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Home My WebLink AboutT-6059 - Conditions of Approval - 12/10/2015 My u� REPORT TO THE PLANNING COMMISSION AGENDA ITEM NO. VIII. FREMCOMMISSION MEETING 05.21.14 APPROVED BY May 21, 2014 UE RT E DIRECTOR 1 FROM: MIKE SANCHEZ, Planning Manage Development and Resource Manag nt Department BY: WILL TACKETT, Supervising Plan j Development Services Division SUBJECT: CONSIDERATION OF CONDI ONAL USE PERMIT APPLICATION NO. C-13-137, VESTING TENTATIVE TRACT MAP NOS. 6059 AND 6060; AND, RELATED ENVIRONMENTAL ASSESSMENT NO. C-13-137/T-6059/T-6060. RECOMMENDATION The appropriateness of the proposed project has been examined with respect to its consistency with the goals and policies of the 2025 Fresno General Plan, the Central Area Community Plan and the Fulton/Lowell Specific Plan; its compatibility with surrounding existing uses, and its avoidance or mitigation of potentially significant adverse environmental impacts. These factors have been evaluated as described herein below and by the accompanying environmental assessment. Upon consideration of the staff evaluation, it can be concluded that proposed Conditional Use Permit Application No. C-13-137, and Vesting Tentative Tract Map Nos. 6059 and 6060 are appropriate for the project site. Therefore, staff recommends the Planning Commission take the following actions: 1. ADOPT the environmental finding and determination of the Mitigated Negative Declaration dated May 01, 2014, which was prepared for Environmental Assessment No. C-13-137/T-6059/T-6060 for purposes of the proposed project. 2. APPROVE Conditional Use Permit Application No. C-13-137, requesting authorization for the development of an 85-unit residential and office/commercial mixed use development on the subject property, subject to the findings included within the Staff Report to the Planning Commission and compliance with the Conditions of Approval dated May 21, 2014. 3. APPROVE Vesting Tentative Tract Map No. 6059, proposing to subdivide an approximately 0.35 acre portion of the subject property for the purpose of creating a one common-lot airspace subdivision of the same portion of the subject property for condominium purposes, subject to the findings included within the Staff Report to the Planning Commission and compliance with the Conditions of Approval dated May 21, 2014. 4. APPROVE Vesting Tentative Tract Map No. 6060, proposing to subdivide an approximately 1.95 acre portion of the subject property for the purpose of creating a one common-lot airspace subdivision of the same portion of the subject property for REPORT TO THE PLANNING COMMISSION Conditional Use Permit Application No. C-13-137 Vesting Tentative Tract Map No. 6059 Vesting Tentative Tract Map No. 6060 May 21, 2014 Page 2 condominium purposes, subject to the findings included within the Staff Report to the Planning Commission and compliance with the Conditions of Approval dated May 21, 2014. EXECUTIVE SUMMARY Gary G. Giannetta Civil Engineering & Land Surveying, on behalf of FFDA Properties, LLC., property owner, has filed Conditional Use Permit (CUP) Application No. C-13-137 and Vesting Tentative Tract Map Nos. T-6059 & 6060 pertaining to approximately 2.30 net acres of property bounded by Van Ness Avenue, Calaveras, Fulton and Stanislaus Streets (the "Met Block") in downtown Fresno. Conditional Use Permit Application No. C-13-137 requests authorization to construct an 85-unit residential and commercial mixed use development on the subject property. The project is proposed to consist of: 12 two-story triplex buildings; 2 three-story 20-plex buildings (comprised of 4 connected five-plex structures); and, 3 three-story mixed use buildings (comprised of 3 live-work units with residential living area situated above ground floor commercial space). Vesting Tentative Tract Map Nos. T-6059 and T-6060 have also been filed proposing common- lot airspace subdivisions for condominium purposes on separate portions of the subject property. Vesting Tentative Tract Map Nos. T-6059 pertains to an approximately 0.35 acre portion of the subject property located at the eastern corner of the intersection of Fulton and Calaveras Streets and Vesting Tentative Tract Map Nos. T-6060 pertains to an approximately 1.95 acre portion of the subject property comprising the southeastern majority of the block bounded by Van Ness Avenue, Fulton and Stanislaus Streets. The proposed project also includes the proposed vacation of four feet of adjacent public street rights-of-way on Fulton and Stanislaus Streets as well as the vacation of the southerly portion of the alley connecting Calaveras and Stanislaus Streets (between Van Ness Avenue and Fulton Streets) within the boundary of Vesting Tentative Tract Map No. 6060; and, installation and construction of both public and private facilities and infrastructure in accordance with the standards, specifications of the City of Fresno. The development and subdivision of the subject property in accordance with Conditional Use Permit Application No. C-13-137, Vesting Tentative Tract Map No. 6059 and Vesting Tentative Tract Map No. 6060 conforms with the 2025 Fresno General Plan, Central Area Community Plan, Fulton/Lowell Specific Plan, and Fulton Redevelopment Plan. REPORT TO THE PLANNING COMMISSION Conditional Use Permit Application No. C-13-137 Vesting Tentative Tract Map No. 6059 Vesting Tentative Tract Map No. 6060 May 21, 2014 Page 3 PROJECT INFORMATION PROJECT Conditional Use Permit Application No. C-13-137 requests authorization to construct an 85-unit residential and office/commercial mixed use development on the subject property. The project is proposed to consist of; 12 two-story triplex buildings; 2 three-story 20-plex buildings (comprised of 4 connected five-plex structures); and, 3 three-story mixed use buildings (comprised of 3 live-work units with residential living area situated above ground floor office/commercial space). Vesting Tentative Tract Map Nos. T-6059 and T-6060 propose common-lot airspace subdivisions for condominium purposes on separate portions of the subject property. Vesting Tentative Tract Map No. T-6059 pertains to an approximately 0.35 acre portion of the subject property located at the eastern corner of the intersection of Fulton and Calaveras Streets and Vesting Tentative Tract Map No. T-6060 pertains to an approximately 1 .95 acre portion of the subject property comprising the southeastern majority of the block bounded by Van Ness Avenue, Fulton and Stanislaus Streets. The proposed project also includes the proposed vacation of four feet of adjacent public street rights-of-way on Fulton and Stanislaus Streets as well as the vacation of the southerly portion of the alley connecting Calaveras and Stanislaus Streets (between Van Ness Avenue and Fulton Streets) within the boundary of Vesting Tentative Tract Map No. 6060; and, installation and construction of both public and private facilities and infrastructure in accordance with the standards, specifications of the City of Fresno. APPLICANT Gary G. Giannetta Civil Engineering and Land Surveying, on behalf of FFDA Properties, LLC. LOCATION Bounded by Van Ness Avenue, Calaveras, Fulton, and Stanislaus Streets (the "Met Block") in downtown Fresno. (Council District 3, Councilmember Baines) SITE SIZE Approximately 2.30 acres LAND USE Existing - Vacant Proposed - Residential and Office/Commercial Mixed Use ZONING Existing & Proposed - C-4 (Central Trading District) REPORT TO THE PLANNING COMMISSION Conditional Use Permit Application No. C-13-137 Vesting Tentative Tract Map No. 6059 Vesting Tentative Tract Map No. 6060 May 21, 2014 Page 4 PLAN DESIGNATION Pursuant to Table 8 (Central Area Land Use Association Matrix) AND CONSISTENCY of the Central Area Community Plan, the existing C-4 (Central Trading) zone district and the proposed mixed-use development of the subject property may be found to be consistent with the Commercial Mixed Use Level 2 planned land use designation. ENVIRONMENTAL Finding of a Mitigated Negative Declaration dated May 01, 2014 FINDING PLAN COMMITTEE The Fulton/Lowell Design Review Committee recommended RECOMMENDATION approval of the proposed project at its meeting held on May 05, 2014. This project is scheduled to be reconsidered by the District 3 Plan Implementation Committee at its regularly scheduled meeting to be held on May 19, 2014; any comments and/or recommendations will be presented to the Planning Commission for consideration at the scheduled public hearing. STAFF Recommend the Commission adopt Environmental Assessment RECOMMENDATION No. C-13-137/T-6059/T-6060; approve Conditional Use Permit Application No. C-13-137 and approve Vesting Tentative Tract Map Nos. 6069 & 6060 subject to compliance with the Conditions of Approval dated May 21, 2014. BORDERING PROPERTY INFORMATION Planned Land Use Existing Zoning Existing Land Use North Commercial/Mixed Use C-4 Office / Commercial Level 2 (Central Area) Central Trading District Parkin East Commercial/Mixed Use C-4 Level 2 Office / Commercial (Central Area) Central Trading District South commercial/Mixed Use C-4 Level 2 Office (Central Area) Central Trading District West Commercial/Mixed Use C-4 Cornerstone Church / Level 2 (Central Area) Central Trading District Commercial REPORT TO THE PLANNING COMMISSION Conditional Use Permit Application No. C-13-137 Vesting Tentative Tract Map No. 6059 Vesting Tentative Tract Map No. 6060 May 21, 2014 Page 5 ENVIRONMENTAL FINDING An environmental assessment initial study was prepared for this project in accordance with the requirements of the California Environmental Quality Act (CEQA) Guidelines. This process included the distribution of requests for comment from other responsible or affected agencies and interested organizations. Preparation of the environmental assessment necessitated a thorough review of the proposed project and relevant environmental issues and considered previously prepared environmental and technical studies pertinent to the Central Area Community Plan area, including the Master Environmental Impact Report (MEIR) No. 10130 for the 2025 Fresno General Plan (SCH#2001071097) and Mitigated Negative Declaration (MND) No. A-09-02 (SCH#2009051016). These environmental and technical studies have examined projected sewage generation rates of planned urban uses, the capacity of existing sanitary sewer collection and treatment facilities, and optimum alternatives for increasing capacities; groundwater aquifer resource conditions; water supply production and distribution system capacities; traffic carrying capacity of the planned major street system; and, student generation projections and school facility site location identification. The proposed project has been determined to not be fully within the scope of MEIR No. 10130 as provided by the CEQA, as codified in the Public Resources Code (PRC) Section 21157.1(d) and the CEQA Guidelines Section 15177(c). It has been further determined that all applicable mitigation measures of MEIR No. 10130 and MND No. A-09-02 have been applied to the project, together with project specific mitigation measures necessary to assure that the project will not cause significant adverse cumulative impacts, growth inducing impacts and irreversible significant effects beyond those identified by MEIR No. 10130 or MND No. A-09-02 as provided by CEQA Section 15178(a). In addition, pursuant to Public Resources Code, Section 21157.6(b)(1), staff has determined that no substantial changes have occurred with respect to the circumstances under which the MEIR was certified and that no new information, which was not known and could not have been known at the time that the MEIR was certified as complete, has become available. Therefore, it has been determined based upon the evidence in the record that the project will not have a significant impact on the environment and that the filing of a mitigated negative declaration is appropriate in accordance with the provisions of CEQA Section 21157.5(a)(2) and CEQA Guidelines Section 15178(b)(1) and (2). Based upon the attached environmental assessment and the list of identified mitigation measures, staff has determined that there is no evidence in the record that the project may have a significant effect on the environment and has prepared a draft mitigated negative declaration for this project. A public notice of the attached mitigated negative declaration finding for Environmental Assessment Application No. C-13-137/T-6059/T-6060 was published on May 01, 2014 with no comments or appeals received to date. BACKGROUND / ANALYSIS Gary G. Giannetta Civil Engineering & Land Surveying, on behalf of FFDA Properties, LLC., property owner, has filed Conditional Use Permit (CUP) Application No. C-13-137 and Vesting Tentative Tract Map Nos. T-6059 & 6060 pertaining to approximately 2.30 net acres of property REPORT TO THE PLANNING COMMISSION Conditional Use Permit Application No. C-13-137 Vesting Tentative Tract Map No. 6059 Vesting Tentative Tract Map No. 6060 May 21, 2014 Page 6 bounded by Van Ness Avenue, Calaveras, Fulton and Stanislaus Streets (the "Met Block") in downtown Fresno. Conditional Use Permit Application No. C-13-137 requests authorization to construct an 85-unit residential and office/commercial mixed use development on the subject property. The project is proposed to consist of: 12 two-story triplex buildings; 2 three-story 20-plex buildings (comprised of 4 connected five-plex structures); and, 3 three-story mixed use buildings (comprised of alive-work units with residential living area situated above ground floor office/commercial space). Vesting Tentative Tract Map Nos. T-6059 and T-6060 have also been filed proposing common- lot airspace subdivisions for condominium purposet on separate portions of the subject property. Vesting Tentative Tract Map No. T-6059 pertains to an approximately 0.35 acre portion of the subject property located at the eastern corner of the intersection of Fulton and Calaveras Streets and Vesting Tentative Tract Map Nos. T-6060 pertains to an approximately 1.95 acre portion of the subject property comprising the southeastern majority of the block bounded by Van Ness Avenue, Fulton and Stanislaus Streets. The proposed project also includes the proposed vacation of four feet of adjacent public street rights-of-way on Fulton and Stanislaus Streets as well as the vacation of the southerly portion of the alley connecting Calaveras and Stanislaus Streets (between Van Ness Avenue and Fulton Streets) within the boundary of Vesting Tentative Tract Map No. 6060; and, installation and construction of both public and private facilities and infrastructure in accordance with the standards, specifications of the City of Fresno. The subject property is currently vacant and is located within the urbanized area of Downtown Fresno. The subject property is surrounded predominantly by public, commercial, and office uses. The subject property is currently designated for Commercial/Mixed Use Level 2 (Central Area) planned land use under the 2025 Fresno General Plan, the Central Area Community Plan, and the Fulton-Lowell Specific Plan. Two designated historic buildings exist on the same block as the subject property but outside the project boundary: the National Register Fresno Bee Building and the former PG&E pay station (Theater 3). The Fresno Bee Building is a full six stories and was designed in 1922 in a Renaissance Revival style by Sacramento architect Leonard F. Starks. It is located on the southerly corner of Van Ness Avenue and Calaveras Street and until 2010, served as the Fresno Metropolitan Museum. The 1929 PG&E Building is located to the rear of the Met and faces onto Fulton Street. It is a full two stories and once served as the offices and payment center for PG&E customers. Stylistically the building is what is often referred to as "Mediterranean Revival," an imprecise term for a mixture of Mission Revival, Italian Villa style, and Spanish Colonial Revival. It has a concrete frame with infill walls of brick. Given the fact that no physical alterations are proposed to the identified historic resources for purposes of the proposed project, attention has been given to the proposed project in order to protect the context and integrity of the adjacent historic resources. REPORT TO THE PLANNING COMMISSION Conditional Use Permit Application No. C-13-137 Vesting Tentative Tract Map No. 6059 Vesting Tentative Tract Map No. 6060 May 21, 2014 Page 7 Attention to context has been provided through project design to establish a hierarchy, wherein the historic resources on the block are given deference as being the principal and prominent buildings or structures for purposes of establishing appropriate form for the development of the block. This includes consideration of building setbacks, building scale and massing, and streetscape, etc. Therefore, the project has been designed to match the building setbacks of the adjacent historic resources and attention has been given to spatial relationships, scale and massing at appropriate locations to reinforce street-scene and anchor intersection corners in a manner which would pay homage to the historic resources within the project area. New structures proposed to be constructed along the Van Ness Avenue frontage of the subject property are proposed to be three stories in height with a setback from property lines approximately five feet to the principal facade elevations. Components of the buildings relative to support structures for private patio and upper floor balcony areas will protrude forward from the principal facades by approximately three feet. Therefore, these buildings will be set with a comparable setback along Van Ness Avenue but slightly behind the facade of the Fresno Bee (Met) Building. New structures proposed to be constructed on Fulton Street are proposed to be two stories in height with a setback from property lines approximately three feet behind the Theater 3 building. In this instance the components of the buildings relative to support structures for private patio and upper floor balcony areas will be on-plane with the Theater 3 building. Elevations for all buildings have been designed with consideration given to the character defining features of the respective adjacent historic resources. Consideration has been given respective to building typology, style, symmetry, orientation, special features, materials, craftsmanship, etc. However with respect to historic resources, it must be noted that new development or construction should not attempt to create a false sense of history through incorporation or inclusion of features from other properties or by combining features that never existed together historically. New work should be differentiated from the old but should be compatible with the historic materials, features, size, scale and or proportion, and massing to protect the integrity of the property and its environment such that the historic character of properties may be recognized as a physical record of its time, place, and use. No elements of new construction will encroach onto adjacent properties or require new construction which will abut the existing buildings on adjacent properties. Two-story triplex structures proposed to be developed on the subject property consist of three different floor plan arrangements. All floor plans will include one residential unit on the ground floor and two residential units on the second floor with unit square footages ranging from 528 square-foot studios to 1,113 square-foot units with three bedrooms and two bathrooms. The three-story five-plex structures proposed to be developed on the subject property consist of one general floor plan arrangement with one ground floor residential unit and two residential units on both the second and third floors. Square footages within these structures range from 477 square-foot studios to 999 square-foot units with two bedrooms and two bathrooms. REPORT TO THE PLANNING COMMISSION Conditional Use Permit Application No. C-13-137 Vesting Tentative Tract Map No. 6059 Vesting Tentative Tract Map No. 6060 May 21, 2014 Page 8 Mixed-use three-story structures are proposed to include three live/work units, which are vertically integrated with second and third story residential spaces situated above ground floor office/commercial spaces. Office/commercial spaces range from 608 square feet to 848 square feet in size. Approximately 6,192 square feet of total office/commercial space is proposed to be provided within the limits of the project. Upper floor residential units consist of two bedrooms and two and one-half bathrooms and are approximately 1,418 square feet in size. Second and third floor balconies for residential units are proposed throughout the project. These upper floor balconies will reinforce street-scene from a design perspective and will contribute to an ability to keep "eyes-on-the-street" for public safety purpose while providing useable and private outdoor spaces for prospective tenants and owners. Required minimum finished floor elevations for this project will necessitate construction of a retaining wall on the private property side of the street right-of-way along those portions of Fulton and Stanislaus Streets within the boundary of Vesting Tentative Tract No. 6060. The retaining wall will be set in front of the front porch areas of ground floor residential units to support the required grade separation between building pads and adjacent public rights-of-way. In addition to facilitating compliance with Fresno Metropolitan Flood Control District requirements for minimum finished floor elevations, this design feature will also provide separation between public and private property; and, will contribute to the protection of privacy for ground floor residential units in proximity to the public sidewalk. Single car "tuck-under" garages are proposed for all structures excepting the mixed-use structures. Triplex structures will afford a one-car garage for each unit while five-plex structures will include one-car garages for three of the five residential units. A total 45 off-street parking stalls will also be provided on the interior of the project to supplement owner/tenant parking area while affording potential for visitors' parking as well. Therefore, a total of 105 off- street parking spaces will be provided with the proposed project at a ratio of approximately 1.24 parking spaces per unit. Streets and Access Points The subject property is bounded by Van Ness Avenue, Calaveras, Fulton, and Stanislaus Streets. The adjacent segments of Van Ness Avenue and Stanislaus Street are planned as Collector streets within the Central Area circulation plans of the Central Area Community Plan and Fulton/Lowell Specific Plan. This project has been designed to include three access points. Primary access to the approximately 1.95 acre portion of the subject property (that portion of property covered by Vesting Tentative Tract Map No. 6060) is proposed as a gated entry from Stanislaus Street at the existing alley alignment (subject to the proposed vacation of the southerly portion of the alley). A secondary gated point of access to the same area of the project is proposed to be provided from Calaveras Street through the northerly portion of the alley, which is not proposed to be vacated. Finally, a third access point is proposed to be provided from Calaveras Street to serve the approximately 0.35 acre portion of the property located at the easterly corner of the REPORT TO THE PLANNING COMMISSION Conditional Use Permit Application No. C-13-137 Vesting Tentative Tract Map No. 6059 Vesting Tentative Tract Map No. 6060 May 21, 2014 Page 9 intersection of Fulton and Calaveras Streets (that portion of property covered by Vesting Tentative Tract Map No. 6059). Applying the factors outlined in the Institute of Traffic Engineers (ITE) Trip Generation Manual to the proposed mixed use development project proposing 85 residential units and approximately 6,192 square feet of live-work office and/or specialty retail space on approximately 2.30 acres of land, it is projected that the Average Daily Trips (ADT) generated by the proposed development is estimated to be 839 ADT with 85 vehicle trips projected to occur during the morning peak hour travel period (7 to 9 a.m.) and 70 vehicle trips projected to occur during the evening peak hour travel period (4 to 6 p.m.). The traffic generation characteristics of the proposed project based upon these traffic projections do not warrant further study such as a traffic impact study based upon adopted thresholds. Traffic Impact Studies are required only for those projects that are projected to produce more than 100 or more peak hour trips. The Public Works Department, Traffic and Engineering Services Division has reviewed the proposed project and potential traffic related impacts from the proposed project. Given the projected traffic volumes, the vehicle trip generation rates from the proposed project are insignificant with respect to the total volume that the adjacent roadways are planned to accommodate. Therefore, it has been determined that the streets adjacent to and near the subject site will be able to accommodate the quantity and kind of traffic which may be potentially generated subject to the requirements included within the project conditions of approval. These requirements generally include: (1) Right-of-way acquisition and street dedications for the adjacent segment North Grantland Avenue; (2) Improvements (including, but not limited to, construction of concrete curbs, gutters, sidewalks, permanent pavement, and underground street lighting systems where missing; (2) Vacations of public rights-of-way; and, (3) Payment of applicable impact fees (including, but not limited to, the Traffic Signal Mitigation Impact (TSMI) Fee, Fresno Major Street Impact (FMSI) Fee, and Regional Transportation Mitigation (RTMF) Fee. The area street plans are the product of careful planning that projects traffic capacity needs based on the densities and intensities of planned land uses anticipated at build-out of the planned area. These streets will provide adequate access to, and recognize the traffic generating characteristics of, individual properties and, at the same time, afford the community an adequate and efficient circulation system. Public Services The Department of Public Utilities has determined that adequate sanitary sewer and water services are available to serve the project subject to the installation of house branch connections; and, execution of a covenant agreement setting forth terms for City rights to easements; and, the retention and maintenance of public utility facilities within easements over private property (should the proposed alley vacation be approved by the City Council). The proposed project is required to provide two independent sources of water, meeting Federal and State Drinking Water Act Standards and any on-site septic systems and/or wells are required to REPORT TO THE PLANNING COMMISSION Conditional Use Permit Application No. C-13-137 Vesting Tentative Tract Map No. 6059 Vesting Tentative Tract Map No. 6060 May 21, 2014 Page 10 be abandoned in compliance with the State regulations and City and County of Fresno Standards. Implementation of the 2025 Fresno General Plan policies, mitigation measures of Master Environmental Impact Report No. 10130 and the Water Resources Management Plan will provide an adequate, reliable, and sustainable water supply for the project's urban domestic and public safety consumptive purposes. The City of Fresno Fire Department has conditioned the proposed project with requirements for installation of Emergency Vehicle Access (EVA) gates with approved police/fire bypass locks at proposed gate locations, the provision of approved "all weather surfaces" for fire apparatus and the provision of adequate fire flows per Public Works Standards, with two sources water. The Fresno Metropolitan Flood Control District (FMFCD) has indicated that drainage service is available for the development subject to the developer demonstrating that drainage from the site may be directed to the adjacent roadways and subject to retention of Master Plan drainage pattern designs for the alley area. The site is not located within a flood prone or hazard area. However, runoff in this area is located within a flood pool that currently outlets at Belmont Avenue and into the Belmont underpass. Due to this circumstance, construction of the proposed project with ground level entries that have direct access to adjacent streets that convey major storm flows may be at risk of flooding during major storm events and will need to be elevated and protected. Therefore, minimum finished floor elevations for this project must be set a minimum of one foot above the outflow elevation. Elevation of finished floors will necessitate construction of a retaining wall on the private property side of the street right-of-way along those portions of Fulton and Stanislaus Streets within the boundary of Vesting Tentative Tract No. 6060. District Fees are also due for the subject property. Any amendments or modifications to the FMFCD requirements will be required to be approved by the FMFCD Board of Directors, pursuant to Section 13-1307 of the Fresno Municipal Code, prior to approval of the final map. Historic Preservation Commission Following receipt of the development applications, City of Fresno staff, a representative architect who presides on the City of Fresno Historic Preservation Commission, and representatives of the applicant met on April 21, 2014 at City Hall to discuss the original project design and potential concerns with respect to adjacent historic resources in order to establish general adjacency or performance standards that would need to be met in order for the project to not pose a potential impact to the historic resources. The project design was subsequently modified to address building setbacks, typology and style and the overall form of the proposed project. Modifications were presented at a workshop with the City of Fresno Historic Preservation Commission on April 28, 2014 with a request for review and commentary from the Commission and Public. The respective modifications were well received and appreciated by the Commission and no members of the public spoke in opposition. REPORT TO THE PLANNING COMMISSION Conditional Use Permit Application No. C-13-137 Vesting Tentative Tract Map No. 6059 Vesting Tentative Tract Map No. 6060 May 21, 2014 Page 11 Fulton/Lowell Design Review Committee The Fulton/Lowell Design Review Committee recommended approval of the proposed project at its meeting held on May 05, 2014. Plan Implementation Committee This project is scheduled to be reconsidered by the District 3 Plan Implementation Committee at its regularly scheduled meeting to be held on May 19, 2014; any comments and/or recommendations will be presented to the Planning Commission for consideration at the scheduled public hearing. Conditional Use Permit Findings Based upon analyses of the conditional use permit application and subject to the applicant's compliance with all of the conditions of approval noted, staff concludes that the following required findings of Section 12-405-A-2 of the Fresno Municipal Code (FMC) can be made. FINDINGS PER FRESNO MUNICIPAL CODE SECTION 12-405-A-2. a.All applicable provisions of this Code are complied with and the site of the proposed use is adequate in size and shape to accommodate said use, and accommodate all yards, spaces, walls and fences, parking, loading, recycling areas, landscaping, and other required features; and, Finding The combined area of the proposed residential and office/commercial mixed-use a: development is approximately 2.30 net acres in size. The subject property has been proposed to be developed with 85 residential units, at an overall density of approximately 36.96 dwelling units/acre and approximately 6,192 square feet of office/commercial space. Multi-department/agency review of the proposed Conditional Use Permit Application has demonstrated that there is adequate space to meet all applicable requirements of the Fresno Municipal Code and respective building codes subject to compliance with the Special Permit conditions of approval dated May 21, 2014. b. The site for the proposed use relates to streets and highways adequate in width and pavement type to carry the quantity and kind of traffic generated by the proposed use; and, Finding Staff from the Public Works Department, Transportation Planning section has b: estimated that the proposed development will generate approximately 839 Average Daily Trips with 85 a.m. / 70 p.m. peak hour vehicle trips, which can be }{� accommodated by the adjacent streets subject to the construction of improvements in accordance with the Department of Public Works requirements. These requirements are necessary for the traffic generated by the project and to accommodate city services and meet the needs of the proposed project. c. The proposed use will not be detrimental to the public welfare or injurious to property or improvements in the area in which the property is located. The third finding shall not apply to uses which are subject to the provision of Section 12-306-N-30 of this Code. REPORT TO THE PLANNING COMMISSION Conditional Use Permit Application No. C-13-137 Vesting Tentative Tract Map No. 6059 Vesting Tentative Tract Map No. 6060 May 21, 2014 Page 12 Finding Staff from the Development and Resource Management Department have C., determined that the proposed project will not be detrimental to the public welfare or be injurious to property or improvements in the area in which the property is located if developed in accordance with the various conditions/requirements established through the related vesting tentative tract map application review and conditional use permit application review processes. Tentative Tract Map Findings 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 maps, together with their design and improvements, are consistent with the City's 2025 Fresno General Plan, Central Area Community Plan, Fulton/Lowell Specific Plan and Fulton Redevelopment Plan which designate the site for Commercial Mixed Use Level 2 (Central Area) planned land uses. Pursuant to Table 8 (Central Area Land Use Association Matrix) of the Central Area Community Plan and the Fresno Municipal Code, the project design meets the density and zoning ordinance criteria for development in this plan designation. 2. This site is physically suitable for the proposed type and density of development, because conditions of approval will ensure adequate access and drainage on and off the site. Furthermore, the subject property is of sufficient size to accommodate the development of the subject property at the density proposed, while affording sufficient space and amenities as necessary to ensure the sustainability of the development 3. The proposed subdivision design and improvement is not likely to cause substantial and considerable damage to the natural environment, including fish, wildlife or their habitat, because all agricultural uses on the subject property have been discontinued. The subject property is vacant within an urbanized area of Downtown Fresno and does not contain trees, vegetation, or irrigation to sustain and attract wildlife; or, provide a suitable habitat to biological species. 4. The proposed subdivision design and improvements are not likely to cause serious public health and safety problems, because the conditions of approval have shown and will ensure that the subdivision conforms to city health and safety standards. REPORT TO THE PLANNING COMMISSION Conditional Use Permit Application No. C-13-137 Vesting Tentative Tract Map No. 6059 Vesting Tentative Tract Map No. 6060 May 21, 2014 Page 13 5. The proposed subdivision design will not conflict with public easements within or through the site, because the project design and conditions of approval will assure noninterference with any existing or proposed easements on the subject property. 6. The design of the subdivision provides, to the extent feasible, for future passive and natural heating or cooling opportunities in the subdivision, because of the appropriate use and placement of landscaping plant materials and because of the orientation of the proposed buildings proposed to be constructed on the subject property. The subdivision map, subject to the recommended conditions of approval, complies with the design and property development standards of the Zoning Ordinance and local Subdivision Ordinance. Based upon the plans and information submitted by the applicant and the recommended conditions of project approval, staff has determined that these findings can be made. CONCLUSION The appropriateness of the proposed project has been examined with respect to its consistency with goals and policies of the 2025 Fresno General Plan, the Central Area Community Plan, Fulton/Lowell Specific Plan, and Fulton Redevelopment 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 Conditional Use Permit Application No. C-13-137 and Vesting Tentative Tract Map Nos. 6059 and 6060 are appropriate for the project site. Action by the Planning Commission regarding the conditional use permits and vesting tentative tract map are final unless appealed in accordance with the Fresno Municipal Code, Sections 12-406-1 and 12-1019, respectively. Attachments: Exhibit A: Vicinity Map Exhibit B: Aerial Photograph of Site (2013) Exhibit C: Public Hearing Notice Mailing List Vicinity Map Exhibit D: 2025 Fresno General Plan Planned Land Use Map Exhibit E: Conditional Use Permit Application No. C-13-137 Exhibits Exhibit F: Vesting Tentative Tract Map No. 6059 Exhibit G: Vesting Tentative Tract Map No. 6060 Exhibit H: Conditions of Approval for Conditional Use Permit Application No. C-13-137, Vesting Tentative Tract Map No. 6059 and Vesting Tentative Tract Map No. 6060; including associated memoranda from responsible or commenting agencies. Exhibit I: Environmental Assessment No. C-13-137/T-6059/T-6060, finding of a Mitigated Negative Declaration dated May 01, 2014. LL < LO 12 o O (D C5 lax 03 Li 0.WR Li Sx It h il r o Y,�,r. ------------- 41 a- 0 < CD CD 0 CL "9t A E 45 0 mZ , — VALI - -z 2 D - - U) 'Y�R "I -- h; r >'o -0i <oz 'T ax 72, as Z1 LLJ 4V, vn3p""l CITY OF FRESNO DEVELOPMENT AND RESOURCE MANAGEMENT DEPARTMENT CONDITIONS OF APPROVAL MAY 21, 2014 VESTING TENTATIVE TRACT MAP NO. 6059 "FOR CONDOMINIUM PURPOSES" EASTERLY CORNER OF THE INTERSECTION OF CALAVERAS AND FULTON STREETS All tentative maps are subject to the applicable provisions of the State Subdivision Map Act, Fresno Municipal Code (FMC), City policies, and City of Fresno Standard Specifications. The following specific conditions are applicable to this vesting tentative map: NOTICE TO PROJECT APPLICANT In accordance with the provisions of Government Code §66020(d)(1), the imposition of fees, dedications, reservations or exactions for this project are subject to protest by the project applicant at the time of approval or conditional approval of the development or within 90 days after the date of the imposition of the fees, dedications, reservations or exactions imposed on the development pnDject. Each local agency shall provide to the project applicant a notice in writing at the time of the approval of the project or at the time of the imposition of the fees, dedications, reservations, or other exactions, a statement of the amount of the fees or a description of the dedications, reservations, or other exactions, and notification that the 90-day approval period in which the applicant may protest has begun (please see section related to Development Fees and Charges included herein below for Further information). GENERAL CONDITIONS 1. Upon conditional approval of Vesting Tentative Tract Map No. 6059, the subdivider may prepare a Final Map in accordance with the approved tentative map, and Conditional Use Permit Application No. C-13-137. 2. The developerlowner shall pay the appropriate park facilities fee and/or dedicate lands for parks and recreation purposes pursuant to Ordinance Nos. 2005-112 and 2005-113 adopted by the Fresno City Council on September 27, 2005. 3. Submit grading plans and a soils report to the City of Fresno Development and Resource Management Department for verification prior to Final Map approval (Reference: Sections 12-1022 and 12-1023 of the Fresno Municipal Code). Grading plans shall indicate the location of any required walls and indicate the proposed width of required landscape easements or strips. Approval of the grading plan is required prior to Final Map approval. 4. At the time of Final Map submittal, the subdivider shall submit engineered construction pians to the City of Fresno Public Works, Public Utilities, and Development and Resource Management Departments for grading, public sanitary sewer system, public water system, street lighting system, public streets, and storm drainage, including other technical reports and engineered plans as necessary to construct the required public improvements and work and applicable processing fees. Vesting Tentative Tract Map No, T-6059 May 21, 2014 Page 2 of 12 5. Engineered construction plans shall be approved by the City prior to the approval of the Final Map. If, at the time of Final Map approval, such plans have not been approved, the subdivider shall provide performance security in an amount established by the City to guarantee the completion of plans. 6. Public utilities easements, as necessary, shall be shown on the Final Map and dedicated to the City of Fresno. Public utility easements beyond the limits of the Final Map, but required as a condition of development, shall be acquired at the subdivider's cost and shall be dedicated by separate instrument at the time of Final Map approval. The relocation of existing utilities necessitated by the required public improvements shall be paid for by the subdivider. The subdivider is responsible to contact the appropriate utility company for information. 7. Comply with the conditions, policies and standards set forth in the City of Fresno, Municipal Code, Article 10, Chapter 12, "Subdivision of Real Property;" Resolution No. 68-187, "City Policy with Respect to Subdivisions;" and City of Fresno Standard Specifications, 2002 Edition, and any amendments thereto. 8. The subdivider shall pay applicable fees for, but riot limited to, plan checks for street improvements and other grading and construction; street trees, street signs, water and sewer service, and inspections in accordance with the City of Fresno Master Fee Schedule (City Resolution No. 79-606 and No. 80-420) and any amendments, modifications, or additions thereto; and in accordance with the requirements of State law as related to vesting tentative maps. 9. The subdivider shall furnish to the City acceptable security to guarantee the construction of the off-site street improvements in accordance with all applicable provisions of the Fresno Municipal Code (FMC) and the State Subdivision Map Act. The subdivider shall complete all the public improvements prior to the approval of the Final Map by the City. If, at the time of Final Map approval, any public improvements have not been completed and accepted in accordance with the standards of the City, the subdivider may elect to enter into an agreement with the City to thereafter guarantee the completion of the improvements. 10. As a condition of Final Map approval, the subdivider shall furnish to the City a subdivision guarantee listing all parties having any right, title or interest and the nature of their interest per State law. GENERAL INFORMATION 11. Contact the United States Postal Service for the location and type of mailboxes to be installed in this subdivision. a) It is recommended that at least 6 months prior to the first occupancy, the Developer shall contact the local United States Postal Service representative to complete a Mode of Delivery Agreement for New Construction. The Mode of Delivery Agreement must have a District approval signature to be valid. In addition to completing the Agreement, the Developer shall provide a final map (with address details) to the local USPS representative, The Developer shall, at their own expense, procure, construct and install all mail receptacle facilities for each location as specified and approved by the USPS. Vesting Tentative Tract Map No. T-6059 May 21, 2014 Page 3 of 12 i) Attached for the subdivider/developer's use is a copy of the Mode of Delivery Agreement— New Construction Form. 12. The developer/owner shall obtain any and all permits required for the removal or demolition of any existing building or structure located within the subdivision boundaries. The developer/owner shall also obtain any and all permits required for the proper abandonment/closure of any existing water well, septic tank/leach field or cesspool, and irrigation pipeline on the subject property. All such permits shall be obtained prior to commencement of tract grading work, in accordance with Chapter 13 of the Fresno Municipal Code. 13. Any existing and/or proposed structure(s) on the site which may be utilized in conjunction with a condominium project are required to maintain compliance with any applicable standards of the California Building Code as it relates to wall protection, allowable area, etc. a) Compliance with the prevailing California Building Code must be demonstrated, respective to the location of new condominium boundaries which may be proposed to be described on a condominium plan, prior to recordation of a Condominium Plan. Contact the Development and Resource; Management Department, Building and Safety Services Division at(559) 621-8200. • NOTE: In the event the structures do not comply with any applicable standards of the California Building Code, they must be modified so as to meet the standard. 14. If archaeological and/or animal fossil material is encountered during project surveying, grading, excavating, or construction, work shall stop immediately. 15. 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. 16. 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. 17. 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: Vesting Tentative Tract Map No. T-6059 May 21, 2014 Page 4 of 12 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. MITIGATION MONITORING REQUIREMENTS 18. Development of the subject property shall be subject to implementation of all applicable mitigation measures, fees, and timelines included within the Initial Study and Mitigated Negative Declaration prepared for the proposed project dated May 01, 2014. a) The mitigated negative declaration prepared for the proposed project is tiered off of the 2025 Fresno General Plan Master Environmental Impact Report (MEIR) No. 10130 prepared for the 2025 Fresno General Plan (SCH#2001071097) and the Mitigated Negative Declaration prepared for Plan Amendment No. A-09-02 (SCH#2009051016) (Air Quality MND). i) In addition to the project specific mitigation measures identified within the mitigated negative declaration prepared for the proposed project, development of the subject property shall also be subject to implementation of all applicable mitigation measures included within the MEIR and Air Quality MND for subsequent projects; included herein by reference. ZONING & PROPERTY DEVELOPMENT STANDARDS 19. The subject property is zoned under the C-4 (Central Trading) zone district classification. Any development on the subject property or individual lots resulting from a subdivision thereof shall comply with the property development standards of the respective C-4 zone district except as may be modified herein pursuant to Conditional Use Permit Application No. C-13-137. a) The uses authorized by Conditional Use Permit Application No. C-13-137 shall be retained unless otherwise reviewed and approved by the City of Fresno Development and Resource Management Department through a formal revised or amended entitlement application. 20. Pursuant to Article 9 of Chapter 12, Condominium Conversions, of the Fresno Municipal Code, a Condominium Conversion Project is defined as, an occupied multiple dwelling development in which existing dwellings are converted to a condominium project, a community apartment project, a stock cooperative, or a planned development. Vesting Tentative Tract Map No. T-6059 May 21, 2014 Page 5 of 12 a) In the instance that existing multiple dwelling residential apartment units developed on the subject property are occupied, the owner/subdivider shall file an application for a tentative tract map for a condominium conversion project to the City of Fresno for review and approval unless appropriate noticing has been provided to prospective tenants in compliance with the rules and regulations of the State Subdivision Map Act. i) The information specified within Section 12-904 of the Fresno Municipal Code, in addition to the requirements of Article 10 of Chapter 12 of the Fresno Municipal Code, shall be required as a prerequisite to filing an application for a tentative tract map for a condominium conversion project. • NOTE: The State Subdivision Map Act provides general and specific regulations and procedures that local governments and the applicant must follow in the review of condominium conversion projects. The applicant should become familiar with Sections 66427.1, 66452.8 and 66452.9 of the State Subdivision Map Act, as these sections contain very important requirements relating to the required notices to be given to the tenants by the applicant. 21. Whenever a subdivision, includes area under common ownership (such as is the case within a common interest development for condominium purposes), the use, maintenance, and operation thereof shall be administered by an owner's association regulated by covenants, conditions, and restrictions (CC&R's) pursuant to Section 12- 1026 of the Fresno Municipal Code. a) Submit draft copies of Declarations of Covenants, Conditions and Restrictions/Owners Association documents (DCC&R's) for review and approval prior to recordation of a Final Map. Final, executed and notarized documents shall be recorded with the final map; or alternatively, the subdivider may enter into a covenant with the City of Fresno to defer the preparation of DCC&R's and formulation of the required Homeowners' Association (HOA) in accordance with the following term: i) A minimum of ninety days before submittal of documents to the Department of Real Estate to obtain the public report for the project or the recordation of a Condo Plan as defined in Section 1351(e) of the California Civil Code, whichever is earlier, the subdivider shall submit to the City for review the Condo Plan, DCC&R and HOA instruments that are compliant with the special permit(s) (Conditional Use Permit Application Nos. C-13-137) and the tentative map and associated conditions of approval. b) CC&R's are intended to satisfy and secure the enforceability of properties' obligations for retention and maintenance of access, utilities, facilities, and improvements; and, shall, at a minimum, address the following: i) Cross Access for ingress/egress and emergency access to buildings ii) Cross Drainage (if applicable) iii) Shared Parking iv) Shared solid waste facilities v) Maintenance of sewer, water and all other utilities vi) Maintenance of private sidewalks, curbs, gutters, and improvements vii) Maintenance of all landscaping and irrigation systems within the limits of this map Vesting Tentative Tract Map No. T-6059 May 21, 2014 Page 6 of 12 viii)Maintenance and retention of fire suppression systems and underground water supplies c) The subdivider shall establish a Home Owners' Association to perform the above listed maintenance responsibilities pursuant to a formal agreement with the City. The agreement with the City described herein, shall among other things, include assignment of responsibility to the homeowner's association for provisions as stated in the Development and Resource Management Department Guidelines for preparation of CC&Rs dated September 01, 1994 and shall specify level of effort and frequency, insurance requirements, traffic control, and inspection and be subject to approval by the Director of Public Works and the City Attorney's Office. • NOTE: The owner/developer may include such other items as are deemed appropriate and necessary for the sustainability of the subdivision and its amenities within the responsibilities of the association. • NOTE: Any amendment by the association to the above provisions or any other provision specifying any right of the City shall require the prior written consent of the City. Lot Area and Dimensions 22. The single "common" lot proposed by Vesting Tentative Tract Map No. 6059 is consistent with the existing C-4 (Central Trading)zone district. a) Proposed lots shall be configured and dimensioned in accordance with Vesting Tentative Tract Map No. 6059. Building Setbacks 23. Building setbacks shall be provided in accordance with the Conditions of Approval and the approved site plan(s) (Exhibit[s] "A") for Conditional Use Permit Application No. C-13-137. Fences Hedges &Walls 24. Fences Hedges and Walls shall be provided in accordance with the Conditions of Approval and the approved site plan(s) (Exhibit[s] "A") for Conditional Use Permit Application No. C-13-137. LANDSCAPING AND OPEN SPACE 25. On-site landscaping and open space shall be provided and maintained in accordance with the Conditions of Approval and the approved site plan(s) (Exhibit[s] "A") for Conditional Use Permit Application No. C-13-137. STREETS AND RIGHTS-OF-WAY 26. 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. Vesting Tentative Tract Map No. T-6059 May 21, 2014 Page 7 of 12 27. Comply with all of the following requirements including those requirements outlined within the attached Public Works Department, Traffic and Engineering Services Division memorandum dated May 15, 2014; except, as may be modified by the Public Works Director prior to recordation of a Final Map: a) If vacation of the entire alley is approved by the City of Fresno, then a Mutual Easement and Reciprocal Use Agreement/Covenant shall be recorded between the properties identified as Assessor's Parcel Numbers 466-145-07, 08, 09 & 12-14, which will at minimum, provide: (1) Mutual and reciprocal access to Calaveras Street; (2) Cross Drainage; (3) Maintenance and retention of any and all on-site utilities, fire suppression systems, improvements, and facilities as appropriate within the area of the existing alley way; (4) All terms and requirements included within the Department of Public Utilities memorandums referenced herein below respective to public and/or City easements; and, (5) Terms and provisions for future public improvements within the area of the alley proposed to be vacated (which may include but not be limited to improvements and facilities for potential management, conveyance or retention of storm water within the area of the alley proposed to be vacated). b) If vacation of a portion of the alley is approved by the City of Fresno, then vacations shall occur in accordance with the requirements of the vacation feasibility study prepared for the proposed vacation and dated October 31, 2013 and the following; except as may be amended through additional study. • NOTE: Requirements for partial vacation of the alley may include, but not be limited to, provision of an alternate exit from an unvacated portion of the alley via dedication of an additional public alley easement; or, provision of an adequate, improved, turnaround area for vehicles such that a vehicle will not have to back out of the alley after entering. i) If vacation of a portion of the alley is approved, then a Covenant Agreement shall be recorded with respect to any portion of the alley to be vacated which will at minimum, provide: (1) Maintenance and retention of any and all on-site utilities, fire suppression systems, improvements, and facilities as appropriate within the area of the existing alley way; (2) All terms and requirements included within the Department of Public Utilities memorandums referenced herein below respective to public and/or City easements; (3) Cross drainage; and, (4) Terms and provisions for future public improvements within the portion of the alley proposed to be vacated (which may include but not be limited to improvements and facilities for potential management, conveyance or retention of storm water within the portion of the alley proposed to be vacated). c) Final, executed and notarized documents shall be recorded prior to execution/recordation of vacation documents with the County Recorder. d) All of the agreements required to be executed within this section shall run with the land and bind all successors and assigns. i) Any amendment to the above provisions or any other provision specifying any right of the City shall require the prior written consent of the City. • NOTE: Conditions of Covenants are intended to benefit the public and public properties as well as properties appurtenant; and, secure the enforceability of properties' obligations for retention and maintenance of access, utilities, Vesting Tentative Tract Map No. T-6059 May 21, 2014 Page 8 of 12 facilities, and improvements. Failure to comply with the terms of the Covenant may result in the revocation of the Certificate of Occupancy of Special Permit by the City for use of any Parcel of the properties involved. Accordingly, the City of Fresno shall have the right to enforce this Statement by any legal or equitable means. For further information regarding these requirement Contact the Development and Resource Management Department at(559) 621-8277. e) If vacation of any portion, or all, of the alley is not approved by the City of Fresno, then a Revised or Amendment Exhibit to Conditional Use Permit Application No. C- 13-137 shall be submitted to the Development and Resource Management Department identifying retention of the existing alley easement and any proposed private improvements which may be proposed to encroach into the alley for review and approval by the City of Fresno. 28. The subdivider is required to provide street trees on all public street frontages per Fresno Municipal Code and is responsible for the dedication of planting and buffer landscape easements as determined by the Development and Resource Management Department. Street trees shall be planted by the developer at the minimum rate of one tree for each 24 feet of street frontage. The subdivider is required to provide irrigation for all street trees. The irrigation system shall comply with FMC Section 12-306-N-23, Water Efficient Landscape Standards and AB 1881 Model Water Efficient Landscape Ordinance. a) Comply with all of the Street Tree and Maintenance requirements included within the Department of Public Works, Streets Division memorandum from the Parks Supervisor dated April 29, 2014; except as may be modified herein below: i) Based upon the proposed building setbacks of proposed structures to public rights-of-way, street trees may not be required to be planted within a 10-foot Public Planting and Utility Easement subject to approval by the Public Works Department. The number and locations of street trees for the proposed project shall be approved by the Department of Public Works, Parks Supervisor prior to issuance of a street tree planting permit or prior to approval of landscape plans. Landscape plans are required to be submitted to serve as a street tree planting permit for any on-site trees, which may alternatively be planted outside of street rights-of-way and within ten feet of the back of the sidewalk. SANITARY SEWER SERVICE The nearest sanitary sewer main to serve the proposed project is a 10-inch main located in the alley between Fulton Street/Van Ness Avenue. The following sewer conditions shall be required prior to providing City sewer service to the project: 29. Comply with all of the requirements included within the attached Department of Public Utilities, Planning and Engineering Division (Sanitary Sewer) memorandum dated April 23, 2014. WATER SERVICE The nearest water main to serve the proposed project is a 12-inch main located in the 10-inch main located in the alley between Fulton StreeUVan Ness Avenue. The following water improvements shall be required prior to providing City water service to the project: Vesting Tentative Tract Map No. T-6059 May 21, 2014 Page 9 of 12 30. Comply with all of the requirements included within the attached Department of Public Utilities, Water Division memorandum dated April 21, 2014. FIRE SERVICE Fire service is available to the proposed tract subject to the following requirements: 31. Comply with all of the requirements included within the attached Fresno Fire Department memorandum dated May 02, 2014. FLOOD CONTROL AND DRAINAGE 32. The subdivider shall be required to comply with the specific requirements imposed by the Fresno Metropolitan Flood Control District (FMFCD) for the subdivision or any amendments or modifications to those requirements which may be granted by the FMFCD Board of Directors, pursuant to Section 13-1307 of the Fresno Municipal Code. These requirements are identified in the District's letters to the Planning and Development Department dated April 29, 2.014. SAN JOAQUIN VALLEY AIR POLLUTION CONTROL DISTRICT 33. Comply with all of the requirements included within the attached San Joaquin Valley Air Pollution Control District (SJVAPCD) memorandum dated May 07, 2014. RIGHT-OF-WAY ACQUISITION 34. The developer will be responsible for the acquisition of any necessary right-of-way to construct any of the required improvements. 35. 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. 36. 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. 37. 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. 38. 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. Vesting Tentative Tract Map No. T-6059 May 21, 2014 Page 10 of 12 DEVELOPMENT FEES AND CHARGES This project is subject to the following fees and charges: FLOOD CONTROL CHARGES FEE RATE a. FMFCD Drainage Fee $18,283.00 SEWER CONNECTION CHARGES FEE RATE b. Lateral Sewer Charge [1] $0.10/sq. ft. (to 100' depth) c. Oversize Charge [1] $0.05/sq. ft. (to 100' depth) d. Trunk Sewer Charge N/A Service Area: e. Wastewater Facilities Charge S.T.E.P. ** f. House Branch Sewer Charge [2] N/A WATER CONNECTION CHARGES FEE RATE g. Service Connection Charge Fee based on service(s)and meter(s) sizes specified by owner; fee for service(s)and Meter(s) established by the Master Fee Schedule. h. Frontage Charge [1] $6.50/lineal foot i. Transmission Grid Main Charge [1] $804/net acre (parcels under 5 gross acres) j. Transmission Grid Main Bond Debt Service Charge [1] $304/net acre (parcels under 5 gross acres) k. UGM Water Supply Fee [2] N/A Service Area: I. Well Head Treatment Fee [2] N/A Service Area: m. Recharge Fee [2] N/A Service Area: n. 1994 Bond Debt Service [1] N/A Service Area: Vesting Tentative Tract Map No. T-6059 May 21, 2014 Page 11 of 12 CITYWIDE DEVELOPMENT IMPACT FEES FEE RATE o. Fire Facilities Impact Fee — Citywide [4] Residential, Multi Family $439.00/living unit Commercial $236.00/1000 sq. ft. t p. Park Facility Impact Fee — Citywide [4] $2764.00/living unit q. Quimby Parkland Dedication Fee [2] N/A r. Citywide Regional Street Fee [3] $13,846.00/adj acre s. New Growth Area Major Street Fee [3] N/A t. Police Facilities Impact Fee — Citywide [4] Residential, Multi Family $508.00/living unit Commercial $665.00/1000 sq. ft. t u. Traffic Signal Charge [1] Residential, Multi Family $316.65/living unit Commercial $47.12/ADT t Vesting Tentative Tract Map No. T-6059 May 21, 2014 Page 12 of 12 Notes: The proposed development shall pay drainage fees pursuant to the Drainage Fee Ordinance prior to approval of the final map at the rates in effect at the time of such approval. The fee indicated above is based on the tentative map. Please see the attached memorandum from the Fresno Metropolitan Flood Control District (FMFCD) for further information regarding considerations which may affect the fee obligation(s)or the timing or form of fee payment. On July 22, 2008, the Fresno County Board of Supervisors passed Ordinance No. 2008 — 023 requiring the payment of County Public Impact Facilities Impact Fees. The effective date of this ordinance is September 20, 2008. Contact the County of Fresno, Public Works and Planning Department to determine payment of this fee obligation. Confirmation by the County of Fresno is required before the City of Fresno can issue building permits. (The requirement to pay this fee is currently suspended by Fresno County. However, payment of this fee may be required if the fee has been reinstated at the time of issuance of building permits on the subject property.) The Board of Directors of the Fresno County Regional Transportation Mitigation Fee Agency approved Resolution No. 2009—01 requiring the payment of Regional Transportation Mitigation Fee. The effective date of this resolution is January 1, 2010. Contact the Council of Fresno County Governments (FCOG) to determine this fee obligation. Confirmation by the FLOG is required before the City of Fresno can issue building permits. ** Upon occupancy of the project, the subdivider shall pay the appropriate sewer facility charge pursuant to the Simple Tiered Equity Program (STEP) as determined by the Department of Public Utilities, Wastewater Division, Environmental Services Section (559-621-5153). [1] Deferrable through Fee Deferral Covenant. [2] Due at Final Map. [3] Due at Building Permit. [4] Due at Certificate of Occupancy. t Building areas to be calculated to the nearest square foot. Traffic Signal Fee is subject to review and conditions of approval from Transportation Planning through the entitlement review process based on Average Daily Trips of the proposed project. Average Daily Trips to be determined by Traffic Engineering. DEPARTMENT OF PUBLIC WORKS TO: Will Tackett, Planner III Planning Division FROM: Hilary Kimber, Parks Supervisor II (559.621.1345) Streets Division DATE: April 29, 2014 SUBJECT: Tract 6059 and 6060; C-13-137; 1502 and 1560 Fulton Street and 1505 Van Ness Avenue(APN:466-145-08; 13; 14) property bounded by Van Ness Avenue, Calaveras, Fulton and Stanislaus Streets (the "Met Block" in downtown Fresno. Public Works has the following requirements: GENERAL REQUIREMENTS STREET TREE REQUIREMENTS 1. The subdivider is required to provide street trees on all public street frontages per Fresno Municipal Code. Street trees shall be planted at the minimum rate of one tree for each 24' of street frontage or one tree per lot whichever is greater. The subdivider is required to provide irrigation for all street trees. The irrigation system shall comply with FMC 12-306-23, Water Efficient Landscape Standards and AB 1881. The designated street tree for Van Ness is: The original tree planting in fourteen (14)tree wells provided by the Redevelopment Agency were: Tilia cordata 'Greenspire' Little Leaf Linden with Cercis 'Oklahoma' Oklahoma Redbud at the intersections Now there are a variety of trees planted with some vacant tree wells including Linden, Redbud, Nyssa sylvatica (Black Tupelo) and Koelreuteria paniculata (Goldenrain Tree). Irrigation is provided by the City of Fresno from the 2" backflow on the northwest corner of Van Ness and Calaveras. The three choices for infill on Van Ness Ave. include: a. Infill planting for vacant tree wells only b. Install tree planting as per Redevelopment design c. Keep trees on corners and install new smaller sized trees mid-block The three (3) existing street trees on Stanislaus St. are: Pinus canariensis Canary Island Pine The three (3) existing trees on Fulton St, are: Podocarpus gracilior Fern Pine The three (3) existing street trees on Calaveras St. at Fulton St. are: Podocarpus gracilior Fern Pine The existing street tree on the corner of Calaveras St. at Van Ness Ave. is: Nyssa sylvatica Black Tupelo 2. Street Tree Planting by Developer: Tree planting shall be within a '10' Public Planting and Utility Easement. a. Street tree inspection fees shall be collected for each 24' of public street frontage b. Street trees shall be planted in accordance with the City of Fresno, Department of Public Works "Standard Specifications." c. Landscape plans for all public use areas shall be reviewed and approved by the Department of Public Works, Engineering Services. A street tree planting permit shall be required for all street tree planting. d. Performance and payment securities, paid with final map, will be released when all landscaping installed on public and/or city controlled property is in conformance with the Specifications of the City of Fresno. e. Upon acceptance of the required work,warranty security shall be furnished to or retained by the city for guaranty and warranty of the work for a period of ninety days following acceptance. MAINTENANCE REQUIREMENTS A. Landscape and irrigation plans shall comply with Sections 12-306-23 &24 and 14-121 of the Fresno Municipal Code; and AB 1881 regarding Water Efficient Landscaping. 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) 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. City of I// FRombrT60 DATE: May 15, 2014 TO: Will Tackett Development and Resource Management Department FROM: Louise Gilio, Supervising Engineering Technician Public Works Department, Traffic and Engineering Services Division SUBJECT: Conditions of Approval for C-13-137 (packaged with T-6059 and T-6060) ADDRESS: 1502 and 1560 Fulton Street and 1505 Van Ness Avenue APN: 466-145-08, 13, 466-145-07 not a part SITE PLAN REQUIREMENTS: Please provide the following information prior to Building Permits: A. Offsite Information: 1. Street Improvements and Furniture: Identify existing and proposed curb, gutter, sidewalks (provide width), driveway approaches (provide width), ADA ramps (provide radius), street lights (specify if wood or metal pole), traffic signals, utility poles, boxes, guy wires, signs, fire hydrants, bus stop benches, trash receptacles, tree wells, etc. Revise the tentative maps. Dimensions on the map and the site plan need to match. 2. ADA: Identify the required 4' minimum path of travel along the public sidewalk adjacent to property. B. Onsite Information: 1. Access: Provide pedestrian, vehicular and service access. Identify in the operational statement the maximum size of vehicle to enter and exit the site. Provide turning templates on the site plan for all large_vehicles. 2. Parking Lots: a. Compact parking stalls shall be signed or marked. b. Lighting: not to be within the 3' vehicular overhang c. Disability signage: not to be within the 3' vehicular overhang 3. Walls or Fencing: Identify existing and proposed walls and fences complete with location height and type of material. 4. Gates: Submit an operational statement for the proposed gate(s)to Traffic Engineering for review and approval, prior to permits. (16' minimum opening required) 5. Provide 10' visibility triangles. C. Other Important Information: 1. Tract Maps: Provide reference numbers PUBLIC IMPROVEMENT REQUIREMENTS The following requirements are based on city records and the accuracy of the existing and proposed on-site and off-site conditions depicted on the exhibits submitted. Requirements not addressed due to omission or misrepresentation of information, on which this review process is dependent, will be imposed whenever such conditions are disclosed. Page 1 of 5 5/16/2014 C-13-137 T-6059 T-6060 doc Questions relative to dedications, street improvements or off-street parking geometrics may be directed to Louise Gilio at (559) 621-8678 / Lou ise.Gilio(aD-fresno.gov, in the Public Works Department, Traffic and Engineering Services Division. Submit the following, as applicable, in a single package to the City of Fresno Public Works Department Traffic and Engineering Services Division (559-621-8650), for review and approval, prior to issuance of building and street work permits: Street Improvement Plans, Signing and Striping Plans, Street Lighting Plans and Signal Plans, Trail Plans. When preparing Street Plans and/or Traffic Control Plans for projects in the City of Fresno contact the Traffic and Engineering Services Division (Randy Schrey) at (559)621-8807 10 working days in advance to make sure that sidewalks or an approved accessible path remain open during construction. Underground all existing off-site overhead utilities within the limits of this site/map as per FMC Section 12-1011 and Resolution No. 78-522/88-229. Survey Monuments and Parcel Configuration All survey monuments within the area of construction shall be preserved or reset by a person licensed to practice Land Surveying in the State of California. The parcel configuration depicted for the proposed development does not conform to record information: a Tract Map is required to establish this configuration prior to building permits. Contact the Development and Resource Management Department for details or submit a revised exhibit confining the proposed development within existing parcel lines. Street Dedications. Vacations and Encroachment Permits Identify all street furniture, e.g.: public utility poles and boxes, guy wires, signs, fire hydrants, bus stop benches, mail boxes, newsstands, trash receptacles, tree wells, etc. within the public right of way. Also, identify the required 4' minimum path of travel along the public sidewalk directly in front of property, as required by the California Administration Code (Title 24). A pedestrian easement may be required if Title 24 requirements cannot be met. Stanislaus Street: Collector 1. Vacate 4' of right-of-way adjacent to this application, prior to building permits. Contact the Public Works Department, Alan James, (559)621-8693 for additional information. A feasibility study for all proposed vacations of existing public rights of way is required to be completed rior to building permits. Fulton Street: Local 1. Vacate 4' of right-of-way adjacent to this application, prior to building permits. Contact the Public Works Department, Alan James (559) 621-8693 for additional information. A feasibility study for all proposed vacations of existing public rights of way is required to be completed prior to building permits. Reserve corner cuts for ramps, as needed. Vacate across 466-145-07. Page 2 of 5 5/16/2014 C-13-137 T-6059 T-6060.doc Deed documents for the required dedications must conform to the format specified by the city and shall be prepared the applicant's engineer. The cost of deed document processing and recordation fee must be paid at the time of deed submittal and submitted with verification of ownership prior to the issuance of building permits. For information regarding the format or submittal requirements contact the City of Fresno Public Works Department, Traffic and Engineering Services Division (559) 621-8694. The construction of any overhead, surface or sub-surface structures and appurtenances in the public rights-of-way is prohibited unless an encroachment permit is approved by the City of Fresno Public Works Department, Traffic and Engineering Services Division, (559)621- 8693. Encroachment permits must be approved prior to issuance of building permits. Street Improvements All improvements shall be constructed in accordance with the Standard Specifications and Standard Drawings of the City of Fresno, Public Works Department. Dedication shall be sufficient to accommodate additional paving and any other grading or transitions as necessary based on a 45 MPH design speed for Collectors and 55 MPH for Arterials. Utility poles, street lights, signals, etc. shall be relocated as determined by the City Engineer. Street Construction Plans are required and shall be approved by the City Engineer. The performance of any work within the public street rights-of-way (including pedestrian and utility easements) requires a STREET WORK PERMIT prior to commencement of work. Contact the City of Fresno Public Works Department, Traffic and Engineering Services Division at (559)621-8686 for detailed information. All required street improvements must be completed and accepted by the city prior to occupancy. Repair all damaged and/or off grade off-site concrete street and/or alley improvements as determined by the City of Fresno Public Works Department, Construction Management Division, (559) 621-5600. Pedestrian paths of travel must also meet current ADA regulations. All existing sidewalks in excess of 2% maximum cross slope must be brought into compliance prior to acceptance by Public Works. Van Ness Avenue: Collector 1. Construct an underground street lighting system to Public Works Standard E-1 within the limits of this application. Spacing and design shall conform to Public Works Standard E-8 for Collector Streets. -OR- Identify that they are constructed per current City of Fresno Public Works Standards. Describe pole types. Stanislaus Street: Collector 1. Where missing, construct a standard curb ramp per Public Works Standard P-28 and P-32. -OR- Modify or replace the existing ramp to meet current Public Works Standards, as determined by the Construction Management engineer PRIOR to occupancy. 2. Construct concrete sidewalk to Public Works Standard P-5. The curb shall be constructed to a 10' pattern. Construct 4' x 6' tree wells per Public Works Standard P-8. Planting of street trees shall conform to the minimum spacing guidelines as stated in the Standard Specification, Section 26-2.11(C). 3. Construct a 32' minimum driveway approach to Public Works Standards P-2 and P-6. Where parking is permitted, provide 10' of red curbing (3 coats) on both sides of the proposed driveway approaches. Page 3 of 5 5/16/2014 C-13-137 T-6059 T-6060.doc 4 Construct an underground street lighting system to Public Works Standard E-1 within the limits of this application. Spacing and design shall conform to Public Works Standard E-8 for Collector Streets. -OR- Identify that they are constructed per current City of Fresno Public Works Standards. Describe pole types. 5. Construct an 80' bus bay reinforced curb and gutter at the southwest corner of Van Ness and Stanislaus to Public Works Standard P-73, complete with a 10' monolithic sidewalk. Fulton Street: Local 1. Where missing, construct a standard curb ramp per Public Works Standard P-28 and P-32. -OR- Modify or replace the existing ramp to meet current Public Works Standards, as determined by the Construction Management engineer PRIOR to occupancy. 2. Construct concrete sidewalk to Public Works Standard P-5. The curb shall be constructed to a 10' pattern. Construct 4' x 6' tree wells per Public Works Standard P-8. Planting of street trees shall conform to the minimum spacing guidelines as stated in the Standard Specification, Section 26-2.11(C). 3. Construct an underground street lighting system to Public Works Standard E-1 within the limits of this application. Spacing and design shall conform to Public Works Standard E-8 for Collector Streets. -OR- Identify that they are constructed per current City of Fresno Public Works Standards. Describe pole types. Calaveras Avenue: Local 1. Construct concrete sidewalk to Public Works Standard P-5. The curb shall be constructed to a 10' pattern. Construct 4' x 6' tree wells per Public Works Standard P-8. Planting of street trees shall conform to the minimum spacing guidelines as stated in the Standard Specification, Section 26-2.11(C). 2. Construct a 24' minimum driveway approach to Public Works Standards P-2 and P-6. 3. Construct an underground street lighting system to Public Works Standard E-1 within the limits of this application. Spacing and design shall conform to Public Works Standard E-8 for Collector Streets. -OR- Identify on the site plan and identify that they are constructed per current City of Fresno Public Works Standards. . 4. Remove the existing alley approach as noted on Exhibit "A", and install sidewalk, curb and gutter per City of Fresno Public Works Standard Drawing P-5 to match existing or proposed street improvement line and grade per Fresno Municipal Code (FMC) 11-209. Fulton-Van Ness Alley: This project is proposing a dead-end alley which is in conflict with Public Works policies. Vacate the alley from Calaveras to Stanislaus. Off-Street Parking Facilities and Geometrics 1. Off-Street parking facilities and geometrics shall conform to the City of Fresno Public Works Department, Parking Manual and Standard Drawing(s) P-21, P-22, P-23. 2. Install 30" state standard "STOP" sign(s) at location(s) shown. Sign shall be mounted on a 2" galvanized post with the bottom of the sign 7' above ground; located behind curb and immediately behind a major street sidewalk. 3. Provide parking space needs, circulation, access, directional signs (e.g. "Entrance," "Exit," "Right Turn Only," "One Way"signs, etc.)as noted on Exhibit "A". Page 4 of 5 5/16/2014 C-13-137 T-6059 T-6060 doc Trip Generation: A Traffic Impact Study is not required. Tracts 6059 and 6060 will generate the following trips: 1. 85 apartments—565 ADT, 43 AM, 53 PM 2. 6,192 s.f. specialty retail - 274 ADT, 42 AM, 17 PM Traffic Signal Mitigation Impact TSMI Fee: This project shall pay all applicable TSMI Fees 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. Contact the Public Works Department, Frank Saburit at (559)621-8797. Fresno Maior Street Impact(FMSI)Fees: This entitlement is in the Infill Area; therefore pay all applicable City-wide regional street impact fees. Contact the Public Works Department, Frank Saburit at (559)621-8797. Regional Transportation Mitigation Fee (RTMF): Pay all applicable RTMF fees to the Joint Powers Agency located at 2035 Tulare Street, Suite 201, Fresno, CA 93721; (559) 233-4148 ext. 200; www.fresnocog.org. Provide proof of payment or exemptionrp for to issuance of certificate of occupancy. Page 5 of 5 5/16/2014 C-13-137 T-6059 T-6060 doc City of C' 11 TL%-\I 0;=i DATE: May 15, 2014 TO: Will Tackett Development and Resource Management Department THROUGH: M. Scott Tyler, PE, City Traffic Engineer Public Works Department, Traffic & Engineering Services Division FROM: Louise Gilio, Traffic Planning Supervisor Public Works Department, Traffic & Engineering Services Division SUBJECT: Public Works Conditions of Approval TT 6059, 1502 and 1560 Fulton Street and 1505 Van Ness Avenue FFDA Properties, L.L.C. / Gary G. Giannetta The Public Works Department, Traffic and Engineering Services Division, has completed its review and the following requirements are to be placed on this tentative map as a condition of approval by the Public Works Department. General Conditions: 1. Curb Ramps: Provide curb ramps at all corners within the limits of this subdivision. 2. Pedestrian Easements: Identify all pedestrian easements on the map. a. Major Streets: A 2'dedication for a pedestrian easement is required. b. Local Streets: If constructed 42' or 50' a 1'pedestrian easement is required on streets with driveway approaches. 3. Overhead Utilities: Underground all existing offsite overhead utilities with the limits of this map in accordance with Fresno Municipal Code Section 12-1011 and Resolution No. 78-522/88-229. 4. Local street lengths exceeding 800' and four way intersections require traffic calming measures. Construct permanent traffic circles per Public Works Standards P-83, P-84 and/or P-85. Identify and provide cross sections on the nia). No parking is allowed adjacent to the circles. 5. Plan Submittal: 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 and streetlight. 6. Street widening and transitions shall also include utility relocations and necessary dedications. 7. Garages: Garages or carports shall be located not less than twenty feet from any street frontage where the garage door or carport opening faces and takes direct access to the street. FMC Section 12-207.5 E-1-e Page 1 of 3 CADocuments and Settings\WilIT.fresno\Local Settings\Temporary Internet Files\Content.OutlooklER3UKIYH\T-6059 FULTON ST 1502 1560 VAN NESS 1505 doc Frontage Improvement Requirements: Local Streets: Calaveras Street: 80' Local w/14' Paiterrt 1. Where missing, construct concrete curb, gutter and sidewalk to Public Works Standard P-5. The curb shall be constructed to a 14' residential pattern. 2. Where missing, construct 26' of permanent paving (measured from face of curb)within the limits of this sub-division: 3. Where missing, construct an underground street lighting system to Public Works Standards within the limits of this subdivision, Spacing and design shall conform to Public Works Standards for Local Streets. Fulton Street: 80' Local 1. A street vacation is required for the proposed 10' sidewalk pattern. 2. Where missing, construct concrete curb, gutter and sidewalk to Public Works Standard P-5. The curb shall be constructed to a 10' residential pattern. 5 '/z planter-4' sidewalk -'/2 to r/w 3. Where not existing, construct 26' of permanent paving (measured from face of curb) within the limits of this sub-division. 4. Where not existing, construct an underground street lighting system to Public Works Standards within the limits of this subdivision. Spacing and design shall conform to Public Works Standard for Local Streets. Fulton-Van Ness Allev. The tentative map is proposing a dead-end alley. Vacate the alley from Calaveras to Stanislaus. Specific Mitigation Requirements: 1. Tracts 6059 and 6060 will generate the following trips, 85 apartments—565 ADT, 43 AM, 53 PM and 6,192 s.f. specialty retail - 274 ADT, 42 AM, 17 PM 2. 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. 3. Entry Gate: Provide a minimum of 16' clearance for Fire and Solid Waste. 4. A feasibility study for all proposed vacations of existing public rights of way is required to be completed prior to building permits. 5. Do not mix sidewalk patterns from residential to commercial. This should be built as a unified project. Either, construct all sidewalks to a residential pattern per Public Works Specifications or all with a commercial pattern with tree wells. 6. i)ilaoonal patkifi() i- IICi allowed' on Gal;ivera�: N Jtv.riislclll; Traffic Signal Mitigation Impact (TSMI) Fee: This project shall pay the current Traffic Signal Mitigation Impact Fee (TSMI Fee)at the time of building permit based on the trip generation rate(s) as set forth in the latest edition of the ITE Generation Manual. (fee rate as shown in the Master Fee Schedule). This TSMI fee is credited against signal installation and Intelligent Transportation System (ITS) improvements (constructed at their ultimate location) anticipated to build out the 2025 General Plan circulation element and included in the Nexus Study for the TSMI fee. Project specific impacts that are not consistent with the 2025 General Plan, Public Works P69 standards, and/or already incorporated into Page 2 of 3 C:\Documents and SettingsMI11T.fresno\Local Settings\Temporary Internet Files\Content.Outlook\ER3UKIYH\T-6059 FULTON ST 1502 1560 VAN NESS 1505.doc the TSMI fees infrastructure costs are not reimbursable unless the City Engineer and City Traffic Engineer include the new traffic signal and/or ITS infrastructure in the next update and the applicant agrees to pay the new calculated TSMI fee that includes the new infrastructure. Failure to pay this fee or construct improvements that are credited/reimbursable with this fee will result in a significant unmitigated impact as this fee is applied to all projects within the City Sphere of Influence. If the applicant is conditioned with improvements that are credited/reimbursable with this fee they should work with the Department of Public Works and identify with a Professional Engineers estimate the costs associated with the improvements prior to paying the TSMI fee at time of building permit. Fresno Major Street Impact(FIVIS Fee_This Map is in the Infill Area; therefore pay all applicable City- wide regional street impact fees. Regional 'Transportation Mitigation f=ee (RTMF): Pay all applicable RTMF fees to the Joint Powers Agency located at 2035 Tulare Street, Suite 201, Fresno, CA 93721; (559)233-4148 ext. 200; www.fresnocog.org. Provide proof of payment or exemptionrp for to issuance of building permits. Page 3 of 3 CADocuments and Settings\willT.fresno\Local Settings\Temporary Internet Files\Content.Outlook\ER3UKIYH\T-6059 FULTON ST 1502 1560 VAN NESS 1505.doc City of elm ImdM\t---\\ii, �1=i DATE: May 15, 2014 TO: Will Tackett Development and Resource Management Department THROUGH: M. Scott Tyler, PE, City Traffic Engineer Public Works Department, Traffic & Engineering Services Division FROM: Louise Gilio, Traffic Planning Supervisor Public Works Department, Traffic & Engineering Services Division SUBJECT: Public Works Conditions of Approval TT 6060, 1502 and 1560 Fulton Street and 1505 Van Ness Avenue FFDA Properties, L.L.C. / Gary G. Giannetta The Public Works Department, Traffic and Engineering Services Division, has completed its review and the following requirements are to be placed on this tentative map as a condition of approval by the Public Works Department. General Conditions: 1. Curb Ramps: Provide curb ramps at all corners within the limits of this subdivision. 2. Overhead Utilities: Underground all existing offsite overhead utilities with the limits of this map in accordance with Fresno Municipal Code Section 12-1011 and Resolution No. 78-522/88-229. 3. Plan Submittal: 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 and streetlight 4. Street widening and transitions shall also include utility relocations and necessary dedications. 5. Garages: Garages or carports shall be located not less than twenty feet from any street frontage where the garage door or carport opening faces and takes direct access to the street. FMC Section 12-207.5 E-1-e Fronta a Improvement Requirements. Major Streets: Stanislaus Street: Collector 1. A 12' pattern in needed on a major street that is built to residential standards. Revise the proposed vacation or construct all sidewalks for T-6059 and T-6060 to a commercial pattern. 2. A street vacation is required for the proposed 10' or 12' sidewalk pattern. 3. Where missing, construct concrete curb, gutter and sidewalk to Public Works Standard P-5. The curb shall be constructed to a 12' residential pattern per Public Works Specifications. Construct a 6' residential sidewalk per Public Works Standard P-53 obtain approval for a 10' commercial pattern. :, :ofi Page 1 of 3 CADocuments and Settings\WiIIT.fresnolLocal Settings\Temporary Internet Files\Con ten t.Outlook\E R3U KIYH\T-6060 FULTON ST 1502 1560 VAN NESS 1505.doc 4. Identify the existing or proposed bus stop along Stanislaus between Van Ness and Fulton. If not existing, construct a bus bay curb and gutter to Public Works Standard P-73 with a 10' minimum monolithic sidewalk or obtain a condition from FAX stating that a bus stop is not needed. 5. Where missing, construct 20' of permanent paving (measured from face of curb)within the limits of this sub-division. 6. Construct an underground street lighting system to Public Works Standards, within the limits of this subdivision. Spacing and design shall conform to Public Works Standards for Collector Streets. Van Ness Avenue: Collector 1. Where missing, construct concrete curb, gutter and sidewalk to Public Works Standard P-5. The curb shall be constructed to a 22' pattern. 2. Construct 20' of permanent paving (measured from face of curb)within the limits of this sub- division. 3. Construct an underground street lighting system to Public Works Standards within the limits of this subdivision. Spacing and design shall conform to Public Works Standards Collector Streets. 4. Relinquish direct vehicular access rights to Van Ness Avenue from all lots within this subdivision. Local Streets: Fulton Street: 80' Local 1. A street vacation is required for the proposed 10' sidewalk pattern. 2. Where missing, construct concrete curb, gutter and sidewalk to Public Works Standard P-5. The curb shall be constructed to a 10' residential pattern. 5 '/2 planter-4' sidewalk-'/2 to r/w 3. Where not existing, construct 26' of permanent paving (measured from face of curb) within the limits of this sub-division. 4. Where not existing, construct an underground street lighting system to Public Works Standards within the limits of this subdivision, Spacing and design shall conform to Public Works Standard for Local Streets. 5. Relinquish direct vehicular access rights to Fulton Street from all lots within this subdivision. Alley: Fulton-Van Ness Alley: T-6059 and T-6060 are proposing a dead-end alley. C;alav-eras tc> etar�isl�,tt:.- S ecific Mitigation Requirements- 1. e uirements:1. Tracts 6059 and 6060 will generate the following trips, 85 apartments—565 ADT, 43 AM, 53 PM and 6,192 s.f. specialty retail - 274 ADT, 42 AM, 17 PM 2. 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. 3. Entry Gate: Provide a minimum of 16' clearance for Fire and Solid Waste. 4. A feasibility study for all proposed vacations of existing public rights of way is required to be completed prior to building permits. 5. Do not mix sidewalk patterns from residential to commercial. This should be built as a unified project. Either, construct all sidewalks to a residential pattern per Public Works Specifications or all with a commercial pattern with tree wells. r;u'i i 7' Page 2 of 3 CADocuments and Settings\WiIIT fresno\Local Settings\Temporary Internet Files\Con tent.Outlook\E R3U K IYH\T-6060 FULTON ST 1502 1560 VAN NESS 1505 doc 6. Traffic Signal Mitigation Impact (-TSMI) Fee: This project shall pay the current Traffic Signal Mitigation Impact Fee (TSMI Fee)at the time of building permit based on the trip generation rate(s) as set forth in the latest edition of the ITE Generation Manual. This TSMI fee is credited against signal installation and Intelligent Transportation System (ITS) improvements (constructed at their ultimate location) anticipated to build out the 2025 General Plan circulation element and included in the Nexus Study for the TSMI fee. Project specific impacts that are not consistent with the 2025 General Plan, Public Works P69 standards, and/or already incorporated into the TSMI fees infrastructure costs are not reimbursable unless the City Engineer and City Traffic Engineer include the new traffic signal and/or ITS infrastructure in the next update and the applicant agrees to pay the new calculated TSMI fee that includes the new infrastructure. Failure to pay this fee or construct improvements that are credited/reimbursable with this fee will result in a significant unmitigated impact as this fee is applied to all projects within the City Sphere of Influence. If the applicant is conditioned with improvements that are credited/reimbursable with this fee they should work with the Department of Public Works and identify with a Professional Engineers estimate the costs associated with the improvements prior to paying the TSMI fee at time of building permit. Fresno Malor Street Impact (FMSI) Fee :_This Map is in the Infill Area; therefore pay all applicable City- wide regional street impact fees. Regional Transportation Mitigation Fee RTMF : Pay all applicable RTMF fees to the Joint Powers Agency located at 2035 Tulare Street, Suite 201, Fresno, CA 93721; (559)233-4148 ext. 200; www.fresnoco4.org. Provide proof of payment or exemption prior to issuance of building permits. Page 3of3 C:\Documents and Setting s\WiIIT.fresno\LocaI Settings\Temporary Internet Files\Content.Outlook\ER3UKIYHIT-6060 FULTON ST 1502 1560 VAN NESS 1505.doc City of P��R},COHS'44?,D FRESNO DEPARTMENT OF PUBLIC UTILITIES ADMINISTRATION DIVISION DR UPt MEMORANDUM Ihoviding life's BsennnlServo, Date: April 23, 2014 To: WILL TACKETT, Supervising Planner Planning and Development _ n From: DOUG HECKER, Supervising Engineering Technician Department of Public Utilities, Planning and Engineering Division Subject: SEWER REQUIREMENTS FOR VESTING TENTATIVE TRACT T-6059 (VESTING MAP FOR CONDOMINIUM PURPOSES), VESTING TENTATIVE TRACT T-6060 (VESTING MAP FOR CONDOMINIUM PURPOSES), AND CONDITIONAL USE PERMIT APPLICATION NO. C-13-137 General T-6059,T-6060& C-13-137 were filed by Gary Giannetta, on behalf of Granville Homes, Inc., and pertain to 0.35 net acre, Tract 6059, and 1.95 net acres,Tract 6060, of property bounded by Van Ness Avenue, Calaveras Street, Fulton Street, and Stanislaus Street,the Met Block, in downtown Fresno, 1502& 1560 Fulton Street and 1505 Van Ness Avenue, APN 466-145-08, 13, 14. The applicant proposes a mixed use development consisting of 19 triplex buildings, one 20-plex building, comprised of 4 connected 5-plex structures, and one mixed use building, comprised of 3 residential units above the ground floor commercial space, for a total 80 residential units on site. The property is zoned C-4, Central Trading. Sewer Requirements The nearest sewer main to serve the proposed project is a 10-inch main located in the Fulton Street/Van Ness Avenue alley. Sewer facilities are available to provide service to the site subject to the following requirements: 1. On-site sanitary sewer facilities shall be private. 2. Installation of sewer house branch(s) shall be required. 3. Abandon any existing on-site private septic systems. 4. All sewer main easements shall be clear and unobstructed by buildings or other structures. No fencing or wall shall either enclose or be located above the sewer main. The planting plan, for any proposed landscape within the easement, shall be approved by the Department of Public Utilities. Ne Trees shall be located within 8 feet of the sewer main. �v❑R�i � ��= A Nationally Accredited Public Utility Agency 5. The Project Developer shall contact Wastewater Management Division/Environmental Services at (559) 621-5100 prior to pulling building permits regarding conditions of service for special users. 6. The Project shall comply with City of Fresno Ordinances, Standards, Specifications, and Conditions related to providing sanitary sewer service including payment of all City of Fresno adopted wastewater impact and sewer connections charges established in the City of Fresno Master Fee Schedule. 7. A feasibility study for all proposed vacations of existing public rights-of-way is required to be completed prior to issuance of building permits and/or approval of a Final Map. Contact the Public Works Department, Alan James, (559) 621-8693 for additional information. B. The Subdivider shall include at a minimum, the following terms in the Covenants, Conditions, and Restrictions, subject to approval as to form by the City Attorney: i) The granting of a public utility easement (P.U.E.). ii) The Subdivider shall include at a minimum, the following terms in the Covenants, Conditions, and Restrictions, subject to approval as to form by the City Attorney: • Compliance with Section 12-1026 of the Fresno Municipal Code, as may be amended. • Compliance with Chapter 6 of the Fresno Municipal Code, relating to municipal services, as may be amended. • City Easements: Subdivider shall include a section of the Declaration entitled "City Easements" wherein Declarant reserves, for the benefit of the City, non- exclusive easements to enter the Community for the maintenance, repair and replacement of the public water and sewer mains and lines that are to be located within the private streets, and other public utility facilities. This section shall also allow the City, at a minimum, to engage in any and all traffic control measures necessary to preserve public health and safety during such maintenance, repair and replacement of the facilities. Finally, this section shall provide that neither the Association nor any Owner may interfere with the City's right to exercise this easement. • Costs of repair and/or replacement of asphalt and other street improvements within the community due to repair of public utilities within the streets is at the expense of the Homeowner's Association. These repairs and/or replacement will be to City Standards. • To the furthest extent allowed by law, the Homeowner's Association shall indemnify, hold harmless and defend CITY and each of its officers, officials, employees, agents and volunteers from any and all loss, liability, fines, penalties, forfeitures, costs and damages (whether in contract, tort or strict liability, including but not limited to personal injury, death at any time and property damage) incurred by CITY, Homeowner's Association or any other person, and from any and all claims, demands and actions in law or equity (including attorney's fees and litigation expenses), arising or alleged to have arisen directly or indirectly out of CITY's maintenance, repair or replacement of utilities or related replacement of asphalt or street or other improvements. Homeowner's Association's obligations under the preceding sentence shall apply regardless of whether CITY or any of its officers, officials, employees, agents or volunteers are passively negligent, but shall not apply to any loss, liability, fines, penalties, forfeitures, costs or damages caused by the active or sole negligence, or the willful misconduct, of CITY or any of its officers, officials, employees, agents or volunteers. C Insurance provisions consistent with City requirements as determined by Risk Management. • Amendments Requiring City Approval. Proposed amendments to Section of this Declaration, entitled "City Easements," shall be approved as to form by the City Attorney prior to the amendments to such Section being valid. No later than the date that is thirty (30) calendar days after its receipt of a proposed amendment, the City shall deliver written notice of its approval or disapproval of the proposed amendment to the party who delivered the proposed amendment to the City. If the City fails to deliver such written notice within such thirty (30) calendar day period, the City shall be deemed to have approved the proposed amendment. Sewer Fees The following Sewer Connection Charges and fees shall be paid for the project. 1. Sewer Lateral Charge 2. Oversize Sewer Charge 3. Sewer Facility Charge 4. Upon connection of this Project to the City Sewer System the owner shall be subject to payment of Sewer Facility charges per Fresno Municipal Code Section 6-304 and 6-305. Sewer Facility Charges consist of two components, a Wastewater Facilities Charge and Trunk Sewer Charge where applicable. 5. Sewer Facility Charges are collected after occupancy on a bi-monthly basis over time based on metered (water or sewer effluent) usage. The developer may contact the Department of Public Utilities/Wastewater-Environmental Control at (559) 621-5153 to receive an estimated cost of the Sewer Facility Charges applicable to the project (based on a constant sewer discharge and loading (Biochemical Oxygen Demand [BOD] and Total Suspended Solids [TSS] levels anticipated) at the current rates in effect, at that time, per Fresno's Master Fee Resolution. The developer shall provide data regarding estimated sewer discharge rates [flow] and loading [BOD/TSS levels] required for calculating the estimated charges. City of 1+' *1. � FRESM" DEPARTMENT OF PUBLIC UTILITIES—WATER DIVISION N DN MEMORANDUM r Pomu6ng J ils f• .r,lA:)S:nn DATE: April 21, 2014 TO: WILL TACKETT, Supervising Planner Development and Resource Management Department — Current Planning THROUGH: MICHAEL CARBAJAL, Chief Engineering Technician Department of Public Utilities —Water Division FROM: ROBERT DIAZ, Senior Engineering Technician Department of Public Utilities —Water Division SUBJECT: WATER REQUIREMENTS FOR VESTING TENTATIVE TRACTS T-6059 T-6060 AND CONDITIONAL USE PERMIT C-13-137 General T-6059, T-6060 & C-13-137 were filed by Gary Giannetta, on behalf of Granville Homes, Inc., and pertain to 0.35 net acre, Tract 6059, and 1.95 net acres, Tract 6060, of property bounded by Van Ness Avenue, Calaveras Street, Fulton Street, and Stanislaus Street, the Met Block, in downtown Fresno, 1502 & 1560 Fulton Street and 1505 Van Ness Avenue, APN 466-145-08, 13, 14. The applicant proposes a mixed use development consisting of 19 triplex buildings, one 20-plex building, comprised of 4 connected 5-plex structures, and one mixed use building, comprised of 3 residential units above the ground floor commercial space, for a total 80 residential units on site. The property is zoned C-4, Central Trading. Water Service The nearest water main to serve the proposed project is a 12-inch main located in the Fulton and Van Ness Alleyway. Water facilities are available to provide service to the site subject to the following requirements: 1. The granting of a public utility easement(P.U.E.). 2. The Subdivider shall include at a minimum, the following terms in the Covenants, Conditions, and Restrictions, subject to approval as to form by the City Attorney: �ti . A Nationally Accredited Public Utility Agency • Compliance with Section 12-1026 of the Fresno Municipal Code, as may be amended. = Compliance with Chapter 6 of the Fresno Municipal Code, relating to municipal services, as may be amended. City Easements: Subdivider shall include a section of the Declaration entitled "City Easements" wherein Declarant reserves, for the benefit of the City, non-exclusive easements to enter the Community for the maintenance, repair and replacement of the public water and sewer mains and lines that are to be located within the private streets, and other public utility facilities. This section shall also allow the City, at a minimum, to engage in any and all traffic control measures necessary to preserve public health and safety during such maintenance, repair and replacement of the facilities. Finally, this section shall provide that neither the Association nor any Owner may interfere with the City's right to exercise this easement. • Costs of repair and/or replacement of asphalt and other street improvements within the community due to repair of public utilities within the streets is at the expense of the Homeowner's Association. These repairs and/or replacement will be to City Standards. To the furthest extent allowed by law, the Homeowner's Association shall indemnify, hold harmless and defend CITY and each of its officers, officials, employees, agents and volunteers from any and all loss, liability, fines, penalties, forfeitures, costs and damages (whether in contract, tort or strict liability, including but not limited to personal injury, death at any time and property damage) incurred by CITY, Homeowner's Association or any other person, and from any and all claims, demands and actions in law or equity (including attorney's fees and litigation expenses), arising or alleged to have arisen directly or indirectly out of CITY's maintenance, repair or replacement of utilities or related replacement of asphalt or street or other improvements. Homeowner's Association's obligations under the preceding sentence shall apply regardless of whether CITY or any of its officers, officials, employees, agents or volunteers are passively negligent, but shall not apply to any loss, liability, fines, penalties, forfeitures, costs or damages caused by the active or sole negligence, or the willful misconduct, of CITY or any of its officers, officials, employees, agents or volunteers. • Insurance provisions consistent with City requirements as determined by Risk Management. • Amendments Requiring City Approval. Proposed amendments to Section of this Declaration, entitled "City Easements," shall be approved as to form by the City Attomey prior to the amendments to such Section being valid. No later than the date that is thirty (30) calendar days after its receipt of a proposed amendment, the City shall deliver written notice of its approval or disapproval of the proposed amendment to the party who delivered the proposed amendment to the City. If the City fails to deliver such written notice within such thirty (30) calendar day period, the City shall be deemed to have approved the proposed amendment. City of rff DEPARTMENT OF PUBLIC UTILITIES April 29, 2014 TO: Will Tackett, Supervising Planner , Development and Resource Management Department,Planning Division FROM: i! jl '�-Chris Weibert,Management Analyst I1 \ Department of Public Utilities, Administration SUBJECT: TT 6059, TT 6060 & C-13-137, Solid Waste Conditions of Approval Location: Bounded by Van Ness Avenue, Calaveras Street, Fulton Street, and Stanislaus Street(the"Met Block") (APN 466-145-08, 13, 14) The Department of Public Utilities, Solid Waste Division has completed a review of Tentative Tract Maps TT 6059, TT 6060 & C-13-137 that were submitted by Gary Giannetta, on behalf of Granville Homes, Inc. The following requirements and conditions are to be placed on these tentative tract maps as a condition of approval by the Department of Public Utilities. General Requirements: • Tracts 6059 &6060 will be serviced as Multiple Family Residential with commercial bin service. • This location is serviced by a Commercial Solid Waste Franchisee. For service information, please contact: o Mid Valley Disposal at 559-237-9425 • Developer shall provide a minimum of two 2-cell trash enclosures constructed to current standards. The developer shall provide signage to clearly identify all recycling or solid waste collection and the materials accepted therein. • Owner shall provide a minimum of 43 cubic yards of solid waste and recycling services per week. • In lieu of providing a 44' (centerline) turning radius throughout the development, developer states the solid waste vehicles are to enter off of Calaveras Street, service the two trash enclosures,turn around and exit to Calaveras Street. • Developer still needs to provide a 44' (centerline) turning radius at the T-turnaround (or hammerhead) area where the solid waste vehicle is to turn around. • Developer shall provide a minimum of 16' feet of unobstructed clearance at the entrances and exits gates and also along the path the solid waste vehicles travel. Page I of I Conditions of Approval TT6059,TT6060&C-13.137.docx 11/ f✓ Cify of 11 FIRE DEPARTMENT Date: May 2, 2014 To: JOANN ZUNIGA Development Department/Current Planning From: MATT MARQUEZ, Fire Prevention Inspector II Fire Department, Community Risk Reduction Unit Subject: Vesting Tentative Tract Map No.6059(Vesting Map for Condominium purposes), Vesting Tentative Tract Map No.6060(Vesting Map for Condominium purposes), and Conditional Use Permit Application No. C-13-137 (1502 and 1560 Fulton Street, 1505 and 1515 Van Ness Avenue)were filed by Gary Giannetta,on behalf of Granville Homes, Inc.,and pertain to 0.35 net acre(Tract 6059) and 1.95 net acres (Tract 6060) of property bounded by Van Ness Avenue, Calaveras, Fulton, and Stanislaus Streets(the "Met Block")in downtown Fresno. The applicant proposes a mixed use development consisting of 19 triplex buildings, one 20-plex building (comprised of 4 connected 5-plex structures),and one mixed use building(comprised of 3 residential units above the ground floor commercial space) for a total of 80 residential units on site. The property is zoned C-4(Central Trading). 1. ( ) This project was reviewed by the fire department only for requirements related to water supply, fire hydrants,and fire apparatus access to the building(s)on site. Review for compliance with fire and life safety requirements for the building interior and its intended use are reviewed by both the Fire Department and the Building and Safety Section of DARM when a submittal for building plan review is made as required by the California Building Code by the architect or engineer of record for the building. 2. ( ) Install an EVA gate at wrought iron fence located in alley way or provide turns in private drives for fire apparatus access that have a minimum 44 foot centerline turn radius. 3, ( ) All secondary emergency access gates are required to be electrified. Provide approved policelfire bypass lock("Best"padlock morcel 2 t B700 series or electric cylinder switch model I W7B2)on emergency drive access gates. 4. ( ) Clarify and provide details on the EVA reinforced landscaping. 5, ( ) All required fire access lanes shall be provided and maintained with an approved"all weather"surface capable of supporting 80,000 lb.vehicles (minimum 4"of base rock over compacted or undisturbed native soil or per approved engineered plans)year-Around and with 24 feet minimum width or other approved method that would prevew shoulder degradation. FRESNO METROPOLITAN FLOOD CONTROL DISTRICT File No 210 413 NOTICE OF REQUIREMENTS Page] of4 PUI3LIC AGENCY DEVELOPER WILL TACKETT CLAUDIA CAZARES,GRANVILLE HOMES on DEVELOPMENT SERVICES/PLANNING 1396 W.HERNDON AVE.,SUITE 101 CITY OF FRESNO FRESNO,CA 93711 2600 FRESNO STREET,ROOM 3043 FRESNO,CA 93721-3604 PROJECT NO: 2013-137 ADDRESS: 1505 VAN NESS AVE. ! APN: 466-145-08,13,14 SENT: !.- Sc) L4- Drainage Area(s) Preliminary Fee(s) FF $18,283.00 TOTAL FEE:$18,283.00 Z The proposed development will generate storm runoff which produces potentially significant environmental impacts and which 0 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 issuance of a building permit at the rates in effect at the time of such issuance,The fee indicated above is valid through 2/28/15 based on the site plan submitted to the District on 4/09/14 Contact FMFCD for a revised fee in cases where changes are made in the proposed site plan which materially alter the proposed impervious area. Considerations which may affect the fee obligation(s)or the timing or form of fee payment: ML a.) Fees related to undeveloped or phased portions of the project may be deferrable. Fees may be calculated based on the actual percentage of runoff if different than that typical for the zone district under b.) which the development is being undertaken and if permanent provisions are made to assure that the site remains in that configuration. c.) Master Plan storm drainage facilities may be constructed,or required to be constructed in lieu of paying fees. d) The actual cost incurred in constructing Master Plan drainage system facilities is credited against the drainage fee obligation, When the actual costs incurred in constructing Master Plan facilities exceeds the drainage fee obligation, e') reimbursement will be made for the excess costs from future fees collected by the District from other development. Any request for a drainage fee refund requires the entitlement cancellation and a written request addressed to the f.) General Manager of the District within 60 days from payment of the fee.A non refundable$300 Administration fee or 5%of the refund whichever is less will be retained without fee credit. 5469 E,OLIVE-FRESNO,CA 93727-(559)456-3292-FAX(559)456-3194 FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS Page 2 of 4 Approval of this development shall be conditioned upon compliance with these District Requirements. I. _X a. Drainage from the site shall BE DIRECTED TO ADJACENT ROADWAYS. — b. Grading and drainage patterns shall be as identified on Exhibit No. _ The grading and drainage patterns shown on the site plan conform to the adopted Storm Drainage and C. Flood Control Master Plan. 2. The proposed development shall construct and/or dedicate Storm Drainage and Flood Control Master Plan facilities located within the development or necessitated by any off-site improvements required by the approving agency: Developer shall construct facilities as shown on Exhibit No. 1 as "MASTER PLAN FACILITIES TO BE CONSTRUCTED BY DEVELOPER". X None required. 00 3. The following final improvement plans and information shall be submitted to the District for review prior to final development approval; X Grading Plan 0 X Street Plan — Storm Drain Plan — Water&Sewer Plan — Final Map X Drainage Report(to be submitted with tentative map) ML — Other None Required ML 4. Availability of drainage facilities: X Permanent drainage service is available provided the developer can verify to the satisfaction of the City a' that runoff can be safely conveyed to the Master Plan inlet(s). b. The construction of facilities required by Paragraph No.2 hereof will provide permanent drainage service. 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,necessitating appropriate floodplain management action.(See attached Floodplain Policy.) X Does not appear to be located within a flood prone area. 6. _ The subject site contains a portion of a canal or pipeline that is used to manage recharge,storm water, and/or flood flows,The existing capacity must be preserved as part of site development.Additionally,site development may not interfere with the ability to operate and maintain the canal or pipeline. 5469 E.OLIVE-FRESNO,CA 93727-(559)456-3292-FAX(559)456-3194 FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS Page 3 of 4 7. The Federal Clean Water Act and the State General Permits for Storm Water Discharges Associated with mn Construction and Industrial Activities(State General Permits)require developers of construction projects disturbing one or more acres,and discharges associated with industrial activity not otherwise exempt from National Pollutant Discharge Elimination System(NPDES)permitting,to implement controls to reduce pollutants,prohibit the discharge of waters other than storm water to the municipal storm drain system,and meet water quality standards. These requirements apply both to pollutants generated during construction,and to those which may be generated by operations at the development after construction. n. State General Permit for Storm Water Discharges Associated with Construction Activities,effective July 1,2010,as amended. A State General Construction Permit is required for all clearing,grading,and disturbances to the ground that result in soil disturbance of at least one acre(or less than one acre)if part of a larger common plan of development or sale). Permittees are required to:submit a Notice of Intent Ma and Permit Registration Documents 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-StOTM water discharges,conduct routine site inspections,train employees in permit compliance,and complete an annual certification of compliance. b. State General Permit for Storm Water Discharges Associated with Industrial Activities,April, 1997 (available at the District Office). A State General Industrial Permit is required for specific types of industries described in the NPDES regulations or by Standard Industrial Classification(SIC)code. The following categories of industries are generally required to secure an industrial permit:manufacturing; trucking;recycling;and waste and hazardous waste management. Specific exemptions exist for manufacturing activities which occur entirely indoors. Permittees are required to:submit a Notice of Intent to be covered and must pay a permit fee to the State Water Resources Control Board,develop and implement a storm water pollution prevention plan,eliminate non-storm water discharges,conduct routine site inspections,train employees in permit compliance,sample storm water runoff and test it for pollutant indicators,and annually submit a report to the State Board. ML 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. ML 8. A requirement of the District may be appealed by filing a written notice of appeal with the Secretary of the District within ten days of the date of this Notice of Requirements. 9. The District reserves the right to modify,reduce or add to these requirements,or revise fees,as necessary to accommodate changes made in the proposed development by the developer or requirements made by other agencies. 10. X See Exhibit No.2 for additional comments,recommendations and requirements. s an]Iafmann Ric •Lyons Assistant District Engineet/Design Project Engineer 5469 E.OLIVE-FRESNO,CA 93727-(559)456-3292-FAX(559)456-3194 FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS Page 4 of 4 CC: JEFF ROBERTS,GRANVILLE HOMES 1396 W.HERNDON AVE.,SUITE 101 — FRESNO,CA 93711 GARY GIANNETTA _J 1119"S"ST. FRESNO,CA 93721 z 0 L Pj 0 WL e ML 5469 E.OLIVE-FRESNO,CA 93727-(559)456-3292•FAX(559)456-3194 OTHER REQUIREMENTS EXHIBIT NO. 2 The District requires that the developer of CUP 2013-137 conform to the drainage patterns of the District's Master Plan. Runoff in this area is located within a flood pool that currently outlets at Belmont Avenue at elevation 284.34 (USGS datum) and into the Belmont underpass. Therefore, the minimum finish floor for this project shall be set one (1) foot above the outflow elevation; at 285.34 (USGS datum). Street crown elevations need to be checked by the developer's engineer to confirm that these elevations are, or are not, a factor in creating the controlling flood safety overflow point, dependent on depth of flow, for the development. Construction of the proposed project with ground level entries that have direct access to adjacent streets that convey major storm flows may be at risk of flooding during major storm events and will need to be elevated and protected. Protection and elevation of finish floors should be considered when determining building setbacks, the need fol ADA ramps, or other specific adaptations. The finish floor may be required to be elevated above the back of walk relative to the higher of the outlet elevation at Belmont Avenue or the street crown elevation. The District requires that the Master Plan drainage patterns remain as designed for the alley area not previously vacated. In an effort to improve storm runoff quality, outdoor storage areas shall be constructed and maintained such that material that may generate contaminants will be prevented from contact with rainfall and runoff and thereby prevent the conveyance of contaminants in runoff into the storm drain system, The District encourages, but does not require that roof drains from non-residential development be constructed such that they are directed onto and through a landscaped grassy swale area to filter out pollutants from roof runoff. Runoff from areas where industrial activities, product, or merchandise come into contact with and may contaminate storm water must be directed through landscaped areas or otherwise treated before discharging it off-site or into a storm drain. Roofs covering such areas are recommended, Cleaning of such areas by sweeping instead of washing is to be required unless such wash water can be directed to the sanitary sewer system. Storm drains receiving untreated runoff from such areas that directly connect to the District's system will not be permitted, Loading docks, depressed areas, and areas servicing or fueling vehicles are specifically subject to these requirements. The District's policy governing said industrial site NPDES program requirements are available. Contact the District's Environmental Department for further information regarding these policies related to industrial site requirements. Development No. CUP 2013-137 engr\permit\exhibit2\city-cupU013-137(rl) co�,� County of Fresno jsO p DEPARTMENT OF PUBLIC HEALTH DAVID POMAVILLE, DIRECTOR April 17, 2014 L00017625 Joann Zuniga 2602 City of Fresno Development Department 2600 Fresno Street Fresno, CA 93721 Dear Ms. Zuniga: PROJECT NUMBER: C-13-137, T-6059 &T-6060 Vesting Tentative Tract Map No. 6059 (Vesting Map for Condominium purposes),Vesting Tentative Tract Map No. 6060 (Vesting Map for Condominium purposes),and Conditional Use Permit Application No. C-13-137 were filed by Gary Giannetta, on behalf of Granville Homes, Inc., and pertain to 0.35 net acre (Tract 6059)and 1.95 net acres (Tract 6060) of property bounded by Van Ness Avenue, Calaveras, Fulton, and Stanislaus Streets (the"Met Block") in downtown Fresno . The applicant proposes a mixed use development consisting of 19 triplex buildings, one 20-plex building (comprised of 4 connected 5-plex structures), and one mixed use building (comprised of 3 residential units above the ground floor commercial space) for a total 80 residential units on site. The property is zoned C-4 (Central Trading). APN: 466-145-08, 13, 14 ZONING: C-4 ADDRESS: 1502 and 1560 Fulton Street and 1505 Van Ness Avenue Comments/Concerns: Since all of the tenants have not been identified for this application, the full range of C-4 uses must be considered. The potential adverse impacts could include (but are not limited to) storage of hazardous materials and/or wastes, medical waste, solid waste, water quality degradation, excessive noise, and odors, Recommended Conditions of Approval Regarding C-4 Zone District. • Should a retail food establishment be proposed, then prior to issuance of building permits the applicant or future tenant shall submit complete food facility plans and specifications to the Fresno County Department of Public Health, Environmental Health Division, for review and approval. Contact the Consumer Food Protection Program at(559)600-3357 for more information. • Prior to operation, the applicant or future tenant may be required to apply for and obtain a license to sell alcoholic beverages. Contact the California Alcoholic Beverage Control Department at (559) 225-6334 for more information, • The applicant should be advised that construction and operating permits may be required by the State of California, Department of Health Services for wholesale food manufacturing. Contact the staff at the Division of Food and Drug at(559)445-5323 for more information. Promotion,preservation and protection of the community s health 1221 Fulton Mall/P,O. Box 11867/ Fresno,California 93775/Phone(559)600-3271/FAX(559)455-4646 Emall: EnvironmentalHealth@co,fresno.ca.us www,co,fresno.ca,us•.- www,fcdph.org Equal Employment Opportunity 4-Affirmative Action A Disabled Employer Joann Zuniga T-6059, T-6060 & C-13-137 April 17, 2014 Page 2 of 2 • Prior to operations, the applicant shall complete the online Hazardous Materials Business Plan submittal (https://www.fresnocui)a.com/or http://cers.calepa.ca.gov/). Contact the Certified Unified Program Agency at(559)600-3271 for more information. • All hazardous waste shall be handled in accordance with requirements set forth in the California Code of Regulations(CCR), Title 22, Division 4.5. This Division discusses proper labeling, storage and handling of hazardous wastes. • Future tenants may be required to obtain a Medical Waste Permit from the California Department of Health Services, Medical Waste Management Program. Call(916)449-5671 for more information. • Should a body art facility (i.e. tattoo, piercing, branding or permanent cosmetics facility) be proposed, prior to issuance of building permits, the tenant shall submit complete body art facility plans and specifications to the Fresno County Department of Public Health, Environmental Health Division, for review and approval. Contact the Body Art Program at (559)600-3357 for more information. Recommended Conditions of Approval Regarding Tract Map 6059& 6060: • Construction permits for development should be subject to assurance of sewer capacity of the Regional Wastewater Treatment Facility. Concurrence should be obtained from the California Regional Water Quality Control Board (RWQCB). For more information, contact staff at (559)445-5116. • Construction permits for the development should be subject to assurance that the City of Fresno community water system has the capacity and quality to serve this project. Concurrence should be obtained from the State Department of Health Services, Division of Drinking Water and Environmental Management(DDWEM). For more information call (559)447-3300. • The proposed construction project has the potential to expose nearby residents to elevated noise levels. Consideration should be given to your City's Municipal Code. • All water wells (not intended for use by the project) and septic systems that exist or have been abandoned within the project area shall be properly destroyed by an appropriately licensed contractor, • Should any underground storage tank(s) be found during the project, the applicant shall apply for and secure an Underground Storage Tank Removal Permit from the Fresno County Department of Public Health, Environmental Health Division, Contact the Certified Unified Program Agency at (559)600-3271 for more information. REVIEWED BY: ENyi,,I,signed by KeAn Tsuda Ml:m=Nevin TmWa,0.0u=Ffesno Kevin Tsuda C—WEH, emaF=kuuda@co.liesno.ca.us,-USOate'.201007.1712:55,01-07'00' Kevin Tsuda, R.E.H.S. Environmental Health Specialist II (559) 600-3271 kt cc: Gary Giannetta, Civil Engineer(garvgceCa sbcblobal.net)(CT 01.00) Claudia Cazares,Applicant(ccazarws@gvhomes.com) Jeff Roberts, Representative Oroberts@gvhomes corn) San Joaquin Valley = AIR POLLUTION CONTROL DISTRICT HEALTHY AIR LIVING May 7, 2014 Will Tackett, Supervising Planner City of Fresno Development and Resource Management 2600 Fresno Street, Third Floor, Room 3043 Fresno, CA 93721-3604 Project: Vesting Tentative Tract Map No. 6059, Vesting Tentative Tract Map No. 6060, and Conditional Use Permit No. C-13-137— Met Block by Granville Homes District CEQA Reference No: 20140211 Dear Mr. Tackett: The San Joaquin Valley Unified Air Pollution Control District (District) has reviewed the project referenced above consisting of 80 residential units and 2,310 square feet of commercial space located at 1502 and 1560 Fulton Street and 1505 Van Ness Avenue, in Fresno, California. The District offers the following comments: 1. Based on the information provided to the District, project specific criteria pollutant emissions are not expected to exceed District significance thresholds of 10 tons/year NOx, 10 tons/year ROG, and 15 tons/year PM10. Therefore, the District concludes that project specific criteria pollutant emissions would have a less than significant adverse impact on air quality. 2. Based on information provided to the District, at full build-out the proposed project would exceed 50 residential dwelling units and 2,000 square feet of commercial space. Therefore, the District concludes that the proposed project would be subject to District Rule 9510 (Indirect Source Review). District Rule 9510 is intended to mitigate a project's impact on air quality through project design elements or by payment of applicable off-site mitigation fees. Any applicant subject to District Rule 9510 is required to submit an Air Impact Assessment (AIA) application to the District no later than applying for final discretionary approval, and to pay any applicable off-site mitigation fees before issuance of the first building permit, Review of District records indicates that the District has not yet received an AIA application for this project. Seyed Sadredirt beculive OuectwAx Pollution Conlrol Officer Northern Region Central Region Wain Office! Southern Region 4800 Fuleipnse War, 1990 F Geltysburg Avenue 34946 Flyuver Cowl Modesto CA 953568/18 Fresno_CA 97726 024-1 Bakersfield,CA 93308 9725 lel 12M 552 64011 FAX 120915576415 lel 15591230 609J FAX:155912306061 Irl 0613925500 FAX 6613925565 .. .: va''ieyau orq v w.v rom District CEQA Reference No:20140211 Page 2 If approval of the subject project constitutes the last discretionary approval by your agency, the District recommends that demonstration of compliance with District Rule 9510, including payment of all applicable fees before issuance of the first building permit, be made a condition of project approval. Additional information regarding compliance with District Rule 9510 can be obtained by: • Visiting the District's website at:http://www.valleyair.org/ISR/ISRHome.htm; • E-mailing inquiries to District ISR staff at: ISR@valleyair.org; or • Contacting District ISR staff by phone at: (559) 230-6000. 3. The proposed project may be subject to District Rules and Regulations, including: Regulation VIII (Fugitive PM10 Prohibitions), Rule 4102 (Nuisance), Rule 4601 (Architectural Coatings), and Rule 4641 (Cutback, Slow Cure, and Emulsified Asphalt, Paving and Maintenance Operations). In the event an existing building will be renovated, partially demolished or removed, the project may be subject to District Rule 4002 (National Emission Standards for Hazardous Air Pollutants), The above list of rules is neither exhaustive nor exclusive. To identify other District rules or regulations that apply to this project or to obtain information about District permit requirements, the applicant is strongly encouraged to contact the Districts Small Business Assistance Office at (559) 230-5888. Current District rules can be found on the District's website at:www.valleyair.org/rules/1 ruleslist.htm. 4. The District recommends that a copy of the District's comments be provided to the project proponent. If you have any questions or require further information, please contact Jessica Willis by phone at(559) 230-5818, or by e-mail atjessica.Wilis@valleyair.org. Sincerely, Arnaud Marjollet Director of Permit Services For: Chay Thao Permit Services Manager AM:jw BOARD OF EDUCATION ��- Valerie F.Davis,President tzadm Cal Johnsm Clot C Mkhdk A Audoorian A.Chrma Fresno Unified al C. C.71Ti5�r>c is Ca& Measure Carol MWs,1.D School District 1met Ryan Preparing Career Ready Graduates Facilities Management&Planning SUPERINTENDENT Whad E.Hmscm May 7,2014 Will Tackett Development and Resource Management City of Fresno 2600 Fresno Street,Third Floor Fresno,CA 93721-3604 SUBJECT: VESTING TENTATIVE TRACT MAPS NO-6059&6060 CONDITIONAL USE PERMIT APPLICATION NO.C-13-137-REVISED `MET BLOCK'—M)XED USE DEVELOPWNT 1501&1560 FULTON ST.AND 1505 VAN NESS AVE. Dear Mr.Tackett, Fresno Unified School Disirict submits the following response to your request for review and amumenl on the above referenced Vesfog Tentative Tract Maps and Conditional Use Permit Application.The applicant pmpases a nfuwd use development consisting of 95 residential units(revised from go),to be located at 1502& 1560 Fu}ton Street.and 1545 Van Ness Avenue. Any urban residential development owurring as a result of projecl approval will have an impact on the District's student housing capacity. The District,through local funding,is in a position to partially mitigate its shortage of classruonvs to accommodate planned population growth for the foreseeable future. However, the District recognizes than the legislature,as a mattcr of law,has deemed,under Government Code Section 65996,that all school facilities impacts are mitigated as a consequeocc of SB 50's Level 1,2 and 3&-►eloper fee legislative provisions. Any new development on the subject property is subject to development fees, currently $320 per square foot for residential and$0.51 per square foot for commercial devakpnem.Any new development on the property will be subject to the development fix prior to issuance of a building permit.For mixed Use projects the housing units and retail space will be charged the residential and commercial rors,fly. The project is presently within the attendance areas of the schools identified below. Elementary School: Lowell Middle School: Tehipite High School: Roosevelt The district appreciates the opportunity to comment on the proposed project. Please contact Deana Clayton at 457-3066 if you have any questions or require additional information regarding our comments, Sincerely, Lisa LeBlanc,Executive Officer Facilities Management and Planning LL:hh � 2309 Tulare Street Fresno,CA 93721-2281 :. +:r fi esuuwrfred_n+i; � I Notice of Intent was filed with: CITY OF FRESNO MITIGATED NEGATIVE DECLARATION FRESNO COUNTY CLERK 2221 Kern Street Fresno, California 93721 The full Initial Study and the Master ENVIRONMENTAL Environmental Impact Report No. 10130 are on ASSESSMENT NUMBER: on file in the Development and Resource Management Department, May 01 2014 Fresno City Hall, 3rd Floor C-13-1371T-60591T-6060 Y 2600 Fresno Street Fresno, California 93721 -- - - - (550)621-8277 - - - - - —1 APPLICANT: PROJECT LOCATION: 4 FFDA Properties, L.L.C. 1502 and 1560 Fulton Street; and, 1505 Van Ness Avenue '- 1396 West Herndon Avenue, SLR09 101 ±2.30 net acres of property bounded by Van Ness Avenue, Fresno, CA 93711 Calaveras, Fulton and Stanislaus Streets in downtown Fresno. Site Latitude: 36°44'23.00" N Site Longitude: 119°47'44.00° W MUUnt Diablo Base & Meridian, township '14S, Range 20E Section el - Fresno South, CA Quadrangle Assessor's Parcel Nurnber(s): 466-145-08, 13 & 14 PROJECT DESCRIPTION: 1 Gary G. Giannetta Civil Engineering & Land Surveying, on behalf of FFDA Properties, LLC., property owner, has filed Conditional Use Permit (CUP) Application No. C-13-137 and Vesting Tentative Tract Map Nos. T-6059 „ & 6060 pertaining to approximately 2.30 net acres of property bounded by Van Ness Avenue, Calaveras, Fulton and Stanislaus Streets (the "Met Block") in downtown Fresno. I Conditional Use Permit Application No. C-13-137 requests authorization to construct an 85-unit residential and commercial mixed use development on the subject property. The project is proposed to consist of: 12 two-story triplex buildings; 2 three-story 20-plex buildings (comprised of 4 connected five-plex structures); and, 3 three- story mixed use buildings (comprised of 3 live-work units with residential living area situated above ground floor commercial space). Vesting Tentative Tract Map Nos. T-6059 and T-6060 have also been filed proposing common-lot airspace subdivisions for condominium purposes on separate portions of the subject property. Vesting Tentative Tract Map Nos. T-6059 pertains to an approximately 0.35 acre portion of the subject property located at the eastern corner of the intersection of Fulton and Calaveras Streets and Vesting Tentative Tract Map Nos. T-6060 pertains to an approximately 1.95 acre portion of the subject property comprising the southeastern majority of the block bounded by Van Ness Avenue, Fulton and Stanislaus Streets. The proposed project also includes the proposed vacation of four feet of adjacent public street rights-of-way on Fulton and Stanislaus Streets as well as the vacation of the southerly portion of the alley connecting Calaveras and Stanislaus Streets (between Van Ness Avenue and Fulton Streets) within the boundary of Vesting Tentative Tract Map No. 6060; and, installation and construction of both public and private facilities and infrastructure in accordance with the standards, specifications, and policies of the City of Fresno. The City of Fresno has conducted an initial study and proposes to adopt a Mitigated Negative Declaration for Ithe above-described project. The environmental analysis contained in the Initial Study and this Mitigated li Negative Declaration is tiered from Master Environmental Impact Report No, 10130 (SCH # 2001071097) prepared for the 2025 Fresno General Plan ("MEIR"); and, Mitigated Negative Declaration No. A-09-02 (SCH # 2009051016) prepared for the 2025 Fresno General Plan ("Air Quality MND"). A copy of the MEIR and Air Quality MND may be reviewed in the City of Fresno Development and Resource Management Department as noted above. The proposed project has been determined to be a subsequent project that is not fully within the scope of the Master Environmental Impact Report No. 10130 ("MEIR) or Mitigated Negative Declaration No. A-09-02 (Air Quality MND) prepared for the 2025 Fresno General Plan. Pursuant to Public Resources Code § 21157.1 and California Environmental Quality Act (CEQA) Guidelines § 15177, this project has been evaluated with respect to each item on the attached environmental checklist to determine whether this project may cause any additional significant effect on the environment which was not previously examined in the MEIR. After conducting a review of the adequacy of the MEIR pursuant to Public Resources Code, Section 21157.6(b)(1), the Development and Resource Management Department, as lead agency, finds that no substantial changes have occurred with respect to the circumstances under which the MEIR was certified and that no new information, which was not known and could not have been known at the time that the MEIR was certified as complete, has become available. This completed environmental impact checklist form, its associated narrative, and proposed mitigation measures reflect applicable comments of responsible and trustee agencies and research and analysis conducted to examine the interrelationship between the proposed project and the physical environment. The information contained in the project application and its related environmental assessment application, responses to requests for comment, checklist, initial study narrative, and any attachments thereto, combine to form a record indicating that an initial study has been completed in compliance with the State CEQA Guidelines and the CEQA. All new development activity and many non-physical projects contribute directly or indirectly toward cumulative impacts on the physical environment. It has been determined that the incremental effect contributed by this project toward cumulative impacts is not considered substantial or significant in itself, and/or that cumulative impacts accruing from this project may be mitigated to less than significant with application of feasible mitigation measures. Based upon the evaluation guided by the environmental checklist form, it was determined that there are foreseeable impacts from the Project that are additional to those identified in the MEIR, and/or impacts which require mitigation measures not included in the MEIR Mitigation Measure Checklist. The completed environmental checklist form indicates whether an impact is potentially significant, less than significant with mitigation, or less than significant. For some categories of potential impacts, the checklist may indicate that a specific adverse environmental effect has been identified which is of sufficient magnitude to be of concern. Such an effect may be inherent in the nature and magnitude of the project, or may be related to the design and characteristics of the individual project. Effects so rated are not sufficient in themselves to require the preparation of an Environmental Impact Report, and have been mitigated to the extent feasible. With the project specific mitigation imposed, there is no substantial evidence in the record that this project may have additional significant, direct, indirect or cumulative effects on the environment that are significant and that were not identified and analyzed in the MEIR. Both the MEIR mitigation checklist measures and the project-specific mitigation checklist measures will be imposed on this project. n The initial study has concluded that the proposed project will not result in any adverse effects which fall within the "Mandatory Findings of Significance" contained in Section 15065 of the State CEQA Guidelines. The finding is, therefore, made that the proposed project will not have a significant adverse effect on the �� environment. PREPARED BY: SUBMITTED BY:.- Will Tackett, Supervising Planner DATE: May 01, 2014 Will Tac tt, Supervising Planner —�� y DEVE MEN & RESOURCE MANAGEMENT DEPARTMENT Attachments: -Notic of Intent -Initial Study Impact Checklist and Initial Study(Appendix G) -Master Environmental Impact Report Review Summary -Master Environmental Impact Report No. 10130-2025 Fresno General Plan Mitigation Monitoring Checklist dated May 01, 2014 - Project Specific Mitigation Monitoring Checklist dated May 01, 2014 CITY OF FRESNO Filed with: NOTICE OF INTENT TO ADOPT A MITIGATED NEGATIVE DECLARATION IL L, U, n EA No. C-13-137/T-6059/T-6060 FE201410000107 Conditional Use Permit Application No, C-13-137 MAY 01 2014 Vesting Tentative Tract Map No. T-6059 Vesting Tentative Tract Map No, T-606017 Y UNTY APPLICANT: FFDA Properties, L.L.C. 1396 West Herndon Avenue, Suite 101 FRESNO COUNTY CLERK Fresno, CA 93711 2221 Kern Street, Fresno, CA 93721 PROJECT LOCATION: l 1502 and 1560 Fulton Street; and, 1505 Van Ness Avenue ±2.30 net acres of property bounded by Van Ness Avenue, Calaveras, Fulton and Stanislaus Streets in downtown Fresno, : Site Latitude: 36°44'23.00" N Site Longitude: 119°47'44,00" W Mount Diablo Base & Meridian, Township 14S, Range 20E Section 4— Fresno South, CA Quadrangle Assessor's Parcel Number(s): 466-145-08, 13 & 14 PROJECT DESCRIPTION: Gary G. Giannetta Civil Engineering & Land Surveying, on behalf of FFDA Properties, LLC., property owner, has filed Conditional Use Permit (CUP) Application No, C-13-137 and Vesting Tentative Tract Map Nos. T-6059 & 6060 pertaining to approximately 2.30 net acres of property bounded by Van Ness Avenue, Calaveras, Fulton and Stanislaus Streets (the "Met Block") in downtown Fresno. Conditional Use Permit Application No. C-13-137 requests authorization to construct an 85-unit residential and commercial mixed use development on the subject property. The project is proposed to consist of: 12 two- story triplex buildings; 2 three-story 20-plex buildings (comprised of 4 connected five-plex structures); and, 3 three-story mixed use buildings (comprised of 3 live-work units with residential living area situated above ground floor commercial space). Vesting Tentative Tract Map Nos. T-6059 and T-6060 have also been filed proposing common-lot airspace subdivisions for condominium purposes on separate portions of the subject property. Vesting Tentative Tract Map Nos. T-6059 pertains to an approximately 0.35 acre portion of the subject property located at the eastern corner of the intersection of Fulton and Calaveras Streets and Vesting Tentative 'l"i•act Map Nos. T-6060 pertains to an approximately 1,95 acre portion of the subject property comprising the southeastern majority of the block bounded by Van Ness Avenue, Fulton and Stanislaus Streets. The proposed project also includes the proposed vacation of four feet of adjacent public street rights-of-way on Fulton and Stanislaus Streets as well as the vacation of the southerly portion of the alley connecting Calaveras and Stanislaus Streets (between Van Ness Avenue and Fulton Streets) within the boundary of Vesting Tentative Tract Map No, 6060; and, installation and construction of both public and private facilities and i Einfrastructure in accordance with the standards, specifications, and policies of the City of Fresno. i The City of Fresno has conducted an initial study of the above-described project and i# has been determined to be a subsequent project that is not fully within the scope of the Master Environmental Impact Report No. 10130 (MEIR) prepared for the 2025 Fresno General Plan (SCH # 2.001071097) and Mitigated Negative Declaration prepared for Plan Amendment No. A-09-02 (SCH # 2009051016) (Air Quality MND), Therefore, the Development and Resource Management Department proposes to adopt a Mitigated Negative Declaration for this project. With the project specific mitigation imposed, there is no substantial evidence in the record that tills project may have additional significant, direct, indirect or cumulative effects on the environment that are significant and that were not identified and analyzed in the MEIR or Air Quality MND. After conducting a review of the adequacy of the MEIR and Air Quality MND pursuant to Public Resources Code, Section 21157.6(b)(1), the Development and Resource Management Department, as lead agency, finds that no substantial changes have occurred with respect to the circumstances under which the MEIR was certified and the Air Quality MND was adopted and that no new information, which was not known and could not have been known at the time that the MEIR was certified as complete and the Air Quality MND was adopted, has become available. The project is not located on a site which is included on any of the lists enumerated under Section 65962.5 of the Government Code including, but riot limited to, lists of hazardous waste facilities, land designated as hazardous waste property, hazardous waste disposal sites and others, and the information in the Hazardous Waste and Substances Statement required under subdivision (f) of that Section. Additional information ort the proposed project, including the MEIR, Air Quality MNID, proposed environmental finding of a mitigated negative declaration and the initial study may be obtained fl-om the Development and Resource Management Department, Fresno City Hall, 2600 Fresno Street, 3rd Floor Fresno, California 93721-3604. Please contact Will Tackelt at (559)621-8063 or via e-mail at Will,Tackett@ftesnogov for more information. ANY INTERESTED PERSON may comment on the proposed environmental finding. Comments must be in writing and must state (1) the cornmentor's name and address-..(2) the commentor's interest in, or relatlonship to, the project; (3) the environmental determination being commented upon; and (4) the: specific reason(s)why the: proposers environmental determination should or should not be made. Any comments may be submitted at any time between the publication date of this notice and close of business on May 21, 2014. Please direct comments to Will Tackett, City of Fresno Development and Resource Management Department, City Hall, 2600 Fresno Street, Room 3076, Fresno, California, 93721-3604; or by email to Will TackettO-Fresno-gov; or comments can be sent by facsimile to (559) 498-1026. These development applications and this proposed environmental finding have been scheduled to be heard by the Planning Commission on May 21, 2014 at 6:00 p.m. or thereafter. The hearing will be Feld in the Fresno City Council Chambers located at Fresno City Hall, 2r"' Floor, 2600 Fresno Street, Fresno, California, 93721. Your written and oral comments are welcomed at the hearing and will be considered in the final decision. INITIAL STUDY PREPARED BY: SUBMITTED .IF Will Tackett, Supervising Planner Will TeFRESNO rvising Planner DATE: May 01, 2014 CITY DEVELOPMENT AND RESONAGEMENT DEPARTMENT CA0033010