HomeMy WebLinkAboutT-6028 - Conditions of Approval - 8/12/2013 Chyof % W REPORT TO THE PLANNING COMMISSION AGENDA ITEM NO, Vi I I —,3
FRESNO
COMMISSION MEETING 06.19.13
APPROVED BY
June 19, 2013
FROM: MIKE SANCHEZ, Planning Manage DEPARTM T n/V TO
Development and Resource Managme epartment
THROUGH: SOPHIA PAGOULATOS, Supervising Plann f
Development Services Division
BY: MCKENCIE CONTRERAS, Planner 111
0
Development Services Division
SUBJECT: CONSIDERATION OF PLAN AMENDMENT APPLICATION NO. A-12-005, REZONE
APPLICATION NO. R-12-007, VESTING TENTATIVE TRACT MAP NO. 60281UGM, AND
ENVIRONMENTAL ASSESSMENT NO. A-12-0051R-12-0071T-60281UGM LOCATED ON
THE WEST SIDE NORTH ARMSTRONG AVENUE BETWEEN EAST ASHLAN AND
EAST DAKOTA AVENUES
RECOMMENDATION
The appropriateness of the proposed project has been examined with respect to its consistency with
goals and policies of the 2025 Fresno General Plan and the McLane Community Plan; its compatibility
with surrounding existing 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 staff evaluation, it can be concluded that proposed Plan Amendment Application
No. A-12-005, Rezone Application No. R-12-007, and Vesting Tentative Tract Map No. T-60281UGM are
appropriate for the project site. Therefore, staff recommends the Planning Commission take the following
actions:
1. RECOMMEND APPROVAL (to the City Council) of the adoption of the Mitigated Negative
Declaration prepared for Environmental Assessment No. A-12-0051R-12-a0071T-60281UGM
dated May 28, 2013 for the purpose of the proposed plan amendment and rezone
applications.
2. RECOMMEND APPROVAL (to the City Council) of Plan Amendment Application No. A-12-
005 proposing to amend the 2025 Fresno General Plan and the McLane Community Plan for
a ± 2.328 acre portion of the subject property from the low density residential planned land
use designation to the medium density residential land use designation.
3. RECOMMEND APPROVAL (to the City Council) of Rezone Application No. R-12-005 to
rezone a ± 2.328 acre portion of the subject property from the R-AIUGM (Single Family
Residential Agricultural/Urban Growth Management) to the R-11UGM (Single Family
Residential/Urban Growth Management) zone district.
4. APPROVE the Mitigated Negative Declaration prepared for Environmental Assessment No.
A-12-005/R-12-0071T-60281UGM for the purpose of the proposed vesting tentative tract map
application, contingent upon City Council approval of Plan Amendment Application No. A-12-
005, Rezone Application No. R-12-007, and the related environmental assessment.
REPORT TO THE PLANNING COMMISSION
Pian Amendment Application No. R-12-005
Rezone Application No. R-12-007
Vesting Tentative Tract Map No. 6028/UGM
June 19, 2013
Page 2
5. APPROVE Vesting Tentative Tract Map No. 6028/UGM subject to the findings included within
the Staff Report to the Planning Commission dated June 19, 2013; compliance with the
Conditions of Approval dated June 19, 2013; and, contingent upon City Council approval of
Plan Amendment Application No. A-12-005, Rezone Application No. R-12-007, and the
related environmental assessment.
EXECUTIVE SUMMARY
Chris Kliewer, on behalf of Lennar Fresno, Inc., has filed Plan Amendment Application No. A-12-005,
Rezone Application No. R-12-007, and Vesting Tentative Tract Map No. T-6028/UGM pertaining to ±
14.51 net acres (15.05 gross acres) of property located on the west side of North Armstrong Avenue
between East Ashlan and East Dakota Avenues.
Plan Amendment Application No. A-12-005 proposes to amend the 2025 Fresno General Plan and the
McLane Community Plan for a ± 2.328 acre portion of the subject property from the low density
residential planned land use designation to the medium density residential land use designation.
Rezone Application No. R-12-007 proposes to amend the Official Zone Map for a ± 2.328 acre portion of
the subject property from the R-A/UGM (Single Family Residential Agricultural/Urban Growth
Management) to the R-1/UGM (Single Family Residential/Urban Growth Management) zone district.
Vesting Tentative Tract Map No. T-6028/UGM proposes a 93 lot conventional single family residential
subdivision for the overall ± 14.51 net acre site.
PROJECT INFORMATION
PROJECT Plan Amendment Application No. A-12-005 proposes to amend the 2025
Fresno General Plan and the McLane Community Plan for a ± 2.328
acre portion of the subject property from the low density residential
planned land use designation to the medium density residential land use
designation. Rezone Application No. R-12-007 proposes to amend the
Official Zone Map for a ± 2.328 acre portion of the subject property from
the R-A/UGM (Single Family Residential Agricultural/Urban Growth
Management) to the R-1/UGM (Single Family Residential/Urban Growth
Management) zone district. Vesting Tentative Tract Map No. T-
6028/UGM proposes a 93 lot conventional single family residential
subdivision for the overall ± 14.51 net acre site.
APPLICANT Chris Kliewer of Yamabe & Horn Engineering, Inc. on behalf of Lennar
Fresno, Inc.
LOCATION Located on the west side of North Armstrong Avenue between East
Ashlan and East Dakota Avenues
(Council District 4, Councilmember Caprioglio)
SITE SIZE Approximately 14.51 net acres / 15.05 gross acres
REPORT TO THE PLANNING COMMISSION
Plan Amendment Application No. R-12-005
Rezone Application No. R-12-007
Vesting Tentative Tract Map No. 60281UGM
June 19, 2013
Page 3
LAND USE Existing - Medium-Low Density Residential for APN 310-201-14 and
Low Density Residential for APN 310-201-13
Proposed - Medium-Low Density Residential for APN 310-201-14 to
remain and Medium Density Residential for APN 310-201-
13
ZONING Existing - R-1/UGM (Single Family Residential/Urban Growth
Management)for APN 310-201-14 and R-A/UGM (Single
Family Residential-Agricultural/Urban Growth
Management) for APN 310-201-13)
Proposed - R-1/UGM (Single Family Residential/Urban Growth
Management)for APN 310-201-14 to remain and R-1/UGM
(Single Family Residential/Urban Growth Management) for
APN 310-201-13)
PLAN DESIGNATION Pursuant to Table 2 (Planned Land Use and Zone District Consistency
AND CONSISTENCY Matrix) of the 2025 Fresno General Plan and Section 12-403-B-1 (Zone
District Consistency Table) of the Fresno Municipal Code (FMC), the
existing and proposed R-1 zone district classification for the subject
property and the existing Medium-Low Density Residential and
proposed Medium Density Residential planned land use designations for
the subject property may be found consistent.
ENVIRONMENTAL Finding of a Mitigated Negative Declaration dated May 28, 2013.
FINDING
PLAN COMMITTEE The District 4 Plan Implementation Committee recommended approval
RECOMMENDATION of the plan amendment, rezone, and vesting tentative tract map
applications at their regularly scheduled meeting held on May 13, 2013.
STAFF Recommend that the Planning Commission recommend approval to the
RECOMMENDATION City Council of the proposed plan amendment application, rezone
application, and environmental finding and for the Planning Commission
to approve Vesting Tentative Tract Map No. 6028/UGM subject to
compliance with the Conditions of Approval dated June 19, 2013 and
contingent upon City Council approval of the related plan amendment,
rezone, and environmental finding.
BORDERING PROPERTY INFORMATION
Planned Land Use _ Existing Zoning Existing Land Use
North Medium-Low Density R-1/1JIGM
Residential Single Family Residential District/Urban Single Family Residential
Growth Management
Medium-Low Density R-A/UGM
South Single Family Rural
Residential & Low Density Single Family Residential-Agricultural Residence&Vacant Land
Residential District/Urban Growth Management
REPORT TO THE PLANNING COMMISSION
Plan Amendment Application No. R-12-005
Rezone Application No. R-12-007
Vesting Tentative Tract Map No. 6028JUGM
,tune 19, 2013
Page 4
East t R-1IUGM Single Family Residence
Low Density Residential Single Family Residential District/Urban &Vacant Tract
Growth Management
R-AIUGM
W@St Medium-Low Density Single Family Residential-Agricultural
Residential District/Urban Growth Management Church &Vacant Land
ENVIRONMENTAL FINDING
An environmental assessment initial study was prepared for this project in accordance with the
requirements of the California Fnvironmental Quality Act (CEQA) Guidelines. This process included
the distribution of requests for comment from other responsible or affected agencies and interested
organizations.
Preparation of the environmental assessment necessitated a thorough review of the proposed project
and relevant environmental issues and considered previously prepared environmental and technical
studies pertinent to the McLane Community Plan area, including the Master Environmental Impact
Report (MEIR) No. 10130 for the 2025 Fresno General Plan (SCH#2001071097) and Mitigated
Negative Declaration (MND) No. A-09-02 (SCH#2009051016). These environmental and technical
studies have examined projected sewage generation rates of planned urban uses, the capacity of
existing sanitary sewer collection and treatment facilities, and optimum alternatives for increasing
capacities; groundwater aquifer resource conditions; water supply production and distribution system
capacities; traffic carrying capacity of the planned major street system; and, student generation
projections and school facility site location identification.
The proposed amendment of the adopted 2025 Fresno General Plan, has been determined to not be
fully within the scope of MEIR No. 10130 as provided by the CEQA, as codified in the Public Resources
Code (PRC) Section 21157.1(d) and the CEQA Guidelines Section 15177(c). It has been further
determined that all applicable mitigation measures of MEIR No. 10130 and MND No. A-09-02 have
been applied to the project, together with project specific mitigation measures necessary to assure that
the project will not cause significant adverse cumulative impacts, growth inducing impacts and
irreversible significant effects beyond those identified by MEIR No. 10130 or MND No. A-09-02 as
provided by CEQA Section 15178(x). In addition, pursuant to Public Resources Code, Section
21157.6(b)(1), staff has determined that no substantial changes have occurred with respect to the
circumstances under which the MEIR was certified and that no new information, which was not known
and could not have been known at the time that the MEIR was certified as complete, has become
available. Therefore, it has been determined based upon the evidence in the record that the project will
not have a significant impact on the environment and that the filing of a mitigated negative declaration is
appropriate in accordance with the provisions of CEQA Section 21157.5(x)(2) and CEQA Guidelines
Section 15178(b)(1) and (2).
Based upon the attached environmental assessment and the list of identified mitigation measures, staff
has determined that there is no evidence in the record that the project may have a significant effect on
the environment and has prepared a draft mitigated negative declaration for this project. A public notice
of the attached mitigated negative declaration finding for Environmental Assessment Application No. A-
12-0051R-12-0071T-6028/UGM was published on May 28, 2013 with no comments or appeals received
to date.
REPORT TO THE PLANNING COMMISSION
Plan Amendment Application No. R-12-005
Rezone Application No. R-12-007
Vesting Tentative Tract Map No. 60281UGM
June 19, 2013
Page 5
BACKGROUND 1 ANALYSIS
Chris Kliewer, on behalf of Lennar Fresno, Inc., has filed Plan Amendment Application No. A-12-005,
Rezone Application No. R-12-007, and Vesting Tentative Tract Map No. T-60281UGM pertaining to ±
14.51 net acres (15.05 gross acres) of property located on the west side of North Armstrong Avenue
between East Ashlan and l=ast Dakota Avenues.
Plan Amendment Application No. A-12-005 proposes to amend the 2025 Fresno General Plan and the
McLane Community Plan for a ± 2.328 acre portion of the subject property from the low density
residential planned land use designation to the medium density residential land use designation.
Rezone Application No. R-12-007 proposes to amend the Official Zone Map for a± 2.328 acre portion of
the subject property from the R-AIUGM (Single Family Residential Agricultural/Urban Growth
Management)to the R-11UGM (Single Family Residential/Urban Growth Management) zone district.
Vesting Tentative Tract Map No. T-6028/UGM proposes a 93 lot conventional single family residential
subdivision for the overall ± 14.51 net acre site.
The 2.328 acre portion of the subject property is currently designated by the 2025 Fresno General Plan
and McLane Community Plan as low density residential planned land use. The pian amendment is
proposing to change the designation to medium density residential (4.99-10.37 dwelling units per acre).
The 12.18 acre portion of the subject site is designated as medium low density residential (2.19-6
dwelling units per acre) planned land use by the above mentioned plans. There is no change proposed
for the 12.18 acre portion. With the plan amendment and rezone, the development is permitted an
overall density of 38 to 97 dwelling units. The proposed project is proposing a 93 lot subdivision, which
is within the permitted density.
Although the project includes a proposed amendment to the 2025 Fresno General Plan and McLane
Community Plan in order to change the planned land use designation for a portion of the subject
property for the purposes of facilitating the proposed development, the proposed project meets the
goals, objectives and policies of the 2025 Fresno General Plan and McLane Community Plan by
providing a project which introduces higher density single family residential development in a manner
which will maintain a pleasant living environment through reservation of adequate living spaces and
protecting the integrity of adjacent neighborhoods. The close proximity of existing and planned office
commercial, open space I neighborhood park, school, and single and multiple family residential uses
provides for a unique and diverse context, which the proposed project will complement and embellish.
Public Resources
The Department of Public Utilities has determined that adequate sanitary sewer, water, and solid waste
facilities are available subject to compliance with the conditions submitted by the Department of Public
Utilities for this project. The proposed subdivision is required to provide two independent sources of
water, meeting Federal and State Drinking Water Act 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.
REPORT TO THE PLANNING COMMISSION
Plan Amendment Application No. R-12-005
Rezone Application No. R-12-007
Vesting Tentative Tract Map No. 60281UGM
June 19, 2013
Page 6
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. The
subject property will be serviced by the Fresno Fire and Police Departments.
The Fresno Metropolitan Flood Control District has indicated that there are not adequate facilities to
serve the proposed project. Therefore, the developer will be required to provide improvements which
will eliminate the adverse impact as specified in the project specific mitigation monitoring checklist.
Streets and Access Points
The project is a conventional single family residential development proposing dedications for public
streets that will take access from North Armstrong Avenue. The 2025 Fresno General Plan Circulation
Element designates North Armstrong Avenue as a collector street. The project will be required to
construct all frontage improvements to City Standards. Right-of-way dedications and/or vacations will
also be required along adjacent public streets in accordance with City of Fresno requirements to provide
for the necessary improvements.
This subdivision proposes two major street access points from North Armstrong Avenue. Interior public
streets have been proposed 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, Traffic calming measures are required within all
subdivisions for proposed street segments exceeding 800 feet in length. The development also
includes a stub street on the south of the subject property to connect to future development.
Applying the factors outlined in the Institute of Traffic Engineers (ITE) Trip Generation Manual, the
Department of Public Works, Traffic Engineering Division has assessed that the proposed 93-lot single
family residential development is projected to generate 70 vehicle trips during the morning (7 to 9 a.m.)
peak hour travel period and 93 vehicle trips during the evening (4 to 6 p.m.) peak hour travel period.
The Public Works Department, Traffic Engineering Division has reviewed the proposed plan
amendment, rezone, and tentative tract map applications and has determined that the streets adjacent
to and near the subject site will be able to accommodate the quantity and kind of traffic generated,
subject to requirements for improvements and right-of-way dedications as listed within the City of
Fresno Department of Public Works memorandum dated March 25, 2011 Specific mitigation
requirements include the construction of major street improvements.
The developer of this project will be required to pay the Traffic Signal Mitigation Impact (TSMI) Fee of
$47.12 per average daily tril at the time of building permit, based on the trip generation rates set forth in
the latest edition of the ITE Trip Generation Manual and the Master Fee Schedule. The project will also
be required to pay all applicable New Growth Area fees and City-wide regional street impact fees. The
California Department of Transportation (Caltrans) has not identified any project related impacts to the
State Highway System.
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.
REPORT TO THE PLANNING COMMISSION
Plan Amendment Application No. R-12-005
Rezone Application No. R-12-007
Vesting Tentative Tract Map No.60281UGM
June 19, 2013
Page 7
LandscapingMalls
Given that the proposed subdivision is located adjacent to and abutting a major street (North Armstrong
Avenue) within the boundaries of the McLane Community Plan, the development will be required to
install landscaping and irrigation within a minimum 10-fo6t wide buffer strip along the North Armstrong
Avenue collector street frontage. A six-foot high concrete/masonry wall is required to be constructed at
the rear of the landscaped areas along North Armstrong Avenue.
Outlot "A" of Tentative Tract Map No. 60281UGM is proposed to be dedicated for common open space
purposes and a minimum eight-foot wide landscape buffers are required for all "end-blocks". The
development proposes a total of approximately 19,051 square feet of open space, comprising three
percent of the subdivision area.
Council District Plan Implementation Committee
The District 4 Plan Implementation Committee recommended approval of the proposed project by a
unanimous vote at its meeting held May 13, 2013.
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 McLane Community Plan, contingent upon City Council
approval of Plan Amendment Application No. A-12-005 and Rezone Application No. R-12-007
which propose to designate and zone an approximately 2.3 acre portion of the subject property for
Medium Density Residential. The remaining 12 acres of the subject property will remain Medium-
Low Density Residential, which is consistent with the existing R-1 zone district. The project design
meets the density, intensity, objectives, policies, and programs specified in the 2025 Fresno
General Plan and McLane Community Plan for the creation and development of single family
residential lots within this plan designation.
2. This site is physically suitable for the proposed type and density of development, because
conditions of approval will ensure adequate access and drainage on and off the site. Furthermore,
the subject property is of sufficient size to accommodate the development of the subject property
at the density proposed, while affording sufficient open spaces and amenities as necessary to
ensure the sustainability of the development
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. The subject property remains
fallow without trees, vegetation, or irrigation to sustain and attract wildlife; or, provide a suitable
habitat to species other than vermin.
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Subject Property
VICINITY MAP DEVELOPMENT AND RESOURCE
MANAGEMENT DEPARTMENT
Plan Amendment Application No. A-12-005,
Rezone Application No. R-12-007, and APN: 310-201-13& 14
Vesting Tentative Tract Map No. T-60281UGM Zone District:From R-AIUGM(Single Family
PROPERTY ADDRESS " Residential-Agricultural/Urban Growth
Management)zone district to R-11UGM (Single
3635 & 3699 North Armstrong Avenue w E Family Residential/Urban Growth Management)
S zone district fora 2.3 acres and remaining± 14
Not To Scale acres to remain R-11UGM(Single Family
Residential/Urban Growth Management)
By: M. Contreras,June 11,2013
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CITY OF FRESNO
DEVELOPMENT AND RESOURCE MANAGEMENT DEPARTMENT
CONDITIONS OF APPROVAL
JUNE 19, 2013
VESTING TENTATIVE TRACT MAP No. 6028/UGM
WEST SIDE OF NORTH ARMSTRONG AVENUE BETWEEN EAST ASHLAN AND EAST DAKOTA 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.
URBAN GROWTH MANAGEMENT RE UIRMENTS (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 Tentative Tract Map No. 6028/UGM, the subdivider may
prepare a Final Map in accordance with the approved tentative map.
2. An Air Impact Assessment (AIA) application for the proposed project shall have been
submitted to the San Joaquin Valley Air Pollution Control District prior to the
submittal/acceptance of any phase of the Final Map for recordation/processing.
3. 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.
4. 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.
5. 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-60281UGM
June 19, 2013
Page 2 of 12
Resource Management Departments for grading, public sanitary sewer system, public
water system, street lighting system, public streets, and stone drainage, including other
technical reports and engineered plans as necessary to construct the required public
improvements and work and applicable processing fees.
6. 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.
7. 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.
B. 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.
9. The subdivider shnil 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.
10. 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.
11. 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
12. Contact the United States Postal Service (USPS) for the location and type of mailboxes
to be installed in this subdivision.
a) It is recommended that at least six months prior to the first occupancy, the Developer
shall contact the local USPS 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
Vesting Tentative Tract Map No. T-60281UGM
June 19, 2013
Page 3 of 12
representative. The Developer shall, at their own 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.
13. Pursuant to Section 66456.1 of the Subdivision Map Act, which states "The right of the
subdivider to file multiple Final Maps shall not limit the authority of the local agency to
impose reasonable conditions relating to the filing of multiple Final Maps," any multiple
final maps filed by the subdivider on this tract shall fully and independently conform to all
provisions of FMC Chapter 12, Article 10, Subdivision of Real Property.
14. 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.
15. The subdivider shall 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.
16. The developer shall comply with Rule 8060 of the San Joaquin Valley Air Pollution
Control District for the control of fugitive dust requirements from paved and unpaved
roads.
17. If archaeological and/or animal fossil material is encountered during project surveying,
grading, excavating, or construction, work shall stop immediately.
18. 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.
19. An archaeological assessment shall be conducted for the project, the site shall be
formally recorded, and recommendations made to the City as to any further site
investigation or site avoidance/preservation measures.
20. If animal fossils are uncovered, the Museum of Paleontology at the University of
California, Berkeley shall be contacted to obtain a referral list of recognized
paleontologists. An assessment shall be conducted by a paleontologist; if the
paleontologist determines the material to be significant, a recommendation shall be
made to the City as to any further site investigation or preservation measures.
Vesting Tentative Tract Map No. T-6028/UGM
June 19, 2013
Page 4 of 12
21. 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; and,
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 shalt 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 DEVELOPMF[ T S-FANDARDS
22. Approval of Tentative Tract Map No. T-60281UGM is contingent upon approval of Plan
Amendment Application No. A-12-005 and Rezone Application No. R-12-007.
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-11UGM (Single Family Residential/Urban Growth Management) zone district with
the following exceptions and/or specific conditions.
Lot Area and Dimensions
23. All lots shall comply with Sections 12-211.5-A & B of the FMC.
Fences Hedges &Walls
24. 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 North Armstrong Avenue (lots 1, 47, 48 and 93 of Vesting
Tentative Tract Map No. T-6028/UGM).
25. Construct a seven-foot high solid masonry wall; or, City of Fresno approved equivalent
two-ply or double-sided wood fence, (at finished grade of proposed site) along the west
property line of lots 36 and 59 and along the east property line of lots 35 and 60 of
Vesting Tentative Tract Map No. T-6028/UGM, which are abutting the proposed Outiot
Vesting Tentative Tract Map No. T-60281UGM
June 19, 2013
Page 5of12
"A" of Vesting Tentative Tract Map No. T-60281UGM. The wall shall be landscaped with
climbing vines at the minimum.
a) Alternatively a combination of solid masonry wall (or approved equivalent wood
fence)and earth berm which provides a continuous barrier seven feet in height may
be erected on or along said property lines, which abut adjacent property planned or
zoned for residential use.
• NOTE: The wall shall drop to three feet in height with the required front yard
setback of lots 35, 36, 59, and 60.
26. Construction pians 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.
27. If a fence is proposed to be constructed within the public right-of-way along the west
boundary line of North Denali Avenue, it shall be of a material approved by the
Development and Resource Management staff and shall be maintained in accordance
with the maintenance obligations stipulated herein below.
NOTE: The fence shall be landscaped with climbing vines at the minimurn.
28. All landscaping adjacent to walls or fences shall comply with the City of Fresno "Anti-
Graffiti Landscaped Buffer Development and Planting Standards."
a) If a wood fence is constructed along the west boundary line of North Denali
Avenue, then no landscaping shall be planted within the public right-of-way
adjacent to said fence (i.e., solid sidewalk improvements shall be continued from
the local street curb to the fence location).
29. Provide a corner cut-off area at all entryway intersections, where wails or fences are
required, in accordance with Section 12-306-H-3-d of the FMC. Corner cut-offs are
established to provide an unobstructed view for vehicular and pedestrian traffic
approaching an intersection. They are a triangular area formed by the property lines and
a diagonal line adjoining points on the property lines, measured a specific distance from
the point of their intersection. At the intersections of streets, this distance is 30 feet.
The corner cut-off area shall be landscaped (including an irrigation system), and may be
included within the City's Community Facilities District.
LANDSCAPING AND OPEN SPACE
30. In accordance with Section 12-211.5-E-3(b) of the FMC, the subdivider shall provide a
minimum 10-foot wide landscaped area (and irrigation system) along the North
Armstrong Avenue frontage of all lots proposed to be created within the boundary of this
map. (I.e., east property line of Lots 1, 47, 48, and 93 of Vesting Tentative Tract Map No.
60281UGM).
® NOTE=: Outlot "A" of Vesting Tentative Tract Map No. 60281UGM shall be
utilized for public open space purposes in accordance with the requirements
stipulated below.
Vesting Tentative Tract Map No. T-6028JUGM
June 19,2013
Page 6 of 12
31. Outlot "A" of Vesting Tentative Tract Map No. 60281UGM shall be dedicated for public
open space purposes.
a) Maintenance of Outlot "A" of Vesting Tentative Tract Map No. 60281UGM shall be
provided pursuant to 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.
• NOTE: Pursuant to proposed City policy, Outlot "A" of Vesting Tentative Tract
Map No. 6028/UGM may be applied as a fee credit against the City's
Parkland Dedication/In-Lieu Fee (Quimby Act) and/or Park Facilities Fee, as
appropriate.
32. Provide a minimum eight-foot wide landscaped strip in the form of a pedestrian and
planting easement (PPE) at the end of all interior blocks.
a) All "end-block" landscape treatments 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.
33. 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,
34. The subdivider is required to provide street trees on all public street frontages per the
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.
35. Comply with all of the-. (1) Street Tree; and, (2) Buffer Landscaping & Maintenance
requirements stipulated within the Department of Public Works memorandum from the
Parks Supervisor dated March 22, 2013.
STREETS AND RIGHTS-OF-WAY
36. The following street names shall be corrected on the tentative map:
Street Name Status Required Change
E=ast Farnn Way _— ------ . Change ....__. ....Eost Farrin Avenue..... --- - _ .
North Denali Ave Change North Denali Avenue
North Burl Avenue Change North Cypress Avenue
Vesting Tentative Tract Map No. T-60281UGM
June 19, 2013
Page 7 of 12
37. 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.
38. A one foot Pedestrian Easement(PE)and a 10 foot Planting and Public Utility Easement
(PPUE) are required on the frontage of all lots.
39. Comply with all of the requirements of the Public Works Department, Engineering
Division memorandum dated March 25, 2013 and May 28, 2013.
SANITARY SEWER SERVICE
The nearest sanitary sewer main to serve the proposed project is an 8-inch main located in
North Armstrong Avenue. Sanitary sewer facilities will be available to provide service to the
tract subject to the following requirements:
40. Comply with all of the requirements of the attached Department of Public Utilities,
Planning and Engineering Division memorandum dated March 6, 2013.
WATER SERVICE
The nearest water main to serve the proposed project is a 12-inch main located in North
Armstrong Avenue. The following conditions are required to provide water service to the tract:
41. Comply with all of the requirements of the attached Department of Public Utilities, Water
Division memorandum dated March 7, 2013,
SOLID WASTE SERVICE
This tract will be serviced as Single Family Residential Properties with Basic Container
Service, subject to the following conditions:
42. Comply with all of the requirements of the attached Department of Public Utilities, Solid
Waste Division memorandum dated March 26, 2013.
FIRE SERVICE
Fire service is available to the proposed tract subject to the following requirements:
43. Comply with all of the requirements of the attached Fresno Fire Department
memorandum dated March 19, 2013,
FLOOD CONTROL AND DRAINAGE
44. 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 FMC. These
requirements are identified in the District's letters to the Development and Resource
Management Department dated April 16 and 29, 2013.
Vesting Tentative Tract Map No. T-60281UGM
June 19, 2013
Page 8 of 12
45. The FMFCD system does not have the capacity to serve the proposed development.
The developer is required to mitigate the impacts of increased runoff. The developer
may either make improvements to the existing pipeline system to provide additional
capacity or may construct some type of permanent peak reducing facility in order to
eliminate the adverse impacts on the existing system. The developer shall work with the
FMFCD and the Development and Resource Management Department staff.
CLOVIS UNIFIED SCHOOL DISTRICT
46. The developer/subdivider shall comply with all of the requirements of the attached Clovis
Unified School District memorandum dated April 1, 2013.
FRESNO IRRIGATION DISTRICT
47. Comply with all of the requirements of the attached Fresno Irrigation District
memorandum dated March 29, 2013.
COUNTY HEALTH
4$. Comply with all of the requirements of the attached County of Fresno Department of
Public Health memorandum dated February 27, 2013.
AIR DISTRICT
49. Comply with all of the requirements of the attached San Joaquin Valley Air Pollution Air
District memorandum dated March 29, 2013 and April 29, 2013.
RIGHT-OF-WAY ACQUISITION
50. The developer will be responsible for the acquisition of any necessary right-of-way to
construct any of the required improvements.
51. 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,
52. 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.
53. 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.
Vesting Tentative Tract Map No. T-60281UGM
June 19, 2013
Page 9 of 12
54. 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
55. The long term maintenance of all the items listed below is the ultimate responsibility of
the ownerldeveloper. If the Council or property ownerldeveloper chooses not to include
all of the items or certain items listed in a Community Facilities District (CFD), the
property ownerldeveloper shall be responsible for providing a mechanism approved by
the City of Fresno for maintenance of such items.
a) Maintenance of all landscaping and irrigation systems as approved by the Public
Works Department within the street right-of-ways (includes parkways and one-half of
median islands in major streets), landscape easements, trails and outlots associated
with the subdivision. All outlots shall be dedicated to the City of Fresno for
maintenance purposes and any related work required.
• 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.
b) Maintenance of sidewalks and street furniture as approved by the Public Works
Department within the street right-of-way and the landscape easements associated
with the subdivision.
c) Maintenance of all landscape and irrigation systems on sides and in medians,
decorative concrete and pilasters included as entry treatments to the tract.
d) Maintenance of all local street curbs, gutters and sidewalks, and median islands as
approved by the Public Works Department within the boundary of the tentative map.
e) Maintenance and operating costs of all local street lights as approved by the Public
Works Department within the boundary of the tentative map.
f) Maintenance of all street trees as approved by the Public Works Department within
the boundary of the tentative map.
56. If the ownerldeveloper 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.
a) 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.goy) under the Public Works Department Developer Doorway.
Vesting Tentative Tract Map No. T-60281UGM
June 19, 2013
Page 10 of 12
57. 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 and Resource Management
Department for processing. This shall include a Street Tree Location and Street Tree
Species (by street) map. Landscaping plans shall contain actual tree and plant counts
by species and include the areas (in square feet) of turf, shrubs and trees, and sidewalks
or other paved areas within all landscaped areas.
58. 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.
59. if the developer/subdivider elects to petition for annexation into the City's CFD, 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 CFD assessment.
60. Should the City Council or owner/developer choose not to include the maintenance
items listed above in a CFD, then the property owner/developer shall create a
homeowners' association for the maintenance of these items and proposed private
streets, utilities, and walls/gates,
a) The subdivider shall establish a Home Owners' Association to perform the above
listed maintenance responsibilities pursuant to a formal agreement with the City
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 ownerldeveloper elect to establish a Home Owners'
Association 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
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 January 11, 1985,
DEVELOPMENT FEES AND CHARGES
This project is subject to the following fees and charges:
Vesting Tentative Tract Map No. T-60281UGM
June 19, 2013
Page 11 of 12
a. Fresno Metropolitan Flood Control District Fee: $62,640
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] $344/living unit
Service Area: Fowler
e. Wastewater Facilities Charge [3] $2,119/living unit
f. Fowler Trunk Sewer Interim Fee Surety [1] $5741living unit
g. House Branch Sewer Charge [2] NIA
WATER CONNECTION CHARGES FEE RATE
h. Service Connection Charge Fee based on services) and
meter(s) sizes specified by
owner; fee for service(s) and
Meter(s) established by the
Master Fee Schedule
i. Frontage Charge [1] $6.50/lineal foot
j. Transmission Grid Main Charge [1] $643/gross acre (parcels
5 gross acres or more)
k. Transmission Grid Main Bond Debt [1] $243/gross acre (parcels
Service Charge 5 gross acres or more)
1. UGM Water Supply Fee [2] $1,738/living unit
Service Area: 501 s
m. Well Head Treatment Fee [2] $79/living unit
Service Area: 501
n. Recharge Fee [2] $56/living unit
Service Area: 501
o. 1994 Bond Debt Service [1] $93/living unit
Service Area: 501
CITYWIDE DEVELOPMENT IMPACT FEES FEE RATE
p. Fire Facilities Impact Fee -- Citywide [4] $539/living unit
q. Park Facility Impact Fee— Citywide [4] $2,278/living unit
Vesting Tentative Tract Map No. T-6028IUGM
June 19, 2013
Page 12 of 12
r. Quimby Parkland Dedication Fee [2] $1,120/living unit
s. Citywide Regional Street Impact Fee [3] $8,361/adj. acre
t. New Growth Area Major Street Fee [3] $18,790ladj. acre
u. Police Facilities Impact Fee--Citywide [4] $624/living unit
v. Traffic Signal Charge [1] $450.9411iving unit
w. Street Acquisition/Construction Charge [2] NIA
Notes.
On July 22, 2008,the F=resno County Board of Supervisors passer] Ordinance No. 2008_.023 requiring the payment
of County Public Impact Facilities Impact Fees. The effective date of this ordinance is September 20, 2.008. 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 bui€ding permits.
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.
[1] Deferrable through Fee Deferral Covenant.
[2] Due at Final Map.
[3] Due at Building Permit.
[4] Due at Certificate of Occupancy.
MODE OF DELIVERY AGREEMENT- NEW CONSTROTION
United States Postal Service - Sacramento District
777 PW n
Name of Project: ZIP CODE:
Estimated# Route TypWWurnber
Location: Deliveries:
Cityr# Rural# Contracts To Be
UnitrOffice: Datsnn W*d
Estimated Delivery Date Month and Year)'
OR contact infoffnation
Contact Made By. Date: Telephone#:
BuilderfDoveloper Contact lorfrit n
Name: Title: Phone:
Firm: Address'
u t#0oftstioli
T Type I ouAA"WI N
Centralized Non-Centralized
type Deriverles Floors QTY Equipment QTY Equipment
Office Bi 1 8 Curbside 21post
Shopping/StripMall
MB-TypeII 12 Curbside 3/ st
Apt.I Condo CBU TM Ili 16 Curbside 41post
Townhomes CB Type IV 13 Other 5 i
Modular Homes Wallmount Std4C
Single Family Parcel Lockers
Other(Speci )
k: 000WO s iL
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Owner/Developer U.S.P.S. Other: See Comments
Poftilbliq
Owner!Developer U.S.P.S. DOther: See Comments
Comments:
See attached maps.lor designated locations.
( 4 )Builder/Developer/Property Owner understands that he/she must comply with USPS Cement Pad Specifications.Copy provided.
This Agmement will document that the builder/developer will purchase and install the centralized delivery equipment
as indicated above at the specified locations. Locations must be clearly designated on plat maps provided by the builder
or developer. Any changes must be approved jointly by both undersigned individuals
USPS REPRESENTATIVE: PROPERTY OWNEWDEVELOPERWANAGER:
Name: Cathy Gilles "Name:
Title: Growth Coordinator 'Title:
Signature: Date' " i nature: Date:
Phone#5594404267 "Telephone#:
FAX#559440-4286 'FAX#:
DISTRICT APPROVAL: DATE:
MODE OF DELIVERY AGREEMENTAI1/1612010 Page 1
DEPARTMENT OF PUBLIC WORKS
TO: McKencie Contreras, Planner III
Planning Division
FROM: Hilary Kimber, Parks Supervisor II (559.621.1345)
Streets Division, MIM Maintenance
DATE: March 22, 2013
SUBJECT: Tract 6028; address 3635 and 3699 North Armstrong Avenue (APN; 310-201-13;
14) located on the west side of North Armstrong Avenue between East Ashlan and East Dakota
Avenues. 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 and for the dedication of planting and buffer landscaping easements as
determined by the Planning Department. Street trees shall be planted at the minimum
rate of one tree for each 60' of street frontage 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 12-306-23, Water Efficient Landscape Standards
and AB 1881.
2. Street Tree Planting by Developer:
a. Street tree inspection fees shall be collected for each 60'of public street frontage or one
tree per lot whichever is greater.
J. Street trees shall be planted in accordance with the City of Fresno, Department of Public
Works"Standard Specifications."
c. Landscape plans for all public use areas, such as parkways, shall be reviewed and
approved by the Department of Public Works, Streets/Median Island Maintenance
Services. A street tree planting permit shall be required for all street tree plantings.
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 and Drawings 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.
The designated street tree for N. Armstrong Ave. is:
STREET NAME STREET TREE SPECIES/COMMON NAME,
North Armstrong Avenue Elaeocarpus decipiens/Japanese Blueberry Tree
This is an acceptable tree species for this street and location and is approved by the
Department of Public Works.
BUFFER LANDSCAPING &MAINTENANCE REQUIREMENTS
1. The subdivider shall provide long term maintenance for all proposed landscaped areas by
either petitioning for annexation in the Community Facilities District or by forming a Home
Owner's Association. The landscaping within the right-of-way on N. Armstrong Ave. can
either be maintained by the HOA or by applying for Community Facilities District
maintenance.
Landscape and Irrigation plans are required for all rights-of-way areas and shall be
submitted to the Department of Public Works for review and approval prior to a Council
approval of the final map. Plans shall be numbered to conform to and be included in the
Department of Public Works street construction plan set for the final map. Fees are
applicable when the subdivider elects to have landscaping maintained by annexing into the
City's Community Facilities District.
A. Landscaping shall comply with Landscape Buffer Development Standards approved
by the City Councii on October 2, 1990. Landscape and irrigation plans shall comply with
Sections 12-306-23 & 24 and 14-121 of the Fresno Municipal Code regarding Water
Efficient Landscaping and Buffer landscaping and AB 1881.
B. Should the proposed landscape buffers and/or parkway strips be located next to an
existing buffer and/or parkway strip, the planting concept shall simulate the adjacent
landscape design to present a more uniform appearance on the street. Variances in the
landscape concept will be acceptable, but the design of the new landscape buffer and/or
parkway strip shall strive to mimic the existing as much as possible.
C. Landscape plans shall indicate grades on a cross-section detail to include fencing or
wall details. All fencing shall be placed outside the landscape easement. Maximum
slopes shall not exceed 4:1 with 1 foot of level ground between the slope and the back of
the side walk and/or face of fence. Erosion control measures shall be implemented on all
slopes of 4:1, including the use of synthetic erosion control netting in combination with
ground cover species approved by the Department of Public Works/Engineering Services
Division.
D. The water meter(s) serving the buffer landscaping shall be sized for the anticipated
service flows,
E. No private flags,signs or identification of any kind shall be permitted in the right-of-way,
within the City-controlled easement or on the fence or wall facing the street.
F. Landscaping in the right-of-way and landscape setback adjacent to water well sites
shall be the responsibility of the City of Fresno Water Division and may not be included in
the CFD.
pity at
�� ■�ovN
DATE: March 25, 2013
TO: McKencie Contreras
Development and Resource Managernent Department
THROUGH: M. Scott Tyler, PE, City Traffic Engineer
Public Works Department, Traffic & Engineering Services Division
FROM: Louise Gilio, -Fraffic Planning Supervisor
Public Works Department, Traffic, & Engineering Services Division N")
SUBJECT: Public Works Conditions of Approval
TT 6028: 3635 and 3699 North Armstrong Avenue
I_ennar Fresno, Inc. /Yamabc: & Horne
1-he Public Works Department, Traffic and Engineering Services Division, has cornpleted 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 Hames: Provide curb ramps at all corners within the limits of this subdivision.
2. Pedestrian Easements: Identify all pedestrian easements on the [nap.
a, Major Streets: A 2'dedication for a pedestrian easement is required for 6'sidewalk.
b. Local Streets: If constructed to a 50' right of way, a 1'pedestrian easement is required on
streets with driveway approaches.
3. Overhead Utilities: Underground all existing oftsite overhead utilities with the limits of this map in
accordance with Fresno Municipal Code Section 12-1011 and Resolution No. 78-522/88-229.
4. Design local streets with a minimum of 250' radius.
5. Local street lengths exceeding 800' and four way intersections require traffic calming measures.
Construct permanent traffic circles per Public Works Standards P-83, P-84 and/or P-85.
Identify and Provide cross sections on the map. No parking is allowed adjacent to the circles.
6. Dead-end Streets: Any temporary dead-end streets created by this subdivision shall be properly
barricaded in accordance with the Public Works Standard P-100.
7. Outlots: If the subdivider seeks to dedicate to the City, in fee, an outlot for open space purposes,
subdivider shall prove to the City that the outlot is free of toxic or hazardous materials pursuant to
the requirements of City Administrative Order 8-1, including, but not limited to, performing a
Phase I Soils Investigation. The soils Investigation report shall be submitted to the Public Works
Department for review and approval. The subdivider must obtain Public Works approval of the
soils investigation report and complete any mitigation work identified by the soils investigation
prior to subdivider's submittal of the Final Map to the Development Department. Any and all costs
associated of the soils investigation and any required mitigation work shall be performed at the
sole expense of the subdivider.
B. 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.
9. Street widening and transitions shall also include utility relocations and necessary dedications.
Page 1 of 4
TATraFric ARMSTRONG 3635&3699 NJ 60283635&3699 N,drx,,
10. Irri atian/Canal Requirements: The developer shall enter,into an agreement with the Fresno
Irrigation District(FID) providing for piping the canal(s) and submit an executed copy of the
agreement or commitment letter from FID to the Develaprnent and Resource Management
Department. All p�nq shall be located outside of theproposed street right of way, Any piping
across city streets shall be rubber gasketed reinforced concrete pipe(RGRCP) constructed
perpendicular to the street. Submit engineered plans to Public Works Department, Traffic and
Engineering Services Division,for review and approval. Identify the proposed easement and
provide a final cross sectional detail on the map.
11. Private Irrigation Pi e- If not abandoned, the developer shall enter,into an agreement with owner
of the private canal providing for,piping the canal and submit an executed copy of the agreement
or commitment letter from the owner of the private canal to the Development and Resource
Management Department. All piping shall be located outside of tarero osed street right q way.
Any piping across city streets shall be rubber gasketed reinforced concrete pipe (R('JRCP)
constructed perpendicular to the street and will require an encroachment permit. The construction
of any overhead, surface or sub-surface structures and appurtenances in the public rights-of-way
is prohibited unless an encroachment permit is approved by the City of Fresno Public;Works
Department, Traffic and Engineering Services Division, (559)621-8693 Encroachment permils
must be approved prior to final map.
12. Submit engineered plans to Public Works Department, Traffic anti Engineering Services Divisim,
for review and approval. Identify the proposed easement and provide a final cross sectional
detail on the map.
Frontage Im rovement tae ufrements:
Major Streets:
Arm stron _Avenue:Collector
1. Dedicate 47'of property,from section line, for public street purposes within the limits of this
subdivision to meet the current City of Fresno Collector Standards.
2. Construct concrete curb, gutter and sidewalk to Public Works Standard t-5. The curb shall be
constructed to a*12' residential pattern (including the pedestrian easement). Construct a 6'
residential sidewalk per Public Works Standard P-53. A 2' Pedestrian Easement is required.
Identify on the map. (*10' from curb to property with a 2' Pedestrian easement)(5'/2'—6'
sidewalk-'/s'to easement).
3. Construct 20' of permanent paving (measured from face of curb)within the limits of this sub-
division.
4. Construct an underground street lighting system to Public Works Standard E-1 within the limits of
this subdivision. Spacing and design shall conform to Public Works Standard E-8 for Collector
Streets.
5. Relinquish direct vehicular access rights to Armstrong 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'.
Page 2 of 4
1':11rifric PlandrigURACr MAPSWOOOVI 6028 AHMS-HONG 3635&3699 NVI-6028 3635&3699 N doo
Specific Mitigation Requirements:
1. This tract will generate 70 a.m.194 p.m. peak hour trips; therefore, a Traffic Impact Study (TIS) is
not required.
2. The first order of work shall include a minimurn of two points of vehicular access to the major
streets for gAn phase of this development.
Traffic Signal Mitigation impact(TS 41) Fee: This project shall pay the current Traffic Signal Mitigation
Impact Fee (TSMI Fee)at the time of building permit based on the trip generation rate(s) as set forth in
the latest edition of the ITE Generation Manual for single family units (fee rate as shown in the Master
Fee Schedule).
Fresno Major Street Im act FMSI Fee :This Map is in the New Growth Area; therefore pay all
applicable growth area fees and City-wide regional street impact foes-
Fresno Maior_Street tm act FMSt Re uirements:
Armstro�,_A�en�re�Callector LGrowth Area Slreet1
If permanent improvements are not existing:
1. Dedicate and construct (2) 17 center section travol lanes and a 12' center two-way left turn 1,'VI
within the limits of this sulpciivisiorf_and continue so„uth to Dakota. Stripe 200' left turn pockets,art
all major intersections. Ari additional 12' of paving shall be required to accommodate the:250' left
turn pockets. Dedication shall be sufficient to,1crornmodate additional paving and any other
grading or transitions as necessary based on a 45 MPN design speed.
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, srvwwN_ ee,110co(_t.oi.,q. Provide proof of payment or exemption
rp for to issuance of building permits.
Landsca a and Feature Maintenance Requirements:
1. The long term maintenance and operating costs of certain required public improvements, within the
map boundary of the subdivision and remainders, as listed below shall be the ultimate responsibility of
the Owner/Developer.
a. Landsca iing and Irrigation systems, as approved by the Public Works Department, within the
street right-of-ways, landscape easements and outlots; including parkways, butters, trails,
entry treatments, all trees, paseos and open spaces. outlots allowed in the CFD shall be
dedicated in fee to the City of Fresno or dedicated as an easement for CFD Services.
b. Feature Im rova emerrts:
• Major Streets: median island curbs and hardscape, curbs and gutters, valley
gutters, curb ramps, sidewalks, street lights, hardscapes and special features
within outlots.
• Local Streets: paving, median island curb and hardscape, roundabouts curbs and
gutters, valley gutters, curb ramps, sidewalks, stamped concrete, street lights,
street signs, special entrance street treatments, and hardscapes and special
features within outlots.
Page 3 of 4
r:liraffic NAiininq\l HAC;T MAPS\60MT-602.8 ARMSTRONG 3035&3699 Nt€-602U 36:3.1i&3699 NAW,
* Optional Features: Items not listed above shall be submitted in writing to the
Public Works Department for review and approval.
2. The Owner/Developer may choose do one or both of the following,-
a.
ollowing:a. Request that some or all of the above items be financed for Services by annexation to a
Community Facilities District (CFO). An Annexation Request Package shall be submitted to
the Public Works Department for review and acceptance. Any special features requested
require Public Works Department approval prior to acceptance. If you have any questions
contact Ann Lillie, Traffic and Engineering Services Division at (559) 62.1.-8.690. /
nnlillt � fresno.gov, The subdivision shall be in the limits of the Gity of Fresno prior to CFD
proc,essincd and the final map cannot be approved until the CFC) process has been completed
and approved by Council.
-AN[3/01'1-
b. If the Owner/Developer chooses not annex all of the items to a CFD, the: property
Owner/Developer shall be responsible for providing an HOA or a Maintenance Covenant lux
all or the remainder of the items as approved by the City of Fresno. Contact the Development
and Resource Management Department at (559)621-8277 foo mora details
Page 4 of 4
T:1Traftic pi rr ningvrRACT MA€'S1fio0011-(3018 ARMSTRONG 3636&3699 N1T-6028 3635&3699 N.1111c
Fresno
City 01
NAME low
CRy Han 559621-8800 -- Public works Dapatmerrt
2600 Fresno Street,Rm.4064 Patrick wiemilier.okeetor
Fresno.CA 93721-3623
Y-,—rr%Pa-gm
May 28,2013
Yohanes Makmur,PE,TE
Yamabe&Hom Engineering, Inc.
2985 Bur!Avenue, Suite 101
Fresno,CA 93727
SUBJECT: REVIEW OF THE TRAFFIC IMPACT STUDY(TIS)FOR THE PROPOSED Tract
8028, GENERAL PLAN AMENDMENT A-12-005, REZONE APPLIZATION R-12-
007, LOCATED ON THE WEST SIDE OF ARMSTRONG AVENUE BETWEEN
ASHLAN AND DAKOTA AVENUES
TIS 13-003 DATED MAY 2013
TRAFFIC IMPACT STUDY APPROVED FOR PLANNING COMMISSION
We have reviewed the Traffic Impact Study prepared by Yamabe & Hom Engineering for the
proposed "project"that proposes to amend a 2.39 acre portion of the subject property from the
current low density residential planned land use designation to the medium density residential
land use designation. The project also proposes to amend the Official Zone Map for an
approximately 2.39 acne portion of the subject property from the R-A/UGM (Single Family
Residential Agricultural/Urban Growth Management) to the R-1/UGM (Single Family
Residential/Urban Growth Management)zone district. The project plans to construct 93 single
family dwelling units on approximately 15 acres located along the west side of Armstrong
Avenue between Ashlan and Dakota Avenues. The proposed site is currently vacant.
GENERAL COMMENTS and CONDITIONS
1. Trip generation based on the Institute of Transportation Engineers (ITE) Trip Generation
Manual Single Family Dwelling Units use (1TE code 210) was used to calculate the
number of average daily trips (ADT) and AM and PM peak hour trips projected to be
generated by the proposed project. Based on the Trip Generation Manual the proposed 93
single family dwelling units will generate 890 average daily trips (ADT), 70 trips during the
AM peak hour and 93 trips during the PM peak hour.
The existing General Plan residential land use is projected to generate 747 ADT, 59 AM
peak hour and 78 PM peak hour trips based on 78 single family dwelling units.
2. This project shall pay its Traffic Signal Mitigation Impact(TSMI) Fee of $47.12 per ADT,
per the Master Fee Schedule, at the time of building permit. Based on the reported 890
ADT for the proposed project, the fee would be $41,936.80 payable at the time of the
building permit.
The TSMI fee facilitates project impact mitigation to the City of Fresno Traffic Signal
infrastructure so that costs are applied to each new project/building based on the
generated ADT. The TSMI fee is credited against traffic signal installation/modifications
and/or Intelligent Transportation System (ITS) improvements (constructed at their ultimate
location)that plan to build out the 2025 General Plan circulation element and are included
in the Nexus Study for the TSMI fee. The TSMI fee is regularly updated as new traffic
signals are added, new grant funds offset developer improvement costs, and/or
constriction costs increase/decrease. if the project is conditioned with traffic signal
improvements in excess of their TSMI fee amount, the applicant may apply for fee credits
(securitylbonding and/or developer agreement required)and/or reimbursement for work in
excess of their fee as long as the infrastructure is in place at the ultimate location. The
applicant should work with the Public Works Department and identify, with a Professional
Engineers estimate, the costs associated with the improvements prior to paying the TSMI
fee to determine any applicable fee credits and/or reimbursements.
For project speck impacts that are not consistent with the 2025 General Plan, Public
Works Standards, and/or are not incorporated into the TSMI fees, the infrastructure costs
will not be eligible for reimbursement unless the City Engineer and City Traffic Engineer
include the new traffic signal and/or ITS infrastructure in the next TSMI fee update and the
applicant agrees to pay the new 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.
3. This project shall pay its Fresno Major Street Impact(FMSI) Fee, which will be determined
at time of building permit_ This FMSI fee is creditable towards major street roadway
improvements included in the nexus study for the FMSI fee.
4. The project shall pay the Regional Transportation Mitigation Fee (RTMF). Pay the RTMF
fee 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, based on vesting rights,prior to issuance of building permits.
5. The proposed project shall make necessary improvements and right-of-way and public
easement dedications along adjacent public street(s) and within the site boundaries per
City of Fresno standards/requirements.
6. The proposed site plan shall be reviewed and approved by the City of Fresno Traffic &
Engineering Services Division,Traffic Planning Section.
If you have any further questions regarding this matter, please contact me at(559)621-8792 or
gormlev@fresno.aov .
Sincerely,
KIMA
,fill Gormley,TE
Assistant Traffic Engineering Manager
Public Works Department,Traffic&Engineering Services
C: Copy filed with Traffic:mpact Study
Scott Tyler,PE,City Ti�fflc Engineer
Mike Sanchez,Planning&Deveiopment Dept.
Louise Gilio,Traffic Planning Supervisor
Nt Kende Contreras,Planning&Development Dept.
City of ��dco++sERyRroy
FRESNUO �o
a
DEPARTMENT OF PUBLIC UTILITIES DPU
ADMINISTRATION DIVISIONQr
MEMORANDUM ., p�
Providing Eifel Essential Services
Date: March 6, 2013
To: McKENCIE CONTRERAS
Planning and Development
From: DOUG HECKER, Supervising Engineering Technician&
Department of Public Utilities, Planning and Engineering Division
Subject: SEWER REQUIREMENTS FOR VESTING TENTATIVE TRACT T-6028
General
T-6028-UGM,A-12-005& R-12-007 were filed by Les Peterson, on behalf of Lennar Fresno,
Inc., and pertain to 14.51 net acres of property located on the west side of North Armstrong
Avenue between East Ashlan and East Dakota Avenues, 3635 &3699 Borth Armstrong
Avenue, APN 310-201-13, 14. A-12-005 proposes to amend the 2025 Fresno General Plan and
the McLane Community Plan for a 2.39 acre portion of the subject property from the low density
residential planned land use designation to the medium-low density residential land use
designation. R-12-007 proposes to amend the Official Zone Map for a 2.39 acre portion of the
subject property from the R-1-UGM,Single Family Residential Agricultural-Urban Growth
Management,to the R-1-UGM, Single Family Residential-Urban Growth Management, zone
district. T-6028-UGM proposes a 93 lot conventional single family residential subdivision for the
overall 14.51 net acre site.
Sewer Requirements
The nearest sanitary sewer main to serve the proposed project is an 8-inch sewer main in N.
Armstrong Avenue. Sewer facilities are available to provide service to the site subject to the
following requirements:
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. On-site sanitary sewer facilities shall be private.
4. Installation of sewer house branch(s)to each lot shall be required.
5. Abandon any existing on-site private septic or sewer systems.
6. 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.
A Nationally Accredited Public Utility Agency
7. The Project shall comply with City of Fresno Ordinances, Standards, Specifications, and
Conditions contained herein related to providing sanitary sewer service including
payment of all City of Fresno adopted wastewater impact and sewer connections
charges established in the City of Fresno Master Fee Schedule.
8. Street easements anchor deeds shall be recorded prior to approval of improvement
plans.
9. All public sanitary sewer facilities shall be constructod in accordance with City
Standards, specifications, and policies.
Sewer Fees
The following Sewer Connection Charges are due and shall be paid for the Project:
1. Sewer Lateral Charge
2. Sewer Overslze Charge
3. Trunk`:ewer Charge: Fowler
4. Wastewater Facilities Charge (Residential Only)
t'06Cont'?�l
City of
Department of Public Utilities--Water Division DPU a
W
DATE: March 7,2013
Providing!ife's rssential 5eivtees
TO: WILL TACKETT Planner III
Development Department/Current Planning
THROUGH: MICHAEL CARBAJAL,Chief Engineering Technician
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-6428 UGM.
General,
T-6028-UGM,A-12-005&R-12-047 were filed by Les Peterson,on behalf of Lennar Fresno, Inc., and
pertain to 14.51 net acres of property located on the west side of North Armstrong Avenue between
East Ashlan and East Dakota Avenues, 3635&3699 North Armstrong Avenue, APN 310-201-13, 14.
A-12-005 proposes to amend the 2025 Fresno General Plan and the McLane Community Plan for a
2.39 acre portion of the subject property from the law density residential planned land use designation
to the medium-low density residential land use designation. R-12-007 proposes to amend the Official
Zone Map for a 2.39 acre portion of the subject property from the R-1-UGM, Single Family Residential
Agricultural-Urban Growth Management, to the R-1-UGM, Single Family Residential-Urban Growth
Management, zone district. T-6028-UGM proposes a 93 lot conventional single family residential
subdivision for the overall 14.51 net acre site.
Water Service
The nearest water main to serve the proposed project is a 12-inch main located in North Armstrong
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.
A Nationally Accredited Public Utility Agency
5. The development shall incorporate water use efficiency measures including the installation of
low flow fixtures, high efficiency appliances, reduction of turf areas and/or the use of artificial
turf, use of native plant material or xeriscape, and discouraging the development of artificial
lakes, fountains and ponds unless only untreated surface water or recycled water supplies are
used for decorative and recreational water features as appropriate and sanitary.
6, The developer shall provide a detailed watef usage analysis identifying water fixture,
landscape, and laundry efficiencies to document water conservation design characteristics,
subject to approval by the Director of Public Utilities.
7. All public water facilities shall be constructed in accordance with City Standards,
specifications, and policies.
S. Engineered improvement plans prepared by a Registered Civil Engineer shall be submitted for
Department of Public Utilities review and approvals for proposed addition andlor modification
to the City Water System. Depict neighboring parcels and proposed plans for their continued
service.
9. 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 rneter(s)installation(s).
City of
FIRESN(l,ito.
DEPARTMENT OF PUBLIC UTILITIES
March 26,2013
TO: McKencie Contreras,Planner III
Development Department,Planning Division
FROM:0.'Chris Weibert, Management Analyst Il
Department of Public Utilities,Administration
SUBJECT: TT 6028/UGM,A-12-005& R-12-007 Solid Waste Conditions of Approval
Location: West Side of North Armstrong Avenue between East Ashlan and East Dakota
Avenues(APN 310-201-13, 14)
The Department of Public Utilities, Solid Waste Division has completed a review of Tentative Tract
Map TT 602MGM, A-12-005 and R-12-007 that were submitted by Les Peterson on behalf of Lennar
Fresno, Inc. The following requirements and conditions are to be placed on this tentative tract map as a
condition of approval by the Department of Public Utilities.
General Requirements:
• Tract 6028 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, I 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)(l l). 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.
Page I of I
Conditions of Approval"Fri'6028,A-12-005&R-12.007.dmx
City of
le IE I k I I�
ir lwlwvqgw
FIRE DEPARTMENT
Date: March 19,2013
To: McKENC1E C;ONTRERAS, Planner
Planning and Development Department
From: DAVIT)POLANC:O, Fire Prevention Inspector 11
Fire Department,Community Risk Redaction Unit
Subject: Plan Amendment Application A-12-005,Rezone Application No. 11-12-007, and
Vesting Tentative Map of Tract No.6028/U(rM were filed by I,cs Peterson,on
behalf'of Lennar Fresno, Inc.,and pertain to +/-14.51 net acres of property located on
the west side of North Armstrong Avenue between East Ashlan and last Dakota
Avenues. Plan Amendment Application No.A-12-005 proposes to amend the 2025
Fresno General Plan and the McLane Community Plan for a+/-2.39-acre portion of the
subject property from the low density residential planned land use designation to the
medium-low density residential land use designation. Rezone Application No. R-12-
007 proposes to amend the Official Zone Map for a+/-2.39-acre portion of the subject
property from the R-A/UGM (Single Family Residential Agriculfural/Urban Growh
Management)to the R-1/UGM (Single Family Residential/Urban Grolvih
Management)zone district. Vesting Tentative Map of Tract No.6028/UGM
proposes a 93-lot conventional single family residential subdivision for the overall �/-
14.51 net acre site.
General
1. ( ) Resubmit the plans with a scale that does not exceed 1" 60'. Based on the scale
of the submitted plans, the turn radius at East Pontiac Way/North Denali Ave and
North Denali Ave/East Farrin Way do not meet the 44 foot turn radius.
2. ( ) Note on plan:Two means of ingress/egress must be provided. This access must he
maintained during all phases of development.
3, ( ) Provide note on plan: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.
4, ( ) 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-around and with 24 feet minimum width or other approved method
that would prevent shoulder degradation.
Turns in private drives for fire apparatus access shall have minimum 44 foot
centerline turn radius.
6. ( ) Install on site hydrant(s)with a minimum 8"main and a lire flow of 1500 GPM.
See plan for location(s). Residential or commercial. Public and private hydrants
for single family homes and commercial sites are spaced a maximum of 600 feet
apart. Public hydrants in commercial areas spaced 450 feet apart.
/. ( } Public street hydrant(s)must be installed. Coordinate location with Public Works.
8. ( ) Nate on plan: Fire hydrants and access roads shall be installed,tested and
approved and shall be maintained serviceable prior to and during bull phases of
development.The 4112"outlet shall face the access lane.
r ,
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
File 210.414
400.11
April 29, 2013
Ms. McKencie Contreras
Development Services/Planning Division
City of Fresno, Planning&Development Department
2600 Fresno Street,Room 3075
Fresno, CA 93721-3604
Dear Ms. Contreras,
Rezone 2012-007 and Plan Amendment 2012005
Drainage Area"BW"
The Fresno Metropolitan Flood Control District (District) has reviewed the subject Rezone and
Plan Amendment and has the following comments:
The proposed rezonelplan amendment lies within an area where the District's existing
Master Plan drainage system was designed to serve medium density residential uses.
However, the density of the proposed rezone and plan amendment will generate runoff
closer to a medium high density residential use. The District's system does not have the
capacity to serve the proposed higher density development. Therefore, the District
requests that as a condition of the rezone and plan amendment,the developer be required
to mitigate the impacts of the increased runoff. The developer may either make
improvements to the existing pipeline system to provide additional capacity or may
construct some type of permanent peak reducing facility in order to eliminate the adverse
impacts on the existing system. Should the developer choose to construct a permanent
peak-reducing facility, such a system would be required to reduce runoff from a ten-year
storm produced by a medium high density development to the two-year discharge if
developed to medium density residential.
The mitigation improvements shall be of a sufficient design to obtain the District's written
approval. Please contact the District as early as possible to review the proposed mitigation
process. Implementation of the mitigation measures may be deferred until the time of
development.
Should you have any questions concerning this matter, please feel free to contact the
District.
Sincere ,
Robert Villalobos
Engineer Technician III
RV/Irl 5469 E.OLIVE • FRESNO,CA 93727 • (569)456-3292 - FAX(559)456-3194
KAL*1ters\Rczcne Lenerslfresno rezone12012\2012-007(bwxrv).docx
FRESNO METROPOLITAN FLOOD CONTROL.DISTRICT FaeNo.21045
NOTICE OF REQUIREMENTS
Page l of 4
PUBLIC_A(EB-CA DEVELOPER
MCICENCIE C:ONTRERAS LES PETERSON-LENNAR FRESNO,INC. mn
DEVELOPMENT SERVICESIPLANNTNG 8080 N.PALM AVF.,4101
CITY OF FRESNO FRESNO,CA 93711
2600 FRESNO STREET,"THIRD FLOOR
FRESNO,CA 93721-3604
PROJECTNO: 6028
ADDRESS: 3635&3699 N.ARMSTRONG AVE. L� /
APN: 310-201-13, 14 SENT:
Drainage Area(s) Preliminary Fee(s)
BW $62,640.00
TOTAL.FEE: $62,640.00
The proposed development will generate storm runoff which produces potentially significant environmental impacts and which
must be property discharged and mitigated pursuant to the California Environmental Quality Act and the National Environmental
Policy Act.The 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.
r
The proposed development shall pay drainage fees pursuant to the Drainage Fee Ordinance prior to approval of the final snap at
the rales 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-FRFSNO,CA 93727-(559)456-3292-FAX(559)456-3194
FRESNO Mf'TROPOLITAN FLOOD CONTROL DISTRICT
NOTICE,OF REQUIREMENTS
Pagc 2 of 4
Approval of this development shall be conditioned upon compliance with these District Requirements.
1, a Drainage from the site shall
X b. Grading and drainage patterns shall be as identified on Exhibit No. I X
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 Master Plan facilities
located within the development or necessitated by any off-site improvements required by the approving agency:
Developer shall construct facilities as shown on Exhibit No. I as "MASTER PIAN FACILITIES TO 13F
CONSTRUCTED BY DEVELOPER".
X None required.
3. The following final improvement plans and information shall be submitted to the District for review prior to final
development approval:
X Grading Plan
X W Street Plan z
--- Storm Drain Plan 0
X Water&Sewer Plan ■
X Final Map
Drainage Report(to be submitted with tentative map)
Other
None Required
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).
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
X
C. permanent service is available.
d. See Exhibit No.2.
S. 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 he located within a flood prone area.
,rhe subject site contains a portion of a canal or pipeline that is used to manage recharge,stonn 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.01A V E- FRESNO,CA 93727-(559)456-3292-FAX(559)456-3194
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 3 of 4
7. The Federal Clean Water Act and the State General Permits for Storm Water Discharges Associated with
Construction and Industrial Activities(State General Permits)require developers of construction projects disturbing
one or more acres,and discbarges associated with industrial activity not otherwise exempt from National Pollutant
Discharge Elimination System(NPDES)permitting,to implement controls to reduce pollutants,prohibit the
discharge of waters other than storm water to the municipal storm drain system,and meet water quality standards.
These requirements apply both to pollutants generated during construction,and to those which may be generated by
operations at the development after construction.
a. 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.
c. The proposed development is encouraged to select and implement storm water quality controls
recommended in the Fresno-Clovis Storm Water Quality Management Construction and Post-Construction
Guidelines(available at the District Office)to meet the requirements of the State General Permits,
eliminate the potential for non-storm water to enter the municipal storm drain system,and where possible
minimize contact with materials which may contaminate storm water runoff.
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.
lo. X See Exhibit No.2 for additional comments,recommendations and requirements.
Alan Hofmann Robert Villalobos
Assistant District Engineer/Design Project Engineer
5469 E.OLIVE-FRESNO,CA 93727-(559)456.3292-FAX(559)456-3194
FRESNO METROPOLITAN FLOOD CON"I'ROI,DISTRICT
NOTICE OF REQUIREMENTS
Page 4 of
CC:
mn
X
5469 E.OLIVE-FRESNO,CA 03727-(559)456-3292-FAX(559)456-3194
NO'E:
THIS MAP IS SCHEMATIC
DISTANCES ARE APPROXIMATE.
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O i i I SUSSEX- WWF Y
SUSSEX ,WAY_j i j— ji
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_PON164C WAY POAITIAC WAY Cl,
--–––––––-
TRACT 6028 ; +
...�FARRW WAY. .-.
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EXISTING STORM DRAIN I
EASEMENT ON ADJACENT 1111
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PROPERTY I /
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36
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LEGEND
a- - Existing Master Plan Facilities
Future Master Plan Facilities
�--�- Direction of Drainage 1 "=300'
–––– Inlet Boundary
— --- — Drainage Area Boundary TRACT 6028
DRAINAGE AREA "BW"
EXHIBIT NO. I
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
Prepared By RH
Ila(e (11/17..20V
OTHFR REQUIREMENTS
EXHIBIT NO. 2
The District's existing Master Plan drainage system was designed to serve medium density
residential uses. However, the density of proposed Tract 6028 will generate runoff closer to a
medium high density residential use. The District's system does not have the capacity to serve
the proposed higher density development. Therefore, the developer shall be required to mitigate
the impacts of the increased runoff from the proposed medium-high density land use. The
developer may either make improvements to the existing pipeline system to provide additional
capacity or may construct some type of permanent peak reducing facility in order to eliminate
the adverse impacts on the existing system. Should the developer choose to construct a
permanent peak-reducing facility, such a system would be required to reduce runoff from a ten-
year storm produced by a medium high density development, to the two-year discharge, if
developed to medium density residential. The mitigation improvements shall be sufficient to
obtain the District's written approval. Please contact the District as early as possible to review
the proposed mitigation process.
Major storm flows shall be directed southerly.
Development No. .___.,"Tract 6028
kt permilslexhihit2ltract16028(rv)
CLOVIS
�� J _U 111 I F I E D
SCHOOL DISTRICT
Governing Board
April 1, 2013 Sandra A.Bengel
Christopher Casado
McKencie Contreras,Planner Brian D.Heryford
Development and Resource Management Department Glnny L.Hovseptan
2600 Fresno Street,Third Floor, Room 3076 Richard Lake,C.P.A.
Fresno,CA 93721 Elizabeth I.Sandoval
)lm Van Volkinburg.D.D.S.
SUBJECT: Project Address: 3635 and 3699 North Armstrong Avenue
APN: 310-201-13, 14
TTM 6028 Administration
Janet L.Young,Ed.D.
Superintendent
Dear McKencie:
Carlo firandsni,Ph.D.
Assodate Superintendent
The purpose of this letter is to provide school district information relative to the above- Cheryl Rogers,Ed.D.
referenced subdivision and to comply with Business and Professions Code section 11010, Associate Superintendent
subdivision (b)(11)(A) regarding the provision of school-related information to the Steve ward
Associate Superintendent
subdivider/owner and the State Department of Real Estate.
1. Elementary School Information:
(a) The subject land is presently within the attendance area of the elementary
school(grades K-6)listed below:
School Name: Oraae Elementary School
Address: 3468 NA rmstrong Ave Fresno CA 93 72 7
Telephone: (559) 327-1700
Capacity: 688
Enrollment: 647(CBEDS enrollment 2012-13 school year)
(b) Because of projected growth in the District and the District's plans for
construction of new school facilities,it is possible that(1)adjustment of school
attendance areas could occur in the future such that students residing in the
project area may be required to attend an elementary school other than the
school listed above, and (2) students residing in the project area may attend
more than one elementary school within the District during their elementary
school years.
2. Intermediate School Information:
School Name: Reyburn.Intermediate
Address: 2901 DewolfAve Clovis CA 93619-5226
Telephone: (559) 327-4500
Capacity: 1489
Enrollment: 1120(CBEDS enrollment 2012-13 school year)
1450 Hemdon Avenue•Clovis,CA 93611-0599
559-327-9000•www.cusd.com
3. High School lnforniation:
School Name: Clovis East High School
Address: 2940 Leonard Ave Clovis CA 93619-8446
Telephone: (559) 327-4000
Capacity: 2873
Enrollment: 2087(CBEDS enrollment 2012-13 school year)
3. Bus transportation is currently provided for grades K-6 students residing further than
one mile firom school and for grades 7-12 students residing further than two and one-
half miles from school. Transportation will be available for students attending the
above-identified elementary, intermediate and high schools in accordance with
District standards in effect at the time of enrollment.
4. The District currently levies a school facilities fee of $3.23 per square foot tas of
July 11, 2012) for residential development. The fee is adjusted periodically in
accordance with law. New development on the subject property will be subject to
the fee in place at the time fee certificates are obtained.
The District hereby requests that the information in this letter be provided by the
owner/subdivider to all prospective purchasers of property within the project.
Thank you for the opportunity to comment on the project. Please contact me if you have
any questions regarding this letter.
Sincerely,
Steve Ward
Associate Superintendent
Administrative Services
OFFICE OF
wftwoyl
TELEPHONE(559)233.7161
FAX(560)233-5227
2947 s.MAPLE AVENUE
FRESNO,CALIFORNIA 03725-2208
YOUR MOST VALUABLE RESOURCE•WATER
March 29, 2013
Ms. McKencie Contreras
City of Fresno
Develop and Resource Management Department
2600 Fresno Street,Third Floor
Fresno, CA 93721-3604
RF: Vesting'Tentative Tract Map No. 6028/UG, Plan Amendment No. A-12-005 and Rezone
Application No. R-12-007
Armstrong Canal No. 389 (Private), N/W Dakota and Armstrong avenues
Dear Ms, Contreras:
The Fresno Irrigation District(FID) has reviewed the Vesting Tentative Tract Map No. 6028/UG,
Plan Amendment No A-12-005 and Rezone No. R••12-007 applications filed Les Peterson, on
behalf of Lennar Fresno, Inc., and pertains to 14.511 net acres of vacant property and were the
applicant proposes to subdivide the property into a 93-lot single family residential subdivision,
located northwest Dakota and Armstrong avenues,APN 310-201-13 and 14. FID has the
following comments:
1. FID does not own, operate, or maintain any facilities located within the limits of the
proposed development as indicated on the attached FID exhibit map.
2. For informational purposes, a private canal known as the Armstrong Ave No. 389
traverses the north and east boundaries of the subject parcel as shown on the attached
FID exhibit map. FID does not own, operate or maintain this private canal. This is an
active canal and will need to remain in service. FID can provide a list of water users on
this canal upon request.
3. The proposed development may negatively impact local groundwater supplies. 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.
BOARD OF President RYAN JACOBSEN, Vice-President STEVEN BALLS
DIRECTORS JEFFERYNEELY, GEORGE PORTER, GRESORYBl=9rRIAN, General Manager GARY SFRRATO
Ms.MCKencie Contreras
Re:VTTM 6028,A-12-005 and R-12-007
March 29,2013
Page 2of2
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 Randy Deaver at 233-7181 extension 7406 or rdeaver@fresnoirrigation.com.
i
Sincerely,
William R. Stretch, P.E.
Chief Engineer
Attachment
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DEPARTMENT OF PUBLIC HEALTH
O _ O
EDWARD L. MORENO, M.D., M.P.H.
FRCS DIRECTOR-HEALTH OFFICER
February 27, 2013
999999999
LU0016673
McKencie Contreras PE 2602
City of Fresno
Development Department
2600 Fresno Street
Fresno, CA 93721
Dear Ms. Contreras:
PROJECT NUMBER: A-12-005, R-12-007, T-60281UGM
Plan Amendment Application No. A-12-005, Rezone Application No. R-12-007, and Vesting
Tentative Map of Tract No. 60281UGM were filed by Les Peterson, on behalf of Lennar Fresno,
Inc., and pertain to ±14.51 net acres of property located on the west side of North Armstrong
Avenue between East Ashlan and East Dakota Avenues. Plan Amendment Application No.
A-12-005 proposes to amend the 2025 Fresno General Plan and the McLane Community Plan for
a ±2.39-acre portion of the subject property from the low density residential planned land use
designation to the medium-low density residential land use designation. Rezone Application No.
R-12-007 proposes to amend the Official Zone Map for a ±2.39-acre portion of the subject
property from the R-AIUGM (Single Family Residential Agricultural/Urban Growth Management)
to the R-11UGM (Single Family ResidentiaUUrban Growth Management)zone district. Vesting
Tentative Map of Tract No. 60281UGM proposes a 93-lot conventional single family residential
subdivision for the overall ±14.51 net acre site.
APN: 310-201-13, 14 ADDRESS: 3635 AND 3699 NORTH ARMSTRONG AVENUE
ZONING: R-AIUGM to R-11UGM (for±2.39 acre portion of overall ±14.51 net acre site)
Recommended Conditions of Approval:
• Construction permits for 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 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 water wells (not intended for use by the project) and septic systems that exist or have been
abandoned within the project area shall be properly destroyed by an appropriately licensed
contractor.
Dedicated to Public Health
1221 Fulton Mall 1 V.O. Box 11857,Fresno,California 93775 1(559)600-3271/FAX(559)600-7629
Equal Employment.Opportunity - Affirmative Action • Disabled Employer
wvvw.frdp[i.org
McKencie Contreras
February 27, 2013
A-12-005, R-12-007, T-6028/UGM
Page 2 of 2
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.
• 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) 600-3271 for more information.
REVIEWED BY:
DR Q:gkwN slgnM 6y Rmn T7ud
Kevin Tsuda C—M1annTsu6aoa-FnvW
rma-Wudjfccd—�-US
EH
U•Ir.7013 72713]32105W
Kevin Tsuda, R.E.H.S.
Environmental Health Specialist II
Environmental Health Division
(559)600-3271
KT
cc. Wayne Fox, Supervising Environmental Health Specialist(CT 58.03)
Les Peterson,Applicant(les.petersonca)lennar.com)
Dedicated to Public Health
1221 Fulton Mall/P.O. Bax 11867,Fresno,CalffcrNa 93775 J(559)600-3271/FAX(559)600-7633
Equal Employment Opportunity•Affirmative Action Disabled Employer
www.fcdph.org
San Joaquin Valley 91 ■ T
AIR POLLUTION CONTROL DISTRICT HEALTHY AIR LIVING'
March 29, 2013
McKencie Contreras
City of Fresno
Development Services/Planning
2600 Fresno Street,Third Floor
Fresno, CA 93721-3604
Agency Project: Pian Amendment Application No.A-12-005, Rezone
Application No. R-12-007.Vesting Tentative Map of Tract No.
6028/UGM- Lennar Fresno, Inc.
District CEOA Reference No: 20130289
Dear Ms. Contreras:
The San Joaquin Valley Unified Air Pollution Control District (District) has reviewed the
project referenced above consisting of a 93-lot single family residential subdivision
located on the west side of North Armstrong Avenue between East Ashlan and East
Dakota Avenues, in Fresno, CA. The District offers the following comments:
1. Based on information provided to the District, project specific emissions of criteria
pollutants are not expected to exceed District significance thresholds of 10 tonslyear
NOX, 10 tons/year ROG, and 15 tons/year PM10. Therefore, the District concludes
that project specific criteria pollutant emissions would have no significant adverse
impact on air quality.
2. Based on information provided to the District, at full build-out the proposed project
would be greater than 50 residential dwelling units. Therefore, the District concludes
that the proposed project would be subject to District Rule 9510 (Indirect Source
Review). A review of District records indicates that an ISR application has been
received (ISR 20130030).
If approval of the subject project constitutes the last discretionary approval by your
agency, the District recommends that demonstration of compliance with District Rule
9510, including payment of all applicable fees before issuance of the first building
permit, be made a condition of project approval.
Seyed Sedredin
Executive BirectarlAir Pollution Control Officer
Northern Region Central Region{Main Uffiaal Southern Regien
4800 Enterprise Way T990 E.Gettysburg Avenue 34946 Flyover Court
Modesto,CA 953568718 Fresno,CA 93726 0244 Bakersfield,CA 93368 9725
Tel:1209)557.9400 FAX-(2091557-8475 Tet 1559)230 6000 FAA:(5591230-6061 Tel:687-392-5500 FAX:861 392.5585
www.valleyair.org www.healthyairtivirq.com
DisWr CEQA Referenw No: 20130289 Page 2 or 2
3. The proposed project may be subject to District Rules and Regulations, including:
Regulation VIII (Fugitive PM10 Prohibitions), Rule 4102 (Nuisance), Rule 4601
(Architectural Coatings), and Rule 4641 (Cutback, Slow Cure, and Emulsified
Asphalt, Paving and Maintenance Operations). In the event an existing building will
be renovated, partially demolished or removed, the project may be subject to District
Rule 4002 (National Emission Standards for Hazardous Air Pollutants). The above
list of rules is neither exhaustive nor exclusive. To identify other District rules or
regulations that apply to this project or to obtain information about District permit
requirements, the applicant is strongly encouraged to contact the District's Small
Business Assistance Office at (559) 230-5588. Current District rules can be found
online at:www.valleyair.or rulestl ruleslist.htm.
4. The District recommends that a copy of the District's comments be provided to the
project proponent.
If you have any questions or require further information, please call Georgia Stewart, at
(559) 230-5937.
Sincerely,
David Warner
Director of Permit Services
For:Arnaud Marjollet
Permit Services Manager
DW:gs
San Joaquin Valley YJ or
AIR POLLUTION CONTROL DISTRICT HEALTHY AIR LIVING
APR 2 9 2013
Planning Department
City Of Fresno
2600 Fresno St., 3rd Floor
Fresno, CA 93721-3604
Re: Air Impact Assessment(AIA) Application Approval
ISR Project Number: C-20130030
Land Use Agency: City of Fresno
Land Use Agency ID Number: A-12-005; R-12-007; VTTM 6028
To Whom It May Concern:
The San Joaquin Valley Air Pollution Control District (District) has approved the Air Impact
Assessment (AIA) application for the following project: Lennar Tract 6028, located at
Westside of North Armstrong Ave Between East Dakota Ave and, Fresno, California.
Pursuant to District Rule 9510, Section 8.4, the District is providing the City Of Fresno with
the following information:
• A notification of AIA approval (this letter)
• A statement of tentative rule compliance (this letter)
• A summary of project emissions and emission reductions
• A summary of the off-site mitigation fees
• A copy of the Air Impact Assessment application
• An approved Monitoring and Reporting Schedule
Certain emission mitigation measures proposed by the applicant may be subject to
approval or enforcement by the City Of Fresno. No provision of District Rule 9510 requires
action on the part of the City Of Fresno, however, please review the enclosed list of
mitigation measures and notify the District if the proposed mitigation measures are
inconsistent with your agency's requirements for this project. The District can provide the
detailed emissions analysis upon request.
Seyed sadredin
Executive OirectorJAir Pollution Caotrnl 9ffiear
Northern Region Cantrnl Region[Main Office) Southern Ragiou
4890 Enterprise Way 1930 E.Gettysburg Avenue 34946 Flyover Cowt
Mudeslo,CA 95356-8718 Fresnu,CA 93776 0244 6akersfield,CA 93398 9721)
10: 29911r5Y-6400 W:(709Ifel:1559}230.60011 1AX:[559[23(1,6061 ]nl 661339.5600 1AX:6613925585
www.vaheyalr.nrg viww.honitliyalrliving,rnm
Page 2
If you have any questions, please contact Ms. Debbie J. Johnson at (559) 230-5817.
Sincerely,
David Warner
Dire for of Permit Services
Jd
Ar and Marjoliet
Permit Services Manager
AOS: dj
Enclosures
CITY OF FRESNO
DEVELOPMENT AND RESOURCE MANAGEMENT DEPARTMENT
REQUEST FOR REVIEW, COMMENTS, AND CONDITIONS FOR
PLAN AMENDMENT NO. A-12-005
REZONE APPLICATION NO. R-12-007
VESTING TENTATIVE MAP OF TRACT NO. 60281UGM
TO: CITY OF FRESNO
SUBDIVISION REVIEW COMMITTEE Return Completed Form to:
McKencie Contreras
Email: McKencie.CCoontrerasO-fresno.gov
Development Services/Planning
2600 Fresno Street, Third Floor
Fresno CA 93721-3604
PROJECT DESCRIPTION AND LOCATION:
Plan Amendment Application No.A-12.005,Rezone Application No.R-12-007,and Vesting Tentative Map of
Tract No.60281UGM were flied by Les Peterson,on behalf of Lennar Fresno, Inc.,and pertain to±14.51 net acres
of property located on the west side of North Armstrong Avenue between East Ashlan and East Dakota Avenues.
Plan Amendment Application No.A-12-005 proposes to amend the 2025 Fresno General Plan and the McLane
Community Plan for a ±2.39-acre portion of the subject property from the low density residential planned land use
designation to the medium-low density residential land use designation. Rezone Application No.R-12-007 proposes
to amend the Official Zone Map for a±2.39-acre portion of the subject property from the R-A1UGM (Single Family
Residential Agricultural/Urban Growth Management) to the R-11UGM (Single Family Residential/Urban Growth
Management)zone district.Vesting Tentative Map of Tract No.60281UGM proposes a 934ot conventionai single
family residential subdivision for the overall±14.51 net acre site.
APN: 310.201-13, 14 ADDRESS: 3635 AND 3699 NORTH ARMSTRONG AVENUE
ZONING: R-AIUGM to R-11UGM (for±2.39 acre portion of overall±14.51 net ac ite)
SEE Co*rM1FW__C QN MAN> Qper,;
DATE ROUTED: February 26, 2013 COMMENT DEADLINE: March 26, 2013-`
!f no response is received by the comment deadline,if will be assumed you have no comments to submit.
Preliminary Meeting of the SUBDIVISION REVIEW COMMITTEE:
9 A.M. TUESDAY, MARCH„12 2013 CITY HALL-THIRD FLOOR NORTH, ROOM 3078-N
Meeting of the SUBDIVISION REVIEW COMMITTEE WITH SUBDIVIDER AND PROJECT ENGINEER:
2 P.M.TUESDAY, MARCH 26. 2013, 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 McKencie.Contreras fresno, ov prior
to the meeting date of March 26, 2013; 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; attention McKencie Contreras. Thank you.
MAP wm"y Hum
NORTH 114 CORNER EAST ASHCAN AVENUE
) 28 SECTION 22, T13S, R.21E,
TATE OF CALIFORNIA
' Z SITE
LOCATION
al eD n 78 77 76 75 !f 37' I 4 k EAST DAKOTA AVENUE
EX. IRR. STANDPIPE -
TO REMAIN
7130.1 �. 1. THERE ARE NO EXISTING ABOVE GROUND USES OR
1Ina)
'LESUCH AS 9UILOMGS, WATER ME" POWER UNE$
,. R 10- PUEDE � ETC., WITHIN THE PROPOSED SUBDIVISION.Jl.koma
V�X1000Jr. AWD 10003.!1.1, cCM IF.11 ; 2. THIS AREA IS NOT SUBJECT TO FLOOD INUNDATION
3. THERE ARE NO E)GSTING UNDERGROUND FEATURES
—sin•` sa'- sc: —sa=— so': ir=
WELLS, CESSPOOLS, SEVERS, CULVERTS, STORM OF
AND OTHER UNDERGROUND STRUCTURES 1WTHIN T1+
. - - EAST PROPOSED SUBDIVISION.
—w- - _ ---�+-
_„ Pte!T�IAC 4, THE DESIGN OF THE PROPOSED SUElD145FON SHALL
a„ AVE TO THE EXTENT FEASIBLE FOR FUTURE PASSIVE OF
.1''� �Ci _L'�— 1ri _s •_ '{,_, �rY —.D�:- HEATING OR L'OOUNG OPPORTUNITIES AND OTHER I
THAT CONSERVE NONRENEWABLE ENERGY REWURC
10'PUE THIS SUBDIVISION HAS BEEN DESIGNATED WITH W
f LOTS OMENTEO IN A NORTH TO SOUTH ORIENTATIC
40 m 41 g v.42 &IDN
g 44 46 R' 46 & 47 TAKE ADVANTAGE OF NATURAL HEATING AND COOL
100E&F° �0W SF. ON DN L 4Lw SFS 004 SF. 1067 IF. 4W a�= Nr^ OPPORTUNf71ES.
TO'LE� �1G6 C 5.ALL STREETS ADJACENT TO THE BOUNDARIES OF h
Ao[ E��'_C/STREET PURPOSES AND ALL EARE TO REMAIN.. Ft
10'PIAE-� s ti.dfc (UNLESS OTHERhMSE NOTED.)
_ n SQL
S. THIS SITE IS IN FLOOD ZONE 'C'AND IS NOT FLOC
SS 34 _ i 53 '=': 52 3f 30 49 'R 48 �� �- 7 PER THE FLOOD INSURANCE RATE MAP.
100E IF. 1001 IF.� IM11 IF.' '4006 IF.: $004 JF. �00/!J. 1.003 IF. 0.251 S.F.
1O'PU J t 7. ALL PROPOSED SEWER, WATER. STORM DRAIN, CURL
-`
3':'•` >>r s —s�a r m 7 "s=: s1'i — - —iT SIDEWALK.PAVEMENT, STREET TREESt AND STREET
IMPROVEMENTS ARE TO BE DONE IN ACCORDANCE
e OF FRESNO STANDARD SPECIFICATIONS.
e. SURROUNOU4G LAND USES
A NORTH- SINGLE FAMILY RESIDENTIAL-R-t
EAST- SINGLE FAMILY RESIDENTIAL - R-1/C
10`PUE� 10'LE SOUTH- SINGLE FAMILY RESDEN71AL-RLIRAL -
P�---I WEST- CHURCH - R-A/UGM
3 66 8 a 87 8 8 8 69 g g 90 g'g 91 8'g 92 g'8 [9J] 9. OUTL07 A' TO BE DIDICATF�FOR OPEN SPACE PI
A000 Lr'400E iK-40M IC-3,000 zr- 4066 W_-4000 ILr -4am 3r-`0. �, EX9rTHMIO TREES k0 7
17t�> TWO
_1—, Eoffm BLEMNW
EX.ARMSTRONG AVE. i THREE- 70 W REMOVED
NO.369 PRIVATE IRR. �I 3p' 17' DQS'iTNQ WEPIPELINE TO REMAIN
hJ6rc VACANT LAND .
! rrwwr^wrviarmce 7'AWrOcs VA-1 A-v,rC s R-11)? A XON1N(i
Alwle'47'f'P.YINl^At"L ft 1viT/✓AY fYNWSA's RROPO
c-o"wr(vA1..-I��i1l+vs'�r'44CA3),N--C '� PROPOSED USE
Amp AIAPC Am*AFrV AND! c,W3Lr i/A!0 A1#dlZC SINGLE FAMILY RESIDENTIAL
rNr Co�uTr.*Ct ltt'DAMIYT7I/XC.Te}esWtA" PROPOSED ZONM
n•S QR/1c4r6V WrN f Vtl Af-4r. eAMC TO f Wr R-f/UGM
w4rr zomcaC oloA/FXFOAg K AVG IgAlCNAA'3 �: SCALE, I'= BO'
�0/AwS;Auo cele urr Arr/AUFri SOME OF WATER
`a 0 40' 64' 150' CITY OF FRESNO
CENTER 1/4 CORNER 9 - - SOUROE OF SEWAGE DW
SEC71ON 22, T:135., R.21E CITY OF FRESNO
SOURCE OF ELECTRICITY
Fcm
LED: SOURCE OF QM
a PPUE PLAN77NG k PUBLIC UTILITY EASEMENT NOW OFFERED SDMk STORM DRAIN MANHOLE PG&E
FOR DEOICATlON FOR PUBLIC USE. SOURCE OF GN LE T.V.
4 LE LANDSCAPE EASEMENT NOW OFFERED FOR DEDICATION OH OVERHEAD ELECTRICAL COMCA5T
F
INDICATES DIRECTION OF DRAINAGE FLOW. --5— EXISTING SANITARY SEWER SOURCE OF TELEPHONE
AT&T
® INDICATES STREETS PREVIOUSLY DEDICATED FOR PUBUC USE. -"-'1'.-"- EXISTING WATER ASSESSOIfS FARM NUMI
Q PREVIOUSLY DEDICATED FOR PUBLIC ROAD PURPOSES EXISTING EDGE OF PAVEMENT 310-201-13 k 14
SIF AREA
Q PUBLIC STREET EASEMENT NOW OFFERED FOR DEDICATION = POWER POLE GROSS 15,03 AC.
FOR PUBLIC USE NET 14.51 AC.
PP POWER POLE r--- DRAIN INLET
SP IMCAITON STANDPIPE 0 SANITARY SEVER MANHOLE
CW GUY WIRE • STORM DRAIN MANHOLE
Y, SF d HOf
go civ�alNEENA�i j
SSMH SANITARY SEWER MANHOLE .^ G��W •f
EXISTING STREETLIGHT 2066 N. 3D81.AVL
BUi315 I'llTim{66T
• INDICATES REUNOUISHMENT OF DIRECT VEHICULAR ACCESS RIGHTS. O• CA Wr E,X{65
_—.•.•_ n V0r7\r2-236\Ma\71A+\r.,eaW.11ep
CITY OF FRESNO
DEVELOPMENT AND RESOURCE MANAGEMENT DEPARTMENT
REQUEST FOR REVIEW, COMMENTS,AND CONDITIONS FOR
PLAN AMENDMENT NO. A-12-008
REZONE APPLICATION NO. R-12-007
VESTING TENTATIVE MAP OF TRACT NO. 60281UGM
TO: CITY OF FRESNO
SUBDIVISION REVIEW COMMITTEE Return Cote Form to:
McKencie Contreras
Email: McKencie. ontreras Fresno. ov
Development Services/Planning
2600 Fresno Street,Third Floor
Fresno CA 93721-3604
PROJECT DESCRIPJION AND LOCATION:
Plan Amendment Applicat on No.A-12.005, Rezone Application No.R-12-007,and Vesting Tentative Map of
Tract No.60281UGM were led by Les Peterson,on behalf of Lennar Fresno, Inc.,and pertain to±14.51 net acres
of property located on the st side of North Armstrong Avenue between East Ashlan and East Dakota Avenues.
Plan Amendment Applica on No.A-12-005 proposes to amend the 2025 Fresno General Plan and the McLane
Community Plan for X39 cre portion of the subject property from the low density residential planned land use
designation to the edium-10 ensity residential land use designation. Rezone Application No.R-12-007 proposes
to amend the Office p for a ±2.39-acre portion of the subject property from the R-A1UGM (Single Family
Residential AgriculturalNrhan Growth Management) to the R-11UGM (Single Family ResidentialAJrban Growth
Management)zone district.Vesting Tentative Map of Tract No.60281UGM proposes a 93-lot conventional single
family residential subdivision for the overall ±14.51 net acre site.
APN: 310-201-13, 14 ADDRESS: 3635 AND 3699 NORTH ARMSTRONG AVENUE
ZONING: R-AIUGM to R-11UGM (for#2.39 acre portion of overall±14.51 net acre site)
DATE ROUTED: Februm 26 2013== COMMENT DEADLINE: March 26,2013
if no response Is received by the comment deadline,It will be assumed you have no comments to submit.
Preliminary Meeting of the SUBDIVISION REVIEW COMMITTEE:
9 A.M.TUESDAY ARCH 12 2013 CITY HALL-THIRD FLOOR NORTH ROOM 3078-N
Meeting of the SUBDIVISION REVIEW COMMITTEE WITH SUBDIVIDER AND PROJECT ENGINEER:
2 P.M. TUESDAY MARCH 26 2013 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 McKencle.Contreras resno. ov prior
to the meeting date of March 26, 2013; 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; attention McKencie Contreras. Thank you.
f'
i
t
k
Environmental Assessment
dated May 28, 2013
Notice of Intent was filed with:
CITY OF FRESNO
MITIGATED NEGATIVE DECLARATION
FRESNO COUNTY CLERK
2221 Kern Street
Fresno, California 93721
The full Initial Study and the Master ENVIRONMENTAL
Environmental Impact Report No. 10130 are on ASSESSMENT on
file in the Development and Resource NUMBER:
Management Department, May 28 2013
Fresno City Hall, 3rd Floor Y '
2600 Fresno Street A-12-0051R-12-0051T-
Fresno, California 93721 60281UGM
(559)621-8277
APPLICANT: PROJECT LOCATION:
Chris Kliewer ± 14.508 acres of property located at 3635 and 3699 North
Yamabe & Horn Engineering, Inc. Armstrong Avenue on the west side of North Armstrong Avenue
2985 North Burl Avenue, Suite 101 between East Ashlan and Fast Dakota Avenues in the City and
Fresno, CA 93727 County of Fresno, California
36049'5.9154" N Latitude, - 119°51'57.4956" W Longitude
Section 2.2, Township 13 South, Range 21 East, Mount Diablo
Base & Meridian
Assessor's Parcel Number: 310-201-13 and 14
PROJECT DESCRIPTION:
Chris Kliewer, on behalf of Lennar Fresno, Inc., has filed Plan Amendment Application No. A-12-005, Rezone
Application No. R-12-007, and Vesting Tentative Tract Map No. T-60281UGM and pertains to ± 14,508 net
acres of property located on the west side of North Armstrong Avenue between East Ashlan and East Dakota
Avenues.
Plan Amendment Application No. A-12-005 proposes to amend the 2025 Fresno General Plan and the McLane
Community Plan for a ± 2.328 acre portion of the subject property from the low density residential planned land
use designation to the medium density residential land use designation.
Rezone Application No. R-12-007 proposes to amend the Official Zone Map for a ± 2.328 acre portion of the
subject property from the R-AIUGM (Single Family Residential Agricultural/Urban Growth Management) to the
R-11UGM (Single Family Residential/Urban Growth Management) zone district.
Vesting Tentative Tract Map No. T-6028/UGM proposes a 93 lot conventional single family residential
subdivision for the overall ± 14.508 net acre site.
The City of Fresno has conducted an initial study and proposes to adopt a Mitigated Negative Declaration for
the above-described project. The environmental analysis contained in the Initial Study and this Mitigated
Negative Declaration is tiered from Master Environmental Impact Report No. 10130 (SCH # 2001071097) I
prepared for the 2025 Fresno General Plan ("MEIR"); and, Mitigated Negative Declaration No. A-09-02 j
(SCH # 2009051016) prepared for the 2025 Fresno General Plan ("Air Quality MND"). A copy of the MEIR
and Air Quality MND may be reviewed in the City of Fresno Development and Resource Management
Department as noted above. The proposed project has been determined to be a subsequent project that is
not fully within the scope of the Master Environmental Impact Report No. 10130 (WEIR) or Mitigated
Negative Declaration No. A-09-02 (Air Quality MND) prepared for the 2025 Fresno General Plan. Pursuant to
Public Resources Code § 21157.1 and California Environmental Quality Act (CEQA) Guidelines § 15177, this
project has been evaluated with respect to each item on the attached environmental checklist to determine
µ whether this project may cause any additional significant effect on the environment which was not previously �;
examined in the MEIR. 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 that no new information, which was not known and could not have been known at the time that
the MEIR was certified as complete, has become available.
This completed environmental impact checklist form, its associated narrative, and proposed mitigation
measures reflect applicable comments of responsible and trustee agencies and research and analysis
conducted to examine the interrelationship between the proposed project and the physical environment. The
information contained in the project application and its related environmental assessment application,
responses to requests for comment, checklist, initial study narrative, and any attachments thereto, combine to
form a record indicating that an initial study has been completed in compliance with the State CEQA
Guidelines and the CEQA.
All new development activity and many non-physical projects contribute directly or indirectly toward
cumulative impacts on the physical environment. It has been determined that the incremental effect
contributed by this project toward cumulative impacts is not considered substantial or significant in itself,
and/or that cumulative impacts accruing from this project may be mitigated to less than significant with
application of feasible mitigation measures.
Based upon the evaluation guided by the environmental checklist form, it was determined that there are
foreseeable impacts from the Project that are additional to those identified in the MEIR, and/or impacts which it
require mitigation measures not included in the MEIR Mitigation Measure Checklist.
The completed environmental checklist form indicate:; whether an impact is potentially significant, less than
significant with mitigation, or less than significant.
For some categories of potential impacts, the checklist may indicate that a specific adverse environmental
effect has been identified which is of sufficient magnitude to be of concern. Such an effect may be inherent in I
the nature and magnitude of the project, or may be related to the design and characteristics of the individual
project. Effects so rated are not sufficient in themselves to require the preparation of an Environmental
Impact Report, and have been mitigated to the extent feasible. With the project specific mitigation imposed,
there is no substantial evidence in the record that this project may have additional significant, direct, indirect
or cumulative effects on the environment that are significant and that were not identified and analyzed in the
MEIR. Both the MEIR mitigation checklist measures and the project-specific mitigation checklist measures
will be imposed on this project.
The initial study has concluded that the proposed project will not result in any adverse effects which fall within
the "Mandatory Findings of Significance" contained in Section 15065 of the State CEQA Guidelines.
The finding is, therefore, made that the proposed project will not have a significant adverse effect on the
environment.
PREPARED BY: SUBMITTED BY:
McKencle Contreras, Planner III rr
,i f�� (Wlt
Soph a'Pagoulatos, Supervising Planner
DATE: May 28, 2013 DEVELOPMENT & RESOURCE MANAGEMENT DEPARTMENT
Attachments: -Notice of Intent
-Initial Study Impact Checklist and Initial Study (Appendix G)
-Master Environmental Impact Report Review Summary
-Master Environmental Impact Report No. 10130-2025 Fresno General
Plan Mitigation Monitoring Checklist dated May 28, 2013
- Project Specific Mitigation Monitoring Checklist dated May 28, 2013
E201310000140
CITY OF FRESNO Filed with:
NOTICE OF INTENT TO ADOPT A F � L
MITIGATED NEGATIVE DECLARATION ED
EA No. A-12.0051111-12-0071T-60281UGM MAY 2 8 2013
Plan Amendment Application No. A-12-005, Rezone Application Bv FRE ��
No. R-12-007, and Vesting Tentative Tract Map No. Tft
-
60281UGM DEMM
APPLICANT: FRESNO COUNTY CLERK
Chris Kliewer 2221 Kern Street, Fresno, CA 93721
Yamabe & Horn Engineering, Inc.
2985 North Burl Avenue, Suite 101
Fresno, CA 93727
PROJECT LOCATION:
t 14.508 acres of property located at 3635 and 3699 North
Armstrong Avenue on the west side of North Armstrong Avenue
between East Ashlars and East Dakota Avenues in the City and
County of Fresno, California
36°49'5.9154' N Latitude, - 119°51'57.4956"W Longitude
Section 22, Township 13 South, Range 21 East, Mount Diablo
Base & Meridian
Assessors Parcel Number: 310-201-13 and 14
PROJECT DESCRIPTION:
Chris Kliewer, on behalf of Lennar Fresno, Inc., has filed Plan Amendment Application No. A-12-005, Rezone
Application No. R-12-007, and Vesting Tentative Tract Map No. T-60281UGM and pertains to t 14.508 net
acres of property located on the west side of North Armstrong Avenue between East Ashlan and East Dakota
Avenues.
Pian Amendment Application No. A-12-005 proposes to amend the 2025 Fresno General Plan and the McLane
Community Plan for a t 2.328 acre portion of the subject property from the low density residential planned land
use designation to the medium density residential land use designation.
Rezone Application No. R-12-007 proposes to amend the Official Zone Map for a t 2.328 acre portion of the
subject property from the R-AIUGM (Single Family Residential Agricultural/Urban Growth Management) to the
R-11UGM (Single Family Residential/Urban Growth Management)zone district.
Vesting Tentative Tract Map No. T-60281UGM proposes a 93 lot conventional single family residential
subdivision for the overall t 14.508 net acre site.
The City of Fresno has conducted an initial study of the above-described project and it has been determined to
be a subsequent project that is not fully within the scope of the Master Environmental Impact Report No. 10130
(MSIR) prepared for the 2025 Fresno General Plan (SCH # 2001071097) and Mitigated Negative Declaration
prepared for Plan Amendment No. A-09-02 (SCH # 2009051016) (Air Quality MND). Therefore, the
Development and Resource Management Department proposes to adopt a Mitigated Negative Declaration for
this project.
E201310000140
With the project specific mitigation imposed, there is no substantial evidence in the record that this project may
have additional significant, direct, indirect or cumulative effects on the environment that are significant and that
were not identified and analyzed in the MEIR or Air Quality MND. After conducting a review of the adequacy
of the MEIR and Air Quality MND 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 Air Quality MND
was adopted and that no new information, which was not known and could not have been known at the time
that the MEIR was certified as complete and the Air Quality MND was adopted, has become available, The
project is not located on a site which is included on any of the lists enumerated under Section 65962.5 of the
Government Code including, but not limited to, lists of hazardous waste facilities, land designated as
hazardous waste property, hazardous waste disposal sites and others, and the information in the Hazardous
Waste and Substances Statement required under subdivision (f)of that Section.
Additional information on the proposed project, including the MEIR, Air Quality MND, proposed environmental
finding of a mitigated negative declaration and the initial study may be obtained from the Development and
Resource Management Department, Fresno City Hall, 2600 Fresno Street, 3rd Floor Fresno, California
93721-3604, or for an electronic copy of the environmental finding, and for additional information on the
project, please contact McKencle Contreras at(559)621-8066 for more information.
ANY INTERESTED PERSON may comment on the proposed environmental finding. Comments must be in
writing and must state (1)the commentor's name and address; (2)the commentor's interest in, or relationship
to, the project; (3)the environmental determination being commented upon; and (4)the specific reason(s)why
the proposed environmental determination should or should not be made. Any comments may be submitted
at any time between the publication date of this notice and close of business on June 17, 2013. Please direct
comments to McKencie Contreras, Planner, City of Fresno Development and Resource Management
Department, City Hall, 2600 Fresno Street, Room 3076, Fresno, California, 93721-3604; or by email to
bd2Kencle_ContrerffBCdJ=no,g ; or comments can be sent by facsimile to(559)498-1026.
These development applications and this proposed environmental finding have been scheduled to be heard by
the Planning Commission on June 19, 2013 at 6.00 p.m. or thereafter. The hearing will be held in the Fresno
City Council Chambers located at Fresno City Hall, 2m Floor, 2600 Fresno Street, Fresno, California, 93721.
Your written and oral comments are welcomed at the hearing and will be considered in the final decision.
INITIAL STUDY PREPARED BY: SUBMITTED BY:
McKencie Contreras, Planner
r
4Sophia Pagoulatos, upervising Planner
DATE: May 28, 2013 CITY OF 1=RESNO DEVELOPMENT AND
RESOURCE MANAGEMENT
DEPARTMENT