HomeMy WebLinkAboutT-6036 - Conditions of Approval - 8/4/2014 C.nn REPORT TO THE PLANNING COMMISSION AGENDA ITEM NO. VIIIA.
COMMISSION MEETING 12.04.13
APPROVED BY
December 04, 2013 —
FROM: MIK[ ,5ANCHEZ, Planning Manager o PAR �Nr0rRECTOR
Development and Resource Management Department
U
BY: WILL TACKFT 1 , Supervising Planner 6
Development Services Division
SUBJECT: CONSIDERATION OF PLAN AMENDMENT APPLICATION NO. A-19-001, HE ZONE
APPLICATION NO. R-13-007, VESTING TENTATIVE TRACT MAP NO 6036/UGM; AND,
RE-.t_ATED ENVIRONMENTAL ASSESSMENT NO. A-13-001/R-13-007; 1-6036
RECOMMENDATION
rhe .ippropriateness of the proposed project has b;Aen examined with respect to its f:onsistency with the
goals and policr:s of the 2025 Fresno General Plan and the West Area Commi,icity Plan; its compatibility
with �iArrounclinq existing uses, and its avoidance or mitigation of potentially significant adverse
environmental irnp-i(;1s. These factors have been evaluated as described above and by the
accompanying r:;;vironmental assessment
Upon consiai-:utinn r)f the staff . valuation, it can be concluded that propoo.�d Plan Amendment
Application No. A- I i-u01, Rezone Applicatinn No. R-13-007, and Vesti,tg T nntati,, : Tract Map No.
T-6036/UGM are appropriate for the project Therefore, staff recommends the Plan;ling Cummission
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-13-001/R-13.007/T-6036 dated
November 08, 2013 for purposes of the proposed project.
2. RECOMMEND APPROVAL (to the City Council) of Plan Amendment Application No.
A-13-001 to amend the planned land use designation of the 2025 Fresno General Plan and
West Area Community Plan, for an approximately 5.74 acre portion of the subject property,
from the Commercial Business Park planned land use designation to the Medium Density
Residential (4.99-10.37 dwelling units/acre) planned land use designation,
3. RECOMMEND APPROVAL (to the City Council) of Rezone Application No. R-13-007
proposing to prezone the entirety of the subject property from the R-R (Rural Residential
[Fresno County]) zone district to the R-1/UGM (Single Family Residential/ Urban Growth
Management[City of Fresno]) zone district.
4. APPROVE Vesting Tentative Tract Map No. 6036/UGM proposing to subdivide the subject
property into a 99-10t conventional single family residential subdivision with one Outlot
designated for common open space purposes at an overall density of approx. 5.75 dwelling
units per acre. Approval is contingent upon City Council approval of Plan Amendment
Application No. A-13-001, Rezone Application No. R-13-007 and the related Mitigated
Negative Declaration. Changes to any of those documents that potentially render VTTM No.
6036 In conflict with them will require VTTM No. 6036 to return to the Planning Commission.
The subject property will require annexation to the City and detachment from the North
Central Fire Protection District and Kings River Conservation District, these actions fall under
the jurisdiction of the Fresno Local Agency Formation Commission (LAFCO).
REPORT TO THf- PI_ANNINCI CAMMIS:�1l(rN
Plan Aniendniernt Application No. R- :3 00?
Rezone Application No P-1 TOO/
Vesting 1 entaiive 1'ract Map No. 60361UGM
December 04, 2013
Page 2
EXECUTIVE SUMMARY
Lonnar Fresno, Inc-, has filed Plan Arnendrner}t Applic:atioti No. A-13-001, Rezone Application No.
R'-13-007 ind Vesting lantative Tract Map No. 6031-)/IJGM pertaining to approximately 17.1-38 net acres
of property located on the wast siu(:° of North Gran0and AveilL,e hetwt,en West Shaw and West Barstow
Avenues.
PI-an Amendment Application No A-13-001 proposes to amend the planned land use designation of the
2025 Fresno 6eri(N ai Ilan and West Area C:ommt.iriity Plan, for an approximately 5 74 acre portion of
the suhject property, trona the Conrnnercial Business Park planned land use designation to the Medium
Density Residr:ntial (4.99-10.:Ji dwelling units/acre) planned land use designation.
Rezone Application No. R-13-007 proposes to prezone the entirety of the subject property, front the R-R
{Rural Residential [Fresno Countyl) zone district to the R-1/UGM (Single Family Residential/Urban
Growth Management[City of Fresnol) zone district,
The plan amendment and rezone applications have been filed to order to facilitate approval of a
proposed 99-lot conventional single family residential subdivision of the subject property at an overall
density of approximately 5 701 dwelling units per acre to accordance with 'vesting Tentative Tract Map
No. 6036/UGM.
The subject property will require annexation to the City of Fresno and detachment from the North
Central Fire Protection District and Kings River Conservation District: these actions are under the
jurisdiction of the Fresno Local Agency Formation Commission.
PROJECT INFORMATION
PROJFC:T flan Amendment Application No. A-1'3-001 proposes to amend the
planned land use designation of the 2025 Fresno General Plan and
West Area Community Plan, for on approximately 5.74 acre portion of
the subject property, from thy: Comrr(.,fc:ial Business Park planned land
use designation to the Medium Density Residential (4.99--10.37
dwelling units/acre) planned land use designation.
Rezone Application No. R-13-007 proposes to prezone the entirety of
the subject property from the R-R (Rural Residential [Fresno County])
zone district to the R-1/IJGM (Singlo Family Residential/Urban Growth
Management[City of Fresno]) zone district.
Vesting Tentative Tract Map No. 6036/UGM proposes a conventional
99-lot single family residential subdivision of the subject property at an
overall density of approximately 5.70 dwelling units per acre. One
outlot is proposed to be dedicated for common open space purposes
The subject property will require annexation to the City of Fresno and
detachment from the; North Central Fire Protection Districl and Kings
River Conservation District, these actions are under the jurisdiction of
the Fresno Local Agency Formation Commission
REPORT TO THE PLANNING COMMISSION
Plan Amendment Application No. R-13-001
Rezone Application No R-13-•007
Vesting Tentative Tract Map No.6036iUGM
December 04, 2013
Page 3
APPLICANT Yamabe & Flora E.nyinoerincl, Inc. on behalf of Lennar Fresno, Inc:.
LOCATION Located nn the west side of North Grantland Avenue hetwee.n Wes(
h iw and West Baa stow Avenues
(Council Distrix 2, Councilmeniber Braindau)
SITE SIZE Approxiinately 17.38 net acres / 18,12 gross acres
LAND USE Existinq Medium Density Residential (±12.36 acres) &
Conrnie.i6al Business Park (1-5.74 acres)
Proposed - Medium Density Residential
ZONING Existing R-R (Rural Residential[Fresno County]
Proposed - R-1JUGM (Single Family Residential District I Urban
Growth Management)
PLAN DESIGNATION Pursuant to Table 2 (Planned Land Use and ,Zone District Consistency
AND CONSISTENCY' Matrix) of the 2025 Fresno General Plan and Section 12.403-B-t
(Zane District Consistency Table) of the Fresno Municipal Cade
(FMC), the proposed R-1 zone district classification for the subject
property and the existing and proposed Medium Density Residential
planned land use designation for the subject property may be found
consistent.
ENVIRONMENTAL E ndinq of a Mitigated Negative Declaration dater! November 08, 2013,
FINDING
PLAN COMMIT T 1--F This project is scheduled to be considered by the District 2 Plan
RECOMMENDATION Implementation Committee at its regularly scheduled rneeting to be
held on December 09, 2013, any comments and/or recommendations
will he presented to the City Council for consideration with the
environmental assessment, plan -;inendment and rezone applications.
STAFF Recommend Approval (to the City Council) of: (1) Adoption of the
RECOMMENDATION Mitigated Negative Declaration prepared for Environmental
Assessment No. A-13-001/R-13-007/T-6036 for the proposed project;
(2) Plan Amendment Application No. A-13-001; and, (3) Rezone
Application No. R-13-007.
Rec.omi lend Aporoval (by the_Planning Commission) of VE:sting
i entative Tract Map No. 6036/UGM contingent upon City Council
�ipproval of Plan Amendment Application No, A-13-001, Rezone
Application No, R-13-007 and the related Mitigated Negative
Declaration. Changes to any of those documents that potentially
render VTTM No, 6036 in conflict with there will require VTTM No.
606a U return in the Planning Comi6sion.
REPORT TO THE PLANNING COMMISSION
Plan Amendment Application No. R-13-001
Rezone Application No. R-13-007
Vesting Tentative Tract Map No. 6036/UGM
December 04, 2013
Page 4
BORDERING PROPERTY INFORMATION
Planned Land Use Existing Zoning I Existing Land Use
North R-11UGM
Medium Density Single Family Residential
Residential Single Family Residential District/ 9 Y
Urban Growth Management
East AE-5/UG M
Exclusive 5-acre Agricultural District/
Urban Growth Mal rad I.rn7ent)
Office & K Rural Residential i
Regional Cornmen.-Jal C-31UGM Agricultui:J
Regional Shopping Center District i
Urban Growth Managemeni)
South -R Fresno County)Commercial Business R (
Vacant
Park Rural Residential(Fresno County)
West R-1/UGM
Medium Density Single Family Residential l
Residential Single r 3mily Residential District/ Vacant
Urban Growth Management
ENVIRONMENTAL FINDING
An environmental assessment initial study was prepared for this project in accordance with the
requirements of the California Environmc:ital Quality Act (CEQA) Guidelines. This process included
the distribution of requests for comment from other responsible or affected agencies and interested
organizations.
Preparation of the environmental assessment necessitated a thorough review of the proposed project
and relevant environmental issues and considered previously prepared environmental and te,;hnical
studies pertinent to the West Area Community Plan area, including the Master Environmental .mpact
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 to the adopted 2025 Fresno General Plan, has been determined to not be
fully within the scope sof 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 proje(A specific mitigation measures necessary to assure that
the project will not cau� ; significant adverse cumulative impacts, growth inducing impacts and
REPORT TO THE PLANNING COMMISSION
Plan Amendment Application No. R-13-001
Rezone Application No F-13-00 7
Vesting Tentative Fr3ct Map No. 1036/LIGM
December Gil, 2013
Mage 5
irrever,ible srgnfficant t,ftect:� beyond those identifieci by MEIR No. !0130 or MND No. A-09-02 as
provided by CEQA Section 15178(a). In addition, pursuant to Public Resources (.;ode, Section
21157.6(b)(1), staff has deterrnined that no substantial changes have occurred with respect to the
circumstances under which the MEIR was certifi-od and that no new information. which was not known
and could not have bec. known at the time. that tl,� MEIR was certified as, complete, has become
availrible. Therefore, it has, been determined based upon the evidence in the record that this project will
not have a significant impact on the environrnent and lhat the filing of a mitigated negative declaration is
approp.riatF:: in accordance with the, provisions of c;EQPk Section 21157.5(a)(2) and CFQA Guidelines
Section 15178(b)(1) and (2).
Based upon the attached environmental assessment and the list of identified mitigation measure-s: staff
has determined that there is no evidence in [tie record that the project may have a significant effect on
the environment and has prepared a draft mitigated negative declaration for this project. A public notice
of the attached mitigated negative declaration finding for Environmental Assessment Application No. A-
13-001/R-13-007/T-6036/UGM was published on November 08, 2013 with no comments or appeals
received to date
BACKGROUND I ANALYSIS
Lennar Fresno, Inc-, has filed Plan Amendi-hent Application No A-13-001, Rezone Applica6an No
R-13-007 and Vesting Tentative Tract Map No. 6036/UGM pertaining to approximately 17,38 net acres
of property located on the west side of North Grantland Avenue between West Shaw and West Barstow
Avenues.
Plan An,endrnuot Application No. A-13-001 proposes. to amend the planned land c-rse designation of the
20�2I, F=resno General Plan ,:ind West Area Community Plan. for zan :approximately J.74 acre porton eI
the southeast r_.orner cel the subject property, from the Curnmerci al Business Park planned bind ust=
designation to the Medium Density Residential (4 9�1-10.37 dwelling units/acre) planned land use
designation.
Rezone Application No. R-13-007 propos =:s to prezone the entirety of the subject property from ttu N R
(Rural Residential [Fresno County]) r.onE, district to the R-1/UGM (Single lamely Residential!Urban
Growth Management[City of Fre, no]) zone district.
The plan amendment and rezone applications have been filed in order to facilitate approval of a
proposed 99-lot conventional single family residential subdivision of the subject property at an overall
density of approximately 5.70 dwelling units per acre in accordance with Vesting Tentative Tract Map
No. 6036/UGM.
The subject property will require annexation to the City of Fresno and detachment from the North
Central Fire Protection District and Kings River Conservation Di trict; these actions are under the
jurisdiction of the Fresno Local Agency F-ormatioi Commission (LAFCO).
Existing single family residential properties located to the north and west of the subject property were:
previously c-{pproved for subdivision and single family residential development pursuant to Vesting
1"entative Tract Map (VT3'M) No. 5600/1-IGM. All pioperties located within the subdivision boundary of
VTTM No. 5600 have :.already been annexed to the City of Fresno pursuant to the Bars tow-Gra ntland
No. 3 Reorganization (recorded as Document No. 2008-0069403 G.R.F.G.)
REPORT TO THE PLANNING COMMISSION
Plan Arreodnient Application No. R-11.001
Rezone Application No. R-13-00,
Vesting Tentative Tract Map No. 60361UGM
Decr:mber 04, 2013
Page 6
Properties to the east of thi- subject property and across North Grantland Avenue are located within the
incorporated area of thl,- City of Fresno .Ind are heing utili A for ural ipsidenti,al and agricultural
purposes. These properties have heen desigriated for Office ,and Regional Commercial plan nod laiiri
uses by the 2025 Fresno Genen..31 Plan.
Property located to the south of the. subject property is currently located within the County of Fresno arid
remains vacant. The 2025 Fresno General Plan desictnatc�s adjacent property to the south of the
subject proporty for Cornirierriai Business Park planned Lind uses.
based upon the residentially planned land use density and acreage allocations currently designated by
the 2.025 Fresno General Plan, the subject property could theoretically yield �rpproximately 60-130
dwelling units. The proposed amendment to the 2025 Fresno General Purl (A-13-001) would increase
planned lVedium Density Residential (4.99-10.37 du/acre) acreage within the boundary of the subject
property, thereby also increasing the potential residential density yield to approximately 90-1$0
residential dwelling units. Vesting Tentative Tract Map No. 60361UGM proposes to subdivide the
subject property into 99 single family residential lots for future development. If figures demonstrate
that development in accordance with Vesting Tentative Tract Map No. 6036/UGM will not, in fact, result
in an intensification of residential units on the subject property beyond that previously conceived by the
2025 Fresno General Placa or MSIR. Furthermore, ample acreage for purposes of future commercial
and business park uses remain in the vicinity of the subject property to Berne the future needs of the
projected population while rmnimizing potential intrusion by such uses into planned single family
residential neighborhoods in the immediate proximity.
Therc!foro, while the project iru.;ludes a proposed plan amencirnent to change the planned land a,r
designation "for a portrUri of the subject property in Order to facilitiate the proposed development, thr.
project will still meet tht goal~ and objectives of the 20215 Fresno General Plan by providing .a projE-ict
which maximizes planned density within a residential subdivision comprised entirely of conventionally
sized lots; consistent with the policies of the West Area Community Plan.
Given that the proposed subdivision is located adjacent to and abuttin ; �I planned ,:iterial street (North
Grantland Avenue) within the boundaries of the West Area Community Plan, the d,velopment will be
required to install landscaping and irrigation within a rninimum 20-foot wide buffer strip along the: North
Grantlard Avenue frontage. A six-foot high concrete/masonry wall is required to be constrcrcted at the
rear of the landscaped areas along North Grantland Avenue.
Outlot "A" of Vesting Tentative Tract Map No. 60361UGM is proposed to be dedicated for common open
space purposes and rninimum eight-foot wide landscape buffers are required for all"end-blocks."
Streets and Access Points
The subject property is loLated on the west side of North Grantland Avenue between West Shaw and
West Barstow Avenues. The adjacent segment of North Uantland Avenue is planned as a L-iane
divided arterial street operating .at a Level of Service "C•' by the 2025 Frr:;:,,no General Plan with ultimate
mitigation.
This smOlvision has been designed to include:; two major street access points from and to North
Granti••and Avenue which will provide. better c;oime-k.tivity and ve;hirle trip distribution from and through
the proposed development. I he PUDViSior i of two points of vehicular raucess is an amenity afforded only
through the proposed plan amendment Under the current planned land use designation for the subject
property, residentially planned major street frontage is minimal. The proposed plan amendment
REPORT TO THE PI.ANNiNG COMMISSION
Flair Amendrllient Applic�.itiori No, R-13-001
Rezone Application Nn R-13-007
Vestiog Tentative,Tract Map No. 6036A I�";M
Decembor pal. 2013
F'age 7
expands the planned re=sidential major street frontage. providing for mrcltiple paints of connectivity to
North Grantland Avenue. The interior local public streets have been proposed to hu, dedicated in
accordance with the Department of Public Works' 50-foot richt-oi-way residenti,-al street geometric
standard, which utilizes a 3e-foot widC! :atreet section with p;arki.ng and sidewalks on both sides of the
street.
Applying the factors outlined in the Institute of Traffic: Engineers (ITE) -trip Generation Manual, the
proposed project is projected to generate 952 average daily traps (ADT), with 75 vehicle trips occurring
<lurincg they morning peak hour travel period (7 to 9 a.m.) and 100 vehicle. trips occurring durinci the
evening peak hour travel fseriad (4 to G p.m.). Under they existing conibiii..rtion of Commercial Business
Park and Mediurn Density Residential planned land uses designated for the subject property, estiniated
traffic generation would result in 2,069 ADT, with 204 a.m. peak hour trips and 224 p.m. peak hour trips.
Therefore, the proposed project would .result in 1,117 fewer ADT, 129 fewer a.m. peak hour trips and
124 fewer p.m. peak hour trips.
The Public Works Department, Traffic and Engineering Services Division has reviewed the proposed
project and potential traffic related uripacts for the tentative tract map application. Given the projected
decreases in traffic volumes, the vehicle trip generation rates from the proposed project are insignificant
with respect to the total volume that the adjacent roadway is planned to accornmodale. Therefore, it
has been determined that the streets adjacent to and near the subject site will be able to accommodate
the quantity and kind of traffic which may be potentially generated subject to the requirements included
within the referenced memorandum from the Traffic and Engineering Services Division dated November
26, 2013. These requirements generally include. (1) Right-of-way acquisition and street dedications for
the adjacent segment North Grantland Avenue; (2) improvements (including, but not limited to,
construction of concrete curbs, gutters, sidewalks and trails. permanent pavement, and underrjround
street lighting systrmms, aAiid, (2) Payment of applicable: impact fres (including, but not lirnitc--d tri, thr;
Traffic Signal Mitigation Impact (TStitl) Fee, Fresno Major :street Impact (FMSI) Fee, and Ri.;,tional
Transportation lviitigation (RTMF) Fee.
The aie::a stfeet plans are the product Of rareful planning that projects traffic capacity needs based on
the densities and intensities of plaim,.LA uses anticipated build-alit of thea planned arra. These
streets will provide adequatE: access to, and recognize the traffic generating (characteristics of, individual
properties arid, at the same time ,afford the community an adequate and efficient circulation systc.,in.
Public: Services
The Department of Public Utilities has determined that adcgwite sanitary sewer and water sorvices are
available to serve the project subject to the extension of public sewer mains into the tract and
installation of house hranche:s to each lot created, and, the construction and installation of public water
facilities :and infrastructure in North Grantland Avenue and interior to the prDPOSed subdivision in
accordance with Depaitroent o' Public Works standards, specifications and policies. The piopased
subdivision is required to provide two independent source. of watc-r, meeting Federal and State Drinking
Water Act Standards rind any on-site septic; systenn,, 'and/or wells are required to be abandoned in
compliance with the State (C-gulations and City and Cuuiity of Fresno Standards.
trnpiementation of the 2025 Fresno General Flan policies, mitigation me as ures of Waster Environmental
Impact Report Nes. 10130 and the Water Resources Management Plan will provide an adequate.
reliable, and sustainable water supply for the projects, urban domestic and public safety consumptive
purposes.
REPORT TO TI-IF PLANNING COMMISSION
Plan Amendment AhpliGat;on No. R-I3-u01
Razone Application No. R i 3.00 i
Vesting I entative i ract Map No;. 6036iUGM
Decefnu r Opt, ?.013
Paye S
The City of Fresno Fire Department Via:-, conditioned the proposed project with requirements for
installation of fire hydrants and the provision of aderlutite fire flows per Public Works Standards, with
two sources water.
The Frosiio Metropolitan Flood Control District (.FMFCD) has indicated that drainage service is available
for the development subject to the developer dernonsti ating that drainage from the site may be directed
through the proposed sti_ib street to the west of the subler,i property to allow surface drainage to reach
tuti_rre Master Planned inlets: providing a path far major �torrii conveyance. District Fees are also due fol
the subject prol_,erty. Any amencime.nts or modifications to tho FMFCD requirements will be required to
be approved by the FMFCD Board of Directors, pursuant to Section 13-1307 of the F(eSHo Municipal
Code, prior to approval of the firm map.
Council District Plan Implementation Committee
This project is scheduled to be considered by the District 2 Plan Implementation Committee at its
regularly scheduled meeting to be held on December 09, 2013; any comments andior recommendations
will be presented to the City Council for consideration with the envircinmentai assessment, plan
amendment and rezone applications.
Tentative Tract Map Findings
The: Subdivision Map Act (California Uovemment 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 it any on,:- of the 1=hiding
Nos. 2 - , be-low is nada in the negative. In addition, State law requires that a subdivision bF: Irir_rnd to
provide for tulure passive and natural heating or cooling opportunities in the subdivision developinu,:?
(f=inding No. 6 below).
1. The proposed subdivision map, together with its design find improvements, is consistent with th(!
City's 2025 Fresno General Plan and West Area Community Plan, r;ontingent upon City Coum,il
approval of Flan Amendment Application No. A-13-001 .ind Rezone Application No. R-13-007
which propose to designate and zorin an approximately 530 acre portion of the subject property
for Medium Density Residential. The balance of the subject property will iernain Medium Density
Residential, which is consistent with the proposed R-1 one district. The project design meets the
density, intensity, objectives, policies, and programs specified in the 2025 Fresno General Plan
and West Area Community Plan for the creation and development of single farnily residential lots
within this plan designation.
2. This sit(, is Dhysically suitahle for the propos;d type and density of development, because
conditions of approval will ensure adequate access and drainage on and off the sits:. Furthermore,
the subject fproperiy is of sufficient siz to accommodate the development of the suaiect property
at the density proposed, while affording sufficient open spaces :and a nenities as necessaiy to
ensure th 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
agricultr-iral 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-
REPORT TO THE PLANNING COMMISSION
I'lan Amendment Application No. R-13-001
Rezone Application No. R-13-007
Vesting Tentative Tract Map No. 6036/UGM
December 0-+, 2013
Parte 9
4. The proposed subdivision design and improvements pare not likely to cause serioijs public health
and safetyroblF nnF,, because the conditions of app+oval have shown ,and will :�.rSure that the
subdivision conforms to city health and safety standards.
5. The proposed subdivision design will not conflict with public enserraents within or through the site,
because the project design; arid conditions of ,approval will assure noninterference with any
existing or proposed easements on the subject property.
6. i he design of the subdivision provide;, to the extent feasible, for future. passive and natural
heating or cooling opportunities in the subdivision, because (-)f the appropriate use and placement
of landscaping plant materials and because of the orientation of the proposed lots.
The subdivision map, subject to the recommended conditions of approval, complies with the design and
property development standards of the Zoning Ordinance and local Subdivision Ordinance Based
Upon the plaits and information submitted by the applicant and the recommended conditions of project
approval, staff has determined that these findings can be made
CONCLUSION
The appropriateness of the proposed project has been examined with respect to its consistency with
goals and policies of the 2025 Fresno General Flan and the West Area Community Plan; its
compatibility with surrounding existing or proposed uses; and its avoidance or mitigation of potentially
significant adverse environmental impacts. These factors have been evaluated as described above and
by the accornpaiiying erivirunrriental assessment. Upon consideration of this evaluation, it can be
concluded that Plan Amendment Application i`Jo. A-13-001, Rr,,zine Application No R-13-007 and
Vesting Tr_,ntative Tract Map No. 1 6036/UGM .-ur : appropriate for the project sits.
Actions by the Plannincl Commission io{.Jardincy the plan amendment ,anti rezone cappiictations are a
recommendation to the Fresno City (;r)r;ncil. Action by the Planning Commission regarding the tentative
tract map is final unless appealed in - .cordance with the FMC, Sections '12-406-1 and 12-1010,
respectively.
Attachments Exhibit A: Vicinity Map
Exhibit 13: Aerial Photograph of Site (2013)
Exhibit C: Public Hearing Notice Mailing List Vicinity Map
Exhibit D: 2025 Fresno General Plan Planned i and Use M,.Ip
Exhibit E: Proposed Plai used Land Use Map (A-i3-001)
Exhibit F: Prcoosed Prezone/Rezone Map (R-13 007)
Exhibit G Vesting Tentative i ract Map No. 6036/UGM
Exhibit H: Conditions of Approval for Vesting Tentative 1 ract Map No. 6036/UGM;
including associated memoranda from responsible or commeriling agencies.
L:xhibit I: Ernvironmental Assessment No A-13'-001/R 13-0077-6036, finding of a
Mitiacitcad Nogative Declaration dated Nov(smber 03. 2013
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Exhibit "H"
Conditions of Approval for Testing
Tentative Tract Map No. 6036/ GM ;
including associated memoranda from
responsible or commenting agencies ;
CITYOF FRESNO
DEVELOPMENT AND RESOURCE MANAGEMENT DEPARTMENT
CONDITIONS OF, AI:)PROVAL
DECEMBER 04, 2013
VESTING TENTATIVE TRACT MAP No. 60361UGM
WEST SIDE OF NORTh tGRANTLAND AVENUE BETWEEN WEST SHAW AND WEST BARSTOW
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 reap:
NOTICE TO PROJECT APPLICANT
In accordance with the provisions of Government Code §66020(d)(1), the imposition of
fees, dedications, reservations or exactions for this project are subject to protest by the
project applicant at the time of approval or conditional approval of the development or
within 90 days after the date of the imposition of the fees, dedications, reservations or
exactions imposed on the development project. Each focai agency shall provide to the
project applicant a notice in writing at the time of the approval of the project or at the time of the
imposition of the fees, cledications, reservations, or other exactions, a statement of the amount
of the fees or a description of the dedications, reservations, or other exactions, and notification
that the 90-day apprnv,rl period in which the applicant may protest has begun (please see
section related to Development Fees and Charges included herein below for further
information).
URBAN GROWTH MANAGEMENT REQUIREMENTS (GENERAL)
The subdivider of property located within the Urban Growth Management (UGM) boundaries
shall comply with all sewer, water and street requkements and pay all applicable UGM fees
imposed under the UGM process (with appropriate credit given for the installation of required
UGM improvements) in accordance with the requirements of State Law cis related to tentative
tract maps.
GENERAL CONDITIONS
1, Upon conditional approval of Vesting Tentative Tract Map No. 6036111GM, the subdivider
may prepare a Final Map in accordance with the approved tentative map', and, the
following.
Go36
a) Approval of Vesting Tentative Tract Mar; No. reel rt.1GM is contingent upon City
Council approval of Plan AinE:ndrr+-int Applivation Ne. A-13-001 and .Rezone
Application No. R-13-007.
b) Recordation of .i 1=it ial Map is confingent upon annexation to the City of Fresno and
det�ir:hrrrent frorn the Kings River Conservation District and North Central Fire
Protection Distric?
i) These actions are under the jurisdiction of the Fresno Local Agency Formation
Commission (LAFCO). The applicant, subdivider or developer is subject to and
(0036
i P nt,ative Tract Map No, T-W3-291UGM
July 17, 2013
Page 2 of 13
responsihle for payment of anylall required tees for the entirely of Vie �ir-inexation
pursuant to the policic.-s of I-AFCO and. the City of Fresno:,; inrli_rding any cost
incurred to the City of Fresno by the detachment of all of the annexahorl!-
property from the North Central l=ira Piatection District
C) Recordation of a Final Map is contingent repun compliance with all mitigation,
measures., fees. and timelines icientifi ,d in the: associated Mitigated Negative.
Declaration prepared for Envirnnmental Assessment No. A-13-001iR-1:3-00711-
6036 dated Noveri-ther 08, 201:3.
2, Prior to final map approval. the owner of the subject property ,hall execute a Right to
Farrn covenant with the City of Fresno. Said covenant is to run with the land and shall
acknowledge and agree that the subject property is in or near agricultural districts
located in the City and County of Fresno and that the residents of said prop( rty should
be prepared to accept the inconveniences and discomfort associated with normal farm
activities. The "Right to Fam" covenant shall be recorded prior to or concurrent with 11he
recording of any Final Map of Vesting Tentative Tract No. 60361UGM.
+, The developerlowne;r shall pay the appropriate park faculties fee and/or dedicate lands
for parks and recreation purposes pursuant to Ordinance Nos. 2005-112 and 2005-113
adopted by the Fresno City Council on September 27. 2005.
4. Submit grading plans and a soils report to the City of Fresno Development and
Resource Management Department for verification prior to Final Map approval
(Reference: Sections 12-1022 and 12-1023 of the FMC). Grading pians shall indicate
the location of any rijquiro.Al wail--; and indicate the propesed width of required iandscape
easements or strips. Approval of the grading pian is required prior to Final Map
approval.
5. At thi-: titne of f=intil Map submittal, the Subdivider shall submit engineered uonstructior
plans to the City of Fresno Public Works, Public Utilities, and Dev4lupme-mt ,and
ResOLirce ;vianagement Depm-trrrents for (trading, public :unitary sewer system, public;
water system, street lighting system, public; streets, and storm drainage, including other
technical repoits and angiiieored plans as necessary to construct the required public
improvements and work and applicable processing (tyes.
6. Engineered construction plans shall be. approved by the City prior to the approval of the
Final Map. If, at the tinie of Final Map approval, such plans have not been aoplovt;d, the
subdivider shall provie:c performance security in an amount estareiished by the City to
guarantee the completion of plans.
7. Public utilities easements, ;as necessarry, shall be shown on the final Map : nd dedicated
to the City of Fresno. Public; utility easements beyond the limits of the Final Map, but
required as a coodition 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 pub(ir, improvements shall he
paid for by th(c subdivider. The subdivider is responsihle to contact the appropriate utility
company for inforn-iation.
3 Comply with the conditions, policies and standards set forth in the City of Fresno.
Municipal Code, Arlicle 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
4U 16
Tentative Tract Map No. i-64A1/UGM
July 17, 2013
Page 3 of 13
n. The subdivider shall pay applicable fees for, bui not limited to plan cher l:, for street
improvements and other giadinq and conShuct1nn; street trees, street signs, water "nd
sewer service, and inspe tton.s in accordance with the City of Fresno Master F';e
Schedule (City Resohitic�rr No. 79-606 and No. 80-421) and any mnendmonts,
modifications, or additioris th(rretu; and in accordance with the requirements of -State 1,3w
as related to vesting. tentative malts
10. The subdivider small furnish to the City acceptable seC,urity to guarantee the construction
,f the off-site street im;)rovernents in accordance with oll =)pplicahle provisions of the
MC and the State SLOXIMSIOn Map Act. The -subdivider shall complete: all the public:
rmproverraents prier to the approval of the Final Map by the City. If, at the time of Final
Map ;:approval, any public iiripruvements 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 improve,taaents.
11 As a condition of Final Map approval, the subdivider shall furnish to the City a
sul_acliwsion guarantee fisting all parties having any tight, title or interest and the nature of
their interest per State law.
GENERAL INFORMATION
12. 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 tt;e first occupancy, the Developer
shall contact the local Umted States Postal Service r presentative to complete; a
Mode of Delivery Agreement for New Cons,truc:tion. The Mode: of Delivery
Agreement must have a District approval s,igrn_iturc; to hp valid. In addition to
completing the Aiareenient, the Developer shall provide a final map (with address
details) to the local USPS representative.. The D •voloper shall, at their own
expenso. procure, construct and install all mail receptacle facilities for each location
as spe(,ified and approved by the USPS.
i) Attached for the subdivider/developer , use , ,. cupy of thr Mode: of Delivery
Agreement - New Construction Form.
13. The developer/owner shall obtain any and all permits ie quired for the removal ur
demolition of any existing building or structure located within the subdivision boundaries,,.
The developer!owner shell also oht-ain any and all permits required for the proper
abandonment/clo sin e of any existing water well, septic tank/leach field of r:esspool, and
irrigation pipeline on the subject property. All such permits shall be obtained prior to
corrin-iencement of tract grading work, in accord,rnce with Chapter 13 of the FMC
14. The smbdivider may be subject to Cowply with Regulation VIII of the .San Joaquin Valley
Air Pollution Control District for the -:nntrol of particulate matter and fugitive dust during
construction of this project.
15- the developer shall comply with Rule 8060 of the San Joaquin Valley Air Pollution
Control District as applicable for the control of fugitive dust requirements from paved and
unpaved roads.
(0036
Tentative Tract Map No. i'-6ffi9iUGM
July 17, 2013
Page 4 of 13
16. If archac.,ological and/or animal fossil material is encountered during project soweynq,
grading, excavating, or constro(Aion, work .,hall stop immediately.
17. If there are suspected humiin terrain;, the Fresno County Coroner shall be irnmediately
c ui [acted (business hours' (559) 268-0109; after hours the contact phone number is
1559) 4.88-3111 for the Fresno Counly E7heriff's Department). If rernains or other
archaeolnciical material is possibly Native American in origin, the Nlative American
Heritage Commission (phone nun ber (916) C-53-1082) shall be irrimediately contacted.
and the California Arr,hrtFc3ingscal Inventory/Southern San Joaquin Valley Information
Center (phone imniher (805) 644-2289) shall be contacted to obtain a referral list of
recognized archaeologists.
1F. If animal fossils are uncovered, the Museum of Paleorstology 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.
19. Apportionment of Special Assessment. 11, as part of this subdivision. a division will be
made of any fot 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 its Section 783 of the Civil Code. the developer/owner shall file a written
application with the City of Fresno Director of Public Works, requesting, apportionanent of
the unpaid portion of the assessment or pay off such assessment in full.
If the subclividef elects to ;apportion the assessment, the application shall contain the
following rnfor'r;iation:
a) A full description or each assessed lot, parcel or interest to be divided and of hover
such lot, parr rel or interest will be divided;
b) A request that the [:. ,gineer apportion the amount remaining unpaid on the
assessment in accordanc(- with applicable law; and
c) Written consent of they owner(s) of each '3uch lot, parcel, or into rest to the requested
apportionment.
d) The application shall be: filed prior to the approval of the f=inal Map(s) by the City anid
:.hall he accompanied by a fee in an arriount specified in they Master Fee Resoluti UI
for each separate lot, parcel, or interest into which the original assessed lot, parcel or
interest is to be divided, The f'ee shall be in an amount sufficient to prey all costs of
the City and the Engin�.er of Work responsible for determining the initial rssessmPnt
in making the requested apportionment.
ZONING & PROPERTY DEVELOPMENT STANDARDS
20 The subject property is zoned under the R-1/L)GM (Single Family Rosidential/tlrbarr
Growth Management) zone district classification. Any development on the subject
property or individual lots resulting tron-s a subdivision thereof shall comply with the
property development standards of the respective R-1/UG'M zone distrust.
21 All lots,within the R-1 zone district shall comply with the following size crileria
60316
Tentative Tract Map No. T-SEQO/UGM
.tuly 17, 2013
Page 5 of 1:3
Lot Area
a) Each lot shwAll hcive a minimum area of 5,000 square feet
Lot Dimensions
b) E=ach dimension is minimum only. Onc.: or both shall be increased to attain the
(ili(l rnum lot area ioquir d
Width
i) Interior Iota shall have a minimum width of 50 feet.
ii) Corner lots shall have a minimum width of Cao feet.
iii) Reversed corner, lots stall have a minimum width of 65 feet.
Depth
i) Lots facing on local streets shall have a minimum depth of 90 feet.
ii) Lots facing an major or secondary highways shall have a minimum depth of 115
feet.
c) Pursuant to Section 12-i0'l 1(f), the Commission may r-nodify by up to 10% any of the
Property Development Standards for lot size; but, in no case shall more than 25%of
the lots included within the subdivision be reduced in size_
• MOTE' A -10% minor deviation may be capplie,i to tho minimurn lul size
(,:riteria for a maximum 10 leas %nvithiii the prot.rosed si.ibdivisior!.
22 DOUble frontage lots which abut two approximately parallel stfEavats luid have; a depth of
less than 200 feet shall not be approved except where assess rights to one of the street:.-
have br;en relinquished.
a) Relinquish .access rights along the east property line of all tots within the proposed
subdivision with frontage on North Grantland Avenue (i.e., Lots 15-27 of Vesting
Tentative Tract Map No. ti036/UGM).
LANDSCAPING AND OPEN SPACE
23. Two to five percent (.?"'o-5°/n) of the site (less major street dadicatiorrs) should consist of
common passive/active open space in accordance with: the City of Fresno Proposed
Guidelines for Landscape Open Sp rcfi and Pedestrian Walkway Requirements for
Residential Development; and, the following:
a) Outlot "A° of Vesting -1 entative Tract Map No. 6036/UGM shall be dedicated for
public open space purposes.
i) Maintenance of Out.lot °A" of Vesting Tentative Tract Map No. 6036,'UGM shall be
luovrded pursB-IIIt to the Maintenance Obligations stipulated herein below of in a
w----inner which provides appropviate security and is deemed acceptable to oath
the City cii Fresno Development and Resource Manag men'. and Public Works-
Departments.
orksDepartments.
Ga3G
I entative Tract Map No 1 •i=!,,IUGIN l
Ju.1y 17. 2013
Page 6 of 13
b) In accordance, with Policy W -b of the West Area Community Plan,
developer/subdivider sha11 provide a minimUfn 20-foot wide ! ndscaped area in the
torn of a dedicated landscape easernent along the east piuperty line of all lots with
frontage along North Grantland Avenue, which is a de_iinnated artenal street (!,e,,
east property line uf Loits 15-27 of Vesting Tentative Tract Map No. 6036/UGM).
c) Provide: a miniruum 8-foot wide landsci-iped area along all property lines with
frontage on proposed, m ajoi street entryways (i.e., north property lines of Lots 19 &
26 and south property lines of I-ot 20 of Vesting Tentative Tract Map No. 6036/UGM)
d) Provide a mi.nimuni 8-foot wide landscape strip at the end of all interior blocks (,.e.,
street side property lines of Lots 52. 58-59, 65, 66, 72-73, 70, 80, 89-90 & 99 of
Vesting Tentative Tract Map No. 6036/1-1GO10).
e) All required landscape strips/buffers shall be located adjacent to the "sidewalk
pattern" within the respective adjacent street rights-of-way and shall incorporate
street trees to shade the adjacent sidewalks in accordance with Public Works,
standards. specifications, and policies as well as enhanced landscaping (and
irrigation systems), surface materials and wall/fence treatments that improve and
better define the project's visual image. character and the entryways from Nnrth
Grantland Avenue.
24. All yards (including private.) end areas designated for opera space purposes shall be
landscaped and maintained in accordance with. Sections 12-346-N-24 of tele FMC.
a) All yards and landscaped areas located idjacent to street fi.inlage shall be provided
�iutornatic irrigation sye,tr:ms.
b) All wards (includinq private) and areas designated for open space purpose., shall
cLniply with the water efficient landscape standards in accordan<<�: with Section, 12-
306-1\1-13 of the FMC.
25. Land:.,caping, which is compliant with the. City of h T esno "Anti-Graffiti Landscaped Buffer
Development .arid Planting Stansiards, shall be required adjacent to all required walls or
fences that .:ut accessible to the public and shall be rnaintairied in accordance with the
Maintenance Obligations stipulated herein below: or, ire a manner which provides
3ppropnate Security and is deemed acceptable to both the City of Fresno Developmeinl
and Resource Management and Public Works Departments.
26, The subdivider is required to provide street trees on all public sheet frontages per FMC
and for the dledication of planting �jnd buffer landscape easements as determined by the
f_7evel0l)rnent ;;arid Resource Mariagernenl Department. Street trees shall be planted at
the minimurn rite of one tree for each 60 feet of street frontage; or, one tree per home
(whichever is greater) by tiie developer. The subdivider is required to provide irrigation
for all street trees. The irrigation system shall comply with FMC Section 12-306-N-23,
Water Efficient Landscape Standards and AB 1681 Model Water Efficient Landscape.
Ordinance.
2.7 Comply with all of the, (1) Street Tree; (2) Buffer Landscaping & Maintenance-, (;)
Median Island; and, (4) Dutlot requirements included within the attaches! Department of
Public VVorks, Street Maintenance Division men`iorarldurni dated Aurgust.21, 2013
l�o3G
Tentative Tract Map No. T-*"/UGM
July 17. 2013
Page 7 of 13
Fences. Hedges &Walls
28 Construct a six-fout high solid masoruy wall (at finished grade of proposed site) pursuant
to the solid wall requirements of Section 12-306-H of the FMC of the rear of the required
landscaped ;are i (landscape easement) along Noah Grantland avenue (i.e., east
prop(-:rty line of Lots 15-27 of Vesting Tentative Twc.t Map No. 6036/LIGM).
29. Construct a six-fool high solid inasonry wall (gat finished grade of proposed site) pursuant
to the solid wall requirements of Section 12-306-H of the FMC at the rear of the required)
landscaped areas along and adjacent to the: proposcyd major street entryways from North
Grantland Avenue (i.e. north property lines of Lots 19 & 26 and south property line of
Lot 20 of Vesting Tentative. Tmot Map No 6030/UGM).
30. Construct a six-foot bigh solid masonry wall (at finished grade of proposed site;. or City
of Fresno approved equivalent 2-ply or double-sided wood fence tin accordance with
City of Fresno Development and Resource Management Department Fence Detail F-1")
along the south property fines of Lot 51 of Vesting Tentative Tract Map No, 60361UGM
a) The required wall/fence shall be terminated or small be reduced to no more than
three feet in height within the front yard setback area of Lot 51 of Vesting Tentative
fract Map No. 60361UGM.
31. All fences, hedges, and walls shall conform to the provisions of Section 12-306-H of the
FMC.
Corner r c:ut-nff areas shall be provided, withoul exception, at all entryways and
intersections, where all walls or fences are required, if-, accordance with Section 12-
306-H-3-e of the FiVIC Corner crit-offs are established to provide an unobstrucied
view for vehicular and pedestrian traffic: approaching an intersection. They are a
triangular .-rrea forrnr:rd by the property lines and a diagonal line: -1djoining points on
the property lines,. measured a specific distance frow the point of their intersection.
At the intersections of streets, this distance is 30 feet. The corner cut-off area shall
be laricl.suaped (including an irrigation system), and may br incaliaded within the City s.
Community Facilities Districa.
32. Construction plans for requited walls showing ,architectural appearance and location of
all walls shall be submitted to the Development and Resourcc Management Departfni:w
for review prior to Final Map approval.
STRE FTS AND RIGHTS-OF-WAY
33. 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 tfie Stale- Subdivision Map Act_
A. Comply with all of th,� requirements included within the attached Public Works
Dr;partment, Traffic; and Engineering Services Division memorandum dated November
26, 2011
Right-of-Way Acquisition
35 The developer will be responsible for the acquisition of any necessary right-ot-way to
construct any of the required improvements.
40AA
i ent<<tive Tract P&ip No T.AeMUGM
July 17. 2013
Page 8 of 13
0 1-Rights-of-way acgr.iisitinn shall include any rights-of-way necessary for proper Jnaina ::,
r;igniny, pole relocation, and shoulder gr'adirig. 1n general, ibis will requir:; light-ot-way `v
be provided approximately 10 feet outside the travel lane. -1 he exact requirement r+iu�,i:
be doterm ied ,alt the project de!igii sta.,t: based on the exiting conditions and detaik o-
design inform;�tion.
;3 In the event an acquisition of any easement or right-af-way is necessitated by the
subject devt-lopment, said acquisition will be accomplished prior to Final Map approval.
The developer/Owner should contact the Real Estate Section of thp� Public Works
Depart!-nont to receive prur,tduraf guidance in such accluisitions.
33. 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 fUrnrsh 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,.
39. The subdivider shall submit adequate security ,n the form of a cash deposit to guarantee
payment of all costs associated with the acquisition, including staff time, attorney's fees,
appraisal fees, court costs, and all related expenditures and costs necessaryy, to effect
the acquisition of such easements or rights-of-way.
SANITARY SEWER SERVICE
The nearest sanitary sewer maim to serve this; pmnosed prcjec t is a 60-inch mato located in
North Grantland Avc-rruc.. The following sewer rami;rtitions shall be required prior to providing
City sewer sorviue to the project:
40. Comply with all of the requirements included within the attachod Dapartnient of Public
Utilities, Planniny and Engineering Division (Sanitary Sewer) rnr.moraridum dated
September 09, 2013.
WAFER SERVICE
The nearest water main to sefve the proposed project is ,a 14-inch main located in Not th
Grantland Avenue The following water iraprovements 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 August 16, 2013,
SOLID WASTE :�EINIC'E
Solid Waste requirements for the singly: family residential subdivisiOn within this tract will he.,
serviced as Single Family Residential properties with basic container service, subit ct to the
following conditions:
42. Comply with all of the requirements Included within the attached Department of Public
Utilities. Solid Waste Division memorandum slated November 19, 2013.
&036
entative TraO Meet Nn. T4�IUGNrt
July 17, 1013
Page 0 of 13
FLOOD CONTROL AND DRAINAGE=.
43. The subdivider shall be required to comply with the � peciflc requirements imposed by
the Fresno Metropolit:�n Flood Control District (FMFCD) for the subdivision or any
amendirents or modifif;,itions to those requirements which may be granted by the
FMFCD Board of Directors, faursuant to Section 1.{-1307 of the Fresno Municipal Code.
These requirements are identified in the District's letter to the Devi:oprnent and
I,esource Management Dep rtment dated September 17, 2013
SAN JOAQUIN VALLEY AIR POLLUTION CONTROL DISTRICT
44. Comply with all of the requirurients included within the attached Sari Joaquin Valley Air
Pollution Control District memorandurri dated July 10, 2013.
COUNTY OF FRESNO DEPARTMENT OF PUBLIC HEALTH
45. Comply with all of the requirements included within the attached County of Fresno,
Department of Punic Health memorandum dated August 16, 2013.
FRESNO IRRIGATION DISTRICT
46. Attached for the subdivider's records and/or consideration is the memorandum frown the
Fresno Irrigation District(FID) dated August 20, 2013.
47 A portion of the privately owned West Acres Canal No. 531 runs westerly along the north
edge of the subject property. If not abandoned, the canal shall be piped underground.
a) If the canal is proposed to be piped underground, then a note shall by included on
the Final Map a ;knowledging the privatF; irrigatic)n pipc;line with reference. on the
reap to its location.
b) The subdivider sl-i:ill be re(juired to create or retain any private easements as
iio-cessaiy to accommodate the private pipeline.
c) The subdivider/developer shall provide formal notice to all owners and prospective
property owners of the presence arca location of the private irrigation pipellne on
respcectivIe lots of Vesting Tentative; Tract Map No. 6036/UGM and include previsions
as amopropriate for the respective properties to identify .ind assign responsibilities for
the retention and future maintenance of said pipeline.
i) A copy of such formal notice and respective provisions shall he. sul iriitted to the
Development and Resource Management Department for City Records prior to
recordation of a Final Map.
d) In lieu of the above requirement to pipe the private; canal, the subdivider shall
provide acceptable evidence that all downstream users of the canal have
relinquished t.hei; rights to its use prior to abandonment..
MAINTENANCE OBLIGATIONS
48. The long term maintenance of all the items listed below rs the uitimate responsibility cf
the owner/developer
6031
Tentative Tract Map No. T-eft91UGM
July 17, 2013
Page 10 of 13
49. Comply with all the requirements included within the attached Department of Public
Works, Traffic and Engineering Services Division memorandum for Maintenance
Requirements dated August 27, 2013; and, the followi�
a) If the owner/developer chooses to be annexed into the City 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 in
be accepted. The Annexation Request Form is available on-line; on the City
of Fresno website (http:1(www.fresna.Qoy) under the Public Works Departmuot
Developer Doorway.
b) Construction plans for all features to be maintained by a CFD for a final rnap shall be
included in the final rnap submissir'n 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 srluare feet) of turf, shrubs and trees, and
sidewalks or other paved areas,within all landscaped areas.
NGT i The Department of Public Warks will not be respunsr le for the
maintenance of any outic : if they aru not included into the Community
Facilities Distnc` (CFU) if the outlots are to bF; included into the ('FD, the
Department of Public Works will require that landscape and irrignition plans
be submitted with landscape buffer plans for approval prior to inclusion into
the CFD.
c) Proceedings to place the Final Map into a CFD shall not commence until the Final
Map has been annexed into the City of Fresno and the Final Map, Landscape and
Street Construction Plans are considered to be technically correct.
d) If the developer/subdivider elects to petition for annexation into the City's Community
Facilities District, he/she shall be required to provide the City of Fresno, Department
of Public Works, with copies of signed acknowledgments from each purchaser of a
lot within the subdivision, attesting to the purchasers understanding that the lot will
have an annual maintenance assessment and that he/she is aware of the estimated
amount of the assessment. The developer/subdivider shall execute and record a
covenant on each lot providing notice that the subject property is subject to annual
payment of the Community Facilities District assessment.
50. 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 iter-:a 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 ms -)nsibilities pursuant to a
formal agreement with the city pursuant to Section V 1026 of the FMr'. Th,
areement with the City described herein, shall _among other things, specify level nt
G034
Fontative, Ii<-id Map No. T-1gi9iUGM
JOy '17, 2013
Porde '11 of 13
effort and frequency, insurance requirements, traffic. control, and inspection and be
subject to approval by t'rr.e Director of Public Works -ind the City Attornev s Office.
NOTE: Should thu elect to establish r3 HOA to porform
rniintenance. oblig<..itions arm assure that said obligations arra met, th(,n the
owner/de,velopf r may include such other items as are deemed ;appropriate
acid necessary int the sustainability of the subdivision and its amenities within
the res;,onsihililles of the association.
b) The proposed of Covenants. Conditions, :and Resliictioob ((;r,&Rs) �tirid
the proposed inMruwients for the homeowners assor.,iation shall he srrhnritted to the
Development and Resource Management Department fnr review two weeks prior to
final neap L.pproval. Said documents shall be recorded with the final map or
alternatively submit recorded documents or documents for recording prior to final
acceptance of SUbdIVISIOn imprf)vernents. 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&% dated September 01, 1994
DEVELOPMENT FEES AND CHARGES
This project is subject to the foltowing fees and charges
FLOOD CONTROL_ CHARGES FEE RATE
a. FMFCD Drainage Fee $216,154.00
SEWER CONNECTION CHARGE=S FEE RATE
b. lateral Sewer Charge [1] $0.10/sq, ft. (to 100' rlepth)
c. Oversize Charge [1] $0.05/sq. ft. (to 100' depth)
d. Trunk Sewer Charge [21
Service Area' Grantland $419.00/living unit
e. Wastewater Facilities Charge [3] $2,119.00/living unit
IF, House Branch Sewer Charge [2] N/A
WATER CONNECTION CHARGES FEE RATE
g. Service Connection Charge Fee ba.,t.,l on service(s) and
meter(s)sizes specified by owner;
fee far servic,�(s) and Meter(s)
established ny the. Master Fee
Schedule.
h. Frontage Charge [1] $6.5U/liriF ;I foot
r, Transmission Grid Main. Charge [1] $643/gross acre
(parcefs 5 gross acres or more)
0634,
Tentative Tract Map No. T-B i4J/UGM
July t 7, 2013
Page 12 of 13
j. Transmission Grid Main
Bond Debt Service Charge[1 J 52431grr)ss acre
kparcels 5 grass acres or(nare)
k. UGM Water Supply Fee [21 5407.00/living unit
Service Area: 201-S
I. We[I plead Treatment Fee [21 $0/living unit
Service Area 201
rn, Recharge Fee [2J `0111ving unit
Service Area: 201
n. 1994 Bond Debt Service [1! $0/living unit
Service Area: 201
CITYWIDE DEVELOPMENT IMPACT FEES FEE RATE
o. Fire Facilities Impact Fee--Citywide [4] $539.00/living unit
p. Park Facilrty Impact Fee- Cilywide tai] S2278.001living unit
g Quimby Parkland Dedication Fee [2] $1120.00/living unit
r. Citywide Regional Street Fee t31 $8,361.00ladj. acre
s, New Growth Area Major Street Fee [3] $18,790 00/adj. acre
t. Police Facilities Impact Fee - Citywide [41 $624.UO/living unit
u. Traffic Signal Charge [1j $450.94fliving unit
v, Sti-e! Acquisit iotruction Charge [21 N/A
4034
Tentative Tract Map No. T-4Q;WtJGM
July 17, 2013
Page 13 of 13
Notes:
I i,e proposed development shall pay drainage fees pursuant to the Drainage- Fee Ordinance prior to
af;t.11ovJl of the final map at the rates in effect at the time of such approval. T lie fele indicated above is
based on the> tentat ve map please see the attached rmmorandum from the Fresno Metropolitan Flacks
Control District (FNIKD) for further information regarding considerations which may affect the fee,
obligatiool's)or the timing or form of fee payr;ent..
01) Jiily 22. 20018, the Fresno county Boars! of Supervisors passed Ordinance No. 2008 -• 023 requiring
the payment of County Puhlic Impact Fa(;iiities Impact Fees. The effective date of this ordinance is
September 70, 200A Contact the County of Fresno, PUbllc: Works and Planning Department to
de.(ernune payment of this fee obligation. Confirmation by the County of Fresno is required before file
Gity 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! CoLincil of Fresno County Governments(FCCG) to
determine this fee obligation. Confirmation by the FCCG is required before the City of Fresno can issue
building, permits.
" Living grit Equivalents are calculated by multiplying the number of Net Acres by 5 8 Living Uait
Equivalents for commercial or 3.0 Living Unit. Equivalents for tndustrial to arrive at the total numbef of
Living Unit tquivalerlts.
"Upon occLipancy of the pro[ect, the subdivider shall pay the appropriate sewer facility charge pursuant
to the `pimple Tiered Equity Programs (STEP) as determined by the Department of Public Utilities,
Waste-water Division, Environmental Services Section (559-621-5153).
[1]Deferrable through Fee Deferral Covenant.
[2]Due at Final Map.
[3] Due at BmId ng Permit.
[4] Due at Certificate of Occupancy.
DEPA,RTIVIENT 4F PUBLIC WORKS
TO: Will Tackett, Planner III
DARM, Planning Division
FROM: Hilary Kimber Parks Sufyc:rvisor II (559,621 1345)
Public Works, Street Maintenance Division
DATF: August 21, 2013
SUBJECT: Tract 6036: 5:319 North Grantland A,vienue (APN: 505-050-11) iucated on wast
gide of Nofth Grantland Avenue between West Shaw and West Barstow Avenues. The
Depaf tment of Public Works has reviewed the Tentative Tract Subdivision Map proposed by
Y:wi,ibe & Horn Frigineering, Inc., on behalf of t.ennar Fresno Inc. The Department of Public
Works offers thn following documents regarding the requirements for landscaping and irrigation in
the street right-of-ways landscape easementS, outlols and median Islands:
GENERAL REQUIREMENTS
STREET TREE REQUIREMENTS
1. The subdivider is required to provide street trees on all public street frontages per Fresno
Municipal Code and for the dedication of planting and buffer landscaping easements as
determined by the Planning Department. Street trees shall be planted at the minimura
rate of one tree for each 60'of street frontage or one tree per home (whichever is greater)
by the Developer. The subdivider is required to provide irrigation rar all street trees_ The
irrigation system shall comply with FMC 12-306-23, Water Efficient Landscape Standards
and AB 1881.
The designatv.,I street trees for North Grantland AvenrrF, are:
Ulmus parvifolia 'varietals' Chinese Evergreen Elms and/or
Cedrus deodara Dc,odar Cedar
'. Street 1 ree Planting by Developer: For those lots having internal street tree fronlagc!
available for stipet tree planting, the developer shall plant one tree for each 60' of street
frontage, or one tree per lot having .street frontage, whichF.ver is yrc,ater. Tree planting
shall be. wither, a '10' Public: Pl:antirag and Utility I isement.
a. Street tree inspection fees shall be collected for each 60' of public; street Frontage or
one tree per lot whichever is greater_
b. Street trees shall be planted in accord-ince with the City of lrrc.sno, Department of
Public Works "Standard Sperrfic.ations."
c. Landscape plans for all public use ureas, such as parkways. buffers, medians and
trails, shall be reviewed and approved by the Department of Public Works, Engineering
Services. A street tree planting permit shall be required for all residential street tree
planting.
d. Performance and payment securities, paid with final map, will be released when ail
landscaping installed on public andfor city contrNled property is in conformance with the
Specifications of the City of Fresno.
e Upon acceptance of the requiru.d work, warranty security shall be furnished to of
retained by the city for guaranty ;jnd waaanty of the work for a period of ninety ,tory,,
following acceptance.
BUFFER LANDSCAPING & MAINTENANCE REQUIREMENTS
1. The subdivider shall provide long term maintenance for all proposed landscaped
areas by either petitioning for annexation in the Community Facilities District or by fora ing
a Hon-ie Owner's Association
2. Maintenance Service Through Annexation into the Cunimunity F rcilifies District.
Landscape and Irrigation plans are required and shall be submitted to the Department of
Public Works for review and approval prior to a Council approval of the final map. Plans
shall be numbered to conform to and be included in the Departrrrent of Public Works street
construction plan set for the final ;nap. Fees are applicable when the subdivider elects to
have landscaping maintained by annexing into the City's Community Facilities District.
A. Landscaping shall comply with Landscape Buffer Development Standards approved
by the City Council on October 2, 1990 Landscape and irrigation plans shall comply with
Suctions 12-306-23 & 24 and 14-121 of the Fresno Municipal Code regarding Water
Efficient Landscaping and Buffer landscaping.
B. Should the proposed landscape buffers andfor parkway strips be located next to an
existing buffer and/or parkway strip, the planting concept shall simulate the adjacent
landscape design to present a more uniform appearance on the street. Variances in the
landscape concept will be acceptable, but the design of the new landscape buffer and/or
parkway strip shall strive to mimic the existing as much as possible.
C Landscape plans shall 'indicate grades on a cross-section detail to include fencing or
well details. All fencing shall he placed Outside the landscape easetrient. Maximus►
slopes shall not exceed 4:1 with 1 foot of level ground between the slope and the back, of
the side walk and/or face of fence. Erosion control measures shall be in-plemenled on all
slope,.. iii 41, includinci the L)Sf. of synthetic erasion control netting in combination with
ground cover species approved by the Department of Public Works/F_ngrneenng Services
Division,
D. The wate-:r rnefer(s) serving the buffer landscaping shall be sized for the anticipated
service flows.
E. No private flags, siyns or identification of any kind shall be permitted in the right-of-way.
Within the City - .;ontrolied easement or on the fence or wall facing the street.
F. Landscaping in the rigl"it-of-way and landscape setback adjacent to water well sits:_:
shall be the responsibility of the City of Fresno Water Division and may nc;l be in(auded in
the CFD.
MEDIAN ISLAND LANDSCAPE REQUIREMENfTS
1. When median islands front onto the, proposed development project,applicants shall submit
Plans to the Public Works/Engineering Services showing the location and Configuratlon of
all median islands fronting the proposed project.
2 The Public Works Department will review and evaluate existing median island(s) for a
determination of all required improvements prior to approval of Final Map
:f. Landscape ,aril irriclation is r{NIuired on all new construction of median islands and shall be
applied in accorda,rce with the City of Fresno, Public Works Department Standards &
Specifications and FMC :sections 12-306 24 and '12-306-23 ;}nd AD 1881 The Public
Wr7rks Department requirc!s all proposed median islands to Ue constructed with a oile foot
wrdn colored cnncrc;te strips, flush along curb edge, in a 12 inch by 12 inch brick red slate
pattern.
11 Trees shall not he planted in -sections which are less than eight (8) feet wide unless
approved by the Public, Works Department. Sections less than eight (8) feet shall be
capped with concrete as an integr,-31 part of the; off site improvements. whether the median
is landscaped or. not.
OUTLOTS
1. The Department of Public Mocks will riot be responsible for the maintenance of any outlets
if they are not included into the Community Facilities District(CFD). If the outlots are io be
included into the CFD, the Department of Public Works will require approved landscape
and irrigation plans to be submitted with landscape buffer plans prior to ,reclusion into the
CFD
2. Outlots which are utilized for water well purposes will not be included in the CFD. The
Water Division Department in Public Utilities will provide the maintenance of all plant
material on the well site-
City of
C
DATE: November 26, 2013
TO: Will Tackett
Development and Ri source Management Department
THROUGH: M. Scott Tyler, PE, City i iaffic Engineer
Public Works De -irtment, Traffic & Engineering Services Division
FROM: Louise (.;ilio, Traffic Planning Supervisor
Public Work , Department. Traffic & Engineer.:ig Services Division
SUBJECT Public Works Cunditiun: Uf Approval
TT 6036, 5319 Nodi (_,randand Avenue
Lennar Fresno, Inc:. /Yarnabe Horn Engineering, Inc.
The Public Warks Department, -I raffia 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 information on the tentative neap and I or complete the following,prior
Planning Commission.
1. Rev; sidewalk shown on map. ihould bP i/2' from curb to walk-6'walk-1/2' from walk to
easement.
2. Provide a cross section for Grantland identifying sidewalk and easement locations and
dimensions.
3. Proposed fencing and buildings not shown. Identify 30'visibility triangles at all intersections.
4. At the north end of this map, identify how it ties into 1'.5600.
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:A 1'pedestrian easement is required on all 50' streets with driveway
approaches,
3. Overhead Utilities: Underground all existing offsite overhead utilities with the limits of this map in
accordance with Fresno Municipal Code Section 12-1011 and Resolution No. 78-522/88-229.
4. Design local streets with a minimum of 250' radius.
5. Local street lengths exceeding 800' and four way intersections require traffic calming measures.
Construct permanent traffic circles per Public Works Standards P-83, P-84 and/or P-85.
6. Local Street Intersections: The intersection of two local continuous streets shall have a minimim
of 160'offset measured from center line to center line.
7, Dead-end Streets: Any temporary dead-end streets created by this subdivision shall be properly
barricaded in accordance with the Public Works Standard P-100.
Page 1 of 7
TlTrafrir PlanninglTRACT MAPSWONDITIONS OF APPROVAL FOR TRACT MAPSlf OMT-6036 GRANTLAfND 5319 MT-6036 GRANTLAND
5319 N*W,
S ❑utlots: If the subdivider-seeks to sic dicatF to tlnc. City, in fee, an or_itlot for open space purpo,ars,
subdivider shall prove to the City thai flat: nutlot is flea, of toxic.or h,'Vardous materials purr:uirnt to
the requirements of City Adrnrinistrr;tivo Order 8-1, rnciudrng, but not lirrnted to, frerfrrminy a
Phase I Soils investigation, The soils Investigation report shall hc! stibmittew to the Public.Work:
Uep artrrwi it for r c:view;anrl approv.ar . The subdivider+must obtain Public Works approval of the
soils inve�itig;ition+ r,,port and complete any mitigation work identified by tlic- sails investigation,
rlof to subdivicleir'S submittal of the I incl Map to the Development Department. Any and all costs
associated of tho ;oils investigation and tan,i rr�,quircd rrnrtigat+on work shall be performed at the,
sole expense of the subdivider.
9, Plan Submittal Submit th:: following plans, as applicable, in a single package, to the Public Works
Departm nt for review and approval: Street, construetion, signing, striping, traffic signal and
streetlight
'10. Street widening and transitions shall ais,o includj Utility relocations and necessary dedications..
11. Private Irrigation Pipe. If not abandoned, the developer shall enter into an agreement with owner
of the private canal providing for piping thy;canal and submit in executed copy of the agreement
or commitment letter from the owner of the private canal to the Development and Resource
Management Department. Ali piping shall be located outside of the proposed street right of way.
Any piping across city streets shall be rubber gasketed reinforced concrete pipe (RGRCP)
constructed perpendicular to the street Submit engineered plans to Public Works Department.
Traffic and Engineering Services Division for review and approval. Identify the proposed
easement and provide a final cross sectional detail on the map An encmachment agreement is
required where the pipe crosses a public:street.
12.Provide a. 30'visibility tfiangle at alll street intersections.
Frontage Impro-vemetat-Requirements:.
IMa•jor Streets:
Gi antland Avenue: Arterial
1. Dedicate 55'-57' of property, from section line, sur public street purposes within the limits,of thi,
subdivision to meet the City of F=resno's Arterial Standards.
Construct rancretr c�LIfb, rluttc'r:and sidewalk to Public Works Stand id P-5 The curb shall be!
constructed to a 10' residential pattern. Construct a 6' residential sidewalk pe:� 'ublic Works
SU-rindard P-52. A 2' Pedestrians Easement is requh rid. Identify o�" dire mala.
3. Construct 20' of permanent paving within the limits ol it ', Suhdivision.
4. Constrcac:t in rind �rground strc;ot liyiating systern to Public Works Standard E-1 within the lirnits of
this s:uhdivision. Spc-aciny ;arid design shall conform to Public Works Standard E-7 for Allerial
Streets.
b. Relinquish dirt=cl_vohIculsr -access rights to Grantland Avenue from all lots within this subdivision
Interior Streets: 50' Local Street
Dedic„Ito, design and construct all cirrh, gulfer, sidewalk, (hotly sides), peimanunt paving, cul-de-sack,
easements _and r_lndergrounrl street lirlhting systems cIn all uatenor local stref_ts to Public Works Standard
P-56. All driveways shall iii::con-strUcted to Public Wockti Standards P-d and P-6. Pedestrian easements
are required behind driveways with sidewalk palterers less than 10'.
Specific Mitigation Requirements:
Page 2 of 7
i Jmrfir.PlanningMiAC r W.RPSSCC1r+1C1rr ONS Car APPROVAL FOR TRACT r'AAr'S160000 6110t, _;i r,i I Arn,t_: ,'try MT-6030 GRANT1 AND
ry'i
19 N.dnr.
1. Comply with the mitigation measure I ,quirements of the Traffic Engineering Manager in the
attached letter dated 11-25-13.
2. Relinquish direct vehicular access rights to
a. the north property line of lots 19 and 26.
b. the south property line of the lot 20.
3. The intersection of:
a. San Bruno and Grantland Avenues shall be limited to right-in and right-out turns.
b. '/< mi and Grantland Avenues shall be designed with a full median opening to allow for left
tums-in and left turns-out.
The first order of work shill include a minimum of two points of vehicular access to the major
streets for any phase of this development.
5. Provide a temporary turn around at the west end of Sc:At Avenue until the subdivision to the west
is constructed.
6. Identify the proposed pedestrian casements.
Traffic Signal Mitigation Impact (TSMI) Fee: This project shall hay the current Traffic ignal Mitigation,
Impact Fee(TSMI Fee)at the time of building permit based on the trip generation rate(s) :is s=it forth in
the latest edition Of they ITE Generation ManUal far single family units (fee rate as shown in the Master
Fee Schedule).
Fresno Major Street Impact(FMSI) Fee : bis Map is in the New Growth Area therefore pay all
nnplic,able growth area fees ind City-wi, : r :gional street impact fees.
Fresno Major Street Impact (FMSI) Reguirem !nts:_
Grantland Avenue: Arterial (New Growth Are.)
1. Dedicate and construct(2) 17' center section travel lanes and a raised concrete median islani.
within the limits of this subdivision. Construct a raised concrete median with 250' left turn pockets
at all major intersections. Details of said street shall be depicted on the approved tentative tract
map. Dedication shall be sufficient to accommodate arterial standard and any other grading or
transitions as necessary based on a 55 MPH design speed.
2. Dedicate sufficient right-of-way and construct additional paving for southbound to northbound U-
turns at Grantland and San Jose per Public Works Standard P-66.
3. Modify the median island at Grantland and San Ramon to provide for left-in, right-in and right-out
only. (3/4 opening)
4. Comply with all City and County conditions.
Regional Transportation Mitigation Fee (RTMF): Pay all applicable RTMF fees to the Joint Powers
Agency located at 2035 Tulare Street, Suite 201, Fresno, CA 93721; (559)233-4148 ext, 200;
www.fresnucag.or . Provide proof of payment or exemption RELgE to issuance of building permits.
Page 3 of 7
r.�F rafric Planning%TRAGF MAPS�CONGITIONS OF API'ROVAI t-OR TRACT MAPWOCOU-6(1'36(IRAN RAND 5319 NMT-61736 GRANTLAND
5319 N.doc
Farm
�.;y•.r
_ FRESN�
Gly Hal 560421411U[l Pubic Werke 0490"aft
26001 Fresno SWW.rem.40M PaWk WMm9w,Divacr
Fraeem,CA 93721-]823
Novewoer 25.2013
Yohanas Makmur,PE,TE,PTOE
Yarnabel&Horn Engineering,Inc.
2985 Buri Avenue,Suite 101
Fresno,CA 93727
SUBJECT: REVIEW OF THE TRAFFIC IMPACT STUDY (TIS) FOR THE PROPOSED
TRACT 8036, GENERAL PLAN AMENDMENT A-13-001, REZONE
APPLIZATION R-13-007, LOCATED ON THE WEST SIDE OF GRANTLAND
AVENUE BETWEEN BARSTOW AND SHAW AVENUES
TIS 13-ON DATED OCTOBER 2013
TRAFFIC IMPACT STUDY APPROVED FOR PLANNING COMMISSION
We have reviewed the Traffic Impact Study prepared by Yamabe. & Flom Engineering for the
proposed'project"that:proposes to amend a 5.74 acre portion of the subject property from the
current Commercial Business Park planned land use designation to the Medium Density
Residential land use designation. The project also proposes to amend the Official Zone Map for
the entire subject property farm the R--R(Rural Residential[Fresno County))zone district to the
R-11UGM (Single Family Residential/Urban Growth Management) zone district. The project
plans to cor.;truct 99 single fsrnily dwelt rng units on approximately 18 acres located along the
west s'de of Gs;• ;tland Avenue between Barstow and Shaw Avenues. The proposed site is
cun-ently vacant.
GENERAL COfri:r i 5 and CONDITION:i
1. Trip generation based on the Institute of Traruportat'ofi Engineers (ITE)Trip Generation
Manual SinbA Family Dwelling Units use orE code 210) was used to calar',�'e the
number of average daily trips (ADT) and AM and PM peak hour trips projected to be
generated by the proposed project. Since the preparation of this TIS a revision has t pan
made to the site plan, reducing the number of single family dwelling units from the or;jinal
100 units to 99 units. R•'-led on tt Trip Generation Manual 100 singl family dwelling
units will generate 952 average daily trips (ADT), 75 trips during the AM peak hour and
100 trips during the PM peak hour.
The existing General Plan residential land use is projected to generate 1,209 ADT,95 AM
peak hour and 127 PM peak hour trips based on 127 single family dwelling units. The
existing General Plan Business Park land use is projected to generate 860 ADT, 109 AM
peak hour and 97 PM peak hour trips based on the 5.74 acre area.Based on both exiting
General Plan uses, the proposed project site would generate 2,069 ADT, 204 AM peak
hour and 224 PM peak hour trips.
2. It should be noted. the TIS identifies an existing sub-standard level of service at the
intersection of Grantland and Shaw during the PM peak hour(LOS F).With the addition of
the project,the intersection is projected to continue to operate below th=r appropriate level
of service in both the AM (LOS E) and PM (LOS F) peak hours. The TIS identifies
I a;.fc 'i vi I
T:ITraffic PlanningURACT MAPSICONDJTIONS OF APPROVAL FOR rRAGI MAP516000IT-6036 GRANTLAND 5319 NIT-5036 GRANTt.AND
5319 N doc
installation of an all-way stop control at the intersection as a mitigation measure. Since the
preparation of this TIS an all-way stop control has been installed at the intersection of
Grantland and Shaw.
3. This project shall pay its Traffic Signal Mitigation Impact(TSMI) Fee of$47.12 per ADT.
per the Master Fee Schedule, at the time of building permit. Based on the reported 952
ADT for the proposed project, the fee would be $44,858.24 payable at the time of the
building permit,
The TSMI fee facilitates project impact mitigation to the City of Fresno Traffic Signat
infrastructure so that costs are applied to each new project/building based on the
generated ADT. Tlis TSMII tea is credited against traffic signal instaltationlmodldications
and/or intelligent Transportation System(ITS)improvements(constructed at their ultimate
location)that plan to build out the 2025 General Plan circulation etement and are included
In the Nexus Study for the TSMI fee. The TSMI fee is regularty updated as new traffic
signals are added, new grant funds offset developer improvement costs, and/or
construction coats increase/decrease. If the project is conditioned with traffic signal
improvements in excess of their TSMI fee amount,the applicant may apply for fee credits
(security)bonding and/or developer agreement required)and/or reimbursement for work In
excess of their fee as long as the infrastructure is in place at the utlimate location. The
applicant should wont with the Public Works Department and identify, with a Professional
Engineers estimate,the costs associated with the improvements prior to paying the.TSMI
fee to determine any applicable fee credits and/Or reimbursements.
For project specific impacts that are not consistent with the 2025 General Plan, Public
Works Standards,andlor are not incorporated into the TSMI fees, the infrastructure costs
.will not be eligible for reimbursement unless the City Engineer and City Traffic Erhgineer
include the now traffic signal and/or ITS infrastructure in the next TSMI fee update and the
applicant agrees to pay the now TSMI fee that includes the new infrastructure[. Failure to
pay this fee or construct improvements that are crreditedheimbursable with this fee will
result in a significant unmitigated impact as this fee is applied to all projects within ttie City
Sphere of Influence.
4. This project shall pay it--,._. no Major Street Impact(FMSI)Fee,which will be determined
at time of buifdinn p-rmit. rhis FMSI f- ; is credilabie towards major s,r-. t roadway
improvements inclur_ . I in the nexus study for the FMSI ff o
5. The project shall pay the Rf jional T dortation Mitigation Fee(RTMF) Pay the k
fee to the ioi t Powers Agency Iota, d at 2035 Tu it, Street, Suite 201, Fresnu, CA
93721; (559) 233-4148, ext. 200; Provide proof of payn;gnt or
exemption,ba—d on vesting i" ' :s, nor to issuance of building permits.
6. The proposed project shall make necessary improvements and right-of-way and public
easement dedications along adjacent public stre.;t(s)and within the site boundar?es per
City of Fresno standards/requirer nts.
7. The proposed site plan shall be reviewed and approved by the City of Fn:7:no Traffic &
Engineering Servi,:es Division,Traffic Planning Sec-
; uyc v v; ,
I calcic?I inninglTRAC T'MAPSICUNDII-IONS U-APPROVAL FOR TRACT MAPSWOg1T-6036 GRANTLAND 5319 NIT-6036 GRANTLAND
3?9N.: .
!f you have any further questions regarding Ibis matter, please contact me at(559)621-8782 or
ti II garmlpyrdf rosraag_o_y,
Sincerely.
Jil!Gormley-,TE
Assistant Traffic Engineering Manager
Public Works Department.Traffic&Engineering Set-vices
C CWy riled wa1 h Tiarre Impact Study
Soon Tyler.PE.City rrrllk Engineer
Mace Samher.Plenrialil&6evdapmenl Deg.
Lanae Gila,Trdk Pier ning 5upervwr
WE Tatlaatr.Ptannlnp S ilevoopmml Cepe.
ayc a ua r
UJraffac PlanningJRACT MAPM.COND!T IONS OF APPROVAL FOP TRACTMAPS16000\t 6036 GRANTLAND 5319 MT-6036 GRANTLAND
5319 N.doc
City of
FRESR ,IQ
DEPARTMENT OF PUBLIC UTILITIES
DPU1
ADMINISTRATION DIVISION
MEMORANDUM
Date: September 9, 2013 Prw+dnQlrlr]fssrnrrof5trnes
To: WILL TACKETT
Planning and Development
From: DOUG HECKER Supervising Engineering Technician
P 9 9 9
Department of Public Utilities, Planning and Engineering Division
Subject: SEWER REQUIREMENTS FOR VESTING TENTATIVE TRACT T-6036 UGM;
REZONE R-13-077; AND PLAN AMENDMENT A-11-001
t anera l
A-13 001, R-13-007 & T-6036-UGM have h.�m filed by Yarnabe, & Horn Engineering, Inc., on
'_half of I onnar Fresno, Inc., pertaining to approximately 17.38 net acres, 18.12 gross acres, of
,v;.;ant property located on the west side of North Grantland Avenue between West Shaw and
West Barstow Avenues, 5319 North Grantland Avenue, APN 505-050-11. A-13-001 proposes
to amend the planned land use designation of the 2025 Fresno General Plan and West Area
Community Plan, for an approximately 5.74 acre portion of the subject property, from the
Commercial Business Park planned land use designation to the Medium Density Residential,
4.99-10.37 dwelling units-acre, planned land use designation. R-13-007 proposes to prezone
the entirety of the subject property from the R-R, Rural Residential, Fresno County, zone district
to the R-1-UGM, Single Family Residential-Urban Growth Management, City of Fresno, zone
district. T-6036-UGM proposes to subdivide the property into a 100 lot conventional single
family residential subdivision with one Outlot designated for common open space purposes at
an overall density of approximately 5.75 dwelling units per acre. The subject property will
require annexation to the City of Fresno and detachment from the North Central Fire Protection
District and Kings River Conservation District.
Sewer Requirements
The nearest sanitary sewer main to serve the proposed project is a 60-inch sewer main in N.
Grantland Avenue. Sewer facilities are available to provide service to the site subject to the
following requirements:
1. A Preliminary sewer design layout shall be prepared by the Developer's 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 & profile
improvement drawing for City review.
2. Street easements and/or deeds shall be recorded prior to approval of improvement
plans.
3. All sanitary sewer mains shall be extended within the proposed tract to provide service
to each lot.
. ' A Nationally Accredited Public Utility Agency
4. Installation of sewer house branch(s) to each lot shall he required.
5. Separnte sews► house branches are required for er=ich lot.
6. Ab +ndon any existing ori-site private septic syste[TIS.
7. Engineered improvement plats prepared) by a Registered Civil Engineer shall be
subrnitted for neparlrnent of I' "lie- Utilities review and approvals for proposed additions
to the City Sower System.
H All public sanitary sewer facilities si i all he constructed n j accordance with City
Standards, specifications, and policies.
9. All ui cicground utilities shall be inAalled prior to permanent c li, + paving
Sewer Fees
The following Sewer Connection Charges are due and shall be paid for the Project:
1 Trunk Sewer Charge: Grantland
2. Sewer Lateral Charge
S. Sewer Oversize Service Area: # 19
4. Wastewater Facilities Charge (Residential Only)
Orly L1I �t�phcOHs�gy�t�4
L'"dCIL�L1
Department of Public Utilities Water Division
9Ff ��� .r
V
W
7 �`
tQR�
DATE: August 16, 2013
Pr wodary 1.rir i F s srnrxrf 5 r+�w rs
TO: WILL TACKETT, Supervising Planner
Developm;:nt Department/Current Planning
THROUGH: MICHAEI CARBAJAL, Chief Engin,-)ering Technician
Departm-nt of Public Utilities, Water Division
FROM: ROPERT A. DIA'. Senior ' !iginceriiil Technician
Department of Public Utilitie_, W ite: Division
SUBJErT: WATER REQUIREMENTS FOR VESTING TENT ATIVE TRACT T-6036 UGM PLAN
AMENDMENT r' I;'.1101 AND REZONE R-1:3-007.
General
A-13-001. R-13-007 & 1--6036-UGM have been filed by Yarnabe & Horn Engineering, Inc-, on behalf
of Lennar Fresno, Inc-, pertaining to approxirnat![, 17.38 net acres, 18.12 gross; acres, of vacant
property located on the west side of North Grantlarid Avenue b(Awe;en West Shaw And W,_St Barstow
Avenues, 5319 North Grantland Avenue, APN 505-050-11 A-13-001 proposes to amend the Manned
land use di!!signation of the 2025 1 !sno General Plan and W(.,:' Arca Community Plan, for an
approximately 5.74 acre portion of the subject property, from the Commercial Business Park planned
land use designation to the Medium Density Residential, 4.99 x0.37 dwelling units-arse planned land
use designation. R-13-007 proposes to prezone the entirety of the subject property from the R-R,
Rural Residential, Fresno County, zone district to the R-1-UGM, Single Family Residential-Urban
Growth Management, City of Fresno, zone district. T-6036-UGM proposes to subdivide the property
into a 100 lot conventional single family residential subdivision with one Outlot designated for common
open space purposes at an overall density of approximately 5.75 dwelling units per acre. The subject
property will require annexation to the City of Fresno and detachment from the North Central Fire
Protection District and Kings River Conservation District.
Water Service
The nearest water mains to serve the proposed project are a 14-inch main located in North Grantland
Avenue. The following water improvements shall be required prior to providing City water service to
the project:
1. Construct a 14-inch water main (including installation of City fire hydrants) in North Grantland
Avenue from the existing 14-inch main located south of West San Ramon Avenue south
across the project frontage.
2. Water mains(including installation of City fire hydrants) shall be extended within the proposed
tract to provide service to each lot.
3. All public water facilities shall be constructed in accordance with City Standards.
r 4' 1,'irtrnnr .'' r:.rlirrc!!'rrhlhr i alar r.ig ur
specifications, and policies.
4. Seal and abandon my existing on-site well in rornpliance with the Static of C-�7.iiifnrnia Well
Standards, Bulletin 74-90 or current revisions issued by California Dep.irtment ut Water
Resources and City of Fresno standards.
`i Two independent sources of water. meeting Federal and State Drinking Water Ac:t Standards,
ave required to serve the tract including any subsequent t7hases thereof. The two-source
requirement may he accomplished through any combination of water main extensions.
construction of supply wells., or othci acceptable sources of water supply approved by the
Assislant f'.ihli : Utilities Director.
G. Engineered improvement plans prepared by a Registered Civil Engineer shall bre submitted for
Department of PLIbliG Utilities review and approvals for proposed addition and/or modification
to the City Water System Depict neighboring parcels and proposed plans for their continued
service_
7. All Public water facilibes shall be constructed in accordance with The Department of Public.
Works standards, specifications, and policies
Water Fees
They following Water Connection Charges are due and shall be paid for the Project.
1. Wet-Iie(s), water service(s) anchor meters) lnstalfation(s).
City Of
11�
FnE NCO,
DF,'PARTMLNT 0;; PUBLIC C 11i,1 Flr,
November 19,2013 - REVISED
TO: Will Tackett, Supervising Planner
Development and Resource Mana.vement Department, Planning Division
FROM: Chris Weibert, Management lnalvst 11
Department.of Public Utilities, Administration
SUBJECT: 11 6036'LIGM, A-13-001 and R-13-00-7 Solid Waste Conditions of Approval
Location: West side ol'North Grantland Ai_nue hetween West Shaw Avenue and West
Barstow Avenue (APN 505-050-11)
The Department uIl. Public Utilities. Solid V :-;t: Division has completed .i review of l'e.ntativc Irict
Map 6036/11!M A-13-001 and R-13-007 that weft submitted hV Yarnabc &-, Ilorn i.ngincering, lnc,. on
behalf- of Leunar Fresno. Inc 'the following requirL,ments and conditions are to be placed on this
tentative tr;t(,t map a a condition ui approv;d by the Department ol'Public Utilities,
General Requirements:
• Tract 6036 will be serviced as Single Tannily Residential properties with Basic Container
Service. Property owners will receive 3 containers to be used as follows: 1 Gray container for
solid waste, I Green container for green waste and 1 Blue container for recyclabl, material.
• The owners, lessees or other tenants of the residential dwellings on service clay, before 5:30 a.m.,
shall place their solid waste containers at the edge of the curb approximately 4 feet apart and
shall not block any vehicle accesses, nor be placed within any traffic circle, in accordance with
the City of Fresno's Solid Waste Management Division Standards.
• Per Municipal Code, Section 6-205 Solid Waste, Recycling and Green Waste Disposal
Regulations, Section (c)(1 1). No solid waste container nor residential rubbish shall be allowed to
remain at the curbline alter 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.
Covenant Requirements:
Those lots that are part of a dead-end street shall place their containers at another location on the solid
waste service day by 5:30 a.m. until the street connects to the west:
. I ots 1 and 2 on West Scott Wenuc shall place their containers on the cast side of Outlot r!
PaVA i of i
t.onditiomoIAr,pit?gal I Yh4iSi _,-i_ - A- K FAni
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT rale i4a.21045
NOTICE OF REQUIREMENTS
PUBLIC AGENCY j)-EXELOPE
WILLT'ACKE17 L.LNNAR FRESNO,INC. mn
DE VU-OPMF.NT SERVICES/PLANNINta 8080 N.PALM,NI 10
C1 FY OF FRESNO FRESNO,C4 93711
1600 FRESNO STREET.ROOM.30 13
FRESN(y,CA 937?I.3+10
PR(aJFt 1 NO- 6036
ADDRESS: 5319 N.GRANTLAND AVE.
APN. 505-050-11 SENT: 917/13
Drainage Area(s) Preliminary Fee(s)
EN $216,154.00
TOTAL FEE:S216,154.00
The proposed development will generate storm runoffwhich produces potentially significant environments(impacts and which
must be properly discharged and mitigated pursuant to the California Environmental Quality Act and the National Environmental
Policy Act,The District in cooperation with the City and County has developed and Adopted the Storm Drainage and Flood
Control Master Plan.Compliance with and implementation ofthis Master Plan by this development project will satisfy the
drainage related CE QAINEPA impact of the project mitigation requirements.
■
The proposed development shall pay drainage fees pursuant to the Drainage Fee Ordinance prior to approval of the final map at
the rates in effect at the time of such:approval. The fee indicated above is based on the tentative map.Contact the FMFCD
project engineer prior to approval of the final rnup for the fee.
Considerations which may of feot tfae five obligation(s)or(he timing or form of fee payment.
a.) Fees related to undeveloped or phased portions of the projec+ stay be deferrable.
Fees may be calculated based on the actual percentage of runoff if different than that typical ftar the zone district under
b.) which the development is being undertaken and if permanent provision, ire made to assure that the site remains in the
configuration.
c.) Master Plan storm drainage tacilities may be constructed,or required to be-constructed in lieu of paying,fees.
d) The actual cost incurred in constructing Master Plan drainage system facilities is credited against the drainage fee
obligation.
c.) When the actual costs incurred in constructing Master Plan facilities exceeds the drainage fee obligation,
reimbursement will be made for the excess costs from future fees collected by the District from other develop.1t.
Any request for a drainage fee refund requires the entitlement cancellation and a written request addressed to the
f) General Manager of the District within 60 days from payment of the fee.A non refundable$300 Administration fec or
5%ofthe refund whichever is less will be retained without fee credit.
5469 F..OLIVE FRESNO,C:A 93721 (559)456-3292-FAX(559)456-3194
FRESNO METROPOLITAN FLOOD CONTROL DIS 1"IM-1
NO'TICE 01 REQUIREMENTS
higr.,or'!
Approval of this development Anil be randitioned upon compiliance with thelic Dlstriel Requirements.
l• a. Dmi.nage from the•site shall BE DMI;CiED 10 or
b. G ading and drainage patterns-.hall hu as identified on F\hiiiit No. I
The gradIng and drainage Patterns shown otl flie,fry IlL rr uoraixm to the jdapted Storm Drainage and om
Hood Control Masser Plan.
2. rhe proposed development shall constrict andlor dedicatc Storm Dr-ainage mid Floud C'omml iMgmar Plan fiwilitics
located%vithul the duvelopmviii or nat:essilated by;my off-site improveineras required by the approving,agency:
Devefoper shat!corigifmfl Facilities as SIDOWrr on Exhibit No. I as "NIMTER PLAN FAC'lt-ITir•:ti 10 BE-
C'ONSTRUCIT.❑BY DEVELOPER'_
talk rcquimd.
31 The fallomving final improvement pians and information shall be%uhmitted to She District for review prior to final
rl�velnpr�icnr gpPrnvtil' !�
Grading 111irn
Slreel 11"11 z
~torn)Firain Plan 0
Water&Sewer Matt
A__ Final Map
X_ Druinage Ituporl(tis til;.111bmitte4l Will Icill illve mai})
Other 0
Nolic i cquircd ,
d. Availnbiim of drainige lkilities'
11erimment drairutge service.is availaulr provided the developer can verify to the satisfaction of the City
th.if runolTcan be safuly conveyml to the Master Plan inlet(s).
b. The conslrucxiem of facilities required by Paragraph No.2 hereol'will provide permanent dmmagv�,crvlcc.
_ Vermainait drainage service will not be available, The District recommends ternpc:raiy facilitier,until
c,
tternlalient SCrVICC IS aVaiialllC.
d. See Fxhihit No, 2.
3. The proposed devt1uprucrlt.
T Appamr:to be.Irwoled within ra IOU year flood prim,area as designated nu thG latest flood lusoralux Ram
Mlir'•av-,iilable to thr I)WiiA,necessitalinp,Nppropriale Ilaodp!e6ii immagernew action.(See at(achcd
Floodplain Policy-)
.. Goes lint appear to Lc l icalcd within a flood pronu arca.
c;. I hi:tiuhjL%:i;its L•onuuiel;i purlion of ri canal of PiNklit:that is usul to manage recharge.summ warm.
nndlor flood fh u,; T hr.existing capacity must he preserved as part of site developmew.Atiditionally,site
&Velapment niay not interfere with the rlbility to operate and mairlain the canal or pipeline.
M69 C,01A 9-FR!U"t1.CA 93727-(559)AM-3291-FAX(559)4%1194
FRESNO METROPOLITAN FLOUR CONTROL DISTRICT
NOTIC:F OF RF.QUIREMFN'TS
Page 3 oro
7. The Federal C lean Water Act and the State General Permits for Stor in Wate.Discharges Associated with
Construction and Industrial Activities(State General Permits)require&velapt:rs of construction projects disturbing
one ur more acres,and discharges associated with industi ial activity not otherwise exempt from Natiunal Pol-.utant
Discharge Mirnination System(NPDES)permitting,to implement controls to reduce pollutants,prohibit th
discharge of waters either than storm water it)the municipal storm drain system,and meet water quality standards.
These requirements apply both to pollutaws generated during c onstructimr,and to V., ;:which may be generated by
operations at the development atter construction,
a. State General Permit fur Storm Water Discharges Associated with Construction Activities.approved
August 1999,(modified December 2002) A State(general Construction Permit is required!Ur all clearing,
grading,and disturbances to the ground that result in soil disturbance of at least one acr:(or less than one
sere:\if part of a larger common plan of development of sale)- Pennittees are required to submit a Notice
of Intent to be covered and must pay a permit tee to the State Writer Resources r untrol Board(State
Board),des•elop and implement a storm water pollution prevention plan,eliminate non-storm water
discharges,c:educt routine site inspections,train employees in permit compliance,and complete an
annual certification of compliance.
b. State General Permit for Storm Water Discharges Associated with Industrial Activities,April„ 1997
(available at the District Office). A Stale General Industrial Permit is required for specific types of
industries described in the NPOPS regulations or by Standard Industrial Classification(SIC)node.. ne
following categories of industries are generally required to secure an industrial permit.manufacturing;
trucking;recycling;and waste and hazantous waste management. Specifle exemptions exist for
manufacturing activities which occur entirely indoors, Permittees are required to:submit a Notice of
Intent to be covered and must pay a permit fee to the State Waiter Resources Control Board,develop and
implement a storm water pollution prevention plan,eliminate non-sturm water disuharges,conduct routine
site inspections,train employees in pennit compliance,sample storm water runoff and test it for pollutant:
indicators,and annually submit a report to the State Board.
c. The proposed development is encouraged to select and implement storm water quality controk
recommended in the Fresno-Clovis Storm Water Quality Management Construction and Post-(on,tr..;ion
C,uidetines(available at the District Office)to meet the requirements of the State General Permits,
eliminate the potential for non-storm water to enter th, r Municipal storm drain system,and where passible
minimize contact with materials which may contamin.: ,town water runoty.
8. A requirement of the District may be appealed by filing a written notice of appeal with the Secretary of the District
within ten days of the date of this Notice of Requirements.
9. The District r. 7 ves the right to modify,reduce or add to these requirement, or revise fees,as necessary to
accommodate changes made in the propo.ticd development by the developer requirements made by other agencies.
10. X Sr-Exhibit No.2 for additional cornmews,recommendations and requirements.
Alan Hofmann Ric Lyons
Assistant District Engineer/Design Project Engineer
5469 E.OLIVE-FRFSNO,CA 93727-(559)456.3292-FAX(559)456-3194
1'RESN0 INU, 11401'111.FLAN I.I.00D('USI 11101 DIS TRICT
NO T11•f 01"ItYQ01Rt?MEN TS
f�igc 4 ul,i
CC
YAMABE S HORN ENG.INC
I
2985 N GUPI,101,01
FRESND.CA 82727
1
5469 r-01-(VF,-FR ESN.O.('n 73727-(559)44n-3292 PAX r 5S9i 456-x 19,1
NOTE:
THIS MAP IS SCHEMATIC
DISTANCES ARE APPROXIRU.i-
I ' I
y6p°Cpd
� "E M"
SAN BRUNO
OPO
y6 6ph TRACT 6036 I
cv56001 Z SAN JOSE
o
11EN111 CL
z
m
-
CO
4r S TT
STUB
STREET li ——————__
I I
� I
I I
I I
I
II I
I i
LEGEND
0— — Existing Master Plan Facilities
I ' Future Master Plan Facilities
Direction of Drainage
Limits of Tract 6036
1 "=200'
lirection Of Major Storm Flow TRACT 6036
DRAINAGE AREAS "EN" & "EM"
EXHIBIT NO. 1
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
P(apaired by wadet
Date M2212013
Path K WutocadlDWGS)OEXHiSITITRACTS%OU mxd
OTILER REQUIREMENTS
EXHIBIT NO. 2
The District suppor'is a stub street to the west of Tract 6.035 at 5cou Avenue ns drown ()Ii the
tentative map to al(ow surface di-aluage to reach the future Master Plan inlet located west of
Tract 6036(as shown on Exhihit No, 1? and provide a pnih for major storiri CL)IIVeyaIICC.
Devc1upincitt No.. 'rract 603,6
cgr%r miMi hibh2W.K660;ftrla
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
File )10 114"EN"
4U6 '1 "FN„
550.10"EN"
September 16. ''013
Mr. Will Tackett
City o1 Fresno
Development Dept., Plannin Division
2600 Fresno Street.third 1 It.,,
Fresno,CA 93721
-Dear Mr. 'I'acka,
Rezone 2013-0117
Plan Amendment Nip. A-13-001
Drainage Area "EN"
Th. proposed rezone lies within the District's Drainage Area '—TN". The Districts system
can accommodate the proposed rezone.
If there are any questions concerning this matter,please feel free to contact us.
Pl, y,
ons
Engineering Technician III
RL/Irl
F.it artcrs\Rumic LAtlersltrrnu tcium 2i)13124131107itn)(rl).d,xx
5469 E.OLIVE FRESNO,CA 93727 • (559)456-3292 • FAX(559)456-31194
MAI SanJoaquiinValley AIR POLLUTION CONTROL DISTRICT HEALTHY AI R LIVING
JUL 10 2013
Bill Walls
Lennar Homes
8080 N Palm Ave #110
Fresno, CA 93711
Re: Air Impact Assessment(AIA) Application Approval
ISR Project Number: C-2013017
Nand Use Agency: City of Fresno
Land Use Agency iD Number- Unknown
Dear Mr Wails
The San ,Joaquin Valley Air pollution Control District(District) has approved your Air
lmpact Assessment (AIA)for the Lennar Tract 6036 project, located at West of Grantiarld
Avenue, South of Barstow Avenue In Fresno, California. The District lies,determined that
the mitigated baseline emissions for construction and operation will be less than two tons
NOx and two tons PM10. Pursuant to District Rule 9510 Section, 4.3, this project Is
exempt from the requirements of Section 6.0 (General Mitigation Requirements) and
Section 7.0 (Off-site Emission Reduction Fee Calculations and Fee Schedules) of the rule
As such, the District has determined that this project complies with the emission reduction
requirements of District RUle 0,91 n and is not subject to payment of off-site mitigation fees.
The determination is basest on the project construction details provided with the
application. Changes in the construction details may result alt increased project .related
ernissiuns end loss of this exemption
To rnaint iin this exer?lption YOU roust comply with all mitigation MPaSUres identified in the
enclosed Monitoring ansa Repots nq Schedltle, Tease 1lotif+y the District of any ctiar ges to
the projel_t as identified nl the approved Air Impact Assessment for this project. If all or a
tiolL -)t! of the project r:haiages ownorship, a completed Change in DevEqoperform mist be
s1_ibrn to ti is District within thirty (30) Jays following fh,:. iate of transfer
I lursuiint to District Mule 9510, Section 8.4, the District is provicl t-KI you with the foilowilig
intorrnation:
■ A notification of,\IA approval (tt-1i�. letter)
• A statement of tentative rule compliance (this letter)
• An approved, Monitoring and Reporting Schedule
&eyed Sadredin
Ec■eusfrt Inc IanAVPalkl,wn rlgnGpt Uth,er
rrvltharri Itepin0 Capital Hapian Warn AlOrtel Sa,ttiwrn Alvws
,ala cmmoris■NO Imo6rnyatLTn d.■aw 34946 Flyart,Corwt
Phmsto,CA 05358-871a Frtsn6 EA]:1128 W4A Hikvil■wkl rA B3300 3735
let 12W t67640 PAX i9M 551642:: f al.l�b9i 2 iQ cOrr� W 155Ai.3r]031 r., 6111 3411.SSW FA v 561 M 658:-
V 1ryr,MWor nl ee"W hghl,y01,41 to
SJVUAPCD Indirect Source Review 7/9113
Complete Project Summary Sheet & 7 45 am
Monitoring and Reporting Schedule
Project Name f LENNAR TRACT 6036
Applica;t Narne. LENNAR FRESNO,1NG
Project wcallon: WEST OF GRANTLAND AVENUE, SOUTH OF BARSTOW AVENUE
SW SOF GRANTLAND AVENUE AND BARSTOW AVENUE
APN(s): 505-050-11
�Projec!1]esGriPlion — — –-L_aNC) USF
Residential -100 Dwellinil Unit-Single Family Housing
Residontial - 140 Dwsllincj Unit-Single Family Housing
_
ACREAGE: '18.1 _
ISR Prr]jeCt ID+N umoer G-20.1130171
p cant It]Number C-3005:2_
PBmttirsgPublic A�7[ency _ CITY OF FRESNO]
PuNic Agency Permd No. UNKNOWN
Existing Emission Reduction Measures
Enforcinro Agency Measure _ Quantification Notes
There are no Ex+stuvg Measures for this project.
Non-District Enforced Emission Reduction Measures
Enforcinj Agency INeasure _ _ Spoclflo Implornentation Sourre Of Requirements
CITY GF FRESNO In,prv-e Pedestrial Network. Within Project Site tJR Wlth,r, Project
Site and Connecting 011-Site OR
_ Project Site Is w4hin a Rural setting
CITY OF FRESNO) I Hearth only natural gas hearth _
CITY OF 1 _ESNOJ IAxr eed Title 24 °I greater than Title 24
requirements _
STATE OF r landscape equipment 3% Landscape Equipment electrically
CALIFORNIA — — _ _–powered
Number of Non-District Enforced Measures: r
District Enforced Emission Reduction Measures
Enforcing)Agency Measure Specific Implementation Measure For District Review
:ompliance
SJVuAPCI) Indirect Source Review 7)9113
Complete Project Summary Sheet & 745 am
Monitoring and Reporting Schedule
(District Enforced Emission Reduction Measures Conbnued)
Enforcing Agency Measure Specific Implementation Measure For District Review
Complionco
SJV:4F'CD construction and For each project phase, .Nithir Ongoing
Operation -Exempt from 312-days of issuance of the ;Compliance Dept
Off-site Mitigation Fee first certificate at occupancy, Rek/IeM
I it applicable. submit to the
District a summary report of
the construction start, and
and dates,and the date of
issuance of the f rst certificate
ofoccupancy Otherwise,
sunmit to the District a
summary report of tree
construction start and end
dates within 30-days❑f the
end of each phase of
_ construction-
S.NAPCD Construction and For each prfljeci pha_se. all Ongoing
Operation -Rccordkeeptng records shall Le maintained (Compliance Darot
on site during constmeti❑n Review)
and tar a period raf tan years
to{rowing either the end of
construction or the issuance
I of the first certificate of
occupancy,whichever is iatei
Records shall be made
available for District
_ inspection upon request
SJVAPCD Construction and 1 For each project phase, Ongoing
Operational Dates maintain records of(1)the (Compliance Dept
construction start and and Peview)
dates and(Z)the date of
issuance of the first ceriikata 1
-- —
..of occupancy, if applicable
Number of District Enforced Measures: 3
ro
County of Fresno
DEPARTMENT SOF PUBLIC HEALTH
DAVID POMAVILLE, M.B.A., R.E.H.S.
INTERIM DIRECTOR
August '65, 2013
V 999999999
I_U0017444
Will T.ackett 2602
(,ity of Fresno Development Department
2600 Fresno Street
Fresno, CA. 93721
Dear Mr. Tac:kett:
PROJECT NIUMBER: A-13-00-1. R-13-007, T-6036
Plan Amendment Application No.A-X -001, Rezone Application No. R-13-007, and Vesting
Tentative Tract Application No. T-6036 were filed by Bill Walls of Lennar Fresno, Inc. and pertain
to 18. 10 acres of property located on the west side of Grantland Avenue and between Barstow
Averrue and Shaw Avenues- The proposed project is R-1 srngle-fomlty resiCtenl"I development
consistent with existing adjacent and nearby communities
APN: 505.050-11 ZONING: From D-3 to R-1 SITE ADDRESS: 5319 N. GRANT1-AND AVENUE
Recommended Conditions of Approval'
■ ConstrLiCtion permits for development should ire subject to assurance of sewer capacity cat the
Regional 'v Ur: ,tew.-itul Treatment Facility. Concurrence should he obtained from the California
Regional ftitur(,iu..:ility Conirrl Board iRVVQC.'d). For more information, contact staff at
(559) r45-:>116.
■ Construction permits for tht-�development should be subject to assurance that the City of
Fresno community water system has the capacity and quality to serve this project.
Concurrence should be obtained from the State Department of Health Services, Division of
Drinking Water and Environmental Management(DDWEM). For more infr rmation call
(559) 447-3300.
• This proposed project has the potential to expose ne-iii-by residents to elevated r,oise levels.
Considerntion should he given to your City's municipal cedar:.
• All water wells tnot int(�nd(-!d for use by the project) and septic systerns that oxist or have been
abef-Irlulle(J1 within tlrt� project area shall be properly destroyed by an appropriately licensed
contractor.
Prior to destruction of agricultural wells, a sample of the upper inost fluid in the well
column should be samplf�d for lubiicatiny nil. The presence of ciil staining around
the well may iodicate the use of luhric iting oil to maintain the weI! purnp Should
lubricating oil I)e found in the well, the oil should be removed from the well prior to
placement of fill material for destruction. The "oily water" removed fr()m the well
Oedicated to PtibliC Health
1221 Fluter;Malt Y P p.Wx 14867,Fresno,C30 mea 93775 10591 WO-3271/FAX(5:;
FflUdl[mplpyrnenl Op{xrrtunity•Af irMa4ve Action+DsablNl Ernntoyer
ww%+e h'tiph.anj
Will F ackett
August 16. 2013
A-13-00'1, R-13-007. T-6036
Page 2 of 2
must f)r' handled ,n accordance with federal. state and local government
requirements.
• Stiould any [F 1dC1'qf0LJ1_1d storage tank(s) be found during the project, the applicant shall apply
for and secure an Underground Storages Tank Removal Permit frorn the Fresno County
Depaftment of Ptiblic Health, 1--nvironmental Health 17ivision. Contact the Certifies! Unlfif r]
Program Agency at (5 50) tii)r}-:3:'i 1 for mn+c:. inform-11b,-in.
REVIEWED BY:
yw+,gMtib.rn'w
Kevin Tsuda`
ws tai 1M i a my7 rt rcrm
Kevin Tsuda, R.E.H,S.
Environmental Health Specialist II
(559)600-3271
cc: Glenn Allen-Supervising Environmental Health Specialist(C7 42.07)
Bill Walls. ApplicanvOwner(bill,wallsC@Iennar-cam)
OFPI,CE OF
l+i i l4 �
TELEPHONE(669)203.7161
FAX 1569)2311.9227
29107 S.MAPLE AVENUE
"— FRESNO,CALIFORNIA 93725.2208
YOUR MOST VALUABLE,RESOORCE-WATER
AUCglist 20, 2013
Mr. Wrll i ackett
City of F resno !
Devc-lopment ServiceslPlanning
26010 Fresno Street, Third Floor
Fresno, CA 93721-3604
RE: Tentative Tract Map 0036, Plan Amendment A-13-001. Rezone R-13-067
NAW Shaw and Grantland avenues
West Acres Canal No, 531 (Private)
Dear Cllr Tackett.
The Fresno Irrigation District (FID) has reviewed the Tentative Tract Map 6036, Plan
Amendment A-13-001, and Rezone R-13-007 application being filed concurrently, to
request authorization for nlediium density, 1010 single family residential subdivision,
located northwest of Shaw and Grantland avenues. APN; 505-050-11, and has the
following comments:
1. FICS,ioe;:; not own opF-r;�rt- car rn=ri:!Lain ,my racilities locates{ on the subject
property as indirated cin the att;-tched Elf) _vnibit wrap.
2. Fair informational purposes, a portion of the. privately owned West Acres Canal
No. 531 mans wetitc r ly along the north edge of the subject property as shown on
the att,ac:hed I-ID exhibit map. FID does not own, operate or !maintain this private
canal. FID's records indicate that the c=anal is active and will need to be treated
as sur.h. FID can supply the City with a list of users for this private lirn . upon
request.
3. For informational purposes, FID's Herndon Canal No. 30 runs westerly along the
south side: of 1-iarstow and crosses Grantland Averme ap;,roxkrrately 670 feet
north of the subject property, as shown on the- att,rched F ID exhibit map. Sho+rld
this project expand to include ar.y street improvements along, Grantland Avenue
and in the vicinity of the canal crossing, FID requires it review and al-,proval of all
plans.
BOARD Of s :IrtanI RYAN JP CCJHSEN V Lr.e•R r s s,J u n1. STEVEN RALLS
DIRECTORS .c�FERYNEELy, GEORGE POR rER, GREGORYSESeRIAN C►narelMBnager GARY SFRRATG
Mr. Will I,ackett
Re: TTM 6036,A-13-001, R--13-•007
August 20, 2013
Page 2 of 2
4 The proposed development may negatively impact local groundwatFr s;ippI41 s.
The area is currently agricultural land and a significant portion of its water supply
is imported surface water, supplemented by groundwater pumping. Under
current circumstances the project area is experiencing a modest but continuing
groundwater overdraft. Should the proposed development result in a conversion
from imported surface water to groundwater, this deficit will increase. FID
suggests the City require the proposed development balance anticipated
groundwater use with sufficient recharge of imported surface water in order to
preclude increasing the area's E-.tasting groundwater overdraft.
Thank you for,.ubmitting this for our review. We appreciate the� opportunity to review
and comment on the subject documents for the proposed project. If you have any
questions please feel free to conn 1-1 Sen Saetern at 233-7161 extension 7406 or
ssaeterri@fresno-irrigation.com.
Sincerely,
William R Stretch, i' E
Assistant General Manager- Operations
Attachments
cc: Lennar Fresno, Inc., Applicant
Yamabe & Horn Engineering, Consultant
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City of
ORL
C =-�SVIKAO
DATE: August 27',2013
TO: Will Tackett; Supervising Plannni
Development and Resource Mw agement Department
FROM: Ann Lillie. Senior Engineering Technician
Public Works Department, Traffic and Engineering Services Division
SUBJECT: CONDITIONS OF VESTING i E JTATIV� TRACT MAP NO, 6036 FOR
MAINTENANCI 11FOUIREMENTS
LOCATION: 1319 North Grantland Avenue
APN: 505-950-11
The Public Works Department, Traffic and Engineering Services Division, has oornpleted its
review and the following requirements are to be placed on this tentative map as a condition of
approval by the Public Works Department. These requirements are based on City records,
standards and the proposed improvements depicted for this development on the exhibits
submitted.
Requirements rat addressed due to omission or misropresentation of information, on which this
review process is dependent, will be imposed wh-inev -r 5.1ch conditions are disclosed and shall
require a revision of this letter.
If the property owner petitions the City to annex to CFD No. 11 and an incomplete
Annexation Bequest 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 SHALL be completed prior to final map approvals.
1. The Property Owner's Maintenance Requirements
The long term maintenance and operating costs, including repair and replacement, of certain
required public improvements ("Services") associated with Single-Farnily developments are the
ultimate responsibility of the Property Owner. The property owner shall provide Services either
by a mechanism approved by the Public Works Department or by annexing to the City of
Fresno's Community Facilities District No. 11 ("CFD No. 11").
The following public Improvements 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
Works Department, within the street rights-of-way and landscape easements;
including without limitation, 1/2 of the median island, parkways, buffers, street
entry medians and sides.
■ All landscaping. trees, irrigation systems, hardscaping an rnities within
Outlot A.
Page 1 it .
AEV:August 26,2013
TT 6036 MAINTENANCE CONDITIONS DRArT.DU �
• Concrete .-'Jrh and gutters, valley gutters, sidewalks, curb ramps, traffic calming
structures, of the median island concrete maintenanr..t band and cap, and
street lights along Major Streets.
■ Concret.! curb uid gutters, valley gutters, sidewalks, curb ramps. tr:atfic calming
stru,;turas and street entry median island curbing and hardscapu. 'greet paving,
st:-,)t name signage and street lights in all Interior Local Streets.
2. The Property Owner may choose to do one or both of the following:
a. The Property ()wn(:r may petition the City of Fresno to request annexation to CFD No
11 by completing acrd submitting an Annexation Request Packa.,: to the Public Work-,
Department, Traffic -rnd Engineering Services Division for review and approval. The
Annexation Request Farm is available, along with current costs, on-line at the City's
website -rt rttp;lJwww.fresno.(1ov,, under the P iblic Works Department, Developer
Door� 3y.
■ Proceedings to annex the finial map to CFD No. 11 SHALL NOT commence
unlez)zl th,_- sinal neap is within the City limits and all construction plans (this includes
Street. Street Light, Signal and Landscape and Irrigation plans) and the final map
are co,?sidered technically correct.
■ The anne,.ition proce- s will be put nn HOLD and the developer notified if all ,, h(-
requi!ements for prncussing ,are . of 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.
■ The annexation legal process takes from three to four months and SHALL be
completed prior to final map approvals.
■ Special items requested to he put in CFD No. 11 will require 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 outlots, trails and landscaped areas, shall
be dedicated in fee to the City of Fresno, dedicated as a 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 not requested for CFD No. 11 Services. All City maintenance
requirments not included for annexation to CFD No. 11 for Services, SHALL be
included in the DCC&Rs or some other City approved mechanism for the required
Services associated with this development. Contact the Development and Resource
Management Department for more details.
For questions regarding these conditions please contact me at (559) 621-8690 or
ann.lillieCo fresno.gov
Pd( , of 2
REV:Augusl I6,201s
TT 6036 MAIL?',r:NAN(;E CONDI TION`' `MI
Exhibit "I"
Environmental Assessment No.
A-13-001 /R-13-007/T-0030
Finding of Mitigated Negative Declaration dated
November 03, 2013
Notice: of Intent was filoci with:
CITY OF FRESNO
I
I
MITIGA T ED ivEGATIVE DECLARATION
FRESNO COUNTY CLERK
2221 Kern Street
— - — — - - — -- Fresno, California 93721
Tt+e frill Initial Study and the Master ENVIRONMENTAL
I nvironmental Impact Report No. '10130 are on ASSESSMENT NUMBER: on
file in the Develop-r-hent and Resource
Management Department' ,T November 08, 2013
Fresno City Hall. 3rd Floor
A-13"001JR-I3-80T, 603fy
2.600 Fresno Street
Fresno, California 93721
(559) 621 8277
APPLICANT: PROJECT LOCATION:
Lennar F=resno, Inc. 5319 North Grantland Avenue
8080 North Palrn Avenue, Suite 101 ± 17.38 net acres (18.12 gross acres) of property located on the
Fresno, CA 93711 west side of North Granland Avenue between West Shaw and
I West Barstow Avenues, in the County of Fresno, California
Site Latitude: 36"48'41.00 N
Site Longitude: 119055'05.00"W
Mount Diablo Base & Meridian, Township 13S, Range 19E.
Section d - Herndon, CA Quadrangle
Assessor's Parcel NUmber(s): 505-450-11
PROJECT DESCRIPTION.
Lennar Fresno, Inc., has filer! Plan Amendment Application No. A-11-001, Rezone Application No. R-13-007
and Vesting Tentative Tract Mal, No. 6036fUGM pertaining to :approximately 17 38 net acres of property
located on the west side of North Grantland Avenue between West Shaw and West Barstow Avenues
Plan Amendment Applic.rtion No. A-13-001 ,proposes to annend tl-it, planned land usedesignation of the 2025
Fresno General Plan and West Area Community Plan, 'i.)r an approximately 5.74 acre° portion of the subject
property, from the Commercial Business Park planned 1711d use dc_,signalion to tho Medium Density Residential
(4.99-10.37 dwelling units/acre) planned land use designation.
Rezone Application No R-13-007 proposes to prezone the entirety of the subject property from the R-i\ (Rrrral
Resiclential (Fresno COunty]) zone distric[ to the R-1IUGM (Single Family Hesidential/Urban Growth
Management(City of I n sno]) :()i ie district.
The plan amendment and rezone applications have been filed in order to fi;cilitcatr, approval of -a proposed 99-
lot conventional single family resid!rmtial subdivision of the subject property at an overall density of
approximately 5.70 dwelling units pe acre in accordance. with Vesting Tent.-ative Tract Map No. 6O36IUGM.
The proposed proiect will also involve installation and construction of both public and private facilities and
infrastructure in accordance with the stondards, specilications, and policies of the. City of Fresno.
The subject property will require annexation to the City of Fresno and detachment frons the North Central Fire
Protection District and Kings giver Conservation District: these actions are under the jurisdiction of the.: Fresno
Local Agency Formation Commission
I
I
The City of Fresno has conducted an initial study and proposes to adopt a Mitigated Negative Declaration for
th :above-described project. Tho envirunmental analysis; contained in the Initial Study and this Mitiflated
Nenative, Declaration is tiered from Master E.nvironniontal Impact Report No. 1013+0 (SCH ft 2001071097)
prepared for the 2025 Fresno general flan ("MEIR'); arid; Mitigated Negative Declaration No. A-.09-02
(SCH #i :2009051016) prepared for the 21025 Fresno General Plan ("Air Quality iVtND"). A copy of the MEIR
and Air Quality MND may be reviewod in the City of Fresno Development and Resource Manac e ivlent
Department as noted above. Thc: ^ oposed project has been determined to be a subsequent project that is
not fully wither the scope of thu Master Environmuntal impact Report No. 10130 ("MEIR) or Mitigated
Nr:gative declaration No. A-09.02 (Air Quality MND) prepared for the 2025 .Fresno General Plan. Pursuant to
Public Resources Code § 21151.1 and California E.rivirnnmental Quality Act (CEQA) Guidelines § 15177, this
project has been evaluated with respect to Pacir item on the attached environmental checklist to determine
whether this project may ceruse any additic.nril significcint 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(h)(1), the Development :and Resource Management Departmenl, as lead agency,
finds that no substantial changes have occurred with respect to the circunistances under whic~h the MEIR was
certified and that no new information, which was not known ind could not have been known at the time that
the MEIR was certified as complete has become available.
This completed environmental impact checklist form, its associated narrative, and proposed mitigation
measures, reflect applicable comments of responsibfe and trustee agencies and research and analysis
conducted to examine the interrelationship between the proposed project and the physical environment. The
information contained in the project application and its related environmental assessment application,
responses to requests for comment, checklist, initial study narrative, and any attachments thereto, combine to
form a record indicating that an initial study has been completed in compliance with the State CEQA
Guidelines and the CEQA.
All new di-weloprnent activity and many non-physical prefects contribute directly or indirectly toward
cctirnulativF; impacts on the, physical environment. It has been determined that the incremental effect
c:onlributed by this project toward cumulative; impacts is riot considered subst,inhai or significant iii itself.
anchor that ri rnulalivE impacts accruing frond !iris project may be, rnitigal€d to less than srgntficant with
application of lr.:as,ihle mitigation measures.
Based upon the evalw-itiof i clr.rided by this environmental checklist (cilli. it was; determined th it thijo are
foreseeable inipacts from the Project that are additional to those identified in tht:, MEIR, ::ind/or impact- which
require mitigation measures not included in the MEiR Mitigation Mean ie Checklist.
The completed environmental checklist form indicates whether an impact is potentia-illy significant, less than
significant with mitigation, or less th-vi significant.
For some categories of potential impacts, the checklist may indic.at.e that a specific ,-idverse envirorinientai
effect has been identified which is of sufficient magnitude to be of concern. Such an envoi may bc, mhere:nt in
the nature and magnitude of he project, or may he related to the design and characteristics of the individual
project. Effects so rated are riot sufficient in themselves to require the preparation of an Eovirorrmenial
Impact Report, and have been initigated 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 ori the environment that arc; sictnificant and that were not identitied and analyztc.i in the
MEIR. Both the MEIR mitigation checklist rrreas,ures and the_° project-specific mitigat;an ch:.,klist measures
i will be imposed on this project.
The initial study has r-.oncluded that the prof.,w ed protect will not result in any adverse effects which tall within
the "Mandatory Firidincrs of Significance" contained in Section 15065 of the State CEQA Guidelines.
The linding is. therefore, made that the proposed project will not have a significant adverse effect on the
environment.
PREPARED BY: SUBMITTED BY:
Will Tackett, Supervising Planner
Will Tacket supervising Planner
DATE: November 08, 2013 DEVELO MFNT & RESOURCE MAMA CidIENT DFPARTMFN i
Attachments: -Notice of Intent
-Initial Study Impact Checklist and Initial Study(Appendix G)
-Master Environmental Impact Report Review Summary
-Master Environmental Impzz ct Report No. 10130-2025 Fresno General
Plan Mitigation Monitoring Checklist dated Nover-,ber 08, 2013
- Project Specific Mitigation Monitoring Checklist dated November 08,
2013
;. .201310000282
CITY OF FRESNO Filed with:
NOTICE OF INTENT TO ADOPT A ; L
MITIGATED NEGATIVE DECLARATION U
EA No. A,,•13.OG,I/R-13-CU;/T-6036 NOV 08 2013
Plan Amendment Application No. A-13-001; FRFSP CQUN C ERK
Rezone Application No. R-13-007; and, !j.I
Vesting Tentative Tract Map No. T-6036/UGM
APPLICANT:
Lennar Fresno, Inc.
8080 North Palm Avenue, Suite 101
Fresno, CA 93711 FRESNO COUNTY CLERK
2221 Kern Street, Fresno, CA 93721
PRO.IF'('.:T LOCATION:
5319 North Grantland Avenue
t 17.38 net acres (18.12 gross acres) of property located on the
west sir IFS of Nor* Granland Avenue between West Shaw and
West Barstow .Avenues, in the County of Fresno, California
Site Latitude: 36°4841.00" N
Site Longitude. 119°55'05.Oi," W
Mount Diablo Base & Meridian, Township 1:3S, Range 19E
Section 8 - Herndon, CA Quadrangle
Assessor's Parcel Number(s): 505-050-11
PROJECT DESCRIPTION: Lennar Fresno, Inc., has filed Plan Amendment Application No, A-13-001, I!ezone
Application No. R-13-007 and Vesting Tentative Tract Map No. 6036AJGM pertaining to approximately 17.38
net acres of property located on the west side of North Grantland Avenue between West Shaw and West
Barstow Avenues,
Pian Amendment Application No. A-13-001 proposes to amend the planned land use designation of the 2025
Fresno General Plan and West Area Community Plan, for an approximately 5.74 acre portion of the subject
property, from the Commercial Business Park planned land use designation to the Medium Density Residential
(4.99-10.37 dwelling units/acre) planned land use designation.
Rezone Application Nn. R-13-007 proposes to prezone the entirety of the subject property from the R-R (Rural
Residential [Fresno Count.y]) zone district to the R-1/UGM (Single Family ResidentiallUrban Growth
Management[City of Fresno]) zone district.
The plan amendment and rezone applications have been filed in order to facilitate approval of a proposed 99-
lot conventional single family residential subdivision of the subject property at an overall density of
approximately 5.70 dwelling units per acre in accordance with Vesting Tentative Tract Map No. 6036/UGM.
The proposed project will also involve installation and construction of both public and private facilitk's and
infrastructure in accordance with the standards, specifications, and policies of the City of Fresno.
The subject property will require annexation to the City of Fresno and detachment from the North Central Fire
Protection District and Kingr. River Conservation District; these actions are under the jurisdiction of the Fresno
Ln_,al Agency Formation i ;c inrnission.
E201310000282
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 ,;ite which is included on any of the lists enumerated under Section 65962.5 of the
Government Code including, but not limited to, lists of hazardous waste faciliti,;:;, land dusignated as
h.izardous waste property, hazardous waste disposal sites and others, and the information in the Hu?3rdous
Waste -,ind Substances Statement require.,d under subdivision (f) of that Section.
Additional information on the proposed project, including the MEIR, Air Quality MND, proposed environmental
finding of a mitigated negative declaration and the initial study may be obtained from the Development and
Resource Management Department, Fresno City Hall, 2600 Fresno Street, 3rd Floor Fresno, California
93721-3604. Please contact Will Tackett at (559) 621-8063 or via e-mail at Will.Tackett(aD-fresno._ ov 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 December 02, 2013. :Tease
direct comments to Will Tackett, City of Fresno Development and Resource Management Department, City
Hall, 2600 Fresno Street, Room 3076, Fresno, California, 93721-3604; or by email to
Will.Tackett(dfresno.gov; or comments can be sent by facsimile to (559) 498-1026.
These development applications and this proposed environmental finding have been scheduled to be heard by
the Planning Commission on December 04, 2013 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: SUBMITTED B
Will Tackett, Supervising Planner
...rte \
Will Tac et , Supervising Planner
DATE: November 08, 2013 CITY O RESNO DEVELOPMENT AND
RESOURCE MANAGEMENT
DEPARTMENT