HomeMy WebLinkAboutT-5743 - Conditions of Approval - 10/24/2007 City of
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F-F-1PLANNING AND DEVELOPMENT DEPARTMENT
2600 Fresno Street a Third Floor Nick Yovino
Fresno, California 93721-3604 Director
(559) 621-8722 FAX (559)498-1020
August 16, 2007 Please reply to:
David Braun
(559) 621-8038
United Development Group
9252 Chesapeake Drive, Suite 100
San Diego, California 92123
Dear Applicant:
SUBJECT: ACTION OF THE FRESNO CITY COUNCIL REGARDING VESTING
TENTAI-IVE TRACT MAP NO. T-5742 AND RELATED CONDOMINIUM
CONVERSION FOR THE "LAKEVIEW 1"APARTMENT COMPLEX
(APN: 434-020-63) (ADDRESS: 920 & 1050 WEST GRIFFITH WAY)
At its regular scheduled meeting on April 17, 2007, the Fresno City Council took the following
action regarding the above-referenced applications:
1. Approved the Finding of Categorical Exemption issued on January 16, 2007, for
Environmental Assessment No. T-5742/T-5743.
2. Approved Vesting Tentative Tract Map No. T-5742 subject to compliance with the
Planning and Development Department Conditions of Approval dated January 24,
2007, per Resolution No. 2007-154.
3. Approved the Condominium Conversion Application for the "Lakeview I" apartment
complex dated June 2006.
The Vesting Tentative Tract Map No. T-5742 proposes to subdivide and convert the 100 unit
"Lakeview I" apartment complex into a one common lot condominium subdivision. The one
common lot subdivision will allow for the sale of the individual air space within each unit to
individual buyers and would require that all buyers of residential air space share in common
ownership of all buildings, streets, open space, walls etc. on the five acre site.
Enclosed is a copy of the City Council Resolution No. 2007-154 approving Vesting Tentative
Tract Map No. T-5742 and the related Condominium Conversion Application for the "Lakeview I"
apartment complex.
If you have any questions regarding this matter please contact me at the number listed above or
via email at David.Braun @fresno.gov.
Sincerely,
MDivision
David Braun, Planner III
Enclosures: Resolution No. 2007-154
Cc: Dirk Poeschel Land Development Services, Inc.
qto
RESOLUTION NO. 2007-154
A RESOLUTION OF THE COUNCIL OF THE CITY OF FRESNO
CONDITIONALLY APPROVING VESTING TENTA"FIVE TRACT MAP NO. 5742
(THE "LAKEVIEW I- CONDOMINIUM CONVERSION)
The Fresno City Council, at its regular meeting on April 17, 2007 adopted the following
resolution pursuant to the Subdivision Map Act of the Government Code of the State of
California and the Municipal Code of the City of Fresno.
WHEREAS, Vesting Tentative Tract Map No. 5742 and related Condominium
Conversion Application was filed with the City of Fresno and proposes to subdivide the 100-unit
"Lakeview I" apartment complex into a one common lot condominium subdivision on five acres
of land located on the northwest corner of North Teilman Avenue and West Griffith Way; and,
WHEREAS, the Fresno City Planning Commission conducted a public hearing on
January 24, 2007, to review the proposed subdivision and considered the staff report and
invited testimony with respect to the proposed subdivision and concluded that the vesting
tentative map is consistent with the 2025 Fresno General Plan, Freeway 99 Golden State
Corridor Redevelopment Plan, Fresno-High Roeding Community Plan and is in conformance
with the purposes of the Condominium Conversion Ordinance of the City of Fresno and
recommends its approval; 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
January 24, 2007; and,
WHEREAS, on April 17, 2007 the Fresno City Council held a public hearing to consider
Vesting Tentative Tract Map No. 5742 and received both oral testimony and written information
presented at the hearing regarding the proposed conversion of the "Lakeview I° apartments to a
condominium project; and,
spud
City Council Resolution 2007-154 �,r o¢Rpa��
Vesting Tentative Tract leap No. 5742
April 17, 2007
Page 2
WHEREAS, the condominium conversion project was properly noticed pursuant to
Section 66452.8 and 66452.9 of the Subdivision Map Act and Section 12-905-C-4 of the Fresno
Municipal Code.
NOW, THEREFORE, BE IT RESOLVED that the Fresno City Council hereby finds and
determines that there is no substantial evidence in the record to indicate that Vesting Tentative
Tract Map No. 5742 may have a significant effect on the environment as identified by the
Categorical Exemption issued on January 16, 2007, prepared for Environmental Assessment
No. T-5742/T-5743.
BE IT FUTHER RESOLVED that the Fresno City Council finds that approval of the
vesting tentative tract map subject to Section 12-905-E of the Fresno Municipal Code is
consistent with the adopted 2025 Fresno General Plan, Freeway 99 Golden State Corridor
Redevelopment Plan, Fresno-High Roeding Community Plan and the findings required pursuant
to Section 66427.2 of the Government Code, and is conformance with the purposes of the
Condominium Conversion Ordinance of the City of Fresno.
BE IT FURTHER RESOLVED that the Fresno City Council hereby approves Vesting
Tentative Tract Map No. 5742 (The "Lakeview I" Condominium Conversion) subject to
compliance with the following conditions:
1. Planning and Development Department Conditions of Approval dated January
24, 2007.
2. Each tenant that received the 60 day "Notice of Intent to Convert" (pursuant to
Section §66427.1(a) of the Government Code) will be refunded their full security
deposit upon receiving the 180 day "Notice of Conversion" (pursuant to Section
§66427.1(c) of the Government Code) prior to termination of tenancy (or
pursuant to Section 12-911 of the Fresno Municipal Code upon the occurrence of
the granting of the final map by the Fresno City Council), which is in addition to
the benefits indicated in the Tenant Relocation and Assistance Plan on file with
the Planning and Development Department, Planning Division.
City Council Resolution ' . 2007-154
Vesting Tentative Tract leap No. 5742
April 17, 2007 L'
Page 3
'�9 6G�•
3. Compliance with requirements of the Change of Occupancy Investigation Report
dated May 8, 2006.
4. The applicant/owner shall permit tenants with Enhanced Housing Vouchers from
the Department of Housing and Urban Development (HUD) to remain in their unit
for a minimum of one year after the termination of the HUD Housing Voucher
Contract for the property.
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CLERK'S CERTIFICATION
STATE OF CALIFORNIA )
COUNTY OF FRESNO )
CITY OF FRESNO )
I, REBECCA E. KLISCH, City Clerk of the City of Fresno, certify that the foregoing
resolution was adopted by the Council of the City of Fresno, California, at a regular meeting
held on the 17th day of April , 2007, by the following vote:
Ayes: Calhoun, Dages, Duncan, Sterling, Westerlund, Xiong, Perea
Noes: None
Absent: None
Abstain: None
REBECCA E. KLISCH
City Clerk
By
APPROVED AS TO FORM:
JAMES SANCHEZ
City Attorney
By
Deputy
Vesting Tentative Tract Map No. 5742
(The"Lakeview I" Condominium Conversion)
Filed by Dirk Poeschel Land Development Services Inc.,
on behalf of United Development Group, Inc.
Assessor's Parcel No. 434-020-63
K:\Master Ries-Tract Maps\'Condominium Conversions&Condominium Maps\Tract 5742 Lake View 1 Condominium Conversion—PB\Council
Resolution\City Council Resolution.doc
City of
1111- �ip07 PLANNING AND DEVELOPMENT DEPARTMENT
2600 Fresno Street • Third Floor Nick Yovino
Fresno, California 93721-3604 Director
(559) 621-8722 FAX (559) 498-1020
August 16, 2007 Please reply to:
David Braun
(559) 621-8038
United Development Group
9252 Chesapeake Drive, Suite 100
San Diego, California 92123
Dear Applicant:
SUBJECT: ACTION OF THE FRESNO CITY COUNCIL REGARDING VESTING
TENTATIVE TRACT MAP NO. T-5743 AND RELATED CONDOMINIUM
CONVERSION FOR THE "LAKEVIEW II"APARTMENT COMPLEX
(APN: 434-020-73) (ADDRESS: 940 & 1070 WEST GRIFFITH WAY)
At its regular scheduled meeting on April 17, 2007, the Fresno City Council took the following
action regarding the above-referenced applications:
1. Approved the Finding of Categorical Exemption issued on January 16, 2007, for
Environmental Assessment No. T-57428-5743.
2. Approved Vesting Tentative Tract Map No. T-5743 subject to compliance with the
Planning and Development Department Conditions of Approval dated January 24,
2007, per Resolution No. 2007-155.
3. Approved the Condominium Conversion Application for the "Lakeview II" apartment
complex dated June 1, 2006.
The Vesting Tentative Tract Map No. T-5743 proposes to subdivide and convert the 100 unit
"Lakeview II" apartment complex into a one common lot condominium subdivision. The one
common lot subdivision will allow for the sale of the individual air space within each unit to
individual buyers and would require that all buyers of residential air space share in common
ownership of all buildings, streets, open space, walls etc. on the 3.88 acre site.
Enclosed is a copy of the City Council Resolution No. 2007-155 approving Vesting Tentative
Tract Map No. T-5743 and the related Condominium Conversion Application for the "Lakeview
II" apartment complex.
If you have any questions regarding this matter please contact me at the number listed above or
via email at David.Braun@fresno.gov.
Sincerely,
lanrii g Division
David Braun, Planner III
Enclosures: Resolution Nos. 2007-155
Cc: Land Development Services
OF pg�
2007-155
RESOLUTION NO.
CO BG'••
A RESOLUTION OF THE COUNCIL OF THE CITY OF FRESNO
CONDITIONALLY APPROVING VESTING TENTATIVE TRACT MAP NO. 5743
(THE -LAKEVIEW II"CONDOMINIUM CONVERSION)
The Fresno City Council, at its regular meeting on April 17, 2007 adopted the following
resolution pursuant to the Subdivision Map Act of the Government Code of the State of
California and the Municipal Code of the City of Fresno.
WHEREAS, Vesting Tentative Tract Map No. 5743 and related Condominium
Conversion Application was filed with the City of Fresno and proposes to subdivide the 100-unit
"Lakeview II" apartment complex into a one common lot condominium subdivision on 3.88 acres
of land located on the northwest corner of North Teilman Avenue and West Griffith Way; and,
WHEREAS, the Fresno City Planning Commission conducted a public hearing on
Y
January 24, 2007, to review the proposed subdivision and considered the staff report and
invited testimony with respect to 'the proposed subdivision and concluded that the vesting
tentative map is consistent with the 2025 Fresno General Plan, Freeway 99 Golden State
Corridor Redevelopment Plan, Fresno-High Roeding Community Plan and is in conformance
with the purposes of the Condominium Conversion Ordinance of the City of Fresno and
recommends its approval; 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
January 24, 2007; and,
WHEREAS, on April 17, 2007, the Fresno City Council held a public hearing to consider
Vesting Tentative Tract Map No. 5743 and received both oral testimony and written information
presented at the hearing regarding the proposed conversion of the"Lakeview II"apartments to a
condominium project; and,
�CJC) s
City Council Resolution 2007-155
Vesting Tentative Tract Map No. 5743
April 17, 2007
Page 2
S�
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WHEREAS, the condominium conversion project was properly noticed pursuant to
Section 66452.8 and 66452.9 of the Subdivision Map Act and Section 12-905-C-4 of the Fresno
Municipal Code.
NOW, THEREFORE, BE IT RESOLVED that the Fresno City Council hereby finds and
determines that there is no substantial evidence in the record to indicate that Vesting Tentative
Tract Map No. 5743 may have a significant effect on the environment as identified by the
Categorical Exemption issued on January 16, 2007, prepared for Environmental Assessment
No. T-57421T-5743.
BE IT FURTHER RESOLVED that the Fresno City Council finds that approval of the
vesting tentative tract map subject to Section 12-905-E of the Fresno Municipal Code is
consistent with the adopted 2025 Fresno General Plan, Freeway 99 Golden State Corridor
Redevelopment Plan, Fresno-High Roeding Community Plan and the findings required pursuant
to Section 66427.2 of the Government Code, and is conformance with -the purposes of the
Condominium Conversion Ordinance of the City of Fresno.
BE IT FURTHER RESOLVED that the Fresno City Council hereby approves Vesting
Tentative Tract Map No. 5743 (The "Lakeview II" Condominium Conversion) subject to
compliance with the following conditions:
1. Planning and Development Department Conditions of Approval dated January
24, 2007.
2. Each tenant that received the 60 day "Notice of Intent to Convert" (pursuant to
Section §66427.1(a) of the Government Code) will be refunded their full security
deposit upon receiving the 180 day "Notice of Conversion" (pursuant to Section
§66427.1(c) of the Government Code) prior to termination of tenancy (or
pursuant to Section 12-911 of the Fresno Municipal Code upon the occurrence of
the granting of the final map by the Fresno City Council), which is in addition to
the benefits indicated in the Tenant Relocation and Assistance Plan on file with
the Planning and Development Department, Planning Division.
rp p
City Council Resolution 2007-155
Vesting Tentative Tract Map No. 5743
April 17, 2007
Page 3
3. Compliance with requirements of the Change of Occupancy Investigation Report
dated May 8, 2006.
4. The applicant/owner shall permit tenants with Enhanced Housing Vouchers from
the Department of Housing and Urban Development (HUD) to remain in their unit
for a-minimum of one year after the termination of the HUD Housing Voucher
Contract for the property.
1
CLERK'S CERTIFICATION
STATE OF CALIFORNIA )
COUNTY OF FRESNO )
CITY OF FRESNO )
I, REBECCA E. KLISCH, City Clerk of the City of Fresno, certify that the foregoing
resolution was adopted by the Council of the City of Fresno, California, at a regular meeting
held on the 17th day of April , 2007, by the following vote:
Ayes: Calhoun, Dages, Duncan, Sterling, Westerlund, Xiong, Perea
Noes: None
Absent: None
Abstain: None
REBECCA E. KLISCH
City Clerk
By
APPROVED AS TO FORM:
JAMES SANCHEZ
City Attorney
By
Deputy
Vesting Tentative Tract Map No. 5743
(The "Lakeview II" Condominium Conversion)
Filed by Dirk Poeschel Land Development Services Inc.,
on behalf of United Development Group, Inc.
Assessor's Parcel No. 434-020-73
KAMaster Files-Tract MapsV Condominium Conversions&Condominium Maps%Tract 5743 Lake View 11 Condominium Conversion—PB\Council
Resolution\City Council Resolution.doc
Qty \��. REPORT 'S . THE CITY COUNCIL
CRSS r. aENDA ITEM NO.
COUNCIL MEETING
April 17, 2007
. APP VED BY
FROM: KEITH BERGTHOLD, Acting Director -
Planning and Development Department EPARTME DIREC OR
BY: GILBERT J. HARD, Planning Ma er CITY MANAGER
Planning Division
SUBJECT: VESTING TENTATIVE TRACT MAP NO. 57 , VESTING TENTATIVE TRACT
MAP NO. 5743 AND RELATED CONDOMINIUM CONVERSION
APPLICATIONS AND ENVIRONMENTAL FINDING FOR ENVIRONMENTAL
ASSESSMENT NO. T-5742!1--5743 FOR THE "LAKEVIEW I & II"
APARTMENTS
KEY RESULT AREA
Customer Satisfaction
RECOMMENDATION
Staff recommends the City Council to take the following action:
1. APPROVE the environmental finding of a Categorical Exemption for Environmental Assessment
No. T-5742/T-5743 issued January 16, 2007
2. APPROVE the Condominium Conversion Applications for the"Lakeview I & II" Apartments.
3. APPROVE Vesting Tentative Tract Map No. 5742 and Vesting Tentative Tract Map No. 5743
subject to compliance with the Conditions of Approval dated January 24, 2007 with the additional
condition that the applicant/owner permit tenants with Enhanced Housing Vouchers to remain in
their unit for a minimum of one year after the termination of the Department of Housing and Urban
Development (HUD) Housing Voucher Contract on the project.
EXECUTIVE SUMMARY
The applicant, United Development Group, Inc., has filed Vesting Tentative Tract Map No. 5742 and
Vesting Tentative Tract Map No. 5743 proposing to subdivide the 200 unit "Lakeview I and II" apartment
complex into a one common lot condominium subdivision. The one common lot subdivision would allow
for the sale of the individual airspace to individual buyers and would require that all buyers of residential
airspace share in common ownership of all buildings, streets, open space, walls, etc., on the entire site.
The "Lakeview I and II" apartment complex is located on the northwest corner of North Teilman Avenue
and West Griffith Way just southeast of the intersection of West Ashlan and North West Avenues. The
8.88 acre site is zoned R-3 (Medium Density Multiple Family Residential) and is developed at a density of
22.52 units to the acre. The proposed project and zoning are consistent with the medium-high
density residential land use designation of the Freeway 99 Golden State Corridor Redevelopment
Plan, Fresno-High Roeding Community Plan and the 2025 Fresno General Plan pursuant to
Government Code Section §66427.2 (Subdivision Map Act [SMA]) of the State of California. On
January 24, 2004, the Fresno City Planning Commission recommended approval of the Condominium
Conversion Applications and Vesting Tentative Tract Map No. 5742 and Vesting Tentative Tract Map
No. 5743 to the City Council.
REPORT TO THE CITY COUNT..__
"Lakeview I & II"Condominium Conversion Applications
Vesting Tentative Tract Map No. 5742 &
Vesting Tentative Tract Map No. 5743
April 17, 2007
Page 2
KEY OBJECTIVE BALANCE
Council action regarding this proposed land use application optimizes the three Key Objectives of
Customer Satisfaction, Employee Satisfaction, and Financial Management. Affirmative action by the
Council will result in timely deliverance of the review and processing of the application as is reasonably
expected by the applicant/customer. Prudent financial management is demonstrated by the expeditious
completion of this land use application inasmuch as the applicant/customer has paid to the city a fee for
the processing of this application and that fee is, in turn, funding the operations of the Planning and
Development Department. Employee satisfaction is derived from the fact that the professional and
technical staff, who have reviewed and made a recommendation on this land use application, have done
so in a thorough and professional manner, thereby enhancing the sense of accomplishment in the
completion of the application process.
PROJECT INFORMATION
PROJECT Conversion of an existing 200 unit apartment complex into a 200
unit condominium airspace subdivision on one common lot
APPLICANT United Development Group, Inc.
LOCATION Northwest corner of North Teilman Avenue and West Griffith Way
(Council District 1, Councilmember Xiong)
SITE SIZE Approximately 8.88 acres
LAND USE Existing _ "Lakeview I and II" Multiple Family Residential
Complex
Proposed - Condominium Airspace Subdivision
ZONING Existing _ R-3
PLAN DESIGNATION The Freeway 99 Golden State Corridor Redevelopment Plan,
AND CONSISTENCY Fresno-High Roeding Community Plan and the 2025 Fresno
General Plan designate the subject site for development with the
medium-high density residential land use designation which is
consistent with the existing R-3 zone district
UNIT INFORMATION Floor Plan Number of Units Square Footage
1 Bedroom, 68 582 to 654
1 Bathroom
Floor Plan Number of Units Square Footage
2 Bedroom, 132 719 to 813
1 Bathroom
YEAR APARTMENT Constructed in two phases from 1973 to 1978
COMPLEX CONSTRUCTED
PRESENT MONTHLY $500—$625
RENTAL RATE
REPORT TO THE CITY COUN( _
"Lakeview I & II"Condominium Conversion Applications
Vesting Tentative Tract Map No. 5742&
Vesting Tentative Tract Map No. 5743
April 17, 2007
Page 3
ESTIMATED SALES PRICE $100,000—$175,000
OF CONDOMINIUM UNITS
ESTIMATED MONTHLY $140.00
OWNERS'S ASSOCIATION
FEES
ENVIRONMENTAL FINDING Finding of Categorical Exemption pursuant to Section 15301(k)/
Class 1 of CEQA filed on January 16, 2007
PLAN COMMITTEE The project is located within the Fresno-High Roeding
RECOMMENDATION Community Plan area which does not have a citizen advisory
committee
STAFF RECOMMENDATION Recommend approval of condominium conversion applications
and the vesting tentative tract maps subject to compliance with
Conditions of Approval for T-5742 and T-5743 dated January 24,
2007
PLANNING COMMISSION On January 24, 2007 the Planning Commission voted to
RECOMMENDATION recommend approval of the Vesting Tentative Tract Map No. 5742
and Vesting Tentative Tract Map No. 5743 and the Condominium
Conversion Applications by a vote of 5 to 0 with one
commissioner recused and one commissioner absent
BORDERING PROPERTY INFORMATION
Planned Land Use Existing Zoning Existing Land Use
North Herndon No. 39 Canal Herndon No. 39 Canal Herndon No.39 Canal
South Medium Density Residential R-1 Single Family Residential
Single Family Residential District Subdivision
East Medium Density Residential R-1 Single Family Residential
Single Family Residential District Subdivision
West Community Commercial C-3 Ashlan-West Community
Regional Shopping Center District Shopping Center
ENVIRONMENTAL FINDING
Pursuant to the Public Resources Code (California Environmental Quality Act (CEQA) — Section 21084)
and the CEQA Guidelines (Section 15301[k]), the division of existing multiple family rental units into
condominiums is categorically exempt from the requirement for the preparation of environmental
documents. A finding of a Categorical Exemption was filed with the City Clerk on January 16, 2007.
REPORT TO THE CITY COUNL .
"Lakeview I & II"Condominium Conversion Applications
Vesting Tentative Tract Map No. 5742&
Vesting Tentative Tract Map No.5743
April 17, 2007
Page 4
BACKGROUND/ANALYSIS
The applicant, United Development Group, Inc., has filed Vesting Tentative Tract Map No. 5742 and
Vesting Tentative Tract Map No. 5743 and Condominium Conversion Applications for the "Lakeview I and
II" apartment complex on approximately 8.88 acres of property located on the northwest corner of North
Teilman Avenue and West Griffith Way. The two tract maps would subdivide the apartment complex into
a one common lot subdivision. The one common lot subdivision would allow for the sale of the individual
airspace to buyers and would require that all buyers of residential airspace share in common ownership of
all buildings, streets, open space, walls, etc., for the 8.88 acre site.
The City's Condominium Conversion Ordinance (Article 9, Chapter 12, Fresno Municipal Code [FMC]),
adopted on June 3, 1980, and substantially amended November 17, 1981, establishes regulations for the
conversion of existing multiple family rental dwelling units to condominiums. The ordinance provides for
twice yearly review of applications by the Planning Commission with final action by the City Council. This
condominium conversion application is being considered during the review period, which began June 1,
2006. The ordinance contains provisions that allow prospective buyers of converted units to be able to
make informed decisions with regard to purchase and to be assured that the converted units meet the
basic standards of safety, comfort and utility, and that tenants of the proposed conversion be protected
from any impacts associated with the condominium conversion process. Important provisions of the
Condominium Conversion Ordinance include:
• Provisions to protect rental housing adjacent to institutions where it is desirable to
maintain the supply of rental housing.
• Storage space requirement of 60 cubic feet per unit.
• Providing one washer/dryer for every five units.
• Tenant relocation plans must be responsive to tenant demographics of the project.
• Tenant noticing and other tenant's rights provisions to conform to State law.
• Semi-annual application filing deadlines of June 1 and December 1 of each year.
• Provision prohibiting approval of projects where discriminatory rental practices
have occurred.
Pursuant to the SMA and the Condominium Conversion Ordinance, Section 12-905(c) of the FMC, the
Planning Commission shall hear testimony on the proposed conversion and make a recommendation to
the City Council. The City Council, following the decision by the Planning Commission, shall not approve
the final map for a subdivision to be created from the conversion of residential real property into a
condominium project unless it finds, pursuant to Section §66427.1 of the SMA that the "requirements for
notice of tenants and right of tenants to exclusive contract for purchase in condominium projects" have
been complied with and that all required findings (a through e) of this section have been met. Also, the
City Council must find that all requirements of Section §66452.8 and Section §66452.9 of the SMA and
Section 12-909-a and b of the Condominium Conversion Ordinance of the FMC have been complied with.
Fresno-High Roeding Community Plan Advisory Committee
The project is located within the Fresno-High Roeding Community Plan area which does not have a
citizen advisory committee.
REPORT TO THE CITY COUN(-
"Lakeview I & II"Condominium Conversion Applications
Vesting Tentative Tract Map No. 5742&
Vesting Tentative Tract Map No. 5743
April 17, 2007
Page 5
Fresno City Planning Commission
On January 24, 2007, the Fresno City Planning Commission considered the two tract maps and
condominium conversion applications. During the public hearing, staff gave a presentation followed by a
presentation by the applicant. Upon opening the hearing to the public nine residents of the "Lakeview I
and il" apartment complex spoke in opposition of the proposed project. Their concerns related to being
displaced from their current living environment and having to find replacement housing that accepts the
Housing Choice Voucher issued jointly by the Housing Authority of the City and County of Fresno and
HUD. The tenants stated that the Lakeview apartment is an ideal place to live because many of them are
on fixed incomes and the apartment complex is within close proximity to commercial services (i.e.,
immediately to the west) that they rely on. In addition, they stated that it has become difficult to find
affordable rental units in the area and that converting the "Lakeview I and II" apartment complex into
condominiums would further reduce affordable rental units in the surrounding neighborhood.
The Commission was informed, by the applicant, that the apartment complex was under a Department of
Housing and Urban Development (HUD) Housing Voucher Contract. However, the property owner's
representative informed the Commissioners that the HUD contract was set to expire on July 31, 2007, and
indicated the HUD loan on the property has been paid off. In addition, the applicant indicated that the
property owner would no longer extend their HUD contract but would still accept "Enhanced Housing
Vouchers" issued by the Housing Authority for a period of at least one year.
After a full hearing, the Planning Commission, by a vote of 5-0 with one commissioner recused and one
commissioner absent, recommended approval to the City Council of Vesting Tentative Tract Map No.
5742, Vesting Tentative Tact Map No. 5743 and the related Condominium Conversion Applications of the
"Lakeview I and II" apartments.
Building and Site Requirements
The Condominium Conversion Ordinance requires that all units proposed for conversion meet minimum
housing and building standards, and Zoning Ordinance standards primarily relating to parking, access,
walls, and public improvement standards. Staff has prepared conditions of approval relating to the
buildings and site requirements, which are contained in the Change of Use/Occupancy Investigation
Report, dated May 8, 2006, and in the conditions of approval for the tract maps dated January 24, 2007.
These requirements include maintaining compliance with the California Building Code, obtaining proper
permits for all electrical, plumbing and mechanical equipment, providing additional parking spaces,
requiring that the tree requirements of one tree for every unit and one tree for every required parking
space be maintained, providing the required minimum of one washer and one dryer for every five units,
and providing 60 cubic feet of lockable storage area for each of the 200 units.
Tenant Provisions
Section §66451.3 of the SMA and the Condominium Conversion Ordinance (Section 12-909-a and b of
the FMC) require that if the proposed subdivision is a conversion of residential real property, a notice of
public hearing be given by the city to each tenant of the subject property, and shall include notification of
the tenants' right to appear and be heard. Furthermore, Section 12-904(f) of the Condominium
Conversion Ordinance requires that the applicantlowner provide a Tenant Relocation and Assistance Plan
(TRAP) to any tenants that might be displaced by the sale of the unit in which they reside. Based upon a
review and analysis of the applicant's proposed TRAP, staff concludes that the proposed plan for the Lake
View project appears to meet the minimum requirements of the Condominium Conversion Ordinance.
REPORT TO THE CITY COUNL._
"Lakeview I & II" Condominium Conversion Applications
Vesting Tentative Tract Map No. 5742&
Vesting Tentative Tract Map No. 5743
April 17, 2007
Page 6
These requirements include a relocation fee equal to a minimum of two months rent for each unit which is
vacated due to the conversion after receipt of the 180 day notice of conversion prior to termination of
tenancy, lifetime leases for elderly tenants and extended leases for student tenants. In addition, the
applicant is providing leases for any handicapped tenant and will refund the full security deposit for any
tenant that received the 60 day notice of intent to convert and the 180 day notice to vacate.
The information provided to existing and prospective tenants includes provisions to aid special classes of
tenants. These include lifetime leases for elderly tenants and extended leases for full time students.
These provisions are contained in the submitted TRAP. However, it should be noted the rental rate for
the lifetime and extended student lease agreements may be increased during the term of the lease only in
a manner provided in detail by the subdivider in the tenant plan but in no event shall any such increase be
greater than eight percent per year. According to the lease agreements provided by the applicant, rent
will be increased on an annual basis of eight percent compounded annually for those tenants that request
a lifetime or extended student least. The TRAP contains the required minimum provisions, which may
help to alleviate any impact upon tenants, which may be caused by tenancy termination as a result of the
conversion.
It should also be noted that the project rent roll has indicated that there are units within the "Lakeview I
and II" apartment complex which have tenants who receive Housing Choice Vouchers (Section 8), which
is administered by the Housing Authorities of the City and County of Fresno. According to the TRAP
submitted by the applicant, the tenants of these units will not receive any special assistance above and
beyond what will be offered to the other tenants. Furthermore, the applicant has indicated that the project
site will no longer be enrolled in the Housing Choice Voucher program and that the applicant will not
renew their agreement with the Housing Authorities of the City and County of Fresno. The applicant did
indicate at the Planning Commission hearing that he would honor the Enhanced Vouchers, which will be
given to the tenants at the time the HUD Contract is terminated, for a period of at least one year. In
addition, all new tenants that have moved into the apartment complex after the filing of the condominium
conversion application have signed, of their own accord, a Notice of Intent to Convert which notifies the
prospective tenant that the apartment complex is in the process of being converted to condominiums and
may be sold. Upon signing this notice the tenant acknowledges that no assistance will be provided for
relocating if the unit they occupy is sold or upon receiving the 180-day notice to vacate.
The applicant has also provided the city a Comparable Housing Availability Report, which is available to
all tenants who may choose to leave "Lakeview I and II" voluntarily or who are forced to relocate due to
the conversion process. This report, which is on file with the Planning and Development Department,
provides comparable rental housing availability within approximately 2 miles of the proposed
condominium conversion project. The applicant has also indicated in the TRAP that there will be a tenant
relations representative to assist each tenant in the relocation process.
Consistency with Adopted Plans and Local Ordinances
The Fresno-High Roeding Community Plan and 2025 Fresno General Plan designate the site for medium-
high density planned land uses. The site is zoned R-3 which pursuant to Table 2 (Planned Land Use and
Zone District Consistency Matrix) of the 2025 Fresno General Plan and applied within all community
plans, the R-3 zone district does not conform to the medium-high density residential planned land use
designation. However, Government Code Section §66427.2 (SMA) of the State of California does not
mandate planned land use consistency findings for condominium projects which consist of the subdivision
of airspace in an existing structure unless new units are to be constructed or added. The project, as
proposed, consists of existing structures with no habitable additions.
REPORT TO THE CITY COUNT„,_
"Lakeview I & II"Condominium Conversion Applications
Vesting Tentative Tract Map No. 5742&
Vesting Tentative Tract Map No. 5743
April 17, 2007
Page 7
As documented in the 2025 Fresno General Plan and the Fresno City Housing Element adopted on
June 18, 2002, housing affordability in the city is declining. Although the city has recently experienced a
greater than predicted increase in the number of new homes, increases in costs have made it prohibitive
for various individuals and families to purchase them. As a result, many families that cannot purchase
homes are forced to pay rent on a month-to-month basis. According to the 2025 Fresno General Plan
and the Fresno City Housing Element, condominiums provide for an "affordable" housing alternative to
individuals that may prefer the benefits associated with condominium home ownership. Although
conversions of multiple family apartment complexes into condominiums provides an alternative to
conventional single family home ownership, it diminishes the number of apartment units available within
the surrounding area that often provide housing options to a segment of the community which are often
disadvantaged individuals that are unable to purchase homes. In addition, when considered together with
the recent conversion of four other apartment complexes (i.e., 220 unit"Villa Santa Fe," 118 unit"Emerald
Estates," 18 unit "Boston Village" and the 106 unit "Winery Estates") the proposed conversion would
further reduce the number of available rental units. However, it should be stated that although the
conversion of apartments decreases the number of rentals within the city it does provide individuals with a
wider-range of opportunity for homeownership. In addition, the Comparable Housing Availability Report
provides a list of apartment complexes within two miles of the site that have comparable amenities to the
"Lakeview I and ll," a copy of which is provided to each tenant opting to vacate and requesting assistance
for replacement housing.
It is also noted that since the applicantlowner is terminating the HUD Housing Voucher Contract on the
subject development, the project would no longer provide housing for low to moderate income families
whether or not the project is converted to a condominium.
The proposed conversion is considered to be consistent with the adopted policies of the 2025 Fresno
General Plan and Fresno City Housing Element relating to condominium conversions and to be in
conformance with the purposes of the city's Condominium Conversion Ordinance. Based upon the above
analysis and subject to compliance with the conditions of project approval dated January 24, 2007, the
building standards and the proposed "Lakeview I and 11" TRAP provisions, the condominium conversion
project meets the criteria established by Article 9, Chapter 12 of the FMC.
Major Street Improvement
The site is accessed via North Teilman Avenue and West Griffith Way. The 2025 Fresno General Plan
designates both streets as local residential streets. Given that the site is currently developed with
apartments, minimal off-site improvements are required. However, the applicant will be required to
dedicate and install a wheelchair ramp at the corner of the North Teilman Avenue and West Griffith Way.
Other requirements include repairing or replacing all damaged off-grade concrete street improvements as
appropriate. These street improvements are outlined in more detail in the Conditions of Approval dated
January 24, 2007.
Trails
It is noted that the subject site abuts the Herndon No. 39 Canal, which is located immediately to the north.
According to Exhibit 9 (Multi-Purpose Trails Plan Map) of the 2025 Fresno General Plan, the Herndon
Canal should be developed with a bicycle/pedestrian/equestrian trail. Over the past several years the
surrounding area has been extensively developed with commercial and residential uses, particularly those
properties that abut the Herndon No. 39 canal, including this property and properties to the immediate
north and south. However, during the development of these parcels, the development of the trail was
REPORT TO THE CITY COUNC. .
"Lakeview I& 11"Condominium Conversion Applications
Vesting Tentative Tract Map No. 5742&
Vesting Tentative Tract Map No. 5743
April 17, 2007
Page 8
never required. Upon analyzing the requirement for this project (i.e., vesting tentative tract maps and
condominium conversion) to provide a dedicated easement and install the trail, staff determined that the
requirement to do so would be onerous due to the fact that major segments of the trail will never be
developed because of the existing homes and business to the north, south, east and west. However, the
City of Fresno and the Fresno Irrigation District have been in discussions regarding canals and trails
which may allow for the future establishment of the trail along the bank of the canal in areas that have
been developed.
Condominium Conversion Findings
The City's Condominium Conversion Ordinance (Section 12-905-e) provides that the following findings
must be considered prior to approval of any application for condominium conversion. The findings
represent one basis for the staff recommendation in this report, and should be considered by the
Commission and Council in the review of the application. In each case, an application for condominium
conversion may be denied if one or more of the following findings are made:
1. The overall design and physical condition of the condominium conversion does not achieve a high
degree of appearance, comfort, safety, and utility.
The overall design and physical condition will achieve a high degree of appearance, comfort, safety
and utility subject to the requirements of the Condominium Conversion Investigation report dated
May 5, 2006, that was submitted with the condominium conversion applications. The report details
requirements that will bring the subject property into compliance with the California Building Code
(i.e., requiring permits and plans for building alterations and repairs, repairing all dry rot on
balconies, providing smoke detectors throughout every unit etc.).
2. The cumulative effect of the condominium conversion would cause a significant percentage of low
and moderate-income rental units to be removed from the city's housing stock.
Although the conversion of this apartment complex would reduce the number of rental units within
the area, the reduction in the number of low-moderate rental units is not considered to be significant
and a comparable housing availability report was filed as part of the condominium conversion
application which indicates a reasonable number of available comparable, rental housing located
within a reasonable proximity to the proposed condominium conversion project.
3. The tenant relocation and assistance plan proposed by an applicant will not sufficiently reduce the
detrimental impact of the conversion on tenants, including special classes of tenants (elderly,
handicapped, students, families with young children, and members of low income groups).
The tenant relocation and assistance plan meets the requirements as set forth by the Condominium
Conversion Ordinance. In addition to meeting the minimum requirements of the Ordinance, the
applicant will also provide tenants that receive the 60 day "Notice of Intent to Convert" a full refund of
the security deposit and will provide extended leases to tenants that are handicapped and elderly.
4. Vacancies have been caused by the applicant for the purpose of preparing the project for
conversion, by means of substantive rent increases, evictions, or terminations of tenancy.
Upon reviewing the condominium conversion application as submitted by the applicant, it can be
determined that vacancies have not been caused by the subdivider for the purposes of conversion.
REPORT TO THE CITY COUNk-,,-
"Lakeview I & II"Condominium Conversion Applications
Vesting Tentative Tract Map No. 5742 &
Vesting Tentative Tract Map No. 5743
April 17, 2007
Page 9
The applicant has not increased rents in a manner, prior to the submittal of the application, that may
have required tenants to find new housing.
5. Approval of the proposed conversion would cause displacement of any special classes of tenants
(as noted in Finding No. 3 above) in an area without sufficient available comparable replacement
housing.
The approval of the conversion will not displace any special classes of tenants, as noted in Finding
Nos. 2 and 3, above. The tenant relocation and assistance plan and the comparable housing
availability report have provided tenants several options in securing comparable replacement
housing within reasonable proximity to the conversion.
6. The subdivider has engaged in discriminatory rental practices against groups referred to in Finding
No. 3, above.
There is no evidence in the record nor has it been brought to the attention of the City that
discriminatory rental practices have occurred against any group or person.
7. Approval of the condominium conversion would not be inconsistent with the purposes of the
Condominium Conversion Ordinance and with the general health and well-being of city residents.
Approval of this condominium conversion would not be inconsistent with the purposes of the
Ordinance and with the general health and well-being of city residents as noted in the findings
above. The condominium conversion application meets or exceeds the requirements of the
ordinance.
Subdivision Map Act Findings
The SMA (California Government Code Section §66427.2) requires that a proposed subdivision for
condominium conversion purposes not be approved unless it is found to be consistent with the General
Plan and any applicable specific plan policies related to condominium conversions.
The City's General Plan Housing Element contains policies related to condominium conversion generally
similar to the condominium conversion ordinance findings noted above. The Fresno-High Roeding
Community Plan and the 2025 Fresno General Plan promote a diversified housing market, which is
necessary to encourage residential development in the surrounding area. Staff concludes approval of the
submitted condominium conversion application would be consistent with city plans and policies related to
condominium conversions in the Fresno-High Roeding Community Plan Area, as there is adequate
replacement housing available in the immediate vicinity of the project.
The SMA, Section §66427.1, further requires that the local legislative body (City Council) find that all
tenants have received a 60-day notice of intent to convert (which staff has verified). The State law also
requires that the Council find that each tenant and each person applying for rental of a unit has, or will
have, received all notices and rights required by State law (compliance mandated by city ordinance).
Further findings must be made at final map approval.
Additionally, State law provides that any subdivision application be denied if it is found that the site is
unsuitable, the natural environment will be damaged, there are problems related to public health and
safety or public easements, or that feasible energy conservation measures are not provided for. Staff
concludes approval of the application would be consistent with these findings.
REPORT TO THE CITY COUNC,._
"Lakeview I & II°Condominium Conversion Applications
Vesting Tentative Tract Map No. 5742 &
Vesting Tentative Tract Map No. 5743
April 17,2007
Page 10
The tentative tract maps, subject to the recommended conditions of approval dated January 24, 2007,
complies with the design and property development standards of the Zoning Ordinance and local
Subdivision Ordinance.
Based upon the plans and information submitted by the applicant and the recommended conditions of
project approval, staff has determined that these findings can be made, as the condominium conversion
was properly noticed pursuant to Section 66452.8 and Section 66452.9 of the Subdivision Map Act and
Section 12-905-C-4 of the Fresno Municipal Code.
Action by the Planning Commission regarding the condominium conversion application and the proposed
tentative tract map is a recommendation to the City Council.
CONCLUSION
The appropriateness of the proposed project has been examined with the respect to its consistency with
goals and policies of the Fresno-High Roeding Community Plan, the 2025 Fresno General Plan and -the
Condominium Conversion Ordinance; its compatibility with surrounding uses; and, its avoidance of
potentially significant adverse environmental impacts. These factors have been evaluated as described
above and by the accompanying tenant relocation plan, comparable housing availability report, and
environmental assessment. Upon consideration of this evaluation, it can be concluded that the
Condominium Conversion Applications, Vesting Tentative Tract Map No. 5742 and Vesting Tentative
Tract Map No. 5743 are appropriate for the project site.
KAMaster Files - Tract MapsVCondominium Conversions & Condominium Maps\Tract 5742 Lake View I Condominium Conversion -- PB\City
Council Report\City Council Report T-5742&T-5743.doc
Attachments: Vicinity Map
Aerial photograph of project site
Exhibit A-1, Vesting Tentative Tract Map No. 5742
Exhibit A-2, Vesting Tentative Tract Map No. 5743
Conditions of Approval for Vesting Tentative Tract Map Nos. 5742 and 5743 dated
January 24, 2007
Exhibit B, Letter from Caltrans dated October 23, 2006
Environmental Assessment No. T-5742/T-5743 (Finding of Categorical Exemption)
issued on January 16, 2007
Planning Commission Resolution No. 12631
Planning Commission Resolution No. 12632
City Council Resolution
City Council Resolution
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CITY OF FRESNO
PLANNING AND DEVELOPMENT DEPARTMENT
CONDITIONS OF APPROVAL
January 24, 2007
"LAKE VIEW" CONDOMINIUM CONVERSION APPLICATION
AND VESTING TENTATIVE TRACT MAP NOS. 5742 & 5743
Northwest corner of North Teilman Avenue and West Griffith Way
All tentative maps are subject to the applicable provisions of the State Subdivision Map Act (SMA),
Fresno Municipal Code (FMC), City policies, and City of Fresno Standard Specifications. The
following specific conditions are applicable to this vesting tentative tract map.
NOTICE TO PROJECT APPLICANT
In accordance with the provisions of Government Code §66020(d)(1), the
imposition of fees, dedications, reservations or exactions for this project are
subject to protest by the project applicant at the time of approval or conditional
approval of the development or within 90 days after the date of the imposition of
the fees, dedications, reservations or exactions imposed on the development
project.
GENERAL CONDITIONS
1. Upon conditional approval of Vesting Tentative Tract Map Nos. 5742 & 5743 entitled "Exhibits
A-1 and A-2," dated August 2, 2006, the subdivider may prepare a Final Map in accordance
with the approved vesting tentative tract maps.
2. Final map documents to be submitted to the Planning and Development Department in
accordance with California Civil Code, Section 1351: (1) a description or survey map (one-lot
subdivision) prepared in accordance with approved Vesting Tentative Tract Map Nos. 5742 &
5743, dated August 2, 2006; (2) diagrammatic floor plans (condominium plan); and (3)
certificate consenting to the recordation of such plans. Said documents to be recorded
concurrently.
3. Proposed Declaration of Covenants, Conditions, and Restrictions (CC&Rs) and the proposed
instruments for the owner's association for the proposed project to be submitted to the
Planning and Development Department for review prior to final map approval. Said
documents to be recorded with the final map or alternatively prior to final acceptance of
subdivision improvement.
Said documents shall also include assignment of responsibility to the owner's association for
maintenance of on-site sewer and water systems and landscaping along abutting public
streets, information required by Section 12-904-h of the FMC and other provisions as stated in
the Planning and Development Department Guidelines for preparation of CC&Rs dated
January 11, 1985.
CONDITIONS OF APPROVE._
"Lake View" Condominium Conversion Application
Vesting Tentative Tract Map No. 5742&5743
January 24, 2007
Page 2 of 11
4. The applicant's proposals with respect to tenant relocation and assistance, physical condition
of the project at the time of sale, and sales policy, as submitted in accordance with
Section 12-904 of the FMC, shall be conditions of project approval as provided in Section
12-911, except where such proposals conflict with or do not meet the minimum requirements
of Article 9 of Chapter 12 of the FMC (Condominium Conversion Ordinance), the minimum
code requirements shall apply.
5. The applicant shall provide identification of equipment, operability of equipment and
appliances, and applicable warranties in accordance with Section 12-907-d of the FMC.
6. Comply with the requirements of the Change of Use/Occupancy Investigation Report dated
May 8, 2006.
7. Applicant shall provide 60 cubic feet of storage space for each unit in order to meet the
requirements of Section 12-907-d-2 of the FMC.
8. Applicant shall provide additional washers and dryers in the common laundry areas to meet
the minimum required ratio of one washer/dryer for each five units or fraction thereof pursuant
to Fresno Municipal Code, Section 12-907-c-3.
9. The number of trees will be determined by the following formula:
a. Section 12-306N-24-g-3 of the FMC requires one medium size tree (30 — 60 feet at
maturity) for each required parking space, plus one medium sized tree for each
residential unit. Thus a total of 500 trees are required per the following:
L 300 parking spaces = 300 medium sized trees
ii. 200 residential units = 200 medium sized trees
Total — 500 medium sized trees required on site
However, the number of trees may be reduced to a number acceptable to the Planning
and Development Department Director.
10. Identify and list the number of exiting trees located on the subject property.
11. Provide shade calculations on the landscape plan for parking lot shading in accordance with
the attached Parking Lot Shading Policy, including tree species and tree counts.
12. Provide sufficient trees in the parking lot area to provide 50 percent shading of the parking
area surface within 15 years. (This requirement may be reduced to 40 percent for existing
development if it is demonstrated that the constraints of an existing site would make it
impossible to meet the normal standards.) Trees shall also be planted in the required
landscaped area along the periphery of the development in order to shade and enhance
adjacent property and public rights-of-way. Refer to the attached "Performance Standards for
Parking Lot Shading,"for the tree list and further details.
CONDITIONS OF APPROVAL
"Lake View"Condominium Conversion Application
Vesting Tentative Tract Map No. 5742 &5743
January 24, 2007
Page 3 of 11
13. Trees shall be maintained in good health. However, trees may not be trimmed or pruned to
reduce the natural height or overall crown of the tree, except as necessary for the health of
the tree and public safety; or as may otherwise be approved by the Planning and
Development Department.
14. Landscaping must be in place before issuance of the certificate of occupancy. A Hold on
Occupancy shall be placed on the proposed development until such time that landscaping has
been approved and verified for proper installation by the Planning Division.
15. Prior to final inspection, a written certification, signed by a landscape professional approved
by the Director, shall be submitted stating that the required landscaping and irrigation system
was installed in accordance with the landscaping and irrigation plans approved by the
Planning Division, Development Department.
16. The Physical Elements Report for the Lake View apartment complex dated May 2006
indicates that there are a total of 299 parking stalls of which 200 are covered parking stalls
and 99 are open parking stalls. When there are more than two dwelling units on a single lot
there shall be one and one-half parking spaces for each dwelling unit, one of which shall be in
a carport or garage (Section 12-306-1-6(d) of the FMC).
a. 200 units x 1.5= 300 parking spaces
17. Provide one additional parking stall.
18. The parking lot design must accommodate the provision of trees in accordance with the
attached Parking Lot Shading Policy.
19. A minimum of six automobile handicap parking spaces are required for the proposed
apartment complex per State of California Building Code, "Development Requirements for
Handicapped Accessibility."
20. All handicapped stalls shall be marked with the international symbol of spaces and a warning
that vehicles in violation of Section 10-1017 of the FMC shall be towed away. The
international symbol and tow-away warning shall be posted conspicuously on seven-foot
poles.
21. All handicapped parking stalls shall be placed adjacent to facility access ramps or in strategic
areas where the handicapped shall not have to wheel or walk behind parked vehicles while
traveling to or from handicapped parking stalls and ramps.
22. Lighting where provided to illuminate parking, sales or display areas shall be hooded and so
arranged and controlled so as not to cause a nuisance either to highway traffic or to the living
environment. The amount of light shall be provided according to the standards of the
Department of Public Works. Depict all proposed lights on the site plan.
CONDITIONS OF APPRO\�. .--
"Lake View"Condominium Conversion Application
Vesting Tentative Tract Map No. 5742 &5743
January 24, 2007
Page 4 of 11
23. Submit revised project plan and/or construction plans for required on-site modifications
(storage space, parking, walls, landscaping) to the Planning and Development Department for
approval prior to final map approval. Site modifications to be constructed and inspected by
the Planning and Development Department prior to Final Map approval, or alternatively, may
be guaranteed by agreement and security as provided by the FMC Section 12-907-a.
24. At the time of Final Map submittal, the subdivider shall submit engineered construction plans
to the City of Fresno Planning and Development Department 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.
Engineered construction plans shall be approved by the city prior to the approval of the Final
Map. If, at the time of Final Map approval, such plans have not been approved, the subdivider
shall provide performance security in an amount established by the City to guarantee the
completion of plans.
24. Public utilities easements, as necessary, shall be shown on the Final Map and dedicated to he
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.
Concurrent with filing of a Final Map and when the provisions of Section §66436 of the SMA
apply, the subdivider shall be responsible to send, by certified mail, a sketch of the proposed
Final Map together with a copy of Section §66436(a)(3)(A) of the SMA to any public entity or
public utility that has previously acquired a right-of-way easement.
25. 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. 66-187, "City
Policy with Respect to Subdivisions;" and City of Fresno Standard Specifications, 2002
Edition, and any amendments thereto.
26. The developer/owner shall pay applicable fees for, but not limited to, plan checks for street
improvements and other grading and construction; street trees, street signs, water service,
sewering, and inspections in accordance with the City of Fresno Master Fee Schedule (City
Resolution Nos. 79-606 and No. 80-420) and any amendments, modifications, or additions
thereto; and in accordance with the requirements of state law as related to vesting tentative
maps.
CONDITIONS OF APPROVAL
"Lake View"Condominium Conversion Application
Vesting Tentative Tract Map No. 5742&5743
January 24,2007
Page 5 of 11
27. 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. The subdivider shall complete all the public
improvements prior to the approval of the Final Map by the city. If, at the time of Final Map
approval, any public improvements have not been completed and accepted in accordance
with the standards of the city, the subdivider may elect to enter into an agreement with the city
to thereafter guarantee the completion of the improvements.
28. As a condition of Final Map approval, the subdivider shall furnish to the city a subdivision
guarantee listing all parties having any right, title, or interest and the nature of their interest per
State law.
29. Pursuant to Section §66456.1 of the SMA, which states "The right of the subdivider to file
multiple Final Maps shall not limit the authority to the local agency to impose reasonable
conditions relating to the filing of multiple Final Maps," any multiple final maps filed by the
subdivider on this tract shall fully and independently conform to all provisions of FMC, Chapter
12, Article 10, Subdivision of Real Property.
30. The developer/owner shall obtain any and all permits required for the removal or demolition of
any existing building or structure located within the subdivision boundaries. The developer/
owner shall also obtain any and all permits required for the proper abandonment/closure of
any existing water well, septic tank/leach field or cesspool, and irrigation pipeline on the
subject property. All such permits shall be obtained prior to commencement to tract grading
work, in accordance with Chapter 13 of the FMC.
31. If archaeological and/or animal fossil material is encountered during project surveying,
grading, excavating, or construction, work shall stop immediately.
32. If there are suspected human remains, the Fresno County Coroner shall immediately be
contacted (contact phone number during business hours: (559) 268-0109; after hours the
contact phone number is (559) 488-3111 for the Fresno County Sheriff's Department). If the
remains or other archaeological material is possibly Native American in origin, the Native
American Heritage Commission (phone number 916-653-4082) shall be immediately
contacted, and the California Archaeological Inventory/Southern San Joaquin Valley
Information Center (phone number (805) 644-2289) shall be contacted to obtain a referral list
of recognized archaeologist. 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.
33. If animal fossils are uncovered, the Museum of Paleontology at U.C. Berkeley shall be
contacted to obtain a referral list of recognized paleontologists. An assessment shall be
conducted by a paleontologist; if the paleontologists determines the material to be significant,
a recommendation shall be made to the city as to any further site investigation or preservation
measures.
CONDITIONS OF APPROW.-
"Lake View" Condominium Conversion Application
Vesting Tentative Tract Map No. 5742& 5743
January 24, 2007
Page 6 of 11
34. 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 of
pay off such assessment in full.
If the subdivider elects to apportion the assessment, the application shall contain the following
information:
a. A full description of each assessed lot, parcel or interest to be divided and of how such
lot, parcel, or interest will be divided;
b. A request that the Engineer apportion the amount remaining unpaid on the assessment
in accordance with applicable law; and,
C. Written consent of the owner(s) of each 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 shall be
accompanied by a fee in an amount specified in the Master Fee Resolution for each separate
lot, parcel, or interest into which the original assessed lot, parcel or interest is to be divided.
The fee shall be in an amount sufficient to pay all costs of the City and the Engineer of Work
responsible for determining the initial assessment in making the requested apportionment.
STREET NAME
35. The following street names on Vesting Tentative Tract Map Nos. 5742 and 5743 shall be
corrected:
Street Name Status Required Change
Channing Way Change North Channing Way
West Sussex Avenue Change West Sussex Way
PARK SERVICE
36. Street trees shall be planted along all public street frontages. The subdivider is required to
provide automatic irrigation for all street trees. The irrigation requirements shall comply with
FMC Section 12-306-N-23.
37. The developer/owner shall contact the Fresno Public Works Department at (559) 621-8690
(Ann Lilie) for the street tree requirements.
38. Pay appropriate park facilities fee and/or dedicate lands for park and recreation purposes
pursuant to Ordinance Nos. 2005-112 and 2005-113 adopted by the Fresno City Council on
September 27, 2005.
CONDITIONS OF APPROVAL
"Lake View"Condominium Conversion Application
Vesting Tentative Tract Map No. 5742 & 5743
January 24, 2007
Page 7 of 11
FIRE SERVICE
39. Provide approved covenants for shared fire fighting water supply and access.
40. Roll gates used for access must open to a 20 foot minimum opening.
41. All gates on common access drives shall be equipped with approved Fire/Police bypass locks.
Gates/fences shall not obstruct the minimum width required for fire lanes. Walk gates used
for access shall require Fire/Police bypass locks.
SOLID WASTE
42. Vesting Tentative Tract Map Nos. T-5742 and T-5743 will be serviced as a Multi-Family
Residential property with Bin Service.
43. Developer shall provide a minimum of 16 — two cell enclosures on this property. Enclosures
shall be constructed to City of Fresno Standards P-33 and P-34 (attached).
44. Owners shall provide facilities to accommodate a minimum of 100 cubic yards of solid waste
and recycling services per week.
45. There shall be no separate billing for Solid Waste services. The City of Fresno shall be
provided with the name and address of a property management company or homeowners
association for billing purposes.
STREETS AND RIGHTS-OF-WAY
46. All required signing and striping shall be done by, and paid for, by the developer/owner.
Signing and striping plans shall be prepared per current California Department of
Transportation standards and shall be submitted along with the street construction plans for
Vesting Tentative Tract Map Nos. 5742 and 5743 to the Transportation Section of the Public
Works Department for review and approval.
47. The subdivider shall make provisions for disabled persons in accordance with the Department
of Public Works standards and as required by State law. Handicap access ramps are
required to be constructed in sidewalks at all corners within the limits of the tract. Where
street furniture is located within 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.
48. All of the required street improvements shall be constructed and/or installed in accordance
with the City of Fresno Standard Specifications (2002 Edition).
49. The subdivider shall install all existing and proposed utility systems underground in
accordance with FMC Section 12-1011(H) and Resolution Nos. 78-522 and 88-229.
CONDITIONS OF APPROW.-
"Lake View"Condominium Conversion Application
Vesting Tentative Tract Map No. 5742&5743
January 24, 2007
Page 8of11
50. Any temporary dead-end streets created by this subdivision shall be properly barricaded in
accordance with the Public Works Standards P-44.
51. This map is in the Urban Growth Management (UGM) major street zone E-1; therefore pay all
applicable UGM fees.
52. This project shall pays it Traffic Signal Mitigation Impact Fee (TSMI Fee) at the time of Final
Map based on the trip generation rate(s) as set forth in the latest edition of the ITE Generation
Manual. The fee amount is $248.82 per condominium unit (fee rate as shown in the Master
Fee Schedule).
West Griffith Way(Local Street):
53. Repair all damaged and/or off grade concrete improvements as determined by the City of
Fresno Public Works Department, Construction Management Division (559) 621-5500.
Construct concrete curb and sidewalk to Public Works Standard P-5. The curb shall be
constructed to a 12 foot residential pattern.
North Teilman Avenue (Local Street):
54. Repair all damaged and/or off grade concrete improvements as determined by the City of
Fresno Public Works Department, Construction Management Division (559) 621-5500.
Construct concrete curb and sidewalk to Public Works Standard P-5. The curb shall be
constructed to a 12 foot residential pattern.
Specific Requirements
55. 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.
56. Verify approaches are built to current City of Fresno Public Works Standards P-5, or construct
approaches to Public Work Standards P-2 to P-4. Dimension on the tract map.
57. Verify adequate back up distance of 27 feet is existing for all parking stalls within this tract or
removal of existing parking and/or relocation of existing obstructions, may be required to
provide adequate backing distance.
58. Provide a four foot minimum sidewalk with wheel stops three feet from walk to account for
vehicle overhang.
59. Construct turn around detail at the end of all dead end parking areas as shown on plans. See
attached Exhibit C.
60. Comply with the requirements of the attached Public Works Department, Engineering Division
memorandum dated November 9, 2006.
CONDITIONS OF APPROVAL
"Lake View"Condominium Conversion Application
Vesting Tentative Tract Map No. 5742& 5743
January 24, 2007
Page 9 of 11
SANITARY SEWER SERVICE
61. All existing on-site sanitary sewer facilities shall remain private.
WATER SERVICE
62. The proposed condominiums shall remain on the existing master water metered services.
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT (FMFCD)
63. The subdivider shall be required to pay any applicable storm drainage fees to comply with
Fresno Municipal Code Chapter 13, Article 13.
64. The subdivider shall be required to comply with the specific requirements imposed by the
FMFCD for the subdivision or any amendments or modifications to those requirements, which
may be granted by the FMFCD Board of Directors, pursuant to Section 13-1307 of the Fresno
Municipal Code. These requirements are identified in the District's letter to the Planning and
Development Department November 2, 2006.
DEVELOPMENT FEES AND CHARGES
65. This project is subject to the following development fees and charges:
FMFCD FEE/RATE
a. Metropolitan Flood Control District Fee $0
SEWER CONNECTION CHARGES FEE RATE
b. Lateral Sewer Charge* $0.10/sq. ft. (to 100' depth)
C. Oversize Charge* $0.05/sq. ft. (to 100' depth)
d. Trunk Sewer Charge N/A
Service Area:
e. Wastewater Facilities Charge S.T.E.P. t
f. Fowler Trunk Sewer Interim Fee Surety* N/A
g. House Branch Sewer Chargee N/A
CONDITIONS OF APPRO�,. ....
"Lake View"Condominium Conversion Application
Vesting Tentative Tract Map No. 5742& 5743
January 24, 2007
Page 10 of 11
WATER CONNECTION CHARGES FEE RATE
h. Service Connection Charge Fee based on service(s) and
meter(s) sizes specified by owner;
fee for service(s) and Meter(s)
established by the Master Fee
Schedule.
i. Frontage Charge* $6.50/lineal foot
j. Transmission Grid Main Charge* $643/gross acre
(parcels 5 gross acres or more)
k. Transmission Grid Main Bond $243/gross acre
Debt Service Charge* (parcels 5 gross acres or more)
I. UGM Water Supply Feer WA
Service Area:
m. Well Head Treatment Feer N/A
Service Area:
n. Recharge Feer N/A
Service Area:
o. 1994 Bond Debt Service* N/A
Service Area:
DEVELOPMENT IMPACT FEE FEE RATE
p. Fire Facilities Impact Fee -Citywide*** $439/living unit
q. Park Facility Impact Fee - Citywide*** $2764/living unit
r. *Quimby Parkland Dedication Feer** $911/living unit
S. Police Facilities Impact Fee - Citywide*** $508/living unit
t. Traffic Signal Charge-6 $290.28/living unit
URBAN GROWTH MANAGEMENT FEE RATE
U. Major Street Charge#, N/A
Service Area:
CONDITIONS OF APPROVAL
"Lake View"Condominium Conversion Application
Vesting Tentative Tract Map No. 5742&5743
January 24, 2007
Page 11 of 11
V. Major Street Bridge Charge* N/A
Service Area:
w. UGM Grade Separation Fee* N/A
Service Area:
X. UGM Trunk Sewer Charge* N/A
Service Area: Herndon
y. Street Acquisition/Construction Charge♦ N/A
Notes:
t Upon occupancy of the project, the subdivider shall pay the appropriate sewer facility charge pursuant to the Simple Tiered Equity
Program (STEP) as determined by the Department of Public Utilities, Wastewater Division, Environmental Services Section (559-621-
5153).
*Theis amount if paid is creditable against the Park Facility Impact Fee.
** Fee applicable to all maps accepted for filing after August 30, 2005
♦ Due at time of subdivision.
+ Due at time of development.
♦ Due at occupancy.
4, Deferrable through Fee Deferral Covenant.
KAMaster Files-Tract Mapsv Condominium Conversions&Condominium Maps\Tract 5742 Lake View I Condominium Conversion -
PB\Conditions of Approval\T-5742&5743 Conditons of Apporval 01-24-07.doc
City of
DEPARTMENT OF PUBLIC UTILITIES
November 8, 2006
TO: Paul Bemal, Planner III
Development Department, Planning Division
THROUGH: Robert Weakley, Chief of Operation,��)
Department of Public Utilities, Solid aste Division
FROM: l Chris Weibert, Management Analyst II
Department of Public Utilities, Administration
SUBJECT: TT 5742 and 5743, Solid Waste Conditions of Approval
Location: Northwest Corner of North Teilman Avenue and West Griffith Way
The Department of Public Utilities, Solid Waste Division has completed a review of the Vesting
Tentative Tract Maps 5742 and 5743 that were submitted by Rabe Engineering, Inc., on behalf of United
Development Group, Inc. The following requirements and conditions are to be placed on these vesting
tentative tract maps as a condition of approval by the Department of Public Utilities.
General Requirements:
• The tract will be serviced as a Multi-Family residential property with bin service.
• Developer shall provide a minimum of sixteen 2-cell trash enclosures on this property.
Enclosures shall be constructed to current City Standards P-33 and P-34 (attached).
• Owner shall provide a minimum of 100 cubic yards of solid waste and recycling services per
week.
• There will be no separate billing for Solid Waste services. The City of Fresno shall be provided
with the name and address of a property management company or homeowners association for
billing purposes.
Conditions of Approval TT5742&5743.doc
General Notes:
1. NI site plans must have the signature approval of a Solid Waste Management Division representative
Z. Container used at all places not served from alleys shall be placed for collection at service locations
approved by the Public Works Director, but shall not be stored in the public right—of—Nay.
3. The design of any new, substantially remodeled or expanded building or other facility shall provided for
proper storage or handling which will accommodate the solid waste loading anticlpated, and which will
allow for efficient and safe waste removal or collection.
4. The operator shall plan with the property owner and/or occupant as to placement of storage containers
to minimize traffic, aesthetic and other problems both on the property, and for the general public_
5. Below Is a checklist of requirements reviewed for a site plan:
a. Refuse, recyclables, and grease barrels shall be stored for later removal from the promises in an
area that is screened from view of the public streets by o eight barrier. Such sight barriers are to be .
built using (8") eight inch concrete block at a height of (6') six feet.
b. Enclosures built in (Industrial zones) N-1, 14-2, M-3, and CM zones requiring duector.approval may
eliminate walls as long as it is not visible from o main street.. For this design the curbing will be (12')
twelve inches wide on both aides, (187 eighteen inches deep along the rear with o (3Z") thirty two inch
wide curb separating the two comportments. Curbing must be reinforced with rebar and at a height of
(10") ten inches. Pll enclonures must be a minimum of (18') eighteen inches from.the nearest curb. .
All other Public Works design requirements must be met during review.
C. The storage area shall be of sufficient size to accommodate enough containers to handle the accumulation
of waste and recyclables generated between collections. . For a single bin up to (13) six cubic yards
In capacity, a storage area with Inner dimensions (10') ten feet by (10') feet is the m1nlnwm.
There should be wheel stops (12") twelve inches from side walls and (18'7 eighteen inches from rear well .
and of a height of (10") ten inches. These features are included in order to reduce the possibility of
damage to the enclosure itself.
d. Service access to enclosure shall be a minimum unencumbered opening of (8') eight feet. The gate
to be used, shall be built of metal so that bins cannot be seen when gates are closed
and shall be mounted on the outer surface of enclosure as to not protrude into service acceeB opening_.
Hardware latches should be a heavy gunge locking gate latch. Two gates are required on.each cell
with the exception of the grease barrel cell.
a.--The floor or bottom surface of the collection area shall be made of concrete, (SLOPED) (17.) one
percent to the front, and there shalt not be any drainage gutter in front of entrance. The floor shall not
,slope to .the back or sides of the enclosure to allow drainage to the rear of the area or cause any
standing water within the enclosure. It shall be constructed so the collection vehicle can drive directly
into the pockctz of the cantaincrz without any obstructions.
f. Ingress and egress shall have an unobstructed overhead clearance of 16' sixteen feet
9 9 ( ) and shall be not -
less than (187 eighteen feet wide and capable of accommodating a truck with a (250') two hundred..
fifty inch wheelbase, a (44') forty four foot turning radius and a support weight of (30) thirty tone.
Area shall be unobstructed and so configured that a truck will he able to make a round trip from the .
public right—of—way to the collection area and return without excessive backing into a traffic lone or a
public thoroughfare. Backing around a building IS Not allowed. At no time shall a truck be required to
back in excess of (457 forty—five feet.
g. Bin enclosure gates and service area should not open into or be a part of a parking stall or loading zone.
h. Service sites shall be at least (40') forty feet away from entrance and exits to eliminate trucks from sticking
out into the roadway while wafting to access enclosure and allow trucks enough space to clear gate
on exiting while waiting to merge with traffic. K
i. The enclosure(s) shall accommodate refuse bins, recycle bfns and a grease barrel when applicable.
Neither the waste nor recycling container should be required to be moved in order to service the other,. _
Crease barrels may not be placed in the some area of the,enclosure with refuse or recyclables.
1- Signage Is required to clearly Identify all recycling, solid waste collection and loading areas and the
materials accepted therein. Thie signage shall be placed at all points of direct access to recycling,
solid waste and loading areas on, or adjacent to, the recyclable and solid waste material containers.
k_ Sites utilizing compactors must leave (90') sixty feet of clearance in front of the unit for loading and unloading.
TYPICAL REFUSE CONTAINER REF. & REV. CITr OF FRESNO
MAR. 2006
ENCLOSURE DETAILS P - 34
ENCLOSURE SCALE / STANDARD ENCLOSURE SCALE / RESTAURANT
10' a' CURB �10 CURB
Gate PostscoNaxErt eLoc� Gate Posts
,4• >v Metal s'
A Doors GREASE
BARREL
Metals 1oi10 wur -' 11•
Doors SLOPE 10 TRASH
anuN our Gate P081:8 IS_CONCRETE aLOCx
DOOR 10-N
. CCiC]RE1E CUM 1 d
t A
Gate Posts -a• CONCREMM &OCCNK 22' Metai1eo'E>ow TRASH t t'
• - Doors ORAN Ou7
RECYCLE DOOR CONCRETE CUFF
.
Metal-' ISLOPE vw
ro - 11'
Doors p DOOR I Gate Posts -t'CDwFvE ELM* •.
2
for N T
aCCHEM cues
e RECYCLE
e ■
Gate Poats a'roNrsR elncl� Metal 11)�aa1 10 www
Doors Sm
I- --10' DRDOOR�
10•N 16'
ENCLOSURE SCALE/ CURB ONLY.. CONCRETE CURB
ZONES—M1,M2,M3, & CM ONLY. 1
CURB a oats
Cato P •-t'coNCRETE 1dLBe
Lj
General Notes 70' a-
12'VIDE CLRB= -
1. All construction shall comply with the Fresno
:•= Municipal.Code.
TRASH 2. Grout all cells. .
6 r e 3. Al masonry units shall comply with the latest
10/DIpE waw :.•- 11' adopted California Building Code and .U.ELC. standard
DSLRAN ou7 �.'. 24-4 Grudc N.
DOOR ,o'N w 4. AA masonrywalls shall be inspected by the City of„Fresno.
CONCRETE ane •I 5. Depth of footings ore into natural undisturbed
•
.0 soil or tested and approved compacted fill.
32' WIDE buns E _ 22 6. All masonry units shall be minimum f'm=1500 psi.
c 7.,.Reinforcing skeet shall be deformed bar, min. Crade 40. .
U1800
Footing concrete shall be a min'unum 2000 psi at.28 days.
e .a RECYCLE H 9. Mortar shall be type-S (miramum 1800 psi at 28 days)
1oio www. One (1) part cement. -Type-1
DSRAIN Dui 11 One (1/2) part lime putty or hydrated hrne. .
DOCK 10•N Four and one-half (4 1/2) parts sand (maximum).
CONCRr7E CURB •• _• 10. Grout-shall L be a minimum 2000 psi at. 28 days. -
•_ One (1) part cement..
12-WIDEauris•_ Three (3) parts sand.
Two (2) parts pea gravel.
11. Finish pod elevolion to be flush with grade at .access pavement-
ID! 5--, 12• Any gate hinges should be located on the outside.
Flush Mosonory Cap 13. Metal doors are required on ail enclosures, chain link is not
or Rounded Grout Cap acceptable.
14. S' concrete block to be used for walls.
$4 Bar Continuous (H0riz.) 15. Z cells are required for corn mercial/industrial buildings.
8” Std. Masonry Unit 1.5. 3 cells are required for restaurants.
14 Bars (vert.) O 32" C.C.
e.
I - 1e.
10"
12" Finished Grade,
1 D See Note S. _
"a.
rulien•d canoe. 4" o
un
see No .. .. ._ .
2-f 4 Bare • .
2-#4 Bare
View "A—A" 1,ypfca1 Section w/ Concrete Block ball View "B-11"
TYPICAL REFUSE CONTAINER REF. & REV. CIT( OF FRESNO
MAR 2406
ENCLOSURE DETAILS P -.33
City of
DATE: November 9, 2006
TO: Paul Bernal, Planner III
Development Department, Planning Division
THROUGH: Bryan D. Jones, T.E., Interim Traffic Engineering Manager
Public Works Department, Engineering Division
THROUGH: Louise Gilio, Traffic Planning Supervisor
Public Works Department, Engineering Division
FROM: Justin Steffler, Engineering Technician I
Public Works Department, Engineering Division -X'S
SUBJECT: Public Works Conditions of Approval
TT 5742, (Griffith between Dakota and Ashlan)
United Development Group, Inc. / Rabe Engineering, I.nc.
The Public Works Department, Traffic Planning Section, has completed its review and the following
requirements are to be placed on this tentative map as a condition of approval by the Public Works
Department.
General Conditions:
Provide curb ramps at all corners within the limits of this subdivision.
Underground all existing offsite overhead utilities with the limits of this map in accordance with Fresno
Municipal Code Section 12-1011 and Resolution No. 78-522/88-229.
Submit a Geometric Approval Drawing (GAD) to Traffic Engineering for review and approval, per the
attached checklist, rp for to final map.
Submit the following plans, as applicable, in a single package, to the Planning and Development
Department for review and approval: Street Construction, Signing, Striping, Traffic Signal and Streetlight
and Trail Lighting, Signing and Striping.
Interior Streets:
Griffith Way: Local i
1. Repair all damaged and/or off grade concrete improvements as determined by the City of Fresno
Public Works Department, Construction Management Division, (559) 621-5500. Construct
concrete curb and sidewalk to Public Works Standard P-5. The curb shall be constructed to a 12'
residential pattern. (1/2 —6 —5 1/2)
Page 1 of 3
TATRAFFIC ENGINEERING\Traffic Planning\Tract Maps\T-5742 Griffith btwn Dakota&Ashlan.doc
Teilman Avenue: Local
1. Repair all damaged and/or off grade concrete improvements as determined by the City of Fresno
Public Works Department, Construction Management Division, (559) 621-5500. Construct
concrete curb and sidewalk to Public Works Standard P-5. The curb shall be constructed to a 12'
residential pattern. (1/2 —6—5 '/2)
Any temporary dead-end streets created by this subdivision shall be properly barricaded in accordance
with the Public Works Standard P-44.
Specific Mitigation Requirements.
1. This tract will generate 51 a.m./62 p.m. peak hour trips; therefore, a Traffic Impact Study (TIS) is
not required.
2. 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.
3. Verify approaches are built to current City of Fresno Public Works Standards P-5,— OR —
construct approaches to public work standards P-2 to P-4. Dimension on map.
4. Provide a 4' minimum sidewalk with wheel stops 3' from walk to account for vehicle overhang.
See detail on map.
5. Verify adequate back up distance of 27' is existing from all parking stalls within this Tract—OR—
removal of existing parking and/or relocation of existing obstructions, may be required to provide
adequate backing distance.
Provide additional information regarding ingress/egress easement location. Specify whether the
opening is emergency/fire access only or if it is open to the public.
Traffic Signal Mitigation Impact Fee:
This project shall pay its Traffic Signal Mitigation Impact Fee (TSMI Fee) at the time of building permit
based on the trip generation rate(s) as set forth in the latest edition of the ITE Generation Manual. The
fee amount is $248.82 per condominium unit (fee rate as shown in the Master Fee Schedule).
UGM Requirements:
This Map is in UGM major street zone E-1; therefore pay all applicable UGM fees.
Page 2 of 3
TATRAFFIC ENGINEERING\Traffic Planning\Tract Maps\T-5742 Griffith btwn Dakota&Ashlan.doc
City of
DATE: November 9, 2006
TO: Paul Bernal, Planner III
Development Department, Planning Division
THROUGH: Bryan D. Jones, T.E., Interim Traffic Engineering Manager � —
Public Works Department, Engineering Division
THROUGH: Louise Gilio, Traffic Planning Supervisor
Public Works Department, Engineering Divisio
FROM: Justin Steff ler, Engineering Technician I SS
Public Works Department, Engineering Division
SUBJECT: Public Works Conditions of Approval
TT 5743, (Tieilman btwn West and Fruit)
United Development Group, Inc. / Rabe Engineering, Inc.
The Public Works Department, Traffic Planning Section, has completed its review and the following
requirements are to be placed on this tentative map as a condition of approval by the Public Works
Department.
General Conditions:
Provide curb ramps at all corners within the limits of this subdivision.
Underground all existing offsite overhead utilities with the limits of this map in accordance with Fresno
Municipal Code Section 12-1011 and Resolution No. 78-522/88-229.
Submit a Geometric Approval Drawing (GAD) to Traffic Engineering for review and approval, per the
attached checklist, rp for to final map.
Submit the following plans, as applicable, in a single package, to the Planning and Development
Department for review and approval: Street Construction, Signing, Striping, Traffic Signal and Streetlight
and Trail Lighting, Signing and Striping.
Specific Mitigation Requirements:
1. This tract will generate 51 a.m. /62 p.m. peak hour trips; therefore, a Traffic Impact Study (TIS) is
not required.
2. 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.
3. Verify approaches are built to current City of Fresno Public Works Standards P-5, — OR —
construct approaches to public work standards P-2 to P-4. Dimension on map.
4. Construct turn around detail at the end of all dead end parking areas as shown on plans. See
Exhibit "C"
Page 1 of 3
TATRAFFIC ENGINEERING\Traffic Planning\Tract Maps\T-5743 Teilman btwn West and Fruit.doc
5. Verify adequate back up distance of 27' is existing from all parking stalls within this Tract— OR —
removal of existing parking and/or relocation of existing obstructions, may be required to provide
adequate backing distance.
6. Provide a 4' minimum sidewalk with wheel stops 3' from walk to account for vehicle overhang.
See detail on map.
7. Multi-Purpose Trail: Dedicate a 36' minimum easement for bike, pedestrian and equestrian use.
Construct a 16' concrete bike and pedestrian path/trail, complete with lighting and landscaping,
per the 2025 Fresno General Plan, Multi-Purpose Trails Plan Map and Public Works Standards
P-59, P-60 and Exhibit "B". Verify details with FID, Planning and Development and Traffic
Engineering. Identify route on the map and provide a cross section 7 days prior to the planning
commission hearing. Dedicate a Multi-Purpose Trail Easement of sufficient width to
accommodate the approved cross section. Construct a 5' high barrier fence within the limits of
this subdivision as shown on said exhibit, per Public Works Standard P-74 and P-75. Submit
lighting, signing and striping plan to Traffic Engineering for approval.
Traffic Signal Mitigation Impact Fee:
This project shall pay its Traffic Signal Mitigation Impact Fee (TSMI Fee) at the time of building permit
based on the trip generation rate(s) as set forth in the latest edition of the ITE Generation Manual. The
fee amount is $248.82 per condominium unit (fee rate as shown in the Master Fee Schedule).
UGM Requirements:
This Map is in UGM major street zone E-1; therefore pay all applicable UGM fees.
Page 2 of 3
TATRAFFIC ENGINEERING\Traffic PlanninglTract Maps1T-5743 Teilman btwn West and Fruit.doc
CITY OF FRESNO PUBLIC WORKS DEPARTMENT
GAD PLAN CHECK GUIDE & REQUIREMENTS LIST
❑ CALL OUT TRACT NUMBER ON GAD
❑ LANE CONFIGURATIONS MATCH CONDITIONS OF APPROVAL
❑TURN POCKET LENGTHS ARE CALLED OUT AND CORRESPOND TO QUEUE LENGTHS IN TRAFFIC
IMPACT STUDY
❑ EXISTING AND PROPOSED CURBS AND MEDIAN ISLANDS ARE CLEARLY SHOWN
❑ PERTINENT FEATURES SUCH AS EXISTING PARCELS, RAILROADS, FID CANALS
❑ CONFORMS TO EXISTING CONDITIONS AT PROJECT LIMITS
❑ EXISTING LANE WIDTHS ARE CALLED OUT AT CONFORM AREAS
❑ GAD SHOWS PROPOSED WIDTH OF STREET RNV, CURB-TO-CURB DISTANCE,ALL TRAFFIC LANES,
BIKE LANES, PARKING LANES AND MEDIAN ISLANDS
❑ GAD CALLS OUT TRANSITION LENGTHS AND TAPERS EXPRESSED AS TRANSITION LENGTH PER
OFFSET WIDTH (I.E. 50:1 TAPER WOULD BE A 600' TRANSITION FOR A 12' OFFSET)
❑ ALL CURVE DATA IS CALLED OUT. WHERE CURVES ARE CONCENTRIC, ONLY THE C/L OR CURB LINE
NEEDS TO BE CALLED OUT.
❑ THE C/L IS MATHEMATICALLY DEFINED WITH HORIZONTAL CONTROL IN CASES WHERE THE C/L
DOES NOT FOLLOW THE SECTION LINE
❑ BEARINGS AND DISTANCES ARE PROVIDED WHERE THE C/L OF CONSTRUCTION (NEW C/L OR
SECTION LINE) IS NOT PARALLEL TO THE PROPOSED RNV, OR WHERE THE TWO SIDES OF A DIVIDED
ROADWAY ARE NOT PARALLEL.
❑ SHOW TRUCK TURNING TEMPLATES FOR ALL DUAL LEFT OR DUAL RIGHT TURNS AND
ROUNDABOUTS
❑ CROSSWALK LAYOUTS MEET CITY STANDARDS (4' FROM FACE OF CURB AT RAMP, 10'WIDE, NO
DOGLEGS, MEDIAN NOSES CLEAR OF CROSSWALK)
❑ PLANS INCLUDE PROJECT REFERENCE INFORMATION (Site Plan No., C.U.P. No., Rezone No., Parcel
Map No. or C.I.P. No. (PW ID, Fund, Org, KRA), NORTH ARROW, SCALE, TITLE BLOCK, OWNER'S NAME,
ENGINEER PREPARED BY)
❑ FOR PROJECTS INCLUDING SIGNIFICANT VERTICAL GRADE CHANGES INCORPORATING MULTIPLE
GRADE BREAKS OR VERTICAL CURVES, THE GAD SHOULD INCLUDE A PROPOSED MAJOR STREET C/L
PROFILE (NOT NECESSARY FOR TYPICAL ROUTINE PROJECTS)
Page 3 of 3
TATRAFFIC ENGINEERING\Traffic Planning\Tract Maps\T-5743 Teilman btwn West and Fruit.doc
GENERAL NOTES:
R=154' MIN
REFERENCE P-60
EASEMENTS SHOWN ARE MINIMUMS.
ADDITIONAL WIDTHS MAY BE NEEDED
FOR GRADING AND DRAINAGE PURPOSES.
CROSS SLOPES=2% FOR TRAIL
I 2' SHOULDER
8'
-u
2 2' 3 1/2" P.C.0/6"
10' 12' 10' CNS (85% COMP.)
TYP.
26' BIKE/PED
EASEMENT MAJOR STREET TRAIL
GENERAL NOTES CONTINUED:
AN ADDITIONAL 12' EASEMENT REQUIRED
FOR EQUESTRIAN PUROPSES
VARIES F.I.D. EASEMENT
8'
' 5' FENCE '
12' 20'
25' BIKE/PED EASEMENT -�
CANAL—SIDE TRAIL
NOTE:
MAX. LENGTH 140'
8' 8'
10' � �12' � f?10' 8' ---I- 10' ---{ 5'
23 PED EASEMENT
� - 36' BIKE/PED, EASEMENT
OFF—STREET TRAIL CONNECTOR TRAIL
TRAIL DETAILS DRAFT PE6o& REV. CITY OF FRESNO
EXHIBIT "B" R1 v. os P - 59
E X�f l 8 lT ,,C,►
6' CONCRETE 5
CURB 5 ,
il�
PROPERTY
LINE
R5 '
CURB LOCATION
FOR BACKING UP
IN PARKING AREAS
File No. 210.45
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
PUBLIC AGENCY DEVELOPER
Mr. Gil Haro, Planning Manager UNITED DEVELOPMENT GROUP, INC.
Planning & Development Department 9252 CHESAPEAKE DRIVE, SUITE 100
City of Fresno SAN DIEGO, CA. 92123
2600 Fresno Street -
Fresno, CA 93721
MAP NO. 5742 PRELIMINARY FEE(S) (See below) Nq
DRAINAG A A(S) 11 EE " " - " DRAINAGE AREA " EE 11 $0.00
DATE2 p(, DRAINAGE AREA - -
TOTAL FEE $0.00
The proposed development will generate storm runoff which produces potentially significant
environmental impacts and which must be properly discharged and mitigated pursuant to the z
California Environmental Quality Act and the National Environmental Policy Act. The
District in cooperation with the City and County has developed and adopted the Storm
Drainage and Flood Control Master Plan. Compliance with and implementation of this
Master Plan by this development project will satisfy the drainage related CEQA/NEPA impact
of the project mitigation requirements.
The proposed development shall pay drainage fees pursuant to the Drainage Fee Ordinance
prior to approval of the final map at the rates in effect at the time of such approval. The fee
indicated above is based on the tentative map. Contact the FMFCD project engineer prior to
approval of the final map for the fee.
Considerations which may affect the fee obligation(s) or the timing or form of fee payment:
a) Fees related to undeveloped or phased portions of the project may be deferrable.
b) Fees may be calculated based on the actual percentage of runoff if different than that
typical for the zone district under which the development is being undertaken and if
permanent provisions are made to assure that the site remains in that configuration.
c) Master Plan storm drainage facilities may be constructed, or required to be
constructed in lieu of paying fees.
d) The actual cost incurred in constructing Master Plan drainage system facilities is
credited against the drainage fee obligation.
5742 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
FRESNO N - :)POLITAN FLOOD CONTROL 'RICT
.lOTICE OF REQUIREMENTS
Page 2 of 4
e) When the actual costs incurred in constructing Master Plan facilities exceeds the
drainage fee obligation, reimbursement will be made for the excess costs from
future fees collected by the District from other development.
Approval of this development shall be conditioned upon compliance with these District
Requirements.
1. X a. Drainage from the site shall be directed to remain as existing.
b. Grading and drainage patterns shall be as identified on Exhibit No. 1 // 2
C. The grading and drainage patterns shown on the site plan conform to the
adopted Storm Drainage and Flood Control Master Plan.
2. The proposed development shall construct and/or dedicate Storm Drainage and Flood Control
Master Plan facilities located within the development or necessitated by any off-site
improvements required by the approving agency:
Developer shall construct facilities as shown on Exhibit No. 1 as "Master Plan
Facilities to be constructed by Developer".
X None required.
3. The following final improvement plans shall be submitted to the District for review prior to
final development approval:
Grading Plan Storm Drain Plan Final Map
Street Plan Water & Sewer Plan Other
4. Availability of drainage facilities:
X a. Permanent drainage service is available provided the developer can verify
to the satisfaction of the City of Fresno that runoff can be safely conveyed
to the Master Plan inlet(s).
b. The construction of facilities required by Paragraph No. 2 hereof will
provide permanent drainage service.
C. Permanent drainage service will not be available. The District recommends
temporary facilities until permanent service is available.
Temporary service is available through
d. See Exhibit No. 2.
5. The proposed development:
Appears to be located within a 100 year flood prone area as designated on the latest
Flood Insurance Rate Maps available to the District, necessating appropriate
floodplain management action. (See attached Floodplain Policy.)
a 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 3 of 4
Appears to be located within a 500 year flood prone area as designated on the latest
Flood Insurance Rate Maps available to the District.
X Does not appear to be located within a flood prone area-
6. The Federal Clean Water Act and the State General Permits for Storm Water Discharges
Associated with Construction and Industrial Activities (State General Permits) require developers
of construction projects disturbing one or more acres, and discharges associated with industrial
activity not otherwise exempt from National Pollutant Discharge Elimination System (NPDES) Mi
permitting, to implement controls to reduce pollutants, prohibit the discharge of waters other than
storm water to the municipal storm drain system, and meet water quality standards. These
requirements apply both to pollutants generated during construction, and to those which may be
generated by operations at the development after construction.
a.
State General Permit for Storm Water Discharges Associated with Construction O
Activities, approved August 1999, (modified December 2002.) A State General
Construction Permit is required for all clearing, grading, and disturbances to the ground
that result in soil disturbance of at least one acre (or less than one acre if part of a larger
common plan of development or sale). Permittees are required to: submit a Notice of
Intent to be covered and must pay a permit fee to the State Water Resources Control
Board (State Board), develop and implement a storm water pollution prevention plan, 0*4
eliminate non-storm water discharges, conduct routine site inspections, train employees
in permit compliance, and complete an annual certification of compliance.
b. State General Permit for Storm Water Discharges Associated with Industrial Activities,
April, 1997 (available at the District Office.) A State General Industrial Permit is
required for specific types of industries described in the NPDES regulations or by
Standard Industrial Classification (SIC) code. The following categories of industries
are generally required to secure an industrial permit: manufacturing; trucking;
recycling; and waste and hazardous waste management. Specific exemptions exist for
manufacturing activities which occur entirely indoors. Permittees are required to:
submit a Notice of Intent to be covered and must pay a permit fee to the State Water
Resources Control Board, develop and implement a storm water pollution prevention
plan, eliminate non-storm water discharges, conduct routine site inspections, train
employees in permit compliance, sample storm water runoff and test it for pollutant
indicators, and annually submit a report to the State Board.
5742 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
FRESNO ME l ROPOLITAN FLOOD CONTROL L.STRICT
NOTICE OF REQUIREMENTS
Page 4 of 4
C. The proposed development is encouraged to select and implement storm water quality
controls recommended in the Fresno-Clovis Storm Water Quality Management
Construction and Post-Construction Guidelines (available at the District Office) to
meet the requirements of the State General Permits, eliminate the potential for non-
storm water to enter the municipal storm drain system, and where possible minimize
contact with materials which may contaminate storm water runoff.
7. A requirement of the District may be appealed by filing a written notice of appeal with the
Secretary of the District within ten days of the date of this Notice of Requirements.
g, The District reserves the right to modify, reduce or add to these requirements, or revise fees, as
necessary to accommodate changes made in the proposed development by the developer or
requirements made by other agencies.
9. X See Exhibit No. 2 for additional comments, recommendations and requirements.
Gerald E. Lakem 'Z!2�� OY Project Engineer: Rick y ns
District Engineer
C: BABE ENGINEERING
2021 N. GATEWAY BLVD.
FRESNO, CA. 93727
5743 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
OTHER REQUIREMENTS
EXHIBIT NO. 2
In an effort to improve storm water runoff quality, outdoor storage areas shall be constructed and
maintained such that material which generates contaminants will not be conveyed by runoff into the
storm drain system.
Development No. Tract 5742
engr\permit\exhibi t2\tract\5742(r I)
File No.210.45
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
PUBLIC AGENCY DEVELOPER Nq
Mr. Gil Haro, Planning Manager UNITED DEVELOPMENT GROUP, INC.
Planning & Development Department 9252 CHESAPEAKE DRIVE, SUITE 100
City of Fresno SAN DIEGO, CA. 92123
2600 Fresno Street -
Fresno, CA 93721 0
MAP NO. 5743 PRELIMINARY FEE(S) (See below)
DRAINAG ,F,EA(S) " EE - DRAINAGE AREA " EE $0.00
DATE l 1 2106 DRAINAGE AREA - -
TOTAL FEE $0.00
The proposed development will generate storm runoff which produces potentially significant
environmental impacts and which must be properly discharged and mitigated pursuant to the
California Environmental Quality Act and the National Environmental Policy Act. The O
District in cooperation with the City and County has developed and adopted the Storm
Drainage and Flood Control Master Plan. Compliance with and implementation of this
Master Plan by this development project will satisfy the drainage related CEQA/NEPA impact
of the project mitigation requirements.
The proposed development shall pay drainage fees pursuant to the Drainage Fee Ordinance
prior to approval of the final map at the rates in effect at the time of such approval. The fee **4
indicated above is based on the tentative map. Contact the FMFCD project engineer prior to
approval of the final map for the fee.
Considerations which may affect the fee obligation(s) or the timing or form of fee payment: W
a) Fees related to undeveloped or phased portions of the project may be deferrable.
b) Fees may be calculated based on the actual percentage of runoff if different than that
typical for the zone district under which the development is being undertaken and if
permanent provisions are made to assure that the site remains in that configuration.
c) Master Plan storm drainage facilities may be constructed, or required to be
constructed in lieu of paying fees.
d) The actual cost incurred in constructing Master Plan drainage system facilities is
credited against the drainage fee obligation.
5743 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
FRESNO 1\ )POLITAN FLOOD CONTROL RICT
,40TICE OF REQUIREMENTS
Page 2 of 4
e) When the actual costs incurred in constructing Master Plan facilities exceeds the
drainage fee obligation, reimbursement will be made for the excess costs from
future fees collected by the District from other development.
Approval of this development shall be conditioned upon compliance with these District
Requirements.
1. X a. Drainage from the site shall be directed to remain as existing.
b. Grading and drainage patterns shall be as identified on Exhibit No. 1 // 2
C. The grading and drainage patterns shown on the site plan conform to the
adopted Storm Drainage and Flood Control Master Plan.
2. The proposed development shall construct and/or dedicate Storm Drainage and Flood Control
Master Plan facilities located within the development or necessitated by any off-site
improvements required by the approving agency:
Developer shall construct facilities as shown on Exhibit No. I as "Master Plan
Facilities to be constructed by Developer".
X None required.
3. The following final improvement plans shall be submitted to the District for review prior to
final development approval:
Grading Plan Storm Drain Plan Final Map
Street Plan Water & Sewer Plan Other
4. Availability of drainage facilities:
X a. Permanent drainage service is available provided the developer can verify
to the satisfaction of the City of Fresno that runoff can be safely conveyed
to the Master Plan inlet(s).
b. The construction of facilities required by Paragraph No. 2 hereof will
provide permanent drainage service.
C. Permanent drainage service will not be available. The District recommends
temporary facilities until permanent service is available.
Temporary service is available through
d. See Exhibit No. 2.
5. The proposed development:
Appears to be located within a 100 year flood prone area as designated on the latest
Flood Insurance Rate Maps available to the District, necessating appropriate
floodplain management action. (See attached Floodplain Policy.)
5743 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 3 of 4
Appears to be located within a 500 year flood prone area as designated on the latest
Flood Insurance Rate Maps available to the District.
X Does not appear to be located within a flood prone area.
6. The Federal Clean Water Act and the State General Permits for Storm Water Discharges
Associated with Construction and Industrial Activities (State General Permits) require developers
of construction projects disturbing one or more acres, and discharges associated with industrial
activity not otherwise exempt from National Pollutant Discharge Elimination System (NPDES) 04
permitting, to implement controls to reduce pollutants, prohibit the discharge of waters other than
storm water to the municipal storm drain system, and meet water quality standards. These
requirements apply both to pollutants generated during construction, and to those which may be
generated by operations at the development after construction.
a.
State General Permit for Storm Water Discharges Associated with Construction O
Activities, approved August 1999, (modified December 2002.) A State General
Construction Permit is required for all clearing, grading, and disturbances to the ground
that result in soil disturbance of at least one acre (or less than one acre if part of a larger
common plan of development or sale). Permittees are required to: submit a Notice of
Intent to be covered and must pay a permit fee to the State Water Resources Control
Board (State Board), develop and implement a storm water pollution prevention plan, W*J
eliminate non-storm water discharges, conduct routine site inspections,train employees
in permit compliance, and complete an annual certification of compliance.
b. State General Permit for Storm Water Discharges Associated with Industrial Activities,
April, 1997 (available at the District Office.) A State General Industrial Permit is
required for specific types of industries described in the NPDES regulations or by
Standard Industrial Classification (SIC) code. The following categories of industries
are generally required to secure an industrial permit: manufacturing;trucking;
recycling; and waste and hazardous waste management. Specific exemptions exist for
manufacturing activities which occur entirely indoors. Permittees are required to:
submit a Notice of Intent to be covered and must pay a permit fee to the State Water
Resources Control Board, develop and implement a storm water pollution prevention
plan, eliminate non-storm water discharges, conduct routine site inspections, train
employees in permit compliance, sample storm water runoff and test it for pollutant
indicators, and annually submit a report to the State Board.
5743 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
FRESNO Mh..cOPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 4 of 4
C. The proposed development is encouraged to select and implement storm water quality
controls recommended in the Fresno-Clovis Storm Water Quality Management
Construction and Post-Construction Guidelines (available at the District Office)to
meet the requirements of the State General Permits, eliminate the potential for non-
storm water to enter the municipal storm drain system, and where possible minimize
contact with materials which may contaminate storm water runoff.
7. A requirement of the District may be appealed by filing a written notice of appeal with the
Secretary of the District within ten days of the date of this Notice of Requirements.
8. The District reserves the right to modify, reduce or add to these requirements, or revise fees, as
necessary to accommodate changes made in the proposed development by the developer or
requirements made by other agencies.
9. X See Exhibit No. 2 for additional comments, recommendations and requirements.
Gerald'E. Lakeman, Project Engineer: Ric o s
District Engineer
C: RABE ENGINEERING, INC.
2021 N. GATEWAY BLVD.
FRESNO, CA. 93727
5742 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
OTHER REQUIREMENTS
EXHIBIT NO. 2
In an effort to improve storm water runoff quality, outdoor storage areas shall be constructed and
maintained such that material which generates contaminants will not be conveyed by runoff into the
storm drain system.
Development No. Tract 5743
eneperm it\exhibit2\tract\5743(rl)
Exhibit B
Letter from Caltrans
FROM :CALTRANS D-6 PLANNING Exhibit B Oct. 23 2006 12:03PM Pi
City of
RES - -
PLANNING AND DEVELOPMENT DEPARTMENT
Date: OCTOBER 16, 2G06
Tract
Maps
TO: (1) RANDI EISNER, FIRE DEPARTMENT
(1) AL MARONEY DISTRICT COMMONDER CAPTION, SIE POLICE DEPARTMENT
PLANNING AND DEVELOPMENT DEPARTMENT
(1) NICK YOVINO, PLANNING & DEVELOPMENT DEPARTMENT DIRECTOR
(1) GILBERT J. HARO, PLANNING MANAGER
(1) DARREL UNRUH, PLANNING MANAGER
(1) MCLAN�COMMUNITY PLAN AREA (NO COMMITTEE)
(1) ALAN KAWAKAMI, CHIEF ENGINEERING TECHNICIAN
(1) RICKER SOMMERVILLE
(1) JON BARTEL
(1) JOHN SLATER
(1) JERRY BISHOP, BUILDING &SAFETY SERVICE MANAGER
(1) KARANA HATTERSLEY-DRAYTON, HISTORIC PRESERVATION
(1) JOE SIMON, PLANNING ILLUSTRATOR
J3L1C WORKaS_4lPARTMENT
(1) MIKE KIRN, ASSISTANCE PUBLIC WORKS DIRECTOR
(1) JIM PALSGROVE/JOE PAFF
(1) JOHN ALLEN /`)6
(1) GARY WITZEL f� 6 VV
(1) JOSE BENAVIDES/LOUISE MONROE ' 1
(1) NANCY MORRISON
PUBLIC UTII-ITIES DEPARTMENT p
(1) NEIL MONTGOMERY
(1) DOUG HECKER
(1) DONNA LESLIE
OTHER CITY OF FRESNO AGENCIES
(1) JOHN DOWNS,TRANSIT PLANNING MANAGER, FAX
(1) DANNY YRIGOLLEN, FYI,TRANSPORTATION
(1) MICHAEL MCHATTERN, PARKS DIVISION
OTHER AGENCIES
(3) STAN EDIGER-FRESNO CO DEPT. PUBLIC WORKS&PLANNING/STOP#214
(1) FRESNO COUNTY ASSESSORS OFFICE/STOP #3
441'ALTRANS, DISTRICT G MARC BIRNBAUM ATTN-. STEVE CURTI
(2) JERRY LAKEMAN, FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
(3) PACIFIC GAS AND ELECTRIC COMPANY, (FRESNO DIVISION LAND)
(3) SBC CALFORNIA (DON DAILY-PUBLIC WORK COORDINATOR)
(1) FRESNO IRRIGATION [)ISTRICT
(1) FRESNO UNIFIED SCHOOL DISTRICT
(1) U.S. DEPARTMENT OF HOUSING AND URBAN DEVELOPMENT, FRESNO
(1) COMCAST BROADBAND CABLE (CONSTRUCTION MANAGEMENT)
(1) GAIL GLEASON, MANAGER, U.S. POSTAL SERVICElAMS
{1) AMERICAN TELEPHONE AND TELEGRAPH COMPANY
From: Paul Bernal, Planner III
Planning Division
Subject. Vesting Tentative Tract Map No. 5742 &5743
Condominium Conversion for the "Lake View Apartment Complex"
Location: Northwest comer of North Tallman Avenue and West Griffith Way
FROM :CRLTRANS D-6 PLANNING FAX NO. :559-488-4088 Oct. 23 2006 11:49AN P2
Page 2of2
THE INITIAL STUDY EVALUATING THE PROJECT SHOULD RESULT IN:
U AN ENVIRONMENTAL IRAPACT REPORT: The project has the potential
to result in significant adverse environmental impacts.
❑ A NEGATIVE DECLARATION: The project may have adverse impacts
but impacts can be mitigated without further study or are not serious
enough to warrant an Environmental Impact Report.
❑ NEITHER OF THE ABOVE, THERE IS INSUFFICIENT INFORMATION
TO DRAW ANY CONCLUSIONS: The following additional information
should be provided:
,tea
0-
REVIEWED
BY: Jaa•�►nc ,S�� `c b-c (,, �5� aG cwt ��'G�-hS• hn er
(P t Name, Title) Signature) (Phone)
❑ Chec you nee a copy oftfi�8 tnitia study
Use this space for additional information if needed.
-- .---:PROJl2 E.A. Request for Commentlinformation
R EOCOMM.FORM
ORIGINAL
City o,
Planning & Development Department
2600 Fresno Street Third Floor Nick Yovino
Fresno, California 93721-3604 Director
(559)621-8082 FAX(559)488-1020 --
CONDOMINIUM CONVERSION INVESTIGATION
Date: May 5, 2006
SUBJECT: CONDOMINIUM CONVERSION INVESTIGATION#06-4379,
Subject Address: 920-1050 W. Griffith Way Fresno, CA
From Occupancy Group: Multi-Family Apartments
To Occupancy Group: Condominiums
APN Number: 434-020-63
Inspection Fee: $150.00
The Condominium Conversion Investigation which you recently requested has been completed. The results are
summarized in this report. Should you have any questions concerning comments or requirements contained
herein please feel free to contact the appropriate section(s). The 2001 California Building Standards Codes are
are applicable to this project(also refer to the City of Fresno amendments to the State codes). These State codes
incorporate the following model codes.
The Uniform Building Code(UBC)2001 Edition
The Uniform Plumbing Code(UPC)2001 Edition
The Uniform Mechanical Code(UMC)2001 Edition
The National Electrical Code(NEC)2004 Edition
The Uniform Fire Code(UFC)2001 Edition
GENERAL INFORMATION
The condominium conversion investigation concludes that the proposed building use is permitted provided that
the building complies with, or is altered to comply with, all current state codes and local amendments of the City
of Fresno,and all requirements of the City Zoning Ordinance. Any deviation(s)from such existing codes,
amendments or ordinances must be pre-approved by the Building Official or the Development Department
Director.
Page 1 of 4
UKIOINAL
This building is not to be occupied or used for any purpose other than its approved use until appropriate permits
are taken out and required work is completed, inspected and approved.
1. Proper permits must be obtained and all applicable fees paid before any work is initiated.
2. To obtain permits, submit complete plans, calculations and submittal to the Development Department
for plan review and approval. Plans must address each item on this report and show in detail existing
and proposed work, and how the work complies with all applicable code requirements. Plans,
calculations and submittal must be prepared by an architect, civil engineer or structural engineer
licensed to practice in the State of California. Contact Building and Safety Services if you have any
further information or details(559-621-8082).
3. This list does not necessarily include all possible deficiencies for the conversion. During the period of
alterations or plan review, additional conditions may be discovered that will required further changes
due to existing and/or non-observable construction conditions.
DISABLED ACCESS REQUIREMENTS (621-8082)
California Building Code(CBC) Section 1134B may require partial or complete compliance with all current
disabled access requirements for new buildings. This could include an approved parking stall,paths of travel,
toilet rooms, etc. The extent to which upgrades for the disabled may be required is based on the overall cost of
work proposed with this project. Refer to CBC 1134B.
BUILDING/LIFE-SAFETY REQUIREMENTS (621-8082)
1. Permits and plans shall be required for all repairs or alterations to existing units.
2. Smoke detectors provided at locations required
3. All sleeping areas shall be provided with a window or door of size and location to conform to
emergency exit requirements of section 310.4 of 2001 California Building Code. Window must be
easily openable.
4. Peep hole or vision panel at entry doors and dead bolts at all exterior doors per Security Code of the
Fresno Municipal Code. (section 13-100.1010)
5. Provide address and unit numbers on all buildings.
6. Comply with all enclosure and access gate requirements for onsite swimming pool areas. Provide
proper hardware.
7. Balconies throughout the project have extensive dry rot and need to be repaired.
8. Landscaping needs to be modified so that the dirt is 4"minimum below the weep screed and water
drains away from the buildings.
9. Toilet room at the pool requires extensive repairs due to water damage.
Page 2 of 4
ORIGINAL
PLUMBING AND MECHANICAL REQUIREMENTS (621-8082)
Plumbing or mechanical permits must be obtained from the Development Department by a licensed,bonded
plumbing contractor prior to repair or correction of any plumbing and mechanical deficiencies.
Plumbing/Mechanical Requirements
1. All cross-connections shall be corrected.
2. All combustion air for water heaters, furnaces and clothes dryers shall be provided per requirements of
2001 California Mechanical Code. Plus clean existing ones.
3. Provide earthquake straps on water heaters as required by section 510.5 of the 2001 California
Plumbing Code.
4. All Mechanical equipment in common areas shall be pennanently identified as to the area or space
served.
5. Laundry facilities: A laundry area shall be provided in each unit,or if common laundry areas are
provided, such facilities shall consist of not less than one automatic washer and dryer for each five units
or fraction thereof.
6. Any Plumbing or Mechanical work that has been done on the property without proper permits and
inspections shall be permitted and inspected. (i.e. water heaters,heating and air conditioning
equipment)
7. Replace or repair chips in sinks and lavatories.
8. Pool house requires handicap toilets with open front seats. Handle must be on wide side of space.
ELECTRICAL REQUIREMENTS (621-8082)
1. Permits and plans shall be required for all repairs or alterations to existing units.
2. All indoor and outdoor receptacles shall have three-wire grounding.
3. Provide ground-fault-circuit-interrupter protection for personnel, at locations required by article 210-8
of 2004 California Electrical Code.
4. All bedrooms shall have at least two receptacles which are equally spaced,per minimum Housing
Standards.
5. The combined living and dining area shall be provided with at least four receptacles, per minimum
Housing Standards.
6. Receptacles shall be provided at kitchen counter spaces of more than 30 linear inches.
7. All outside entrances shall be provided with lighting.
8. Separate electrical meters and overcurrent devices shall be provided for each unit in conformance with
2004 California Electrical Code.
Page 3 of 4
ORIGINAL
9. Any Electrical work that has been done on the property without proper permits and inspections shall be
permitted. Including all site electrical.
10. Identify all A/C units with unit numbers they supply.
11. Boiler/equipment rooms—Remove all unapproved type wiring methods and reinstall in an approved
manner,replace/repair all damaged equipment.
12. Pool equipment room—All pool equipment to be connected in an approved manner(Article 680 2004
CEC). Repair/replace all damaged electrical equipment.
Page 4 of 4
I
City of
tC®Lm-d%_IkI
r1111lC�i: j&O Fire Department
450 M Street Randy R. Bruegman
Fresno, California 93721-3083 Fire Chief
559-621-4000 FAX#559-498-4261
www.fresno.gov
Date 10-23-06
TO: Paul Bernal, Planner III
Development Department, Planner
FROM: Mike Schmidt, Supervising Fire Prevention Inspector
Fire Prevention Bureau
SUBJECT: Tentative Tracts No. 5742 & 5743
The Fire Department has completed a review of the Vesting Tentative Tract Maps 5742
& 5743 which were submitted by Rabe Engineering, Inc. The following requirements and
conditions are to be placed on this vesting tentative tract map as a condition of approval
by the Fire Department.
General Requirements:
This project is within 3 miles of Fire Stations No. 12 & 20.
This project is subject to city wide Fire service fees.
Existing hydrants and fire flows are adequate. _.
Access is acceptable as shown.
City Di
- g
FIRE DEPARTMENT
Date: October 23, 2006
To: PAUL BERNAL, Planner III
Planning and Development Department , Current Planning
From: MIKE SCHMIDT, Supervising Fire Prevention Inspector
Fire Department, Fire Prevention& Investigative Services
Subject: T-5742 & T-5743, condominium conversion for the Lake View Apartment
Complex located on the northwest comer of North Teilman Avenue and West
Griffith Way.
General
Provide approved covenantls for shared fire fighting water supply and access.
City of
t'�C:ii %►��
DEPARTMENT OF PUBLIC UTILITIES
November 8, 2006
TO: Paul Bernal, Planner III
Development Department, Planning Division
THROUGH: Robert Weakley, Chief of Operationskste
,
Department of Public Utilities, Solid Division
FROM: u�Chris Weibert, Management Analyst II
Department of Public Utilities, Administration
SUBJECT: TT 5742 and 5743, Solid Waste Conditions of Approval
Location: Northwest Corner of North Teilman Avenue and West Griffith Way
The Department of Public Utilities, Solid Waste Division has completed a review of the Vesting
Tentative Tract Maps 5742 and 5743 that were submitted by Rabe Engineering, Inc., on behalf of United
Development Group, Inc. The following requirements and conditions are to be placed on these vesting
tentative tract maps as a condition of approval by the Department of Public Utilities.
General Requirements:
• The tract will be serviced as a Multi-Family residential property with bin service.
• Developer shall provide a minimum of sixteen 2-cell trash enclosures on this property.
Enclosures shall be constructed to current City Standards P-33 and P-34 (attached).
• Owner shall provide a minimum of 100 cubic yards of solid waste and recycling services per
week.
• There will be no separate billing for Solid Waste services. The City of Fresno shall be provided
with the name and address of a property management company or homeowners association for
billing purposes.
Conditions of Approval TT5742&5743.doc
General Notes:
1. All site plans must have the signature approval of a Solid Waste Management Dblslon representative
2. Containers used at oil places not served from alleys shall be placed for collection at service locations
approved by the Public Works Director, but shall not be stored in the public right—of—way.
3. The design of any new, substantially remodeled or expanded building or other facility shall provided for
proper storage or handling which will accommodate the solid waste loading anticipated, and which will
allow for efficient and safe waste removal or collection.
4. The operator shall pion with the property owner and/or occupant as to placement of storage containers
to minimize traffic, aesthetic and other problems both on the property, and for the general public.
5. Below Is a checklist of requirements reviewed for a site plan:
a. Refuse, recyclobles, and grease barrels shall be stored for later removal from the premises in an
area that is screened from view of the public streets by a sight barrier. Such eight barriers are to be
built using (8") eight inch concrete block at a height of (6') six feet.
b. Enclosures built in (Industrial zones) M-1, M-2, M-3, and CN zones requiring director approval may
eliminate walls as long as it is not visible from a main strict. For this design the curbing will be (12')
twelve inches wide on both aides, (IS') eighteen inches deep along the rear with a (32") thirty two inch
wide curb separating the two compartments. Curbing must be reinforced with rebor and at a height of
(10") ten inches. All enclosures must be a minimum of (18") eighteen inches from the nearest curb.
All other Public Works design requirements must be met during review,
C. The storage area shall be of sufficient size to accomrnadote enough containers to handle the accumulation
of waste and recyclables generated between collections. For a single bin up to (6) six cubic yords
In capacity, a storage area with Inner dirnenslons (10') ten feet by (10') feet is the minimum.
There should be wheel stops (12") twelve inches from side walls and (18") eighteen inches from rear wall
and at a height of (10") ten inches. These features are included in order to reduce the possibility of
damage to the enclosure itself.
d. Service access to enclosure shall be o minimum unencumbered opening of (8') eight feet. The gate
to be used, shall be built of metal sc that bins cannot be seen when gates are closed
and shall be mounted on the outer surface of enclosure as to not protrude into service access opening.
Hardware latches should be a heavy guage locking gate latch, Two gates are required on each cell
with the exception of the grease barrel cell.
e. The floor or bottom surface of the collection area shall be made of concrete, (SLOPED) (17.) one
percent to the front, and there shall not be any drainage gutter in front of entrance. The floor shall not
slope to the back or sides of the enclosure to allow drainage to the rear of the area or cause any
standing water within the enclosure. It shall be constructed so the collection vehicle can drive directly
into the pockets of the containers without any obstructions.
f. Ingress and egress shall have on unobstructed overhead clearance of (16') sixteen feet and shall be not
less than (18') eighteen feet wide and capable of accommodating a truck with a (250') two hundred
fifty inch wheelbase, a (44') forty four foot turning rodiue and a support weight of (30) thirty tone.
Area shall be unobstructed and so configured that a truck will be able to make a round trip from the
public right—of—way to the collection area and return without excessive backing into a traffic Ione or a
public thoroughfare. Backing around a building IS Not allowed. At no time shall a truck be required to
back in excess of (45') forty—five feet.
g. Bin enclosure gates and service area should not open into or be a part of a parking stall or loading zone.
h. Service sites shall be at least (40') forty feet away from entrance and exits to eliminate trucks from sticking
out into the roadway while waiting to access enclosure and allow trucks enough space to clear gate
on exiting while waiting to merge with traffic.
I. The enclosure(s) shall accommodate refuse bins, recycle bins and a grease barrel when applicable,
Neither the waste nor recycling container should be required to be moved in order to service the other.
Crease barrels may not be placed in the some area of the enclosure with refuse or recyclables.
j• Signage Is required to clearly Identify all recycling, solid waste collection and loading areas and the
materials accepted therein. This signage sholl be placed at all pointe of direct occese to recycling,
solid waste and loading areas on, or adjacent to. the recyclable and solid waste material containers.
k. Sites utilizing compactors must leave (50') sixty feet of clearance in front of the unit far loading and unloading.
TYPICAL REFUSE CONTAINER REF, & REV. CITY OF FRESNO
MAR. zoos
ENCLOSURE DETAILS P-34
ENCLOSURE SCALE / STANDARD ENCLOSURE SCALE / RESTAURANT
10' s' �10 e•� CURB
_ CURB B
Gate Posts g' coNCRErt BLoe; Gate Posts �`-CON 'BLO61,67
V A- n Metal 5'
A Doors GREASE
BARREL
Metal 10%1 0 WMr TRASH
DDDR
Doors SLOPE Ta
\ ORR10'IN Gate Posts B.CDNCRETf eLacx
DH
CXNMETE CLIMB 1 >D
' F A
Cate Posts - $` CONCRETE BLOCK 22'
Meta lTRASH
10s�o E ow
1
Doors,,. ORAN our
RECYCLE DOOR DDNc� cures
6 x 6 •
Metal" + PE rwwrtlD 11' '
Doors\ DRAIN OUT I _ Gate Posts B'CONCRETE BLOCK 27'
DOOR fa' N
CONCRErE CUM
•' RECYCLE
Gate Posts g'LONCREm 16ck -• / ° ' °
Metal
ID ID WNW
---ia' a-� Doors S
\ SDN OUT
1D-N 1B•
ENCLOSURE SCALE CURB ONLY ooNa+ErE culls
ZONES—M1,M2,M3, & CM DNLY T .
1 D' B• CURB Gate Posts ,•e_CaNCNETE� K
12•;10r-c B= General Notse 1Q• e'
UR -.
1- All construction shall comply with the Fresno
:e= Municipal Code.
TRASH 2. Grout all cells.
+ +oM 3, All masonry units shall comply with the latest
LO
OPE To :_ 11' adopted California Building Code and U.B.C. standard
ORAN Our - to 24-4 Grade N.
DOUR fa- N w 4. All masonry walls shall be inspected by the City of Fresno.
CONCRrM CURB I 5. Depth of footings are into natural undisturbed
6• _,;: -a ' soil or tested and approved compacted fill.
32'•TnDE bURB E 22' 5. All masonry units shall be minimum f'm=1500 psi.
• 'C 7. Reinforcing steel shall be deformed bar, min- Crude 40.
U - 8. Footing concrete shall be a minimum 2000 psi at 28 days.
RECYCLE R 9. Mortar shall be t e—S minimum 1800
yp ( psi at 28 days).
1o%W WNW B-; One (1) part cement. Type-1
DRAM 5OUT 11' One—half (1/2) part lime putty or hydrated lime.
DOOR 10' N --�•- I 1g• Four and one—half (4 1/2) parts sand (maximum),
CONCRETE CURB 1 D. Grout shall be a minimum 2000 psi at 28 days-
One (1) part cement.
1z"wloE Cu►ie'- Three (3) parts sand.
Two (Z) parts pea gravel,
11. Finish pad elevation to be flush with grade at access pavement-
1D' B' 12. Any gate hinges should be located on the outside.
Flush Mosonary Cap 13. Metal doors are required on all enclosures, chain link is not
or Rounded Grout Cap acceptable.
14. 8• concrete block to be used for walls.
73 #4 Bar Cantinuoud (Horiz.) 15. 2 cells are required for cornmercial/industrial buildings.
8" Std" Masonry Unit 16. 3 cells are required for restaurants.
#4 Bars (vert.) O 32' O.C.
I " 19•
i�
12• 10•
Finished Grade,
1 D" See Note 5.
Fniehed Grade. 4 p - a�
See Note
71 2—J4 Bars
2—J4 Bare
View "A--A" Typical Section w/ Concrete Block Rall View "B—B"
TYPICAL REFUSE CONTAINER REF. & REV. CITY OF FRESNO
MAR 2006
ENCLOSURE DETAILS P - 33
City of
DEPARTMENT OF PUBLIC UTILITIES
Date: October 19, 2006
To: PAUL BERNAL, Planner III
Planning and Development Department
From: DOUG HECKER, Supervising Engineering Technician
Public Utilities Department, Planning and Engineering Division
Subject: SANITARY SEWER REQUIREMENTS FOR T-5742 &5743
General
Vesting Tentative Tract Map 5742 &5743 propose a Condominium Conversion for the "Lake View
Apartment Complex"located on the northwest corner of North Teilman Avenue and West Griffith
Way.
Environmental Recommendations
The project poses no significant adverse sanitary sewer impacts.
Sanitary Sewer Requirements
Sanitary sewer facilities are available to provide service to the site subject to the following
requirements:
1. All existing on-site sanitary sewer facilities shall remain private.
2. The project developer should contact Wastewater Management Division/Environmental
Services (559) 621-5100 regarding conditions of service for special users.
City of
leg-% i1L
WATER DIVISION
Date: October 19, 2006
To: DOUG HECKER, Supervising Engineering Technician
Department of Public Utilities, Administration
Through: NEIL MONTGOMERY, Chief Engineering Technician
Department of Public Utilities, Water Division
From: MICHAEL CARBAJAL, Supervising Engineering Technician
Department of Public Utilities, Water Division
Subject: WATER REQUIREMENTS FOR TENTATIVE TRACT NO. 5742 & 5743
The following conditions are required to provide water service to the tract.
1. The proposed condominium shall remain on the existing master water metered services
TAPROMMEMConditions of Approval15742&5743 101906.doc
ORIGINAL
City or
CMCdn\u\\l1/
rnlc�:_ ,..-
Planning & Development Department
2600 Fresno Street • Third Floor Nick Yovino
Fresno, California 93721-3604 Director
(559)621-8082 FAX (559)488-1020
CONDOMINIUM CONVERSION INVESTIGATION
Date: May 8, 2006
SUBJECT: CONDOMINIUM CONVERSION INVESTIGATION#06-4381
Subject Address: 940-1070 W. Griffith Way Fresno, CA
From Occupancy Group: Multi-Family Apartments
To Occupancy Group: Condominiums
APN Number: 434-020-73
Inspection Fee: $150.00
The Condominium Conversion Investigation which you recently requested has been completed. The results are
summarized in this report. Should you have any questions concerning comments or requirements contained
herein please feel free to contact the appropriate section(s). The 2001 California Building Standards Codes are
are applicable to this project(also refer to the City of Fresno amendments to the State codes). These State codes
incorporate the following model codes.
The Uniform Building Code(UBC)2001 Edition
The Uniform Plumbing Code(UPC)2001 Edition
The Uniform Mechanical Code(UMC)2001 Edition
The National Electrical Code(NEC)2004 Edition
The Uniform Fire Code(UFC)2001 Edition
GENERAL INFORMATION
The condominium conversion investigation concludes that the proposed building use is permitted provided that
the building complies with, or is altered to comply with, all current state codes and local amendments of the City
of Fresno, and all requirements of the City Zoning Ordinance. Any deviation(s)from such existing codes,
amendments or ordinances must be pre-approved by the Building Official or the Development Department
Director.
Page 1 of 4
ORIGINAL
This building is not to be occupied or used for any purpose other than its approved use until appropriate permits
are taken out and required work is completed,inspected and approved.
1. Proper permits must be obtained and all applicable fees paid before any work is initiated.
2. To obtain permits, submit complete plans,calculations and submittal to the Development Department
for plan review and approval. Plans must address each item on this report and show in detail existing
and proposed work, and how the work complies with all applicable code requirements. Plans,
calculations and submittal must be prepared by an architect, civil engineer or structural engineer
licensed to practice in the State of California. Contact Building and Safety Services if you have any
further information or details(559-621-8082).
3. This list does not necessarily include all possible deficiencies for the conversion. During the period of
alterations or plan review,additional conditions may be discovered that will required further changes
due to existing and/or non-observable construction conditions.
DISABLED ACCESS REQUIREMENTS(621-8082)
California Building Code(CBC) Section 1134B may require partial or complete compliance with all current
disabled access requirements for new buildings. This could include an approved parking stall,paths of travel,
toilet rooms, etc. The extent to which upgrades for the disabled may be required is based on the overall cost of
work proposed with this project. Refer to CBC 1134B.
BUILDING/LIFE-SAFETY REQUIREMENTS (621-8082)
1. Permits and plans shall be required for all repairs or alterations to existing units.
2. Smoke detectors provided at locations required
3. All sleeping areas shall be provided with a window or door of size and location to conform to
emergency exit requirements of section 310.4 of 2001 California Building Code. Window must be
easily openable.
4. Peep hole or vision panel at entry doors and dead bolts at all exterior doors per Security Code of the
Fresno Municipal Code. (section 13-100.1010)
5. Provide address and unit numbers on all buildings.
6. Comply with all enclosure and access gate requirements for onsite swimming pool areas. Provide
proper hardware.
7. Balconies throughout the project have extensive dry rot and need to be repaired.
8. Landscaping needs to be modified so that the dirt is 4"minimum below the weep screed and water
drains away from the buildings.
9. Toilet room at the pool requires extensive repairs due to water damage.
Page 2 of 4
ORIGINAL
PLUMBING AND MECHANICAL REQUIREMENTS (621-8082)
Plumbing or mechanical permits must be obtained from the Development Department by a licensed, bonded
plumbing contractor prior to repair or correction of any plumbing and mechanical deficiencies.
Plumbing/Mechanical Requirements
1. All cross-connections shall be corrected.
2. All combustion air for water heaters, furnaces and clothes dryers shall be provided per requirements of
2001 California Mechanical Code. Plus clean existing ones.
3. Provide earthquake straps on water heaters as required by section 510.5 of the 2001 California
Plumbing Code.
4. All Mechanical equipment in common areas shall be permanently identified as to the area or space
served.
5. Laundry facilities: A laundry area shall be provided in each unit, or if common laundry areas are
provided, such facilities shall consist of not less than one automatic washer and dryer for each five units
or fraction thereof.
6. Any Plumbing or Mechanical work that has been done on the property without proper permits and
inspections shall be permitted and inspected. (i.e. water heaters, heating and air conditioning
equipment)
7. Replace or repair chips in sinks and lavatories.
8. Pool house requires handicap toilets with open front seats. Handle must be on wide side of space.
ELECTRICAL REQUIREMENTS (621-8082)
1. Permits and plans shall be required for all repairs or alterations to existing units.
2. All indoor and outdoor receptacles shall have three-wire grounding.
3. Provide ground-fault-circuit-interrupter protection for personnel, at locations required by article 210-8
of 2004 California Electrical Code.
4. All bedrooms shall have at least two receptacles which are equally spaced,per minimum Housing
Standards.
5. The combined living and dining area shall be provided with at least four receptacles,per minimum
Housing Standards.
6. Receptacles shall be provided at kitchen counter spaces of more than 30 linear inches.
7. All outside entrances shall be provided with lighting.
8. Separate electrical meters and overcurrent devices shall be provided for each unit in conformance with
2004 California Electrical Code.
Page 3 of 4
ORIGINAL
9. Any Electrical work that has been done on the property without proper permits and inspections shall be
permitted. Including all site electrical.
10. Identify all A/C units with unit numbers they supply.
11. Boiler/equipment rooms—Remove all unapproved type wiring methods and reinstall in an approved
manner, replace/repair all damaged equipment.
12. Pool equipment room—All pool equipment to be connected in an approved manner(Article 680 2004
CEC). Repair/replace all damaged electrical equipment.
Page 4 of 4
Fly;.: w " '\~'Z �• r OFFICES OF
&MVE SW§Wi�
{�
J43! MIR"M ,
PHONE(559)233-7161
FAX(559)233-8227
2907 SOUTH MAPLE AVENUE
" - :- — E.FIESNO,CALIFORNIA 93725-2218
Your Most Valuable Resource-Water
October 20, 2006 '►
Mr. Paul Bernal
City of Fresno
Planning and Development Dept.
2600 Fresno Street, 3`d Floor
Fresno, CA 93 721-3 604
RE: VTTM No. 5742 & 5743, APN: 434-020-63, 73, NWC Tielman & Griffith
Dear Mr. Bernal:
FID's comments and requests are as follows:
1. FID does not own, operate or maintain any facilities located on the applicant's property.
2. FID expects no adverse impacts from the approval of the subject proposal.
Thank you for submitting this for our review. Please feel free to contact me with any questions
or concerns at 233-7161 extension 317 or bjohnson ,fresnoirrigation.com.
K
4
son
Engineering Technician I
Agencies\City\TM5742&5743
BOARD OF President JACOB ANDRESEN. Vice-President JEFFERY G. BOSWELL
DIRECTORS JEFF NEELY.EDDIE NIEDERFRANK.STEVEN G BALLS. General Manager GARY SERRATO
TENTATIVE TRACT MAP NO. 5743
GOVERNMENT CODE§66020(d)(1)
A protest filed pursuant to subdivision (a) shall be filed at the time of approval or
conditional approval of the development or within 90 days after the date of the
imposition of the fees, dedications, reservations, or other exactions to be imposed on a
development project. Each local agency shall provide to the project applicant a notice
in writing at the time of the approval of the project or at the time of the imposition of the
fees, dedications, reservations, or other exactions, a statement of the amount of the
fees or a description of the dedications, reservations, or other exactions, and notification
that the 90-day approval period in which the applicant may protest has begun.
Improvements and payments shall not be required on or in front of any undeveloped
portion of a net acreage of ten acres or more which exists after the division of land. All
improvements and payments to be completed with development.
SEWER CONNECTION CHARGES FEE RATE
b. Lateral Sewer Charge* $0.10/sq. ft. (to 100' depth)
c. Oversize Charge* $0.05/sq. ft. (to 100' depth)
d. Trunk Sewer Charge N/A
Service Area:
e. Wastewater Facilities Charge S.T.E.P. t
f. Fowler Trunk Sewer Interim Fee Surety* N/A
g. House Branch Sewer Charger N/A
WATER CONNECTION CHARGES FEE RATE
h. Service Connection Charge Fee based on service(s) and
meter(s) sizes specified by owner;
fee for service(s) and Meter(s)
established by the Master Fee
Schedule.
i. Frontage Charge* $6.50/lineal foot
j. Transmission Grid Main Charge* $643/gross acre (parcels 5 gross
acres or more)
k. Transmission Grid Main Bond Debt Service Charge* $243/gross acre (parcels 5 gross
acres or more)
I. UGM Water Supply Feer N/A
Service Area:
m. Well Head Treatment Feer N/A
Service Area:
n. Recharge Feev N/A
Service Area:
o. 1994 Bond Debt Service* N/A
Service Area:
DEVELOPMENT IMPACT FEE FEE RATE
p. Fire Facilities Impact Fee - Citywide♦** $439/living unit
q. Park Facility Impact Fee - Citywide♦** $2764/living unit
r. *Quimby Parkland Dedication Fee♦** $911/living unit
s. Police Facilities Impact Fee -Citywide♦** $508/living unit
t. Traffic Signal Charge* $290.28/living unit
URBAN GROWTH MANAGEMENT FEE RATE
u. Major Street Charge* N/A
Service Area:
v. Major Street Bridge Charge* N/A
Service Area:
w. UGM Grade Separation Fee* N/A
Service,Area:
x. UGM Trunk Sewer Charge* N/A
Service Area: Herndon
y. Street Acquisition/Construction Chargelf N/A
Notes:
t Upon occupancy of the project,the subdivider shall pay the appropriate sewer facility charge pursuant to the Simple Tiered Equity
Program (STEP) as determined by the Department of Public Utilities,Wastewater Division, Environmental Services Section (559-
621-5153).
*This amount if paid is creditable against the Park Facility Impact Fee.
** Fee applicable to all maps accepted for filing after August 30, 2005
♦ Due at time of subdivision.
4, Due at time of development.
♦ Due at occupancy.
* Deferrable through Fee Deferral Covenant.
Street Name Review
TM-5743 10-24-06
Street Name Status Required Change
West Sussex Avenue Chane West Sussex Way
North Teilman Avenue Good
CITY OF FRESNO
CATEGORICAL EXEMPTION
ENVIRONMENTAL ASSESSMENT NO. T-5742/T-5743
THE PROJECT DESCRIBED HEREIN IS DETERMINED TO BE CATEGORCIALLY
EXEMPT FROM THE PREPARATION OF ENVIRONMENTAL DOCUMENTS
PURSUANT TO ARTICLE 19 OF THE STATE CEQA GUIDELINES.
APPLICANT: United Development Group, Inc.
9252 Chesapeake Drive, Suite 100
San Diego, California 92123
PROJECT LOCATION: 920, 940, 1050 & 1070 West Griffith Way
Located on the northwest corner of North Teilman Avenue and West
Griffith Way
(APN: 434-020-63 &73)
PROJECT DESCRIPTIOIN: United Development Group, Inc. has submitted Vesting Tentative
Tract Map Nos. 5742 and 5743 and related Condominium
Conversion Application for the "Lake View" apartment complex.
The condominium conversion application will allow the applicant to
convert the 200 unit "Lake View" apartment complex into
condominium units and the tentative tract maps will subdivide the
apartment complex into a one common lot condominium subdivision
map. The one common lot subdivision would allow for the sale of
the individual airspace to individual buyers and would require that all
buyers of residential airspace share in common ownership of all
buildings, streets, open space, walls, etc., on the entire site. The
condominium conversion and tentative tract maps are consistent
with the land use designation and circulation element of both the
2025 Fresno General Plan and the McLane Community Plan.
This project is exempt under Section 15301(k)/Class 1 of the California Environmental Quality Act
(CEQA) Guidelines.
EXPLANATION: Section 15301(k)/Class 1 exempts from the provisions of CEQA the
division of existing multiple family or single-family residences into
common-interest ownership, where no physical changes occur
which are not otherwise exempt. The proposed condominium
conversion as described meets the criteria noted above.
LD
Li.l Q Date: January 16, 2007
LLJ x Prepared By: Paul Bernal, Planner III
LL, Li
Submitted by:
} Gilbert J. Haro
Planning Manager
City of Fresno
Planning and Development Department
(559) 621-8277
K:Wlaster.=Files-Tract Maps\'Condominium Conversions &Condominium Maps\Tract 5742 Lake View I Condominium
Conversion—P8\Environmental Assessment\T-5742&T-5743 Categorical Exemption Class 1.doc