HomeMy WebLinkAboutT-6033 - Conditions of Approval - 6/9/2014 „ify of ,,,. REPORT TO THE PLANNING COMMISSION
oc���� AGENDA ITEM N0.
COMMISSION MEETING 4-16-14
APPROVED BY
April 16, 2014 — --
DEPART ENT DIRECTOR
FROM: MIKE SANCHEZ, Planning Manage°-,
Development and Resource Management Department
.7
BY: SOPHIA PAGOULATOS, Supervising Planner
Development Services Division
WILL TACKETT, Supervising Plann
Development Services Division
�UBJEC-i: CONSIDERATION OF PLAN AM NDMENT APPLICATION NO. A-11-003,
RFZONE APPLICAI-ION NO, R-11-003, VESTING TENTATIVE TRACT MAP NO.
6033/1-IC A/l, CONDI i ONAL USE PERM ITAPPLICATION NO. C-13-092, AND
I _NVIRONMENTAL ASSESSMENT NO, A-1 1-003/R-1 1-003/C-1 3-0921T-
6033/UGM LOCATED ON THE NORTHEAST CORNER OF NORTH FOWLER
AND EAST CLINTON 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-11-003, Rezone Application No. R-11-003, Conditional Use Permit No.
C-13-092 and Vesting Tentative Tract Map No. T-6033/UGM 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-11-003/R-11-
003/C-13-092/T-6033/UGM dated March 21, 2014 for the purpose of the proposed plan
amendment and rezone applications.
2. RECOMMEND APPROVAL (to the City Council) of Plan Amendment Application No. A-
11-003 proposing to amend the 2025 Fresno General Plan and the McLane Community
Plan for a 2.14 acre property (APN 310-041-39) from Light Industrial to Neighborhood
Commercial and for a 31,87 acre portion of APN 310-041-38 from Light Industrial to
Medium Density Residential.
3, RECOMMEND APPROVAL (to the City Council) of Rezone Application No. R-11-003
to reclassify the approximately 2.14 acre property from the C-M/UGM/cz (Commercial
and Light Manufacturing/Urban Growth Management/with conditions of zoning) zone
district to the C-1/UGM/cz (Neighborhood `)'hopping Center/Urban Growth
REPORT TO THE PLANNING COMMISSION
Plan Amendment Application No.A-11-003
Rezone Application No, R-11-003
Conditional Use Permit Application No. C-13-092
Vesting Tentative Tract Map No. 6033/UGM
April 16, 2014
Page 2
Management/conditions of zoning) zone district and the approximately 31.87 acre
portion of the subject property from the C-M/UGM/cz (Commercial and Light
Manufacturing/Urban Growth Management/with conditions of zoning) zone district to
the R-1/UGM/cz (Single Family Residential/Urban Growth Management/conditions of
zoning) zone district.
4. APPROVE Conditional Use Permit Application No. C-13-092 for the establishment of a
169-lot single family residential, public street planned unit development with modifie-1
property development standards for lots proposed to be created by Vesting Tentative
Tract Map No. 6033/UGM Approval of the C-13-092 is contingent upon Council
approval of Ilan Amendment Application No. A-11-003 and Rezone Application No. I Z
11-003 and the related environmental assessment. Changes made to those document
that potentially render 0-13-092 in ( inflic� with them will require C 1' 092 to 1. `!..ii L.)
the Planning Commission; and
APPROV, Vesting i antative 7r tcc Map No. 603 1/Ut subject to the findi::;as included
within the Staff Report to the Planning Commission datwl April 16, 1014; compliance
with the Conditions of Approval dated April 16, .?014; and, contingent upon City Council
approval of Plan Amendment Application No. A-11-003, Rezone Application No. R-11-
003, and the related environmental assessment. Changes made to those documents
that potentially render T-6033/UGM in conflict with them will require T-6033/UGM to
return to the Planning Commission
EXECUTIVE SUMMARY
Granville Homes has filed Plan Amendment Application No. A-11-003, Rezone Application No.
R-11-003, Conditional Use Permit Application No. C-13-092, and Vesting Tentative Tract Map
No. 6033/UGM pertaining to approximately ± 34.01 net acres of property located on the
northeast corner of North Fowler and East Clinton Avenues (See Exhibits A and B).
Plan Amendment Application No. A-11-003 proposes to amend the 2025 Fresno General Plan
and McLane Community Plan to change the planned land use designation for an approximately
2.14 acre portion of the subject property (APN 310-041-39) from Light Industrial to
Neighborhood Commercial and to change the planned land use designation for an
approximately 31.87 acre portion of the subject property (APN 310-041-38) from Light Industrial
to Medium Density Residential (see Exhibits D and E).
Rezone Application No. R-11-003 proposes to rezone the approximately 2.14 acre portion of
the subject property from the C-M/UGM/cz (Commercial and Light Manufacturing/Urban Growth
Management/with conditions of zoning) zone district to the C-1/UGM/cz (Neighborhood
Shopping Center/Urban Growth Management/conditions of zoning) zone district; and to rezone
the approximately 31.87 acre portion of the subject property from the C-M/UGM/cz
(Commercial and Light Manufacturing/Urban Growth Management/with conditions of zoning)
zone district to the R-1/UGM/cz (Single Family Residential/Urban Growth
Management/conditions of zoning) zone district.
REPORT TO THE PLANNING COMMISSION
Plan Amendment Application No. A-11-003
Rezone Application No. R-11-003
Conditional Use Permit Application No. C-13-092
Vesting Tentative Tract Map No, 6033/UGM
April 16, 2014
Page 3
The plan amendment and rezone applications have been filed in order to facilitate approval of a
proposed 169-lot single family residential public street planned development subdivision of the
property in accordance with Conditional Use Permit Application No. C-13-092 and Vesting
Tentative I r_ict Map No. 6033/UGM (see Exhibits H, I and J).
Staff supports approval of these applications subject to conditions, including a condition that
garage setbacks of les:: than 18 feet can be approved in developments with private streets
only, as there are mechanisms for maintenance:; and parking enforce file nt in such
developments (such as homeowners" associations).
PROJECT INFORMATION
PROJECT See description above in executive summary
APPLICANT Jeffrey T Roberts. on behalf of Granville Hames, Inc..
LOCATION Located on the northeast corner of North Fowler and East Clinton
Avenues
(Council District 4, Councilmetnber Caprioglio)
SITE SIZE Approximately 34.01 net acres
LAND USE Existing - Light Industrial for APNs 310-041-38 (portion) and -39
Proposed - Medium Density Residential for APN 310-041-38
(31 .87 ac) and Neighborhood Commercial for APN
310-041-39 (2.1 ac)
ZONING Existing - C-M/UGM/cz (Commercial and Light Manufacturing/
Urban Growth Management/with conditions of zoning)
for APNs 310-04-1-38 (portion) and -39
Proposed - R-1/UGM/cz (Single Family Residential/Urban Growth
Management/conditions of zoning) for portion of APN
310-041-38 and
C-1/UGM/cz (Neighborhood Shopping Center/Urban
Growth Management/conditions of zoning) for APN
310-041-39
REPORT TO THE PLANNING COMMISSION
Plan Amendment Application No.A-11-003
Rezone Application No. R-11-003
Conditional Use Permit Application No. C-13-092
Vesting Tentative Tract Map No. 6033/UGM
April 16, 2014
Page 4
PLAN DESIGNATION Pursuant to Table 2 (Planned Land Use and Zone District
AND CONSISTENCY Consistency Matrix) of the 2025 Fresno General Plan and Section ,
12-403-13-1 (Zone District Consistency Table) of the Fresno
Municipal Code (FMC), the proposed C-1 and R-1 zone district
classifications for the subject property and the proposed
Neighborhood Commercial and Medium Density Residential
planned land use designations for the subject property may be
found consistent.
ENVIRONMENTAL Finding of a Mitigated Negative Declaration dated March 21, 2014.
FINDING
PLAN COMMITTEE The District 4 Plan Implementation Committee will consider these
RECOMMENDATION applications at its regularly scheduled meeting to be held on April
14, 2014.
STAFF Recommend that the Planning Commission recommend approval
RECOMMENDATION to the 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.
6033/UGM subject to compliance with the Conditions of Approval
dated April 16, 2014 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 C-M/UGM/cz
C-M/UGM/cz (Commercial and Light
Light Industrial Manufacturing/Urban Growth Vacant
anagement/with conditions of zoning
district
AE-20 Single Family Rural
South Light Industrial Exclusive 20-Acre Agricultural District Residences & Vacant
[Fresno County] Land
REPORT TO THE PLANNING COMMISSION
Plan Amendment Application No. A-11-003
Rezone Application No. R-11-003
Conditional Use Permit Application No. C-13-092
Vesting Tentative Tract Map No. 6033/UGM
April 16, 2014
Page 5
R-1/UGM/cz
East Single Family Residential
Rural Single Family
District/Urban Growth Residence
Medium and Low Management/conditions of zoning &
Density Residential district Vacant Tract
R-1-AH (T-5717)
Single Family Residential—Horses
district
M-1
West
Light Industrial Light ivi:;nufacturing District Chur h :"?. Vacant Land
ENVIRONMENTAL FINDING
An environmental assessment initial study was prepared for this project in accordance witi the
requirements of the California Environmental Quality Act (CEQA) (guidelines (see E .hibit K).
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(a). 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
REPORT TO THE PLANNING COMMISSION
Plan Amendment Application No. A-11-003
Rezone Application No. R-11-003
Conditional Use Permit Application No. C-13-092
Vesting Tentative Tract Map No. 6033/UGM
April 16, 2014
Page 6
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(a)(2) and C,EQA
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 declaP-ation
finding for 1'rivironmenta'I Assessment Application No. A-11-003/R-11-003/(_ 13-092/T-
6033/UGM was publishes: on March 9 ', 2014 with no comments or appeals received to date.
BACKGROUND / ANALYSIS
t and Use/Industrial
Objective C-13 of the 2025 Fresno General Plan calls for the planning and support of industrial
development to promote job growth while enhancing Fresno's urban environment. Related
policies call for the planning of industrial land use clusters with respect to their common needs
and concern for compatibility of uses in order to maximize the operational efficiency of similar
activities.
The following discussion outlines staff rationale for finding the proposed project to be consistent
with the above objective:
The 34 acre site that that is the subject of these applications was a portion of a previous
entitlement request submitted in 2006 (and approved in 2007) that included 140 acres: nearly
the entire quarter section bounded by Fowler, Armstrong, Shields and Clinton Avenues. The
proposal was controversial at the time because it proposed converting 20 acres of planned light
industrial land to medium low density residential use in an area that was considered optimal
vacant land for industrial development. Although the land was not served by infrastructure, it
was well-served by all modes of transportation.
In exchange for allowing the conversion and approving the plan amendment, conditions of
zoning were required (see Exhibit F). These conditions of zoning were also mitigation
measures. Most were tied to the development of those controversial 20 acres (portion of T-
5717, adjacent to the subject property to the east), however they also affect the property that is
the subject of the current applications because the subject property was expected to remain as
light industrial property and be made "shovel ready" by the installation of infrastructure.
Staff is now recommending approval of the plan amendment and rezone because in the 7
years since the property was conditioned, additional studies have been conducted that indicate
the property is no longer critical to the city's supply of vacant industrial property. Specifically:
REPORT TO THE PLANNING COMMISSION
Plan Amendment Application No. A-11-003
Rezone Application No. R-11-003
Conditional Use Permit Application No. C-13-092
Vesting Tentative Tract Map No. 6033/UGM
April 16, 2014
Page 7
1. New studies conducted in preparation for the update of the GP refined the location of the
significant clusters of vacant land designated for industrial and business park use and
identified these clusters (over 3,000 acres) in Figure ED-1 as sufficient to accommodate
projected growth and economic development goals (see Exhibit G). The subject property
was not among those properties identified.
2. The 34 acres of industrial land that would be removed by these applications would be more
than compensated for by the additional industrial land being proposed in the southern
portion of the Southeast Growth Area (over 1,200 acres in Regional Business Park use).
3. Approval of the proposed land use change would eliminate the longest interface
(approximately 1,300 feet) between industrial c!:d residential land that will occur if the
subject property remains industrial, as residential land exists -:long the ea: fLern property
boundary with no street or natural barrier between the two land uses. The proposed
conversion ol the acreage from industrial to residential would eliminate ih! adja(. incy and
leave North i-owler Avenue as the dividing butter between the newly approved residential
and the industrial uses west of North Fowler Avenue. This arterial, with its required trail,
would be a more effective buffer than one created by internal setbacks on directly adjacent
industrial and residential properties. The street right-of-way plus trail and landscaping
would result in an approximate 140-foot buffer between the residential properties in the
subdivision and the existing industrial property on the west side of North Fowler Avenue
(not counting the setbacks on the industrial land).
4. A 2012 Fresno County Employment study documented numerous obstacles that employers
identified as constraints to doing business, expanding business and creating more jobs in
Fresno. The lack of shovel ready land was not among the responses. The most frequently
occurring response (24%) was "market conditions," including a tight banking climate, low
sales, and customers' difficulty in accessing financing. Labor availability was also among
the most frequent responses.
5. The conditions of zoning still obligate the developer to submit a plan amendment and
rezone application for 40 acres of non-industrial land to facilitate conversion to light
industrial M-1 or C-M zoned land to replace the conversion of the initial 20 acres back in
2006.
In summary, staff finds that approval of the project is consistent with the Objective C-13 and
related goals and policies of the 2025 Fresno General Plan.
REPORT TO THE PLANNING COMMISSION
Plan Amendment Application No. A-11-003
Rezone Application No. R-11-003
Conditional Use Permit Application No. C-13-092
Vesting Tentative Tract Map No. 6033/UGM
April 16, 2014
Page 8
Land Use/Residential
As proposed, the project would also be consistent with the following 2025 General Plan
objectives related to residential land use:
Objective C-9 of the 2025 Fresno General Plan directs planning for the diversity and quality of
residential housing, at locations necessary to provide for adequate and affordable housing
opportunities. Housing patterns should support balanced urban growth, and should make
efficient use of resources and public facilities. Supporting policies C-9-i and C-9-j recommend
that Medium-Low and Medium Density Residential uses shall provide transition between low
and medium density residential and shall be developed to maximize the efficie.-L use of land.
In this case, approval of the proiect in thi : location eliminates a direci adjacer.,;y between
residential and industrial land C:.d results in moving this interface to worth Fowler Avenue, a
natural buffer.
Furthermore, Objective C-10 of the 2015 Fresno General Plan promotes the development of
more compact friendly, single-family residential projects to aid in the conservation of resources
such as land, energy, and materials. Supporting policy C-10-a recommends facilitating the
construction of higher density single family residential development while maintaining a
pleasant living environment. Policy C-1 0-d encourages the development of two-story homes as
a means to conserve land, maintain open space on residential lots, and provide adequate living
space.
Similarly, the goals of the McLane Community Plan are directed toward: (1) The provision of a
diversity of housing types and housing opportunities to meet the needs of all ages and income
levels; (2) Providing for efficient use of land while protecting the integrity of established
neighborhoods; (3) Encouraging a mix of uses along major transportation corridors; (4)
Providing for safe, clean and aesthetically pleasing neighborhoods; and, (5) Providing for
compatible relationships between differing housing types and densities. Goals for commercial
uses include distributing new commercial land use designations at logical, marketable,
convenient and accessible locations.
The proposed medium density planned land use provides a density transition from the medium
low and low single family densities east and south of the project site, gradually increasing
density as one moves westward toward the city center. The 2-acre commercial site in the
southwest corner of the project site will provide an opportunity for some convenience retail
within walking distance of the residential uses. Project conditions and mitigation measures will
require adequate screening, buffering and noise protection between the residential and
commercial uses to protect the residential character of the subdivision.
The proposed project will also be connected to its neighbors. A planned bicycle/pedestrian trail
runs along the western boundary of the project, North Fowler Avenue, and the project will be
conditioned to construct the portion of the trail along the project frontage. A street connection to
the adjacent subdivision to the east is also required, in addition to a pedestrian connection to
REPORT TO THE PLANNING COMMISSION
Plan Amendment Application No. A-11-003
Rezone Application No. R-11-003
Conditional Use Permit Application No. C-13-092
Vesting Tentative Tract Map No. 6033/UGM
April 16, 2014
Page 9
the commercial property on the corner. The project is also served by public transit FAX Route
45, which stops at East Princeton and North Fowler Avenues and connects to Route 30 at
Blackstone and Ashlan, with connections both north and south. A bus bay will also be required
to be constructed at the northeast corner of North Fowler and East Clinton Avenues to facilitate
future bus service.
Furthermore, the project is within two miles of the planned regional Fancher Creek shopping
center, to the southwest (Tulare and Clovis Avenues), within '/ mile of a neighborhood park,
and within a mile of several planned elementary schools.
Land Use/Commercial
Policy C-12-a of the 2025 Fresno General flan states that the City shall "...ensure that all
commercial land uses ars; developed and maintained in a mannw c:umplimer t,ary to and
rnmpatible with adjacent residential land uses, to minimize interface problems with surrounding
environment and to be compatible with public facilities and services."
The proposed project will still include two interfaces with non-residential property: a 637- foot
interface with the proposed 2.14 acre neighborhood commercial site on the corner of North
Fowler and East Clinton Avenues, and an 820-foot interface with the light industrial remainder
along a portion of the northern project boundary (this property is zoned C-M, Commercial and
Light Manufacturing). To ensure that there are no spillover effects from non-residential
properties onto the residential subdivision, project specific mitigation measures are required to
ensure proper design. Such measures include sound walls, landscape buffers and minimum
distances of potential noise generators such as loading areas and trash enclosures. These
measures will ensure that no noise, light or other visual effects will impact the residential
properties that are proposed along these interface areas.
With incorporation of project specific mitigation measures it is staff's opinion that the proposed
project is consistent with respective general and community plan objectives and policies and
will not conflict with any applicable land use plan, policy or regulation of the City of Fresno.
Furthermore, the proposed project, including the design and improvement of the subject
property, is found (1) to be consistent with the goals, objectives and policies of the applicable
2025 Fresno General Plan and McLane Community Plan; (2) to be Suitable for the type and
density of development; (3) to be safe from potential cause or introduction of serious public
health problems; and, (4) to not conflict with any public interests in the subject property or
adjacent lands.
Public Resources
The Department of Public Utilities (DPU) has determined that adequate sanitary sewer and
water services are available to serve the project site subject to implementation of the 2025
Fresno General Plan policies and the mitigation measures of Master Environmental Impact
Report No. 10130; the construction and installation of public facilities and infrastructure in
accordance with Department of Public Works standards, specifications and policies; and, the
REPORT TO THE PLANNING COMMISSION
Plan Amendment Application No. A-11-003
Rezone Application No. R-11-003
Conditional Use Permit Application No. C-13-092
Vesting Tentative Tract Map No, 6033/UGM
April 16, 2014
Page 10
implementation of project related mitigation measures as identified within the conditions of
approval for the proposed project and the associated Mitigated Negative Declaration finding
prepared for the project.
For sanitary sewer service these infrastructure improvements and facilities include typical
requirements for construction and extension of sanitary sewer mains and branches. The
proposed project will also be required to provide payment of an "Interim Fee Surety" for
purposes of contributing to a temporary exchange and interim use of capacity owned by the
City of Clovis in the Fowler Avenue Trunk Sewer.
Any increase in water demand resulting from the proposed projec+, which is greater than the
adopted allocation, will be ;squired to be offset or mitigated in a mann(�r acceptable to the
Department of Public Utilities. For this purpose, the developer has providp-d a water usage
analysis identifying water fixtures, iandscap :, and laundry efficiencies to document k:.4.r-r
conservation design characteristics. Tihe water usage nalysis is subject to approval b- the
Director of Public Utilities. The proposed project will be required to provide two independent
sources of water, meeting Federal and State Drinking Water Act Standards as is typical.
Therefore, implementation of the 2025 Fresno General Plan policies and the mitigation
measures of Master Environmental Impact Report No. 10130, along with the implementation of
the Water Resources Management Plan and the identified project related mitigation measures
will provide an adequate, reliable, and sustainable water supply for the project's urban
domestic and public safety consumptive purposes.
The City of Fresno Fire Department has conditioned the proposed project with requirements for
installation of public fire hydrants and the provision of adequate fire flows per Public Works
Standards, also with two sources water. Additionally, the proposed project will be required to
designate specific locations within the proposed private street network as "Fire Lanes", with on-
street parking restrictions in order to accommodate emergency vehicle movements. Hydrants
and street furniture will be required to be located outside the sweep of any turn radii.
The Fresno Metropolitan Flood Control District (FMFCD) has indicated that drainage service is
available for the development subject to the developer participating in the construction of
FMFCD "Master Plan Facilities" as determined by the district. The FNIFCD has provided
comments and requirements related to the adequacy of the conveyance capacity of the streets
within the project for major storm flows, including but not limited to, the height of proposed
wedge curbs (vs. standard 6-inch curbs). For this purpose the FMFCD has imposed
requirements to assure adequate drainage capacity within the proposed streets to
accommodate projected storm flows and historic drainage patterns from adjacent properties.
Finally, the FMFCD has conditioned the project with requirements for the provision of additional
storage capacity in Basin "BS." Amendments or modifications to the FMFCD requirements will
be required to be approved by the FMFCD Board of Directors, pursuant to Section 13-1307 of
the Fresno Municipal Code, prior to approval of a final map.
REPORT TO THE PLANNING COMMISSION
Plan Amendment Application No. A-11-003
Rezone Application No. R-11-003
Conditional Use Permit Application No. C-13-092
Vesting Tentative Tract Map No. 60331UGM
April 16, 2014
Page 11
The Fresno Irrigation District (FID) has also reviewed the proposed project with respect to
existing FID facilities and easements located on the subject property; and, has imposed
requirements to assure that facilities proposed to be constructed and the dedication of
easements for new facilities comply with FID standards, specifications and policies.
Transportation, Streets and Access Points
The project is a 169-lot single family residential public street planned development on
approximately 31.87 acres of property, which is proposed to be developed at an overall density
of approximately 5.30 dwelling units per acre. The project also includes an approximately 1.1
acre Outlot for common open space purposes. The tentative map submitted fol the proposed
project also identifies the designation of two Remainder parcels: (1) Af, approximately 2.14
acre portion of the subject property, which has been proposed to be designated for
neighborhood commercial uses; and, (2) An approximately 3.7 7 acre portion of the subject
property previously designated for light industrial uses _11-he project takes access from forth
Fowler Avenue, an arterial, and E ast Clinton Avenue, a collector, 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.
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
169-lot single family residential planned development and the approximately 2.14 ac, portion of
property proposed to be designated for neighborhood commercial uses is projected to generate
148 vehicle trips during the morning (7 to 9 a.m.) peak hour travel period and 248 vehicle trips
during the evening (4 to 6 p.m.) peak hour travel period. By comparison, the existing light
industrial land use would generate 4,130 average daily trips (ADT), with AM peak volumes of
545 trips and PM peak volumes of 575 trips. Therefore the proposed project would generate
fewer vehicular trips than the existing land use.
The Public Works Department, Traffic Engineering Division has reviewed the proposed plan
amendment, rezone, conditional use permit 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 upon implementation of the traffic related mitigation
measures of the MEIR and completion of the adjacent street segments and intersections in
accordance with the transportation element of the 2025 Fresno General Plan. Interior public
streets have been proposed to be dedicated utilizing modified street cross-sections, which are
45 feet in width in combination with City Standard 50-foot wide street rights-of-way. The
proposed 45-foot wide street cross-section provides for a 35-foot wide curb-to-curb street
section (vs. the 36-foot curb-to-curb width required based upon a 50-foot wide City standards
street) and a five-foot wide sidewalk pattern (vs. a seven-foot sidewalk pattern based upon the
50-foot wide standard). Parking and sidewalks are proposed to be provided on both sides of all
interior local streets. The Department of Public Works has required that all interior local streets
be dedicated and designed in accordance with Public Works Standard P-56 unless the
modified street cross-sections proposed are first approved by the Director of the Public Works
REPORT TO THE PLANNING COMMISSION
Plan Amendment Application No. A-11-003
Rezone Application No. R-11-003
Conditional Use Permit Application No. C-13-092
Vesting Tentative Tract Map No. 6033/UGM
April 16, 2014
Page 12
Department.
Traffic calming measures are required within all subdivisions for proposed street segments
exceeding 800 feet in length (North Lafayette Avenue). The development will also include two
stub streets on the eastern boundary of the subject property to connect to future developments.
The developer of this project will be required to pay the Traffic Signal Mitigation Impact (TSMI)
Fee of $47.12 per average daily trip 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
including the Fresno Major Street Impact (FMSI) Fee and City-wide regional street impact fees.
The California Department of Transportation (Caltrans) has indicated that the proposed project
will mitigate any potential project related traffic impact,- to State facilities through payment of
the applicable City Fees and subject to payment of the Regional Traffic Mitigation Fee (RTMF).
The area street plans are the product of careful planning that projects traffic capacity reeds
based on the densities and intensities of planned land uses anticipated at build-out of the
planned area. Based upon the project requirements for street dedications, improvements, and
contributions to the City wide impact fee system, the adjacent and interior 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.
Setbacks
The subdivision is proposed in two phases, Phase 1, lots 34-169 and Phase 2, lots 1-33.
Phase 1 includes the larger lots in the subdivision, ranging from approximately 5,000 to 7,500
square feet in area. Typical proposed setbacks for the Phase 1 portion of the project include
15-foot front and rear yards, 3-foot interior side yards and 8-foot street side yards. The lots
along the eastern boundary of the subdivision have 25-foot rear yard setbacks, and lots
backing onto North Fowler and East Clinton Avenues have 20-foot rear yard setbacks.
However, Phase 2 includes smaller lots with 7-foot garage setbacks proposed. Reduced
garage setbacks can be supported only with a mechanism to enforce parking and provide
maintenance, without additional costs incurring to the City; such as a homeowners' association.
Currently the streets are proposed as public streets, so the conditional use permit conditions
are written to require minimum garage setbacks at 18 feet.
LandscapingMalls
Given that the proposed subdivision is located adjacent to and abutting major streets (North
Fowler and East Clinton Avenues) within the boundaries of the McLane Community Plan, the
development will be required to install landscaping and irrigation within a minimum 10-foot wide
buffer strip along the East Clinton Avenue frontage. In addition, a 26-foot wide easement to
accommodate the planned multipurpose trail is required to be dedicated and improved along
REPORT TO THE PLANNING COMMISSION
Plan Amendment Application No. A-11-003
Rezone Application No. R-11-003
Conditional Use Permit Application No. C-13-092
Vesting Tentative Tract Map No. 6033/UGM
April 16, 2014
Page 13
-the North Fowler Avenue project frontage; this requires a 12-foot wide Class 1 Trail with 2-foot
graded shoulders and 5 feet of landscaping on both sides. A six-foot high concrete/masonry
wall is required to be constructed at the rear of the landscaped areas along North Fowler and
East Clinton Avenues.
Outlot "A" of Tentative Tract Map No. 6033/UGM is proposed to be dedicated for common open
space purposes and minimum five-foot wide landscape buffers are required for all "end-blocks".
The development proposes a total of approximately 48,800 square feet (1.1 ac) of aggregate
open space (Outlot "A"), comprising 3.5% percent of the subdivision area, which complies with
the City of Fresno's proposed Guidelines for Landscaped Open Space and Pedestrian
Walkway Requirements for Residential Developments.
Council District Plan Implementation Committee
The District 4 Plan Implementation t;nmmittee will consider the proposed project at its regularly
scheduled meeting on April 14, 2014. 1 he committee's recommendation will bu forwarded by
staff at the Planning Commission meeting.
Public Notice and Comment
March 21, 2014 — Environmental Assessment published in the Fresno Bee
April 4, 2014 — Public Hearing Notice published in Fresno Bee, mailed to all property owners
within 500 feet of project site (see Exhibit C) and to any interested parties, and posted on the
property.
April 9, 2014 - Telephone call was received from a property owner to the south of the project
site (Wallace "Bob" Sheesley at 6137 East Clinton Avenue). The property owner was
supportive of the land use change from light industrial to residential, however requested that
the maximum density be reduced to 4 dwelling units per acre.
Staff is not recommending any changes based on this comment, as staff believes the proposed
density of 5.3 dwelling units to the acre is appropriate for the project site. The tract to the east
of the project site (T-5717) is planned medium low density and is approved for 4.3 dwelling
units to the acre. The proposed project is a gradual density transition to the west and its
slightly higher density is consistent with general plan goals of efficient use of land and
optimizing the density at appropriate locations.
Conditional Use Permit Findings
Based upon analysis of the conditional use permit application and subject to the applicant's
compliance with all of the conditions of approval noted, staff concludes that the following
required findings of Section 12-405-A-2 of the Fresno Municipal Code (FMC) can be made.
FINDINGS PER FRESNO MUNICIPAL CODE SECTION 12-405-A.2.
REPORT TO THE PLANNING COMMISSION
Plan Amendment Application No. A-11-003
Rezone Application No. R-11-003
Conditional Use Permit Application No, C-13-092
Vesting Tentative Tract Map No. 6033/UGM
April 16, 2014
Page 14
a.All applicable provisions of this Code are complied with and the site of the proposed use is
adequate in size and shape to accommodate said use, and accommodate all yards, spaces,
walls and fences, parking, loading, recycling areas, landscaping, and other required features,-
and,
eatures;and,
Finding The area of the proposed residential planned development is approximately
a: 31.87 net acres in size. The subject site has been proposed to be subdivided
into 169 single family residential lots, with lot sizes ranging from approximately
3,700 square feet to 7,500 square feet in area at an overall density of
approximately 5.30 dwelling units/acre. Multi-department/agency review of the
proposed development plan (Conditional Use Permit Application No. C-13-092)
has demonstrated that there is adequate space to meet all applicable
requirements of the Code as established and modified in the Special Permit
conditions of approval dated April 16, 2014; including yards, spaces, walls and
fences, parking, landscaping and open spaces and other required features.
b. The site for the proposed use relates to streets and highways adequate in width and
pavement type to carry the quantity and kind of traffic generated by the proposed
use; and,
Finding Staff from the Public Works Department, Transportation Planning section l as
b: estimated that the proposed development will generate approximately 148
a.m./248 p.m. peak hour vehicle trips which can be accommodated by the
adjacent streets subject to the respective requirements for dedications and
improvement of adjacent portions of East Clinton and North Fowler Avenues in
accordance with the Department of Public Works requirements included within the
project conditions of approval. These requirements are necessary for the traffic
generated by the project and to accommodate city services and meet the needs
of the proposed subdivision.
c. The proposed use will not be detrimental to the public welfare or injurious to property or
improvements in the area in which the property is located. The third finding shall not
apply to uses which are subject to the provision of Section 12-306-N-30 of this Code.
Finding The staff of the Development and Resource Management Department has
c: determined that the proposed use will not be detrimental to the public welfare or
be injurious to property or improvements in the area in which the property is
located if developed in accordance with the various conditions/requirements
established through the related vesting tentative tract map application review and
conditional use permit application review processes.
Tentative Tract Map Findings
REPORT TO THE PLANNING COMMISSION
Plan Amendment Application No.A-11-003
Rezone Application No. R-11-003
Conditional Use Permit Application No. C-13-092
Vesting Tentative Tract Map No. 6033/UGM
April 16, 2014
Page 15
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 Viat 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 it!z design and improvements, is consistent
with thu City's 2025 i-resno C ,iierai i Ilan and McLane Gummunity Plan, contingent upon
City Gouncil approval int 1-;Ian Amendment Application No. A-11-003 and Re._one
Application No , -0U3 which prop U,:;e to designate and zone an approximately 2.14
acre portion of the subject property for Neighborhood Commercial Land use, and an
approximately 31.87 acre portion of the project for Medium Density Residential. 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.
4. The proposed subdivision design and improvements are not likely to cause serious public
health and safety problems, because the conditions of approval have shown and will
ensure that the subdivision conforms to city health and safety standards.
5. The proposed subdivision design will not conflict with public easements within or through
the site, because the project design and conditions of approval will assure noninterference
with any existing or proposed easements on the subject property.
6. The design of the subdivision provides, to the extent feasible, for future passive and
natural heating or cooling opportunities in the subdivision, because of the appropriate use
and placement of landscaping plant materials and because of the orientation of the
proposed lots.
REPORT TO THE PLANNING COMMISSION
Plan Amendment Application No. A-11-003
Rezone Application No. R-11-003
Conditional Use Permit Application No. C-13-092
Vesting Tentative Tract Map No. 6033/UGM
April 16, 2014
Page 16
The subdivision map, subject to the recommended conditions of approval, complies with the
design and property development standards of the Zoning Ordinance and local Subdivision
Ordinance. Based upon the plans and information submitted by the applicant and the
recommended conditions of project approval, staff has determined that these findings can be
made.
Action by the Planning Commission regarding the plan amendment and rezone applications is
a recommendation to the Fresno City Council. Action by the Planning Commission regarding
the conditional use permit and vesting tentative tract map is final unless appealed in
accordance with the FMC, Sections 12-406-1 and 12-1019, respectively.
CONCLUSION
Thermpropriatenc:.i, of the. proposed project has been examiner' with respect to its consistency
with goals and policies of the 2025 Fresno Gieneral Plan and the Mct ine Community Plan; its
compatibility with surrounding existing or proposed uses; and its avoidance or mitigation of
potentially significant adverse environmental impacts. 'i hese factors have been evaluated as
described above and by the accompanying environmental assessment. Upon consideration of
this evaluation, it can be concluded that Plan Amendment Application No. A-11-003, Rezone
Application No. R-11-003, Conditional Use Permit Application No. C-13-092, and Vesting
Tentative Tract Map No. 6033/UGM are appropriate for the project site.
Exhibits:
Exhibit A: Vicinity Map
Exhibit B: 2012 Aerial Photograph
Exhibit C: Noticing Map
Exhibit D: 2025 Fresno General Plan Planned Land Use Map
Exhibit E: Proposed Planned Land Use Map
Exhibit F: Conditions of Zoning
Exhibit G: Figure ED-1: Significant Clusters of Vacant Land...
Exhibit H: Vesting Tentative Tract Map No. T-6033/UGM
Exhibit I: Exhibits for Conditional Use Permit Application No. C-13-092
Exhibit J: Conditions of approval for Conditional Use Permit Application No. C-13-092
and Vesting Tentative Tract Map No. 6033/UGM dated April 16, 2014;
including memoranda from responsible or commenting agencies.
Exhibit K: Environmental Assessment No. A-11-003/R-11-003/T-6033/UGM, finding of
a Mitigated Negative Declaration dated March 21, 2104,
I
Exhibit A
Vicinity Map
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Subject Property
Not To Scale
VICINITY MAP DEVELOPMENT AND RESOURCE
MANAGEMENT DEPARTMENT
Ian Amendment No. A-11-003, Rezone No. R-
11 -003, Conditional Use Permit No. C-13-092
and Tentative Tract Map No. T-6033 APN: 310-041-38 & -39
Zone District: C-M/UGM/cz
PROPERTY ADDRESS (Commercial and Light
Manufacturing/Urban Growth
6208 E. Clinton Avenue Management/with conditions of
2534 N. Fowler Avenue zoning)
6y: S. Pagoulatos, March 21, 2014
i
Exhibit B
2012 Aerial Photograph
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Exhibit C
Noticing Map
)99790 A-11-003,
uffered at:500 Feet, Legal Notices, Owners QtOV1004138w1004139z
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address List Map, Gary Unruh, c:\gisdm5\automap\adrlist.mxd, Thu Apr 03 11:24:51 2014
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Exhibit D
2025 Fresno General Plan Land Use Map
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Exhibit E
Proposed Planned Land Use Map
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APN: 310-041-38 (portion) Light Industrial to Neighborhood CommetFial
310-041-39
2196 North Fowler Avenue C-M/UGM/cz to R-1/UGM/cz, 31.87 Acre( M
Light Industrial to Medium Density Re -,idential ',
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Exhibit F
Conditions of Zoning
Conditions of Zoning /Mitigation Measures for Plan Amendment A-
06-002, Rezone Application No. R-06-028
# Condition of Zo_nina/Mitigation Measure Status
The applicant shall participate with the City This has not been done yet
Planning and Development and Economic but would remain a
Development Departments in the preparation and condition. The deadline is
submittal of applications for a 40-acre plan tied to construction of T-
amendment and rezoning (to either the C-M or M-1 5717, which is not part of
zone district) to accommodate a future industrial the current applications (is
user. The applicant shall pay all (100%) of the adjacent to the east) and
costs of the application submittal. Said costs shall has not yet commenced.
include City processing fees, engineering fees
incurred in application submittal, graphics, and
other incidental costs. The City of Fresno Planning
and Development and Economic Development
Departments shall be responsible for selecting the
property that will be the subject of the applications.
I-he application shall be submitted ansa paid in full
prior to the issuance of the first 5Uilding permit for
the northerly 20 acr;.� . of the resid(,i itial portion (T-
5717) of the project pioposed by Plan Amendment
A-06-02 and Rezone Application No. R-06-0213
see map on payee 3).
Prior to the issuance of the first building permit on the Completed.
northerly 20 acres proposed for medium low density
2 residential uses by Plan Amendment A-06-02 and
Rezone Application No. R-06-028, all infrastructure for
the northern 40 acres planned light industrial and
proposeol for C-M zoning shall be installed.
Prior to issuance of certificate of occupancy for the last This has not been done, and
home on the northerly 20 acres proposed for medium the "southerly 40 acres"
low density residential uses by Plan Amendment A-06- includes the 34 acres of
02 and Rezone Application No. R-06-028, the property now proposed for 31
infrastructure for the southerly 40 acres planned for ac residential and 2 ac
light industrial and proposed for C-M zoning shall be commercial development.
3. installed. Infrastructure would be
provided to serve the
development, however only
about 5 acres of it will remain
industrial. We may need to
delete or modify this condition.
The applicant shall submit a site plan review application Applicant submitted Site Plan
for the light industrial development that is designed for Review Applications S-07-009
uses that create a minimum of 15 jobs per acre. and S-08-038 that designed
4. the 80 acre property for retail
and industrial use. City
approved site plans. This
condition has been met.
1
Conditions of Zoning /Mitigation Measures for Plan Amendment A-
06-002, Rezone Application No. R-06-028
Applicant argues that the
reason they are seeking the
land use changes to develop
34 acres as a residential and
commercial development is
because the market has not
responded to the industrial
land use (only tenant is
Walgreens).
Prior to the recordation of the first final map, the This condition has not yet
applicant shall actively participate in the development of been met but applicant is still
a "Vacant Industrial Land Inventory" document that will willing to work with the City to
be distributed by the Economic Development fulfill it. It is tied to T-5717.
5' Department of the City of Fresno. This document will
provide the updated basis for those involved with
Economic Development to attract new and growing
businesses to the City or Fresno _
+ The applicant shall, in coordination with the City of The applicant was not asked
Fresno, support and promote the addition of light for this support in the first tvvo
industrial land within the Southeast Growth Area, as years after approval so this
appropriate, and shall, upon the request of the condition is no longer in effect,
6. Economic Development Department of the City of however, applicant still willing
Fresno, participate with the EDC and/or the City of to assist.
Fresno at out of town conferences, seminars, trade
shows (for a two-year period) in an effort to attract
[--industrial users to the City of Fresno.
2
Conditions of Zoning /Mitigation Measures for Plan Amendment A-
06-002, Rezone Application No. R-06-028
E. Pr_iYLcet h-Aver e Tract 5717
I i
z E. CuRTAY V7
Subject Property Area of Plan
Amendment A-06-002,
R-06-028
3
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1
Exhibit G
Figure ED-1 : Significant Clusters of Vacant Land...
Figure ED-1:
Significant Clusters of Vacant
Land Designated for Industrial
and Business Park Use
Light Industrial:
200 acres
SHI S alFrem� SHIELDS E_
- Intemallonal
CLINTON i VE Airport CLINTON
c 7 ? MCKI LEY AVE IN AVE -
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Light Industrial;
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Regional - Business Park:851 acres Regional
Business Park: Heiivy Industrial: 146 acres Business Par:.
261 acres — -.j Light Industrial:155 acres 1202 acrL.
AV 4 g
Heavy Industrial:
1144 acres L .
O A.. ..- ..E
Regional Business Park
r
l� Business Park
Heavy Industrial
I Light Industrial
Priority Area for Major
Infrastructure Improvements f.
---- Planning Area
Sphere of Influence
0 I/2 1 1 4
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Source:City of Fresno
Exhibit H
Vesting Tentative Tract Map No. T-6033/UVM
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Exhibit I
Exhibits for Conditional Use Permit Application No. C-13-092
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Exhibit J:
Conditions of Approval for C-13-092 and T-6033/UGM
(including memoranda from responsible or commenting agencies)
CITY OF FRESNO
DEVELOPMENT AND RESOURCE MANAGEMENT DEPARTMENT
CONDITIONS OF, APPROVAL
APRIL 10, 2014
CONDITIONAL USE PERMIT APPLICATION NO. C-1 3-092
"A PLANNED DEVELOPMENT"
NORTHEAST CORNER OF EAST CLINTON AND NORTH FOWLER AVENUES
PART A- PROJECT INFORMATION
1 Assessor's
Parcel No(s): 310-041-38
2. Street Location: Northeast corner of the intersection of East Clinton and North Fowler
Avenues..
(Council District 4, Councilmember Caprioglio)
3. Existing Zoning "C-M/UGM/cz' (Commercial and Light M.=inufacturing DistrictlUrb:-in
Growth Management/with conditions of zoning)
4. Proposed Zoning "R-1/UGM/cz" (Single l amily Residential District/Urban Growth
Management/with conditions of zoning)
5. Existing
Planned Land Use: Light Industrial
6. Proposed
Planned Land Use: Medium Density Residential (4.99-10.37 dwelling units/acre)
7. Plan Areas: McLane Community Plan
8. Project Description: Requests authorization for the establishment of a 169-lot single family
residential, public street planned unit development with modified
property development standards for lots proposed to be created by
Vesting Tentative Tract Map No. 6033/UGM.
PART B -GENERAL CONDITIONS AND REQUIREMENTS
The City of Fresno Planning Commission, on April 16, 2014, approved the special permit application
subject to the enclosed list of conditions and Exhibit(s)"A", "T', "F" & "l_.", inclusive of Conditional U!)-r,
Permit Application No. C-13-092.
Conditions of Approval
Conditional Use Permit Application No. C-13-092
April 16, 2014
Page 2 of 14
IMPORTANT: PLEASE READ CAREFULLY
Please note that this project may be subject to a variety of discretionary conditions of approval. These
include conditions based on adopted City plans and policies, those determined through site plan review
and environmental assessment essential to mitigate adverse effects on the environment including the
health, safety, and welfare of the community, and recommended conditions for development that are
not essential to health, safety, and welfare, but would on the whole enhance the project and its
relationship to the neighborhood and environment.
Discretionary conditions of approval may be appealed. All code requirements, however,are mandatory
and may only be modified by variance, provided the findings pursuant to Fresno Municipal Code(FMC)
Section 12-405.A can be made.
All discretionary conditions of approval will ultimately be deemed mandatory unless appealed
either verbally or in writing to the City of Fresno Planning Commission at the scheduled public
hearing regarding Conditional Use Permit Application No.C-13-092 and Vesting Tentative Tract
Map No. T-6033/UGIM.
Approval of this special permit shall be considered null and void in the event of failure by the applicant
and/or the authorized representative,architect,engineer, or designer to disclose and delineate all facts
and information relating to the subject property and the proposed development including,but not limited
to, the following:
1. All existing and proposed improvements including but not limited to buildings and structures, signs
and their uses, trees, walls, driveways, outdoor storage, and open land use areas on the subject
property and all of the preceding which are located on adjoining property and may encroach on the
subject property;
2. All public and private easements, rights-of-way and any actual or potential prescriptive easements
or uses of the subject property; and,
3. Existing and proposed grade differentials between the subject property and adjoining property
zoned or planned for residential use.
Approval of this special permit may become null and void in the event that development is not
completed in accordance with all the conditions and requirements imposed on this special permit, the
Zoning Ordinance, and all Public Works Standards and Specifications. The Development and
Resource Management Department shall not assume responsibility for any deletions or omissions
resulting from the special permit review process or for additions or alterations to construction plan not
specifically submitted and reviewed and approved pursuant to this special permit or subsequent
amendments or revisions. (Include this note on the site plan.)
No uses of land, buildings, or structures other than those specifically approved pursuant to this site
plan shall be permitted, (Include this note on the site plan.)
Transfer all red line notes, etc., shown on the original site plan exhibit(s) to the final site plan(s).
CORRECTIONS SHALL INCLUDE ALL THOSE LISTED IN THIS DOCUMENT AND THOSE LISTED
Conditions of Approval
Conditional Use Permit Application No, C-13-092
April 16, 2014
Page 3 of 14
IN THE CORRECTION LIST PROVIDED By THE PLAN CHECK PROCESS.
The exercise of rights granted by this special permit must be commenced by July 25, 2016(four years
from the date of Director approval). The time limits for any special permit conditionally granted in
conjunction with an approved tentative tract map shall be automatically extended upon the extension of
such tentative tract map pursuant to Section 12-1005.1 of the FMC.
To complete the back-check process for building permit relative to planning and zoning issues,
submit copies of this corrected, final site plan, together with copies of the elevations,
landscape, and irrigation plans, and any required covenants and/or studio°s >>r analyses to the
Development Services(Planning) Division for final review and approval,a minimum of ten days
before applying for building permits.
Copies of this final approved site plan, elevations, landscape, and irrigation plans stamped by the
Development`...;rvices (Planning)Division must be substituted for unstamped copies;of the same in
each of thr sets of construction plans submitted for plan checkrp for to issuance of building permits.
!'he final approved site plan must also include all corrections identified in the plan check process.
Be advis d that on-site inspections will not be authorized unless the final stamped approved site pian,
elevations, landscape, and irrigation plans are included in the plan check file copy.
Please contact Will Tackett :rt (559) 621-8063 or via e-mail at Will.Tackett(a).fresno,gov to
schedule an appointment for final :;ign-off for building permits following your receipt and
substitution of the four copies of the stamped, corrected, approved exhibits in the plan check
sets.
NOTICE TO PROJECT APPLICANT
In accordance with the provisions of Government Code Section 66020(d)(1), the imposition of fees,
dedication, reservations or exactions for this project are subject to protest by the project applicant at the
time of approval or conditional approval of the development or within 90 days after the date of the
imposition of the fees, dedications, reservation or exactions imposed on the development project.
This notice does not apply to those fees,dedications, reservations or exactions which were previously
imposed and duly noticed; or, where no notice was previously required under the provisions of
Government Code Section 66020(d)(1) in effect before January 1, 1997.
PART C - PUBLIC IMPROVEMENT REQUIREMENTS
The following requirements are based on city records and the accuracy of the existing and proposed
on-site and off-site conditions depicted on the exhibits submitted. Requirements not addressed due to
omission or misrepresentation of information, for which this review process is dependent, will be
imposed whenever such conditions are disclosed.
Questions relating to dedications,street improvements or off-street parking geometrics may be directed
to Louise Gilio at (559) 621-8678 / Louise.Gilio(cDfresno.gov of the City of Fresno Public Works.
Department, Traffic and Engineering Services Division.
Conditions of Approval
Conditional Use Permit Application No. C-13-092
April 16, 2014
Page 4 of 14
1. STREET ENCROACHMENT PERMITS, DEDICATIONS AND VACATIONS
a) Exhibit(s) "A" is required to include all street furniture, e.g.: public utility poles and boxes, guy
wires, signs,fire hydrants, bus stop benches, mail boxes, news stands, trash receptacles, tree
wells, etc., within the existing and proposed public rights-of-way.
b) ENCROACHMENT PERMITS. The construction of any overhead, surface or sub-surface
private structures and appurtenances extending within the public rights-of-way is prohibited
unless an encroachment permit is approved by the City of Fresno Public Works Department,
E=ngineering Division, Special Districts/Projects and Right of Way Section, (559) 621-8693.
Encroachment permits must be approved prio.r to issuance of building permits.
c) DEDICATIONS. The following dedication requirements must be satisfied prior to the issuance
of building permits:
i) Dedications shall take place in accordance with any applicable conditions included within
the attached Public Works Department, Traffic and Engineering Services Division
memorandum stated April 10, 2414.
d) VACATION`. The following vacation requirements must be satisfied rior to issuance of
building permits:
i) A feasibility study for any/all proposed vacations of existing public rights-of-way is required
to be completed prior to Either recordation of the Ficial Map or issuance of building permits.
Contact Alan James, Supervising Engineering Technician at (559) 621 8693 for further
information.
2. STREET IMPROVEMENTS
a) All public improvements shall be constructed in accordance with the Standard Specifications
and Standard Drawings of the City of Fresno, Public Works Department or street construction
plans required and approved by the City Engineer. The performance of any work within the
public street rights-of-way(including pedestrian, water and sewer utility easements)requires a
Street Work Permit issued by the Public Works Department, Engineering Services Division at
(559)621-8693, prior to commencement of the work. Contact the Public Works Department,
Engineering Services Section at (559) 621-8686 for detailed information. All required street
improvements must be completed and accepted by the City pqar to occupancy.
b) Existing off-site concrete improvements to remain in place shall be repaired if damaged and/or
off grade as determined by the Public Works Department, Construction Management Division
(559) 621-5500. Such repairs must be completed prior to final occupancy.
c) Where required, design and construct curb,gutter, AC paving,and residential sidewalk patterns
to Public Works standards, specifications, and policies. Plans shall be prepared by a
registered Civil Engineer.
Conditions of Approval
Conditional Use Permit Application No. C-13-092
April 16, 2014
Page 5 of 14
d) Streetlights are required on all frontages to City Standards and/or as determined by the City
Engineer. Street lighting plans are required and must be approved by the Public Works
Department/Engineering Services prior to commencement of the work.
e) Underground all existing off-site overhead utilities within the limits of this site as per FMC
Section 12-1011, Section 8-801 and Resolution No. 78-522/88-229.
f) Submit four copies of a Geometric Approval Drawing (GAD) to Traffic Engineering for review
and approval, per the attached checklist, prior to submittal of street plans.
g) Submit the following as a single package to the Public Works Department Engineering Division,
Plan Check and (SIS Mapping Section, (559) 621-8682, for review and approval, rp for to
issuance or building and street work permits: Street Improvement Flans, ; igning and Striping
Plans, Street Lighting L'L.jns and Landscape and Irrigation Plans.
3, SURVEY MONUMENTS AND PARCEL CONFIGURATION
a) All survey monuments within the area of construction shall be preserved and if disturbed,shall
be reset by a person licensed to practice Land Surveying in the State of California. (Include
this note on the site plan.)
PART D - PLANNING/ZONING REQUIREMENTS
1. PLANNING
a) Development is subject to the following ordinances, plans and policies:
i) "R-1", Single Family Residential District (§12-211 of the FMC)
ii) "UGM", Urban Growth Management (§§12-4.500-12-4.510 of the FMC)
iii) "-cz's", Conditions of Zoning (Rezone Application No. R-11-003)
iv) 2025 Fresno General Plan
v) McLane Community Plan
2. MITIGATION MONITORING REQUIREMENTS
Development of the subject property shall be subject to implementation of all applicable mitigation
measures, fees,and timelines included within the Initial Study and Mitigated Negative Declaration
prepared for Environmental Assessment No. A-11-003/R-11-003/C-13-092/T-6033 and dated
March 21, 2014.
a) The Mitigated Negative Declaration prepared for the proposed project is tiered off of the 2025
Fresno General Plan Master Environmental Impact Report(MEIR) No. 10130 and Air Quality
MND. Development of the subject property shall be subject to implementation of all applicable
mitigation measures included within the NIEIR and Air Quality MND for subsequent projects;
included herein by reference.
Conditions of Approval
Conditional Use Permit Application No. C-13-092
April 16, 2014
Page 6 of 14
3. ZONING
a) Approval of Conditional Use Permit Application No. C-13-092 is contingent upon approval of
Vesting Tentative Tract Map No. 6033/UGM; and City council approval of Plan Amendment
Application No. A-11-003 and Rezone Application No. R-11-003.
• NOTE: Existing covenants or zoning contracts for the subject property related to
existing conditions of zoning established through previous adoption of City Council
Ordinances may be released upon Council Approval of Rezone Application No.
R-11-003 if such existing conditions of zoning are removed or modified in a manner
which renders previous covenants or contracts null or void.
b) A subsequent entitlement will be required in order to revise the current development proposal
or authorize an alternative development scheme for the subject property. Further
environmental review may also be required if any proposed revisions have not been previously
evaluated within the scope of Environmental Assessment No.A-11-003/R-11-003/C-13-092/T-
6033 and dated March 21, 2014.
c) The Subject property is proposled to be zoned under the R-1/UGM (Single Family
'esidontial/Urban Growth ,Vanagettnent)zone disti in classification. Any development on the
subject property or individual lots resulting from a subdivision thereof shall comply with the,
property development standards of the respective R-1 zone district except as may be modified
herein pursuant to Conditional Use Permit Application No. C-13-092.
4. POPULATION DENSITY
a) Pursuant to the proposed Medium Density Residential planned land use designation for the
subject property; the subject property shall be developed in accordance with Vesting Tentative
Tract Map No. 6033/UGM and Exhibit(s) "A" of Conditional Use Permit Application No.
C-13-092
i) Based upon the number of dwelling units (du)allowed per acre, respective to the Medium-
Density Residential planned land use designation, the subject property is required to be
developed with between 4.99-10.37 du/acre to meet the density requirements of the 2025
Fresno General Plan and FMC.
• NOTE: Pursuant to Vesting Tentative Tract Map No. 6033/UGM and Conditional Use
Permit Application No. C-13-092, the subject property is proposed to be developed at
an overall density of approximately 5.30 du/acre.
5. BUILDING HEIGHT
a) No building or structure erected in the R-1 (Single Family Residential)zone district shall have,i
height greater 35 feet.
Conditions of Approval
Conditional Use Permit Application No. C-13-092
April 16, 2014
Page 7 of 14
• NOTE: Exceptions. Over height structures may be approved by the City of Fresno
Planning Commission or Director of the Development and Resource Management
Department. However, no roof structure or any space above the height limit shall be
allowed for the purpose of providing additional living or floor space.
b) No accessory building erected on the subject property shall have a height greater than one
story, not to exceed 12 feet in height. All accessory buildings on the subject property are
subject to the provisions of Section 12-306-N-1 (Accessory Buildings) of the FMC.
6. BUILDING AND YARD SETBACKS AND SPACES BETWEEN BUILDINGS
a) Setbacks and spaces between buildings shall be provided in accordance with Exhibit(s)"A"of
Conditional Use Permit Application No. t:' i 3-09.'; and, the following:
N( Any proposed deviation from the building setback envHopes established by
i xhibit "A" of Conditional Use Permit Application No. C-13-092 r quil`!� 1 revision to
(;onditional Use Permit Application No. C-13 092.
b) All garages shall be setback a minimum of 18-feet from front property lines (coincident with
bark of sidewalk)subject to providing roll-up garage doors. Habitable space may be provided
closer, subject to compliance with the condition above.
c) Proposed structures are required to be found in compliance with the fire resistive standards of
the Uniformed Building Code. In the event structures do not comply they must be modified so
as to meet the requirement.
7. LOT COVERAGE
a) Maximum lot coverage by buildings and structures shall not exceed 50 percent of the total lot
area; except as follows:
i) An additional 5 percent of the respective lot area may be improved with impervious area,
which may include a front yard walkway, a side yard walkway and a rear yard patio.
8. OPEN SPACES AND LANDSCAPING
The subdivider shall provide and maintain all landscaping (and irrigation systems) in accordance
with the following:
a) A landscape and irrigation plan, prepared by a landscape professional, shall be submitted to
the Development Services (Planning) Division and approved for all open space and
recreational areas within the development. These plans must be reviewed and approved prior
to obtaining building permits.
b) Proposed Outlot"A" of Vesting Tentative Tract Map No. 6033/UGM, which is proposed to be
dedicated for open space purposes shall be landscaped by the developer in accordance with
the approved landscape and irrigation plans and shall thereafter be maintained in a manner
Conditions of Approval
Conditional Use Permit Application No. C-13-092
April 16, 2014
Page 8 of 14
which provides appropriate security and is deemed acceptable to both the City of Fresno
Development and Resource Management and Public Works Departments.
c) All yards (including private) and areas designated for open space purposes shall be
landscaped and maintained in accordance with Sections 12-306-N-24 of the FMC.
i) All yards and landscaped areas located adjacent to street frontage shall be provided
automatic irrigation systems.
ii) All yards (including private) and areas designated for open space purposes shall comply
with the water efficient landscape standards in accordance with Section 12-306-N-23 of the
FMC.
d) All required Walls or fences, which are accessible to the public, shall incorporate an adjacent
landscaped buffer area pursuant to the City of Fresno "Anti-Graffiti Landscaped Buffer
Development and Planting Standards."
e) Provide for the planting of trees on-site per FMC Section 12-306-N-24-g; except as may be
modified herein below:
i) Planting of on-site trer:s shall occur in accordance with the landscape plan which is
required to be submitted to the Development Services (Planning) Division for review and
approval prior to issuance of building permits.
ii) Trees shall be planted in all landscaped areas required in the conditions of approval for
Vesting Tentative Tract Map No. 6033/UGM in order to shade and enhance adjacent
property and public rights-of-way.
f) No building permit shall be issued for any development for which a special permit has been
issued until the requirements for street trees as provided in Article 3 of Chapter 11 of the FMC
have been met and street tree inspection fees paid pursuant to the Master Fee Schedule.
• NOTE: Street trees shall be planted by the property owner and shall be inspected by
the City pursuant to the payment of street tree inspection fees.
• NOTE: The Department of Public Works may approve a request for waiver of street
tree requirements if the applicant agrees to plant the minimum number of streets trees
required based upon the linear feet of street frontage on private property within ten feet
of the back of the sidewalk. Based upon the proposed building setbacks of proposed
structures to public rights-of-way,street trees may not be required to be planted within a
10-foot Public Planting and Utility Easement(to be determined by the City Engineer).
• NOTE: The number and location of street trees for the proposed project shall be
approved by the Department of Public Works, Parks Supervisor prior to approval of
landscape plans and prior to issuance of a street tree planting permit. The approved
landscape plan, properly scaled and dimensioned, shall serve as a street tree planting
permit for on-site trees not in the public right of way. A copy of this plan shall be kept at
Conditions of Approval
Conditional Use Permit Application No. C-13-092
April 16, 2014
Page 9 of 14
the job site at all times.
i) Call (559) 621-5600 to notify the Public Works Department Construction Management
Division 72 hours prior to tree hole drilling/tree planting in the public right-of-way, in order to
verify tree locations, to obtain inspection of drilling operations, and to check backfilling
procedures and safety barriers.
ii) All planting, irrigation and related work within the city right-of-way shall comply with the City
of Fresno Public Works Department Standard Specifications, Section 25 and 26.
iii) All landscaping and related work to be performed within the city right-of-way shall be done
by a qualified contractor and requires a street encroachment permit from the Public Works
Department prior to commencement. Call(559)62,1 8685 for information on encraichment
permits and required insurance and bonding.
�l) All trees shall be. maintained in good health. Trees may not be trimmed or pruned to reduce the
natural height or overall crown of the tree, except as necessary for the health of the tree and
public safety; or as may otherwi�,:, be approved by the D'73velopment and Resource
Management Department. (Inclucr this note on the site plan and landscape plan.)
h) All vegetation shall be maintained free of physical damage or injury from lack of water,excess
chemical fertilizer or other toxic chernical, blight, or disease, and any such vegetation which
shows signs of such damage or injury at any time shall be replaced by the same, similar, or
substitute vegetation of a size, form, and character, which will be comparable at full growth.
i) Landscaping shall be kept free from weeds and undesirable grasses.
j) Landscaping must be in place before issuance of the certificates of occupancy for proposed
structures.
i) A Hold on Occupancy shall be placed on the proposed development until such time that
landscaping has been approved and verified for proper installation by the Development and
Resource Management Department. (Include this note on the site and landscape
plans.)
• NOTE: The hold on occupancy may be released at the discretion of the Development
and Resource Management Department to subjectively accommodate inappropriate
planting conditions, which are outside of the control of the developer/subdivider(e.g.
weather conditions which may be prohibitive to planting in a timely and appropriate
manner, etc.).
• NOTE: The use of utilities for temporary occupancy may be allowed by the Building
Official pursuant to FMC Section 13-100.110.1.2 et seq.
ii) Prior to granting of final occupancy, a written certification, signed by a landscape
professional approved by the Development and Resource Management Department
Director, shall be submitted stating that the required landscaping and irrigation system have
Conditions of Approval
Conditional Use Permit Application No. C-13-092
April 16, 2014
Page 10 of 14
been installed in accordance with the landscaping and irrigation plans approved by the
Development and Resource Management Department. (Include this note on the site and
landscape plans.)
9. FENCES, HEDGES, AND WAILS
Fences, hedges and walls shall be provided in accordance with the fo(lowing:
a) All proposed fences, hedges and walls, etc, shall be reviewed and approved rior to installation
by the City of Fresno, Development and Resource Management Department. (Include this
note on the site plan.)
i) Clearly depict any proposed/existing fences, hedges and walls on Exhibit(-)"A"and/or"t"
of Conditional l Jse Permit Application No.C-13-092. Note that all proposed/existing fences,
iedgeP l and wall-- Must comply with all policies, ordinances, reg ulati �i tc. of the City of
sesno, Development and Resource Management Department.
ii) 6ubmit a rendering depicting the fence, hedge or wall height, material, location etcfor
review and approval.
NOTE: Only those fences, hedges and walls as shown on the site or landscape plans
shall be reviewed for approval.
b) Fences within the interior of the planned development shall be located behind any required
end-block landscape areas as required by the conditions of approval for Vesting Tentative Tract
Map No. 6033/UGM.
c) All fences, hedges and walls shall conform to the provisions of Section 12-306-H of the FMC..
d) Temporary fences to secure projects under construction are allowed. Any temporary fence
shall be adequately secured and constructed to prevent overturning due to wind, vandalism,
and/or casual contact by the general public. The construction shall be performed in such a
manner as to minimize any potential safety hazard, which may occur as a result of improper
fence installation or damage to the fence.
8. ACCESS
a) There shall be pedestrian access from a dedicated and improved street, alley or recorded
private access to property used for residential purposes, the design of which shall be approved
by the Director of Public Works.
b) Vehicular and/or pedestrian access shall be maintained and remain clear at all times.
c) Provide vehicular and/or pedestrian access as noted on Exhibit(s)"A"of Conditional Use Permit
Application No. C-13-092,
9. OUTDOOR ADVERTISING AND MARKETING
Conditions of Approval
Conditional Use Permit Application No. C-13-092
April 16, 2014
Page 11 of 14
a) Signs, other than directional signs, if applicable, are not approved for installation as part of this
special permit. Submit for a separate Master Sign Program or Sign Review Application.
Applications and requirements for submittal are available at the Development Services
(Planning) Division's Public Front Counter. (Include this note on the site plan).
10. BUILDING STANDARDS AND ELEVATIONS
Final building elevations for all structures proposed to be constructed on the subject property shall
be submitted to the Development and Resource Management Department, Development Services
Division for approval prior to issuance of building permits.
I'he design of the project should address J.e goal to create a pedestrian scale atmosphere with
quality architecture in order to create and achieve a vibrant, livable.,walkable, economically viable
and:sustainable community to enhance the urban form. Buildings should generally be designed to
strei igthen street scene, integrating private and common area spaces such as to maximize
pedestrian use, enjoyment and amenity associated with the planned development. Building
elevations shall comply with the following requirements
a) Pursuant to Policy numbers C-20-f, C-21 a, C' 21-b and (_' .'1-c of the 20 Fresno General
Plan, adl ;proposed buildings shall include design features and decorative treatments. Visible
sides of buildings shall not be developed with featureless "blank" walls. Design measures
should be utilized to avoid large scale, massive, monolithic, and repetitive "institutional"visual
appearances. Submit elevations inclusive of modifications for review and approval.
i) Buildings shall have an attractive appearance on all sides, not just on their front elevations.
Side and rear elevations which are visible from the public rights-of-way or which are
adjacent to common areas or paths of travel should incorporate aesthetic enhancements to
reinforce the quality and character of the development. Design features such as the
extension of roof treatments to the sides and backs of buildings; provision of overhangs,
awnings and sunscreens; and, use of texture, relief, and/or color can be utilized to add
interest to otherwise blank walls.
• NOTE: Aesthetic enhancements may include a variety of elements including
incorporation of architectural character defining features, details and materials,
landscaping, decorative fencing, etc. Contact the Development and Resource
Management for further information and/or recommendations. Development and
Resource Management Department approval shall be obtained for respective
elevations of the proposed structures prior to issuance of building permits.
ii) Elevations which are visible from the public streets rights-of-way shall incorporate aesthetic
enhancements pursuant to the recommendations included herein above.
iii) Second-story windows should be directed, to the extent feasible, away from adjacent
single-story residential uses; or, adequate setback and landscape screening shall be
provided to protect the privacy of adjacent properties.
Conditions of Approval
Conditional Use Permit Application No. C-13-092
April 16, 2014
Page 12 of 14
iv) Roofing material shall consist of: architectural grade composition roofing guaranteed by the
manufacturer for at least 20 years; cement or clay tile; treated wood shakes; and/or,
architectural-grade metal and coated non-glare decorative metal roofing products.
v) Garage doors with decorative features (which may include windows)shall be provided for
each dwelling on all lots within the planned development.
vi) Where proposed, attic vents shall be decorative,consistent with the style and character of
each structure.
b) In accordance with City of Fresno guidelines and recommendations from the Fresno Police
Department for crime prevention through design,appropriate lighting shall be provided on-site
to enhance th appearance of the neighborhood while simultaneously providing a sense of
security and :safety in order to make it possible to use outdoor living spaces after nightfall.
i) Residential lighting fixtures should be sca!e.d to be in keeping with the pedestrian nature of
the planned development.
ii) Lighting should be designed to make yard and common areas more livable and to allow
neighbors to gather and socialize in the evening hours.
iii) Lighting fixtures should complement the architectural style of the structures in terms of both
color and style. Fixtures attached to structures and complementing their style are preferred.
iv) Eave-mounted spotlights should be limited to interior yards and used only to illuminate
after-dark activities. The light from these spotlights should be shielded or aimed to
eliminate glare escaping into neighbors' yards and windows.
c) Clearly identify all condensing units, air conditioning and heating units on the site plans and
elevations.
i) Mechanical equipment placed on the ground within side yard areas shall not obstruct or
impede access for emergency service personnel. Maintain minimum 3-foot wide clear
paths around equipment; or, provide approval from the City of Fresno Fire Department
respective to mechanical equipment locations.
ii) Roof mounted mechanical equipment shall be recessed and shall not be visible from the
public right-of-way. When placed on the ground outside of required yards,condensing units
and mechanical equipment shall be screened from view of the public right-of-way with
structures, fencing and/or landscaping as may be appropriate.
12. DEVELOPMENT IMPACT FEES
City of Fresno Development Impact Fee obligations applicable to this project shall be satisfied in
accordance with the fee schedule outlined within the conditions of approval for Vesting Tentative
Tract Map No. 6033/UGM dated April 16, 2014. The specified fees will be payable at time of
recordation of a Final Map, issuance of building permit, at time of issuance of certificate of
Conditions of Approval
Conditional Use Permit Application No. C-13-092
April 16, 2014
Page 13 of 14
occupancy, or may be eligible to be deferred with a fee deferral covenant.
PART E - CITY AND OTHER SERVICES
1. TRANSPORTATION/TRAFFIC PLANNING and FAX RFC?!IIRFMENTS
a) Comply with all of the requirements included within the attached Public Works Department,
Traffic and Engineering Services Division memorandums dated March 21, 2014 and April 10,
2014.
' rt,'BLIC UTILITIES REQUIREMI-NT-')
Comply with all of the!equirements included within the attached Department.of Public Utilities,
Manning and Engineering Division(Sanitary Sewer)memorandum dated September 16,2013.
b) Comply with all of the requirements included within the attached Department of Public Utilities,
Water D)vision rner-norandurn dated September 20, 2013.
1 SOLID WASTE COLLECTION
a) Ccrrnply with all of the req0re:ments included within the attached Department of Public Utilities,
Solid Waste Division mE:norandun-i dated September 24, 2013.
5. FIRE PROTECTION REQUIREMENTS
a) Comply with all of the requirements included within the attached City of Fresno Fire Department
memorandum dated January 09, 2012-
6. FLOOD CONTROL REQUIREMENTS
a) Comply with all of the requirements included within the attached Fresno Metropolitan Flood
Control District memorandum dated September 19, 2013,
7, SAN JOAQUIN VALLEY AIR POLLUTION CONTROL DISTRICT
a) The subdivider/developer shall comply with all regulations and rules applicable to the
development of the subject property in accordance with SJVAPCD requirements and the
mitigation measure requirements included herein above.
• NOTE: These rules and regulations may include, but not be limited to, compliance with
Regulation VIII for the control of particulate matter and fugitive dust during construction
of this project and Rule 8060 for the control of fugitive dust from paved and unpaved
roads.
8. FRESNO IRRIGATION DISTRICT
a) Comply with all of the requirements included within the attached Fresno Irrigation District
Conditions of Approval
Conditional Use Permit Application No. C-13-092
April 16, 2014
Page 14 of 14
memorandum dated October 02, 2013 and all FID related requirements included within the
Conditions of Approval for Vesting Tentative Tract Map No. 6033/UGM dated April 16, 2014.
9. COUNTY OF FRESNO, DEPARTMENT OF COMMUNITY HEALTH
a) Complywith all of the requirements included within the attached County of Fresno Department
of Public Health memorandum dated August 29, 2013.
PART F - MISCELLANEOUS
Approval of this site plan is contingent upon the submittal of corrected site plans showing all
existing/proposed on-site conditions as reflected on all exhibits and the following:
1. If archaeological and/or animal fossil material is encountered during project surveying, grading,
excavating, or construction, work shall stop immediately.
2. If there are suspected human remains, the Fresno County Coroner shall be immediately contacted.
if the remains or other archaeological material is possibly Native American in origin, the Native
American Heritage Commission (Phone: 916/653-4082) shall be immediately contacted, and the
California Archaeological Inventory/Southern San Joaquin Valley InfOrMatlOrl Center
(Phone: 805/644-2289)e,hall he contacted to obtain a referral list of recognized archaeologists. An
archaeological assc:!ssment shall be conducted for the project. the site shall be formally recorded,
and recornrnendations made to the City as to any further site investigation or site
avoidance/preservation.
3. If animal fossils are uncovered, the Museum of Paleontology, U.C. Berkeley shall be contacted to
obtain a referral list of recognized paleontologists. A paleontologist shall conduct an assessment
and, if the paleontologist determines the material to be significant, it shall be preserved.
Unless the Planning Commission decision is set for hearing to the Council in accordance with
Section 12-406-J of the FMC,the decision of the Commission shall be final and effective at 12:01
a.rt,_ c , the sixteenth day after the date of the decision, subject to writ of adnninistirative
manJamv ; under 1094.6 of the Code of ! =ivil Procedures.
CITY OF FRESNO
DEVELOPMENT AND RESOURCE MANAGEMENT DEPARTMENT
CONDITIONS OF APPROVAL
APRIL 16,2014
VESTING TENTATIVE TRACT MAP NO. 6033/UGM
NORTHEAST CORNER OF THE INTERSECTION OF EAST CLINTON AND NORTH FOWLER 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 tho development project. Each local agencv shall provide to the
project applicant a notice in writing at the time of the approval of the project U1 at the time of the
imposition of the fees, dedications, reservations, or other exaction,;, i statement of the amount
of the fees or a description of the dedications, reservations, or other exactions, and notification
that the 90-day approval period in which the applicant may protest has begun (please see
section related to Development Fees and Charges included herein below for further
information).
Improvements and payments shall not be required on or in front of any undeveloped portion of a
net acreage of ten acres or more which exists after the division of land. All improvements and
payments shall be completed with development.
URBAN GROWTH MANAGEMENT REQUIREMENTS (GENERAL)
The subdivider of property located within the UGM boundaries shall comply with all sewer, water
and street requirements and pay all applicable UGM fees imposed under the Urban Growth
Management process (with appropriate credit given for the installation of required UGM
improvements) in accordance with the requirements of State Law as related to tentative tract
maps.
GENERAL CONDITIONS
1, Upon conditional approval of Vesting Tentative Tract Map No. 6033/UGM, the subdivider
may prepare a Final Map in accordance with the approved tentative map; and, the
following:
a) Approval of Vesting Tentative Tract Map No. 6033/UGM is contingent upon City
Council approval of Plan Amendment Application No. A-11-003 and Rezone
Application No. R-11-003.
Conditions of Approval
Vesting Tentative Tract Map No. 6033/UGM
April 16, 2.014
Page 2
b) Approval of Vesting Tentative Tract Map No. 6033/UGM is contingent upon approval
of Conditional Use Permit Application No. V-13-092.
i) Any Final Map prepared for the subdivision of the subject property shall comply
with all conditions of approval for Conditional Use Permit Application No.
C-13-092.
2, An Air Impact Assessment (AIA) application for the proposed project shall have been
subrnitted to the San Joaquin Valley Air Pollution Control District prior to the
submittal/acceptance of any phase of the Final Map for recordation/procesving.
3. The subdivider shall comply with Regulation Vlll and Rule 8060 of the Sa=n Joaquin
Valfey Air Quality Pollution Control District for the control of particulate matter and
fugitive dust during construction of this, project.
4. The developeriowner shall pay the appropriate park facilities fee and/or dedicate (ands
for parks and recreation purposes pursuant to Ordinance Nos. 2005-112 and 2005-113
adopted by the Fresno City Council on September 27, 2005.
5. Submit grading plans and a, soils report to the City of Fresno Planning and Development
Department for verification prior to Final Map approval (Reference: Sections '12-1022
and 12-1023 of the Fresno Municipal "mode). Grading plans shall indicate the location of
any required walls and indicate the proposed wldlh of required landscape easements or
strips. Approval of the grading plan is required prior to Final Map approval.
6. At the time of Final Map submittal, the subdivider shall submit engineered construction
plans to the City of Fresno Public Works, Public Utilities, and Planning and Development
Departments for grading, public sanitary sewer system, public water system, street
lighting system, public streets, and storm drainage, including other technical reports and
engineered plans as necessary to construct the required public improvements and work
and applicable processing fees.
7. 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.
8. 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.
Conditions of Approval
Vesting Tentative Tract Map No. 6033/UGM
April 16, 2014
Page 3
9. 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.
10. The subdivider shall pay applicable fees for, but not limited to, plan checks for street
improvements and other grading and construction; street trees, street signs, water and
sewer service, and inspections in accordance with the City of Fresno Master Fee
Schedule (City Resolution No. 79-606 and No. 80-420) and any amendments,
modifications, or additions thereto; and in accordance with the requirements of State law
as related to tentative maps.
11. The subdivider shall furnish to the City acceptable security to guarantee the construction
of the off-site street improvements in accordance with all applicable provit ions of the
Fresno Municipal t.ode (f and the `:3tate Subdivision Map Act. Th(; 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.
12. 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.
13. Prior to final map approval, the owner of the subject property shall execute a "Right to
Farm" covenant with the City of Fresno. Said covenant is to run with the land and shall
acknowledge and agree that the subject property is in or near agricultural districts
located in the City of Fresno and that the residents of said property should be prepared
to accept the inconveniences and discomfort associated with normal farm activities. The
"Right to Farm" covenant shall be recorded prior to or concurrent with the recording of a
Final Map for Tract No. 6033/UGM.
GENERAL INFORMATION
14. Prior to the issuance of building permits for the subdivision, school construction fees
shall be paid to the Clovis Unified School District in accordance with the school districts
adopted schedule of fees.
15. Contact the United States Postal Service for the location and type of mailboxes to be
installed in this subdivision.
a) It is recommended that at least 6 months prior to the first occupancy, the Developer
shall contact the local United States Postal Service representative to complete a
Mode of Delivery Agreement for New Construction. The Mode of Delivery
Agreement must have a District approval signature to be valid. In addition to
Conditions of Approval
Vesting Tentative Tract Map No. 6033/UGM
April 16, 2014
Page 4
completing the Agreement, the Developer shall provide a final map (with address
details) to the local USPS 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.
16. 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.
11. 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
abj_mdon(nent/RIc-. ilre of any existing water well, septic tank/leach field or cesspool, and
irrigation pip(dine on the subjF.ct property. All such permits shell be obtained prior to
commencement of tract grading work, iii accordance with Chapter 13 of the FMC.
18. If archaeological and/or animal fossil material is encountered during project surveying,
grading, excavating, or construction, work shall stop immediately.
19. 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.
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.
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:
Conditions of Approval
Vesting Tentative Tract Map No. 6033/UGM
April 16, 2014
Page 5
a. A full description of each assessed lot, parcel or interest to be divided and of how
such lot, parcel or interest will be divided;
b. A request that the Engineer apportion the amount remaining unpaid on the
assessment in accordance with applicable law; and
c. Written consent of the owner(s) of each such lot, parcel, or interest to the requested
apportionment.
d. The application shall be filed prior to the approval of the Final Map(s) by the City
and shall be accompanied by a fee in an amount specified in the Master Fee
Resolution for each separate lot, parcel, or interest into which the original assesse(
lot, parcel or interest is to be divided. 1 t-: fee shall be in an amount sufficient to
t jy all costs of the City and the Engineer of Work responsible for determininy thr.
initial assessn-lent in making the requested -ippurdonmenti.
MITIGATION MONITORING REQUIREMENTS
22. Development of the subject property shall be subject to implementation of all applicable
mitigation measures, fees, and timelines included within the Initial Study and Mitigated
Negative Declaration prepared for Environmental Assessment No.
A-11-003/R-11-003/C-13-092/T-6033 and dated March 21, 2014.
a) The Mitigated Negative Declaration prepared for the proposed project is tiered off of
the 2025 Fresno General Plan Master Environmental Impact Report (MEIR) No.
10130 and Air Quality MND. Development of the subject property shall be subject to
implementation of all applicable mitigation measures included within the MEIR and
Air Quality MND for subsequent projects; included herein by reference.
ZONING & PROPERTY DEVELOPMENT STANDARDS
23. Approval of Vesting Tentative Tract Map No. 6033/UGM is contingent upon City Council
approval of Plan Amendment Application No. A-11-003 and Rezone Application No.
R-11-003.
24. As a proposed "Planned Development" subdivision, approval of Vesting Tentative Tract
Map No. 6033/UGM is contingent upon approval of Conditional Use Permit Application
No. C-13-092; authorizing the planned development of the subject property.
i) Development on the subject property or individual lots resulting from a subdivision
thereof shall comply with all property development standards of the
applicable/respective zone district designated for the respective parcel(s) as well as
the design standards of the subdivision ordinance; except as may be modified by the
conditions of approval for Conditional Use Permit Application No. C-13-092.
Conditions of Approval
Vesting Tentative Tract Map No. 6033/UGM
April 16, 2014
Page 6
ii) The subdivision and planned development of the subject property shall comply with
all conditions of approval for Conditional Use Permit Application No. C-13-092.
Lot Area and Dimensions
25. Pursuant to Section 12-306-N-21 of the FMC the Director of the Development and
Resource Management Department or the Planning Commission may modify the
property development standards of the underlying zone district if determined that the
proposed development conforms to the provisions of the abovementioned section.
However, in no case shall proposed parcels be less than the following minimunl
standards:
a) Proposed lots shall be configured and dimensioned in accordance with Vesting
Tentative Tract Mair No. 6033/l.1GM.
Building Setbacks
26. Building setbacks shall be provided in accordance with the Conditions of Approval and
the approved site plan (Exhibit[s] "A") for Conditional Use Permit Application No
C-13-092.
Lot Coverage
27. Maximum lot coverage by buildings and structures shall not exceed the provisions
included within the conditions of approval for Conditional Use Permit Application No.
C-13-092 (Reference Fresno Metropolitan Flood Control District requirements included
herein below for further information).
Landscaping,_C_)yen Space and Walls
28. Pursuant to Exhibit 9 (Multi-Purpose Trails Plan Map) of the 2025 Fresno General Plan,
the subdivider shall provide a minimum 26-foot wide easement for bike, pedestrian and.
landscape purposes along the westerly property lines of all lots with frontage on North
Fowler Avenue (i.e., Lots 42-49 of Vesting Tentative Tract Map No. 6033/UGM).
Trail dedications and improvements shall be provided in accordance with
Public Works Standards P-58, P-59 and P-60. (Reference Streets and
Rights-of-Way conditions and requirements included herein below for further
information).
a) Construct a 6-foot high solid masonry sound wall (at finished grade of proposed site)
pursuant to the solid wall requirements of Section 12-306-H of the FMC behind the
required 26-foot wide easement for bike, pedestrian and landscape purposes alone;
the westerly property lines of all lots with frontage on North Fowler Avenue (i.e., Lots
42-49 of Vesting Tentative Tract Map No. 6033/UGM).
Conditions of Approval
Vesting Tentative Tract Map No. 6033/UGM
April 16, 2014
Page 7
i) The height of the required wall at the rear of the required easement for bike,
pedestrian and landscape purposes may be increased to a maximum 7 feet at
the discretion of the developer and subject to approval of respective
improvement plans by the Development and Resource Management
Department.
29. Pursuant to Section 12-1011(f)(3) of the FMC, the subdivider shall provide a minimum
10-foot wide landscape easement (and irrigation system) along the southerly property
lines of all lots with frontage on Last Clinton Avenue (i.e., Lots 9, 10 & 112-123 of
Vesting Tentative Tract Map No. 6033/UGM).
a) Constru�.a a 6-foot high solid masonry sound wall (at finished grade of proposed site)
pursuant to the solid wall requirements of Section 12-306-H of the FMVIC behind th,.:
required 10-toot wide landscape easement along the southerly property lines of all
lots with frontage on fast Clinton Avenue (i.e., Lots 9, 10 & 112-123 of Vestin(.;
Tentative Tract M No. 6033/UGM).
30. Two to five percent (2%-5%) of the site (less street dedications) should consist ni
common passive/active opei, space in accordance with: the City of Fresno Propnsed
Guidelines for Landscape Open Space and Pedestrian Walkway Requirements for
Residential Development; the Conditions of Approval for Conditional Use Permit
Application No. C-13-092; and, the following:
a) All subdivisions that are 10 net acres in area or greater shall provide a minimum of
2.5 percent of the site with aggregate open space.
i) Proposed Outlot "A" of Vesting Tentative Tract Map No. 6033/UGM shall be
dedicated and utilized for common open space purposes.
• NOTE: Outlot "A" of Vesting Tentative Tract Map No. 6033/UGM comprises
approximately 48,800 square feet in area; comprising approximately 4-
percent of the net acreage (31.87 net acres) of the subject property.
ii) The height of fences or walls, which may be proposed along the boundaries of
proposed Outlot "A" of Vesting Tentative Tract Map No. 6033/UGM may be
increased to a maximum 7 feet subject to approval of respective improvement
plans by the Development and Resource Management Department.
b) Major street entryways shall contain enhanced landscaping (and irrigation systems),
surface materials, and fencing/wall treatments that respectively improve and better
define a project's visual image and character.
i) Treatment and improvement of all major street entryways shall be provided in
accordance with the cross-sectional details included on, and proposed by,
Vesting Tentative Tract Map No. 6033/UGM; and, the following:
Conditions of Approval
Vesting Tentative Tract Map No. 6033/UGM
April 16, 2014
Page 8
ii) The subdivider shall provide a minimum 5-foot wide landscape strip in the form of
a landscape easement on the local street side of the proposed lots abutting the
entry street to the subdivision from East Clinton Avenue (i.e., westerly property
line of Lot 11.5 and easterly property line of Lot 116 of Vesting Tentative Tract
Map No. 6033/UGM).
c) Provide a minimum 5-foot wide landscape strip (and irrigation system) at the end of
all blocks. The landscape strip/buffer shall be located adjacent to the "sidewalk
pattern" within the adjacent public street rights-of-way and shall incorporate street
trees to shade the adjacent sidewalks in accordance with Public Works standards,
specifications, and policies.
i) Obligations for retention and maintenance of end-block landscaped areas shall
be the responsibility of the respective property owner(s) on which the landscaped
area is located.
• NOTE: It is the responsibility of the subdivider to disclose all responsibilities
associated with these conditions of approval (arid those associated with
approval of Conditional Use Permit Application No. C-13-092) to prospective
buyers when individual lots are sold.
d) Pedestrian connections/walkways are encouraged for all subdivisions in order to
promote °walkability", link neighborhoods and to provide residents the opportUnity to
reach destinations, including (but not limited to) residences, bus stops, trails, parks
(including mini, neighborhood, community, regional parks, etc.), schools, shopping
centers, other subdivisions, etc.
i) The developer/property owner shall provide a pedestrian connection between
proposed Outlot "A" of Vesting 1 e;ntative Tract Map No. 6033/UGM and the
adjacent cul-de-sac (East Harvard Avenue) located to the west.
• NOTE: Any fence or wall erected along the westerly property line of
proposed Outlot "A" shall include a minimum 30-foot wide opening at the end
of the adjacent cul-de-sac; or, a minimum 30-foot wide section of either a
wrought iron or tubular steel type fence (whereas at least 90 percent of the
fence is open for the passage of light and air), equipped with a pedestrian
gate.
ii) The developer/property owner shall provide a pedestrian connection from the
interior local public street right-of-way to the abutting Remainder parcel proposed
for commercial development prior to acceptance of respective public
improvements.
• NOTE: The Director of the Development and Resource Management
Department may waive of defer the requirement foi a pedestrian connection
Conditions of Approval
Vesting Tentative Tract Map No. 6033/UGM
April 16, 2014
Page 9
with consideration given to the prospective use and timing of development on
the commercial Remainder.
31. Landscaping, which is compliant with the City of Fresno "Anti-Graffiti Landscaped Buffer
Development and Planting Standards," shall be required at all interior end-blocks and
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.
32. The subdivider is required to provide street trees on all street frontages per Fresno
Municipal Cade standards and is responsible for '.;w dt:dication of public planting and
buffer landscape easements as determined by the Development and Resource
Management and Public Works DepartmenL
a) Street trees shall be planted at the minimum rate of onrs tree for each 60 feet of
street frontage; or, one tree per home (whichever is greater) by the developer.
i) The subdivider is required to provide irrigation for all street trees. The irrigation
system shall comply with FIVIC Section 12.-306-N-23, Water Efficient Landscape
Standards and AB 1881 Model Watei Efficient Landscape Ordinance.
33. Provide a corner cut-off area at all entryways and intersections, where walls or fences
are proposed/required, in accordance with Section 12-306-H-3-e of the FMC. Corner
cut-offs are established to provide an unobstructed view for vehicular and pedestrian
traffic approaching an intersection. They are a triangular area formed by the property
lines and a diagonal line adjoining points on the property lines, measured a specific
distance from the point of their intersection. At the intersections of streets, this distance
is 30 feet.
34. When the grading plan establishes a top of slope beyond the required landscape
easement noted and the construction of the required wall(s) is to be established
coincident with the top of slope then the required minimum easement width shall be
expanded to include the full landscaped area up to the wall location.
35. All proposed/required landscaped easements/buffers, open space areas, pedestrian
connections, entryways, pathways and/or private on-site landscaping for street tree
purposes shall be improved in accordance with the landscape improvement plans, which
are to be submitted to the Development and Resource Management Department for
review and approval prior to Final Map approval.
• NOTE: Lighting and fence/wall details for any proposed/required open spaces
areas or pedestrian connections shall be provided with the submittal of the
landscape improvement plans.
Conditions of Approval
Vesting Tentative Tract Map No. 6033/UGM
April 16, 2014
Page 10
36. Maintenance of any/all required landscape easements and/or proposed Outlots within
the boundary of Vesting Tentative Tract Map No. 6033/UGM 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,
STREE I�_; AND RIGHTS-OF-WAY
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. The subdivider shall make provisions, for disabled persons in accordance: with the
Department of Public Works standards and as required by State law. Handicap access
ramps are requntd io be constructed in sidewalks at all corners within the limits of the
tract. Where street furniture is lo(,ated within the sidewalk area (fire hydrants,
streetlights, etc ), '., minimum of 48 inches of unobstructed path shall be maintained to
satisfy the American Disabilities Act requirements. If necessary, dedicate a pedestrian
easement to accommodate for the 4-foot minimum unobstructed path requirement.
39. Comply with all of the requirements included within the attached Public Works
Department, Traffic and Engineering Services Division memorandums dated April 10,
2014; and, the following:
a) A stub street to the east shall be provided in the area of proposed Lots 104 through
106 of Vesting Tentative Tract Map No. 6033/UGM.
SANITARY SEWER SERVICE
40. Comply with all of the requirements included within the attached Department of Public
Utilities, Planning and Engineering Division (Sanitary Sewer) memorandum dated
September 16, 2013,
WA-FER SERVICE
The nearest water mains to serve the proposed project are a 12-inch main located in North
Fowler Avenue and a 12-inch main located in East Clinton Avenue. The following water
improvements shall be required prior to providing City water service to the project:
41. Comply with all of the requirements included within the attached Department of Public
Utilities, Water Division memorandum dated September 20, 2013,
SOLID WASTE SERVICE
Conditions of Approval
Vesting Tentative Tract Map No. 6033/UGM
April 16, 2014
Page 11
This tract will be serviced as Single Family Residential properties with Basic Containei
Service (3 container- solid waste, green waste & recyclable material), subject to the following
conditions:
42. Comply with all of the requirements included within the attached Department of Public:
Utilities, Solid Waste Division memorandum dated September 24, 2013.
FIRE SERVICE
Fire service is available to the proposed tract subject to the following requirements:
43. Comply with all of the r: luirements included within the attached iFiesno Fir; i ►apartment
memorandum dated .aptember 19, 2013.
FLOOD CONTROL AND DRAINAGE
44. The subdividf�i shall be required to comply with the specific requirements in Nusc'd by
the t resno Metropolitan Ftiod i:rtrol District (FMFCD) for the subdivision of any
amendments or modifications to those requirem(:;its which may be granted by the
FMFCD Board of Directors, pursuant to Section 13-1307 of the Fresno Municipal Code
These requirements are identified in the District's memorandum to the Development and
Resource Management Department dated October 01, 2013.
FRESNO IRRIGATION DISTRICT
45. Comply with all of the requirements included within the attached Fresno Irrigation District
memorandum dated October 02, 2013; and, the following:
a) Prior to recordation of a Final Map for any phase of Vesting Tentative Tract Map No.
6033/UGM, the tentative map for Tract No. 5717 shall be revised to accommodate
the proposed alignment of the easement to be dedicated to the Fresno Irrigation
District for purposes of the Gow No. 99 Ditch (pipeline).
COUNTY OF FRESNO DEPARTMENT OF PUBLIC HEALTH
46. Comply with all of the requirements included within the attached County of Fresno,
Department of Public Health memorandum dated August 29, 2013.
RIGHT-OF-WAY ACQUISITION
47. The developer will be responsible for the acquisition of any necessary right-of-way to
construct any of the required improvements.
48. 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
Conditions of Approval
Vesting Tentative Tract Map No. 6033/UGM
April 16, 2014
Page 12
be determined at the project design stage based on the existing conditions and detailed
design information.
49. 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.
50. 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.
51. The subdivider shall submit adequate security in the form of a ca ;h deposit to guarantee
payment of all costs associated with the acquisition, including state 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
The long term maintenance of all the items listed below is ultimately the responsibility of the
owner/developer:
52. Comply with all the requirements included within the attached Department of Public
Works, Traffic and Engineering Services Division memorandum regarding Conditions for
Maintenance Requirements dated September 10, 2013; and, the following:
53. If the owner/developer chooses to be annexed into the City's CFD for maintenance
purposes, then an Annexation Request Package shall be submitted to the Public Works
Department for review, processing, and approval.
• NOTE: Packages must be complete with all required information in order to
be accepted. The Annexation Request Form is available on-line on the City
of Fresno website (htto://ww+nf.fresno.got) under the Public Works Department
Developer Doorway.
a) Construction plans for all features to be maintained by a CFD for a final map shall be
included in the final map submission to the Development Department for processing.
Where applicable, this shall include a Street Tree Location and Street Tree Species
(by street) map. Landscaping plans shall contain actual tree and plant counts by
species and include the areas (in square feet) of turf, shrubs and trees, and
sidewalks or other paved areas within all landscaped areas.
Conditions of Approval
Vesting Tentative Tract Map No. 6033/UGM
April 16, 2014
Page 13
• 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) Proceedings to place the Final Map into a CFD shall not commence until the Final
Map, Landscape and Street Construction Plans are considered to be technically
correct.
c) If the developer/subdivider elects to petition for annexation into the City's Community
Facilities District, he/she shall bre required to provide the City,of Fresno, Department
Of Public Works, with copies rel signed acknowledgments from each purchaser of n.
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 estimate(-'
amount of the assessment. The developer/subdivider shall execute and record a
covenant on each lot providing notice that the subject property is subject to annual
payment of the Community Facilities District assessment.
52. Should the City Council or owner/developer choose not to include all of the maintenance
items or certain items listed above in a CFD, then the property owner/developer shall be
responsible for establishing a Home Owners' Association (HOA) or other property based
management mechanism which provides for the maintenance of these items in a
manner which provides appropriate security and is deemed acceptable to both the City
of Fresno Development and Resource Management and Public Works Departments.
a) The subdivider shall establish a Home Owners' Association (or other approved
mechanism) to perform the above listed maintenance responsibilities pursuant to
Section 12-1026 of the Fresno Municipal Code. The Declaration of Covenants,
Conditions, and Restrictions (CC&R's) described herein, shall among other things,
specify level of effort, frequency, and inspection of maintenance responsibilities,
name the City as a third party beneficiary for those provisions, and be subject to
approval by the Director of Public Works and the City Attorney's Office. Any
amendment to the above provisions or any other provision specifying any right of the
City shall require the prior written consent of the City.
• NOTE: Should the owner/developer 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 prior to final map
Conditions of Approval
Vesting Tentative Tract Map No. 6033/UGM
April 16, 2014
Page 14
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 September 01, 1994.
DEVELOPMENT FEES AND CHARGES
This project is subject to the following fees and charges.-
a. Applicable Flood Fees as determined by the Fresno Metropolitan Flood Control District.
(Reference Fresno metropolitan Flood Control District requirements
Mcluded herein above and notes below for further information)
SEINER CONNECTION CHORGES FEE RATE
b. Lateral Sewer Charge [1] $0.10/sg. .ft. (to 100' depth)
c. Oversize Charge [1] $0.05/sq. ft. (to 100' depth)
d. Trunk :�ewcr Charge [2] $344/living unit
Service Ar(,�i: Fowler
e. Wastewater Facilities Charge [3] $2,119/living unit
f. Fowler Trunk Sewer Interim Fee Surety [1] $574/living unit
g. House Branch Sewer Charge [2] N/A
WATER CONNECTION CHARGES FEE RATE
h. Service Connection Charge Fee based on service(s) and
meter(s) sizes specified by owner;
fee for service(s) and Meter(s)
established by the Master Fee
Schedule.
i. Frontage Charge [1] $6.50/lineal foot
j. Transmission Grid Main Charge [1] $643/gross acre
(parcels 5 gross acre:, or more)
k. Transrnission Grid Main Bond Debt
Service Charge [1] $243/gross acre
Conditions of Approval
Vesting Tentative Tract Map No. 6033/UGM
April 16, 2014
Page 15
(parcels 5 gross acres or more)
I. UGM Water Supply Fee [2] ;
Service Area: 501s $1,738/living unit
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
G/TYW10E DEVELOPMENT IMPACT FEES FEE FATE
p. Fire Facilities Impact Fee —Citywide [4] $539/living unit
q. Park Facility Impact Fee — Citywide [4] $2278/living unit
r. Quimby Parkland Dedication Fee, 12] $1120/iivirig lir it
s. Citywide Regional Street Fee [3] $8,361/adj. acre
t. New Growth Area Major Street Fee [3] $18,790/adj. acre
u. Police Facilities Impact Fee -- Citywide [4] $624/living unit
v. Traffic Signal Charge [1] $450.94/living unit
w. Street Acquisition/Construction Charge [2] N/A
Notes:
The proposed development shall pay drainage fees pursuant to the Drainage Fee Ordinance prior to
approval of the final map at the rates in effect at the time of such approval. The fee indicated above is
based on the tentative map. Please see the attached memorandum from the Fresno Metropolitan Flood
Control District (FMFCD) for further information regarding considerations which may affect the fee
obligation(s) or the timing or form of fee payment.
On July 22, 2008, the Fresno County Roard of Supervisors passed Ordinance No. 2008 — 023 requiring
the payment of County Public Impact Facilities Impact Fees. The effective date of this ordinance is
September 20, 2008. Contact the County of Fresno, Public Works and Planning Department to
determine payment of this lee obligation. Confirmation by the County of Fresno is rctl aired before the
Conditions of Approval
Vesting Tentative Tract Map No. 6033/UGIM
April 16, 2014
Page 16
City of Fresno can issue building permits. (The requirement to pay this fee is currently suspended by
Fresno County. However, payment of this fee may be required if the fee has been reinstated at the time
of issuance of building permits on the subject property.)
The Board of Directors of the Fresno County Regional Transportation Mitigation Fee Agency approved
Resolution No. 2009—01 requiring the payment of Regional Transportation Mitigation Fee. The effective
date of this resolution is January 1, 2010. Contact the Council of Fresno County Governments (FLOG) to
determine this fee obligation. Confirmation by the FCOG is required before the City of Fresno can issue
building permits.
* Living Unit Equivalents are calculated by multiplying the number of Net Acres by 5.8 Living Unit.
Equivalents for commercial or 3.0 Living Unit Equivalents for industrial to arrive at the total number of
Living Unit Fcluivalents.
**Upon occupancy of the project, the subdivider shall pay the appropriate sewer facility charge pursuant
to the Simple Tiered Equity Program (STEP) as determined by the Department. of Public: Utilities,
W%tewater Division, Envirurune•tal Services Section (5591-621-6153).
I1 Deferrabl+ through Fee Deferral Covenant
[21 Due at Final Map.
[3] Oue at Building Permit.
[4] Due at Certificate of Occupancy.
City ut
C L~���
DATE: April 10, 201
TO: Will Tackett
Development:uid Resource Management Department
i HRUU(yH: M. Scott Tyler, PE, City Traffic Engineer
Public Works Department, Traffic&Engineering Services Division
FROM: Louise Gilio, Traffic Planning Supervisor
Public Works Department,Traffic&Enginoering Services Division
SUBJECT: Public Works Conditions of Approval
TT 6033, southeast corner of Clinton and Fowler
Fowler Development Company Inc,/Gary Giannettai
The Public Works Department, Traffic and Engineering Services Division, has completed its review and
the following requirements are to be placed on this tentative map as a condition,of approval by the Public
Works Department.
Provide the following Informatiorn on the tentative map and 1 or complete the following,pElor
Planning Commission.
1 Revise all street cross sections in accordance with the Public Work.. standards.
2. Revise th;;garage setbacks to;I minimum of 20'or 18'with a roll-up door.
3. Provide a revised tentative map 5717 identifying the changes to the FID ewsernent.
General Conditions:
1. Curb Ramps: Provide curb ramps at all corners within the limits of this subdivision.
2. Pedestrian Easements: Identify all pedestrian easements on the map,
a. Major Streets:A 2'dedication for a pedestrian easement is required.
b. Local Streets: If constructed 42'or 50'a 1'pedestrian�serpent is required on streets with
driveway approaches.
3. Overhead t utilities: Underground all existing offsite overhead utilities with the limits of this map in
accordance with Fresno Municipal Code Section 12-1011 and Resolution No. 78-522/88-229.
4. Intelligent Transportation�jystr'ms ITS): Street work on major streets shall be designed to include
ITS in accordance with the r ublic Works ITS Specifications,where not existing.
5. Design local streets with a minimum of 250'radius.
6. Local street Lengths exceeding 800'and four way intersections require traffic calming i rn;asures.
Construct permanent traffic circles per Public Works Standards 1' 83, P-84 and/or P-85.
hiPnti aUra{ vide cross 11(Aiuns on the map. No parking is allowed adjacent to the circle
7. Local Street intersections: The intersection of two local continuous streets shall have a minimum
of 160'offset measured from center line to center line.
8. Dead-end_Streets:Any temporary dead-end streets created by this subdivision shall be pi;_lperly
barricaded in accordance with the Public Works Standard P•1100.
9. Outlots: If the subdivider seeks to dedicate to the City,in fee, an uutL.t for open!,pace purposes,
subdivider shall prove to the City that the outlet is free of toxic or ha.-,udou„rmur.!rials pursuant to
Page 1 of 5
C'IUsers%scottIU jA i 1 WIRW-8033 CLINTON&FOWLER_2014.04.10 doc
010 fOCiLlirerrients, of Ciiy Administrative Ord-"r 8 1, kir.Iudinq but rot krait,:td lo 1-1,,.-10omning -I
phaso l Soils The soils lnv,-;-'ti1.jJtiC)n Ji-ill h ) ;uhrnittLd to the F'iihhc VV
Department for and -ipproval. The zu h d.v*1ei-Ill",:;i o"D I-I I(I Al Ni(:VVO('�7, I OV-11 N 'i
Soils investigation rep.-ml I'MJ complet-,7'. 'Iny If itgltion vq,o(-I,, id,Jnkh�,d by ir—..
ailor to subJividoi's submittal of I--W:ji Mar) t,) the Development Departi-Tion; Aii,,,-w( -;Ls
associ"Apo o..-1ho soils investkLil : ,,) v)o�iwj :: juired mitigAon work shall `)e poifl)wi,-J A the
SOI('. (-!Xp(lf F.)T Ihr-� SUbdivider.
10. Pl�i- -tubw .f�: lb(riit the foflowmq plans, "Is upplicahlk... '-,I sif �Jl q�!, to thin .1 0!1
.,-)rtm-cnt Ot rCvi-x 1tnc -IIAlmii.-j. ifficstq;i,A
:ill x1ligilt ind I 'II )I f, 111(j, i) 1: 3i,jHm.j, Und-,6 ipe and i,frig
I I. S t Ft'Ni d, t'i W/ I. )r)i: 111(1 fC.1.7'71
0 (2 I-j u r)I�j t i
"ItV
I Y
I;- A I 1r I 1"p,,iii; j i,: anti takes direct access 13 the
stree'. Fli-: ni- Pf i:jni of 18' fi,ot to b%wf�of w Ilk with a
roll-up Jooi.
1). Private StroeIs- �rovidc a sfction in tho CC& R'S w'Ohibiling parking In drwaways I1'-:Gs 11%,In
121' from garg9a to hack of walk.
13. Irrigation/Canal Requirernants: Me dc-volopor shall enter into an-igreartirwIt with I the Fa-,,sno
Irrigation Disbic,(FID) providing for piping ther:canal(s) and submit an 3xacUed c:()py of the
agreement.or commitment letter from FID to IN,Development and Resource Managame'rit
Department, All p!pjnq shall be located outside of the proposed street right of way. Any piping
au!,,, t 7 shall be rubber(
jasketed reinforced concrete pipe(RGRCP)ccinstructed
we street. Submit rmqineeried plans to Pw)lic Works Department,Traffic and
Enqn---, .;.inc..; ServicesDfog-vis(on, f �-review and approval. Identify the proposed easement and
provide!a final cross sectional detail on both maps. (TT-6033 and TT-57,17)
14. Privale Irrigation Flioe: If not abandanQd, (he develop-or:;hall anter into nn agreernent with owner
of the private canal providing for piping the can=al andsubmit an executed copy of the agreement
or,xinimitmeW letter from the owner of the private ramal to the Dovelk)pment and Resource
Managern-ent ),;partrnent, AR pigingshali be localtncl outside,of thy-: )r)zjosetj street fight of way.
/Any piping across, city strents shall be -uber ga,:;Aeted reiniorc(-d corcreV.,pipe(RGRCP)
ccw-,,Uuc,tcd aarpc:ndicular to the street. Submit onqii - :red pl.-ins to Public Works Depa0unrid,
Traffic and Fngk-,„ering&!ivices Division for reviCIIN and approval. Identify the proposed
easement and provide a final cross sectional detail on the mala.
15, Whor-,, medians -ire proposed on local stic provide adeqUatf-!dedicalions and tran:sjdoning far
varyingvidths per Fhe State, of California Man,-ol. allowed
within the!!,nits of tho proposed median.
)-ontacie Improvement Raq u irom ants:
I.10
Major Stroets:
Chinon Avenue: 104' Collecto
1. Dcdicat-46'-54' of property, from section line,for public s(real, purposes within the limits of this
su,)divisjon to MP-et LhC1 CUITOM(,fLy of Fic-sno Collector Stand=ards.
2. Cnnsiruct concrere cuth, juU::,,r ind sid--walk to Public Works S)tarid,A P-5. The curb shall be
Constructed to n 10' ;o,,id(antial pattern. Coostruct ci 6' residential side�valk per PuNv�'Olorks
Standard P-53. A 2' Pedestrian Easement is required. Identify on the map,
Page 2 of 5
3o F 100eauOPITE MN-6O 3 3 f,-,I M'ON�FQW LF R 7!7,4-,14-10
j. ;onqltrucl- 20' of peimazicmt I civ 0 111 1-11 I^'I 11 i I I k
1. ("Of I I )I -I ("I I-w)d Str 7h[,,1( ;1( 0 1'U;Aw I ,It-if I d-I!J E-'I vJ1.h in iho yin of
j
,.I!j"iiA J, W1 11; Irm nt a I I dard E-8 for (:,-)I.ou[or
5. Roll I 1cTU'ih d i I tir01 Is to C.Iffitcfn Avel ILI� ff'OM all lots Mthil) thiS 5IjbdfVf-51OI`I.
1535'-137' of property, fain cantcrlsecGart line. for public street purposes within flio lifnits,of
-.,,:lean nL meet thn City nf Fresno's Arterial Stafirlards.
2, C(At'd-,� "'OJ1Cre16 CUI,b, gutter and sidewalk to Public VVII Standard P-5. Fhe Curb sii-n[l be
I a 10' rebidential p�Ater-. '-'orisVU0 a 6' i'esidentiil sidewalk pc-1,Public WOrk8
A T Pedestrian is roquired. Identify oil the map
3. Glass .:1 25' (mil. hike, nedo-atfiari and landscape[All-pose s-
only- (lir: roily sa f i3u, 11 ud Ior U2 is ., ind drainage[AUPOSE-i.)1-1 IiS
Departrm:Li i Jf);-,:; 1('1 jI I,: f:the oquc st nan *111Pcj;-;- ;i: !, the trail due to 1)4-,-aI11h and safely.
SSLIeS. Construct n 12'v:: `las i I 1'rad with 2'graded shoulders,compleltf,�will-,gigninq,
Ari pilig and la 11discapi Ii g, per the Cait rai is 1-1 ighwiy Design Manual; crhapt a[ 1000, 11 ia 2025
Fresno I lian, [he Mij[U-Purpose Trails Pl,.im Map rand Ptjb[ii:Works Standmvis P-58, P-59
and P-60 Above 1711`01,111d OhlitiO.N' Shall not be allowed VI tsar;easiI IdenliN the propo .vid
r-asernent on the rnsp:and provide a r(oss station- M k,V.1n,0l 12' dediC3ti-)fj IS CeqUired for th(--1
equestriari Por-tion., it required. Cant:i 17ie Dovoloprnoi? 1, -I 74:11SOUrf;()MarlagUll-Ponl
00paftment
4- Construct 201'of pi(4rrfaric-r limits of th ubdivisiori.
5. ConStrUCt an 80'bus bay If ic (;:Ol� i, U: , ;(!i thao!;[ I), .,i ! ! - -and Clinton to Public
Works Standard P-73,c-cm � I:,',-� - [ -.m•WI m:si(b-,, 1i Je ,,, i ;I ilill ho sµparate from
the proposed Class I trail pf--If Pi I,
)If; .'ioiic, [:I[Oard P-75,
6 Construct an cjndorgroun:; Lf.I J lighWi(i if 'L 1 1;-iblic 10nd i t .1 ro the lirnits of
this subdiOsion. Sp3cinq -JnJ ](!iign shards(.uIiwjcii Io I VVuiki SLaInuJid L--t for Arteria(
Streets,
7, HcAinqi.iish dirt i.,,[vehiCUlar access rights to F1I A', Fwl- .;olil 'Ill lots exrept PoOtion of [11t.
ru-,mainder nt the rfortheri8l. corner of Fowl,,-,( md j if A be minirrial trill crossings por
L�1
1tiD 2025 General Plar and:is approved by llh:, I f-flik r. -xict ch'Neway -ipproach
location to Oe dctr�rrnirled Irl
z-i--, [akin review
Interior Streets:
Dedicake, design asci� consAru(:t ail clWgutttv, sid-Owalk, (both paving, cul de-sacs,
Iasernefllts rand mdul-qmkiml :;tieet hghtin!j systems on all hA:.Ifi0f10C.'11 sT,,,Aro Public Works Standard
P-56 or provide docri menti(jon to :;ijpport the approval of the 1-ilmi-native shown,
Specific Mitigation R,�^quh: mems: This tract will generate 148 a.in- / 248 p.m, peak hour trips
there-foro, a Ti'a(hc Imp,)0 6tucy (i I,j) is required. Comply with the rneasunD i0qIiii-ements of
�
the Traffic '��ncljnc-�nq k
rin1:1r,iger In �itta-chI2J li,ttt)r dated-d 3-21-2014.
I- Relinquish direct whir.�Om-access rights to .
a, the noith prup(,i(y iia of lot 43.
b. 0I sI.wth nrop(ef[v line. of lot 44.
c. the e-gs(pf-,)p,,,f!y h,, : !-)f lot I I /.
d. the west props-!;'.y Hoc) of lot 116.
Z.. ffi(,:,intersection of -
P�qe 3 oll-1)
GI I N rOM&I-OWI-12-I? !Of-I,f)4-10 111):;
a. Fowl(:r and Prin(;etort AventiossIvAll 1)�)designe.-I Vpith 8 bil fM 10f.-Iliny jil((�) .- W Jor
lcd[ and left turns-oul.
1) Foviler kind IR',irvard Avt.111U�'S h13 designed vviCi a upu-fiinf� '..) fl )\v for
r�,,Iht ow ind [efHn turw-
3. The fir, )1.! r!)f _'(:< Al.)II 1n3111ci1;a tniiw! I i.)i It vehiuular accass to d lo m�io;
A; ui [his devetopnici i1L
inte'''r:it Minton",111d
,)rlt ,J-j()jj ._I[ jy )t
6, I-Ull iintimv. wm L Is adjacem to Oit: :i i :incl
a. I ht. ;-;t r,)rr, !r cif Fowler and Cliniori
b. 11-!!.-!:;01AI 1,:., � aclf:r of Fowler and Prilircion
Shall ba required for public. � t, t,.( r : i 'I- ! J(hu surrounding
area. Refrarence"The Subdivision i4dap Act', 1, Sec.Uo,i
Traffic Signal Mitigation Impact(TSMI) Fee: This project s[ia[l pay tho currant Traffic 'Signal Mitigation
impact Fee(TSM1 Fee)at the Ume of huilding permil,bn'jed C)IJ thitfil.)1)ejjTj'VZjUon ratc(s) is set fortis in
Tin latest etfitiori of[lie ITE_ Generation Mantial for singla minily (f:�e rate as *howl) in the Ma.stur
Fen Sr-hodule).
This T'simi recti is craditorl against -;kInal installation and InLelliguilt Transpoitation System (ITS)
impirrivernents (constructed at (11401ir ultimate location) anticipated to bUilt! out rli,-! 2026 General Run
i,irculation olument ;)nd included in the NeXUI, Study for the TSINAI fee. I'i :,;L fir, impacts that arr)
not c-*iisIq to nt vvith the 202-5 far, 'i :?;fl Plan, Pubic Works 1:169 standaW 10 ponated into
thn TSMI fees infrastructure 'lot fs,�Inl)ilr5nhie Mi:
I City Traffif;
EngM'ineer include the new trail -i i, )1 1 i'1 infr,l h I . Ir , he Me and the applicant
agrees to pay the nc.,w raft-_iI,,,!!I i e1 I I ;h,i, k new -;tr i;:Luj, allure to pay this fee or
construct improvements that i ;i !1 1 :.!.1/'!oin �jiuf s"Ible with Ibis fe,--,%.vil! i,: til it i i ii(inif[cint unmitigated
impact as IN is appli.._x -nil J)MJ80tS within tl',:-, City -Sphen" i)i hi(lit :ncci If the applicant. iz..,.
ccndi,km!d ivith impr(-vornenis that 1i k,��Ith uii.-% th ,v Should wo* vVith lh '.
De,partfiieW ul 11uhlic i;)d dk.ntify with _c:1 estimate the Hosts asscci:-Ited
with the improveint,,ill-i prior'n !it-, i Sbil fee -it time 4 buildwq permit.
1. Fowl&c Aven ue: Arterial: Install a signal pole;with .--) I5().w;i1t ;Ik,!ry light and -,in oversize 5tt'aet
sign!o Public VVoiks Standqc(k at the ,'um!:i of Fowler Avenue and Clinton Avemle,
2. The of Fowler Av(.,nua:end Clifimf) Aven.i,. shall bc-) signalized to the City of Fra;}no
Standard.-,,4c.wplfate with left tum phasing, actuation signal pr,--emption. )his VV()rl,,is eligible
for re.-imburst.wient andlor cred:t against Traffic;Sign,il Mitigation cnp,,ict Fees. 1'hu applicant -Shall
design the tr,-iffif,signal and obtain City approval of tiii) plans jMLor to occupancy of the first
dWEflli11g unit. If MC'irll!KSP,,�tictn nieats signal w;,-1r;-._ints rtl tii,:a time of occuparicy oaf the first unit,
then (he!u.J (raffic signal shall bet installed. (f the it iLltn-jaction docs not meet warrants, the
traffic sign:ll installation shall be limited to the following OqUiprritant: poles, safety light3, oversize
street nani , sign, coindui(s, detectors, iiarvice pedestal concccb:A to '-I PG&E point of service,
controller 11;vault, ITS communication cabinet land gall pull boxes,with the following
equipment'()he dcc;iivorqd to the City of Fresno'.,Tr.,-kFic Signal shop tear future instaN atican wh�.i�
warrants are inoti 20701.,i_ontrallec, onast arms, heads, disrxiininator and
Fresno Major Street Impact(FIVISI) Fa This Map is in :ho, New Growth Area; therefore pay:.all
applic-ably grov.h area fees -and Cifty-wide regional street impact fee's
Fressio Major Street Impact fFMSI) Requirements;
Page 4 of 5
CU X,ei sks rk)[I i)ou-ik i r)pi rK mi`1'430 3 3 CI-IN FlIN k FOWL E R.2 0 1.1-04-I O.zin c
Clinton Avenue: Collector(New Growth Area)
1. Dedic ato and construct(2) 17'center section travel lanes and a IT...:rater two-way left turn lane
within the limits of this subdivision. Stripe 200' left turn pockets at all major intersections. An
additional 12'of paving shall be required to accommodate the 250' left turn pockets. Dedication
shall be sullicient to accommodate additional paving and any other grading or transitions as
necessary b;+sed on a 415 MPH design speed, Frontage Improvements requifed beyond the limit
cart development: 1025 Genowl flan Polii'y numbers,E-1 E-1-j,E-1-rr rind E-3-e.
Fowler Avenue:Arterial Naw Growth A;e l
1. Construct a raised concrete median with 250'left turn pockets at all major intersections. Details;
of said street shall ho depicted on the approved tentative tract map. Dedication shall be sufficient.
to accommodate arterial standard and any other grading or transitionsas necessary based can a
55 MPH design speed.
2. Dedicate sufficient right-Of-wayand construct additional paving for northbound to southbound U-
turns at Clinton par Public Works Standard P-BB.
Regional Transportation Mitigation Fee(RTMF): Pay all applicable RTMF fees to the Joint Powers
Agency located at 203Ei Tulare Street,Suite 201,Fresno,CA 93721; (559)233-4148 ext. 2010;
www.fresnocog.orq. Provide proof of payment or exemptionrG liar to Issuance of building permits.
Rage 5 of 5
cAUsm a= nDezA*TEMMT-eo3a ci INTON&FawLera 2014--04-10.do,;
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City Hall 555.621$800 Pub4c Wortu D"inrnen!
25170 Fresno 5trwt,Rin,4084 Scott McxWt,Direaor
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March 21, 2014
Sophia Pagoulatos, Supervising Planner
City of Fresno
Planning and Resource Management Department
2600 Fresno Street,Third Floor
Fresno, CA 93721
SUBJECT: REVIEW OF TRAFFIC IMPACT ANALYSIS (TiS) DATED JANUARY 2014 AND
ADDENDUM MEMO DATED MARCH 17, 2014 FOR THE PROPOSED TRACT
6033 LOCATED ON THE NORTHEAST CORNER OF FOWLER AND CLINTON
AVENUES
TIS 13-012,C-13-092,A-11-003, R-11-003
TRAFFIC IMPACT STUDY APPROVED FOR PLANNING COMMISSION
TIS OVERVIEW
We have reviewed the Traffic Impact Study, (TIS) dated January 2014 and the associated TIS
Addendum Memo dated March 17, 2014 prepared by Quad Knopf for the proposed 'project'
that plans to construct 170 single family dwelling units and 21,000 square feet of retail use on
approximately 38 acres located on the northeast corner of Fowler and. Clinton Avenues. The
project proposed to amend the 2025 Fresno General Plan and McLane Community Plan to
change the project site planned light industrial use designation to the neighborhood commercial
use for an approximately 2.14 acre portion of the site and to the medium density residential use
for an approximately 31.87 acre portion of the site. The project also proposes to rezone the 2.14
acre portion of the project, site from the C-M/UGM/cz (Commartial and tight
ManufacturinglUrban Growth Management/with conditions of zoning) zone district to the C-
1/UGWcz (Neighborhood Shopping Center/Urban Growth ManagemenYconditions of zoning)
zone district. The 31.87 acral portion of the project site would also be rezoned from the G-
M/UGWcr.(Commercial and Light Manufacturing/Urban Growth Managementtwith conditions of
zoning) zone district to the R-1/UGM/cz (SingI3 Farrmly Residential/Urban Growth
Managernenticanditions of zoning)zone district.The project site is currently vacant.
The Traffic Impact Study(TIS)prepared by Quad Knopf evaluated the impacts of the proposed
project by analyzing five (5) intersections along Fowler Avenue in the vicinity of the project
during the AM and PM peak hours. Vehicle trips projected to be generated by the project were
calculated using the ITE Trip Generefiwr Manual, 90' Edition and ITE [arid use codes 210 -•
Single Family Residential and 820-Shopping Center. The project is projected to generate the
following weekday daily(ADT),AM and PM peak hour trips:
Weekday
A IV
Land Use Size ADT Peak Hour, Peak Hour
t;�aTotal
—[ --In
ITE Code 210
Sin ?s Far-oily Residential 170 du 32 96 128 107 63 170
ITE Code 820 21.000 I
897 i, 8 20 F
Total w' k148
d4i=dwelfing t1(03 st=square toe(
Based on the analyses included in theIS, the following intersections are currently operating at
a substandard level of service(LOS)in either one or both of the weekday peak hours:
Fowler Avenue at Shields Avenue—PM peak hour
o Fowler Avenue at Clinton Avenue—PIM peak hour
Fowler Avenue at Olive Avenue—AMIPM peak liour,<;
With the addition of traffic projected to be generated by Lha project, all three (3) of the above
intersections will continue to operate at a substandard LOS. fhe project will add 811 additional
5.0 seconds of delay during the PM peak hour at the intersections of Fowlar Avenue at Shields
Avenue and Fowler Avenue at Clinton Avenue which is considered a significant impact. The
project is not expected to increase the already deficient!LOS/delay at the intersection of Fowler
and Oliva Avenues, The City of Fresno has a Capital Improvement Project to widen the
intersection of Fowler Avenue at Shields Avenue to include one (1) left-turn lane, two (2)
through lanes and one (1) right-turn lane on all approaches. With these modifications the
intersect-ion of Fowler and Shields Avenue will operate at an acceptable LOS. The intersection
of Fowler Avenue at Clinton Avenue is; projected to ineet the peak hour traffic signal warrant..
With the installation of a traffic signal, the intersection of Fowler and Clinton Avenues is
projected to operate at an acceptable LOS.
The w3ar-term analyses added trips proji::cted to be qemarat-)d by approved and pipeline
projects in the area to the inter sa�Iin n q. Approved and pipeline projactq were those projects
either Linder construction, built but not fully OCCUpied, have final ;iio davelopment review
approval or for which the City has knowledge of. Five (5) residential af,-).proved and pipeline
projects were included in thi analysis and cumulatively qenerat,�Cl 8,606 ADT' 678 AIM peak
hour and 904 PM 'onak hour trips. Quad Knopf has identified the following intersections as
operating at 9 substandard LOS in the near-term analyses and/or rnt!,,ting the peak hour 'traffic
signal warrant:
o '_'ovdiar Avenut.,7iL Shields Avenue --AM peak hour
0 owler Avenule :it Clinton Avenue—AM/PlOoe3k hOLtrs
10 Fowler Avenue at Olive Avenue—AIMIPM peak hours
With tha addition of the proposed projects and the approved projects, the TIS has identified, the
following improvements to improve the intersections to LOS D or better-,
Fowler Avenue at Shields Avenue — The City of Fresno has a Capital Improvement
Project to widen the intersection of Fowler Avenue at Shields Avenue to include one, (1)
left-turn lane, two (2)through lanes arvi one(1) 1 ight-turn lane oi i all approaches
Fowler Avenue at Clinton Avenue: installation of a traffic signal and the addition of an
eastbound left-turn lane
Fowler Avenue, at Olive Avenue — installation of a traffic signal and the addition of
no-ithBound and southbound left-turn lanes
The 2035 analyses r:5sumed the Cit,+ r3; Fresno v,culd c ori inua to develop in accordance witft
tine 2025 General Flan, he following intersections have been i&4ntified as operating below the
I_.03 U :;tandaid in the 2035 scenarios will :Ind without ,h:: project. The project is projected to
;iced more than 5 seconds of delay at the Fowler Avenue at Olive Avenue intersection.
Fowler Aven Lie at MrKii J y Ave riw> •AfV'1Pf11 p ak hours
Fowler Avenue at Olive Averure—AMIPM peak hours
The TIS ha-.x identified the following improvements to improve the i+ttersectbns to LOS D or
better:
owler Avenue at Olive Avenue— installation of an additional eastbound and westbound
left-turn lane
GENERAL.COMMENTS and CONDITIONS
1. The trip generation based on the ITE Trip Generation Manual is acceptable. The proposed
project is projected to generate 2,515 dally trips (ADT), I48 trips during the AM peak Baur
and 248 trips during the PM peak hour. The trip generation is based on the ITE land use
nodes for the 170 Singir, Family Dwelling Units (ITE Gorde 210) and 21,000 Square feat of
Snapping Center{ITE Code 820)uses.
The, existing General Plan land use generates 1,956 ADT, 284 trips during rhe AM peak
Dour and 274 trips during the,PV peak tour. This trip generation is based on the General
Light Industrial land use(I FE code 110; on the 37.77 acre site.
2, This project snail pay its Traffic Signal Mitigation impact (TSMI) Fee of $47.1?' per ADT,
per the Master Fee Schedule, at the tirne of building permit, Based on the reported 2,515
ADT for the proposed project, the fee would be $1 t8,506.80 payallble at the time of the
building permit.
The TSMI i o, acilitates project impact rnitiga'.ion .o the City of Fresno Traffic Signal
infrastructure; so that costs are applirad to .each ream projectlbuilding bared on the
generated ADT. The TSMI fee is credited against traffic signal installation/modification::
and/or Intelligent Transportation System (ITS) improvements(constructed at their ultimate,-
location)
ltimatelocation) that plan to build out the 2025 General Plan circulation element and are includ-:�d
in the NeXUG,� Study for the TSMI fee. The TSMI fee is regularly updated as new tranic
,signals ars; added, new grant funds offset developer improvernent costs, andlor
construction costs incronse/decfease. tf the project is conditioned n,itti traffic signal
improvements in excess of their TSM fee amount, the applicant may apply for fee c;rodits
(sv.:r..uriiyibonding and/or developer agreement required) and/or reimbursement for work in
exoys.> of their r=e as long as the infrastructure is in place at the ultimata location. Tito
applicant should work ^pith the Public Warks: Uepartrnent and identify, with a Professional
I:ngineers estimate, the cost: associated with the improvements prior to paying the TSMI
lee to determine any applicable fee rrc,rfit, and/or reinibursernents
For project specific impacts that are not consistent with the 2025 General flan, Public
Works Standards, andlor are riot incorporated into the fSMI fees, the infrastructure costs
will not he eligible for reimbursement unless the (amity Engineer and City Traffic Engineer
inclr.rds the new traffic signal and/or ITS infrastructure in the next TSMI fee update and the
-lipplicaru agrees to pay the new TSMI fee that includes the new infrastructure. 'Failure to
pay this lee or construct improvements that are creeditedlreinibUrsable with this, fee wilt
result In a significant unmitigated impact as this fee is applied to all projects within tha City
Sphere of Influence.
3. The project shall construct the westbound approach of the Fowler Avenue at Clinton
Avenue intersection with a left-turn lane, one(t)through lane and a right-tum lane,
4. The project shall install a traffic signal at the intersection of Fowler Avenue and Clinton
Avenue. The traffic signal will have protected left-turn phasing in all directions and be
constructed at the ultimate location according to City standards. This tragic signal is
included in the Traffic Signal Mitigation Impact Fee and can be credited/reimbursed by the
TSMI fee.
5. Previous mitigation measures associated with General Plan i Amendment A-08-002 and
Rezone R-01i-028 required the installation of traffic signals at the following Intersections:
• Fowler Avenue at Shields Avenue
• Armstrong Avenue at Clinton Avenue
• Fowler Avenue at Clinton Avenue
• Armstrong Avenue at Shields Avenue
To date, traffic signals have been installed at the intersections of Shields and Fowler
Avenues and Shields and Armstrong Avenues. to audition to the traffic signal at the
intersection of Fowler and Clinton Avenues, the project shall install a traffic signal at the
intersection of Clinton and Armstrong Avenues. The traffic signal will have protected left-
tum phasing in all directions and be constructed at the ultimate according to City
standards.T his traffic signal is included in the Traffic Signal Mitigation Impact Fee and can
be credited;reimbursed by the TSMI fee.
B. 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„
7. 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; 4vww.fresnocog.of . Provide proof of payment or
exemption, based on vesting rights, prior to issuance of building permits.
B. The proposed project shall make necessary improvements and ri,N-of-way and public
easement dedications along adjacent public street(s) and within ti-le site boundaries per
City of Fresno standardsirequirements.
9. 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
Al.normleyafresno.gov .
Sincerely,
�1
Jill Gormley„TE
Assistant Traffic Engineering Manager
Public Works Department,Traffic$Engineering Services
C Copy Md wO Traft.impact Study
So*TyW.K,City Traft Engineat
LII Smohax,Pion"&Oawbpmant OW.
couLm Geo,Traft Ptannft Superviscr
Gfty of �t���co��sshwq�r�s
DEPARTMENT'OF'PUBLIC UTILITIES ((DPU
ADMINISTRATION DIVISION
MEMORANDUM
Date. September 16, 2013
To: WILL TACKETT
Planning and Development
From: DOUG HECKER,Supervising Engineering Technlciant•
Department of Public Utilities,Planning and Engineering Division
Subject:SEWER REQUIREMENTS FOR VESTING TENTATIVE TRACT T-8033 UGM;
CONDITIONAL USE PERMIT C-13-092
General
T-6033-UGM&C-13-092 were filed by Gary Giannetta, on behalf of Granville Homes, and
pertaln to 31.87 acres of property located)on the northeast comer of East Clinton Avenue and
North Fowler Avenue,6208 East Clinton Avenue,APN 310-040-10, 11. The applicant proposes
a 789-lot single family residential public street planned development with one Oullot dedicated
for common open space purposes at an overall density of approximately 5.30 dwelling units per
acre. A-11-003&R-11-0031 have been filed previously to facilitate this proposed development.
The property is zoned R-1-UGM,Single Family Residential-Urban Growth Management.
Sewer Raauirementa
Sewer facilitiE s are available to provide service to the site subject to the following requirements:
1. Connection to the existing 36-inch Trunk Sewer main in Norlh Fowler Avenue shell not
be allowed.
:. A Preliminary sewer design layout shall be prepared by the Developers Engineer and
submitted to the Department of Public Utilities for review and conceptual approvals prior
to submittal or acceptance of the developers final map and engineered plan 8L profile
improvement drawing for City review.
3. Construct a 12-inch sanitary sewer main(including sewer house branches to adjacent
properties)In E..Clinton Avenue east fromi N.Fowler Avenue to the easterly property line
of the project.
C Street easements and/or deeds shall be recorded prior to approval of improvement
plans.
5. All sanitary sewer mains shall be extended within the proposed tract to provide service
'to each lot.
6. Installation of sewer house branch(s)to each lot shall be required.
4",
A Nationally Accredited Public[Utility Agency
%. Abandon airy u)dsting onsite private septic systerns.
8. Engineered improvement plaits prepared by a Registered Civil shall be,
submitied for Department of Public Utilities review and appirovads f,)r proposed additions
io the City Sawer System,
9. All public sanitary sewer facilities shall be consiai cted in accordanco 'Wh Qv/
Standard,,,, specifications, anti policies,,
M Ali underground utilities shall tie installed prio-,to pormanent street paving.
Sewer Fees
The iollowing Sewer Connection Charges ar-des and shall be paid for tho Project:
1. Tn.ink. Sewer Chargw Fowler
Sewer Lateral Charge
3. overmize Seyvor Charga
4. Wastewator Facilities Charge(Rasidentra(Only)
5. Sewer Facility Charge(darn-Resddential)
6. The City of Fresno currently does not own capacity in the Fowler Avenue Trunk Sewer
line nortE,of Tu}are Avenue; however, the City of Fresno has negotiated a temporary
exchange and interim use of capacity owned by the City of Clovis in the Fowler Avenue
Trunk Sewer, This exchange of capacity is conditioned Upon Fresno replacing Clovis'
capacity with c.:npacity in future iucilities agreeable to Clovis and at a cosi yet to be
determined.
Whereas,the necessary and appropriate tees for future roplac-)ment of Clovi:-,' Fowl—Ir
Avenue Trunk Sewer capacity have riot been established and adoptod by the City
Council; the Dovedoper in-lieu of constructing separate sanitary sexier facilities that
would othenviso tie required of this project('to provide for collection and conveya.nco of
sanitary sewage discharged from the project to an,approved point of discharge to the
Sewer System located south of F ulare Avenue) shall provida payment of an "Interim Fea
Sur,iy" fn the amount of$5i4 .per Hving unit or living unit equivalent for iho impending
fees.
Said "Interim F ea Surety" may be deferred through a F-ae l leferra•I Agreement to the
issuance of a building permit or occuaancy. Following adoption of,,,fee :1staf-,lishod for
replacement of Clovis' capacity in the ro+,vlr:r Avenue_i runk ;ewer try the City Council,
"interim [-re Sureties" provided by d(n Ocveloper shall be applied to the?st:blished ru'.
and any arrnounts in excess shall be r,�tundod.
City of tacnrue�v��
FRESN((;0 "k-
DEPARTMENT OF PUBLIC UTILITIES—WATER DIVISION DPU .3
MEM( IRANDUM ,i~
P�
hq •WAS
!'mridunj!7e's f isrli fn d k'rs rt
DATE' September 20, 2013
TO: WILL TACKET,Supervising Planner
Development and Resource Management Department—Current Plannin,I
THROUGH: MICHAEL CARBAJAL, Chief Engineering Technician
Department of Public Utilities—Water Division
FROM.- ROBERT DIAZ, Senior Engineering Technician
Department of Public Utilities Water Division
SUBJECT. WATER REQUIREMENTS FOR VESTING TENTATIVE TRACT T-6033
General
T-5033-UGM & G-13-092 were filed by Gary Giannetla, on behalf of Granvill,: Hames, and
pertain to 31.87 acres of property located on the northeast comer of `-ast (ainton Avenue; and
North Fowler Avenue, 6208 East Clinton Avenue, APN 31u 040-10, 11. The applicant proposes
169-lot single family residential public atreet planned development with one Outlot dedicated
for common open space purposes at in overall density of approximately 5.30 dwelling units per
acre. A-11-003 & R-11-003 have been filed previously to facilitate ibis proposr:d development.
The property is zoned R-1-UGM, Single Family Residential-Urban Growth Management.
Water Service
The nearest water mains to serve the proposed project are a 17.-inch main located in North
Fowler Avenue and a 12-inch main located in East Clinton Avenue. Water facilities are
available to provide service to the site subject to the following requirements:
1. Water mains (irr:;luding installation of City fire hydrants) shall be extended within the
proposed tract to provide: .,3rvice to each lot.
2. All public water facilitic,>-. shall be constructed in accordance with City Standards,
specifications,and policies.
3. Seal �:fi'i abandon any existing on-site well in compli�anco with the State of California
Well Standards, Bulletin 74-90 or current revisions issued by California Department of
Water Resources and City of Fresno standard:.
4. Two independent sources of Grater, meeting Federal and tate Drinking Wates Act
Standards, are required to serve the tract including any sub_;L:quent phases thereof. The
two--source requirement may be accomplished through any combination of water main
A Nationally Accredited Public Utility Agency
T.a.N'
extensions, c0nstrLieti0n Of sut)piy w6ls, or other acceplabdo
aipproved uy tho Assistant Public Utilities Director.
`> Em ineered improvement plans prsparerd by a Civil °=n,,neer sh;.11
submitted for Department Of Public" Utvities roviow and appl-nvals for
andic?r modification 'o the City Water"System. f_Depic( nogl,bormg d7%! + I; ._ri r•_; 1)r r� ,
picas For[N-iir contin o d serwno.
u. All Pr.rbIdr; wafer facilities shall bu, coilstruc;t,d in accx;rdonce with Thi Dept arhncant Of
Public k/Voiks slan ards, spoU;&uafiuos, and polimoi,.
Water Fees
1. Wc:,tie(s), watec ,ervice(s)andior me:.tew(S) inst�aid aii,sr � )
City of
DEPARTMENTOF PUBLICUTILITIES
Septenlbe.l '4,2013
TO: Will Tackett, Supervising Planner
Development and Resource Management Deparl.incnt, Planning I livision
FROM, i` i Chris Weibert, Management Analyst II
Department ofPubli( Utilities, Ad1171IlrSti'attt7rl
SUBJECT: 17603NUGM and C-13-092 Solid Waste Conditions of',Approval
Location: Northeast comer of East Clinton Avenue and North Fowler Avenue
(APN 310-040-10, l 1)
The Department of Public Utilities, Solid Waste Division has completed a review of Tentative Tract
Map 6033AIGM and C-13-092 that were submitted by Gary G. G.iannetta, on behalf of Granville:
Home..5. 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 Recimirernents:
Tract 6033 will be serviced as Single Family Residential properties with Baric Container
Service. Property owners will receive 3 containers to be used as follows: 1 Gray container for
solid waste, 1 Green container for green waste and I Ulue container for recyclable material.
. The owners, lessees or other tenants of the residential dwellings on service day, before -i:.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)(I 1). No solid waste container nor residential rubbish shall be allowed to
remain at the curblinc 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.
I ort
C'ondirimm of Approval'IT6033 t C I}042.docx
mmw�
Covenant Rckittivements:
'PIC1,C Skill bC 110 )JI'IdMll 11110WO(I III OIC 't) CI ' o(did 'Sto serviu cki.y. AH lots lhat .u-c pnrt
ofJ cul-&;-sac s1wh be 6cm ol all vQhidc� by
Lou"27; '28� .]"), Au on 1_,'ast I tatv"Wd kvOMIC
1...1157 7. '�J ()II NoJt I I %.!4�'jjLjC'
t s 9 1 91 Q 3 ()v Nottk Lavenic Ave rM:
I'ots at ail Ouiraml e need to place thuir colicamers at an alternate location 4,o 111C 'Solid wastu vdllulu
cicalN" 1110 entrance 51111 (Ims Ito[retyllin park-ally ool on 111C Intill I-oad when scl:viclng Iliv 1.cslduinx:
On Not-Ili. Whiwa AVCHLIC, L,ol to shall place their containers in bua oF I oI I
Lotti Ut J JUMI-elle[ itl-CCI IIQCCI W [)lime 1.11C I I'CO Of d i al I 'II lert ul 10 1 uQati ol I so the le I i(I M'.as i c VC!I I d L:
doc,, not mccd 1k) bzick up the [ruck:
• Ott 10011. NIGA1 IR11-AVU11LIC, Lot 12.511,111 place their cc alminous in Omit ot'Lu[-13
L'I q!t I Htg:l Is of tjijml vo 1 1-1,60 11 �e C-I_1-4W,dox
i '
k
I+I RK l3is;AR"I'lALIN I
Da(L.: Sep lenibo1 €], 201 i
Cn: WILI_'1 ACKI:Tt', Supcivisijig Manner
Deve(OpITt41lt and Resuarce Mttilagemont Dcpatrtment , Advanut, i'latnninsL
From: ITIRRT MEISS, Piro.Prevention lnspecWir Ii
I`irc !)apartment fire 11-cvcnmion& Invesclu ativc Sorvirc,
subject: I003 i-t.Oivl c'(_'-13-092 v. t--Iv' iilcd 'w (snry' (ii.-mncutt. on h(fhall-of Gnmvill�"
1Iotit c,,.,and pi,itain tr, i' .87 acrc;s of propetl'. alc:d gni th:. tic)I'd Ica st curiIcr 0€ Last
Clinton Avenuc. u.ud Noah bowler Avcnuc, 0108 Clinton Avenue, At'N 31.').od0-
10. 1 1, t'hc 'Ipplicant pvopos� s a 163-101 lamily public sired planued
dc,,O-lopment with one Ouilol dedicated I01 couirnc3u 0h;'11 space purt,oses at an ovct`ail
dcnslty of approxmately 5.30 dweltmg units per icre. A-t 1-003 & R-I 1-003 have bee--u
filed previously to hicilitatc this proposed dcveloprnlcnt. The property is zoned R-i-
1 IGM, 1)inLOc kvn ity Residential 1 lrban Growth \+mLi';ernent.
Itylivantti
Pubtic ;bests hydraut(s) must be iutitallyd, Coorclitiatc steed hydrant.locutions with Public
Workti.
171re Ilvdrams shall be inst�ilied, tk=stcd- upprove.d, and all ;utfacL-,acc.:: s roacls shall be instalted
and mads Serviceable prior to and during the tiauc of construction. l 11,"hydrLmi 4 1/2" outlet siiall
f<<cc the: access lame.
("Onerai
Alf construction work on 116..;projec! i.;suhjec.t to i l the roast ,' stein bc.'CDIIIes
impassablc fbr fire apptu<l(US (ILIC 10 miu or oth(:r obi ta:lcs. z%11 eccluircd firs access lane; sh sll he
hI-ov ikR.-d 2Il ld lvith 'u1"Ippl'oved 'all weallwl' surface call,d)(c of supporlillg 80,000 Ih.
I IIIIIAllnInI'; T' 01 bl-im: tock over cc)mpactcJ1 or 1.II.listurbCd IInlIve SoiI Ill-pel.approvi
1)S"iil"'I"VC1 Ilial V;:;tl rotlWl ',Ad Ull'::IMI-11lt Widll• (fl'a llt'I813prove'd II ellicid that
�.-
� ..'t1 hrco��:1:'; :>h;,tl.:1.'i (h_:.'I`�tl ..ioll.
on the p slIII h I)c iti;-,I";III,l, I , I i1I (hL� C;II!COrni�t
Co,I, „'CI6tI '0 0'0.I. 1)C l�'ll'ttfl' ])it;1�1�I!,cc: I' , (d' L1 C111'll ll�llll I II'C
in „ \vhl[i , elp A 1-Cet or
Pim de f ! 1 Illilil-ITI )at dil I)LIH'_ dt"' C' 1W, lY]'U17(:I'Llr '���ticYf'lllll�� -
`JC131L Ic-i. parked or I;,h. .Laindiil,{ III hre hifli .' lvlll rC111t wfd Clt /ll.Lri cr'
cNNpcilsc - CaliColma vct[_J, t'oda - Fresno Poiiac I o '[ ;;)'I "
i�tit c1•
111%% llroju-,i tivtts rv,. ilii I meilt o1'. ,Aluirc mend rciated Io kvz) .,1'
supply. 4irc hy�irsis Ir4 all : ;I:L�s Its ll,. li�lin�(s) Il['I gilt, iZl vtc�x islr
Lm)nplianc:e Willi lir; .I ,,.i life sail .:-I Liircnt011ts fur IIS buiI(.Iin,- illtCI'it)I''Li II("L [t5
i[tmIded tine arc rvvicNvud by bode the Fire 1 epirllllcilt and thy: L'ltlilding Auld
"ection oi'UARM wlivu Jl sul-Imiluil IN, huildin, ..I:Ia revietiv is Ina-as rnquii-etI by ilii
Cali I61,11ia Did I ding Code by the arch iICLJ nl•crtf,ineQj' 1'r&O tl lily tlxe ht.ilClillL.
FRESNO N1FTJV))'01'..1T,%N FLOOD C 0,N' 'ROi,wS riuc
N011-Wrs OF Iti?QUXREiV ENT5
I'tl[JJC AGENCY I FATLOPER
14"WL TACKE1-l' P(iV','l,ffi: [)L V1 L01"/L': Cr)MIPANY,INC.
DFA T',I.OPMENT til?RirlC.i?;IP1 Iv1 NIINC; �!t;1':.?W11KNI Sl ll 1.l:. 101
CH Y OF 17RFSNCr
2600 FRESNO S"I`ItliET,ROOK! 304:3
FRF'SNO;('.,\ (Ji 7;'1-YQ4
PROJCC I N1D: '013-092 r�
ADJ)Pl?SS: NEC CLINTUN IG Ir0aW(,11-R WE. �C/
310-040-10 - SEN!. - rm
J) A
urauhagc,lrea{s? — - rr•IittlitlsttyF:_: -- ma
�!5
%297,742.0)
'I'CYi AI.ir1:I.:3287,742.011 z
The proposcd hleveiopmcnt will gt n Bally sigttificant envirthnrncnlal impttets,tot! which
must he Iprv{ierly tliscliargcd and:;:
:omental finality Art and the National Fi.r?v ir«nrrlcnia
Pnhey AmThr,he Uistrich w cooper,h.[ cd:ted advpted the Storm Drainabc stid Flocttl
Control Master I'lan Compliance 1 a,: k, ]'Ian by this devciopmew project w11),atisfy the
drauiagc related C'FQAiN1-',1'A impact.of the prtil I 4nts.
-!'lie propowd deveiopturn shall pay drainage fees ptrrsuulst to hire 17rainage..Fee Ordinance prior to isstlanc,: lir!•,Iaeralit
at the rates In effect at the titne of such issunrncc.T he fee indicated above is valid through 212$114 based oii i.!:. ML
ubt,.il- 1 t)fhc Ois[I'ict an 81',811.3 Contact rMI-CD for a rk;viwd foe its cases vdiere ditinScr we made in t1' m ;:c plan
whu h ,ah,i:JIY miter the prapnsed iuhpervious area.
Considerativu,5 wlhiolh tiny aficct tlhc lc olili;�,�tiah:,;} .r the tuning ur ii)nn of fee i>AYM011t:
1'ces re kited r. 'itu!rvckrpul of ph:;cri portiuris of the prgject may be deferrable,
rccs may be caictiI tacd hmeii o110 Ic actual P;aucntagc ofrunoff ifdit v'n.,iht t.h;in tha,.t())icaI for the zone district Roder
b.) wlhinh th.:dcvelopmcnt 1.5 being widertakw and if provisions ark:rude to t(,sure thi;'.the site reuhains in that
confi:,!i1 ativn.
0. My tswr flan stone drainaIN facjlitics ivay be constructed,ortuauired w be constructed in lieu :Tpayirng fees.
d.) The actual cost incurred ill eothstmctirq!N4�;stt;u Perot drainage system fihcilitic;;s,rcdileri againm the:drainage fcc
oblipwion.
ej When the ar(wl costs incurred in Pfau facilities exceeds the drainit;;c fee obligation,
reimbun• emcnt will be made for the costs fi-om future fees eoilected by District from other developmerri.
Any raquest fOl rt dFilin(1nc fee.refund requires the entitlement canc.cllation acid a writte..i request addressed to Itic
f) Goueral'rdanagcr Clic Iris±Niel within 60 days fiom payment of fhe fee.,^,non refunc:abic 5;300 Administration CU or
S%of the refund whichc4,uc is lcta will be retained withoe( fee credit.
11.111' r � 1'! t . , :;t;, ' :';.,•,ts.,, s''!. VAX(Si4) Iii"I".1
FRESNO METROPOLITAN FLOOD CONTROL ROL DISTRIC I.
NiOTICC O REQUIREMls'Iti'I'S
Page 7.Lif
Approval of'iitis development shall be conditioned upon compliance+.ith fltcsc Di Irict Requirenmenfs.
i• — I.I. Drainage from the site ,,hal l 13F INIU-:C 1 I:D'CCI
�_. h. CiradinI;and d-anage patterns shall b ss idzntilird on 1_.%hibit No. I
"111;;grading tail died age pallern5 shower rnt lh-site plan CtAIRI'ni[41'kc:;iloptcd Stofn Urain,tl;r.tact
c' hood CcImol of:t tel Platt.
2. 11ro proposed devcloln;leni-,hail tJfiStf!tc H11rIIPI dedime Storm Drainage and Hood Control Master flan l'tlailitic3
located within the dcvclupInt!1It of 11ticC5siCat :I by ally J-yttt i171151'aVL']llel7d5 m(Itilmd by Ilic appiovwg,hguwy7 r
,X _ Developm shall construct fteOitics as shown on Exhibit No. 1 as "MASTER MAN N rA(.lLITIFS I'0 BE'
CONS.IR.-ICTI L)13Y DI-VI;I�OPHR"
'--)1c required.
3. L' r n,' ,Inas m,11 o i'llu-rtl pinus mul infolmal.lon S1tlII l7C StLMMUCCt(L'the OIQ?ICI I01 V"ie%V hricrr to Imal
Ji 1trZs�E f'lrul
x Sttx'rn Drain i'ln
x Wrttet&SmCl'Plall
x HIIIl Map
A Orainage Rq)or:(to Ife subirdued with terltntive rnnlr`
C1hu
-- None Required ,
d. Availability of drainage futilities:
a.
Permanent draitlaVC serviC(;is UVaOuble provided tlui dnvcloper ciln verify to Ute of thr(Aty
that runoff r;an be srtf�,Iy conveyed to the'v9aster Plan inh-t(s).
._ The construction of facilities required by l'aragianl� '�,o.2 hercu will provicic 1n:rmanont drama"t,smite.
Permanent drainal,,c service will not be availa!de_ The District recommends relnlw!a;y .'acilities until
u' permanent service is available.
th See I?xhibitNo.2.
S. The proposed development:
Appears to be locrt'cc] within a 100 yo;u Rood pi one,.rca as d2tsihnfited un the latest flood IrISUFMICe K,11'-
Maps available to the Uisirict,nece;sifntiiig appropriate Iuodplain managumciii action.(`A,-uttaclic(I
floodplain Policy.)
X. _ Docs not appear to bu Iccated vv-ithin a h u d proal,:ur
6. Thc- ubjcn site contains a purbon of a cava!or pipeline Owit is used to nwatagte ricoharge,slant w;rter,
and/or tlood flows,The existing capacity r-mist he preserved as pan of site development.Additionally,site
,lea 'npment 1114,not interfere witli the abilily to aperat.L:and maintain the canal ov pipeline.
5461 L.❑LWF•VRESh'U,CA M27 45591 156.3272 IRAN(559)M-3191
FRY.SNO JYMTROPOLurAN FLOOD CONTROL DISTRICT
NOTICE Olr REQUIRP-MENT'lli
Ngin 1,1,V
7. 'F J, al Clmi 'Xlt,�c A,I altJ the.Stam U,nc1:,; fli I[ Sturm Walar Disckargcs Assocjawd it
C and hidu.sIuiul A� (Sidle 1:iuh- duv�Iopers of collmro,dIioil pruj"ts distill'bi7ll;
0!It llj fliJI-C ac;us and( huge, :-ll,,ociated with ilvh.,.!iill tivity i 011ie)wise.,-xicillpt It-ow N"Itional Potka(lw
I III.;L;Flimil.at, )I� ([..PM'S)fic"I n I ittinoI)irlipk,mwl controls to iedi polltitaw , 111C
dt:., "i'wak in,( then ill,-W S! It,I J WiltCL-M dlU I i I III flu'I,a I Molw It I itit I syqe I I 1, 110[met wllcl k; ahi.y
I CMIW,21r. Hi; :p.)I),!loth to pu I k1latills g ell i(1111i;I, and Id to I which nlly k ami by
o I wr.ktiloi I.; it th il k)p I n k:m'afwl.colili I I c I ion,
a. Stale General Permit for Sturm Magi Disclim-gos Msociated with Coliml-ticlic,u applov d
Mlailsi OW,(modified Dmel"111t]; -)dO(!-)) il, -G-nual Co�; N
ol :!: Iio:, qlll� c,,lutl, I-w�i'!
oyi�diiiii-,mid to flic.gpi-hV jslill il'. (11—i-11 ;l1m. JL;UGl it)
p,I' (.! lkligrl C. lee
''I 11IL( .f ll)tY rvcreci Jild 111WA I)rLy a purillit fee to thv St 11c Wlzilkn t(i n1,l ,SI
R,e
;k'-illspeetlull&til I-milioYce"i1'.pernm 30w)
rLT-I'Val jl`e: rLl Wii DiSCIjal-geS "llssocia(li with kidilisfi Acillvitill Anrli` I Q9
file 1• A 5lste General -iiall Permit k I I ed 1,01,slwcifl,
-orb),itmidard hidustri.
rt uneinl h-requ ircirl In secure an i ill. Inv;
%--;IST�manageniclit. Spe-611(
utas LLi.' [11;iIi- i 1VOILLi V.i ; I'Lloors. Permittees im i'li-
11AVAlt I l, • ' tid Ida pci iiJt ice to the State Water Rcsonrcli--, .1 1
limpleTmnlit ii morin willer 10011,1001I plLeVei pjaji,Viiii te 111mi-s'(0filt ..irulirte
.,Iite inspi vain elllpluye-c�,al pumit Coni S-alliple storm
indicators,and annually mibmil a report to the S!"ittv Io.li
e. T110 proposed devei0pnIC11'.is encouraged to sslc.t ilitd :mplemli storm walci 'it, -ln-
ill tkc Fresno-Clovis Storm water Qlvltik. "MLAIlagenwrlit iaI ( iwr,itIion
Guidelines[aMtihble at the District Dfifice)io meet Lic iquiremclits of[lie Sttttc C;ill 11C.11-il,.
Ohninatc,thtf P'.l 0 fnr 11cm-s-tom wa(erto ci Oic municipal stun-ii di systznl,Lm(;whc:t,possible
Ijlilji111j!i-COrj(aCt WItil IULCITI11.�WilliCh)stljy late storlill t,rratel 1-mlo4t,
icl:miy bc�appuakidby filing j,,v6ttCI)j1oti.'t! with
0 A jeqjIijr(�jTjejjj of jjjii�i)j,
willijill[ell dayv of the diato of th; Notice:Of
9. The District reserves Lllu right to modilY7 i cirkmL ur add to 01L-.„ Qlr revise ices,as tiecusiary to
aecallimodate changes made in tile,proposer)dcvetopinem by the di or requirements made by other agencies
10, N Set:1-l"dilibi!iVo. f"--% idditiorial cot-li tdr-,t)mtneuctations and iftluicerlicilts.
UL4
1
Gerald F.kakent,1111 Clary 1,`I&rlall
UistricL 13111 ill:er Prnjuc,t Ellginwr
k RE,SNO Mr'f'I'.c_':'(;i,i''.`,'; '. 1 _ f.`N'T IIOL I)IS`t R14C,['
,� '4� )I i is .•.:'<'i'S
CC
GARY G.GIANNETTA,CIVIL EN
FRESNO,Chi 9372 I
1
�,}UV];,OLIVk 1�I:SI4p,e'+1 9372 i {559}ISli-1242-IAC ISs4j 455-3141
NOTE:
THIS NEAP IS SCHEMATIC
DISTANCES ARE APPROXIMATE,
I
II I I
- •--
�
oQ
• I I
13
AYINCETRN-AVt D
I
} -- ---- -- -_---------_- --I1
I Jp I
ao I
�% j ► 1 POSSIBLE
I ? it f _STREET LAYOUT
I !) i I �i FROM TRACT
i b 1 5717
I
36 a
" PF I a - a rw • �aE' 1' r ■ w • rw • a • sra�
36
w � ;
ZZ
APP
g I 1 " =300'
C1111TON AVE
I CREDITABLE FACILMES ALSO REQUIRED �
BY THE DEVELOPER OF TRACT 5501
t� I
LEGEND
Creditable Facilities (Master Plan Facilities To Be,
Constructed fay D(�veloper)-Pipeline(Size Shown)& Inlet. Limits of Tract 6033
i]--- Existing Master I'lan Facilities j -fT FMFCD Storm Drain Easements
I�------ Future Master Plan Facilities � (Refer To Exhibit No. 2 For Widti,)
- -- - Inlet 1lou;7dary � Area Of Recommended Stub Street
Drainage Area BOLI ldary
----^--
Direction of[)r,inagr--
TRACT 6033
CUP 2013-092
EXHIBIT NO. 1 DRAINAGE AREA "BS"
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
uI�
e p&M '90EX4WiMTRAL:ltit5tl:s1,r31;33 mx:!
OTHER REQUIREl4Il:NTS
CKI'IIBIT NO.2
The Drainage Avea "13S" dminage lee identified oil this notic.— leas 1%u n comPtIte,l at a rape
corresponding to min R-1 '40mil", V,'ith �P" I lot ciwera W. This drainage Cce talc :allows the
dc��'loht�r tlic flexibility to de clop the tl'ac.t rttiliriil�, the nu!xitIll lnl lle;nsi!; allowcd by the, ("Hy
of adoption of bra-iricty Pt(, No. 3. `should ills fo O'velop ilie tract in a
til-itlncr that !las lot COver1L0 ivlo'A this densit-y. Nulla( lot s1ho"vilig reduced
IN C'0VI,-IT(gC must be provided to the District prior to slllmill.E.11 of iml)t'O'%C.u0111 plalls. I I), flTvil
Jr,iitiagC �:[it IMi''Yl(';�I'tt,'�,i I'i,ll1ai,-115U1"rt[�' �villr di lot t,�);•.`'�;1,`, �L'a�\ �;Ll•l �,v ill.' (Ir' �.'Io))L•t'.
1.11c 1!'! ,:.ry slc�_t( �-t�'�l h 1-11 ' 1"j m'i• iniIIIJC:, a i dk ir.i >> !l:�ay,
and a r. •_al 5% apf If:il'ir'.lt,M, i11'. ii _iddlit+Itl h.; Itt,' City's
typical lit , is ,1• ,i :r;1.
The Cosl ut Collsii lion crf Malsim Elan litcililies, excludillg dedicatioll of S(orlll dt-atinagc
casenlcnts, is eligli• 1{]1' Credit againsL the drainage i„• drainage area served by the
facilities. ;-% Do'—I. ,. .,•!l!. Agrceltl llL Shall be exectlt,'-t Lill District tel effect such credit.
Re•imbrlrsemorli l., i. in amm-claacc with the Dial.l.�.. I,Srdinai,co. '• ill be included to
the extent that dcvct, ;• ,, 4(astet flail casts fill. ala indi� it xco-cd lite fee of
said area. Should the facili ioi cost fol° such Individual ars„, 0 ler: of said are,t
the difference shadl he paid upim demand lel the CitY or DistriLL.
The District recommends ,a stub street to the east of the proposed site: Ill ifiQ arca of Lots 101
ihrotwh 106. This is to 1'rt•ovide Rul- ace, dl-.linnge and al pathway Cor srtarjOr storm front
A IIN No, 310-0401-0b to Clinton -incl/or bowler Avenue, Tf the Stub sheet is 1101: constructed, thele
the,developer of Tract 003.', will be,ic�:>pousible for the non.rt,�'C crcditablc cost ofa!ripe ;xteti,-Jon
to the wos1 property ling of AFF No. i 10-040-9$.
The proposkA aovulopulm( of CT fl? 2013-092 is locutcd ill all, nxea that has historically provided
a passage fol' major storal flows from the areas north a1td east of thL proposed t',tct Lo Clinton
and/or Uowlct-Avenue, "1'hc grading oi'the proposed site, shall be-designed. such that tiiei-o arec. Ilut
adverse; inlpactS to the passage nC:;aid major storm wanttrom north and cast of the propusud site
to Clinfoa and/or Vo-vvler Avenue.
Development.No. CUP 2013-092
Paige: 1 ol:
engrsp:;r,,ut�exE,ib,l�lc,ty-cuhhol t��lsl r�,Fg�([i!
(YTHFR REQUIREMENTS
EXHIBIT N-0, 2
[11w Nfasu,v Plan has hien desl_u,n d SLch tLL CUI
-,I two-yc--a i,nvtd ilow will 11w
CXC,'Cd the tkc 6 inch cull. ShOLIki tVO(10e, C11113 (41J) 61C]ICS hCilill()
criteria shall apply (low rerriLains 1)cicm! III,- roop of' curb. Any lois of I)II'l-C
in��rr 1st di 1:: io Ille Requlrem nt above shall (jCLttills.t1c', 'TCEI"M
Irl(oll Avk�mlk2, Im",11 •,.I FX[Albit No,
(IS"), storm drain line in C
tur, "'llsu 1,c,::;11 required A,[lie dcvulcper o 'I r;1c( i--)O1. 11 thos"', 1:X.,111tics m-C Completed p rio.r to
tho JCV�Aoptvlclit of this site, t110 C,011SULIC11011 VNI'll [11,� A minimum lwcim-
boot{2Q') wido storin drahi casemell! Will bC ru p11ir d Wl1L!11CVCF S01-111 di"IiIL fticiliticS IM-C! locatc(I
an p-ilvate property. No cncroacluileals Into [lie cuseminit will, he rt-)!
llfflitCd 10, fbUlldauons. cool overhangs, -,�whmnlng pools., and uvc-,.
The cicveloper 1,, required lo provick: storage In Hasin bexcavating 1 1,355 UUbic yartk
dirccwd lav tilt: District. I'vior to any wnrk being intiatcd in the Lakin, the doveloper or Ii;:
(.'()jjtj-<tCjL�r' ;hall obtain m --yeavatinn permit from [lie District, ffstockpiled within Basin "[Vti
will be lor $1 40 per cubic: yard oreclit. Il' the work consists- sok:*'..
ffirltel'iat c-i
cx � ,.-d from the basin within the basin� v is nett thei a pormit [cc.
i lowc, i' anv Materi r-,ved fi-oin the basin toff-site), a permit fee shall be paid Prior to
'o 11-11pounlig ol" material is permittcd. flicr Distilict. reserves the, ri,jii to
delete th15 voj,? )r.
lopC1' 1riitirAtinu, v"rork.
Developmen, No. (,r
j P 2013-092
Page 1 1)t,2
•.-Y� `_ Wit,+ dd
r ...` �gg emsj[�• ��i^^ ��[[gg',,��� � 1
a r �:. 1 dttLi1'LJd % k
Nor. _�,•_ '.9;41 ti.�I;l; l.-.,'I:.,11
-«` 4=R::5P?U,r'R 1.fl :�;.;i.•, .. .;coq
CLL:6i�� i VALUA i ,-•iC1 J;L^..i� ..'.l'
Mr. wl'.I ; . i, li l 'r'it1
?54L1I', Manrageinem t)epaitilent
21,O 1- u16';
I=resnc, ,A`.J37?1
RE Conditional Use Perrrtrt Application No. +_'-13 094 iVli=Clinton a-id Howler
Fllg';Gam f;mwi No. JJ
ltDe ai Mr. i 1Ckett
I he f-resnc Irri,I d ,ui lais:rict{f--II)i Ima revietjved the Conditional Use Perim(Application No. G-
13-092 pert:l; W)rj i 10iWoxi11)at9I,r 31 87 acres of propany logy„7fed on ohr:nartheast cornar of
Clinton and l avulcr:;,ri:il,; ,. The applicant pi,opose8 a 169-lot singte family residenlial pubIic
strcel: plalnnc!,A::1^4:::!• :. 1 13t. i'he properly 15; Zone R-1 PJ0,M;Single-Family Roside nUjaVU63-in,
Growth Mm: `ir:r” ;\PN 310.040-10, i'1.
This sitE:"WaS pl'::.Viously reviewed anti coillrnera ed on by FID on Aujusl 19, 2011"1 as Pkl it
A»endmeni No. 11 003 and Rezone No. R-1 1-003. Those vonlrnen_s and condition's still
apply and a copy is attached for your rafr rerice. In .iddition W th,.rae-it iditinns and comments
prev ci:lsly submitted by FID, FIE) ;Joes have several additions i !'.1 c.loiific:atlons whim 'ITE,lisle d
below.
A:.ror.liu5 p:-1ge 2 of 4 on ti;a sii:e pl,in, it a1]p^al.-; ti'2 ;)roposci pipe sli;all i; lmw(e !
of:iJ i i:, ))-ighhoTing parrcz-1 (to i:-ie:east). Altho(ig=i 1110 clues not prafer t.h<it it.-s e:.i;ern�:nt
be :,)lit. <.icras, M-0 uarcnls ::nrcently Ivoposerl, I.10 ,will -�Iccept it if the?`ollo,wing
re;luiremen s
"lc, 1r_":.
a. I of• l gas;n . 1li .i lCh sltaii lea 20-fent for it I s �,rticr.rir r pipeline Section
1) 3111 of t',1•2 :1 shei, be plar.?d on ti;a parcal as Ehe nipelme.
example, if I')r! ni•-�caine is to be locat^d on neighbciing prope3ty, tylen
flh.-Ii i oC.lon C,I inn,i1 oo ..ii looa 6.i+' t VVide. :L�1s eillen`l 1 ayoui
<,.- sho"'m in '�,Cc';L_uf I1 r,,- ;ruro .? Of ? of iii(" .iii:: Jail alli;;ntiy In'�cis 1,hi°_r
I egUFranrr1'ent.
130A{LD OF Pf 7S?'3Pnl .. . 'r 'I. Vlr,.-, i"
OIZ6+:F6??5 1eF_crn4=ELY, ... ..._ .-: 1_,., , 13EB-QUA:) . ..,. - . 'r:•1.
CUP C-'13-092
Dotober 2, 2013
Page 2 of 3
.2 As she v)-,ji o 1 fl in i,i us,-Nj F10 pipe-line aNgivvient vuill hU,,TOW
the I. Ju. :i :lI�:m -iit "ID han expedenced
in 1: h v': i, )rimati[y due -0 L1l-1-!I111I10iU-:(J
AJS �nll
which Iwly .I-- III pipor`11r1C1Jl I=E1.J x 1)d inaiw�.:
In reC nl yelr'., Me most S31gnjfiCant iSSUP has bPefl TaLlsed roDl inti usion n,,()
pipe,joiN6, t., roofs anter through.tho rubber gasketed j,,)ii 'W!; G1 CXOq. a non-avatar
ly.l, ji)iileaks. If the roots conzinue.to grow, T',io )t 1();"f the
-)ioa ai 11 1 'the
low Capacity of(lie Pipeline. rhis
,[I tjjl :' sh_I;IIn_t t11e City's 01-OUndwater recharge ba;.;'. J nti-i 1,!:.:
(Om the canals that are used to i s,,,rf
-jiq0)- IL;bv the lime the pr,sblejpi la ?donti;, jy I-Itj
and call J);,. i:.tly to 5 S a I-y re pa j rs. S U 1)Se F1 L I I;!I 11,P 1P,21 I 11,-: ZI I Oi Ga
bee very JIsf t; adjacent homeowners,as well as to FID's Operations. 1-11P luakin�T
p1pelillas and Pipuml(A rupairs also inuensa the liability Y all parties involv,-O,
The developer will need to addrasa 010-se Conceolls, q111.11! FID 11:3x, several
OiGted in oTder 01 preferenca),
a. FRealign tha canal along imij This would be PUS Preference,
however, it may no,he rea',L)l it i-:i 1-:11 TIje aCjVan1t-,jgL'IS the City
and FID would have betlei, con1vol -,iiuwachments as well as better
access to patrol and 111diil(-,Im til :s=1•^, t If Mere is n leak, ffie.
damage would he minirnlxed. This )phon would (�!Iuire hair 9)& u6ual
easement, slue to the pipe,being next to tho toad.
b. S!tm.y Lkackfill joints or the cnlire Ruii)er Claslwtud Pleinfoicad 'C",wcnate
Pipe (RGRCP) - I- --WrQnfl\1 RICILlifeS its pipelines, meet AS']i\A C-36 I
RGII\C,P standaids. Concrete pipe is typically manufactured ill aigllt 1--)r
t�,vulve- foot jr�ctioiis, which means tree ioots can enter, ovary
to toieflw, roup. FID will lucepl. cider having the entire Pipe
h,-ichfillect�.iljjth conci,atk; 6!un-y mix to one foot outside top of'Na
pipe, or pouring conuote slurry (.Nlai:: around the pipe joints. If the
Devf--flooer ciiIj,)-sos this slurry ba. ckflil/coll�rr alt:;rnaNvo, additional
coni,.arns should be evaluated by all p:vtias iaiat'd to I()ng keret
additional loading to the pipe and joints due to
encro--ic'ni-nents, etc,
C. Inst'-fll =, jointleFs pipe HOME IVidl k(Sion jom;s) - HPOL- (!Iigh-
DensiN Polyathyi&ia) is stronger 11han PVC ppe, imh.ch males it mor.-
L I
,,.iitabla 'o o�� plac-,!rl in urban areas. In addition, l i� joinVess design ni
I
usion V...:31ded pipe led(I'lus the risk of root into--ion, -ID cl&g s not
cuirently have or allow HnPE pipelines. so (here ~gill be a significant
earoing (;urve, related to HOPE pipeline desiqri atr-anqth/longevfly wo
I-UtLl,'-e maintonance. If'the Developer ~Iimses this alternative, all
need to i0ther avaluate the potential issues including long tt?nii
maintenance, repair methods, niatenals, ratc.
Mr.Will Tackett
Re:CUP C-13.492
October 2,2013
Page 3 of 3
3. FID does not allow FID owned property or easements to be in common use with public
utility easements but will in certain instances allow for its property to be in comMOn use
with landscape easements if the City of Fresno enters into the appropriate agreement.
4. FID does not have records indicating the age of or the materials used for the 18-inch
diameter culvert crossing under Clinton,Avenue south of the subject property.The
portion of that culvert is most likely 16 inch diameter corrugated steel pipe. Should any
street or intersection improvements be necessary, FID recommends the culvert be
replaced as part of the subject project.The pipe will need to be upsized and upgraded to
a 24-inch diameter ASTM-0361 RGRCP. if the City chooses not to require the pipe as
pari of this project,the City will need to make the upgrade at some polnt in the near
future.
S. For informational purposes, FID's Sunnyside Canal No. 501 runs southerly and crosses
Clinton Avenue approximately 2,600 feet west of the subject property„ as shown on the
attached FID exhibit map. Should this project expand to include any street and/or utility
improvements in the vicinily of the Clinton Avenue canal crossing,the improvement
plans must be reviewed and approved by FID.
6 For informational purposes, FID's Tarpey East Canal No. 100 runs southwesterly and
crosses Shields Avenue!approximately 1,300 feet northwest:of the subject property, as
shown on the attached FID exhibit map. Should this project expand to include any street
and/or utility improvements in the vicinity of the Shields Avenue canal crossing, the
improvement plans must be reviewed and approved by FID.
7. For informational purposes, a portion of the privately owned Armstrong No. 424 runs
southerly ;,)pproxirnately 1300 feet east of the subject properly as shown on the attached
FID c:;hibit map. FID does not own,operate or main lain this private canal. FID's
:ords indicate that the canal Is active and will need to be treated as such. FID can
ar-Ily the City with a list of users for this private line upon request.
Thank you for submitting this for our review. We appreciate the opportunity to review and
comment on thj subject documents for the proposed project. If you have any questions please
feel free to contact Seri Saetern at 233-7161 extension 7406,or
ssa:retem@fresnoirriigation.com.
Sincerely,
William R. Stretch, P.E.
Assistant General Manager-Operations
Attachments
cc: Granville Homes,Applicant
Gary Giannetta,Giannetta Engineering
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GRADER BLADE CLEAWACE WIDIH AND IS PERMfffED ONLY%104 DISTRICT
OPERATIONS AM F,NARTTEHANCE FUNCTIONS UO
NOT REQUIRE A STAHOARO W WWAY.
Dl!� 1•RIQ 1 CANA1, MGI i i OF WAY
REV. 7/1/95 FRESNO IRRIGATION DISTRICT FNGIPIEFRING, IIANDROOK { PACE NO. 10
CID
county or i,,resno
0 DEPARTMENT OF PUBLIC HEALTH
X11 DAVID P01MAVILLE, M.B.A, R.E.H.S,
IN"i FRIM DIRECTOR
Audus.(29. 2013
99999994)')
LU0017,161
VViI1 T8(-k(at 2602
City or{=resnu Dov--1 )f)n)enl De}t )ill)lr r1t
'6X i=resno 5treel
Fresco, CA 93721
DcaY'Mr. i ackr:tt:
FC T NL!ME=I-Ri I--Ei0331!. GM . C-1 3-092
Conditional Use Permit Application No, C-13.082 and Vesting Tentative Map of Tract
No. 60331UGM were itled by Gary alannow. i, .)n bell-Mf of GrariviPca Homo% and portain to :31,+37
rc, _.,,-''-y located on the northe-, �r-rf E�Isl Clinton Avenue and Norlh t=rawler Avenue
r ' ;,rcnf)o$es a 169-loi sincgie idential public,street p€annod developimnt.with
(Judot dedicated far rommon open ,ses at ail ovsrall density of approximately 5.30
dwolling units per acre. Plan Arnencimciit A epi:::ition No. A-1 1-00'41 and Rezone Application No.
R-1 1-003 have been filed previously to facilitate this proposed development. The property is zone
R-1/UGM(Si,ngf--+-r=-tmidy Growth Nlar��ycrr+�r'rl).
APN: 310-040-10,11 ZONING: R-11UGM AOORESS: NORTHEAST CORNER CUNTON-FOWLER
Recommended Conditions of Approval.
Coilstruction permits for development wou c! be subject to :a;sw-anc-0 of s+%,,vt�r•capacity of the
Regional U'l:nstew iter 1 rsat{;tent Facility. Concuirtmc;e should hc� obtained (cowl the California
Regioiial \Nater Quality Control Board (RVVQCB), i=tyr more information, contact staff at
(5;�9)4,,:15-;.0 16.
Cunsti action porrni 3 for the develo,pmerrt sh(.)uld be subjoct .o.:as::;ui ance that the City of
Fresno community wLiter systorii had the capacity and quality to serve this; project.
Concuirence s'iould hc, o:)Iained born th,)State Do::)artm-, nt of Health 0'ervi(,es, Division of
Drinking Water and Environment,,-1 Manage;nr.nt(L)DW--M). For more information call
(559)447-,'QW.
'riip proposed project has the potential to expose ne]rby residlants to olr�v._ited n-.)ise levels.
Consideration should be given to your City's Municipal Coda,
All water wells (not intended for use by-Nr proj(�r;-):and septic systems that oxist of h.-we been
ahnndoned within the project it a;) shell be pro;)nrly dc,s+ )v<!d by an appropriately licensed
contra;tor.
1221 F-ufta+l Will/P.3.Box il16i,i rsou.,Cadir it n2')37iii;( ':1; )06.32%7 FAX(559)
Gtlual Em;OV1110+lt gr)()nrlurnty•Af miobw Action-Ois�nloff Employet
wmv.f[dl)i)nrq,
Will Tackett
Augu.at 29, 2013
T-3033/UG Vi &C-13-092
P.--igc 2 of 2
Prior to cieatruction Ofagli(,ulturas walls, -) sramplc� of(hey uppef most fluid, ill iil' ::.�,_!
11011,1(1111 ShOdd)]C SrarnPh;cf fnf il-lb sling oil. The presence. Of oil :,1L-1ink :%ro ;r�'1 ti
well may 111dicato thn rise, of luNicating oil to m amLain the w«II pump !ilia; r ,CJj)(
oil be 'ound in ,he well,the nll should he rernoved from I.hc:.well prior to pl_c;in 'rir rill,
nmtorla! Tor destruction. The"oily water"r"inovad from the Well niust be handled in
ircordancr with fr:Nrleral, stG!W and I+:acal goveinmenl requiraments.
Should any unclergruund slmagc tank(S) bo fouti l Burin( Lhe project, lila; applicant shall apply I`or
and se[;ure an Underground Stcrocag( Tank Removal Poi'mit from the. Fresno County❑r fa_irtmen',
r)f Public Health, Environmental Health Civision. ColItru;t till,: Certified Unified Progeam Agency
;:at(55c))600-37.7.1 for mom informatiml-
RI-VIEVVED BY:
Kevin TSLICLI
Kevin Tsud a, R.E.I-I S.
Pnvironmarrtal Health Specialist Ir
(559)600.327-1
re: Glenn Allen-Supervising Environmental 1--lealth Specialist(CT 58.03)
City of
CQC����l l li
DATE:; September 10, 21D13
TO: Will Tackett, Supervising Planner
Development and Resource Management Department
FROM: Ann Lillie, Senior Engineering Technician
Public Works Department,Traffic and Engineering Services Division
SUBJECT: CONDITIONS OF VESTING TENTATIVE TRACT MAP NO, 6033 FOR
MAINTENANCE REQUIREMENTS
LOCATION: Northeast corner of North Fowler and East Clinton Avenues
APN: 310-040.10 and 11
The Public Works Department, Traffic and Engineering Services Division, has completed its review,
and the following requirements are to be placed on this tentative map as a condition of approval.
These requirements are based on City of Fresno code, policy, standards and the public
improvements depicted on the Exhibits submitted for this development.
Requirements riot addressed due to omission or misrepresentation of information, on which this
review process is dependent, will be imposed whenever such conditions are disclosed and shall
require a revision of this letter.
If the property owner requests annexation to the Community Facilities District No. 11 ("C FID
No. 11") and an incomplete Annexation Request Package is submitted; this may cause
delays to the annexation process and final map approval. The annexation process takes
from three to four months and SMALL be completed prior to final map approvals.
All construction plans applicable for this development are to be submitted to the Traffic and
Engineering Services Division For review and approval prior 'to the CFD process. The
Landscape and Irrigation Plans are required to be approved prior to the finalization of the
CFD process and the approval of the final map.
1. The Property Owner's Maintenance Requirements
The long term maintenance and operating costs, including repair and replacement, of certair
required public improvements ("Strvices") associated with `iinglt. i amily development., art: the
ultimate responsibility of the Property Owner. The property owner shall provide Scivices zither by a
mechanism approved by the Public Works 0opartment or by annexing to the City of Fresno's
Gummunity Facilities District No. 11 ('(+U Nn. 11"),
The followinq public improvement,; are eligible for Services by CFD No. 11 as associated with this
development.
■ All landscaped areas, trees and irrigation systems, as approved by the:Public Work;
Department, within the street rights-of-way and landscape easements: includi,,,.l
Page i of 2
REV',September 10,2013
T76033 CONDHION5 FOK MAIN' ENANC E.
without limitation, r, of the median island in North Fowler Avenue, parkways, buffers,
street entry medians and sides as associated with this development.
• All landscaping, trees, irrigation systems, hardscaping and amenities within Outlot A.
Ail landscaping, trees, irrigation systems, hardscaping, fencing and amenilies
associated with the Norlh Fowler Avenue trail.
Concrete curb and gutters, valley gutters, sidewalks, curb ramps, traffic calming
structures, % median island concrete maintenance band and cap, and street lights in
North Fowler and East Clinton Avenues.
■ Concrete curb and gutters, valley gutters, sidewalks, curb ramps, traffic calming
structures and street entry median island curbing and hardscape, street paving,
street name signage and street lights in all Interior Local Streets.
2. The Property Owner may choose to do one or Moth of the following:
a. The Property Owner may petition the City of Fresno to request annexation to CFD No. 11
by completing and submitting an Annexation Request package to the Public Works
Department, Traffic and Engineering Services Division for review and approval. The
Annexation Request Form is available, along with current costs, on-line at the City's
website at http:i/www.fresno.gov, under the Public Works Department, Developer
Doorway
• Proceedings to annex the final map to CFD No. 1.1 SHALE_ NOT commence unless
the final_maps is within the City limits and all construction plans (this includes, Street,
Street Light, Signal, Landscape and litgation plans, and any other plans needed to
complete the process)and the final map are considered technically correct.
• "lie annexation process will be put on HOLD and the developer notified if all of the
requirements for processing are not in, compliance. Technically Correct shall mean
that the facilities and quantities to be maintained by CFD No. 11 are not subject
to change after acceptance for processing.
■ Public improvements not listed above will require written approval by the Public Works
Department Director or his designee.
All areas not within the dedicated street rights-of-way approved for Services by CFD
No. 11, including but not limited to outlets, trails and landscaped areas, shall be
dedicated in fee to the City of Fresno, dedicated as an public easement for
maintenance purposes or as approved by the Public,Works. Department City Engineer.
b. The Property Owner may provide for Services, privately for the above maintenance
requirements. All City maintenance requirements not, included for annexation to CFD No.
11 for Services SHALL be included in the OCC&Rs or some other City approved
mechanism for the required Services associated with this development. Contact the
Planner in the Development and Resource Management Department for more details,
For questions regarding these conditions please contact me at(559)621-86901 or
ann.lillie0f resno.gov
Page 2 of 2
W-V:September?p,2013
1 1 60 U C0NDI I IONS 1,014AIN ri;NANr'I
F,xhibit K
Environmental Assessment A-11-003, R-11-003, C-13-092,
T-6033
CITY OF FRESNO Notice of Intent was filed with:
MITIGATED NEGATIVE DECLARATION
-- FRESNO COUNTY CLERK
The full Initial Study and the Master ENVIRONMENTAL 2221 Kern Street
Environmental Impact Report No. ASSESSMENT Fresno, California 93721
10130 are on file in the Development NUMBER:
and Resource Management on
Department, A-11-003, R-11-003,
Fresno City Hall, 3rd Floor C-13-092, T-6033 March 21, 2014
2600 Fresno Street
Fresno, California 93721
(559) 621-8277
APPLICANT: PROJECT LOCATION:
Granville Homes ± 34.01net acres of property l ,�:ated at 6208 E Clinton
Jeffrey T. Roberts Avenue and 2534 N. I-owler Avenue on the northeast
1396W ' ierndon #101 corner of E. Clinton and N. Fowles Avenues, in the ''qty and
F :C::io, ( ,A 93711 County of Fresno. California
Assessor's Parcel Number: 310-041-38 & ,9
36°46'24.391" N Latitude, - 119°40'46.676" W Longitude
36046'21.486" N Latitude, - 119°40154.2526" W Longitude
PROJEC-1 DESCRIPTION:
Granville Homes has filed Plan Amendment Application No. A-11-003, Rezone Application No. R-11-
003, Conditional Use Permit Application No. C-13-092, and Vesting Tentative Tract Map No.
6033/UGM pertaining to approximately 34.01 acres of property located on the northeast corner of
North Fowler and East Clinton Avenues.
Plan Amendment Application No. A-11-003 proposes to amend the 2025 Fresno General Plan and
McLane Community Plan to change the planned land use designation for an approximately 2.14 acre
portion of the subject property from Light Industrial to Neighborhood Commercial and to change the
planned land use designation for an approximately 31.87 acre portion of the subject property from
Light Industrial to Medium Density Residential.
Rezone Application No. R-11-003 proposes to rezone the approximately 2.14 acre portion of the
subject property from the C-M/UGM/cz (Commercial and Light Manufacturing/Urban Growth
Management/with conditions of zoning) zone district to the C-1/UGM/cz (Neighborhood Shopping
Center/Urban Growth Management/conditions of zoning) zone district and to rezone the
approximately 31.87 acre portion of the subject property from the C-M/UGM/cz (Commercial and Light
Manufacturing/Urban Growth Management/with conditions of zoning) zone district to the R-VUGM/cz
(Single Family Residential/Urban Growth Management/conditions of zoning) zone district.
The plan amendment and rezone applications have been filed in order to facilitate approval of a
proposed 169-lot single family residential public street planned development subdivision of the
property in accordance with Conditional Use Permit Application No. C-13-092 and Vesting Tentative
Tract Map No. 6033/UGM.
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) prepared for the 2025 Fresno General Plan ("MEIR") and Mitigated Negative
Declaration No. A-09-02 (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 ("MEIR) 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 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.
I his completed environmental impact checklist form, its associated i.arrative, and proposed n itigation
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
I 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 require mitigation measures not included in the MEIR Mitigation Measure Checklist.
The completed environmental checklist form indicates 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 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 Stat, 01 nA
Guidelines.
The finding is, therefore, made that the proposed project will not have a significant adverse effect on
the environment. l
PREPARED BY: SUBMITTED_ BY:
Sophia Pagoulat - Supervisi .
Plai tner
Mike Sanchez, Planning Manager
DEVELOPMENT & RESOURCE MANAGEMENT DEPARTMENT
DATE: March 21, �A4
Attachments: -Notice of Intent
-Vicinity Map
-Initial Study (Appendix G)
-Memorandum from City of Fresno Airports Department
-Master tiivironmental Impact Report Review Summary
-Master ! :ivironmental Impact Report No. 0130-20t'J i resno
General flan Mitigation Monitoring Checklist dated M� ,.:h 11,
2014
- Project Specific Mitigation Monitoring �;hecklist dated March 21, j
2014 y
E201410000076
CITY OF FRESNO Filed with:
NOTICE OF INTENT TO ADOPT A
MITIGATED NEGATIVE DECLARATION [D)
EA No. A-11-003, R-11-003, C-13-092, T-6033 for a Plan MAR 2 1, 2014
Amendment, Rezone, Conditional Use Permit and Tentative
Tract Map to facilitate development of a 2.14 acre FR NO COUN ER
commercial property and 169 single family residential units. By
APPLICANT:
Granville Homes FRESNO COUNTY CLERK
Jeffrey T. Roberts 2221 Kern Street, Fresno, CA 93721
1396 W. Herndon #101
Fresno, CA 93711
PROJECT LOCATION:
37.87 net acres of property located at 62!08 E. Clinton
Avenue and 2534 N. Fowler :avenue on the northeast corner
of E. Clinton and N. Fowler Avg,,sues, in the ('Pity and County f
of Fresno, California
Assessor's Parcel Numbers: 310-041-38 & -39
36°46'24.391" N Latitude, - 119040'46.676" W Longitude
36°46'21 .486" N Latitude, - 119°40'54.2526" W Longitude
PROJECT DESCRIPTION:
Granville Homes has filed Plan Amendment Application No. A-11-003, Rezone Application No. R-11-
003, Conditional Use Permit Application No. C-13-092, and Vesting Tentative Tract Map No.
6033/UGM pertaining to approximately 37.87 acres of property located on the northeast corner of
North Fowler and East Clinton Avenues.
Plan Amendment Application No. A-11-003 proposes to amend the 2025 Fresno General Plan and
McLane Community Plan to change the planned land use designation for an approximately 2.'14 acre
portion of the subject property from Light Industrial to Neighborhood Commercial and to change the
planned land use designation for an approximately 31.87 acre portion of the subject property from
Light Industrial to Medium Density Residential.
Rezone Application No. R-11-003 proposes to rezone the approximately 2.14 acre portion of the
subject property from the C-M/UGM/cz (Commercial and Light Manufacturing/Urban Growth
Managemendwith conditions of zoning) zone district to the C-1/UGM/cz (Neighborhood Shopping
Center/Urban Growth Managemendconditions of zoning) zone district and to rezone the
approximately 31.87 acre portion of the subject property from the C-M/UGM/cz (Commercial and Light
Manufacturing/Urban Growth Management/with conditions of zoning) zone district to the R-1/UGM/cz
(Single Family Residential/Urban Growth Managemendconditions of zoning) zone district.
-rho plan amendment and rezone applications have been filed in order to facilitate approval of a
proposed 169-lot single family residential public street planned development subdivision of the
property in accordance with Conditional Use Permit Application No. C-13-092 and Vesting Tentative
Tract Map No. 6033/UGM.
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 (MEIR) 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.
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 -)1 the Government
Code including, but not limited to, lists of hazardous waste facilities:, land designated as hazardous
wast(: property, h�k.'Trdous waste dispu,..al sites and others, and the information in the Hazardous,
Waste and Sub ianuce; `1atemunt required und(-,r .,,ubdivision (f) of tha+. :)CtiL::.
I
Additional information on thL; propo--ud proj ;:t, including the Mi�IWAir Quality MND proposed
environmental finding of a mitigated negative declaration u:iJ the initial study may be obtained from
the Development and Resource Management Department, Fresno City Hall, 2600 Fresno Street, 3rd
Floor Fresno, Room 3070, California 93721-3604. Please contact Sophia Pagoulatos at (559) 621-
8506 or Sophia Pagoulatos at (559) 621-8062 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 April 14, 2014 at 5:00 p.m.. Please direct comments to Sophia Pagoulatos,
Planner, City of Fresno Development and Resource Management Department, City Hall,
2600 Fresno Street, Room 3076, Fresno, California, 93721-3604; or by email to
Sophia.Pagoulatos @fresno.gov; or comments can be sent by facsimile to (559) 498-1026.
The applications and environmental finding for the project have been scheduled to be heard by the
Planning Commission on April 16, 2014 at 6:00 p.m. or thereafter. The hearing will be held in the
Fresno City Council Chambers located at Fresno City Hall, 2nd 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: UBNnchez,
Sophia Pagoulatos, Supervising Planner
-- ( Mikeng Manager
DATE: March 21, 2014 CITY OF FRESNO DEVELOPMENT"AND
RFSOUFIKLL MANAGEMENT
UEFAR-I-MENT