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Home My WebLink AboutT-5935 - Conditions of Approval - 1/23/2008 "Y°' REPORT TO THE CITY COUNCIL AGENDA ITEM NO. 11:00 a.m. COUNCIL MEETING 12/18/07 P:PVED 8y December 18, 2007 000'0 17 DE ARTMENT DIRECTOR FROM: KEITH BERGTHOLD, Assistant Director Planning and Development Department CITY MANAGER BY: DARRELL UNRUH, Planning Manager Planning Division SUBJECT: CONSIDERATION OF REZONE APPLICATION NO. R-07-65, AND RELATED ENVIRONMENTAL FINDING FOR ENVIRONMENTAL ASSESSMENT NO. R-07-65/C-07-270/7-5901 KEY RESULT AREA One Fresno RECOMMENDATION Staff recommends the City Council take the following action: 1. APPROVE the environmental finding of Environmental Assessment No. R-07-65/C-07-270/T-5901, dated October 16, 2007, that the project proposal conforms to the provisions of the 2025 Fresno General Plan Master Environmental Impact Report (MEIR) No. 10130. 2. APPROVE Rezone Application No. R-07-65 to change the existing zone district designation from the R-1/UGM (Single Family Residential/Urban Growth Management, zone district to the R-2/UGM (Low Density Multiple Family ResidentiaUUrban Growth Managemeno zone district. EXECUTIVE SUMMARY Bonadelle Homes, Inc., on behalf of BN 5312, L.P., has filed Rezone Application No. R-07-65, Conditional Use Permit Application No. C-07-270, and Vesting Tentative Tract Map No. 5901/UGM pertaining to approximately 19.34 net acres (20.05 gross acres) of property located on the west side of North Locan Avenue between East Ashlan and East Shields Avenues. Rezone Application No. R-07-65 proposes to reclassify the subject site from the R-1/UGM (Single Family Residential/Urban Growth Management) zone district to the R-2/UGM (Low Density Multiple Family Residential/Urban Growth Management) zone district. The subject property is planned for medium density residential land uses. If approved, Rezone Application No. R-07-65 will facilitate development of a 158-lot, single family residential public street planned development with modified property development standards as proposed by Conditional Use Permit Application No. C-07-270 and Vesting Tentative Tract Map No. 5901/UGM. According to the land use consistency table adopted with the 2025 Fresno General Plan (and applied within all community plans), the medium density residential planned land use designation allows 4.99-10.37 dwelling units per acre. Overall, the proposed subdivision density is 8.17 dwelling units per acre, which may be found to be consistent with the medium density residential planned land use designation pursuant to Section 12-403-B-2-a(2) of the Fresno Municipal Code (FMC). The subject rezone applications would bring the subject property into conformance with the 2025 Fresno General Plan and the McLane Community Plan. The requested rezone application is supported by staff, the District 4 Advisory Corrimittee and the City of Fresno Planning Commission. REPORT TO THE CITY COUNCIL Rezone Application No. R-07-65 December 18, 2007 Page 2 KEY OBJECTIVE BALANCE Council action regarding this proposed land use application optimizes the three Key Objectives of Customer Satisfaction, Employee Satisfaction, and Financial Management. Affirmative action by the Council will result in timely deliverance of the review and processing of the application as is reasonably expected by the applicant/customer. Prudent financial management is demonstrated by the expeditious completion of this land use application inasmuch as the applicant/customer has paid to -the city a fee for the processing of this application and that fee is, in turn, funding the operations of the Planning and Development Department. Employee satisfaction is derived from the fact that the professional and technical staff, who have reviewed and made a recommendation on this land use application, have done so in a thorough and professional manner, thereby enhancing the sense of accomplishment in the completion of the application process. PROJECT INFORMATION PROJECT Rezone Application No. R-07-65, Conditional Use Permit Application No. C-07-270 and Vesting Tentative Tract Map No. 5901/UGM propose to develop a 158-lot single family residential public street planned development with modified property development standards at an overall density of 8.17 dwelling units/per acre. APPLICANT Bonadelle Homes, Inc. (Engineer: Ingels-Braun & Associates) LOCATION West side of North Locan Avenue between East Ashlan and East Shields Avenues (Council District 4, Councilmember Westerlund) SITE SIZE 19.34 net acres (20.05 gross acres) LAND USE Existing - Vacant/Agricultural Proposed - Medium density residential planned land use (4.99-10.37 Dwelling Unit/Acres) ZONING Existing - R-1/UGM (Single Family Residential District/Urban Growth Management) Proposed - R-2/UGM (Low Density Multiple Family Residential District/Urban Growth Management) PLAN DESIGNATION The proposed R-2/UGM zone district designation is consistent with the AND CONSISTENCY 2025 Fresno General Plan and the McLane Community Plan planned land use designation of medium density residential (4.99 to 10.37 dwelling units per acre) pursuant to Section 12-403-B-2-a(2) of the Fresno Municipal Code. REPORT TO THE CITY COUNCIL Rezone Application No. R-07-65 December 18, 2007 Page 3 ENVIRONMENTAL Finding of Conformity to the 2025 Fresno General Plan Master FINDING Environmental Impact Report (MEIR No. 10130) issued on October 16, 2007 PLAN COMMITTEE The District 4 Advisory Committee recommended approval of the RECOMMENDATION rezone, conditional use permit and vesting tentative tract map applications at its meeting held on October 15, 2007. STAFF Recommend approval of Rezone Application No. R-07-65 and associated RECOMMENDATION environmental finding. PLANNING At 'the regular meeting held November 14, 2007, the Planning COMMISSION Commission recommended that the City Council approve Rezone RECOMMENDATION Application No. R-07-65. BORDERING PROPERTY INFORMATION Planned Land Use Existing Zoning Existing Land Use S-L/UGM North Commercial /Office (Storage/Limited Mini Storage Vacant (County/ pending Facility/Urban Growth Management) annexation) R-1/UGM Vacant/Tract 5312 Recorded South Medium Density (Single Family Residential/Urban 2007 Residential Growth Management) AE-20, Fresno County Rural Residential /Agricultural East Southeast Growth Area (Exclusive 20-Acre Agricultural, (County) Fresno Count R-1/EA/UGM West Medium Density (Single Family Vacant/Tract 5237 Recorded Residential Residential/Expressway Area 2005 Overlay/Urban Growth Management) , ENVIRONMENTAL FINDING The initial study prepared for Environmental Assessment No. R-07-65/C-07-270/T-5901 considered potential environmental impacts associated with the subject rezone, conditional use permit and vesting tentative tract map applications 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. The study indicates that the project, if approved, would conform to the land use designation and land use policies of the 2025 Fresno General Plan and is 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 to assure REPORT TO THE CITY COUNCIL Rezone Application No. R-07-65 December 18, 2007 Page 4 that the project will not cause significant adverse cumulative impacts, growth inducing impacts and irreversible significant effects beyond those identified by MEIR No. 10130 and as provided by CEQA Section 15178(a). Therefore, staff has issued a finding that the project proposal is in conformance to the 2025 Fresno General Plan Master Environmental Impact Report (MEIR No. 10130) dated October 16, 2007, which incorporates an MEIR Mitigation Monitoring Checklist. This environmental finding was properly published on October 16, 2007, with no comments received to date. BACKGROUND/ANALYSIS Bonadelle Homes, Inc., on behalf of BN 5312, L.P., has filed Rezone Application No. R-07-65, Conditional Use Permit Application No. C-07-270, and Vesting Tentative Tract Map No. 5901/UGM pertaining to approximately 19.34 net acres (20.05 gross acres) of property located on the west side of North Locan Avenue between East Ashlan and East Shields Avenues. Rezone Application No. R-07-65 proposes to reclassify the subject site from the R-1/UGM (Single Family Residential/Urban Growth Managemeno zone district to the R-2/UGM (Low Density Multiple Family Residential/Urban Growth Management) zone district. The subject property is planned for medium density residential land uses. Conditional Use Permit Application No. C-07-270 and Vesting Tentative Tract Map No. 5901/UGM propose to subdivide the subject property for a 158-lot, single family residential public street planned development with modified property development standards; and, install related facilities and infrastructure. According to the land use consistency table adopted with the 2025 Fresno General Plan (and applied within all community plans), the medium density residential planned land use designation allows 4.99-10.37 dwelling units per acre. Overall, the proposed subdivision density is 8.17 dwelling f,.. f units per acre, which may be found to be consistent with the medium density residential planned land use designation pursuant to Section 12-403-B-2-a(2) of the Fresno Municipal Code (FMC). In accordance with Section 12-403-B-2 of the FMC, a proposed change of zone district that does not meet the criteria of the Zone District Consistency Table (Section 12-403-B-1 of the FMC) may be determined consistent with the corresponding land use designated by the 2025 Fresno General Plan, or an applicable community, specific, or redevelopment plan subject to the submittal and approval of a "development plan." Exhibit "A" of Conditional Use Permit Application No. C-07-270 dated September 12, 2007 serves as a "development plan" for the proposed R-2/UGM (Low Density Multiple Family Residential/Urban Growth Management) which, according to the Zone District Consistency Table of the FMC, is consistent with the Medium-High Density Residential planned land use designation. The development plan illustrates that the proposed project is consistent with the planned density criteria (4.99-10.37 dwelling units per acre) for the medium density residential planned land use designation; and, that the proposed project is consistent with City plans, policies and property development standards which are essential to protecting the health, safety, and welfare of the community and improving the project and its relationship to the neighborhood and environment. The subject property is within the boundaries of, and is consistent with, the 2025 Fresno General Plan and McLane Community Plan. The subject property is currently vacant. The Fresno Irrigation District's Gow No. 99 Canal also traverses the subject property along its eastern boundary in a north/south directional orientation. Properties to the east of the subject property have been used historically for agricultural purposes and have been developed with residences at rural and low densities. Approximately 20 acres of land located to the south of the subject property has been approved for medium density residential development through Tentative Tract Map No. 5312 in 2004 (95-lot single family residential development). Approximately 80 acres located to the west of the subject property (southeast corner of the intersection of North Temperance and East Dakota Avenues) has been approved for medium-low REPORT TO THE CITY COUNCIL Rezone Application No. R-07-65 December 18, 2007 Page 5 density residential development through Tentative Tract Map No. 5237 in 2004 (393-lot single family residential development). Property to the north of the subject property and south of the Gould No. 97 Canal remains vacant but was approved for 428,375 sq. ft. of self-storage facilities with caretaker's residence and covered carports for RV and vehicle storage (Derrel's Mini Storage) in 2005. Land Use Plans and Policies The 2025 Fresno General Plan and McLane Community Plan designate the project site for medium density (4.99-10.37 dwelling units/acre) residential planned land uses. The proposed R-2/UGM (Low Density Multiple Family Residential) zone district is consistent with the medium density residential planned land use designation pursuant to Section 12-403-B-2-a(2) of the FMC. The 158-lot, single family residential public street planned development proposed by Conditional Use Permit Application No. C-07-270 and Vesting Tentative Tract Map No. T-5901/UGM-is compatible with the applicable community and general plan goals, policies, and implementation measures intended to provide for the efficient uses 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 2025 Fresno General Plan. Circulation Element Plan Policies and Major Street System Traffic Capacity The Public Works Department Traffic Division has reviewed the proposed rezone application and related development proposals for the subject property and has determined that the streets relating to the site will be able to carry the quantity and kind of traffic generated. Furthermore, the Public Works Department staff has concluded that this project will not have significant adverse impacts upon the city's circulation system and that any impacts are mitigable through the city's standard process and requirements for projects that abut major streets. State Department of Transportation (Caltrans) The California Department of Transportation (Caltrans), District 6, Office of Intergovernmental Relations has reviewed the rezone, conditional use permit and vesting tentative tract map applications. Caltrans comments and recommendations are included within its attached memorandum dated October 15, 2007. Caltrans has indicated that this development will have a minimal impact on State Facilities but recommends that transit alternative be considered for the project. Fresno City Planning Commission This rezone application and associated conditional use permit and tract map were considered by the Fresno City Planning Commission at its regular meeting held on November 14, 2007. At the Planning Commission hearing, the commission took action to recommend approval of the environmental finding of Environmental Assessment No. R-07-65/C-07-270/T-5901 dated October 16, 2007 that the project proposal conforms to the provisions of the 2025 Fresno General Plan Master Environmental Impact Report (MEIR No. 10130); and Rezone Application No. R-07-65, which proposes to reclassify the subject property from the R-1/UGM (Single Family Residential/Urban Growth Management) zone district to the R-2/UGM (Low Density Multiple Family Residential/Urban Growth Management) zone district. REPORT TO THE CITY COUNCIL Rezone Application No. R-07-65 December 18,2007 Page 6 CONCLUSION The appropriateness of the proposed project has been examined with respect to its consistency with goals and policies of the 2025 Fresno General Plan and the McLane Community Plan; its compatibility with surrounding existing or proposed uses; and its avoidance or mitigation of potentially significant adverse environmental impacts. These factors have been evaluated as described above and by the accompanying environmental assessment. Upon consideration of this evaluation, it can be concluded that Rezone Application No. R-07-65 is appropriate for the project site. Therefore, staff recommends that the Fresno City Council approve the subject rezone application and associated environmental finding. Attachments: Exhibit "A"Vicinity Map Exhibit "B"Aerial Photograph Exhibit "C" Vesting Tentative Tract Map No. 5901/UGM Exhibit "D" Proposed Site Plan and Conceptual Elevations for Conditional Use Permit Application No. C-07-270 Letter from Caltrans dated October 15, 2007 Environmental Assessment No. R-07-65/C-07-270/T-5901, Finding of Conformity to the 2025 Fresno General Plan Master Environmental Impact Report (MEIR 10130) dated October 16, 2007. Planning Commission Resolution No. 12764 for Rezone Application No. R-07-65 & Related Environmental Assessment Planning Commission Resolution No. 12765 for Vesting Tentative Tract Map No. T-5901/UG M Planning Commission Resolution No. 12766 for Conditional Use Permit Application No. C-07-270 City Council Ordinance Bill for Rezone Application No. R-07-65 IINIIIillllil�.�: ��-:1111111 � i 11111111111111111' :ir��. .111.� � 111111111111 goal i • 11111 11��1111�� j ® ®iii®i,®®�® ® j x_111111 �®a®®.® 11•,-J.•\01..,\.J -,111®i1� ..e®;®®®-. 11111111®®®;®� ® x111®�®y�� ® ®®�® ®®111®IIIor� ►®ie ® 1111��® �® ;®:�®®®I;�III®®��■=;��K ® .■ ®® ®x''111®111!!11111=®' ,�..a,..-._.• '��®®®®!fir®��®/®®® ®i®11111111111!1!!!11!11® rMalR�O�s ► ®®-®1119®� ®---:�.®. FATJ ®®. ®®11111►�®.,1!1111!11 �I�® �®��® ®® ®. ��II IIIIIli111111111111 111\� �/llillillllil!!1® ' WI . . DEVELOPMENT VESTING TENTATIVE MAP OF • 4•1 REZONE APPLICATION NO. 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LocAN ATE uE FRESNO, CALIFORNIA b yu8 �lp(�C6c�fK�c /3iz6� I.� li^SSE"M BONADE LLE cue BONADELLE W+� DEVELOPMENT CORPORATION amm aw r:aasm�av Ld AOM D AA ER u>Z NQ II M.HAT 0 00 BA. T1 BEDRM 2 GARAGE LANG PLAN 2 1,422 S.F (TARGET 1,400 SQFT.) 7tZ=N. LOCAN AVENUE FRESNO, CALIFORNIA DEN OFT. BCAL4;mw BEDROOM 3R. ------------- o me 9' BONADELLE LAclo" BON ADELLE DEVELOPMENT CORPORATION 08.07.07 KOS:3"137 I6'4r as M-(r 6� Al— I � MA I BEDRM 2 I BED OOM M.BATH lop.w1 O ISQT sQ M u NII Ips ISY II Wlw 4 GARAGE A. R X04 I 1 U BEDRM 3 II .02.I, PORCH II II --- .m.K A. i P L A N S 1,6 5 3 S.F. (TARGET 1,600 VENUSQ.FT.� BONADELLE .217 L.J C.�<...�c/ ��z6� dPSSFTA'1N BONADELLE N. LOCAN A DEVELOPMENT CORPORATION FRESNO, CALIFORNIA ar•LZ:w.i'� ios n Duman .a'-W 6 4 b O•.1 I BEDRM 2 I DRJIN TIO MA TEA IpY• 00 I T BED OOM M.BgTH O qT OOM µ! µ! II BA.2 AU % IT D GARAGE LOFT/OPT. BEDRM 3 " BEDRM.4 I1 PORL�H ]NG.SLR, 16T.FLR. GT N ` � 4 - 1. P L A N 4 1,8 5 5 S.F. (TARGET 1,800 SQ.Fr.) BONADELLE N. T O� . � T ��r �—„ � 7T �Z3 Lel BONADELLE L 1-3Lv AVENUE MLr Do"o ON FRESNO, CALIFORNIA acAts:lAW-V JOeMS1 i 46'-0' § § � a BEDRM 2 los.los IN O�O BED TROb1 TERM.BATH G e` 00 4 T 00 AU I -1 •.w1Rr raw fl § GARAGE aos„ao BA.2 LOFT l OPT. BEDAM 3 BA T BEDRM.4 los K-2 los.n! I I I DEN/OPT. I I BEDROOM 5 ------- ------- - -------4 •rru alm.rLR. O.p♦r. P L A N 5 2,0 3 7 S.F. (TARGET 2,000 sQ,Fr.) BONADELLE z55- Lc�l Y.ael�/ 3/s g `� . . ..,:1,11:::,1 N. LOCAN A u BONADELLE DEVELOPMENT 1 gL n. � CORPORATION FRESNO, CALIFORNIA • t' i FRESNO CITY PLANNING COMMISSION RESOLUTION NO. 12764 The Fresno City Planning Commission, at the special meeting on November 14,2007, adopted the following resolution relating to Rezone Application No. R-07-65. WHEREAS, Rezone Application No. R-07-65 has been filed with the City of Fresno to rezone the property as described below: REQUESTED ZONING: R-2/UGM (Low Density Multiple Family Residential/Urban Growth Managemeno zone district EXISTING ZONING: R-1/UGM (Single Family Residential/Urban Growth Managemeno zone district APPLICANT: Bonadelle Homes, Inc. LOCATION: West side of North Locan Avenue between East Ashlan and East Shields Avenues. APN(S): 310-270-04, 05 & 06 LEGAL DESCRIPTION: From R-1/UGM to R-2/UGM: Lot 47 of Eggers Colony, in the County of Fresno, State of California, according to the map thereof recorded in Book 4 Page 60 of Plats, Fresno County Records. Together with that portion of abandoned Dakota Avenue, by Order of Abandonment by the Board of Supervisors of Fresno County recorded July 3, 1959 in Book 4243 Page 365, Official Records, as Document No. 47112. APN[S]: 310-270-04, 310-270-05, 310-270-06 WHEREAS, the above-named applicant is requesting a zoning change on the above property in order to facilitate development on approximately 19.34 net acres; and, WHEREAS, the Fresno City Planning Commission on November 14, 2007, reviewed the subject rezone application in accordance with the policies of the McLane Community Plan and the 2025 Fresno General Plan; and, WHEREAS, during the November 14, 2007, hearing, the Commission received a staff report and related information, environmental documents and considered testimony regarding the requested zoning change; 1. NOW, THEREFORE, BE IT RESOLVED that the Fresno City Planning Commission finds there is no substantial evidence in the record that the proposed rezone application may have a significant effect on the environment and hereby approves the Finding of Conformity to the Planning Commission Resolution No. 12764 Rezone Application No. R-07-65 November 14, 2007 Page 2 2025 Fresno General Plan Master Environmental Impact Report No. 10130 prepared for Environmental Assessment No. R-07-65/C-07-270/T-5901. 2. BE IT FURTHER RESOLVED thatthe Fresno City Planning Commission hereby recommends to the City Council that the requested R-2/UGM (Low Density Multiple Family Residential/Urban Growth Management) zone district be approved. The foregoing Resolution was adopted by the Fresno City Planning Commission upon a motion by Commissioner Cherry, seconded by Commissioner Torossian. VOTING: Ayes - Cherry, DiBuduo, Kissler, Torossian, Vasquez Noes - None Not Voting - None Absent - Holt, Vang DATED: November 14, 2007 Aeithergthold, Secretary Fresno City Planning Commission Resolution No. 12764 Rezone Application No. R-07-65 Filed by Bonadelle Homes, Inc. Action: Recommend Approval FRESNO CITY PLANNING COMMISSION RESOLUTION NO. 12765 The Fresno City Planning Commission at its special meeting on November 14, 2007, adopted the following resolution pursuant to the Subdivision Map Act of the Government Code of the State of California and the Municipal Code of the City of Fresno. WHEREAS, Vesting Tentative Tract Map No. 5901/UGM was filed with the City of Fresno and proposes to subdivide the subject property into a 158-lot single family residential public street planned development subdivision on approximately 19.34 net acres of property located on the west side of North Locan Avenue between East Ashlan and East Shields Avenues; and, WHEREAS, on October 15, 2007, the District 4 Advisory Committee recommended approval of the tract map and related rezone and conditional use permit applications; and, WHEREAS, the Planning and Development Department staff recornmended approval of the proposed project subject to all conditions of approval contained in the staff report dated November 14, 2007; and, WHEREAS, at that same hearing the Commission reviewed related Rezone Application No. R-07-65 proposing to reclassify the subject site from the R1/UGM (Single Family Residential/Urban Growth Management)zone district to the R-2/UGM (Low Density Multiple Family Residential/Urban Growth Management) zone district; and, WHEREAS, the Fresno City Planning Commission conducted a public hearing on November 14, 2007, 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. 5901/UGM may have a significant effect on the environment as identified by the Finding of Conformity to the 2025 Fresno General Plan Master Environmental Impact Report(MEIR No. 10130) dated October 16, 2007, prepared for Environmental Assessment No. R-07-65/C-07- 270/T-5901. BE IT FURTHER RESOLVED that the Fresno City Planning Commission finds that approval of the subject vesting tentative tract map is consistent with the adopted 2025 Fresno General Plan and the McLane 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. 5901/UGM subject to the Planning and Development Department Conditions of Approval dated November 14, 2007. Planning Commission Resolution No. 12765 Vesting Tentative Tract Map No. 5901/UGM November 14, 2007 Page 2 The foregoing Resolution was adopted by the Fresno City Planning Commission upon a motion by Commissioner Cherry, seconded by Commissioner Torossian. VOTING: Ayes - Cherry, DiBuduo, Kissler, Torossian, Vasquez Noes - None Not Voting - None Absent - Holt, Vang DATED: November 14, 2007 KEITH BERGTHOLD, Secretary Fresno City Planning Commission Resolution No. 12765 Vesting Tentative Tract Map No. 5901/UGM Filed by Bonadelle Homes, Inc. Action: Approved FRESNO CITY PLANNING COMMISSION RESOLUTION NO. 12766 The Fresno City Planning Commission, at its special meeting on November 14,2007,adopted the following resolution relating to Conditional Use Permit Application No. C-07-270. WHEREAS, Conditional Use Permit Application No.C-07-270 has been filed with the City of Fresno by Bonadelle Homes, Inc., for approximately 19.34 net acres of property located on the west side of North Locan Avenue between East Ashlan and East Shields Avenues; and, WHEREAS, Conditional Use Permit Application No. C-07-270 seeks authorization for the development of a public street planned development which includes modified property development standards for the subdivision; and, WHEREAS, on October 15,2007,the District 4 Advisory Committee recommended approval of the related rezone application, and tract map; and, WHEREAS, on November 14, 2007, the Fresno City Planning Commission, reviewed the subject conditional use permit application in accordance with the policies of the McLane Community Plan and the 2025 Fresno General Plan; and, WHEREAS, the Commission conducted a public hearing to review the proposed conditional use permit, received testimony from the applicant and considered the Planning and Development Department's report recommending approval of the proposed conditional use permit subject to special permit conditions; and, WHEREAS, at that same hearing the Commission reviewed related Rezone Application No. R-07- 65 proposing to reclassify the subject site from the R-1/UGM (Single Family Residential/Urban Growth Management)zone district to the R-2/UGM (Low Density Multiple Family Residential/Urban Growth Management)zone district and Vesting Tentative Tract Map No.5901/UGM to subdivide the property into a 158-lot, single family residential subdivision; and, WHEREAS, the Fresno City Planning Commission considered the proposed conditional use permit relative to the staff report and environmental assessment issued for the project; and, WHEREAS, the Fresno City Planning Commission invited testimony with respect to the proposed conditional use permit. 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 Conditional Use Permit Application No. C-07-270 may have a significant effect on the environment as identified by the Finding of Conformity to the 2025 Fresno General Plan Master Environmental Impact Report (MEI R No. 10130)dated October 16,2007, prepared for Environmental Assessment No. R-07-65/C- 07-270/T-5901, BE IT FURTHER RESOLVED that the Fresno City Planning Commission hereby approves Conditional Use Permit Application No. C-07-270 authorizing the development of a public street planned development,which includes modified development standards for the subdivision subject to the Planning and Development Department Conditions of Approval dated November 14, 2007. PLANNING COMMISSION RESOLUTION No. 12766 Conditional Use Permit Application No. C-07-270 November 14, 2007 Page 2 The foregoing Resolution was adopted by the Fresno City Planning Commission upon a motion by Commissioner Cherry, seconded by Commissioner Torossian. VOTING: Ayes - Cherry, DiBuduo, Kissler, Torossian, Vasquez Noes - None Not Voting - None Absent - Holt, Vang DATED: November 14, 2007 KEITH BERGTHOL Secretary Fresno City Planning Commission Resolution No. 12766 Conditional Use Permit Application No. C-07-270 Filed by Bonadelle Homes, Inc. Action: Approved Recording Requested by: City Clerk, Fresno, California No Fee-Govt. Code 6103 Return to City Clerk, Fresno Space above this line reserved for Fresno County Recorder's Office ORDINANCE OF THE COUNCIL OF THE CITY OF FRESNO PROPOSED AND INITIATED BY MOVED BY SECONDED BY BILL NO. ORDINANCE NO. AN ORDINANCE OF THE CITY OF FRESNO, CALIFORNIA, AMENDING THE OFFICIAL ZONE MAP OF THE CITY OF FRESNO HERETOFORE ADOPTED BY ARTICLES 1 TO 4.5 INCLUSIVE, CHAPTER 12, OF THE FRESNO MUNICIPAL CODE, BEING THE ZONING ORDINANCE OF THE CITY OF FRESNO WHEREAS, Rezone Application No. R-07-65 has been filed by Bonadelle Homes, Inc.,with the City of Fresno to rezone property as described hereinbelow; and, WHEREAS, pursuant to the provisions of Article 4,Chapter 12,of the Fresno Municipal Code, the Planning Commission of the City of Fresno held a public hearing on the 14th day of November, 2007, to consider Rezone Application No. R-07-65 and related Environmental Assessment No. R-07-65/C-07- 270/T-5901,during which the Commission considered the environmental assessment and recommended to the Council of the City of Fresno approval, as evidenced in Planning Commission Resolution No. 12764, of the rezone application to amend the City's Zoning Ordinance on real property described hereinbelow from the R-1/UGM (Single Family Residential/Urban Growth Management) zone district to the R-2/UGM (Low Density Multiple Family ResidentiaUUrban Growth Management)zone district; and, WHEREAS, the Council of the City of Fresno, on the 18th day of December, 2007, received the recommendation of the Planning Commission. NOW,THEREFORE,THE COUNCIL OFTHE CITY OF FRESNO DOES ORDAIN AS FOLLOWS: Ordinance Amending Official Zone Map Rezone Application No. R-07-65 Page 2 SECTION 1. Based upon the testimony and information presented at the hearing and upon review and consideration of the environmental documentation provided,the adoption of the proposed rezoning is in the best interest of the City of Fresno. The Council finds in accordance with its own independent judgment that there is no substantial evidence in the record that the rezoning may have a significant effect on the environment as identified by the Finding of Conformity to the 2025 Fresno General Plan Master Environmental Impact Report No. 10130, dated October 16, 2007, prepared for Environmental Assessment No. R-07-65/C-07-270/T-5901. Accordingly, Environmental Assessment No. R-07-65/C-07- 270/T-5901 is hereby approved. SECTION 2. The Council finds the recommended R-2/UGM (Low Density Multiple Family Residential/Urban Growth Management) zone district is consistent with the proposed medium density residential planned land use designation of the 2025 Fresno General Plan and the McLane Community Plan as specified in Section 12-403-B of the Fresno Municipal Code. SECTION 3. The Council finds that the zone district of the real property described hereinbelow, { I located in the City of Fresno and shown on the Official Zone Map of the City of Fresno, is reclassified from the R-1/UGM (Single Family Residential/Urban Growth Management)zone district to the R-2/UGM (Low Density Multiple Family ResidentiaUUrban Growth Management)zone district: From R-1/UGM to R-2/UGM: Lot 47 of Eggers Colony, in the County of Fresno, State of California, according to the map thereof recorded in Book 4 Page 60 of Plats, Fresno County Records. Together with that portion of abandoned Dakota Avenue, by Order of Abandonment by the Board of Supervisors of Fresno County recorded July 3, 1959 in Book 4243 Page 365, Official Records, as Document No. 47112. APN[S]: 310-270-04, 310-270-05, 310-270-06 SECTION 4. This ordinance shall become effective and in full force and effect at 12:01 a.m.on the thirty-first day after its passage. CLERK'S CERTIFICATION STATE OF CALIFORNIA ) COUNTY OF FRESNO ) CITY OF FRESNO ) I, REBECCA E. KLISCH, City Clerk of the City of Fresno, certify that the foregoing ordinance was adopted by the Council of the City of Fresno, California, at a regular meeting held on the day of , 2007, by the following vote: Ayes: Noes: Absent: Abstain: REBECCA E. KLISCH City Clerk By APPROVED AS TO FORM: JAMES C. SANCHEZ City Attorney By t U a Deputy Rezone Application No. R-07-65 Filed by Bonadelle Homes, Inc. APN No(s). 310-270-04, 310-270-05, 310-270-06 CITY OF FRESNO PLANNING AND DEVELOPMENT DEPARTMENT CONDITIONS OF APPROVAL NOVEMBER 14,2007 VESTING TENTATIVE TRACT MAP NO. 5901/UGM WEST SIDE OF NORTH LOCAN AVENUE BETWEEN EAST ASHLAN AND EAST SHIELDS AVENUES All tentative maps are subject to the applicable provisions of the State Subdivision Map Act, Fresno Municipal Code (FMC), City policies, and City of Fresno Standard Specifications. The following specific conditions are applicable to this vesting tentative map. The Urban Growth Management (UGM) Service Delivery Plan requirements are included in the following conditions of approval and are designated by the caption "Urban Growth Management Requirements." NOTICE TO PROJECT APPLICANT In accordance with the provisions of Government Code §66020(d)(1), the imposition of fees, dedications, reservations or exactions for this project are subject to protest by the project applicant at the time of approval or conditional approval of the development or within 90 days after the date of the imposition of the fees, dedications, reservations or exactions imposed on the development project. GENERAL CONDITIONS 1. Upon conditional approval of Vesting Tentative Tract Map No. 5901/UGM dated September 26, 2007, the subdivider may prepare a Final Map in accordance with the approved tentative map, and related Rezone Application No. R-07-65. 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 been approved, the subdivider shall provide performance security in an amount established by the City to guarantee the completion of plans. 5. Public utilities easements, as necessary, shall be shown on the Final Map and dedicated to the City of Fresno. Public utility easements beyond the limits of the Final Map, but required 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 Vesting Tentative Tract Map No. T-5901/UGM November 14, 2007 Page 2 of 17 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 subdivider shall pay applicable fees for, but not limited to, plan checks for street improvements and other grading and construction; street 'trees, street signs, water 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. 10. Prior to final map approval, the owner of the subject property shall execute a "Right to Farm" covenant with the City of Fresno. Said covenant is to run with the land and shall acknowledge and agree that the subject property is in or near agricultural districts located in the City and County of Fresno and that the residents of said property should be prepared to accept the inconveniences and discomfort associated with normal farm activities. The "Right to Farm" covenant shall be recorded prior to or concurrent with the recording of the Final Map of Vesting Tentative Tract No. 5901/UGM. 11. No portion of any lot within this proposed subdivision shall encroach into, or be located within, the Pacific Gas and Electric Company (PG&E) transmission line easement on the subject property. 12. Relinquish access rights to North Locan Avenue from all residential lots within this subdivision which abut said street (east property line of Lots 1-6, 49, 84 & Outlot "E" of Vesting Tentative Tract Map No. 5901/UGM dated September 26, 2007). Ref. Section 12-1011-f-3 of the Fresno Municipal Code. 13. Relinquish access rights to East Ramona Way from the north property line of Lot 1 of Vesting Tentative Tract Map No. 5901/UGM dated September 26, 2007. Landscaping, Street Tree Requirements, Walls and Open Space 14. Pursuant to Section 12-1011-f-3 of the Fresno Municipal Code and in accordance with Vesting Tentative Tract Map No. 5901/UGM dated September 26, 2007, the subdivider shall provide a 15-foot landscape area (and irrigation system) along the east property Vesting Tentative Tract Map No. T-5901/UGM November 14, 2007 Page 3 of 17 line of all lots with frontage along North Locan Avenue (east property line of Lots 1-6, 49, 84 & Outlot "E" of Vesting Tentative Tract Map No. 5901/UGM dated September 26, 2007). 15. Two to five percent (2%-5%) of the site (less major street dedications) should consist of common passive/active open spaces comprised of pocket parks, tot lots, trails, pedestrian ways, and landscaped areas beyond minimum major street setbacks. Paseo corridors are strongly encouraged through subdivisions that connect to streets, destination, and other subdivisions. a) Major street entryways should contain enhanced landscaping (and irrigation systems), surface materials, and fencing/wall treatments that respectively improve and better define a project's visual image and character. The subdivider shall provide a minimum 10-foot wide landscape strip on the local street side of the proposed lots abutting the entry streets to the subdivision (north property line of Lot 1 of Vesting Tentative Tract Map No. 5901/UGM dated September 26, 2007). This landscape strip shall extend to the front yard setback of the abutting lot. b) The developer/owner shall landscape Outlots "A" through "E" of Vesting Tentative Tract Map No. T-5901/UGM dated September 26, 2007 in accordance with the conditions listed below or in a manner which provides appropriate security and is deemed acceptable to both the City of Fresno Planning and Development and Public Works Departments. • NOTE: 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 that landscape and irrigation plans be submitted with landscape buffer plans for approval prior to inclusion into the CFD. c) The proposed pedestrian con nection/wal kway/paseo between East Robinson and East Garland Avenues (Outlot "D" of Vesting Tentative Tract Map No. 5901/UGM dated September 26, 2007) shall be a minimum 15 feet in width and shall be improved in accordance with Cross-Section "C-C" of Vesting Tentative Tract Map No. T-5901/UGM dated September 26, 2007. Lighting shall be provided as deemed appropriate by the City of Fresno Public Works Department d) Provide a minimum eight-foot wide landscape strip in the form of an easement at the end of all interior blocks. This landscape easement is to be located adjacent to the sidewalk pattern of the appropriate public street easement implemented for the subdivision. 16. Construct a six-foot high solid masonry wall (at finished grade of proposed site) pursuant to the solid wall requirements of Section 12-306-H of the Fresno Municipal Code at the rear of the required landscape area along North Locan Avenues (east property line of Lots 1-6, 49, 84 & Outlot "E" of Vesting Tentative Tract Map No. 5901/UGM dated September 26, 2007). Construction plans for required walls showing architectural appearance and location of all walls shall be submitted to the Planning and Development Department for review prior to Final Map approval. a) The six-foot high solid masonry wall (at finished grade of proposed site) shall be continued at the rear of the landscape strip on the local street side of the proposed Vesting Tentative Tract Map No. T-5901/UGM November 14, 2007 Page 4 of 17 lot abutting the entry street to the subdivision (north property line of Lot 1 of Vesting Tentative Tract Map No. T-5901/UGM dated September 26, 2007). 17. Construct six-foot high solid masonry wall; or, City of Fresno approved equivalent two- ply or double-sided wood fence, (at finished grade of proposed site) along all property lines of proposed Outlots "A" through "E" of Vesting Tentative Tract Map No. T-5901/UGM dated September 26, 2007, which abut adjacent property planned or zoned for residential use. Construction plans for required walls showing architectural appearance and location of all walls shall be submitted to the Planning and Development Department for review prior to Final Map approval. City of Fresno approved equivalent wood fences shall be constructed in accordance with the City of Fresno, Planning and Development Department Fence Detail "F-1." • NOTE: The height of the required wall (or approved equivalent wood fence) may be increased to a maximum seven feet along all property lines of Outlots which abut adjacent property planned or zoned for residential use. a) The required six-foot high solid masonry wall (or approved equivalent wood fence) shall be increased to seven feet in height along the north and west property lines of Outlot "A" and the north property line of Outlot "B." b) The height of said walls or fences to be constructed along the property lines of Outlots "A" through "E," as referenced above, shall be reduced to a maximum three feet in height within the front yard setback area of abutting residential lots. 18. Landscaping adjacent to walls or fences shall comply with the City of Fresno "Anti- Graffiti Landscaped Buffer Development and Planting Standards." 19. 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. 20. Provide a corner cut-off area at the entryway intersections of North Locan Avenue and East Ramona Way; and, North Locan and East Garland Avenues in accordance with Section 12-306-H-3-d of the FMC. Corner cut-offs are established to provide an unobstructed view for vehicular and pedestrian traffic approaching an intersection. They are a triangular area formed by the property lines and a diagonal line adjoining points on the property lines, measured a specific distance from the point of their intersection. At the intersections of streets, this distance is 30 feet. The corner cut-off area shall be landscaped (including an irrigation system), and may be included within the City's Community Facilities District. 21. Comply with all of the requirements of the Department of Public Works memorandums dated August 30, 2007 and October 08, 2007. 22. 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 landscape easements. Street trees shall be planted at the minimum rate of one tree for each 60 feet of street frontage by the developer. The subdivider is required to provide irrigation for all street trees. The irrigation system shall comply with FMC Section 12-306-N-23, Water Efficient Landscape Standards. Vesting Tentative Tract Map No. T-5901/UGM Noverriber 14, 2007 Page 5 of 17 • NOTE: Because the Fresno Irrigation District has an irrigation canal (Gow #99) located in the easement on the west side of North Locan Avenue, the requirement for street trees in this parkstrip and buffer location is waived. 23. The long term maintenance of all the items listed below is the ultimate responsibility of the owner/developer. If the Council or property owner/developer chooses not to include all of the items or certain items listed in a Community Facilities District (CFD), the property owner/developer shall be responsible for providing a mechanism approved by the City of Fresno for maintenance of such items. a) Maintenance of all landscaping and irrigation systems as approved by the Public Works Department within the street right-of-ways (includes parkways and one-half of median islands in major streets), landscape easements, trails and outlots associated with the subdivision. All outlots shall be dedicated to the City of Fresno for maintenance purposes and any related work required. b) Maintenance of sidewalks and street furniture as approved by the Public Works Department within the street right-of-way and the landscape easements associated with the subdivision. c) Maintenance of all landscape and irrigation systems on sides and in medians, decorative concrete and pilasters included as entry treatments to the tract. d) Maintenance of all local street curbs, gutters and sidewalks, and median islands as approved by the Public Works Department within the boundary of the tentative map. e) Maintenance and operating costs of all local street lights as approved by the Public Works Department within the boundary of the tentative map. f) Maintenance of all street trees as approved by the Public Works Department within the boundary of the tentative map. 24. An Annexation Request Package shall be submitted to the Public Works Department if the owner/developer chooses to be annexed into the City's CFD for maintenance purposes to be reviewed for acceptance to process. Packages must be complete with all required information in order to be accepted. The Annexation Request Form is available on-line on the City of Fresno website (httc)://www.fresno.gov) under the Public Works Department Developer Doorway. 25. Construction plans for all features to be maintained by a CFD for a final map shall be included in the final map submission to the Development Department for processing. This shall include a Street Tree Location and Street Tree Species (by street) map. Landscaping plans shall contain actual tree and plant counts by species and include the areas (in square feet) of turf, shrubs and trees, and sidewalks or other paved areas within all landscaped areas. 26. Proceedings to place the Final Map into a CFD shall not commence until the Final Map has been annexed into the City of Fresno and the Final Map, Landscape and Street Construction Plans are considered to be technically correct. 27. If the developer/subdivider elects to petition for annexation into the City's Community Facilities District, he/she shall be required to provide the City of Fresno, Department of Public Works, with copies of signed acknowledgments from each purchaser of a lot Vesting Tentative Tract Map No. T-5901/UGM November 14, 2007 Page 6 of 17 within the subdivision, attesting to the purchasers understanding that the lot will have an annual maintenance assessment and that he/she is aware of the estimated amount of the assessment. The developer/subdivider shall execute and record a covenant on each lot providing notice that the subject property is subject to annual payment of the Community Facilities District assessment. 28. Should 'the City Council or owner/developer choose not to include the maintenance items listed above in a CFD, then the property owner/developer shall create a homeowner's association for the maintenance of these items and proposed private streets, utilities, and walls/gates. a) The subdivider shall establish a Home Owners Association to perform the above listed maintenance responsibilities pursuant to a formal agreement with the City. The agreement with the City described herein, shall among other things, specify level of effort and frequency, insurance requirements, traffic control, and inspection and be subject to approval by the Director of Public Works and the City Attorney's Office. b) The proposed Declaration of Covenants, Conditions, and Restrictions (CC&Rs) and the proposed instruments for the homeowners association shall be submitted to the Planning and Development Department for review two weeks prior to final map approval. Said documents shall be recorded with the final map or alternatively submit recorded documents or documents for recording prior to final acceptance of subdivision improvements. Said documents shall include assignment of responsibility to the homeowners association for landscaping and other provisions as stated in the Planning and Development Department Guidelines for preparation of CC&Rs dated January 11, 1985. 29. 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. Lot Area and Dimensions 30. Pursuant to Section 12-306-N-21 of the FMC the Director of the Planning and Development Department or the Planning Commission may modify the property development standards of the underlying zone district if determined that the proposed development conforms to the provisions of the abovementioned section. However, in no case shall proposed parcels be less than the following minimum standards: a) Proposed lots shall be configured and dimensioned in accordance with Vesting Tentative Tract Map No. 5901/UGM dated September 26, 2007. Building Setbacks 31. Building setbacks shall be provided in accordance with Exhibit "A" of Conditional Use Permit Application No. C-07-270 dated September 12, 2007. Information 32. Vesting Tentative Tract Map No. T-5901/UGM is subject to City Council approval of Rezone Application No. R-07-65. Vesting Tentative Tract Map No. T-5901/UGM November 14, 2007 Page 7 of 17 33. Prior to the issuance of building permits for the subdivision, school construction fees shall be paid to the Clovis Unified School District in accordance with the school district's adopted schedule of fees. a) Comply with all of the requirements of the attached Clovis Unified School District memorandum dated October 15, 2007. 37. Contact the United States Postal Service for the location and type of mailboxes to be installed in this subdivision. 38. 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. 39. 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. • NOTE: Pursuant to the California Environmental Quality Act it is the lead agency's responsibility to evaluate all resources within a project area for possible eligibility to the California Register of Historical Resources (PRC 21084.1). The City of Fresno's 2025 General Plan also directs staff to review all demolition permits (within the City) for resources over 50 years of age for their potential listing on the Local Register of Historical Resources (G-11-c). 40. If archaeological and/or animal fossil material is encountered during project surveying, grading, excavating, or construction, work shall stop immediately. 41. If there are suspected human remains, the Fresno County Coroner shall be immediately contacted (business hours: (559) 268-0109; after hours the contact phone number is (559) 488-3111 for the Fresno County Sheriff's Department). If remains or other archaeological material is possibly Native American in origin, the Native American Heritage Commission (phone number (916) 653-4082) shall be immediately contacted, and the California Archaeological Inventory/Southern San Joaquin Valley Information Center (phone number (805) 644-2289) shall be contacted to obtain a referral list of recognized archaeologists. 42. An archaeological assessment shall be conducted for the project, the site shall be formally recorded, and recommendations made to the City as to any further site investigation or site avoidance/preservation measures. 43. 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. Vesting Tentative Tract Map No. T-5901/UGM November 14, 2007 Page 8 of 17 44. Apportionment of Special Assessment: If, as part of this subdivision, a division will be made of any lot or parcel of land upon which there is an unpaid special assessment levied under any State or local law, including a division into condominium interest as defined in Section 783 of the Civil Code, the developer/owner shall file a written application with the City of Fresno Director of Public Works, requesting apportionment of the unpaid portion of the assessment or pay off such assessment in full. If the subdivider elects to apportion the assessment, the application shall contain the following information: a) A full description of each assessed lot, parcel or interest to be divided and of how such lot, parcel or interest will be divided; b) A request that the Engineer apportion the amount remaining unpaid on the assessment in accordance with applicable law; and c) Written consent of the owner(s) of each such lot, parcel, or interest to the requested apportionment. d) The application shall be filed prior to the approval of the Final Map(s) by the City and shall be accompanied by a fee in an amount specified in the Master Fee Resolution for each separate lot, parcel, or interest into which the original assessed lot, parcel or interest is to be divided. The fee shall be in an amount sufficient to pay all costs of the City and the Engineer of Work responsible for determining the initial assessment in making the requested apportionment. 45. 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. SOLID WASTE SERVICE 46. Solid waste disposal for the subdivision shall be provided by the City of Fresno. The subdivision will be serviced as single family residential properties with Basic Container Service. 47. Comply with all of the requirements of the attached Department of Public Utilities, Solid Waste Division memorandum dated October 25, 2007. PARK FEES 48. The developer/owner shall pay the appropriate park facilities fee and/or dedicate lands for parks and recreation purposes pursuant to Ordinance No. 2005-112 and 2005-113 adopted by the Fresno City Council on September 27, 2005. 49. Outlots "A," "C" & "E" of Vesting Tentative Tract Map No. 5901/UGM dated September 26, 2007 shall be dedicated and maintained for open space purposes and may not be developed with other uses. Pursuant to proposed City policy, these open space areas may be applied as a fee credit against the City's Parkland Dedication/In-Lieu Fee (Quimby Act) and/or Park Facilities Fee, as appropriate. Vesting Tentative Tract Map No. T-5901/UGM November 14, 2007 Page 9 of 17 FIRE SERVICE 50. This project is within three miles of Fire Station No. 34. 51. The project is subject to city wide fire service fees. 52. Provide residential hydrants and fire flows per Public Works Standards with two sources of water. a) Coordinate street hydrant locations with the Department of Public Works. 53. Access is acceptable as shown. • NOTE: Phasing of the tract will require re-review for access requirements. 54. Comply with all of the requirements of the attached Fresno Fire Department memorandum dated October 11, 2007. STREETS AND RIGHTS-OF-WAY 55. 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. 56. Provide curb ramps at all corners within the limits of this subdivision. 57. Underground all existing off-site overhead utilities and proposed utility systems within the limits of this map in accordance with FMC Sections 12-1011 and Resolution No. 78- 522/88-229. 58. The following shall be submitted, as applicable, in a single package to the Planning and Development Department for review and approval: a) Signing and striping plans (per current California Department of Transportation standards); b) Street Construction Plans; c) Traffic Signal, Streetlight, and Trail Lighting plans; and, d) Landscape and irrigation plans (median island and street trees within all parkways). 59. 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. 60. If the subdivider seeks to dedicate to the City, in fee, an outlot for open space purposes, the subdivider shall pay all costs and fees associated with the City environmentally assessing the outlot to insure that it is free of toxic or hazardous materials pursuant to the requirements of City Administrative Order 8-1, including, but not limited to, performing a Phase I environmental assessment. The environmental assessment shall be completed and all fees and costs for said environmental assessment shall be paid to the City prior to subdivider's submittal of the Final Map for City approval. Vesting Tentative Tract Map No. T-5901/UGM November 14, 2007 Page 10 of 17 61. Comply with all of the requirements of the Public Works Department, Engineering Division memorandum dated October 25, 2007. MAJOR STREETS North Locan Avenue (Collector): 62. Dedicate 47 feet of property, from section line, for public street purposes within the limits of this subdivision and continue south to West Church Avenue to meet the current City of Fresno Collector Standards. 63. Construct concrete curb, gutter and sidewalk to Public Works Standard P-5. The curb shall be constructed to a 10-foot residential pattern. Construct a six-foot residential sidewalk per Exhibit "D." A two-foot pedestrian easement is required. Identify on the map. 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 rights to North Locan Avenue from all lots within this subdivision. INTERIOR STREETS (LOCAL) 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. 67. All driveways shall be constructed to Public Works Standards API-8 and P-4. 68. Sidewalk patterns shall comply with Public Works Standard API-2 for 50-foot streets. 69. Design local streets with a minimum 250-foot centerline radius. 70. A 52-foot transition is required from the proposed 60-foot right-of-way entrances to the 50-foot right-of-way streets. 71. Design all cul-de-sacs per Public Works Standard API-10. 72. Any temporary dead-end streets created by this subdivision shall be properly barricaded in accordance with Public Works Standard P-44. 73. Street lengths exceeding 800 feet and four-way intersections require traffic calming measures. a) Provide permanent traffic circles at the following locations per Exhibits "F" and "G": i) East Ramona Way at approximately Outlot "B" ii) East Robinson Avenue at approximately Outlot "D" Vesting Tentative Tract Map No. T-5901/UGM November 14, 2007 Page 11 of 17 • NOTE: Traffic circles shall be identified and cross-sections provided on the map. b) No parking is allowed adjacent to the traffic circles. 74. Local streets constructed to Public Works Standards API-1 and/or API-2 with a drive approach shall require a one-foot pedestrian easement. • NOTE: All pedestrian easements shall be identified on the map. 75. Dedicate 60 feet of street right-of-way and construct a concrete median at the entrance located at the intersection of North Locan Avenue and East Ramona Way (7' residential pattern - 18' travel lane - 10' median - 18' travel lane - 7' residential pattern). • NOTE: Identify the required median and provide a cross-section on the map. a) No parking is allowed within the limits of the proposed median. SPECIFIC MITIGATION REQUIREMENTS 76. Comply with all of the mitigation measure requirements of the Traffic Engineering Manager as outlined within the attached memorandum. 77. The first order of work shall include a minimum two points of vehicular access to the major streets for any phase of this development. a) If East Garland Avenue does not exist, then dedicate and construct full off-site improvements on the north side and dedicate 13 feet of right-of-way and construct a 12-foot travel lane with a six-inch asphalt concrete dike on the south side. 78. If not abandoned, the developer shall enter into an agreement with the owner of the private irrigation canal providing for piping the canal and submit an executed copy of the agreement or commitment letter from the owner of the private canal to the Planning and Development Department. • NOTE: The proposed easement shall be identified and a final cross-sectional detail provided on the map. a) All piping shall be located outside of the proposed street right-of-way. b) Any piping across City streets shall be rubber gasketed reinforced concrete pipe (RGRCP) constructed perpendicular to the street. c) Submit engineered plans to the Public Works Department, Engineering Division for review and approval. TRAFFIC SIGNAL MITIGATION IMPACT(TSMI)FEE 79. This project shall pay the current 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 for single family units (fee rate as shown in the Master Fee Schedule). Vesting Tentative Tract Map No. T-5901/UGM November 14, 2007 Page 12 of 17 FRESNO MAJOR STREET IMPACT(FMSI) FEE 80. This map is in the New Growth Area, therefore pay all applicable growth area fees and City-Wide Regional Street Impact Fees. 81. The intersection of Armstrong and Shields 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 TSMI Fees. 82. The intersection of Shields and Fowler 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 TSMI Fees. • NOTE: This is a duplicate condition. 83. The intersection of Shields and Temperance 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 TSMI Fees. • NOTE: This is a duplicate condition. FRESNO MAJOR STREET IMPACT(FMSI) REQUIRMENTS North Locan Avenue (Collector): 84. Dedicate and construct two 17-foot center section travel lanes and a 12-foot center two- way left turn lane within the limits of this subdivision and continue south to the northerly limit of Tract 5237. Stripe 250-foot left turn pockets at all major intersections. Dedication shall be sufficient to accommodate additional paving and any other grading or transitions as necessary based on a 45 MPH design speed. 85. Applicant shall pay fair share contribution as determined by the State of California Department of Transportation (Caltrans) to be collected by the City of Fresno Public Works Department, Traffic Engineering Section prior to a Final Map. SANITARY SEWER SERVICE The nearest sanitary sewer main to serve the proposed project is a 10-inch main located in North Locan Avenue. The following sewer improvements shall be required prior to providing City sewer service to the project: 86. Extension of a 10-inch and an eight-inch sewer main in North Locan Avenue from East Shields Avenue north across the parcel frontage. 87. Sanitary sewer mains shall be extended within the proposed tract to provide sewer service to each lot created. 88. Separate sewer house branches shall be required for each lot created. 89. Abandon all existing on-site private sewer septic systems in accordance with Department of Public Works standards specifications, and policies. Vesting Tentative Tract Map No. T-5901/UGM November 14, 2007 Page 13 of 17 90. All public sewer facilities shall be constructed in accordance with Department of Public Works standards, specifications, and policies. 91. All underground street utilities shall be installed prior to permanent street paving. 92. Street easements and/or deeds shall be recorded prior to approval of improvement plans. 93. Engineered improvement plans prepared to City Standards by a Registered Civil Engineer are required for proposed additions to the sanitary sewer system. 94. Comply with all of the requirements of the attached Public Utilities Department, Planning and Engineering Division memorandum dated October 25, 2007. SANITARY SEWER FEES 95. The following Sewer Connection Charges are due and shall be paid for the Project: a) Lateral Sewer Charge b) Oversize Sewer Charge c) Trunk Sewer Area: Fowler d) Sewer Facilities Charge (Residential Only) WATER SERVICE The following conditions are required to provide water service to the tract:_ 96. Construct a 14-inch transmission grid water main (including installation of City fire hydrants) in North Locan Avenue extending the existing 124-inch water main north of East Shields Avenue across the frontage of the tract.. 97. Construct a water supply well(s) on a site(s) dedicated to the City of Fresno. The well(s) shall be capable of producing a total of 800 gallons per minute. Well sites shall be of a size and at a location acceptable to the Water Systems Manager. The cost of acquiring the well site(s) and construction of the well(s) shall be reimbursed from the UGM Water Supply Well Service Area Fund 501 s, in accordance with established UGM policies. 98. Water well construction shall include wellhead treatment facilities, if required. The cost for constructing wellhead treatment facilities shall be reimbursed from UGM Wellhead Treatment Service Area Fund 501 s, in accordance with established UGM policies. 99. No occupancies will be permitted prior to the satisfaction of the water supply requirement. 100. Separate water services with meter boxes shall be provided for each lot created. 101. Two independent sources of water, meeting Federal and State Drinking Water Act Standards, are required to serve the tract including any subsequent phases thereof. The two-source requirement may be accomplished through a combination of water main Vesting Tentative Tract Map No. T-5901/UGM November 14, 2007 Page 14 of 17 extensions, construction of supply wells, or other acceptable sources of water supply approved by the Water Systems Manager. 102. All public water facilities shall be constructed in accordance with Public Works Department standards, specifications and policies. 103. Seal and abandon existing on-site well(s) in compliance with the State of California Well Standards, Bulletin 74-90 or current revisions issued by the California Department of Water Resources and City of Fresno standards. 104. Comply with all of the requirements of the Department of Public Utilities, Water Division memorandum dated October 04, 2007. URBAN GROWTH MANAGEMENT REQUIRMENTS (GENERAL) 105. The subdivider 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 Las as related to tentative tract maps. RIGHT-OF-WAY ACQUISITION 106. The developer will be responsible for -the acquisition of any necessary right-of-way to construct any of the required improvements. 107. 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. 108. 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. 109. Should such acquisition not be accomplished by the subdivider prior to Final Map approval, the subdivider must request and grant to the City the full authority to attempt acquisition either through negotiation or through its power of eminent domain. The subdivider shall furnish to the City Public Works Department, Engineering Division/ Real Estate Section, an appraisal report or a request for an estimated appraisal amount (to be determined by the City of Fresno Real Estate Section) prior to preparation of a Subdivision Agreement. 110. 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. - Vesting Tentative Tract Map No.T-5901/UGM November 14, 2007 Page 15 of 17 FLOOD CONTROL AND DRAINAGE 111. 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 letters to the Planning and Development Department dated November 01, 2007. 112. Any temporary basin constructed for or used by this subdivision requires approval of FMFCD and the City of Fresno, and may only be implemented through a covenant between the City and the Developer prior to final map approval. Temporary basins shall be fenced within seven days of the time a basin becomes operational, and fencing shall conform to City of Fresno Public Works Standard No. P-45. The Fresno Mosquito and Abatement District shall be provided access rights and a means of entry for inspection and mosquito abatement activities for all on-site basins (refer to attached map of mosquito abatement districts in the Fresno-Clovis Metropolitan Area). Attached hereto, and incorporated by reference, is a copy of the updated Public Works Standard No. P-62 for temporary on-site ponding basins, and a copy of the City of Fresno's Guidelines for Ponding Basin / Pond Construction and Management, dated October 29, 2004. Maintenance of temporary ponding basins shall be by the Subdivider until permanent service for the entire subdivision is provided. SAN JOAQUIN VALLEY AIR POLLUTION CONTROL DISTRICT 113. The developer/subdivider shall comply with all of the requirements of the attached San Joaquin Valley Air Pollution Control District memorandum dated October 05, 2007. STATE OF CALIFORNIA DEPARTMENT OF TRANSPORTATION (CALTRANS) 114. Attached for the developer/subdivider's records and consideration is the State Department of Transportation (Caltrans) memorandum dated October 15, 2007. PACIFIC GAS AND ELECTRIC COMPANY 115. The developer/subdivider shall comply with all of the requirements of the attached Pacific Gas and Electric Company memorandum dated October 02, 2007. COUNTY OF FRESNO 116. The proposed project shall provide a "Safe Route to School" or path of travel to connect to Tract 4774 on the north side of the canal for the educational centers on East Ashlan Avenue. 117. A grading voucher will not be needed from the County as one was issued for Tract 5588 {GV 91801. This assumes the proposed scope of work within the County (outside of the right-of-way) has not changed. a) Submittal of all plans for development in the City adjacent to County lands will also require the submittal of the information in the attached County of Fresno, Department of Public Works and Planning list of requirements for submittal of improvement plans and issuance of grading permit voucher/permits in the City dated October 29, 2007. Vesting Tentative Tract Map No. T-5901/UGM November 14, 2007 Page 16 of 17 118. Any work required in the County right-of-way for road widening/transitions, striping (i.e. North Locan Avenue), Fresno Irrigation District pipe work and pedestrian improvements will require submittal to the Fresno County Road Maintenance and Operations Division for review and approval. An encroachment permit with a Traffic Control Plan will be necessary for the work to be completed. 119. Any widening of North Locan Avenue will need to address existing driveway access and transitions on the east side of the road. 120. The developer/subdivider shall comply with the Standard County Conditions of Approval and all of the requirements of the attached County of Fresno Department of Public Works and Planning memorandum dated October 25, 2007. FRESNO IRRIGATION DISTRICT 121. The developer/subdivider shall comply with all of the requirements of the attached Fresno Irrigation District (FID) memorandum dated February 12, 2007. DEVELOPMENT FEES AND CHARGES This project is subject to the following fees and charges: SEWER CONNECTION CHARGES FEE RATE 1. Lateral Sewer Charge# $0.10/sq. ft. (to 100' depth) 2. Oversize Charges $0.05/sq. ft. (to 100' depth) 3. Trunk Sewer Charger $344/living unit Service Area: Fowler 4. Wastewater Facilities Charge+ $2,119/living unit 5. Fowler Trunk Sewer Interim Fee Surety4 $574/living unit 6. House Branch Sewer Charger N/A WATER CONNECTION CHARGES FEE RATE 7. 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 8. Frontage Charget- $6.50/lineal foot 9. Transmission Grid Main Charge* $643/gross acre (parcels 5 gross Acres or more) 10. Transmission Grid Main Bond $243/gross acre (parcels 5 gross Debt Service Charge# acres or more) Vesting Tentative Tract Map No. T-5901/UGM November 14, 2007 Page 17 of 17 11. UGM Water Supply Feev $1,738/living unit Service Area: 501-S 12. Well Head Treatment Feelf $79/living unit Service Area: 501 13. Recharge Feev $56/living unit Service Area: 501 14. 1994 Bond Debt Service# $93/living unit Service Area: 501 CITYWIOE DEVELOPMENT IMPACT FEES 15. Fire Facilities Impact Fee— Citywide* $539/living unit 16. Park Facility Impact Fee—Citywide* $2,278/living unit 17. Quimby Parkland Dedication Feev $1,120/living unit 18. Citywide Regional Street Fee# $8,361/adj. acre 19. New Growth Area Major Street Fee# $18,790/adj. acre 20. Police Facilities Impact Fee—Citywide♦ $624/living unit 21. Traffic Signal Charges $440.03/living unit Notes: t Upon occupancy of the project,the subdivider shall pay the appropriate sewer facility charge pursuant to the Simple Tiered Equity Program (STEP) as determined by the Department of Public Utilities, Wastewater Division, Environmental Services Section (559-621-5153) Due at time of subdivision. # Due at time of development. ♦ Due at occupancy. # Deferrable through Fee Deferral Covenant CITY OF FRESNO PLANNING AND DEVELOPMENT DEPARTMENT CONDITIONS OF APPROVAL NOVEMBER 14,2007 CONDITIONAL USE PERMIT APPLICATION NO. C-07-270 WEST SIDE OF NORTH LocAN AVENUE BETWEEN EAST ASHLAN AND EAST SHIELDS AVENUES PART A- PROJECT INFORMATION 1. APN: 310-270-04, 05 & 06 2. Zone Map No: 2157 3. Street Location: Located on the west side of North Locan Avenue between East Ashlan and East Shields Avenues. (Council District 4, Councilmember Westerlund) 4. Existing Zoning "R-1/UGM" (Single Family Residential/Urban Growth Management) zone district 5. Proposed Zoning "R-2/UGM" (Low Density Multiple Family Residential/Urban Growth Management) zone district 6. Planned Land Use: Medium Density Residential (4.99-10.37 dwelling units/acre) 7. Plan Areas: McLane Community Plan 8. Project Description: Requests authorization to establish a public street planned development with modified development standards for lots proposed to be created by Vesting Tentative Tract Map No. 5901/UGM. PART B - GENERAL CONDITIONS AND REQUIREMENTS The Planning and Development Director on November 14, 2007, approved the special permit application subject to the enclosed list of conditions and Exhibit(s) "A," "E" & "L" dated September 12, 2007. Staff has issued a finding that 'the project proposal is in conformance to the 2025 Fresno General Plan Master Environmental Impact Report (MEIR No. 10130) dated October 16, 2007, which incorporates an MEIR Mitigation Monitoring Checklist. This environmental finding was properly published on October 16, 2007, with no comments received to date. No further environmental assessment will be needed at this time. IMPORTANT: PLEASE READ CAREFULLY - - - - - - - - - - - - - - - - - - - - - - - - - - - - Conditions of Approval Conditional Use Permit Application No. C-07-270 November 14, 2007 Page 2 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 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 may be appealed. All code requirements, however, are mandatory and may only be modified by variance, provided the findings pursuant to Fresno Municipal Code Section 12-405.A can be made. All discretionary conditions of approval will ultimately be deemed mandatory unless appealed either verbally or in writing to the City of Fresno Planning Commission at the scheduled public hearing regarding Rezone Application No. R-07-65, Conditional Use Permit Application No. C- 07-270 and Vesting Tentative Tract Map No. T-5901/UGM. 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; and, 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. (Include this note on the site plan.) 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 the original site plan exhibit 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. The exercise of rights granted by this special permit must be commenced by May 02, 2011 (four years from the date of Director approval). There is no exception. -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - Conditions of Approval Conditional Use Permit Application No. C-07-270 November 14, 2007 Page 3 To complete the back-check process for building permit relative to planning and zoning issues, submit eight copies of this corrected, final site plan, together with six copies of -the elevations, landscape, and irrigation plans, and any required covenants and/or studies or analyses to the Planning Division, Current Planning Section, 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 the 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 contact Will Tackett at (559) 621-8063 or via e-mail at Will.Tackett@fresno.gov to schedule 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. 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. 1PART 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 geometrics may be directed to Louise Gilio at (559) 621-8678 1 Louise.Gilio@fresno.gov of the City of Fresno Public Works Department, Engineering Division, Traffic Planning Section. 1. STREET ENCROACHMENT PERMITS, DEDICATIONS AND VACATIONS a) 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. Conditions of Approval Conditional Use Permit Application No. C-07-270 November 14, 2007 Page 4 b) Provide and identify a minimum four (4) foot wide path of travel along the public sidewalk directly in front of all properties created within the subdivision as required by Title 24 of the California Administration Code. An on-site pedestrian easement may be required if Title 24 requirements cannot be met within the existing public rights-of-way. c) ENCROACHMENT PERMITS. The construction of any overhead, surface or sub-surface private structures and appurtenances extending within 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 prior to issuance of building permits. d) DEDICATIONS. The following dedication requirements must be satisfiedrp for to the issuance of building permits: • Dedications shall take place in accordance with the Conditions of Approval for Vesting Tentative Tract Map No. 5901/UGM dated November 14, 2007. e) VACATIONS. The following vacation requirements must be satisfiedrp for to issuance of building permits: • There are no vacations required at this time. 2. STREETIMPROVEMENTS a) 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 a Street Work Permit issued by the Public Works Department, Engineering Services Division at (559) 621-8693, prior to commencement of the work. Contact the Public Works Department, Engineering Services Section at (559) 621-8686 for detailed information. All required street improvements must be completed and accepted by the City prior to occupancy. b) Existing off-site concrete improvements to remain in place shall be repaired if damaged and/or off grade as determined by the Public Works Department, Construction Management Division (559) 621-5500. Such repairs must be completed prior to final occupancy. c) Design and construct curb, gutter, AC paving, and residential sidewalk patterns to Public Works standards, specifications, and policies. Plans shall be prepared by a registered Civil Engineer. • NOTE: Reference Conditions of Approval for Vesting Tentative Tract Map No. 5901/UGM, dated November 14, 2007, for requirements respective to major, local and interior private streets. d) Provide curb ramps at all corners within the limits of this subdivision. - - - - - - - - - - - - - - Conditions of Approval Conditional Use Permit Application No. C-07-270 November 14, 2007 Page 5 e) All driveways shall be constructed to Public Works Standards API-8 and P-4. f) Install streetlights on all frontages to City Standards as determined by the City Traffic Engineer. Street lighting plans are required and must be approved by the Public Works Department/Engineering Services prior to commencement of the work. g) 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. h) Submit four copies of a Geometric Approval Drawing (GAD) to Traffic Engineering for review and approval, per the attached checklist, prior to submittal of street plans. i) Submit the following as a single package to the Public Works Department Engineering Division, Plan Check and GIS Mapping Section, (559) 621-8682, for review and approval, prior to issuance of building and street work permits: Street Improvement Plans, Signing and Striping Plans, Street Lighting Plans and Landscape and Irrigation Plans. 3. SURVEY MONUMENTS AND PARCEL CONFIGURATION a) All survey monuments within the area of construction shall be preserved and if disturbed, shall be reset by a person licensed to practice Land Surveying in the State of California. (Include this note on the site plan.) PART D - PLANNING/ZONING REQUIREMENTS 1) PLANNING a) Development is subject to the following plans and policies: i) "R-2," Low Density Multiple Family Residential District(Section 12-112 of the FMC) ii) "UGM,"Urban Growth Management(Article 4.5 of the FMC) iii) 2025 Fresno General Plan iv) McLane Community Plan 2) ZONING a) Approval of Conditional Use Permit Application No. C-06-148 is contingent upon approval of Rezone Application No. R-07-65 and Vesting Tentative Tract Map No. 5901/UGM. 3) POPULATION DENSITY a) Contingent upon approval of Rezone Application No. R-07-65 and the medium density residential planned land use designation; the subject property shall not be developed with more than 4.99 - 10.37 dwelling units per acre. • NOTE: The proposed density is approximately 8.17 dwelling units_per acre, which is - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - Conditions of Approval Conditional Use Permit Application No. C-07-270 November 14, 2007 Page 6 within the allowable range of the medium density residential planned land use as provided by Fresno Municipal Code Section 12-403-B-2-a(2). 4) BUILDING HEIGHT a) No building or structure erected in the R-2 (Low Density Multiple Family Residential) zone district shall have a height greater than two and one-half stories, not to exceed 35 feet. • NOTE: Exceptions. Overheight structures may be approved by the City of Fresno Planning Commission or Director of the Planning and Development Department. However, no roof structure or any space above the height limit shall be allowed for the purpose of providing additional living or floor space. 5) BUILDING SETBACK, OPEN SPACES AND LANDSCAPING a) Setbacks shall be provided in accordance with Exhibit "A" of Conditional Use Permit Application No. C-07-270 dated September 12, 2007 and the following: i) Garages shall be setback a minimum of 18 feet from the back of the sidewalk subject to the provision of roll-up garage doors. Habitable space may be provided closer subject to compliance with the aforementioned setback requirements. • NOTE: Any proposed deviation from the building setbacks established by Exhibit "A" of Conditional Use Permit Application No. C-07-270 dated September 12, 2007 requires a revision to Conditional Use Permit Application No. C-07-270. b) A minimum of 25 percent of the site shall comprise usable open space for residents of the development. • NOTE: Required front yards and street side yards shall not be considered part o the 25 percent usable open space. Usable open space shall include rear yards, interior side yards and landscaped areas between units and pathways, provided that each of them meets the minimum with and depth requirements (eight feet by eight feet). 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. i) A landscape plan shall be submitted and approved for all open space and recreational areas within the development. ii) Open space areas shall be landscaped by the developer in accordance with the approved plan and shall be maintained by the property owner thereafter. iii) For sites greater than one acre in size, a minimum of 40 percent of the required 25 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. Conditions of Approval Conditional Use Permit Application No. C-07-270 November 14, 2007 Page 7 c) A landscape plan shall be submitted and approved for all open space and recreational areas within the development. i) Open space areas shall be landscaped by the developer in accordance with the approved plan and shall be maintained by the property owner thereafter. d) Landscaping adjacent to walls or fences shall comply with the City of Fresno "Anti-Graffiti Landscaped Buffer Development and Planting Standards." e) All yards (including private) shall be landscaped and maintained in accordance with Sections 12-306-N-24 of the FMC. i) All yards adjacent to street frontage shall be provided automatic irrigation systems. f) All yards shall comply with the water efficient landscape standards in accordance with Section 12-306-N-23 of the FMC. g) Landscaping and maintenance of Outlots "A" through "E" of Exhibit "A" of Conditional Use Permit Application No. C-07-270 dated September 12, 2007 are the responsibility of the owner/developer. i) The Department of Public Works will not be responsible for the maintenance of any outlots if they are not included into the CFD. If the outlots are to be included into the CDF, 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. Based on the Vesting Tentative Tract Map No. 5901/UGM dated September 26, 2007, there are five possible open green spaces that should be labeled Outlots "A" through "E" (not 'Parks') on the landscape plans. ii) The long-term maintenance of all the items listed in the attached Public Works Department memorandum dated August 30, 2007 is the ultimate responsibility of the owner/developer. The property owners may petition the City for annexation to the City's Community Facilities District (CFD) prior to final map approval. h) If approved by City Council, the items noted in the attached letter dated August 30, 2007, may be maintained by the Community Facilities District. i) If the Council or property owner/developer chooses not to include all of the items or certain items listed in a Community Facilities District (CFD), the property owner/developer shall be responsible for providing a mechanism approved by the City of Fresno for maintenance of such items. (Reference Conditions of Approval for Vesting Tentative Tract Map No. T-5901/UGM dated November 14, 2007 for further information.) i) Provide a minimum of 316 medium sized trees on-site per FMC Section 12-306-N-24-g and in accordance with the following: i) Provide a minimum of one medium size tree for each required parking spaces, plus one medium sized tree for each residential unit. Conditions of Approval Conditional Use Permit Application No. C-07-270 November 14, 2007 Page 8 ii) A minimum of two (2) medium sized trees shall be provided for each lot within the subdivision. • NOTE: One medium size tree is defined as attaining a height of 30-60 feet at maturity. Two small size trees, up to 30 feet high at maturity may be substituted for one medium size tree. j} No building permit shall be issued for any development for which a special permit has been issued until the requirements for street trees as provided in Article 3 of Chapter 11 of the FMC have been met and street tree inspection fees paid pursuant to the Master Fee Schedule. i) Fresno Municipal Code requires one (1) street tree per 60 linear feet of street frontage. • NOTE: The Department of Public Works may approve a request for waiver of street tree requirements if the applicant agrees to plant a minimum of one (1) tree (of similar type and size) for every 60 linear feet of street frontage on private property within ten feet of the back of the sidewalk. • NOTE: An approved landscape plan, properly scaled and dimensioned, shall serve as a street tree planting permit for on-site trees not in the public right of way. A copy of this plan shall be kept at the job site at all times. ii) Because Fresno Irrigation District has an irrigation canal (Gow #99) located in the easement on the west side of North Locan Avenue, the street trees in this parkstrip and buffer location are waived. k) Street trees shall be planted by the property owner and shall be inspected by the City pursuant to the payment of street tree inspection fees. The property owner is required to provide and irrigation system with ongoing water supply. 1) One drainage hole, a minimum diameter of two (2) feet, shall be drilled for each tree to be planted. The depth of the drainage hole shall be determined as follows: i) Hole must penetrate through and beyond any underlying paving material or hardpan soil stratum. ii) Hole shall be drilled to a depth where visual evidence of the subsurface sand or gravel drainage is apparent. iii) If there is no apparent drainage stratum, the drainage hole shall be drilled a minimum of ten (10) feet deep. m) The backfilling of drainage holes shall comply with the Standard Specifications or as determined by the engineer. n) Complete a minimum waiting period of 20 days after drilling before any planting can begin. Conditions of Approval Conditional Use Permit Application No. C-07-270 Noverriber 14, 2007 Page 9 o) Call (559) 621-5600 to notify the Public Works Department Construction Management Division 72 hours prior to tree hole drilling/tree planting in the public right-of-way, in order to verify tree locations, to obtain inspection of drilling operations, and to check backfilling procedures and safety barriers. p) All planting, irrigation and related work shall comply with the City of Fresno Public Works Department Standard Specifications, Section 25 and 26. q) All landscaping and related work to be performed within the city right-of-way shall be done by a qualified contractor and requires a street encroachment permit from the Public Works Department prior to commencement. Call (559) 621-8685 for information on encroachment permits and required insurance and bonding. r) Trees shall be maintained in good health. Trees may not be trimmed or pruned to reduce the natural height or overall crown of the tree, except as necessary for the health of the tree and public safety; or as may otherwise be approved by the Planning and Development Department. (Include this note on the site plan and landscape plan.) s) All vegetation shall be maintained free of physical damage or injury from lack of water, excess chemical fertilizer or other toxic chemical, blight, or disease, and any such vegetation which shows signs of such damage or injury at any time shall be replaced by the same, similar, or substitute vegetation of a size, form, and character, which will be comparable at full growth. t) Landscaping shall be kept free from weeds and undesirable grasses. u) Submit 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. v) Landscaping must be in place before issuance of the certificate of occupancy for each individual dwelling. i) A Hold on Occupancy shall be placed on the proposed development until such time that landscaping has been approved and verified for proper installation by the Planning Division. (Include this note on the site and landscape plans.) • NOTE: The use of utilities for temporary occupancy may be allowed by the Building Official pursuant to FMC Section 13-100.110.1.2 et seq. w) Prior to granting of final occupancy, a written certification, signed by a landscape professional approved by the Planning and Development Department Director, shall be submitted stating that the required landscaping and irrigation system have been installed in accordance with the landscaping and irrigation plans approved by the Planning Division. (Include this note on the site and landscape plans.) Conditions of Approval Conditional Use Permit Application No. C-07-270 November 14, 2007 Page 10 6) FENCES, HEDGES, AND WALLS a) Construct a six-foot high solid masonry wall (at finished grade of proposed site) at the rear of the required landscape areas along North Locan Avenue pursuant to 'the solid wall requirements of the Conditions of Approval for Vesting Tentative Tract Map No. T- 5901/UGM dated November 14, 2007. Construction plans for required walls showing architectural appearance and location of all walls shall be submitted to the Planning and Development Department for review prior to Final Map approval. i) The six-foot high solid masonry wall (at finished grade of proposed site) shall be continued at the rear of the landscape strip on the local street side of the proposed lot abutting the entry street to 'the subdivision (north property line of Lot 1 of Vesting Tentative Tract Map No. T-5901/UGM dated September 26, 2007). b) Construct a six-foot high solid masonry wall; or, City of Fresno approved equivalent two-ply or double-sided wood fence, (at finished grade of proposed site) along all property lines of proposed Outlots "A" through "E" of Vesting Tentative Tract Map No. T-5901/UGM dated September 26, 2007, which abut adjacent property planned or zoned for residential use. Construction plans for required walls showing architectural appearance and location of all walls shall be submitted to the Planning and Development Department for review prior to Final Map approval. City of Fresno approved equivalent wood fences shall be constructed in accordance with the City of Fresno, Planning and Development Department Fence Detail "F-1." • NOTE: The height of the required wall (or approved equivalent wood fence) may be increased to a maximum seven feet along all property lines of Outlots which abut adjacent property planned or zoned for residential use. a) The required six-foot high solid masonry wall (or approved equivalent wood fence) shall be increased to seven feet in height along the north and west property lines of Outlot "A" and the north property line of Outlot"B." b) The height of said walls or fences to be constructed along the property lines of Outlots "A" through "E," as referenced above, shall be reduced to a maximum three feet in height within the front yard setback area of abutting residential lots. c) All fences, hedges and walls shall conform to the provisions of Section 12-306-H of the FMC. i) The required walls shall conform to the provisions of Section 12-306-H of the FMC with respect to setbacks and corner cut-off requirements. d) Clearly depict any proposed/existing fences, hedges and walls on Exhibit "A." Note that all proposed/existing fences, hedges and walls must comply with all policies, ordinances, regulations, etc. of the City of Fresno, Planning and Development Department. e) Only those fences, hedges and walls as shown on the site plan shall be reviewed for approval. Conditions of Approval Conditional Use Permit Application No. C-07-270 November 14, 2007 Page 1 l f) Submit a rendering depicting the fence, hedge or wail height, material, location etc. for review and approval. g) 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. 7) ACCESS a) There shall be vehicular and pedestrian access from a dedicated and improved street, alley or recorded private access to off-street parking facilities. b) Vehicular and/or pedestrian access shall be maintained and remain clear at all times. c) Provide vehicular and/or pedestrian access as noted on Exhibit "A" of Conditional Use Permit Application No. C-07-270 dated September 12, 2007 and as indicated per Conditions of Approval for Vesting Tentative Tract Map No. T-5901/UGM dated September 26, 2007. d) Vehicular driveways, pedestrian walkways and handicap access shall be clearly delineated on the site plan. 8) 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. (Include this note on the site plan). 9) BUILDING ELEVATIONS a) All houses in the subject planned development shall be subject to review and approval by the Planning and Development Department in accordance with these conditions. b) Residential units shall be oriented to the street and shall incorporate elements such as front porches and fenestration patterns, which will promote and facilitate "eyes on the street" as well as minimize a garage dominated streetscape. i) Floor plans for proposed residential units shall be developed with consideration as to the types of interior living spaces that will be located toward 'the front of dwellings in accordance with the abovementioned condition. c) Clearly identify all condensing units, air conditioning and heating units on the site and elevation plans. Roof mounted mechanical equipment shall be recessed and shall not be visible from the public right-of-way (or private street) or shall be placed on the ground outside of the required yards. Conditions of Approval Conditional Use Permit Application No. C-07-270 November 14, 2007 Page 12 d) Pursuant to Policy numbers C-20-f, C-21-a, C-21-b and C-21-c of the 2025 Fresno General Plan, all proposed buildings shall include design features and decorative treatments. Visible sides of buildings shall not be developed with featureless "blank" walls. This may be accomplished by varying the building footprint with indentations, projections, offsets, different building materials, or adding polyfoam with a stucco finish to add visual interest and to break up monotonous walls. Submit elevations inclusive of modifications for review and approval. i) Garage doors with decorative features (which may include windows) shall be provided for each dwelling on all lots within the subdivision. ii) Where proposed, attic vents shall be decorative; consistent with the style and character of each home. iii) The rear and side elevations of all proposed main buildings exceeding one story in height shall incorporate design elements and character defining features consistent with those proposed for the front or fagade elevations of the respective home plan. • NOTE: Proposed elevations for main buildings exceeding one-story in height, which are visible from a street right-of-way, shall be submitted to the City of Fresno Planning Division for review and approval prior to issuance of building permits. PART E - CITY AND OTHER SERVICES TRANS PORTATION/TRAFFIC PLANNING REQUIREMENTS a. Comply with all of the requirements of the attached Public Works Department, Engineering Division memorandum dated October 25, 2007 and any requirements noted on Exhibit "A," dated September 12, 2007. SOLID WASTE COLLECTION b. Comply with all of the requirements of the attached Department of Public Utilities, Solid Waste Management memorandum dated October 25, 2007. FIRE PROTECTION REQUIREMENTS c. Comply with all of the requirements of the attached City of Fresno Fire Department memorandums dated October 11, 2007. STREET TREES, BUFFER, PARKWAY AND MEDIAN ISLAND LANDSCAPING d. Comply with all of the requirements of the attached Department of Public Works Division memorandum dated October 08, 2007. FLOOD CONTROL REQUIREMENTS e. Comply with all of the requirements of the attached Fresno Metropolitan Flood Control Conditions of Approval Conditional Use Permit Application No. C-07-270 November 14, 2007 Page 13 District memorandum dated November 01, 2007. PUBLIC UTILITIES REQUIREMENTS f. Comply with all of the requirements of the attached Department of Public Utilities, Planning and Engineering Division and Water Division memorandums dated October 25, 2007 and October 04, 2007 respectively. SAN JOAQUIN VALLEY AIR POLLUTION CONTROL DISTRICT g. Comply with all of the requirements of the attached San Joaquin Valley Air Pollution Control District memorandum dated October 05, 2007. DEPARTMENT OF TRANSPORTATION (CALTRANS) h. Attached for your records and consideration is the State of California Department of Transportation (Caltrans) memorandum dated October 15, 2007. COUNTY OF FRESNO i. Comply with all of the requirements of the attached Standard County Conditions of Approval and all of the requirements of the attached County of Fresno Department of Public Works and Planning memorandum dated October 25, 2007. FRESNO IRRIGATION DISTRICT j. The developer/subdivider shall comply with all of the requirements of the attached Fresno Irrigation District (FID) memorandum dated February 12, 2007. SCHOOL FEES k. School fees must be paid prior to issuance of building permits. (Contact Clovis Unified School District.) Provide proof of payment (or no fee required) prior to issuance of building permits. Attached for your records and consideration is the Clovis Unified School District memorandum dated October 15, 2007. 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 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 (photographs may be submitted for drawings). 2) If archaeological and/or animal fossil material is encountered during project surveying, grading, excavating, or construction, work shall stop immediately. 3) If there are suspected human remains, the Fresno County Coroner shall be immediately Conditions of Approval Conditional Use Permit Application No. C-07-270 November 14, 2007 Page 14 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. 4) 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. All discretionary conditions of approval will ultimately be deemed mandatory unless appealed in writing to the Planning and Development Department Director within 15 days. - - - - - - - - - - - - - - - - - - - - - - - - - - - - City of cr21ell-Ik! DATE: October 25, 2007 TO: Will Tackett Development Department, Planning Division THROUGH: Bryan D. Jones, T.E., Traffic Engineering Manager Public Works Department, Engineering Division FROM: Louise Gilio, Traffic Planning Supervisor Public Works Department, Engineering Division SUBJECT: Public Works Conditions of Approval TT 5901, R-07-065, C-07-270 (Locan between Shields and Dakota) Bonadelle Homes, Inc. / ingels-Braun & Associates 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 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. If the subdivider seeks to dedicate to the City, in fee, an outlot for open space purposes, subdivider shall pay all costs and fees associated with the City environmentally assessing the outlot to insure that it is free of toxic or hazardous materials pursuant to the requirements of City Administrative Order 8-1, including, but not limited to, performing a Phase I environmental assessment. The environmental assessment shall be completed and all fees and costs for said environmental assessment shall be paid to the City prior to subdivider's submittal of the Final Map for City approval. Frontage Improvement Requirements: Major Streets: Locan Avenue: Collector 1. Dedicate 47' of property, from section line, for public street purposes within the limits of this subdivision to meet the current City of Fresno Collector Standards. Page 1 of 3 TATRAFFIC ENGINEERING\Traffic Planning\Tract Maps\CONDITIONS OF APPROVAL FOR TRACT MAPS\T-5901 Locan btwn Shields& Dakota.doc 2. Construct concrete curb, gutter and sidewalk to Public Works Standard P-5. The curb shall be constructed to a 10' residential pattern. Construct a 6' residential sidewalk per Exhibit "D". A 2' Pedestrian Easement is required. Identify on 'the map. 3. Construct 20' of permanent paving (measured from face of curb) within the limits of this sub- division. 4. Construct an underground street lighting system to Public Works Standard E-1 within the limits of this subdivision. Spacing and design shall conform to Public Works Standard E-8 for Collector Streets. 5. Relinquish direct vehicular access rights to Locan Avenue from all lots within this subdivision. Interior/Local Streets: Dedicate, design and construct all curb, gutter, sidewalk, (both sides), permanent paving, cul-de-sacs, easements and underground street lighting systems on all interior local streets to Public Works Standards.*All driveways shall be constructed to Public Works Standards API-8 and P-4. Sidewalk patterns shall comply with Public Works API-2 Standards for 50' streets. 1. Design local streets with a minimum of 250' radius. 2. A 52' transition is required from the proposed 60' right of way entrances to the 50' right of way streets. 3. Design all cul-de-sacs per Public Works Standard API-10. 4. Any temporary dead-end streets created by this subdivision shall be properly barricaded in accordance with the Public Works Standard P-44. 5. Street lengths exceeding 800' and four way intersections require traffic calming measures. Provide permanent traffic circles at the following locations per Exhibits "F" and "G": Identify and provide cross sections on the map. No parking is allowed adjacent to the circles. a. Ramona at approximately outlot B. b. Robinson at approximately outlot D. 6. Pedestrian Easements: Identify all pedestrian easements on the map. Local Streets constructed ,lk to API-1 and /or API-2 with a driveway approach shall require a 1' pedestrian easement. Paseo: Redesign to provide a 23' minimum public pedestrian easement. Revise plan to show 18' minimum from the proposed garage door to the back of walk. 9. Entries: Dedicate 60' of street right of way and construct concrete medians at the entrance located at Locan Avenue at Ramona: (7' residential pattern - 18' travel lane-10' median - 18' travel lane-7' residential pattern). Provide the cross section on the map and identify required medians on the map prior to the Planning Commission Hearing. No parking is allowed within the limits of the proposed median. Specific Mitigation Requirements: Required General Tract Map Revisions: The engineer shall provide the required content and form as outlined below on the tentative tract map, prior to scheduling a meeting with the Planning Commission. Reference Fresno Municipal Code (FMC) Section 12-1004: 1. Traffic Impact Study: This tract will generate 118 a.m. / 159 p.m. peak hour trips; therefore, a Traffic Impact Study (TIS) is required. Comply with the mitigation measure requirements of the Traffic Engineering Manager once completed. (TIS submitted 10-10-07) 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. Garland Avenue: If not existing, dedicate and construct full offsite improvements on the north side and dedicate 13' of right of way and construct a 12' travel lane with a 6" asphalt concrete dike on the south side. 3. Private Irrigation Pipe: If not abandoned, the developer shall enter into an agreement with owner of the private canal providing for piping the canal and submit an executed copy of the agreement or commitment letter from the owner of the private canal to the Planning and Development Page 2of3 TATRAFFIC ENGINEERING\Traffic Planning\Tract Maps\CONDITIONS OF APPROVAL FOR TRACT MAPS\T-5901 Locan btwn Shields& Dakota.doc across city streets shall be rubber gasketed reinforced concrete pipe (RGRCP) constructed perpendicular to the street. Submit engineered plans to Public Works Department, Engineering Division for review and approval. . Identify the proposed easement and provide a final cross sectional detail on the map. Traffic Signal Mitiqation Impact (TSMI) Fee: This project shall pay the current 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 for single family units (fee rate as shown in the Master Fee Schedule). Fresno Major Street Impact (FMSI) Fee : This Map is in the New Growth Area; therefore pay all applicable growth area fees and City-wide regional street impact fees. 1. The intersection of Armstrong and Shields 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 2. The intersection of Shields and Fowler 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. (duplicate condition) 3. The intersection of Shields and Temperance 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. (duplicate condition) Fresno Maior Street Impact (FMSI) Requirements: Locan Avenue: Collector 1. Dedicate and construct (2) 17' center section travel lanes and a 12' center two-way left turn lane within the limits of this subdivision and continue south to the northerly limit of T-5237. Stripe 250' left turn pockets at all major intersections. Dedication shall be sufficient to accommodate additional paving and any other grading or transitions as necessary based on a 45 MPH design speed. State of California Department of Transportation (Caltrans) Fees: Applicant shall pay fair share contribution as determined by the State of California Department of Transportation (Caltrans) to be collected by the City of Fresno Public Works Department Traffic Engineering prior to a Final Map. Page 3of3 TATRAFFIC ENGINEERING\Traffic Planning\Tract Maps\CONDITIONS OF APPROVAL FOR TRACT MAPS\T-5901 Locan btwn Shields& Dakota.doc 10' 2' PED. EASEMENT j5ff6' Sidewalk 5 RESIDENTIAL SIDEWALK PATTERN REF. & REV. CITY OF FRESNO ON MAJOR STREETS EXHIBIT "D" RESIDENTIAL TRAFFIC CIRCLE 50'RIGHT OF WAY SCALE.1'•40' NOTES 1.SPLITTER ISLAND ARE ' PAINT ONLY TO ALLOW MANEUVERABILITY FOR LARGERVEHICLES. ii it �I it I 2.SIGNING.STRIPING,AND 5a TRAFFIC CIRCLE - I LANDSCAPING SHALL BE REVIEWED BY THE TRAFFIC i ENGINEERING MANAGER. Y 3.GARBAGE CAN COVENANT I j REQUIRED. I InIy 4.THIS EXHIBIT DEFINES ONLY THE MINIMUM REQUIREMENTS VVVV Il FOR THIS DESIGN OF A TRAFFIC I CIRCLE. SIEENOTE N .i 10' 5.ANY ALTERATIONS OR ALTERNATE TRAFFIC CIRLCE i I DESIGNS MUST BE SUBMITTED I I { f NO PARKING TO THE TRAFFIC ENGINEERING I f. MANAGER FOR APPROVAL. '. +--- "-' --- — J R=2a i 34' y1 i R-20' 56'—� as�1 i 14' - R10. 14' � I 50' 38' I 58' Csw, �• SEE NO ALO.1 �� SEENOT NO.1 SEE NOTE NO.J - - SEE NOTE NO, I I 60' 6a 1 SECTION A-A CURB DETAIL NOT TO SCALE Y B•HIGH VERTICAL CURB B' 6.S REINFORCED CONCRETE APRON 39' T 18' �� — ��' 'I-•" i �-i 4.0% - - 1, i (�,1 i Hyl j r: a ;iiia:-•-,'i:%•:.-!'/ 8, 7N4 AT f O.C. N AT 11 O.C. 2 AT OUTSIDE RADIUS 1B' CONCRETE CURB REF. & REV CITY OF FRESNO TRAFFIC CIRCLE EXHIBIT "F" FEB. 5, 2007 RESIDENTIAL TRAFFIC CIRCLE NOTES WRIGHT OF WAY I SPLITTER ISLAND ARE SCALE:,•-40' PAINT ONLY TO ALLOW MANEUVERABILITY FOR LARGERVEHICLES. 50 I 2.SIGNING,STRIPING,AND 36' TRAFFIC CIRCLE LANDSCAPING SHALL BE REVIEWED BY THE TRAFFIC ± ' ENGINEERING MANAGER { ' 3.THIS.EAHIBIT DEFINES ONLY 1 THE MINIMUM REQUIREMENTS FOR THIS DESIGN OF A TRAFFIC CIRCLE- I i 4.ANY ALTERATIONS OR ALTERNATE TRAFFIC CIRLCE DESIGNS MUST 8E SUBMITTED 'I '-0 TO THE TRAFFIC ENGINEERING NO PARKING MANAGER FOR APPROVAL. I 65, SEE 3 65 SEE NOTE P 0.1 1 p•j 46 I I,• � I 77 1B' R=16' �i SEE NOTE NO.I t:p SO 36' C� 1a�Y 4C>' I -f"• I\-SEENOTENO.I i It ISEENOTEN .1 I ,B' Ir4 j SECTION A-A CURB DETAIL B"HIGH VERTICAL CURB S" NOT TO SCALE 45 REINFORCED CONCRETE APRON iL�i —�•i-a i +"T ' R=1" S 4.0% }• _ if` f } _.--1-�'r'-III I I�I 2.0%H- 4 -- T :f _ s• s• AT 24"O.C. AT 12'..C- ,B' AT OUTSIDE RADIUS CONCRETE CURB REF. & REV CITY OF FRESNO TRAFFIC CIRCLE EXHIBIT "G" FEB. 5, 2007 City of l'met.'�i��iiG DEPARTMENT OF PUBLIC UTILITIES October 25, 2007 TO: Joann Zuniga, Management Analyst H Development Department, Planning Division THROUGH: Robert Weakley, Chief of Operations Department of Public Utilities, Solid Wase Division FROM: Chris Weibert, Management Analyst II Department of Public Utilities, Administration SUBJECT: TT 5901/UGM, Solid Waste Conditions of Approval Location: West side of North Locan Avenue between East Shields and East Dakota Avenues The Department of Public Utilities, Solid Waste Division has completed a review of the Vesting Tentative Tract Map 5901/UGM that was submitted by Ingels-Braun & Associates, on behalf of BN 5312 LP. The following requirements and conditions are to be placed on this vesting tentative tract map as a condition of approval by the Department of Public Utilities. General Reauirements: • Tract 5901 will be serviced as Single Family Residential properties with Basic Container Service. Property owners will receive 3 containers to be used as follows: 1 Gray container for solid waste, 1 Green container for green waste and 1 Blue container for recyclable material. • The owners, lessees or other tenants of the residential dwellings on service day, before 5:30 a.m., shall place their solid waste containers at the edge of the curb approximately 4 feet apart and shall not block any vehicle accesses, nor be placed within any traffic circle, in accordance with the City of Fresno's Solid Waste Management Division Standards. • Per Municipal Code, Section 9-404 Solid Waste Disposal Regulations, Section C,10. No solid waste container nor residential rubbish shall be allowed to remain at the curbline after 8:00 p.m. on the collection day. • Per Municipal Code, Section 9-405 Solid Waste, Recycling and Green Waste Regulations, Section 10, I. No material container shall be stored in the front yard or side yard on a street as said yards are described in Chapter 12, Articles 2 and 3 of this Code, unless the container is screened from view from the street in accordance with that article of the Code. Page I of 2 Conditions Of Approval TT5901.Doc Covenant Requirements: Lots at an entrance need to place their containers at an alternate location so the Solid Waste vehicle clears the entrance and does not remain partially out on the main road when servicing the residence: • Lot 84 on East Ramona Avenue shall place their containers on the north side of Lot 1 by 5:30 a.m. on solid waste service days. • Lot 49 on East Garland Avenue shall place their containers on the north side of Lot 1 of Tract 5312 by 5:30 a.m. on solid waste service days. Lots that are part of a traffic circle need to place their containers at an alternate location: • Lot 71 on East Ramona Way shall place their containers on the west side of Outlot C by 5:30 a.m. on solid waste service days. • Lot 72 on East Ramona Way shall place their containers on the east side of Outlot C by 5:30 a.m. on solid waste service days. • Lot 16 on East Robinson Avenue shall place their containers on the west side of Lot 158 by 5:30 a.m. on solid waste service days. • Lot 17 on East Robinson Avenue shall place their containers on the east side of Lot 109 by 5:30 a.m. on solid waste service days. Page 2 of 2 Conditions Of Approval TT5901.Doc Randy R. Bruegman 1 Fire Chief a� v 450"M"Street Fresno, California 93721-3083 (559) 621-4000 FAX (559) 498-4261 I R www.fresno.gov Date 10-11-07 TO: Will Tackett, Planner Ili Development Department, Planner L FROM: Mike Schmidt, Supervising Fire Prevention Inspector Fire Prevention Bureau SUBJECT: Vesting Tentative Tract No. 5901 The Fire Department has completed a review of the Vesting Tentative Tract Map 5901 which was submitted by Ingels-Braun & Associates. The following requirements and conditions are to be placed on this vesting tentative tract map as a condition of approval by the Fire Department. General Requirements: This project is within 3 miles of Clovis Fire Station No. 34 This project is subject to city wide fire service fees. Provide residential hydrants and fire flows per Public Works standards with two sources of water. Access is acceptable as shown. Note: Phasing of tract will require re-review for access requirements. 'To protect and put service above all else." City of o n I e aril, ff� io w 100 FIRE DEPARTMENT Date: October 11, 2007 To: Will Tackett, Planner III Planning and Development Department From: MIKE SCHMIDT, Supervising Fire Prevention Inspector Fire Department, Fire Prevention & Investigative Services Subject: T-5901-UGM, R-07-065, C-07-270, a 158-lot single-family residential planned development project, rezoning from R-1-UGM and R-2-UGM, on 20 acres located on the west side of North Locan Avenue between East Shields and East Dakota Avenue alignment. Hydrants Public streets hydrant(s)must be installed. Coordinate street hydrant locations with Public Works. City of PUBLIC WORKS DEPARTMENT DATE: August 30, 2007 TO: STEFANIE ACKER, Staff Assistant Planning and Development Department FROM: HILARY KIMBER, Parks Supervisor II Public Works Department SUBJECT: CONDITIONS FOR VESTING TENTATIVE TRACT 5901 AND COMMUNITY FACILITIES DISTRICT 1. The long term maintenance of all the items listed below is the ultimate responsibility of the owner/developer. If the Council or property owner/developer chooses not to include all of the items or certain items listed in a Community Facilities District (CFD), the property owner/developer shall be responsible for providing a mechanism approved by the City for the maintenance of such items. • Maintenance of all Landscaping and Irrigation systems as approved by the Public Works Department within the street right-of-ways (includes parkways and one half of median islands in Major Streets), landscape easements, trails and outlots associated with the subdivision. All outlots shall be dedicated to the City of Fresno for maintenance purposes and any related work required. ■ Maintenance of Sidewalks and Street Furniture as approved by the Public Works Department within the street right-of-way and the landscape easements associated with the subdivision. • Maintenance of all landscape and irrigation systems on sides and in medians, decorative concrete and pilasters included as entry treatments to the tract. • Maintenance of all local street Curbs, Gutters and Sidewalks, and Median islands as approved by the Public Works Department within the boundary of the tentative map. • Maintenance and operating costs of all Local Street Lights as approved by the Public Works Department within the boundary of the tentative map. ■ Maintenance of all Street Trees as approved by the Public Works Department within the boundary of the tentative map. 2. An Annexation Request Package shall be submitted to the Public Works Department if the owner/developer chooses to be annexed into the City's CFD for maintenance purposes to be reviewed for acceptance to process. Packages must be complete with all required information in order to be accepted. The Annexation Request Form is available on-line on the City's website (http:\www.fresno.gov) under the Public Works Department Developer Doorway. 3. Proceedings to place the Final Map into a CFD SHALL NOT commence until the Final Map has been annexed into the City of Fresno and the Final Map, Landscape and Street Construction Plans are considered to be Technically Correct. Any change affecting the Items in these conditions requires revision of this letter of conditions. If you have any questions, please call me at 621-8794 c:PW File No. 10770 DPW CFD Conditions October 8,2007 D E P A R T M E N T O F P U B L I C W 0 R K S TO: Joann Zuniga, Management Analyst III Planning Division FROM: Hilary Kimber,Parks Supervisor II (559) 621-8794) Public Works DATE: October 8, 2007 SUBJECT: Vesting Tentative Subdivision Map T-5901 (Located on the west side of N.Locan Avenue between E. Shields and E. Dakota Avenues. The Department of Public Works has reviewed the Vesting Tentative Tract Map proposed by Bonadelle Homes, Inc., on engineering plans prepared by Ingels-Braun & Associates. dated September 1 L 2007. The Department of Public Works offers the following comments regarding the requirements for landscaping and irrigation in street right-of-ways, landscape easements, trails, outlots and Median Islands. GENERAL REQUIREMENTS STREET TREE REQUIREMENTS 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. Because Fresno Irrigation District has an irrigation canal(Gow #99)located in the easement on the west side of Locan Avenue,the street trees in this parkstrip and buffer location are waived. 2. Street Tree PIanting by Developer:For those lots having internal street tree frontage available for street tree planting, the developer shall plant one tree for each 60'of street frontage, or one tree per lot having street frontage, whichever is greater. Tree planting shall be within a 10' Planting and Utility Easement. a. Street tree inspection fees shall be collected for each 60'of public street frontage or one tree per lot whichever is greater. b. Street trees shall be planted in accordance with the City of Fresno,Department of Public Works "Standard Specifications." c. Landscape plans for all public use areas, such as parkways, buffers, medians and trails, shall be reviewed and approved by the Department of Public Works, Engineering Services. A street tree planting permit shall be required for all residential street tree planting. d. Performance and payment securities, paid with final map, will be released when all landscaping installed on public and/or city controlled property is in conformance with the Specifications of the City of Fresno. e. Upon acceptance of the required work, warranty security shall be furnished to or retained by the city for guaranty and warranty of the work for a period of ninety days following acceptance. BUFFER LANDSCAPING& MAINTENANCE REQUIREMENTS 1. The subdivider shall provide longterm maintenance for all proposed landscaped areas by either petitioning for annexation in the Community Facilities District or by forming a Home Owner's Association. 2. Maintenance Service Through Annexation into the Community Facilities District. Landscape and Irrigation plans are required and shall be submitted to the Department of Public Works for review and approval prior to a Council approval of the final map. Plans shall be numbered to conform to and be included in the Department of Public Works street construction plan set for the final map. Fees are applicable when the subdivider elects to have landscaping maintained by annexing into the City's Community Facilities District. A. Landscaping shall comply with Landscape Buffer Development Standards approved by the City Council on October 2, 1990. Landscape and irrigation plans shall comply with Sections 12-306-23 & 24 and 14-121 of the Fresno Municipal Code regarding Water Efficient Landscaping and Buffer landscaping. B. Should the proposed landscape buffers and/or parkway strips be located next to an existing buffer and/or parkway strip,the planting concept shall simulate the adjacent landscape design to present a more uniform appearance on the street. Variances in the landscape concept will be acceptable, but the design of the new landscape buffer and/or parkway strip shall strive to mimic the existing as much as possible. C. Landscape plans shall indicate grades on a cross-section detail to include fencing or wall details. All fencing shall be placed outside the landscape easement. Maximum slopes shall not exceed 4:1 with 1 foot of level ground between the slope and the back of the side walk and/or face of fence. Erosion control measures shall be implemented on all slopes of 4:1, including the use of synthetic erosion control netting in combination with ground cover species approved by the Department of Public Works/Engineering Services Division. D. The water meter(s)serving the buffer landscaping shall be sized for the anticipated service flows. E. No private flags, signs or identification of any kind shall be permitted in the right-of-way, within the City -controlled easement or on the fence or wall facing the street. F. Landscaping in the right-of-way and landscape setback adjacent to water well sites shall be the responsibility of the City of Fresno Water Division and may not be included in the CFD. MEDIAN ISLAND LANDSCAPE REQUIREMENTS 1. When median islands front onto the proposed development project,applicants shall submit Plans to the Public Works/Engineering-Services showing the location and configuration of all median islands frontinL,the proposed project. 2. The Public Works Department will review and evaluate existing median island(s)for a determination of all required improvements prior to approval of Final Map. 3. Landscape and irrigation is required on all new construction of median islands and shall be applied in accordance with the City of Fresno, Public Works Department Standards & Specifications and FMC sections 12-306-24 and 12-306-23. The Public Works Department requires all proposed median islands to be constructed with 2 foot wide colored concrete strips,flush along curb edge,in a 12 inch by 12 inch brick red slate pattern. 4. Trees shall not be planted in sections which are less than eight(S)feet wide unless approved by the Public Works Department. Sections less than eight (S) feet shall be capped with concrete as an integral part of the off site improvements, whether the median is landscaped or not. OUTLOTS I. 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. Based on the Vesting Tentative Subdivision Map there are five(5)possible open green spaces that should be labeled Oulots `A'-`E' (not `Parks')on the landscape plans. The two traffic calming devices located on E.Ramona Way and Robinson Avenue are eligible for CFD status and should be included in the landscape plans. TRAIL REQUIREMENTS I. 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.210.45 FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS PUBLIC AGENCY DEVELOPER Mr. Gil Haro, Planning Manager Bonadelle Homes Inc. Planning & Development Department 7030 N. Fruit Ave. Suite 101 City of Fresno Fresno, CA. 93711 2600 Fresno Street - Fresno, CA 93721 MAP NO. 5901 PRELIMINARY FEE(S) (See below) DRAINAGE AREA(S) " BV - DRAINAGE AREA It BV $130,783.00 DATE 11 J 1 o-7 DRAINAGE AREA It - - TOTAL FEE $130,783.00 The proposed development will generate storm runoff which produces potentially significant environmental impacts and which must be properly discharged and mitigated pursuant to the California Environmental Quality Act and the National Environmental Policy Act. The O District in cooperation with the City and County has developed and adopted the Storm Drainage and Flood Control Master Plan. Compliance with and implementation of this Master Plan by this development project will satisfy the drainage related CEQA/NEPA impact of the project mitigation requirements. The proposed development shall pay drainage fees pursuant to the Drainage Fee Ordinance prior to approval of the final map at the rates in effect at the time of such approval. The fee indicated above is based on the tentative map. Contact the FMFCD project engineer prior to approval of the final map for the fee. O Considerations which may affect the fee obligation(s) or the timing or form of fee payment: j 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. sea,_u 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS Page 2 of 4 e) When the actual costs incurred in constructing Master Plan facilities exceeds the drainage fee obligation, reimbursement will be made for the excess costs from future fees collected by the District from other development. Approval of this development shall be conditioned upon compliance with these District Requirements. 1. a. Drainage from the site shall be directed to X b. Grading and drainage patterns shall be as identified on Exhibit No. 1 444 C. The grading and drainage patterns shown on the site plan conform to the adopted Storm Drainage and Flood Control Master Plan. 2. The proposed development shall construct and/or dedicate Storm Drainage and Flood Control Master Plan facilities located within the development or necessitated by any off-site improvements required by the approving agency: Developer shall construct facilities as shown on Exhibit No. I as "Master Plan Facilities to be constructed by Developer". X None required. 3. The following final improvement plans shall be submitted to the District for review prior to final development approval: X Grading Plan Storm Drain Plan X 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 d. See Exhibit No. 2. 5. The proposed development: Appears to be located within a 100 year flood prone area as designated on the latest Flood Insurance Rate Maps available to the District, necessitating appropriate floodplain management action. (See attached Floodplain Policy.) s9oi_<� 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS Page 3 of 4 Appears to be located within a 500 year flood prone area as designated on the latest Flood Insurance Rate Maps available to the District. X Does not appear to be located within a flood prone area. 6. The subject site contains a portion of a canal or pipeline that is used to manage recharge, storm water, and/or flood flows. The existing capacity must be preserved as part of site development. Additionally, site development may not interfere with the ability to operate and maintain the canal or pipeline. 7. The Federal Clean Water Act and the State General Permits for Storm Water Discharges Associated with Construction and Industrial Activities (State General Permits) require developers of construction projects disturbing one or more acres, and discharges associated with industrial activity not otherwise exempt from National Pollutant Discharge Elimination System (NPDES) permitting, to implement controls to reduce pollutants, prohibit the discharge of waters other than storm water to the municipal storm drain system, and meet water quality standards. These requirements apply both to pollutants generated during construction, and to those which may be generated by operations at the development after construction. O ■ a• State General Permit for Storm Water Discharges Associated with Construction Activities, approved August 1999, (modified December 2002.) A State General Construction Permit is required for all clearing, grading, and disturbances to the ground that result in soil disturbance of at least one acre (or less than one acre if part of a 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 O Control Board (State Board), develop and implement a storm water pollution prevention plan, eliminate non-storm water discharges, conduct routine site inspections, train employees in permit compliance, and complete an annual certification of compliance. b. State General Permit for Storm Water Discharges Associated with Industrial Activities, April, 1997 (available at the District Office.) A State General Industrial Permit is required for specific types of industries described in the NPDES regulations or by Standard Industrial Classification (SIC) code. The following categories of industries are generally required to secure an industrial permit. manufacturing; trucking; recycling; and waste and hazardous waste management. Specific exemptions exist for manufacturing activities which occur entirely indoors. Permittees are required to: submit a Notice of Intent to be covered and must pay a permit fee to the State Water Resources Control Board, develop and implement a storm water pollution prevention plan, eliminate non-storm water discharges, conduct routine site inspections, train employees in permit compliance, sample storm water runoff and test it for pollutant indicators, and annually submit a report to the State Board. 5901.A, 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS Page 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. g. A requirement of the District may be appealed by filing a written notice of appeal with the Secretary of the District within ten days of the date of this Notice of Requirements. 9. The District reserves the right to modify, reduce or add to these requirements, or revise fees, as necessary to accommodate changes made in the proposed development by the developer or requirements made by other agencies. 10. X See Exhibit No. 2 for additional comments, recommendations and requirements. era d E. Laeman, Projec ngineer: GaryChapman District Engineer C: Ingels-Braun & Associates 5499 E. Hedges Ave. Fresno, CA. 93727 5901.ais 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document NOTE: THIS DRAWING IS SCHEMATIC, DISTANCES ARE APPROXIMATE. I ------------ -------------------------------------- -ll I I LUI EAST RAMONA WAY _ �i wi: TRACT CUP 2007 ; ; a ai 5901 j Z1. W; - - - - - - - gym; ; Q`-- - -270 - - - JZf IVI I Z! STREET "C" ' = STREET "C" Z : 101 w Icy— < 1 I I — ---------- — — I— ► 1 — — — — — — I OI � � i i LLI w� - W Of Z r� EAST ROBINSON AVENUE 0; I I Z: I \ I I I I I � I }}I. Z — — — — — — — — ------- — --------------------- >� T m --- " ------------------------------------------ �i LEGEND Optional Street to allow for Bi-Directional Flow to Master Plan Inlet ®-————- Optional Non-Master Plan Facilities Extension as an Alternative to the Optional Street --- Direction Of Drainage ❑— — — Existing Master Plan Facilities SCALE 1"=200' ————__ Inlet Boundary Drainage Area Boundary TRACT 5901 CUP 2007-270 DRAINAGE AREA:'TV" EXHIBIT NO. 1 FRESNO METROPOLITAN FLOOD CONTROL DISTRICT ONWN 9V, 9VP neTvl""m� OTHER REQUIREMENTS EXHIBIT NO. 2 The District recommends a street to the south between Leanna Avenue and Street "A". The street should be located somewhere in the vicinity of lots 10, 11, 12,41,42,or 43. The street is necessary to convey storm water to the inlet located on Garland Avenue from two directions, as shown on Exhibit No. 1, rather than allowing all of the surface runoff to enter the inlet from the west side of Tract 5901. The bi-directional flow is necessary as to not overflow the gutter capacity at the northeast corner of Garland and Hornet Avenues during storm events. An option to the placement of a street to the south would be a non-Master Plan pipe extension and inlets into Robinson Avenue, as shown on Exhibit No. 1. The District's existing Master Plan drainage system is designed to serve medium density residential uses and the existing Master Plan storm drainage facilities do not have capacity to serve the proposed medium-high density land use. The developer shall be required to mitigate the impacts of the increased runoff from the proposed medium-high density land use to a rate that would be expected if developed to medium density residential. The developer may either make improvements to the existing pipeline system to provide additional capacity or may use some type of permanent peak reducing facility in order to eliminate adverse impacts on the existing system. Implementation of the mitigation measures may be deferred until the time of development. Should the developer choose to construct a permanent peak-reducing facility, such a system would be required to reduce runoff from a ten-year storm produced by a commercial density development, to a two-year discharge, which would be produced by the property if developed medium density residential. Contact the District as early as possible to review the proposed mitigation process. Refer to letter for Rezone 2007-065 for further information. Development No. Tract 5901 K:\PcrmaMExhibit2\Tracts\590 I.doc(gc) City of PUBLIC WORKS DEPARTMENT DATE: August 30, 2007 TO: STEFANIE ACKER, Staff Assistant Planning and Development Department FROM: HILARY KIMBER, Parks Supervisor II Public Works Department SUBJECT: CONDII-IONS FOR VESTING TENTATIVE TRACT 5901 AND COMMUNITY FACILITIES DISTRICT 1. The long term maintenance of all the items listed below is the ultimate responsibility of the owner/developer. If the Council or property owner/developer chooses not to include all of the items or certain items listed in a Community Facilities District (CFD), the property owner/developer shall be responsible for providing a mechanism approved by the City for the maintenance of such items. • Maintenance of all Landscaping and Irrigation systems as approved by the Public Works Department within the street right-of-ways (includes parkways and one half of median islands in Major Streets), landscape easements, trails and outlots associated with the subdivision. All outlots shall be dedicated to the City of Fresno for maintenance purposes and any related work required. ■ Maintenance of Sidewalks and Street Furniture as approved by the Public Works Department within the street right-of-way and the landscape easements associated with the subdivision. • Maintenance of all landscape and irrigation systems on sides and in medians, decorative concrete and pilasters included as entry treatments to the tract. • Maintenance of all local street Curbs, Gutters and Sidewalks, and Median islands as approved by the Public Works Department within the boundary of the tentative map. ■ Maintenance and operating costs of all Local Street Lights as approved by the Public Works Department within the boundary of the tentative map. ■ Maintenance of all Street Trees as approved by the Public Works Department within the boundary of the tentative map. 2. An Annexation Request Package shall be submitted to the Public Works Department if the owner/developer chooses to be annexed into the City's CFD for maintenance purposes to be reviewed for acceptance to process. Packages must be complete with all required information in order to be accepted. The Annexation Request Form is available on-line on the City's website (http:\www.fresno.gov) under the Public Works Department Developer Doorway. 3. Proceedings to place the Final Map into a CFD SHALL NOT commence until the Final Map has been annexed into the City of Fresno and the Final Map, Landscape and Street Construction Plans are considered to be Technically Correct. Any change affecting the Items in these conditions requires revision of this letter of conditions. If you have any questions, please call me at 621-8794 c: PW File No. 10770 DPW CFD Conditions August 30,2007 City of I DEPARTMENT OF PUBLIC UTILITIES Date: October 25, 2007 To: WILL TACKETT, Planning and Development Department From: DOUG HECKER, Supervising Engineering Technician Oq Public Utilities Department, Planning and Engineering Division Subject: SANITARY SEWER REQUIREMENTS FOR VESTING TENTATIVE TRACT 59011UGM, REZONING APPLICATION NO. R-07-65 AND CONDITIONAL USE PERMIT C-07-270. General Vesting Tentative Tract Map No. 59011UGM, R-07-65 and C-07-270 propose a 158-lot single-family residential planned development project, rezoning from R-11UGM and R-21UGM on 20 acres located on the west side of North Locan Avenue between East Shields and the East Dakota Avenue alignment. Sanitary Sewer Service The City of Fresno currently does not own capacity in the Fowler Avenue Trunk Sewer line north of Tulare Avenue; however, the City of Fresno has negotiated a temporary exchange and interim use of capacity owned by the City of Clovis in the Fowler Avenue Trunk Sewer. This exchange of capacity is conditioned upon Fresno replacing Clovis' capacity with capacity in future facilities agreeable to Clovis and at a cost yet to be determined. Whereas, the necessary and appropriate fees for future replacement of Clovis' Fowler Avenue Trunk Sewer capacity have not been established and adopted by the City Council; the Developer in-lieu of constructing separate sanitary sewer facilities that would otherwise be required of this project (to provide for collection and conveyance of sanitary s9wage discharged from the project to an approved point of discharge to the Sewer System located south of Tulare Avenue) shall provide payment of an "Interim Fee Surety" in the amount of$574 per living unit or living unit equivalent for the impending fees. Said"Interim Fee Surety"may be deferred through a Fee Deferral Agreement to the issuance of a building permit/occupancy. Following adoption of a fee established for replacement of Clovis' capacity in the Fowler Avenue Trunk Sewer by the City Council, "Interim Fee Sureties"provided by the Developer shall be applied to the established fee and any amounts in excess shall be refunded. Sanitary Sewer Service The nearest sanitary sewer main to serve the proposed project is a 10-inch main located in North Locan Avenue. The following sewer improvements shall be required prior to providing City sewer service to the project: 1. Extension of a 10-inch and an 8-inch sewer main in North Locan Avenue from East Shields Avenue north across the parcel frontage. 2. Sanitary sewer mains shall be extended within the proposed tract to provide sewer service to each lot created. 3. Separate sewer house branches shall be required for each lot created. 4. Abandon all existing on-site private sewer septic systems in accordance with City standards, specifications, and policies. 5. All public sewer facilities shall be constructed in accordance with Department of Public Works standards, specifications, and policies. 6. All underground street utilities shall be installed prior to permanent street,paving. 7. Street easements and/or deeds shall be recorded prior to approval of improvement plans. 8. Engineered improvement plans prepared to City Standards by a Registered Civil Engineer are required for proposed additions to the sanitary sewer system. Sanitary Sewer Fees The following Sewer Connection Charges are due and shall be paid for the Project: 1. Lateral Sewer Charge. 2. Oversize Sewer Charge. 3. Trunk Sewer Area: Fowler 4. Sewer Facility Charge (Residential Only). City of WA TER DIVISION Date: October 4, 2007 To: DOUG HECKER, Supervising Engineering Technician Department of Public Utilities, Administration From: MICHAEL CARBAJAL, Supervising Engineering Technician Department of Public Utilities, Water Division Subject: WATER REQUIREMENTS FOR TENTATIVE TRACT NO. 5901/UGM The following conditions are required to provide water service to the tract. 1. Construct a 14-inch transmission grid water main (including installation of City fire hydrants) in North Locan Avenue extending the existing 14-inch water main north of East Shields Avenue across the frontage of the tract. 2. Construct a water supply well(s) on a site(s) dedicated to the City of Fresno. The well(s) shall be capable of producing a total of 800 gallons per minute. Well sites shall be of a size and at a location acceptable to the Water Systems Manager. The cost of acquiring the well site(s) and construction of the well(s) shall be reimbursed from the UGM Water Supply Well Service Area Fund 501s, in accordance with established UGM policies. 3. Water well construction shall include wellhead treatment facilities, if required. The cost for constructing wellhead treatment facilities shall be reimbursed from UGM Wellhead Treatment Service Area Fund 501s, in accordance with established UGM policies. 4. No occupancies will be permitted prior to the satisfaction of the water supply requirement. 5. Separate water services with meters shall be provided to each lot created. 6. Two independent sources of water, meeting Federal and State Drinking Water Act Standards, are required to serve the tract including any subsequent phases thereof. The two-source requirement may be accomplished through a combination of water main extensions, construction of supply wells, or other acceptable sources of water supply approved by the Water Systems Manager. 7. All public water facilities shall be constructed in accordance with Public Works Department standards, specifications, and policies. 8. Seal and abandon existing on-site well(s) in compliance with the State of California Well Standards, Bulletin 74-90 or current revisions issued by California Department of Water Resources and City of Fresno standards. TAPROJM\MEC\Conditions of Approval\5901 100407.doc - - - - - - - _ - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - FRESNO METROPOLITAN FLOOD CONTROL DISTRICT File 210.414 "BV" November 1, 2007 Ms. Joann Zuniga, Management Analyst II City of Fresno, Planning & Development Department 2600 Fresno Street, Third Floor Fresno, CA 93721 Dear Ms. Zuniga, Rezone 2007-065 Drainage Area BV" The proposed rezone lies within the District's Drainage Area"BV". The District has reviewed the land use changes proposed through the subject Rezone 2007-065. The District's system cannot accommodate the proposed rezone in this drainage area. The District's existing Master Plan drainage system is designed for medium density residential land use and the existing Master Plan storm drainage facilities do not have the capacity to serve the proposed medium-high density residential land use. The developer will be required to mitigate the impacts of the increased runoff from the proposed medium-high density residential land use to a rate that would be expected if developed to a medium density residential land use. The developer may either make improvements to the existing pipeline system to provide additional capacity or may use some type of permanent peak reducing facility in order to eliminate adverse impacts on the existing system. Implementation of the mitigation measures may be deferred until the time of development. Should the developer choose to construct a permanent peak reducing facility, such a system would be required to reduce runoff from a ten-year storm produced by the medium-high density residential land use development to a two-year discharge, which would be produced by the property if developed at a medium density residential land use. The developer will be required to submit improvement plans to the District for review and approval showing the proposed method of mitigation prior to implementation. Should you have any questions concerning this matter, please feel free to contact the District. Sincerely, Aal Gary Chapman Engineer Technician I GC/nl KARezone letters\frAAPPZeg -c 6 bv).WkESNO, CA 93727 - (559)456-3292 - FAX(.559)456-3194 San Joaquin Valley AIR POLLUTION CONTROL DISTRICT October 5, 2007 Joann Zuniga City of Fresno Development Department 2600 Fresno Street Fresno, CA 93721-3604 Project: T-5901, R-07-65, and C-07-270 Subject: CEQA comments regarding the construction of 158 single family residences. District Reference No: 200701485 Dear Ms. Zuniga: The San Joaquin Valley Unified Air Pollution Control District (District) has reviewed the project referenced above and offers the following comments: The San Joaquin Valley Air Basin is currently designated as serious non-attainment for Ozone and non-attainment (no classification) for PM2.5. On October 30, 2006, the US EPA found that the San Joaquin Valley had attained the PM10 standard. The US EPA based its determination upon monitoring data demonstrating that the ambient air quality had met the requirements for attainment. The US EPA's finding does not change the District's classification as a serious PM10 non-attainment to attainment area. However, re-designation from serious non-attainment to attainment requires additional documentation and will occur at some future date. Findings of Significance This project would contribute to the overall decline in air quality due to construction activities in preparation of the site, and ongoing traffic and other operational emissions. Based on the information provided, the District expects that the project would not exceed the District's Thresholds of Significance for ozone precursors of 10 tons per year of reactive organic gases (ROG) and oxides of nitrogen (NOx). However, the increase in emissions from this project,. and others like it, cumulatively .reduce the a-ir quality in the Seyed Sadredin Executive Director/Air Pollution Control Officer Northern Region Central Region(Main Office) Southern Region 4800 Enterprise Way 1990 E.Gettysburg Avenue 2700 M Street,Suite 275 Modesto,CA 95356-8718 Fresno,CA 93726-0244 Bakersfield,CA 93301-2373 Tel:(2091557-6400 FAX:(209)557-6475 Tel:(559►230-6000 FAX:1559)230-6061 Tel:(661)326-6900 FAX.(661)326-6985 www.valleyair.org Ms. Zuniga Page 2 of 3 T-5901, R-07-65, and C-07-270 San Joaquin Valley. A concerted effort should be made to reduce project-related emissions as outlined below: Applicable District Rules Based on the information provided, the proposed project will be subject to the District rules identified below. These rules have been adopted by the District to reduce emissions throughout the San Joaquin Valley, and are required. This project may be subject to additional District Rules not enumerated below. To identify additional rules or regulations that apply to this project, or for further information, the applicant is strongly encouraged to contact the District's Small Business Assistance Office at (559) 230-5888. Current District rules can be found at www.valle\/air.org/rules/1 ruleslist.htm. Regulation VIII (Fugitive PM10 Prohibitions) Rules 8011-8081 are designed to reduce PM10 emissions (predominantly dust/dirt) generated by human activity, including construction and demolition activities, road construction, bulk materials storage, paved and unpaved roads, carryout and track out, landfill operations, etc. The District's compliance assistance bulletin for construction sites can be found at www.valleyair.org/busind/comply/PM10/Req VIII CAB.pdf. If a residential project is 10 or more acres in area or the project will include moving, depositing, or relocating more than 2,500 cubic yards per day of bulk materials on at least three days, a Dust Control Plan must be submitted as specified in Section 6.3.1 of Rule 8021 . Construction activities shall not commence until the District has approved the Dust Control Plan. A template of the District's Dust Control Plan is available at www.vallevair.org/busind/comply/PM10/forms/DCP-Form.doc Rule 4102 (Nuisance) This rule applies to any source operation that emits or may emit air contaminants or other materials. In the event that the project or construction of the project creates a public nuisance, it could be in violation and be subject to District enforcement action. Rule 4601 (Architectural Coatings) This rule limits volatile organic compounds from architectural coatings by specifying architectural coatings storage, clean up and labeling requirements and applies to any person who supplies, sells, offers for saie, applies, or solicits the application of any architectural coating. Rule 4641 (Cutback, Slow Cure, and Emulsified Asphalt, Paving and Maintenance Operations) If asphalt paving will be used, then paving operations of this project will be subject to Rule 4641. This rule applies to the manufacture and use of cutback asphalt, slow cure asphalt and emulsified asphalt for paving and maintenance operations. Rule 4901 (Wood Burning Fireplaces and Wood Burning Heaters) This rule limits PM10 and PM2.5 emissions from residential development. Construction plans for residential developments may be affected by section 5.3, specifically: Ms. Zuniga Page 3 of 3 T-5901, R-07-65, and C-07-270 5.3.1 — No person shall install a wood burning fireplace in a new residential development with a density greater than two (2) dwelling units per acre. 5.3.2 — No person shall install more than two (2) EPA Phase II Certified wood burning heaters per acre in any new residential development with a density equal to or greater than three (3) dwelling units per acre. 5.3.3 — No person shall install more than one (1) wood burning fireplace or wood burning heater per dwelling unit in any new residential development with a density equal to or less than two (2) dwelling units per acre. More information about Rule 4901 can be found on our website at www.valleVair.org. For compliance assistance, please contact Mr. Wayne Clarke, Air Quality Compliance Manager, at (559) 230-5968. Rule 9510 (Indirect Source Review) This rule was adopted to reduce the impacts of growth in emissions from all new development in the San joaquin Valley. Rule 9510 requires applicants subject to the rule to provide information that enables the District to quantify construction, area and operational PM10 and NOx emissions, and potentially mitigate a portion of those emissions. Rule 9510 requires construction exhaust emissions to be reduced by 20 percent for NOx and 45 percent for PM10 and operational emissions to be reduced by 33.3% for NOx and 50% for PM10 when compared to the statewide fleet average. The rule is applicable to any residential development project, which, upon full buildout is 50 dwelling units or more. An application must be filed with the District no later than concurrent with application with a local agency for the final discretionary approval. For more information and instruction, please contact the District's ISR staff by phone at (559) 230-6000 or by email at ISRCa�valleyair.org. 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 Chris Kalashian at (559) 230-6120 and provide the reference number at the top of this letter. Sincerely, David Warner M Permits Srvice Arnaud Marjollet l Permit Services Manager DW: ck cc: Bonadelle Homes Pacific Gas and Kyle Patten Phone: 559-263-5167 Land Agent E Mail kap6&pge.com Electric Company.. 650 0 Street Bag 23 Company... Fresno,CA.93760 Land Services October 2, 2007 MID Planning & Development Department OCT 0 4 2007 2600 Fresno Street Planning Division Fresno, CA 93721 Planning &Development Dept Attn: Joann Zuniga CITY OF FRESNO Dear Ms. Zuniga, Thank you for the opportunity to review the Initial Study for Tentative Tract Map No. 5901. PG&E requests that a Public Utility Easement (PUE) be incorporated within all access easement(s) as shown on said Map. If PG&E has an existing pole line facility that serves the property and the existing pole line crosses proposed property lines (and is not covered by an existing easement), it is the property owner's responsibility to provide PG&E with adequate rights-of-way. PG&E is available to assist the property owner in making the determination if an easement will be necessary. The property owner or their agent may contact the undersigned for assistance. PG&E has determined that our records show no gas or electric transmission lines in the area. Existing gas or electric facility relocations necessitated by new street improvements (which are required as conditions of a development's final acceptance by the County of Fresno) will be at the expense of the developer. 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 County of Fresno to provide timely, reliable and cost effective gas and electric service. Thank you for the opportunity to review the plans of this Tentative Tract Map. If you have any questions, please contact me at 263-5167. Sinc ely, e Patten Land Agent I. v. E Randy R. Bruegman Fire Chief 450 W"Street Fresno, California 93721-3083 1877 (559) 621-4000 FAX (559) 498-4261 FIRSwww.fresno.gov Date 8-20-07 TO: Bob Lewis, Supervising Planner Development Department, Planner FROM: Mike Schmidt, Supervising Fire Prevention Inspector Fire Prevention Bureau SUBJECT: Pre App Tentative Tract No. 5901 The Fire Department has completed a review of the Pre App Tentative Tract Map 5901 which was submitted by Ingels-Braun & Associates. The following requirements and conditions are to be placed on this vesting tentative tract map as a condition of approval by the Fire Department. General Requirements: This project is within 3 miles of Clovis Fire Station No. 34 This project is subject to city wide fire service fees. Provide residential hydrants and fire flows per Public Works standards with two sources of water. Access is acceptable as shown (with the construction of "Garland Ave" with this tract). Note: Phasing of tract will require re-review for access requirements. "To protect and put service above all else." OCT. 15.2007 4: 16PM CLOVIS UNIF SCH DIST N0.390 P.2 CLOVIS U N I F I E D C SCHOOL D(STRICT October 15, 2007 (::LI-Y 1450 HERNDON AVENUE QG` CLOV[5,C&93611-0599 Joann Zuniga, Management Analyst Tl pevelopV4a N�. 559.sz7.9000 City of Fresno Planning &Development Dept. 2600 Fresno Street, Fresno,CA 93721-3604 SUBJECT: Tentative Tract Map No_ 5901,Rezone No. R-07-65, and Conditional GOVERNMWARD Use Permit No. C-07-270 Sandra A.Ben,6d West side of North Locan Avenue between East Shields and East Dakota 8dan D.HorAord Avenues Grrmy L Hwsepien Rt wd lake.C,PA Ellzabct4 J.Sandoval Dear Ms. Zurliga Jlrn Van Vokinburg,D.D.S. Susan M walker. D.H-5v- The purpose of this letter is to provide school district information relative to the above-referenced applications and to comply with Business and Professions Code section 11010, subdivision (b)(11)(A) regarding the provision of school-related information to the subdivider/owner and the State Department of Real Estate. Project development will affect the District by generating students that will need to be M I'L'TMT1ON housed. in District schools. Assuming that the project site will be developed with 158 resgr Bradley,E&D. single family units, the following comments can be made at this time: SUP&*ttenaene V1rglnla It Bons.Ed.D- Aw4dateSoper/ntmdent 1. The number of students generated by the project is estimated as follows: grades Da+d L lW=•EdD- K-6, 62 students; grades 7-8, 16 students; grades 9-12, 27 students. Assodate.Superin r4mt A w0a s =dent 2. Elementary School Information: Janet L Young.Ed.D. A&,vvdareSupedowndenr (a) The subject land is presently within the attendance area of the elementary school(grades K-6) listed below: School Name: Reagan Elementary School Address: 8300 E.Ashlan Avenue, Clovis, CA 93619 Telephone: (559) 327-8900 Capacity- 750 Enrollment: 453 (September 2007) (b) Because of rapid growth in the District and the District's plans for construction of new school facilities, it is possible that (1) adjustment of school attendance areas could occur in the future such that students residing in the project area may be required to attend an elementary school other than Reagan, and (2) students residing in the project area may attend more than one elementary school within the District during their elementary school years. OCT. 15.2007 4:17PM CLOVIS UNIF SCH DIST N0.390 P.3 Joann Zuniga October 15, 2007 Page 2 3. intermediate and High School Information; The project area is currently served by the following intermediate school (grades 7-8) and high school (grades 9-12): School Name: Reybum Intermediate School Address: 2901 DeWolf Avenue, Clovis, CA 93619 Telephone: (559) 327-4500 Capacity: 1,600 Enrollment: 1,195 (September 2007) School Name: Clovis East High School Address: 2940 Leonard Avenue, Clovis, CA 93619 Telephone: (559) 327-4000 Capacity: 3,100 Enrollment: 2,642 (September 2007) 4. Bus transportation is currently provided for grades K-6 students residing further than one mile from school and for grades 7-12 students residing further than two and one-half miles from school. Transportation will be available for students attending the above-identified elementary, intermediate and high schools in accordance with District standards in effect at the time of enrollment. 5. The District currently levies a school facilities fee of 53.58 per square foot for residential development. The fee is adjusted periodically in accordance with law and may increase or decrease. New development on the subject property will be subject to the fee in place at the time fee certificates are obtained. The District hereby requests that tfie information in this letter be provided by the owner/subdivider to all prospective purchasers of property within the project. Thank you for the opportunity to comment on the project. Please contact me if you have any questions regarding this letter. Sincerely, Bill McGuire Associate Superintendent Administrative Services W ill Tackett -County Conditions For Tract 5901 - Locan S/O Gould Canal Page 1 From: "Gibbs, Daniel" <dgibbs@co.fresno.ca.us> To: <Wiil.Tackett®fresno.gov> Date: 10/25/07 4:38PM Subject: County Conditions For Tract 5901 - Locan S/O Gould Canal Will - The County needs the following to be addressed, in some manner, in the conditions of approval on the subject tract: 1] A "Safe Route To School" path of travel needs to be provided by the developer to connect to Tract 4774 on the north side of the canal for the educational centers on Ashlan Ave.; Our understanding is this was required in the TIS. 2] A grading voucher will not be needed from the County as one was issued for Tract 5588 {GV 91801. This assumes the proposed scope of work within the County(outside of the right-of-way] has not changed. However, typically, submittal of all plans for development in the City but adjacent to the County will require submittal of the information in the attached list; 3] Any work required in the County right-of-way for road widening/transitions, striping (i.e. Locan), FID pipe work and pedestrian improvements will require submittal to Road Maintenance & Operations Division to be reviewed and approved. An Encroachment Permit with a Traffic Control Plan will be necessary for the work to be completed; 4] Any Locan Avenue road widening will need to address existing driveway access and transitions on the east side of tlae road. 5] The County needs a copy of the TIS for the project and a set of the conditions of approval prepared by the City Thanks. Daniel C. Gibbs, P.E. Supervising Engineer- Asst Div. Mgr Will Tackett - County Conditions For Tract 5901 - Locan S/0 Gould Canal Page 2 Road Maintenance &Operations Division Dept. of Public Works & Planning 2220 Tulare Street, 7th Floor Fresno, CA 93721 559.262.3942 FAX 559.262.4166 CC: <jcallaway@ibaeng.com>, "Quinn, Robin" <RQuinn®co.fresno.ca.us>, "Aguilar, Jose- Public Works"<JCAguilar®co.fresno.ca.us>, "Nakagawa, Wendy" <WNakagawa@co.fresno.ca.us>, "Navos, Leonardo"<Inavos®co.fresno.ca.us> CO U� County of Fresno Department of Public Works and Planning Alan Weaver 5( 0 Director DATE: 29 October 2007 TO: ADDRESS: PHONE: SUBJECT: Application No: Location & Address: Assessors Parcel No: Property Owner: The submittal of improvement plans and issuance of grading permit voucher/permits in the City for the above project require the following: ( ) Conditions of Approval [COA] as adopted and/or revised by the City Council. ( ) Copies of the LAFCO docs. and annexation maps to verify County limits and jurisdiction. ( ) Copy of the approved tentative map and site photos ( ) Improvement plans for utilities in County r/w or on private land outside city limits ( ) Indication of all Flood Zone "A"x areas. Provide LOMB, hydrology study, etc. as applicable ( ) Provide requirements for any FMFCD or irrigation districts improvements. Provide copies of signed agreements and fees for development. ( ) Soils report and R-values for pavement design where work required in a County road. ( ) Hydrology calculations and/or analysis for culverts, drainage structures etc. in County right-of-way. ( ) Provide NOI for subsequent SWPPP and NPDES compliance ( ) Revision of typical road and property line cross sections to remove impacts in the County and on County road r/w etc. No drainage from development onfo private property is allowed. ( ) Provide a review fee of$175.50 plus$83.00 for a grading voucher where all work is within proposed city limits ( ) Provide a review fee of $352.00 and a 2"d$352.00 for a grading permit where work affects property to remain within the County or outside proposed city limits. ( ) Submit plans to Roads for review/approval on all County maintained roads and obtain an Encroachment permit. ( ) Other: If you have any questions regarding this letter please contact Daniel Gibbs at (559) 262-4106 or by e-mail dgibbs@co.fresno.ca.us . G\4360Dev_Engr\Grading Permit Plan Check\PlanCheck0tyTract.doc DEVELOPMENT SERVICES DIVISION 2220 Tulare Street,Sixth Floor/Fresno,California 93721 /Phone(559)262-4022/FAX(559)262-4166 Equal Employment Opportunity 9 Affirmative Action•Disabled Employer Attachment A Standard County Conditions of Approval The recommended items below reflect County design standards, policies, and practices and should be imposed as conditions of approval for this project. 1. Annexation: The entire existing County road right-of-way along the project frontage shall be acquired in the annexation for this project. This acquisition should extend: A. on opposite side of section line along the project frontage, B. through all adjacent or proximate intersection(s), and C. along both sides of existing County road right-of-way beyond project sufficient to provide roadway transitions, channelization, drainage, and utility clearance required to accommodate the mitigation measures called for in the Traffic Impact Study (TIS), Traffic and Engineering Study (TES), or road improvement plans. 2. Public Road Right-of-Way: Should any part of the public road right-of-way along the public road frontage(s) of this project not lie within the incorporated boundaries or not be taken in as a City Street per Streets and Highways Code Section 1810, the city shall request Consent to Acquire all unincorporated road right-of-way along the frontage of this project. 3. Board of Supervisors Approval: The following features of a project require Board approval prior to issuance of Fresno County Road Encroachment Permits. These include the following: a. Consent to acquire additional road right-of-way within County jurisdiction. b. Approval to install stop signs and traffic signals on joint city-county boundary streets per FCOC Section 11.040.020 (http://municipalcodes.lexisnexis.com/codes/fresno� and Vehicle Code Section 21105. c. Approval to install parking restrictions in excess of 200 feet per FCOC Section 11.12.020 Hazardous or congested areas. 4. Safe Route to School: An all-weather walkway for school students shall be constructed between the project site and all schools for which bussing is not provided. (The Fresno County General Plan, Policy Statement No. PF-1.2 states `The County shall encourage school facility siting that establishes schools as focal points within the neighborhood and community in areas with safe pedestriars and bicycle access.") In accordance with the California Manual on Uniform Traffic Control Devices (CMUTCD), Chapter 7A, a school route plan shall be prepared in order to develop uniformity in the use of school area traffic controls and to serve as the basis for a school traffic control plan for the school. (As stated in the CMUTCD, "The school route plan, developed in a systematic manner by the school, law enforcement, and traffic officials responsible for school pedestrian safety, should consist of a map showing streets, the school, existing traffic controls, established school walk routes, and established school crossing.") Applicant shall contact school district to request trip generation data and work with contact for development of Safe Route to School Map and its features. 5. Traffic and Engineering Study: A TES shall be prepared by the applicant and be included in the initial Street Improvement Plans submittal to County. A meeting with the applicant - - - - - - - - - - - - - - should be scheduled with staff to provide information on the scope of the study and preparation of the school route plan. This study shall address all modes of traffic. 6. Bike Lanes: When the city requires a bike lane on the development side of a major street, comparable provisions shall be made on the opposite side of the development to accommodate bike flow in both directions. 7. Driveway Design: Adequate road right-of-way shall be acquired to provide for development of all required road improvements. This would include providing for 10 foot minimum clearance between edge of pavement and right-of-way line, which 10 foot clearance addresses parking, driveway sight distance, and geometric needs for driveway ingress and egress for large vehicles. For urban approaches, a design speed of 45 MPH and, for rural approaches, a design speed of 55 or 65 MPH (CVC Maximum Speed Law) shall be used. 8. Pavement Transitions: Pavement transition lengths shall be based on the formula L=WS for prevailing/operating speeds greater than 40 mph or L=WS2/60 for critical speeds less than or equal to 40 mph. 9. Grading and Drainage Plan Review: The applicant shall provide the County with proposed "Grading and Drainage Plans" for review and approval to ensure that properties adjacent to the project are not adversely impacted by the increase in storm water runoff or alteration to existing drainage patterns. Please contact County Grading Engineer at (559) 262-4022 for plan check and other fees. 10. Street Plan Review and Permit: Street Improvement Plans shall be submitted to the County for review and approval prior to start of construction within County jurisdiction. No work within County roads shall begin prior to obtaining required road right-of-way, County Street Improvement Plan approval, and a County Road Encroachment Permit. Screening and Plan Review Checklists are available upon request from County staff. 11. Partnering at Conceptual Stage: The applicant or his consultant should establish communication early on with County staff to ensure coordination of joint City and County review of construction plans. Communication should be well established at the conceptual stage of plan development and after Project Conditions have been set by the Planning Commission and/or Council. Utility Plans should be handled in like manner. 12. Improvements Required along Fully-Built County Parcels: Conditions should be placed on projects requiring the applicant to construct full-width, full-build street improvements along those frontages where prior County parcels are already developed at their highest and best use, usually where a two-lane road in a 60 foot or less right-of-way width was required. 13. Public Notice: Public notice should be given to all County residents potentially impacted by improvements proposed within public roadways. Such notice should be given prior to public hearing to allow time for consideration and input to City staff and attendance to public hearing. This project shall also be conditioned to require the applicant to involve such County residents in the plan preparation stage such that impacts to their property and improvements in the public road right-of-way are addressed equitably. NOTE TO CITY STAFF: Notice of Hearings: Please provide a copy of the final Transportation Conditions of Approval for this project with at least 10 days prior notice to City Planning Commission and Council for hearing of this project. - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - Attachment B Scope of Traffic and Engineering Study (TES) Road Intersection/Road Segment The TES performed for the subject road intersection/segment should be prepared by a Professional Engineer and should evaluate at the minimum the following elements: 1. Existing Channelization — Left, through, and right turn lanes 2. Existing operating speeds 3. Existing and future (20 Year) traffic volumes for all modes of traffic 4. Adequacy of existing pavements to absorb additional project traffic (Traffic Index evaluation) 5. Five (5) Year Collision History 6. Existing Intersection and Private Driveway Sight Distance 7. Existing Safe Stopping Sight Distance 8. Access management issues for safety and highway capacity 9. Traffic congestion school sites The TES should do the following: 1. Analyze Traffic Safety and Capacity of Existing Intersections, and Intersections with Project traffic, using Fresno County Stop Sign Policy, Caltrans Highway Design Manual, CMUTCD (Warrants 1, 2, 3, 5, and 7) and Highway Capacity Manual (LOS C). The report should include a digital or hard copy photo study of relevant features in the field to assist in evaluation. 2. Identify Project Impacts to existing highway facilities 3. Recommend Project Mitigation Measures The applicant may request traffic volume and collision data on file with the department for use in the TES. Attachment C List of Fresno County Contacts 1. Maintenance & Operations Division Fresno County Public Works & Planning Department 2220 Fresno CA 93721 Tulare Street, 6th Floor (559) 262-4240 Office (559) 262-4166 Fax Division Web Site: http://www.co.fresno.ca.us/4510/4510/maintena.htm Jose Aguilar, Senior Engineer E-mail: jhoevertsz@co.fresno.ca.us Robert L. Thompson, Assistant Manager E-mail: rthompson@co.fresno.ca.us Johannes, Hoevertsz, Manager E-mail: jhoevertsz@co.fresno.ca.us 2. Development Engineering Section j:.... Development Services Division Fresno County Public Works & Planning Department 2220 Fresno CA 93721 Tulare Street, 6th Floor (559) 262-4022 Office (559) 262-4166 Fax Dan Gibbs, Senior Engineer Robert Greene, Deputy County Surveyor i i i i February 12, 2007 Ms. Joann Zuniga City of Fresno Development Department Planning Division 2600 Fresno Street, Room 3043 Fresno, CA 93721-3604 RE: VTTM No. 5901, R-07-65, C-07-270 APN: 310-270-07, SW Locan & Dakota Avenue Alignment. FID Gow No. 99 Pipeline Dear Ms. Zuniga: The Fresno Irrigation District (FID) comments and requests are as follows: 1) Construction plans for the widening of the existing or construction of a new Locan Avenue Bridge will need to be submitted to FID for review and approval by the applicant should the City of Fresno require the replacement or retrofit of the existing bridge structure (crossing FID's Gould Canal) as part of developing Tract 5901. 2) As of August 2007, a new 24" RGRC irrigation pipeline was installed in substitution of the existing Gow canal as part of FID requirements for the development of Tract 5588 (now Tract 5901)_ As such, ALL Tract 5901 improvement plans need to reflect the pipeline as existing within Tract 5901. r 3) FID's Gow pipeline traverses the subject property in an exclusive easement recorded on February 2, 2007, as Document No 20070021333 and March 28, 2007, as Document No 20070062939. 4) FID has an existing agreement for common-use of easements with the City of Fresno allowing the common-use of FID's easement area for landscaping purposes. FID requests that applicant notify FID and the City of Fresno should differences with design between Tract 5901 and Tract 5588 impact the conditions agreed to as outlined in the said agreement recorded on February 1, 2007 as Document No. 20070021336. C Omuments and Settingsiwi11T\Desktop1TM5901,R-07-65,C-07-270.doe February 12, 2007 Ms. Joann Zuniga Page 2 of 2 5. FID requests that its easement be shown on the map with proper recording information and that FID be made a party to signing all plans which affect its easement and canal/pipeline facility and also be made party to signing the final map. Thank you for submitting this for our review. Currently FID's Engineer Felix Vaquilar is working on this project, Please feel free to contact him with any questions or concerns at 233- 7161 extension 344 or fvaquilar@fresnoirrigation.com. Sincerely, Steve Bloem Engineering Technician CADocuments and Settings\Will'Mesktop1TM5901,R-07-65,C-07-270.doc JE PARTME' NT OF P BLS C WOR KS TO: Stefanie Acker, Staff Assistant (1 Planning Division FROM: Hilary Kimber,Parks Supervisor II (559) 621-8794) q�bZ Public Works DATE: August 30, 2007 SUBJECT: Vesting Tentative Subdivision Map T-5901 (Located on the west side of N. Locan Avenue between E. Shields and E. Dakota Avenues, The Department of Public Works has reviewed the Vesting Tentative Tract Map proposed by Bonadelle Homes, Inc., on engineering plans prepared by Ingels-Braun &Associates, dated July 11, 2007. The Department of Public Works offers the following comments regarding the requirements for landscaping and irrigation in street right-of-ways, landscape easements, trails,outlots and Median Islands. GENERAL REQUIREMENTS STREET TREE REQUIREMENTS 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. Because Fresno Irrigation District has an irrigation canal(Gow#99) located in the easement on the west side of Locan Avenue,the street trees in this location are waived. 2. Street Tree Planting by Developer:For those lots having internal street tree frontage available for street tree planting, the developer shall plant one tree for each 60'of street frontage,or one tree per lot having street frontage, whichever is greater. Tree planting shall be within a 10' Planting and Utility Easement. a. Street tree inspection fees shall be collected for each 60'of public street frontage or one tree per lot whichever is greater. b. Street trees shall be planted in accordance with the City of Fresno,Department of Public Works "Standard Specifications." c. Landscape plans for all public use areas, such as parkways, buffers, medians and trails, shall be reviewed and approved by the Department of Public Works, Engineering Services. A street tree planting permit shall be required for all residential street tree planting. d. Performance and payment securities,paid with final map, will be released when all landscaping installed on public and/or city controlled property is in conformance with the Specifications of the City of Fresno. e. Upon acceptance of the required work, warranty security shall be furnished to or retained by the city for guaranty and warranty of the work for a period of ninety days following acceptance. BUFFER LANDSCAPING& MAINTENANCE REQUIREMENTS 1. The subdivider shall provide longterm maintenance for all proposed landscaped areas by either petitioning for annexation in the Community Facilities District or by forming a Home Owner's Association. 2. Maintenance Service Through Annexation into the Community Facilities District. Landscape and Irrigation plans are required and shall be submitted to the Department of Public Works for review and approval prior to a Council approval of the final map. Plans shall be numbered to conform to and be included in the Department of Public Works street construction plan set for the final map. Fees are applicable when the subdivider elects to have landscaping maintained by annexing into the City's Community Facilities District. A. Landscaping shall comply with Landscape Buffer Development Standards approved by the City Council on October 2, 1990. Landscape and irrigation plans shall comply with Sections 12-306-23 &24 and 14-121 of the Fresno Municipal Code regarding Water Efficient Landscaping and Buffer landscaping. B. Should the proposed landscape buffers and/or parkway strips be located next to an existing buffer and/or parkway strip, the planting concept shall simulate the adjacent landscape design to present a more uniform appearance on the street. Variances in the landscape concept will be acceptable, but the design of the new landscape buffer and/or parkway strip shall strive to mimic the existing as much as possible. C. Landscape plans shall indicate grades on a cross-section detail to include fencing or wall details. All fencing shall be placed outside the landscape easement. Maximum slopes shall not exceed 4:1 with 1 foot of level ground between the slope and the back of the side walk and/or face of fence. Erosion control measures shall be implemented on all slopes of 4:1, including the use of synthetic erosion control netting in combination with ground cover species approved by the Department of Public Works/Engineering Services Division. D. The water meter(s)serving the buffer landscaping shall be sized for the anticipated service flows. E. No private flags, signs or identification of any kind shall be permitted in the right-of-way,within the City -controlled easement or on the fence or wall facing the street. F. Landscaping in the right-of-way and landscape setback adjacent to water well sites shall be the responsibility of the City of Fresno Water Division and may not be included in the CFD. MEDIAN ISLAND LANDSCAPE REQUIREMENTS 1. When median islands front onto the proposed development project,applicants shall submit Plans to the Public Works/Engineering Services showing the location and configuration of all median islands fronting the proposed project. 2. The Public Works Department will review and evaluate existing median island(s)for a determination of all required improvements prior to approval of Final Map. 3. Landscape and irrigation is required on all new construction of median islands and shall be applied in accordance with the City of Fresno, Public Works Department Standards & Specifications and FMC sections 12-306-24 and 12-306-23. The Public Works Department requires all proposed median islands to be constructed with 2 foot wide colored concrete strips,flush along curb edge,in a 12 inch by 12 inch brick red slate pattern. 4. Trees shall not be planted in sections which are less than eight(8) feet wide unless approved by the Public Works Department. Sections less than eight (8) feet shall be capped with concrete as an integral part of the off site improvements, whether the median is landscaped or not_ OUTLOTS 1. The Department of Public Works will not be responsible for the maintenance of any outlots if they are not included into the Community Facilities District(CFD). If the outlots are to be included into the CFD, the Department of Public Works will require approving landscape and irrigation plans to be submitted with landscape buffer plans prior to inclusion into the CFD. Based on the Vesting Tentative Subdivision Map there are five(5)possible open green spaces that should be labeled Oulots `A'-`E' (not `Parks')on the landscape plans. The two traffic calming devices located on E.Ramona Way and Robinson Avenue are eligible for CFD status and should be included in the landscape plans. 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. STATE OF CALIFORNIA—BUS[NESS,TRANSPORTAT[ON AND HOUSING AGENCY ARNOLD SCHWARZENEGGER Govemor DEPARTMENT OF TRANSPORTATION 1352 WEST OLIVE AVENUE s P.0. BOX 12616 FRESNO,CA 93778-2616 )NE (559)488-4347(559)488-4088 n , 1C D F'-7'j� �� D Flex vow power � Ll Be energy efficient! TTY (559)488-4066 OCT 17 2007 October 15, 2007 Division Planning & Development Dept Planning CITY OF FRESNO 213 1-IGR/CEQA 6-FRE-180-66.05+/- C-07-270, R-07-065, & T-5901 BONADELLE Ms. Joann Zuniga City of Fresno Development Department 2600 Fresno Street, Room 3043 Fresno, CA 93721 Dear Ms. Zuniga: We have reviewed the use permit, rezone, tract map and Traffic Impact Study(TIS) for the proposed acre 158-lot residential subdivision located in the west side of North Locan Avenue between East Shields and East Dakota Avenues. Caltrans has the following comments: Based on the TIS, this development will have a minimal impact on State facilities. The City should consider a transit alternative for this project. There is sufficient development in this general area to support transit, and early planning could make such an alternative feasible. Caltrans recommends that this project be routed to Fresno Area Express (FAX) staff for their review and comment. Please see Attachment Number 1 for other recommended transportation alternatives. If you have any questions, please call me at (559) 488-4347. Sincerely, JOANNE STRIEBICH Office of Transportation Planning District 06 Enclosure C: Mr. Scott Mozier, City of Fresno Public Works Department Mr. Bryan Jones, City of Fresno Public Works Department Ms Barbara Goodwin, Council of Fresno County Governments "Caltrans improves mobility across California" ATTACHMENT NUMBER 1 CALTRANS RECOMMENDATIONS FOR TRANSPORTATION ALTERNATIVES: Ongoing development throughout the City of Fresno, including this project, will make traffic operations significantly worse by adding considerably to delay and congestion. Transit alternatives can help reduce congestion and delay and reduce overall degradation of air quality and gridlocked intersections. The City of Fresno should focus on ways to eliminate trips in addition to enhancing capacity. Transportation alternatives the City should consider include standard highway solutions along with the following: 1. Park and ride facilities on site or within the proximity of this project. 2. A study of the general accommodation and provision of mass transit in this area to provide insight on ways of increasing transit usage. 3. Exploring the potential of commuter shuttles. The shuttle could be financed through an assessment district and provide a way for individuals to utilize a park-and-ride facility or commercial area parking lot and be shuttled to various commercial/office centers within the area. Commuters who need to go further could use City of Fresno transit if the City planned for convenient connections. This may help to reduce the Single Occupancy Vehicle (SOV) demand seeking to use the State Highway System. 4. Providing for continuity of non-motorized transportation. 5. Exploring the potential for employer-sponsored carpools/vanpools or monthly transit passes for employees as well as including as a condition of project approval a covered transit stop as mitigation for project-related impacts to the transportation/circulation system. 6. Exploring the potential for linking the purchase of a monthly transit pass with new residential development as partial mitigation for congestion and air quality impacts, and to ensure the long term viability of public transportation. Street Name Review TM-5901 10-11-07 Street Name Status Required Change East Ramona Way Good Street "C" Chane submit new street name East Robinson Avenue Good East Garland Avenue Good East Shields Avenue Good North Temperance Avenue Good North Hornet Avenue Good Street "B" Chane North Schneider Avenue Street "A" Chane North Stanley Avenue North Leanna Avenue Good North Locan Avenue Good E200710000567 CITY OF FRESNO — ENVIRONMENTAL ASSESSMENT/ INITIAL STUDY FINDING OF CONFORMITY/MEiR NO. 10130 Pursuant to Section 21157.1 of the California Public Resource Code ,aTE EC I ED F LI G lalifomia Environmental Quality Act) the project described below is aatermined to be within the scope of the Master Environmental Impact Report (MEIR) No. 10130 prepared for the 2025 Fresno General Plan OCT 16 2007 Initial study is on file in the Planning and Development Department, City Hall, 2600 Fresno Street, Fresno, California 93721 # �bUNTY CLERK �.. (559) 621-8277 By DEPUTY Applicant: Initial Study Prepared By: Bonadelle Homes, Inc. Will Tackett 7030 North Fruit Avenue, Suite 101 Planner ill Fresno, CA 93711 October 16, 2007 Environmental Assessment Number: Project Location (including APN): EA No. R-07-65/C-07-270/T-5901 West side of North Locan Avenue between East Ashlan and East Shields Avenues. 310-270-04 05 S 06 Project Description: Bonadelle Homes, Inc., on behalf of BN 5312, L.P., has filed Rezone Application No. R-07-65, Conditional Use Permit Application No. C-07-270, and Vesting Tentative Tract Map No. 5901/UGM for approximately 19.34 net acres (20.05 gross acres) of property located on the west side of North Locan Avenue between East Ashlan and East Shields Avenues. Rezone Application No. R-07-65 proposes to rezone the subject property from the R-1/UGM (Single Family ResidentiaUUrban Growth Management) zone district to the R-2/UGM (Low Density Multiple Family ResidentiaUUrban Growth Management zone district. Conditional Use Permit Application No. C-07-270 and Vesting Tentative Tract Map No. T-5901/UGM propose to subdivide e subject property for a 158-lot single family residential public street planned development with modified operty development standards at an overall density of 8.17 dwelling units per acre. Conformance to Master Environmental Impact Report(MEIR NO. 10130): The 2025 Fresno General Plan and the McLane Community Plan designate the subject parcels for medium density residential planned land uses. The proposed R-2/UGM (Low Density Multiple Family ResidentiaYUrban Growth Management) zone district for the subject site may be found consistent with the medium density residential planned land use designation pursuant to Section 12-403-B-2 of the Fresno Municipal Code (FMC). Development of the subject property at the proposed overall density of 8.17 dwelling units per acre is consistent with the medium density (4.99-10.37 dwelling units/acre) residential planned land use as designated by both the 2025 Fresno General Plan and the McLane Community Plan. The Planning and Development Department staff has prepared an initial study and environmental checklist and evaluated the proposed rezone, conditional use permit, and tentative tract map applications in accordance with the land use and environmental policies and provisions of the 2025 Fresno General Plan and the related Master Environmental Impact Report (MEIR) No. 10130. The subject property may be developed at an intensity and scale that is permitted by the planned land use designation and proposed zone district classification for the site. Thus, the rezone, conditional use permit, and tentative tract map applications will not facilitate an additional intensification of uses beyond that which already exists or would be allowed by the above-noted planned land use designation. Moreover, it is not expected that the future development will adversely impact existing city service systems or the traffic circulation system that serves the subject property. These infrastructure findings have been verified by the Public Works and Public Utilities Departments. It has been further determined that all applicable mitigation measures of MEIR No. 10130 have been applied to the project 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. 0130 as provided by CEQA Section 15177(b)(3). Pursuant to Section 21157.1 of the California Public Resources Code (California Environmental Quality Act), it may be determined that a subsequent project, as identified in the MEIR pursuant to Section 21157(b)(2) of E200710000567 Finding of Conformity Under MEIR No. 10130 Environmental Assessment No. R-07-65/C-07-270/T-5901 Page 2 the Public Resources Code and CEQA Guidelines Section 15177, falls within the scope of a MEIR, provided that the project does not cause significant impacts on the environment that were not previously examined by the MEIR. Relative to this specific project proposal, the environmental impacts noted in the MEIR, pursuant to the 2025 Fresno General Plan land use designation, include impacts associated with the medium density residential planned land use designation specified for the subject property. Based on the initial study prepared for the subject rezone, conditional use permit, and tentative tract map applications the following findings can be made: (1) The proposed project was identified as a Subsequent Project in MEIR No. 10130 because its land use designation and permissible densities and intensities are set forth in Figure 1-1 of MEIR NO. 10130; (2) The proposed project will not generate additional significant effects not previously identified and analyzed by the MEIR (as indicated on the Environmental Assessment Checklist) for the following reasons. The City's investigation of the site and the project have revealed that there are no unique topographic, soil, or geological conditions at the site that will be impacted by this project, that there are no aspects of this project that will result in impacts to air quality, water supply or quality, plant life or animal life beyond those analyzed in the MEIR. There is no evidence that the site contains any habitat for wildlife, unique, rare, or endangered plants or animals, or historic buildings, or historic resources. The project is consistent with the 2025 Fresno General Plan planned land use designation for the subject site. As such, the MEIR's mitigation measures related to air quality, water, noise, light and glare, transportation and circulation, and urban services have been applied to this project. The Public Works Department/Traffic Engineering Division staff has reviewed the proposed traffic yield from the 156-lot single family residential planned development and the expected traffic generation (1,512 average daily trips [ADT]) will not adversely impact the existing and projected (year 2025) level of service (LOS) for North Locan Avenue (LOS of B) based on the circulation system analysis contained in MEIR No. 10130. There is no evidence that this site contains any hazardous materials, or that the project will generate or release hazardous substances beyond those already analyzed by the MEIR, or result in an adverse change in course of flow of flood waters. Finally this project will not have any visual impacts on scenic vistas or views, and will not create aesthetically offensive conditions. ; Thus, the scope of the work and impacts to the site and surrounding area were fully analyzed under the MEIR. As a result, (3) no new additional mitigation measures are required because the proposed project will not generate additional significant effects not previously identified and analyzed by the MEIR, as explained above. Therefore, the project proposal is within the scope of the MEIR as defined by Section 15177 of the CEQA Guidelines. Moreover, as lead agency for this project, the Planning and Development Department, per Section 15177 (d) of the CEQA Guidelines, has determined that all feasible mitigation measures from MEIR No. 10130 shall apply to the project proposal as noted in the attached mitigation monitoring checklist. Public notice has been provided regarding staff's finding in a manner prescribed by this section of the Guidelines and by Section 21092 of the California Public Resources Code (CEQA provisions). 10 l q ig Darrell ruv Date Planning Hager, City of Fresno Attachments: Environmental ChecklistAnitial Study for Environmental Assessment No. R-07-65/0-07-270/T-5901 Mitigation Monitoring Checklist (MEIR No. 10130) for Environmental Assessment No. R-07-65/C-07-270/T-5901 ENVIRONMENTAL ASSESSMENT (EA) CHECKLIST POTENTIAL ENVIRONMENTAL EFFECTS EA NO. R-07-65/C-07-270/T-5901 1_0 TOPOGRAPHIC,SOIL,GEOLOGIC 11.0 URBAN SERVICES CONSIDERATIONS 1 11.1 Availability of fire protection 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 GIUILITY 1 11.7 Availability of storm water drainage facilities (on or 1 2.1 Substantial indirect source of pollution off site) 1 2.2 Direct on-site pollution generation 1 11.8 Availability of adequate park and recreation areas 1 2.3 Generation of objectionable odors 1 11.9 Unusually high solid waste generation 1 2.4 Generation of dust except during construction 1 2.5 Adverse local climatic changes 12.0 HAZARDS 1 12.1 Risk of explosion or release of hazardous 3_0 WATER substances 1 3.1 Insufficient ground water available for long-term project 1 12.2 Site subject to flooding use 1 12.3 Adverse change in course of flow of flood waters 1 3.2 Use of large quantities of ground water 1 12.4 Potential hazards from aircraft accidents 1 3.3 Wasteful use of ground water 1 12.5 Potential hazards from landfill and/or toxic waste 1 3.4 Pollution of surface or ground water supplies sites 1 3.5 Reduction in ground water recharge 13.0 AESTHETICS 4_0 PLANT LIFE 1 13.1 Obstruction to public or scenic vista or view 1 4.1 Reduction of the numbers of any unique, rare or 1 13.2 Creation of aesthetically offensive conditions endangered species 1 13.3 Removal of street trees or other valuable 1 4.2 Reduction in acreage of agricultural crop vegetation 1 4.3 Premature or unnecessary conversion of prime 1 13.4 Architectural incompatibility with surrounding area agricultural land 14.0 HISTORICAL/ARCHAEOLOGICAL 5_0 ANIMAL LIFE 1 14.1 Removal of historic building, disruption of ' 5.1 Reduction in the numbers of any rare, unique or archaeological site endangered species 1 14.2 Construction or activity incompatible with adjacent 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 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. 1 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. 1 10.1 Generation of vehicle traffic sufficient to cause capacity deficiencies on existing street system "2" Moderate Environmental Effect 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 r 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 10.5 Insufficient or poorly located parking project changes and conditions. 10.6 Substantial increase in rail and/or air traffic "3" Significant Adverse Environmental Effect The environmental effect identified in this category substantiates in itself or contributes towards a finding that the proposed project has a potentially significant adverse effect on the environment sufficient to require the preparation of an Environmental Impact Report. MASTER ENVIRONMENTAL IMPACT REPORT(MEIR) NO. 10130 2025 FRESNO GENERAL PLAN Project/EA No. R-07-65/C-07-270/T-5901 Date: October 16. 2007 Mitigation Monitoring Checklist Following is the mitigation monitoring checklist from MEIR No. 10130 as applied to the above noted Project Environmental Assessment as required by City Council Resolution No. 2002-378 and Exhibit "E", thereof, adopted on November 19,2002,certifying the MEIR for the 2025 Fresno General Plan Update. NOTE: Letters B-0 in mitigation measures refer to the respective section of Chapter V of MEIR No. 10130 MITIGATION MEASURE WHEN COMPLIANCE A B C D E F IMPLEMENTED VERIFIED BY B-1. Development projects that are consistent with plans and policies but that could affect Prior to approval of Public Works Dept./ X X conditions on major street segments predicted by the General Plan MEIR traffic analysis to land use entitlement Transportation perform at an Average Daily Traffic (ADT) level of service (LOS) D or better in 2025, with planned application Planning/Planning 7777 street improvements, shall not cause conditions on those segments to be worse than LOS E and Development before 2025 without completing a traffic and transportation evaluation. This evaluation will be Dept. used to determine appropriate project-specific design measures or street/transportation improvements that will contribute to achieving and maintaining LOS D. B-2. Development projects that are consistent with plans and policies but that could affect Prior to approval of Public Works Dept./ X conditions on major street segments predicted by the General Plan MEIR traffic analysis to land use entitlement Transportation perform at an ADT LOS E in 2025, with planned street improvements, shall not cause conditions application Planning/Planning on those segments to be worse than LOS E before 2025 without completing a traffic and and Development transportation evaluation. This evaluation will be used to determine appropriate project-specific Dept. design measures or street/ transportation improvements that will contribute to achieving and maintaining LOS E. B-3. Development projects that are consistent with plans and policies but that could affect Prior to approval of Public Works Dept./ X conditions on major street segments predicted by the General Plan MEIR traffic analysis to land use entitlement Transportation perform at an ADT LOS F shall not cause further substantial degradation of conditions on those application Planning/Planning segments before 2025 without completing a traffic and transportation evaluation. and Development Dept. This evaluation will be used to determine appropriate project-specific design measures or street/ transportation improvements that will contribute to achieving and maintaining a LOS equivalent to that anticipated by the General Plan. Further substantial degradation is defined as an increase in the peak hour vehicle/capacity(v/c) ratio of 0.15 or greater for roadway segments whose v/c ratio is estimated to be 1.00 or higher in 2025 by the General Plan MEIR traffic analysis. Page 1 A—Incorporated into Project C—Mitigation in Progress E—Part of City-Wide Program 6—Mitigated D—Responsible Agency Contacted F—Not Applicable MASTER ENVIRONMENTAL I' NCT REPORT (MEIR) NO. 10130 2025 FRESNG GENERAL PLAN Project/EA No. R-07-65/C-07-270/T-5901 Date: October 16, 2007 Mitigation Monitoring Checklist MITIGATION MEASURE WHEN COMPLIANCE A B C D E F IMPLEMENTED VERIFIED BY B-4. For development projects that are consistent with plans and policies, a site access Prior to approval of Public Works Dept./ X X evaluation shall be required to the satisfaction of the Public Works Director. This evaluation shall, land use entitlement Transportation at a minimum,focus on the following factors: application Planning/Planning and Development a. Disruption of vehicular traffic flow along adjacent major streets, appropriate design measures Dept. for on-site vehicular circulation and access to major streets (number, location and design of driveway approaches), and linkages to bicycle/pedestrian circulation systems and transit services. b. In addition, for development projects that the City determines may generate a projected 100 or more peak hour vehicle trips (either in the morning or evening), the evaluation shall determine the project's contribution to increased peak hour vehicle delay at major street intersections adjacent or proximate to the project site. The evaluation shall identify project responsibilities for intersection improvements to reduce vehicle delay consistent with the LOS anticipated by the 2025 Fresno General Plan. For projects which affect State Highways, the Public Works Director may direct the site access evaluation to reference the criteria resented in Caltrans Guide for the Preparation of Traffic Impact Studies. B-5. Circulation and site design measures shall be considered for development projects so that Prior to approval Public Works Dept./local X local trips may be completed as much as possible without use of, or with reduced use of, major of land use Transportation streets and major street intersections. Appropriate consideration must also be given to entitlement Planning/Planning compliance with plan policies and mitigation measures intended to promote compatibility between application and Development land uses with different traffic generation characteristics. Dept. B-6. New development projects and major street construction projects shall be designed with Prior to approval or Public Works Dept./ X X consideration and implementation of appropriate features (considering safety, convenience and prior to funding of Transportation cost-effectiveness) to encourage walking, bicycling, and public transportation as altemative major street project. Planning/Planning modes to the automobile. and Development Dept. B-7. Bicycle and pedestrian travel and use of public transportation shall be facilitated as Ongoing Public Works Dept./ X X alternative modes of transportation including, but not limited to, provision of bicycle, pedestrian Transportation and public transportation facilities and improvements to connect residential areas with public Planning/Planning facilities, shopping and employment. Adequate rights-of-way for bikeways, preferably as bicycle and Development lanes, shall be provided on all new major streets and shall be considered when designing Dept. improvements for existing major streets. Page 2 A—Incorporated into Project C—Mitigation in Progress t—Part of City-Wide Program B—Mitigated D—Responsible Agency Contacted F—Not Applicable MASTER ENVIRONMENTAL IMPACT REPORT (MEIR) NO. 10130 2025 FRESNO GENERAL PLAN Project/EA No. R-07-65/C-07-270/T-5901 Date: October 16, 2007 Mitigation Monitoring Checklist MITIGATION MEASURE WHEN COMPLIANCE A 13T C D E F IMPLEMENTED VERIFIED BY C-1. In cooperation with other jurisdictions and agencies in the San Joaquin Valley Air Basin, the Ongoing Planning and X X City shall take the following necessary actions to achieve and maintain compliance with state and Development federal air quality standards and programs. Department a. Develop and incorporate air quality maintenance considerations into the preparation and review of land use plans and development proposals. b. Maintain internal consistency within the General Plan between policies and programs for air quality resource conservation and the policies and programs of other General Plan elements. c. City departments preparing environmental review documents shall use computer models (software approved by local and state air quality and congestion management agencies) to estimate air pollution impacts of development entitlements, land use plans and amendments to land use regulations. d. Continue to route information regarding land use plans, development projects, and amendments to development regulations to the SJVAPCD for that agency's review and comment on potential air quality impacts. C-2. The City shall continue efforts to improve technical performance, emissions levels and Ongoing Fresno Area Express X system operations of the Fresno Area Express transit system, through such measures as: a. Selecting and maintaining bus engines, transmissions, fuels and air conditioning equipment for efficiency and low air pollution emissions. b. Siting new transit centers and other multi-modal transportation transfer facilities to maximize utilization of mass transit. c. Continuing efforts to improve transit on-time performance, increase frequency of service, extend hours of operation, add express bus service and align routes to capture as much new ridership as possible. d. Initiating a program to allow employers and institutions (e,g., educational facilities) to purchase blocks of bus passes at a reduced rate to facilitate their incentive programs for reducing single-passenger vehicle use. C-3. The City shall implement all of the Reasonably Available Control Measures (RACM) Ongoing Various city X identified in Exhibit A of Resolution No. 2002-119, adopted by the Fresno City Council on April 9, departments 2002. These measures are presented in full detail in Table VC-3 of the MEIR. D-1. The City shall monitor impacts of land use changes and development project proposals on Ongoing Dept of Public Utilities X X metropolitan water supply facilities and the groundwater aquifer. and Planning and Develo ment Dept Page 3 A—Incorporated into Project C—Mitigation in Progress E—Part of City-Wide Program B—Mitigated D—Responsible Agency Contacted F—Not Applicable s MASTER ENVIRONMENTAL IV: `,'CT REPORT(MEIR) NO. 10130 2025 FRESNG :'_NERAL PLAN Project/EA No. R-07-65/C-07-270/T-5901 Date: October 16, 2007 Mitigation Monitoring Checklist MITIGATION MEASURE WHEN COMPLIANCE A B C D E F IMPLEMENTED VERIFIED BY D-2. The City shall ensure the funding and construction of facilities to mitigate the direct impacts Ongoing Department of Public X X X X of land use changes and development within the 2025 General Plan boundaries. Groundwater Utilities and Planning wells, pump stations, recharge facilities, water treatment and distribution systems shall be and Development expanded incrementally to mitigate increased water demands. Site specific environmental Department evaluations shall precede the construction of these facilities. Results of this evaluation shall be incorporated into each project to reduce the identified environmental impacts. D-3. The City shall implement the Fresno Metropolitan Water Resources Management Plan and Ongoing Department of Public X X update this plan as necessary to ensure the cost-effectiveness use of water resources and Utilities continued availability of good-quality roundwater and surface water supplies. D-4. The City shall work with the Fresno Metropolitan Flood Control District to prevent and Ongoing Planning and X X reduce the existence of urban storm water pollutants to the maximum extent practical and ensure Development that surface and groundwater quality, public health, and the environment shall not be adversely Department affected by urban runoff, and shall comply with NPDES standards. D-5. The City shall preserve undeveloped areas within the 100-year floodway within the city and Ongoing Planning and X its general plan area, particularly the San Joaquin Riverbottom, for uses that will not involve Development permanent improvements which would be adversely affected by periodic floods. Department D-6. The city shall establish special building standards for private structures, public structures Ongoing Planning and X and infrastructure elements in the San Joaquin Riverbottom that will protect: Development a. Construction in this area from being damaged by the intensity of flooding in the riverbottom; Department and, b. Water quality in the San Joaquin River watershed from flood damage-related nuisances and hazards(e.g.,the release of raw sewage); and, c. Public health,safety and general welfare from the effects of flood events. D-7. The City shall advocate that the San Joaquin River not be channelized and that levees shall Ongoing Planning and X not be used in the river corridor for flood control, except those alterations in river flow that are Development approved for surface mining and subsequent reclamation activities for mined sites (e.g., Department temporary berms and small side-channel diversions to control water flow through ponds). D-8. The City shall maintain a comprehensive, long-range water resource management plan that Ongoing Department of Public X X provides for appropriate management of all sources of water available to the planning area which Utilities is periodically updated to ensure that sufficient and sustainable water supplies of good quality will be economically available to accommodate existing and planned urban development. D-9. If the City is unable to renew its 60,000-acre foot USBR water supply contract due to the Ongoing Department of Public X city's Charter meter prohibition, replacement water supplies and/or conservation measures of Utilities equal benefit shall be secured. D-10. The City will conform to the requirements of Waste Discharge Requirements Order 5-01- Ongoing Department of Public X 254, including groundwater monitoring and subsequent Best Practical Treatment and Control Utilities BPTC assessment and findings. Page 4 A—Incorporated into Project C—Mitigation in Progress E—Part of City-Wide Program B—Mitigated D—Responsible Agency Contacted F—Not Applicable MASTER ENVIRONMENTAL IMPACT REPORT (MEIR) NO. 10130 2025 FRESNO GENERAL PLAN Project/EA No. R-07-65/C-07-270/T-5901 Date: October 16, 2007 Mitigation Monitoring Checklist MITIGATION MEASURE WHEN COMPLIANCE A B C D E F IMPLEMENTED VERIFIED BY E-1. The City shall continue to implement and pursue strengthening of urban growth Ongoing Planning and X X X management service delivery requirements and annexation policy agreements, including urging Development that the county continue to implement similar measures within the boundaries of the 2025 Fresno Department General Plan, to promote contiguous urban development and discourage premature conversion of agricultural land. E-2. To minimize the inefficient conversion of agricultural land, the City shall pursue the Ongoing Planning and X X appropriate measures to ensure that development within the planned urban boundary occurs Development consistent with the General Plan and that urban development occurs within the city's incorporated Department boundaries. E-3. The City shall pursue appropriate measures, including recordation of right to farm Ongoing Planning and X covenants, to ensure that agricultural uses of land may continue within those areas of transition Development where planned urban areas interface with planned agricultural areas. Department E-4. Development of agricultural land, or fallow land adjacent to land designated for agricultural Ongoing Planning and X uses, shall incorporate measures to reduce the potential for conflicts with the agricultural use. Development Implementation of the following measures shall be considered: Department a. Including a buffer zone of sufficient width between proposed residences and the agricultural use. b. Restricting the intensity of residential uses adjacent to agricultural lands. c. Informing residents about possible exposure to agricultural chemicals. d. Where feasible and permitted by law, exploring opportunities for agricultural operators to cease aerial spraying of chemicals and use of heavy equipment near proposed residences. e. Recordation of right to farm covenants to ensure that agricultural uses of land can continue. F-1. The City shall ensure the provision for adequate trunk sewer and collector main capacities to Ongoing Dept.of Public X X serve existing and planned urban and economic development, including existing developed uses Utilities and Planning not presently connected to the public sewer system, consistent with the Wastewater Master Plan. and Development Where appropriate, the City will coordinate with the City of Clovis and other agencies to ensure Department that planning and construction of facilities address regional needs in a comprehensive manner. F-2. The City shall continue the development and use of citywide sewer flow monitoring and Ongoing Dept, of Public X computerized flow modeling to ensure the availability of sewer collection system capacity to serve Utilities planned urban development. F-2-a. The City shall provide for containment and management of leathers and sludge adequate Ongoing Dept. of Public X to prevent groundwater degradation. Utilities Page 5 A—Incorporated into Project C—Mitigation in Progress E—Part of City-Wide Program B—Mitigated D—Responsible Agency Contacted F—Not Applicable MASTER ENVIRONMENTAL IP'-__,`CT REPORT (MEIR) NO. 10130 2025 FRESNC. ".cNERAL PLAN Project/EA No. R-07-65/C-07-270/T-5901 Date: October 16. 2007 Mitigation Monitoring Checklist MITIGATION MEASURE WHEN COMPLIANCE A B C D E F IMPLEMENTED VERIFIED BY F-3. The City shall ensure the provision of adequate sewage treatment and disposal by using the Ongoing Dept. of Public X X Fresno-Clovis Regional Wastewater Reclamation Facility as the primary facility when Utilities economically feasible for all existing and new development within the General Plan area. Smaller, subregional wastewater treatment facilities may also be constructed as part of the regional wastewater treatment system, when appropriate. Site specific environmental evaluation and development of Waste Discharge Requirements by the Regional Water Quality Control Board shall precede the construction of these facilities. Mitigation measures identified in these evaluations shall be incorporated into each project to reduce the identified environmental impacts. F-4. The City shall ensure that adequate trunk sewer capacity exists or can be provided to serve OngoingVprior to Dept. of Public X X proposed development prior to the approval of rezoning, special permits, tract maps and parcel approval of land use Utilities and Planning maps, so that the capacities of existing facilities are not exceeded. entitlement and Development application Department F-5. The City shall provide adequate solid waste facilities and services for the collection, transfer, Ongoing/prior to Dept. of Public X X recycling, and disposal of refuse for existing and planned development within the City's construction Utilities jurisdiction. Site specific environmental evaluation shall precede the construction of these facilities. Results of this evaluation shall be incorporated into each project to reduce the identified environmental impacts. G-1. Site specific environmental evaluation shall precede the construction of new police and fire Ongoing/prior to Fire Dept/Police Dept/ X protection facilities. Results of this evaluation shall be incorporated into each project to reduce construction Planning and the identified environmental impacts. -Development Dept. H-1. Site specific environmental evaluation shall precede the construction of new public parks. Ongoing/prior to Parks and Recreation X Results of this evaluation shall be incorporated into the park design to reduce the environmental construction Dept./Planning and impacts. Development Dept. 1-1. Projects that could adversely affect rare, threatened or endangered wildlife and vegetative Ongoing/prior to Planning and X species ( or may have impacts on wildlife, fish and vegetation restoration programs) may be approval of land use Development Dept. approved only with the consent of the California Department of Fish and Game (and the U.S. Fish entitlement and Wildlife Service, as appropriate) that adequate mitigation measures are incorporated into the application project's approval. 1-2. Where feasible, development shall avoid disturbance in wetland areas, including vernal pools Ongoing/prior to Planning and X and riparian communities along rivers and streams. Avoidance of these areas shall including approval of land use Development Dept. siting structures at least 100 feet from the outermost edge of the wetland. If complete avoidance entitlement is not possible,the disturbance to the wetland shall be minimized to the maximum extent possible, application with restoration of the disturbed area provided. New vegetation shall consist of native species similar to those removed. Page 6 A-Incorporated into Project C-Mitigation in Progress E-Part of City-Wide Program B-Mitigated D-Responsible Agency Contacted F-Not Applicable MASTER ENVIRONMENTAL IMPACT REPORT(MEIR) NO. 10130 2025 FRESNO GENERAL PLAN Project/EA No. R-07-65/C-07-270/T-5901 Date: October 16, 2007 Mitigation Monitoring Checklist B C D E F MITIGATION MEASURE WHEN COMPLIANCE A IMPLEMENTED VERIFIED BY 1-3. Where wetlands or other sensitive habitats cannot be avoided, replacement habitat at a Ongoing/prior to Planning and X nearby off-site location shall be provided. The replacement habitat shall be substantially approval of land use Development Dept. equivalent in nature to the habitat lost and shall be provided at a ratio suitable to assure that, at a entitlement minimum, there is no net less of habitat acreage or value. Typically, the U.S. Fish and Wildlife application and during Service and California Department of Fish and Game require a ratio of three replacement acres construction for every one acre of high quality riparian or wetland habitat lost. 1-4. Existing and mature riparian vegetation shall be preserved to the extent feasible, except Ongoing/prior to Planning and X when trees are diseased or otherwise constitute a hazard to persons or property. During approval of land use Development Dept. — construction, all activities and storage of equipment shall occur outside of the drip lines of any entitlement trees to be preserved. application and during construction 1-5. Within the identified riparian corridors, environmentally sensitive habitat areas shall be Ongoing/prior to Planning and X protected against any significant disruption of habitat values and only uses consistent with these approval of land use Development Dept, values shall be allowed (e.g., nature education and research, fishing and habitat enhancement entitlement and protection). application and during construction 1-6. All areas within identified riparian corridors shall be maintained in a natural state or limited to Ongoing/prior to Planning and X recreation and open space uses. Recreation shall be limited to passive forms of recreation, with approval of land use Development Dept. any facilities that are constructed required to be non-intrusive to wildlife or sensitive species. entitlement application and during construction J-1. If the site of a proposed development or public works project is found to contain unique Ongoing/prior to Planning and X archaeological or paleontological resources, and it can be demonstrated that the project will approval of land use Development Dept. cause damage to these resources, reasonable efforts shall be made to permit any or all of the entitlement resource to be scientifically removed, or it shall be preserved in situ (left in an undisturbed state). application In situ preservation may include the following options, or equivalent measures: a. Amending construction plans to avoid the resources. b. Setting aside sites containing these resources by deeding them into permanent conservation easements. c. Capping or covering these resources with a protective layer of soil before building on the sites. d. Incorporating parks, green space or other open space into the project to leave these resources undisturbed and to provide a protective cover over them. e. Avoiding public disclosure of the location of these resources until or unless the site is adequately rotected from vandalism or theft. Page 7 A—Incorporated into Project C—Mitigation in Progress E—Part of City-Wide Program B—Mitigated D—Responsible Agency Contacted F—Not Applicable MASTER ENVIRONMENTAL If '.CT REPORT (MEIR) NO. 10130 2025 FRESNO -C--NERAL PLAN Project/EA No. R-07-65/C-07-270/T-5901 Date: October 16, 2007 Mitigation Monitoring Checklist MITIGATION MEASURE WHEN COMPLIANCE A B C D E F IMPLEMENTED VERIFIED BY J-2. An archaeological assessment shall be conducted for the project if prehistoric human relics Ongoing/prior to Planning and X are found that were not previously assessed during the environmental assessment for the project. submittal of land use Development Dept. The site shall be formally recorded, and archaeologists' recommendations shall be made to the entitlement City on further site investigation or site avoidance/preservation measures. application J-3. If there are suspected human remains, the Fresno County Coroner shall be contacted Ongoing Planning and X immediately. If the remains or other archaeological materials are possibly of Native American Development Dept./ origin, the Native American Heritage Commission shall be contacted immediately, and the Historic Preservation California Archaeological Inventory's Southern San Joaquin Valley Information Center shall be Commission staff contacted to obtain a referral list of recognized archaeologists. J-4. Where maintenance, repair stabilization, rehabilitation, restoration, preservation, Ongoing Planning and X conservation or reconstruction of the historical resource will be conducted consistent with the Development Dept./ Secretary of the Interior's Standards for the Treatment of Historic Properties with Guidelines for Historic Preservation Preserving, Rehabilitating, Restoring and Reconstructing Historic Buildings (Weeks and Grimmer, Staff 1995), the project's impact on the historical resource shall generally be considered mitigated below a level of significance and thus not significant. K-1. The City shall adopt the land use noise compatibility standards presented in Figure VK-2 for Ongoing Planning and X general planning purposes. Development Dept. K-2. Any required acoustical analysis shall be performed as required by Policy H-1-d of the 2025 Ongoing/upon Planning and X Fresno General Plan for development projects proposing residential or other noise sensitive uses submittal of land use Development Dept. as defined by Policy H-1-a, to provide compliance with the performance standards identified by entitlement Policies H-1-a and H-1-k. (Note: all are policies of the 2025 General Plan.) application The following measures can be used to mitigate noise impacts; however, impacts may not be fully mitigated within the 70 dBA noise contour areas depicted on Figure VK-4. • Site Planning. See Chapter V for more details. • Barriers. See Chapter V for more details. • Building Designs. See Chapter V for more details. K-3. The City shall continue to enforce the California Administrative Code, Title 24, Noise Ongoing/prior to Planning and X Insulation Standards. Title 24 requires that an acoustical analysis be performed for all new multi- building permit Development Dept. family construction in areas where the exterior sound levels exceed 60 CNEL. The analysis shall issuance ensure that the building design limits the interior noise environment to 45 CNEL or below. L-1. Any construction that occurs as a result of a project shall conform with current Uniform Ongoing Planning and X X Building Code regulations which address seismic safety of new structures and slope Development Dept. requirements. As appropriate, the City shall require a preliminary soils report prior to subdivision map review to ascertain site specific subsurface information necessary to estimate foundation conditions. This report shall reference and make use of the most recent regional geologic maps available from the California Department of Conservation, Division of Mines and Geology. Page 8 A—Incorporated into Project C—Mitigation in Progress E— Part of City-Wide Program B—Mitigated D—Responsible Agency Contacted F—Not Applicable MASTER ENVIRONMENTAL IMPACT REPORT (MSIR) NO. 10130 2025 FRESNO GENERAL PLAN Project/EA No. R-07-65/C-07-270/T-5901 Date: October 16, 2007 Mitigation Monitoring Checklist MITIGATION MEASURE WHEN COMPLIANCE TAB C D E F IMPLEMENTED VERIFIED BY N-1. The City shall cooperate with appropriate energy providers to ensure the provision of Ongoing Planning and X X adequate energy generated and distribution facilities, including environmental review as required. Development Dept. Q-1. The City shall establish and implement design guidelines applicable to all commercial and Ongoing Planning and X manufacturing zone districts. These design guidelines will require consideration of the Development Dept. appearance of non-residential buildings that are visible to pedestrians and vehicle drivers using major streets or are visible from proximate properties zoned or planned for residential use. Page 9 A—Incorporated into Project C—Mitigation in Progress E—Part of City-Wide Program B—Mitigated D—Responsible Agency Contacted F—Not Applicable