing work to limit dust, and setting up wind fences to limit windblown dust. VDE opacity of 20% means the amount of dust that would obstruct the view of an.object by 20%. Soil stabilization. Soil stabilization is required at any construction site after normal working hours and on weekends and holidays. This requirement also applies to inactive construction areas such as phased projects where disturbed Land is left unattended. Applying water to form a visible crust on the soil is an effective method for stabilizing a disturbed surface area. Long-term methods include applying dust suppressants or establishing vegetative cover. Restricting vehicle access from the area will help to maintain a stabilized surface. Information regarding stabilization standards and test methods are in Rule 8011 — General Requirements. Carryout and Trackout. These requirements are found in Rule 8041 —Carryout and Trackout. Carryout and trackout are materials adhered to vehicle tires and transport vehicles carried from a construction site and deposited onto a paved public road. Should carryout and trackout occur, it must be cleaned up at least daily, and immediately if it extends more than 50 feet from the exit point onto a paved road. The recommended clean- up methods include manually sweeping, sufficiently wetting the area prior to mechanical sweeping to limit VDE or using a PM10-efficient street sweeper. A blower device, or dry sweeping with any mechanical device other than a PM10-efficient street sweeper is prohibited. Nurrhern Region N u:, Ce111r.11 Region Office Southern Region Office 42.30 Kiernan Avenue, Suite 130 1990 Ea Gellytaxi[I;Avcnur 2700"hi" Str[`rt, Suite 27:; Modoto, CA 9,356-9,)21 Fresno,CA 9372G.07-in "- Access and Haul Roads. Dust control is required on all unpaved access and haul roads, and unpaved vehicle and equipment traffic areas at construction sites, per Rule 8021 — Construction, Demolition, Excavation, Extraction, and Other Earthmovfng Activities. Storage Piles and Bulk Materials. The handling, storage, and transportation requirements for bulk materials are found in Rule 8031 —Bulk Materials. These requirements include: applying water as materials are handled, stabilizing or covering stored materials, and installing wind barriers to limit VDE. Limiting vehicle speed, loading haul trucks with a freeboard six inches or greater, covering haul trucks, or applying water to the top of the load are options for reducing VDE from vehicle transportation of bulk materials. Demolition. Wetting of the exterior of a building to be demolished is required. Demolition debris and the area around the demolition must also be controlled to limit VDE. Cleaning up carryout and trackout must be completed according to Rule 8041. Demolition activities are also subject to the District's asbestos rule, Rule 4002—National Emission Standards for Hazardous Air Pollutants. Dust Control Plans.. For large construction projects, Rule 8021 requires the owner or contractor to submit a Dust Control Plan to the District for approval at least 30 days prior to commencing construction activities. This requirement applies to projects that include 40 or more acres'of disturbed surface area or will involve moving more than 2,500 cubic yards per day of material on at least three days during the project. Record keeping. All sites subject to the regulation that employ dust control measures must keep records for each day any dust controls are used. The District has developed record keeping forms for water application,-"street sweeping, and for"permanent" controls such as applying long term dust palliatives, vegetation, ground cover materials, paving, or other durable materials. Pursuant to Rule 8011, records must be kept for one year after the.end of dust generating activities. Exemptions. Activities in areas above 3,000 feet elevation are exempt from all Regulation Vlll requirements. The following exemptions in Rule 8021 apply to construction activities: o Blasting activities Maintenance and remodeling of existing,buildings if the addition is less than 50% of the size of the existing building or 10,000 square feet. These activities, however, are subject to the District's asbestos rule, Rule 4002. • Additions fo single family dwellings Mowing, disking or other weed control on sites less than '/, acre. Nuisance. Whether or not the construction activity is exempt from the Regulation VIII requirements, any activity that creates fugitive dust must not cause a nuisance, per Rule 4102 - Nuisance. Therefore, it is important to monitor the dust generating activities and, if necessary, plan for and implement the appropriate dust control measures to limit the public's exposure to fugitive dust. This is a basic summary of Regulation Vlll as it applies to the construction industry. For more information contact the Compliance Division of the District office nearest to you. City of Department of Public Utilities Solid Waste Division 1325 E. EI Dorado • Fresno, California 93706-2014 (559) 621-1452 www.fresno.gov August 3, 2004 TO: Sandra Brock, Planner HI Development Department, Planning Division THROUGH: Robert Weakley, Chief of Operations` v Department of Public Utilities, Solid Waste Division FROM: Donna Leslie, Staff Assistant Department of Public Utilities, Solid Waste Division SUBJECT: TT 5316, Solid Waste Conditions of Approval The Department of Public Utilities, Solid Waste Division, has completed a review of the Vesting Tentative Tract Map 5316, which was submitted by Provost & Pritchard on behalf of Central j Valley Land Development, LLC. 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 5316 will be serviced as Single Family Residential properties with Basic Container Service. Property owners will receive 3 containers to be used as follows: 1 Gray container for solid waste, 1 Green container for green waste and 1 Blue container for recyclable material. • The owners, lessees or other tenants of the residential dwellings on service day, before 6:00 a.m., shall place their solid waste containers at the edge of the curb approximately 4 feet apart and not blocking any vehicle accesses in accordance with the City of Fresno's- Solid Waste Management Division Standards. • Per Municipal Code, Section 9-404 Solid Waste Disposal Regulations, Section C,10. No Solid Waste container nor residential rubbish shall be allowed to remain at the curbline after 8:00 p.m. on the collection day. Special Conditions: • There shall be no parking in any cul-de-sac on the solid waste service day. Lots 70, 71, 72, CY 73 and 74 shall be clear of all vehicles by 6:00 a.m. • If project area is to be developed in phases, there shall be no dead end streets. All streets shall connect to one another, or a turnaround shall be provided at the end of the street. All turnarounds shall be clear of all vehicles and shall be large enough to accommodate a solid waste with a turning radius of 44'. 1:\Conditions of Approval_T753 16.wpd APPENDIX W FROM THE 2025 FRESNO GENERAL PLAN WEST AREA COMMUNITY PLAN GOAL: Develop the West Area as a planned community with a complete range of services and facilities for the needs of community residents, in adherence to a set of specific standards for residential, commercial, industrial, and public infrastructure development, with special emphasis on minimization of land use conflict between agriculture and urban uses. W-3. OBJECTIVE: Provide streetscapes which create a positive image of the West Area and contribute to the West Area Community's quality of life. W-3-b. Policy: Provide a 20-foot landscaped setback along all designated arterial streets. Planned elements of the city's master trail system may be located partially within this setback. W-3-c. Policy: Provide a 15-foot landscaped setback, or the setback required by the Fresno Municipal Code, whichever is greater, along all collector streets and along the Gettysburg alignment transportation corridor. Planned elements of the city's master trail system may be located partially within this setback.. W-4. OBJECTIVE: Provide acceptable design standards for single-family residential development, to establish and maintain safe, attractive, and stable residential neighborhoods; to preserve the long-term integrity of the community. W4-c. Policy: The following design standards shall be required for development of homes and garages in nonclustered residential subdivisions, including planned developments: West Area Community Plan Policies Applicable to Development of Tract 5316/UGM Page 2 • single-family residential lots shall not be allowed to front on a designated major street unless it can be satisfactorily demonstrated that no feasible alternative means of access can be provided. Evaluation of alternative means of access shall include the consideration of frontage roads, backup treatment, and substantial redesign of the subdivision proposal. • roofing material shall consist of one of the following, except for roofing used over rear yard patios: - architectural grade composition roofing guaranteed by the manufacturer for at least 20 years. - cement or clay tile. - treated wood shakes. - architectural-grade metal and coated non-glare decorative metal roofing products. • full front yard landscaping and irrigation shall be installed prior to occupancy. • City sidewalk standards adopted in 1993 shall be applied (sidewalks with park strips wide enough to accommodate street trees on both sides of all residential and major streets). If the general plan is amended in the future to change this standard, alternative sidewalk patterns with unitary curb/sidewalk and landscape strips in the right-of-way inside the sidewalk may be considered, subject to the design and implementation of an acceptable street landscape plan. W-6-c. Policy: Lot patterns and sizes shall be arranged to interface appropriately, to maintain compatibility with surrounding uses and improvements (existing and planned), and to facilitate the development of adjacent parcels with similar lotting patterns. CITY-WIDE DESIGN GUIDELINES ADOPTED FOR THE 2025 FRESNO GENERAL PLAN: I. SITE DESIGN PURPOSE OF SITE DESIGN: Promote the improvement of the visual and built environment GENERAL CONSIDERATIONS 1. Site Design combines the three elements of development: 1) buildings; 2) parking and circulation; and 3) landscape and amenities. These aspects must be in proper balance. 2. Buildings shall be designed and sited so as to provide a strong functional relationship to the site and the neighborhood. Required side and rear yards should be utilized and should be integrated into the overall purposeful arrangement. Inaccessible yards and similar outdoor spaces which tend to encourage storage, gathering of trash, and weeds shall be avoided, unless approved by the Director. 3. Natural site amenities shall be recognized. Views, trees, creeks and similar features unique to the site should be preserved and incorporated into development proposals. Such features shall be considered as strong site design determinants. Disruption of existing natural features, particularly older trees, shall be minimized. 4. Building setbacks must relate to the character of the existing streetscape. Where existing streets have been widened, thereby changing setbacks, field analysis of setback needs should be required for new buildings. 5. Site designs shall not negatively impact the immediate environment of the site. 6. Separate vehicular and pedestrian circulation systems shall be provided for larger projects. Pedestrian access to residential developments generally shall not utilize drnveways and pick-up areas. Pedestrian .linkages between uses in commercial developments shall be emphasized, including distinct pedestrian access from parking areas in large commercial developments such as shopping centers. 7. Provision must be made for bicycles. Bicycle parking in residential developments should be on an all-weather surface and be located close to dwelling unit or residential development entrances. Bicycle parking shall be lockable. 8. On larger commercial sites such as shopping centers, a portion of the total building area shall be located at the street perimeter. Such siting, together with substantial landscape treatment, reinforces and strengthens the streetscape, and helps to screen off-street parking areas. 9. Common driveways, which provide vehicular access to more than one site, are encouraged. 10. Site development shall give consideration to solar access and/or energy efficiency. - 1 - 2025 Fresno General Plan City-Wide Design Guidelines Page 2 11. The siting and orientation of buildings shall respond to the pedestrian and vehicular nature of the street. Buildings on streets of high pedestrian use (such as downtown) should face on, and be directly accessible from, the sidewalk., with minimal interruption by driveways or parking areas. Buildings on streets with heavy vehicular traffic, particularly those with no on-street parking, should provide a major entry for the off- street parking area. 12. Off-street parking facilities need to be located to the rear of sites. Street frontages should be devoted to building architecture and landscaping. Parking should be screened from the street with mounds, vegetative screening, low wall, fencing, or lowered parking grade. (Refer to-III. LANDSCAPING, No. 15). 13. Screening and buffering, as well as good design, needs to be used to mitigate the effects of trash areas, storage areas, service yards, loading docks and ramps, electrical and other utility boxes, mechanical equipment, and other necessary but unsightly aspects. BUILDING DESIGN PURPOSE OF BUILDING DESIGN Development shall improve the visual and built environment of the neighborhood and the City as a whole. GENERAL CONSIDER.�\TIONS 1. No single theme is required in Fresno. Themes may be established for selected parts of 'he community. They are directed more toward standards of quality and compatibility than toward achieving a uniform appearance. 2. Architectural consistency should exist between all building elevations of a particular structure or complex of structures, including consistent use of materials. Facade treatments shall consistently encompass all building sides. "False" or "decorative" fagade treatments shall be avoided. All elevations need not look alike; however, an overali architectural sense must occur. 3. V;sible rooftops should be treated as building elevations. Such rooftops should be free of mechanical equipment "clutter" in situations where it may be visible from surrounding buildings or structures. Rooftop mechanical equipment is not prohibited, but its design and screening should be incorporated into building design. For example, HVAC non- transitional ducts shall be below the roof structure. 4. Mt�,hanical equipment, including wall air conditioners, should be screened from public view. The design of mechanical equipment screening should be compatible with, and an integral element of, the building structure. Rooftop screening and other mechanical equipment screening should be a minimum of 12 inches higher than the equipment itself. - 2 - 2025 Fresno General Plan City-Wide Design Guidelines Page 3 5. Add-on components such as utility meters, ladders, vent pipes and similar features need to be identified in site plans and not placed as an afterthought in full public view unless screened in an acceptable manner. 6. All proposed buildings or structures should be compatible with the neighborhood character. Building design, however, need not be unduly constrained or limited by structures on adjacent sites. 7. All buildings on the same site should have strong spatial and architectural relationships. When the first portion of a site area is to be developed, a concept plan shall be submitted for the entire site. 8. All building design should achieve a sense of human scale. Wall insets, balconies, window projections, etc. are examples of building elements which may help reduce the scale of larger buildings. 9. Vaterials should be relatively permanent, requiring minimum maintenance in order to al.--oid deterioration. `10. building entries should be protected from the elements and should afford a "sense of entry"for the structure. 11. All designs should be responsive to energy consideration. When energy-conserving devices such as solar heat collector panels are utilized, such devices should be designed as visually integral parts of the structure. 12. Modified standards may be considered for temporary buildings are structures, which.are guaranteed to be removed from the site within six (6) months. 13. Each phase of a phased development should be visually complete. Temporary barriers/ walls should be painted and trimmed to compliment the permanent construction. 14. Where buildings are on the border between different uses, there needs to be an appropriate transition. 15. Standardized and corporate design elements must be modified to be consistent and integrated with the surrounding environment. 16. The design of fencing, trash enclosures, and similar accessory site elements should be compatible with the architecture of main buildings and should use a similar palette of materials. 17. Masonry wails and: allowable chain link fences shall be designed to accept vegetation, to reduce monotony,-and to prevent irregular or unsightly lines. - 3 - 2025 Fresno General Plan City-Wide Design Guidelines Page 4 III. LANDSCAFiNG PURPOSE OF LANDSCAPE: Landscaping shall be used to improve aesthetics, to soften the harshness of the urban setting, and to create a pleasant human environment. GENERAL CONSIDERATIONS: 1. All site development shall include landscaping, except where determined to be impossible by the Director. 2. Landscaping shall be designed to provide a strong relationship between the site, street frontage, and neighborhood. 3 Where should be a consistency of landscape design through a development. All areas within a development i seed not be identical. Among other things, different landscape themes may be utilized in larger developments to delineate spaces, strengthen a sense of place, and to add movement. Such themes should be consistent within a site. 4. Landscape plans shall indicate all proposed site elements, such as outdoor lighting, signage, fencing, site furnishings, and other site elements. 5. Where possible, existing landscape elements should be incorporated and preserved. Healthy mature trees and tree groupings shall be preserved as design determinants. In sit-;s with mature trees, the development plan, elevations, and landscape shall be required to protect existing trees. Mature trees on project sites shall be protected and preserved as per City of Fresno tree preservation standards. 6. Landscaping shall' be incorporated into building and site design. Trellises, arbors, and multilevel type landscaping should be considered. 7. All projects, including exterior modifications, are subject to street tree requirements. Street trees mall meet City requirements. 8. Live oiant material shall be used in all landscaped areas. Imitation vegetation is not acceptable. 9. Gravel, colored rock, bark, and similar materials may be used in conjunction with, .but not instead of, living ground cover and vegetation. Brick, cobblestone, and wood can be integrated into pathways and edges where appropriate. 10. Public and employee parking areas shall be landscaped. Such landscaping shall include perimeter screening and interior shading as per City standards. 11. Automatic irrigation is required for all landscape.areas; surface piping and tubing are not allowed. 12. irrigati,n heads shall not overspray walks. buildings, fences, streets, etc. 2025 Fresno General Plan City-Wide Design Guidelines Page 5 13. All property owners shall maintain landscaping consistent with these guidelines. 14. Required setbacks for buildings and landscaping may be averaged, but not less than one-half of the required setback. Proposals for less than one-half of the required setbacks may be considered through a reduced-fee Variance application process. 15. Major street landscaping shall include all of the following: • Double-row, ,large-scale 20'-on-center tree canopies within public and private landscape areas (curb to end of landscape setback) • Screening of parking through eye-level (as seen from an automobile) design elements, including but not limited to landscaping, fences, artwork, water features, etc. • One hundred percent screening/blocking is not mandatory. • Green shall be emphasized: plant material, size, type, and location. • Project entry/gateways defining sense of place shall be emphasized. IV. SIGNAGE PURPOSE OF SIGNAGE: Signs are intended to identify the location of a place or business or residential development. GENERAL CONSIDERATIONS 1. Sign information is to be limited to the identification of the business name and, when necessary, the business function and business logo. Product advertising shall not be permitted. 2. Signs should be simple and easy to read. 3. Signs are to be limited to the minimum necessary for the proper use of the site. 4. Signing and related graphics must relate to the overall building and site design. Signing ce :siderations should be made during the building design stages so that signage and graphics are architecturally incorporated into those buildings. 5. Unusual architectural features (such as the "golden arches") used as a logo shall be considered and reviewed as part of the sign proposal. 6. Use of individual letters for all signing is preferred and encouraged over cabinet signs. Where cabinet signs are utilized, such cabinets must be an integral design element of the building or structure. - 5 - 2025 Fresno General Plan City-Wide Design Guidelines Page 6 7. Master sign programs shall be prepared for multiple-occupancy buildings. 8. Complete sign programs for entire buildings or building complexes should be included with the architectural review of a signing request for any portion of a multiple-occupancy building. This also applies to existing buildings without any sign program. A long-term sign program must be established.. 9. The light source of externally illuminated signs should not be visible. 10. Murals shall be subject to sign review. 6 - D E P A R T M E N T O F P U B L I C W O R K S TO: Sandra Brock, Planner Planning Division, Planning and Development Department FROM: NANCY MORRISON, PROGRAM MANAGER (Ph. 559-621-8690) DATE: October 29, 2004 SUBJECT: Tentative Tract 5316 The Department of Public Works has reviewed the Tentative Subdivision Map proposed by Central Valley Land Development on engineering drawings plans prepared by Provost and Pritchard dated July 8, 2004. The DEPARTMENT OF PUBLIC WORKS offers the following comments regarding the STREET TREES, BUFFER LANDSCAPING and MEDIAN ISLAND LANDSCAPING. STREET TREE REQUIREMENTS A. Fre-,=rio fX.Junicipal Code requires one tree per 60 lineal feet of street frontage;therefore,street trees shall be planted at the rate of one tree for each 60' of street frontage. The subdivider is required to provide street trees on all public street frontages and the dedication planting and buffer landscaping easements. The subdivider is required to provide automatic irrigation for all street trees. The irrigation system shall comply with FMC 12-306-N-23. B. The street tree species are designated for the following rights of way [please also refer to list of corrected street names provided by the Planning and Development Department]: STREET NAME STREET TREE SPECIES North Polk Ave. Sapium sebifienim, (Chinese Tallow) North Hayes Ave. Cinnamomum camphora, (Camphor) West Dakota Ave. Ginkgo biloba, (Ginkgo) West Ramona Pistacia chinensis, (Chinese Pistache) West Robinson Ave Pistacia chinensis, (Chinese Pistache) West Garland Ave. Pistacia chinensis, (Chinese Pistache) West Fedora Ave Pistacia chinensis, (Chinese Pistache) West Dayton Ave. Nyssa sylvatica, (Tupelo) North Carnegie Nyssa sylvatica, (Tupelo) North Vista Ave. Nyssa sylvatica, (Tupelo) North McCaferey Ave Nyssa sylvatica, (Tupelo) North Rosewood Ave. Ginkgo biloba, (Ginkgo) North Lola Ave Ginkgo biloba, (Ginkgo) South Orangewood Ginkgo biloba, (Ginkgo) i 2. BUFFER LANDSCAPING&MAINTENANCE REQUIREMENTS A. Landscape Buffer Landscaping and automatic irrigation is required within the Landscape Easements on West Dakota,North Hayes and West Polk Avenues. The subdivider is required to provide long term maintenance for landscape in the landscape easements and rights-of-way. The subdivider may petition for annexation to the City's Community Facilities District, or may form a Homeowner's Association. Department of Public Works comments T-5316 Tentative Map October 29,2004 1 page 2 B. Buffer Maintenance Through Annexation to the Community Facilities District. Landscape and Irrigation plans are required and shall be submitted to THE DEPARTMENT OF PUBLIC WORKS for review and approval prior to a Council approval of the final map. Plans shall be numbered to conform to and be included in the THE DEPARTMENT OF PUBLIC WORKS street construction plan set for the final map. These fees are applicable when the subdivider elects to maintain the buffer landscaping by annexing to the city's Community Facilities District. 1. 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-N-23, 12-306-N-24, and 14-121 of the Fresno Municipal Code regarding Water Efficient Landscaping and Buffer landscaping. 2. Should the proposed landscape buffers and/or parkway strips be located next to an existing buffer and/or parkway strip, the planting concept shall simulate the adjacent landscape design to present a more uniform appearance on the street. Variances in the landscape concept will be acceptable, but the design of the new landscape buffer and/or parkway strip shall strive to mimic the existing as much as possible. 3. Landscape plans shall indicate grades and show fencing or wall details. All fencing shall be placed outside the landscape easement. Maximum slopes shall not exceed 4:1 (run:rise)with one foot(P)of level ground between the slope and the back of the sidewalk and/or face of fence. Erosion control measures shall be implemented on all slopes of 4:1, including the use of synthetic erosion control netting in combination with ground cover species approved by THE DEPARTMENT OF PUBLIC WORKS/ ENGINEERING SERVICES DIVISION. 4. The water meter(s) serving the buffer landscaping shall be sized for the anticipated service flows. 5. No private flags, signs or identification of any kind shall be permitted in the right of way, within the city- controlled easement or on the fence or wall facing the street. 6. Landscaping in the right of and landscape setback adjacent to waterwell sites shall be the responsibility of the City of Fresno Water Division and may not be included in the CFD. MEDIAN ISLAND LANDSCAPE REQUIREMENT 3. MEDIAN ISLAND LANDSCAPING REQUIRED. ON North Polk Ave: Per FMC Section 12-306-N-24, median landscaping is required. Applicants shall be required to submit plans showing the location and configuration of all median islands fronting the proposed project. Existing utilities, including, but not limited to city water lines/service points, sanitary sewer, storm drains, electrical lines,existing landscaping including trees,shrubs,ground cover beds,irrigation facilities,and other miscellaneous landscape features shall also be clearly defined. Median islands shall be landscaped as required by FMC 12-N-306-N-24 . Landscape and drip irrigation plans shall be submitted for median island(s)that are not currently planted with a full range of ornamental vegetation, including trees, shrubs, and ground covers. City of FRESNO FIRE DEPARTMENT DATE: D 4— MEMORANDUM — MEMORANDUM TO: J1 n �r� �r�o C, FROM: SENIOR FIRE PREVENTION INSPECTOR SUBJECT: V2S. {-��na Tt_✓t- -� lV1c,� o� TRACT NO. S 3I(o MEETING OF (DATE) : �-J;� [u Z'', Ldd c/ Fire Department Comments are as follows: 1 . This project is within miles of Fire Station No. j(o 0 2.. This project is subject to UGM Fire service fees for Fire Station No, . 3. Provide (commercial ) resi denti a ) hydrants and fire flows per ISVO Public Works Standards with two sources of water. 4. Access is acceptable as shown. S. Access is not acceptable: 6. This tract is in the Station 21 UGM Fee area and is required to be annexed to the Community Facilities District No. 1 . 7. 0 th e r: 7J 25431/781 ■ F,nno City of City Hall 559-621-3300 Public Works Department 2600 Fresno Street,Room 4019 Jun R. Ruiz,Director Fresno,California 93721-3623 DATE: April 15, 2004 TO: Sandra Brock, Planner III Development Department, Planning Division THROUGH: Louise Monroe, Supervising Engineering Technician V Public Works Department., Engineering Division, Traffic Planning Section FROM: Gregory A. Jenness, Senior Engineering Technician Public Works Department, Engineering Division, Traffic Planning Section REZONE APPLICATION No. R-04-018 & A-04-007 OWNER (S): Britz Ag Development APN (S): 311-240-01, 04 & 24 FROM: R-R (Co.) TO: R-1/UGM LOCATION: Southeast corner of North Hayes Avenue & West Dakota Avenue Comments/Concerns: 1. Trip Generation a. Existing: 10,336 Vehicle Trips per Day (VTD) b. Proposed: 5,742 Vehicle Trips per Day (VTD) AM Total Peak: 450 Trips PM Total Peak: 606 Trips 2. Highway Capacity a. North Hayes Avenue: (Collector) 1. Existing Lanes: 2 10,000 VTD 2. Year Counted: See note below 3. Projected Lanes: 4 undivided .24,000 VTD b. West Dakota Avenue: (Collector) 1. Existing Lanes: 2 10,000 VTD 2. Year Counted: 2002 974 VTD 3. Projected Lanes: 4 undivided 24,000 VTD Note: The City of Fresno's current records are either out of date or not existing at this location. In an effort to get a better understanding of traffic impacts due to the development of this property at the requested zoning, the owner/developer shall provide the City of Fresno's Traffic Planning Section with a 24 hour volume count report. The report shall show the actual "raw" count taken on a Tuesday, Wednesday or Thursday. Holidays are to be excluded. (Counts.cannot be taken LATratfic Plannin,SectiunlRezonei1104018 A04007.doe during any given week containing a federal holiday.) Contact Public Works, Traffic Planning, at (559) 621-8600, for additional information and Engineering Services at (559) 621-8690 for Street Work Permit requirements. 3. Traffic Impact Study (TIS) required: Yes / 4@ If yes, the Developer/Owner should consult with the City of Fresno Traffic Engineering Section for the scope of the Traffic Impact Study (TIS). A trip trace for the proposed project should be provided prior to consulting with the Traffic Engineering Section. The TIS shall identify the mitigation measures, which would mitigate the project and/or other related projects' significant impacts to a level of insignificance. Note: All projects that are projected to generate 100 or more peak hour trips (AM or PM). shall prepare a Traffic Impact Study, as identified in the 2025 Fresno General Plan, Traffic Mitigation Measure B-4, b. 4. UGM Requirements: Yes i No, Pay Major Street Zone "E-4" UGM fee. L:\Traffic?tanning Section\Rzzone1R040t3_A04007.doc Cit/ Of DEPARTIVIFNT OF PUBLIC UTILITIES Date: September 9, 2004 To: SANDRA BROCK, Planner III Planning and Development Department, Advance Planning From: DOUG BECKER, Engineer II L '--Q . Department of Public Utilities, Planning and Engineering Subject: SANITARY SEWER AND WATER REQUIREMENTS FOR T-5316/UGM General The subiect site (approximately 58.52 acres) is located on the south side of West Dakota Avenue between North Mayes and Polk Avenues. Vesting Tentative Tract Map 5316 proposes to create a 254- lot single-fancily residential subdivision to be zoned R-I/UGM. Environmental Recommendations A NEGATIVE DECLARATION MAY BE ISSUED: The project may have adverse impacts but impacts can be mitigated without further study or are not serious enough to warrant an Environment Impact Report_ Sanitary Sewer Requirements The nearest sagitarlr sewer main capable of serving the westerly 40-acres of the project is a 60-inch tnmk main located in North Grandand Avenue. The nearest sanitary sewer main capable of serving the easterly 20-acres of the project is a 45-inch trunk main located in North Cornelia Avenue. Sanitary sewer service through the City's.Sewer System shall require the following prior to connection. I. The FcUowiag requirement shall be constructed to provide the sanitary sewer connection at North Grantland and Dakota Avenues to serve the westerly 40-acres of the project. • Extension of a 21-inch and a 18-inch sewer main in the West Dakota Avenue Alignment from North Grantland Avenue east to North Hayes Avenue. Extension of a 12-inch sewer main in West Dakota Avenue from North Hayes east across the project frontage. Extension of a 8-inch sewer main in North Hayes Avenue from West Dakota Avenue south across the project frontage. 2. The foRowing requirement shall be constructed to provide the sanitary sewer connection at North Cornelia and Shields Avenues to serve the easterly 20-acres of the project. • Extension of a 12-inch and a 10-inch sewer main in the West Shields Avenue from North Cornelia Avenue west to North Polk Avenue. • Extension of a 8-inch sewer main in North Polk Avenue from West Shields Avenue north across the project frontage 3. Sewer mains shall be extended within the proposed tract to provide sewer service to each lot created. 4. Separate sewer house branches shall be provided for each lot created. 5. A Preliminary.sewer design layout shall be submitted for review and subject to Department of Public Utilities approval prior to submitting engineered improvement plans for City approvals. 6. Public sewer facilities shall be constructed in accordance with the Department of Public Works standards, specifications, and policies. 7. Engineered improvement plans prepared by a Registered Civil Engineer are required for proposed additions to the sanitary sewer system. Sanitary Sewer Fees The following Sewer Connection Charges are due and shall be paid for the Project: 1. Sewer Lateral Charge 2. Oversize Sewer Area Charge: 9 39 J. Trunk Sewer Charge: Grantland 4. Wastewater Facilities Charge (Residential Only) Water Requirements The nearest City of Fresno water main to the project is a 14-inch main located in North Bryan Avenue. The following water improvements shall be required prior to providing City water service to the project. 1. Extension of a 14-inch transmission grid water main (including installation of City fire hydrants) in West Dakota Avenue from North Polk Avenue west to North Hayes Avenue, 2. Extension of a 14-inch transmission grid water main (including installation of City fire hydrants) in North Hayes Avenue from West Dakota south across the project frontage. 3. Water mains (including installation of City fire hydrants) shall be extended within the proposed tract to provide water service to each lot created. 4. Separate water services with meter boxes shall be provided to each lot created. 5. Installation(s) of public fire hydrant(s) are required in accordance with City Standards. 6. Two independent sources of water, meeting Federal And State Drinking Water Act Standards, are required to serve the tract including any subsequent phases thereof. The two-source requirement may be accomplished through any combination of water main extensions, construction of supply wells, or other acceptable sources of water supply approved by the Water Systems Manager. 7. Public water facilities shall be constructed in accordance with the Department of Public Works standards specifications, and policies. S. Engineered improvement plans prepared by a Registered Civil Engineer are required for proposed additions to the City Water System. Water Fees The following Water Connection Charges and fees.shall be paid for the project. 1. Wet-ties, water service(s), and meter(s) installations to be performed by the City Water Division. 2. Frontage Charge 3. Transmission Grid Main Charge 4. Transmission Grid Main Bond Dept Service Charge 5. Service Area: 301s 6. UGM Water Supply Area: 301s l I. r'•� OFPI CES OF ` � RA � . 11MR� - �� �_ _ PHONE(559)233-7161 =1T — FAX(559)233-8227 ��`^ . ... 2907 SOUTH MAPLE AVENUE -�y — FRESNO,CALIFORNIA 93725-2218 Your Most Valuable Resource-Water July 26, 2004 luP--11-1 Ms. Sandra Brock J U L 27.7 2004 City of Fresno Planning & Dev. Dept. Planning Division 2600 Fresno Street, Room 3043 Development Department C!I f OF FRESNO Fresno, California 93721-3604 RE: Vesting Tentative Tract Map No. 5316/UGM —FID's Teague School No. 46 Pipeline Dear Mr. Braun, FID's corrunents and requests are as follows: 1. FID's Teague School No.46 Pipeline traverses the North side of Dakota Avenue as shown on the enclosed map. I 2. FID does not have records indicating the age of or the materials used for the culvert located just East of Dakota and Hayes Avenues. Should any street or intersection improvements be necessary FID recommends the culvert be replaced as part of the subject project. ;. FID requests that it be made a party to signing all plans that affect its easement and canaUpipeline facility. Thank you for submitting this item for our review. Please feel free to contact me with any questions or concerns at 233-7161 extension 341 or sadams@fresnoirri�ation.com. Sincerely, FRESNO IRRIGATION DISTRICT n2-r'— Selina Adams Engineering Assistant File: Agencies/CityNTTM No. 5316 UGI(—FID's Teague School No.46 Pipeline Ent c � ,�� �r -i i A y� y►'!J^� `. �� wr�1�,��d-`-?�_ -..i `_ F +t"rfrt b !yr`+`„ �.{yt� " _'�C81 �:., Iw ° TL k 0� r, M 'Al ` F�r� 1 fa r3 r- `.Y• >�c � t�6`rl 7 , � N M-1 IJIS 14 �A � y -} -�-e� �c`t� .r•,Ms* tjO � 'L"�I-'33Z �71�Y�''� .�"$ 9- 'C�'r _�I _ i' l ' PI Q k F ° G -�.�.- C� - s }�"►' SIC ` _ ; F Ow ML ING 73 Mqj UL LU .L Z - J J. ' � Illlll l - ''ENDALE ' z i! A„i� a:+• ELLENDA�LE �'� i e' " a ii 011 A�s� SiG'!ri "�� ...�.}s�L F'{�rJ,,� } ,x•, f z r'• ,r •.g{rr - �.P j- fn F r .,„'tea-rbc �.t• _ �s s,,,� ��,,,�L s. z��-ti� ° ��a t �,: y,, a o ,fa s �,. 14a• »t:-- ,3f;r -7-• ,�-k k - - IR Pt „� RNIF lee, -. -1. V- 1,11 F � -' gym,`, t•, "� � m 5 r• ,us s,.. ' i 1�'' .'. ,.. 'fir �� •:. 'c a a m a ? t ;k rr�;i#k.u'e� �� ., ,1;F 3( ' '"� "t ! L� a` riF 1'. i 1• ' n.n _r U i �• } . I' 1"�'iI00 LJ� "otic {1� .` w�y�. ' - CID � ,-•Sd� t J '. t I < p 'ate .,$, 1 wIM I�r�-�j�!!a� -. �-• ! �.n ��� fit - � ."'.,,fS a�r�.._`",�x }h �,n"ly`>'6a'.t~wt^. a..: I ,y .: W.C4:. . .�•---� _�.rt "_ "_ '..,": 0. !pyv s �Fxfp, F- IKCw--. 1w,Wx"�'.s,'h'�a•'7,�'J•aM S; R + _ f ,� 'f•X Q' x 17 p "MPI `I i`Y �il�,..z�,xl...�ax`� �����rgt••+v�e'` f r 1 t ` - h�wot..:m.�.-.�-- - -- �� - - - Z s' i4 !� It i`.fn �'i _ ..7'}t s/�# tf�l+tS j�`i��,'i5{�,�� '�� � -•t�� ���j ��� _ --��'� s� �,r j `.ilt,L f? "I 1�1 fl:lii�� f'1{�� flt��!�I�� �; •� �' Q' '�'tW — .s. '1�r.r -•+�F�st .0 y + I + _=26 .Na +-F,'��,V �t 4 ( rj j3(t ii jif j t II{ ff l t. � .1{IXJx'_!.+ ++aC3:.�rlt:i!!il fil!i 1!!4il►i��lt�f!!I1�13ti!!jli!lj!l�i3�I "l uj'u I. Ill f RGJIYU r LUUU UUN IKUL l-RX W. 5594561076 P. 02 File No.210-43 FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS PUBLIC AGENCY DEVELOPER Mr. Gil Haro, Planning Manager CENTRAL VALLEY LAND DEVELOPMENT,LLC Planning & Development Department P.O. BOX 25841 City of Fresno FRESNO, CA: 93729 2600 Fresno Street - Fresno, CA 93721 MAY NO. 5316 PRELIMINARY FEE(S) (See below) DRAINAGE AREA(S) "EO" "CHI' "AK" DRAINAGE AREA EU 5113,490-00 DATE1 q o y DRAINAGE AREA " CH S103,916.00 -T— " Ax " $89,097.00 TOTAL FEE 5306.503.00 The proposed development will generate storm runoff which produces potentially significant environmental impacts and which must be properly discharged and mitigated pursuant to the California Environmental Quality Act and the National Environmental Policy Act. The District in cooperation with the City and County has developed and adopted the Storm 0 Drainage and Flood Control Master Plan. Compliance with and implementation of this Master Plan by this development project will satisfy the drainage related CF.QA/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 F.MFCD project engineer prior to approval of the fmaI 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 he deferrable. b) Fees may be calculated based on the actual percentage of runoff if different than that typical for the zone district under which the development is being undertaken and if permanent provisions are made to assure that the site remains in that configuration. C) Master Plan storm drainage facilities may be constructed, or required to be constructed in lieu of paying fees. d) The actual cost incurred in constructin= Master Plan drainage system faeilivcs is credited aeai.nst the drainage fee obligation. 5469 E.OLIVE - FRESNO.C.a 9371_' - 0591 15(-3292 - FA% (559►451-30 Two sided aocument UUi-ce-cuU4 FRl Uo'UI r1l rRCZMU rLUUU UUMMUL rHA NU. bbjgbb1U(b P. 03 FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS Pape 2 of 4 ej When the actual costs incurred in constructing Master Plan facilities exceeds the drainage fee obligation, reimbursement will be made for the excess costs from future fees collected by the District from other development. Approval of this development shall be conditioned upon compliance with these District Requirements. 1. a. Drainage from the site shall be directed to X b. Grading and drainage patterns shall be as identified on.Exhibit No. 1 i+'-2 C. The grading and drainage patterns shown on the site plan conform to the adopted Storm Drainage and Flood Control Master Plan. 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 Storni Drain Plan X Final Map X Sheet Plan X Water& Sewer Plan Other 4. Availability of drainage facilities: a. Permanent drainage service is available provided the developer can verify to the satisfaction of the City of Fresno that runoff can be safely conveyed to the Master Plan inlet(s). b. The construction of facilities required by Paragraph No. 2 hereof will provide permanent drainage service. X c. Permanent drainage service will not be available. The District recommends temporary facilities until permanent service is available. Temper-afysela"ieeVail ale t -h "C d. See Exhibit Na. ?. i 5. The proposed development: Appears to be located within a _500 vear 100 year flood prone area as desismated on the latest Flood Insurance Rate Maps available to the District. necessi=ing appro?riatc floodplain management action. See attached.Fioodplaiv Pc)lic\, X Does not appear to be located within a flood prone area. -;.i69 E.OLIVE. - F'RE:SNO.C.4 93? - {5591 4ii.-3292 - FA}� (�Syl 43ii-31y�{ Two a;deddocument rHh NU. 55y45b1U76 P. 04 FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIRENIENTS Page 3 of 4 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 five or more acres, and discharges associated with industrial activity not othenvise exempt from National Pollutant Discharge.Elimination System (NPD.ES) 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 0 generated by operations at the development after construction. a. State General Permit for Storm Water Discharges Associated with Construction Activities, approved August 1999, (modified December 2002.) A State General Construction Permit is required for all clearing, grading, and disturbances to the ground that result in soil disturbance of at least one acre (or less than one acre if part of a iarger 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 z Board (State Board),develop and implement a storm water pollution prevention plan, eliminate non-storm water discharges, conduct routine site inspections, train employees O in permit compliance, and complete an annual certification of compliance. b. State General Permit for Storm Water Discharges Associated with Industrial Activities, i April, 1997 (available at the District Office.) A State General Industrial Permit is required for specific types of industries described in the NPDES reguiations or by I 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. Permittcts are required to: sub.rnit a Notice of Intent to be covered and must pay a permit fee to the State Water Resources Control Board, develop and implement a stone water pollution prevention plan. eliminate non-storm water discharges, conduct routine site inspections, train employees in permit compliancy;,sample storm water runoff and test it for pollutant indicators, and annually submit a report to the State Board. �;,, 1469 E.QLTV L - F ttES`(U.CA 9372 - 1= 9)456-329_ - FAX( 39)456.3194 Two sided do=umerr' I UU1`C -LUU4 M1 Ub:2 M HESNU f LUUO UUNTROL FAX NO. 5594561076 P. 05 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 melt the requirements of the State General Permits, eliminate the potential for non- storm water to enter the municipal storm drain system, and where possible minimize contact with materials which may contaminate storm water runoff. 7. A requirement of the District may be appealed by filing a written notice of appeal with the Secretary of the District within ten days of the date of this Notice of Requirements_ 8. The District reserves the right to modify, reduce or add to these requirements, or.revise fees, as necessary to accommodate changes made in the proposed development by the developer or requirements made by other agencies, 9. X See Exhibit No. 2 for additional comments, recommendations and requirements. Ged L. Lake an, Pro' ct Engineer: Jan-lie Miller rr-al District Engineer, Assistant General Manager C: PROVOST & PRITCHARD 286 CROMWELL AVE. FRESNO, CA 93711-6162 5469 L.o(,IVE - FRESNO.CA 93727, - (s19) FAA (559)43CY-319; Two sided oocunlent OCT-29-2004 FRI 05:02 Ph1 FRESNO FLO-OD CONTROL FAX N0. 5594561076 - P. 06 NOTE: THIS DRAWING 12 SC11EUATIC. DISTANCLS ARI' APPROXIMATE, 48. DAKOTA ,a• AVE. 'D ----------------- -_-_----=�- — - Err Lj Li cc 7• I ! I I l y Q I s y �j i I I Q TRACT ; I � 5 316 I 'EO" "Cm° ( I h ■ � 1 i I AK" LnI •" --- -- --�^-- cc w � I i LEGEND a� MASTER PLAN FACILITIES TO BE CONSTRUCTED BY DEVELOPER — PIPELINE (SIZE SHOWN) & INLET. C:--—— EXISTING MASTER PLAN FACILITIES ®--- FUTURE MASTER PLAN FACILITIES —•—• DIRECTION OF DRAINAGE SCALE 1"=400' ---———— INLET BOUNDARY -- DRAINAGE AREA BOUNDARY TRACT 5316 DRAIN/I�GE AREAS: p -s "GI]n"cu" `i EXHIBIT N0. (� 3lG FPZESNO NIETROPOLTT.kI FLOOD C0 NTROL DISTRjCT Af• ra.,,c:.-.wc.''•:::J:N1171•.TFh:r?•.a3vn nM': OCT-29-2004 FRI 05:02 PM FRESNO FLOOD CONTROL FAX NO. 5594561076 P. 07 OTHER REQUMENMENTS EX-BIT NO. 2 The drainage system cost and fee schedule update is currently underway. The drainage system cost and fee obligation indicated in this notice is the obligation which is valid at the date of this notice. Contact the District for a final drainage fee obligation prior to issuance of a building permit or recording of the final map. The cost of construction oi'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 he 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. A fifteen.-foot(15')wide storm drain easement will be required whenever storm drain facilities are located on private property. No encroachments into the easement wilt be permitted including, but not limited to, foundations,roof overhangs, swimming pools, and trees. Development No, Tract 5;166 cn_npcmitu:xhibit�raci'a_I off;m, GUIDELINES FOR PONDING BASIN I POND CONSTRUCTION AND MANAGEMENT TO CONTROL MOSQUITO BREEDING Immature mosquitoes develop in shallow water habitats. Fresno has enough year-round urban runoff from sprinklers, car washing, and pool drainage to keep water in drainage basins even in the summer--when mosquitoes breed the fastest. The design and management of ponding basins and ponds is of critical importance for mosquito control. Following are some new guidelines for these facilities: *1. Ponding basins and ponds with fluctuating water levels should have a "low flow" area, a deeper area or sump where drainage will accumulate, instead of a uniform flat bottom. This allows for water to accumulate to a greater depth, and helps "mosquito fish" survive. The low flow area should be located at the pond inlet and should be at least four feet deeper than the rest of the basin floor. The rest of the basin should be graded so that drainage is directed into this low flow area. `2. Side slopes of ponds and ponding basins should be as steep as is compatible with safety and grading considerations. They should have a slope ratio of 1:2 (vertical:horizontal). 3. Decorative ponds and artificial wetlands should be constructed so that water depths are maintained in excess of four feet, to preclude invasive emergent vegetation.such as cattails. "4. Ponds and ponding basins should be constructed to provide for free, unobstructed access around their entire perimeter by vehicle and/or by foot, to allow for maintenance and mosquito abatement activities. *5. All ponding basins should be enclosed in chain-link fencing at least six feet tall (to City of Fresno Public Works Standards), with double gates to provide an unobstructed total opening at least ten feet wide (no center post between the gates). Gates should be secured with a standard padlock to allow for access by maintenance workers and mosquito and vector control personnel: a No. 5 MasterLockTM with key numbers 1 C95, 3203 or 0855. 6. Ponds and ponding basins should be constructed to allow easy de-watering when needed. 7. Ponding basin and pond edges should be maintained free of excess vegetation and trash that would harbor insects and support mosquito breeding when it falls or blows into the water. 8. Ponding basins and ponds should be managed to control algae and emergent vegetation (plants that emerge from shallow water), to remove harborage for mosquito breeding and to allow "mosquito fish" and other mosquito predators better access to their prey. 9. Ponding basins and ponds should maintain water quality that supports the survival of "mosquito fish" (Gambusia affinis, available from local mosquito and vector control agencies). Use caution when selecting herbicides and pesticides for use in or near ponding basins and ponds, because many pesticides are toxic to fish. " The asterisked guidelines modify the current City of Fresno Public Works Standard No. P-62 for Temporary Ponding Basins. 10/29/04 National Center for Environmental Health 17- Division of Emergency and Environmental Health Services "Stormwater Management and Vector Breeding Habitats" The Public Health. Problem Stormwater management regulations and practices developed by environmental management agencies address the environmental problem of sediments and other pollutants entering surface waters but do not address public health issues, such as preventing habitat production for disease-carrying mosquitoes and other vectors. Certain stormwater management structures designed to reduce sediment and other pollutant loads in runoff(e.g., dry detention basins, retention ponds, media filtration devices, below-ground devices) frequently hold standing water for more than 3 days, creating potential mosquito breeding habitats. This in turn leads to the potential for mosquito-borne diseases such as West Nile virus and St. Louis encephalitis. Even those stormwater facilities that are properly designed and constructed to minimize mosquito breeding habitat may collect standing water if they are not maintainedproperly, thus creating the potential for mosquito breeding. Methods to Address this Public Health Issue A more integrated, systems-based approach is needed when developing and implementing solutions to environmental problems such as stormwater-runoff management. Local vector-control agencies (where they exist) or environmental health programs should be consulted during preconstruction design review to ensure that vector breeding habitat is minimized. These agencies and programs should also be consulted when developing maintenance schedules for stormwater management structures. Taking the following actions can help to ensure that mosquito-management programs incorporate a systems-based approach: Properly design and construct stormwater control structures (especially regarding slopes, pipe inverts,. and volumes) to minimize the inadvertent creation of standing water. Water should be held less than 72 . hours whenever possible (shorter than minimum mosquito-breeding time). Minimize mosquito breeding for longer term or permanent stormwater storage (>4-days) by introducing mosquito fish, by larvaciding, and by developing vegetation management plans. Include design depths greater than 4 feet to limit emergent vegetation that can enhance mosquito breeding habitat (e.g., cattails). Nlake resources available and allocate specific responsibility for ongoing operation and maintenance of stormwater facilities, including monitoring and treatment if necessary. Clean accumulated sediments and clear brush and other debris to minimize standing water build-up fie Centers rer Cis2ase C:;ntral end Preventlen (CC)CI protects pec cle's health cnd safety by preventing and controlling Cizeases and In(unes;e�hences h,ecltt Cecisicns by providing c,ecitle intcr na icn on crittccl he-clth issues;and prcmdes healthy living tnreugh�,-,ung carmershics roith Icccl, natiGnc(, and internctioncl crgani7crions. Mosquito Control District Boundary Map (For the Fresno - Clovis Area) Map Prepared September 2004 LEGEND 3 U 3 = e E u m ° cc c A 9 EMFresno Mosquito &Vector Control District a ,t a U N LL a C Copper m X d N }" InlernaOonal aConsolidated Mosquito Abatement District a in Behymer w L Peron o v m a9i o ° m m S Y N m 2 E t 0 m b a : is ; m a z 3 u. a qR m Fa _ N IL 10 q V m > fy> 'S. 5OAlluviv «xerndon Hern CONSOLIDATED MOSQUITO ABATEMEm 2525 Floral Avenue ■ PO BoSelma,CA 93662Y Ph(559)888-2619or896-1085 Fax(55 �Aahlarti< _: Ashlan i � � r Y aNgta x � F kala AKA�5'� a x � ��k �.�s� -�. •:LL En)ce 3 Sh a % C inton i �IHc4fmle •��,x�` MtKlnle'y spm x keame F' 4 X4M b p 3 'Lk `t�<S: ��{. A fY'. Uller alif rnia y� i .,,Fs.•�. r 3s.� i x'��r. ''' £.,cdF 3c�' �w .�� y��.� �` �.' .�4�`"x"3�C� �s� ��s ��3. 3 $ i ksGg �S„': yr�, e ., p-. x''•O' eaddfe y 4nn ale FRESNO MOSQUITO&VECTOR CONTROL DISTRICT :z Nac E 2338 East McKinley Avenue rth Fresno,CA 937(13 3s M49cah Ph(559)268-6565 Fax(559)268-8918 x a F Vin" a� 'rel Malaga American 5 merican m m c 3 E O E m G m cx C7 a# ¢ Gk at » sic a s 3 a U vi LL X c South STATE OF(:AL1FQRN[A—Q1JSFNFSS,TRANSPORTA AND HQUSNGAGENCY ARNOLD SCHWAIZZENEGGER.Govemor DEPARTMENT OF TRANSPORTATION 1352 WEST OLIVE AVENUE P.O. BOX 12616 FRESNO,CA 93778-2616 PHONE (559)445-6666 Flexyourpower! FAX (559)488-4088 Be energy efficient! TTY (559)488-4066 n. RqI 7kr .0 March 23, 2004 uvao FBES"10 213 1-IGR/CEQA 6-FRE-99-25.0+/- A-04-007 & R-04-018 Ms. -Sandra Brock City of Fresno Development Department 2600 Fresno Street Fresno, CA 93721 Dear Ms. Brock: We have completed our review of the plan amendment and rezone for the proposed 252-lot single-family residential development located on the southeast comer of West-Dakota and North Hayes Avenues.: Caltrans has-the folldWing comments:-- The area of Fresno west of State:R'0ut&,(SR) 199. b"etwe'e"h' Shaw"AV,e*nue and- Shields has been subject to numerous t.esidential proposalsrecent The.'' City should be aware that these land use changes./new developments have the potential to create cumulatively significant impacts to both transportation and air quality. As these cumulative impacts were not addressed in the General Plan Update Master EIR, the City should consider a. mechanism for evaluating, and mitigating, for them. It is estimated that this development would likely generate approximately 252 trips during Nhe generate ' ti-'PS WOLL'd ill' t the P-11vi peak hour. it is further estimated that a portion of U I i - 'PaG the SR 99 interchanges at Shields Avenue and Ashlan Avenue. It is Caltrans' understanding that the 2025 General Plan MEIR requires projects that will produce 100 or more peak-hour trips (as this project will) to evaluate the project's 'but* intersections contribution*to increased peak-hour vehicle delay at major street intersections adjacent or proximate to the project site. (Mitigation Measure B-4). Will the City require a traffic study for this proposal? Caltrans recommends that the applican't:condUCt a Traffic Impact Study (TIS) in order to assess the pr6ject-related impacts to-the State y Highwa System and Highway �he..pro-rata fair share towards area-wide circulation improvements. As per the City's policy (Mitigation Measure B-4 e the he preparer of the traffic study reference the Caltrans Guide for the Prepaiiation of Traffic Impact Studies, 'dated December 2002, and send the scope of the TIS to Caltrans before the traffic study is conducted. Caltrans Guide, while advisory, contains Best Practices and gives insight into Caltrans' expectations when reviewing a traffic study. If the traffic consultant has any issues or concerns regarding the "Caltrans improves mobility across California- Ms. Sandra Brock March 23, 2004 Page 2 use of the Guide or its interpretation, please contact us so resolution can be reached. Caltrans is available to discuss the scope of the traffic study at the City's convenience. The City should consider a transit alternative for this project. The project is of sufficient size to support transit, and early planning could make such an alternative feasible. Caltrans recommends that this project be routed to Fresno Area Express (FAX) staff for their review and comment. Please see Attachment Number 1 for other recommended ..transportation alternatives. We request that this letter be made part of the permanent record for this project and that a copy of our letter be included in the staff reports for both the City Council and the Planning Commission. This will provide the decision-making body and the general public with a complete and accurate environmental evaluation for the project. Please send a copy of the staff report(s) to Caltrans prior to any scheduled hearings for this stem. If you have any questions, please call me at (559) 445-6666. Sincerely, d►L�4 MOSES STITES Office of Transportation Planning District 6 Enclosure C: Mr. Jon Ruiz, Interim Assistant City Manager and Director of Public Works Ms. Barbara Goodwin, Executive Director, Council of Fresno County Governments i I' "Callrans improves mobility across California" ATTACHMENT NUMBER 1 CALTRANS RECOMMENDATIONS FOR TRANSPORTATION ALTERNATIVES Ongoing development throughout the City of Fresno, including this project, will make traffic operations significantly worse by adding considerably to delay and congestion. Transit alternatives can help reduce congestion and delay and reduce overall degradation of air quality and gridlocked intersections. The City of Fresno should focus on ways to eliminate trips in addition to enhancing capacity. Transportation alternatives the City should consider include standard highway solutions along with the following: 1. Park and ride facilities on site or within the proximity of this project. 2. A study of the general accommodation and provision of mass transit in this. area to provide insight on ways of increasing transit usage. 3. Exploring the potential of commuter shuttles. The shuttle could be financed through an assessment district and provide a way for individuals to utilize a park-and-ride facility or commercial area parking lot and be shuttled to various corrunercial/office centers within the area. Commuters who need to go further could use City of Fresno transit if the City planned for convenient connections. This may help to reduce the Single Occupancy Vehicle (SOV) demand seeking to use the State Highway System. 4. Providing for continuity of non-motorized transportation. 5. Exploring the potential for employer-sponsored carp ools/vanpooIs or monthly transit passes for employees as well as including as a condition of project approval a covered transit stop as mitigation for project-related impacts to the transportation/circulation system. 6. Exploring the potential for linking the purchase of a monthly transit pass with new residential development as partial mitigation for congestion and air quality impacts, and to ensure the long term viability of public transportation. CITY OF FRESNO MITIGATED NEGATIVE DECLARATION RECEIVED Initial Study is on file in the City of Fresno Environmental HuTi Qr I l C. P �' 3 Planning and Development Department, Assessment Number. CITY CLERK, FP,ESui; i' 2600 Fresno Street(City Hall) Rm 3043 A-04-07/R-04-18/ Fresno, California 93721 T-5316/UGM 559 621-8277 APPLICANT: Central Valley Land Assessor's Development LLC Parcel Numbers: PO Box 25841 311-240-01 Fresno, CA 93729 311-240-04 311-240-24S PROJECT DESCRIPTION AND LOCATION: Central Valley Land Development Filed with: LLC has filed Plan Amendment Application No. A-04-07, Rezone Application No. R-04-17, and Vesting Tentative Tract Map No. 5316/UGM. These related REBECCA E. KLISCH, City Clerk projects involve approximately 58.5 acres of property located on the south side of 2nd Floor- Ci Hall West Dakota Avenue between North Polk and North Hayes Avenues. These City applications propose to: (1)amend the 2025 Fresno General Plan and the West 2600 Fresno Street Area Community Plan to change the land use designation on the southeast corner Fresno, California 93721-3603 of West Dakota and North Hayes Avenues from medium-high density residential to medium density residential land use: (2) rezone the entire property from Fresno County AE-20 zoning to City R-1/UGM (Single-Family Residential DistrictlUrban Growth Management Area) (3) subdivide the entire subject property into 254 single-family parcels, install related public facilities and infrastructure improvements and make other improvements related to compliance with regulations. Annexation of the subject property to the City of Fresno will be required. The proposed project has been evaluated with respect to each item on the attached environmental checklist. This completed checklist reflects comments of any applicable responsible agencies and research and analysis conducted to examine the interrelationship between the proposed project and the physical environment. The information contained in the Environmental Assessment Application, the checklist, and any attachments to the checklist, combine to form a record indicating that an initial study has been completed in compliance with the State CEQA Guidelines and the California Environmental Quality Act. Any rating of"2" on the checklist indicates that a specific adverse environmental effect has been identified in a category which is of sufficient magnitude to be of concern. Such an effect may be inherent in the nature and magnitude of the f 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 II "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 I) Section 12-505 of the Fresno Municipal Code. INITIAL STUDY PREPARED BY: Sandra Brock SUBMITTED BY: . Planner DATE. October 12 2004 DARR LL nager PLANNING AND DEVELOPMENT DEPARTMENT ENVIRONMENTAL ASSESSMENT CHECKLIST EA No. A-04-07/R-04-18/T-5316 Potential Environmental Effects 1.0 TOPOGRAPHIC SOIL GEOLOGIC 12.0 HAZARDS 1 1.1 Geologic hazards, unstable soil conditions 1 12.1ii is c�of explosion or release of hazardous 1 1.2 Adverse change in topography or ground surface relief substances 1 1.3 Destruction of unique geologic or physical features 1 12.2 Site subject to flooding 1 1.4 Increased water erosion 1 12.3 Adverse change in course of flow of flood waters 2.0 AIR QUALITY 1 12.4 Potential hazards from aircraft 2 2.1 Generates substantial indirect source pollution accidents 1 2.2 Direct on-site pollution generation 1 12.5 Potential hazards from landfill and/or toxic 1 2.3 Generation of objectionable odors waste sites 1 2.4 Generation of dust except during construction 1 2.5 Adverse local climatic changes 13.0 AESTHETICS 1 13.1stZS r� ucts pudic/scenic vista or view 3.0 WATER 1 13.2 Creates aesthetically offensive conditions 1 3.1nsu if cicient groundwater for long-term project use 1 13.3 Removes street trees or other valuable 1 3.2 Uses large quantities of ground water vegetation 1- 3.3 Wasteful use of water 1 13.4 Architecturally incompatibile with 1 3.4 Pollution of surface water or groundwater supplies surrounding area -2- 3.5 Reduces groundwater recharge 14.0 CULTURAL/PALEONTOLOGICAL 4.0 PLANT LIFE 1 14.1 Removal of historic building, or disruption 1 4.1 Reduces numbers of any rare/unique/ endangered of archaeological site species 1 14.2 Construction or use activity incompatible 2 4.2 Reduction in acreage of agricultural crop with adjacent historic site 1 4.3 Premature or unnecessary conversion of prime agricultural land 15.0 ENERGY 1 15.1seU s�stantial amounts of fuel or energy 5.0 ANIMAL LIFE 1 15.2 Substantial increase in demand upon 1 5.1 a uces numbers of any rare/unique/endangered existing sources of energy species 1 15.3 Wasteful use of energy 1 5.2 Deterioration/displacement of valuable habitat 2 6.0 HUMAN HEALTH/SAFETY-Potential for causing injuryi nesses 7.0 NOISE Explanation of Ratings 1 7.1ncT ceases existing noise levels 1 7.2 Increases exposure to high noise levels "0" Insufficient Information 8.0 LIGHT AND GLARE Insufficient information is available for this 1 8.1 Production o g are, which will adversely affect category andpro'ect to determine the potential residential areas environmental eo4ects which may result from 1 8.2 Exposure of residences to high levels of glare the proposed project. 9.0 LAND USE "1" No Significant Environmental Effect 2 9.1 Tn_c_o_m_p__a_t_iI5Ie with adopted plans and policies 1 9.2 Accelerates growth rate In this category, the proposed projpct will not 1 9.3 Induces unplanned growth have an adverse environmental effect, or any 1 9.4 Causes adverse change in existing or planned area such effect is not substantially unusual or of characteristics undesirable magnitude. This rating is also 10.0 TRANSPORTATION AND CIRCULATION utilized in cases where the category is not 1 10.1 Generation of vehicle traffic sufficient to cause capacity applicable to the project under consideration. deficiencies on existing street system "2" Moderate Environmental Effect 2 10.2 Cumulative increase in traffic on a mayor street for which capacity deficiencies are projected 1 10.3 Specific traffic hazard to motorists, bicyclists, or In this category, the proposed project could pedestrians have an adverse environmental effect which is 1 10.4 Routes non-residential traffic through residential area of sufficient magnitude to be of some concern. 1 10.5 Insufficient or poorly located parking However, this effect is not substantial enough 7 10.6 Substantial increase in rail and/or air traffic in itself to require preparation of an Environ- mental Impact Report,and is mitigable through 11.0 URBAN SERVICES project changes and conditions. . 1 11.1 Availability o ire protection 1 11.2 Lack of emergency vehicle access "T' Siqnificantly Adverse Environmental Effect 1 11.3 Adequacy of design for crime prevention 1 11.4 Overcrowding of school facilities The environmental effect identified in this 1 11.5 Availability of water mains of adequate size category substantiates in itself, or contributes 7- 11.6 Availability of sewer line and treatment capacity toward, a finding that theproposed project has 1 11.7 Availability of storm water drainage facilities (on or off- a potentially significant adverse effect on the site) environment sufficient to require the 1 11.8 Availability of adequate park and recreation areas preparation of an Environmental Impact Report. 7 11.9 Unusually high solid waste generation LL N U Wcu cm yet zyax a ze R 'h w � to >+O �'- .�a� .- �^. . < s t�z .�b,� :"y a r�' F ;• ��4{ Q W C Ws� , xn x'r •-+ s'3 ?.1;+ ar, s'q CCM 0 W Q� '�` pi ' Ua dcL"y A �t 's`y C m Q�'L`,.}'°jai( ' d' �+ ra;qqti�'�1 :. _r*S"yr'"a '#.s�b ay�iT§s'r,Ya�'xkt'•y�'4 '— >, � a r,iC, a a7 - tit m O _U _ u o n tY st�4s3Arrct � rk to' L L Co '� O d, t . ,,.a.... O.�.� fn t Q ., U a) m O V >. m C)C m ea) CL �C C T'W Z t t t t t t Z m Q .0 a) Q m U W LL � � UCC E U`ntOCo C QE U to C QE F mo5 ma 0 m a O � 0) E co � r aa� Cm a , (D 5a)� a, L o U) C Q r` r OW � CC� d � cc � a .0 a CL Q- > (� > 7 CU C13 C a) 7 E m c () 7 E m C a) a) CL mQ aF-a mQ aF- a M ciZ ❑ o c o c o c cu W m m m U= _ o E E E CL M H m m m 0 a w W ai o ZZ ° '� o o � ra w w +' «- CU 2 aaci o nac) o naa)i o dZ "Z N m m m 'o-0"o o W 0) : m= a)y , I- Q Y :EC Z J o3c 03CU 2 Li o � U o CLLC d oc •n oa .a oC .a � J t >c u W d2cm dim d2cm 0 cu' °� ` O rai Uai a'N o °O 3mc LU NL Q w °o ff C 7 C C)0 >> CL = C C �� � C e.9 U) C'N O C y O n 0 SNC s VcuN3ya Um mo UCUa �'CCO� 0) U C o a) U U c-0L m U�aC'aU U C.)�a E'cu°` c`a d o, a aZ w is F- cu�L n o=_ m�, > c c iU a) m e Jz Z CcLL O � M(� a) -CCuNan wCUom m•-cmc � rn _ o c -- 3 -- c c m a) Q Qw C NDN o �� ) ON c� NU �� c oo a) E ��� m c o �- a) �-c ca - - a) °�a) c a� z o oN a) ail ° c 0Cj ��LU a)L cL ai�-0� U cca� `o� c cn LL cr) v� a) en m is --'-N cam `� m >, g C w o a)w a) 0 c p a) > � c 'CU > 3 c a U a�'_ -_ o N = r `o oaf to a) c CL N O n o N aci °n.� (D CD c C> m o Ln Q'ai O ON Z �� c 75-j a o �°CU C-LcJ� a cu C.)004 o > U c o W N W m a) a) '� m a) 8-0 o m C c °� m .S U Q a) N C coc. �nca) o� ` U) m a U� ` c (D 0C.m�a Ca) a)� 4) CL C4) � U n° a) � a) W >, a) a) ❑ m 0 Zco cn c m 0 Ga) cn E m 0 N•- s t w E�� o Q L� ° c` ) E Lw��� a Lw cn �ci,>.L W a� 3�aoi° ccUaUi 3� c�FE 3 3�sm ° , C) in a) Z c-o > U U uCi m c� m C C o �� 8.0 U cu � I- co a) a) a) a) C a) n.Cu o U. ��'m m= n.r- Ln �._ in C.) U) •- N U t•- � � U �n o m a) c G c :3 CU U mc° osCN pU - 3 - - oU o 0 p U nOo0 U nU L a).V CM co O rn v C) `oacro_ E g �a 4=76 .9 mmN-0s5Lu ma) C0 :E- ? E N c g m EH N o is E c oI- u'U) m m o f Na) wQ) o &-2 � �-- `p � aoiL3 a)�sai a ~ EQ)� m yai�'� 0CL— NcnWCoOJ to N NN tn � O� Yu� O O C to 0 M :3m � U�U) a)NU) � � NWN 7 n(Um O c �' () a)p o a) U a)O E 7 a)U) a C«. C C C� coa) acn m — 0 a) .co oI- - cUc > CL 0m E () a a) m > Eo°)� mmQoo a) m❑ 3m ".- a) ` cm O a) m E EQ•-cv� N E E c�� c E E EQ c co oL a) o vi 0 .- E Z Baa oo � � � °� oomoo'�c ooma) •= Noc`nU3 � Sm Q •N C-0 (D > N m N a) E Om a) > co m cn CL m > N m 0) O m C U.en m Q Cfl LU (MW m J () p U cn cn a) () O O C U.0 a) c0 E a) m: a) C C C U c �-" ❑0Ea)Wa) > ❑.2Ew > p'- N m f0ca) U () 3 g o UJ � O c U)-0 ° - °�" U a) O c f cn m•� m E'- •� O.4) H- C't — n. M C P C G (O E c-i C't a) J m� O o � p CO: 0 (D Cn.0 oa) o L� �u� a Cc - 2 co d Z m U a aJ 3._ 6 U a U m to m 6 0 a.- I- �n a) m u� � mnpp Qn3 � pp a w wmCD T (D a 7 01 m 0 •� N <_ A �. rn 3 0 < _ _ m m 1 O 1 _ G �_ s N C v 0 a Z 0 CDm Cn 0 C) � m � _•� O � << ? 3 m � cn m O a) �• C (D S�. (D (D O W cn O_ (D cn 'rl W y (D i a) 0 (D n d (D m e O CD O (D cn C a) fil moa � mm _ c y � � 0m3 n CnCD 3v, o D 0 m < CL cin ^� CD (D m CD 3 °' cn, (D O �. S < Z a 0 W CD C -• j O r y O m 0 0 a) (a cn 7 m () y'D y <' d-0 CD a� m CDD cn 0 y : O d O O O C m�0 m � 0 3 3 0 �c v 5n v CD � -.. 0 3 3 am 0m3CD :EMMcr _ cn � CL v o < D En -o � . m - Q n m ' m m ma mem =r-0 0 cn m o � � o � < y cn ? o -O O 3 � a0 cn 0 m CD� m o o m N m< m e �-0 o c o m o, n m - a -0 m v, � �; � -0 CD < v w ao O m m y 3 m M n CDD CD (D�. fD Q d O 0 M �, S O O n `D O n o N m d O CD n' j' 0 O ? : m C S - (n O O d ( m 3 = (D O = (O-D -0 m -0 W n � m O m o a m y ao m cn x. m - o oQ. O cn 4' o N =r CD aa) pcNii � m o M. � vm, v a> m —i D v (7 v _0 U) m O v°', y -CD -n3' 0 �' =r o 0 m o o 0 cn Cn CD ci �' _ ->-0v � 0m -0 � - m � mca 0 N Z -I to SR. o3 -�0y = E; =En CL 0 En rn M � � O 0 cn -0 dm c 3 O m � � n _ an v, SCD M vo, :2. 0 aa) G) 3 �. am — 0 0 m D M 0 � � SCD - 0 m `< > 00mon comb c Z — cDc a> c„ m y -., am -- m � CD mcn crs C C 00 co - -- mo00Sa oCD mvc" = --CD En En 0-0 � m 0 0 - N CD m .' - CD 0 3 0' � � rn N O r. 0 N � F5• aac CL � m a o � v O �, Vie• aao v, CD o m m P C sm < cm„ 0 0' cn �cn m o Z 7 ^' CD n �• 0- to -n m m j 3 0 to fD � d �Q CJ7 y 0 c ov, 0 0 m w m o < m . v m m f7l v? �co �, _0 _0 a> � mmm� `< Amy m � ,� TIZ CD ci o � m oo � 0 C co mm - 0 � -I (a0 m m Q O S 3 O cn m Q O•�< m m fn 7 -0 N Cf) CD 0l0 co< En � _0 0 CL C7 O d � m cn Cl) a) < m v 3 -o ? � � O m m C a) < .< cn m 7 Q N cn o < co 3 m0 0 o o °' a. M-0 �'� m < w ' O � CD CL D N 00a mt°CD N0 3o � v0, ay =) = 0CD CDCD o0 zn CL m 0 - 0 cn m CD CD W CD o o cn o n cQ m cn m S l< O�` O O O 7 > > > cn 3- W 7 0� _ � CD 6.O o N o _0 7d 0 '� O Tmci m a - 0 c �' r � Erg a; 3 o m co E r D z-0 CDm o m c m o m mcn Z m 'D oCOo < mg z m mom m 3 °1 ��• 0 Co my cZ CL O CD � p? ' cvj.O 0 WO X<ca O < <EDOC1m CD 0 CD _-L CD _'M. 03 - O -, OX, -0 m- X O co Oco > O fn D _ 7 7 m j T CD j T m al n _v � �T'. v.e �¢ 7 x e�� ieg "y_ yk ",.�S,s� n #�'�1r,SwQR df�fi ,� � `fr'fi4 O Wi f � t r �?' k 4h, uk N. OIL �• erg - q,�,G is e x'1'� aTNI s�w�gE,f, '' "+�1 "u �w�*.v "r +•�`et�'35 sx "°'rttl `"k� .� ' lkslr N ra firX r�pyrxb—r'r{`w �.� k 4'riw 7 r{- itwf 'S s is k J •F z^ 'w cu fid ? p 91 Q J f'rtk' ie .fy rT `RI t�,�„s'x' ayry�gr f>�' '� �Et'ariL +r„v' *�' fi �.11 ntrgy Zvi. X I'�.,;,, *,4.`a:t' F >r .�J ✓s .�i�^it+�F°TfE�, �4, ¢J 3�4'A Fy Cm T"7'�.4�'f is m c c . m m a c o - m am e- m> E m cm n.- m o t O _� w coy; c m m O a it ma don Z CL W cm m oQ 0 o m o �Z N 0) 0) (Lz .¢_I O O w 0 0- _j W Q U rn c v ui c L •o c u) -�-o 0 ,0 p� m m = m m C r c o m m e c c W = o .N > > 3 3 U) CL o m m m UZ .L mo• mcmi o Em Emc °1m W mot Cc mL rnm `' - QUr - CL Qm m rn � °D ma (ura) m o 2 0 Q �° °� m o - = E m C� E m N CL U' d N cj J Z � c'i � N 0 > 0 c c a`� O E O c c o ur - __0 - m c c N � me m a) CL ¢ y o c N 0-- o O C a, Cc c i :Z :• C: a) me Uo - m occ cN W � tC c o -0 m o m o m E u; ms o c � N ._ � .o � ou, � o o � m Nom •oo _gym �. E m ZN o. ammC aim m m0 mm (D 0 CL m � a' m` a 0) c V c -o C 3 � a>i -0 -o = oC c ma UD c ._ N a Z odor ! a) Cc Um au, '0 c: U) W -0 - rn o (n a) o. a) �, E a) U m 'U O CL C C ` o N a) to E C > = a C CD `�- O O C m m o. C a m 7 N m 0 W .- o � E m o ° o m e m m m a' > rnui co (n CDo N m m a c E m - � � o Qt _0 'a E Q c II C c E 0 c E 2 O C `m an d m c � a>i rc � N � � - c m aci cO c m m 'oma 3 ° C: a� o Q 2NE cc •� c •o o >• m rn cc m cc ooX ` CDC mm mm cc0 � mE cr c om a � m • N a) cn N c ` o cn E m a CL ° aa)i a� o o = o m � � 0 Co o� .o c m m c cn c c o a - > - p m m 0 � a� c = o m a s ac O m m m c m m -0 m 3L v � m `n > a � � Q a 0 O CD m E oc -- m c o c y a is a - a a CU m c m air > - Y -o C m m E a rn o � C am p m •o ui a w O m m c m c ` m a? m o o . Z o m a a N m w <° m cII C a) o vi mo o. o c _ CL E m E c E : r m E 0-=m a) O 3 ? m m m •O C -0 m W 0 > m0) 0wj No � m c0, E T mm cmE ¢ m v m m 3 am a) 'c � . m p m g 'm m U �� m U m a � a= ern , 0 a) n N C .0 U m r a) 10 L m m m :� 'D U w to m U •D a. ■ 6 N Or o N /\ -t N. i t .�6 xa,yt r -s�'-'a�'S-r' /� """ /� • /� t� rYfis `~S° y`, e rf ! {fir t iz �, ae. F fir A3 f it ��. �- .� Y ,.}� �S3$`l•�f S. x`t a �i4 z i n3 r M e o-r ki' 4'aµ 'e11,�t _ yd,{ v a + i-6,+•k x ca I yN at .a 'ar NiY �z�,t,*�iw•,,. n' F u Y a 4 s fi «-'��W 4 q y v ` it �" " s a a) c D ca U -0O co C N � c ca to .0 -0 C a) C = C O c a) >,a) C- Cc m =i E C7 ¢` U a) w Ca E � c' o E c`a O cn C U C O 07 r c N = O � C O (0 U c 0 (0 0 r cnQ on a= c > CL c > a a a) CL ca a) a) = tea) a) =3 LL LU > 'D a. a oo Za-0 U.Q W rn rn o a C) �) c c ¢ 0 0 0 o m o Z N m m 0) 0) a Z J .Y O O p O w LL O IL m CL J t U _0 rn o SSL Oa c cU; cnUAc c c c) ,2 o is m a) E :8 r — 10 UTu E ct = o CL �WO > 0 n c =3 c O O o da) cc 0n 0a. 0 C cm L) .2 a � cna) c m (n >, � � p of w mcc Ca cn o -Zi U) � m n- 0c cn m cn > ca - c a) -J C/) !2 -r— c ac) oc moo od � ui � a¢ HW pC E � c cc � 0 me � c c oFu -0C: a) a) m a) a) � c o c CO m -o as - c c 2 Z :r r c m � � U E N C E .v a) o W LL- ca � 0) N g � c a) c LL > a 23 ('D a) m � c c � m c a) 0 _ a) oa) a) o � = Uc - � o CL (V ca 0 w o c U a) a) - a) N L a)(n Z p `= E o c _0 a) a) >16 :5 , m > m N E a) a) -- a) 0 C14 O' a) (1) - c cc c � o '� � a�i _ C: -6o : o � Uo CL c, Cl) p (a w > a'� ca CO: aJ Cl) c N Z ca vEi E oc°)) o -0 -0 rn3 ) c3CaZo W amu, cE o .t ` cna) Hca — c � ` t_ � 2 tc as a) E mo � m cac cam `� cii� Of U cc L a cn � � c a w t 0 c 3 a) cin m W a) cn C = m a)C -0 a) rn 0 c '� 0 0 I— M > m E E = U mN -0 cn a) m m a (/) In o a) c •1 N 7 a) o a) E m m D O C W ai Q' O c � C a a) w t CL a O O a) to N O _0 ca O 0):= U co 00 Ew a) •� :s -- = a o m tom m m rno ca Ea) m O m cn o c c x o c Z a 0 cn -0 a)) cL) o c o .� � � o -0m � -0 a) enoca) cn °) c � � a) c o > >, L) ) Cm � m o - ma`) coc ow (1) AL o ti a) C: E >, °� E ao � morn a) cn � E >, � 'cm � m a C iii ° c ac) o m N c � � c o a °' � E en oa o c c a) U cn _a cn _ m a c a � c aL E cn .2 oaa moa E ° E o my c m — Q U O a) Ca N O0 o ca 0 Y a) — Q � E � — a) a� 7 0 � L C 0 0 +r _ O ` L a 0 m U t L t 3 N = -0 > a O N .o 3 rn � u) cac xF- c c m =cc cc c0i�_ Z w_ m m a) C N C t a) cn � 0) �_ w >,� � cc 3 C m t c g cq Q U a c Ea rn.E c c � cL •� U _cC) U o U � 6 a) aa) c ¢m t O N Q (xa O X N 7 L O N L O` F- - C O U ~ E U) () U) E U a) c C a � w F- '� ca ~ _ O a) U C p U Nin C C r E N a 0 (a > ca a 2 >, a) a C - t C > CL V u) cd -6 ti a Ute ¢ 0 .E CD 0 a) 0 '+rs k JI-a}..2,. ZA t N OAl,y Y cn y nyN tam' tuP'i 'fin '�q a ahuw^�?'!4Y''J ,�I r' 'd'4". YZ fY�� �,A�4 f' �f Yryq! 9.1��'✓• .•W,;f�.fiY}n�.- �r'RyP�. E; "`co r '3�� z r>ti t rd. ��-m''E r `r 5.F-`� .k'�✓�`tz�t-zf f�d ,5� rJ,t2 y= 3 y� .,.�°,e r�`4 S•' �.��'.,s'���r f r'>�.�,r �a „��,� r. C = C a) C C N C C C a) C a) = E a) m E a) 0) E ( E a) E r' cc E � c' aE c) aE c C ro E rn O O O ftII ••V C a) (SII C al M C (II C m C C > d C CL m0aa)) ma>) m Via) () maa)) m a 0a a00 a00 aoo IL00 0 Za Cc � U a o) cm m 0) 0) o ¢ W c c c c c r- 0 0 0 0 0 o cc a �z tin rn m m 0) 0 az � J .Y O 0 0 p 0 w � 00- 0- w °-0—W q L) c U U U a) cn a) cn cn LL tm m e c c -0 c F- Z C dcn mmo m = c c > 3 ULl1 'L � m cmc w3 � ° mocno cc O w a= a) c 0 (D = Ea mca vs tmo cn c) c w � =�, a U Z � m C6 c o � a) o CL "_ ca- m ac) CU J � 2m °� c °� c � 3 = a`) vim o � c � � a` ¢ Fa- w CO N3a inmom oon oa >. m a>i cow p > � o � � -- m � � o Z LL �• v, E c a v� -o c a) . a cn w ca o � � o � a) �° c E o c o L o a) E w m o m o m �II " m ie 0. 0 3 mw UEc � o ° o ao ma �� a) > C: o r a) m o m and .- > >� c o : 00 0 cc) 0E � � avi �° > o c aaim o � mv, - (:) c � oo a °� a`) XEc) m c a) W m c m L L Q'->p U a) a) m _C U cn a) O) n/ o cnCL 0 m o � •� n S o m m > m E coo c Ll1 r- w a) m o n. 0 m CCU :2 c -o m 3 m a `m F- c� a� 3 m a - �' 3 a) o Cn a) -0 gy m m O mcr m � cn m -� o4) Q cc vii o c m cn mwL � -°� ) 3 m ° A c U U c U) a) a) 0 E � m O L m E c p (`II C -p (CII 4 a)U- _ LL ` N m m w Oma > > 3 � � o tea) m o m c CD O Y � C -p c CE C a) m O N w E O c cn L m j 2 Co a) C.0 `l � N "o N U 'C cn d o L C a) n. E L cn m C ` C a — O CD E 0 0 Y :3b� Zm > n � cc C6 c cn a) C) CL ooc � a) ca � E � � mm °' a) E mw 3 m m >� n E cn a) c � °) m m � L n L L m C a) a) s n N <II C cu m w cn s D cn a of o cn c" cn 'tm u, c L � ° E =M � m � m � E �°, :r Z >,E c� 'x m � o m v, m m o m a) y o a) c Q a) CU wm UcE �E Eo " C a) > � r N 4) m >, a) N cn cn -0 a) L N -0 O W a) m 0 L a) co a O m C a) m -0 L L — m Hoc cn D ~ E �ai ~ >S ~Dc - mn vi -0 c v -�o ui -0 O c - m m E cc m >ma a) . m cu � ci � w `m � 6 se '{i ¢ e N AM co Sv ,y�gars .N O N O N O cn N N Oaci = aci = m = mEm cc E c� E � E � E � cm E 0) nE m T- _ _ co c6 cm O coa w c` � c`a � a) cc cmca` ° `- 0-_Q ani ani - cca a>i m C: m ani a Z cc w m m m m m oa rn rn rn rn a� 16 Z rn z a O O O O O w LL ry O n- aUi d. J L W V c m -o c a) � m om t c c cc Lc5, m !_- U c3oi N a� Ny�c � cao �n aCr aUW aica) =1 Up a) cc a v, t ' c � rnma :3 CLcNcacc � ac s2O O cc CL cc N m -0z Eom cn3Joa) � c o E o 87o c a) c cn mcc0) c' a) s aa >' a) a � a) C— Np zLlmNCL cOCd G O 0) c m c O v LO N mZ cn U 0 >,:E0 a) T > m ia a0 coQmcaN0. aiZ O a) kima) v -0 c E 2�ON � 3 c Of 2 a o0N � Amo Uo mo -o � m a� ,-- rnvi U) m m � 3 > � 0 CL � c7 z CL m E ' v acN nm �W E o c . r � a) o o " a) Eo 3mmc a) 0 W r- — Em om aEc Co (D of cc cc c C/) � o ` a� o of a0 t a� '" a� o E m � vEi aca a) Em m `6 m > > c o o a) a) a a o m a) ECo co - � a E •` E o o - m arncn ca a O o cn s._ Qm U � c E m c > m cm N o m o m N p c p m 3 m c • U Co o a� E m a� a� and o j Q CL m Emca(D oc c v Ta o` vcU -c m c� ca E= au� m Q m � m > - m c :o - coCvmE L c Q'p C oj � ca "o m uo m >' m e E0CL : rnaai m m m m rn a� m GNU y m U a) a) N m " � fl'rn L U Z cn o � a) >1E cn U � v u' a) 0 E mL 0 c:. N o - - � � o c UcL o o E E 3v Q c c CO a� :c. a) 6 m c U Uma) - a) m L m y Em a� W m � n3 E m e F- o c L E m cm ¢m L > Mn n L O Z p m 7 p = p O Cc CM ca N n� = a� u� ia o a� io ccn E o W `o 00 m m > C1 -> 7 r- D N r- m CDN p N n C a � 3 s-o O '0 a) O O I- w E : c14 n u t m 0 y y S ptiri uyT .r� $ *, r �N„a r. ,� rt�`iae� IT,>rc 1�Oii,w r� alft' ng t w CU 'ymm' g�,J NVAV 21 ystr #I-r'-Tsu"'�'' '«, u,h i9ryk,'k r,'•.' f},y�� nv"i p3' "i..,y �t AQ '7.'a ' +y,w r_, i..rkG"kw' � y—M,, �,y��i", ,g�+" g 4+ �C 3 "11 r'' -�,L, y �+ ax ; a C O m (D ca � 0c ac) c Q) c m co o f °i o- E n" m E m d E c o -t o c� 0 0 cn _ m _ o O O cam CNCII cam (D 4) o ma>iaa) ma>iaai (Dw ma>) (D aa) a ❑ ❑ ❑ ❑ ❑ Da. ❑ ❑ ❑ Z Z ca CL W oQ 0 0 0 o m o Z N 0) 0) 0) 0) az J ,�[ O O O O w LL 0LLJ 4- m XX U Eo om m ov c ca� m �n � vo w r m v1 " c ` cn U m C r > C cu F_ Z C .� m yr ga E X -C rn �•� UW .O o � m3 cca � O m om3 � � ccu I- < c V +. C y m O_ V ° D m 0 O 4- C moi in a o� o °� � a�ci `� � c ° ca �>, 2 0 p c o mw o 0 m o o U _ 0 E a Z •�- t cn -0 cu0 c m aci m � a U v my c Q C C C N c U ,0 to C cn O C C cn O O L O to d cn Q ZW O r N m O C m U ` m m r U m ` C C d � 03 � o — O 0 5) ° mE � 3 - m .� cN LL1 ca m _ m ` ° ca. m v 3 v c U 0Ca cc .0 0 � r oo U rn656 5' c `'�° ate' °' `° CL ZO = c cmi0 — 0 cn x > �' oo mU a� N mom c° ac " � � a) > m cmv `moc C: U o o m m r cmca 3 v ° m m e `° r a aa) $ ° �r w m E � - U a3i UD U O cn > � Ecca cervi 3 C a� ao ? c0 �n 0 — LU 0 Z 0 m m O. 7 O' O = = C m m W uica mm m o ° m ma) =) U0 cn >, Hca 0) 0)L m Sj m c -0 (D � o cD 0 .� 3 = o a, m c cD r v ca W m o m ;cu " C cn o o-o m r C m ce) m cn o m •�° c aim _ > !1 maw `o � 0 3 cn o 0 xa c cmg � rn cc>a cn a�0 iu0m vamim aa) m aa) 3� c ° � ca'c Er c C m �.� °� > � � ° cca o_ CL =3 �6Er aci aE 0 ° cmaa a) m CLU m j c`0 C •� m 0 cn Ul a) 0 E m d U a w C '0 m C ca O ° d r m c m m O C m0) � a m o j "o m � acmm r0E C- a)�.. m - c o m c w o 0 a) Z! E m v� o 0 ai m c ° m C cn m a) c '� j r D m 'C E N C N _0 L C - a C � > m m rn m m cn m o O O m C O (0 Q C ccu d O d O Q o CU Om C co O m m cn �« m m ° ` cn L U E C 0 N cn m `nm m— m c � rnr" v0 ro _rn Z o co cn a� o cn a>j o' (D mai '" W CD 0 N � m o >, U r m 0 c_.r � 5 c a U 0 Ca Q " m om Q y 3 > m m O E ma) `- C � m U N C QCT LU L C m =3.9 N m cn'O a C L a m m m m m 1— m ° ❑ � w 5 - m -C cu— mo = o_ 3L_ r s m o a 'in v v Sm r � U � � U c0aa) in Oc ~ am LO � O m Q1 O) m m m C m N O m a W U � W mm co -6 U v N u. Uv � mc tiU {a p^i irr"• � A ryi t r.�t,_ X f� ° Srx X �• ,rZ.� !-_ Y r X riS X F�W4S �' ..r z siAc", ''"'��k .x t-•r+ N w T{ s" .fin FJ" X�' f S''^i t g--W O kS N fi 3"�a-.'Y7�si'fP ' �tyi¢ 1��' .'!i •b �J�c x'a 3-, �,5 � �`{ , co �'"�Y�p ^��"�4''�;w A,x,�%$� t tea �*� - „��'��,'' '�� •G: ^r s'�'4� w, r: spa r•a;'�' '` dor-'.,. amssa "'' < Ns.4;_ E i ^a '{ �f a�h"� �(r�'�.4�a�t���'� r d� '�'� �3 roti e'� •aE { �, C C U U U U U a E Q)E 0'r d d d C m 0 0 d C O C C O E Co . a « m 0)Q.E . O_ c0 > C.0 m C— > f`9 �— O cn O cn O cn C O z O cn 0 d 0 co d a) p) N m C N Q Q cn m�Q O r O = d= q=C > n. CLQ--o ZL Y 0 0 (D=CC 0 0 O :r 0 0 m 0 0 C 0 CL O Q Q Q Q QQQ.QQ on LL Q m Q a-xQ mQ Z � n 0'0- o LCC W rV.+ C C Co OO . W�tn¢L' . O 0) O E OO QCD OU C ° C U aZ y O Z > 0) 7 L 0 o(MQ-CD m CD O ` Cam C O ) C OC Lo- L Om= O O � O � fYCV 0 rnCcuO � �'ov O •o a) 4) •o0 � 0 � C;) cm -C •- 00 c L -a c L a W -0 c c ca = w � ca -- c m 0 Y -- 0 ~ Z 'i ° 3 m ° Ed c �_ n mL cmi °� O_ a) m Q �`wrni O L `C° M o a) >O E 0CL (n ci '3 0 d 0 a� c) 2 Q CL m O m m w c >> j s O N L C C 3 U O m rn V �' ° -0 0 O 0 m 3 ° a m e Z 0 cn m o m w E O C 0 0 J L m c m U c m ° c o a- a) o c a m Q W C m o E O V �._ 0 c . O -C o 0 - o � CL < f"' O 0 m 0.a) 0 0 C 0 0 a) 0 > 0 D O -0 C to C LZ � '«+ 0 Q)-C (n y a- 0 -o v' � a) g � c 0 > v0m a 0 C O N -C 0 v1 m 0 0 •O a) a) �L- ZO � m iamL -0 (D a) •0CCL- C oa cO_ _°'(D cV aEi 4) >, 3 O v) ° a (n c m c U 0 O = � Q 0) — C Q) C 0 U O) C m a L C 0 C U L ^ m a) 'U 0 .— O. m e cn cn .- ' 0 — U Q C Q) m o m cc E = d•C 0 C C " 0 L 7 3 LL ca. m CL N U 0 U 0 m = m O 0 -0 - 0 C Z CL o, o0Eo � ;� ami � maNi MQ"° o c `° � - W m ° Z6 > 0a0w 0 .-- •• cca � °) wo � is m :- ca 0 0 00 v, > . O. c a� cc 0 C U 3 (U—p 0 p C O 3 TB L 'ca <B O U) co c 0 m � � •• 3t c � a� o 0 oia cn ° N 0 L C @ o � oaa)) (n mm .N owE V' � a>im oc p c � C � mEEo � a is axi (n = Co mNQ ca O O m a) 7 a) N ° ' O E a 0 CL X C a) 0 'V •O m U 0 - CU 0 (II C O •°0 3 (D m m a) o = � ° m m o = cn m c 5 E c `" a`_ oc 76 (D 5a) - mmcv °o v°, aOito � o ago a CL =3 o y m °) � � "M E U » w o E cam •` c O m m E a O > m o - ° "m -0 3LO- aa)) �' vi c0LC L- "000M � viC � � ui m Q t CD m X p m N N CL c N a) m d m U) ac) C v C > cL° C > o m m 0 a) ` a) p aa)) ca > ami - 3 oLv, o E � - O cn ox o "_ «o c � cn _E a•� U L 0. N o 0 - U > U . � U U c W ►- 0 0vc, `-) gma) E 47Om 0 cv (D a) m E VFL- N O N C m O m C 1L-• E H _N 7 �° c� U) 0 fn 3 C l0 a LL C m 2 _7 «. m U N w C O 7 CL LL m LL -C a) a)m >mU c m ti w n � � U � ° (7 2x aci X `x�'� qt fi f x vis.4 ,p CN I'M 111,1111:11.1 bx3*war t r ?s fi-4, R111-- e 2 Mat t tr'F n,�y t .,.t r•` '�'q`� '`7 1�'.xc"' it`r+R � !•" .. Y�� �I) cu $h14 0-1 1�1 � ;T -" Ay,,�}' 41�Y�a.}F�3 Npx ' rr�Tf4avty t� '�'4i C C C C C C Q (u N CL cc O CL c0 N cc N M � o) O) d gypN . r _C O C p _C O C 0 Q C aJC Z -; C a C O C r C > _ C > O. c > C. C > C. n. O O O (Q O O m N O O O O N O 0. 0 d. in0 a- 00 z LJ_ O o O o O o O o a C C C C C C C c 0 .0 w O cQ O c0 O O cC O c ` m O c O O C O C m c Q G ++ QO C O_O c QO C QO w 0 O dZ Q c > C cQ C > C p c > C 0 cry > C 0 i 'o 0 0 U p p p U p p p U C •p 0 p U �N W LL Q a' � avOi a caN a CaN CL O CL u)i d7 p CL .0 0c cc 0c cc 0cc =; cc -oo 0ca =3cc -o0 W U ry O O -o r- O c ca >•"" -o N 0) >• tL w » u? N -CuC m L O C c N C c C - c0 f c0 C cc N ,L p) E L CL c0 ca N m �- � . O Cl 0 m V W ��In1 O .-. N C' m 0 1L 0 OC CL V ++ > c U o cD O N > CU 0L O N V) C R v1 > _ E c 3 to o � O O cca �a — oo E3 cco NN cc — N °' o_ c � _ cow a� � mw a) mom " ma ` a _1z ° 0E `�Cl) CCLEz E � ° oma 0 � Oce Q W = o a `° 4) Co o � o cc : � L- L (L) L- a_ n Q ~ w 3oa . � o4) —0 cc -C x ° 0 Z L<_ +-� v c m ca 0) ca •> o �a 0, c o c W c '� w ca c� a� -o c N o p w U 0 c0 O 0 :o c C LCA aI N O L c cu O a t u� iq O G u1 ca O CL L ' >. O C c cm n. z = Caiii o � 0 0 m c° o .c � ~ E 3 d ao (n Nct� m o CD S ¢ (D 3 � CU m ? O o > O Uo C: > omaci ' o A a� E � � � cam—°—° o 3o (DE E na� � > m � � N — Z N o� N cu � 0 0 N O O > O L •d a L L N ca (0 wLn > .w N > O_ 7 L` N C O C O Q a N >% N cp O N cr 7 U O ` IL - L C w O C O U E C H E U 0 0 f0 — O O 0 c L cn Cp N L p c0 p- CQ c`Qw cC .` O � L Gil C1] � 0 Uv- c U O N O U O r m _� O .� L 0)0 .1-- O > '> CO L d 0 0N N 0).- -C O_ m O ai cn .� .� O U O 2 CA O O O C 0 c; 1] °' E C O__ 0 Q c0 > O N C v-. ` _ O O Q N V) O n L 'y y .0 �0.N (O C Co L O _ N •C O C u, NC E � N _ O j 0 w cNp CL 0 C cQ p• 3 U L 0 L N 0 j>' O_ O C O 0. C c�aEcj > ao>iE � c � y ° cEoCj � � � a�'i Q -0 .0 N U O -p 0 rn in 0 0 0 ccn > > Z a c°> j o o > a' ' N o o ca a� ? a) m70 cpi .cLrcl� ccc � c ` Ua'� cQ 0 � u, E � vZ a:: p t �'— cu �n u� �° Z' ccaCc m00 oocvo cm ca3 «- morn-0 a) — a� mca ca) 0 Z E ?'_owo °) mCoxo 3 _ c cu Q 6 0 0 ?� 0 O c :tn c O u) O y C E Q) c o) u) c0 0 W O v 0 D d a C p)a) E C a) p O Q m � 0 cn j c O L cu _C O O U L >, _E a) O X ` U ._ p c0 m U a E L > C = U w C O anf 0 c�i °o c o CC CUE = ri CU 03 cr o n v a n aa) �'' s•fir. ', ASINN m�` nV fis�SINNr'R sTtl�a r1 r1 y :. 'hew F 41S¢rt' T c d" v txn r alt sir FY,r n X3:3 s. st ✓'i;. "l r. "7« .0 l - d' r� r 2 a:sat r g r m r -� N ,+i,i s N t. a .n+7� 3 r• '#2 A k r {0. „r- y y ,' CQ ` a yT� x' } «w 5 x a `�, fir' c}4.t a;.' ,� xrr, d� .A ti rc 1rR, °yn`i c'kw '.'`iriht ��c "'' a ''y,x t�#'Y t "� S•z dk4 "5 ¢! a rfi, `' £."`t{ °s T 01 k tcetitt 4 . � r 1 a � •s'��`�'1b+� i� �3 :."�w�t (+fie! � a a k,4 ��' � C � C � C O ca m ca @7 CD a �a .Co Om r _ C o _C O _C o M O c N w c N c N O` c > a c > a c > o_ a m a) a) m a) a) m a) a) O ADO X00 X00 � Z c cm ° o ov o � c c a lLl cc cc a ommw � oma) 0 �0 � ° 4 ++ a 0 a) c C a 0 Ca N OC C O m c a Z 0 Z N rnm = - v CCD:m - - v Vim - 1 rrY o o' m o rn . o m .L, �' � o ac) U LU LL Q y CD CL Q � �nny a : c aN n � J Omoca -a Occ; = cc; _0 0a37m � � � � m a)0 > a) (D asci w cn Uz m3c�o E 5 *n cmo � c -C v 'i -C -C = mc ° a) - ° m m w O m a� a) c •o m 6 (D rn > a) c Q �' = cn N C ° a) rn L- L- O a) c w 0 O m C O io Q o C O >. O cn d y N T 20 O mo0) Z5 a) o � C � a) ° o a) a me U C C U C/) m cn -C v o is ” c 0 ° a m =1a) cn o E o (1) a Q W 0 cu j "- a) 3 c -p a) T N a) o oz LL C m. m F- � O L s c o =1 � CL= m aE _ W > C C V) a) p O 0O (1) t O 0 C 9 cn Z O c c 0 0 0 m o M S N ° 0 0 Q) N cc mm � S EE a a) m Co Q N G to m (�0 ,C C O a) m N O O= 1 >. O Co C ._ c O_ L Z C U > to U O ca 0 o a) C O C E C Cl)Y -0 L N Q N O. U z E (0 O -0 -0 -0 3 m m d ° `- 8 N c > a) W C U � m 0 U O 0 N O` O U .L C m O tL -0 � L 3 y o O. 02 wy- W CD > L ) y cn -a 3c m — O - rn cu " p O N �— c7 a)) a 0 ` o N d cc a) t p L L L p_ OC ` 7 m U) � uic �° cco- ° mca a) N 3 ami = ° Q 0 ° ca 2 aci o � � o a) m o o U E 2 aC p U O w O O ` _ U a) a) E o cc _0 ca ? U O a) m O N U o y 40) -2 0) O d o w C O C —0 -0 v c`0 N ` > ` cn O C C C a) y 2 p ca N c0 C d cn u) 0 U U E . c0 C -0 a) O i 0 y C O 0 o •� m ca d C u0) Q) c `- d O_t'-' p O O D U a, p 0 E C O C a) m m N O O �= c :C m Q) cn O c O U O t O'0 O C a) Q) Q) a) 15C 0 On 0 a) � (R ` a)cn n U m Q C (CQ — ° CL w n O L a) a) m > O'.cc a U O `m m C O m O_ _ en C a) O ._ o O p N L C L -0 rn o Q o N d U - C U c = O n a CD O C m cc C N O d cn _O - o_ >, 0._ m • 3 m m m o m a) ° .. Z wCa cnC cn a) (D c 0 0) a) .. O a) a) O C U =N U (a _0 0) ` C O ` C .ca i Q C p E O Q m m o O m c C a) .d d C Q m w > U f0 a0i c vi s O -0 U C E � C ca � U N >> Ov �U � � � � Q ( mT = svmioa� Q wC) 'in � � Qm 0, o a) L " L Q) � U � U) ca d � atcm `� ° 3cn i `ca0cd -6 ci -6 a) 57wcl) 0 � 3 G) EP cn0 C_ o no - C_ 3 sm C_ `< (D - n O N N .�� ' n j A = W CC W W (D - N �. ID ID cn 3 0 aai r:�" (D —I °' 3 m m m n ° ? a =te CD n SU -, <'TD = S mmmvz � 0M > (D too nm CD < m o-� CD N m • � v s o CD C = m w D a -D M �. �' c m v 2 : S O- p1 CD m m 0 to fil � 5 (aye' aco moron -o ,� m � =3 E; >" m � � s D o (oma 0 oCD ff = � v nsQo Z cn CD CD 0 tvmm � `" � 3CD (D 0 — m (� Sy m m = d =• ID Cv � m � n 53' 0 O O m O SO a N (a = C 0 t1 m W (O M CD CD S CD O = O D " y = CD ID CC D CD w S � � D m °—' o cM CD o mCD � Qo Cn �CD �' CD 3 m c � � o CD cn D m -40 O0 CD ID 0 CD' W m C = (D �_ o �' CD (SD N CD CD A p m C7 O = t1= 0• cn m (� "� (n o o --+•, _ m a CS = cn , O CD CD " S t - C?cl).U 0 CD CD CB- =co m m N < = m CD O m V CD =r E; F = ccn ?0 CL o" o -0 CDM -0 O = � v 53m3 O � CD 3 < y' d `O <CD m n 0 O m m O ?CO CD — p' = A �D O O CD CD CD O N`< O m m CD O M. O S y CD m ID m - y cn --► o m a c 3 3 m L a � ru � o OD Q (oo c 00 noxi m �°�' o w 0CD CD 3 �' D Sw' 2v � rr 0 c ? Q� mm. mCD y. CD CL o`n o m CD CD Cn �� O CD m mCD :,�0•o� 3 m00mDo 0) cnT (°' m " Myo m CL N -+ CD t1 C° �' mC Z� - o � cn � (no " m pSj � m3CD v � c0 m C1 —• a m 3 = CC' ' =� � N m O < 0 O, CD z v, 03 .. CD"oCD ,� ? n0o R CLQ n = mo OID = Q n n n =O-0 CD 0 C = _ �. = CD y p = O S �O O Cv 3 0 m = O o (O m cr m < o C 0 O CD � � nN D"o m " v - m yo CD o W v p M D CD CC) N O CD p S =Z a) m N o ? CD = CD %< -0 m = m O Z U) = p -0 w CO C t1 S n O •< E N < p rt 0 (D n.CODCD nCl) _0 n' y 0 CD uyCL 0i 0 CD �•CD Ln � — c � n *CD ,au y jODmm ° 3 � cD m3m0 � Z CD �� ��n� o a ,� = yc ? = aZw _ _CD SCD CO 0 CD ? o m p C7 a-(cn *, cn —• Cll — 3 C1 N z y w N �-o -'`< 5' m S m O CD O <- 0' O m O O n 3 Nm o S T o � nm CCD = - m m cn nom -0 :3 0 CDCD 3D mm3 -' m3 "i ° D m X, � � m S m O Om = 0 < N m �• Er �_ m C1 sll v = Z CD CD = Q.r. m = 0 — 3 � m C1 cr o m S m = CD O or � CD m a- ' N (Q CD mmmm m aamm ? mm = a m ° = Z7m m a) c m0 =r rte— -U m c (D cn C (Q n ? m D) CDS M c35 X3cO O O mD _ _ Z _v TN 5' CO (o (O (/ Z� n ID (D O (� O O O = m O e-P• �. _ _ = 3� O o 0 3 _0co (o co m � � m _�- D_ > > > CL (U -- a a z CD CD 00 -0 ov -000 -0 o -000 -0 ooh O O < _ < 7 m •< = 3 in '2TJ < O < j � r0 o = m = m : o = m :,- 0 7 0 = O v 'D CQ (D 2 (p m N = Co v Co co 3 3 _ v, (� in3 CD ' CL o .(n " a c � a a D ru I tEl'l` ! „KRm r. gg II,i ' { IYSI Yom.^ !"b bi q*` �yynjl W Y ,may T 5 y �Y F r ifaks ` ONF�Y. O gi��F r ,a, '�--� •'tet 'sr j�`�b y�'�-Caa' ��. + �' '}: /'� .�� �f��R4r,'�� rx i3- ry a tII N ,.1Cy Yh 54F S 3 1 AN''� s Sf4 INN:, cu a� '<a �e .. s�i.�i�•+'7'✓$.'fib +F"r �*;. s k Yj:- t%��i��:T: WI .J•�y?M`s fiyr �e/%t 3a���k��. F'�rx-�'.. ���r13 ��:-tl L 3 .s Yn Y O C O C O C O C U O cuE m mE 0E m c+) ma ma ma rna S o c 0 S o S O w rn O c c a) c a) c a) o C c c c (U (D aa) (0 a) aai a) aai (U aa)i aa)i 0 a 0 dco a oo a00 co Z � a U w " a) cm CD CDo Q aaC Z N 0) CMC N cn m m a aZ F- J �� N O O O w d N O - o d J .0 � w � U s Of tm N3: Ea) o � 0cn oN 0mrn m w o 03 LUcF- Z o o c° 0 c c m s c cn cn ° U r Q W • CD �' f° Ju� o a �n o j > E C a N c O a) m N O LU Z C ` Q p a) E > C 2 0 � C Q) v- Z p a) c° p N O a— U ` p oty N U 2O = a) U � v) aZ' � v_, a) td — a� ° a Y Z ~ E � � cci � `) m - > we ca � vm O a vacs J E m +� .r a) p a orn W c ` �- O oa) a0 � ya) Ec n0 f V > 4- 3: ca) Z � «+ U aX > y a) o C > c0 c� WLL cC » maa) Z' o � ia me � ccvc Y ac LO ° mcg Z oa) aamc � o (9 CIIJ .N N y C c Co p Q) a a) C p)CL ON C0oc _ 0000 -oo ( 3mp co m C in y a) -Y O O` C N a) a) a) Q f° o °� ,« w � c° a - v c o_ C 5 Z fa = y C a) N , � E a) �+ to 7 y w0 N LU C j `p p O _U y c E a) N ao ` t O f0 a) _= C 'j a) U � N a E a) p a) a) y L o _ c0 to U) U U Q) v W f° C axi E 0 0 — U C O a) 00 rn > p () — L U • a) w a ca — cm y y y a m C O a O a) ca Q O O w a) 'cn cn . ` E cn N w ca v co Urn � o ca -0 C)2 ao ma) yE o r- p ? 3 c ccna ms yU t o EF- 0)-R cn c p a) Q y o y r .c a) -0 o v a Z o > jL a`� aL 3 C c t m E w o a) A m � c�i 3 cO c) � E m r '� 0 Q a a C) C p C r o y a ca y o � N cn C a) w o - is c O p -C - a c9 a) S O 0 ~ 0 L L O C- H a) O y ¢ _ CU a 3 O C in m Z N QU y U Cl) 0 7 ca 9 C c p p a) N N > CU L) my a>i o m Vic) � cm a o a' s cC rn rn Q r > -C >, L C p (U c m Z � cav — Z; (L) cacrn a) w� o _ _ cn c Uin >, ca 0 0 E 0 ca CD U ac) Uc) m N Wa) c '- N >,Ua) 0aEo asp � � � a) m ¢m UHca2 •in no ¢ ca`a) > isma) H � a) FL- mm ` LL _ >,a) o . o c oC7 v - E m o eh y � �a -0 V-: Q.-c 0 0 •a .- (D r -0 CL m o c c " ca) npa) c -0 a) cCL g D Y E ca 0 Jm v) .. 0) cu Z Ca d ca ca E Y cn er m -u - -- o aci a (1) a? ac) •� m m ac) 00 CLc E 0 0 E c E •- N Nm m O a) } > > coo C O CL N oma � a D wcc .0 0) cu o Q c c cca > > 0)a 'c '� j m cm U)C _ c cn c m c c E c .- c a) c N U) E � c .r Ca'rnas ca m m c x o aa) � o ._> ca a) a0wwcA a0aUO a0 a0 0) c D c C .0 _I p w m v o a +J M ZZ ° m opo N (� W W m o a C O a) L? 0 2 E 9 0 m o o a)CL c a L11 w a c'L o c cc V co a cm me Econ r m a o L c w. c m C ¢ E ao3 0 Q �' o Z cfnim 0 c (nCD ac LY_ C Cr Cc c a= 0 CL cn Q p CD `0 co cacn cm U- L- CL a Noca N � ca �' D U)) .� a c w ti U) c c a cop o co p Z Z 0 = y0 0 = (n E >% a) as ac)CL (D d) v; m Q w u°i0oapm0 0 oar? 0 0 = " c°i � `- O O m m ca mY xL N or CL co m (n C m Nc 0 0 K C V O O o LU Z a m N 00 � w 0 w c00 0)U) c m N o cc° N o42) Z � a) corm cm vYca omo0 � mo0 LL O Z a 2 c c = N C a 2 cc ° m a c c d°t c c LL LLL Qc m mdQp Qc m coin Qc m m Qc m m Q 0 0)t ai a) < -omom ccs. a) >% NQ N o 0 O am o oa,o E �, = U c c W orimz > ma) 2Yc) > > U) Lm ° U m ° o m 0 v o cc -C a N L m o < -o c 0 m a � •� ma C 3 o O m Q: m m m > .. m aio o - a) m m � coo Q E w n -x ` Q c .- m N a 7 a) C N w Q > m N a) 5 . vi >,.^ C m � m my m U LL Q cmoM cn o >. 0) cc 0 0 ?= = E om CD w ` N m N o cu .O •° ° N m c > N 0 N C Q WF.. m c . m m O m U v) �- L C m 0 m m D Z m E = � Z -0 o c — T o = m �. m �� co W cn m E m m -0 Ca, 0 O U .0 m a L m m N .0 Z = ac CO co m acv m 5 � m LL N Z ca CO �_ Q L_ O O N O` C N 'p O-—ca 0 _C — CO _ `� O) 3 �c 0 m m a a y m ti a 0 c L c° 0 - 0 O m a � � U ° N m m E 3 O LLQ � Cal m o � a m �' N ) c 0 0 ca < m cn(1) 0 ami o > '7 Z F- off = � c o aL 0U) oU w N m s � O W oo � .03 0) > Uo O m " Z C C ° m y= 'O - L a) o ` C m O) E w N m L O •- L C p a U) ° C O O ` G O �i L- C m m a) N C c , d m m e - �' U m m L C!) ` O �O Q N 3 (o o N ,p Ca (° ) aa)) -0 o c `o c N c N p U _N Q � m N c U Q Z a) > .. N m > m m V C D 7 O m m O U NQ .N m c - m 'C O > C m E — o G m -O d 5% m N c m m U to O)N w O O` L '0 " o m -° O N _U 3 m cu :S E • m co m N �- a•.• p O c N C .2 C ca L L m O m O m 2) m O a 0 O m O C O Ca L c Cn Q � 2 ¢ N as aN ao a oU E 3;7 4. 3 . m (n y Q C C 0 4 m — 0 � E a) Fa m G U d C'! d a m a C 17 .-- 7 Q N Q 04 Q 04 Q N Q W to v c c •0 � c C: � c c c m Q)) 00 a) m - a) m c '- a) a) a) •- c U N ❑ ] ❑ = 7 •- N E do o dmU oW o o� Uai o)T- ` ` cq m > .- C a) .� > '- C a) > rn > > 'V O t Q) a) ❑ .c 0 z c _ 4) 0 .2 c `� a) �c a) a) � c _ ci C: w c C _ -p � U) W .v U) W .O v -p OW cc C C w; :3 C C C U c c (a (a Ca = m -1 g)a � m -0 m ma > ` a) 0. a) 73 a) a) ❑ a) ❑ C)d c ❑ c o _ c CY cam: CY C Com. c Com: `O c aa c a5) u, c a c a c - > o o a) m m a.0Lu -T (D a0 a0 a0 � w c -0 a) c No 0 c - a oL o _ m > a) a) � - a) c moc o � c a) - o ao cn Z; cO a E c c o a) c o °c rL3 Eo E O o ° o O CL Ua0V � a VQ) ` °a d i L a m ) cc m mDQ .00_ c L . n CL CL QE QE 0cOa � o 0ccucn dcammo` mo c cp O) - c w O) 0)±- 0)+-% C c C d c C +_- c �' c cn C C a c a U) 7 m CL-J mcl (m c0 :: O` ° ccu ❑ `o ° cCD cu0 y m c0 UL CL C 0 > C a c a) C h a a 4) c C d C C N ° ❑ �, m a) v£ ° v q, E �, o a� � � E � ❑ ` u � E0 0-❑ 0 E � = E � m = 0 0CL ° O "CL ,d �_ 0 0 O p Y rn c U 0 y N c U p 7 0 ° Q ] LL �II m w c Q) � c c 4) N o cca -' o �. N w o 0 m .: c a) ❑ C aNi U m m ❑ .0 c � c) m m ❑ .c c c m ° ❑ c� ai ° ❑ c m op '" o 0 o m` -0 -0 m ao -070 cLo -0 -0 ao cc aa)) ca c a) CL ccac � C -2ccmCL CCL L " c � CL cc a-. < .S ca cadW o Q Si m caQ_ W = Q � ca co CL Q m m Q - m m ❑ Wtn C:_ -o () C c 0) o a) c C) me =; .0 � � .5 cn tea) E E w � m °� � 0) wcti � � -oma F- 'c � � cc > Oo .c m boa m m0 cn -0 oc c - ca co - cio m m c m .- a) U) CU m c cnM -0 o -ccsEc m c` ca > N vim >O > > c ° C_Cn ° cmc cco_ �° c (a 3 c m > 0 -0 a) _� m 0 w 0 -D ❑ .- m � a c c a) mcm w m �o o cn -o m c � o .c a) co co c o m = a) a o >, c -0 m � 0 caLO CID 0. �_ � o cm c a) >, 0) ° > L E O .tn m m D L N m moa) O CL c ai-0 m CID —0 CD co a > LL O ° > U m to L y �} O a) a) me a) U' ° a) � � o ca C •(c-0 - 3 c ` w N > m 3 m U tn 0, V O a � 3 m °_ v) •° oL ° r) CL_r_ a)v > a) E a - a) a) a) v) ° 0 -0 c o > cos a c c o c (D .- c o Q CD (n -0 q- mcCU4) ccn c (D3 > `Q = o m m -o ° v ° c �� ° W � oZ co a) Zc � a-00c mm m � ccc � L o c c =3 S- rnm m a) ` = N m o7 p C - ; N a) _0 c ` 7 CO o � C a) cjca cc`ucm a ° xCL 0 - 4)) C � Uwe stn 3 CL tom W a ° o � ,n co Q Lq a)CN m M m m c7 0 O CT a U3 Q C6 i m C6 s a u, j (7 1 -' C) 1 -' (� t- CD m = (A m = O) tD =O) Z °• > > o aIZ o a = o a o o n co CD CD `G = `C �. C) `C W m m tU m Ct D CD ? ? ? Cl) M c o o °c i n n a ° o. o O 0 y 3 p1 m D T � o ° n Cl) m c M O 0-,<O O O CD 0- CD O Q p O y, C fD Q Q (7 CD 0 D 0 0 En N y cn y O N tD a S O_' 60 n I� _Q y7-n Mrn_ o w m m j M � 0 < D 3 m m m 3 m 0 mm o c o o cn ?Ao > — -=3a2O ° O Qto jOym nO — a D O p O � cn D CL M 0 Q D co nc O W 0 0 n C O C Dy OO D N > W D -(0 Q O O O0D F7 0 =+ CD O O cn �' N CD y 7 S tU a S m O O C7 ° N C O ° C O — O O S a Q c !n to (n O CD vw a0i � Q y 3 -� � a' m 0 to m cD y ° y 6) 0- � � n=i m to to m � ° w 0 �, y cn 0o nc ° y 3 3 ° cn - > > m cmm c0QOD D-70 -° CD cn' .-. ego 3 �< � a < a ° .� c' y 3 M 0 3 0 3 Cn, m am _ < to o O <m m � � y Qcr > � 3m. > CDmy o ° mo a o m Q � O ,< Cr W - - ° ' Np O D 3 O o CSD �, LL O 3 LSD <O S Q w N m O 7 C=D a y O '• O + y _ CL cn W O � 3 CD N COD O n M � O -0 `< 0 cn d N p tD p0) O N (D 7 y M CD C D p p -n 7 Cn O �' N — n, 3 CQ 3 O O N Cr y < < a S c: y p Q y , CD (D cZ N O N M ° --, � . a`< m 0y3 y a� 3v cn 0 0 tn' = ons 0- oo o - o_ v ? 3c M a M = � ° o• '_' 3 o m acn 0 m o cn CSD CD 3 O °' 3 O CD CD y CSD N <. In C�C n� 3E "' � m • cno • -, tin f? y p) p N 7 Q 0 O O �, O CD CD 0 •� O 7 y CD 0 v cn �' -- < ° aE D -- 3 0 jf° 3 (n (-<D 0 c 3 O � (D 0 0 p N CD C 3 < y , O -n a M _ M O O O a N U) C O l< O � DO S i ° � nm ° mto m °• � 3 n. 00 omn0 D D D tv tv 3' D ° ° D sv ° S' D C O 7 -o C 7 7 -0 O - CD -0 7 7 -p > > -0 C O 7 U aam � p CL Q. 6 CL < -0 0- 0- -0 Qa m -0 p- Q a (D -0 0 0n0 O 0nC) n_ -D6- mo00 � 0y0 0 � n0 � M =1 � M0 � 0 �cniv � < 0 - ° <CD � =' o � M0 =' ° y 0 0 a Cn In O (7 a to C = ._-. � � a to � n a to cn ° ,n.' Q y p ° 0 p� o c c � 0 � 3 0 c 3 o c p 0 c M m �? � 0 m m � oc0� = (� � > > m =r 0i � �? � c0i � m �? = 0 O p CD CD 'O p CD CD O O CD CD - CD CD 'O O CD CD cn cnpsv v o � ptD sv o 3 Tco o tU sv 0 cn cn v o r. ptU sv o O O O cn (D Ott] to N 7 to cn -: O to Cn M 7 CO cn � CD 7 CD CA _. CD _. D CD 7 CD _' 7 7 O cn > > > TO :. O y (n 7' m O a CO cn 7' co Cn -. CO in 3D 3D 3 » � S:cc 0a0wcri -Iw r =' °DC7 os ° s oQvo No. o s °cN .°<- -' 3tvcx Oaj o _ mto v CD -� v v v i m aCO ° m oS � � � 0 m mcO M o cc°i o m o m 0' a' O E <.vv � o' 3' yl< r3 w vco W 3 SN w v_, m o (nS ° cfl cv o O O Ez O O CMD cn <O p j CD j d-0 CD C c Cll m n O [v O O (D 7 CD S O CD — cc (D y CD O U C7 -0 0 0T < 0 -D -up -u CD d m Q1 CD CD CD CD p) 0M [v p O O O O 'C a P.'CL O D O r O O O O M �. U cc -a to Cc cc o T1 cc Cc C � N � m N N = Cmn d CSN O * a ::Ea a a ° On 0Q a � o D 0 M Q cn < y < < < y < X- < �Cl) � m � m m m� m y CD nim vv° � v -o -o oma° O3 000 7 � > > ? CL -0- = 1a Cn aci aci a � a o O a) a) v o a°i o0 0 ,) N Q 5 N -a3 N ctt > � Y Y a Q) a) 0 a) 0 .Q 0 0 0 � 0 � o U 0 -0 U o C U C = C ca m L 0) m L 0) 7 C 7 C a� (D c +- C C C —% C C C. C C_"0) C a"O) m a) m () C m a) C a0 aaw a0w 0 � O >, N O in (D 0 0 (0 o 0 >+ N O in m L Y ` C L C a) L L Y ` C O C C ° L E O .. N N N > a O L C C a) ,� ` a) C c � ` 0 .2 —M ° =o o m a E 0) a) m m ° =a cm Em m a) �- Lcc a) = a)..� Em m � .� � � n � 'o m E v 0 E o -0 0' E S o' m E ,_ N o rnt m °. mc nm acc t o 0 m am v O 'Fn0 -0d0 m a� Q c°a � uvi .E 00 m a� c N 0) : c N 0) N C CL CD C C' N C U N rnc � N 0) c � c o- 0mm 0mcc acicp -: E N ` d r N ` 0- O 0) t0 -, CL cn a -CU) om c°ir a) °- `� � �" aim > O 0 � 0 Eo � "CL o Eo q E � 0 N C U O Q N C U 0 7 0 O O Y CD a) mc ; >o _ mc > 0 N � � ; CD LCn C - O 4) > C - ° N � C - C a) � C U v 0 U Ucn U U U V 0 .V C C l Qmm0- Q � mmcu d Q .S m coa. Wa- f0 0 N L N O C C O O a) O m L O M C O �7 C m cn UD 0) 2: N U in "N a) O N 0 3 N S >, o o c C 0 m O a) m O O N N (D = Ncomme a) u V C >' O _ 3 N ca W =p m m Um m N s oc � `a'�' O C NNrn3 0` Y C C N U N O) m -0 .0 ro 0 m a) C N i C M � 0L a) m '0 _ c mNa3om O O L O O >%-- m vj uid 3t y � m v "v ^ N a) a) f0 _ CL C a) m v _ c 0 m m N _ O U m E N v a) y V a CU � � o •c c .2 -0 c ' .. '0 ma) U a) C a) a) C o N O _o N L O O C m a._ Uc X03 Cr oQ C N N O U > O O � O o n 0 C_ N N — O m . L -0 . m a) U � ? 4 c CL U 3 U N a) U >,.- 7 C N a) O 0 � N 0 m c m OC E N U N cc O N C_ N ` C . C_ L cc O mQ C p :3OC7 p) h � Q M � C c0 O Q c�Q � c�Q �� C N V N i U N e U 6 1=U C=i I1�U C=i C a u, t- � 02, a ( � �' ^ e a) CD C CDzi C) � NO`' y C) O Cn Cn V) 3 7 w 0 "0 -0 3 w 0 v w 3 � o w 3 0. sw =30 •v CD �o CD (D O = vi 0 3- C -. n O 0 O 0 0 CDD LOCO Er- 0. OCD -0 CD a) w 7 N o T O C CD co -7 .00 " CD w t+ CO C1 VO � m Cu ai 0 a. w ',� n O � 3 CD CCD CSD O . m CD S CDCT Cn " CD CD C v y C CD N 0 < N w CT co w O O cn Z CD O CD W CD 3 Cn Cn CCD �a C) G) (D O' c S O (D 7 O S CD [] �CL — _ Cn D CO O CA CD Cn CD S O N CD CD CD C w = d w S f D C O w _ _' O CDM O O O C CD CD CD �" 0 Fr CL CD Cw CD W CD CD .n. Cn I O = C = > "� 'D cc cr o_ a m -0 Q C= o D C) N ID (7O (D C CD ID w '. = 0 O 0 d N (= N-0 �O C: p CD 3 � m0 N O M _� N O0 _ CD >_ 7 Cn -0 y = �cc 3 D w -v 5 W CD o CD O w O O -u CD CD _ =3 O CO C: Q w Q n a C) o C0 D 0 CD" Q) = N CD �+Co N O N CD 0-0 N to CD 3 CD � O ter. Ja CJ)