HomeMy WebLinkAboutT-6000 - Conditions of Approval - 2/24/2012 "Y°' REPORT TO THE PLANNING COMMISSION
� AGENDA ITEM NO. VIIIA.
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COMMIS,$ION MEETING 11/02/11
November 02, 2011
FROM: KEVIN FABINO, Planning Manager
Development & Resource Management Department pEPARTMENTDIREG
THROUGH: MIKE SANCHEZ, Planning Manage
Development Services Division
BY: WILL TACKETT, Planner III
Development Services Division'Ir
SUBJECT: CONSIDERATION OF REZONE APPLICATION NO. R-11-013, VESTING
TENTATIVE TRACT MAP NO. 6000/UGM; AND, RELATED ENVIRONMENTAL
ASSESSMENT NO. R-11-013/T-6000.
RECOMMENDATION
Staff recommends that the Planning Commission take the following actions:
1. APPROVE Environmental Assessment No. R-11-013/T-6000 recommending that the
Finding of Conformity to the 2025 Fresno General Plan Master Environmental Impact
Report (MEIR) No. 10130 and the Mitigated Negative Declaration prepared for Plan
Amendment No. A-09-02 (Air Quality MND) dated September 30, 2011, be adopted for
Rezone Application No. R-11-013 and Vesting Tentative Tract Map No. 6000/UGM.
2. APPROVE Vesting Tentative Tract Map No. 6000/UGM proposing to subdivide an
approximately 9.33 acre portion of the overall 34.58 acres of property to be rezoned for the
purposes of creating a 37-lot conventional single family residential public street
development at a density of approximately 3.97 dwelling units per acre. The proposed
project will also involve installation and construction of public facilities and infrastructure in
accordance with the standards, specifications, and policies of the City of Fresno.
3. RECOMMEND APPROVAL (to the City Council) of Environmental Assessment No.
R-11-013/T-6000 recommending that the Finding of Conformity to the 2025 Fresno General
Plan Master Environmental Impact Report (MEIR) No. 10130 and the Mitigated Negative
Declaration prepared for Plan Amendment No. A-09-02 (Air Quality MND) dated
September 30, 2011, be adopted for Rezone Application No. R-11-013 and Vesting
Tentative Tract Map No. 6000/UGM.
4. RECOMMEND APPROVAL (to the City Council) of Rezone Application No. R-11-013
requesting authorization to rezone approximately 34.58 acres of property From the AL-20
(Limited 20-Acre Agricultural[Fresno County]) zone district to the R-1/UGM (Single Family
Residential/Urban Growth Management) zone district. The overall 34.58 acres of property
is proposed to be detached From the Fresno County Fire Protection District and the Kings
River Conservation District and annexed to the City of Fresno; these actions are under the
jurisdiction of the Fresno Local Agency Formation Commission.
EXECUTIVE SUMMARY
Quad Knopf, Inc., on behalf of De Young Properties, has filed Rezone Application No. R-11-013
pertaining to approximately 34.58 acres of property located on the south side of East Nees Avenue
between North Chestnut and North Willow Avenues. Vesting Tentative Tract Map No. T-6000/UGM has
also been filed pertaining to an approximately 9.33 net acre portion (hereinafter referred to as the
"subject property") of the overall 34.58 acres of property proposed to be rezoned.
REPORT TO THE PLANNING COMMISSION
Rezone Application No. R-11-013
Vesting Tentative Tract Map No. 6000/UGM
November 02, 2011
Page 2
Rezone Application No. R-11-13 requests authorization to rezone the overall 34.58 acres of property
from the AL-20 (Limited 20-Acre Agricultural [Fresno County]) zone district to the R-1/UGM (Single
Family Residential/Urban Growth Management) zone district.
The overall 34.58 acres of property is also proposed to be detached from the Fresno County Fire
Protection District and the Kings River Conservation District and annexed to the City of Fresno; these
actions are under the jurisdiction of the Fresno Local Agency Formation Commission.
Vesting Tentative Tract Map No. 6000/UGM requests authorization to subdivide the approximately 9.33
net acre portion of the overall 34.58 acres of property for the purposes of creating a 37-lot single family
residential public street development at a density of approximately 3.97 dwelling units per acre.
The subject property is located within the boundaries of the 2025 Fresno General Plan and Woodward
Park Community Plan, which designate the subject property for Medium-Low Density Residential (2.19-
6.00 dwelling units/acre) planned land uses. Pursuant to Table 2 (Planned Land Use and Zone District
Consistency Matrix) of the 2025 Fresno General Plan, the proposed R-1 (Single Family Residential)
zone district may be found to be consistent with the Medium-Low Density Residential planned land use
designation for the subject property.
The proposed rezoning and subdivision of property in accordance with Rezone Application No.
R-11-013 and Vesting Tentative Tract Map No. 6000/UGM would bring the subject property into
conformance with the 2025 Fresno General Plan and Woodward Park Community Plan.
PROJECT INFORMATION
PROJECT Rezone Application No. R-11-13 requests authorization to rezone an
overall 34.58 acres of property from the AL-20 (Limited 20-Acre
Agricultural [Fresno County]) zone district to the R-1/UGM (Single
Family Residential/Urban Growth Management) zone district.
The overall 34.58 acres of property is also proposed to be detached
From the Fresno County Fire Protection District and the Kings River
Conservation District and annexed to the City of Fresno; these actions
are under the jurisdiction of the Fresno Local Agency Formation
Commission.
Vesting Tentative Tract Map No. 6000/UGM requests authorization to
subdivide an approximately 9.33 net acre portion of the overall 34.58
acres of property for the purposes of creating a 37-lot single family
residential public street development at a density of approximately 3.97
dwelling units per acre.
APPLICANT Quad Knopf, Inc., on behalf of,
De Young Properties, property owner/subdivider
LOCATION South side of East Nees Avenue between North Chestnut and North
Willow Avenues.
(Council District 6, Councilmember Brand)
REPORT TO THE PLANNING COMMISSION
Rezone Application No. R-11-013
Vesting Tentative Tract Map No. 6000/UGM
November 02, 2011
Page 3
SITE SIZE Approximately 34.58 acres of property to be rezoned and annexed to
the City of Fresno; and, approximately 9.33 net acres to be subdivided.
PLANNED LAND USE Existing &
Proposed - Medium- Low Density Residential (2.19-6.00 du/acre)
ZONING Existing - AL-20 (Limited 20-Acre Agricultural[Fresno County])
Proposed - R-1/UGM (Single Family Residential District//Urban
Growth Management)
PLAN DESIGNATION Pursuant to Table 2 (Planned Land Use and Zone District Consistency
AND CONSISTENCY Matrix) of the 2025 Fresno General Plan the proposed R-1 zone district
classification for the subject property and the proposed density of
approximately 3.97 du/acre may be found consistent with the existing
Medium-Low Density Residential (2.19-6.00 du/acre) planned land use
designation for the subject property.
ENVIRONMENTAL Finding of Conformity to Master Environmental Impact Report (MEIR)
FINDING No. 10130 for the 2025 Fresno General Plan (SCH#2001071097) and
the Mitigated Negative Declaration prepared for Plan Amendment No.
A-09-02 (SCH#2009051016) (Air Quality MND)
STAFF Recommend the Planning Commission: (1) Recommend approval to the
RECOMMENDATION City Council of the Finding of Conformity prepared for Environmental
Assessment No. R-11-013/T-6000; (2) Recommend approval to the City
Council of Rezone Application No. R-11-013; and, (3) Approve Vesting
Tentative Tract Map No. 6000.
BORDERING PROPERTY INFORMATION
Planned Land Use Existing Zoning Existing Land Use
North R-1/UGM & R-2/UGM
Single Family Residential& Low Density
Medium-Low& Medium-High Multiple Family Residential District/Urban Rural, Single Family, Multiple
Density Residential Growth Management Family Residential
Community Commercial C-2/UGM/cz Commercial Shopping Center
Community Shopping Center District/
Urban Growth Management/with
conditions of zoning
East AL-20
Medium-Low Density Rural Residential
Residential Limited 20-Acre Agricultural District(Fresno
County)
REPORT TO THE PLANNING COMMISSION
Rezone Application No. R-11-013
Vesting Tentative Tract Map No. 6000/UGM
November 02, 2011
Page 4
South
R-1/UGM
Medium-Low Density
Residential Single Family Residential District/Urban Single Family Residential
Growth Management
West R-1/UGM
Medium-Low Density
Residential Single Family Residential District/Urban Single Family Residential
Growth Management
ENVIRONMENTAL FINDING
Development and Resource Management Department staff have prepared an initial study and
environmental checklist and evaluated the proposed development in accordance with the land use and
environmental policies and provisions of the 2025 Fresno General Plan, the related Master
Environmental Impact Report (MEIR) No. 10130 (SCH # 2001071097), and Mitigated Negative
Declaration (MND) No. A-09-02 (SCH # 2009051016). The subject property has been proposed to be
developed at an intensity and scale that is permitted by the Medium-Low Density Residential (2.19-6.00
Dwelling Units/Acre) planned land use designation and proposed R-1/UGM (Single Family
Residential/Urban Growth Management) zone district classification for the subject site. Thus, the
proposed rezoning and annexation of property and the development and subdivision of the subject
property in accordance with Vesting Tentative Tract Map No. 6000 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 future development will adversely impact
exisl:ing city service systems or the traffic circulation system that serves the subject property and its
surrounding area. These infrastructure findings have been verified by the Public Works and Public
Utilities Departments. If has been further determined that all applicable mitigation measures of MEIR
No. 10130 and MND No. A-09-02 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. 10130 and MND No. A-09-02 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 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 the 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-Low Density Residential (2.19-6.00 Dwelling Units/Acre) planned land use
designation specified for the subject property and the surrounding area. Based on the initial study
prepared, the following findings are 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 or MND No. A-09-02 (as indicated
on the attached Environmental Assessment Checklist) for the reasons discussed within the
environmental assessment for the subject project; and, (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 or MND.
Therefore, the project proposal has been determined to be within the scope of the MEIR and MND as
defined by Section 15177 of the CEQA Guidelines and staff has properly published a Finding of
REPORT TO THE PLANNING COMMISSION
Rezone Application No. R-11-013
Vesting Tentative Tract Map No. 6000/UGM
November 02, 2011
Page 5
Conformity to MEIR No. 10130 dated September 30, 2011, with no comments received to date. In
addition, after conducting a review of the adequacy of the MEIR pursuant to Public Resources Code
Section 21157.6(b)(1), the Development and Resource Management Department, as lead agency, finds
that no substantial changes have occurred with respect to the circumstances under which the MEIR was
certified and the MND adopted; and, that no new information, which was not know and could not have
been known at the time that the MEIR was certified as complete or the MND was adopted, has become
available.
BACKGROUND /ANALYSIS
Quad Knopf, Inc., on behalf of De Young Properties, has filed Rezone Application No. R-11-013
pertaining to approximately 34.58 acres of property located on the south side of East Nees Avenue
between North Chestnut and North Willow Avenues. Vesting Tentative Tract Map No. T-6000/UGM has
also been filed pertaining to an approximately 9.33 net acre portion (hereinafter referred to as the
"subject property") of the overall 34.58 acres of property proposed to be rezoned.
Rezone Application No. R-11-13 requests authorization to rezone the overall 34.58 acres of property
from the AL-20 (Limited 20-Acre Agricultural [Fresno County]) zone district to the R-1/UGM (Single
Family Residential/Urban Growth Management)zone district.
The overall 34.58 acres of property is also proposed to be detached from the Fresno County Fire
Protection District and the Kings River Conservation District and annexed to the City of Fresno; these
actions are under the jurisdiction of the Fresno Local Agency Formation Commission.
Vesting Tentative Tract Map No. 6000/UGM requests authorization to subdivide the approximately 9.33
net acre portion of the overall 34.58 acres of property for the purposes of creating a 37-lot single family
residential public street development at a density of approximately 3.97 dwelling units per acre.
A single family residence and several accessory structures, which are currently located on the
approximately 9.33 acre portion of property, are proposed to be demolished in order to clear the site for
future development. The proposed project will also involve installation and construction of both public
and private facilities and infrastructure in accordance with the standards, specifications, and policies of
the City of Fresno.
The subject property is located within the boundaries of the 2025 Fresno General Plan and Woodward
Park Community Plan, which designate the subject property for Medium-Low Density Residential (2.19-
6.00 dwelling units/acre) planned land uses. Pursuant to Table 2 (Planned Land Use and Zone District
Consistency Matrix) of the 2025 Fresno General Plan, the proposed R-1 (Single Family Residential)
zone district may be found to be consistent with the Medium-Low Density Residential planned land use
designation for the subject property.
The site is located within an area, which is planned for and has been substantially developed with urban
uses. The subject property has been developed with a single family residence and several accessory
structures. Properties immediately adjacent to the subject property have remained within a small node
of single family residences originally developed at rural densities. A church has been developed to the
west and its grounds extend easterly, along the south boundary of the subject property. A shopping
center has been developed on the north side of East Nees Avenue across from the subject property and
the surrounding area is predominantly developed with residential and commercial uses.
Streets and Access Points
The subject property is located on the south side of East Nees Avenue between North Chestnut and
REPORT TO THE PLANNING COMMISSION
Rezone Application No. R-11-013
Vesting Tentative Tract Map No. 6000/UGM
November 02, 2011
Page 6
North Willow Avenues. The adjacent segment of East Nees Avenue is designated as an arterial street.
A portion of the project is the subdivision of approximately 9.33 acres of property for a single family
residential development which will require dedications for major (East Nees Avenue) and interior local
public street purposes. The project will be required to construct all frontage improvements to City
Standards.
This subdivision proposes two major street access point From East Nees Avenue. The interior local
public streets have been proposed to be dedicated in accordance with the Department of Public Works'
standard 50-foot right-of-way residential street geometric standard, which utilizes a 36-foot wide street
section with parking and monolithic sidewalks on both sides of the street.
Applying the factors outlined in the Institute of Traffic Engineers (ITE) Trip Generation Manual, the
proposed project is projected to generate 28 vehicle trips during the morning peak hour travel period (7
to 9 a.m.) and 38 vehicle trips during the evening peak hour travel period (4 to 6 p.m.).
The Public Works Department, Traffic Engineering Division has reviewed the proposed project and
potential traffic related impacts for the vesting tentative tract map application and has determined that
the streets adjacent to and near the subject site will be able to accommodate the quantity and kind of
traffic which may be potentially generated subject to the requirements stipulated within the memoranda
from the Traffic Engineering Division dated October 11, 2011. These requirements generally include:
(1) Street dedications and improvements, (including, but not limited to, construction of concrete curbs,
gutters, and sidewalks, permanent pavement, and underground street lighting systems; and, (2)
Payment of applicable impact fees (including, but not limited to, the Traffic Signal Mitigation Impact
(TSMI) Fee, Fresno Major Street Impact (FMSI) Fee, and Regional Transportation Mitigation (RTMF)
Fee.
The area street plans are the product of careful planning that projects traffic capacity needs based on
the densities and intensities of planned land uses anticipated at build-out of the planned area. These
streets will provide adequate access to, and recognize the traffic generating characteristics of, individual
properties and, at the same time, afford the community an adequate and efficient circulation system.
Public Services
The Department of Public Utilities has determined that adequate sanitary sewer and water services are
available to serve the project subject to the extension of public sewer mains into the tract and the
construction of public sewer facilities; and, the construction and installation of public water facilities and
infrastructure in accordance with Department of Public Works standards, specifications and policies.
The proposed subdivision is required to provide two independent sources of water, meeting Federal and
State Drinking Water Act Standards and any on-site wells are required to be abandoned in compliance
with the State of California Well, California Department of Water Quality and City of Fresno Standards.
Implementation of the 2025 Fresno General Plan policies, mitigation measures of Master Environmental
Impact Report No. 10130 and the Water Resources Management Plan will provide an adequate,
reliable, and sustainable water supply for the project's urban domestic and public safety consumptive
purposes.
The City of Fresno Fire Department has conditioned the proposed project with requirements for
installation of fire hydrants and the provision of adequate fire flows per Public Works Standards, with
two sources water.
REPORT TO THE PLANNING COMMISSION
Rezone Application No. R-11-013
Vesting Tentative Tract Map No. 6000/UGM
November 02, 2011
Page 7
The Fresno Metropolitan Flood Control District (FMFCD) has indicated that drainage service is available
for the development subject to the developer providing a drainage channel constructing storm drains
and non-master plan facilities in order to accommodate retention of existing drainage patterns of the
subject and adjacent properties. District Fees are also due for the subject property. Amendments or
modifications to the FMFCD requirements will be required to be approved by the FMFCD Board of
Directors, pursuant to Section 13-1307 of the Fresno Municipal Code, prior to approval of the final map.
Tentative Tract Map Findings
The Subdivision Map Act (California Government Code Section 66400 et. seq.) requires that a proposed
subdivision not be approved unless the map, together with its design and improvements, is found to be
consistent with the General Plan and any applicable specific plan (Finding No. 1 below).
State law further provides that the proposed subdivision map be denied if any one of the Finding
Nos. 2 - 5 below is made in the negative. In addition, State law requires that a subdivision be found to
provide for future passive and natural heating or cooling opportunities in the subdivision development
(Finding No. 6 below).
1. The proposed subdivision map, together with its design and improvements, is consistent with the
City's 2025 Fresno General Plan and Woodward Park Community Plan. Pursuant to Table 2
(Planned Land Use and Zone District Consistency Matrix) of the 2025 Fresno General Plan and
Chapter 12, Article 10 (Subdivision Ordinance) of the FMC, the subdivision design meets the
zoning ordinance criteria for development in the Medium-Low Density Residential planned land
use and R-1(Single Family Residential) zone district designations.
2. This site is physically suitable for the proposed type and density of development, because
conditions of approval prepared will ensure adequate access and drainage on and off the site;
and, that development shall occur in accordance with adopted standards, goals, objectives, and
policies for development in the City of Fresno.
3. The proposed subdivision design and improvement is not likely to cause substantial and
considerable damage to the natural environment, including Fish, wildlife or their habitat, because all
agricultural uses on the subject property have been discontinued and the site is located within an
area, which has been predominantly developed with urban uses. The subject property remains
primarily fallow without trees, vegetation, or irrigation to sustain and attract wildlife; or, provide a
suitable habitat to species other than vermin.
4. The proposed subdivision design and improvements are not likely to cause serious public health
and safety problems because the conditions of approval have shown and will ensure that the
subdivision conforms to city health and safety standards, specifications, and policies.
5. The proposed subdivision design will not conflict with public easements within or through the site,
because the project design and conditions of approval will assure noninterference with any
existing or proposed easements on the subject property.
6. The design of the subdivision provides, to the extent feasible, for future passive and natural
heating or cooling opportunities in the subdivision, because of the appropriate use and placement
of landscaping plant materials and because of the orientation of the proposed lots, which will
permit alignment of structures in an east-west direction for southern exposure. Furthermore, the
design of the subdivision to provide for future passive and natural cooling opportunities will not
REPORT TO THE PLANNING COMMISSION
Rezone Application No. R-11-013
Vesting Tentative Tract Map No. 6000/UGM
November 02, 2011
Page 8
result in reducing allowable densities or the percentages of lots, which may be occupied by
building and/or structures.
The subdivision map, subject to the recommended conditions of approval, complies with the design and
property development standards of the Zoning Ordinance and local Subdivision Ordinance. Based upon
the plans and information submitted by the applicant and the recommended conditions of project
approval, staff has determined that these findings can be made.
Conclusion
Action by the Planning Commission regarding Environmental Assessment No. R-11-013/T-6000 and
Rezone Application No. R-11-013 is a recommendation to the City Council. Planning Commission
action related to Vesting Tentative Tract Map No. 6000/UGM is final unless appealed in accordance with
Section 12-1019 of the FMC.
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 Woodward Park 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-11-013 and Vesting Tentative Tract Map No. 6000/UGM are
appropriate for the subject and adjacent properties.
Attachments: Vicinity Map
2011 Aerial Photograph
Public Hearing Notice Mailing List Vicinity Map
2025 Fresno General Plan Planned Land Use Map
Exhibit"A"for Rezone Application No. R-11-013
Vesting Tentative Tract Map No. 6000/UGM
Conditions of Approval for Vesting Tentative Tract Map No. 6000/UGM dated November 02, 2011
Associated memoranda from responsible or comment agencies respective to Conditions of
Approval for Vesting Tentative Tract Map 6000/UGM.
Environmental Assessment No. R-11-013/T-6000, Finding of Conformity, dated September 30,
2011.
CRY of
MmmeL+1L1=1vE
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PLANNING&DEVELOPMENT DEPARTMENT
2600 FRESNO STREET
FRESNO, CA. 93721-3604
THIS IS A!LEGAL NOTICE
Rezone Application No.R-11-013
Vesting Tentative Tract Map No.6000/UGM
South side of E.Nees Ave.between N.Chestnut
&N.Willow Aves.
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CITY OF FRESNO
DEVELOPMENT AND RESOURCE MANAGEMENT DEPARTMENT
CONDITIONS OF APPROVAL
NOVEMBER 02, 2011
VESTING TENTATIVE TRACT MAP NO. 6000/UGM
SOUTH SIDE OF EAST NEES AVENUE BETWEEN NORTH CHESTNUT AND NORTH WILLOW 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:
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. Each local agency shall provide to the
project applicant a notice in writing at the time of the approval of the project or at the time of the
imposition of the fees, dedications, reservations, or other exactions, a statement of the amount
of the fees or a description of the dedications, reservations, or other exactions, and notification
that the 90-day approval period in which the applicant may protest has begun (please see
section related to Development Fees and Charges included herein below for further
information).
URBAN GROWTH MANAGEMENT REQUIREMENTS (GENERAL)
The subdivider of property located within the Urban Growth Management (UGM) boundaries
shall comply with all sewer, water and street requirements and pay all applicable UGM fees
imposed under the UGM process (with appropriate credit given for the installation of required
UGM improvements) in accordance with the requirements of State Law as related to tentative
tract maps.
GENERAL CONDITIONS
1. Upon conditional approval of Vesting Tentative Tract Map No. 6000/UGM, the subdivider
may prepare a Final Map in accordance with the approved tentative map.
2. The developer/owner shall pay the appropriate park facilities fee and/or dedicate lands
for parks and recreation purposes pursuant to Ordinance Nos. 2005-112 and 2005-113
adopted by the Fresno City Council on September 27, 2005.
3. Submit grading plans and a soils report to the City of Fresno Development and
Resource Management Department for verification prior to Final Map approval
(Reference: Sections 12-1022 and 12-1023 of the FMC). Grading plans shall indicate
the location of any required walls and indicate the proposed width of required landscape
easements or strips. Approval of the grading plan is required prior to Final Map
approval.
4. At the time of Final Map submittal, the subdivider shall submit engineered construction
plans to the City of Fresno Public Works, Public Utilities, and Development and
Vesting Tentative Tract Map No. T-6000/UGM
November 02, 2011
Page 2 of 10
Resource Management 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.
5. 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.
6. Public utilities easements, as necessary, shall be shown on the Final Map and dedicated
to the City of Fresno. Public utility easements beyond the limits of the Final Map, but
required as a condition of development, shall be acquired at the subdivider's cost and
shall be dedicated by separate instrument at the time of Final Map approval. The
relocation of existing utilities necessitated by the required public improvements shall be
paid for by the subdivider. The subdivider is responsible to contact the appropriate utility
company for information.
7. 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.
8. 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.
9. The subdivider shall furnish to the City acceptable security to guarantee the construction
of the off-site street improvements in accordance with all applicable provisions of the
FMC and the State Subdivision Map Act. The subdivider shall complete all the public
improvements prior to the approval of the Final Map by the City. If, at the time of Final
Map approval, any public improvements have not been completed and accepted in
accordance with the standards of the City, the subdivider may elect to enter into an
agreement with the City to thereafter guarantee the completion of the improvements.
10. 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.
GENERAL INFORMATION
11. Contact the United States Postal Service for the location and type of mailboxes to be
installed in this subdivision.
a) It is recommended that at least 6 months prior to the first occupancy, the Developer
shall contact the local United States Postal Service representative to complete a
Mode of Delivery Agreement for New Construction. The Mode of Delivery
Agreement must have a District approval signature to be valid. In addition to
completing the Agreement, the Developer shall provide a final map (with address
details) to the local USPS representative. The Developer shall, at their own
Vesting Tentative Tract Map No. T-6000/UGM
November 02, 2011
Page 3 of 10
expense, procure, construct and install all mail receptacle facilities for each location
as specified and approved by the USPS.
i) Attached for the subdivider/developer's use is a copy of the Mode of Delivery
Agreement— New Construction Form.
12. 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 FMC.
13. The subdivider may be subject to comply with Regulation VIII of the San Joaquin Valley
Air Pollution Control District for the control of particulate matter and fugitive dust during
construction of this project.
14. The developer shall comply with Rule 8060 of the San Joaquin Valley Air Pollution
Control District as applicable for the control of fugitive dust requirements from paved and
unpaved roads.
15. If archaeological and/or animal fossil material is encountered during project surveying,
grading, excavating, or construction, work shall stop immediately.
16. 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.
17. 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.
18. 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;
Vesting Tentative Tract Map No. T-6000/UGM
November 02, 2011
Page 4 of 10
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.
ZONING & PROPERTY DEVELOPMENT STANDARDS
19. Subdivision and development of the subject property is contingent upon approval of
Rezone Application No. R-11-013 by the Fresno City Council.
a) Any development on the subject property or individual lots resulting from a
subdivision thereof shall comply with the property development standards of the
R-1/UGM (Single Family Residential/Urban Growth Management) zone district.
20. The subject property shall be annexed to the City of Fresno and detached from the
Fresno County Fire Protection District and the Kings River Conservation District prior to
recordation of a Final Map.
Fences, Hedges &Walls
21. 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 FMC at the rear of the required
landscaped areas along East Nees Avenue (north property line of Lots 1, 14 & 15 of
Vesting Tentative Tract Map No. 6000/UGM).
a) Provide a corner cut-off area at all entryways and intersections, where walls or
fences are required, in accordance with Section 12-306-H-3-e 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.
b) Construction plans for required walls showing architectural appearance and location
of all walls shall be submitted to the Development and Resource Management
Department for review prior to Final Map approval.
LANDSCAPING AND OPEN SPACE
22. Pursuant to Policy 3-4.6 of the Woodward Park Community Plan the
developer/subdivider shall provide a minimum 20-foot wide landscape buffer area (and
irrigation system) along the northern property line of lots with frontage along North East
Vesting Tentative Tract Map No. T-6000/UGM
November 02, 2011
Page 5 of 10
Nees Avenue, which is a designated arterial street (i.e., north property line of Lots 1, 14
& 15 of Vesting Tentative Tract Map No. 6000/UGM).
23. All yards (including private) and areas designated for open space purposes shall be
landscaped and maintained in accordance with Sections 12-306-N-24 of the FMC.
a) All yards and landscaped areas located adjacent to street Frontage shall be provided
automatic irrigation systems.
b) All yards (including private) and areas designated for open space purposes shall
comply with the water efficient landscape standards in accordance with Section 12-
306-N-23 of the FMC.
24. Landscaping, which is compliant with the City of Fresno "Anti-Graffiti Landscaped Buffer
Development and Planting Standards," shall be required adjacent to all required walls or
fences that are accessible to the public and shall be maintained in accordance with the
Maintenance Obligations stipulated herein below; or, in a manner which provides
appropriate security and is deemed acceptable to both the City of Fresno Development
and Resource Management and Public Works Departments.
25. The subdivider is required to provide street trees on all public street frontages per FMC
and for the dedication of planting and buffer landscape easements as determined by the
Development and Resource Management Department. Street trees shall be planted at
the minimum rate of one tree for each 60 feet of street frontage; or, one tree per home
(whichever is greater) 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 and AB 1881 Model Water Efficient Landscape
Ordinance.
26. Comply with all of the: (1) Street Tree; (2) Maintenance; and, (3) Median Island
Landscape requirements stipulated within the Department of Public Works, Streets
Division memorandum dated September 19, 2011.
STREETS AND RIGHTS-OF-WAY
27. The subdivider shall furnish to the City acceptable security to guarantee the construction
of the off-site street improvements in accordance with all applicable provisions of the
FMC and the State Subdivision Map Act.
28. Comply with all of the requirements stipulated within the attached Public Works
Department, Traffic and Engineering Services Division memorandum dated October 11,
2011.
SANITARY SEWER SERVICE
The nearest sanitary sewer main to serve the proposed project is a 10-inch main located in
East Nees Avenue. The following sewer conditions shall be required prior to providing City
sewer service to the project:
29. Comply with all of the requirements stipulated within the attached Department of Public
Utilities, Planning and Engineering Division (Sanitary Sewer) memorandum dated
September 22, 2011.
Vesting Tentative Tract Map No. T-6000/UGM
November 02, 2011
Page 6 of 10
WATER SERVICE
The nearest water main to serve the proposed project is a 14-inch main located in East Nees
Avenue. The following water improvements shall be required prior to providing City water
service to the project:
30. Comply with all of the requirements stipulated within the attached Department of Public
Utilities, Water Division memorandum dated September 21, 2011.
SOLID WASTE SERVICE
Solid Waste requirements for the single family residential subdivision within this tract will be
serviced as Single Family Residential properties with basic container service, subject to the
following conditions:
31. Comply with all of the requirements stipulated within the attached Department of Public
Utilities, Solid Waste Division memorandum dated October 11, 2011.
FIRE SERVICE
Fire service is available to the proposed tract subject to the following requirements:
32. Comply with all of the requirements stipulated within the attached Fresno Fire
Department memorandum dated September 20, 2011.
FLOOD CONTROL AND DRAINAGE
33. 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 Development and
Resource Management Department dated September 26, 2011.
34. A mutual easement and reciprocal use agreement (cross-drainage covenant) shall be
prepared for cross-drainage purposes on all lots affected by the required storm drainage
channel (i.e., proposed Lots 15-23 & 31-33 of Vesting Tentative Tract Map No.
6000/UGM).
a) The mutual easement and reciprocal use agreement shall be prepared and recorded
prior to, or concurrent with, recordation of a Final Map.
i) Remit applicable fees for preparation of the required mutual easement and
reciprocal use agreement to the Development and Resource Management
Department prior to covenant preparation.
COUNTY OF FRESNO DEPARTMENT OF PUBLIC HEALTH
35. Comply with all of the requirements stipulated within the attached County of Fresno
Department of Public Health memorandum dated September 13, 2011.
Vesting Tentative Tract Map No. T-6000/UGM
November 02, 2011
Page 7 of 10
FRESNO IRRIGATION DISTRICT
36. Attached for the subdivider's records and/or consideration is the memorandum from the
Fresno Irrigation District (FID) dated October 06, 2011.
RIGHT-OF-WAY ACQUISITION
37. The developer will be responsible for the acquisition of any necessary right-of-way to
construct any of the required improvements.
38. 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.
39. 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.
40. 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.
41. 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.
MAINTENANCE OBLIGATIONS
42. The long term maintenance of all the items listed below is the ultimate responsibility of
the owner/developer.
43. Comply with all the requirements stipulated within the attached Department of Public
Works, Streets Division and Traffic and Engineering Services Division memorandums
regarding Communities Facilities District and Landscape and Feature Maintenance
dated October 11, 2011; and, the following:
a) If the owner/developer chooses to be annexed into the City's CFD for maintenance
purposes, then an Annexation Request Package shall be submitted to the Public
Works Department for review, processing, and approval.
• NOTE: 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 (http://www.fresno.ciov) under the Public Works Department
Developer Doorway.
Vesting Tentative Tract Map No. T-6000/UGM
November 02, 2011
Page 8 of 10
b) 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.
Where applicable, 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.
• 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) 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.
d) If the developer/subdivider elects to petition for annexation into the City's Community
Facilities District, he/she shall be required to provide the City of Fresno, Department
of Public Works, with copies of signed acknowledgments from each purchaser of a
lot within the subdivision, attesting to the purchasers understanding that the lot will
have an annual maintenance assessment and that he/she is aware of the estimated
amount of the assessment. The developer/subdivider shall execute and record a
covenant on each lot providing notice that the subject property is subject to annual
payment of the Community Facilities District assessment.
44. Should the City Council or owner/developer choose not to include all of the maintenance
items or certain items listed above in a CFD, then the property owner/developer shall be
responsible for establishing a Home Owners' Association (HOA) or other property based
management mechanism which provides for the maintenance of these items in a
mariner which provides appropriate security and is deemed acceptable to both the City
of Fresno Development and Resource Management and Public Works Departments.
a) The subdivider shall establish a Home Owners' Association (or other approved
mechanism) to perform the above listed maintenance responsibilities pursuant to a
formal agreement with the City pursuant to Section 12-1026 of the FMC. 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.
• NOTE: Should the owner/developer elect to establish a HOA to perform
maintenance obligations and assure that said obligations are met, then the
owner/developer may include such other items as are deemed appropriate
and necessary for the sustainability of the subdivision and its amenities within
the responsibilities of the association.
b) The proposed Declaration of Covenants, Conditions, and Restrictions (CC&Rs) and
the proposed instruments for the homeowners association shall be submitted to the
Development and Resource Management 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
Vesting Tentative Tract Map No. T-6000/UGM
November 02, 2011
Page 9 of 10
of responsibility to the homeowners association for landscaping and other provisions
as stated in the Development and Resource Management Department Guidelines for
preparation of CC&Rs dated September 01, 1994.
DEVELOPMENT FEES AND CHARGES
This project is subject to the following fees and charges:
FLOOD CONTROL CHARGES FEE RATE
a. FMFCD Drainage Fee $32,034.00
SEWER CONNECTION CHARGES FEE RATE
b. Lateral Sewer Charge [1] $0.10/sq. ft. (to 100' depth)
c. Oversize Charge [1] $0.05/sq. ft. (to 100' depth)
d. Trunk Sewer Charge [2]
Service Area: Herndon $496.00/living unit
e. Wastewater Facilities Charge [3] $2,119.00/living unit
f. House Branch Sewer Charge [2] N/A
WATER CONNECTION CHARGES FEE RATE
g. Service Connection Charge Fee based on service(s) and
meter(s) sizes specified by owner;
fee for service(s) and Meter(s)
established by the Master Fee
Schedule.
h. Frontage Charge [1] $6.50/lineal foot
i. Transmission Grid Main Charge [1] $643.00/gross acre
(parcels 5 gross acres or more)
j. Transmission Grid Main Bond Debt [1]
Service Charge $243.00/gross acre
(parcels 5 gross acres or more)
k. UGM Water Supply Fee [2] $456/living unit
Service Area: 101-S
I. Well Head Treatment Fee [2] $0/living unit
Service Area: 101
m. Recharge Fee [2] $0/living unit
Service Area: 101
n. 1994 Bond Debt Service ['I] $895/living unit
Service Area: 101
Vesting Tentative Tract Map No. T-6000/UGM
November 02, 2011
Page 10 of 10
CITYWIDE DEVELOPMENT IMPACT FEES FEE RATE
o. Fire Facilities Impact Fee— Citywide [4] $539.00/living unit
p. Park Facility Impact Fee— Citywide [4] $2278/living unit
q. Quimby Parkland Dedication Fee [2] $1120/living unit
r. Citywide Regional Street Fee [3] $8,361.00/adj. acre
s. New Growth Area Major Street Fee [3] $18,790.00/adj. acre
t. Police Facilities Impact Fee—Citywide [4] $624.00/living unit
u. Traffic Signal Charge [1] $450.94/living unit
v. Street Acquisition/Construction Charge [2] N/A
Notes:
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. Please see the attached memorandum from the Fresno Metropolitan Flood
Control District (FMFCD) for further information regarding considerations which may affect the fee
obligation(s)or the timing or form of fee payment.
On July 22, 2008, the Fresno County Board of Supervisors passed Ordinance No. 2008 — 023 requiring
the payment of County Public Impact Facilities Impact Fees. The effective date of this ordinance is
September 20, 2008. Contact the County of Fresno, Public Works and Planning Department to
determine payment of this fee obligation. Confirmation by the County of Fresno is required before the
City of Fresno can issue building permits. (The requirement to pay this fee is currently suspended by
Fresno County. However, payment of this fee may be required if the fee has been reinstated at the time
of issuance of building permits on the subject property.)
The Board of Directors of the Fresno County Regional Transportation Mitigation Fee Agency approved
Resolution No. 2009—01 requiring the payment of Regional Transportation Mitigation Fee. The effective
date of this resolution is January 1, 2010. Contact the Council of Fresno County Governments (FCOG)to
determine this fee obligation. Confirmation by the FCOG is required before the City of Fresno can issue
building permits.
" Living Unit Equivalents are calculated by multiplying the number of Net Acres by 5.8 Living Unit
Equivalents for commercial or 3.0 Living Unit Equivalents for industrial to arrive at the total number of
Living Unit Equivalents.
"*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).
[1] Deferrable through Fee Deferral Covenant.
[2] Due at Final Map.
[3] Due at Building Permit.
[4] Due at Certificate of Occupancy.
DEPARTMENT OF PUBLIC WORKS
TO: Will Tackett, Planner III
Planning Division
FROM: Hilary Kimber, Parks Supervisor II (559.621.1345)
Streets Division
DATE: September 19, 2011
SUBJECT: Tract 6000 (APN: 404-072-33S) located on the south side of East Nees Avenue
between North Chestnut and North Willow Avenues. The Department of Public Works has
reviewed the Tentative Tract Subdivision Map proposed by Sean Nathan of Quad Knopf Inc., on
engineering plans dated August 2011 for DeYoung Properties. The Department of Public Works
offers the following comments regarding the requirements for landscaping and irrigation in the
street rights-of-ways:
GENERAL REQUIREMENTS
STREET TREE REQUIREMENTS
1. The subdivider is required to provide street trees on all public street frontages per Fresno
Municipal Code. Street trees shall be planted at the minimum rate of one tree for each 60'
of street frontage or one tree per lot whichever is greater. The subdivider is required to
provide irrigation for all street trees. The irrigation system shall comply with FMC
12-306-23, Water Efficient Landscape Standards and AB 1881.
The designated street trees for E. Nees Ave. are:
Nyssa sylvatica Black Tupelo
Platanus acerifolia `Columbia' Columbia Sycamore
Quercus rubra Red Oak
These trees may be planted as a solo species or in an alternating pattern.
2. Street Tree Planting by Developer: Tree planting shall be within an 8'-10' Public Planting
and Utility Easement (please delete the Planting Easement{PLE} designation).
a. Street tree inspection fees shall be collected for each 60' of public street frontage.
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 shall be reviewed and approved by the
Department of Public Works, Engineering Services. A street tree planting permit shall be
required for all 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.
MAINTENANCE REQUIREMENTS
1. The subdivider shall provide long term maintenance for all proposed landscaped
areas by either petitioning for annexation in a 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 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 Cornmunity Facilities District.
A. Landscape and irrigation plans shall comply with Sections 12-306-23 & 24 and 14-121
of the Fresno Municipal Code; and AB 1881 regarding Water Efficient Landscaping.
D. The water meter(s) 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.
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 median islands within the limits of the project.
There are approximately 166 linear feet of median island amenities that include curbing
and stamped concrete on North Chestnut Avenue fronting this development. The
developer of Tract 5997 is responsible to provide the irrigation and plant material--only for
that portion of the median island directly within the limits of the project with a mow strip to
delineate this portion from the rest of the median island.
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 wide shall be capped
with concrete as an integral part of the offsite improvements, whether or not the median is
landscaped.
�ity of
DATE: October 11, 2011
TO: Will Tackett
Development and Resource Management Department
THROUGH: M. Scott Tyler, PE, City Traffic Engineer
Public Works Department, Traffic & Engineering Serces Division
FROM: Louise Gilio, Traffic Planning Supervisor
Public Works Department, Traffic & Engineering Services Divisi
SUBJECT: Public Works Conditions of Approval
TT 6000, 2835 East Nees
DeYoung Properties / Quad Knopf
The Public Works Department, Traffic and Engineering Services Division, 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:
1. Curb Ramps: Provide curb ramps at all corners within the limits of this subdivision.
2. Pedestrian Easements: Identify all pedestrian easements on the map.
a. Major Streets: A 2' dedication for a pedestrian easement is required.
3. Local Streets: If constructed to 42' or 50' street right of way, a 1'pedestrian easement is required
on streets with driveway approaches.
4. Overhead Utilities: 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.
5. Intelligent Transportation Systems (ITS): Street work on major streets shall be designed to include
ITS in accordance with the Public Works ITS Specifications, where not existing.
6. Entrances: (local street/ major street intersections) Dedicate a minimum of 60' of street right of
way and construct concrete medians to Public Works Standard P-86. A 104' minimum transition
is required from the proposed 60' right of way entrances to the 50' right of way streets. No
parking is allowed within the limits of the proposed median.
7. Plan Submittal: Submit the following plans, as applicable, in a single package, to the Development
and Resource Management Department for review and approval: Street: construction, signing,
striping, traffic signal and streetlight
8. Street widening and transitions shall also include utility relocations and necessary dedications.
Frontage Improvement Requirements:
Major Streets:
Nees Avenue: Arterial
1. Dedicate 50'-53' of property, from section line, for public street purposes within the limits of this
subdivision to meet the City of Fresno's Arterial Standards.
Page 1 of 3
TATraffic Planning\TRACT MAPS\6000\T-6000 NEES 2835 E.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 Public Works
Standard P-52. A 2' Pedestrian Easement is required. Identify on the map.
3. Construct 20' of permanent paving within the limits of this subdivision.
4. Construct an underground street lighting system to Public Works Standard E-1 within the limits of
this subdivision. Spacing and design shall conform to Public Works Standard E-7 for Arterial
Streets.
5. Relinquish direct vehicular access rights to Nees Avenue from all lots within this subdivision.
Interior Streets:
Dedicate, design and construct all curb, gutter, sidewalk, (both sides), permanent paving, cul-de-sacs,
easements and underground street lighting systems on all interior local streets to Public Works Standard
P-56. All driveways shall be constructed to Public Works Standards P-4 and P-6. Pedestrian easements
are required behind driveways with sidewalk patterns less than 10'.
Specific Mitiqation Requirements: This tract will generate 28 a.m. /38 p.m. peak hour trips; therefore,
a Traffic Impact Study (TIS) is not required.
1. Relinquish direct vehicular access rights to the north property line of lot(s) 1,14, and 15.
2. The intersection(s) of :
a. Nees/Justin and Nees/Fine Avenues shall be limited to right-in and right-out turns.
3. 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.
4. Provide a corner cut dedication at the southwest corner of Nees and Justin Avenues.
5. Sidewalk patterns shall be consistent. Change the street right of way from 60' to 50' along
Goshen Avenue.
Traffic Signal Mitigation 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).
This TSMI fee is credited against signal installation and Intelligent Transportation System (ITS)
improvements (constructed at their ultimate location) anticipated to build out the 2025 General Plan
circulation element and included in the Nexus Study for the TSMI fee. Project specific impacts that are
not consistent with the 2025 General Plan, Public Works P69 standards, and/or already incorporated into
the TSMI fees infrastructure costs are not reimbursable unless the City Engineer and City Traffic
Engineer include the new traffic signal and/or ITS infrastructure in the next update and the applicant
agrees to pay the new calculated TSMI fee that includes the new infrastructure. Failure to pay this fee or
construct improvements that are credited/reimbursable with this fee will result in a significant unmitigated
impact as this fee is applied to all projects within the City Sphere of Influence. If the applicant is
conditioned with improvements that are credited/reimbursable with this fee they should work with the
Department of Public Works and identify with a Professional Engineers estimate the costs associated
with the improvements prior to paying the TSMI fee at time of building permit.
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.
Page 2of3
TATraffic Planning\TRACT MAPS\6000\T-6000 NEES 2835 E.doc
Regional Transportation Mitigation Fee (RTMF):
Pay all applicable RTMF fees to the Joint Powers Agency located at 2035 Tulare Street, Suite 201,
Fresno, CA 93721; (559) 233-4148 ext. 200; www.fresnocog.org. Provide proof of payment or exemption
prior to issuance of building permits.
Landscape and Feature Maintenance:
1. The long term maintenance and operating costs of all the items, within the boundary of the subdivision
and remainders, listed below shall be the ultimate responsibility of the owner/developer.
a. Landscaping and Irrigation systems within the street right-of-ways, landscape easements,
outlots and trail areas which includes one half of median islands (in Major Streets), parkways,
buffers, median island entry treatments, street trees, paseos and open spaces. All outlots
used for open spaces shall be dedicated to the City of Fresno in fee.
b. Feature Improvements:
• Major Streets: median islands, sidewalk, decorative concrete, curb, gutter, street
furniture, street lights, hardscapes and special features within trails and outlots.
• Local Streets: paving, median islands, sidewalk, decorative concrete, curb, gutter,
valley gutter, street lights, street signs, street furniture, pilasters, hardscapes and
special features within trails and outlots
• Optional Features: Items not listed above shall be submitted in writing to the
Public Works Department for review and approval.
2. The developer/owner shall do one or both of the following:
a. Place the above items into a Community Facilities District (CFD) - An Annexation Request
Package shall be submitted to the Public Works Department to be reviewed for acceptance.
Any special features requested require Public Works Department approval prior to
acceptance. If you have any questions contact Traffic and Engineering Services Division at
(559)621-8690.
—AND/OR-
b. If the Council or property owner/developer chooses not to include all of the items or certain
items listed in a CFD, the property owner/developer shall be responsible for providing a
mechanism approved by the City of Fresno for the maintenance of such items. Contact the
Development and Resource Management Department at (559)621-8277.
Page 3of3
TATraffic Planning\TRACT MAPS\6000\T-6000 NEES 2835 E.doc
City of �AP� &CONSEgv�ro�
FREISNKU/ y z
O p
DEPARTMENT OF PUBLIC UTILITIES
N DPU
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Date: September 22, 2011
CyC���G • WASE c�
Providing Life's Essential Services
To: WILL TACKETT, Planner III
Planning and Development
From: DOUG HECKER, Supervising Engineering Technicia4-p&
I�
Department of Public Utilities, Planning and Engineering Division
Subject: SANITARY SEWER REQUIREMENTS FOR VESTING TENTATIVE
TRACT 6000/UGM AND REZONE APPLICATION R-11-013
General
T-6000-UGM & R-11-013 were filed by Sean Nathan of Quad Knopf, Inc., on behalf of DeYoung
Willow and Nees LP, and pertain to 9.54 acres of property located on the south side of East Nees
Avenue between North Chestnut and North Willow Avenues in Northeast Fresno, 2835 East Nees
Avenue, APN 404-072-33S. The applicant proposes to rezone the subject property and three other
properties for annexation purposes, APNs 404-072-33S, 06, 40 and 404-481-18, from AL-20,
Agricultural Limited, 20 acres, to R-1-UGM, Single Family Residential-Urban Growth Management,
and to subdivide the subject property into 37 single family residential lots per City standards.
Sanitary Sewer Requirements
The nearest sanitary sewer main to serve the proposed project is a 10-inch main located in East Nees
Avenue. The following sewer improvements shall be required prior to providing City sewer service to
the project:
1. All sanitary sewer mains shall be extended within the proposed tract to provide service to each
lot.
2. Separate sewer house branches are required for each new lot created.
3. Abandon any existing on-site private septic systems.
4. Engineered improvement plans prepared by a Registered Civil Engineer shall be submitted for
Department of Public Utilities review and approvals for proposed additions to the City Sewer
System.
5. All public sanitary sewer facilities shall be constructed in accordance with City Standards,
specifications, and policies
Sanitary Sewer Fees
The following Sewer Connection Charges are due and shall be paid for the Project:
1. Sewer Lateral Charge
2. Sewer Oversize Service Area: # 1
3. Trunk Sewer Charge: Herndon
4. Herndon Trunk Enhancement Fee
5. Wastewater Facilities Charge(Residential Only)
f
_1
City of
eDPU
DEPARTMENT OF PUBLIC UTILITIES—WATER DIVISIONti4
111111'�rW+FAI -
Providing Life's Essential Sery vs
DATE: September 21, 2011
TO: WILL TACKETT, Planner III
Development and Resource Management Department— Current Planning Division
THROUGH: MICHAEL CARBAJAL, Chief Engineering Technician 'N
Department of Public Utilities—Water Division
FROM: ROBERT A. DIAZ, Senior Engineering Technician .
Department of Public Utilities —Water Division
SUBJECT: WATER REQUIREMENTS FOR VESTING TENTATIVE TRACT T-6000 AND
REZONE R-11-013
I
General
T-6000-UGM & R-11-013 were filed by Sean Nathan of Quad Knopf, Inc., on behalf of DeYoung
Willow and Nees LP, and pertain to 9.54 acres of property located on the south side of East Nees
Avenue between North Chestnut and North Willow Avenues in Northeast Fresno, 2835 East Nees
Avenue, APN 404-072-33S. The applicant proposes to rezone the subject property and three other
properties for annexation purposes, APNs 404-072-33S, 06, 40 and 404-481-18, from AL-20,
Agricultural Limited, 20 acres, to R-1-UGM, Single Family Residential-Urban Growth Management,
and to subdivide the subject property into 37 single family residential lots per City standards.
Water Service
The nearest water main to serve the proposed project is a 14-inch main located in East Nees Avenue.
The following water improvements shall be required prior to providing City water service to the project:
1. Water mains (including installation of City fire hydrants)shall be extended within the proposed
tract to provide service to each lot.
2. Separate water services with meters shall be provided to each lot created.
3. All public water facilities shall be constructed in accordance with City Standards,
specifications, and policies.
4. Seal and abandon any existing on-site well in compliance with the State of California Well
Standards, Bulletin 74-90 or current revisions issued by California Department of Water
Resources and City of Fresno standards.
5. Engineered improvement plans prepared by a Registered Civil Engineer shall be submitted for
Department of Public Utilities review and approvals for proposed addition and/or modification
to the City Sewer System. Depict neighboring parcels and proposed plans for their continued
service.
6. All Public water facilities shall be constructed in accordance with The Department of Public
Works standards, specifications, and policies.
Water Fees
The following Water Connection Charges are due and shall be paid for the Project:
1. Wet-tie(s), water service(s)and/or meter(s) installation(s).
f
City of
OMMIMIU-4 )
DEPARTMENT OF PUBLIC UTILITIES
October 11, 2011
TO: Will Tackett, Planner III
Development Department, Planning Division
FROM: V
Chris Weibert, Management Analyst 11
Department of Public Utilities, Administration
SUBJECT: TT 6000\UGM, Solid Waste Conditions of Approval
Location: South side of East Nees Avenue between North Chestnut and North Willow
Avenues (APN 404-072-33S)
The Department of Public Utilities, Solid Waste Division has completed a review of the Vesting
Tentative Tract Map 6000 that was submitted by Quad Knopf, Inc., on behalf of De Young Willow and
Nees 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 Requirements:
• Tract 6000 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 6-205 Solid Waste, Recycling and Green Waste Disposal
Regulations, Section (c)(11). 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 6-205 Solid Waste, Recycling and Green Waste Disposal
Regulations, Section (c)(10). 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.
Pagel of 2
Conditions of Approval 1176000.doex
Covenant Requirements:
There shall be no parking allowed in the cul-de-sacs on the solid waste service day. All lots that are part
of a cul-de-sac shall be clear of all vehicles by 5:30 a.m.:
Lots 29, 30, 31, 32, and 33
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 14 shall place their containers in front of Lot 15 on solid waste service days
Page 2 of 2
Conditions of Approval TT6000.docx
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14,
1
FIRE DEPARTMENT
Date: September 20, 2011
To: WILL TACKETT, Planner Il
Planning and Development Department, Advance Planning
From: LESLIE FORSHEY, Senior Fire Prevention Inspector
Fire Department,Fire Prevention& Investigative Services
Subject: T-6000-UGM &R-11-013 were filed by Sean Nathan of Quad Knopf, Inc., on behalf
of DeYoung Willow and Nees LP, and pertain to 9.54 acres of property located on the
south side of East Nees Avenue between North Chestnut and North Willow Avenues in
Northeast Fresno, 2835 East Nees Avenue,APN 404-072-335. The applicant proposes
to rezone the subject property and three other properties for annexation purposes,APNs
404-072-33S,06,40 and 404-481-18, from AL-20,Agricultural Limited, 20 acres,to
R-1-UGM, Single Family Residential-Urban Growth Management, and to subdivide
the subject property into 37 single family residential lots per City standards.
Hydrants
Public streets hydrant(s)must be installed. Coordinate street hydrant locations with Public
Works.
General
All construction work on this project is subject to interruption if the road system becomes
impassable for fire apparatus due to rain or other obstacles. All required fire access lanes shall be
provided and maintained with an approved 'all weather' surface capable of supporting 80,000 lb.
vehicles (minimum 4" of base rock over compacted or undisturbed native soil or per approved
engineered plans)year-round and with 24 feet minimum width or other approved method that
would prevent shoulder degradation.
Other
Change note#4 on the sheet to read Fresno.
This project is within 2.4 miles from Fresno Fire Station No. 13.
This project is subject to city wide fire service fees.
Note: Phasing of tract will require re-review for access requirements.
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT File No.210.45
NOTICE OF REQUIREMENTS
Pagel of4
PUBLIC AGENCY DEVELOPER
WILL TACKETT ERNIE ESCOBEDO-DEYOUNG WILLOW&NEES on
DEVELOPMENT SERVICES/PLANNING LP
CITY OF FRESNO 2109 W. BULLARD AVE.,#101
2600 FRESNO STREET,ROOM 3043 FRESNO,CA 93711
FRESNO,CA 93721-3604
PROJECT NO: 6000
ADDRESS: 2835 E. NEES AVE.
APN: 404-072-33S SENT:
Drainage Area(s) Preliminary Fee(s) I
CZ $32,034.00
TOTAL FEE:$32,034.00
The proposed development will generate storm runoff which produces potentially significant environmental impacts and which
must be properly discharged and mitigated pursuant to the California Environmental Quality Act and the National Environmental
Policy Act.The District in cooperation with the City and County has developed and adopted the Storm Drainage and Flood
Control Master Plan.Compliance with and implementation of this Master Plan by this development project will satisfy the
drainage related CEQA/NEPA impact of the project mitigation requirements.
The proposed development shall pay drainage fees pursuant to the Drainage Fee Ordinance prior to approval of the final map at
the rates in effect at the time of such approval. The fee indicated above is based on the tentative map.Contact the FMFCD
project engineer prior to approval of the final map for the fee.
Considerations which may affect the fee obligation(s)or the timing or form of fee payment:
a.) Fees related to undeveloped or phased portions of the project may be deferrable.
Fees may be calculated based on the actual percentage of runoff if different than that typical for the zone district under
b.) 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.
When the actual costs incurred in constructing Master Plan facilities exceeds the drainage fee obligation,
e.) reimbursement will be made for the excess costs from future fees collected by the District from other development.
Any request for a drainage fee refund requires the entitlement cancellation and a written request addressed to the
f) General Manager of the District within 60 days from payment of the fee. A non refundable$300 Administration fee or
5%of the refund whichever is less will be retained without fee credit.
5469 E.OLIVE-FRESNO,CA 93727-(559)456-3292-FAX(559)456-3194
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 2 of 4
Approval of this development shall be conditioned upon compliance with these District Requirements.
I. a. Drainage from the site shall BE DIRECTED TO on
X b. Grading and drainage pattems shall be as identified on Exhibit No. I
The grading and drainage patterns shown on the site plan conform to the adopted Storm Drainage and
C. Flood Control Master Plan.
2. The proposed development shall construct and/or dedicate Storm Drainage and Flood Control Non 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 "NON MASTER PLAN FACILITIES
X TO BE CONSTRUCTED BY DEVELOPER".
None required.
3. The following final improvement plans shall be submitted to the District for review prior to final
development approval:
X Grading Plan
X Street Plan
X Storm Drain Plan 0
X Water&Sewer Plan
X Final Map
Other
None Required
CD
4. Availability of drainage facilities:
Permanent drainage service is available provided the developer can verify to the satisfaction of the City
a' that runoff can be safely conveyed to the Master Plan inlet(s).
X b. The construction of facilities required by Paragraph No.2 hereof will provide permanent drainage service.
Permanent drainage service will not be available. The District recommends temporary facilities until
C. 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.)
X Does not appear to be located within a flood prone area.
The subject site contains a portion of a canal or pipeline that is used to manage recharge,storm water,
6. 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.
5469 E.OLIVE-FRESNO,CA 93727-(559)456-3292-FAX(559)456-3194
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 3 of4
7. The Federal Clean Water Act and the State General Permits for Storm Water Discharges Associated with on
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 constniction,and to those which may be generated by
operations at the development after construction.
a. State General Permit for Storm Water Discharges Associated with Construction Activities,approved
August 1999,(modified December 2002) A State General Construction Permit is required for all clearing,
grading,and disturbances to the ground that result in soil disturbance of at least one acre(or less than one
acre\if part of a larger common plan of development or sale). Permittees are required to: submit a Notice
of Intent to be covered and must pay a permit fee to the State Water Resources Control Board(State
Board),develop and implement a storm water pollution prevention plan,eliminate non-storm water
discharges,conduct routine site inspections,train employees 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.
e. 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.
8. 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.
Gerald E.LakemarV Phu Q. Duong
District Engineer Project Engineer
5469 E.OLIVE-FRESNO,CA 93727-(559)456-3292-FAX(559)456-3194
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 4 of 4
CC:
SEAN NATHAN-QUAD KNOPF,INC. on
6051 N.FRESNO ST.,#200
FRESNO,CA 93710
I
I
5469 E.OLIVE-FRESNO,CA 93727-(559)456-3292-FAX(559)456-3194
NOTE:
NEES THIS MAP IS SCHEMATIC
DISTANCES ARE APPROXIMATE.
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TRACT 5067
LEGEND
0- - Existing Master Plan Facilities
Temporary Neenah Inlet To Be Constructed By Developer
Non-Master Plan Facilities To Be Constructed By Developer
ISI= (Not Eligible For Fee Credit)
k Existing Private Facilities
Direction of Drainage
1 " = 200 '
-- ——— Inlet Boundary
Limits of Tract 6000 TRACT 6000
® 15 ft Wide Storm Drain And Channel
Easement To Be Dedicated To The District DRAINAGE AREA "CZ"
15 ft Wide Storm Drain Easement To Be
Dedicated To The District
EXHIBIT NO. 1
Prepared by:keithRESNO METROPOLITAN FLOOD CONTROL DISTRICT
Date:9/26/2011
Path:K:Wutocad\DWGS\OEXHIBIT\TRACTS\6000.mxd
OTHER REQUIREMENTS
EXHIBIT NO. 2
The proposed development of Tract 6000 is located in an area that has historically provided
a passage for major storm water flows coming from Tract 6000 and Assessor Parcel
Numbers 404-072-095, 10S, IIS, 404-481-19S, and 20S. The flow pattern across the
proposed site to reach storm drainage facilities located on APN 404-481-18 must be
maintained. Therefore, the developer shall provide the proposed storm drain and drainage
channel as shown on the attached Exhibit No. 1. In addition, storm drain and drainage
covenants shall be provided to pass the flows from the upstream parcels through APN 404-
481-18 to the existing downstream Master Plan facilities (see Exhibit No.1). The grading of
Tract 6000 shall not block the historical drainage patterns of the existing homes to remain in
the area.
A minimum fifteen (15) foot wide storm drain and channel easements will be required whenever
storm drain facilities are located on private property. No encroachments into the easement will
be permitted including, but not limited to, foundations, roof overhangs, swimming pools, and
trees.
Development No. Tract 6000
engr\permits\exh i bit2\tract\6000(pd)
COUP
County of Fresno
Department of Public Health
Edward L. Moreno, M.D., M.P.H., Director-Health Officer
Q� >is56�0
ARE`'
September 13, 2011
FA0270957
L00016169
Will Tackett
PE 2602
City of Fresno
Development Department
2600 Fresno Street
Fresno, CA 93721
Dear Mr. Tackett:
PROJECT NUMBER: R-11-013, T-6000
Rezone Application No. R-11-013 and Vesting Tentative Map of Tract No. 6000/UGM were filed
by Sean Nathan of Quad Knopf, Inc., on behalf of DeYoung Willow and Nees LP, and pertain to
9.54 acres of property located on the south side of East Nees Avenue between North Chestnut and
North Willow Avenues In Northeast Fresno. The applicant proposes to rezone the subject property
and three other properties for annexation purposes (APNs: 404-072-33s, 06, 40 and 404-481-18)
from AL-20 (Agricultural Limited, 20 acres) to R-1/UGM (Single Family Residential/Urban Growth
Management); and to subdivide the subject property into 37 single family residential lots per City
standards.
APN: 404-072-33S ZONING: AL-20 to R-1IUGM ADDRESS: 2835 East Nees Avenue
Recommended Conditions of Approval:
• Construction permits for the 37-lot single family residential development should be subject to
assurance of sewer capacity of the Regional Wastewater Treatment Facility. Concurrence
should be obtained from the California Regional Water Quality Control Board (RWQCB). For
more information, contact staff at(559)445-5116.
• Construction permits for the 37-lot single family residential development should be subject to
assurance that the City of Fresno community water system has the capacity and quality to serve
this project. Concurrence should be obtained from the State Department of Health Services,
Division of Drinking Water and Environmental Management(DDWEM). For more information
call (559)447-3300.
• All wells and septic systems that exist or that have been abandoned within the project area shall
be properly destroyed by an appropriately licensed contractor.
Prior to destruction of agricultural wells, a sample of the upper most fluid in the well column
should be sampled for lubricating oil. The presence of oil staining around the well may indicate
the use of lubricating oil to maintain the well pump. Should lubricating oil be found in the well,
the oil should be removed from the well prior to placement of fill material for destruction. The
"oily water" removed from the well must be handled in accordance with federal, state and local
government requirements. Transportation of these materials on public roadways may require
special permits and licensure.
1221 Fulton Mall/P.O.Box 11867/Fresno,California 93775/(559)445-3271 /FAX(559)445-3301
Equal Employment Opportunity•Affirmative Action•Disabled Employer
Will Tackett
R-11-013, T-6000
September 13, 2011
Page 2 of 2
• Should any underground storage tank(s) be found during the project, the applicant shall apply
for and secure an Underground Storage Tank Removal Permit from the Fresno County
Department of Public Health, Environmental Health Division. Contact the Certified Unified
Program Agency at (559) 445-3271 for more information.
• Appropriate measures should be incorporated into the project to minimize potentially significant
short-term localized noise impacts to noise sensitive receivers caused by the operation of
construction equipment. Construction specifications for the project should require that all
construction equipment be maintained according to the manufacturers' specifications, and that
noise generating construction equipment be equipped with mufflers. In addition, consideration
should be given to limiting noise-generating construction activities to daytime hours as specified
in your municipal code.
The following comments pertain to demolition of the existing structures:
• Should any of the structures have an active rodent or insect infestation, the infestation should
be abated prior to demolition of the structures in order to prevent the spread of vectors to
adjacent properties.
• In the process of demolishing the existing structures, the contractor may encounter asbestos
containing construction materials and materials coated with lead based paints.
• If asbestos containing materials are encountered, contact the San Joaquin Valley Air Pollution
Control District at(559) 230-6000 for more information.
• If the structures were constructed prior to 1979 or if lead-based paint is suspected to have been
used in these structures, then prior to demolition work the contractor should contact the
following agencies for current regulations and requirements:
➢ California Department of Public Health, Childhood Lead Poisoning Prevention Branch, at
(510) 620-5600.
➢ United States Environmental Protection Agency, Region 9, at(415) 947-8000
➢ State of California, Industrial Relations Department, Division of Occupational Safety and
Health, Consultation Service (CAL-OSHA) at(559) 454-5302.
• Any construction materials deemed hazardous as identified in the demolition process must be
characterized and disposed of in accordance with current federal, state, and local requirements.
REVIEWED BY:
oyaafyv Ged—.eica.w
Janet Gardner o 'o- ca,ea.ter 10 merna Neann a�:
ar-Ferro Gary FWK Nea�m DeWsuznl
ema:;'O11 aI31 S M1esap,caus,c-US
Oahe:MI�09.13 15:5256
R.E.H.S., M.P.H.
Environmental Health Specialist III
(559) 445-3271
cc. Mendes/ Fox, Supervising Environmental Health Specialist(CT 5509)
T-6000, R-11-013 DeYoung-Arinexation
t , OFFICE OF
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TELEPHONE(559)233-7161
FAX(559)233-8227
_ 2907 S.MAPLE AVENUE
FRESNO,CALIFORNIA 93725-2218
YOUR MOST VALUABLE RESOURCE-WATER
October 6, 2011
Mr. Will Tackett
City of Fresno
Development and Resource Management
2600 Fresno Street, Third Floor
Fresno, CA 93721-3604
RE: Rezone No. R-11-013 and Vesting Tentative Tract Map No. 6000, S/W Nees and Willow
avenues
Dear Mr. Tackett:
The Fresno Irrigation District (FID) has reviewed the Rezone No R-11-013 and Vesting
Tentative Tract Map No. 6000 application pertaining to 9.54 acres of property located southwest
of Nees and Willow avenues. The applicant proposes to rezone the subject property and three
other properties for annexation purposes APN: 404-072-33, 06, 40 and 404-481-18 from AL-20
(Agricultural Limited, 20 acres) to (Single Family Residential/Urban Growth Management); and
to subdivide the subject property into 37 single family residential lots per city standards. FID
does not object to the proposed Rezone.
FID's comments are as follows:
1. FID previously reviewed and commented on the subject site on August 5, 2011 as Pre-
Application Review No. PA-11-1. Those comments still apply and a copy is attached for
your reference.
Thank you for submitting this for our review. We appreciate the opportunity to review and
comment on the subject documents for the proposed project. If you have any questions please
feel free to contact Steve Bloem at 233-7161 extension 321 or sbloem@fresnoirrigation.com.
Sincerely,
William R. Stretch, P.E.
Chief Engineer
Attachment
G'W gencieslCity',RezonetR-11-013.doc
BOARD OF President JEFFREY NEELY, Vice-President RYAN JACOBSEN
DIRECTORS STEVEN BALLS. GEORGE PORTER,JERALD REBENSDORF General Manager GARY R. SERRATO
MA
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FRESNO, CALIFORNIA 93725-2218
YOUR MOST VALUABLE RESOURCE-WATER
August 5, 2011
Mr. Rick Ballantyne
Fresno Local Agency Formation Commission
2115 Kern Street, Suite 310
Fresno, CA 93721
RE: City of Fresno Annexation —Pre-Application Review No. PA-11-1
FID's Maupin West Branch Canal No. 374, Maupin Canal No. 118
SAN Nees and Willow avenues
Dear Mr. Ballantyne:
The Fresno Irrigation District(FID) has reviewed the City of Fresno Annexation—Pre-
Application Review No. PA-11-1 where the applicant proposes a 37 lot single family residential
subdivision on 9.4 acres of property located southwest of Nees and Willow avenues,APNs:
404-072-06, 33, 40 and 404-481-12, FID understands that this application is part of the Pre-
Application process by LAFCO to provide essential information to the applicant concerning how
their project meets City, County, and LAFCO adopted policies and procedures and is intended
to help define a"preferred"annexation proposal (boundary).prior to processing any specific
entitlement permit(s). To this end, FID does not object to the proposed annexation but feels it
necessary to include their comments and conditions to help the applicant determine any future
potential development issues.
1, FID's Maupin Canal and Maupin West Branch Canal traverse the subject properties as
shown on the attached FID exhibit map and will be impacted by the proposed
development.
2. Maupin West Branch Canal (Location No. 1 APN 404072-40):
A. FID owns an exclusive 15-foot wide easement across the northwest portion of
the subject property as recorded November 29, 1957 as Document No. 77981,
Official Records of Fresno County.
B. Pipeline type, material and age -The pipeline was installed in 2000 (11 years
ago) as 24-inch diameter ASTM C-76 Rubber Gasket Reinforced Concrete Pipe
(RGRCP). Although RGRCP meets FID's standard for developed (residential,
industrial, commercial)parcels or urban areas,ASTM C-76 pipe has a weaker
joint connection than the currently used ASTM C-361 pipe and may be subject to
leaks. The applicant will need to take this into consideration during construction
BOARD OF President= JEFF NEELY, Vice - President_ RYAN JACOB SEN
DIRECTORS JEFF BOSWELL, STEVE BALLS,GEORGE POSTER, General Manager GARY R.SERRATO
Mr. Rick Ballantyne
Re: Pre-Application Review No. PA-11-1
August 5, 2011
Page 2 of 3
on the subject property. See the attached FID exhibit map for these limits. As-
Built plans are available upon request.
3. Maupin West Branch Canal (Location No. 2 APN 404-072-40):
A. FID owns the following exclusive 10-foot wide easement across the western
portion of the subject property as recorded September 16, 1997 as Document
No. 97121556, Official Records of Fresno County.
B. Pipeline type, material and age -The pipeline was installed in 1997 (14 years
ago) as 21-inch diameter ASTM C-76 Rubber Gasket Reinforced Concrete Pipe
(RGRCP). Although RGRCP meets FID's standard for developed (residential,
industrial, commercial)parcels or urban areas,ASTM C-76 pipe has a weaker
joint connection than the currently used ASTM 0-361 pipe and may be subject to
leaks, The applicant will need to take this into consideration during construction
on the subject property. See the attached FID exhibit map for these limits. As-
Built plans are available upon request.
4. Maupin Canal (Location No. 3 APN 404-481-18):
A. FID owns the following exclusive 15-foot wide easement across this portion of
the subject property as recorded November 27, 1961 as Document No. 86549,
Official Records of Fresno County.
B. Pipeline type, material and age—The pipeline was installed in 1961 (50 years
ago) as 30-inch diameter Cast in Place-Monolithic Concrete Pipe (CIP-MCP).
CIP-MCP is a non-reinforced pipe that is easily damaged, extremely prone to
leakage and does not meet FID's minimum standards for developed (residential,
industrial, commercial) parcels or urban areas. FID will require the existing
pipeline across the subject property be replaced with new 30-inch diameter
ASTM C-361 Rubber Gasket Reinforced Concrete Pipe (RGRCP) in accordance
with FID standards. FID believes that the City of Fresno is considering this as a
part of their Willow Avenue widening project. However, since that project has not
moved forward, the applicant should consider this requirement as a part of their
current project. As-Built plans are available upon request.
5. The proposed development of APN 404-072-33 into a 37 lot single family residential
subdivision may negatively impact local groundwater supplies. The area is currently
agricultural land and a significant portion of its water supply is imported surface water,
supplemented by groundwater pumping. Under current circumstances the project area
is experiencing a modest but continuing groundwater overdraft. Should the proposed
development result in a conversion from imported surface water to groundwater, this
deficit will increase. FID suggests the City require the proposed development balance
anticipated groundwater use with sufficient recharge of imported surface water in order
to preclude increasing the area's existing groundwater overdraft.
6. The above comments are not to be construed as the only requests FID will have
regarding this project. FID will make necessary additional comments and requests as
the project progresses.
Mr. Rick Ballantyne
Re: Pre-Application Review No. PA-11-1
August 5, 2011
Page 3of3
Thank you for submitting this for our review. We appreciate the opportunity to review and
comment on the subject documents for the proposed project. If you have any questions please
feel free to contact James Shields at 233-7161 extension 319 or jshieids@fresnoirrigation,com.
Sincerely,
- a �
William R. Stretch, P.E.
Chief Engineer
Attachment
cc: Ernie Escobedo, De Young Properties—Applicant
G:1A9e,)oes1l/v=Annexaton1PAA 1-1.dac
CITY OF FRESNO
DEVELOPMENT AND RESOURCE MANAGEMENT DEPARTMENT
REQUEST FOR REVIEW, COMMENTS, AND CONDITIONS FOR
REZONE APPLICATION NO. R-11-013 and
VESTING TENTATIVE MAP OF TRACT NO. 6000/UGM
TO: CITY OF FRESNO Return Completed Form to:
SUBDIVISION REVIEW COMMITTEE Will Tackett, Development Services/Planning
Email: Will.Tackett(a7fresno.gov
Telephone: 559-621-8063
Development & Resource Management
2600 Fresno Street, Third Floor
Fresno CA 93721-3604
PROJECT DESCRIPTION AND LOCATION:
Rezone Application No. R-11-013 and Vesting Tentative Map of Tract No. 6000/UGM were filed by
Sean Nathan of Quad Knopf, Inc., on behalf of DeYoung Willow and Nees LP, and pertain to 9.54 acres
of property located on the south side of East Nees Avenue between North Chestnut and North Willow
Avenues in Northeast Fresno. The applicant proposes to rezone the subject property and three other
properties for annexation purposes (APNs: 404-072-33s, 06, 40 and 404-481-18) from AL-20
(Agricultural Limited, 20 acres)to R-1/UGM (Single Family Residential/Urban Growth Management); and
to subdivide the subject property into 37 single family residential lots per City standards.
APN: 404-072-33S ZONING: AL-20 to R-1/UGM ADDRESS: 2835 East Nees Avenue
DATE ROUTED: September 12, 2011 COMMENT DEADLINE: September 27, 2011
If no response is received by the comment deadline, it will be assumed you have no comments to submit.
Preliminary Meetinfc of the SUBDIVISION REVIEW COMMITTEE:
9 A.M. TUESDAY, SEPTEMBER 27, 2011, CITY HALL-THIRD FLOOR NORTH, ROOM 3078-N
Meeting of the SUBDIVISION REVIEW COMMITTEE WITH SUBDIVIDER AND PROJECT ENGINEER:
2 P.M. TUESDAY, OCTOBER 11, 2011, CITY HALL-THIRD FLOOR NORTH, ROOM 3078-N
Your attendance at the review meetings will be appreciated. If you are unable to attend and you have
comments you wish to make, please forward your comments to Will.Tackett(d)-fresno.gov. prior to the
meeting date of October 11, 2011; or your can mail your comments to the Development and Resource
Management Department, Development Services/Planning Division, 2600 Fresno Street, Room 3076,
Fresno, California 93721-3604. Thank you.
A/ & [
Will Tackett
From: PORTER, PAUL E [pp7324@att.com]
Sent: Wednesday, September 14, 2011 6:21 AM
To: Will Tackett
Subject: 2835 East Nees Avenue
Will, AT&T has no comment on the proposed new tract at this location.
Paul Porter
AT&T California - Clovis Design Engineer
5555 East Olive Avenue Rm, E-100DE
Fresno, 93727
Office (559) 454-4496
FAX (559) 251-1876
Cell (559) 304-7809
E-mail pp7324@att.com
Will Tackett
From: Michael Navarro [michael_navarro@dot.ca.gov]
Sent: Wednesday, September 14, 2011 9:01 AM
To: Fresno Development Services; Will Tackett; Louise Gilio
Subject: Re: Request for Comment- Rezone R-11-013 and Vesting Tentative Tract Map No.
6000/UGM
We have no comments on the above referenced application. Thank you.
Fresno
Development
Services To
<Routing@fresno.g " 'mcarter@co.f resno.ca.us"'
ov> <mcarter@co.f resno.ca.us>,
—skahl@co.fresno.ca.us'"
09/12/2011 02:27 <skahl@co.fresno.ca.us>, "'Allen,
PM Glenn'" <glallen@co.fresno.ca.us>,
' 'jgardner@co.fresno.ca.us"'
<jgardner@co.fresno.ca.us>,
"'cathy.s.gilles@usps.gov"'
<cathy.s.gilles@usps.gov>,
"'ajs4@pge.com"' <ajs4@pge.com>,
' 'gef5@pge.com"' <gef5@pge.com>,
"'DOWNER, LONNIE A (ATTPB) "'
<ld2693@att.com>, 'Michael Navarro'
<michael_navarro@dot.ca.gov>,
'Jennifer Bryan-Sanchez'
<jennifer_bryan-sanchez@dot.ca.gov>
, " 'donulrich@cusd.com"'
<donulrich@cusd.com>, 'James
Shields'
<]Shields@fresnoirrigation.com>,
"'developmentreview@fresnofloodcont
rol.org"'
<developmentreview@fresnofloodcontr
ol.org>, Al Maroney
<Al.Maroney@fresno.gov>, Daniel
Yrigollen
<Daniel.Yrigollen@fresno.gov>,
Christopher Preciado
<Christopher.Preciado@fresno.gov>,
Richard Fultz
<Richard.Fultz@f resno.gov>, Michael
Carbajal
<Michael.Carbajal@fresno.gov>, Doug
Hecker <Doug.Hecker@fresno.gov>,
Robert Diaz
<Robert.Diaz@fresno.gov>, Gregory
Contreras
<Gregory.Contreras@fresno.gov>,
Louise Gilio
<Louise.Gilio@fresno.gov>, Hilary
Kimber <Hilary.Kimber@fresno.gov>
1
f
cc
Will Tackett
<Will.Tackett@fresno.gov>
Subject
Request for Comment - Rezone
R-11-013 and Vesting Tentative
Tract Map No. 6000/UGM
Routing Partners:
You have been identified as the best contact to provide your department/agency's review and
comments for the subject project. Please click the following link and download an electronic
copy of the project package for review.
Project Address: 2835 East Nees Avenue
APN: 404-072-33S
http://m3.fresno.gov/upload/files/23629063/VTT6000electronicrouting.pdf
(click on bookmarks to navigate) .
Our preferred method of receiving your comments is via email directly to
the planner assigned to this project, Will.Tackett@fresno.gov. We look
forward to receiving your responses electronically and hearing any comments/suggestions you
may have. If you do not have any comments, please communicate a "no comment" response.
Thank you.
Joann Zuniga
City of Fresno Planning Division
559-621-8032
If you experience difficulty opening the document, please call or email Joann
(Joann.Zuniga@fresno.gov) and a copy of the request for comments will be sent to your mailing
address.
2
Street Name Review
TM-6000 09/13/11
Street Name Status Required Change
East Nees Avenue Good
East Goshen Avenue Good
East Frederick Avenue Good
North Justin Avenue Good
North Fine Avenue Good
North Willow Avenue Good
NOTICE OF DETERMINATION E201210000020 DATE RECEIVED FOR FILING:
TO: _ Office of Planning and Research FROM: CITY OF FRESNO
1400 Tenth Street, Room 121 Development&Resource Management Dept. F L
D
Sacramento,CA 95814 2600 Fresno St.,Rm 3076
Fresno, CA 93721-3604 JAN 30 2012
X County Clerk FR 0 COUN
County of Fresno ER
2221 Kern Street By
Fresno,CA 93721
SUBJECT: Filing of Notice of Deterrriination in compliance with Section 21152 of the Public Resources Code
PROJECT TITLE: City of Fresno Environmental Assessment No. R-11-013/T-6000
for
Rezone Application No. R-11-013;
Vesting Tentative Tract Map No. 60001UGM; and,
The Nees-Willow No. 3 Reorganization
De Young Properties
Fresno, California
State Clearinghouse Number
(If sublect to Clearinghouse) Lead Agency Contact Person Area CodelTelephone
City of Fresno
N/A Development and Resource Management Department 559-621-8063
Will Tackett, Planner
PROJECTLOCATION:
2835 East Nees Avenue
Located on the south side of East Nees Avenue between North Chestnut and North Willow Avenues in the County of
Fresno, California
Assessor's Parcel Number(s): 404-072-06, 33 &40, 404-481-18
Site Latitude: 36151'03.00° N
Site Longitude: 119143'55.00"W
Mount Diablo Base & Meridian, Township 12S Range 20E, Section 36 Clovis Quadrangle
PROJECT DESCRIPTION:
Quad Knopf, Inc., on behalf of De Young Properties, has filed Rezone Application No. R-11-013 pertaining to
approximately 34.58 acres of property (hereinafter referred to as the"subject property") located on the south side of East
Nees Avenue between North Chestnut and North Willow Avenues.
Rezone Application No. R-11-13 requests authorization to rezone the subject property from the AL-20 (Limited 20-Acre
Agricultural[Fresno County]) zone district to the R-1/UGM/cz (Single Family Residential/Urban Growth Managemenbwith
conditions of zoning) zone district.
The subject property is currently located within an existing Fresno County island. Therefore, the subject property is also
proposed to be detached from the Fresno County Fire Protection District and the Kings River Conservation District and
annexed to the City of Fresno; these actions are under the jurisdiction of the Fresno Local Agency Formation Commission
(LAFCO)and are referred to as the"Nees-Willow No. 3 Reorganization".
These actions will ultimately facilitate the subdivision of an approximately 9.33 net acre portion of the subject property for
the purpose of creating a 37-lot single family residential development at a density of approximately 3.97 dwelling units per
acre pursuant to Vesting Tentative Tract Map No. 6000/UGM.
The subject property is located within the boundaries of the 2025 Fresno General Plan and Woodward Park Community
Plan, which designate the subject property for Medium-Low Density Residential (2.19-6.00 dwelling units/acre) planned
E201210000020
land uses. Pursuant to Table 2 (Planned Land Use and Zone District Consistency Matrix) of the 2025 Fresno General
Plan,'the proposed R-1 (Single Family Residential) zone district may be found to be consistent with the Medium-Low
Density Residential planned land use designation for the subject property.
Completion of the proposed project will entail demolition of an existing single family residence on the approximately 9.33
net acre portion of the subject property.
The proposed project will also involve installation and construction of both public and private facilities and infrastructure in
accordance with the standards, specifications, and policies of the City of Fresno.
This is to advise and certify that the Council of the City of Fresno, the Lead Agency, on December 01 2011 approved the
environmental findings and assessment prepared for the above-described project and has made the following
determinations regarding this project:
1. The project ( [ ] will [X]will not) have a significant effect on the environment.
2. [ ] An Environmental Impact Report was prepared for this project pursuant to the provisions of CEQA.
[ ] A Mitigated Negative Declaration was prepared for this project pursuant to the provisions of CEQA.
[X] A determination of project conformity to the 2025 Fresno General Plan Master Environmental Impact
Report (City of Fresno MEIR No. 101301 SCH No. 2001071097) and Plan Amendment A-09-02 (Air
Quality MND)was made.
3. Mitigation measures ( [X]were [ ]were not made a condition of the approval of the project.
4. A statement of Overriding Considerations ( [ ]was [X ]was not ) adopted for this project.
5. Findings ( [ ]were [X]were not ) made pursuant to the provisions of CEQA.
The above-described environmental assessment, with its Finding of Conformity to the 2025 Fresno General Plan Master
Environmental Impact Report (MSIR) No. 10130 and Mitigated Negative Declaration for Plan Amendment A-09-02 (Air
Quality MND) , together with the full initial study, comments and responses and record of project approval, is available to
the general public at the City of Fresno Development and Resource Management Department, 2600 Fresno Street, Room
3076, Fresno, California 93721-3604.
Mike Sanchez Date
Planning Manager, City of Fresno
Attachments: Project Vicinity Map
EXHIBIT A
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Feet
R-11-013 AL-20 to R-1/UGM, 34.58 Acres
APN: 404-072-06, 33 and 40
404-481-18 ■tf■11■1 City Limits
2835 East Nees Avenue
FRESNO CITY PLANNING COMMISSION
RESOLUTION NO. 13130
The Fresno City Planning Commission at its regular meeting on November 02, 2011, 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. 6000/UGM was filed with the City of Fresno and
proposes to subdivide the subject property for the purposes of facilitating a conventional 37-lot
single family residential public street development on approximately 9.33 net acres of property
located on the south side of East Nees Avenue between North Chestnut and North Willow
Avenues; and,
WHEREAS, the Development and Resource Management Department staff recommended
approval of the proposed project subject to all conditions of approval contained in the staff
report dated November 02, 2011; and,
WHEREAS, the Fresno City Planning Commission conducted a public hearing on November 02,
2011, 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. 6000/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 and the Mitigated Negative Declaration prepared for Plan
Amendment Application No. A-09-02 (Air Quality MND), which was prepared for Environmental
Assessment No. R-11-013/T-6000 dated September 30, 2011.
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 Woodward Park 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. 5997/UGM subject to the Development and Resource
Management Department Conditions of Approval dated November 02, 2011
The foregoing Resolution was adopted by the Fresno City Planning Commission upon a motion
by Commissioner Caprioglio, seconded by Commissioner Hansen-Smith.
VOTING: Ayes - Caprioglio, Dawar, Hansen-Smith, Holt, Medina, Vasquez
Noes - None
Not Voting - None
Absent - Torossian
DATED: November 02, 2011 /
Mike Sanc tanning Manager
Fresno City Planning Commission
Resolution No. 13130
Tentative Tract Map No. 6000/UGM
Filed by Quad Knopf, Inc.
Action: Approved