HomeMy WebLinkAboutT-6037 - Conditions of Approval - 8/2/2013 t
City Of
111117 Flk=--Z�!!WUP Development&Resource Management Department
2600 Fresno Street *Third Floor Mark Scott
Fresno, California 93721-3604 Interim Director
(559)621-8277 FAX(559)498-1026
June 04, 2012
Please reply to:
Will Tackett
(559)621-8063
Gary G. Giannetta Civil Engineering & Land Surveying
1119 "S" Street
Fresno, CA 93721
SUBJECT: NOTICE OF APPROVAL OF REVISED CONDITIONS OF APPROVAL FOR
REVISED VESTING TENTATIVE TRACT MAP NO. 5597/UGM AND
CONDITIONAL USE PERMIT APPLICATION NO.C-05-239 DATED MAY 18,2012;
FOR PROPERTY LOCATED ON THE NORTHEAST CORNER OF THE
INTERSECTION OF NORTH GARFIELD AND WEST BARSTOW AVENUES.
(APN: 505-040-13, 21, 70 & 71)
The City of Fresno Development Services(Planning)Division has completed its review of revisions
to the subject vesting tentative tract map and associated conditional use permit application
conditions of approval. Pursuant to Section 12-1005.2 of the Fresno Municipal Code, this letter is
written to advise you that the Director of the Development and Resource Management Department,
in consultation with the City Engineer, has approved the proposed minor revisions as noted within
the Revised Conditions of Approval for Vesting Tentative Tract Map No.5597/UGM and Conditional
Use Permit Application No. C-05-239 dated June 04,2012;these changes have been deemed to be
limited to changes which do not substantially alter the street pattern, lot configuration or overall
design scheme
The approved revisions to the conditions of approval for the vesting tentative tract map and
conditional use permit application shall become, for all purposes, the applicable tentative map and
conditional use permit conditions of approval for the proposed planned development subdivision and
the conditions of approval which were originally approved shall be deemed withdrawn and shall no
longer be of any force or effect for any purpose.
EXPIRATION: The approval or conditional approval of the vesting tentative tract map expires two
years from the date of approval of the original tentative tract map on August 15,2007. The approval
or conditional approval of the associated conditional use permit expires four years from the date of
approval of the original conditional use permit. However, the time limits for any special permit
conditionally granted in conjunction with an approved tentative tract map shall be automatically
extended upon the extension of such tentative tract map pursuant to Section 12-1005.1 of the FMC.
The approved tentative map qualifies for the automatic State of California legislative extensions
afforded through passage of Senate Bill No. 1185 (2008), Assembly Bill No. 333(2009) and
Assembly Bill No. 208 (2011). These legislative extensions set the current expiration date for the
approved tentative map at August 15, 2014. The revised conditions of approval issued for the
subject vesting tentative tract map and conditional use permit shall not affectthe anniversarydate of
the approved original tentative map or associated conditional use permit. The expiration shall
terminate all proceedings and a Final Map (tract) may not be filed without first processing a new
c
Gary G. Giannetta Civil Engineering& Land Surveying
Revised Conditions of Approval for Vesting Tentative Tract Map No. 5597/UGM
Revised Conditions of Approval for Conditional Use Permit No. C-05-239
June 04, 2012
Page 2
Tentative Map (tract).
EXTENSION: Modification of tentative tract map and/or conditional use permit conditions of
approval does not extend the original expiration date of the proposed tentative map. The divider
may request an extension of the tentative map expiration date by filing a written application together
with the fee set forth in the Master Fee Schedule at the time of the request with the Director of the
Development and Resource Management Department at least thirty days before the expiration date
of the map. The applicant must state the reasons for requesting the extension. New conditions may
be imposed if an extension is granted.
Discretionary extensions may not exceed an aggregate of six years.
If you wish additional information, please contact the City of Fresno, Planning and Development
Department, Planning Division, 2600 Fresno Street, Fresno, California 93721-3604; phone, (559)
621-8277. Your inquiry should be directed to either Jon Bartel (engineering or improvements
issues)or Will Tackett(planning or zoning issues).
Sincerely,
DEVELOP ERVICES DIVISION
ill T et Planner III
Dev o ment & Resource IVlanagement Department
Enclosures: Revised Conditions of Approval for Vesting Tentative Tract Map No. 5597/UGM &
Conditional Use Permit Application No. C-05-239 dated June 04, 2012.
CITY OF FRESNO
DEVELOPMENT AND RESOURCE MANAGEMENT DEPARTMENT
CONDITIONS OF APPROVAL
AUGUST 15,2007
(REVISED JUNE 04,2012)
VESTING TENTATIVE TRACT MAP NO. 5597/UGM &
CONDITIONAL USE PERMIT APPLICATION NO. C-05-239
NORTH SIDE OF WEST BARSTOW AVENUE BETWEEN NORTH GARFIELD AND NORTH GRANTLAND AVENUES
All tentative maps are subject to the applicable provisions of the State Subdivision Map Act,
Fresno Municipal Code (FMC), City policies, and City of Fresno Standard Specifications. The
following specific conditions are applicable to this vesting tentative map. The Urban Growth
Management (UGM) Service Delivery Plan requirements are included in the following conditions
of approval and are designated by the caption "Urban Growth Management Requirements."
NOTICE TO PROJECT APPLICANT
In accordance with the provisions of Government Code §66020(d)(1), the imposition of
fees, dedications, reservations or exactions for this project are subject to protest by the
project applicant at the time of approval or conditional approval of the development or
within 90 days after the date of the imposition of the fees, dedications, reservations or
exactions imposed on the development project.
GENERAL CONDITIONS
1. Upon conditional approval of Vesting Tentative Tract Map No. 5597/UGM, e^+
itled
€xhib,,, =
Conditions of Approval
Vesting Tentative Tract Map No. 5597/UGM
August 007
Revised June 04, 2012
Page 2
5. Public utilities easements, as necessary, shall be shown on the Final Map and dedicated
to the City of Fresno. Public utility easements beyond the limits of the Final Map, but
required as a condition of development, shall be acquired at the subdivider's cost and
shall be dedicated by separate instrument at the time of Final Map approval. The
relocation of existing utilities necessitated by the required public improvements shall be
paid for by the subdivider. The subdivider is responsible to contact the appropriate utility
company for information.
6. Comply with the conditions, policies and standards set forth in the City of Fresno,
Municipal Code, Article 10, Chapter 12, "Subdivision of Real Property;" Resolution No.
68-187, "City Policy with Respect to Subdivisions;" and City of Fresno Standard
Specifications, 2002 Edition, and any amendments thereto.
7. The developer/owner shall pay applicable fees for, but not limited to, plan checks for
street improvements and other grading and construction; street trees, street signs, water
and sewer service, and inspections in accordance with the City of Fresno Master Fee
Schedule (City Resolution No. 79-606 and No. 80-420) and any amendments,
modifications, or additions thereto; and in accordance with the requirements of State law
as related to vesting tentative maps.
8. The subdivider shall furnish to the City acceptable security to guarantee the construction
of the off-site street improvements in accordance with all applicable provisions of the
FMC and the State Subdivision Map Act. The subdivider shall complete all the public
improvements prior to the approval of the Final Map by the City. If, at the time of Final
Map approval, any public improvements have not been completed and accepted in
accordance with the standards of the City, the subdivider may elect to enter into an
agreement with the City to thereafter guarantee the completion of the improvements.
9. As a condition of Final Map approval, the subdivider shall furnish to the City a subdivision
guarantee listing all parties having any right, title or interest and the nature of their
interest per State law.
110. Relinquish access rights to North Garfield and West Barstow Avenues from all residential
lots which abut these streets. Reference Section 12-1011-f-3 of the Fresno Municipal
Code.
11. Prior to final map approval, the owner of the subject property shall execute a "Right to
Farm" covenant with the City of Fresno. Said covenant is to run with the land and shall
acknowledge and agree that the subject property is in or near agricultural districts located
in the City and County of Fresno and that the residents of said property should be
prepared to accept the inconveniences and discomfort associated with normal farm
activities. The "Right to Farm" covenant shall be recorded prior to or concurrent with the
recording of the Final Map of Vesting Tentative Tract No. 5597/UGM.
Conditions of Approval
Vesting Tentative Tract Map No. 5597/UGM
August 15 2097
Revised June 04, 2012
Page 3
Landscaping and Walls
12. Provide a 15-foot landscaped easement (and irrigation system) along the side or rear
property lines of all lots which side-onto or back-onto West Barstow and North Garfield
Avenues. Ref. Section 12-1011-f-3 of the Fresno Municipal Code.
When the grading plan establishes a top of slope beyond the required landscape
easement noted and the construction of the required wall is to be established coincident
with the top of slope then the required minimum easement width shall be expanded to
include the full landscaped area up to the wall location.
13. Construct a 6-foot high solid masonry wall along the rear or side property lines of all lots
which back onto or side onto West Barstow and North Garfield Avenues (solid wall to
meet the requirements of Section 12-306-H, Fresno Municipal Code).
14. Provide a corner cut-off area at the intersections of North Garfield/West Barstow
Avenues, North Garfield/West Robinwood Avenues and West Barstow/North 43!! Tisha
Avenues, in accordance with Section 12-306-H-3-d of the FMC. Corner cut-offs are
established to provide an unobstructed view for vehicular and pedestrian traffic
approaching an intersection. They are a triangular area formed by the property lines and
diagonal line adjoining points on the property lines, measured a specific distance from the
point of their intersection. At the intersections of streets, this distance is 30 feet. The
corner cut-off area shall be landscaped (including an irrigation system), and may be
included within the City's Community Facilities District.
15. Maintenance of the required landscape easements, streets, curbs and gutters, sidewalks,
medians, and street furniture may be the responsibility of the City's Community Facilities
District. Contact the Public Works Department, Engineering Services Division, at
(559) 621-8695 for information regarding the City's District. The property owners may
petition the City for annexation to the City's District prior to final map approval. If
approved by the City Council, the items noted in the attached letter dated August 2, 2006,
may be maintained by the Community Facilities District and may include the following:
• Maintenance of all Landscaping and Irrigation systems as approved by the Public
Works Department within the street easements (including half of medians).
• Maintenance of all sidewalks, as approved by the Public Works Department,
installed by this map within the street easements.
• Maintenance of all interior local street Pavement, Curbs, Gutters, Sidewalks,
Medians, Hydrants, Inlets and Street Furniture as approved by the Public Works
Department within the boundary of the tentative map.
• Maintenance and operating costs of all Street Lights as approved by the Public
Works Department within the boundary of the tentative map.
• Maintenance of all Street Trees as approved by the Public Works Department within
the boundary of the tentative map.
Conditions of Approval
Vesting Tentative Tract Map No. 5597/UGM
A,.gust! 2907
Revised June 04, 2012
Page 4
16. Proceedings to place the Final Map into a CFD may not commence until the territory has
been annexed into the City of Fresno.
17. Construction plans for all features to be maintained by a CFD for a final map shall be
included in the final map submission to the Development Department for processing.
This shall include a Street Tree Location and Street Tree Species (by street) map.
Landscaping plans shall contain actual tree and plant counts by species and include the
areas (in square feet) of turf, shrubs and trees, and sidewalks or other paved areas within
all landscaped areas.
18. 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.
19. Should the City Council not approve the annexation of any or all of the maintenance
items listed above, then the property owner/developer shall create a homeowner's
association for the maintenance of these items and proposed private streets, utilities, and
walls/gates. The proposed Declaration of Covenants, Conditions, and Restrictions
(CC&Rs) and the proposed instruments for the homeowners association shall be
submitted to the Development and Resource Management Department for review two
weeks prior to final map approval. Said documents shall be recorded with the final map
or alternatively submit recorded documents or documents for recording prior to final
acceptance of subdivision improvements. Said documents shall include assignment of
responsibility to the homeowners association for landscaping and other provisions as
stated in the Development and Resource Management Department Guidelines for
preparation of CC&Rs dated jaRuaFy 44, 40S2G September 01, 1994.
20. Improvement plans for all required landscaping and irrigation systems shall be submitted
to the Development and Resource Management Department for review prior to Final Map
approval.
21. The proposed Park shall be designated as an outlot and used as aggregate open space
for landscaping and recreational purposes.
22. The developer/owner shall provide a minimum 5-foot wide landscape strip (and irrigation
system) at the end of all interior blocks. The landscape strip/buffer shall be located
adjacent to the "sidewalk pattern" within the public street rights-of-way and between the
adjacent sidewalk and any proposed fences which may be proposed to be erected on a
respective lot. The required landscape strip shall incorporate street trees to shade the
adjacent sidewalks or landscaping which is compliant with the City of Fresno "Anti-
Graffiti" Landscaped Buffer Development and Planting Standards.
• NOTE: The required landscape strips at the end of interior blocks shall either
be designated as Landscape Easements and incorporated into the
Conditions of Approval
Vesting Tentative Tract Map No. 5597/UGM
August 4S 2007
Revised June 04, 2012
Page 5
Community Facilities District (if approved by the Public Works Department)
pursuant to the requirements included herein or shall be maintained by the
property owner of the lot on which they are a part.
a) The required end-block landscape strip/buffer shall include a minimum 10-foot wide
landscape strip (and irrigation system) and 4-foot sidewalk along the street side yard
of Lot 465163.
b) The developer/owner shall provide a-re feet sidewalk and landscaping as shown on
Cross Section Detail A-A of Exhibit "A" of Conditional Use Permit Application No. C-
05-239 and Vesting Tentative Tract Map No. 5597/UGM dated dune-21, 20G7 May
18, 2012 for the lots noted below:
Lot 456 155: southern property line West Robinwood Avenue
Lot 496 193: northern property line West Robinwood Avenue
Lot 244 211: eastern property line North 43,°Tisha Avenue
Lot 1: western property line North 41Tisha Avenue
Lot Dimensions
23. Pursuant to Section 42 211.5 B 12-306-N-21 of the FMC, all narr.e1S within the o_4 Z„ne
diS+riGt must nre„ide the Director of the Development and Resource Management
Department may modify the property development standards of the underlying zone
district if determined that the proposed development conforms to the provisions of the
aforementioned section. All lots shall be configured and dimensioned in accordance with
Vesting Tentative Tract Map No. 5597/UGM dated May 18, 2012.
'^
„
I.,+ots-- 50 feet
Semen-late: 60-feet
Reversed Gerner'AtT 6&4eet
40 feet
Depth
LEAS faning IoGal c+ree+r•• 99
eet
Building Setbacks
24. Building setbacks shall be provided in accordance with the R 4 n IGnn zone aiS+ri„+ as
ch�R OR Exhibit "A" of VeGtiRg—T-e# Conditional Use
Permit Application No. C-05-239 dated du;e 21, 2007- May 18, 2012; and, the ffrevis+er►s
of Sen+inn 42-241.5 ; of the FAA(' inleG6 then brise Retail iR these GenrlitiOn following:
a) Provide a minimum 15-foot street side yard setback for Lot 163.
25. Provide a minimum 10-foot side yard setback on the "key lot" side of Lot-1-92 180.
Conditions of Approval
Vesting Tentative Tract Map No. 5597/UGM
August 15 2007
Revised June 04, 2012
Page 6
Information
26. Prior to the issuance of building permits for the subdivision, school construction fees shall
be paid to the Central Unified School District in accordance with the school district's
adopted schedule of fees. Comply with the attached memorandum from the Central
Unified School District dated August 17, 2006.
27. The proposed tentative tract map shall be annexed to the City of Fresno concurrent with,
or prior to, final tract map approval, pursuant to all required fees and policies of the
Fresno County Local Agency Formation Commission and the City of Fresno including
any cost incurred to the City of Fresno by the detachment of the property from the Fresno
County Fire Protection District.
28. Contact the United States Postal Service for the location and type of mailboxes to be
installed in this subdivision.
29. Pursuant to Section §66456.1 of the Subdivision Map Act, which states "The right of the
subdivider to file multiple Final Maps shall not limit the authority of the local agency to
impose reasonable conditions relating to the filing of multiple Final Maps," any multiple
final maps filed by the subdivider on this tract shall fully and independently conform to all
provisions of FIVIC Chapter 12, Article 10, Subdivision of Real Property.
30. The developer/owner shall obtain any and all permits required for the removal or
demolition of any existing building or structure located within the subdivision boundaries.
The developer/owner shall also obtain any and all permits required for the proper
abandonment/closure of any existing water well, septic tank/leach field or cesspool, and
irrigation pipeline on the subject property. All such permits shall be obtained prior to
commencement of tract grading work, in accordance with Chapter 13 of the FMC.
31. If archaeological and/or animal fossil material is encountered during project surveying,
grading, excavating, or construction, work shall stop immediately.
32. If there are suspected human remains, the Fresno County Coroner shall be immediately
contacted (business hours: (559) 268-0109; after hours the contact phone number is
(559) 488-3111 for the Fresno County Sheriff's Department). If remains or other
archaeological material is possibly Native American in origin, the Native American
Heritage Commission (phone number (916) 653-4082) shall be immediately contacted,
and the California Archaeological Inventory/Southern San Joaquin Valley Information
Center (phone number (805) 644-2289) shall be contacted to obtain a referral list of
recognized archaeologists.
33. If animal fossils are uncovered, the Museum of Paleontology at the University of
California, Berkeley shall be contacted to obtain a referral list of recognized
paleontologists. An assessment shall be conducted by a paleontologist; if the
paleontologist determines the material to be significant, a recommendation shall be made
to the City as to any further site investigation or preservation measures.
Conditions of Approval
Vesting Tentative Tract Map No. 5597/UGM
August 4 G 2097
Revised June 04, 2012
Page 7
34. Apportionment of Special Assessment: If, as part of this subdivision, a division will be
made of any lot or parcel of land upon which there is an unpaid special assessment
levied under any State or local law, including a division into condominium interest as
defined in Section 783 of the Civil Code, the developer/owner shall file a written
application with the City of Fresno Director of Public Works, requesting apportionment of
the unpaid portion of the assessment or pay off such assessment in full.
If the subdivider elects to apportion the assessment, the application shall contain the
following information:
a. A full description of each assessed lot, parcel or interest to be divided and of how
such lot, parcel or interest will be divided;
b. A request that the Engineer apportion the amount remaining unpaid on the
assessment in accordance with applicable law; and
c. Written consent of the owner(s) of each such lot, parcel, or interest to the requested
apportionment.
d. The application shall be filed prior to the approval of the Final Map(s) by the City and
shall be accompanied by a fee in an amount specified in the Master Fee Resolution
for each separate lot, parcel, or interest into which the original assessed lot, parcel or
interest is to be divided. The fee shall be in an amount sufficient to pay all costs of
the City and the Engineer of Work responsible for determining the initial assessment
in making the requested apportionment.
35. The subdivider shall comply with Regulation VIII of the San Joaquin Valley Air Quality
Pollution Control District for the control of particulate matter and fugitive dust during
construction of this project.
SOLID WASTE SERVICE
36. Solid waste disposal for the subdivision shall be provided by the City of Fresno. The
method of collection to be utilized in this tract shall be subject to approval of the Solid
Waste Manager. See the attached memorandum form the Solid Waste Division dated
May 17, 2007.
PARK SERVICE
37. Comply with the memorandum from the Public Works Department dated May 21, 2007.
38. Pay appropriate park facilities fee and/or dedicate lands for park and recreation purposes
pursuant to Ordinance Nos. 2005-112 and 2005-113 adopted by the Fresno City Council
on September 27, 2005.
Conditions of Approval
Vesting Tentative Tract Map No. 5597/UGM
August 15, 200:7
Revised June 04, 2012
Page 8
FIRE SERVICE
39. Comply with the memorandum from the Fire Department dated May 25, 2007.
40. The subdivider shall be required to pay the appropriate Fire Station Capital Fee at the
time of final map approval.
STREETS AND RIGHTS-OF-WAY
41. The subdivider shall furnish to the City acceptable security to guarantee the construction
of the off-site street improvements in accordance with all applicable provisions of the
FMC and the State Subdivision Map Act.
42. The subdivider shall make provisions for disabled persons in accordance with the
Department of Public Works standards and as required by State law. Handicap access
ramps are required to be constructed in sidewalks at all corners within the limits of the
tract. Where street furniture is located within the sidewalk area (fire hydrants,
streetlights, etc.), a minimum of 48 inches of unobstructed path shall be maintained to
satisfy the American Disabilities Act requirements. If necessary, dedicate a pedestrian
easement to accommodate for the four foot minimum unobstructed path requirement.
43. All of the required street improvements shall be constructed and/or installed in
accordance with the City of Fresno Standard Specifications (2002 Edition). The following
shall be submitted as a single package to the Pubic Works Department for review and
approval:
a. Signing and striping plans (per current California Department of Transportation
standards);
b. Street Construction Plans; and,
c. Landscape and irrigation plans (median island and street trees within all parkways).
44. The subdivider shall underground all existing off-site overhead utilities and proposed
utility systems in accordance with FMC Sections 12-1011, 8-801, and Resolution
No. 78-522, 88-229.
45. The subdivider shall construct an underground street lighting system per Public Works
Standards within the limits of the tract. Spacing and design shall conform to Public
Works Standards for collector and local streets. Height, type, spacing, etc., of standards
and luminaries shall be in accordance with Resolution No. 68-187, 78-522, 81-219, and
88-229 or any modification thereto approved by the City Traffic Engineer prior to Final
Map approval. Upon completion of the work by the subdivider and acceptance of the
work by the City, the street lighting system shall be dedicated to the City. Submit
engineered construction plans to the Public Works Department for approval.
46. All dead-end streets created by this subdivision shall be properly barricaded in
accordance with City standards within seven days from the time the streets are surfaced
or as directed by the Engineer.
Conditions of Approval
Vesting Tentative Tract Map No. 5597/UGM
mugs+15 2007
Revised June 04, 2012
Page 9
47. The developer shall comply with Rule 8060 of the San Joaquin Valley Air Pollution
Control District for the control of fugitive dust requirements from paved and unpaved
roads.
48. Comply with the memorandum from the Public Works Department, Engineering Division
dated July 17, 2007; except as may be modified herein below:
Barstow Avenue: Collector
a) Dedicate 36'- 46' of property from section line, for public street purposes within the
limits of this subdivision to meet the current City of Fresno Collector Standards.
Garfield Avenue: Collector
b) Dedicate 36'- 44' of property from section line, for public street purposes within the
limits of this subdivision to meet the current City of Fresno Collector Standards
49. Comply with the mitigation measures in the Traffic Impact Study prepared for the project
by TJKM Transportation Consultants dated March 3, 2006 and the correspondence from
the Public Works Department, Traffic Engineering Division dated January 28, 2007.
General Conditions
50. Provide handicap access ramps at all corners within the limits of this subdivision.
51. Underground all existing offsite overhead utilities with the limits of this map in accordance
with FMC Section 12-1011, 8-801 and Resolution No. 78-522/88-229.
52. Submit the following plans, as applicable, in a single package, to the Public Works
Department for review and approval: Street Construction, Signing, Striping, Traffic Signal,
Streetlight, Landscape and Irrigation.
SANITARY SEWER SERVICE
There is an existing sewer trunk main in North Grantland Avenue at West Barstow Avenue.
Sanitary sewer improvements to be constructed shall include, but not be limited to: sanitary
sewer mains, house laterals to all existing and proposed lots, lift or pump station(s) and force
mains as directed by the Department of Public Utilities. The following sewer improvements shall
be required prior to providing City sewer service to the project:
53. Construct a 12-inch sewer main in West Barstow Avenue from North Grantland Avenue
easterly approximately 600 linear feet.
54. Construct a 10-inch sewer main in West Barstow Avenue from the 12-inch sewer main
west to North Garfield Avenue.
Conditions of Approval
Vesting Tentative Tract Map No. 5597/UGM
nu g 6t I 2097
Revised June 04, 2012
Page 10
55. Construct an 8-inch sewer main in North Garfield Avenue from West Barstow Avenue
north across the project frontage.
56. Sanitary sewer mains shall be extended within the proposed tract to provide sewer
service to each lot created.
57. Abandon all existing on-site private sanitary sewer systems.
58. All underground street utilities shall be installed prior to permanent street paving.
59. Public sewer facilities shall be constructed in accordance with the Department of Public
Works standards, specifications and policies.
60. Engineered improvement plans prepared by a Registered Civil Engineer shall be
submitted for Department of Public Utilities review and approvals for proposed additions
to the City Sewer System.
61. A preliminary sewer layout shall be prepared by the Developer's Engineer and submitted
to the Department of Public Utilities for review and conceptual approval prior to submittal
or acceptance of the developer's final map and engineered plan and profile improvement
drawing for City review
62. Street easements and/or deeds shall be recorded prior to approval of improvement plans.
63. Comply with the memorandum from the Public Utilities Department dated July 19, 2006.
Sanitary Sewer Fees
64. Sewer lateral charges are due and shall be paid for the project.
65. Oversize sewer charges are due and shall be paid for the project
66. Wastewater Facilities Charges are due and shall be paid for the project.
67. Trunk Sewer Charges (Grantland) are due and shall be paid for the project
WATER REQUIREMENTS
The following off-site water extensions (including installation of City fire hydrants) are required:
68. Construct a 14-inch transmission grid water main (including installation of City fire
hydrants) in North Grantland Avenue from approximately 400 feet south of West Roberts
Avenue south to West Barstow Avenue.
Conditions of Approval
Vesting Tentative Tract Map No. 5597/UGM
Revised June 04, 2012
Page 11
69. Construct a 14-inch transmission grid water main (including installation of City fire
hydrants) in West Barstow Avenue from North Grantland Avenue west to North Garfield
Avenue.
70. Construct a 14-inch transmission grid water main (including installation of City fire
hydrants) in North Garfield Avenue from West Barstow Avenue north across the frontage
of the project.
71. Construct a water supply well(s) on a site(s) dedicated to the City of Fresno. The well(s)
shall be capable of producing a flow amount to meet a total demand of 800 gallons per
minute, sufficient to serve peak water demand for the project and for fire suppression
purposes, or an alternative flow amount that is acceptable to the Public Utilities Director
and Fire Department Chief (or their designees). Well sites shall be of a size and at a
location acceptable to the Water Systems Manager. The cost of acquiring the well site
and construction of the well shall be reimbursed from UGM Water Supply Well Service
Area Fund 201s, in accordance with established UGM policies.
72. Water well construction shall include wellhead treatment facilities, if required. The cost of
constructing wellhead treatment facilities shall be reimbursed from UGM Wellhead
Treatment Service Area Fund 201s, in accordance with established UGM policies.
73. Engineered improvement plans prepared by a Registered Civil Engineer are required for
proposed additions to the City Water System.
74. Separate water services with meter boxes shall be provided to each lot created.
75. Two independent sources of water, meeting Federal and State Drinking Water Act
Standards, are required to serve the tract including any subsequent phases thereof. The
two-source requirement may be accomplished through any combination of water main
extensions, construction of supply wells, or other acceptable sources of water supply
approved by the Water Systems Manager.
76. Public water facilities shall be constructed in accordance with the Department of Public
Works standards, specifications, and policies.
77. Seal and abandon existing on-site well in compliance with per the State of California Well
Standards, Bulletin 74-90 or current revisions issued by California Department of Water
Resources and City of Fresno standards.
78. Water mains (including installation of City fire hydrants) shall be extended within the
proposed tract to provide water service to each lot created.
79. Comply with the Department of Public Utilities memorandum dated July 12, 2006.
Conditions of Approval
Vesting Tentative Tract Map No. 5597/UGM
August 45, 2007
Revised June 04, 2012
Page 12
Wafer Fees
The following Water Connection Charges and fees shall be paid for the project:
80. Payment of appropriate water connection charges at the time of final map approval
subject to deferral to building permit issuance as appropriate.
81. Payment for installation of wet tie(s), water service(s)and/or meter(s) is required
82. Pay UGM water fees for Water Service Area No. 201 S.
URBAN GROWTH MANAGEMENT REQUIREMENTS (GENERAL)
83. The developer of property located within the UGM boundaries shall comply with all
sewer, water and street requirements and pay all applicable UGM fees imposed under
the Urban Growth Management process (with appropriate credit given for the installation
of required UGM improvements) in accordance with the requirements of State Law as
related to vesting tentative tract maps.
84. The developer will be responsible for the relocation or reconstruction of any existing
improvements or facilities necessary to construct any of the required UGM
improvements.
Right-of-Way Acquisition
85. The developer will be responsible for the acquisition of any necessary right-of-way to
construct any of the required improvements.
86. Rights-of-way acquisition shall include any rights-of-way necessary for proper drainage,
signing, pole relocation, and shoulder grading. In general, this will require right-of-way to
be provided approximately 10 feet outside the travel lane. The exact requirement must
be determined at the project design stage based on the existing conditions and detailed
design information.
87. In the event an acquisition of any easement or right-of-way is necessitated by the subject
development, said acquisition will be accomplished prior to Final Map approval. The
developer/owner should contact the Real Estate Section of the Public Works Department
to receive procedural guidance in such acquisitions.
88. Should such acquisition not be accomplished by the subdivider prior to Final Map
approval, the subdivider must request and grant to the City the full authority to attempt
acquisition either through negotiation or through its power of eminent domain. The
subdivider shall furnish to the City Public Works Department, Engineering Division/ Real
Estate Section, an appraisal report or a request for an estimated appraisal amount (to be
determined by the City of Fresno Real Estate Section) prior to preparation of a
Subdivision Agreement.
89. The subdivider shall submit adequate security in the form of a cash deposit to guarantee
payment of all costs associated with the acquisition, including staff time, attorney's fees,
Conditions of Approval
Vesting Tentative Tract Map No. 5597/UGM
nu g est ! 2007
Revised June 04, 2012
Page 13
appraisal fees, court costs, and all related expenditures and costs necessary to effect the
acquisition of such easements or rights-of-way.
FLOOD CONTROL AND DRAINAGE
90. The subdivider shall be required to comply with the specific requirements imposed by the
Fresno Metropolitan Flood Control District (FMFCD) for the subdivision or any
amendments or modifications to those requirements which may be granted by the
FMFCD Board of Directors, pursuant to Section 13-1307 of the Fresno Municipal Code.
These requirements are identified in the District's letter to the Development and
Resource Management Department dated January 12, 2007.
91. The FMFCD January 12, 2007, Notice of Requirements states that permanent drainage
service is not available, and recommends that temporary facilities be provided until
permanent service is available. Any temporary basin constructed for or used by this
subdivision requires approval of FMFCD and the City of Fresno, and may only be
implemented through a covenant between the City and the Developer prior to final map
approval. Temporary basins shall be fenced within seven days of the time a basin
becomes operational, and fencing shall conform to City of Fresno Public Works Standard
No. P-45. The Fresno Mosquito and Abatement District shall be provided access rights
and a means of entry for inspection and mosquito abatement activities for all on-site
basins (refer to attached map of mosquito abatement districts in the Fresno-Clovis
Metropolitan Area). Attached hereto, and incorporated by reference, is a copy of the
updated Public Works Standard No. P-62 for temporary on-site ponding basins, and a
copy of the City of Fresno's Guidelines for Ponding Basin / Pond Construction and
Management, dated October 29, 2004.
FRESNO IRRIGATION DISTRICT(FID)
92. The developer/owner shall comply with the requirements in the attached memorandum
from FID dated July 17, 2007.
PACIFIC GAS AND ELECTRIC COMPANY(PG & E)
93. Comply with the attached memorandum from PG & E dated July 17, 2006.
SAN JOAQUIN VALLEY AIR POLLUTION CONTROL DISTRICT
94. Comply with the attached conditions of approval from the San Joaquin Valley Air
Pollution Control District, dated July 11, 2006.
CAL-f RAN S
95. Prior to the approval of any Final Tract Map for this tentative tract map, the
subdivider/developer shall pay its share of costs for improvements to interchanges
affected by vehicular travel related to this subdivision as provided below. The following
share of cost was derived by the California Department of Transportation (Caltrans)
Division 6 Office of Transportation Planning from its review of the Traffic Impact Study
prepared for Vesting Tentative Tract No. 5597/UGM and Rezone No. R-05-94 pursuant
Conditions of Approval
Vesting Tentative Tract Map No. 5597/UGM
nugust!5 2007
Revised June 04, 2012
Page 14
to the February 23, 2006 agreement between the City of Fresno and Caltrans. See
attached letter dated July 24, 2006, for more information.
Subdivider/Developer shall pay $19,983 for improvements to the State Route 99
interchanges at Herndon and Shaw Avenues.
DEVELOPMENT FEES AND CHARGES
96. This project is subject to the following development fees and charges:
PARKS DEPARTMENT FEE/ RATE
a. Street Tree Landscape Plan Review fee $56.00
b. Street Tree Installation fee $129.00/tree
City-installed tree
c. Street Tree Inspection fee $30.00/tree
Developer-installed tree
d. Maintenance District Plan Review fee $176.00
e. Maintenance District Inspection fee $305.00
f. Reinspection fee $29.00
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT FEE/ RATE
g. Metropolitan Flood Control District fee " Contact FMFCD for new fees.
Rates increased March 1, 2004.
SEWER CONNECTION CHARGES FEE RATE
h. Lateral Sewer Charge* $0.10/sq. ft. (to 100' depth)
i. Oversize Charge* $0.05/sq. ft. (to 100' depth)
j. Trunk Sewer Chargee $419/living unit
Service Area: Grantland
k. Wastewater Facilities Charges $2,119/living unit
I. House Branch Sewer Chargee N/A
Conditions of Approval
Vesting Tentative Tract Map No. 5597/UGM
August 15 2007
Revised June 04, 2012
Page 15
WATER CONNECTION CHARGES FEE RATE
m. Service Connection Charge Fee based on service(s) and
meter(s)sizes specified by
owner; fee for service(s)and
Meter(s)established by the
Master Fee Schedule.
n. Frontage Charge* $6.50/lineal foot
o. Transmission Grid Main Charge* $643/gross acre
(parcels 5 gross acres or more)
p. Transmission Grid Main Bond $243/gross acre
Debt Service Charge* (parcels 5 gross acres or more)
q. UGM Water Supply Feelv $407/living unit
Service Area: 201s
r. Well Head Treatment Feev $0/living unit
Service Area: 201
s. Recharge Feev $0/living unit
Service Area: 201
t. 1994 Bond Debt Service* $0/living unit
Service Area: 201
DEVELOPMENT IMPACT FEE FEE RATE
u. Fire Facilities Impact Fee - Citywide*** $539/living unit
v. Park Facility Impact Fee - Citywide*** $3398/living unit
w. *Quimby Parkland Dedication Feev** $1120/living unit
x. Police Facilities Impact Fee -Citywide*** $624/living unit
y. Traffic Signal Charge* $414.69/living unit
URBAN GROWTH MANAGEMENT FEE RATE
z. Major Street Charge* $3531/adj. acre
Service Area: E-4
aa. Major Street Bridge Charge* $196/adj. acre
Service Area: E-4
Conditions of Approval
Vesting Tentative Tract Map No. 5597/UGM
August 15 2007
Revised June 04, 2012
Page 16
bb.UGM Grade Separation Fee* N/A
cc. UGM Trunk Sewer Charge* N/A
Service Area: Grantland
dd.Street Acquisition/Construction Chargee N/A
Notes:
*This amount if paid is creditable against the Park Facility Impact Fee.
** Fee applicable to all maps accepted for filing after August 30, 2005
T Due at time of subdivision.
4 Due at time of development.
♦ Due at occupancy.
.6 Deferrable through Fee Deferral Covenant.
City of
Planning & Development Department
2600 Fresno Street- Third Floor Nick P. Yovino
Fresno, California 93721-3604 Director
(559) 621-8277 FAX (559) 498-1012
October 5, 2007 Please reply to:
David Braun
(559) 621-8038
Jeff Roberts
Granville Homes, Inc.
1396 West Herndon Avenue, Suite 101
Fresno, CA 93711
SUBJECT: FINAL ACTION BYTHE FRESNO CITY COUNCIL REGARDING REZONE APPLICATION
NO. R-05-94 LOCATED ON THE NORTH SIDE OF WEST BARSTOW AVENUE
BETWEEN NORTH GARFIELD AND NORTH GRANTLAND AVENUES (APN: 505-040-
13, 17, 18, 19, 20, 21, 33, 34, 70, 71)
At is regular scheduled meeting on September 18,2007,the Fresno City Council took the following action
regarding the above-referenced application:
1. Approved the environmental finding of Environmental Assessment No. R-05-94/T-5597/C-05-239
dated November 27,2006,that the project conforms to the provisions of the 2025 Fresno General
Plan Master Environmental Impact Report (MEIR No. 10130).
2. Approved Rezone Application No. R-05-94 requesting to rezone the approximately 69.5 acre site
from the R-R (County) zone district to the R-1/UGM (Single Family Residential District/Urban
Growth Management), R-A/UGM (Single Family Residential-Agricultural/Urban Growth
Management)and R-2/UGM(Low Density Multiple Family Residential/Urban Growth Management)
zone districts.
On August 15, 2007, the City of Fresno Planning Commission approved the following:
1. Approved Vesting Tentative Tract Map No.5597/UGM requesting to subdivide approximately 41.5
acres of the subject property into a 214-lot single family residential subdivision.
Enclosed is a copy of the Planning Commission Resolution and City Council Ordinance Bill adopted forthe
rezone and tentative tract map.
If you have any questions regarding these items please contact me at the number listed above.
Sincerely,
ANNINtG DIVISION
t
David Braun, Planner III
Enclosures: Planning Commission Resolution No. 12726
City Council Ordinance Bill No. 2007-73
Cc: Giannetta Engineering
FRESNO CITY PLANNING COMMISSION
RESOLUTION NO. 12726
The Fresno City Planning Commission at its regular meeting on August 15, 2007, adopted the
following resolution pursuant to the Subdivision Map Act of the Government Code of the State of
California and the Municipal Code of the City of Fresno.
WHEREAS, Vesting Tentative Tract Map No. 5597/UGM was filed with the City of Fresno and
proposes to subdivide the subject property into a 214-lot single family residential subdivision on
approximately 41.5 (net) acres of property located on the northeast corner of West Barstow and
North Garfield Avenues; and,
WHEREAS, on August 21, 2006, the West Area Community Plan Advisory Committee
recommended approval of the tract map and related rezone application; and,
WHEREAS, the Planning and Development Department staff recommended approval of the
proposed project subject to all conditions of approval contained in the staff report dated August 15,
2007; and,
WHEREAS, at that same hearing the Commission reviewed related Rezone Application No. R-05-
94 proposing to reclassify the subject site from the R-R (County) zone district to the R-1/UGM
(Single Family Residential/Urban Growth Management), R-2/UGM (Low Density Multiple Family
Residential/Urban Growth Management)and R-A/UGM (Single Family Residential-
Agricultural/Urban Growth Managemeno zone districts; and,
WHEREAS,the Fresno City Planning Commission conducted a public hearing on August 15,2007,
to review the proposed subdivision and considered the staff report and invited testimony with
respect to the proposed subdivision; and,
WHEREAS, no neighbors spoke in opposition to the tentative tract map.
NOW, THEREFORE, BE IT RESOLVED that the Fresno City Planning Commission hereby finds
and determines that there is no substantial evidence in the record to indicate that Vesting Tentative
Tract Map No. 5597/UGM may have a significant effect on the environment as identified by the
Finding of Conformity to the 2025 Fresno General Plan Master Environmental Impact Report(MEIR
No. 10130) dated November 27, 2006, prepared for Environmental Assessment No. R-05-94/T-
5597/C-05-239.
BE IT FURTHER RESOLVED that the Fresno City Planning Commission finds that approval of the
tentative tract map is consistent with the adopted 2025 Fresno General Plan and the West Area
Community Plan and the findings required pursuant to Section 66410 et. seq. of the Government
Code.
BE IT FURTHER RESOLVED that the Fresno City Planning Commission hereby approves Vesting
Tentative Tract Map No. 5597/UGM subject to the Planning and Development Department
Conditions of Approval dated August 15, 2007 and the following addition to the conditions of
approval:
No occupancy permits shall be issued for any structures within Vesting Tentative Tract No.
5597 prior to August 15, 2009 (two years from the date of approval of -the tentative tract
map).
Planning Commission Resolution No. 12726
Tentative Tract Map No. 5597
August 15, 2007
Page 2
The foregoing Resolution was adopted by the Fresno City Planning Commission upon a motion by
Commissioner Holt, seconded by Commissioner Kissler.
VOTING: Ayes - Holt, Kissler, DiBuduo, Vang, Vasquez
Noes - None
Not Voting - None
Absent - Cherry, Torossian
DATED: August 15, 2007 NICK P. YOVINO, Secretary
Fresno City Planning Commission
Resolution No. 12726
Tentative Tract Map No. 5597/UGM
Filed by Granville Homes, Inc.
Action: Approve with conditions
Recording Requested bp.w
City Clerk, Fresno, California
No Fee-Govt. Code 6103
Return to City Clerk, Fresno
Space above this line reserved for Fresno County Recorders Office
��' ``'• ORDINANCE OF THE COUNCIL OF THE CITY OF FRESNO
PROPOSED AND INITIATED BY
MOVED BYCalhoun SECONDEDBY Westerlund
i
BILL NO. B-76
ORDINANCE NO. 2007-73
AN ORDINANCE OF THE CITY OF FRESNO, CALIFORNIA, AMENDING
THE OFFICIAL ZONE MAP OF THE CITY OF FRESNO HERETOFORE
ADOPTED BY ARTICLES 1 TO 4.5 INCLUSIVE, CHAPTER 12, OF THE
FRESNO MUNICIPAL CODE, BEING THE ZONING ORDINANCE OF THE
CITY OF FRESNO
WHEREAS, Rezone Application No. R-05-94 has been filed with the City of Fresno by Granville
Homes, Inc., property owner, to rezone property as described hereinbelow; and,
WHEREAS, the West Area Community Plan Advisory Committee considered this application at
its meeting of August 21, 2006, and recommended approval; and,
WHEREAS, pursuant to the provisions of Article 4, Chapter 12,of the Fresno Municipal Code,the
Planning Commission of the City of Fresno held a public hearing on the 15th day of August, 2007, to
consider Rezone Application No. R-05-94 and related Environmental Assessment No. R-05-94/T-5597/C-
05-239, during which the Commission considered the environmental assessment and recommended to
the Council of the City of Fresno approval of the rezone application which proposes to amend the City's
Zoning Ordinance on real property described hereinbelow from the R-R (County) zone district to the R-
1/UGM (Single Family Residential/Urban Growth Management), R-2/UGM (Low Density Multiple Family
Residential/Urban Growth Management) and R-A/UGM (Single Family Residential-Agricultural/Urban
Growth Management) zone districts; and,
�ttt luG I J i 'C s)' F.... r1_3
. Ordinance Amending O'.,.,al Zone Map "11W
Rezone Application No. R-05-94
,. Page 2
WHEREAS, the Council of the City of Fresno, on the 18th day of September, 2007, received
the recommendation of the Planning Commission.
NOW,THEREFORE,THE COUNCIL OF THE CITY OF FRESNO DOES ORDAIN AS FOLLOWS:
SECTION 1. Based upon the testimony and information presented at the hearing and upon review
and consideration of the environmental documentation provided, the adoption of the proposed rezoning
is in the best interest of the City of Fresno. The Council finds in accordance with its own independent
judgment that there is no substantial evidence in the record that the rezoning may have a significant
effect on the environment as identified by the Finding of Conformity to the 2025 Fresno General Plan
Master Environmental Impact Report (MEIR No. 10130) dated November 27, 2006, prepared for
Environmental Assessment No. R-05-94/T-5597/C-05-294. Accordingly, Environmental Assessment No.
R-05-94/T-5597/C-05-294 is hereby approved.
SECTION 2. The Council finds the requested R-1/UGM zone district is consistent with the medium
high density residential and the medium low density residential planned land use designations of the 2025
Fresno General Plan and the West Area Community Plan pursuant to Section 12-403-13-2 of the Fresno
Municipal Code.
SECTION 3. The Council finds the requested R-2/UGM zone district is consistent with the medium
high density residential planned land use designation of the 2025 Fresno General Plan and the West Area
Community Plan pursuant to Section 12-403-B of the Fresno Municipal Code.
SECTION 4. The Council finds the requested R-A/UGM zone district is consistent with the open
space-ponding basin planned land use designation of the 2025 Fresno General Plan and the West Area
Community Plan pursuant to Section 12-403-B of the Fresno Municipal Code.
SECTION 5. The Council finds that the zone district of the real property described hereinbelow,
located in the City of Fresno and shown on the Official Zone Map of the City of Fresno, is reclassified from
the R-R (County) zone district to the R-1/UGM (Single Family Residential/Urban Growth Management)
zone district.
Ordinance Amending Opal Zone Map
Rezone Application No. R-05-94
Page 3
Lots 7, 10 and 15 of Muscatel Estate, recorded in Volume 4, page 67 of Plats,
Fresno County Records
EXCEPTING THEREFROM the West half of said Lot 7 and the North Half of
the West Half of said Lot 10.
SECTION 6. The Council finds that the zone district of the real property described hereinbelow,
located in the City of Fresno and shown on the Official Zone Map of the City of Fresno, is reclassified from
the R-R (County) zone district to the R-2/UGM (Low Density Multiple Family Residential/Urban Growth
Management) zone district.
(1) The South 236 feet of the East Half of the property described as follows:
BEGINNING at a point 30 feet West and 2609.40 feet South of the Northeast
corner of Section 8, Township 13 South, Range 19 East, Mount Diablo Base
and Meridian; thence North, parallel with the East line of said Section 8, a
distance of 944 feet; thence West, parallel with the South line of the Northeast
Quarter of said Section 8, a distance of 862.86 feet;thence South,a distance of
944 feet; thence East, a distance of 862.76 feet to the Point of Beginning.
(2) The South 236 feet of the North 708 feet of the East Half of the property
described as follows:
BEGINNING at a point 30 feet West and 2609.40 feet South of the Northeast
corner of Section 8, Township 13 South, Range 19 East, Mount Diablo Base
and Meridian; thence North, parallel with the East line of said Section 8, a
distance of 944 feet;thence West, parallel with the South line of the Northeast
Quarter of said Section 8, a distance of 862.86 feet;thence South,a distance of
944 feet; thence East, a distance of 862.76 feet to the Point of Beginning.
(3) The South 236 feet of the North 472 feet of the East Half of the property
described as follows:
BEGINNING at a point 30 feet West and 2609.40 feet South of the Northeast
corner of Section 8, Township 13 South, Range 19 East, Mount Diablo Base
and Meridian; thence North, parallel with the East line of said Section 8, a
distance of 944 feet;thence West, parallel with the South line of the Northeast
Quarter of said Section 8, a distance of 862.86 feet;thence South,a distance of
944 feet; thence East, a distance of 862.76 feet to the Point of Beginning.
(4) The North 236 feet of the East Half of the property described as follows:
BEGINNING at a point 30 feet West and 2609.40 feet South of the Northeast
corner of Section 8, Township 13 South, Range 19 East, Mount Diablo Base
and Meridian; thence North, parallel with the East line of said Section 8, a
distance of 944 feet; thence West, parallel with the South line of the Northeast
Ordinance Amending Os.al Zone Map
Rezone Application No. R-05-94
Page 4
u _
Quarter of said Section 8,a distance of 862.86 feet;thence South,a distance of
944 feet; thence East, a distance of 862.76 feet to the Point of Beginning.
SECTION 7. The Council finds that the zone district of the real property described hereinbelow,
located in the City of Fresno and shown on the Official Zone Map of the City of Fresno, is reclassified from
the R-R (County) zone district to the R-A/UGM (Single Family Residential-Agricultural/Urban Growth
Managemeno zone district.
(1)The West Half of the property described as follows:
BEGINNING at a point 30 feet West and 2609.40 feet South of the Northeast
corner of Section 8, Township 13 South, Range 19 East, Mount Diablo Base
and Meridian; thence North, parallel with the East line of said Section 8, a
distance of 944 feet; thence West, parallel with the South line of the Northeast
Quarter of said Section 8,a distance of 862.86 feet;thence South, a distance of
944 feet; thence East, a distance of 862.76 feet to the Point of Beginning.
(2) The East Half of the property described as follows:
Beginning at the Northeast corner of Section 8, Township 13 South Range 19
East, Mount Diablo Base and Meridian,thence South along the East line of said
Section 8, a distance of 1665.40 feet; thence West, a distance of 892.86 feet to
the TRUE POINT OF BEGINNING; thence West, a distance of 862.86 feet;
'thence South, a distance of 944 feet to the intersection with a line parallel with
and 30 feet North of the South line of the Northeast Quarter of said Section 8;
thence East, parallel with said South line, a distance of 862.76 feet; thence
North, a distance of 944 feet to the TRUE POINT OF BEGINNING.
SECTION 8. This ordinance shall become effective and in full force and effect at 12:01 a.m.
On the thirty-first day after its passage and upon annexation of the subject property into the City of
Fresno.
CLERK'S CERTIFICATION
STATE OF CALIFORNIA )
COUNTY OF FRESNO )
CITY OF FRESNO )
I, REBECCA E. KLISCH, City Clerk of the City of Fresno, certify that the foregoing ordinance
was adopted by the Council of the City of Fresno, California, at a regular meeting held on the
18th day of September , 2007, by the following vote:
Ayes: Calhoun, Dages, Duncan, Sterling, Westerlund, Xiong, Perea
Noes: None
Absent: None
Abstain: None
REBECCA E. KLISCH
City Clerk
By
APPROVED AS TO FORM:
JAMES C. SANCHEZ
City Attorney
6y .
hn Fox, Deputy CityAttorney
Rezone Application No. R-05-94
Filed by Granville Homes, Inc.
Assessor's Parcel No. 505-040-13, 17, 18, 19,
20, 21, 33, 34, 70, 71
K:\MASTER FILES-TRACT MAPS\TRACT 5597 Dave Braun(R-05-94)\CC ORDINANCE BILL.DOC
cityof
IL�Mkl- , AGENDA ITEM NO. VIII-A
,wREPORT 1U THE PLANNING COMMISSION
r n�-�:c—`.►
COMMISSION MEETING 8-15-07
August 15, 2007 APPROVED BY
FROM: STAFF, Planning Di ision �--
Planning and Develo e D ent DEPART REC OR
SUBJECT: CONSIDERATION OF REZONE APPLICATION NO. R-05-94, v4-PING
TENTATIVE TRACT MAP NO. 5597/UGM AND ENVIRONMENTAL FINDING
FOR ENVIRONMENTAL ASSESSMENT NO. R-05-94/T-5597/C-05-239
EXECUTIVE SUMMARY
The subject property consists of 69.5 acres (net) located on the north side of West Barstow Avenue
between North Garfield and North Grantland Avenues. Rezone Application No. R-05-94 proposes to
change the zone district from the R-R (County) zone district to the R-1/UGM (Single Family
Residential/Urban Growth Management) zone district for the 41.5 acre subdivision site, to the R-A/UGM
(Single Family Residential-Agricultural/Urban Growth Management) zone district for the 18.7 acre
Fresno Metropolitan Flood Control District ponding basin and to the R-2/UGM (Low Density Multiple
Family Residential/Urban Growth Management) zone district for four rural residential parcels comprising
9.3 acres.
The applicant, Granville Homes, Inc., has also filed Vesting Tentative Tract Map No. 5597/UGM
proposing to subdivide 41.5 acres (net) of the subject property into a 214-lot single family residential
subdivision at an overall density of 5.2 units per acre.
The applications would bring the subject property into conformance with the 2025 Fresno
General Plan and the West Area Community Plan. The rezone and subdivision map, subject to
conditions, are supported by staff.
PROJECT INFORMATION
PROJECT A 214-lot single-family residential subdivision on 41.5 acres (net) of
property to be developed at an overall density of 5.2 dwelling units
per acre.
APPLICANT Granville Homes, Inc. (Engineer: Giannetta Engineering )
LOCATION North side of West Barstow Avenue between North Garfield and
North Grantland Avenues
(Council District 2, Councilmember Calhoun)
SITE SIZE 69.5 acres
Subdivision site-41.5 acres
Ponding Basin-18.7 acres
Four rural residential parcels-9.3 acres
LAND USE Existing - Vacant
Proposed - Single Family Residential
REPORT TO THE PLANNING COMMISSION
Rezone Application No. R-05-94
Vesting Tentative Tract Map No. 5597/UGM
August 15, 2007
Page 2
ZONING Existing - R-R (County)
Proposed - R-1/UGM (Single Family Residential/Urban Growth
Management)-41.5 acres
R-A/UGM (Single Family Residential-Agricultural/Urban
Growth Management)-18.7 acres
R-2/UGM (Low Density Multiple Family
Residential/Urban Growth Management)-9.3 acres
PLAN DESIGNATION The proposed R-1/UGM zone district and 214-lot single family
AND CONSISTENCY residential subdivision is consistent with the 2025 Fresno General
Plan and West Area Community Plan designation of the site for
medium high density and medium low density residential planned
land uses, subject to Section 12-403-B-2 of the Fresno Municipal
Code. The proposed R-A/UGM zone district is consistent with the
open space-ponding basin plan designation shown for that portion of
the site and the R-2/UGM zone district is consistent with the medium
high density residential plan designation shown for that portion of the
site.
ENVIRONMENTAL FINDING Finding of Conformity to the 2025 Fresno General Plan Master
Environmental Impact Report (MEIR) No. 10130 dated November
27, 2006
PLAN COMMITTEE The West Area Community Plan Advisory Committee reviewed
RECOMMENDATION the project on August 21, 2006, and recommended that the
project be approved by a 4-0 vote with two members absent.
STAFF RECOMMENDATION Recommend approval of rezone application and approve vesting
tentative tract map subject to compliance with the Conditions of
Approval for T-5597/UGM dated August 15, 2007.
BORDERING PROPERTY INFORMATION
Planned Land Use Existing Zoning Existing Land Use
North Medium Low and Medium Density Rural Residential
Residential R-1/UGM Single Family Residential
(Single Family Residential/Urban
Growth Management)
South Medium Low and Medium Density Rural Residential
Residential R-R(County)
Pending R-1/UGM (Single Family Pending Single Family
Residential/Urban Growth Residential
Management)
REPORT TO THE PLANNING COMMISSION
Rezone Application No. R-05-94
Vesting Tentative Tract Map No. 5597/UGM
August 15, 2007
Page 3
East Neighborhood Commercial R-1/UGM Rural Residential
Medium Density Residential (Single Family Residential/Urban Single Family Residential
Growth Management)
C-1/UGM
(Neighborhood Shopping
Center/Urban Growth
Management)
West Not in Sphere of Influence AE-20 (County) Rural Residential
ENVIRONMENTAL FINDING
The initial study prepared for Environmental Assessment No. R-05-94/T-5597/C-05-239 considered
potential environmental impacts associated with the subject rezone application and subdivision map
request. The study indicates that the project, if approved, would conform to the land use designation
and land use policies of the 2025 Fresno General Plan and is within the scope of Master Environmental
Impact Report No. 10130. Therefore, staff has issued a finding that the project proposal is
in conformance to the 2025 Fresno General Plan Master Environmental Impact Report (MEIR)
No. 10130 dated November 27, 2006, which incorporates a MEIR Mitigation Monitoring Checklist. This
environmental finding was properly noticed with no comments filed within the 20-day review and
comment period.
BACKGROUND / ANALYSIS
The applicant, Granville Homes, Inc., has tiled Rezone Application No. R-05-94 and Vesting Tentative
Tract Map No. 5597/UGM for approximately 69.57 (net) acres of property located on the north side of
West Barstow Avenue between North Garfield and North Grantland Avenues. The rezone application
proposes to reclassify the subject property from the R-R (County) zone district to the R-1/UGM (Single
Family Residential/Urban Growth Management), R-A/UGM (Single Family Residential-
Agricultural/Urban Growth Management) and R-2/UGM (Low Density Multiple Family Residential/Urban
Growth Management) zone district. Vesting Tentative Tract Map No. 5597/UGM proposes to subdivide
41.5 acres of the subject site into a 214-lot single family residential planned development subdivision at
an overall density of 5.2 dwelling units per acre.
On November 19, 2002, the City Council, through Resolution No. 2002-379, adopted the 2025 Fresno
General Plan which also adopted the West Area Community Plan. The West Area Community Plan
designates the subject property for medium low density residential (2.19 to 4.98 dwelling units per acre),
medium high density residential (10.38 to 18.15 dwelling units per acre) and open space land uses. The
applicant wishes to pursue development of a portion of the subject property with 214 single family
homes. The requested R-1/UGM (Single Family Residential/Urban Growth Management) zone district
is considered consistent with the medium low and medium high density residential land use
designations, pursuant to Section 12-403-B-2 of the Fresno Municipal Code. Furthermore, the proposed
development with a density of 5.2 dwelling units per acre demonstrates that the project site will be
developed within the overall density of dwelling units anticipated by the 2025 Fresno General Plan and
West Area Community Plan.
REPORT TO THE PLANNING COMMISSION
Rezone Application No. R-05-94
Vesting Tentative Tract Map No. 5597/UGM
August 15, 2007
Page 4
The requested R-A/UGM (Single Family Residential-Agricultural/Urban Growth Management) zone
district is considered consistent with the open space-ponding basin plan designation and 'the requested
R-2/UGM (Low Density Multiple Family Residential/Urban Growth Management) zone district is
considered consistent with the medium high density residential plan designation.
Rezone Application No. R-05-94
The rezone application involves approximately 69.5 acres and includes the subdivision proposed by
Vesting Tentative Tract No. 5597 as well as the ponding basin on the north side of Barstow Avenue
west of the proposed subdivision and the four rural residential parcels which front onto North Grantland
Avenue near the northwest corner of West Barstow and North Grantland Avenues.
Based on discussions with the Local Agency Formation Commission (LAFCO) and Fresno County staff,
it was determined that in order to provide orderly boundaries for the annexation of the subdivision map
proposed by Vesting Tentative Tract No. 5597, it would be necessary to include the ponding basin on
the north side of Barstow Avenue and the four rural residential parcels which front onto Grantland
Avenue within the annexation. Since state law requires all properties to be zoned, prior to them being
annexed into the City, the ponding basin and four rural residential parcels have been added to the
rezone application.
West Area Community Plan Advisory Committee
The West Area Community Plan Advisory Committee reviewed the proposed rezone and tentative tract
map applications at its meeting on August 21, 2006. The Committee recommended approval of the
project by a 4-0 vote, with two members absent.
Water Resources and Public Water Supply
The Water Division of the Department of Public Utilities has determined that there is an adequate source
of water available to serve the project with the implementation of the UGM service delivery requirements
and environmental impact mitigation measures. The nearest presently available water service line is
located in North Grantland Avenue, to the northwest of the subject property.
The Fresno Metropolitan Flood Control District (FMFCD) has indicated that permanent flood control
service is currently not available for this project.
Implementation of the 2025 Fresno General Plan policies, mitigation measures of Master Environmental
Impact Report No. 10130, the Water Resources Management Plan, and the mitigation measures
identified by the project environmental assessment/initial study will provide an adequate, reliable and
sustainable water supply for the project's urban domestic and public safety consumptive purposes.
Sewage Collection System Capacity
The Cities of Fresno and Clovis share jointly in the treatment capacity of the Fresno-Clovis Regional
Wastewater Treatment and Reclamation Facility. In 1998, the treatment capacity was expanded to
accommodate up to 80 million gallons per day, and was upgraded with modernized equipment to
safeguard against equipment failures. However, in an attempt to serve the anticipated 790,000
metropolitan area population for the year 2025, one or more sub-regional treatment and reclamation
facilities will be required.
REPORT TO THE PLANNING COMMISSION
Rezone Application No. R-05-94
Vesting Tentative Tract Map No. 5597/UGM
August 15, 2007
Page 5
The Department of Public Utilities has determined that adequate sanitary sewer service is available to
serve the project, subject to the mitigation measures imposed with the environmental assessment. The
nearest public sanitary sewer main to serve this project is located in North Grantland Avenue.
Central Unified School District
The project site is served by the Central Unified School District and is within the attendance boundaries
of the Herndon-Barstow Elementary School, Rio Vista Middle School and Central High School-East
Campus .
Because of the rapid growth occurring within the district's boundaries, the school district has advised the
city that future adjustments of school attendance areas could occur such that students residing in the
proposed project will attend an elementary or middle school other than noted above. Furthermore, the
school district has adopted development fees in accordance with current state law and currently levies a
development fee based on square footage, which the project site will be subject to at the time of
development.
Circulation Element Plan Policies and Major Street System Traffic Capacity
The 2025 Fresno General Plan designates North Garfield Avenue and East Barstow Avenue as collector
streets, with a 94-foot right-of-way. The applicant will be required to dedicate and construct
improvements on North Garfield, and West Barstow Avenues. Other improvements include the
construction of curb, gutter, sidewalk, and transition paving within the limits of the tract; construction of
an underground street lighting system; and relinquishment of access rights to North Garfield and West
Barstow Avenues for all residential lots adjacent to these major street frontages. These street
improvements are outlined in more detail in the Vesting Tentative Tract Map No. 5597/UGM Conditions
of Approval dated August 15, 2007.
A Traffic Impact Study (TIS) was prepared for the proposed project by TJKM dated March 3, 2006. The
proposed development of a 227-lot single family residential subdivision on the 41.5-acre project site can
be expected to generate an average of 2,172 vehicle trips per day (VTD), which includes 170 a.m. and
229 p.m. peak hour trips.
An important goal is to maintain acceptable levels of service along the highway and street network. To
accomplish this, local agencies adopt minimum levels of service (LOS) in an attempt to control
congestion that may result as new development occurs. Caltrans' minimum LOS is C except where
prohibitive, according to information specified in Caltrans' A Guide For Traffic Impact Studies. The. City
of Fresno's minimum LOS design standard is LOS D. Traffic impacts are considered to occur whenever
the LOS exceeds D on the City street system, or C on the State highway system
The results of the study determined that the intersections of Barstow and Grantland Avenues, Herndon
and Parkway Avenues and Grantland and Parkway Avenues should be signalized with or without the
proposed project. Signalization of these intersections is a condition of approval of this project.
Because the immediately surrounding properties are not developed, the planned major street and
intersection improvements have not yet been completed as required by adopted plans, policies and
development standards. However, the proposed project as well as other urban land uses developed as
planned by the 2025 Fresno General Plan will be required to construct the planned major street system
consistent with the public facility and service delivery requirements of the Urban Growth Management
REPORT TO THE PLANNING COMMISSION
Rezone Application No. R-05-94
Vesting Tentative Tract Map No. 5597/UGM
August 15, 2007
Page 6
Program. In addition, the developer of this project, in accordance with the mitigation measures of
Master Environmental Impact Report (No. 10130) certified by the Council with the adoption of the 2025
Fresno General Plan, will be required to pay impact fees specific to the traffic signalization of the major
street intersections.
State Department of Transportation (Caltrans)
Caltrans submitted the attached correspondence on the project dated July 24, 2006. Caltrans staff
determined that trips generated from this project would impact the Herndon/99 and Shaw/99
interchanges. Applying the formula(s) accepted by the City and the State in the February 23, 2006
Caltrans/City of Fresno interim agreement, Caltrans determined that this project is responsible to pay
$19,983 in State highway facilities fees. This fee has been imposed on this project as a condition of
Vesting Tentative Tract Map No. 5597/UGM.
Subdivision Design/Streets and Access Points
This subdivision is proposed to have one access point to West Barstow Avenue and one access point to
North Garfield Avenue. The project also proposes one street connection to the existing development to
the northeast of the project and a stub street for a future connection to the property to the north of the
project. The Public Works Department, Transportation Planning Section has reviewed the rezone
application and tentative tract map. Public Works staff has determined that the streets adjacent to and
near the subject site will be able to accommodate the quantity and kind of traffic generated, subject to
the dedication and improvement of adjacent portions of North Garfield and West Barstow Avenues to
their ultimate planned width.
Landscaping/Open Space/Walls
Given that the proposed subdivision abuts planned collector (Garfield and Barstow Avenues) streets, the
developer will be required to install 15 feet of landscaping along both North Garfield and West Barstow
Avenues. In addition, the applicant will be required to install a solid wall at the rear of the required
landscape setback, which will mitigate the adverse effect of noise generated by vehicles traveling on the
adjacent major streets. Staff is also requiring the project to provide additional landscaping and wrap-
around walls at the entry points of the subdivision from the adjacent major streets, improving the visual
image.
In addition to providing landscaping and wrap-around walls at the entry points of the subdivision from
the adjacent major streets, the project proposes a common open space area in the central portion of the
project consisting of approximately 1.1 acres. The project meets the requirement to provide three
percent aggregate open space, per current Planning Commission policy.
The park and enhanced entryways, will help meet several of the goals of the 2025 Fresno General Plan,
including Goal No. 10 which states that we (i.e. the City along with developers) "provide quality open
space, park and recreational facilities..." and also Policy F-3-i which states that "the location of park and
recreation sites should be central and accessible to the population served, while preserving the integrity
of the surrounding neighborhood." The setting of the park at the location as depicted on the tentative
tract map and being open on three sides, will allow passers-by and residents the opportunity to monitor
the park resulting in a safe environment and focal point for the neighborhood.
REPORT TO THE PLANNING COMMISSION
Rezone Application No. R-05-94
Vesting Tentative Tract Map No. 5597/UGM
August 15, 2007
Page 7
Tentative Tract Map Findings
The Subdivision Map Act (California Government Code Section 66400 et. seq.) requires that a proposed
subdivision not be approved unless the map, together with its design and improvements, is found to be
consistent with the General Plan and any applicable specific plan (Finding No. 1 below).
State law further provides that the proposed subdivision map be denied if any one of the Finding
Nos. 2 - 5 below is made in the negative. In addition, State law requires that a subdivision be found to
provide for future passive and natural heating or cooling opportunities in the subdivision development
(Finding No. 6 below).
1. The proposed subdivision map, together with its design and improvements, is consistent with the
City's 2025 General Plan (there is not an applicable specific plan), because the 2025 Fresno
General Plan and the West Area Community Plan designates the site for medium high density and
medium low density residential land uses and the project design meets the density and zoning
ordinance criteria for development in this plan designation pursuant to Section 12-403-B-2 of the
Fresno Municipal Code.
2. This site is physically suitable for the proposed type and density of development, because
conditions of approval will ensure adequate access and drainage on and off the site.
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 of
the urbanized nature of the area in which the site is located.
4. The proposed subdivision design and improvements are not likely to cause serious public health
and safety problems, because the conditions of approval have shown and will insure that the
subdivision conforms with City health and safety standards.
5. The proposed subdivision design will not conflict with public easements within or through the site,
because conditions of approval will assure noninterference with any existing or proposed public
easements.
6. The design of the subdivision provides, to the extent feasible, for future passive and natural
heating or cooling opportunities in the subdivision, because of the appropriate use and placement
of landscaping plant materials and because of the orientation of the proposed lots.
Based upon the plans and information submitted by the applicant and the recommended conditions of
project approval, staff has determined that these findings can be made.
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.
REPORT TO THE PLANNING COMMISSION
Rezone Application No. R-05-94
Vesting Tentative Tract Map No. 5597/UGM
August 15, 2007
Page 8
Action by the Planning Commission regarding the rezone application will be a recommendation to the
City Council. Planning Commission action on the proposed tentative tract map, unless appealed to the
Council, is final.
CONCLUSION/ RECOMMENDATION
The appropriateness of the proposed project has been examined with respect to its consistency with
goals and policies of the 2025 Fresno General Plan and the 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 accompanying environmental assessment. Upon consideration of this evaluation, it can be
concluded that Tentative Tract Map No. 5597/UGM is appropriate for the project site, subject to the
conditions listed below. Therefore, staff recommends that the Planning Commission:
1. RECOMMEND APPROVAL to the City Council of the environmental finding for Environmental
Assessment No. R-05-94/T-5597/C-05-239 dated November 27, 2006, that the project proposal
conforms to the provisions of the 2025 Fresno General Plan Master Environmental Impact Report
(MEIR) No. 10130.
2. RECOMMEND APPROVAL to the City Council of Rezone Application No. R-05-94 which
proposes to rezone the project site from the R-R (County) zone district to the R-1/UGM (Single
Family Residential/Urban Growth Management), R-A/UGM (Single Family Residential-
Agricultural/Urban Growth Management) and R-2/UGM (Low Density Multiple Family
Residential/Urban Growth Management)zone districts.
3. APPROVE Vesting Tentative Tract Map No. 5597/UGM subject to compliance with the Conditions
of Approval dated August 15, 2007.
DEB:IelAK\Common\Master Files Tract Maps\T-5597\R-05-94\C-05-239,T-5597 PC Rpt 8-15-07.doc
Attachments: Vicinity Map
Aerial Photo
Vesting Tentative Tract Map No. 5597/UGM dated June 21, 2007
Conditions of Approval for T-5597/UGM dated August 15, 2007, including attachments
Correspondence from Caltrans dated July 24, 2006.
Environmental Assessment No. R-05-94/T-5597/C-05-294, Finding of Conformity to the
2025 Fresno General Plan Master Environmental Impact Report (MEI R) No. 10130
dated November 27, 2006
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CITY OF FRESNO
PLANNING AND DEVELOPMENT DEPARTMENT
CONDITIONS OF APPROVAL
AUGUST 15,2007
VESTING TENTATIVE TRACT MAP NO. 5597/UGM
NORTH SIDE OF WEST BARSTOW AVENUE BETWEEN NORTH GARFIELD AND NORTH GRANTLAND AVENUES
All tentative maps are subject to the applicable provisions of the State Subdivision Map Act,
Fresno Municipal Code (FMC), City policies, and City of Fresno Standard Specifications. The
following specific conditions are applicable to this vesting tentative map. The Urban Growth
Management (UGM) Service Delivery Plan requirements are included in the following conditions
of approval and are designated by the caption "Urban Growth Management Requirements."
NOTICE TO PROJECT APPLICANT
In accordance with the provisions of Government Code §66020(d)(1), the imposition of
fees, dedications, reservations or exactions for this project are subject to protest by the
project applicant at the time of approval or conditional approval of the development or
within 90 days after the date of the imposition of the fees, dedications, reservations or
exactions imposed on the development project.
GENERAL CONDITIONS
1. Upon conditional approval of Vesting Tentative Tract Map No. 5597/UGM, entitled
Exhibit "A," dated June 21, 2007, the subdivider may prepare a Final Map in accordance
with the approved vesting tentative map.
2. Submit grading plans and a soils report to the City of Fresno Planning and Development
Department for verification prior to Final Map approval (Reference: Sections 12-1022 and
12-1023 of the FMC). Grading plans shall indicate the location of any required walls and
indicate the proposed width of required landscape easements or strips. Approval of the
grading plan is required prior to Final Map approval.
3. At the time of Final Map submittal, the subdivider shall submit engineered construction
plans to the City of Fresno Public Works, Public Utilities, and Planning and Development
Departments for grading, public sanitary sewer system, public water system, street
lighting system, public streets, and storm drainage, including other technical reports and
engineered plans as necessary to construct the required public improvements and work
and applicable processing fees.
4. Engineered construction plans shall be approved by the City prior to the approval of the
Final Map. If, at the time of Final Map approval, such plans have not been approved, the
subdivider shall provide performance security in an amount established by the City to
guarantee the completion of plans.
5. Public utilities easements, as necessary, shall be shown on the Final Map and dedicated
to the City of Fresno. Public utility easements beyond the limits of the Final Map, but
Conditions of Approval
Vesting Tentative Tract Map No. 5597/UGM
August 15, 2007
Page 2
required as a condition of development, shall be acquired at the subdivider's cost and
shall be dedicated by separate instrument at the time of Final Map approval. The
relocation of existing utilities necessitated by the required public improvements shall be
paid for by the subdivider. The subdivider is responsible to contact the-appropriate utility
company for information.
6. Comply with the conditions, policies and standards set forth in the City of Fresno,
Municipal Code, Article 10, Chapter 12, "Subdivision of Real Property;" Resolution No.
68-187, "City Policy with Respect to Subdivisions;" and City of Fresno Standard
Specifications, 2002 Edition, and any amendments thereto.
7. The developer/owner shall pay applicable fees for, but not limited to, plan checks for
street improvements and other grading and construction; street trees, street signs, water
and sewer service, and inspections in accordance with the City of Fresno Master Fee
Schedule (City Resolution No. 79-606 and No. 80-420) and any amendments,
modifications, or additions 'thereto; and in accordance with the requirements of State law
as related to vesting tentative maps.
8. The subdivider shall furnish to the City acceptable security to guarantee the construction
of the off-site street improvements in accordance with all applicable provisions of the
FMC and the State Subdivision Map Act. The subdivider shall complete all the public
improvements prior to the approval of the Final Map by the City. If, at the 'time of Final
Map approval, any public improvements have not been completed and accepted in
accordance with the standards of the City, the subdivider may elect to enter into an
agreement with the City to thereafter guarantee the completion of the improvements.
9. As a condition of Final Map approval, the subdivider shall furnish to the City a subdivision
guarantee listing all parties having any right, title or interest and the nature of their
interest per State law.
10. Relinquish access rights to North Garfield and West Barstow Avenues from all residential
lots which abut these streets. Reference Section 12-1011-f-3 of the Fresno Municipal
Code.
11. Prior to final map approval, the owner of the subject property shall execute a "Right to
Farm" covenant with the City of Fresno. Said covenant is to run with the land and shall
acknowledge and agree that the subject property is in or near agricultural districts located
in the City and County of Fresno and that the residents of said property should be
prepared to accept the inconveniences and discomfort associated with normal farm
activities. The "Right to Farm" covenant shall be recorded prior to or concurrent with the
recording of the Final Map of Vesting Tentative Tract No. 5597/UGM.
Landscaping and Walls
12. Provide a 15-foot landscaped easement (and irrigation system) along the side or rear
property lines of all lots which side-onto or back-onto West Barstow and North Garfield
Avenues. Ref. Section 12-1011-f-3 of the Fresno Municipal Code.
Conditions of Approval
Vesting Tentative Tract Map No. 5597/UGM
August 15, 2007
Page 3
When the grading plan establishes a top of slope beyond the required landscape
easement noted and the construction of the required wall is to be established coincident
with the top of slope then the required minimum easement width shall be expanded to
include the full landscaped area up to the wall location.
13. Construct a 6-foot high solid masonry wall along the rear or side property lines of all lots
which back onto or side onto West Barstow and North Garfield Avenues (solid wall to
meet the requirements of Section 12-306-H, Fresno Municipal Code).
14. Provide a corner cut-off area at the intersections of North Garfield/West Barstow
Avenues, North Garfield/West Robinwood Avenues and West Barstow/North "B"
Avenues, in accordance with Section 12-306-H-3-d of the FMC. Corner cut-offs are
established to provide an unobstructed view for vehicular and pedestrian traffic
approaching an intersection. They are a triangular area formed by the property lines and
diagonal line adjoining points on the property lines, measured a specific distance from the
point of their intersection. At the intersections of streets, this distance is 30 feet. The
corner cut-off area shall be landscaped (including an irrigation system), and may be
included within the City's Community Facilities District.
15. Maintenance of the required landscape easements, streets, curbs and gutters, sidewalks,
medians, and street furniture may be the responsibility of the City's Community Facilities
District. Contact the Public Works Department, Engineering Services Division, at
(559) 621-8695 for information regarding the City's District. The property owners may
petition the City for annexation to the City's District prior to final map approval. If
approved by the City Council, the items noted in the attached letter dated August 2, 2006,
may be maintained by the Community Facilities District and may include the following:
• Maintenance of all Landscaping and Irrigation systems as approved by the Public
Works Department within the street easements (including half of medians).
• Maintenance of ail sidewalks, as approved by the Public Works Department,
installed by this map within the street easements.
• Maintenance of all interior local street Pavement, Curbs, Gutters, Sidewalks,
Medians, Hydrants, Inlets and Street Furniture as approved by the Public Works
Department within the boundary of the tentative map.
• Maintenance and operating costs of all Street Lights as approved by the Public
Works Department within the boundary of the tentative map.
• Maintenance of all Street Trees as approved by the Public Works Department within
the boundary of the tentative map.
16. Proceedings to place the Final Map into a CFD may not commence until the territory has
been annexed into the City of Fresno.
17. Construction plans for all features to be maintained by a CFD for a final map shall be
included in the final map submission to the Development Department for processing.
This shall include a Street Tree Location and Street Tree Species (by street) map.
Landscaping plans shall contain actual tree and plant counts by species and include the
Conditions of Approval
Vesting Tentative Tract Map No. 5597/UGM
August 15, 2007
Page 4
areas (in square feet) of turf, shrubs and trees, and sidewalks or other paved areas within
all landscaped areas.
18. 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.
19. Should the City Council not approve the annexation of any or all of the maintenance
items listed above, then the property owner/developer shall create a- homeowner's
association for the maintenance of these items and proposed private streets, utilities, and
walls/gates. The proposed Declaration of Covenants, Conditions, and Restrictions
(CC&Rs) and the proposed instruments for the homeowners association shall be
submitted to the Planning and Development Department for review two weeks prior to
final map approval. Said documents shall be recorded with the final map or alternatively
submit recorded documents or documents for recording prior to final acceptance of
subdivision improvements. Said documents shall include assignment of responsibility to
the homeowners association for landscaping and other provisions as stated in the
Planning and Development Department Guidelines for preparation of CC&Rs dated
January 11, 1985.
20. Improvement plans for all required landscaping and irrigation systems shall be submitted
to the Planning and Development Department for review prior to Final Map approval.
21. The proposed Park shall be designated as an outlot and used as aggregate open space
for landscaping and recreational purposes.
22. The developer/owner shall provide a 5-foot landscape easement (and irrigation system)
and 4-foot sidewalk along the street side yard of Lot 165 and shall provide a 6-foot
sidewalk and landscaping as shown on Exhibit A dated June 21, 2007 for the lots noted
below:
Lot 156: southern property line West Robinwood Avenue
Lot 196: northern property line West Robinwood Avenue
Lot 214: eastern property line North "B" Avenue
Lot 1: 1 western property line North "B" Avenue
Lot Dimensions
23. Pursuant to Section 12-211.5-B of the FMC, all parcels within the R-1 zone district must
provide the following minimum standards:
Conditions of Approval
Vesting Tentative Tract Map No. 5597/UGM
August 15, 2007
Page 5
Width
Interior lots: 50 feet
Corner lots: 60 feet
Reversed Corner lots: 65 feet
Curved/cul-de-sac lots: 40 feet
Depth
Lots facing local streets: 1 90 feet
Building Setbacks
24. Building setbacks shall be in accordance with the R-1/UGM zone district as shown on
Exhibit "A" of Vesting Tentative Map Tract No. 5597/UGM dated June 21, 2007, and the
provisions of Section 12-211.5-E of the FMC, unless otherwise noted in these conditions.
25. Provide a 10-foot side yard setback on the "key lot" side of Lot 182.
Information
26. Prior to the issuance of building permits for the subdivision, school construction fees shall
be paid to the Central Unified School District in accordance with the school district's
adopted schedule of fees. Comply with the attached memorandum from the Central
Unified School District dated August 17, 2006.
27. The proposed tentative tract map shall be annexed to the City of Fresno concurrent with,
or prior to, final tract map approval, pursuant to all required fees and policies of the
Fresno County Local Agency Formation Commission and the City of Fresno including
any cost incurred to the City of Fresno by the detachment of the property from the Fresno
County Fire Protection District.
28. Contact the United States Postal Service for the location and type of mailboxes to be
installed in this subdivision.
29. Pursuant to Section §66456.1 of the Subdivision Map Act, which states "The right of the
subdivider to file multiple Final Maps shall not limit the authority of the local agency to
impose reasonable conditions relating to the filing of multiple Final Maps," any multiple
final maps filed by the subdivider on this tract shall fully and independently conform to all
provisions of FMC Chapter 12, Article 10, Subdivision of Real Property,
30. The developer/owner shall obtain any and all permits required for the removal or
demolition of any existing building or structure located within the subdivision boundaries.
The developer/owner shall also obtain any and all permits required for the proper
abandonment/closure of any existing water well, septic tank/leach field or cesspool, and
irrigation pipeline on the subject property. All such permits shall be obtained prior to
commencement of tract grading work, in accordance with Chapter 13 of the FMC.
31. If archaeological and/or animal fossil material is encountered during project surveying,
grading, excavating, or construction, work shall stop immediately.
Conditions of Approval
Vesting Tentative Tract Map No. 5597/UGM
August 15, 2007
Page 6
32. If there are suspected human remains, the Fresno County Coroner shall be immediately
contacted (business hours: (559) 268-0109; after hours the contact phone number is
(559) 488-3111 for the Fresno County Sheriffs Department). If remains or other
archaeological material is possibly Native American in origin, the Native American
Heritage Commission (phone number (916) 653-4082) shall be immediately contacted,
and the California Archaeological Inventory/Southern San Joaquin Valley Information
Center (phone number (805) 644-2289) shall be contacted to obtain a referral list of
recognized archaeologists.
33. If animal fossils are uncovered, the Museum of Paleontology at the University of
California, Berkeley shall be contacted to obtain a referral list of recognized
paleontologists. An assessment shall be conducted by a paleontologist; if the
paleontologist determines the material to be significant, a recommendation shall be made
to the City as to any further site investigation or preservation measures.
34. Apportionment of Special Assessment: If, as part of this subdivision, a division will be
made of any lot or parcel of land upon which there is an unpaid special assessment
levied under any State or local law, including a division into condominium interest as
defined in Section 783 of the Civil Code, the developer/owner shall file a written
application with the City of Fresno Director of Public Works, requesting apportionment of
the unpaid portion of the assessment or pay off such assessment in full.
If the subdivider elects to apportion the assessment, the application shall contain the
following information:
a. A full description of each assessed lot, parcel or interest to be divided and of how
such lot, parcel or interest will be divided;
b. A request that the Engineer apportion the amount remaining unpaid on the
assessment in accordance with applicable law; and
c. Written consent of the owner(s) of each such lot, parcel, or interest to the requested
apportionment.
d. The application shall be filed prior to the approval of the Final Map(s) by the City and
shall be accompanied by a fee in an amount specified in the Master Fee Resolution
for each separate lot, parcel, or interest into which the original assessed lot, parcel or
interest is to be divided. The fee shall be in an amount sufficient to pay all costs of
the City and the Engineer of Work responsible for determining the initial assessment
in making the requested apportionment.
35. The subdivider shall comply with Regulation VIII of the San Joaquin Valley Air Quality
Pollution Control District for the control of particulate matter and fugitive dust during
construction of this project.
Conditions of Approval
Vesting Tentative Tract Map No. 5597/UGM
August 15, 2007
Page 7
SOLID WASTE SERVICE
36. Solid waste disposal for the subdivision shall be provided by the City of Fresno. The
method of collection to be utilized in this tract shall be subject to approval of the Solid
Waste Manager. See the attached memorandum form the Solid Waste Division dated
May 17, 2007.
PARK SERVICE
37. Comply with the memorandum from the Public Works Department dated May 21, 2007.
38. Pay appropriate park facilities fee and/or dedicate lands for park and recreation purposes
pursuant to Ordinance Nos. 2005-112 and 2005-113 adopted by the Fresno City Council
on September 27, 2005.
FIRE SERVICE
39. Comply with the memorandum from the Fire Department dated May 25, 2007.
40. The subdivider shall be required to pay the appropriate Fire Station Capital Fee at the
time of final map approval.
STREETS AND RIGHTS-OF-WAY
41. The subdivider shall furnish to the City acceptable security to guarantee the construction
of the off-site street improvements in accordance with all applicable provisions of the
FMC and the State Subdivision Map Act.
42. The subdivider shall make provisions for disabled persons in accordance with the
Department of Public Works standards and as required by State law. Handicap access
ramps are required to be constructed in sidewalks at all corners within the limits of the
tract. Where street furniture is located within the sidewalk area (fire hydrants,
streetlights, etc.), a minimum of 48 inches of unobstructed path shall be maintained to
satisfy the American Disabilities Act requirements. If necessary, dedicate a pedestrian
easement to accommodate for the four foot minimum unobstructed path requirement.
43. All of the required street improvements shall be constructed and/or installed in
accordance with the City of Fresno Standard Specifications (2002 Edition). The following
shall be submitted as a single package to the Pubic Works Department for review and
approval:
a. Signing and striping plans (per current California Department of Transportation
standards);
b. Street Construction Plans; and,
c. Landscape and irrigation plans (median island and street trees within all parkways).
Conditions of Approval
Vesting Tentative Tract Map No. 5597/UGM
August 15, 2007
Page 8
44. The subdivider shall underground all existing off-site overhead utilities and proposed
utility systems in accordance with FMC Sections 12-1011, 8-801, and Resolution
No. 78-522, 88-229.
45. The subdivider shall construct an underground street lighting system per Public Works
Standards within the limits of the tract. Spacing and design shall conform to Public
Works Standards for collector and local streets. Height, type, spacing, etc., of standards
and luminaries shall be in accordance with Resolution No. 68-187, 78-522, 81-219, and
88-229 or any modification thereto approved by the City Traffic Engineer prior to Final
Map approval. Upon completion of the work by the subdivider and acceptance of the
work by the City, the street lighting system shall be dedicated to the City. Submit
engineered construction plans to the Public Works Department for approval.
46. All dead-end streets created by this subdivision shall be properly barricaded in
accordance with City standards within seven days from the time the streets are surfaced
or as directed by the Engineer.
47. The developer shall comply with Rule 8060 of the San Joaquin Valley Air Pollution
Control District for the control of fugitive dust requirements from paved and unpaved
roads.
48. Comply with the memorandum from the Public Works Department, Engineering Division
dated July 17, 2007.
49. Comply with the mil:igation measures in the Traffic Impact Study prepared for the project
by TJKM Transportation Consultants dated March 3, 2006 and the correspondence from
the Public Works Department, Traffic Engineering Division dated January 28, 2007.
General Conditions
50. Provide handicap access ramps at all corners within the limits of this subdivision.
51. Underground all existing offsite overhead utilities with the limits of this map in accordance
with FMC Section 12-1011, 8-801 and Resolution No. 78-522/88-229.
52. Submit the following plans, as applicable, in a single package, to the Public Works
Department for review and approval: Street Construction, Signing, Striping, Traffic Signal,
Streetlight, Landscape and Irrigation.
SANITARY SEWER SERVICE
There is an existing sewer trunk main in North Grantland Avenue at West Barstow Avenue.
Sanitary sewer improvements to be constructed shall include, but not be limited to: sanitary
sewer mains, house laterals to all existing and proposed lots, lift or pump station(s) and force
mains as directed by the Department of Public Utilities. The following sewer improvements shall
be required prior to providing City sewer service to the project:
53. Construct a 12-inch sewer main in West Barstow Avenue from North Grantland Avenue
easterly approximately 600 linear feet.
Conditions of Approval
Vesting Tentative Tract Map No. 5597/UGM
August 15, 2007
Page 9
54. Construct a 10-inch sewer main in West Barstow Avenue from the 12-inch sewer main
west to North Garfield Avenue.
55. Construct an 8-inch sewer main in North Garfield Avenue from West Barstow Avenue
north across the project frontage.
56. Sanitary sewer mains shall be extended within the proposed tract to provide sewer
service to each lot created.
57. Abandon all existing on-site private sanitary sewer systems.
58. All underground street utilities shall be installed prior to permanent street paving.
59. Public sewer facilities shall be constructed in accordance with the Department of Public
Works standards, specifications and policies.
60. Engineered improvement plans prepared by a Registered Civil Engineer shall be
submitted for Department of Public Utilities review and approvals for proposed additions
to the City Sewer System.
61. A preliminary sewer layout shall be prepared by the Developer's Engineer and submitted
to the Department of Public Utilities for review and conceptual approval prior to submittal
or acceptance of the developer's final map and engineered plan and profile improvement
drawing for City review
62. Street easements and/or deeds shall be recorded prior to approval of improvement plans.
63. Comply with the memorandum from the Public Utilities Department dated July 19, 2006,
Sanitary Sewer Fees
64. Sewer lateral charges are due and shall be paid for the project.
65. Oversize sewer charges are due and shall be paid for the project
66. Wastewater Facilities Charges are due and shall be paid for the project.
67. Trunk Sewer Charges (Grantland) are due and shall be paid for the project
WATER REQUIREMENTS
The following off-site water extensions (including installation of City fire hydrants) are required:
68. Construct a 14-inch transmission grid water main (including installation of City fire
hydrants) in North Grantland Avenue from approximately 400 feet south of West Roberts
Avenue south to West Barstow Avenue.
Conditions of Approval
Vesting Tentative Tract Map No. 5597/UGM
August 15, 2007
Page 10
69. Construct a 14-inch transmission grid water main (including installation of City fire
hydrants) in West Barstow Avenue from North Grantland Avenue west to North Garfield
Avenue.
70. Construct a 14-inch transmission grid water main (including installation of City fire
hydrants) in North Garfield Avenue from West Barstow Avenue north across the frontage
of the project.
71. Construct a water supply well(s) on a site(s) dedicated to the City of Fresno. The well(s)
shall be capable of producing a flow amount to meet a total demand of 800 gallons per
minute, sufficient to serve peak water demand for the project and for fire suppression
purposes, or an alternative 'llow amount that is acceptable to the Public Utilities Director
and Fire Department Chief (or their designees). Well sites shall be of a size and at a
location acceptable to the Water Systems Manager. The cost of acquiring the well site
and construction of the well shall be reimbursed from UGM Water Supply Well Service
Area Fund 201s, in accordance with established UGM policies.
72. Water well construction shall include wellhead treatment facilities, if required. The cost of
constructing wellhead treatment facilities shall be reimbursed from UGM Wellhead
Treatment Service Area Fund 201 s, in accordance with established UGM policies.
73. Engineered improvement plans prepared by a Registered Civil Engineer are required for
proposed additions to the City Water System.
74. Separate water services with meter boxes shall be provided to each lot created.
75. Two independent sources of water, meeting Federal and State Drinking Water Act
Standards, are required to serve the tract including any subsequent phases thereof. The
two-source requirement may be accomplished through any combination of water main
extensions, construction of supply wells, or other acceptable sources of water supply
approved by the Water Systems Manager.
76. Public water facilities shall be constructed in accordance with the Department of Public
Works standards, specifications, and policies.
77. Seal and abandon existing on-site well in compliance with per the State of California Well
Standards, Bulletin 74-90 or current revisions issued by California Department of Water
Resources and City of Fresno standards.
78. Water mains (including installation of City fire hydrants) shall be extended within the
proposed tract to provide water service to each lot created.
79. Comply with the Department of Public Utilities memorandum dated July 12, 2006.
Water Fees
The following Water Connection Charges and fees shall be paid for the project:
Conditions of Approval
Vesting Tentative Tract Map No. 5597/UGM
August 15, 2007
Page 11
80. Payment of appropriate water connection charges at the time of final map approval
subject to deferral to building permit issuance as appropriate.
81. Payment for installation of wet tie(s), water service(s) and/or meter(s) is required
82. Pay UGM water fees for Water Service Area No. 201 S.
URBAN GROWTH MANAGEMENT REQUIREMENTS (GENERAL)
83. The developer of property located within the UGM boundaries shall comply with all
sewer, water and street requirements and pay all applicable UGM fees imposed under
the Urban Growth Management process (with appropriate credit given for the installation
of required UGM improvements) in accordance with the requirements of State Law as
related to vesting tentative tract maps.
84. The developer will be responsible for the relocation or reconstruction of any existing
improvements or facilities necessary to construct any of the required UGM
improvements.
Right-of-Way Acquisition
85. The developer will be responsible for the acquisition of any necessary right-of-way to
construct any of the required improvements.
86. Rights-of-way acquisition shall include any rights-of-way necessary for proper drainage,
signing, pole relocation, and shoulder grading. In general, this will require right-of-way to
be provided approximately 10 feet outside the travel lane. The exact requirement must
be determined at the project design stage based on the existing conditions and detailed
design information.
87. In the event an acquisition of any easement or right-of-way is necessitated by the subject
development, said acquisition will be accomplished prior to Final Map approval. The
developer/owner should contact the Real Estate Section of the Public Works Department
to receive procedural guidance in such acquisitions.
88. Should such acquisition not be accomplished by the subdivider prior to Final Map
approval, the subdivider must request and grant to the City the Full authority to attempt
acquisition either through negotiation or through its power of eminent domain. The
subdivider shall furnish to the City Public Works Department, Engineering Division/ Real
Estate Section, an appraisal report or a request for an estimated appraisal amount (to be
determined by the City of Fresno Real Estate Section) prior to preparation of a
Subdivision Agreement.
89. The subdivider shall submit adequate security in the form of a cash deposit to guarantee
payment of all costs associated with the acquisition, including staff time, attorney's fees,
appraisal fees, court costs, and all related expenditures and costs necessary to effect the
acquisition of such easements or rights-of-way.
Conditions of Approval
Vesting Tentative Tract Map No. 5597/UGM
August 15, 2007
Page 12
FLOOD CONTROL AND DRAINAGE
90. The subdivider shall be required to comply with the specific requirements imposed by the
Fresno Metropolitan Flood Control District (FMFCD) for the subdivision or any
amendments or modifications to those requirements which may be granted by the
FMFCD Board of Directors, pursuant to Section 13-1307 of the Fresno Municipal Code.
These requirements are identified in the District's letter to the Planning and Development
Department dated January 12, 2007.
91. The FMFCD January 12, 2007, Notice of Requirements states that permanent drainage
service is not available, and recommends that temporary facilities be provided until
permanent service is available. Any temporary basin constructed for or used by this
subdivision requires approval of FMFCD and the City of Fresno, and may only be
implemented through a covenant between the City and the Developer prior to final map
approval. Temporary basins shall be fenced within seven days of the time a basin
becomes operational, and fencing shall conform to City of Fresno Public Works Standard
No. P-45. The Fresno Mosquito and Abatement District shall be provided access rights
and a means of entry for inspection and mosquito abatement activities for all on-site
basins (refer to attached map of mosquito abatement districts in the Fresno-Clovis
Metropolitan Area). Attached hereto, and incorporated by reference, is a copy of the
updated Public Works Standard No. P-62 for temporary on-site ponding basins, and a
copy of the City of Fresno's Guidelines for Ponding Basin / Pond Construction and
Management, dated October 29, 2004,
FRESNO IRRIGATION DISTRICT (FID)
92. The developer/owner shall comply with the requirements in the attached memorandum
from FID dated July 17, 2007.
PACIFIC GAS AND ELECTRIC COMPANY(PG & E)
93. Comply with the attached memorandum from PG & E dated July 17, 2006.
SAN JOAQUIN VALLEY AIR POLLUTION CONTROL DISTRICT
94. Comply with the attached conditions of approval from the San Joaquin Valley Air
Pollution Control District, dated July 11, 2006.
CALTRANS
95. Prior to the approval of any Final Tract Map for this tentative tract map, the
subdivider/developer shall pay its share of costs for improvements-to interchanges
affected by vehicular travel related to this subdivision as provided below. The following
share of cost was derived by the California Department of Transportation (Caltrans)
Division 6 Office of Transportation Planning from its review of the Traffic Impact Study
prepared for Vesting Tentative Tract No. 5597/UGM and Rezone No. R-05-94 pursuant
to the February 23, 2006 agreement between the City of Fresno and Caltrans. See
attached letter dated July 24, 2006, for more information.
• Subdivider/Developer shall pay $19,983 for improvements to the State Route 99
interchanges at Herndon and Shaw Avenues.
Conditions of Approval
Vesting Tentative Tract Map No. 5597/UGM
August 15, 2007
Page 13
DEVELOPMENT FEES AND CHARGES
96. This project is subject to the following development fees and charges:
PARKS DEPARTMENT FEE / RATE
a. Street Tree Landscape Plan Review fee $56.00
b. Street Tree Installation fee $129.00/tree
City-installed tree
c. Street Tree Inspection fee $30.00/tree
Developer-installed tree
d. Maintenance District Plan Review fee $176.00
e. Maintenance District Inspection fee $305.00
f. Reinspection fee $29.00
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT FEE / RATE
g. Metropolitan Flood Control District fee * Contact FMFCD for new fees.
Rates increased March 1, 2004.
SEWER CONNECTION CHARGES FEE RATE
h. Lateral Sewer Charge► $0.10/sq. ft. (to 100' depth)
i. Oversize Charge* $0.05/sq. ft. (to 100' depth)
j. Trunk Sewer Charger► $419/living unit
Service Area: Grantland
k. Wastewater Facilities Charges. $2,119/living unit
I. House Branch Sewer Chargee NIA
WATER CONNECTION CHARGES FEE RATE
m. Service Connection Charge Fee based on service(s) and
meter(s) sizes specified by owner;
fee for service(s) and Meter(s)
established by the Master Fee
Schedule.
n. Frontage Charge► $6.50/lineal foot
o. Transmission Grid Main Charge► $643/gross acre (parcels 5 gross
acres or more)
Conditions of Approval
Vesting Tentative Tract Map No. 5597/UGM
August 15, 2007
Page 14
p. Transmission Grid Main Bond $243/gross acre
Debt Service Charge* (parcels 5 gross acres or more)
q. UGM Water Supply Feev $407/living unit
Service Area: 201s
r. Well Head Treatment Feelv $0/living unit
Service Area: 201
s. Recharge Feel► $0/living unit
Service Area: 201
t. 1994 Bond Debt Service* $0/living unit
Service Area: 201
DEVELOPMENT IMPACT FEE FEE RATE
u. Fire Facilities Impact Fee - Citywide*** $539/living unit
v. Park Facility Impact Fee - Citywide♦** $3398/living unit
w. *Quimby Parkland Dedication Feelf** $1120/living unit
x. Police Facilities Impact Fee - Citywide♦** $624/living unit
y. Traffic Signal Charge* $414.69/living unit
URBAN GROWTH MANAGEMENT FEE RATE
z. Major Street Charge* $3531/adj. acre
Service Area: E-4
aa. Major Street Bridge Charge* $196/adj. acre
Service Area: E-4
bb. UGM Grade Separation Fee-6 N/A
cc. UGM Trunk Sewer Charge* N/A
Service Area: Grantland
dd. Street Acquisition/Construction Chargee N/A
Notes:
*This amount if paid is creditable against the Park Facility Impact Fee.
** Fee applicable to all maps accepted for filing after August 30, 2005
v Due at time of subdivision.
+Due at time of development.
♦ Due at occupancy.
4.Deferrable through Fee Deferral Covenant.
K:\Master Files-Tract Maps\Tract 5597 Conditions of Approval
City of
PUBLIC WORKS DEPARTMENT
DATE: August 2, 2006
TO: Dave Braun, Planner III
Planning and Development Department
FROM: ANN LILLIE, Senior Engineering Technician
Public Works Department
SUBJECT: CONDITIONS FOR VESTING TENTATIVE MAP OF TRACT 5597 AND COMMUNITY
FACILITIES DISTRICT
1. The long term maintenance of the following items is the ultimate responsibility of the owner/developer. If
approved by Council, the following features may be maintained by a Community Facilities District.
• Maintenance of all Landscaping and Irrigation systems as approved by the Public Works
Department within the street right-of-way(including median islands), landscape easements,
trails and outlots within and adjacent to the subdivision.
■ Maintenance of Sidewalks and Street Furniture as approved by the Public Works Department
within the street right-of-way, landscape easements,trails and outlots within and adjacent to the
subdivision.
■ Maintenance of all entry treatments associated with the subdivision to include Landscape and
Irrigation systems along sides and in medians, decorative concrete and pilasters.
• Maintenance of all interior Curbs, Gutters, Sidewalks and Median islands as approved by the
Public Works Department within the boundary of the tentative map.
■ Maintenance and operating costs of all Street Lights as approved by the Public Works
Department within the boundary of the tentative map.
■ Maintenance of all Street Trees as approved by the Public Works Department within the
boundary of the tentative map.
2. 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 is considered to be technically correct.
3. Landscaping and Street improvement plans for all features to be maintained by a CFD for a final map
shall be included in the CFD annexation request package for processing.
4. Should the Council or owner/developer choose not to include the maintenance of the items listed in
section 1 above in a CFD,the property owner/developer shall provide a mechanism approved by the City for
the maintenance of all of the above items.
Any change affecting the Items in these conditions requires revision of this letter of conditions.
If you have any questions, please call me at 621-8690
c:PW File No.10770 DPW CFD Conditions August 2,
2006
r
2p1. UNr
�Lwd� CENTRAL UNIFIED SCHOOL DISTRICT
(, Edumrien ' Y�
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OPERATIONAL SERVICES
°<< 4605 North Polk Avenue • Fresno California 93722
Phone: (559) 276-5211 e FAX: (559) 276-5515
Mike Berg, Chief Operational Officer
Jack McKee,Maintenance Supervisor
Lodgerio Jorge,Custodial Supervisor
LaVonda Johnson, Grounds Supervisor
Eddie Davidson,work Control Manager
Diane Komoto,Transportation Manager
David Deel,Community/Facilities Planning Manager
August 17, 2006
City of Fresno
Development Department— Planning Division
2600 Fresno Street AUG 2 1 2006
Fresno, CA 93721
Planning Division
Attn: Dave Braun Development Department
CITY C=- FRESNO
Subject: TT 5597
Central Unified School District has the following conditions/comments for the above
project(s):
Condition of approval:
1. School Developer Fees shall be paid on all new residential construction within the
proposed subdivision, in accordance with a resolution adopted by the Central
Unified School District, pursuant to Government Code section 65995 and
Educational Code section 17620.
2. Install concrete sidewalks/curbs/gutters on both sides of the interior streets for the
proposed project in a manner consistent with the existing subdivisions in the area
and to City standards.
3. Install a permanent school bus pull-out located along Barstow Avenue, between
lots 3 thru 10, per the attached design drawing. The District is willing to work with
the Developer to determine the location of this permanent school bus pull out, prior
to submittal of the final map.
District Administration
Manlou Ryder, Ed.D.Superintendent
Sarah Koligian, Educational Services Chris Williams, Human Resources•Michele Copher,K-12/Adult Ed John Mulligan, ExecutIve Services
4605 N. Polk A venue •Fresno, CA 93722 •(559)276-5206
TT 5730
8\17\2006
Page 2 of 4
Comments:
The proposed project will add approximately 131, K-12 grade students to the District's
average daily attendance.
Number of lots / units = 227
Grade Level: # of Students Generated
K-6 grade students 81
7-8 grade students 22
9-12 grade students 28
TOTAL K-12 grade 131
The District will be able to accommodate these new students at the schools of
attendance indicated below. To offset the cost to house these students, the District
currently levies development fees of $2.92 per square foot for residential development
and $0.42 per square foot for commercial / industrial development. As a point of
information, development fees are subject to increase every two years by the State
Allocation Board. Any new development on the property will be subject to the
development fees in place at the time development fee certificates are obtained.
Sidewalks will be required along interior neighborhood streets and major exterior streets
to provide the necessary identifiable boundary between students and traffic, and provide
a safe place for students walking to and from existing school sites and bus stops.
Bus transportation will be provided to those students in accordance with District policies
in effect at the time of enrollment. Currently, bus transportation is provided for:
• K-8th grade students residing at least one mile or more from their school of
attendance;
• 9th_12th grade students residing at least two miles or more from their school of
attendance.
The District is an advocate for safe walking routes. At this time, however, an identifiable
safe walking route does not exist to one or more of the schools of attendance indicated
below. The District will need to provide busing for these students and has concluded
using interior subdivision streets are not adequate or safe for bus turning and/or
navigation movements. Therefore, the District will require a permanent bus pull out,
separated from traffic lanes by a concrete median strip. Attached is a design drawing
that meets approval by the City Traffic Engineering Manager.
The following school of attendance information is provided:
Please note: The District has plans to construct a phased "educational center" on the
NEC of Grantland and Ashlan Avenues. The Educational Center will be home to
Harvest Elementary school with an 800 student capacity (open Aug. 2007), a 1000
student Middle school (open Aug. 2008) and a 2500 student High school (open Aug
Y
TT 5730
8\17\2006
Page 3 of 4
2010/11). In addition, the District has plans for a new Elementary School on Valentine
Avenue south of Clinton Avenue. These proposed schools may affect the school of
attendance for the proposed tract and/or the attendance boundary of the following
schools:
• Elementary School Information:
School Name: Herndon-Barstow Elementary
Address: 6265 N. Grantland Ave
• Middle School Information:
School Name: Rio Vista Middle School
Address: 6240 W. Palo Alto Ave.
• High School Information:
(a) School Name: Central High School — East Campus
Address: 3535 N. Cornelia Ave
(b) Currently, Central High School - West Campus is a mandatory attendance 9th
grade school with optional programs for grades 10th -12tH
The California Department of Education has current API scores - see.-
http://www.cde.ca.qov/ta/ac/ap/index.asp (however this site does not have current
District enrollment data - see: http://www.ed-data.kl2.ca.us/.)
The District appreciates the opportunity to comment on above project. Should you have
questions or need additional information, please contact me at 559-276-5203 or
ddeel(a�centralusd.k12.ca.us.
Sincerely,
David Deel
Facilities Planning Manager
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City of
DEPARTMENT OF PUBLIC UTILITIES
May 17, 2007
TO: Dave Braun, Planner III
Development Department, Planning Division
THROUGH: Robert Weakley, Chief of Operations
Department of Public Utilities, Solid Waste Division
FROM: Chris Weibert, Management Analyst II
6/Department of Public Utilities, Administration
SUBJECT: TT 55971UGM, Solid Waste Conditions of Approval—Revised
Location: Northeast corner of North Garfield and West Barstow Avenues
The Department of Public Utilities, Solid Waste Division has completed a review of the Revised Vesting
Tentative Tract Map 5597 that was submitted by Gary G. Giannetta, on behalf of Granville Homes, Inc.
The following requirements and conditions are to be placed on this vesting tentative tract map as a
condition of approval by the Department of Public Utilities.
General Requirements:
• Tract 5597 will be serviced as Single Family Residential properties with Basic Container
Service. Property owners will receive 3 containers to be used as follows: 1 Gray container for
solid waste, 1 Green container for green waste and 1 Blue container for recyclable material.
• The owners, lessees or other tenants of the residential dwellings on service day, before 5:30 a.m.,
shall place their solid waste containers at the edge of the curb approximately 4 feet apart and
shall not block any vehicle accesses in accordance with the City of Fresno's Solid Waste
Management Division Standards.
• Per Municipal Code, Section 9-404 Solid Waste Disposal Regulations, Section C,10. No solid
waste container nor residential rubbish shall be allowed to remain at the curbline after 8:00 p.m.
on the collection day.
• Per Municipal Code, Section 9-405 Solid Waste, Recycling and Green Waste Regulations,
Section 10, I. No material container shall be stored in the front yard or side yard on a street as
said yards are described in Chapter 12, Articles 2 and 3 of this Code, unless the container is
screened from view from the street in accordance with that article of the Code.
Page 1 of 2
Conditions Of Approval TT5597_Revised2.Doc
t
Covenant Requirements:
Those lots that are part of a dead-end street shall place their containers at another location until the street
connects:
• Lots 90 and 91 shall place their containers at the west side of Lot 92 by 5:30 a.m. on solid waste
service days.
There shall be no parking allowed in any cul-de-sac on the solid waste service day. All lots that are part
of a cul-de-sac shall be clear of all vehicles by 5:30 a.m.
• Lots 52, 53, 54, and 55 on West Dovewood Avenue
• Lots 8, 9, 10, 11, 12, and 13 on West Portals Avenue
• Lots 147, 148, 149, 150, 201, 202, 203, and 204 on North "A" Avenue
• Lots 135, 136, 137, and 138 on North "B" Avenue
Page 2 of 2
Conditions Of Approval TT5597_Revised2.Doc
DE P A R T M HJT OF P BLS C WOR KS
TO: Dave Braun,Planner III
Planning Division
FROM: Hilary Kimber,Parks Supervisor II(559.621.8794)
DATE: May 21, 2007
SUBJECT: Tentative Subdivision Map-T-5597 (Located northeast corner of North Garfield and West
Barstow Avenues) REVISED
The Department of Public Works has reviewed the Vesting Tentative Subdivision Map proposed by
Granville Homes,Inc., on engineering plans prepared by Gary G. Giannetta. dated April 19, 2007. The
Department of Public Works offers the following comments regarding the requirements for landscaping
and irrigation in street right-of-ways, landscape easements, trails,outlots and Median Islands.
GENERAL REODIREMENTS
STREET TREE REQUIREMENTS
1. The subdivider is required to provide street trees on all public street frontages and for the dedication
of planting and buffer landscaping easements. Street trees shall be planted at the minimum rate of
one tree for each 60' of street frontage by the Developer. The subdivider is required to provide
irrigation for all street trees. The irrigation system shall comply with FMC 12-306-23, Water
Efficient Landscape Standards. Tree species to be planted as follows:
STREET NAME STREET TREE SPECIES/COMMON NAME
North Garfield Avenue Pistacia chinensis - Chinese Pistache
West Barstow Avenue Fraxinus americana `Autumn Purple' -American Ash
2. Street Tree Planting by Developer:For those lots having internal street tree frontage available for
street tree planting,the developer shall plant one tree for each 60'of street frontage,or one tree per
lot having street frontage, whichever is greater.
a. Street tree inspection fees shall be collected for each 60'of public street frontage or one tree per
lot whichever is greater.
b. Street trees shall be planted in accordance with the City of Fresno,Department of Public Works
"Standard Specifications."
c. Landscape plans for all public use areas, such as parkways,buffers, medians and trails, shall be
reviewed and approved by the Department of Public Works, Engineering Services. A street tree
planting permit shall be required for all residential street tree planting.
d. Performance and payment securities,paid with final map, will be released when all landscaping
installed on public and/or city controlled property is in conformance with the
Specifications of the City of Fresno.
e. Upon acceptance of the required work,warranty security shall be furnished to or retained by
the city for guaranty and warranty of the work for a period of ninety days following acceptance.
f
BUFFER LANDSCAPING&MAINTENANCE REQUIREMENTS
1. The subdivider shall provide longterm maintenance for all proposed landscaped areas by either petitioning
for annexation in the Community Facilities District or by forming a Home Owner's Association.
2. Maintenance Service Through Annexation into the Community Facilities District. Landscape
and Irrigation plans are required and shall be submitted to the Department of Public Works for review
and approval prior to a Council approval of the final map. Plans shall be numbered to conform to and
be included in the Department of Public Works street construction plan set for the final map. Fees
are applicable when the subdivider elects to have landscaping maintained by annexing into the City's
Community Facilities District.
A. Landscaping shall comply with Landscape Buffer Development Standards approved by the City
Council on October 2, 1990. Landscape and irrigation plans shall comply with Sections 12-306-23
&24 and 14-121 of the Fresno Municipal Code regarding Water Efficient Landscaping and Buffer
landscaping.
B. Should the proposed landscape buffers and/or parkway strips be located next to an existing buffer
and/or parkway strip,the planting concept shall simulate the adjacent landscape design to present a
more uniform appearance on the street. Variances in the landscape concept will be acceptable, but
the design of the new landscape buffer and/or parkway strip shall strive to mimic the existing as much
as.possible.
C. Landscape plans shall indicate grades on a cross-section detail to include fencing or wall details.
All fencing shall be placed outside the landscape easement. Maximum slopes shall not exceed 4:1
with 1 foot of level ground between the slope and the back of the side walk and/or face of fence.
Erosion control measures shall be implemented on all slopes of 4:1, including the use of synthetic
erosion control netting in combination with ground cover species approved by the Department of
Public Works/Engineering Services Division.
D. The water meter(s)serving the buffer landscaping shall be sized for the anticipated service flows.
E. No private flags,signs or identification of any kind shall be permitted in the right-of-way,within
the City-controlled easement or on the fence or wall facing the street.
F. Landscaping in the right-of-way and landscape setback adjacent to water well sites shall be the
responsibility of the City of Fresno Water Division and may not be included in the CFD.
MEDIAN ISLAND LANDSCAPE REQUIREMENTS
1. When median islands front onto the proposed development project,annlicants shall submit Plans
to the Public Works/Engineering Services showing the location and configuration of all median
islands fronting the proposed project.
2. The Public Works Department will review and evaluate existing median island(s)for a determination
of all required improvements prior to approval of Final Map.
3. Landscape and irrigation is required on all new construction of median islands and shall be applied
in accordance with the City of Fresno, Public Works Department Standards & Specifications and
FMC sections 12-306-24 and 12-306-23. The Public Works Department requires all proposed median
islands to be constructed with 2 foot wide colored concrete strips,flush along curb edge,in a 12 inch
by 12 inch brick red slate pattern.
4. Trees shall not be planted in sections which are less than eight(8)feet wide unless approved by the
Public Works Department. Sections less than eight (8) feet shale capped with concrete as an
integral part of the off site improvements, whether the median is landscaped or not.
OUTLOTS
1. The Department of Public Works will not be responsible for the maintenance of any outlots if they
are not included into the Community Facilities District(CFD). If the outlots are to be included into
the CFD, the Department of Public Works will require approving landscape and irrigation plans to
be submitted with landscape buffer plans prior to inclusion into the CFD. The area labeled`PARK'
on the corner of North `B'Avenue and West Wrenwood is an outlot.
TRAIL REQUIREMENTS
1. The trail shall be constructed in accordance with the"Master Trails Manual'and the Public Works
Department standards. The subdivider is responsible for the trail construction. The subdivider is
responsible for all landscape and irrigation improvements for and within the trail. Construction plans
shall be submitted and shall include landscaping and automatic drip irrigation design. Trail cross-
sections will be required with submittal of Street Plans and Landscaping/Irrigation Plans for review
and approval. These plans shall be in compliance with current City standards and approved by the
Department of Public Works. Landscaping within the regional/multipurpose trail shall include large,
medium and low-growing shrubs planted from 3 to 6 feet apart depending on variety,and trees spaced
approximately 25 to 45 feet apart to provide 50%shade coverage onto the planting area and pathway.
Landscaping adjacent to walls or fences shall comply with "Landscaped Buffer Development
Standards." All planting areas shall be irrigated with an automatic system.
Randy R. Bruegman
Fire Chief
450 "M"Street
Fresno, California 93721-3083
E (559) 621-4000 FAX (559)498-4261
I Rwww.fresno.gov
� �
Date 5-25-07
TO Dave Braun, Planner III
Development D partment, Planner
FROM: Mike Schmidt, upervising Fire Prevention Inspector
Fire Prevention Bureau
SUBJECT: Tentative Tract No. 5597 (revised)
The Fire Department has completed a review of the Vesting Tentative Tract Map 5597
which was submitted by Giannetta Engineering. The following requirements and
conditions are to be placed on this vesting tentative tract map as a condition of approval
by the Fire Department.
General Requirements:
This project is within 2 miles of temporary and permanent Fire Station No.18.
This project is subject to city wide fire service fees.
Provide residential hydrants and fire flows per Public Works standards with two sources of
water. See Cup requirements for private hydrant locations.
Access is acceptable as shown.
Note: Phasing of tract will require re-review for access requirements.
"To protect and put service above all else."
City of
V z 5 LT 9 1
DATE: July 17, 2007 REVISION
TO: Dave Braun, Planner III
Development Department, Planning Division
THROUGH: Bryan Jones, T.E., Traffic Engineering Manager
Public Works Department, Engineering Division
FROM: Louise Gilio, Traffic Planning Supervisor
Public Works Department, Engineering Division
SUBJECT: Public Works Conditions of Approval
TT 5597/C-05-239, (Barstow between Garfield and Grantland)
- -G-ranville Homes, Inc. / Giannetta
The Public Works Department, Traffic Planning Section, has completed its review and the following
requirements are to be placed on this tentative map as a condition of approval by the Public Works
Department.
General Conditions:
Provide curb ramps at all corners within the limits'of this subdivision.
Underground all existing offsite overhead utilities with the limits of this map in accordance with Fresno
Municipal Code Section 12-1011 and Resolution No. 78-522/88-229.
Submit the following plans, as applicable, in a single package, to the Planning and Development
Department for review and approval: Street Construction, Signing, Striping, Traffic Signal and Streetlight
and Trail Lighting, Signing and Striping.
Frontage Improvement Requirements:
Major Streets:
Barstow Avenue: Collector
1. Dedicate 47'-55' of property, from section line, for public street purposes within the limits of this
subdivision to meet the current City of Fresno Collector Standards.
2. Construct concrete curb and sidewalk to Public Works Standard P-5. The curb shall be
constructed to a 10' residential pattern. Construct a 6' residential sidewalk per Exhibit "D". A 2'
dedication for a pedestrian easement is required. Identify on the map.
3. Construct 20' of permanent paving (measured from face of curb) within the limits of this sub-
division.
4. Construct an underground street lighting system to Public Works Standard E-1 within the limits of
this subdivision. Spacing and design shall conform to Public Works Standard E-8 for Collector
Streets.
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GARFIELD&GRANTLAND revision.doc
5. Relinquish direct vehicular access rights to Barstow Avenue from all lots within this subdivision.
Garfield Avenue: Collector
1. Dedicate 47'- 55' of property, from section line, for public street purposes within the limits of this
subdivision to meet the current City of Fresno Collector Standards.
2. Construct concrete curb and sidewalk to Public Works Standard P-5. The curb shall be
constructed to a 10' residential pattern. Construct a 6' residentiai sidewalk per Exhibit "D". A 2'
dedication for a pedestrian easement is required. Identify on the map.
3. Construct an 80' bus bay curb and gutter at the northeast corner of Garfield and Barstow to Public
Works Standard P-73, complete with a 10' monolithic sidewalk.
4. Construct 20' of permanent paving (measured from face of curb) within the limits of this sub-
division.
5. Construct an underground street lighting system to Public Works Standard E-1 within the limits of
this subdivision. Spacing and design shall conform to Public Works Standard E-8 for Collector
Streets.
6. Relinquish direct vehicular access rights to Garfield Avenue from all lots within this subdivision.
Interior Streets:
Dedicate, design and construct all curb, gutter, sidewalk, (both sides), permanent paving, cul-de-sacs
(API-10), easements and underground street lighting systems on all interior local streets to Public Works
Standards. Sidewalk patterns shall comply with Public Works API-1 and API-2 Standards for 50' and 54'
streets.
Browning: Revise the proposed 50' street right of way to match the adjacent 56' street right of
way from T-5338. (Provide a 10' sidewalk pattern, typical from Annapolis to North "B" Avenue.)
Any temporary dead-end streets created by this subdivision shall be properly barricaded in accordance
with the Public Works Standard P-44.
Specific Mitigation Requirements: Required General Tract Map Revisions: The engineer shall
provide the required content and form as outlined below on the tentative tract map, rior to scheduling a
meeting with the Planning Commission. Reference Fresno Municipal Code (FMC) Section 12-1004:
1. This tract will generate 161 a.m./216 p.m. peak hour trips; therefore, a Traffic Impact Study (TIS)
is required. Comply with the mitigation measure requirements of the Traffic Engineering
Manager as attached on the letter dated January 28, 2007.
2. Local street lengths exceeding 800' and four way intersections require traffic calming measures.
Provide permanent traffic circles at the following locations per Exhibits "F" and "G":
a. North "B" Avenue at Portals
b. North "B" Avenue at Wrenwood.
c. North "B" Avenue at Roberts.
Identify and provide cross sections on the map. No parking is allowed adjacent to the circles.
3. Section B-B: Provide additional information on Barstow Avenue to show the entire cross
section of Barstow including the Herndon Canal. Additional right of way may be needed
based upon FID's comments. Revise cross sections to display 47'-55' of street right of
way.
4. The first order of work shall include a minimum of two points of vehicular access to the major
streets for any phase of this development.
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GARFIELD&GRANTLAND revision.doc
5. Provide 60' minimum of street right of way and construct a median at the entrance located at
Barstow and North A Street. (7' residential pattern - 18' travel Fane-10' median - 18' travel lane-7'
residential pattern). Provide the cross section on the map and identify required medians on the
map prior to the Planning Cornrnission Hearing. No parking is allowed within -the limits of the
proposed median.
6. Irrigation /Canal Requirements: The developer shall enter into an agreement with the Fresno
Irrigation District providing for piping the canal(s) and submit an executed copy of the agreement
or commitment letter from FID to the Planning and Development Department. All 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, Engineering Division for review and approval.
Identify the proposed easement and provide a final cross sectional detail on the map.
Traffic Signal Mitigation Impact Fee:
This project shall pay its Traffic Signal Mitigation Impact Fee (TSMI Fee) at the time of building permit
based on the trip generation rate(s) as set forth in the latest edition of the ITE Generation Manual. The
fee amount is $414.69 per single family unit, (fee rate as shown in the Master Fee Schedule).
1. Garfield Avenue: Install a signal pole with a 150-watt safety light and an oversize street sign to
Public Works Standards at the northeast corner of Garfield at Barstow.
2. The intersection of Herndon and Parkway shall be signalized to the City of Fresno Standards,
complete with left turn phasing, actuation and signal pre-emption. This work is eligible for
reimbursement and/or credit against Traffic Signal Mitigation Impact Fees.
3. The intersection of Grantland and Parkway shall be signalized to the City of Fresno
Standards, complete with left turn phasing, actuation and signal pre-emption. This work is
eligible for reimbursement and/or credit against Traffic Signal Mitigation Impact Fees.
4. The intersection of Barstow and Grantland shall be signalized to the City of Fresno Standards,
complete with left turn phasing, actuation and signal pre-emption. This work is eligible for
reimbursement and/or credit against Traffic Signal Mitigation Impact Fees. The applicant shall
design the traffic signal and obtain City approval of the plans prior to occupancy of the first
dwelling unit. if the intersection meets signal warrants at the time of occupancy of the first unit,
then the full traffic signal shall be installed. If the intersection does not meet warrants, then the
traffic signal installation shall be limited to the following equipment: poles, safety lights, oversize
street name sign, conduits, detectors, service pedestal connected to a PG&E point of service,
controller cabinet, ITS vault, ITS communication cabinet and all pull boxes, with the following
equipment to be delivered to the City of Fresno's Traffic Signal shop for future installation when
warrants are met: 2070L controller, mast arms, heads, Opticom discriminator and receivers.
Depending upon date of building permits the following Fee alternatives shall apply:
A. Urban Growth Management (UGM) Requirements:
This application is in UGM major street zone E-4; therefore pay all applicable UGM fees. Pay all fees
at the time of issuance of building permits. The UGM Fee obligations for this development will be
computed during the building construction plan check process.
OR
Page 3of4
TATRAFFIC ENGINEERING\Traffic Planning\Tract Maps\CONDITIONS OF APPROVAL FOR TRACT MAPS\T-5597 BARSTOW BTWN
GARFIELD&GRANTLAND revision.doc
B. Fresno Maior Street Impact Fee Requirements:
This Map is in the New Growth Area; therefore pay all applicable growth area fees and City-wide
regional street impact fees
Barstow Avenue: Collector
1. Dedicate and construct (2) 17' center section travel lanes with 250' left turn lanes, at all major
intersections within the limits of this subdivision and continue east to Grantland Avenue.
An additional 6' of paving shall be required adjacent to the 250' left turn lanes. Dedication shall
be sufficient to accommodate additional paving and any other grading or transitions as necessary
based on a 45 MPH design speed.
Garfield Avenue: Collector
1. Dedicate and construct (2) 17' center section travel Lanes with 250' left turn lanes, at all major
intersections within the limits of this subdivision. An additional 6' of paving shall be required
adjacent to the 250' left turn lanes. Dedication shall be sufficient to accommodate additional
paving and any other grading or transitions as necessary based on a 45 MPH design speed.
Grantland Avenue:Arterial
1. Grantland: (Barstow to Roberts) Dedicate and construct the two center 17-foot lanes separated
by a 16' median. Construct a raised concrete median with a 250' left turn pocket for southbound
traffic at Barstow. 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 Barstow. See Exhibit "B".
State of California Department of Transportation (Caltrans) Fees:
Applicant shall pay fair share contribution as determined by the State of California Department of
Transportation (Caltrans) to be collected by the City of Fresno Public Works Department Traffic
Engineering prior to a Final Map.
Page 4 of 4
T:\TRAFFIC ENGINEERING\Traffic Planning\Tract Maps\CONDITIONS OF APPROVAL FOR TRACT MAPS\T-5597 BARSTOW BTWN
GARFIELD&GRANTLAND revision.doc
7'
VARIES
3 7'
M I N
PROPERTY
LINE
L i
SECTION Ld
LINE
PROPERTY
UNE
UJ
EXHL'IdIT ' ' B "
I
I II
I ,
2' PED. EASEMENT I 10'
I .
5'---� 6' 5.5'
12'
!
I
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RESIDENTIAL SIDEWALK PATTERN REF. & REV. CITY OF FRESNO
ON MAJOR STREETS
r'
RESIDENTIAL TRAFFIC
CIRCLE
50'RIGHT OF WAY
SCALE:1"=40'
50'—�
I
i l�-1d•—,jam—lir
NOTES !
1 SPLITTER ISLAND ARE ' f
PAINT ONLY TO ALLOW ' {
MANEUVERABILITY FOR I '
LARGER VEHICLES
2.GARBAGE CAN CDVENENT
REQUIRED. C n ! A
3.SIGNING,STRIPING,AND TRAFFIC
CIRCLE LANDSCAPING SHALL BE I I
REVIEWED BY THE CITY TRAFFIC SEE NOTE NO.1 10'
ENGINEER. I '�
® NO PARKING 42'
.. ', R=20-
R=20' "
9
I / 10
�� .. 10
66' _-
b m
SEE NOTE NO.i "` °i R='18' SEENOTE NO.1
7
3' SEE NOTE NO.3 �;�'SEE NOTE NO,3 3,
T 60' 0`— - �
I I
SECTION A-A
CURB DETAIL
NCI TO SCALE
U"HIGH VERTICAL
:URB 6-
6.5'
REINFORCED CONCRETE APRON
39.
{ - ----
-----^--
-z.0%+�
ma
f 6"�
q4 AT 2a"O.C. 114 AT 12"O.0
AT OUTSIDE RADIUS
1d'
CONCRETE CURB
REF. & REV CITY OF FRESNO
TRAFFIC CIRCLE EXHIBIT "Ff1
RESIDENTIAL TRAFFIC
CIRCLE
50'RIGHT OF WAY
SCALE:1"=40'
i
NOTES
50' �
I
1 SPLITTER ISLAND ARE ' 36' "
PAINT ONLY TO ALLOW I i
b,ANEUVERABILITY FOR
LARGER VEHICLES
2 SIGNING,STRIPING.AND i
TRAFFIC CIRCLE j
LANDSCAPING SHALL BE
REVIEWED BY THE CITY !
TRAFFIC ENGINEER. -
I
t
® NO PARKING J
r 1 SEE NOTE NO.1 0
I
R=16' I
SEE NOTE NO.I G=
� Ft-10 �-_
46' m
SEE NOTE NO.1
{ I r
SEE NOTE NO.1 I
I I I
I !
4 R 65'
J I
i
I I
I I �
i
SECTION A-A
CURB DETAIL F.'"GH VERTICAL
CURB —6'—
NUT TO SCALE
4.5'
REINFORCE.CONCRETE APRON -
27'
UL
6 _
2.0%•:. —
6
I
W AT IT OC
-
2• u+AT 2.1.0 C.
,1T GUT810E RA.0.1S
ZONC:RETF CURB
REF. & REV CITY OF FRESNO
TRAFFIC CIRCLE EXHIBIT 1,G„
Fresno
AWaedca My
if City of
2000
City Hall 559-621-8800 Public Works Department
2600 Fresno Street,Rm.4064 Jon Ruiz,Director
Fresno,CA 93721-3623
www.Fresno.qov
January 28, 2007
TJKM
Jose Luis Benavides, P.E.
516 W. Shaw Avenue, Suite 200
Fresno, CA 93704-2515
SUBJECT: ' REVIEW OF TRAFFIC IMPACT STUDY (TIS) FOR THE PROPOSED TRACT 5597 in the
Northeast Quadrant of Garfield Avenue/Barstow Avenue intersection
TIS06-048 dated March 3, 2006 R-05-094 C-05-239
TRAFFIC IMPACT STUDYAPPROVED FOR PLANNING COMMISSION
We reviewed the Traffic Impact Study (TIS) by TJKM for the proposed subject project which consists of
227 Single Family Detached Residential Units and also utilized the TIS for Tract 5600 to determine
conditions:
GENERAL COMMENTS and CONDITIONS
1. The trip generation based on ITE Trip Generation Manual is acceptable. The proposed project is
projected to generate 2,172 daily trips, 170 trips during the AM,peak hour and 229 trips during the
PM peak hour.
2. This project shall pay its Traffic Signal Mitigation Impact (TSMI) Fee of $414.69 per single family
dwelling unit at the time of building permit based on the trip generation rate(s) as set fooh in the
latest edition of the ITE Generation Manual. The TSMI fee based on 227 single family dwelling
units is $94,134.63.
3. The project shall signalize the intersection of Herndon Avenue and Parkway Avenue. All
approaches shall have dedicated left-turn lanes to accommodate queue lengths. The signal is
included in the TSMI fee program and is credited/reimbursable against the fee and should be
constructed to the City of Fresno standards. Design of the signal for this intersection should be
studied in conjunction with operations at State Route (SR) 99 northbound off-ramps so as to not
impact the main line on SR 99. Other tract developers are also conditioned with this same
condition. A private partnership between developers may minimize costs. In discussions with
Caltrans signalizing the Herndon Avenue/Parkway Avenue intersection will result in the need to
signal the Herndon Avenue/ SR 99 northbound off ramps and modify the southbound SR
99/Herndon Avenue off-ramp to right-turn only with additional signage on the mainline. The
northbound right turn lane and westbound left-turn lane could be designed with overlap phases.
4. The project shall signalize the intersection of Grantland Avenue and Parkway Avenue. The signal is
included in the TSMI fee program and is credited/reimbursable against the fee and should be
constructed to the City of Fresno standards. This intersection is also conditioned on other tracts and
signalizing this intersection will require SR 99 interchange operations at Herndon Avenue to be
further studied so as to not impact the main line on SR 99.
5. The proposed project shall make necessary improvements and right-of-way dedications along
adjacent public streets as per City of Fresno requirements. The project shall widen Garfield Avenue
and Barstow Avenue to the ultimate roadway right-of-way width along property frontages.
6. The project shall install safety lighting and poles at the project frontage corners at the intersection of
Garfield Avenue/Barstow Avenue. This intersection is reimbursable and/or can be credited with the
Traffic Signal Mitigation Impact fee. The frontages for these intersections should be constructed to
the City of Fresno standard.
7. The project shall pay its fair share towards improvements to the Shaw Avenue/SR 99 interchange
and also for the construction of the new Veterans Boulevard/SR99 interchange.
8. The project shall widen the westbound approach at Barstow Avenue/Grantland Avenue to a shared
left turn-through lane and a shared through-right turn lane.
9. The proposed project shall make necessary improvements and right-of-way dedications along
adjacent public streets as per City of Fresno requirements.
Comments
10. Where is project traffic going from the westbound left-turn at Herndon/Parkway? The trips are not
showing up at either intersection of Garfield/Barstow or Grantland/Barstow?
11. Figure 9 is missing the southbound SR 99 off-ramp.
If you have any further questions regarding this matter, please contact me at (559) 621-8792 or
bryan.iones@fresno.gov .
Sin rely,
Bry D. ones, T.E.
Tr f c gineering Manager
P is orks Department, Traffic Engineering Division
C: Traffic Engineering Reading File
Copy filed with Traffic Impact Study
Mikesanchez,Planning& Development Dept.
David Braun,Planning&Development Dept.
Louise Gilio,Traffic Planning Supervisor
City of
�dn a J
e`
DEPARTMENT OF PUBLIC UTILITIES
Date: July 19, 2006
To: Sandra Brock, Planner III
Planning and Development Department
From: DOUG BECKER, Supervising Engineering Techniciar
Public Utilities Department, Planning and Engineering Division
Subject: SANITARY SEWER REQUIREMENTS FOR T-5597/UGM, C-05-239 AND R-05-94
General
Vesting Tentative T-5597/UGM, C-05-239 and R-05-94 propose a 227-lot single-family residential
planned development subdivision, rezoning from the R-R (county) to the R-1/UGM zone district on
41.5 acres located on the northeast corner of West Barstow North Garfield Avenues.
Environmental Recommendations
A NEGATIVE DECLARATION MAY BE ISSUED: The project may have adverse impacts but
impacts can be mitigated without further study or are not serious enough to warrant an Environment
Impact Report.
Sanitary Sewer Requirements
The nearest sanitary sewer main capable of serving the proposed project is a 60-inch trunk main,
located in North Grantland Avenue. Sanitary sewer facilities will be available to provide service to the
site subject to the following requirements:
The following off-site sanitary sewer main extensions (including sewer house branch installations to
adjacent properties) are required:
1. Construct a 12-inch sanitary sewer main in the West Barstow Avenue from North Grantland
Avenue west approximately 600 linear feet.
2. Construct a 10-inch sanitary sewer main in the West Barstow Avenue from the 12-inch sewer
main west to North Garfield Avenue.
3. Construct an 8-inch sewer main in North Garfield Avenue from West.Barstow Avenue North
across the project frontage.
4. Sewer mains shall be extended within the proposed tract to provide sewer service to each lot
created.
5. Separate sewer house branches shall be provided for each lot created.
6. Abandon all existing on-site private sanitary sewer systems.
7. Street easements and/or deeds shall be recorded prior to approval of improvement plans.
8. All underground street utilities shall be installed prior to permanent street paving.
9. 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.
10. Public sewer facilities shall be constructed in accordance with the Department of Public Works
standards, specifications, and policies.
11. Engineered improvement plans prepared by a Registered Civil Engineer shall be submitted for
Department of Public Utilities review and approvals for proposed additions to the City Sewer
System.
Sanitary Sewer Fees
The following Sewer Connection Charges are due and shall be paid for the Project:
1. Sewer Lateral Charge
2. Oversize Sewer Charge
3. Trunk Sewer Charge: Grantland
4. Wastewater Facilities Charge (Residential Only)
Sanitary Sewer UGM
Sewer Oversize Reimbursement S.A. #19
Water Requirements
Comply with attached City of Fresno Water Division memo, dated July 12, 2006, for water
requirements for Tentative Tract 5597.
City of
�®;;,
WA TER DIVISION
Date: July 12, 2006
To: DOUG HECKER, Supervising Engineering Technician
Department of Public Utilities, Administration
Through: NEIL MONTGOMERY, Chief Engineering Technician �i
Department of Public Utilities, Water Division
From: ANITA LUERA, Engineering Technician.II "Q
Department of Public Utilities, Water Division
Subject: WATER REQUIREMENTS FOR TENTATIVE TRACT NO. 5597/UGM
The following conditions are required to provide water service to the tract.
1. Construct a 14-inch transmission grid water main (including installation of City fire
hydrants) in North Grantland Avenue from approximately 400' south of West Roberts
Avenue south to West Barstow Avenue.
2. Construct a 14-inch transmission grid water main (including installation of City fire
hydrants) in West Barstow Avenue from North Grantland Avenue west to North Garfield
Avenue.
3. Construct a 14-inch transmission grid water main (including installation of City fire
hydrants) in North Garfield Avenue from West Barstow Avenue north across the frontage
of the tract.
4. Construct a water supply well(s) on a site(s) dedicated to the City of Fresno. The well(s)
shall be capable of producing a total of 800 gallons per minute. Well sites shall be of a
size and at a location acceptable to the Water Systems Manager. The cost of acquiring
the well site(s) and construction of the well(s) shall be reimbursed from the UGM Water
Supply Well Service Area Fund 201 s, in accordance with established UGM policies.
5. Water well construction shall include wellhead treatment facilities, if required. The cost
for constructing wellhead treatment facilities shall be reimbursed from UGM Wellhead
Treatment Service Area Fund 201 s, in accordance with established UGM policies.
6. Separate water services with meter boxes shall be provided to each lot created.
7. Two independent sources of water, meeting Federal and State Drinking Water Act
Standards, are required to serve the tract including any subsequent phases thereof. The
two-source requirement may be accomplished through a combination of water main
extensions, construction of supply wells, or other acceptable sources of water supply
approved by the Water Systems Manager.
TAPROWNEMConditons of ApprovaR5597 071106.doc
8. All public water facilities shall be constructed in accordance with Public Works
Department standards, specifications, and policies.
9. Seal and abandon existing on-site well(s) in compliance with the State of California Well
Standards, Bulletin 74-90 or current revisions issued by California Department of Water
Resources and City of Fresno standards.
TAPROJMIMEMConditions of Approval 5597 071106.doc
( File No. 210.45
FRESNO METROPOLITAN FLOOD CONTROL DI\STRICT
NOTICE OF REQUIREMENTS
PUBLIC AGENCY DEVELOPER
Mr. Gil Haro, Planning Manager GRANVILLE HOMES
Planning&Development Department 1396 W. HERNDON AVE, STE. 101
City of Fresno FRESNO, CA. 93711
2600 Fresno Street -
Fresno, CA 93721
MAP NO. 5597 PRELIMINARY FEE(S) (See below)
DRAINAG/�AREAS) " EJ - DRAINAGE AREA EJ $390,866.00
DATE DRAINAGE AREA
TOTAL FEE $390,866.00
The proposed development will generate storm runoff which produces potentially significant
environmental impacts and which must be properly discharged and mitigated pursuant to the
California Environmental Quality Act and the National Environmental Policy Act. The
District in cooperation with the City and County has developed and adopted the Storm
Drainage and Flood Control Master Plan. Compliance with and implementation of this
Master Plan by this development project will satisfy the drainage related CEQA/NEPA impact
of the project mitigation requirements.
The proposed development shall pay drainage fees pursuant to the Drainage Fee Ordinance
prior to approval of the final map at the rates in effect at the time of such approval. The fee
indicated above is based on the tentative map. Contact the FMFCD project engineer prior to
approval of the final map for the fee.
Considerations which may affect the fee obligation(s) or the timing or form of fee payment: y
a) Fees related to undeveloped or phased portions of the project may be deferrable.
b) Fees may be calculated based on the actual percentage of runoff if different than that
typical for the zone district under which the development is being undertaken and if
permanent provisions are made to assure that the site remains in that configuration.
c) Master Plan storm drainage facilities may be constructed, or required to be
constructed in lieu of paying fees.
d) The actual cost incurred in constructing Master Plan drainage system facilities is
credited against the drainage fee obligation.
5597 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
FRESNO M-r—ROPOLITAN FLOOD CONTROL,- -STRICT
NOTICE OF REQUIREMENTS
Page 2 of 4
e) When the actual costs incurred in constructing Master Plan facilities exceeds the
drainage fee obligation, reimbursement will be made for the excess costs from
future fees collected by the District from other development.
Approval of this development shall be conditioned upon compliance with these District
Requirements.
1. a. Drainage from the site shall be directed to
X b. Grading and drainage patterns shall be as identified on Exhibit No. 1 4L--2
C. The grading and drainage patterns shown on the site plan conform to the
adopted Storm Drainage and Flood Control Master Plan.
2. The proposed development shall construct and/or dedicate Storm Drainage and Flood Control
Master Plan facilities located within the development or necessitated by any off-site
improvements required by the approving agency:
X Developer shall construct facilities as shown on Exhibit No. 1 as "Master Plan
Facilities to be constructed by Developer".
None required.
3. The following final improvement plans shall be submitted to the District for review prior to
final development approval:
X Grading Plan X Storm Drain Plan X Final Map
X Street Plan X Water& Sewer Plan Other
4. Availability of drainage facilities:
a. Permanent drainage service,is available provided the developer can verify
to the satisfaction of the City of Fresno that runoff can be safely conveyed
to the Master Plan inlet(s).
b. The construction of facilities required by Paragraph No. 2 hereof will
provide permanent drainage service.
X c. Permanent drainage service will not be available. The District recommends
temporary facilities until permanent service is available.
d. See Exhibit No. 2.
5. The proposed development:
Appears to be located within a 100 year flood prone area as designated on the latest
Flood Insurance Rate Maps available to the District, necessating appropriate
floodplain management action. (See attached Floodplain Policy.)
5597 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
FRESNO METxOPOLITAN FLOOD CONTROL DIS fRICT
NOTICE OF REQUIREMENTS
Page 3 of 4
Appears to be located within a 500 year flood prone area as designated on the latest
Flood Insurance Rate Maps available to the District.
X Does not appear to be located within a flood prone area.
6. The Federal Clean Water Act and the State General Permits for Storm Water Discharges
Associated with Construction and Industrial Activities (State General Permits) require developers
of construction projects disturbing one or more acres, and discharges associated with industrial
activity not otherwise exempt from National Pollutant Discharge Elimination System (NPDES) Mi
permitting, to implement controls to reduce pollutants, prohibit the discharge of waters other than
storm water to the municipal storm drain system, and meet water quality standards. These
requirements apply both to pollutants generated during construction, and to those which may be
generated by operations at the development after construction.
a. Z
State General Permit for Storm Water Discharges Associated with Construction
Activities, approved August 1999, (modified December 2002.), A State General o
Construction Permit is required for all clearing, grading, and disturbances to the ground
that result in soil disturbance of at least one acre (or less than one acre if part of a larger
common plan of development or sale). Permittees are required to: submit a Notice of
Intent to be covered and must pay a permit fee to the State Water Resources Control
Board (State Board), develop and implement a storm water pollution prevention plan,
eliminate non-storm water discharges, conduct routine site inspections, train employees
in permit compliance, and complete an annual certification of compliance.
1*4
b. State General Permit for Storm Water Discharges Associated with Industrial Activities,
April, 1997 (available at the District Office.) A State General Industrial Permit is
required for specific types of industries described in the NPDES regulations or by
Standard Industrial Classification (SIC) code. The following categories of industries
are generally required to secure an industrial permit: manufacturing; trucking;
recycling; and waste and hazardous waste management. Specific exemptions exist for
manufacturing activities which occur entirely indoors. Permittees are required to:
submit a Notice of Intent to be covered and must pay a permit fee to the State Water
Resources Control Board, develop and implement a storm water pollution prevention
plan, eliminate non-storm water discharges, conduct routine site inspections, train
employees in permit compliance, sample storm water runoff and test it for pollutant
indicators, and annually submit a report to the State Board.
5597 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
FRESNO Mh ROPOLITAN FLOOD CONTROL wSTRICT
NOTICE OF REQUIREMENTS
Page 4 of 4
C. The proposed development is encouraged to select and implement storm water quality
controls recommended in the Fresno-Clovis Storm Water Quality Management
Construction and Post-Construction Guidelines (available at the District Office) to
meet the requirements of the State General Permits, eliminate the potential for non-
storm water to enter the municipal storm drain system, and where possible minimize
contact with materials which may contaminate storm water runoff.
7. 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.
g. The District reserves the right to modify, reduce or add to these requirements, or revise fees, as
necessary to accommodate changes made in the proposed development by the developer or
requirements made by other agencies.
9. X See Exhibit No. 2 for additional comments, recommendations and requirements.
9— �4k_��
--.a
Gerald E. Lakeman, Project Enginee : Rick yo
District Engineer
C: GARY GIANNETTA
119 "S" STREET
FRESNO, CA. 93721
5597 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
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LEGEND
Master Plan Facilities To Be Constructed By Developer
-Inlet,Outfall and Pipeline(Size Shown,Eligible For Fee Credit).
�— — — Existing Master Plan Facilities
N—- Future Master Plan Facilities
Direction Of Drainage
—————— Inlet Boundary 40
Drainage Area Boundary SCALE 1"=400'
Existing Fence TRACT 5597
15"Mowstrip To Be Constructed by Developer(Eligible For Fee Credit)
�® Master Plan Facilities to be Constructed by Developer- CUP 2005-239
._ 20'Wide Street Improvements,Curb&Gutter(Eligible For Fee Credit) DRAINAGE AREA:'U"
® Pump Stand To Be Constructed By Developer(Eligible For Fee Credit)
EXHIBIT N0. 1
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
DRAWN BY:M DATE MUM
KMumrad1DWW0MIBMTMCTMM97,d"q REVISEDBY: — DATE: —
•.► IWAW
OTHER REQUIREMENTS
EXHIBIT NO. 2
The cost of construction of Master Plan facilities,excluding dedication of storm drainage easements,
is eligible for credit against the drainage fee of the drainage area served by the facilities. A
Development Agreement shall be executed with the District to effect such credit. Reimbursement
provisions, in accordance with the Drainage Fee Ordinance, will be included to the extent that
developer's Master Plan costs for an individual drainage area exceed the fee of said area. Should the
facilities cost for such individual area total less than the fee of said area,the difference shall be paid
upon demand to the City or District.
No surface run-off shall be directed towards the District basin.
The District recommends a single fence between the site and the District's basin. The developer
should contact the District so that alternatives to a dual fence can be reviewed. If a fence other than
the existing chain link fence is proposed, District review and approval of the proposed fence is
required.
The District requests that the grading Engineer contact the District as early as possible to review the
proposed site grading for verification and acceptance of grades at our mutual property line prior to
preparing a grading plan.
The District requires that the developer of Tract 5597 maintain West Browning and West Dovewood
Avenues to the west as shown on the vesting tentative map. This requirement is to provide a means
of drainage to future Master Plan inlets and conveyance of major storm flows to the west to Garfield
Avenue.
Development No. Tract 5597
engr\perm it\exhbit2\tract\5597(r1)
-
�y-:r v •� ;. OFFI cloy OF
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PHONE(559)233-7161
FAX(559)233-8227
2907 SOUTH MAPLE AVENUE
FRESNO,CALIFORNIA 93725"2218
Your Most Valuable Resource-Water
July 17, 2006 Lel �\���/F
JUL 1 2M
Mr. Dave Braun
r� vatjop;exit DO-'. tBn nt
City of Fresno
Development Department
Planning Division
2600 Fresno Street, Room 3043
Fresno, CA 93721-3604
RE: VTTM No. 5597, R-05-94 & C-05-239, APN: 505-040-13, 21, 70 & 71
FID's Herndon No. 39 Canal, Austin No. 529 Canal (Private)
Dear Mr. Braun:
FID's comments and requests are as follows:
1. FID's Herndon No. 39 canal traverses the south side of Barstow Avenue as shown on the
enclosed map.
2. FID requests it review and approve all plans that affect the Herndon canal.
3. For informational purposes, a private canal known as the Austin No. 529 traverses APN:
505-040-13 as shown on the enclosed map. This is an active canal and will need to
remain in service.
Thank you for submitting this for our review. Please feel free to contact me with any questions
yr::OiiGGTiiS at 2-3:-711.6 i GXtei75ii.1i .7 117 Oi 17j0i1i150ntIfreSii0iIT1gd.110n.CUffi.
Sincerely,
Bret Johnson
Engineering Technician I
cc: Granville Homes, Inc.
Giannetta Engineering
Agencies\City\TM5597 R-05-94 C-05-239
BOARD OF President JACOB ANDRESEN Vice-President JEFFERY G BOSWELL
DIRECTORS JEFF NEELY.EDDIE NIEDERFRANK.STEVEN G BALLS. General Manager GARY SERRATO
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July 17, 2006 Corporate Real Estate 650"0"Street, Bag 23
South Valley Land Services Fresno, CA 93760-0001
Development Department
Engineering Services Division
Land Division Section JUL 2 0 20,06
2600 Fresno Street, Room 3043 �=nr11; [-
Fresno,Fresno, CA. 93721-3604 ��� ,��.;; ' ' `��'fs`on
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Attn: Dave Braun
Dear Dave Braun,
We have reviewed Tentative Tract Map-No. 5597.
PG&E requests that a Public Utility Easement (PUE), ten feet (10') in width, be
dedicated contiguous to all street(s) boundaries located within and along any portion
of said Tract Map boundaries fronting any street(s) lying outside of said Tract Map.
PG&E also requests that a PUE be incorporated within all private roads.
PG&E may further require an easement from the property owner(s) over the newly created
PUE's. The exact size and locations of the PUE's together with the need for an
easement will be finalized on the final map review.
PG&E's records show no gas or electric transmission facilities within the project
boundary.
Existing gas or electric facility relocations or protective measures necessitated by
new street improvements (which are required as conditions of a development's final
acceptance by the City of Fresno) will be at the expense of the developer.
Thank you for the opportunity to review the plans of this Tentative Tract Map. If you
have any questions, please contact me at 263-5167.
Sincere y,
Ovyl 'Pa
Land Agent
San .Joaquin valley
Air Pollution Control District
July 11, 2006 Reference No. C200601586
City of Fresno
Attn: Dave Braun ,U L 18 2006
2600 Fresno Street, 3rd Floor
Fresno, CA 93721-3604 Planning Division
Development[)9partme11
GnY OF FRF_�40
Subject: T-5597, R-05-94, C-05-293; 227 SFR on 41.5 Acres
Dear Mr. Braun:
The San Joaquin Valley Unified Air Pollution Control District (District) has reviewed the project referenced
above and offers the following comments:
The entire San Joaquin Valley Air Basin is designated non-attainment for ozone and particulate matter
(PM10 and PM2.5). This project would contribute to the overall decline in air quality due to construction
activities in preparation of the site, and ongoing traffic and other operational emissions. Based on the size of
the project, the District expects that the project would not exceed the District's thresholds of significance for
ozone precursors of 10 tons per year of reactive organic gases (ROG)and oxides of nitrogen (NOx).
It appears that this project will be subject to the District's Indirect Source Review Rule (Rule 9510). This rule
was adopted to reduce the impacts of growth in emissions from all new development in the San Joaquin
Valley. Rule 9510 requires applicants subject to the rule to provide information that enables the District to
quantify construction, area and operational PM10 and NOx emissions, and potentially mitigate a portion of
those emissions. Preliminary analysis indicates that this project may generate emissions in excess of the
Rule's 2.0 tons per year baseline for ROG and NOx that would require emissions to be reduced. An
application must be filed with the District no later than concurrent with application with a local agency for the
final discretionary approval. For more information and instruction, please contact the District's ISR staff by
phone at (559)230-5800 or by email at ISR _valleyair.orq.
If the subdivision is part of a larger project, the District may recommend an Air Quality Impact Assessment
(AQIA) be conducted. The District recornmends using the URBEMIS 2002 Version 8.7 program to calculate
project area and operational emissions and to identify mitigation measures that reduce impacts. URBEMIS
can be downloaded from www.urbemis.com or the South Coast Air Quality Management District's website at
http://www.agmd.gov/cega/urbemis.html. If the preliminary analysis indicates that the project exceeds the
District's Thresholds of Significance for ozone precursors (10 tons/year of either Reactive Organic Gases or
Oxides of Nitrogen), then the District recommends the preparation of a full AQIA that describes the air quality
setting and identifies measures that reduce air quality impacts. The project applicant or consultant is
encouraged to consult with District staff for assistance in determining appropriate methodology and model
inputs.
Based on the information provided, the proposed project will be subject to the following District rules. The
following items are rules that have been adopted by the District to reduce emissions throughout the San
Joaquin Valley, and are required. This project may be subject to additional District Rules not enumerated
below. To identify additional rules or regulations that apply to this project, or for further information, the
Northern Region Office Central Region Office Southern Region Office
4800 Enterprise Way 1990 East Gettysburg Avenue 2700 M Street,Suite 275
Modesto,CA 95356-8718 Fresno,CA 93726-0244 Bakersfield,CA 93301-2373
(209)557-6400 • FAX(209)557-6475 (559)230-6000 • FAX (559)230-6061 (661)326-6900 • FAX (661) 326-6985
www.valieyair.org
Dave Braun July 11, 2006
T-5597, R-05-94, C-05-293;227 SFR on 41,5 Acres Page 2
applicant is strongly encouraged to contact the District's Small Business Assistance Office at (559) 230-
5888. Current District rules can be found at http://www.valleyair.org/rules/1 ruleslist.htm.
Regulation VIII (Fugitive PM10 Prohibitions) Rules 8011-8081 are designed to reduce PM10 emissions
(predominantly dust/dirt) generated by human activity, including construction and demolition activities, road
construction, bulk materials storage, paved and unpaved roads, carryout and track out, landfill operations,
etc. The District's compliance assistance bulletin for construction sites can be found at
http://www.valleyair.orq/busind/comply/PM10/Req%20VII1%20CAB.pdf.
If a residential project is 10.0 or more acres in area or will include moving, depositing, or relocating more
than 2,500 cubic yards per day of bulk materials on at least three days, a Dust Control Plan must be
submitted as specified in Section 6.3.1 of Rule 8021. Construction activities shall not commence until the
District has approved the Dust Control Plan. A template of the District's Dust Control Plan is available at
http://www.vaIleyair.org/busind/comply/PM10/forms/DCP-Form%20-%2012-01-2005.doc.
Rule 4102 (Nuisance)This rule applies to any source operation that emits or may emit air contaminants or
other materials. In the event that the project or construction of the project creates a public nuisance, it could
be in violation and be subject to District enforcement action.
Rule 4103 (Open Burning) This rule regulates the use of open burning and specifies the types of materials
that may be open burned. Agricultural material shall not be burned when the land use is converting from
agriculture to non-agricultural purposes (e.g., commercial, industrial, institutional, or residential uses).
Section 5.1 of this rule prohibits the burning of trees and other vegetative (non-agricultural) material
whenever the land is being developed for non-agricultural purposes. In the event that the project applicant
burned or burns agricultural material, it would be in violation of Rule 4103 and be subject to District
enforcement action.
The Tract Map indicates that an orchard will be removed. The following conditions apply to the orchard
removal: Open burning is prohibited at this project site, per Rule 4103.
• If shredding or chipping equipment is to be used for processing the orchard waste, the equipment shall be
permitted by the District, or registered by the California Air Resources Board or the District as Portable
Equipment.
• Visible emissions created from the shredding or chipping equipment shall not exceed 20 percent opacity or
Ringlemann 1 and any standard specified on a Permit to Operate or Portable Equipment Registration
Certificate.
Rule 4601 (Architectural Coatings)This rule limits volatile organic compounds from architectural coatings by
specifying architectural coatings storage, clean up and labeling requirements and applies to any person who
supplies, sells, offers for sale, applies, or solicits the application of any architectural coating.
Rule 4641 (Cutback, Slow Cure, and Emulsified Asphalt, Paving and Maintenance Operations) If asphalt
paving will be used, then paving operations of this project will be subject to Rule 4641. This rule applies to
the manufacture and use of cutback asphalt, slow cure asphalt and emulsified asphalt for paving and
maintenance operations.
Rule 4901 (Wood Burning Fireplaces and Wood Burning Heaters) This rule Limits PM10 and PM2.5
emissions from residential development. Construction plans for residential developments may be affected by
section 5.3, specifically:
• 5.3.1 No person shall install a wood burning fireplace in a new residential development with a density
greater than two(2) dwelling units per acre.
• 5.3.2 No person shall install more than two(2) EPA Phase II Certified wood burning heaters per acre in
any new residential development with a density equal to or greater than three (3) dwelling units per acre.
• 5.3.3 No person shall installmore than one(1)wood burning fireplace or wood burning heater per dwelling
unit in any new residential development with a density equal to or less than two (2) dwelling units per acre.
Dave Braun July 11, 2006
T-5597, R-05-94, C-05-293;227 SFR on 41.5 Acres Page 3
More information about Rule 4901 can be found on our website at www.valleyair.org. For compliance
assistance, please contact Mr. Wayne Clarke, Air Quality Compliance Manager, at (559) 230-5968.
Rule 9510 (Indirect Source Review)This rule was adopted to reduce the impacts of growth in emissions
from all new development in the San Joaquin Valley. Rule 9510 requires applicants subject to the rule to
provide information that enables the District to quantify construction, area and operational PM 10 and NOx
emissions, and potentially mitigate a portion of those emissions. An application must be filed with the District
no later than concurrent with application with a local agency for the final discretionary approval. For more
information and instruction, please contact the District's ISR staff by phone at (559)230-5800 or by email at
IS R(a.valleyair.org.
The District encourages innovation in measures to reduce air quality impacts. There are a number of
features that could be incorporated into the design/operation of this project to provide additional reductions of
the overall level of emissions. (Note: Some of the measures may already exist as the City of Fresno
development standards. Any measure selected should be implemented to the Fullest extent possible.) The
suggestions listed below should not be considered all-inclusive and remain options that the agency with the
land-use authority should consider for incorporation into the project.
• Large canopy trees should be carefully selected and located to protect the building(s)from energy
consuming environmental conditions, and to shade 50% of paved areas within 15 years. Also, trees
should be planted adjacent to all sidewalks. Structural soil should be used under paved areas to
improve tree growth. For information on Structural Soil see http://www.hort.cornell.edu/uhi/outreach/csc/.
For information on Tree Selection see http://www.ufei.org/. For Urban Forestry see
http://www.coolcommunities.org, http://wcufre.ucdavis.edu and
http://www.Igc.org/bookstore/energy/downloads/siv tree quidelines.pdf.
• Sidewalks and bikeways should be installed throughout as much of the project as possible and should
be connected to any nearby existing and planned open space areas, parks, schools, residential areas,
commercial areas, etc., to encourage walking and bicycling. Connections to nearby public uses and
commercial areas should be made as direct as possible to promote walking for some trips. Pedestrian
and bike-oriented design reduces motor vehicle usage and their effects on air quality. Sidewalks and
bikeways should be designed to separate pedestrian and bicycle pathways from vehicle paths.
Sidewalks and bikeways should be designed to be accommodating and appropriately sized for
anticipated future pedestrian and bicycle use. Such pathways should be easy to navigate, designed to
facilitate pedestrian movement through the project, and create a safe environment for all potential users
(pedestrian, bicycle and disabled) from obstacles and automobiles. Pedestrian walkways should be
created to connect all buildings throughout the project. The walkways should create a safe and inviting
walking environment for people wishing to walk from one building to another. Walkways should be
installed to direct pedestrians from the street sidewalk to the building(s). Safe and convenient pathways
should be provided for pedestrian movement in large parking lots. Mid-block paths should be installed to
facilitate pedestrian movement through long blocks (over 500' in length) and cul-de-sacs. Sidewalks
should be designed for high visibility(brightly painted, different color of concrete, etc.)when crossing
parking lots, streets and similar vehicle paths. Clearly marked and highly visible pedestrian accesses
create a safer environment for both pedestrians and vehicles. Pathways through the project should be
built in anticipation of future growth/development.
• As many energy conserving and emission reducing features as possible should be included in the
project. Energy conservation measures include both energy conservation through design and
operational energy conservation. Examples include (but are not limited to):
Increased energy efficiency(above California Title 24 Requirements)
See http://www.energy.ca.gov/title24/.
Energy efficient widows (double pane and/or Low-E), lighting, appliances, and heating and cooling
systems. See http://www.enerqvstar.,qov
Programmable thermostats for all heating and cooling systems
Use Low and No-VOC coatings and paints. See South Coast's site for No-VOC Coatings at
http://www.aqmd.gov/prdas/brochures/paintguide.html
Dave Braun July 11, 2006
T-5597, R-05-94, C-05-293;227 SFR on 41.5 Acres Page 4
- High-albedo (reflecting) roofing material. See http://eetd.lbl.gov/coolroof/
- Cool Paving. "Heat islands" created by this and similar projects contribute to the reduced air quality in
the valley by heating ozone precursors. See http://www.harc.edu/harc/Projects/CoolHouston/ and
http://eande.lbl.gov/heatisland/
- Radiant heat barrier. See http://www.eere.energy.gov/consumerinfo/refbriefs/bc7.html
- Features to promote energy self-sufficiency(solar water-heating systems, photovoltaic cells, solar
thermal electricity systems, small wind turbines, etc.) Rebate and incentive programs are offered for
alternative energy equipment. See http://www.dsireusa.orq/, http://rredc.nrel._qov/, and
http://www.energy.ca.gov/renewables/
- Awnings or other shading mechanism for windows
- Porch, patio and walkway overhangs
- Ceiling fans, whole horse fans
- Utilize passive solar cooling and heating designs. (e.g. natural convection, thermal flywheels)
See http:Hwww.eere.energy.gov/RE/solar passive.html
- Utilize daylighting (natural lighting) systems such as skylights, light shelves, interior transom windows
etc. See http://www.advancedbuildings.org
- Electrical outlets around the exterior of the unit(s) to encourage use of electric landscape maintenance
equipment
- Natural gas fireplaces (instead of wood-burning fireplaces or heaters)
- Natural gas lines (if available to this area) in backyard or patio areas to encourage the use of gas
barbecues
- Construct paths to connect the development to nearby bikeways or sidewalks. See
http://wvvw.vtpi.org/tdm/tdm85.htm and http://www.bicVclinginfo.org/
- Pre-wire the unit(s)with high speed modem connections/DSL and extra phone lines
- Exits to adjoining streets should be designed to reduce time to re-enter traffic from the project site
- More information can be found at http://www.ciwmb.ca.gov/GreenBuildinq/, http://www.lgc.org,
http://www.sustainable.doe.gov/, and http://www.consumerenbrgycenter.org/index.htmI
• Project design should use models put forward by the Local Government Commission (LGC)in the
"Smart Growth Guidebook," such as; street block patterns that form an interconnected grid, short block
faces, numerous alleys and narrow streets. The LGC website http://www.lgc.org contains valuable
information and resources on subjects from street design to energy efficiency.
• The applicant should implement measures to reduce the amount of vehicle traffic to and from the
residential area(s)that further reduce air pollution in the valley. This could include providing an
information center for residents to coordinate carpooling. Check out the"Spare the Air" section of our
website www.valleyair.org
• Construction activity mitigation measures include:
- Limit area subject to excavation, grading, and other construction activity at any one time
- Limit the hours of operation of heavy duty equipment and/or the amount of equipment in use
- Replace fossil-fueled equipment with electrically driven equivalents (provided they are not run via a
portable generator set)
- Require that all diesel engines be shut off when not in use to reduce emissions from idling.
- Curtail construction during periods of high ambient pollutant concentrations; this may include ceasing
of construction activity during the peak-hour of vehicular traffic on adjacent roadways, and Spare the
Air Days" declared by the District.
- Implement activity management (e.g. rescheduling activities to reduce short-term impacts)
- During the smog season (May through October), lengthen the construction period to minimize the
number of vehicles and equipment operating at the same time.
- Off road trucks should be equipped.with on-road engines when possible.
- Minimize obstruction of traffic on adjacent roadways.
• Construction equipment may be powered by diesel engines fueled by alternative diesel fuel blends or
Ultra Low Sulfur Diesel (ULSD). The California Air Resources Board (CARB) has verified specific
alternative diesel fuel blends for NOx and PM emission reduction. Only fuels that have been certified by
Dave Braun _. July 11, 2006
T-5597, R-05-94, C-05-293;227 SFR on 41.5 Acres Page 5
CARB should be used. Information on biodiesel can be found on CARB's website at
http://www.arb.ca._qov/fuels/diesel/altdiesel/altdiesel.htm and the EPA's website at
http://www.epa.gov/oms/models/biodsl.htm. The applicant should also use CARB certified alternative
fueled engines in construction equipment where practicable. Alternative fueled equipment may be
powered by Compressed Natural Gas (CNG), Liquid Propane Gas (LPG), electric motors, or other CARB
certified off-road technologies. To find engines certified by the CARB, see their certification website
http://www.arb.ca.gov/msprog/offroad/cert/cert.php. For more information on any of the technologies
listed above, please contact Mr. Chris Acree, Senior Air Quality Specialist, at (559) 230-5829.
• Construction equipment may be used that meets the current off-road engine emission standard (as
certified by the CARB), or be re-powered with an engine that meets this standard. Tier I, Tier II and Tier
III engines have significantly less NOx and PM emissions compared to uncontrolled engines. To find
engines certified by the CARB, see http://www.arb.ca.gov/msprog/offroad/cert/cert.php. This site lists
engines by type, then manufacturer. The "Executive Order"shows what Tier the engine is certified as.
Rule 9510 requires construction exhaust emissions to be reduced by 20 percent for NOx and 45 percent
for PM10 when compared to the statewide fleet average or to pay an in lieu mitigation fee. For more
information on heavy-duty engines, please contact Mr. Thomas Astone, Air Quality Specialist, at (559)
230-5800.
District staff is available to meet with you and/or the applicant to further discuss the regulatory requirements
that are associated with this project. If you have any questions or require further information, please call
either myself, or Mr. Dave Mitchell, Planning Manager, at (559) 230-5800 and provide the reference number
at the top of this letter.
Sincerely,
Chris .. K hian
Air Quality Planner
Central Region
c:file
STATE OF CALIFORNIA—BUSINESS TRANSPO' FION AND HOUSING AGENCY ARNOLD SCHWARZENEGGER Govemor
DEPARTMENT OF TRANSPORTATION
1352 WEST OLIVE AVENUE m
P.O.BOX 12616
FRESNO,CA 93778-2616
PHONE (559)488-4347 Flex your power! '
FAX (559)488-4088 Be energy efficient!
TTY (559)488-4066
July 24,2006
EIL �,
213 1-IGR/CEQA
J U L 2 6-FRE-99-29.0+/-
�4 �tiTtG�Djvls�ofl C-05-239&T-5597
n r nt GRANVILLE HOMES
L.l'+i'VC.I�7�,JiT12Tit
r - "s 10
Mr.Dave Braun
City of Fresno Development Department
2600 Fresno Street
Fresno, CA 93721
Dear Mr. Braun:
We have reviewed the Traffic Impact Study(TIS) for proposed 227-lot single-family residential
subdivision to be located on the northwest corner of Barstow and Garfields Avenues. Caltrans has the
following comments:
The trip generation/trip distribution in Figures 9, 10,and 11 (Year 2025 trip distribution)in the TIS is
satisfactory; however,given the uncertainty of the construction date of the future Veterans Boulevard
interchange, those grips shown as impacting the future Veterans Boulevard interchange were redistributed
to the State Route (SR) 99 interchanges at Herndon and Shaw Avenues.
Including the Veterans Boulevard interchange in the TIS artificially reduces the impact of this
project on the existing interchanges. The,City of Fresno has contracted to have a Project Study Report
(PSR)prepared for the Veterans Boulevard interchange, a first step to implementing the new interchange.
The PSR must be approved by Caltrans and must comply with the Department's standards. This includes
an indication of a likely funding source. After this step,the project development work may begin,
including environmental studies, and,after this,right-of-way may be purchased. Construction may not
begin for many years. It is likely that this housing development will be constructed before the Veterans
Boulevard interchange comes to fruition.
We have had discussions on this issue with the City's Public Works Department. We have indicated that
we would support the inclusion of the Veterans Boulevard interchange in TISs if we had some idea when
the interchange would be constructed and the manner in which the City intends to fund the construction.
This would allow us to determine mitigation to the existing interchanges for the interim period of time
until. the Veterans Boulevard interchange is operational. We request that the City send us a letter that
will outline the time frame for construction and the source of the funds.
The plan for the Veterans Boulevard interchange, at this time, is not clearly defined. Without knowing
what design alternative will be chosen,we do not know what costs will be incurred from construction of
this interchange. It is impossible to determine a fair share of an.unknown cost. Past projects have been
allowed to direct mitigation to the Veterans Boulevard interchange. Caltrans does not support this. Until
we receive some sort of indication on the time frame for construction of the Veterans Boulevard
interchange,we will continue to request mitigation to the existing interchanges.
"Caltrans improves mobility across California"
Mr. Dave Braun
July 24, 2006
Page 2
The impacts from.this development to the Shaw Avenue and Herndon Avenue interchanges will
be cumulatively significant, at least until the new interchange is constructed. The project needs
to mitigate for its impacts to these two interchanges.
Caltrans and the City of Fresno have entered into an "Interim Agreement"that provides guidance on
calculating fair share for development to mitigate for its impacts to State facilities. Per that agreement,
we have used the"City Formula"to calculate the fair share for this project. Caltrans calculates this
project's fair share to mitigate for cumulatively significant impacts to the SR 99 interchanges at Herndon
and Shaw Avenues to be $19,983, detailed as follows:
Herndon Interchange,
Northbound off-ramp intersection
Signal and turn lane (total cost$450,000)
Cost-per-trip = 1/1,911 = (0.000523)($450,000) _$235
Mitigation=($235)(9 trips) = $2,115
Shaw Interchange
Northbound off-ramp intersection
Add turn lane (total cost$339,000)
Cost-per-trip= 1/1,743 = (0.000574)($339,000) _$194
Mitigation= $194 X 51 =$9,894
Shaw Overcrossin�
Widen overcrossing(total cost=$1,130,000)
Cost-per-trip= 1/2,552=(0.000392)(1,130,000) _$443
Mitigation=$443 X 18= $7,974
The City should consider a transit alternative for this project. When combined with other residential
projects in the area, there is sufficient development to support transit. Early planning could make such
an alternative feasible. Caltrans recommends that this project be routed to Fresno Area Express(FAX)
staff for their review and comment. Please see Attachment Number 1 for other recommended
transportation alternatives.
If you have any questions,please call me at(559) 488-4347.
Sincerely,
JOANNE STRIEBICH
Office of Transportation Planning
District 6
Enclosure
C: Mr. Jose Benavides,TJKM Transportation Consultants
Mr. Scott Mozier,City of Fresno Public Works Department
Mr. Bryan Jones, City of Fresno Public Works Department
Ms. Barbara Goodwin, Council of Fresno County Governments
"Caltrans improves mobility across California"
Street Name Review
TM-5597 7-19-06
Street Name Status Required Change
West Oswego Avenue Good
West Browning Avenue Good
'blank' (siding onto lots 180 and 181) Add West Browning Avenue
West Dovewood Avenue Chane West Dovewood Lane
'blank' (Outlot A) Add (Submit new street names-see note
'blank' (Outlot B) Add Submit new street names-see note
West Barstow Avenue Good
North Garfield Avenue Good
North "A"Avenue Change Submit a new street name-see note
blank' (fronting onto lots 208-213) Add North Tisha Avenue
North "B"Avenue Change Submit a new street name-see note
Note: Submit new street names for public and private streets for review and approval.
Names must be unique to the County of Fresno.
CITY OF FRE 10 — ENVIRONMENTAL ASSESSME '/ INITIAL STUDY
FINDING OF CONFORMITY/MEIR NO. 10130 _
Pursuant to Section 21157.1 of the California Public Resource Code DATE RECE VED FOR FI ING:
(California Environmental Quality Act) the project described below is ZOd J ?U Pr I: �
determined to be within the scope of the Master Environmental Impact Report
(MEIR) No. 10130 prepared for the 2025 Fresno General Plan iTY CLErr SK FRES,t0
Initial study is on file in the Planning and Development Department, City Hall,
2600 Fresno Street, Fresno, California 93721
(559) 621-8277
Applicant: Initial Study Prepared By:
Granville Homes,lnc. David Braun, Planner III
1396 West Herndon Avenue, Suite 101 November 27, 2006
Fresno, CA 93711 .
Environmental Assessment Number: Project Location (including APN):
Rezone Application No. R-05-94 North side of West Barstow Avenue between North
Vesting Tentative Tract Map No. 55971UGM Grantland and North Garfield Avenues
Conditional Use Permit Application No. C-05-239
(APN: 505-040-13, 17, 18, 19, 20, 21, 33 , 34, 70,
71)
Project Description:
Rezone Application No. R-05-94 proposes to rezone approximately 70.57 (net) acres of property located on
the north side of West Barstow Avenue between North Grantland and North Garfield Avenues from the R-R
(County) zone district to the R-1/UGM (Single Family ResidentiaUUrban Growth Management), R-A/UGM
(Single Family Residential-Agricultural/Urban Growth Management) and R-2/UGM (Low Density Multiple
Family ResidentiaUUrban Growth Management) zone districts. Vesting Tentative Tract Map No. 5597/UGM
proposes to subdivide approximately 42.5 acres of the subject property into a 227-lot single family residential
subdivision to be developed at a density of 5.4 dwelling units per acre. The property is within the jurisdictions
of the West Area Community Plan and the 2025 Fresno General Plan. Both plans designate the property for
medium low density residential (2.19 to 4.98 units per acre), medium high density residential (10.38 to 18.15
units per acre) and open space-ponding basin planned land uses. The subject site is currently vacant and is
predominantly surrounded by rural residential properties.
The project also includes the detachment of the subject property from the Kings River Conservation District
and the North Central Fire Protection District and annexation to the City of Fresno for which the Fresno
County Local Agency Formation Commission (LAFCO) is the responsible agency
Conformance to Master Environmental Impact Report (MEIR NO. 10130):
.As previously indicated, the recently adopted 2025 Fresno General Plan designates the subject parcel for
open space-ponding basin, medium high and medium low density residential planned land uses. The
requested R-1/UGM and R-2/UGM zone districts conform to the medium low density and medium high
density residential land use designations, respectively, as indicated by the 2025 Fresno General Plan
"Planned Land Use and Zone District Consistency Matrix" as well as the adopted West Area Community Plan.
The R-1/UGM zone district conforms to the medium high density residential land use designation pursuant to
Section 12-403-B-2 of the Fresno Municipal Code. The R-A/UGM zone district is proposed for the portion of
the project which is planned for open space-ponding basin land uses.
The Planning and Development Department staff has prepared an initial study and environmental checklist
and evaluated -the requested rezoning in accordance with the land use and environmental policies and
provisions of the 2025 Fresno General Plan and the related Master Environmental Impact Report (MEIR) No.
10130. The subject property is proposed to be developed with single-family residential land uses, future
multiple family residential land uses and a ponding basin at an intensity and scale that is permitted by the
planned land uses and proposed zoning designations for the site. Thus, the rezoning will not facilitate an
additional intensification of uses beyond that which already exists or would be allowed by the above-noted
Finding of Conformity Under MEIP J. 10130
Environmental Assessment No. R-05-94/C-05-239/T-5597/UGM
Page 2
planned land use designations. Moreover, it is not expected that the existing and future development, per the
requested rezoning, will adversely impact existing city service systems or the traffic circulation system that
serves the subject parcels. These infrastructure findings have been verified by the Public Works and Public
Utilities Departments. It has been further determined that all applicable mitigation measures of MEIR No.
10130 have been applied to the project necessary to assure that the project will not cause significant adverse
cumulative impacts, growth inducing impacts, and irreversible significant effects beyond those identified by
MEIR No. 10130 as provided by CEQA Section 15178(a).
Per Section 21157.1 of the California Public Resources Code (California Environmental Quality Act), it may
be determined that a subsequent project falls within the scope of a MEIR, provided that the project does not
cause significant impacts on the environment that were not previously examined by the MEIR. Relative to this
specific project proposal, the environmental impacts noted in the MEIR, per the 2025 Fresno General Plan
land use designations, include impacts associated with the open space, medium high and medium low
density residential land use designations specified for the subject parcel. Based on this initial study, the
project does not change the land use indicated for the subject parcel and will not generate additional
significant effects not previously identified by the MEIR and no new additional mitigation measures are
required. Therefore, the project proposal is within the scope of the MEIR as defined by Section 15177 of the
CEQA Guidelines.
Moreover, as lead agency for this project, the Planning and Development Department, per Section 15177 (d)
of the CEQA Guidelines, has determined that all feasible mitigation measures from MEIR No. 10130 shall
apply to the project proposal as noted in the attached mitigation monitoring checklist. Public notice has
been provided regarding staffs finding in a manner prescribed by this section of. the Guidelines and by
Section 21092 of the California Public Resources Code (CEQA provisions).
0Q �i
Gilbert J. HaroDate
Planning Manager, City
re
Attachments: Environmental Checklist for Environmental Assessment No. R-05-94/C-05-239(T-5597
Mitigation Monitoring Checklist(MEIR No. 10130)for Environmental Assessment
No. R-05-94/C-05-239/T-5597
r
ENV' )NMENTAL ASSESSMENT (EA) f ECKLIST
POTENTIAL ENVIRONMENTAL EFFEt;TS
EA No. R-05-94/T-5597/C-05-239
1_0 TOPOGRAPHIC, SOIL,GEOLOGIC 11.0 URBAN SERVICES
CONSIDERATIONS 1 11.1 Availability of fire protection
1 1.1 Geologic hazards, unstable soil conditions 1 11.2 Lack of emergency vehicle access
1 1.2 Adverse change in topography or ground surface relief 1 11.3 Adequacy of design for crime prevention
1 1.3 Destruction of unique geologic or physical features 1 11.4 Overcrowding of school facilities
1 1.4 Increased water erosion 1 11.5 Availability of water mains of adequate size
1 11.6 Availability of sewer lines of adequate capacity
2_0 AIR QUALITY 1 11.7 Availability of storm water drainage facilities (on or off
1 2.1 Substantial indirect source of pollution site)
1 2.2 Direct on-site pollution generation 1 11.8 Availability of adequate park and recreation areas
1 2.3 Generation of objectionable odors 1 11.9 Unusually high solid waste generation
1 2.4 Generation of dust except during construction
1 2.5 Adverse local climatic changes 12.0 HAZARDS
1 12.1 Risk of explosion or release of hazardous substances
3_0 WATER 1 12.2 Site subject to flooding
1 3.1 Insufficient ground water available for long-term project 1 12.3 Adverse change in course of flow of flood waters
use 1 12.4 Potential hazards from aircraft accidents
1 3.2 Use of large quantities of ground water 1 12.5 Potential hazards from landfill and/or toxic waste sites
1 3.3 Wasteful use of ground water
1 3.4 Pollution of surface or ground water supplies 13.0 AESTHETICS
1 3.5 Reduction in ground water recharge 1 13.1 Obstruction to public or scenic vista or view
1 13.2 Creation of aesthetically offensive conditions
4_0 PLANT LIFE 1 13.3 Removal of street trees or other valuable vegetation
1 4.1 Reduction of the numbers of any unique, rare or 1 13.4 Architectural incompatibility with surrounding area
endangered species
1 4.2 Reduction in acreage of agricultural crop 14.0 HISTORICAL/ARCHAEOLOGICAL
1 4.3 Premature or unnecessary conversion of prime 1 14.1 Removal of historic building, disruption of
F agricultural land archaeological site
1 14.2 Construction or activity incompatible with adjacent
5.0 ANIMAL LIFE historic site
1 5.1 Reduction in the numbers of any rare, unique or
endangered species 15.0 ENERGY
1 5.2 Deterioration or displacement of valuable wildlife habitat 1 15.1 Use of substantial amounts of energy or fuel
1 15.2 Substantial increase in demand upon existing sources
1 6_0 HUMAN HEALTH of energy
1 15.3 Wasteful use of energy
7_0 NOISE OF RAI INGS
1 7.1 Increases in existing noise levels
1 7.2 Exposure to high noise levels
"0" Insufficient Information
8_0 LIGHT AND GLARE Insufficient information is available to determine the potential
1 8.1 Production of glare which will adversely affect residential environmental effects which may result from the proposed
areas project in this category.
1 8.2 Exposure of residences to high levels of glare "1" No Significant Environmental Effect
rhe proposed project will not have an adverse environmental
9_0 LAND USE effect in this category, or any such effect is not substantially
1 9.1 Incompatibility with adopted plans and policies unusual or of undesirable magnitude. This rating is also
1 9.2 Acceleration of growth rate utilized in cases where the category is not applicable to the
1 9.3 Induces unplanned growth particular project under consideration.
1 9.4 Adverse change in existing or planned area "2" Moderate Environmental Effect
characteristics The proposed project will have an adverse environmental
effect in this category,which is of sufficient magnitude to be of
10.0 TRANSPORTATION AND CIRCULATION specific concern. However, this effect is not substantial
1 10.1 Generation of vehicle traffic sufficient to cause capacity enough in itself to require the preparation of an Environmental
deficiencies on existing street system Impact Report, and is mitigable through project changes and
1 10.2 Cumulative increase in traffic on a major street for which conditions.
capacity deficiencies are projected "3" Significant Adverse Environmental Effect
1 10.3 Specific traffic hazard to motorists, bicyclists, pedestrians The environmental effect identified in this category
1 10.4 Routing of non-residential traffic through residential area substantiates in itself or contributes towards a finding that the
1 10.5 Insufficient or poorly located parking proposed project has a potentially significant adverse effect on
1 10.6 Substantial increase in rail and/or air traffic the environment sufficient to require the preparation of an
Environmental Impact Report.
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