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Home My WebLink AboutT-5755 - Conditions of Approval - 5/18/2007 City of rn=�: ►� Planning & Development Department 2600 Fresno Street-Third Floor Nick P. Yovino Fresno, California 93721-3604 Director (559) 621-8277 FAX (559) 498-1026 January 24,2006 Please reply to: Shelby Chamberlain (559) 621-8042 Mr. Robert McCaffrey The McCaffrey Group 7020 North Van Ness Boulevard Fresno California 93711 Dear Mr. McCaffrey: SUBJECT: VESTING TENTATIVE TRACT MAP NO.5755/UGM AND CONDITIONAL USE PERMIT APPLICATION NO. C-06-117 FOR PROPERTY LOCATED AT THE SOUTHEAST CORNER OF NORTH POLK AND NORTH DANTE AVENUES (APN 506-130-05) Vesting Tentative Tract Map No.5755/UGM and Conditional Use Permit Application No. C-06-117 were approved by the Fresno City Planning Commission on October 25, 2006. An appeal of the Planning Commission's approval was submitted to Councilmember Calhoun (District 2) who agreed to bring the applications before the City Council for review. The City Council hearing was held on December 5,2006. At this meeting, the Council took the following actions to deny the appeal and uphold the Planning Commission's action to approve the applications: 1. Resolution No. 2006-542 (enclosed) approved Vesting Tentative Tract Map No. 5755/UGM approving.the development of a one common lot condominium subdivision on the subject property. 2. Resolution No.2006-543(enclosed)approved Conditional Use Permit Application No.C-06- 117 which allows the property to be developed with 118 units,a community building,enclosed garages, swimming pool and pet areas. The map expires two years from the date of approval, October 25, 2006. Extensions of time may be permitted by the applicant if necessary. Please feel free to call me at the number noted above if you have any questions. Sincerely, P NING DI SION ti Shelby hamberlain PI n r III K:\Master Files-Tract Maps\'5700 to 5799 maps\Tract 5755 Shelby Chamberlain\T-5755-C-06-117 Final Action Letter.doc e� vj mar 4 ,�y r� RESOLUTION NO. 2006-542 ` A RESOLUTION OF THE COUNCIL OF THE CITY OF FRESNO, CALIFORNIA, APPROVING VESTING TENTATIVE TRACT MAP NO. 5755/UGM WHEREAS, on August 4, 2006 the City of Fresno completed its tract map verification process and accepted Vesting Tentative Tract Map No. 5755 filed by Gary Giannetta, on behalf of The McCaffrey Group; and, WHEREAS, the 12 acre property proposed for subdivision, hereinafter referred to as the subject property, comprised of Assessor's Parcel Number 506-130-05, is located on the north and south sides of North Dante Avenue, east of North Polk Avenue in the City of Fresno as illustrated in the attached Exhibit A; and, WHEREAS, the subject property is planned for medium and medium high density 9 residential planned land uses in the 2025 Fresno General Plan and Bullard Community Plan; and, WHEREAS, the subject property is in the R-1/UGM (Single Family Residential/Urban Growth Management) and R-2/UGM/cz (Low Density Multiple Family Residential/Urban Growth Management/conditions of zoning); and, WHEREAS, the applicant seeks to develop the site with a one common lot condominium subdivision with 118 units; and WHEREAS, the Bullard Community Plan Citizens Advisory Committee, on June 26, 2006, reviewed and recommended approval of the tentative tract map; and, WHEREAS, the environmental assessment prepared for the project resulted in the issuance of a mitigated negative declaration, dated June 22, 2006; and WHEREAS, on October 25, 2006, the Fresno City Planning Commission held a public hearing to consider Vesting Tentative Tract Map No. 5755; and, WHEREAS, the Planning Commission received a staff report, staff presentation, �afud �-- 111r n/I �y OF pl?i Resolution No. 2006-542 Vesting Tentative Tract Map No. T-5755 December 5, 2006 Page 2 testimony from the applicant's representative and from the owners of nearby properties; and, WHEREAS, staff provided findings for approval of the vesting tentative tract map and recommended approval to the commission; and, WHEREAS, the Planning Commission during said hearing took action to approve the proposed environmental finding and the requested tentative tract map application; and, WHEREAS, a neighboring property owner timely appealed the Planning Commission's action on the tentative tract map; and, WHEREAS, on December 5, 2006, the Fresno City Council held a duly noticed public hearing to consider Vesting Tentative Tract Map No. T-5755, and Environmental Assessment No A-05-24/R-05-122/C-06-117/T-5755, received the recommendation of the Planning Commission, and received oral testimony and written information presented at the hearing regarding this subdivision application. NOW THEREFORE, BE IT RESOLVED by the Council of the City of Fresno as follows: 1. That the Council finds that, in accordance with its own independent judgment, there is no substantial evidence in the record that Vesting Tentative Tract Map No. T-5755 may have a significant adverse effect on the environment, and hereby affirms Council's previous approval of the mitigated negative declaration issued for Environmental Assessment No. A-05-24/R-05-122/C-06-117/T-5755, dated June 22, 2006, prepared for the project. 2. That, after receiving the staff report and testimony, the Council has determined that the findings necessary to grant this tentative tract map, have been met, as noted in the accompanying Report to the City Council dated December 5, 2006; and the Council and hereby approves Vesting Tentative Tract Map No. 5755, Resolution No. 2006-542 of F/p? Vesting Tentative Tract Map No. T-5755 40 December 5, 2006 Page 3 r•� *tom subject to the following conditions; a. Development shall take place in accordance with the conditions of approval dated October 25, 2006 as modified by the Planning Commission in their resolution no. 12590. F Fq$ v 40 CLERK'S 'A A CLERK'S CERTIFICATION STATE OF CALIFORNIA ) COUNTY OF FRESNO j 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 5th day of December ; 2006, by the following vote: Ayes: Calhoun, Dages, Perea, Sterling, Duncan Noes: Boyajian Absent: Westerlund Abstained: Bone REBECCA E. KLISCH City Clerk By: Y APPROVED AS TO FORM: JAMES C. SANCHEZ City Attorne eputy Vesting Tentative Tract Map No. 5755/UGM Filed by Gary Giannetta, on behalf of The McCaffrey Group Assessor's Parcel No. 506-130-05 Rel � 1 PE I UJ RNLO w I t 4 1 al PAUL MEzAE--5 0 MENLO wx- C-1 � ~ AE 5 z w W W � SIERRA SIERRA 40 JELLERY R 1 1 v w VARTIKIAN LLLL AE-5 OCO LEGEND aSubject Property U.G.M. Area VICINITY PLANNING & 1)EVELOPIVIENT DEP.�RTI�IENT VESTING TENTATIVE MAP OF TRACT N.O. 5755/UGM CONDITIONAL USE PERMIT NO. C-06-117 A.P.N.: 506-130-05S ZONE MAP: 1744 Southeast corn. of N.Polk and N. Dante Aves. NOT TO SCALE BY/DATE: D N / 11-29-06 FRESNO CITY PLANNING COMMISSION RESOLUTION NO. 12590 The Fresno City Planning Commission at its regular meeting on October 25, 2006,adopted the following resolution pursuant to the Subdivision Map Act of the Government Code of the State of California and the Municipal Code of the City of Fresno. WHEREAS,Vesting Tentative Tract Map No. 5755/UGM was filed with the City of Fresno and proposes to subdivide the subject property into a one common lot condominium subdivision on approximately 12 acres of land located on the northerly and southerly.sides of North Dante Avenue, east of North Polk Avenue; and, WHEREAS, the Bullard Community Plan Citizens Advisory Committee, on June 26, 2006, reviewed and recommended approval of the tentative tract map; 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 October 25, 2006; and, WHEREAS, the Fresno City Planning Commission conducted a public hearing on October 25, 2006, to . review the proposed subdivision and considered the staff report and invited testimony with respect to the. proposed subdivision. NOW, THEREFORE, BE IT RESOLVED, that the Fresno City Planning Commission hereby finds and - determines that there is no substantial evidence in the record to indicate that Vesting Tentative Tract Map No. 5755/UGM will not have a significant effect on the environment as identified by the Mitigated Negative. Declaration dated June 22, 2006, prepared for Environmental Assessment No.A-05-24/R-05-122/C-06- 11 7/T-5755. -05-24/R-05-122/C-06-117/T-5755. BE IT FURTHER RESOLVED that the Fresno City Planning Commission finds that approval of the tentative tract map subject to.Section 12-403-B of the Fresno Municipal Code, is consistent with the adopted 2025 Fresno General Plan and the Bullard Community Plan and the findings required pursuant to Section 66410 et. seq. of the Government Code. BE IT FURTHER RESOLVED that the Fresno City Planning Commission hereby approves Vesting Tentative Tract Map No. 5755/UGM subject to the Planning and Development Department Conditions of Approval dated October 25, 2006 and subject to the following clarifications,modifications and additions to the Conditions of Approval pursuant to the Planning Commission action of October 25, 2006. 1. Delete condition no. 40. 2. Delete condition no. 41. 3. Delete condition no. 42. 4. Modify condition no. 60 to read: Relinquish direct vehicular access to Polk Avenue, except for the driveway shown on Exhibit A, dated Auqust 4, 2006. 5. Modify condition no. 65 to read: Relinquish direct vehicular access to Dante Avenue, except for the driveway shown on Exhibit A, dated August 4, 2006. 6. Add the following condition: Planning Commission Resolution No. 12210 Vesting Tentative Tract Map No. 5455/UGM May 4, 2005 Page 2 Eliminate parking on North Dante Avenue 150 feet east of the intersection with North PolkAvenue. 7. Add the following condition: . There shall be no overnight on-street parking on North Dante Avenue;on-street parking shall only be allowed from the hours of 7:00 a.m. to 12:00 a.m. The foregoing Resolution was adopted by the Fresno City Planning Commission upon a motion by Commissioner DiBuduo, seconded by Commissioner Kissler. VOTING: Ayes DiBuduo, Kissler, Vasquez Noes Cherry, Torossian Not Voting None Absent Holt, Vang DATED: October 25, 2006 NI K YOVINO, Secretary . Fresn City Planning Commission Resolution No. 12590 Vesting Tentative Tract Map.No. 5755/UGM Filed by The McCaffrey Group Action: Approve with conditions K:Waster Files-Tract Maps\Tract 5755 Shelby Chamberlain\T-5755 PC Reso.doc FRESNO CITY PLANNING COMMISSION .RESOLUTION NO.12591 The Fresno City Planning Commission at its regular meeting on October. 25, 2006, adopted the following resolution relating to Conditional Use Permit Application No. C-06-117. CONDITIONAL USE REQUESTED: Request to develop the property with 118 residential units, a community building, enclosed garages, swimming pool and pet areas. Vesting Tentative Tract Map No. 5755/UGM has also been filed for the site which proposes Jo subdivide the site into a one common lot condominium subdivision. PROPERTY DESCRIPTION: Located on the southeast corner of North Dante and North Polk Avenues EXISTING ZONING: R-2/UGM/cz, Low Density:Multiple Family Residential/ Urban Growth Management/conditions of zoning WHEREAS, the Bullard Community Plan Citizens Advisory Committee, on June 26, 2006, reviewed and recommended approval of the conditional use permit.application; and WHEREAS, the Fresno City Planning Commission conducted a public hearing on October 25, 2006, to review the proposed conditional use permit and considered the staff report and invited testimony and reviewed the requested project in accordance with the policies of the Bullard Community Plan and the ` 2025 Fresno General Plan; and, - WHEREAS, the Fresno City Planning Commission, as a result of its inspections, investigations and studies made by itself and in its behalf, and of testimonies offered at said hearing, has established that approval of the special permit would be in accordance with applicable provisions of the Fresno Municipal Code, including the determination that all findings have been made relative to the issuance.of a conditional.use permit for the proposed project. NOW, THEREFORE, BE IT RESOLVED, the Fresno City Planning Commission hereby finds and determines that there is no substantial evidence in the.record to indicate that Conditional Use Permit Application No. C-06-117 will not have a significant effect on the environment as identified by the Mitigated Negative Declaration dated June 22, 2006, prepared for Environmental Assessment No. A- 05-24/R-05-122/C-06-117(r-5755. BE IT FURTHER RESOLVED that the Fresno City Planning Commission hereby approves Conditional Use Permit Application No. C-06-117 subject to the Planning and Development Department Conditions of Approval dated October 25, 2006 and subject to the following clarifications, modifications and additions to the Conditions of Approval pursuant to the Planning Commission action of October 25, 2006.. 1. Modify Part C, condition no. 12: Relinquish direct vehicular access to Polk Avenue, except for the driveway shown on Exhibit A, dated May 26, 2006. 2. Modify Part C, condition no. 17: Planning Commission Resolution No. 12591 Conditional Use Permit Application No. C-06-117 October 25, 2006 Page 2 Relinquish direct vehicular access to Dante Avenue, except for the driveway shown on Exhibit A, dated May 26, 2006. 3: Add the following condition: Eliminate parking on North Dante Avenue 150 feet east.of the intersection with North Polk Avenue. 4. Add the following condition: There shall be no overnight on-street parking on North Dante Avenue; .on-street parking shall only be:allowed from the hours of 7:00 a.m. to 12:00 a.m. The foregoing Resolution was adopted by the Fresno City Planning Commission upon a motion by Commissioner DiBuduo, seconded by Commissioner Kissler: VOTING: Ayes - DiBuduo, Kissler, Vasquez Noes Cherry, Torossian Not Voting None Absent Holt, Vang DATED: October 25, 2006 NICK P.. VINO, Secretary - Fresno C y Planning Commission Resolution No. 12591 Conditional.Use Permit Application No. C-06-1.17 ; .Filed by The McCaffrey Group Action: Approve with conditions as noted above KAMaster Files-Tract Maps\Tract 5755 Shelby Chamberlain\C-O6-117 PC Reso.doc City of ,w. REPORT TO THE CITY COUNCIL AGENDA ITEM NO. L"rb�9_%Ik / . . COUNCIL MEETING December 5, 2006 APPROVED BY FROM: NICK P. YOVINO, Director DEPARTMENT DIRECT Planning and Development Department 4A,,,Z_ BY: DARRELL UNRUH, Planning Manager CITY MANAGER Planning Division SUBJECT: CONSIDERATION OF AN APPEAL OF PLANNING COMMISSION'S APPROVAL OF VESTING TENTATIVE TRACT MAP NO. 5755 AND CONDITIONAL USE PERMIT APPLICATION NO. C-06-117, AND ENVIRONMENTAL FINDING FOR ENVIRONMENTAL ASSESSMENT NO. A-05-24/R-05-122/T-5755/C-06-117 KEY RESULT AREA Customer Satisfaction RECOMMENDATION Staff recommends the City Council take the following action: 1. AFFIRM the City Council's July 25, 2006 adoption of environmental finding of a mitigated negative declaration for Environmental Assessment No. A-05-24/R-05-122/T-5755/C-06-117, dated June 22, 2006. 2. DENY the appeal filed on November. 3, 2006 and UPHOLD the Planning Commission's action to approve Vesting Tentative Tract Map No. 5755. 3. DENY the appeal filed on November 3, 2006 and UPHOLD the Planning Commission's action to .approve Conditional Use Permit Application No. C-06-117: EXECUTIVE SUMMARY Vesting Tentative Tract Map No. 5755/UGM and Conditional Use.Permit Application No. C-06-117, filed by. Trend Homes, Inc., proposes the development of approximately 9.14 acres of R-2/UGM/cz (Low Density Multiple Family Residential/Urban Growth Management/conditions of zoning) zoned property located at the southeast corner of North Polk and North .Dante Avenues. Vesting Tentative Tract Map No. 5755/UGM proposes to subdivide the subject property into a one common lot condominium subdivision. The map also has a 3.2 acre remainder lot on the north side of North Dante Avenue that is zoned R-1/UGM (Single Family Residential/Urban Growth Management) that is not proposed for development at this time. A one common lot condominium map process is allowed by a provision of State law permitting thesale of individual airspace to individual buyers and requiring that all buyers of residential air space share in common ownership of all buildings, streets, open space, walls, etc., on the entire site. . Conditional Use Permit Application No. C-06-117 is a request to develop the property with 118 residential units, a community building, enclosed garages, swimming pool and pet areas. This map is supported by staff and the Bullard Community Plan. Citizens Advisory Committee. The application would bring the subject property into conformance with the Bullard Community Plan and the 2025 Fresno General Plan, which designate the site for medium-high density residential uses, pursuant to Section 12-403-B-2 of the Fresno Municipal Code. On October 25, 2006, the Fresno City Planning Commission approved of the tentative tract map and conditional use permit applications. On November 3, 2006, a nearby neighbor appealed the action of the Planning Commission to the City Council pursuant to Section 12-1019 of the FMC. The neighbor also requested that the councilmember have the City. Council review the Planning Commission's action on the related conditional use permit application and the councilmember was agreeable to that request. REPORT TO THE CITY COUNCIL Vesting Tentative Tract Map No. 5755 Conditional Use Permit Application No. C-06-117 December 5, 2006 Page 2 PROJECT INFORMATION PROJECT A one common lot condominium subdivision on 9.14 acres consisting of 118 residential units and gated access drives. The condominium process allows for the sale of individual airspace to individual buyers and requires that all buyers of residential air space share in common ownership of all buildings, streets, open space, walls, etc.; on the entire site that is to be developed at a density of 12.9 units per acre. The map also has a 3.2 acre remainder lot on the north side of North Dante Avenue that is zoned R-1/UGM (Single Family Residential/Urban Growth Management) that is not proposed for development at this time. APPLICANT . The McCaffrey Group (Engineer: Gary Giannetta) LOCATION Southeast corner of North Dante and North Polk Avenues (Council District 2, Councilmember Calhoun) SITE SIZE 9.14 acres LAND USE Existing Vacant Proposed - A one common lot condominium subdivision consisting of 118 residential units ZONING Existing - R-2/UGM/cz (Low Density Multiple Family Residential/Urban Growth Management/conditions of zoning) PLAN DESIGNATION The existing R-2/UGM/cz zone district and the 118 unit condominium AND CONSISTENCY development are consistent with the 2025 Fresno General Plan and the Bullard Community Plan designation of the site for medium high density residential land use (10.38 to 18.15 units per acre) ENVIRONMENTAL Mitigated Negative Declaration dated June 22, 2006 for Environmental FINDING Assessment .No. A-05-24/R-05-122/T-5755/C-06-117 approved by the. City Council on July 25, 2006 PLAN COMMITTEE The Bullard Community Plan Citizens Advisory Committee reviewed RECOMMENDATION the project at their meeting on June 26, 2006 and unanimously recommended approval of the proposed project STAFF Approve the vesting tentative tract map and conditional use permit RECOMMENDATION applications subject to compliance with the Conditions of Approval.for T- 5755 and C-06-117, both dated October 25, 2006 PLANNING COMMISSION At their meeting on October 25, 2006, the Planning Commission ACTION: approved Vesting Tentative Tract. Map No. 5755 and Conditional Use Permit Application No. C-06-117. REPORT TO THE CITY COUNCIL Vesting Tentative Tract Map No. 5755 Conditional Use Permit Application No. C-06-117 December 5, 2006 Page 3 BORDERING PROPERTY INFORMATION Planned Land Use Existing Zoning Existing Land Use Medium Density Residential R-1/UGM North . Single Family ResidentiaU Single Family Residential Medium Low Density Residential Urban Growth Management R-1/UGM South Medium Low Density Residential Single Family ResidentiaU Single Family Residential Urban Growth Mana ement R-1/UGM East Medium Low Density Residential Single Family Residential/ Single Family Residential Urban Growth Management R-P/UGM Office Commercial Residential and Professional Office/ Vacant Urban Growth Management West R-1/UGM Medium Density Residential Single Family Residential/ Single Family Residential Urban Growth Management ENVIRONMENTAL FINDING An environmental assessment initial study was. prepared for this project during the related plan amendment and rezone process of the project site. The study was prepared in accordance with the requirements of the California Environmental Quality Act (CEQA) Guidelines. This process included the distribution of requests for comment from other responsible or affected agencies and ,interested organizations: Preparation of the environmental assessment necessitated a°thorough review of the proposed project and relevant environmental issues and considered previously prepared environmental and technical studies pertinent to the Bullard Community Plan area including the Master Environmental Impact Report (MEIR No. 1.0130) for the 2025 Fresno General Plan. These environmental and technical studies have examined projected sewage generation rates of planned urban uses, the capacity of existing sanitary sewer collection and treatment facilities, and optimum alternatives for increasing capacities; groundwater aquifer resource conditions; water supply production and distribution system capacities; traffic carrying capacity of the planned major street system; and, student generation projections and school facility site location identification. The related amendment of the adopted 2025 Fresno General Plan was determined to not be fully within the scope of MEIR No. 10130 as provided by the California Environmental Quality Act (CEQA), as codified in the Public Resources Code (PRC) Section 21157.1(d) and the CEQA Guidelines Section 15177(c). It has been further determined that all applicable mitigation measures of MEIR No. 10130 have been applied to the project, together with project specific mitigation measures necessary to assure that the project will not cause significant adverse cumulative impacts, growth inducing impacts and irreversible significant effects beyond those identified by MEIR No. 10130 as provided by CEQA Section 15178(a). Therefore, it has been determined that based upon the evidence in the record that the project will not have a significant impact on the environment and that the filing of a mitigated negative declaration is appropriate in accordance with the provisions of CEQA Section 21157.5(a)(2) and CEQA Guidelines Section 15178(b)(1) and (2). Based upon the attached environmental assessment and the list of identified mitigation measures, staff has determined that there is no evidence in the record that the project may have a significant effect on the REPORT TO THE CITY COUNCIL Vesting Tentative Tract Map No. 5755 Conditional Use Permit Application No. C-06-117 December 5, 2006 Page 4 environment and recommends adoption of a mitigated negative declaration for this project. A public notice of the attached mitigated negative declaration finding for Environmental Assessment No. A-05- 24/R-05-122/C-06-117/T-5755 was published on June 22, 2006. BACKGROUND/ANALYSIS The applicant, The McCaffrey Group, has filed Vesting Tentative Tract Map No. 5755/UGM and Conditional Use Permit Application No. C-06-117 for 9.14 acres of property located on the southeast corner of North Polk and North Dante Avenues. Vesting Tentative Tract Map No. 5755/UGM proposes to subdivide the subject property into a one common lot condominium subdivision. The map also has a 3.2 acre remainder lot on the north side of North Dante Avenue that is zoned R-1/UGM (Single Family Residential/Urban Growth Management) that is not otherwise included in this project and is not proposed for development at this time. A one common lot condominium map process is allowed by a provision of State law permitting the sale of individual airspace to individual buyers and requiring that all buyers of residential air space share in common ownership of all buildings, streets, open space, walls, etc., on the entire site. Conditional Use Permit Application No. C-06-117 is a request to.develop the property with 118 residential units, a community building, enclosed garages, swimming pool and pet areas.. The site is currently zoned R-2/UGM/cz (Low Density Multiple Family Residential/Urban Growth ManagementJconditions of zoning)and the proposed project is consistent with that zone district. The project site is designated for medium high density residential use by the 2025 Fresno General Plan and Bullard Community Plan. According to the "Planned Land Use and Zone District Consistency Matrix" (Table 2) adopted with the 2025 Fresno General Plan (and applied within all community plans), the medium high density residential land use designation for the project site allows for 10.38 to 18.15 dwelling units per acre. The proposed development density is 12.9 dwelling units per acre and is therefore consistent with the 2025 Fresno General Plan and the Bullard Community Plan. Surrounding land uses are characterized by single family residential uses to the east, north and south, and vacant land and single family residential uses to the east. Bullard Community Plan Citizens Advisory Committee The Bullard Community Plan Citizens Advisory Committee reviewed the proposed project at its meeting on June 26, 2006. The committee unanimously recommended approval of the applications. Condition of Zoning Rezone Application No. R-05-122 was approved by the Fresno City Council on July 25, 2006 for the project site. The approval included the requirement that "Any CUP and site plan to develop property must go to Planning Commission for public hearing to involve area residents input on ingress, egress and traffic issues." The Fresno Municipal Code also requires that approval of a tentative tract map be done by the Planning Commission. The project was brought before the Planning Commission on October 25, 200610 meet these requirements and obtained project approval. Fresno City Planning Commission This project was heard by the Planning Commission on October 25, 2006. At this public hearing, the Planning Commission heard testimony from city staff, the applicant and concerned neighbors. Several issues were discussed, including traffic, access points, on-street parking and gates/walls surrounding the project. After extensive discussions, the Planning Commission took action to approve the tentative tract map and conditional use permit application subject to the conditions of approval with the following modifications: REPORT TO THE CITY COUNCIL Vesting Tentative Tract Map No. 5755 Conditional Use Permit Application No. C-06-117 December 5,2006 Page s Eliminate parking on North Dante Avenue 150 feet east of the intersection with North Polk Avenue On-street parking shall only be allowed from the hours of 7:00 a.m. to 12:00 a.m.- no overnight on- street parking The Planning Commission approved the project by a vote of 3-2, with two members absent. Appeal of Planning Commission Action An appeal of the Planning Commission's action approving Vesting Tentative Tract Map No. 5755 and Conditional Use Permit Application No. C-06-117 from a neighboring resident was received by the Planning and Development Department and Councilmember Calhoun on November 3, 2006. The appeal letter states that the appellant would like to see the following items be placed as conditions of approval on the project: • No parking on North Dante Avenue No access point to the project on North Dante Avenue • Require a wall or fence to be constructed around the perimeter of the project Staff recommends Council deny the appeal of the approved Tentative Tract.Map No. 5755 and Conditional Use Permit Application No. C-06-117 and uphold the Planning Commission's approval of the project subject to the conditions of approval dated October 25, 2006, and as modified by the commission at its hearing on October 25, 2006. Furthermore, it is recommended that the City Council concur that the proposed project, together with the conditions of approval, meets the City's adopted planning and zoning policies, goals, requirements and guidelines. The Planning Commission's conditions restricted vehicular parking along North Dante Avenue to reach a compromise between the applicant and the neighbors desires regarding on-street parking. The Planning Commission also approved the project with the staff recommendation that the development have full vehicular access to both North Polk and North Dante Avenues. Both streets are designated collector streets and by distributing the traffic onto two streets, neither street will be burdened with all the traffic generated by this development. Furthermore, if only one access point to Polk Avenue is allowed, the driveway entrance will have to be redesigned to provide a 100-foot driveway length from property line to allow for sufficient vehicle stacking before entering the project through the gated entry. Finally, the project design provides for the front entrances of residential buildings to be oriented to the street with enhanced front yard landscaping, somewhat similar to several other recently approved residential projects located in northwest and southwest Fresno. Requiring a perimeter wall would substantially modify the project's design concept to a back-on design which is commonly used with conventional single family residential developments. Conditional Use Permit Application No.C-06-117 Conditional Use Permit Application No. C-06-117 was filed in conjunction with Vesting Tentative Tract Map No. 5755/UGM to allow the project site to be developed with 118 residential units, a community building, enclosed garages, swimming pool.and pet areas. There are two access points from the proposed development; one to North Polk Avenue and one to North Dante Avenue. There is also an emergency only access point to.West Corona Avenue. The project is gated at all access points. The project has a total of 240 off-street parking stalls and 118 of those are in garages. There is a requirement to have a minimum of four.solid waste enclosures for trash and recycling services. The applicant is. required to have a solid masonry wall along the easterly property line, adjacent to the single family residential area. REPORT TO THE CITY COUNCIL Vesting Tentative Tract Map No. 5755 Conditional Use Permit Application No. C-06-117 December 5, 2006 Page 6 Electric Transmission Lines and Tower The proposed subdivision is bisected by two PG&E high voltage transmission power lines and .a transmission tower which traverse the project site in a northwest and southeast. direction along the southwesternmost corner of the subject site. Recently, some private and public agencies have expressed concern regarding possible adverse health effects, which may result from the electromagnetic fields generated by the flow of electricity through the high voltage transmission lines. The Environmental Protection Agency (EPA) released a study document summarizing the evidence about electromagnetic fields and its effects on human. health. The study found that, as related to the electromagnetic fields, there is only a limited understanding of how it might lead to carcinogenesis and that there was not enough knowledge to warrant a dose response assessment.. The EPA decided that the evidence suggests a hazard but declined to apply a classification scheme to this kind of agent as is currently done for known hazardous chemicals. The California Department of Health Services has concurred with this judgment. Because of the lack of clear evidence,. the Department of Health Services and the Public Utilities Commission have not proposed any regulation at this time. The Department of Health Services, however, does advise that city planners,_school boards, and real estate developers and those who control the building codes may find themselves forced to deal with the issues of proximity to electric transmission line rights-of-way or easements. Due to the lack of regulation from the State and the Federal Governments,the California Department of . Education has adopted a policy that recommends minimum distances between new schools and the edge of rights-of-way of transmission lines. The setback guidelines are 100 feet for 100-110 kV lines, 150 feet for 220-230 kV lines, and 250 feet for.345 kV lines. It is noted that these guidelines are not based on specific scientific evidence. City staff acknowledges there is public concern about the possible health hazards related to the delivery of electric power and much of the concern is based on suggestive data that, at this time, is both incomplete and inclusive. However, until we have the necessary information, a "prudent avoidance strategy that limits exposure when it can be done at a reasonable cost and with reasonable effort would seem appropriate. The Planning and Development Department has advised the developer of the department's concern and has recommended that the developer design their project to avoid or limit the exposure to the power lines until specific scientific evidence is available to determine if there is a hazard. Circulation Element Plan Policies and Major Street System Traffic Capacity The subdivision proposes access points to two collector streets, North Polk and North Dante Avenues. A traffic impact study was prepared for the project with the associated plan amendment and rezone applications for the site. The Public Works Department Traffic Division has reviewed this study and the proposed development and has determined that the streets relating to the site will be able to carry the quantity and kind of traffic generated subject to several improvements. These improvements include dedicating required right-of-way and constructing street paving within the limits of the tract map; installing curb, gutter, sidewalk; construction of an underground street lighting system; and relinquishment of access rights to North Polk and North Dante Avenues,.except for one driveway on each street. These street improvements are outlined in detail in the Vesting Tentative Tract Map No. 5755/UGM and Conditional Use Permit No. C-06-1.17 Conditions of Approval dated October 25, 2006. REPORT TO THE CITY COUNCIL Vesting Tentative Tract Map,No.5755 Conditional Use Permit Application No..C-06-117 December 5,2006 Page 7 The Public Works Department staff has concluded that this project does not have significant adverse impacts upon the city's transportation system and that its nonsignificant impacts are mitigable through the city's standard Urban Growth Management(UGM) process and project requirements for this development as well as other development in the area. In concert with the other developments that are approved pursuant to the 2025 Fresno General Plan, the developer will be required to install improvements and to pay fees toward development of the major street system as outlined in the Public Facilities Element of the general plan and will be required to provide for the installation of traffic control measures (e.g., signals, stop lights, etc.) installed per UGM policies and ongoing traffic studies. , State Department of Transportation (Caltrans) Caltrans submitted comments on the project on August 11, 2006. Caltrans staff determined that there would be an impact to the Herndon/99 and Shaw/99 interchanges. Applying the formula(s) accepted by the City and the State in the February 23, 2006 Caltrans/City of Fresno interim agreement, Caltrans determined that this project is responsible to pay $8,439.29 in State highway facilities fees. This fee has been imposed on this project as a condition of approval for Vesting Tentative Tract Map No. 5755/UGM and Conditional.Use Permit Application No. C-06-117. Tentative Tract Map Findings The Subdivision Map Act (California Government Code Section 66400 et. seq.) requires that a proposed subdivision not be approved unless the map, together with its design and improvements, is found to be consistent with the General Plan and any applicable specific plan (Finding No. 1 below). State law further provides that the proposed subdivision map be denied if any one of the Finding Nos. 2-5 below is made in the negative. In addition, State law requires that a subdivision be found to provide for future passive and natural heating or cooling opportunities in the subdivision development(Finding No.. 6 below). 1. The proposed subdivision map, together with its design and improvements, is consistent with the City's 2025 General Plan (there is not an applicable specific plan), because the Bullard Community Plan designates the site for medium high density residential land uses and the project design meets the density and zoning ordinance criteria for development in this plan designation. 2. This site is physically suitable for the proposed type and density of development, because conditions of approval will ensure adequate access and drainage on and off the site. 3. The proposed subdivision design and improvement is not likely to cause substantial and considerable damage to the natural environment, including fish, wildlife or their habitat, because of the urbanized nature of the area in which the site is located. 4. The proposed subdivision design and improvements are not likely to cause serious public health and safety problems because the conditions of approval have shown and will ensure that the subdivision conforms with City health and safety standards. 5. The proposed subdivision design will not conflict with public easements within or through the site because conditions of approval will assure noninterference with any existing or proposed public easements: I REPORT TO THE CITY COUNCIL' Vesting Tentative Tract Map No. 5755 Conditional Use Permit Application No. C-06-117 December 5, 2006 Page.8 6. The design of the subdivision provides, to the extent feasible, for future passive and natural heating or cooling opportunities in the subdivision because of the appropriate use and placement of landscaping plant materials and because of the orientation of the proposed lots. The subdivision map, subject to the recommended conditions of approval, complies with the design and property development standards of the Zoning Ordinance and local Subdivision Ordinance. Based upon the plans and information submitted by the applicant. and the recommended conditions of project approval, staff has determined that these findings can be made. Conditional Use.Permit Findings Based upon analysis Of the conditional use permit application and subject to the applicant's compliance with all of the conditions of.approval noted below, staff concludes that the,following required findings of Section 12-405-A-2--of the Fresno Municipal Code FMC can be made. FINDINGS PER FRESNO MUNICIPAL CODE SECTION 12-405-A-2. a.All applicable provisions of this Code are complied with and the site of the proposed use is adequate in size and shape to accommodate said use, and accommodate all yards, spaces, walls and fences, parking, loading, recycling areas, landscaping, and other required features, and, Findmg a 4 The subject site is approximately 9.14 acres in size and has an adequate amount of space, if developed in accordance with the project's site plan, to meet all applicable requirements of the Code and as established in the Special Permit Conditions of Approval dated October 25, 2006, 1#', including yards, spaces, walls and fences, parking, landscaping and other required features. b. The site for the proposed use relates to streets and.highways adequate in width and pavement type to carry the quantity and kind of traffic generated by the proposed use;and, Findmg 6 ° The traffic impact study prepared for the project has estimated that the proposed development will generate approximately 691 daily vehicle trips which can be accommodated by the adjacent ' streets. The proposed project will construct the required improvements necessary for the traffic generated by the project. '., , ,". ..s:.. „ :.... ,.:.. ,.,< i, .r,. ..f,I ,t,., d.,1-.h,' .Mi '' +s J,eai;e•.i,.t'��_�'".af�., .� rNkl'.:.�__t4,t�_,Ft�'sm...W.�`:-3�i. �.� u:,v c. The proposed use will not be detrimental to the public welfare or injurious to property or improvements in the area in which the property is located. The third finding shall not apply to uses which are subject to the provision of Section 12-306-N-30 of this Code. Find'�ng'c„ The staff of the Planning and Development Department has determined that the proposed use will not be detrimental to the public welfare or be injurious to property or improvements in the area in which the property is located if developed in accordance with the various conditions/requirements established through the related tentative tract map application review process as well as the conditional use permit review process. REPORT TO THE CITY COUNCIL Vesting Tentative Tract Map No. 5755 Conditional Use Permit Application No. C-06-117 December 5, 2006 Page 9 CONCLUSION/ RECOMMENDATION The appropriateness of the proposed project has been examined with respect to its consistency with.goals and policies of the 2025 Fresno General Plan and the Bullard Community Plan; its compatibility with surrounding existing or proposed uses; and its avoidance or mitigation of potentially significant adverse environmental impacts.. " These factors have been evaluated as described above and by the accompanying environmental assessment. Upon consideration of this evaluation, it can be concluded that Vesting Tentative Tract Map No. 5755/UGM and Conditional Use Permit Application No. C-06-117 are appropriate for the project site, Attachments: Vicinity Map Aerial Photograph of the site Vesting Tentative Tract Map No. 5755/UGM dated August 4, 2006 Conditional Use Permit Application No. C-06-117 Exhibits A and E, dated May 26, 2006 Conditions of Approval for T-5755/UGM, dated October 25, 2006, and Conditions of Approval for Conditional Use Permit No. C-06-117, dated October 25, 2006, including Exhibit D-Residential Sidewalk Pattern on Major Streets, Public Works GAD Plan Check Guide and Requirements List and letters from Public Works Department (10/20/06), FMFCD (7/05/06) and Pacific Gas and Electric (8/9/06) Letter from California Department of Transportation (Caltrans) dated August 11, 2006 Letter of Appeal from Paul Salazar, dated November 3, 2006 (received date) Environmental Assessment No. A-05-24/R-05-122/T-5755/C-06-117, Mitigated Negative Declaration dated June 22, 2006. 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The following specific conditions are applicable to this vesting tentative map. The Urban Growth Management (UG.M) Service Delivery. Plan requirements.are included.in the following conditions of approval and are designated by the caption "Urban Growth Management Requirements." NOTICE TO PROJECT APPLICANT In accordance with the provisions of Government Code §66020(d)(1), the imposition of fees, dedications, reservations or exactions for this project are subject to protest by the project applicant at the time of approval or conditional approval of the development or within 90 days after the date of.the imposition of the fee s,.dedications, reservations or exactions imposed on the development project. GENERAL CONDITIONS 1. Upon conditional approval of Vesting Tentative Tract Map No. 5755/UGM entitled Exhibit A, dated August 4, 2006, the subdivider may prepare a Final Map in accordance with the approved tentative map. 2. ..Submit grading plans and a soils report to the City of Fresno Planning and Development Department for verification prior to Final Map approval (Reference: Sections 12-1022 and 12-1023'of the Fresno Municipal Code). Grading plans shall indicate the location of any required walls and indicate the proposed width of required landscape easements or strips. Approval of the grading plan is required prior to Final Map approval. 3. At the time of Final Map submittal, the subdivider shall submit engineered construction plans to the City of Fresno Public Works, Public Utilities, and Planning and Development Departments for grading, public sanitary sewer system, public water system, street lighting system, public streets, and storm drainage, including other technical reports and engineered plans as necessary to construct the required public improvements and work and applicable processing fees. 4. Engineered construction plans shall be approved by the City prior to the approval of the Final Map. If, at the time of Final Map approval, such plans have not beenapproved, the subdivider shall provide performance security in an amount established by the City to guarantee the completion of plans. 5. Public utilities easements, as necessary,shall be shown on the Final Map and dedicated to the City of Fresno. Public utility easements beyond the limits of the Final Map, but Conditions of Approval Vesting Tentative Tract Map No. 5755/UGM October 25, 2006 Page 2 required as a condition of development, shall be acquired at the subdivider's cost and shall be dedicated by separate .instrument at the time of Final Map approval. The relocation of existing utilities necessitated by the required public improvements shall be paid for by.the subdivider. The subdivider is responsible to contact the appropriate utility company for information. 6. Comply with the conditions, policies and standards set forth in the City of Fresno, Municipal Code, Article 10, Chapter 12, "Subdivision of Real Property;" Resolution No. 68-187, "City Policy with Respect to Subdivisions;" and City of Fresno Standard Specifications, 2002 Edition, and any amendments thereto. 7. The developer/owner shall pay applicable fees for, but not limited to, plan checks for street improvements and other grading and construction; street trees, street signs, water and sewer service, and inspections in accordance with the City of Fresno Master Fee Schedule (City Resolution No. 79-606 and No. 80-420) and any amendments, modifications, or additions thereto; and in accordance with the requirements of State law as related to vesting tentative maps. 8. The subdivider shall furnish to the City acceptable security to guarantee the construction of the off-site street improvements in accordance with all applicable provisions of the Fresno Municipal Code (FMC) and the State Subdivision Map Act. The subdivider shall complete all the public improvements prior to the approval of the Final Map by the City. If, at the time of Final Map approval, any public improvements have not been completed and accepted in accordance with the standards of the City, the subdivider may elect.to enter into an agreement with the City to thereafter guarantee the completion .of the. improvements. 9. As a condition of Final Map approval, the subdivider shall furnish to the City a subdivision guarantee listing all parties having any right, title or interest.and the nature of their interest per State law. Landscaping and Walls I p A 10. Pursuant to the, Fresno Municipal Code, the developer/owner shall provide a 20-foot landscape setback (and irrigation system) along North Dante and North Polk Avenues. 11. Pursuant to the Bullard Community Plan and the Fresno Municipal Code, the developer/owner shall provide a 10-foot landscape setback (and irrigation system) along West Corona Avenue. 12. Construct a 6-foot solid masonry .wall along the easterly property line, adjacent to the single family residential area. .13. When the grading plan establishes a top of slope beyond the required landscape easement noted and the construction of the required wall is to be established coincident with the top of slope then the required minimum easement width shall be expanded to include the full landscaped area up to the wall location. 14. Plant anti-graffiti landscaping adjacent to any exposed perimeter wall, whether the wall is on the subject property or an adjacent property, including along walls along proposed outlots. Conditions of Approval Vesting Tentative Tract Map No.5755/UGM October 25, 2006 Page 3 15. All landscaping within the limits of Conditional Use Permit Application No. C-06-117, including the landscape strip along North Polk and North Dante Avenues, shalt be maintained by the homeowner's association: 16. The property owner/developer shall create a homeowner's association for the maintenance.of the landscape areas and proposed private streets and driveway areas, utilities and walls/gates. The proposed Declaration of Covenants, Conditions, and Restrictions (CC&R's) and the proposed instruments for the homeowners association shall be submitted to the Planning and Development Department for review two weeks prior to final map approval. Said documents shall be recorded with the final map or alternatively submit recorded documents or documents for recording prior to final acceptance of subdivision improvements. Said documents shall include assignment of responsibility to the homeowners -association for landscaping and other provisions as stated in the Planning and Development Department Guidelines for preparation of CC&R's dated January 11, 1985. 17. Improvement plans for all required landscaping and irrigation systems shall be submitted to the Planning and Development Department for review prior to Final Map approval. Building Setbacks 18. Building setbacks shall be in accordance with the R-2 zone district and as shown on Exhibit "A" of Conditional Use Permit Application No C-06-117 dated May 26, 2006 and the provisions of Section 12-212.5-E of the Fresno Municipal Code, unless otherwise noted in these conditions. 19. The building setback minimums are as follows: front yards along North Polk and North Dante Avenues of 20 feet, street side yard along West Corona Avenue of 10 feet and rear yards.of 20 feet, as shown on Conditional Use Permit Application No. C-06-117 Exhibit A, dated May 26, 2006. - Information 20. Vesting Tentative Tract Map No. 5755/UGM is subject to Planning Commission approval of related Conditional Use Permit Application No. C-06-117. 21. A certificate of compliance for the remainder parcel is required prior to the sale, lease or financing of that remainder parcel. 22. Prior to the issuance of building permits for the subdivision, school construction fees shall be paid to the Central Unified School District in accordance with the school district's adopted schedule of fees. 23. . Contact the United States Postal Service for the location and type of mailboxes to be installed in this subdivision. 24. Pursuant to Section 66456.1 of the Subdivision Map Act, which states "The right of the subdivider to file multiple Final Maps shall not limit the authority of the local agency to impose reasonable conditions relating to the filing of multiple Final Maps, any multiple final maps filed by the subdivider on this tract shall fully and independently conform to all provisions of Fresno Municipal Code Chapter 12, Article 10, Subdivision of Real Property. Conditions of Approval Vesting Tentative Tract Map No. 5755/UGM' October 25, 2006 Page 4 25. The developer/owner shall obtain any and all permits required for the removal or demolition of any existing building or structure located within the subdivision.boundaries. The developer/owner shall also obtain any and all permits required for the proper abandonment/closure of any.existing water well, septic tank/leach field or cesspool, and irrigation pipeline on the subject property. All such permits shall be obtained prior to commencement of tract grading work, in accordance with Chapter 13 of the Fresno Municipal Code. 26. If archaeological and/or animal fossil material is encountered during project surveying, grading, excavating, or construction, work shall stop immediately. 27. If there are suspected human remains, the Fresno County Coroner shall be immediately .contacted (business hours: (559) 268-0109; after hours the contact phone number is (559) 488-3111 for the Fresno County Sheriffs Department). If remains or other archaeological material is possibly Native American in origin, the Native American Heritage Commission (phone number (916) 653-4082) shall be immediately contacted, --and the California Archaeological,Inventory/Southern San Joaquin Valley Information Center (phone number(805) 644-2289) shall be contacted to obtain a referral list of recognized archaeologists. 28. If animal fossils are uncovered, the Museum of Paleontology at the University of California, Berkeley shall be contacted to obtain a .referral list of recognized paleontologists. An assessment shall be conducted by a paleontologist; if the. paleontologist determines the material to be significant, a recommendation shall be made to the City as to any further site investigation or preservation measures: 29. Apportionment of Special Assessment: If, as part of this subdivision, a division will be .made of any lot or parcel of land upon which there is an unpaid special assessment levied under any State or local law, including a division into condominium interest as defined in Section 783 of the Civil Code, the developer/owner shall file a written application with the City of Fresno Director of Public Works, requesting apportionment of the unpaid portion of the assessment or pay off such assessment in full. If the subdivider elects to apportion the assessment, the application shall contain the following information: a. Mull description of each assessed lot, parcel or interest to be divided and of how- such lot, parcel or interest will be divided; b. A request that the Engineer apportion the amount remaining unpaid on the assessment in accordance with applicable law; and C. Written consent of the owner(s) of each such lot, parcel, or interest to the requested apportionment. d. The application shall be filed prior to the approval of the Final Map(s) by the City and shall be accompanied by a fee in an amount specified in the Master Fee Resolution for each separate lot, parcel, or interest into which the original assessed lot, parcel or interest is to be divided. . The fee shall be in an,amount sufficient to pay all costs of the City and the Engineer of Work responsible for determining the initial assessment in making the requested apportionment: Conditions of Approval Vesting Tentative Tract Map No. 5755/UGM October 25, 2006 Page 5 30. The subdivider shall comply with Regulation VIII of the San. Joaquin Valley Air Quality Pollution Control District for.the control of particulate. matter and fugitive dust during construction of this project. 31. Solid waste disposal for the subdivision shall be provided by the City of Fresno. The method of collection to be utilized in this tract shall be subject to approval of the Solid Waste Manager (see below-noted conditions). PARK SERVICE 32. Pay appropriate park facilities fee and/or dedicate lands for park and recreation purposes pursuant to Ordinance No. 2005-112 and 2005-113 adopted by the Fresno City Council on September 27, 2005. Urban Growth Management Requirements 33. The subdivider shall be required to pay the appropriate UGM Park Capital Fee at the. time of Final Map approval. Fee payment may be deferred until time of building permit issuance in accordance with the requirements of Section 12-4.509-C-3 of the FMC. FIRE SERVICE 34. This project is within one mile from City of Fresno Fire Station No. 14. 35. This project is subject to city wide fire service fees. 36. Provide residential hydrants on site and fire flows per Public Works Standards with two sources of water_ 37. Two means of ingress/egress must be provided. This access must be maintained during all phases of . development. Phasing of tract will require re-review for access requirements. 38. Access to the tract is acceptable as shown. Access within the tract is addressed in the following conditions and on Conditional Use Permit Application No. C-06-117 Exhibit.A, dated May 26, 2006. . 39. Phasing of the tract will require re-review for access requirements. 40. ..All houses require a minimum 1.5" water service connection with minimum 1" water meter for fire sprinkler/domestic supply. 41. Model homes will require fire sprinklers (13D) and with a minimum 1.5" water service connection with minimum 1" water meter. 42. All houses over 5,000 square feet shall be fully fire sprinklered (13R) and provided with a minimum 2" water service connection. Conditions of Approval Vesting Tentative Tract Map No. 5755/UGM October 25, 2006 Page 6 Urban Growth Management Requirements. 43. The subdivider shall be required to pay the appropriate Fire Station Capital Fee at the time of final map approval. Fee payment may be deferred until time of building permit issuance in accordance with the requirements of Section 12-4.509-C-3 of the FMC. SOLID WASTE SERVICE 44. The enclosures shall be built on a level surface and in accordance with current Solid Waste standards. 45. Four or more enclosures.are required for this project. The location of the enclosures, as. shown on Conditional Use Permit Application No. C-06-117 Exhibit A, is acceptable. The owner shall provide a .minimum of 59 cubic yards. of solid waste and recycling services per week. 46 Provide-44-foot turning radius throughout project: STREETS AND RIGHTS-OF-WAY 47. The subdivider shall furnish to the City acceptable security to guarantee the construction of. the off-site street improvements in accordance with all applicable provisions of the FMC and the State Subdivision Map Act. 48. The subdivider shall make provisions for disabled persons in accordance with the Department of Public Works standards and as required by State law. Handicap access ramps are required to be constructed in sidewalks at all corners within the limits of the tract. Where street furniture is located. within the sidewalk area (fire hydrants, streetlights, etc.), a minimum of 48 inches of unobstructed path shall be maintained to satisfy.the American Disabilities Act requirements. If necessary, dedicate a pedestrian easement to accommodate for the 4-foot minimum unobstructed path requirement. 49. Provide curb ramps at all corners within the limits of the subdivision. 50. All of the required street improvements shall be constructed and/or installed in accordance with the City of Fresno Standard Specifications (2002 Edition). The following shall be submitted as a single package to the Planning and Development Department for review and approval: street construction, signing, striping, traffic signal and streetlight, trail lighting, signing and striping. 51. The subdivider shall underground all existing off-site overhead utilities and proposed utility systems in accordance with FMC Sections 12-1011, 8-801, and Resolution No. 78- 522, 88-229. 52. The subdivider shall construct an underground street lighting system per Public Works Standards within the limits of the tract. Spacing and design shall conform to Public Works Standards. Height, type, spacing, etc., of standards and luminaries shall be in accordance with Resolution No. 68-187, 78-522, 81-219, and 88-229 or any modification thereto approved by the City Traffic Engineer prior to Final Map approval. Upon completion of the work by the subdivider and acceptance of the work by the City, the street lighting system shall be dedicated to the City. Submit engineered construction plans to the Public Works Department for approval. I Conditions of Approval Vesting Tentative Tract Map No. 5755/UGM October 25, 2006 Page 7 53. All dead-end streets created by this subdivision shall be properly barricaded in accordance with City standards (P-44) within seven days from the time the streets are surfaced or as directed by the Engineer. 54. Submit a Geometric Approval Drawing (GAD) to Traffic Engineering for review and approval per the attached checklist, prior to submittal of street plans. 55. The developer shall comply with Rule 8060 of the. San Joaquin Valley Air Pollution Control District for the control of fugitive dust requirements from paved and unpaved roads. Frontage Improvement Requirements: Major Streets: North.Polk Avenue: Collector, .56. Dedicate 47'- 55' of property (no parking) -OR- 53'- 55' (parking allowed), from section line, for public street purposes within the limits of this subdivision to meet the current City of Fresno Collector Standards. 57. Construct concrete curb and sidewalk to Public Works Standard P-5. The curb shall be constructed to a 10' residential pattern. Construct a 6' residential sidewalk per Exhibit "D". A 2' dedication for a pedestrian easement is required. 58. Construct 20' of permanent paving (measured from face of curb) within the limits of this subdivision. 59. Construct an underground street lighting system to Public Works Standard E-1 within the limits of this subdivision. Spacing and design shall conform to Public Works Standard E-8 for Collector Streets. 60. Relinquish direct vehicular access to North Polk Avenue. North Dante Avenue: Collector 61. Dedicate 47'- 55' of property (no parking) -OR- 53'- 55' (parking allowed), from center line, for public street purposes within the limits of this subdivision to meet the current City of Fresno Collector Standards. 62. Construct concrete curb and sidewalk to Public Works Standard P-5. The curb shall be constructed to a 10' residential pattern. Construct a 6' residential sidewalk per Exhibit "D". A 2' dedication for a pedestrian easement is required. 63. Construct 20' of permanent paving (measured from face of curb) within the limits of this . sub-division. 64. Construct an underground street lighting system to Public Works Standard E-1 within the limits of this subdivision. Spacing and design shall conform to Public Works Standard E-8 for Collector Streets. 65. Relinquish direct vehicular access to North Dante Avenue. Conditions of Approval Vesting Tentative Tract Map No. 5755/UGM October 25, 2006 Page 8 Interior Streets: 66. Dedicate, design and construct all curb, gutter, sidewalk, (both sides), permanent paving, cul-de-sacs, easements and underground street lighting systems on all interior local streets to Public Works Standards. Sidewalk patterns shall comply with Public Works API Standards for 50' and 54' streets. Specific Mitigation Requirements: 67. This tract will generate 52 a.m. t 61 p.m. pE?ak hour trips; therefore, a Traffic Impact Study (TIS) is not required. 68. 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. 69. Provide a minimum of 2 entries (ingress/egress). one at 75' minimum stacking and one at-50' minimum stacking from the proposed gain to the back of walk -OR- the gates shall remain open from 7 a.m. to 9 a.m. and from 4 p.m. to 6 p.m. .The proposed gate fronting onto North Polk Avenue shall be signed for residential use only. Visitors shall use gate on North Dante Avenue. Signing to be approved by the City Traffic Engineer. Provide a detail (1" = 20') to identify adequate onsite turn around. Submit the redesign to Louise Gilio for review and approval. 70. Full offsite improvements adjacent to the remainder on the northeast corner of North Dante Avenue and shall be required for public health and safety and the orderly development of the surrounding area. Reference "The Subdivision Map Act", Chapter 1, Section 66424.6. 71. Sierra Avenue: (Vacation is required for both sides) A feasibility study for all proposed vacations of existing public rights of way is required to be completed [Lor to the approval of the tentative map. 72. Identify proposed entries on the map. Identify symbol to relinquish vehicular access at all other locations on Polk and Dante. 73. Revise site plan for Conditional Use Permit Application No. C-06-117 as indicated on Exhibit A, dated May 26, 2006. Traffic Signal Mitigation Impact Fee 74. 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). 75. Dante Avenue: Install a signal pole with a 150-watt safety light and an oversize street sign to Public Works Standards at the south east corner of Dante Avenue and Polk Avenue. 76. The intersection of Bullard and Dante shall be signalized to the City of Fresno Standards, complete with left turn phasing, actuation and signal pre-emption. This work Conditions of Approval Vesting Tentative Tract Map No. 5.755/UGM October 25, 2006 Page 9 is eligible for reimbursement and/or credit.against Traffic Signal Mitigation Impact Fees. Ref. Plan Amendment Application No. A-05-024 UGM Requirements: 77. This Map is in UGM major street zone CID-2; therefore pay all applicable UGM fees. Street Names Change the following street name to reflect its proper spelling, direction or name: 78. Make the following changes to the street names: a. Sierra Avenue to West Sierra Avenue b. West Ellery Avenue to West Ellery Way c. . N. Wheeler Ave. to North Wheeler Avenue d._ N. Ellendale to North.Ellendale Avenue e. N. Delbert to North Delbert Avenue f. N. Constance to North Constance Avenue SANITARY SEWER SERVICE 79. The nearest sanitary sewer mains capable of serving the proposed project are eight inch mains located in North Dante,West Corona and North Polk Avenues. 80. On-site sanitary sewer facilities shall be private. 81. Separate sewer house branches shall be provided for each lot created. 82. Abandon all. existing on-site private sanitary sewer systems in accordance with City standards: 83. Street easements and/or deeds shall be recorded prior to approval of improvement plans. 84. All underground street utilities shall be installed prior to permanent street paving. 85. ' The developer should contact Wastewater Management Division/Environmental Services at (559) 621-5100 regarding conditions of service for special users. 86. Public sewer facilities shall be constructed in accordance with the Department of Public Works standards, specifications, and policies. Urban Growth Management Requirements 87. Payment of appropriate sewer connection charges at the time of Final Map approval subject to deferral to building permit issuance as appropriate. These payments include the following: Sewer Lateral Charge; Trunk Sewer Charge (Cornelia); and, Wastewater Facilities Charge (residential only) and Sewer Oversize Reimbursement S.A. #18. WATER SERVICE 88. On-site water facilities shall be private. Conditions of Approval Vesting Tentative Tract Map No. 5755/UGM October 25, 2006 Page 10 89. Installation of water service and meter boxes shall be provided. 90. Two independent sources of water meeting Federal and State Drinking Water Act Standards are required to serve the tract including any subsequent phases thereof. The two-source requirement may be accomplished through any combination of water main extensions, construction. of supply wells, or other acceptable sources of water supply approved by the Water Systems Manager. 91. All public water facilities shall be constructed in accordance with the Department of Public Works standards, specifications, and policies. 92. Seal and abandon existing on-site well(s) in accordance with the State of California Well Standards, Bulletin 74790 or current revisions issued by the California Department of Drinking Resources and City of Fresno standards._ 93. Payment of appropriate water connection charges and UGM fees at the time of final map approval shall be required, subject to-deferral to the time of building permit issuance as appropriate. FRESNO IRRIGATION DISTRICT (FID) 94. FID does not own, operate or maintain any facilities on the subject property. FLOOD CONTROL AND DRAINAGE 95. The subdivider shall be required to comply with the specific requirements imposed by the Fresno Metropolitan Flood Control District (FMFCD) for the subdivision or any amendments or modifications to those requirements which may be granted by the FMFCD Board of Directors, pursuant to Section 13-1307 of the Fresno Municipal Code. These requirements are identified in the District's letter to the Planning and Development Department dated September 7, 2006. 96. Any temporary ponding basins constructed or enlarged to provide service:to the subdivision shall be fenced in accordance with City standards within seven days from the time the basin becomes operational or as directed by the City Engineer. Temporary ponding basins will be created through a covenant between the City and the Developer prior to Final Map approval. Maintenance of the temporary ponding basin shall be by the Developer until permanent service for the entire subdivision is provided. SAN JOAQUIN VALLEY AIR POLLUTION CONTROL DISTRICT 97. The developer/owner shall comply with the requirements of the San Joaquin Valley Air Pollution Control District that were established through the previous plan amendment and rezone process. PACIFIC GAS AND ELECTRIC 98. PG&E owns and operates electronic transmission lines (Herndon-Manchester 11 5k T/L Line 728 and Herndon-Barton 115kV T/L Line 728) within the proposed project's boundaries. Comply with the attached letter, dated August 9, 2006, from Pacific Gas & Electric. Conditions of Approval Vesting Tentative Tract Map No. 57551UGM October 25, 2006 Page 11 FRESNO COUNTY DEPARTMENT OF COMMUNITY HEALTH 99. Prior to the issuance of building permits, the applicant must submit complete pool facility plans and specifications to the Fresno County Department of Community. Health, Environmental Health Division, for review and approval. Contact the Recreational Health Program at (559) 445-3357. 100. Prior to operation the applicant shall apply for and obtain' a permit to operate a public swimming pool from the Fresno County Department of Community Health, Environmental Health Division. . A permit, once issued, is nontransferable. Contact the Recreational Health Program at (559) 445-3357. CENTRAL UNIFIED SCHOOL DISTRICT 101. Contact the Central Unified School District for their requirements and/or fees: CALTRANS 102. Prior to the approval of any Final Tract Map for this tentative. tract map, the subdivider/developer shall pay its share of costs for improvements to interchanges affected by vehicular travel related to this subdivision as provided below. The following share of cost was derived by the California Department of Transportation (Caltrans) Division 6 Office of Transportation Planning from its review of the Plan Amendment No. A-05-24, Rezone No. R-05-122 and Conditional Use Permit No. C-06-117 Traffic Impact Study pursuant to the February 23, 2006 agreement between the City of Fresno and Caltrans. See attached letter dated August 11, 2006 for more information: Subdivider/Developer shall pay $8,439.29 for improvements to the State Route .99 interchanges at Herndon and Shaw Avenues. RIGHT-OF-WAY ACQUISITION 103. The developer will be responsible for the acquisition of any, necessary right-of-way to construct any of the required improvements. 104. Rights-of-way acquisition shall include any rights-of-way necessary for proper drainage, signing, pole relocation, and shoulder grading. In general, this will require right-of-way to be provided approximately 10 feet outside the travel lane. The exact requirement must be determined at the project design stage based on the existing conditions and detailed design information. 105. In the event an acquisition of any easement or right-of-way is necessitated by the subject development, said acquisition will be accomplished prior to Final Map approval. The developer/owner should contact the Real Estate Section of the Public Works Department to receive procedural guidance in such acquisitions. 106. Should such acquisition not be accomplished by the subdivider prior to .Final Map approval, the subdivider must request and grant to the City the full authority to attempt acquisition either through negotiation or through its power of eminent domain. The subdivider shall furnish to the City Public Works Department, Engineering Division/ Real Estate Section, an appraisal report ora request for an estimated appraisal amount (to be Conditions of Approval - Vesting Tentative Tract Map No. 5755/UGM October 25, 2006 Page 12 determined by the City of Fresno Real Estate Section). prior to preparation of a Subdivision Agreement. 107. The subdivider shall submit adequate security in the form of a cash deposit to guarantee payment of all costs associated with the acquisition, including staff time, attorney's fees, appraisal fees, court costs, and all related expenditures and costs necessary to effect the acquisition of such easements or rights-of-way. URBAN GROWTH MANAGEMENT REQUIREMENTS (GENERAL) 108. The developer of property located within the UGM boundaries shall comply with all sewer, water and street requirements and pay all applicable UGM fees imposed under the Urban Growth Management process (with appropriate credit given for the installation of required UGM improvements) in accordance with the requirements of State Law as related to vesting tentative tract maps. w 109. The developer will.be responsible for the relocation or reconstruction of any existing improvements or facilities necessary . to construct any of the required UGM improvements. DEVELOPMENT FEES AND CHARGES 110. This project is subject to the following fees and charges: PARKS DEPARTMENT FEE I RATE a. Street Tree Landscape Plan Review fee $56.00 b. Street Tree Installation fee $129.00/tree City installed tree C. . Street Tree Inspection fee $30.00/tree Developer installed tree d. Maintenance District Plan Review fee $176.00 e. Maintenance District Inspection fee $305.00 f. Reinspection Fee $29/1-lour FRESNO METROPOLITAN FLOOD CONTROL DIST. FEE / RATE g. Metropolitan Flood Control District Fee * Contact FMFCD for new fees. SEWER CONNECTION CHARGES FEE RATE h. Lateral Sewer Charge* $0.10/sq. ft, (to 100' depth) i. Oversize Charge* $0.05/sq. ft. (to 100' depth) j. Trunk Sewer Charger $419/living unit Service Area: Cornelia k. Wastewater Facilities Charge+ $2,119/living unit Conditions of Approval Vesting Tentative Tract Map No. 5755/UGM October 25, 2006 Page 13 I. House Branch Sewer Chargee N/A WATER CONNECTION CHARGES FEE RATE m. 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. n. Frontage Charge* $6.50/lineal.foot o. Transmission Grid Main Charges $643/gross acre (parcels 5 gross. acres or more) p. Transmission Grid Main Bond Debt Service Charge* $243/gross acre (parcels 5 gross acres or more) q. UGM Water Supply Feer $407/living unit Service Area: 201S . r. Well Head Treatment Feer $0/Living unit Service Area: 201 s. Recharge Fees $0/living unit Service Area: 201 t. 1994 Bond Debt Service* $0/living unit Service Area: 201 DEVELOPMENT IMPACT FEE FEE RATE U. Fire Facilities Impact Fee - Citywide♦** $539/living unit v. Park Facility Impact Fee - Citywide+** $3398/living unit w. *Quimby.Parkland Dedication Feelf** $1120/living unit x. Police Facilities Impact Fee - Citywide+** : $624/living unit y. Traffic Signal Charge* $331.75/living unit URBAN GROWTH MANAGEMENT FEE RATE z. Major Street Charge* $2798/adj. acre Service Area: C/D-2 aa. Major Street Bridge Charge* $94/adj. acre Service Area: C/D-2 Conditions of Approval Vesting Tentative Tract Map No.5755/UGM October 25, 2006 Page 14 bb..UGM Grade Separation Fee* N/A Service Area: cc. UGM Trunk Sewer Charge* N/A Service Area: Cornelia , dd. Street Acquisition/Construction.Charges N/A Notes: *This amount if paid is creditable against the Park Facility Impact Fee. *' Fee applicable to all maps accepted for filing after August 30, 2005 v Due at time of subdivision. 4 Due at time of development. ♦ Due at occupancy. w► Deferrable through Fee Deferral Covenant. KAMaster Files-Tract Maps\Tract 5755 Shelby Chambedain\T-5755-C-06-117 COA.doc CITY OF FRESNO PLANNING AND DEVELOPMENT DEPARTMENT CONDITIONS OF APPROVAL -OCTOBER 25, 2006 CONDITIONAL USE PERMIT APPLICATION NO, C-06-117 PART A- PROJECT INFORMATION 1. Assessor's Parcel No: 506-130-05 2. Zone Map No: 1845 3. Job Address: 6360 North Polk Avenue (Site Address) 4. Street Location: Southeast corner of North Polk and North Dante Avenues 5. Existing Zoning R-2/UGM/cz(Low Density Multiple Family Residential DistriccUrban Growth Management/conditions of zoning) 6. Planned.Land Use: Medium High Density Residential 7. Plan Areas: Bullard Community Plan 8. Project Description: Proposal to construct a 118-dwelling unit multiple family residential complex including a community building, enclosed' garages, swimming pool and pet areas. Vesting Tentative Tract Map No. 5755/UGM has also been filed for the project site to subdivide the property into a one-lot condominium development: PART B - GENERAL CONDITIONS AND REQUIREMENTS Conditions of zoning that were established through Rezone Application No. R-05-122 require that any CUP and site plan to develop property must go to Planning Commission for public hearing to involve area residents input on ingress, egress and traffic.issues." Approval of the special permit application shall be subject to this list of conditions, including any modifications made by the Planning Commission, and Exhibits A, E and L dated May 26, 2006 and Vesting Tentative Tract Map No. 5755/UGM conditions of approval dated October 25, 2006. An environmental assessment/initial study was conducted and resulted in a Mitigated Negative Declaration, dated June 22,2006. The Mitigated Negative Declaration was published in the Fresno Bee commencing a 20-day public review and comment period on June 22, 2006. The expiration date for the comment period was July 12, 2006. IMPORTANT: PLEASE READ CAREFULLY Please note that this project may be subject to a variety of discretionary conditions of approval. These include conditions based on adopted City plans and policies,those determined through site plan review and environmental assessment essential to mitigate adverse effects on the environment Conditions of Approval Conditional Use Permit Application No. C-06-117 October 25, 2006 Page 2 including the health, safety, and welfare of the community, and recommended conditions for development that are not essential to health, safety, and welfare, but would on the whole enhance the project and its relationship to the neighborhood and environment. Discretionary conditions of approval are listed in the last section of this list of conditions under the heading "Part F - Miscellaneous" and may be appealed. All code requirements, however, are mandatory and may only be modified by variance, provided the findings pursuant to Fresno Municipal Code (FMC) Section 12-405.A can be made. All discretionary conditions of approval will .ultimately be deemed mandatory unless appealed as part of the oral or written testimony presented to the Fresno City Planning Commission. In the event you wish to appeal the discretionary conditions of approval, you may do so by filing a written appeal with the Fresno City Planning or present oral testimony at the Planning Commission hearing,scheduled for October 25, 2006. The appeal shall include a statement of your interest in or relationship to the subject property, the decision or action appealed and specific reasons why you .believe.the decision or action appealed should.not be upheld. Approval of this special permit shall be considered null and void in the event of failure by the applicant and/or the authorized representative, architect, engineer, or designer to disclose and delineate all facts and information relating to the subject property and the proposed development including, but not limited to, the following: 1. All existing and proposed improvements including but not limited to buildings and structures, signs and their uses, trees, walls, driveways, outdoor storage, and open land use areas on the subject property and all of the preceding which are located on adjoining property and may encroach on the subject property; .2. All public and private easements, rights-of-way and any actual or potential prescriptive easements or uses of the subject property; 3. Existing and proposed grade differentials between the subject property and adjoining property zoned or planned for residential use. - Approval of this special permit may become null and void in the event that development is not completed in accordance with all the conditions and requirements imposed on this special permit, the Zoning Ordinance, and all Public Works Standards and Specifications. The Planning and Development Department shall not assume responsibility for any deletions or omissions resulting from the special permit review process or for additions or alterations to construction plan not specifically submitted and reviewed and approved pursuant to this special permit or subsequent amendments or revisions. No uses of land, buildings, or structures other than those specifically approved pursuant to this site plan shall be permitted. (Include this note on the site plan.) Transfer all red line notes, etc., shown on all original site plan exhibits(dated May 26, 2006)to the final site plan. CORRECTIONS SHALL INCLUDE ALL THOSE LISTED IN THIS DOCUMENT AND THOSE LISTED IN THE CORRECTION LIST PROVIDED BY THE PLAN CHECK PROCESS. Conditions of Approval Conditional Use Permit Application No, C-06-117 October 25, 2006 Page 3 The exercise of rights granted by this special permit must be commenced within four years from the date of Planning Commission approval. There is no exception. To complete the back-check`process for building permit relative to planning and zoning issues, submit four copies of this corrected, final site plan, together with two copies of the elevations, landscape, and irrigation plans, and any required covenants and/or studies or analyses to the Planning Division,for final review and approval,ten days before applying for building permits. Copies of this final approved site plan, elevations, landscape, and irrigation plans stamped by the Planning Division must be substituted for unstamped copies of same in each of the four sets of construction plans submitted for plan check prior to issuance of building permits. The final approved site plan must also include all corrections identified in the plan check process. Be advised that on site inspections will not be authorized unless the final stamped approved site plan, elevations, .landscape, and irrigation plans are included in the plan check file copy. Please call for an appointment for final sign-off for building permits following your receipt and substitution of the four copies of the stamped, corrected, approved exhibits in the plan check sets. . Contact .Shelby Chamberlain at (559) 621-8042 or via e-mail at Shelby.Chamberlain@fresno.gov to schedule an appointment. NOTICE TO PROJECT APPLICANT In accordance with the provisions of Government Code Section 66020(d)(1),the imposition of fees, dedication, reservations or exactions for this project are subject to protest by the project applicant at the time of approval or conditional approval of the development or within 90 days after the date of the imposition of the fees, dedications," reservation or exactions imposed on the development , project. This notice does not apply to those fees, dedications, reservations or exactions which were previously imposed and duly noticed; or, where no .notice was previously required under the provisions of Government Code Section 66020(d)(1) in effect before January 1, 1997. PART C - PUBLIC IMPROVEMENT REQUIREMENTS The following requirements are based on city records and the accuracy of the existing and proposed on-site and off-site conditions depicted on the exhibits submitted. Requirements not addressed due to omission or misrepresentation of information, for which this review process is dependent, will be imposed whenever such conditions are disclosed. Questions relating to dedications, street improvements.or off-street parking lot geometrics may be directed to Louise Monroe at (559) 621-8678, Greg Jenness at (559) 621-8812 or Robert Ebel at (559) 621-8794 of the Public Works Department, Engineering Division. 1. The developer shall make provisions for disabled persons in accordance with the Department of Public Works standards and as required by State law. Handicap access . ramps are required to be constructed in sidewalks at all corners within the limits of the tract. Where street furniture is located within the sidewalk area(fire hydrants, streetlights, etc.), a minimum of 48 inches of unobstructed path shall be maintained to satisfy the American Disabilities Act requirements. If necessary, dedicate a pedestrian easement to accommodate for the 4-foot minimum unobstructed path requirement. Conditions of Approval Conditional Use Permit Application No. C-06-117 October 25, 2006 Page 4 2. Provide curb ramps at all corners within the limits of the subdivision. 3. All of the required street improvements shall be constructed and/or installed in accordance with the City of Fresno Standard Specifications (2002. Edition). .The following shall be submitted as a single package to the Planning and Development Department for review and approval: street construction, signing, striping, traffic signal and streetlight, trail lighting, signing and striping. 4. The developer shall underground.all existing off-site overhead utilities and proposed utility systems in accordance with FMC.Sections 12-1011,8-801, and Resolution No.78-522, 88- 229. 5. The developer shall construct an underground street lighting system per'Public Works Standards within the limits of the tract.. Spacing and design shall conform to Public Works Standards. Height, type, spacing, etc., of standards and luminaries shall be in accordance with Resolution No. 68-187, 787522, 81-219, and 88-229 or any modification thereto approved by the City Traffic Engineer prior to Final Map approval. Upon completion of the work by the subdivider and acceptance of the work by the City, the street bighting system shall be dedicated to the City. Submit engineered construction plans to the Public Works Department for approval. 6. Submit a Geometric Approval Drawing(GAD)to Traffic Engineering for review and approval per the attached checklist, prior to submittal of street.plans. 7. The developer shall comply with Rule 8060 of the San Joaquin Valley Air Pollution Control District for the control of fugitive dust requirements from paved and unpaved roads. Frontage Improvement Requirements: Major Streets: North Polk Avenue: Collector 8. Dedicate 47'-55'of property(no parking)-OR-53'-55' (parking allowed),from section line, for public street purposes within the limits of this subdivision to meet the current City of Fresno Collector Standards. 9. Construct concrete curb and sidewalk to Public Works Standard P-5. The curb shall be constructed to a 10' residential pattern. Construct a 6' residential sidewalk per.Exhibit"D". A 2' dedication for a pedestrian easement is required. 10. Construct 20' of permanent paving (measured from face of curb) within the limits of this subdivision. 11. Construct an underground street lighting system to Public Works Standard E-1 within the limits of this subdivision. Spacing and design shall conform to Public Works Standard E-8 for Collector Streets. 12. Relinquish direct vehicular access to Polk Avenue. Conditions of Approval Conditional Use Permit Application No. C-06-117 October 25, 2006 Page 5 North Dante Avenue: Collector 13. Dedicate 47'-55' of property(no parking) -OR-53'-55' (parking allowed), from center line, for public street purposes within the limits of this subdivision .to meet the current City of Fresno Collector Standards. 14. Construct concrete curb and sidewalk to Public Works Standard P-5. The curb shall be constructed to a 10'residential pattern. Construct a 6' residential sidewalk per Exhibit"D". A 2' dedication for a pedestrian easement is required. 15. Construct 20'of permanent paving (measured from face of curb)within the limits of this sub- division. 16. Construct an underground street lighting system,to Public Works Standard E-1 within the limits of this subdivision. Spacing and design shall conform to Public Works Standard E-8 for Collector Streets. 17. Relinquish direct vehicular access to Dante Avenue. Interior Streets: 18. Dedicate, design and construct all curb, gutter, sidewalk, (both sides), permanent paving, cul-de-sacs,easements and underground street lighting systems on all interior local streets to Public Works. Standards. Sidewalk patterns shall comply with Public Works API Standards for 50' and 54` streets. Specific Mitigation Requirements: 19. This tract will generate 52 a.m. 1 61 p.m. peak hour trips; therefore, a Traffic Impact Study. (TIS) is not required. .20. 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. 21. Provide a minimum of 2 entries (ingress/egress). 1 at 75' minimum stacking and 1 at 50' minimum stacking from the proposed gate to the back of walk-OR-the gates shall remain open from 7 a.m.to 9 a.m. and from 4 p.m.to 6 p.m. The proposed gate fronting onto Polk Avenue shall be signed for residential use only. Visitors shall use gate on Dante. Signing to be approved by the City Traffic Engineer. Provide a detail (1" = 20') to identify adequate onsite turn around. Submit the redesign to Louise Gilio for review and approval: 22. Full offsite improvements adjacent to the remainder on the north east corner of.Dante and shall be required for public health and safety and the orderly development of the surrounding area. Reference "The Subdivision Map Act", Chapter 1, Section 66424.6. 23. Sierra Avenue: (Vacation is required for both sides) A feasibility study for all proposed vacations of existing public rights of way is required to be completedrp for to the approval of the tentative map. 24. Identify proposed entries on the map. Identify symbol to relinquish vehicular access at all other locations on Polk and Dante. Conditions of Approval Conditional Use Permit Application.No. C-06-117 October 25, 2006 Page 6 25. Revise site plan for Conditional Use Permit Application No.C-06-117 as indicated on Exhibit A, dated May 26, 2006. Traffic Signal Mitigation Impact Fee 26. 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 residential (condominium) unit(fee rate as shown in the Master Fee Schedule). 27. Dante Avenue: Install a signal pole with a 150-watt safety light and an oversize street sign to Public Works Standards at the south east corner of Dante Avenue and Polk Avenue. 28. The intersection of Bullard and Dante shall be signalized to the City of Fresno Standards, complete with left turn phasing, actuation and signal pre-emption. This work is eligible for reimbursement and/or credit against Traffic Signal Mitigation Impact Fees. Ref. A-05-024 UGM Requirements: 29. This Map is in.UGM major street zone CID-2; therefore pay all applicable UGM fees. STREET ENCROACHMENT PERMITS, DEDICATIONS AND VACATIONS 1) Exhibit"A"is required to include all street furniture, e.g.: public utility poles and boxes, guy wires, signs, fire hydrants, bus stop benches, mail boxes, news stands, trash receptacles, tree wells, etc., within the existing and proposed public rights of way. 2) Provide a minimum 4 foot wide path of travel along the.public sidewalk on all frontages of the property as required .by Title 24 of the California Administration Code. An on-site pedestrian easement may be required if Title 24 requirements can not be met within the existing public rights of way. 3) Deed documents for the required property dedications shall be prepared by the applicant's engineer and submitted to the Public works Department, Engineering Division, Special Districts/Projects and Right-of-Way Section with verification of ownership Rrior to issuance of building permits. Deed documents must conform to the format specified by the city. Document format specifications may be obtained from the Public Works Department, Engineering Division, Special Districts / Projects and Right of Way Section, or by calling (559) 621-8694. .4) The construction of any overhead, surface or sub-surface and appurtenances in the public rights-of-way is prohibited unless an encroachment permit is approved by the Public Works Department, Engineering Division, Special Districts/Projects and Rights-of-Way.Section. Encroachment permits must be approved priorto the issuance of building permits. Please call (559) 621-8693 for additional information. STREET IMPROVEMENTS 5) All improvements shall be constructed in accordance with the Standard Specifications and Standard Drawings of the City of Fresno, Public Works Department or street construction plans required and approved by the City Engineer. The performance of any work within the public street rights-of-way(including pedestrian,water and sewer utility easements)requires Conditions of Approval Conditional Use Permit Application No. C-06-117 - October 25, 2006 Page 7 a Street Work Permit issued by the Public Works. Department, Engineering Services Division, prior to commencement of the work. All required street improvements must be completed and accepted by the City prior to occupancy. For additional information you may call (559)621-8686. 6) Repair all damaged and/or off grade off-site concrete improvements as determined by the Public Works Department, Construction Management Division. For additional information you may call (559) 621-5500. 7) Install sidewalk and concrete approaches to City Standard Specifications within all street frontages as identified on Exhibit A dated May 26, 2006. 8) Install streetlights along all street frontages in accordance with City Standards. Plans must be prepared by a registered Civil Engineer and must be approved by the Public Works Department Engineering Division prior to installation. 9) Underground all existing off-site overhead utilities within the limits of this site as per FMC Section 12-1011, Section 8-801 and Resolution No. 78-522/88-229. 10) Provide parkway landscaping. Street trees shall be planted every 60 feet on center. Plans shall be prepared by a landscape architect. OFF-STREET PARKING FACILITIES AND GEOMETRICS 11)Off-Street (on-site) parking facilities and geometrics shall conform to the City of Fresno, Public Works Department, Parking Manual Standard Specifications, P-41, P-42 and P-43, and requirements as noted on Exhibit A. 12)Provide parking space needs, circulation, access, directional signs (e.g. Entrance, Exit, Right Turn Only, One-Way, etc. signs) as noted on Exhibit A. 13)Submit a detailed gated entry design to Public Works and Fire Departments for approval. This includes any required or proposed on-site gates that restrict vehicular access. SURVEY MONUMENTS AND PARCEL CONFIGURATION 14) Existing survey monuments shall be preserved and if disturbed, shall be reset by a person licensed to practice land surveying in the State of California. URBAN GROWTH MANAGEMENT MAJOR STREET REQUIREMENTS The project site is located within the Major Street Zone, Urban Growth Management(UGM) area. Pay all fees at the time of issuance of building permits. The UGM Fee obligations for this development will be calculated during the building plan check process. Building permits can not be issued until the UGM requirements have been satisfied. PART D - PLANNING/ZONING REQUIREMENTS 1) PLANNING a) Development is subject to the following plans and policies: i) 2025 Fresno General Plan Conditions of Approval Conditional Use Permit Application No. C-06-117 October 25, 2006 Page 8 ii) Bullard Community Plan iii) R-2, Low Density Multiple Family Residential District (Section 92-292 of the FMC) 2) ZONING a) Development is proposed in accordance with the existing R-2/UGM/cz(Low Density Family Residential DistrictJUrban Growth Management/with conditions of zoning)zone district. The following condition of zoning was adopted as part of Rezone Application No. R-05-122 approved on July 25, 2006 by the Fresno City Council a. Any CUP and site plan to develop property must go to Planning Commission for public hearing to involve area residents input on ingress, egress and traffic issues. The subject application has been scheduled for a hearing with the Fresno City Planning Commission on October 25, 2006. 3) POPULATION DENSITY a) In accordance with the R-2 zone district,the subject property shall not be developed with more than one dwelling unit per 2,700 square feet of net area, which excludes all street right-of-ways: Per this requirement, approximately.148 units are allowed on the subject property. The applicant is proposing to construct 118 units which meets this requirement given that the site contains 399,445 square feet (399,445/2,700 = 148 allowed units). . 4) BUILDING HEIGHT a) The maximum allowable building height of 35 feet per.Section 12-212.5-D-1 of the FMC. Please dimension the building height and provide the scale for the drawings. b) Pursuant to Section 12-212.5-D-2 of the FMC, accessory structures may not have a height greater than one story, not to exceed twelve feet to plate height. 5) LOT COVERAGE a) , Pursuant to Section 12-212.5-G,the maximum lot coverage by buildings and structures shall not exceed 50 percent of the total lot area. Provide calculations of all proposed building areas, including garages and the community building and their lot coverage. Revisions may need to be made to site plan if this requirement is not met with Exhibit A, dated May 26, 2006. 6) BUILDING SETBACK, OPEN.SPACES AND LANDSCAPING a) Provide the following minimum building setbacks: i) West Corona Avenue(side yard) Pursuant to Section 12-212.5-E of the FMC, each lot shall have a street side yard of not less than 10 feet extending across the full width. The site plan depicts a 15-foot setback which meets this requirement. ii) North Dante Avenue (front yard): Pursuant to Section 12-212.5-E of the FMC, each lot shall have a front yard of not less than 20 feet extending across the full width. Conditions of Approval Conditional Use Permit Application No. C-06-117 October 25, 2006 Page 9 iii) North Polk Avenue (front yard): Pursuant to Section 12-212.5-E of the FMC, each lot shall have a front yard of not less.than 20 feet extending across the full width. iv) Eastern property line (rear yard): Twenty feet for all single-story residential structures and twenty-five feet for all two-story residential structures and fifteen feet for all garages, carports and parking areas along the eastern.property line (Bullard Community Plan Policy No. 4.1.3-2). b) Provide the following minimum landscaped areas: i) North Polk Avenue: 20 feet behind property line; any fencing should be located at the rear of this landscaping. ii) North Dante Avenue: 20 feet behind property line;any fencing should be located at the rear of this landscaping: iii) Eastern property line: A 15-foot landscape setback shall be provided. Parking areas and access drives may be located in this area. . c) The number of trees will be determined by the following formula: . Section 12-306-N-24-G-3 of the FMC requires one medium sized tree (30 60. feet at' maturity).for each parking space, plus one medium sized tree for each residential unit. Two small trees(15-30 feet at maturity) shall be counted as one medium-sized tree. This project shall have a total of 118 trees. 122 open parking stalis.and 118 residential units=240 medium sized trees required for site Provide tree calculations on the landscape plans. d) 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 e) 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. f) 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. (Include this note on the landscape plan.) g) Submit six copies of landscaping and irrigation plans prepared by a landscape professional, showing the number and types of trees, to the Planning Division. These plans must be reviewed and approved prior to obtaining building permits. h) 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 Conditions of Approval Conditional Use Permit Application No. C-06-117 October 25, 2006 Page 10 has been approved and verified for proper installation by the Planning Division.(Include this note on the landscape plan.) i) 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. (Include this note on the landscape plan.) 7) OPEN SPACE a), Pursuant to Section 12-306-N-21-C-2 of the FMC, provide the following open space: A minimum of twenty-five percent of the site area shall comprise of usable open space for residents of the development, provided that the Director may permit a ten percent reduction in this standard in unusual circumstances where it is demonstrated that the amount of open space provided is adequate to meet the needs of residents of the development. Required front yards and street side yards shall not be considered part of the twenty-five percent open - usable space. Usable open space shall include rear yards, interior side yards and landscaped areas between units and pathways, provided that each of them meet the minimum width and depth requirements set forth below. Usable open space shall also include private patios and balconies. Driveway and parking areas, indoor living areas of dwelling units, garages, carports, equipment rooms, utility rooms and any other buildings used for the maintenance of the development shall not be considered as part of the usable open space. The Director may permit a portion of the twenty-five percent open space standard to be provided off-site if such area is available for the exclusive use of residents of the development. The minimum dimensions of a usable open space shall be eight feet by eight feet. On lot frontages greater than four hundred feet, at least one dimension of the usable open space shall be equal to two percent of the frontage length. In addition, pursuant to Section 12-306-N-21-C-IV of the FMC, for sites greater than one acre in size, a minimum of forty percent of the required twenty five percent usable open space shall be developed with gardens, turfed play fields, hard surfaced game courts, recreation rooms, swimming pools or other features designed for the exclusive active recreational use of residents of the development. Provide open space calculations on the site summary table. b) Clearly identify all condensing units, air conditioning and heating units on the site and elevation plans. Mechanical equipment must be screened. c) No structures of any kind (including signs, call boxes, site maps, directional signs, etc. unless permitted by Section 12-212.5-K-2 of the FMC) may be installed or maintained within the above-landscaped areas. No exposed utility boxes, transformers, meters, piping (excepting the backflow prevention device),etc.,are allowed to be'located in the landscape areas or setbacks or on the street frontages of the buildings. All transformers, etc., shall be shown on the site plan. The backflow device shall be screened by landscaping or such other means as may be approved. (Include this note on the site plan.) I Conditions of Approval - - Conditional Use Permit Application No. C 06 117 October 25, 2006 Page 11 8) SPACE BETWEEN BUILDINGS a) The space between the proposed buildings must meet the requirement of FMC Section 12- 212.5-F. All buildings on Exhibit A, dated . May 26, 2006, meet or exceed these requirements. 9) FENCES, HEDGES, AND WALLS a) Temporary fences to secure projects under construction are allowed. Any temporary fence shall be adequately secured and.constructed to prevent overturning due to wind,vandalism, . and/or casual contact by the general public. The construction shall be performed in such a manner as to minimize any potential safety hazard,which may occur as a result of improper fence installation or damage to the fence. b) Only those fences as shown on the site plan shall be reviewed for approval. c) Submit a rendering depicting the fence height, design and color for review and approval d) Any proposed motorized gate must be a minimum of 20 feet from the property line. e) A 6-foot high solid masonry wall is required along the easterly property line, adjacent to the single family residential areas in accordance with Bullard Community Plan Policy No.4.1.3- 2.b. Depict and label on Exhibit A. 10)OFF-STREET PARKING a) Provide 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). • 118 units.x 1.5 = 177 parking spaces • 118 of the required parking spaces must be in a carport or garage. • Provide a site summary table indicating the proposed number of, parking spaces, including garages and/or carports. b) The parking lot design must accommodate the provision of trees in accordance with the attached Parking Lot Shading Policy. c) Verify the number of required automobile handicap parking spaces with the City of Fresno Planning and Development Department, Building.Services Division. These parking stalls are required for the proposed apartment complex per State of California Building Code, "Development Requirements for Handicapped Accessibility." d) 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 Municipal Code shall be towed away. The.international symbol and tow-away warning shall be posted conspicuously on seven-foot poles. (Include this note on the site plan.) e) 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. (Include this note on the siteP lan.) Conditions of Approval Conditional Use Permit Application No. C-06-117 .October 25, 2006 Page 12 f) Lighting where provided to illuminate parking areas shall be hooded and so arranged and controlled so as not to cause a nuisance either to traffic on adjacent streets 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 and elevations. 11)ACCESS a) Driveway locations on both North Dante and North Polk Avenues are acceptable. b) Vehicular and/or pedestrian access.shall be provided and shall remain clear at all times. 12)COVENANTS AND AGREEMENTS a) No covenants are required at this time: 13)OUTDOOR ADVERTISING a) Signs, other than directional signs, if applicable, are not approved for installation as part of this special permit. Submit for a separate Master Sign Program or Sign Review Application. Applications and requirements for submittal are available at the Planning Division's Public Front Counter. Note that all signs, including directional signs, must be located outside of the required landscape setbacks. b) Signs must comply with Sections 12-212.5K-2 and 12-207.5-J-1, 2, 3 and 4 of the. FMC. c) Free-standing permanent signs identifying the development are subject to the following conditions: o The number of such signs shall be limited to two single-faced or one.double-faced sign for each major entrance from a public street, or one single-faced sign for each street frontage for multiple-family developments which have no entrances from a public street. o No such sign may have an area greater than forty square feet. o Such signs may be located at the entrance to the development or within any required. front or street side yard landscaped setback, if the sign height is five feet or less and the sign is set back at least five feet from any street property line. The provisions of Section 12-306-N-9 of the FMC shall apply to any signs placed within a utility or landscape easement. Signs may be placed flush against a solid masonry or wood fence/wall, provided that the copy area of each sign does not exceed thirty-two square feet and that no portion extends above the fence or wall. o . Free-standing signs placed behind any landscaped setbacks may not exceed ten feet in height. o Signs may not be internally illuminated but may be floodlighted, provided floodlights do not cast direct light on adjoining streets or properties. o Permanent signs with a maximum area of four square feet and a height of five feet, directing residents or visitors to parking areas or the rental office, may be installed without issuance of a sign permit. i Conditions of Approval Conditional Use Permit Application No.C-06-117 October 25, 2006 Page 13 o Permanent directories with a maximum area of twenty-four square feet and a height of six feet, showing the locations of individual units, may be installed for multiple-family developments having an area of one-half acre or more. Any such directory under six square feet in area or required as a condition of approval of a special permit for the development shall be exempt from issuance of a sign permit. o Clearly depict and label any proposed and future signs on exhibit. Should any signs be proposed under this conditional use permit application, provide their height, location and area. PART E - CITY AND OTHER SERVICES 14)FIRE PROTECTION REQUIREMENTS a) This project is within one mile from City of Fresno Fire.Station No. 14. b) This project is subject to city wide fire service fees. c) Public street hydrant(s) must be installed. Coordinate street hydrant location(s)with Public Works Department. d) Developer must install on-site hydrants. See site plan for locations. Provide fire hydrant flow of 1500 GPM and 8" minimum water main. e) Fire hydrants shall be tested and approved and all surface roads shall be installed and made serviceable prior to and during the time of construction. The 4 % inch.outlet shall face the access lane. f) Streets highlighted on the site plan shall be identified as fire lanes as provided in the California. Vehicle Code, Section 22500.1. Designate highlighted curbs as fire lanes (red curb with "Fire Lane" in 3"white letters every 50 feet or approved signs every 50 feet). g) Provide signs(17"by 22"minimum) at all public entrance drives to the property which state, "Warning-Vehicles stopped, parked or left standing in fire lanes will be immediately removed at owner's expense-22658 California Vehicle Code-Fresno Police Department 498- 1414." h) Turns in private drives for fire truck access shall have minimum 44-foot centerline turn radius. i) All gates on common access drives shall be equipped with approved Police/Fire bypass locks (best locks: Padlock 21 B700 series or Cylinder lock 1 W7B2). Gates/fences shall not obstruct the minimum width required for fire lanes. j) Provide approved drive approach at south "emergency access only:" k) Gates, posts or other barriers suitable to the Fire Department are required to be installed at the entrance to an "emergency access only" roadway. Conditions of Approval Conditional Use Permit Application No. C-06-1.17 October 25, 2006 Page 14 t) The entrance to all emergency accesses shall be posted with permanent signs: "FIRE ACCESS (6" letters) Vehicles removed at owner's expense (2" letters) FRESNO POLICE DEPARTMENT 498-1414 (1" letters)." 15)TRANSPORTATION/TRAFFIC PLANNING REQUIREMENTS a) Comply with the requirements noted on Exhibit A dated May 26, 2006. b) It has been determined that a traffic impact study is not required for this project given that the proposed development does not meet the required 100 peak hour trip threshold. 16)CALTRAN S a) Caltrans has required,fees,in the amount of$8,439.29,to mitigate impacts to state facilities. 17)SOLID WASTE COLLECTION a) The enclosures shall be built on a level surface and in accordance with current Solid Waste standards. b) Four or more enclosures are required for this project. The location of the enclosures, as shown on Conditional Use Permit Application No. C-06-117 Exhibit A, is acceptable. The owner shall provide a minimum of 59 cubic yards of solid waste and recycling services per week. c) Provide 44-foot turning radius throughout project. 18)SANITARY SEWER SERVICE a) The nearest sanitary sewer mains capable of serving the proposed project are eight inch mains located in North Dante, West Corona and North Polk Avenues. b) On-site sanitary sewer facilities shall be private. c) Separate sewer house branches shall be provided for each lot created. d) Abandon all existing on-site private sanitary sewer systems in accordance with City standards. e) Street easements and/or deeds shall be recorded prior to approval of improvement plans. f) All underground street utilities shall be installed prior to permanent street paving. g) The.developer should contact Wastewater Management Division/Environmental Services at (559) 621-5100 regarding conditions of service for special users. h) Public sewer facilities shall be constructed in accordance with the Department of Public Works standards, specifications, and policies. Conditions of Approval Conditional Use Permit Application No. C-06-11.7 October 25, 2006 Page 15 Urban Growth Management Requirements i) Payment of appropriate sewer connection charges at the time of Final Map approval subject to deferral to building permit issuance as appropriate. These payments include the following: Sewer Lateral Charge; Trunk Sewer Charge (Cornelia); and, Wastewater Facilities Charge (residential only) and Sewer Oversize Reimbursement S.A. #18. 19)WATER SERVICE REQUIREMENTS a) On-site water facilities shall be private: b) Installation of water service and meter boxes shall be provided: C) Two independent sources of water meeting Federal and State Drinking Water Act Standards are required to serve the tract including any subsequent phases thereof. ,The two-source requirement may be accomplished through any combination of water main 'extensions; construction of supply wells, or other acceptable sources of water supply approved by the Water Systems Manager. A All public water facilities shall be constructed in accordance with the Department of Public Work standards, specifications, and policies. e) Seal and abandon existing on-site well(s) in accordance with the State of California Well Standards, Bulletin 74-90 or current revisions issued by the California Department of Drinking Resources and City of Fresno standards. f) Payment of appropriate water connection charges and UGM fees at the time of final map approval shall be required, subject to deferral to the time of building permit issuance as appropriate. 20)HEALTH PROTECTION REQUIREMENTS a) Prior to the issuance of building permits, the applicant must submit complete pool facility plans and specifications to the County of Fresno Department of Community Health, Environmental Health Division. Contact the Recreational Health Program at(559)445-3357 for more information. b) Prior to operation the applicant shall apply for and obtain a permit to operate a public swimming pool from the Fresno County Department of Community Health, Environmental . Health Division. A permit,once issued, is nontransferable. Contact the Recreational Health Program at (559) 445-3357. 21)FRESNO METROPOLITAN FLOOD CONTROL DISTRICT(FMFCD) a) Comply with the attached FMFCD memorandum, dated July 5, 2006. 22)SCHOOL FEES a) Contact the Central Unified School District for their requirements and/or fees. Provide proof of payment (or no fee required) prior to issuance of building permits. Conditions of Approval Conditional Use Permit Application No.C-06-117. October 25, 2006 Page 16 23)SAN JOAQUIN VALLEY AIR POLLUTION CONTROL DISTRICT a) The developer/owner shall comply with the requirements of the San Joaquin Valley Air Pollution Control District that were established through the previous plan amendment and rezone process.. 24)DEPARTMENT OF PUBLIC WORKS, STREET TREES DIVISION a) Comply with the attached memo, dated October 20, 2006, from Ann Lillie of the Public Works Department for street tree requirements along North Dante and North.Polk Avenues. 25) PACIFIC GAS AND ELECTRIC a) PG&E owns and operates electronic transmission lines (Herndon-Manchester 11 5k T/L Line 728 and Herndon-Barton 11 5k T/L Line 728)within the proposed project's boundaries. Comply with the attached letter,dated August 9, 2006, from Pacific Gas & Electric. PART F - MISCELLANEOUS Approval of this site plan is contingent upon the submittal. of corrected site plans showing all existing/proposed on-site conditions as reflected on all exhibits (dated May 26,. 2006) and the following: 1) Include a color and material schedule on the site plan, as well as on the elevations, for the exterior of all buildings and structures. The elevations also must.be to scale and have dimensions on them, specifically the building height. 2) Pursuant to Policy C-20-f of the 2025 General Plan, all proposed buildings shall include design features and decorative treatments. Visible sides of buildings(i.e. specifically those.visible from North Polk and North Dante Avenues, including garages)shall not be developed with featureless "blank" walls. 3) If archaeological and/or animal fossil material is encountered during project surveying, grading, excavating, or construction, work shall stop immediately. (Include this note on the site plan.) 4) If there are suspected human remains, the Fresno County Coroner shall be immediately contacted. If the remains or other archaeological material is possibly Native American in origin, the Native American Heritage Commission (Phone: 916/653-4082) shall be immediately contacted,and the California Archaeological Inventory/Southern San Joaquin Valley Information Center (Phone: 805/644-2289) shall be contacted to obtain a referral list of recognized archaeologists. An archaeological assessment shall be conducted for the project,the site shall be formally recorded, and recommendations made to the City as to any further site investigation or site avoidance/preservation. (Include this note on the site plan.) - 5) If animal fossils are uncovered,the Museum of Paleontology, U.C. Berkeley shall be contacted to obtain a referral list of recognized paleontologists. A paleontologist shall conduct an assessment and,if the paleontologist determines the material to be significant, it shall be preserved.(Include this note on the site plan.) All discretionary conditions of approval will ultimately be deemed mandatory unless appealed to the Fresno City Planning Commission. i I < II I , FE I 2PED. EASEMENT I 10' I . I 5'--� 6' 5.5' 12, ( a i i ,a t z { ExHl I PATTERN REF. cc RE.V. CITY OF FRESNO RESIDENTIAL SIDEWALK 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 Pian No., C.U.P. No., Rezone No., Parcel Map No. or C.I.P. No. (PW ID, Fund, Org, KRA), NORTH ARROW,.SCALE, TITLE.BLOCK, OWNER'S NAME, ENGINEER PREPARED BY) . - ❑ FOR PROJECTS INCLUDING SIGNIFICANT VERTICAL GRADE CHANGES INCORPORATING MULTIPLE GRADE BREAKS OR VERTICAL CURVES, THE GAD SHOULD INCLUDE A PROPOSED MAJOR STREET C/L .PROFILE(NOT NECESSARY FOR TYPICAL ROUTINE PROJECTS) Page 4 of 4 TATRAFFIC ENGINEERING\Traffic Planning\Tract Maps\T-5755 Polk btwn Sierra&Bullard REVISION.doc DEPARTMENT OF PUBLIC WORKS TO: Shelby Chamberlain,Planner III Planning Division FROM: Ann Lillie,Senior Engineering Technician(559.621.8690) DATE: October 20, 2006 SUBJECT: Tentative Subdivision Map T-5755.(Located southeast corner of North Polk Avenue and.West Dante Avenue) The Department of Public Works has reviewed the Tentative Tract Map proposed by Trend Homes,Inc., on engineering plans prepared by Gary G. Giannetta,dated August 4, 2006. The Department of Public Works offers the following comments regarding the requirements for landscaping and irrigation in street right-of-ways,landscape easements, trails, outlots and Median.Islands. . GENERAL REQUIREMENTS STREET.TREE REQUIREMENTS 1. The subdivider is required to provide street trees on all public street frontages per Fresno Municipal Code and for,the dedication of planting and buffer landscaping easements as determined by the Planning Department. Street trees shall be planted at the minimum rate of one tree for each 60' of street frontage by the Developer. The subdivider is required to provide irrigation for all street trees. The irrigation system shall comply with FMC 12-306-23,Water Efficient Landscape.Standards. Tree species to be planted as follows: STREET NAME STREET TREE SPECIES/COMMON NAME North Polk Avenue Sapium sebiferum.-Chinese Tallow North Dante Avenue Fraxinus americana `Autumn Purple' -American Ash West Corona Avenue Quercus virginiana-Southern Live Oak 2. Street Tree Planting by Developer:For those lots having internal street tree frontage available for street tree planting, the developer shall plant one tree for each 60of street frontage,or one tree per lot having street frontage,whichever is greater. a. Street tree inspection fees shall be collected for each 60'of public street frontage or one tree per lot whichever is greater. b. Street trees shall be planted in accordance with the City of Fresno, Department of Public Works "Standard Specifications." c. Landscape plans for all public use areas, such as parkways,buffers,medians and trails, shall be reviewed and approved by the Department of Public Works, Engineering Services. A street tree planting permit shall be required for all residential street tree planting. d. Performance and payment securities,paid with final map, will be released when all landscaping installed on public and/or city controlled property is in conformance with the Specifications of the City of Fresno. e. Upon acceptance of the required work,warranty security shall be furnished to or retained by the city for guaranty and warranty of the work for a period of ninety days following acceptance. BUFFER LANDSCAPING&MAINTENANCE REQUIREMENTS 1. The subdivider shall provide long term maintenance for all proposed landscaped areas by either petitioning for annexation in the Community Facilities District or by forming a Home Owner's Association. 2. Maintenance Service Through Annexation into the Community Facilities District. Landscape and Irrigation plans are required and shall be submitted to the Department of Public Works for review and approval prior to a Council approval of the final map. Plans shall be numbered to conform to and be included in the Department of Public Works street construction plan set for the final map. Fees are applicable when the subdivider elects to have landscaping maintained by annexing into the City's Community Facilities District. A. Landscaping shall comply with Landscape Buffer Development Standards approved by the City Council on October 2, 1990. Landscape and irrigation plans:shall comply with Sections 12-306-23 &24 and 14-121 of the Fresno Municipal Code regarding Water Efficient Landscaping and Buffer . landscaping.... . B. Should the proposed landscape buffers and/or parkway strips be located next to an existing buffer and/or parkway strip,the planting concept shall simulate the adjacent landscape design to present a more uniform appearance on the street. Variances in the landscape concept will be acceptable,but the design of the new landscape buffer and/or parkway strip shall strive to mimic the existing as much as.possible. C. Landscape plans shall indicate grades on a cross-section detail to include fencing or wall details. All fencing shall be placed outside the landscape easement. Maximum slopes shall not exceed 4:1 with 1 foot of level ground between the slope and the back of the side walk and/or face of fence. Erosion control measures shall be implemented on all slopes of 4:1, including the use of synthetic erosion control netting in combination with ground cover species approved by the Department of Public Works/Engineering Services Division. D. The water meter(s)serving the buffer landscaping shall be sized for the anticipated service flows. E. No private flags,signs or identification of any kind shall be permitted in the right-of-way,within. the City-controlled easement or on the fence or wall facing the street. F. Landscaping in the right-of-way and landscape setback adjacent to water well sites shall be the . responsibility of the City of Fresno Water Division and may not be included in the CFD. MEDIAN ISLAND LANDSCAPE REQUIREMENTS 1. When median is front onto the proposed development project,applicants shall submit Plans to the Public Works/Engineering Services showing the location and configuration of all median islands fronting the proposed proiect. 2. The Public Works Department will review and evaluate existing median island(s)for a determination of all required improvements prior to approval of Final Map. 3. Landscape and irrigation is required on all new construction of median islands and shall be applied in accordance.with the City of Fresno, Public Works Department Standards &,Specifications and FMC sections 12-306-24 and 12-306-23. The Public Works Department requires all proposed median islands to be constructed.with 2 foot wide colored concrete strips,flush along curb edge,in a 12 inch by 12 inch brick red slate pattern. 4. Trees shall not be planted in sections which are less than eight(8)feet wide unless approved by the Public.Works Department. Sections less than eight(8).feet shall be capped with concrete as an integral part of the off site improvements,whether the median is landscaped or not. OUTLOTS 1. The Department of Public Works will not be responsible for the maintenance of any outlots if they are not included into.the Community Facilities District(CFD). If the outlots are to be included into the CFD,the Department of Public Works will require approving landscape and irrigation plans to be submitted with landscape buffer plans prior to inclusion into the CFD. TRAIL REQUIREMENTS 1. The trail shall be constructed in accordance with the`.`Master Trails Manual"and the Public Works Department standards. The subdivider is responsible for the trail construction. The subdivider is responsible for all landscape and irrigation improvements for and within the trail. Construction plans shall'be submitted and shall include landscaping and automatic drip irrigation design. Trail cross- sections will be required with submittal of Street Plans and Landscaping/Irrigation Plans for review and approval. These plans shall be in compliance with current City standards and approved by the Department of Public Works. Landscaping within the regional/multipurpose.trail shall include large, medium and low-growing shrubs planted from 3 to 6 feet apart depending on.variety,and trees spaced approximately 25 to 45 feet apart to provide 50%shade coverage onto the planting area.and pathway. . Landscaping adjacent to walls or fences shall comply with "Landscaped Buffer Development Standards." All planting areas shall be irrigated with an automatic system. File No.210.413 FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS PUBLIC AGENCY DEVELOPER Mr. Gil Haro, Planning Manager TREND HOMES, INC. Planning & Development Department 7020 N. VAN NESS BLVD. C City of Fresno FRESNO, CA. 93711 2600 Fresno Street �. Fresno, CA 93721 PROJECT NO. 2006-117 PRELIMINARY FEE(S) (See below) DRAINAGE AREA " EG DRAINAGE AREA EG $56,940.00 DATE 7�as/o DRAINAGE AREA APN 506-130-05S TOTAL FEE $56,940.00 ADDRESS 5475 W. SIERRA 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 O 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 issuance of a building permit at the rates in effect at the time of such issuance. The fee O indicated above is valid through February 28, 20 07 based on the site plan submitted to O the District on 06/16/06 Contact FMFCD for a revised fee in cases where changes are made in the proposed site plan which materially alter the proposed impervious area. 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. M& 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. 2006-117 5469 E.OLIVE FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS Page 2 of 4 e) When the actual costs incurred in constructing Master Plan facilities exceeds the drainage fee obligation, reimbursement will be made for the excess costs from future fees collected by the District from other development. Approval of this development shall be conditioned upon compliance with these District Requirements. 1. X a. Drainage from the site shall be directed to adjacent streets. b. Grading and drainage patterns shall be as identified on Exhibit No. 1 // 2 C. The grading and drainage patterns shown on the site plan conform to the adopted Storm Drainage and Flood Control Master Plana 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: X Grading Plan, . Storm Drain Plan Final Map X 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 X d. See Exhibit No. 2. 5. The proposed development: Appears to be located within a I00 year flood prone area as designated on the latest Flood Insurance Rate Maps available to the District,necessitating appropriate floodplain management action. (See attached Floodplain Policy,) 2006-117 5469 E.OLIVE - FRESNO,CA 93727 (559)456-3292 - FAX(559)4561-3194 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) 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. O State General Permit for Storm Water Discharges Associated with Construction Activities, approved August 1999, (modified December 2002.) A State General Construction Permit is required for all clearing, grading, and disturbances to the ground that result in soil disturbance of at least one acre (or less than one acre if part of a larger common plan of development or sale). Permittees are required to: submit a.Notice of Intent to be covered and must pay a permit fee to the State Water Resources Control Board (State Board), develop and implement a storm water pollution prevention plan; eliminate non-storm . O water discharges,conduct routine site inspections, train employees in permit compliance, and complete an annual certification of compliance. , .i 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. 2006-117 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document FRESNO.METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS Page 4 of 4 C. The proposed development is encouraged to select and implement storm water quality controls recommended in the Fresno-Clovis Storm Water Quality Management Construction and Post-Construction Guidelines (available at the District Office) to meet the requirements of the State General Permits,eliminate the potential for non-storm water to enter the municipal storm drain system, and where possible minimize contact with materials which may contaminate storm water runoff. 7. A requirement of the District may be appealed by filing a written notice of appeal with the Secretary of the District within ten days of the date of this Notice of Requirements. g. The District reserves the right to modify, reduce or add to these requirements, or revise fees, as necessary to accommodate changes made in the proposed development by the developer or requirements made by other agencies. 9. X See Exhibit No.2 for additional comments, recommendations and requirements. ec Gerald E. Lakeman, Proje t ngineer: Mitzi M. Molina District Engineer C: GARY GIANNETTA . 1119 S STREET FRESNO,CA. 93721 2006-117 5469 E.OLIVE FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document OTHER REQUIREMENTS EXHIBIT NO. 2 Our records indicate that.there is not continuous existing curb and gutter to convey runoff to the Master Plan inlet located at the southeast corner of Dante and Polk Avenues. The developer shall be required to provide documentation and/or improvements satisfactory to the City of Fresno to allow for conveyance of storm water to the inlet Iocation. �I Development No. CUP 2006-117 engr\permit\exhibit2\city-cup\2006\2006-117(mmm) - File No.210.45 FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS PUBLIC AGENCY DEVELOPER Mr. Gil Haro, Planning.Manager TREND HOMES, INC. Planning & Development Department 7020 N. VAN NESS BLVD. City of Fresno FRESNO, CA, 93711 2600 Fresno Street - Fresno, CA 93721 MAP NO. .5755 PRELIMINARY FEES See below DRAINAGE AREA(S) " EG - DRAINAGE AREA EG $56,940.00 DATE g�7�� DRAINAGE AREA - TOTAL FEE $56,940.00 The proposed development will generate storm runoff which produces potentially significant environmental impacts.and which must be property discharged and mitigated pursuant to the California Environmental Quality Act and the National Environmental Policy Act. .The O District in cooperation with the City and County has developed and adopted the Storm Drainage and Flood Control Master Plan. Compliance with and implementation of this Master Plan by this development project will satisfy the drainage related CEQA/NEPA impact of the project mitigation requirements. The proposed development shall pay drainage fees pursuant to the Drainage Fee Ordinance prior to approval of the final map at the rates in effect at the time of such approval. The fee indicated above is based on the tentative map. Contact the FMFCD project engineer prior to approval of the final map for the fee. Considerations which may affect the fee obligation(s)or the timing or form of fee payment: a) Fees related to undeveloped or phased portions of the project may be deferrable. b) Fees may be calculated based on the actual percentage of runoff if different than that typical for the zone district under which the development is being undertaken and if permanent provisions are made to assure that the site remains in that configuration. c) Master Plan storm drainage facilities may be constructed, or required to be constructed in lieu of paying fees. d) The actual cost incurred in constructing Master Plan drainage system facilities is credited against the drainage fee obligation. sass 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS Page 2 of 4 e) When the actual costs incurred in.constructing Master Plan facilities exceeds the . drainage fee obligation, reimbursement will be made for the excess costs from future fees collected by the District from other development. Approval of this development shall be conditioned upon compliance with these District Requirements. 1. X -a. Drainage from the site shall be directed to adjacent roadways. 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. l as "Master Plan Facilities to be constructed by Developer". er". X None required. . 3. The following final improvement plans shall be submitted to the District for review prior to final development approval: X Grading Plan Storm Drain Plan X Final Map X Street Plan Water.& Sewer PlanOther 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.) 5755 - 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. Nq 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 0 activity not otherwise exempt from National Pollutant,Discharge Elimination System (NPDES) 14 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, eliminate non-storm water discharges, conduct routine site inspections, train employees %4 g P 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. sass 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS Page 4 of 4 C. The proposed development is encouraged to select and implement storm water quality controls recommended in the Fresno-Clovis Storm Water Quality Management Construction and Post-Construction Guidelines (available at the District Office) to meet the requirements of the State General Permits, eliminate the potential for non storm water to enter the municipal storm drain system, and where possible minimize contact with materials which may contaminate storm water runoff. 7. A requirement of the District may be appealed by filing a written notice of appeal with the Secretary of the District within ten days of.the date of this Notice.of Requirements: g, The District.reserves the right to modify, reduce or add to these requirements, or revise fees, as necessary to accommodate changes made in the proposed development by the developer or requirements made by other agencies: 9. X See Exhibit No. 2 for additional comments, recommendations and requirements. Gerald E. Lakeman, Project Engineer: RickWo s District Engineer C: GARY GIANNETTA 1119 "S" STREET FRESNO, CA. 93721 5755 - 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document OTHER REQUIREMENTS EXHIBIT NO. 2 Our records indicate that there is not continuous existing curb and gutter to convey runoff to the Master Plan inlet(s) located at North Dante and North Constance Avenues and North Dante and North Polk Avenues. The Developer shall be required to provide documentation and/or improvements satisfactory to the.City of Fresno to allow for conveyance of storm water to the inlet location. 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 5755 engr\perm it\exh ib itsZtract\5755(rl) Pacific Gas and Electric Company August 9, 2006 Corporate Real Estate 650"0"Street, Bag 23 South Valley Land Services Fresno, CA 93760.0001 Development Department Engineering Services Division Land Division Section U W l ! 1II 1 J 2600 Fresno Street, Room 3043 Fresno, CA. 93721-3604 Attn: Shelby.Chamberlain r" Dear Shelby Chamberlain, ► � 9,z We have reviewed Tentative Tract Map No. 5755. OUR FILE. Herndon —Manchester 115kV TIL Line 728 Herndon - Barton.115kV T/L Line 728 Thank you for the opportunity to review the Tentative Tract Map No. 5755. Pacific Gas and Electric Company (PG&E) owns and operates an electric transmission line located within the proposed project's boundaries. To promote the safe and reliable maintenance and operation of utility facilities, the California Public. Utilities Commission (CPUC) has mandated specific clearance requirements between utility facilities and surrounding objects or construction activities. To ensure compliance with these standards, project proponents should coordinate with PG&E early in the development of their project plans. Any proposed development plans should.provide for unrestricted utility access and prevent easement encroachments that might impair the safe and reliable maintenance and operation of PG&E's facilities. Some examples of activities that could have an impact upon our facilities include permanent/temporary changes in grade under our facilities; construction of structures within or adjacent to PG&E's easements; and planting of certain types of vegetation, under our electric facilities. Developers will be responsible for the costs associated with the relocation of existing PG&E facilities to accommodate their proposed development. Because facility relocation's require long lead times and are not always feasible, developers should be encouraged to consult with PG&E as early in their planning stages as possible. Expansion of distribution and transmission lines and related facilities are a necessary consequence of growth and development. In addition to adding new distribution feeders, the range of electric system improvements needed to accommodate growth may include upgrading existing substation and transmission line equipment, expanding existing substations to their ultimate buildout capacity,. and building new substations and interconnecting transmission lines. Comparable upgrades or additions needed to accommodate additional load on the gas system could include facilities such as regulator stations, odorizer stations, valve lots, distribution and transmission lines. PG&E .remains committed. to working with the City of Fresno to provide timely; reliable and.cost effective gas and electric service. Please contact me at 263-7374 if you have any questions regarding our comments. We would also appreciate being copied on future correspondence regarding this development. Sincerely, Tom Johnson Land Agent STATE Or CALIFORNIA—BUSINESS.TRANSPORTATION AND HOUSING AGENCY ARNOLD SCHWARZENEGGER Govemor DEPARTMENT OF TRANSPORTATION 1352 WEST OLIVE AVENUE : d P.O.BOX 12616 , FRESNO,CA 93778-2616 PHONE (559)445-6666 FAX (559)488-4088 - Flex your power! Be enerMv ejf1cienr! TTY (559)488-4066 August 11, 2006 , 11ELOPMENT DEPARTMENT ERES�JO 213 1-IGR/CEQA 6-FRE-99-29+J T-5755;TREND HOMES .(A-05-024,C-06-117, &R-05-122, THE MCCAFFREY GROUP, INC.) Ms. Shelby Chamberlain City of Fresno Development Department 2600 Fresno:Street Fresno, CA 93721 . Dear Ms. Chamberlain:. Caltrans has reviewed the map to divide a 9.16-acre parcel for condominium purposes. The development is located on the southeast corner of Polk and Sierra Avenues. Caltrans has the following comments: We previously reviewed a plan amendment,rezone,use permit, and Traffic Impact Study(TIS)for this development(A-05-024;C-06-117 &R-05-122),proposed'by The McCaffrey Group. We requested mitigation from this development for impacts to.the State Route 99 interchanges at Shaw and Herndon .Avenues in the amount of$8,439.29(see attached spreadsheet). The July 12, 2006 Planning Commission staff report includes this amount as mitigation for the project's impacts to the State Highway System. We do not have any further.comments.on the project. If you have any questions,please call me at(559)445-6666. Sincerely; MOSES STITES Office of Transportation Planning District 6 Enclosure . C: Mr.,:Scott Mozier;,City of Fresno=Public Works Department Mr.Bryan Jones,.City of Fresno Public Works Department Ms Barbara Goodwin; Council of Fresno County Governments "f'nlernnc imnmvac mnliilily nrrncc Cnlifnrnin" - � - STATE OF CALIFORNIA—BUSINESS,TRANSPORTATION AND HOUSING AGENCY ARNOLD SCHW ARZENEGGER Governor DEPARTMENT OF TRANSPORTATION - 1352 WEST OLIVE AVENUE = P.O.BOX 12616 FRESNO,CA 93778-2616 PHONE (559 445-6666 G � �} I.-r i 1�� D Flex your power! FAX (559)488-4088 Be energy efficient! TTY (559)488-4066 June 26, 2006 - SUt p , F213 1-IGR/CEQA LwF c 7 ; rt z gni 6-FRE-99-29+/- ,� C-06-117 TREND HOMES (A-05-024&R-05-122, THE MCCAFFREY GROUP, INC.) Ms. Shelby Chamberlain City of Fresno Development Department 2600 Fresno Street Fresno,CA 93.721 Dear Ms. Chamberlain: Caltrans has reviewed the use permit for the 118-unit condominium development to be located on the southeast corner of Polk and Sierra Avenues. Caltrans has the following comments: We previously reviewed a plan amendment,rezone, and draft Traffic Impact Study(TIS) for a proposed single-family residential project at this same location. It appears that this development is a portion of A- 05-024 and R-05-122,proposed by The McCaffrey Group;Inc, If this is incorrect,please let us know as soon as possible. If our assumption is incorrect,we will revise our commentsto reflect traffic impacts from the condominium development only: The trip generation contained within the TIS for A-05-024 and R-05-122 appears to be.satisfactory; however,the trip distribution is flawed in that it included the proposed State Route(SR) 99/Veterans Boulevard interchange. Including the Veterans Boulevard interchange in the TIS artificially reduces the impact of this project on the existing interchanges. The City of Fresno has contracted to have a Project Study Report(PSR)prepared for the Veterans Boulevard interchange, a first step to implementing the new interchange. The PSR must be approved by Caltrans and must comply with the Department's standards. This includes an indication of a likely funding source. After this step,the project development work may begin,including environmental studies, and,after this, right-of-way may be purchased. Construction may not begin for many years. It is likely that this housing development will be constructed before the Veterans Boulevard interchange comes to fruition. We have had discussions on this issue with the City's Public Works Department. We have indicated that we would support the inclusion of the Veterans Boulevard interchange in TISs if we had some-idea when the interchange would be constructed and the manner in which the City intends to fund the construction. This would allow us to determine mitigation to the existing interchanges for the interim period of time until the Veterans Boulevard interchange is''operational. We request that the City.send us,a letter that will outline the time frame for construction and the source of the funds. The plan for the Veterans Boulevard interchange, at this time, is not clearly:defined.:Without knowing what design alternative will be chosen,.we do not know what costs will be incurred from construction of this interchange. It is impossible to determine a fair share of an unknown cost.Past projects have been . allowed to direct mitigation to the Veterans Boulevard interchange. Caltrans does not support this. Until we receive some sort of indication on the time frame for construction of the Veterans Boulevard "Caltrans improves mobility across California" Ms. Shelby Chamberlain June 22, 2006 Page 2 interchange, we will continue to request mitigation to the existing interchanges. The impacts from this development to the Shaw Avenue and Herndon Avenue interchanges will be cumulatively significant, at least until the new interchange is constructed. The project needs to mitigate for its impacts to these two interchanges. Based on past traffic studies that have not included the Veterans Boulevard interchange,we have redistributed the project trips shown in the TIS for A-05-024& R-05-122 to the SR 99/Hemdon Avenue interchange. This will provide a more realistic representation of impacts to the State Highway System. Caltrans recommends that the City condition this project to mitigate for its impacts to the SR 99/Hemdon.Avenue and SR 99/Shaw Avenue interchanges. Caltrans and the City of Fresno have entered into an"Interim Agreement"that provides guidance on calculating fair share for development to mitigate for its impacts to State facilities. Per that agreement, we have used the"City Formula"to calculate the fair share for this project. Caltrans calculates this project's fair share to mitigate for cumulatively significant impacts to the SR 99 interchanges at Herndon and Shaw Avenues to be $8,439.29 (see attached spreadsheet). Please note that this amount is for the entire development as identified in the January 27, 2006 TIS for A-05-024 and R-05-122. Should the applicant wish, Caltrans will divide the mitigation to identify just the condominium's share. The City should consider a transit alternative for this project. When combined with other residential projects in the area, there is sufficient development to support transit,and early planning could make such an alternative feasible. Caltrans recommends that this project be routed.to Fresno Area Express .(FAX).staff for their review and comment. Please see Attachment Number 1 for other recommended transportation alternatives. We request that this letter be made a part of the permanent public record for this project and that a copy of our letter be included in any staff reports prepared for public hearing. This will provide the decision- making body and the general public with a complete and accurate environmental evaluation for the project. If you have any questions,please call me at(559)445-6666. Sincerely, MOSES STITES Office of Transportation Planning District 6 Enclosures C: Mr. Scott Mozier, City of Fresno Public Works Department Mr.Bryan Jones, City of Fresno Public Works Department Ms. Barbara Goodwin, Council of Fresno County Governments "Caltrans improves mobility across California" CITY FORMULA; P=(P1/F1)•COST OF IMPROVEMENT SR 99/HERNDON AVENUE,SOUTHBOUND OFF-RAMP INTERSECTION' . Add Signal.and Turn Lane P= (P1/F1)= 0.008896. x COST OF IMPROVEMENT= $4,003.14 DATA P= FAIR SHARE PERCENTAGE P1 = THE HIGHER OF THE AM OR PM PEAK HOUR PROJECT TRIPS 17 F1 = TOTAL 2025 CORRESPONDING FUTURE PEAK HOUR TRAFFIC 1911 COST OF IDENTIFIED.IMPROVEMENTS,BASED ON PAST CALTRANS PROJECTS $450,000 SR 99/HERNDON AVENUE,NORTHBOUND OFF-RAMP INTERSECTION Add Signal and Tum Lane P= (P1/F1)= 0.006423. x COST OF IMPROVEMENT= $1,605.65 DATA P= FAIR SHARE PERCENTAGE P1 = THE HIGHER OF THE AM OR PM PEAK HOUR PROJECT TRIPS 10 F1 TOTAL 2025 CORRESPONDING FUTURE PEAK HOUR TRAFFIC 1,557 COST OF IDENTIFIED IMPROVEMENTS,BASED ON PAST CALTRANS PROJECTS . .., $250,000 SR 99/SHAW AVENUE,NORTHBOUND OFF-RAMP INTERSECTION Add Turn.Lane P= (P1/F1)= 0.005737 x COST OF IMPROVEMENT= $1,944.92 DATA P= FAIR SHARE PERCENTAGE P1 = THE HIGHER OF THE AM OR PM PEAK HOUR PROJECT TRIPS 10 F1 = TOTAL 2025 CORRESPONDING FUTURE PEAK HOUR TRAFFIC 1,743 COST OF IDENTIFIED IMPROVEMENTS,BASED ON PAST CALTRANS PROJECTS $339,000 SR 99/SHAW AVENUE,SOUTHBOUND OFF-RAMP INTERSECTION Add Turn Lane P= (P1/F1)= 0.000000 x COST OF IMPROVEMENT= $0.00 DATA .P= FAIR SHARE PERCENTAGE P1 = THE HIGHER OF THE AM OR.PM PEAK HOUR PROJECT TRIPS 0 F1 = TOTAL 2025 CORRESPONDING FUTURE PEAK HOUR TRAFFIC 752 COST OF IDENTIFIED IMPROVEMENTS,BASED ON PAST CALTRANS PROJECTS $339,000 SHAW AVENUE OVERCROSSING Widen Overcrossing P= (P1/F1)= 0.000784 x COST OF IMPROVEMENT DATA P FAIR SHARE PERCENTAGE P1 = THE HIGHER OF THE AM OR PM PEAK HOUR PROJECT TRIPS 2 F1 = TOTAL 2025 CORRESPONDING FUTURE PEAK HOUR TRAFFIC 2,552 COST OF IDENTIFIED IMPROVEMENTS,BASED ON PAST CALTRANS PROJECTS. $1,130,000 TOTAL MITIGATION COSTS $8,439.29 11-Q3-Q6 03'45PM FROM-CafiforniaFundi nir 5594371593 T-153 P.001/001 F-701_ C C � October 31,2006 rd V - 2006 wiannirp '`i'dision Dei elOpMerit�'Qn'; Dear Councilman Brian Calhoun, !-`- -,� r .. !tr!ant Fri I am writing to you to formally ask for an appeal from the planning Commission's approval of Agenda Item VIII-C of the Planning Commission's Meeting of October 25,2006 and I'm asking that you and the City Council grant us this appeal. Included are several misrepresentations and miscommunication from both the builder and from the Planning Commission Staff, In the meeting of October 25, 2006,u'e asked for a continuance and a dialog with the builder to reach an agreement on.3 major issues: 1) No parking on Dante Avenue 2) To forgo the erttrancelexit on Dante 3) To fence or gate this project Enclosed I am sending yousome of the statements that were presented by residents at the meeting of October 25,2006. You will also see the sequence of events that occurred prior to the meeting on October 25,2006. At this meeting it seemed that there was no compromise and no regard to our neighborhood and the people that live there. As you can see by the vicinity map we are two cultesaks that will be trapped by thisproject. During this Planning Commission Meeting, two of the Planning Commission Members were not present,and during the meeting it seemed that some of the Plaruiing Commission Members could have cared less about our very valid concems. Throughout this whale process, we have been kept in the dark and strung along to the benefit of the builder. In closing we are asking for an oppommity to meet with you and to discuss in 1•urthec detail why this ruling should be appealed. 1 have evidence that the builder misrepresented this project from the beginning.. I look forward to hearing from you: Thank you for your time and consideration. Paul Salazar 6407 N. Delbert Fresno,CA 93722 -' Horne Phone 559-277-8718 Work Phone 559-224-6200 � w t�•,� 4-AJ-- Cell Phone 559-360-2763 �a��.� 5-7�'S��-+� �r•�( Cc: Councilman Tom Boyajian '� October 31,2006 Dear Councilman Brian Calhoun, I am writing to you to formally ask for an appeal from the Planning Commission's approval of Agenda Item VIII-C of the Planning Commission's Meeting of October 25, 2006 and I'm asking that you and the City Council grant us this appeal. Included are several misrepresentations and miscommunication from both the builder and from the Planning Commission Staff. In the meeting of October 25, 2006, we asked for a continuance and a dialog with the builder to reach an agreement on 3 major issues: 1) No parking on Dante Avenue '2) To forgo the entrance/exit on Dante 3) To fence or gate this project Enclosed I am sending you some of the statements that were presented by residents at the meeting of October 25,2006. You will also see the sequence of events that occurred prior to the meeting on October 25, 2006. At this meeting it seemed that there was no compromise and no regard to our neighborhood and the people that live there. As you can see by the vicinity map we are two cultesaks that will be trapped by this project. During this Planning Commission Meeting,two of the Planning Commission Members were not present, and during the meeting it seemed that some of the Planning Commission Members could have cared less about our very valid concerns. Throughout this whole process, we have been kept in the dark and strung along to the benefit of the builder. In closing we are asking for an opportunity to meet with you and to discuss in further detail why this ruling should be appealed. I have evidence that the builder misrepresented this project from the beginning. I look forward to hearing from you. Thank you for your time and consideration. Paul Salazar 6407 N. Delbert Fresno, CA 93722 Home Phone 559-277-8718 Work Phone 559-224-6200 Cell Phone 559-360-2763 Cc: Councilman Tom Boyajian Mr. Chairman, members of the planning commission, my name is Paul.Salazar. I live at 6407 N. Delbert. I am asking for a continuance and review of this project based on several items. First, the miscommunication and representation of the McCaffrey group and your planning commission staff in dealing with the nearby residents fairly and in good faith. By item one, you can see that this letter was presented to the nearby residents of the project by the McCaffrey Group, which dealt with the rezoning of the parcel from Commercial to ResidentiaUMulti-family. The letter designated the wrong parcel to this project's plan, therefore, many did not even attend that meeting as they felt this matter would not affect them. After this project was passed and approved, we were told, and it is on record by our City Council member, Brian Calhoun, that the McCaffrey group would have to deal with imput and the consensus of the neighborhood on this project. We were shown a Blue Print of this project. Being laymen to architectural Blue Prints & drafts and never being told by the McCaffrey Group where entrances and exits would permanently be and whether parking would be allowed, I had to make a trip to the planning commission to get clarification on some items. The following items were of grave concern to nearby residents: 1) Would parking be allowed on Dante Avenue? If so, we were strongly opposed to this due to integrity of the neighborhood streets, traffic and safety (no where along a one mile stretch neither of Dante nor on any major streets within a three mile radius) is parking allowed. 2) There was only one entrance/exit to the project and it was on Dante Avenue (there was exit only on Polk.Avenue). Dante Avenue (especially where the entrance/exit was positioned) is not the reasonable place for an entrance/exit to the units. 3) No gates or fences were surrounding the project which means there would be street access to the units. I "voiced our concerns to the planning staff about the items listed above (Mike Sanchez and Wilma Quan were in attendance). At that meeting, they told me that at a preliminary look at the Blue Prints, they agreed with me that the entrance was too close to our cultesacs and to the intersection of Polk & Dante. Before leaving this meeting, Mike & Wilma assured me that I would be notified of any future developments of this project. I received a call from Gary Gianetta, engineer of this project,stating that he wanted to meet with me and one other neighbor AT MY HOME. I was confused as to what this was about, but met with him one evening. Both he and Mr. McCaffrey's son came to my home and two of my neighbors, Scott& Julie Jobinger, were there too. Gary brought with him the Site Condiminium Projects Blue Prints. He explained to us that the Blue Prints consist of Parking on Dante Avenue and the entrances & exits were going to be just as the blue prints read. In further discussion, Mr. McCaffrey's son told me that there was a meeting that he attended that gave a green light to everything about this blue print. When I asked him about why we weren't notified about this meeting, his response was "I don't know". We once again let them know about our concerns about the parking, and that nowhere on Dante or any nearby major streets was parking allowed and why would their project be allowed to have parking. Also we voiced our concerns to them about where the plans-show the entrances & exits would be on Dante Avenue. We told them these plans would hold us prisoners on our cultesacs due.to proximity of the entrances/exits to the 4-way intersection. Mr. Gianetta's response to our concerns was "If you feel that you can draw a better plan for the city...then you do it" . The next morning I called Mike Sanchez (the only contact I know on this project); perplexed by what had gone on the.night before. He commented that - the developer was obligated to hold a meeting with residents of the area for a round-table discussion....Questions & Answers, concerns and imput. It looked as though Mr. Gianetta & Mr. McCaffrey were construing this as such a meeting (which it obviously was not). After explaining to him what had happened, he told me that the project was transferred to Shelby Chamberlain. I asked him why I wasn't notified about this project moving forward. His response to me was "I don't know Paul, but you'll have to talk to Shelby as she is the one handling this". I called Shelby....she returned my call & I told her about my contact with Mr. Gianetta & Mr. McCaffrey and she told me to come on in for a meeting to discuss the project. In that meeting, Mike Sanchez, Shelby Chamberlain and their superior were present. We discussed the concerns of the nearby residents to this project. In turn they told me that a report on this project was completed. In their findings about our 3 concerns....... 2 of them were valid and it would be the recommendation of the staff not to proceed with the original McCaffrey plan. The two items of i concern that they concurred with the residents on was: i 1) No parking would be allowed on Dante 2) There would be an entrance/exit on Polk Avenue also -I proceeded to discuss why they would even allow an entrance/exit on Dante, especially when it was so close to our cultesacs and the intersection. Why couldn't they have only one entrance/exit located on Polk since there are no adverse conditions at that location? Shelby said that the developer would have to move buildings or redesign the project. There was still the issue of the project being gated or fenced. I was told that as the plans indicated, the project will not be fenced. At the end of the meeting, Mr. Sanchez told me, "Paul, you got two out of three, and if you have any other objections, you can voice it to the panel at the planning commission meeting". Before I left the.meeting I was told that I would get a report of the findings of this panel. I did not receive this report until two days ago, Monday, October 23rd After receiving a copy, I tried to call Shelby Chamberlain to get some clarification of some of the matters discussed. Not able to get her, I called Mike Sanchez. When I found out that the staff had flip-flopped their recommendation of"No Parking" and now were going to allow parking on Dante, I was shocked. At this late date it gave me no time.to dispute this with staff, and it is a very serious concern of mine as to how the developer knew about the staffs original recommendations of NO PARKING and.how they were able to overturn this decision before the report ever came out. This report is reflecting a rubber stamp. Some of these environmental assessments look to be copied or regurgitated. These cannot reflect the true traffic congestion that we will have by adding another 250+ cars to this neighborhood. You are well aware of the traffic problems we are facing at Herndon & Polk, at Bullard & Fig Garden Loop and other parts of the fast-growing Northwest area. How can you allow your staff to approve such a project with no objections to Mr. McCaffrey's plans and no concern for the residents of this neighborhood? You cannot ignore these blatant issues any more by.letting developers have their way without any conscious idea of what they are doing to Fresno. Once again I ask for a continuance of this project and a thorough review of how this will affect the residents nearby, traffic congestion and the continuity of our neighborhood. THE 11 CQ'Lf f! Gy J✓ GROUP July 6,2006 Re: Tract 5.755-Polk and Dante Dear Resident: The McCaffrey Group is currently processing with the City of Fresno entitlements for,a residential condominium project on the property located at the southwest comer of North Polk and North Dante Avenues. The property is currently zoned for a neighborhood commercial shopping center. We have reserved the facilities at. Saroyan School for a neighborhood meeting on July 18, 2006 at 7:OOp.m. We will have the proposed site plan and building elevations available for your review. The project design and development team will also attend the meeting to answer any questions you may have. If you are not able to attend the meeting and have any questions, please call me at (559)256-7000 or the project engineer, Gary Giannetta at(559)264-3590. We believe the project is going to be an asset to the neighborhood and look forward to meeting with you. Sincerely, The e G , I Brent cC Vice President of Cons ction cc: Brian Calhoun Mr. Chairman, members of the planning commission, my name is Scott Jobinger. I live at 6428 N. Delbert Avenue, in one of the two cul-de-sacs that are. directly across from the proposed project. I would like to speak to a few specific points :and to advise the commission why a continuance is needed for further review of this project, When I first came before this commission for the_ Re- Zoning of this sight I believed that this was going to be a trouble free issue. I care about my neighborhood and the community in which I live and I wanted to be informed about what was :going to be going in across the street from my . home. At that meeting the builder presented to you a drawing of the future condominium project planned, that if re-zoning was approved, would be built at that location by The McCaffrey Group. Between that meeting and the City Council meeting a letter was sent out. by The McCaffrey Group for a public meeting with the neighbors of the project. In that letter either by oversight or intentionally the location for the project was misidentified as the southwest corner of Polk and Sierra when the. real project location was on the southeast corner. Did this cause some neighbors of the project to stay away? who really knows? At the City council meeting I advised that L. did not have a problem with the re-zoning however, there were some concerns with the plans. Councilmen Calhoun advised that the Re-Zoning was approved by the Council with the stipulation that another meeting for the neighbors to voice there concerns to the The McCaffrey Group be arranged. I do not believe that this stipulation has been met. In reference to the plans for this project, it is being presented as a gated condominium community. Now, to me condominium means buyers not renters however Mr. Mcaffrey advised us that they intended to make them rentals for now and possibly sell them at a later date. We would obviously prefer they. be for sale now and not rentals. One item that has been relayed to the builder from us is a request for a gate or wall of some kind to surround the entire project. As I'm sure you have all heard and can relate a good fence makes, a good neighbor. If you have. been to this area you will notice that there is not direct access from any home or apartment along Polk from Herndon to Bullard .or on Dante from Bullard to Polk. All the prior building in this area was planned for some reason to conform to. the same. The plans for this new project as you can see, call for walkways from the individual. units to the sidewalk along Dante and also Polk. believe by giving access directly to the street from these units that this will change the established precedence of the area and will not conform to the current look and feel of our neighborhood. In addition, I think that this as much as anything will cause the parking problems rand traffic issues that have been expressed "-by -us-to you and to the builder.- They should: be required to build a fence or wall, and make accommodations for their renters and guests parking, within their boundaries, making this truly a gated and self contained community, and a good neighbor. In closing I would like to add that all of the concerns presented to you here today and more have been brought to the attention of the builder but have not been resolved. The same plans they had the day we came here for re-zoning. are the same plans you see_again today minus any changes required by. the City Staff. The meetings we had with the builder I feel were a sales pitch to us by them rather than addressing our. concerns. -----For these reasons, #1) Not meeting the stipulation put forward by Councilman Calhoun upon approving the Re-Zoning,, of an additional meeting with all the surrounding neighbors and the builder addressing our concerns. #2) Not meeting the precedence established by all the previously built residences and neighborhoods along both Dante and Polk in this area by allowing walkway access from the street facing units in the. development. #3) By not planning for all the tenant and guest parking to be contained within the boundaries of this development, request that the commission issue a continuance of this planned development for further review. 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"�'� r?�..,, l i - y �"�.•?n;,� xs��`,,;Yi .y�,.`z��fl7 1 �c``� c .E � .,,� *e'r'r[,..�'�� , �I�«, '� t2°d+- r'��rr S[>T S i Raz,��r � � S°- "A `�,.N�� fid. iia>,iuask..�,,+aa�u.�.+�d.�iw2sc,13rs•�.�.a:�..-.:.x.,...��...wr,�ca� a� :�;�e'``tw.�a,r. ri�'sa�;:us +a ;�'„��z: .��w»� .,ua,-rmawdf'".,.�-..x.,raYa3'." it2.a.�;�t�,;�iwf+.r.`•�. x`,a',s,€' ii _.-..: OFPICES OF PHONE(559)233-7161 -^= �— FAX(559)233-8227 2907 SOUTH MAPLE AVENUE �.�►- ..;�,..:.�– FRESNO,CALIFORNIA 93725-2218 Your Most Valuable Resource-Water August 10, 2006 MCEIVED Ms. Shelby Chamberlain 'SIELOPMENT DEPARTMENT City of Fresno CITY OF ERET40 Planning and Development Dept. 2600 Fresno Street, Room 3043 Fresno, CA 93721-3604 RE:. VTTM No. 5755, APN: 506-130-05, SEC Dante & Polk Avenues Dear Ms. Chamberlain: 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 b}ohnsongfresnoirri ation.com. Sincerely, 4ret Johnson Engineering Technician I Agencies\City\TM5755 BOARD OF President JACOB ANDRESEN. Vice-President JEFFERY G. BOSWELL DIRECTORS JEFF NEELY.EDDIt NIEDERFRANK.STEVEN G BALLS, General Manager GARY SERRATO San Joaquin Valley Air Pollution Control District June 26, 2006 Reference No. C200601421 D ��} � ,, . D City of Fresno jut', '� ;Plannin9 & Development Attn: Shelby Chamberlain P1anrr,�,sfGn 2600 Fresno Street, 3 Floor ave 1 y,�t ly �a Fresno, CA 93721-3604 �, _ -rt,°rcenf =,v0 Subject: C-06-117 —6350 N. Dante Ave. (APN: 506-130-05S portion) Dear Ms. Chamberlain: The San Joaquin Valley Unified Air Pollution Control District (District) has previously commented on this project and has no additional comments at this time. Previous comments: To Shelby Chamberlain for City of Fresno: Plan Amendment Application No. A-05-024 & Rezone Application No. R-05-122. Sent March 9, 2006, Reference No. C20060500. District staff is available to meet with you and/or the applicant to further discuss the regulatory requirements that are associated with this project. If you have any questions or require further information, please call me at (559) 230-5848 or Mr. Dave Mitchell, Planning Manager, at (559) 230-5800 and provide the reference number at the top of this letter. Sincerely Debra Monterroso Senior Air Quality Specialist Central Region Wxxt Seyed Sadredin Executive Director/Air Pollution Control Officer Northern Region Office Central Region Office Southern Region Office 4800 Enterprise Way 1990 East Gettysburg Avenue 2700 M Street,Suite 275 Modesto,CA 95356-8718 Fresno,CA 93726-0244 Bakersfield,CA 93301-2373 (209)557-6400 - FAX(209)557-6475 (559)230-6000 - FAX(559)230-6061 (661)326-6900 - FAX(661)326-6985 WWW.valleyair.org co U� County of Fresno 0 1856 Department of Community Health Edward L. Moreno,M.D.,M.P.H. �jZES Director—Health Officer .lune 22, 2006 �� 999999999 L00012205 PE 2602 Shelby Chamberlain City of Fresno Development Department �w ;. Wn 2600 Fresno Street - Fresno, CA 93721 Dear Ms. Chamberlain: PROJECT NUMBER: C-06-117 PROJECT DESCRIPTION AND LOCATION: Requests to construct a 118-unit condominium development on 9.14 acres of presently vacant property. The square footage will range from 850-1560 square feet for a total living space of 143,458 square feet. This project is located at the intersection of North Dante and North Polk Avenues. APN: 506-130-05s Zoning: C-1/UGM to R-1 & R-2 Address: 6350 N. Dante Ave. . Recommended Conditions of Approval: Prior tol the issuance of building permits, the applicant must submit complete pool facility plans and specifications to the Fresno County Department of Community Health, Environmental Health. Division, for review and approval. Contact the Recreational Health Program at (559) 445-3357 for more information. • Prior to operation, the applicant shall apply for and obtain a permit to operate a public swimming pool from the Fresno County Department of Community Health, Environmental Health Division. A permit, once issued, is nontransferable. Contact the Recreational Health Program at (559)445-3357 for more information. REVIEWED BY: Kathleen B yer, Environmental Health Specialist II (559) 445-3357 kb cc: Michelle Goodman, Environmental Health Division C-06-117 Trend Homes 1111 V.,I+-- AA�11 /A 11 1:)-- 11447 /G'—o,,.- !"ol:f r.,:., 0'277f //f GO\AAG '24M /CAV/G[O\AAG_2270 City of DEPARTMENT OF PUBLIC UTILITIES Date: June 23, 2006 To: SHELBY CHAMBERLAIN, Planner III Planning and Development Department, Advance Planning From- CHRIS WEIBERT, Management Analyst II Public Utilities Department, Administration Subject: C-06-117, cross reference T-5755 and R-05-122, requests authorization to construct a 118 unit condominium development on 9.14 acres of presently vacant property wherein the square footage for each unit will range from 850 square feet to 1560 square feet, for a total living space square footage of 143,458. This project is located at the.intersection of North Dante and North Polk Avenues; north of West Corona Avenue and west of North Cornelia Avenue. Does Project Affect Your Agency/Jurisdiction Yes - Project will be serviced by Solid Waste Division Suggestions to Reduce Impacts/Address Concerns Enclosure shall be constructed on a level surface. Provide 44' turning radius throughout project. One area noted on plans needs to be addressed. Recommended Conditions of Ap-proval Project will be serviced by Solid Waste Division. Enclosure shall be built in accordance with current Solid Waste standards. Four or more enclosures required for this project. Owner shall provide a minimum of 59 cubic yards of solid waste and recycling services per week. Additional Information Location of enclosure is acceptable Revise plans to address concerns stated above and resubmit for approval. Page 1 of 1 City o FIRE DEPARTMENT Date: June 26, 2006 To: SHELBY CHAMBERLAIN, Planner III Planning and Development Department ,Advance Planning From: MIKE SCHMIDT, Supervising Fire Prevention Inspector Fire Department, Fire Prevention & Investigative Services Subject: C-06-117, cross reference T-5755 and R-05-122, requests authorization to construct a 118 unit condominium development on 9.14 acres of presently vacant property wherein the square footage for each unit will range from.850 .square feet to 1560 square feet, for a total living space square footage of 143,458. This project is located at the intersection of North Dante and North Polk Avenues; north of West Corona Avenue and west of North Cornelia Avenue. Hydrants Xeveloper must install on-site hydrants(s). See Plan for location(s). Provide fire hydrant flow of 1500 GPM 8" water main minimum ,Public streets hydrant(s) must be installed. Coordinate street hydrant locations with Public Works. ire hydrants shall be installed, tested, approved, and all surface access roads shall be /installed and made serviceable prior to and during the time of construction. The hydrant 4 1/2" outlet shall face the access lane. General Streets highlighted on the plan shall be identified as fire lanes as provided in the J California Vehicle Code, Section 22500.1. Designate highlighted curbs as fire lanes (red curb with "Fire Lane" in 3" white letters every 50 feet or approved signs every 50 feet). Provide sign(s) (17" X 22" minimum) at all public entrance drives to the property /"Warning -Vehicles stoppped,parked or left standing in fire lanes will be immediately / removed at owner's expense- 22658 California Vehicle Code - Fresno Police Department 498-1414." Auras in private drives for fire truck access shall have minimum 44 foot centerline turn radius. All gates on common access drives shall be equipped with approved Police/Fire bypass locks (BEST LOCKS: Padlock 2113700 series or Cylinder lock 1W7132). Gates/fences shall not obstruct the minimum width required for fire lanes: Emergency Access Only Roadways /Provide approved drive approach at south"emergency only access". ,,bates;posts or other barriers suitable to the Fire Department are required to be installed at the entrance to an "emergency access only" roadway v/rhe entrance to all emergency accesses shall be posted with permanent signs: "FIRE ACCESS (6" LETTERS) vheicles removed at owner's expense (2 letters) FRESNO POLICE DEPARTMENT 498-1414 (1" letters). All gates on the "emergency access roadway" shall be fitted with a Police/Fire bypass ,/All (BEST LOCKS: Padlock 21B700 series or Cylinder lock 1W7132). Gates/fences shall not obstruct the minimum width required for fire lanes. City of ' ® DEPARTMENT OF PUBLIC UTILITIES Date: July 03, 2006 To: SHELBY CHAMBERLAIN,Planner III Planning and Development Department, Advance Planning .From: ROBERT DIAZ, Senior Engineering Technician Public Utilities Department, Planning and Engineering Division Subject: C-06-117, cross reference T-5755 and R-05-122, requests authorization to construct a 118 unit condominium development on 9.14 acres of presently vacant property wherein the square footage for.each unit will range from 850 square feet to 1560 square feet, for a total living space square footage of 143,458. This project is located at the intersection of North Dante and North .Polk Avenues; north of West Corona Avenue and west of North Cornelia Avenue. Requirements Sanitary sewer facilities are available to provide service to the site subject to the following requirements: /On-site sanitary sewer facilities shall be private. Aeparate sewer house branches are required for each lot. Abandon all existing on-site private septic systems. ,ie project developer should contact Wastewater Management Division/Environmental Services (559) 621-5100 regarding conditions of service for special users. UGM This project is located in the following Urban Growth Management Service Areas:. Sewer.Oversize Reimbursement S.A. #18 Feu The following Sewer Connection Charges are due and shall be paid for the Project: Sewer Lateral Charge Oversize Sewer Charge Trunk Sewer Charge: Cornelia Wastewater Facilities Charge (Residential Only) Page l of l City of : v� DEPARTMENT OF PUBLIC UTILITIES I Date: July 03, 2006 To: SHELBY CHAMBERLAIN, Planner III Planning and Development Department, Advance Planning From: ROBERT DIAZ, Senior Engineering Technician Public Utilities Department, Planning and Engineering Division Subject: C-06-1.17, cross reference T-5755 and R-05-122, requests authorization to construct a 118 unit condominium development on 9.14 acres of presently vacant property wherein the square footage for each unit will range from 850 square feet to 1560 square feet, for a total living space square footage of.143,458. This project is located at the intersection of North Dante and North Polk Avenues; north of West Corona Avenue and west of North Cornelia Avenue. Requirements Water facilities are available to provide service to the site subject to the following requirements: /On-site water facilities shall be private. Anstallation of water service & meter box shall be required. Iwo independent sources of water, meeting Federal And State Drinking Water Act Standards, re required to serve the tract including any subsequent phases thereof. The two-source requirement may be accomplished through any combination of water main extensions, construction of supply wells,or other acceptable sources of water supply approved by the Water Systems Manager. Seal and abandon existing on-site well in compliance with the State of California Well Standards, Bulletin 74-90 or current revisions issued by California Department of Water Resources and City of Fresno standards. AGM UGM Water Service Area Number#201s Fees Payment for installation of water service(s) and/or meter(s) is required. Water Connection Charges are due and shall be paid for the Project. - Page 1 of 1 . City of DATE: August 3, 2006 TO: Planning and Development Department, Planning Division FROM: Public Works Department, Engineering Division SUBJECT: Conditions.of Approval for C-06-117 6350 North Dante Avenue— 118 condominiums PUBLIC IMPROVEMENT REQUIREMENTS The following requirements are based on city records and the accuracy of the existing and proposed on- site and off-site conditions depicted on the exhibits submitted. Requirements not addressed due to omission or misrepresentation of information, on which this review process is dependent, will be imposed whenever such conditions are disclosed. Questions relative to dedications, street improvements or off-street parking geo metrics may be directed to Greg Jenness at (559) 621-8812/ Greg.Jenness aafresno.gov, Justin Steffler at (559) 621-8712/ Justin.Steffler(o fresno.gov, or Robert Ebel at (559) 621-8794/ Robert.EbelaO,fresno.gov, Engineering Division, Traffic Planning Section..If you are opposed to any conditions of the Public Works Department, the correct procedure is to appeal the condition to the Director of Planning and Development so he can consult the Assistant Director of Public Works. TRAFFIC IMPACT STUDY This development will generate 89 a.m. / 111 p.m. peak hour trips and generate a count.of 1171 Average Daily Trips (A.D.T.) A Traffic Impact Study was required. Based on the results of the Traffic Impact Study TIS06-006, the following is a requirement of this project: The intersection of Bullard Avenue and Dante Avenue shall be signalized to the City of Fresno Standards, complete with left turn phasing, actuation and emergency vehicle signal preemption. This work is eligible for reimbursement and/or credit against Traffic Signal Mitigation Impact Fees. 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 Average Daily Trips (A.D.T.$) x $41.47 (fee rate as shown in the Master Fee Schedule). STREET DEDICATIONS AND ENCROACHMENT PERMITS Identify all street furniture, e.g.: public utility poles and boxes, guy wires, signs, fire hydrants, bus stop benches, mail boxes, news stands, trash receptacles, tree wells, etc. within the public right of way. Also, identify the required 4' minimum path of travel along the public sidewalk directly in front of property, as required by the California Administration Code (Title 24). A pedestrian easement may be required if Title 24 requirements cannot be met. Pagel of 3 8/7/2006 C-06-117 6350 North Dante Avenue 118 condos.doc Dedicate 2' of property along North Polk Avenue and along West Dante Avenue for public street purposes, to allow for a 6' sidewalk within a 10' sidewalk pattern. See Exhibit "A" for location and details. Deed documents for the required dedications shall be prepared by the applicant=s engineer and submitted to the Public works Department, Engineering Division, Special Districts / Projects and Right of Way Section with verification of ownership prior to issuance of building permits. The cost of deed document processing and recordation fee must be paid at the time of deed submittal. Deed documents must conform to the format specified by the city. Document format specifications may be obtained from the City of Fresno Public Works Department, Engineering Division, Special Districts / Projects and Right of Way Section, (559) 621-8694. The construction of any overhead, surface or sub-surface structures and appurtenances in the public rights-of-way is prohibited unless an encroachment permit is approved by the City of Fresno Public Works Department, Engineering Division, Special.Districts/ Projects and Right of Way Section, (559) 621-8693. Encroachment permits must be approved REigE to issuance of building permits. STREET IMPROVEMENTS All improvements shall be constructed in accordance with the Standard Specifications and Standard' Drawings of the City of Fresno, Public Works Department or street construction plans required and approved by the City Engineer. The performance of any work within the public street rights-of-way (including pedestrian and utility easements) requires a STREET WORK PERMIT prior to commencement of work. Contact the City of Fresno Public Works Department, Engineering Services Section at (559) 621-8686 for detailed information. All required street improvements must.be completed and accepted by the cityrp for to occupancy. Repair all damaged and/or off grade off-site concrete improvements as determined by the City of Fresno Public Works Department, Construction Management Division, (559) 621-5500. Remove abandoned(existing driveway approaches not identified for utilization)or reduce excessive width driveway approaches as noted on Exhibit "A", and install sidewalk, curb and gutter per City of Fresno Public Works Standard Drawing P-5 to match existing or proposed street improvement line and grade. Remove existing improvements and install required improvements to new street alignment and grade. Install permanent paving, paving transition, concrete curb, gutter, sidewalk (6' residential sidewalk with 2' pedestrian easement required on all major streets), driveway approaches, alley approaches, and alley paving to City of Fresno Standard Specifications within all street frontages indicated on Exhibit "A". Plans shall be prepared by a registered Civil Engineer. Provide signing and striping plans. The signing and striping plans shall be done per the current Caltrans standards. - Install curb ramps at the locations noted on Exhibit "A". Install streetlights, served underground, on all frontages to City Standards. The Public Works Department Engineering Division, (559) 621-8800, prior to street light installation, must approve street lighting plans. Plans shall be prepared by a registered Civil Engineer. -OR-show the Page 2 of 3 8/7/2006 C-06-117 6350 North Dante Avenue 118 condos.doc existing street light locations on the plans, -AND-that they are constructed per current City of Fresno Public Works Standards. Underground all existing off-site overhead utilities within the limits of this site/map as per FMC Section 12-1011 and Resolution No. 78-522/88-229 Submit the following as a single package to the City of Fresno Public Works Department Engineering Division, Plan Check and GIS Mapping Section, (559) 621-8682, for review and approval, rp for to issuance of building and street work permits: Street Improvement Plans, Signing and Striping Plans, Street Lighting Plans and Landscape and Irrigation Plans. OFF-STREET PARKING FACILITIES AND GEOMETRICS Off-Street parking facilities and geometrics shall conform to the City of Fresno Public Works Department, Parking Manual and Standard Drawing(s) P-41, P-42, P-43. Provide parking space needs, circulation, access, directional signs (e.g. "Entrance," "Exit," "Right Turn Only," "One Way" signs, etc.) as noted on Exhibit"A Install 30" state standard "STOP" sign(s) at location(s) shown. Sign shall be mounted on a 2" galvanized post with the bottom of the sign 7' above ground; located behind curb and immediately behind a major street sidewalk. Submit a detailed gated entry design to the City of Fresno Public Works Department, Traffic Engineering for approval -AND-submit an operational statement for the proposed gate(s) to Scott Mozier of the City of Fresno Public Works Department, Traffic Engineering, prior to permits. SURVEY MONUMENTS AND PARCEL CONFIGURATION All survey monuments within the area of construction shall be preserved or reset by a person licensed to practice Land Surveying in the State of California. This Conditional Use Permit cannot be approved,or completely reviewed, until there.are property lines shown on the site plan. Submit a revised exhibit confining the proposed development within existing parcel lines. URBAN GROWTH MANAGEMENT - MAJOR STREET REQUIREMENTS The project site is located within the C/D-2 Urban Growth Management(UGM) area. Pay all fees at the time of issuance of building permits. The UGM Fee obligations for this development will be computed during the building construction plan check process. A BUILDING PERMIT CANNOT BE ISSUED UNTIL THE UGM REQUIREMENTS HAVE BEEN SATISFIED. Submittal of engineered construction plans to Public Works for approval must be made prior to issuance of building permits. Contact Robert Ebel at (559) 621-8794 or Greg Jenness at (559) 621-8812 for questions regarding the UGM construction requirements. Install a signal pole with a 150-watt safety light and an oversize street sign to Public Works Standards at the Southeast corner of North Polk Avenue and North Dante Avenue. Page 3 of 3 817/2006 C-06-117 6350 North Dante Avenue 118 condos.doc City of � ®I►s 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 8-7-06 TO Shelby Chamberlain, Planner Ill Development De artment, Planner FROM Mike Schmidt, Supervising Fire Prevention Inspector Fire Prevention Bureau SUBJECT: Tentative Tract No. 5755 The Fire,Department has completed a review of the Vesting Tentative Tract Map 5755 .which was submitted by Giannetta Engineering. The following requirements and conditions are to be placed on this vesting tentative tract map as a condition of approval by the Fire Department., General Requirements: ./This project is within 1 mile of Fire Station No. 1.4, ✓This project is subject to city wide fire service fees. /Provide residential hydrants and fire flows per Public Works standards with two sources of water. /Access to the tract is acceptable as shown. Access within the tract will be addressed on the CUP review. Note: Phasing of tract will require re-review for access requirements. Residential fire sprinklers: All houses require a minimum 1'/2 water. service connection.with minimum 1" water meter for fire sprinkler/domestic supply. All model homes shall be provided with approved fire sprinklers (13D) and with a minimum 1'/2" water service connection with minimum 1" water meter. All houses over 5,000 square feet shall be fully fire sprinklered (13R) and provided with a minimum 2" water service connection. -City of WATER DIVISION Date: August 10, 2006 To: DOUG HECKER, Supervising.Engineering Technician Department of Public Utilities, Administration Through: MICHAEL CARBAJAL, Supervising Engineering Technician Department of Public Utilities, Water Division From: ANITA LUERA, Senior Engineering Technician Department of Public Utilities, Water Division Subject: WATER REQUIREMENTS FOR TENTATIVE TRACT NO. 5755/UGM The following conditions are required to provide water service to the tract. 11. Separate water services with meter boxes shall be provided to each lot created. f2. Two independent sources of water, meefing Federal and State Drinking Water Act Standards, are required to serve the tract including any subsequent phases thereof. The two-source, requirement may be accomplished through a combination of water main extensions, construction of supply wells, or,other acceptable sources of water supply approved by the Water Systems Manager. All public water facilities shall be constructed in accordance with Public Works Department standards, specifications , and policies. 4 Seal and abandon existing on-site well(s) in compliance with the State of California Well J Standards, Bulletin 74-90 or current revisions issued by California Department of Water Resources and City of Fresno standards. TAPROAAMEMConditions of Approval\5755 081006.doc City of DEPARTMENT OF PUBLIC UTILITIES Date: August 15, 2006 .To: SHELBY CHAMBERLAIN, Planner III Planning and Development Department From: DOUG HECKER, Supervising Engineering Technicia& Public Utilities Department, Planning and Engineering Division Subject: SANITARY SEWER REQUIREMENTS FOR T-5755/UGM General - Vesting Tentative Map T-5755 proposes to construct a 118 unit condominium development on 9.14 acres of presently vacant property wherein the square footage for each unit will range from 850 square feet to 1560 square feet,for a total living space square footage of 143,458. This project is located at the intersection of North Dante and North Polk Avenues. Environmental Recommendations A NEGATIVE DECLARATION MAY BE ISSUED: The project may have adverse impacts but impacts can be mitigated without further study or are not serious enough to warrant an Environment Impact Report. Sanitary Sewer Requirements The nearest sanitary sewer mains capable of serving.the proposed project are 8-inch mains located in both North Dante and North Corona Avenues and a 8-inch main located in North Polk Avenue. Sanitary sewer facilities will be available to provide service to the site subject to the following requirements: On-site sanitary sewer facilities shall be private. J2. Separate sewer house branches shall be provided for each lot created. J3. Abandon all existing on-site private sanitary septic systems. J4. Street easements and/or deeds shall be recorded prior to approval of improvement plans. /5. All underground street utilities shall be installed prior to permanent street paving. J6. The project developer should contact Wastewater Management Division/Environmental Services (559) 621-5100 regarding conditions of service for special users. �7. Public sewer facilities shall be constructed in accordance with the Department of Public Works. / standards, specifications, and policies. Sanitary Sewer Fees The following Sewer Connection Charges are due and shall be paid for the Project: 1. Sewer Lateral Charge 2. Oversize Sewer Charge 3. Trunk Sewer Charge: Cornelia 4. Wastewater Facilities Charge (Residential Only) Sanitary Sewer UGM Sewer Oversize Reimbursement S.A. #18 City of L®CMM®®��ic DEPARTMENT OF PUBLIC UTILITIES August 29, 2006 TO: Shelby Chamberlain,Planner III Planning and Development Department, Planning Division THROUGH: Robert Weakley, Chief of Operations? Department of Public Utilities, Solid Waste Division FROM: Chris Weibert, Management Analyst II Department of Public Utilities, Administration SUBJECT: TT 5755, Solid Waste Conditions of Approval Location: Southeast corner of North Polk Avenue and West Dante Avenue The Department of Public Utilities, Solid Waste Division, has completed a review of the Vesting Tentative Tract Map 5755 that was submitted by Gary G. Giannetta on behalf of Trend Homes. Solid Waste requirements shall be addressed upon the submittal of future applications. Page 1 of i Conditions Of Approval TT5755.Doc City of � d2:;,\=\I�, DATE: October 17, 2006 (Revision) TO: Shelby Chamberlain, Planner III Development Department, Planning Division THROUGH: Scott Mozier, P.E., Traffic Engineering Manager Public Works Department, Engineering.Division THROUGH: Louise Gilio, Traffic Planning Supervisor Public Works Department, Engineering Division FROM: Justin Steff ler, Engineering Technician Public Works Department, Engineering Division �S SUBJECT: Public Works Conditions of Approval TT 5755/C-06-117, (Polk between Sierra and Bullard) Trend Homes, Inc./ Gary G. Giannetta The Public Works Department, Traffic Planning Section, has completed its review and the following requirements are to be placed on this tentative map as a condition of approval by the Public Works Department. General Conditions: -/Provide curb ramps at all corners within the limits of this subdivision. Underground all existing offsite overhead utilities with the limits of this map.in accordance with Fresno Municipal Code Section 12-1011 and Resolution No. 78-522/88-229. ✓Submit a Geometric Approval Drawing (GAD) to Traffic Engineering for review and approval, per the attached checklist, prior to final map. Submit the following plans, as applicable, in a single package, to the Planning and Development ./Department for review and approval: Street Construction, Signing, Striping, Traffic Signal and Streetlight and Trail Lighting, Signing and Striping. Frontage Improvement Requirements: - Major Streets: Polk Avenue: Collector 1. Dedicate 47'- 55' of property(no parking)-OR-53'- 55' (parking allowed), from section line, for public street purposes within the limits of this subdivision to meet the current City of Fresno Collector Standards. Page 1 of 4 TATRAFFIC ENGINEERING\Traffic Planning\Tract Maps\T-5755 Polk btwn Sierra&Bullard REVISION.doc 2. Construct concrete curb and sidewalk to Public Works Standard P-5. The curb shall be constructed to a 10' residential pattern. Construct a 6' residential sidewalk per Exhibit "D". A 2' dedication for a pedestrian easement is required. 3. Construct 20' of permanent paving (measured from face of curb) within the Limits of this sub- division. 4. Construct an underground street lighting system to Public Works Standard E-1 within the limits of this subdivision. Spacing and design shall conform to Public Works Standard E-8 for Collector Streets. 5. Relinquish direct vehicular access to Polk Avenue. Dante Avenue: Collector 1. Dedicate 47'- 55' of property (no parking) -OR- 53'-55',(parking allowed),from seGtiGF; center line, for public street purposes within the limits of this subdivision to meet the current City of Fresno Collector Standards. 2. Construct concrete curb and sidewalk to Public Works Standard P-5. The curb shall be constructed to a 10' residential pattern. Construct a 6' residential sidewalk per Exhibit "D". A 2' dedication for a pedestrian easement is required. 3. Construct 20' of permanent paving (measured.from face of curb) within the limits of this sub- division. 4. Construct an underground street lighting system to Public Works Standard E-1 within the limits of this subdivision. Spacing and design shall conform to Public Works Standard E-8 for Collector Streets. 5. Relinquish direct vehicular access to Dante Avenue. Interior Streets: Dedicate,.design and construct all curb, gutter, sidewalk, (both sides), permanent paving, cul-de-sacs, easements and underground street lighting systems on all interior local streets to Public Works Standards. Sidewalk patterns shall comply with Public Works API Standards for 50' and 54' streets. Any temporary dead-end streets created by this subdivision shall be properly barricaded in accordance with the Public Works Standard P-44. Specific Mitigation Requirements: 1. This tract will generate 52 a.m./61 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. Provide a minimum of 2 entries (ingress/egress). 1 at 75' minimum stacking and 1 at 50' minimum stacking from the proposed gate to the back of walk -OR-the gates shall remain open from 7 a.m. to 9 a.m. and from 4 p.m. to 6 p.m. The proposed gate fronting onto Polk Avenue shall be signed for residential use only. Visitors shall use gate on Dante. Signing to be approved by the City Traffic Engineer. . Provide a detail (1" = 20') to identify adequate onsite turn around. Submit the redesign to Louise Gilio at least one week prior to the Planning Commission Hearing for review and approval. Page 2 of 4 TATRAFFIC ENGINEERING\Traffic Planning\Tract Maps\T-5755 Polk btwn Sierra&Bullard REVISION.doc 4. Full offsite improvements adjacent to the remainder on the north east corner of Dante and shall be required for public health and safety and the orderly development of the surrounding area. Reference "The Subdivision Map Act", Chapter 1, Section 66424.6. 5. Sierra Avenue: (Vacation is required for both sides) A feasibility study for all proposed vacations of existing public rights of way is required to be completed REj2E to the approval of the tentative map. 6. Identify proposed entries on the map. Identify symbol to relinquish vehicular access at all other locations on Polk and Dante. 7. Provide a copy of C-06-117 for reference of identify Condos on this map. Traffic Signal Mitigation Impact Feer 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). 1. Dante Avenue: Install a signal pole with a 150-watt safety light and an oversize street sign to Public Works Standards at the south east corner of Dante Avenue and Polk Avenue. 2. The intersection of Bullard and Dante shall be signalized to the City of Fresno Standards, complete with left turn phasing, actuation and signal pre-emption. This work is eligible for reimbursement and/or credit against Traffic Signal Mitigation Impact Fees. Ref. A-05-024 UGM Requirements: This Map is in UGM major street zone C/D-2; therefore pay all applicable UGM fees. Page 3 of 4 TATRAFFIC ENGINEERING\Traffic Planning\Tract Maps\T-5755 Polk btwn Sierra&Bullard REVISION.doc CITY OF FRESNO PUBLIC WORKS DEPARTMENT GAD PLAN CHECK GUIDE & REQUIREMENTS LIST ❑ CALL OUT TRACT NUMBER ON GAD ❑ LANE CONFIGURATIONS MATCH CONDITIONS OF APPROVAL ❑TURN POCKET LENGTHS ARE CALLED OUT AND CORRESPOND TO QUEUE LENGTHS IN TRAFFIC IMPACT STUDY ❑ EXISTING AND PROPOSED CURBS AND MEDIAN ISLANDS ARE CLEARLY SHOWN ❑ PERTINENT FEATURES SUCH AS EXISTING PARCELS, RAILROADS, FID CANALS ❑ CONFORMS TO EXISTING.CONDITIONS AT PROJECT.LIMITS ❑ EXISTING LANE WIDTHS ARE CALLED OUT AT CONFORM AREAS ❑ GAD SHOWS PROPOSED WIDTH OF STREET R/W, CURB-TO-CURB DISTANCE, ALL TRAFFIC LANES, BIKE LANES, PARKING LANES AND MEDIAN ISLANDS ❑ GAD CALLS OUT TRANSITION LENGTHS AND TAPERS EXPRESSED AS TRANSITION LENGTH PER OFFSET WIDTH (I.E. 50:1 TAPER WOULD BE A 600'TRANSITION FOR A 12' OFFSET) ❑ ALL CURVE DATA IS CALLED OUT. WHERE CURVES ARE CONCENTRIC, ONLY THE C/L OR.CURB LINE NEEDS TO BE CALLED OUT. ❑THE C/L IS MATHEMATICALLY DEFINED WITH HORIZONTAL CONTROL IN CASES WHERE THE C/L DOES NOT FOLLOW THE SECTION LINE ❑ BEARINGS AND DISTANCES ARE PROVIDED WHERE THE C/L OF CONSTRUCTION (NEW C/L OR SECTION LINE) IS NOT PARALLEL.TO THE PROPOSED R/W,OR WHERE THE TWO SIDES OF A DIVIDED ROADWAY ARE NOT PARALLEL. ❑ SHOW TRUCK TURNING TEMPLATES FOR ALL DUAL LEFT OR DUAL.RIGHT TURNS AND ROUNDABOUTS ❑ CROSSWALK LAYOUTS MEET CITY STANDARDS (4' FROM FACE OF CURB AT RAMP, 10'WIDE, NO DOGLEGS, MEDIAN NOSES CLEAR OF CROSSWALK) ❑ PLANS INCLUDE PROJECT REFERENCE INFORMATION (Site Plan No., C.U.P. No., Rezone No., Parcel Map No.or C.I.P. No. (PW ID, Fund, Org, KRA), NORTH ARROW, SCALE,TITLE BLOCK, OWNER'S NAME, ENGINEER PREPARED BY) ❑ FOR PROJECTS INCLUDING SIGNIFICANT VERTICAL GRADE CHANGES INCORPORATING MULTIPLE GRADE BREAKS OR VERTICAL CURVES,THE GAD SHOULD INCLUDE A PROPOSED MAJOR STREET C/L PROFILE(NOT NECESSARY FOR TYPICAL ROUTINE PROJECTS) Page 4 of 4 L:\Traffic Planning Section\LG TRAFFIC PLANNING\Tract Maps\T-5755 Polk btwn Sierra&Bullard.doc � I i 2' PED. EASEMENT 10' 5'--� 6' 5.5' 12' i EX" 4,15,1T RESIDENTIAL. SIDEWALK PATTERN REF. & REV. CITY OF FRESNO City of PUBLIC WORKS DEPARTMENT DATE: October 20, 2006 TO: Shelby Chamberlain, Planner 111 Planning and Development Department FROM: ANN LILLIE, Senior Engineering Technician Public Works Department SUBJECT: CONDITIONS FOR TENTATIVE TRACT 5755 AND COMMUNITY FACILITIES DISTRICT 1. The longterm maintenance of the following items is the ultimate responsibility of the owner/developer. If approved by Council,the following features may be maintained by a Community Facilities District. • Maintenance of all Landscaping and Irrigation systems as approved by the Public Works Department within the street easements (including half of medians) and the landscape easements along the property lines that side or back-onto North Polk, North Dante and West Corona Avenues. • Maintenance of Sidewalks and Street Furniture as approved by the Public Works Department within the street easements and the landscape easements along the property lines bordering North Polk, North Dante and West Corona Avenues. Maintenance of all Local Street Curbs, Gutters and Sidewalks as approved by the Public Works Department within the boundary of the tentative map. • Maintenance and operating costs of all Local Street Lights as approved by the Public Works Department within the boundary of the tentative map. • Maintenance of all Street Trees as approved by the Public Works Department within the boundary of the tentative map. a. Proceedings to place the Final Map into a CFD shall not commence until the Final Map has been annexed into the City of Fresno and the Final Map is considered to be technically correct. b. Technically correct Landscaping and Street Improvement Plans for all features to be maintained by a CFD for a final map shall be included in the CFD annexation request package for processing. c. Should the Council or owner/developer choose not to include the maintenance of the items listed in section 1 above in a CFD, the property owner/developer shall provide a mechanism approved by the City for the maintenance of all of the above items. Annexation request form is available on the City of Fresno website under Public Works Department Developer Doorway. Any change affecting the Items in these conditions requires revision of this letter of conditions. If you have any questions, please call me at 621-8690 c:PW File No. 10770 DPW CFD Conditions October 20,2006 Street Name . Review TM-5755 8-15-06 Street Name Status Required Change Sierra Avenue Chane West Sierra Avenue West Sierra Avenue Good West Ellery Avenue Chane West Ellery Way West Corona Avenue Good N. Wheeler Ave. Chane North Wheeler Avenue North Polk Avenue Good N. Ellendale Chane North Ellendale Avenue N. Delbert Chane North Delbert Avenue N. Constance Chane North Constance Avenue North Genoa Avenue Good North Barcus Avenue Good North Dante Avenue Good North Carica Avenue Good 6 CALIFORNIA DEPARTMENT OF FISH AND GAME CERTIFICATE OF FEE EXEMPTION DE MINIMIS IMPACT FINDING FOR CITY OF FRESNO ENVIRONMENTAL ASSESSMENT No.A-05-24/R-05- 122/C-06-117/T-5755 LEAD AGENCY: City of Fresno, Planning and Development Department, 2600 Fresno Street, Fresno, California 93721 PROJECT TITLE AND LOCATION: Vesting Tentative Tract Map No. 5755/UGM and Conditional Use Permit Application No. C-06-117, located in the City and County of Fresno, on the southeast corner of North Dante and North Polk Avenues (APN 506-130-05). PROJECT DESCRIPTION: Vesting Tentative Tract Map No. 5755/UGM and Conditional Use Permit Application No. C-06-117, filed by Trend Homes, Inc., proposes the development of 9.14 acres of R-2/UGM/cz (Low Density Multiple Family Residential/Urban Growth Management/conditions of zoning) zoned property located at the southeast corner of North Polk and North Dante Avenues. Vesting Tentative Tract Map No. 5755/UGM proposes to subdivide the subject property into .a one common lot condominium subdivision. A one common lot condominium map process is allowed by a provision of State law permitting the sale of individual airspace to individual buyers and requiring that all buyers of residential air space share in common ownership of all buildings, streets, open space, walls, etc., on the entire site. Conditional Use Permit Application No. C-06-117 is a request to develop the property with 118 residential units, a community building, enclosed garages, swimming pool and pet areas. FINDING OF EXEMPTION: Pursuant to the above-noted environmental assessment, a Mitigated Negative Declaration has been prepared by the lead agency for the proposed project. There is no evidence in the record that the proposed project may have an adverse effect on wildlife resources. "I hereby certify that the public agency has made the above finding and that the project will not individually or cumulatively have an adverse effect on wildlife resources, as defined in Section 711.4 of the Fish and Game Code." Gilbert J. Haro, Plannipoanager Current Planning Divi on Date: October 27, 2006 j Section 711.4, Fish and Game Code CITY OF FRESNO MITIGATED NEGATIVE DECLARATION p Initial Study is on file in the Planning and Environmental RECEIVED Development Department, City Hall Assessment Number. Zut J� ' 22 PM 2600 Fresno Street, Fresno, California 93721 A-05-024/R-05-122/ 2: 39 . 559 621-8277 C-06-117lT-5755 CITY CLERK F APPLICANT: The McCaffrey Group Assessor's RESM.0 CA 7020 N Van Ness Blvd. Parcel Number: Fresno, CA 93711 56-130-05s. PROJECT DESCRIPTION AND LOCATION: .Plan Amendment Application No. A- Filed with: 05-024, Rezone Application No. R-05-122, Conditional Use Permit No. C-06-117and REBECCA E. KLISCH, City Clerk Vesting Tentative Tract Map No. T-5755 pertain to approximately 12.4 acres of 2nd Floor-City Hall property located on the southeast corner of Vilest Sierra and North Polk Avenues 2600 Fresno Street and on the north side of North Dante Avenue between North Genoa and North Fresno, California 93721-3603 Carica Avenues. The plan.amendment application requests a change in the 2025 Fresno General Plan and the Bullard Community Plan to re-designate the subject property from neighborhood commercial planned land use designation (9.17 acres) and the medium high density residential planned land use designation (3.21 acres) to the medium high density residential planned land use designation (9.17 acres). and medium density-residential planned land use designation (3.12 acres)for a total` of 12.4 acres. The related rezone application would re-designate the property from the C-1/UGM (Neighborhood Shopping Center/Urban Growth Management)and R- 2/UGM (Low Density Multiple Family Residential/Urban Growth Management) zone districts.to the R-2/UGM (Low Density Multiple Family ResidentiaUUrban Growth Management) for the 9.17 acres and R-1/UGM (Single Family ResidentiaUUrban Growth Management) ,(3.21 acres) zone districts. Conditional Use Permit Application No. C-06-117 requests the development of a 118-unit condominium project on the proposed R-2 zoned property. :Vesting Tentative Tract Map No. T- 5755 proposes a condominium map for the 118 units: The .proposed project has been evaluated with respect to each item on the attached environmental checklist. This completed checklist reflects comments.of any applicable responsible agencies and research and analysis conducted to examine the interrelationship between the proposed project and the physical environment. The information contained in the Environmental Assessment Application, the checklist, and any attachments to the checklist, combine to form a record indicating that an initial study has been completed in compliance with the State CEQA Guidelines and the California Environmental Quality Act: Any rating of "2" on the checklist indicates that a specific adverse environmental effect has been identified in a category which is of sufficient magnitude to be of concern. Such an effect may be inherent in the nature and magnitude of the . project or may be related to the design and characteristics of-the individual project. Effects rated in this manner are not sufficient in themselves to require the preparation of an Environmental Impact Report and/or have been mitigated to the . extent feasible. All new development activity and many non-physical projects contribute directly or indirectly toward a cumulative impact.. on the physical environment. The incremental effect contributed by this project toward such a.cumulative effect is not considered substantial in itself. The proposed project is not expected to result in any significant adverse effects in terms of the factors considered on the environmental checklist, including any such factors for which minor effects have been identified. Cumulative effects of a significant nature are also not expected. The proposed project will not result in any adverse effects which fall within the "Mandatory Findings of Significance" contained in Section 15065 of the State CEQA Guidelines. The finding is therefore made that the proposed project will clearly not have a significant adverse effect on the environment. , This Mitigated Negative Declaration will be deemed final and effective.if no appeal is filed in the.manner specified by Section 12-505 of the Fresno Municipal Code. INITIAL STUDY PREPARED BY: Wilma Quan SUB Principal Planner PRA, Inc. Darrell Unru arming Manager DATE: June 22, 2006 PLANNING AND DEVELOPMENT DEPARTMENT ENVIRONMENTAL ASSESSMENT(EA) CHECKLIST POTENTIAL ENVIRONMENTAL EFFECTS EA NO. A-05-024/R-05-122/C-06-117/T--5755 1_0 TOPOGRAPHIC,SOIL.GEOLOGIC `11.0' ' URBAN SERVICES . CONSIDERATIONS 1 11.1 Availability of fire protection 1 1.1 Geologic hazards, unstable soil conditions 1 11.2 Lack of emergency vehicle access 1 .1.2 Adverse.change in topography or ground surface relief 1 11.3 Adequacy of design for crime prevention 1 1.3. Destruction of unique geologic or physical features 1 11.4 Overcrowding of school facilities 1 1.4 Increased water erosion 1 11.5 Availability of water mains of adequate size 1 :11.6 Availability of sewer lines of adequate capacity 2.0 AIR QUALITY -1 11.7 Availability of storm water drainage facilities (on or 2 2.1 Substantial indirect source of pollution :'. off site) 1 2.2 Direct on-site pollution generation 1 11.8 Availability of adequate park and recreation areas. 1 2.3 Generation of objectionable odors- 1 11.9 Unusually high solid waste generation 1 2.4 Generation of dust except during construction 1 2.5. Adverse local climatic changes 12.0 HAZARDS 1 12.1 Risk of explosion or release of hazardous 3_0 WATER substances 1 Ti Insufficient ground water available for long-term project 1 ;12.2 Site subject to flooding use 1 12.3 Adverse change in course of flow of flood waters 1 3.2 Use of large quantities of ground water 1 12.4 Potential hazards from aircraft accidents 1 3.3 Wasteful use of ground water 1 12.5 Potential hazards from landfill and/or toxic.waste 1 3.4 Pollution of surface or ground water supplies sites 1 3.5 Reduction in ground water recharge 13.0 AESTHETICS 4.0 PLANT LIFE 1 13.1 Obstruction to public or scenic vista or view 1 4.1 Reduction of the numbers of any unique, rare or 1 13.2 Creation of aesthetically offensive conditions, endangered species 1 13.3 Removal of street trees or other valuable 1 4.2 Reduction in acreage of agricultural crop vegetation 1 4.3 , Premature or unnecessary conversion of prime 1 13.4 Architectural incompatibility with surrounding area agricultural land 14.0 HISTORICAL/ARCHAEOLOGICAL 5_0 ANIMAL LIFE 1 14.1 Removal of historic building, disruption of 1 5.1 Reduction in the numbers of any rare, unique or archaeological site endangered species :14.2 . Construction or activity incompatible with adjacent 1 5.2 Deterioration or displacement of valuable wildlife habitat - historic site 6_0 HUMAN HEALTH 15.0 ENERGY 1: 15.1 Use of substantial amounts of energy or fuel 7_0 NOISE 1 . 15.2 Substantial increase in demand upon existing 1 7.1 Increases in existing noise levels sources of energy 1 7.2 Exposure to high noise levels 1 15.3 Wasteful use of energy 8.0 LIGHT AND GLARE EXPLANATION OF RATINGS 1 8.1 Production of glare which will adversely affect - "0" Insufficient Information residential areas 77' _ 1 8.2 Exposure of residences to high levels of glare insufficient information is available to determine the potential environmental effects which may result from the ` 9.0 LAND USE _ proposed project in this category. 2 9.1 Incompatibility with adopted plans and policies. 1 9.2 Acceleration of growth rate "1 No significant Environmental Effect 1 9..3 Induces unplanned growth The proposed project will not have an adverse 1 9.4 Adverse change in existing or planned area environmental effect in this category, or any such effect is characteristics not substantially unusual or of undesirable magnitude. This rating is also utilized in cases where the category is 10.0 TRANSPORTATION AND CIRCULATION not applicable to the particular project under consideration. 2 10.1 Generation of vehicle traffic sufficient to cause capacity "2" Moderate Environmental Effect deficiencies on existing street system 1 10.2 Cumulative increase in traffic on a major street for which The proposed project will have an adverse environmental capacity deficiencies are projected effect in this category, which is of sufficient magnitude to 1 10.3 Specific traffic hazard to motorists, bicyclists, be of specific concern. However, this effect is not pedestrians substantial enough.in itself to require the preparation of an 1 10.4 Routing of non-residential traffic through residential.area Environmental Impact Report, and is mitigable .through 1 10.5 Insufficient or poorly located parking project changes and conditions. - 1 . 10.6 Substantial increase in rail and/or air traffic 3. 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N 2 ;Z� f t.i'i� �r i F.: k J•i,' J• ¢_ "aft �1 .:. Alk LEGEND Plan Amendment No.A-05-024 Plan Amendment No.A-05-024 From Neigh.Commercial From Med.High Density Resid. , to Med.High Density Resid. �\ to Med.Density Resid. U.G.M.Area Rezone Appplication No.R-05-122 Rezone 'cat'on No.R-05-122 From C-11 GM to R-2/UGM From AE-5/UGM to R-1/UGM X-KCIN�T� PLANNING & DEVELO PMENT N DEPARTMENT PLAN AMENDMENT NO.A-05-024 A.P.N.: 506-130-05S REZONE APPLICATION NO. R-05-122 W E ZONE MAP: 1845 R35f1 N nAMTF A\/I= S nkim Arr. 1 0 r o 0 nc CITY OF FRESNO PLANNING AND DEVELOPMENT DEPARTMENT ENVIRONMENTAL ASSESSMENT - INITIAL STUDY Application No. A-05-024/R-05-122/C-06-117/T-5755 PROJECT DESCRIPTION Plan Amendment Application No. A-05-024, Rezone Application No. R-05-122, Conditional Use Permit .Application No.117, Vesting Tentative Tract Map No. T-5755 and Environmental Assessment No. A-05- 024/R-05-122/C-06-117/T-5755 have been filed by The McCaffrey Group for property located at 6350 N. Dante Avenue. The 12.4 acre subject property is located on the southeast corner of West Sierra and North Polk Avenues and on the north side of North Dante. Avenue between North Genoa and North Carica .Avenues. Plan Amendment Application No.*A-05-024 proposes to amend the 2025 Fresno General Plan and the Bullard Community Plan from the neighborhood commercial planned land use designation (9.17 acres) and the medium high density residential planned land use designation (3.21 acres)to the medium high density residential planned land use designation (9.17 Acres) and the medium density residential planned land use designation (3.21 acres). Rezone Application No. R-05-122 proposes to rezone the 12.4 acre project site from the .0-1/UGM (Neighborhood Shopping Center/Urban Growth Management) zone district and R-2/UGM (Low Density Multiple Family Residential/Urban Growth Management)zone district to the R-2/UGM (Low Density Multiple Family Residential/Urban Growth Management) for 9.17 acres and the R-1/UGM (Single Family Residential/Urban Growth Management)zone district covering 3.21 acres. Conditional Use Permit Application No. C-06-117 requests the development.of a 118-unit condominium project to be developed ata density of 13 units per acre for the proposed R-2 zoned parcel covering 9.17 acres. Vesting Tentative Tract Map No.T-5755 proposes the establishment of a condominium map for the proposed 118 residential dwelling units. There are no entitlements filed for the proposed R-1 zoned parcel (3.21 acres), The subject property is currently vacant. Properties directly to the north and west are primarily vacant and are developed with single family residences..Properties directly to the east and south are developed with single family residential dwellings. BORDERING PROPERTY INFORMATION 2" Planned Land Use Existing Zoning Existing Use Medium Density AE-5 and R-i North Residential, Medium Low Five-Acre Agriculture Exclusive and Vacant and Single Density Residential & Single Family Residential Family Dwellings Public Facility Medium Low Density R-1 Single Family South Residential Single Family Residential Dwellings _- Medium Low Density . R-1 Single Family tial side Single FamilyDwellings: Residential ' East R e n g Commercial Office, Medium R-P and R-1 West Low Density Residential, Residential and Professional Office Vacant and Single . Medium Dta2ty Residential and Single Family Residential Family Dwellings INITIAL STUDY Environmental Assessment No. A-05-024/R-05-122/C-06-117lT-5755 June 22, 2006 .Page 2 2025 Fresno General Plan Master Environmental Impact Report(MEIR) No. 10130 Staff has reviewed the above-referenced project proposal and consulted with affected agencies and interest groups. The proposed project has been evaluated with respect to the provisions of the adopted 2025. Fresno General Plan (City Council .Resolution No. 2002-379) and Bullard Community Plan and the corresponding potential adverse environmental impacts,adopted environmental impact mitigation measures . and determinations of overriding considerations established by the certification of the related Master Environmental Impact Report (MEIR) No. 10130 (City Council.Resolution No. 2002-378). The proposed project, which includes an amendment of the adopted 2025 Fresno General Plan and Bullard Community Plan has been determined to not be fully within the scope of MEIR No. 10130 as provided by the California Environmental QualityAct.(CEQA),as codified in the Public Resources Code (PRC) Section 21157.1 (d) and the CEQA Guidelines Section 15177). Based upon an analysis of the project, as summarized in the following environmental assessment initial .,_study,.it .has been determined- that the. project..may contribute to the creation of certain moderate environmental effects or the project may be adversely impacted by existing conditions as addressed below. - However, these potential impacts have been determined to be equivalent to or less than those adverse ; impacts identified by MEIR No. 10130. It has been further determined that all applicable mitigation measures of MEIR No. 10130 have been applied to the project, together with project specific mitigation measures necessary to assure that the project will not cause significant adverse cumulative impacts,growth` inducing impacts and irreversible significant effects beyond those identified by MEIR No. 10130 as provided by CEQA Section 15178(a). Therefore, it has been determined that the filing of a mitigated negative declaration is appropriate in accordance with the provisions of CEQA Section 21157.5(a)(2) and CEQA Guidelines Section 15178(b)(1) and (2): MEIR No. 10130 examined the potential adverseenvironmental impacts of implementation.of the 2025 Fresno General Plan, which provides plans and policies to accommodate projected population and employment growth through the year 2025. The City of Fresno has determined that specific economic, .legal, social, technological and other considerations related to the implementation of the 2025 Fresno General Plan outweigh the unavoidable adverse environmental effects identified in the Final MEIR,including any effects not mitigated because of the infeasibility of mitigation measures and that the identified adverse :environmental effects are considered acceptable. It has been determined that the proposed project will . contribute to the creation of moderate environmental- effects dompared ..to the devefoprnent of the- .neighborhood commercial planned land use designation and medium high density residential:planned land . uses designation analyzed by the 2025 MEIR or the project may be adversely impacted by environmental .situations addressed below. The following impacts were identified by City Council Resolution No. 2002-378 certifying Final MEIR No. 10130 (2025 Fresno General Plan Update) as significant but mitigable effects: 1. Impact on Water Supply, Quality and Hydrology. 2. Increased Demand for Utilities and Service Systems. 3. Increased Demand for Public Services. 4. Increased Demand for Recreational Services. 5. Loss of Biological Resources. 6. Potential Disturbance of.Cultural Resources. 7. Geology and Soils Impact. 8.` Increased Demand for Energy. . 9. Potential Aesthetic Concerns. .INITIAL STUDY Environmental Assessment No. A-05-024/R-05-122/C-06-117/T-5755 ....lune 22, 2006 Page 3 In addition, Resolution No. 2002-378, also identifies the following unavoidable significant.impacts and statement of overriding considerations for these impacts: 1. Transportation and Circulation-The vehicular traffic level of service (LOS)of E and F projected for the Herndon Avenue Expressway and:other identified major street segments are considered a significant and unavoidable adverse impact which can not be completely mitigated. Furthermore, there are no reasonable mitigation measures available to only the City of Fresno which would reduce this impact to a less than significant level while allowing for the implementation of other appropriate alternative transportation facilities. 2. Air Quality-The adverse air quality impacts associated with the myriad of activities associated with the long range general plan for the Fresno metropolitan area can be expected to be significant and unavoidable, and cannot be completely mitigated. Furthermore,there are no reasonable mitigation measures available only to the City of Fresno which would assure the reduction of air quality impacts to a less thansignificant•level. In order to provide a suitable living environment within the, metropolitan area, the plan strives to facilitate expanded economic growth that will support increased employment opportunities. 3. Preservation of Agricultural Land - The conversion of agricultural land to urban uses within the planned boundary to accommodate the projected population and employment growth of the 2025 Fresno General Plan is a significant and unavoidable adverse impact,which can not be completely mitigated. Furthermore, there are no reasonable mitigation measures available only to the City of - Fresno which would assure the reduction of impacts upon agricultural land within the planned urban area to a less than significant level,while also allowing for prudent planned development to accommodate project population and employment growth. 4. Noise - The innumerable activities associated with urban living environments typically generate noise that contributes to the ambient noise levels that occur within the community. The MEIR identifies numerous mitigation measures intended to reduce the impacts of increased noise upon - sensitive land uses. The 2.025 Fresno.General Plan, as the project, also specifies numerous general plan goals and implementing objectives and policies directed to reducing exposure to excessive noise levels. However, sufficient mitigation measures are not reasonably available only to the City of Fresno, which would.ass ure the..red uction of noise impacts to_less than.a significant level. In addition to MEIR No. 10130,other environmental documents have been certified for major public facilities to accommodate population growth and urban development including Final EIR No. 10118 (Fresno/Clovis Regional Wastewater Treatment and Reclamation Facility Capacity Expansion) and Final.EIR No. SCH 95022029 (Fresno Metropolitan Water Resources Management Plan). These environmental impact analyses and conclusions, together with supporting technical studies, further address the impacts of population growth and the necessary public facility capacity expansion associated with the urban development that will accommodate the growth projected by the 2025 Fresno General Plan. To the extent that these referenced environmental impact analyses, conclusions, findings and mitigation measures are applicable to the subject project they are incorporated herein by reference, pursuant to CEQA Guidelines Section 15150 - 1.0-TOPOGRAPHIC, SOIL, GEOLOGIC CONSIDERATIONS There are. no geologic hazards or unstable soil conditions known to exist on the site. The existing INITIAL STUDY Environmental Assessment No. A-05-024/R-05-122/C-06-117/T-5755 June 22, 2006 Page 4 topography is relatively flat with no apparent unique or significant land forms such as.vernal pools. Development of the property requires compliance with grading and drainage standards of Ahe City of Fresno and.Fresno Metropolitan Flood Control District Standards. Grade differentials at property lines must be limited.to one foot or less,or a cross-drainage covenant must be executed with affected adjoining property owners. No adverse environmental effects.are expected as a result of this project. 2.0-AIR QUALITY; 2.1-Generates Indirect Source of Pollution As a result of the San Joaquin Valley's climate and topography,the San Joaquin Valley Air Basin (SJVAB). is predisposed to poor air quality. High mountain ranges surrounding the Valley frequently create air layer inversions that prevent mixing of air masses. The large number of sunny days per. year and high temperatures in the summer favor the formation of ozone. In the winter, inversions form that often trap particulate matter. With respect to the Fresno area, the SJVAB.has been classified as follows: • .Ozone. Recently reclassified from "serious nonattainment"to "severe nonattainment" by the U.S. E.P.A. Classified as "severe nonattainment" by the State. • PM,(). Classified as "serious nonattainment"at the federal level: Classified as "nonattainment"by the State. • CO. Recently reclassified fromm"nonattainment"to "attainment" by the U.S. E.P.A. • NO2. Unclassified/Attainment at the federal level. Classified "attainment"at the State level.: • SO2. Unclassified at the federal level.' Classified "attainment" at the State level. • Sulfates. (No federal.standard.) Classified "attainment" at the State level. • Lead. (No federal standard.) Classified "attainment" at the State level. H2S.. (No federal standard.) Unclassified bythe State_ • Visibility. (No federal standard.) Unclassified by the State. In response to the.SJVAB's nonattainment status for Ozone (03) and particulate.matter (PM,o),.the San Joaquin Valley Air Pollution Control District(SJVAPCD) has adopted air quality attainment plans as required by State and federal regulations. Table VC-1 of MSIR No. 10130 lists the air quality attainment plans that have been adopted by the SJVAPCD. On April 16, 2004, the EPA issued a final rule classifying the SJVAB as extreme non-attainment, effective May 17,2004 (69 FR 20550). Under this rulemaking, the SJVAB's attainment date is November 15, 2010. An Extreme Ozone Attainment Demonstration Plan (OADP) must be prepared which is a roadmap that identifies emission reductions needed to attain the air quality standard by this date. According to the final rule reclassifying the SJVAB as extreme nonattainment for the federal 1-hour ozone standard,the Extreme. OADP is due to the EPA on November 15,2004. A Draft Extreme Ozone Attainment Demonstration Plan is currently under review. INITIAL STUDY Environmental Assessment No. A-05-024/R-05-122/C-06-117/T-5755 June 22, 2006 Page 5 The principal components of an OADP.consist of a baseline emissions inventory,data describing measured ozone levels in the atmosphere for the area in question, descriptions of emissions controls that will reduce future emissions, a future emissions inventory.that reflects decreases due.to implementation of emissions controls as well as increases due to increased population, and a description of the results from a photochemical model relating emissions to ambient ozone levels and demonstrating attainment of the appropriate standard at a future date. In addition, this plan fulfills requirements of the California Clean Air Act regarding the development of a triennial update and California Air Quality Attainment Plan revision that examines air pollutant exposure data, control measure implementation;and other air quality information with emphasis on meeting California .ambient air quality standards. As stated in the current Air Quality Attainment Plan, it is SJVAPCD's strategy to implement multiple tactics or control measures. These measures are, in tum, implemented through the extensive collection of District rules, regulations and permitting requirements established by the SJVAPCD. The Air District has suggested that the URBEMIS 2002 (as revised) computer model be used to project future air pollutant emissions that can be expected to be generated from vehicular traffic generated from the urban uses developed on the project site. The computer model evaluated the following emissions: ROG (Reactive Organic Gasses), NOX (Nitrogen Oxides), CO(Carbon Monoxide), PM10(Particulates)and SOX (Sulfur Oxides) which are summarized below. URBEMIS 2002 AIR QUALITY IMPACTS** All data in tons/year ROG NOX CO PM10 SOX Area Source Emissions 2.31 0.325.51 0.86 0.02 Operational Emissions 2.46 3.37 30.06 2.45 0.03 Totals 4.77 3.69 35.57 3.31 0.05 Level of Significance or 10 10 100 ., 14.6 27.375 _. Requirements for Offset ._ : . , :.._.. .. .._ .**Based on 24 R-1,single family residential units and 118 R-2,multiple family units,which is the maximum allowable per zone district. The URBEMIS 2002 model projections indicate that the proposed project will not exceed the threshold limits for the emissions listed. This particular analysis included the prohibition of wood burning devices. It also included the mitigation measures which are listed below. The SJVAPCD has developed the San Joaquin Valley 1991 California Clean Air Act Air Quality Attainment Plan (AQAP), which continues to project nonattainment for the above-noted pollutants in the future. This project will be subject to applicable Air District rules, regulations,and strategies. In addition,the construction phase of the project will be subject to the San Joaquin Valley Unified Air Pollution Control District (SJVAPCD) Regulation VIII, Fugitive Dust Rules, related to the control of dust and fine particulate matter. This rule mandates the implementation of dust control measures to reduce the potential for dust to the lowest possible level. The plan includes a number of strategies to improve air quality including a transportation control strategy and a vehicle inspection program. In addition; the District.encourages innovations in measures to reduce air quality impacts such as energy efficient building materials and INITIAL STUDY Environmental Assessment No. A-05-024/R-05-122/C-06-117lT-5755 June 22,2006 Page 6 household appliances,as well as site design features including landscaping,pedestrian.and transit access features: Although the project is not a mixed use proposal, the overall decrease in vehicular trips from the planned commercial designation will reduce air emissions. The development of the site will create.an aesthetic pedestrian path along North Dante Avenue. The 2025 Fresno General Plan and the Bullard Community Plan major street design standards and bikeway plans provide for thorough distribution of alternative transportation improvements. These facilities assure convenient accessibility.to neighborhood uses including schools, parks, and commercial centers using alternative nonvehicular means of transportation. Neighborhood parks are acquired and developed with urban growth management fees, frequently located in conjunction with an elementary school site that facilitate related academic, athletic, recreational,and other community activities that promote combined trip- making and encourage the use of nonvehicular modes of transportation..The project site is in an urban infill and Urban Growth Management area where fees are collected.to provide for parks and/or other recreational ..,.facilities in-the area-. In addition, the City of Fresno continues to plan and implement the expansion of its fixed-route bus public transportation system in order to serve developing urban areas. Adopted standards and conditions of development require the provision of adequate bus stop facilities at appropriate major street locations to . facilitate future public transportation services: In summary, the project as .mitigated will not in and of itself significantly impact local air quality.. This - ,project's mitigation measures, together with the implementation of the "Reasonably Available Control. Measures"(RACM),as listed in table VC-3 of MEIR No. 10130,on all other applicable projects is expected ; to help the city improve its overall air quality. A larger regional implementation of these measures is needed to significantly help the air.basin reach its air quality goals. Mitigation Measures .1. The proposed project shall implement and incorporate, as applicable,the"air quality related mitigation measures.as noted in the attached Project Specific Monitoring Checklist dated June 22, 2006. -The proposed project shall implement and-incarporate;as applicable;the air qualityeelated mitigation measures as identified in the attached.Master Environmental Impact Report No. 1013.0-2025 Fresno General Plan Mitigation Monitoring Checklist dated June 22, 2006: 3.0-WATER; 3.1-insufficient Groundwater Available for Long-Term Proiect Use Fresno is one of the largest cities in the United States still relying entirely on groundwater for its public water supply. While the aquifer exceeds a depth of 300 feet and is large enough to provide adequate quantities of safe drinking water to the metropolitan area well into the twenty-first century, groundwater degradation,. ' increasingly stringent water quality regulations, as well as high consumptive use of water on a per capita basis (267 gallons per day per capita), have resulted in.a decline in the total usable potable water supply. The adverse groundwater conditions of limited supply and compromised quality have been well- documented by planning,environmental impact report and technical studies over the past 20 years including the Master Environmental Impact Report No. 10130 for the 2025 Fresno General Plan, Final EIR No.10100, Final EIR No..10117, Final EIR No. SCH 95022029 (Fresno Metropolitan Water Resource Management Plan), et al. These conditions include water quality degradation due to DBCP, arsenic, iron, and INITIAL STUDY Environmental Assessment No. A-05-024/R-05-122/C-06-117LT-5755 June 22, 2006 Page 7 - manganese concentrations; low water well yields; limited aquifer storage capacity and recharge capacity; and, intensive urban or semi-urban development occurring upgradient from the Fresno Metropolitan Area. The proposed project places additional demand upon peak water use capacity. The project proposed must P contribute to short-term and long-range water supply and distribution remediation projects in order to .adequately address any deficiencies.: , The Fresno Metropolitan Water Resource Management Plan has been adopted and the accompanying Final EIR.(SCH #95022029) certified. The purpose of the management plan is to provide safe, adequate, and dependable water supplies to meet the future needs of the metropolitan area in an economical manner; protect groundwater quality from further degradation and overdraft; and, provide a plan of reasonably implementation measures and facilities.-In addition, the proposed project must contribute to the completion of the Fresno Metropolitan Flood Control District's master planned storm drainage facilities. Stormwater ponding basins provide significant opportunity to recharge groundwater with collected storm water run-off . and surface water obtained from the Fresno Irrigation District and United States Bureau of Reclamation on the northern edge of the current urban limit boundary. The mitigation measures of EIR No. 10130are incorporated herein by reference and are required to be implemented by the attached mitigation monitoring checklist. In summary, these mitigation measures - require participation in the development of groundwater recharge in an amount equal to the project's ..estimated water consumption. Alternative measures to satisfy this requirement include paying fees. established by the city for construction of recharge facilities,the construction of recharge facilities directly by the project,or participation in augmentation/enhancementleniargement of the recharge capability of Fresno Metropolitan Flood Control District storm water ponding basins. While the proposed project may be served by conventional groundwater .pumping and distribution systems, full development of the 2025 Fresno General Plan boundaries may necessitate utilization of treated surface water due to inadequate groundwater aquifer recharge capabilities. Implementation of the 2025 Fresno General Plan policies,the Water Resources Management Plan,and the __applicable mitigation measures of approved environmental review documents will address the issues of providing an adequate, reliable, and sustainable water supply for the project's urban domestic.and public safety consumptive purposes. In accordance with the provisions of the 2025 Fresno General Plan and Master EIR No, 10.1.30 mitigation measures, project specific water supply and distribution requirements must assure'that an adequate soixrce of water is available to serve the project. The City has indicated that groundwater wells, pump stations, recharge facilities, water treatment and distribution systems shall be expanded incrementally to mitigate increased water demands. The Water Division of the Public Utilities Department estimated that the proposed single family residential and multiple family condominium development will have an adequate source of water available to serve the project with the implementation of the mitigation measures noted below.. However, upon submittal special use permits, more exact requirements will be imposed. Mitigation Measures 1. The proposed project shall implement and incorporate, as applicable, the water related mitigation measures as identified in the attached Master Environmental Impact Report No. 1 01 30 2025 Fresno General Plan Mitigation Monitoring Checklist dated June 22, 2006. INITIAL STUDY Environmental Assessment No. A-05-024/R-05-122/C-06-117/T-5755 June 22, 2006 Page 8 4.0-PLANT LIFE; and 5.0-ANIMAL LIFE ..The subject site is currently vacant. There are no native plants or significant wildlife populations known to exist on the project site. No native plants exist on the project site and the site does not support sensitive wildlife. The landscaping proposed on-site will provide habitat for certain species of birds and small animals suited for an urban environment. . 6.0-HUMAN HEALTH/SAFETY The project is not expected to have any impacts on human health. 7.0-NOISE ...The proposed single and multiple family residential development is not expected to generate a significant. amount of noise; and is not considered.a sensitive use which would require noise analysis due to traffic . -noise from the surrounding-street network.The applicant may be subject to further mitigation measures, which will mitigate any adverse effect of noise generated by the proposed project on the neighboring residential uses. More exact mitigation will be determined upon submittal of any special use permits, tentative tract maps or planned unit developments for the subject project. 9.0-LAND USE; 9.1-incompatible with adopted plans and policies .The plan amendment application for the project site proposes a change in the 2025 Fresno General Plan and the Bullard Community Plan from the neighborhood.commercial planned land use.designation and medium high density residential planned land use designation to the medium high density planned land use designation. and the medium density residential planned land.use designation. The rezone application requests R-2/UGM (Low Density Multiple Family Residential/Urban Growth Management) and R-1/UGM (Single Family Residential/Urban Growth Management)zoning for the project site for the development of single family and multiple family residences. Currently the site is zoned C-1/UGM (Neighborhood.Shopping.: Center/Urban Growth Management)and R-21UGM(Low Density Multiple Family Residential/Urban Growth - Management). .. ,,Objective C-9 of the 2025 Fresno.General Plan states that the city should"plan for the.diversity and quality of residential housing, at locations necessaiy.to-provide for adequate and affordable housing opportunities:_. = Housing patterns should support balanced urban growth, and should make efficient use of resources and public facilities. The Urban Form Element of the 2025 Fresno General Plan. for Land Use/Infill Development, which in summary states that revitalizing and reusing a bypassed and/or abandoned parcel of land in an established.. communities and neighborhoods of Fresno has been of concern to the overall vitality and health.of the entire city. The proposed single family and multiple family condominium development meets the goal of the aforementioned Urban Form element since the project represents the development of two vacant.infill parcels in an established residential neighborhood. This is consistent.with the direction of the 2025 Fresno General Plan and the Bullard Community.Plan: The future development of the 12.4 acre property, which is adjacent to numerous existing single family homes, meets the goal of this policy by providing affordable housing opportunities where public facilities are available to serve the project. .The project will also be subject to the design standard requirements for single family residential development through the tract map review and approval process. INITIAL STUDY Environmental Assessment No.A-05-024/R-05-122/C-06-117/T-5755 June 22,2006 -Page 9 Although the subject site is in the Urban Growth Management Area (UGM), it has remained vacant for several years while a vast majority of the area has developed with an array of housing types,schools,public facilities and commercial development. Development of by-passed parcels is consistent with the infill goals of the 2025 General Plan and the Bullard Community Plan. Implementation of the Fresno General Plan policies, the Water Resources Management Plan, and the applicable mitigation measures of approved environmental review documents will address the issues of providing an adequate, reliable, and sustainable water supply for the project's urban domestic and public safety consumptive purposes.. The proposed land use is compatible with the applicable specific, community and general plan goals, policies and implementation measures intended to provide for the efficient use of natural resources and public facilities;the construction of adequate public improvements by the development which generates the demand for these facilities; and, the implementation of a functional land use pattern consistent with the population and economic growth projections of the of the 2025 Fresno General Plan. Based upon previous actions 'and the applicability of adopted development standards, plan policies/implementation measures, and applicable mitigation measures of the above-referenced .-environmental documents, and with consideration of the proposed land use relationship,and recommended neighborhood unifying design principles, it is concluded that the proposed plan amendment and rezone..` applications will further promote the achievement of the.planned urban form and land use objectives of the 2025 Fresno General Plan and the Bullard Community Plan. 10.0-TRANSPORTATION AND CIRCULATION; 10.1 Generation of Vehicular Traffic Sufficient to Cause Capacity Deficiencies on Existing Street System, and 10.2 Cumulative Increase in Traffic on a Maior Street for which Capacity Deficiencies are Proiected The Master Environmental Impact Report (MEIR) No. 10130 prepared for the 2025 Fresno.General Plan (incorporated herein by reference) utilized macro-level traffic analysis techniques to examine the traffic flow level of service (LOS)for major street segments that would occur in the year 2025. This analysis utilized the unadjusted COG traffic model projected traffic volumes and the Florida Tables, which are an accepted national tabular standard of the Highway Capacity Manual (HCM) methodology. LOS is a characterization :of a-str-eet'.s traffic flow operations that range from an LOS of A (ref Iecting.a-very low-trafficavoIume.with-no travel delay) to an LOS of F (reflecting a very high traffic volume with.substantial congestion '"and —- delay). The project takes access from North Polk,West Sierra and North Dante Avenues,which are all designated as collectors in the 2025 Fresno General Plan Circulation Element at this location and all currently exists as 2 lane undivided collectors. North Polk,West Sierra and North Dante Avenues will ultimately be developed as 4 lane undivided collectors. As required by the mitigation measures established by the certification of MEIR No. 10130, all plan amendments are required to prepare a traffic impact study(TIS). The TIS for Plan Amendment Application No. A-05-024 and Rezone Application No. R-05-122 estimated that the proposed single family and multiple family residential dwellings on the project site, applying the factors outlined in the Institute of.Traffic Engineers Trip Generation Manual,would generate approximately 1,171 average dailyvehicle trips(ADT's),- with 89 morning (a.m.)'and 111 afternoon (p.m.) peak hour trips. According to the Traffic Planning Section of the City of Fresno Public Works 'Department, Engineering Division, the proposed single family and multiple family residential development is expected to generate an INITIAL STUDY Environmental Assessment No. A-05-024/R-05-122/C-06-117(f-5755 June 22, 2006 Page.10 average of approximately 1,171 vehicle trips per day(VTD). Of these vehicle trips it is projected that 89 will occur during the morning (7 to 9 a.m.) peak hour travel period and 111 will occur during the evening (4 to 6 P.M.) peak hour travel period. Compared to the existing neighborhood commercial.planned land use designation and the medium high density residential planned land use designation,the City of Fresno.Traffic Planning Section indicates that the project will reduce traffic by 4,831 ADT(a 74% reduction), 73 a.m. peak hour trips and 415 p.m. peak hour trips. The proposed plan amendment, therefore, represents a significant decrease the total and peak hour traffic, as compared to the current uniform neighborhood commercial and medium high density residential land use.designations planned for the subject property: The developer of this project, in accordance with the mitigation measures of the Master Environmental Impact Report(No. 10130)which was certified by the Council with the adoption of the 2025 Fresno General Plan,will be required to pay impact fees specific to the traffic signalization of the major street intersections. The Traffic Signal Mitigation (TSMI) Fee of$41.47 per ADT, payable at the time of building permit,is based on the trip generation rates set forth in the latest edition of the ITE Trip Generatiom Manual. - In order to alleviate the impact of this,project upon the City of Fresno's street system and to provide for smooth traffic flow to and from the project, the property owner/developer will be required to install a traffic signal at the intersection of West Bullard and North Dante Avenues.to City of Fresno standards,complete With actuation, left turn phasing, emergency vehicle signal preemption, ITS vault and communication cabinet. Along with other cities and Fresno County,the City of Fresno has partnered with the Fresno County Council of Governments and Caltrans on a regional study for the greater Fresno-Clovis-Madera Metropolitan area. The study may provide the nexus/rough proportionality study necessary for determining a developer's proportionate responsibility for capital improvements to the state highway system. Caltrans has reviewed the project's TIS and has determined that the project would impact the State Route (SR) 99 Interchanges at Herndon and Shaw Avenues. Pursuant to the"Interim Agreement"dated February 13,2006, using the"City Formula"Caltrans has calculated the project's fair share.mitigation for cumulatively significant impacts to the SR.99/Herndon and Shaw Avenues Interchanges to be$8,4.39.29. Caltrans letter dated March 21, 2006., is_attached. These and other street plans are the product of careful planning that projects traffic capacity needs based on the densities and intensities of planned land uses anticipated at build-out of the planned area. These streets will provide adequate access to, and recognize the traffic generating characteristics of, individual properties and, at the same time, afford the community an adequate and efficient circulation system. Mitigation Measures 1. The proposed project shall implement and incorporate,as applicable,the traffic and circulation related mitigation measures as noted in.the attached Project Specific Monitoring Checklist, June 22, 2006. 2. The proposed project shall implement and incorporate, as applicable, the traffic and circulation related mitigation measures as identified in the attached Master. Environmental Impact Report No. 10130-2025 Fresno General Plan Mitigation Monitoring Checklist dated June 22, 2006. 3. The proposed project shall be subject to the fair share mitigation fees pursuant to the Caltrans letter dated March 21, 2006. INITIAL STUDY Environmental Assessment No..A-05-024/R-05-122/C-06-1.17/T-5755 June 22, 2006 ..Page 11 11.0-URBAN SERVICES 11.1-Availability of Fire Protection The project site is located within the city's Urban Growth Management Area and must comply with the applicable service delivery requirements necessary to provide not less than the minimum.acceptable level of fire protection facilities and services appropriate for urban uses. Fire Station No. 14, located at Polk and Escalon Avenues, is less than one-half mile from the subject site. Mitigation Measures 1. The proposed project shall implement and incorporate, as applicable, the fire related mitigation measures as identified in the attached Master Environmental Impact Report No. 10130-2025 Fresno General Plan Mitigation Monitoring Checklist dated June.22, 2006, 11.5 -Availability of Water and 11.6-Availability of Sewer Lines of Adequate Capacity The City of Fresno Public Utilities Department has reviewed this development proposal and at this time have no conditions or mitigation measures to apply. Conditional Use Permit Application No. C-06-117 and Vesting Tentative Tract Map No. T-5755 will contain a detailed set of infrastructure requirements for the subject parcel when those entitlements are processed. Mitigation Measures .1. The proposed project shall implement and incorporate,`as applicable,the sewer and water related mitigationmeasures as identified in the attached Master Environmental Impact Report No. 10130 2025 Fresno General Plan Mitigation Monitoring Checklist dated June 22, 2006. 11.7 - Availability of Storm Water Drainage Facilities On or Off Site - In.order to avoid or reduce the discharge of pollutants into the storm.water sewer system,. the U.S. .:-...Environmental Protection Agency requires that a.Notice Pollutant Discharge Elimination System permitbe - filed for a variety of industrial uses and for any construction site of five or more acres of land. The property owner of this development site has been informed of that requirement and of his,and any business owner's, responsibility to ensure that the Notice of Intent is filed in accordance with the regulations published in Volume 55, No. 222, of the Federal Register. .12.0-HAZARDS —Transmission Lines Pacific Gas and Electric (PG&E) has reviewed this development proposal and at this time have no conditions or mitigation measures to apply. However, PG&E owns and operates two overhead electric transmission Fines that overhang the southwesterly portion of the subject property, near the intersection of . North Polk and West Corona Avenues. More exact mitigation will be determined upon submittal of any special use permits,tentative tract maps or planned unit developments for the subject project,which most i likely will require the applicant to maintain a public utilities easement on the.property. INITIAL STUDY Environmental Assessment No. A-05-024/R-05-122/C-06-117(f.-5755 June 22, 2006 Page 12 Mitigation Measures - 1. The proposed project shall implement and incorporate, as applicable, the PG&E related mitigation measures as identified in the attached Master Environmental lmpact.Report No. 10130-2025 Fresno General Plan Mitigation Monitoring Checklist dated June 22, 2006. 13.0 - AESTHETICS No public or scenic vista will be obstructed by the development and no valuable vegetation will be removed. Moreover, a pedestrian friendly walkway will be formed with the landscaping and frontage improvements along Dante and Polk Avenues. This creates a "loop pedestrian appearance that is bounded by.Polk,. . Dante, and Bullard Avenues. 14.0-HISTORICAUARCHAEOLOGICAL There are no adjacent historical or archaeological sites. To ensure that any possible sites will be protected, the.following conditions.have been added to this special permit approval- .1. If archaeological and/or animal.fossil material is encountered during project surveying, grading, excavating, or construction,work shall stop immediately. 2. If there are suspected human remains,the Fresno County Coroner shall be immediately contacted. If the remains or other archaeological material is possibly Native American in origin, the Native American Heritage Commission shall be immediately contacted, and the California Archaeological Inventory/Southern San Joaquin Valley Information Center shall be contacted to obtain a referral list of recognized archaeologists. An archaeological assessment shall.be conducted for the project,the site. shall be formally recorded, and recommendations made to the City as to any further site investigation or site avoidance/preservation. . 3. 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.co.nducted by a..... paleontologist and, if the paleontologist determines the material to be significant,it skull be preserved. r INITIAL STUDY Environmental Assessment No.A-05-024/R-05-122/C-06-117/T-5755 June 22, 2006 Page 13 DETERMINATION Based upon these previous actions and the applicability of adopted development standards, plan policies/implementation measures," and applicable mitigation measures of the above-referenced environmental documents, it is concluded that the proposed land uses will not result in a significant indirect ..adverse environmental effect. On the basis of this initial evaluation, it is determined that the proposed'projectis consistent with all applicable .city plans and policies and conforms to all applicable zoning standards and requirements. Pursuant to Section 15070 of the California Environmental Quality Act (CEQA) Guidelines, it is further determined that there is no substantial evidence in the record that the. proposed project may have a significant effect on the environment. This is based upon the mitigation measures required as conditions of proiect aoproval which are referenced by this environmental assessment and are conditions upon which a mitigated negative declaration can be recommended.. A MITIGATED,...._-......,_� . NEGATIVE DECLARATION WILL BE PREPARED. - K\Master Files-200W[an AmendmentW-05-024,R-05-122 McCaBreyW-05-024,R-05-122-Initial Study-MccaHrey.dae `o N .. E Yo' m m C. cm cm . . m m m m m a �> 0C a a E � Ev EE N 0 c > O 0 Q) r cn co cm N » U 5. . > >_ 0-Co C O-Co C O- C a) o CD CES '0 r CD co 02 n' - _0 p C (n c C Ca Ca C C C � ro C � c 0 0 p O p cu c' E c E m= cn. cDE: . '' E � c � c : � c CD ccaz-- caca.: cca cca _ cn .� — � �. — cnF c .0 a U a C C a C a c •- c •-. Q C ._ CD ca m m m m m Cl) cam 0. 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