HomeMy WebLinkAboutT-6073 - Conditions of Approval - 6/9/2014 'f of
1 v REPOIZ.i" TO THE PLANNING COMMISSION
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COMMISSION MEETING 04/16/1-1
April 16, 2014
APPROVED BY
FROM: MIKE SANCHE7, Planning Manager i
Development Services Division
—- DEP Mr=N,'OJR'_( 1JR
RY: WILL TAOKETT, Supervising Pla
DevelopJri ;Ert Services Division
SUBJECT: CONSIDERATION Of CONDITIONAL U6E PERMIT APPLICATION No .
C-14-010; TEN'TATIVI- TRACT MAP NO. 6073/1 JGM; AND, RF' ATI
ENVIRONMENTAL ASSt USMENT NO. C-14-010/1- 6073
(continued from April 02, 2014)
RECOMMENDATION
Staff recommends that the Planning Commission take the following actions:
1. ADOPT Environmental Assessment No. C-14-010/T-6073 recommending that the
Finding of Conformity to the 2025 Fresno General Plan Master Environmental Impact
Report (MEIR) No. 10130 and the Mitigated Negative Declaration prepared for Plan
Amendment No. A-09-02 (Air Quality MND) dated February 14, 2014, be adopted for
Conditional Use Permit Application No. C-14-010 and Tentative Tract Map No.
6073/UGM,
2. APPROVE Conditional Use Permit Application No. C-14-010 requesting authorization
for the development of a 112-lot single family residential, public street planned
development with modified property development standards on the subject property
pursuant to Tentative Tract map No. 6073/UGM subject to the findings and
recommendations included within the attached Staff Report to the Planning
Commission dated April 02, 2014.
3. APPROVE Tentative Tract Map No. 6073/UGM proposing to subdivide the subject
property for the purposes of creating 112 single family residential lots and three
additional Outlots for common open space purposes within the proposed planned
development subject to the findings and recommendations included within the attached
Staff Report to the Planning Commission dated April 02, 2014; and, the propo Sed
modifications to the Conditions of Approval which will be presented to the Planr ing
Commission at the public hearing and dated April 16, 2014.
EXECUTIVE SUMMARY
Precision Civil Engineering, on behalf of Silkscape Inc., property owner, has filed Conditional
Use Permit (CUP) Application No. C-14-010 and Tentative Tract Map No. 6073/UGM pertaining
to approximately 17.99 net acres of property located on the north side of East Church Avenue
between South Chestnut and South Willow Avenues.
REPORT TO THE PLANNING COMMISSION
Conditional Use Permit Application No. C-14-010
Vesting Tentative Tract Map No. 6073/UGM
April 16, 2014
Page 2
CUP Application No. C-14-010 and Tentative Tract Map No. 6073/UGM request authorization
to subdivide the subject property for purposes of creating a 112-lot single family residential
public street planned unit development on the subject property at an overall density of
approximately 6.23 dwelling units per acre. The tentative map also proposes the creation of
three Outlots, which are proposed to be dedicated for common open space purposes.
Rezone Application No. R-05-31 which was filed to reclassify the subject site from the
AE-20/UGM (Exclusive Twenty Acre Agricultural/Urban Growth Management) zone district to
the R-1/UGM (Single Family Residential/Urban Growth Management) zone district was
approved by the City Council on December 13, 2005 (City Council Ordinance Bill No.
2005-158). The R-1/UGM zoning approved by the City Council remains in effect for the subject
property.
The subject property is located within the boundaries of the 2025 Fresno General Plan and
Roosevelt Community Plan, which designate the subject property for Medium Density
Residential (4.99-10.37 dwelling units/acre) planned land uses. Pursuant to Table 2 (Planned
Land Use and Zone District Consistency Matrix) of the 2025 Fresno General Plan, the existing
R-1 (Single Family Residential) zone district and the proposed overall density of approximately
6.23 dwelling units per acre is consistent with the Medium Density Residential planned land use
designation for the subject property.
At the previously scheduled meeting for consideration of this item on April 02, 2014, the
Planning Commission continued the matter to April 16, 2014 with direction to staff and
the project applicant to facilitate meetings with adjacent property owners respective to
the provisions for future accessibility to adjacent properties, which were included as
Condition Nos. 33 (a) & (b) within the Conditions of Approval for Tentative Tract Map No.
60731UGM dated April 02, 2014.
The City of Fresno has received a list of terms from the subdivider, which have been
requested to be included within the conditions of project approval in order to facilitate
amicable provisions for future accessibility to the adjacent properties.
City staff are currently reviewing and evaluating the requested terms for purposes of
determining feasibility, enforceability and appropriateness as well as assessing any
potential risk or liability to the City of Fresno, which may result from inclusion of such
terms within the conditions of project approval.
City staff will be meeting with all interested parties within the next week prior to the
scheduled public hearing and will present its recommendations to the [Manning
Commission through documentation of recommended revisions to the Conditions of
Approval, which will be dated April 16, 2014.
REPORT TO THE PLANNING COMMISSION
�fl►c �� • AGE�NuA I"i Ll'Jl NO. VIII.B.
COMMISSION MCTING; 04/02/14
APPROVED SY
April 02, 2014
AEPARTMT DiR.ECi�
FROM: MIKEail — f�'lanning Manager
Development and Resource Management Department
BY: WILL TACKS 1 1 , Supervising Plannet,
Development Services Division
k
SUBJECT: CONSIDERATION OF CONDITIONAL USE PERMIT APPLICATIN NO.
C-14-010; TENTATIVE TRACT MAP NO. 6073/UGM; AND, RELATED
ENVIRONMENTAL ASSESSMENT NO. C-14-010/T-6073
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 and the Roosevelt
Community Plan; its compatibility with surrounding existing uses, and its avoidance or
mitigation of potentially significant adverse environmental impacts. These factors have been
evaluated as described below and by the accompanying environmental assessment.
Upon consideration of the staff evaluation, it is concluded that proposed Conditional Use Permit
Application No. C-14-010 and Tentative Tract Map No. T-6073/UGM are appropriate Ibr the
project site. Therefore, staff recommends the Planning Commission take the following actions:
1. ADOPT Environmental Assessment No. C-14-010/T-6073 recommending that the
Finding of Conformity to the 2025 Fresno General Plan Master Environmental Impact
Report (MEIR) No. 10130 and the Mitigated Negative Declaration prepared for Plan
Amendment No. A-09-02 (Air Quality MND) dated February 14, 2014, be adopted f,-)r
Conditional Use Permit Application No. C-14-010 and Tentative Tract Map No.
6073/UGM,
2. APPROVE Conditional Use Permit Application No. C-14-010 requesting authorization
for the development of a 112-lot single family residential, public street planned
development with modified property development standards on the subject property
pursuant to Tentative Tract map No. 6073/UGM.
3. APPROVE Tentative Tract Map No. 6073/UGM proposing to subdivide the subject
property for the purposes of creating 112 single family residential lots and three
additional Outlots for common open space purposes within the proposed planned
development.
REPORT TO THE PLANNING COMMISSION
Conditional Use Permit Application No. C-14-010
Tentative Tract Map No. 6073IUGM
April 02, 2014
Page 2
EXECUTIVE SUMMARY
Precision Civil Engineering, on behalf of Silkscape Inc., property owner, has filed Conditional
Use Permit (CUP) Application No. C-14-010 and Tentative Tract Map No. 6073/UGM pertaining
to approximately 17.99 net acres of property located on the north side of East Church Avenue
between South Chestnut and South Willow Avenues.
CUP Application No. C-14-010 and Tentative Tract Map No. 6073/UGM request authorization
to subdivide the subject property for purposes of creaking a 112-lot single family residential
public street planned unit development on the subject property at an overall density of
approximately 6.23 dwelling units per acre. The tentative map also proposes the creation of
three Outlots, which are proposed to be dedicated for common open space purposes.
Rezone Application No. R-05-31 which was filed to reclassify the subject site from the
AE-20/UGM (Exclusive Twenty Acre Agricultural/Urban Growth Management) zone district to
the R-1/UGM (Single Family Residential/Urban Growth Management) zone district was
approved by the City Council on December 13, 2005 (City Council Ordinance Bill No.
2005-158). The R-1/UGM zoning approved by the City Council remains in effect for the subject
property.
The subject property is located within the boundaries of the 2025 Fresno General Plan and
Roosevelt Community Plan, which designate the subject property for Medium Density
Residential (4.99-10.37 dwelling units/acre) planned land uses. Pursuant to Table 2 (Planned
Land Use and Zone District Consistency Matrix) of the 2025 Fresno General Plan, the existing
R-1 (Single Family Residential) zone district and the proposed overall density of approximately
6.23 dwelling units per acre is consistent with the Medium Density Residential planned land
use designation for the subject property.
PROJECT INFORMATION
PROJECT A 112-lot, single family residential subdivision to be developed at
an overall density of 6.23 dwelling units per acre
APPLICANT Precision Civil Engineering
LOCATION North side of East Church Avenue, between South Chestnut and
South Willow Avenues
(Council District 5, Councilmember Quintero)
SITE SIZE Approximately 17.99 net acres (18.83 gross acres)
LAND USE Existing - Vacant
Proposed - Single family residential
ZONING Existing - R-1/UGM (Single Family Residential/Urban
Management) zone district
REPORT TO THE PLANNING COMMISSION
Conditional Use Permit Application No. C-14-010
Tentative Tract Map No. 6073/UGM
April 02, 2014
Page 3
Proposed- R-1/UGM (Single Family Residential/Urban
Management) zone district
PLAN DESIGNATION The existing R-1/UGM zone district and 112-lot single family
AND CONSISTENCY residential subdivision at a density of approximately 6.23
dwelling units per acre is consistent with the 2025 Fresno
General Plan and Roosevelt Community Plan designation of the
site for medium density residential planned land uses
ENVIRONMENTAL Finding of Conformity to the 2025 Fresno General Plan Master
FINDING Environmental Impact Report (MEIR No. 10130) dated February
14, 2014
PLAN COMMITTEE The Roosevelt Implementation and Advisory Committee
RECOMMENDATION recommended approval of the proposed project at its meeting on
November 14, 2005
STAFF Recommend approval of the revisions to the tentative tract map
RECOMMENDATION and associated conditional use permit application subject to
compliance with the Conditions of Approval for Conditional Use
Permit Application No. C-14-010 and Tentative Tract Map No.
6073/UGM dated April 02, 2014.
BORDERING PROPERTY INFORMATION
Planned Land Use Existing Zoning Existing Land
Use
Medium Density AL-20 Vacant Agricultural
North Residential y Limited Twenty Acre Agricultural Land/Mobile Home
District Park
AE-20/UGM
South Medium Density Exclusive Twenty Acre Rural Residential
Residential Agricultural/Urban Growth
Management
AE-20/UGM
Public Facility/School Exclusive Twenty Acre
East y School
Agricultural/Urban Growth
Management
West Medium Density T-P Mobile Home Park
Residential Trailer Park Residential District
REPORT TO THE PLANNING COMMISSION
Conditional Use Permit Application No. C-14-010
Tentative Tract Map No. 6073/UGM
April 02, 2014
Page 4
ENVIRONMENTAL FINDING
Development and Resource Management Department staff have prepared an initial study and
environmental checklist and have evaluated the proposed development in accordance with the
land use and environmental policies and provisions of the 2025 Fresno General Plan and
Roosevelt Community Plan, the related Master Environmental Impact Report (MEIR) No. 10130
(SCH # 2001071097), and Mitigated Negative Declaration (MI\ID) No. A-09-02 (SCH #
2009051016). The subject property has been proposed to be developed at an intensity and
scale that is permitted by the Medium Density Residential (4.99-10.37 Dwelling Units/Acre)
planned land use designation and existing R-1/UGM (Single Family Residential/Urban Growth
Management) zone district classification for the subject site. Thus, the proposed subdivision
and planned development of the subject property in accordance with Conditional Use Permit
Application No. C-14-010 and Tentative Tract Map No. 6073/UGM will not facilitate an
additional intensification of uses beyond that which already exists or would be allowed by the
above-noted planned land use designation. Moreover, it is not expected that future
development will adversely impact existing city service systems or the traffic circulation system
that serves the subject property and its surrounding area. These infrastructure findings have
been verified by the Public Works and Public Utilities Departments. If 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 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 and MND No. A-09-02 as provided by CEQA
Section 15177(b)(3).
Pursuant to Section 21157.1 of the California Public Resources Code (California Environmental
Quality Act), it may be determined that a subsequent project, as identified in the MEIR pursuant
to Section 21157(b)(2) of the Public Resources Code and CEQA Guidelines Section 15177,
falls within the scope of a MEIR, provided that the project does not cause significant impacts on
the environment that were not previously examined by the MEIR. Relative to the specific
project proposal, the environmental impacts noted in the NIEIR, pursuant to the 2025 Fresno
General Plan land use designation, include impacts associated with the Medium Density
Residential (4.99-10.37 Dwelling Units/Acre) planned land use designation specified for the
subject property and the surrounding area. Based on the initial study prepared, the following
findings are made: (1) The proposed project was identified as a Subsequent Project in MEIR
No. 10130 because its land use designation and permissible densities and intensities are set
forth in Figure I-1 of NIEIR No. 10130; (2) The proposed project will not generate additional
significant effects not previously identified and analyzed by the MEIR or MND No. A-09-02 (as
indicated on the attached Environmental Assessment Checklist) for the reasons discussed
within the environmental assessment for the subject project; and, (3) No new additional
mitigation measures are required because the proposed project will not generate additional
significant effects not previously identified and analyzed by the MEIR or MND.
Therefore, the project proposal has been determined to be within the scope of the MEIR and
NIND as defined by Section 15177 of the CEQA Guidelines and staff has properly published a
Finding of Conformity to NIEIR No. 10130 dated February 14, 2014, with no comments received
to date. In addition, after conducting a review of the adequacy of the MEIR pursuant to Public
MENNEN
REPORT TO THE PLANNING COMMISSION
Conditional Use Permit Application No. C-14-010
Tentative Tract Map No, 6073/UGM
April 02, 2014
Page 5
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 MSIR was certified and the MND adopted; and, that no new
information, which was not know and could not have been known at the time that the IVIEIR was
certified as complete or the MND was adopted, has become available.
BACKGROUND / ANALYSIS
Precision Civil Engineering, on behalf of Silkscape Inc., property owner, has filed Conditional
Use Permit (CUP) Application No. C-14-010 and Tentative Tract Map No. 6073/UGM pertaining
to approximately 17.99 net acres of property located on the north side of East Church Avenue
between South Chestnut and South Willow Avenues.
CUP Application No. C-14-010 and Tentative Tract Map No. 6073/UGM request authorization
to subdivide the subject property for purposes of creating a 112-lot single family residential
public street planned unit development on the subject property at an overall density of
approximately 6,23 dwelling units per acre. The tentative map also proposes the creation of
three Outlots, which are proposed to be dedicated for common open space purposes.
Tentative Tract Map No. 5508/UGM was originally approved for the subject property by the
Planning Commission on November 30, 2005 (Planning Commission Resolution No. 12369) as
a 112-lot single family residential private street planned development. Utility services within the
approved tract were required to be constructed and maintained as private facilities.
Conditional Use Permit (CUP) Application C-05-107 was also originally filed and approved in
conjunction with Tentative Tract Map No. 5508/UGM (Planning Commission Resolution No.
12370) to authorize the planned development of the subject property and modifications to
property development standards; including private streets and gated access, reduced lot sizes
and setbacks.
Following project approval, a Final Map for Tract 5508 was filed with the City of Fresno and the
subdivider/property owner began work to facilitate development; completing, grading of the
subject property including proposed interior local streets, as well as installation of sewer and
water main services and branch connections to lots proposed to be created within the boundary
of the tract. Subsequent to completion of these improvements, development stalled and the
property was later sold into new ownership. New ownership of the subject property desired to
revise the previously approved tentative map to convert the proposed private streets and
services to public streets and services. However, it was discovered that the tentative map for
Tract 5508 had expired and that a new map would be required to be submitted.
The proposed subdivision, in accordance with Conditional Use Permit Application No. C-14-010
and Tentative Tract Map No. 6073/UGM, will remain a planned development with reduced lot
sizes and setbacks in substantially the same form as was originally approved for the subject
property through Conditional Use Permit No. C-05-107 and Tentative Tract Map No.
5508/UGM. However, proposed streets will be dedicated for public purposes (vs. private
streets) and will not be gated. Interior utilities servicing the proposed subdivision will be
REPORT TO THE PLANNING COMMISSION
Conditional Use Permit Application No. C-14-010
Tentative Tract Map No. 6073/UGM
April 02, 2014
Page 6
inspected for compliance with City Standards and ultimate acceptance as public facilities.
Approval of the CUP for authorization of a planned development will afford modifications to
development standards for reduced lot sizes in comparison to conventional subdivisions, reduced
setbacks and common open space as was previously approved. Therefore, the form of the
proposed subdivision including street patterns and lot configurations will not change as a result
of the new CUP and tentative map.
Rezone Application No. R-05-31 which was filed to reclassify the subject site from the
AE-20/UGM (Exclusive Twenty Acre Agricultural/Urban Growth Management) zone district to
the R-1/UGM (Single Family residential/Urban Growth Management) zone district was
approved by the City Council on December 13, 2005 (City Council Ordinance Bill No.
2005-158). The R-1/UGM zoning approved by the City Council remains in effect for the subject
property.
Landscaping/Common Open Space
Pursuant to Policy 1-5.8 of the Roosevelt Community Plan the developer/owner shall provide a
15-foot landscape easement (and irrigation system) along the property lines of lots which back-
onto East Church Avenue. The applicant will also be required to install a six foot higil solid
masonry wall at the rear of the required 15 foot landscape easement.
Three Outlots have been proposed to be created pursuant to the tentative map for common
open space purposes. Outlot "A" will be dedicated as aggregate open space for both active
and passive recreational purposes. Outlots "B" & "C" will also be dedicated for open space
purposes and will be improved with landscape buffers between proposed public streets and
adjacent properties.
Lot Area and Dimensions
Planned Development
Lots within planned developments may have modified lot widths, depths and areas, however
lots must still be a minimum of 4,200 square feet in area. The majority of the proposed lots are
45 feet in width and 100 feet in width. Although the lots for the planned development are
smaller in area in comparison to the standard R-1 lot, the site as a whole is developed to
achieve a more compact, pedestrian friendly neighborhood which will provide future residents
with common open space.
Setbacks
Planned Development
The applicant is proposing a planned development which allows for modified development
standards. The applicant is proposing minimum 8-foot building setbacks with minimum 18-foot
setbacks to garages. Furthermore, the applicant is proposing 15 foot rear yards, with side
yards of four feet.
REPORT TO THE PLANNING COMMISSION
Conditional Use Permit Application No, C-14-010
Tentative Tract Map No. 6073/UGM
April 02, 2014
Page 7
Streets and Access Points
The subject property is located on the north side of East Church Avenue, between South
Chestnut and South Willow Avenues. The adjacent segment of East Church Avenue is
planned as 4-lane undivided collector street by the 2025 Fresno General Plan with ultimate
mitigation.
This subdivision has been designed to include two major street access points from and to East
Church Avenue which will provide connectivity and vehicle trip distribution from and through the
proposed development. The interior local streets within the proposed project are proposed to
be dedicated for public purposes based upon a modified 47-foot wide right-of-way cross section
utilizing a 36-foot wide curb-to-curb street cross section. The 47-foot wide right-of-way section
will provide for sidewalks on both sides of all interior streets.
The Public Works Department/Traffic Engineering Division staff has reviewed the proposed
traffic yield from the proposed single family residential development project and the expected
traffic generation will not adversely impact the existing and projected circulation system as
analyzed in MEIR No. 10130.
Applying the factors outlined in the Institute of Traffic Engineers (ITE) Trip Generation Manual,
the proposed project is projected to generate 84 vehicle trips during the morning peak hour
travel period (7 to 9 a.m.) and 112 vehicle trips during the evening peak hour travel period (4 to
6 p.m.).
As required by the mitigation measures established by the certification of NIEIR No. 10130, a
Traffic Impact Study (TIS) was prepared by Peters Engineering Group to evaluate the number
of vehicle trips projected to be generated by the proposed project. Utilizing the Institute of
Traffic Engineers (ITE) Trip Generation Manual and associated computer software together
with the COG's computerized traffic model, this analysis predicts the number of vehicle trips
that will be generated from the proposed project and surrounding planned land uses, and the
direction in which these trips will travel.
The TIS analyzed the intersections at Chestnut and Church Avenues and Willow and Church
Avenues and analyzed 112 single family residential units. Because much of the immediately
surrounding area has developed incrementally, the planned major street and intersection
improvements have not yet been completed as required by adopted plans, policies and
development standards. However, study intersections were determined to be operating at
acceptable levels. Furthermore, the proposed project, as well as other urban land uses
developed as planned by the 2025 Fresno General Plan, will be required to construct public
improvements contributing to the completion of the planned major street system consistent with
the public facility and service delivery standard requirements of the City of Fresno.
Therefore, 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 by the proposed development
subject to the requirements of the Department of Public Works, Traffic and Engineering
Services, which will be included as conditions of approval for the proposed project pursuant to
REPORT TO THE PLANNING COMMISSION
Conditional Use Permit Application No. C-14-010
Tentative Tract Map No. 6073/UGM
April 02, 2014
Page 8
adopted standards, policies and codified regulations.
Public Services
Private utility services to serve the proposed subdivision have already been constructed on the
subject property pursuant to the original conditions of approval for Tentative Tract Map No.
5508/UGM and Conditional Use Permit Application No. C-05-107.
The Department of Public Utilities has determined that the previously constructed private utility
services may be accepted as public facilities subject to third party (or City) inspections
occurring (e.g., video inspections of facilities, materials, pressure and compaction tests, etc.,)
and approval of as-built drawings of constructed facilities to ensure specific public utility
standards and guidelines have been met with construction. If constructed services are
inadequate, then such services will not be accepted until necessary improvements or
corrections have been made. Final approval and acceptance of constructed services for public
facilities rests with the City of Fresno Public Utilities Department.
Adequate water services will be available to serve the proposed project subject to the
construction of a water supply well(s) on a site(s) dedicated to the City of Fresno. Wells will be
required to be capable of producing a total of 500 gallons per minute. Well sites will be
required to be of a size and at locations acceptable to the Water Systems Manager. Water well
construction will also be required to include wellhead treatment facilities, if necessary. These
requirements will be incorporated as conditions of approval for the proposed project.
Sanitary sewer and water service delivery is also subject to payment of applicable connection
charges and/or fees; compliance with the Department of Public Utilities standards,
specifications, and policies; the rules and regulations of the California Public Utilities
Commission and California Health Services; and, implementation of the City-wide program for
the completion of incremental expansions to facilities for planned water supply, treatment, and
storage.
The project site will be serviced by the Solid Waste Division with basic residential container
service.
Fire service is available to the proposed project subject to installation of public Fire Hydrants
and the provision of required fire access lanes and surfaces meeting minimum required
clearances and turning radii for emergency vehicle accessibility.
Conditional Use Permit Findings
Based upon analysis of the conditional use permit application and subject to the applicant's
compliance with all of the conditions of approval noted, staff concludes that the following
required findings of Section 12-405-A-2 of the Fresno Municipal Code (FMC) can be made.
REPORT TO THE PLANNING COMMISSION
Conditional Use Permit Application No. C-14-010
Tentative Tract Map No. 6073/UGM
April 02, 2014
Page 9
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,
wails and fences, parking, loading, recycling areas, landscaping, and other required features;
and,
Finding Conditional Use Permit Application No. C-14-010 will comply with all applicable
a: codes, including parking, landscaping, walls, etc., given that the special conditions
of project approval will ensure that all conditions are met. Furthermore, the site
will provide a common open space area, which will allow future tenants to interact
and to enjoy passive recreational opportunities, rather than conventional single
family residential subdivisions which rarely offer such opportunities. Furthermore,
although the proposed parcels are slightly smaller in area in comparison to
conventional subdivisions, they require less maintenance which is often sought by
empty nesters and young professionals.
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. ` Although the project will increase traffic in comparison to what exist today,
b: vehicular traffic will be directed towards East Church Avenue, a collector street,
minimizing the impact on local streets. Furthermore, the Public Works, Traffic
Engineering Division reviewed the proposed project and assessed the adjacent
streets to ensure that the proposal would not have significant impacts on traffic
and the surrounding community.
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 92-306-N-30 of this Code.
Finding I The proposed use, a residential development, will not have a negative impact on
c: either the subject site, or neighboring properties given that the conditions of
[ approval will ensure that the developer meet the minimum standards.
I Therefore, staff of the Development and Resource Management Department has
determined that the proposed use will not be detrimental to the public welfare or
be injurious to property or improvements in the area in which the property is
i located if developed in accordance with the various conditions/requirements
established through the related tentative tract map application review and
e conditional use permit application review processes.
REPORT TO THE PLANNING COMMISSION
Conditional Use Permit Application No, C-14-010
Tentative Tract Map No. 6073/UGM
April 02, 2014
Page 10
Tentative Tract Map Findings
The Subdivision Map Act (California Government Code §§ 66400, et seq.) requires that a
proposed subdivision not be approved unless the map, together with its design and
improvements, is found to be consistent with the General Plan and any applicable specific plan
(Finding No. 1 below).
State law further provides that the proposed subdivision map be denied If any one of the
Finding Nos. 2 - 5 below is made in the negative. In addition, State law requires that a
subdivision be found to provide for future passive and natural heating or cooling opportunities in
the subdivision development (Finding No. 6 below).
1. The proposed subdivision map, together with its design and improvements, is consistent
with the City's 2025 General Plan (there is not an applicable specific plan), because the
Roosevelt Community Plan designates the site for medium density residential planned
land use and the project design meets the density and zoning ordinance criteria for
development in these plan designations. Furthermore, the applicant will be required to
construct a vista point, a trail and streets to which will increase travel options.
2. This site is physically suitable for the proposed type and density of development, because
conditions of approval will ensure adequate access and drainage on and off the site.
3. The proposed subdivision design and improvement is not likely to cause substantial and
considerable damage to the natural environment, including fish, wildlife or their habitat,
because of the area is not known to contain any unique or endangered 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
insure that the subdivision conforms to City health and safety standards.
5. The proposed subdivision design will not conflict with public easements within or through
the site, because conditions of approval will assure noninterference with any existing or
proposed public easements.
6. The design of the subdivision provides, to the extent feasible, for future passive and
natural heating or cooling opportunities in the subdivision, because of the appropriate use
and placement of landscaping plant materials and because of the orientation of the
proposed lots.
The subdivision map, subject to the recommended revised 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.
REPORT TO THE PLANNING COMMISSION
Conditional Use Permit Application No. C-14-010
Tentative Tract Map No. 6073/UGM
April 02, 2014
Page 11
CONCLUSION / RECOMMENDATION
The appropriateness of the proposed project has been examined with respect to its consistency
with goals and policies of the 2025 Fresno General Plan and the Roosevelt Community Plan;
its compatibility with surrounding existing or proposed uses; and its avoidance or mitigation of
potentially significant adverse environmental impacts. These factors have been evaluated as
described above and by the accompanying environmental assessment. Upon consideration of
this evaluation, it can be concluded that Conditional Use Permit Application No. C-14-010 and
Tentative Tract Map No. 6073/UGM are appropriate for the project site.
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: Tentative Tract Map No. 6073/UGM
Exhibit F: Site Plan for Conditional Use Permit Application No. C-14-010
Exhibit G: Conditions of Approval for T-6073/UGM and Conditional Use Permit
Application No. C-14-010 dated April 02, 2014; including memoranda from
responsible or commenting agencies.
Exhibit H: Environmental Assessment No. C-14-010/T-6073 dated February 14, 2014,
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CITY OF FRESNO
DEVELOPMENT AND RESOURCE MANAGEMENT DEPARTMENT
CONDITIONS OF APPROVAL
APRIL 02,2014
TENTATIVE TRACT MAP No. 6073/UGM
NORTH SIDE OF EAST CHURCH AVENUE BETWEEN SOUTH CHESTNUT AND SOUTH WILLOW AVENUES
All tentative maps are subject to the applicable provisions of the State Subdivision Map Act,
Fresno Municipal Code (FMC), City policies, and City of Fresno Standard Specifications. The
following specific conditions are applicable to this vesting tentative map:
NOTICE TO PROJECT APPLICANT
In accordance with the provisions of Government Code §66020(d)(1), the imposition of
fees, dedications, reservations or exactions for this project are subject to protest by the
project applicant at the time of approval or conditional approval of the development or
within 90 days after the date of the imposition of the fees, dedications, reservations or
exactions imposed on the development project. 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).
URBAN GROWTH MANAGEMENT REQUIREMENTS (GENERAL)
The subdivider of property located within the UGM boundaries shall comply with all sewer, water
and street requirements and pay all applicable UGM fees imposed under the Urban Growth
Management process (with appropriate credit given for the installation of required UGM
improvements) in accordance with the requirements of State Law as related to tentative tract
maps.
GENERAL CONDITIONS
1. Upon conditional approval of Tentative Tract Map No. 6073/UGM, the subdivider may
prepare a Final Map in accordance with the approved tentative map, and related
Conditional Use Permit Application No. C-14-010 for the subject property.
2. An Air Impact Assessment (AIA) application for the proposed project shall have been
submitted to the San Joaquin Valley Air Pollution Control District prior to the
submittal/acceptance of any phase of the Final Map for recordation/processing.
3. The subdivider shall comply with Regulation VIII of the San Joaquin Valley Air Quality
Pollution Control District for the control of particulate matter and fugitive dust during
construction of this project.
Conditions of Approval
Tentative Tract Map No. 6073/UGM
April 02, 2014
Page 2
4. The developer/owner shall pay the appropriate park facilities fee and/or dedicate lands
for parks and recreation purposes pursuant to Ordinance Nos. 2005-112 and 2005-113
adopted by the Fresno City Council on September 27, 2005.
5. Submit grading plans and a soils report to the City of Fresno Planning and Development
Department for verification prior to Final Map approval (Reference: Sections 12-1022
and 12-1023 of the Fresno Municipal 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.
5. At the time of Final Map submittal, the subdivider shall submit engineered construction
plans to the City of Fresno Public Works, Public Utilities, and Planning and Development
Departments for grading, public sanitary sewer system, public water system, street
lighting system, public streets, and storm drainage, including other technical reports and
engineered plans as necessary to construct the required public improvements and work
and applicable processing fees.
7. Engineered construction plans shall be approved by the City prior to the approval of the
Final Map. If, at the time of Final Map approval, such plans have not been approved, the
subdivider shall provide performance security in an amount established by the City to
guarantee the completion of plans.
8. Public utilities easements, as necessary, shall be shown on the Final Map and dedicated
to the City of Fresno. Public utility easements beyond the limits of the Final Map, but
required as a condition of development, shall be acquired at the subdivider's cost and
shall be dedicated by separate instrument at the time of Final Map approval. The
relocation of existing utilities necessitated by the required public improvements shall be
paid for by the subdivider. The subdivider is responsible to contact the appropriate utility
company for information.
9. Comply with the conditions, policies and standards set forth in the City of Fresno,
Municipal Code, Article 10, Chapter 12, "Subdivision of Real Property;" Resolution No.
68-187, "City Policy with Respect to Subdivisions;" and City of Fresno Standard
Specifications, 2002 Edition, and any amendments thereto.
10. The developer/owner shall pay applicable fees for, but not limited to, plan checks for
street improvements and other grading and construction; street trees, street signs, water
and sewer service, and inspections in accordance with the City of Fresno Master Fee
Schedule (City Resolution No. 79-606 and No. 80-420) and any amendments,
modifications, or additions thereto; and in accordance with the requirements of State law
as related to tentative maps,
11. The subdivider shall furnish to the City acceptable security to guarantee the construction
of the off-site street improvements in accordance with all applicable provisions of the
Fresno Municipal Code (FMC) and the State Subdivision Map Act. The subdivider shall
Conditions of Approval
Tentative Tract Map No. 6073/UGM
April 02, 2014
Page 3
complete all the public improvements prior to the approval of the Final Map by the City.
If, at the time of Final Map approval, any public improvements have not been completed
and accepted in accordance with the standards of the City, the subdivider may elect to
enter into an agreement with the City to thereafter guarantee the completion of the
improvements.
12. As a condition of Final Map approval, the subdivider shall furnish to the City a
subdivision guarantee listing all parties having any right, title or interest and the nature of
their interest per State law.
13. Relinquish access rights to East Church Avenue from all residential lots which abut this
street. Ref. Section 12-1011-f-3 of the Fresno Municipal Code.
14. Prior to final map approval, the owner of the subject property shall execute a "Right to
Farm" covenant with the City of Fresno. Said covenant is to run with the land and shall
acknowledge and agree that the subject property is in or near agricultural districts
located in the City of Fresno and that the residents of said property should be prepared
to accept the inconveniences and discomfort associated with normal farm activities. The
"Right to Farm" covenant shall be recorded prior to or concurrent with the recording of a
Final Map for Tract No. 6073/UGM.
Information
15. Prior to the issuance of building permits for the subdivision, school construction fees
shall be paid to the Fresno Unified School District in accordance with the school districts
adopted schedule of fees.
16. 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.
17. Pursuant to Section 66456.1 of the Subdivision Map Act, which states "The right of the
subdivider to file multiple Final Maps shall not limit the authority of the local agency to
impose reasonable conditions relating to the filing of multiple Final Maps," any multiple
final maps filed by the subdivider on this tract shall fully and independently conform to all
provisions of FMC Chapter 12, Article 10, Subdivision of Real Property.
Conditions of Approval
Tentative Tract Map No. 60731UGM
April 02, 2014
Page 4
18. The developer/owner shall obtain any and all permits required for the removal or
demolition of any existing building or structure located within the subdivision boundaries.
The developer/owner shall also obtain any and all permits required for the proper
abandonment/closure of any existing water well, septic tank/leach field or cesspool, and
irrigation pipeline on the subject property. All such permits shall be obtained prior to
commencement of tract grading work, in accordance with Chapter 13 of the FMC.
19. If archaeological and/or animal fossil material is encountered during project surveying,
grading, excavating, or construction, work shall stop immediately.
20. 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.
21. 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.
22. Apportionment of Special Assessment: If, as part of this subdivision, a division will be
made of any lot or parcel of land upon which there is an unpaid special assessment
levied under any State or local law, including a division into condominium interest as
defined in Section 783 of the Civil Code, the developer/owner shall file a written
application with the City of Fresno Director of Public Works, requesting apportionment of
the unpaid portion of the assessment or pay off such assessment in full.
If the subdivider elects to apportion the assessment, the application shall contain the
following information:
a. A full description of each assessed lot, parcel or interest to be divided and of how
such lot, parcel or interest will be divided;
b. A request that the Engineer apportion the amount remaining unpaid on the
assessment in accordance with applicable law; and
c. Written consent of the owner(s) of each such lot, parcel, or interest to the requested
apportionment.
d. The application shall be filed prior to the approval of the Final Map(s) by the City
and shall be accompanied by a fee in an amount specified in the Master Fee
Conditions of Approval
Tentative Tract Map No. 6073/UGM
April 02, 2014
Page 5
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
23. Development of the subject property shall be subject to implementation of all applicable
mitigation measures, fees, and timelines included within the Initial Study and Finding of
Conformity prepared for Environmental Assessment No. C-14-010/T-6073 and dated
February 14, 2014.
a) The Finding of Conformity prepared for the proposed project is tiered off of the 2025
Fresno General Plan Master Environmental Impact Report (NIEIR) No. 10130 and Air
Quality MND. Development of the subject property shall be subject to
implementation of all applicable mitigation measures included within the MSIR and
Air Quality MND for subsequent projects; included herein by reference.
ZONING & PROPERTY DEVELOPMENT STANDARDS
24. As a proposed "Planned Development" subdivision, approval of Tentative Tract Map No.
6073/UGM is contingent upon approval of Conditional Use Permit Application No.
C-14-010; authorizing the planned development of the subject property.
Lot Area and Dimensions
25. Pursuant to Section 12-306-N-21 of the FMC the Director of the Development and
Resource Management Department or the Planning Commission may modify the
property development standards of the underlying zone district if determined that the
proposed development conforms to the provisions of the abovementioned section.
However, in no case shall proposed parcels be less than the following minimum
standards:
a) Proposed lots shall be configured and dimensioned in accordance with Tentative
Tract Map No. 6073/UGM.
Building Setbacks
26. Building setbacks shall be provided in accordance with the Conditions of Approval and
the approved site plan (Exhibit[s] "A") for Conditional Use Permit Application No.
C-11-178.
27, Garages shall be setback a minimum of 18-feet from the front property line subject to
providing roll-up garage doors. Habitable space may be provided closer, subject to
compliance with the condition above.
Conditions of Approval
Tentative Tract Map No. 6073/UGM
April 02, 2014
Page 6
Landscaping, Open Space and Walls
28. Pursuant to Policy 1-5.8 of the Roosevelt Community Plan the developer/owner shall
provide a 15-foot landscape easement (and irrigation system) along the property lines of
lots which back-onto East Church Avenue. Ref, Section 12-1011-f-3 of the Fresno
Municipal Code.
29. Provide a minimum five-foot landscape easement along the eastern property line of
proposed Lot 1; the western property line of Lot 61; the eastern property line of Lot 58;
and, the western property line of lot 57. In addition, provide a six foot, decorative solid
masonry wall and corner cut-off at the rear of the required landscape easement (i.e.
eastern property line of proposed Lot 1; the western property line of Lot 61; the eastern
property line of Lot 58; and, the western property line of lot 57).
30. Landscaping, which is compliant with the City of Fresno "Anti-Graffiti Landscaped Buffer
Development and Planting Standards," shall be required at all interior end-blocks and
adjacent to all required walls or fences that are accessible to the public and shall be
maintained in accordance with the Maintenance Obligations stipulated herein below; or,
in a manner which provides appropriate security and is deemed acceptable to both the
City of Fresno Development and Resource Management and Public Works
Departments.
31. The subdivider is required to provide street trees on all street frontages per Fresno
Municipal Code standards and is responsible for the dedication of public planting and
buffer landscape easements as determined by the Development and Resource
Management and Public Works Departments.
a) Street trees shall be planted at the minimum rate of one tree for each 60 feet of
street frontage; or, one tree per home (whichever is greater) by the developer.
i) 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.
32. Construct a decorative six foot wall along the southwestern boundary, northwestern
boundary, and at the rear of proposed Lots 7 through 13 of Tentative Tract Map No.
6073/UGM.
33. Outlots "A", "B" & "C" of the tentative map dated shall be used for landscaping and open
space purposes and shall be maintained in accordance with the maintenance
requirements included herein below.
a) A covenant shall be recorded, to run with proposed Outlot "B", wherein owners
acknowledge and waive all appeals that proposed Outlot "B" of the subdivision may
be offered for local street right-of-way or subdivided and conveyed to adjacent
property owners in the future; and, that interim on-site open space use of the Outlot
Conditions of Approval
Tentative Tract Map No. 6073/UGM
April 02, 2014
Page 7
can, at the City's sole discretion, be converted to afford connectivity between this
tract and adjacent parcels to the southwest of the subject property should they be
proposed for subdivision.
i) The subdivider shall provide for the costs of preparation of the required covenant
in a form deemed appropriate to the City of Fresno Development and Resource
Management and Public Works Departments.
ii) All additional costs associated with conversion of the proposed Outlot in the
future for purposes of connectivity, including costs associated with dedication for
rights-of-way purposes or alternatively, costs associated with the purchase and
subdivision of said property for conveyance to the adjacent properties shall be
the sole responsibility of the adjacent property owner(s) to which these provisions
would inure.
b) At the request of the adjacent property owners, easements shall be granted across
proposed Outlot "B" subject to approval by the Public Works Department, in order to
afford driveway accessibility to the rear yards of the existing adjacent lots (APNs:
481-070-06, 07, 16-18).
i) A maximum of two driveway locations shall be afforded at locations approved by
the Director of the Public Works Department.
NOTE: The driveway locations will be required to be shared between
adjacent property owners subject to the provisions and agreements required
to be included within the covenant required herein below to facilitate said
access.
ii) Driveway approaches to dedicated public streets and improvements shall comply
with City of Fresno Standard Specifications and Drawings.
NOTE: Access gates, as necessary, will only be permitted at the locations
approved for proposed driveway access and shall be approved by the City of
Fresno Development and Resource Management and Public Works
Departments prior to installation.
iii) A "shake-down" surface will be required to be provided/constructed on the
adjacent properties in a form approved by the Director of Public Works in order to
assure that tracking and dissemination of dirt, dust, materials, etc., will not occur
toward public streets.
iv) A covenant shall be required to be prepared and recorded against and between
the adjacent properties, which includes terms and provisions for the creation of
mutual easements and reciprocal uses agreements for any cross-access and/or
drainage which may occur over adjacent property lines. The covenant shall
stipulate terms for the retention and maintenance obligations of said driveways
Conditions of Approval
Tentative Tract Map No. 6073/UGM
April 02, 2014
Page 8
and approaches by the property owner(s) to which these provisions would inure.
Finally, the covenant shall also include acknowledgements that proposed
driveway access points shall be utilized only for regular residential vehicular
traffic or for purposes of accessibility to approved uses permitted in the
applicable zone district for the respective properties (this does not include
commercial vehicles or traffic).
NOTE; The form and provisions of the covenant shall be approved by the
Development and Resource Management and Public Works Department
Directors.
v) All costs associated with improvements for the provision and construction of said
driveways, approaches and access points, including covenant preparation, shall
be the sole responsibility of the adjacent property owner(s) to which these
provisions would inure.
34. Provide a corner cut-off area at the intersection of the two proposed ingress/egress
areas and East Church Avenue; and in accordance with Section 12-306-H-3-d of the
FMC. Corner cut-offs are established to provide an unobstructed view for vehicular and
pedestrian traffic approaching an intersection. They are a triangular area formed by the
property lines and a diagonal line adjoining points on the property lines, measured a
specific distance from the point of their intersection. At the intersections of streets, this
distance is 30 feet. The corner cut-off area shall be landscaped (including an irrigation
system), and may be included within the City's Community Facilities District, unless
within a required homeowner's association.
35. When the grading plan establishes a top of slope beyond the required landscape
easement noted and the construction of the required wall is to be established coincident
with the top of slope then the required minimum easement width shall be expanded to
include the full landscaped area up to the wall location.
36. Maintenance of the required landscape easements, streets, curbs and gutters,
sidewalks, medians, proposed Outlots A, B, C of the tentative map and street furniture
shall maintained in accordance with the maintenance obligation requirements included
herein below.
STREETS AND RIGHTS-OF-WAY
37. The subdivider shall furnish to the City acceptable security to guarantee the construction
of the off-site street improvements in accordance with all applicable provisions of the
FMC and the State Subdivision Map Act.
38. The subdivider shall make provisions for disabled persons in accordance with the
Department of Public Works standards and as required by State law. Handicap access
ramps are required to be constructed in sidewalks at all corners within the limits of the
tract. Where street furniture is located within the sidewalk area (fire hydrants,
Conditions of Approval
Tentative Tract Map No. 6073/UGM
April 02, 2014
Page 9
streetlights, etc.), a minimum of 48 inches of unobstructed path shall be maintained to
satisfy the American Disabilities Act requirements. If necessary, dedicate a pedestrian
easement to accommodate for the 4-foot minimum unobstructed path requirement.
39. Comply with all of the requirements included within the attached Public Works
Department, Traffic and Engineering Services Division memorandums dated March 14,
2014.
SANITARY SEWER SERVICE
The nearest sanitary sewer main to serve the proposed project is an 18-inch main located in
East Church Avenue. The following sewer improvements shall be required prior to providing
City sewer service to the project:
40. Comply with all of the requirements included within the attached Department of Public
Utilities, Planning and Engineering Division (Sanitary Sewer) memorandum dated
February 26, 2014.
WATER SERVICE
The nearest water main to serve the proposed project is a 14-inch main located in East
Church Avenue. The following water improvements shall be required prior to providing City
water service to the project:
41. Comply with all of the requirements included within the attached Department of Public
Utilities, Water Division memorandum dated February 24, 2014.
SOLID WASTE SERVICE
This tract will be serviced as Single Family Residential properties with Basic Container
Service (3 container-solid waste, green waste & recyclable material), subject to the following
conditions:
42. Comply with all of the requirements included within the attached Department of Public
Utilities, Solid Waste Division memorandum dated March 13, 2014.
FIRE SERVICE
Fire service is available to the proposed tract subject to the following requirements:
43. Comply with all of the requirements included within the attached Fresno Fire Department
memorandum dated March 06, 2014.
Conditions of Approval
Tentative Tract Map No. 6073/UGM
April 02, 2014
Page 10
FLOOD CONTROL AND DRAINAGE
44. The subdivider shall be required to comply with the specific requirements imposed by
the Fresno Metropolitan Flood Control District (FMFCD) for the subdivision or any
amendments or modifications to those requirements which may be granted by the
FMFCD Board of Directors, pursuant to Section 13-1307 of the Fresno Municipal Code.
These requirements are identified in the District's memorandum to the Development and
Resource Management Department dated March 13, 2014.
FRESNO UNIFIED SCHOOL DISTRICT
45. Comply with all of the requirements included within the attached Fresno Unified Schoold
District memorandum dated February 21, 2014.
RIGHT-OF-WAY ACQUISITION
46. The developer will be responsible for the acquisition of any necessary right-of-way to
construct any of the required improvements.
47. 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.
48. 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.
49. 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.
50. The subdivider shall submit adequate security in the form of a cash deposit to guarantee
payment of all costs associated with the acquisition, including staff time, attorney's fees,
appraisal fees, court costs, and all related expenditures and costs necessary to effect
the acquisition of such easements or rights-of-way.
Conditions of Approval
Tentative Tract Map No. 6073/UGM
April 02, 2014
Page 11
MAINTENANCE OBLIGATIONS
The long term maintenance of the items included within the aforementioned and attached Public;
Works Department, Traffic and Engineering 1arvices Division mem;_)t andum dated March 1 1,
2014 is the ultimate responsibility of the owner/developer and shall be secured through
compliance with the provisions below:
51. If the owner/developer chooses to be annexed into the City's CFD for maintenan( :_
purposes, then an Annexation Request Package shall be submitted to the Public Works
Department for review, processing, and approval.
• NOTE: Packages must be complete with all required information in order to
be accepted. The Annexation Request Form is available on-line on the Ci y
of Fresno website (http://www.fresno.gov) under the Public Works Department
Developer Doorway.
a) Construction plans for all features to be maintained by a CFD for a final map shall be
included in the final map submission to the Development Department for processing.
Where applicable, this shall include a Street Tree Location and Street Tree Species
(by street) map. Landscaping plans shall contain actual tree and plant counts by
species and include the areas (in square feet) of turf, shrubs and trees, arid
sidewalks or other paved areas within all landscaped areas.
• NOTE: The Department of Public Works will not be responsible for the
maintenance of any outlots if they are not included into the Community
Facilities District (CFD). If the outlots are to be included into the CFD, the
Department of Public Works will require that landscape and irrigation plans
be submitted with landscape buffer plans for approval prior to inclusion into
the CFD.
b) Proceedings to place the Final Map into a CFD shall not commence until the Final
Map, Landscape and Street Construction Plans are considered to be technically
correct.
c) If the developer/subdivider elects to petition for annexation into the City's Community
Facilities District, he/she shall be required to provide the City of Fresno, Department
of Public Works, with copies of signed acknowledgments from each purchaser of a
lot within the subdivision, attesting to the purchasers understanding that the lot will
have an annual maintenance assessment and that he/she is aware of the estimated
amount of the assessment. The developer/subdivider shall execute and record a
covenant on each lot providing notice that the subject property is subject to annual
payment of the Community Facilities District assessment.
52. Should the City Council or owner/developer choose not to include all of the maintenance
items or certain items listed above in a CFD, then the property owner/developer shall be
responsible for establishing a Home Owners' Association (HOA) or other property based
Conditions of Approval
Tentative Tract Map No. 6073/UGM
April 02, 2014
Page 12
management mechanism which provides for the maintenance of these items in a
manner which provides appropriate security and is deemed acceptable to both the City
of Fresno Development and Resource Management and Public Works Departments.
a) The subdivider shall establish a Home Owners' Association (or other approved
mechanism) to perform the above listed maintenance responsibilities pursuant to
Section 12-1026 of the Fresno Municipal Code. The Declaration of Covenants,
Conditions, and Restrictions (CC&R's) described herein, shall among other things,
specify level of effort, frequency, and inspection of maintenance responsibilities,
name the City as a third party beneficiary for those provisions, and be subject to
approval by the Director of Public Works and the City Attorney's Office. Any
amendment to the above provisions or any other provision specifying any right of the
City shall require the prior written consent of the City.
NOTE: Should the owner/developer elect to establish a Home Owners'
Association to perform maintenance obligations and assure that said
obligations are met, then the owner/developer may include such other items
as are deemed appropriate and necessary for the sustainability of the
subdivision and its amenities within the responsibilities of the association.
b) The proposed Declaration of Covenants, Conditions, and Restrictions (CC&Rs) and
the proposed instruments for the homeowners association shall be submitted to the
Development and Resource Management Department for review prior to final map
approval. Said documents shall be recorded with the final map or alternatively
submit recorded documents or documents for recording prior to final acceptance of
subdivision improvements. Said documents shall include assignment of
responsibility to the homeowners association for landscaping and other provisions as
stated in the Development and Resource Management Department Guidelines for
preparation of CC&Rs dated September 01, 1994.
DEVELOPMENT FEES AND CHARGES
This project is subject to the following fees and charges:
a. Applicable Flood Fees as determined by the Fresno Metropolitan Flood Control District.
SEWER CONNECTION CHARGES FEE RATE
b. Lateral Sewer Charge [1] $0.10/sq. ft. (to 100' depth)
c. Oversize Charge [1] $0.05/sq. ft. (to 100' depth)
d. Trunk Sewer Charge [2] N/A
Service Area:
Conditions of Approval
Tentative Tract Map No. 6073/UGM
April 02, 2014
Page 13
e. Wastewater Facilities Charge [3] $2,119/living unit
f. Fowler Trunk Sewer Interim Fee Surety [1] N/A
g. Copper Avenue Sewer Lift Station Charge [1] N/A
h. House Branch Sewer Charge [2] N/A
WATER CONNECTION CHARGES FEE RATE
i. 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.
j. Frontage Charge[1] $6.50/lineal foot
k. Transmission Grid Main Charge [1] $643/gross acre
(parcels 5 gross acres or more)
1. Transmission Grid Main Bond Debt
Service Charge [1] $243/gross acre
(parcels 5 gross acres or more)
m. UGM Water Supply Fee [2]
Service Area: 501s $1,738/living unit
n. Well Head Treatment Fee [2] $79/living unit
Service Area: 501
o. Recharge Fee [2] $56/living unit
Service Area: 501
p. 1994 Bond Debt Service [1] $93/living unit
Service Area: 501
CITYWIDE DEVELOPMENT IMPACT FEES FEE RATE
q. Fire Facilities Impact Fee — Citywide [4] $539.00/living unit
r. Park Facility Impact Fee— Citywide [4] $2278/living unit
s. Quimby Parkland Dedication Fee [2] $1120/living unit
Conditions of Approval
Tentative Tract Map No. 6073/UGM
April 02, 2014
Page 14
t. Police Facilities Impact Fee— Citywide [4] $624.00/living unit
u. Citywide Regional Street Fee [3] $8,361.00/adj. acre
v. New Growth Area Major Street Fee [3] $18,790.00/adj. acre
w. Traffic Signal Charge [1] $450.94/living unit
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 FCOG is required before the City of Fresno can issue
building permits.
* Living Unit Equivalents are calculated by multiplying the number of Net Acres by 5.8 Living Unit
Equivalents for commercial or 3.0 Living Unit Equivalents for industrial to arrive at the total number of
Living Unit Equivalents.
**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.
CITY OF FRESNO
DEVELOPMENT AND RESOURCE MANAGEMENT DEPARTMENT
CONDITIONS OF APPROVAL
APRIL 02, 2014
CONDITIONAL USE PERMIT APPLICATION No. -14-010
"A PLANNED DEVELOPMENT"
NORTH SIDE OF EAST CHURCH AVENUE BETWEEN SOUTH CHESTNUT AND SOUTH WILLOW
AVENUES
PART A- PROJECT INFORMATION
1. Assessor's
Parcel No(s): 481-070-03, 04 & 22
2. Street Location: North side of East Church Avenue, between South Chestnut and South
Willow Avenues.
(Council District 5, Councilmember Quintero)
3. Existing Zoning "R-1/UGM" (Single Family Residential DistrictlUrban Growth
Management)
4. Proposed Zoning "R-1/UGM" (Single Family Residential District/Urban Growth
Management)
5. Existing
Planned Land Use: Medium Density Residential (4.99-10.37 dwelling units/acre)
6. Proposed
Planned Land Use: Medium Density Residential (4.99-10.37 dwelling units/acre)
7. Plan Areas: Roosevelt Community Plan
8. Project Description: Request authorization for a 1 12-lot single family residential, public street
planned development with modified property development standards for
lots proposed to be created by Tentative Tract Map No. 60731UGM.
The proposed project will also include improvements within three
outlots, which are proposed to be dedicated for common open space
purposes.
PART B - GENERAL CONDITIONS AND REQUIREMENTS
The City of Fresno Planning Commission, on April 02, 2014, approved the special permit application
subject to the enclosed list of conditions and Exhibit(s) "A", inclusive of Conditional Use Permit
Application No. C-14-010.
Conditions of Approval
Conditional Use Permit Application No. C-14-010
April 02, 2014
Page 2 of 14
IMPORTANT: PLEASE READ CAREFULLY
Please note that this project may be subject to a variety of discretionary conditions of approval. These
include conditions based on adopted City plans and policies,those determined through site plan review
and environmental assessment essential to mitigate adverse effects on the environment including the
health, safety, and welfare of the community, and recommended conditions for development that are
not essential to health, safety, and welfare, but would on the whole enhance the project and its
relationship to the neighborhood and environment.
Discretionary conditions of approval may be appealed. All code requirements, however,are mandatory
and may only be modified by variance, provided the findings pursuant to Fresno Municipal Code(FMC)
Section 12-405.A can be made.
All discretionary conditions of approval will ultimately be deemed mandatory unless appealed
either verbally or in writing to the City of Fresno Planning Commission at the scheduled public
hearing regarding Conditional Use Permit Application No.C-14-010 and Tentative Tract Map No.
T-6073/UGM.
Approval of this special permit shall be considered null and void in the event of failure by the applicant
and/or the authorized representative,architect,engineer,ordesigner to disclose and delineate all facts
and information relating to the subject property and the proposed development including, but not limited
to, the following:
1. All existing and proposed improvements including but not limited to buildings and structures, signs
and their uses, trees, walls, driveways, outdoor storage, and open land use areas on the subject
property and all of the preceding which are located on adjoining properly and mayencroach on the
subject property;
2. All public and private easements,rights-of-way and any actual or potential prescriptive easements
or uses of the subject property; and,
3. Existing and proposed grade differentials between the subject property and adjoining property
zoned or planned for residential use.
Approval of this special permit may become null and void in the event that development is not
completed in accordance with all the conditions and requirements imposed on this special permit,the
Zoning Ordinance, and all Public Works Standards and Specifications. The Development and
Resource Management Department shall not assume responsibility for any deletions or omissions
resulting from the special permit review process or for additions or alterations to construction plan not
specifically submitted and reviewed and approved pursuant to this special permit or subsequent
amendments or revisions. (Include this note on the site plan.)
No uses of land, buildings, or structures other than those specifically approved pursuant to this site
plan shall be permitted. (Include this note on the site plan.)
Transfer all red line notes, etc., shown on the original site plan exhibit(s) to the final site plans).
CORRECTIONS SHALL INCLUDE ALL THOSE LISTED IN THIS DOCUNIENT AND THOSE LISTED
Conditions of Approval
Conditional Use Permit Application No. C-14-010
April 02, 2014
Page 3 of 14
IN THE rnRRECTION LIST PROVIDI D BY THE rTAN CHECK PROCESS.
The exercise of rights granted by this special permit must be commenced by April 02,2018(four years
from the date of Director approval). However, the time limits for any special permit conditionally
granted in conjunction with an approved tentative tract map shall be automatically extended upon they
extension of such tentative tract map pursuant to Section 12-1005.1 of the FMC.
To complete the back-check process for building permit relative to planning and zoning issues,
submit copies of this corrected, final site plan, together with copies of the elevatio"s,
landscape, and irrigation plans, and any required covenants and/or studies or analyses to the
Development Services(Planning) Division for final review and approval,a minimum often days
before applying for building permits.
Copies of this final approved site plan, elevations, landscape, and irrigation plans stamped by the
Development Services(Planning)Division must be substituted for unstamped copies of the same in
each of the sets of construction plans submitted for plan checkrp for to issuance of building permits.
The final approved site plan must also include all corrections identified in the plan check process.
Be advised that on-site inspections will not be authorized unless the final stamped approved site plan,
elevations, landscape, and irrigation plans are included in the plan check file copy.
Please contact Will Tackett at (559) 621-8063 or via e-mail at Will.Tackett[a),fresno.gov to
schedule an appointment for final sign-off for building permits following your receipt and
substitution of the four copies of the stamped, corrected, approved exhibits in the plan check
sets.
NOTICE TO PROJECT APPLICANT
In accordance with the provisions of Government Code Section 66020(d)(1), the imposition of fees,
dedication, reservations or exactions for this project are subject to protest by the project applicant at the
time of approval or conditional approval of the development or within 90 days after the date of the
imposition of the fees, dedications, reservation or exactions imposed on the development project.
This notice does not apply to those fees,dedications, reservations or exactions which were previously
imposed and duly noticed; or, where no notice was previously required under the provisions of
Government Code Section 66020(d)(1) in effect before January 1, 1997.
PART C - PUBLIC IMPROVEMENT REQUIREMENTS
The following requirements are based on city records and the accuracy of the existing and proposed
on-site and off-site conditions depicted on the exhibits submitted. Requirements not addressed due to
omission or misrepresentation of information, for which this review process is dependent, will be
imposed whenever such conditions are disclosed.
Questions relating to dedications,street improvements oroff-street parking geometrics may be directed
to Louise Gilio at (559) 621-8678 / Louise.Gilio@fresno.aov_ of the City of Fresno Public Works
Department, Traffic and Engineering Services Division.
Conditions of Approval
Conditional Use Permit Application No, C-14-010
April 02, 2014
Page 4 of 14
1. STREET ENCROACHMENT PERMITS DEDICATIONS AND VACATIONS
a) Exhibit(s) "A" is required to include all street furniture, e.g.: public utility poles and boxes, guy
wires, signs, fire hydrants, bus stop benches, mail boxes, news stands, trash receptacles, tree
wells, etc., within the existing and proposed public rights-of-way.
b) ENCROACHMENT PERMITS. The construction of any overhead, surface or sub-surface
private structures and appurtenances extending within the public rights-of-way is prohibited
unless an encroachment permit is approved by the City of Fresno Public Works Department,
Engineering Division, Special Districts/Projects and Right of Way Section, (559) 621-8693.
Encroachment permits must be approved pEigr to issuance of building permits.
c) DEDICATIONS. The following dedication requirements must be satisfied gfigr to the issuance
of building permits:
i) Dedications shall take place in accordance with any applicable conditions included within
the attached Public Works Department, Traffic and Engineering Services Division
memorandum dated March 14, 2014.
d) VACATIONS. The following vacation requirements must be satisfiedrp for to issuance of
building permits:
i) A feasibility study for any/all proposed vacations of existing public rights-of-way is required
to be completed prior to either recordation of the Final Map or issuance of building permits.
Contact Alan James, Supervising Engineering Technician at (559) 621-8693 for further
information.
2. STREET IMPROVEMENTS
a) All public improvements shall be constructed in accordance with the Standard Specificaticns
and Standard Drawings of the City of Fresno, Public Works Department or street construction
plans required and approved by the City Engineer. The performance of any work within the
public street rights-of-way(including pedestrian,water and sewer utility easements)requires a
Street Work Permit issued by the Public Works Department, Engineering Services Division at
(559) 621-8693, gLigE to commencement of the work. Contact the Public Works Department,
Engineering Services Section at (559) 621-8686 for detailed information, All required street
improvements must be completed and accepted by the City prior to occupancy.
b) Existing off-site concrete improvements to remain in place shall be repaired if damaged and/or
off grade as determined by the Public Works Department, Construction Management Division
(559) 621-5500. Such repairs must be completed gLiqr to final occupancy.
c) Where required,design and construct curb,gutter,AC paving,and residential sidewalk patterns
to Public Works standards, specifications, and policies. Plans shall be prepared by a
registered Civil Engineer,
Conditions of Approval
Conditional Use Permit Application No. C-14-010
April 02, 2014
Page 5 of 14
d) Streetlights are required on all frontages to City Standards and/or as determined by the City
Engineer, Street lighting plans are required and must be approved by the Public Works
Department/Engineering Services pAgE to commencement of the work.
e) Underground all existing off-site overhead utilities within the limits of this site as per FMC
Section 12-1011, Section 8-801 and Resolution No. 78-522/88-229.
f) Submit four copies of a Geometric Approval Drawing (GAD) to Traffic Engineering for review
and approval, per the attached checklist, prior to submittal of street plans.
g) Submit the following as a single package to the Public Works Department Engineering Division,
Plan Check and GIS Mapping Section, (559) 621-8682, for review and approval, prior to
issuance of building and street work permits: Street Improvement Plans, Signing and Striping
Plans, Street Lighting Plans and Landscape and Irrigation Plans.
3. SURVEY MONUMENTS AND PARCEL CONFIGURATION
a) All survey monuments within the area of construction shall be preserved and if disturbed, shall
be reset by a person licensed to practice Land Surveying in the State of California. (Include
this note on the site plan.)
PART D - PLANNING/ZONING REQUIREMENTS
1. PLANNING
a) Development is subject to the following plans and policies:
i) "R-11", Single Family Residential District(§12-211 of the FMC)
ii) 2025 Fresno General Plan
iii) Roosevelt Community Plan
2. MITIGATION MONITORING REQUIREMENTS
Development of the subject property shall be subject to implementation of all applicable mitigation
measures, fees,and timelines included within the Initial Study and Finding of Conformity prepared
for Environmental Assessment No. C-14-010/T-6073 and dated February 14, 2014.
a) The Finding of Conformity prepared for the proposed project is tiered off of the 2025 Fresno
General Plan Master Environmental Impact Report(NIEIR)No. 10130 and Air Quality MND.
Development of the subject property shall be subject to implementation of all applicable
mitigation measures included within the NIEIR and Air Quality MND for subsequent projects;
included herein by reference.
3. ZONING
a) Approval of Conditional Use Permit Application No, C-14-010 is contingent upon approval of
Tentative Tract Map No. 6073/UGM.
Conditions of Approval
Conditional Use Permit Application No. C-14-010
April 02, 2014
Page 6 of 14
b) A subsequent entitlement will be required in order to revise the current development proposal
or authorize an alternative development scheme for the subject property. Further
environmental review may also be required if any proposed revisions which have not been
previously evaluated within the scope of Environmental Assessment No. C-14-010/T-6073 and
dated February 14, 2014.
c) The subject property is zoned under the R-1/UGM (Single Family Residential/Urban Growth
Management)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 R-1 zone district except as may be modified herein pursuant to Conditional
Use Permit Application No. C-14-010.
4. POPULATION DENSITY
a) Pursuant to the Medium Density Residential planned land use designation for the subject
property; the subject property shall be developed in accordance with Tentative Tract Map No.
6073/UGM and Exhibit(s) "A" of Conditional Use Permit Application No. C-14-010.
i) Based upon the number of dwelling units(du)allowed per acre, respective to the Medium-
Density Residential planned land use designation, the subject property is required to be
developed with between 4.99-10.37 du/acre to meet the density requirements of the 2025
Fresno General Plan and FMC.
• NOTE: Pursuant to Tentative Tract Map No. 6073/UGM and Conditional Use Permit
Application No. C-14-010, the subject property is proposed to be developed at an
overall density of approximately 6.23 du/acre.
5. BUILDING HEIGHT
a) No building or structure erected in the R-1 (Single Family Residential)zone district shall have a
height greater 35 feet.
• NOTE: Exceptions. Over height structures may be approved by the City of Fresno
Planning Commission or Director of the Development and Resource Management
Department. However, no roof structure or any space above the height limit shall be
allowed for the purpose of providing additional living or floor space.
b) No accessory building erected on the subject property shall have a height greater than one
story, not to exceed 12 feet in height. All accessory buildings on the subject property are
subject to the provisions of Section 12-306-N-1 (Accessory Buildings) of the FMC.
6, BUILDING AND YARD SETBACKS AND SPACES BETWEEN BUILDINGS
a) Setbacks and spaces between buildings shall be provided in accordance with Exhibit(s)"A"of
Conditional Use Permit Application No. C-14-010; and, the following:
• NOTE: Any proposed deviation from the building setback envelopes established by
Conditions of Approval
Conditional Use Permit Application No. C-14-010
April 02, 2014
Page 7 of 14
Exhibit "A" of Conditional Use Permit Application No. C-11-178 requires a revision to
Conditional Use Permit Application No. C-11-178.
b) Proposed structures are required to be found in compliance with the fire resistive standards of
the Uniformed Building Code. In the event structures do not comply they must be modified so
as to meet the requirement.
7. LOT COVERAGE
a) Lot coverage shall be permitted in accordance with the approved building setbacks and building
envelopes for individual properties respective to Exhibit(s) "A" of Conditional Use Permit
Application No. C-14-010.
8. OPEN SPACES AND LANDSCAPING
The subdivider shall provide and maintain all landscaping (and irrigation systems) in accordance
with the following:
a) A landscape and irrigation plan, prepared by a landscape professional, shall be submitted to
the Development Services (Planning) Division and approved for all open space and
recreational areas within the development, These plans must be reviewed and approved prior
to obtaining building permits.
b) Proposed Outlots"A"through"C"of Tentative Tract Map No,6073/UGM,which are proposed to
be dedicated for open space purposes shall be landscaped by the developer in accordance
with the approved landscape and irrigation plans and shall thereafter be maintained in a
manner which provides appropriate security and is deemed acceptable to both the City of
Fresno Development and Resource Management and Public Works Departments.
c) All yards (including private) and areas designated for open space purposes shall be
landscaped and maintained in accordance with Sections 12-306-N-24 of the FMC.
i) All yards and landscaped areas located adjacent to street frontage shall be provided
automatic irrigation systems.
ii) All yards (including private) and areas designated for open space purposes shall comply
with the water efficient landscape standards in accordance with Section 12-306-N-23 of the
FMC.
d) All required Walls or fences, which are accessible to the public, shall incorporate an adjacent
landscaped buffer area pursuant to the City of Fresno "Anti-Graffiti Landscaped Buffer
Development and Planting Standards."
e) Provide for the planting of trees on-site per FMC Section 12-306-N-24-g; except as may be
modified herein below:
i) Planting of on-site trees shall occur in accordance with the landscape plan which is
Conditions of Approval
Conditional Use Permit Application No. C-14-010
April 02, 2014
Page 8 of 14
required to be submitted to the Development Services (Planning) Division for review and
approval prior to issuance of building permits.
ii) Trees shall be planted in all landscaped areas required in the conditions of approval for
Vesting Tentative Tract Map No. 6003/UGM in order to shade and enhance adjacent
property and public rights-of-way.
f) No building permit shall be issued for any development for which a special permit has beer)
issued until the requirements for street trees as provided in Article 3 of Chapter 11 of the FMC
have been met and street tree inspection fees paid pursuant to the Master Fee Schedule.
NOTE: Street trees shall be planted by the property owner and shall be inspected by
the City pursuant to the payment of street tree inspection fees.
i) Comply with the Street Tree , Buffer and Median Island Landscaping and Maintenance
requirements included within the attached Department of Public Works, Streets Division
memorandum from the Parks Supervisor dated January 05, 2012.
NOTE: The Department of Public Works may approve a request for waiver of street
tree requirements if the applicant agrees to plant the minimum number of streets trees
required based upon the linear feet of street frontage on private property within ten feet
of the back of the sidewalk. Based upon the proposed building setbacks of proposed
structures to public rights-of-way, street trees may not be required to be planted within a
10-foot Public Planting and Utility Easement (to be determined by the City Engineer).
NOTE: The number and location of street trees for the proposed project shall be
approved by the Department of Public Works, Parks Supervisor prior to approval of
landscape plans and prior to issuance of a street tree planting permit. The approved
landscape plan, properly scaled and dimensioned, shall serve as a street tree planting
permit for on-site trees not in the public right of way. A copy of this plan shall be kept at
the job site at all times.
ii) Call (559) 621-5600 to notify the Public Works Department Construction Management
Division 72 hours prior to tree hole drilling/tree planting in the public right-of-way,in order to
verify tree locations, to obtain inspection of drilling operations, and to check backfilling
procedures and safety barriers.
iii) All planting, irrigation and related work within the city right-of-way shall comply with the City
of Fresno Public Works Department Standard Specifications, Section 25 and 26.
iv) All landscaping and related work to be performed within the city right-of-way shall be done
by a qualified contractor and requires a street encroachment permit from the Public Works
Department prior to commencement. Call(559)621-8685 for information on encroachment
permits and required insurance and bonding.
g) All trees shall be maintained in good health. Trees may not be trimmed or pruned to reduce the
natural height or overall crown of the tree, except as necessary for the health of the tree and
Conditions of Approval
Conditional Use Permit Application No. C-14-010
April 02, 2014
Page 9 of 14
public safety; or as may otherwise be approved by the Development and Resource
Management Department. (Include this note on the site plan and landscape plan.)
h) All vegetation shall be maintained free of physical damage or injury from lack of water,excess
chemical fertilizer or other toxic chemical, blight, or disease, and any such vegetation which
shows signs of such damage or injury at any time shall be replaced by the same, similar, or
substitute vegetation of a size, form, and character, which will be comparable at full growth.
i) Landscaping shall be kept free from weeds and undesirable grasses.
j) Landscaping must be in place before issuance of the certificates of occupancy for proposed
structures.
i) A Hold on Occupancy shall be placed on the proposed development until such time that
landscaping has been approved and verified for proper installation by the Development and
Resource Management Department. (Include this note on the site and landscape
plans.)
• NOTE: The hold on occupancy may be released at the discretion of the Development
and Resource Management Department to subjectively accommodate inappropriate
planting conditions, which are outside of the control of the developer/subdivider (e.g.
weather conditions which may be prohibitive to planting in a timely and appropriate
manner, etc.).
• NOTE: The use of utilities for temporary occupancy may be allowed by the Building
Official pursuant to FMC Section 13-100.110.1.2 et seq.
ii) Prior to granting of final occupancy, a written certification, signed by a landscape
professional approved by the Development and Resource Management Department
Director, shall be submitted stating that the required landscaping and irrigation system have
been installed in accordance with the landscaping and irrigation plans approved by the
Development and Resource Management Department. (Include this note on the site and
landscape plans.)
9. FENCES, HEDGES, AND WALLS
Fences, hedges and walls shall be provided in accordance with the following:
a) All proposed fences, hedges and walls, etc.shall be reviewed and approved prior to installation
by the City of Fresno, Development and Resource Management Department. (Include this
note on the site plan.)
i) Clearly depict any proposed/existing fences, hedges and walls on Exhibit(s) "A" of
Conditional Use Permit Application No. C-14-010. Note that all proposed/existing fences,
hedges and walls must comply with all policies, ordinances, regulations, etc. of the City of
Fresno, Development and Resource Management Department.
Conditions of Approval
Conditional Use Permit Application No. C-14-010
April 02, 2014
Page 10 of 14
ii) Submit a rendering depicting the fence, hedge or wall height, material, location etc. for
review and approval.
NOTE: Only those fences, hedges and walls as shown on the site plan shall be
reviewed for approval.
b) Fences, hedges and walls shall be constructed in accordance with the requirements outlined in
the Conditions of Approval for Tentative Tract Map No. 6073/UGM.
c) All fences, hedges and walls shall conform to the provisions of Section 12-306-H of the FMC
except as may be modified herein below.
d) Temporary fences to secure projects under construction are allowed. Any temporary fence
shall be adequately secured and constructed to prevent overturning due to wind, vandalism,
and/or casual contact by the general public. The construction shall be performed in such a
manner as to minimize any potential safety hazard, which may occur as a result of improper
fence installation or damage to the fence.
10. ACCESS
a) There shall be adequate vehicular access from a dedicated and improved street, service road
or alley, the design of which shall be approved by the Director of Public Works.
b) There shall be pedestrian access from a dedicated and improved street, alley or recorded
private access to property used for residential purposes,
c) Vehicular and/or pedestrian access shall be maintained and remain clear at all times.
d) Provide vehicular and/or pedestrian access as noted on Exhibit(s)"A"of Conditional Use Permit
Application No. C-14-010.
11. OUTDOOR ADVERTISING AND MARKETING
a) Signs, other than directional s4gns,if applicable, are not approved for installation as part of this
special permit. Submit for a separate Master Sign Program or Sign Review Application.
Applications and requirements for submittal are available at the Development Services
(Planning) Division's Public Front Counter. (Include this note on the site plan).
12. BUILDING STANDARDS AND ELEVATIONS
Final building elevations for all structures proposed to be constructed on the subject property shall
be submitted to the Development and Resource Management Department,Development Services
Division for approval prior to issuance of building permits.
The design of the project should address the goal to create a pedestrian scale atmosphere with
quality architecture in order to create and achieve a vibrant,livable,walkable, economically viable
and sustainable community to enhance the urban form. Buildings should generally be designed to
Conditions of Approval
Conditional Use Permit Application No. C-14-010
April 02, 2014
Page 11 of 14
strengthen street scene, integrating private and common area spaces such as to maximize
pedestrian use, enjoyment and amenity associated with the planned development. Building
elevations shall comply with the following requirements:
a) Pursuant to Policy numbers C-20-f, C-21-a, C-21-b and C-21-c of the 2025 Fresno General
Plan, all proposed buildings shall include design features and decorative treatments. Visible
sides of buildings shall not be developed with featureless "blank" walls. Design measures
should be utilized to avoid large scale, massive, monolithic, and repetitive"institutional"visual
appearances. Submit elevations inclusive of modifications for review and approval.
i) Buildings shall have an attractive appearance on all sides, notjust on their front elevations.
Side and rear elevations which are visible from the public rights-of-way or which are
adjacent to common areas or paths of travel should incorporate aesthetic enhancements to
reinforce the quality and character of the development. Design features such as the
extension of roof treatments to the sides and backs of buildings; provision of overhangs,
awnings and sunscreens; and, use of texture, relief, and/or color can be utilized to add
interest to otherwise blank walls.
• NOTE: Aesthetic enhancements may include a variety of elements including
incorporation of architectural character defining features, details and materials,
landscaping, decorative fencing, etc. Contact the Development and Resource
Management for further information and/or recommendations. Development and
Resource Management Department approval shall be obtained for respective
elevations of the proposed structures prior to issuance of building permits.
ii) Elevations which are visible from the public streets rights-of-way shall incorporate aesthetic
enhancements pursuant to the recommendations included herein above.
iii) Second-story windows should be directed, to the extent feasible, away from adjacent
single-story residential uses; or, adequate setback and landscape screening shall be
provided to protect the privacy of adjacent properties.
iv) Roofing material shall consist of: architectural grade composition roofing guaranteed by the
manufacturer for at least 20 years; cement or clay tile; treated wood shakes; and/or,
architectural-grade metal and coated non-glare decorative metal roofing products.
v) Garage doors with decorative features (which may include windows)shall be provided for
each dwelling on all lots within the planned development.
vi) Where proposed, attic vents shall be decorative,consistent with the style and character of
each structure.
b) In accordance with City of Fresno guidelines and recommendations from the Fresno Police
Department for crime prevention through design,appropriate lighting shall be provided on-site
to enhance the appearance of the neighborhood while simultaneously providing a sense of
security and safety in order to make it possible to use outdoor living spaces after nightfall.
Conditions of Approval
Conditional Use Permit Application No. C-14-010
April 02, 2014
Page 12 of 14
i) Residential lighting fixtures should be scaled to be in keeping with the pedestrian nature of
the planned development.
ii) Lighting should be designed to make yard and common areas more livable and to allow
neighbors to gather and socialize in the evening hours.
iii) Lighting fixtures should complement the architectural style of the structures in terms of both
color and style. Fixtures attached to structures and complementing their style are preferred.
iv) Eave-mounted spotlights should be limited to interior yards and used only to illuminate
after-dark activities. The light from these spotlights should be shielded or aimed to
eliminate glare escaping into neighbors' yards and windows.
c) Clearly identify all condensing units, air conditioning and heating units on the site plans and
elevations.
i) Mechanical equipment placed on the ground within side yard areas shall not obstruct or
impede access for emergency service personnel. Maintain minimum 3-foot wide clear
paths around equipment; or, provide approval from the City of Fresno Fire Department
respective to mechanical equipment locations.
ii) Roof mounted mechanical equipment shall be recessed and shall not be visible from the
public right-of-way.When placed on the ground outside of required yards,condensing units
and mechanical equipment shall be screened from view of the public right-of-way with
structures, fencing and/or landscaping as may be appropriate.
13. DEVELOPMENT IMPACT FEES
City of Fresno Development Impact Fee obligations applicable to this project shall be satisfied in
accordance with the fee schedule outlined within the conditions of approval for Vesting Tentative
Tract Map No, 6003/UGM dated February 15, 2012. The specified fees will be payable at time of
recordation of a Final Map, issuance of building permit, at time of issuance of certificate of
occupancy, or may be eligible to be deferred with a fee deferral covenant.
PART E - CITY AND OTHER SERVICES
1. TRANSPORTATION/TRAFFIC PLANNING
a) Comply with all of the requirements included within the attached Public Works Department,
Traffic and Engineering Services Division memorandum dated March 14, 2014.
2. PUBLIC UTILITIES REQUIREMENTS
a) Comply with all of the requirements included within the attached Department of Public Utilities,
Planning and Engineering Division (Sanitary Sewer) memorandum dated February 26, 2014.
b) Comply with all of the requirements included within the attached Department of Public Utilities,
Conditions of Approval
Conditional Use Permit Application No. C-14-010
April 02, 2014
Page 13 of 14
Water Division memorandum dated February 24,2014.
3. SOLID WASTE COLLECTION
a) Comply with all of the requirements included within the attached Department of Public Utilities,
Solid Waste Division memorandum dated March 13, 2014.
4. FIRE PROTECTION REQUIREMENTS
a) Comply with all of the requirements included within the attached City of Fresno Fire Department
memorandum dated March 06, 2014.
5. FLOOD CONTROL REQUIREMENTS
a) Comply with all of the requirements included within the attached Fresno Metropolitan Flood
Control District memorandum dated March 13, 2014.
6. SAN JOAQUIN VALLEY AIR POLLUTION CONTROL DISTRICT
a) The subdivider/developer shall comply with all regulations and rules applicable to the
development of the subject property in accordance with SJVAPCD requirements and the
mitigation measure requirements included herein above.
• NOTE: These rules and regulations may include, but not be limited to, compliance with
Regulation VIII for the control of particulate matter and fugitive dust during construction
of this project and Rule 8060 for the control of fugitive dust from paved and unpaved
roads.
7. CLOVIS UNIFIED SCHOOL DISTRICT
a) Comply with all of the requirements included within the attached Fresno Unified Schoold District
memorandum dated February 21, 2014.
i) The developer will be required to pay the District's school facilities fee at the time of building
permit.
NOTE: New development on the subject property will be subject to the fee in place at
the time fee certificates are obtained.
PART F - MISCELLANEOUS
Approval of this site plan is contingent upon the submittal of corrected site plans showing all
existing/proposed on-site conditions as reflected on all exhibits and the following:
1. If archaeological and/or animal fossil material is encountered during project surveying, grading,
excavating, or construction, work shall stop immediately.
Conditions of Approval
Conditional Use Permit Application No, C-14-010
April 02, 2014
Page 14 of 14
2. If there are suspected human remains,the Fresno County Coroner shall be immediately contacted.
If the remains or other archaeological material is possibly Native American in origin, the Native
American Heritage Commission (Phone: 916/653-4082)shall be immediately contacted, and the
California Archaeological Inventory/Southern San Joaquin Valley Information Center
(Phone: 805/644-2289)shall be contacted to obtain a referral list of recognized archaeologists. An
archaeological assessment shall be conducted for the project, the site shall be formally recorded,
and recommendations made to the City as to any further site investigation or site
avoidance/preservation.
3. If animal fossils are uncovered, the Museum of Paleontology, U.C. Berkeley shall be contacted to
obtain a referral list of recognized paleontologists. A paleontologist shall conduct an assessment
and, if the paleontologist determines the material to be significant, it shall be preserved.
Unless the Planning Commission decision is set for hearing to the Council in accordance with
Section 12-406-J of the FMC,the decision of the Commission shall be final and effective at 12:01
a.m. on the sixteenth day after the date of the decision, subject to writ of administrative
mandamus under 1094.6 of the Code of Civil Procedures.
vitt' ql
DATE: March 14, 2414 Revision
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 6073 (4855 East Church Avenue)
Sllkscape, Inc. / Precision Civil Engineering
The Public Works Department, Traffic and Engineering Services Division, has Completed its review and
the following requirements are to be placed on this tentative map as a condition of approval by the Public
Works Department.
Provide the following informatior, on the tentative map and / or complete the following, Rdgtr
Planning Commission.
1. Lot frontages do not meet minimum requirements. (Less than 40' wide) See FMC flection '12-
211.5,B,1,e.
Identify adjacent driveway approach and iii' visibility triangle for the parcel to the east.
3. Identify corner cuts for ramps at all intersections.
4. The site plan and map do not match. Revi,,- the . it plan and the map to show the satire
information.
5. Provide more detail on the site plan. See attachment tar required items.
General Conditions:
1. Curb Ramps: Provide curb ramps at all corners within the limits of this subdivision.
2, Pedestrian Easements: Identify all pedestrian easemel its on the map.
a. Major Streets: A 2' dedication for a pedestrian easement is required.
b. Local Streets: If designed to Public Works Standard P-56, see 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. Design local streets, with a minimum of 250' radius.
5. Local street lengths exceeding 800' and four way intersectiom, r::quire 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 mao. No parking is allowed adjacent to the circles.
6. Local Street Intersections: The intersection of two local cuntinuous streets shall have a minimum
of 160' offset measured from centr;r line to center line.
7. Dead-end Streets: Any temporary dead-end streets created by this subdivision shall be properly
barricaded in accordance with the Public Works Standard P-100.
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8. Outlots: If the subdivider seeks to dedicate to the City, in fee, an outlot for open space purposes,
subdivider shall prove to [lie City that the outlot is free of toxic or hazardous materials pursuant to
the requirements of City Administrative Order 8-1, including, but not limited to, performing a
Phase I Soils Investigation. The soils Investigation report shall be submitted to the Public Works
Department for review and approval. The subdivider roust obtain Public\/Yorks approval of the
soils investigation report and complete any mitigation work identified by the soils investigation
prior to subdivider's submittal of the f=inal Map to the Development Department. Any and ati costs
associated of the soils investigation and any required mitigation work shall be performed at the
sole expense of the subdivider.
3. Plan Submittal: Submit the following plans, as applicable, in a single package, to tl-Ie Public Works
Department for revievd and approval: Street: construction, signing, striping, traffic signal /
streetlight and landscape/ irrigation,
10. Street widening and transitions shall also include utility relocations and necessary dedications.
11. 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. (f1/inirnum
distance allowed is 18' from back of walk if the garage has a roll-up door) FMG Section 12-2107,15
E-1me,
12. Provide a 30' visibility triangle at all street intersections. (Identify fencing and building setbacks at
all corners within this map.
Frontage Improvemc-nt Reguirements:
Major Streets:
Church Avenue: Collector
1. Dedicate 47' of property, from section line, for public street purposes within the limits of this
subdivision to meet the current City of Fresno Collector Standards. Transition paving from 47'
to the existing 30'.
2. Construct concrete curb, gutter and sidewalk to Public Works Standard P-5. ►he curb shall be
constructed to a 10' residentiai pattern. Construct a 6' residential sidewalk per Public\[Uorl<s
Standard P-53. A 2' Pedestrian Easement is required. Identify on the map.
3. Construct 20' of permanent paving (measured from face of curb)within the limits of this subW
division.
4. Construct an underground street lighting systern to Public Works Standard E-1 within the Hnnits of
this subdivision. Spacing and design shall conform to Public Works Standard E-8 for Collector
Streets.
5. Relinquish direct vehicular access rights to Church Avenue from all lots within this subdivision.
Iotterior Streets:
1. Dedicate, design and construct all curb, gutter, sidewalk, (both sides), permanent paving, cul-de-
sacs, easements and underground street lighling systerns on all interior local streets to Public
Works Standard P-56. Modified cross section approved by Scott Tyler. 47' r/w, 36' flovr line to flovl,
line, rolled curb and monolithic sidewalk.
2. Rolled curb shown. Identify the need for the 2' pedestrian easements or delete.( Applicant to
identify if 2' blanket easement for ADA access around utilities or at each utility location?)
3. Remove the proposed median in the Winery entry.
4, Provide Traffic calming at the following locations:
a. Winery and Alexander
b. Justin and Belgravia
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5. Provide 10' visibility at all driveways.
-qc, is Mitigation Requirements: (I _' Eat Sr-RP-his tract will generate 1066 average daily trips, 84
&.}'M( '112 PAA. peak hour trips; therefore, a Traffic Irrlpact Study (TIS) is required. Comply with the
mitigation measure requirements of the Traffic Engineering Manager. (If not submitted) A project trip
generation and trip trace study shall be prepared and submitted to 'l`l.affic Planning prior to a TIS "scope"
meeting being set. Contact Jill Gormley at(559) 62.1-8192.
1. Relinquish direct vehicular access rights to :
a. the east property line of lots 1 and 58.
b. the west property line of lots 57 and 61.
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. Provide a. pedestrian access plan for review and approval.
Traffic Signa.[ Cyti`rictation Impact(T SMIJ Fee:This project shall pay the current Traffic Signal Mitigation
Impact Fee(TSNAI Fee) at the time of building permit based on the trip generation rate(s) as set forth in
the latest edition of the ITE Generation Manual for single family units (fee rate as shown in the Master
Fee Schedule).
Fresna Major street Impact (FMSI) Fee : This Map is in the New Growth Area; therefore pay all
applicable growth area fees and City-wide regional street impact fees.
Fresno Major Street Impact(FMSI) Requirements:
Church Avenue: Collector (Growth Area Street)
1. Dedicate and construct(2) 17'center section travel lanes and a 12' center two-way left turn lane
within the limits of this subdivision. Stripe 200' left turn pockets at all major intersections. An
additional 12' of paving shall be required to accommodate the 250' left turn pockets. Dedication
shall be sufficient to accommodate additional paving and any other grading or transitions as
necessary based on a 4.5 MPH design speed.
furcal Transportation Mitigation Pee_(R i MF): Pay all applicable R i MF fees to the Joint Powers
Agency located at 2035 Tulare Street, Suite 201, Fresno, CA 93721; (559) 233-4148 ext. 200;
wwyu, iesr7pcoa._oro. Provide proof of payment or exemption urior to issuance-of building permits.
OR
Pay pr^ekfiausly assessed tees directly to Caltrans. Coma&Wilt T ackatt for n-tone details. Promide
vsritic;r,.Nan that fees have been paid to Lauise Gilio,
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IFLAFFIC PLAf'f1 NG
SUBMITTAL REQUIREMENTS FOR ALL SITE PLANS
PSnase Nota: Detailed condi ons will be provided once n detarlad"a plan is'oflrcW submitted
Pleaw reference Trak Plaming's neguiranents listed below to anaela you to provide adequate inf❑rtnation tot a complafe
ravisw.
A
1_ No type,And utility symbols
2- Sheat Sim-24'x 36"or lager
3. hale:SAe plant muot ba drawn to scab_Use I*.34'or ranger. Provide a north array.
4_ Victnity Map:PrOVW 4 major streata 4 tl2 square mile),north arrow
5. Parosl of Record:Identify the entire panel at the time of permits and a 4"descxiptian.if only a portion of an existing
pawl is b be dwaiopvd,a key map OW be inckmW showing the antra percwk
e. Phare linea:Identify
7. Property Lines:Moody and dimordion existing and proposed property fines.
8. Easanwnts:Idan*and dimension all axis"alb proposed easements
4. Soope of work:All hams shall be listed as existing.proposed or future.
B. Offsite Information:
1. Adjacent Stmets,Frowtaysand Railroads:ldordity and provide the name of all a4acent sheets,freeways and
railroads.
2 Section and Cantor Lines:Identify all section and center Inas.
3, Wicatiots:Idantty all existing and proposed de ations. Provide a dimension from rho section and canter inns to the
ertisting alit proposed properly lines.
4. Sow tmprwarnaruta-Idartl[y existing grid proposed curb.guaw.sidawalits(provide tridthl,driveway approaches
Weida 40).ADA ramps(pravid9 radion),atroat I"Ispacly 9 wood or metal gob),Ir*k sigrrsfs.
5 Stmet furnlirmt ldontify uliTrty polos,poxes,guy wires,signs,fire hydrants,taus stop benches,trash recaptacies,tree
wft,otc.
6� ADA:Identity the ragtirad 4'minimum path of lfwO&Wv the otitic sidarak rrllacant b propery.
7. Madian fslarrds:Identify and opacify t etis ft to remain,proposed tx to be modlad,
a_ inlersecitans:K the proposed pra{ee!is on slrect camel,provide We antis Intersection an the site pfan.'If located on a
major mlersocdon also provide existitg atripitg.
Q. Canals:Identify rbjecent Mats and provide a proposed cross section compiale with dimensions on the site plan.
10. Vacations:Identity and dimension W!vacations.
C- t]nstLe Information:
i. Buildings:I W*N end label&I buiidirtgs as aft".propmad or to be removed. Provide squue lo0wp.
2 Acom:Provkio padmM&n.vaNcular end servioo acuses.Idenftty in the opaaianaf-hd- ad dta maxlmurn sae of
velniGe t4 oriel and axil Ina site. Provide hrrtirtp templalea on the Soo plat[Ora large vehicles.
3 ParWng Lots: 4aorixtlnp and proposod)
a.. Salla:Provide faniftti and wkkh,Provide the number that are ra p*vd,provided.a mpad and chability parking
stale.RhMify tl`ta 3 vo*du ovelhtng ad{acarx to continues wbi% No ob&xtions shall be within the 3'
otarhertg. (ground cover is albvvsbfa.)
b.. Curbs:6-high
c. Wtwaf Stops:6'high
d. Circulation Alslas:providewici is
Q, Wakways:provide wkfh adjacent to pakng slats Q'min)
t. DI ectional Dow of traffic:Identify ax WLkV and proposed directlartal arrows
g- lighting:Wenbfy the Location(not to be within the 3'voficutar overhang)
h. Disability prrktng,ramps,algrnga:provide delalla
i. Loadfngzones-.provide dimensions 412'x 4U min.)
!. Planters:provide planter dimensions.and rank
K. Paving:per Pubic Works Standards P-21,P•22,P•23
4. Wags or F'anckV:Identify axisbg andpropotled wah and fences casrtpkw wt Ioc"n height and type of matartal.
D. tisInforn:
1. rw ma10ustma a.Provide ref4rervice numbers
2- Plical or Tract taps:Provide re[erance numbers
3. Traffic knnpact Studies:Provide reference numbws
4- CUPlSPR:klvrttiiy previous entitlement numbers
TniftPwrrg WOW W na4D ro
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City of
FRESNO
DEPARTMENT OF PUBLIC UTILITIES tINU
ADMINISTRATION DIVISION � w
MEMORANDUM
"�iryG ■WAS�44i�,
Date: February 26, 2014 Providing tire's Essential Sol w rs
To: WILL,TACKETT
Development Service and Planning
From: DOUG HECKER, Supervising Engineering Technician
Department of Public Utilities, Planning and Engineering Division
Subject: SEWER REQUIREMENTS FOR TENTATIVE TRACT T-6073IUGM AND
CONDITIONAL USE PERMIT C-14-010
General
T-6073-UGM � -14 010 were filed by Pronision Civil Engineering, on behalf of Silkscape, Inc.,
pertaining to approximately 17.99 net acres of property located on the north side of East Church
Avenue between South Chestnut and South Willow Avenues, 4895 East Church Avenue, APN
481-070-03, 04, 22. T-6073-UGM & C-14-010 request authorization to subdivide the subject
property for purposes of creating a 112-lot single family residential public street planned unit
development on the subject property at an overall density of approximately 6.23 dwelling units
per acre. T-6073-UGM & C-14-010 have been filed as new applications to replace the expired
applications T-5508-UGM & C-05-107. While the overall form of the proposed subdivisi' ll will
remain substantially the same, the new applications propose dedication of public street rights.
of-way and public utility services on the interior of the subdivision, vs. the private streets and
services originally approved for T-5508.
)ewer Rcquis-i—. �: I-,I,.
The nearest sanitary sewer main to serve the proposed project is an 18-inch sanitary sewer
main located in E. Church Avenue. Sanitary sewer facilities will be available to provide service
tl le site subjr1A to the fallowing requirt;ments:
1. ;unitary sewer main: (including s wer house branches to adjacent properties) shall be
extended within, tht, proposed tract to provide sewer service to each lot created.
The Projc.. shall comply with City of Fresno Ordinances, Standards, �3pecifications, and
Conditions related to providing sanitary sewer service including payment of all City of
Fresno adopted in-}paca fees and sewer connections charge; c,;Aablisl wd in the City of
Fresno Master ``nee Schedule.
Inst,11ation of sewer house branch(s) shall b_ ,-quired,
Separate sewer house,branche%_ shall be provided for each lot created.
5. Abandon any existing on-site private septic systems.
1i1 1 A Nationally Accredited Public Utility Agenc.Y
.1.I.µ.♦
6. Engineered improvement pians prepared by a Registered Civil Engineer shall be
submitted for Department of Public Utilities review and approvals for proposed additions
to the City Sewer System.
7. All underground utilities shall be installed prior to permanent street paving.
3, Street easements and/or deeds shall be. recorded prior to approval of irnproverneni. plains
9. Ail public sanitary sewer facilities shall be constructed in accordance vlrith City
Standards, specifications, and policies.
Sanittary SewerFees
The,following Seeder Connection Charges are due and shall be paid for the Project:
1. Sewer Lateral Charge
2. Sewer Oversize Service Area: #34
3. Wastewater Facilities Charge (Residential Only)
City of OPU FRESNO �D --EPARTMENT OF PUBLIC UTILITIES WATER DIVISIONMEMORANDUM
DATE: February 24, 2014 Prov rlrnr)I dr-'s f Iwpikrl Vpw?el
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: WATCH; REQUIREMENTS FOR VESTING TENTATIVE TRACT T-6073
General
-I- 6073-UGM & t 14-010 were filed by Precision Civil 1 ngineering, on behalf of
Silkscape, Inc., pertaining to approximately 17.99 net acres of property located on the
north side of East Church Avenue between South Chestnut and South Willow Avenges,
4895 East Church Avenue, APN 481-070-03, 04, 22. T-6073-UGM & C-14-010 request
authorization to subdivide the subject proporty for purposes of creating a 1 12-lot single
family residential public street planned unit development on the subject property at an
overall density of approximctely 6.23 dwelling units per acre. T-6073-UGM & C-14-010
have. been filed as new applications to replace the expired applications T-5508-UGM &
C-05-107. While the overall form of the proposed subdivision will remain substantially
the same, the new applications propose dedication of public street rights-of-way and
public utility services on the interior of the subdivision, vs. the private streets and
services originally approved for T-5508.
Water Service
The nearest water main to serve the proposed project is a 14-inch main located in East
Church Avenue and an. Water facilities are available to provide service to the site
subject to the following requirements:
1 Construct a water supply well(s) on a site(s) dedicated to the City(of Fresno. The
well(s) shall be capable of producing a total of 500 gallons per minute. Well sites
shall be of a size and at a location acceptable to the Water Systems Manager.
The cast of acquiring the well site(s) wid construction of the well(s) shall be
reimbu;ped trom the UGM Water Supply Well Service Area Fund 501s, in
accordancr with established UGM policie.;..
1:
A Nationally Accredited Public Utility Agency
2. Water well construction shall include wellhead treatment facilities, if required.
Fhe cost for constructing wellhead treatment facilities shall be reimbursed from
UGM Wellhead Treatment Service Area Fund 501s, in accordance with
established UGM policies.
0. Separate water services with meter boxes shall be provided to each lot created.
4. Water mains (including installation of City fire hydrants) shall be extended within
the proposed 'tract to provide service to each lot.
5. All public water facilities shall be constructed in accordance with/ City Standards-,
specifications, and policies.
6. Seal and abandon any existing on-site well in cornpliance with the State of
California Well Standards, Bulletin 74-90 or current revisions issued by California
Department of Water Resources and City of F=resno standards.
7. Two independent sources of water, meeting Federal and State Drinking Water
Act Standards, are required to serve the tract including any subsequent phases
thereof. The two-source requirement may be accomplished through any
combination of water main extensions, construction of supply wells, or other
acceptable sources of water supply approved by the Assistant Public Utilities
Director.
8. Engineered improvement plans prepared by a Registered Civil Engineer shall be
submitted for Department of Public Utilities review and approvals for proposed
addition and/or modification to the City Water System. Depict neighboring parcels
and proposed plans for their continued service.
9. All Public water facilities shall be constructed in accordance with The Department
of Public Works standards, specifications, and policies.
Water Fees
I. Wet-tie(s), water service(s) and/or meter(s) installation(s)
City of
F IR VE:S';Nl:4`4 1 k1ii;
DEPARTMENT OF PUBLIC UTILITIES
March 13, 2014
TO: Will Tackett,Supervising Planner
Development and Resource :Management Department, Planning Division
FROM:. Chris Weibert,,Management Analyst 11
Department of Public Utilities, Administration
SUBJECT: IT 6073/UGM &C-14-010, Solid.Waste Conditions of Approval
Location: North side of East Church Avenue between South Chestnut Avenue and South
Willow Avenue(APN 481-070--03,04,22)
The Department of Public Utilities, Solid Waste Division his : ompleted a review of Tentative Tract
Map TT 6073/UGM and C-14-010 that were submitted by Pjccision Civil Engineering, on behalf of
Silkscape, Inc. The following requirements and conditions are to be placed on this tentative tract map as
a condition of approval by the Department of Public Utilities.
General Requirements:
Tract 6073 will be serviced as Single Family Residential properties with Basic Container
Service. Property owners will receive 3 containers to be used as follows: 1 Gray container for
solid waste, 1 Green container for green waste and 1 Blue container for recyclable material.
The owners, lessees or other tenants of the residential dwellings on service day, before 5:30 a.m.,
shall place their solid waste containers at the edge of the curb approximately 4 feet apart and
shall not block any vehicle accesses, nor be placed within any traffic circle, in accordarit_c with
the City of Fresno's Solid Waste N14anagement Division Standards.
• Per Municipal Code, Section 6-205 Solid Waste, Recycling and Green Waste Disposal
Regulations.. Section (c)(11). No solid waste container not residential rubbish shall be allowed to
remain at the curbline after 8:00 p.m. on the collection day.
• Per Municipal Code, Section 6-205 Solid Waste, Recycling and Green Waste Disposal
Regulations, Section (c)(10). No material container shall be stored in the front yard or side yard
on a street as said yards are described in Chapter 12, Articles 2 and 3 of this Code, unless the
container is screened from view from the strvet in accordance with that article of the.Code.
Special Conditions:
Solid Waste requires 18' of unobstructed clearance in the path the truck travels.
Provide 44' (centerline) turning radius.
Page I of I
Conditions of Approval'I'ff07_I&('-14.010.doc.x
RE
FIRE 11'1�7,PARTMENT
late., March 6. 201 4.
ToE WILLTACKE YT, Planner
Development and Resource l.arragclueni 1:)epart ent.
Vr om,,'� DEBBY REMILY, Fire Prevention Inspector 11 titin.
lire Department, Fire Prevention Division
Subject. Conditional Use Permit Application No. C-14-010 and"Tentative Tract Map No.
6073/UGM were tiled by Precision Civil Engineering, on behalf of Silkscape, Inc.;
pertaining to approximately 17.99 net acres of property located on the north side of
East church Avenue between South Chestnut and South Willow Avenues. CUP
Application No. C-14-010 and Tentative Tract Map No. 6073/UGM request
authorization to subdivide the subject property for purposes of creating a I I2-lot singe
family residential public street planned unit development on the subject property at an
overall density of approximately 6,23 dwelling units per acre.
Conditional Use Permit Application No. C-14-010 and Tentative "tract Map No.
6073/UGM have been Cried as new applications to replace the expired tentative neap for
Tract 5508/UGM and associated Conditional Use Permit No. C-05-107. While the
overall form of the proposed subdivision will remain substantially the same,the new
applications propose dedication of public street rights-of-way and public utility services
on the interior of the subdivision(vs. the private streets and services originally
approved fbr Tract 5508).
COMMENTS
Othel:-
Public street hydrant(s) must be installed. Coordinate location with Public Works.
All required fire access lanes shall be provided and maintained with an approved "all weather"
surface capable of supporting 801,000 Ib. vehicles(minimum 4"of base rock over compacted or
undisturbed native soil or per approved engineered plans)year-around and with 24 feet
minimum width or other approved method that would prevent shoulder degradation.
Note on plan: Fire hydrants and access roads shall be installed,tested and approved and shall
be maintained serviceable prior to and during all phases of development. The 41/2"outlet shall
face the access lane.
Provide note on plan: All construction work on this project is subject to interruption if the road
system becomes impassable for fire apparatus due to rain or other obstacles.
This pro.ject 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 corapliance 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 DARTA when a submittal for
building plan reviow is made as required by the f aiifornia Building COdC by the architect oi-
engineer of record for the .}wilding.
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT He No.210 45
NOTICE OF REQUIREMENTS
Pqc I ora
PUHLIC:AGENCY DEYELOPEIt
WILL TACKM SILKSCAPE,;[NC.C/O RECISION CIVIL on
DEVELOPMENT SERVICESIPLANNING ENGINEERING,INC.
CITY OF FRESNO 1234"O"STREET
2600 FRESNO STREET,ROOM 3043 FRESNO,CA 93721
FRESNO, CA 93721-3604
PROJECT NO: 6073
ADDRESS: N/SCHURCH$TWN CHESTNUT AND WILLOW
APN: 481-070-03,04.22 SENT- 63/a
Drainage Area(s) Preliminani Fee(s)
BF $104,733,00
TOTAL FEE:$104,733.00
The proposed development will generate:storm runoff which produces potentially significant environmental impacts and v-hi;:h
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 CEQAINEPA impact of the project mitigation requirements.
■
The proposed development shall pay drainage fees pursuant to the Drainage Fee Ordinance prior to approval of the final map at
the rates in effect at the time of such approval. The fee indicated above is based on the tentative map.Contact the FMFCD
project engineer prior to approval of the final rnap for the fee,
Considerations which may affect the fee obligation(s)or the timing or form of fee payment:
a.) Fees related to undeveloped or phased portions of the p,oject may be deferraK,,.
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 assurrt 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 6--es.
d) The actual cost incurred in constructing Master Plan drainage system facilities is credited against the drainag,•t:e
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 col lected by'ha 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 front payment.of the f.:. A non refundable$300 Administration fee or
5%of the refund whichever is less will be retained without fee credit.
5469 E.OLIVE.-FRESNO,C'.-,93-1:'-1 (559)456.3292•FAX(559)456-3194
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 2 o`4
Approval of this development shall be conditioned upon compliance with these District:Requirements.
L — A. Drainage from the sitz shall BE DIRECTED TO
X b. Grading and drainage patterns shall be as identified on Exhibit No. I
_ The grading and drainage patterns shown an the site plan conform tra the adopted Storm Drainage and
Flood Control Master Plan.
2. The proposed development shall construct andlcr dedicate Storm Drainage 4rt4 Flood Control Master Plan facilities
located within the development or necessitated by any off-site improvements required by the approving agency:
X DEloqq1r sWl construct facilities as shown on Exhibit No. 1 as "MASTER PLAN FACILITIES TO BE
C 5"TRUC'TED BY DEVELOPER
None required.
3. The following Final improvement plans and information shall be submitted to the District for review prior to final
development approval: 14
X Grading Plan
—A— Street Plan z
X Storm Drain Plan
_x _ Water&Sewer Plan
■
;4 Final Map
Drainage Report(to be submitted with tentative map)
Other
None Required
4. Availability of drainage facilitic-:
_ Permanent drainage service is available provided the developer can verify to the satisfaction of the City
9' that runoff can be safely conveyed to the Master Plan inlet(s).
X b. The construction of facilities required by Paragraph No.2 hereof v.ill provide permanent draiwi,K L lieu.ice.
Permanent drainage service will not be available. The District recommends temporary facilities•.until
___ C. rmerypermanent service is availaUtc-
d. See Exhibit No.2.
5. Tho proposed development:
_ Appears to be located within a 100 year food prone area.as designted on the latest Flood Insurance Rate
Maps available to the District,necessitating appropriate floodplain management action.(See attached
Floodplain Policy.)
—n_ 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 raust be preserved as pail of site development. Additionally,site
development may not intcrfere with the ability to operate and maintain the canal or pipeline.
5469 E.OLIVE-FREVY0,CA 93727-(559)456-3296•FAX 1559)456-3194
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 3 of d
7. T'he Federal Clean Water Act and the State General Permits for Stotin Water Discharges Associated with
Construction and Industrial Activities(State General Permits)require developers of construction projects disturbing
one or more acres,and discharges associated with industrial activity not otherwise exempt from National Pollutant
Discharge Elimination System(NPDES)permitting,to implement controls to reduce pollutants,prohibit the
discharge of waters other than storrn.water to the municipal storm drain system,and meet water quality standards.,
These requirements apply both to pollutants generated during construction,and to those which may be generated by
operations at the development after construction.
a, State General Permit for Storm Water Discharges Associated with Construction Activities,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 arc required to:submit a.Notice of Intent
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-storm water discharges,conduct it:utine site inspections,train employees in permit compliance,and
complete an annual certification of compliance.
b. State General Permit for Storm Water Di .charges Assucia�ed with Industrial Activities,April, 1997
(available at the District Office). A Statt ien , .l Indust:iai Perrnir is required for specific types of
industries described in the NPDES regulations or by Standard Industrial Classification(SIC)code. The
following categories of industries w: g:merally 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 t
site inspections,train employees in permit compliance,sample storm water runoff and test it for pollutant
indicators,and annually submit a report to the State Board.
c. The proposed development is encouraged to select and implement storm water quality controls
recommended in the Fresno-Clovis Storm Water Quality Management Construction and Post-Construction
Guidelines(available at the District Office)to meet the requirements of the State General Permits,
eliminate the potential for non-storm water to enter the municipal storm drain system,and where possible
minimize contact with materials which may contaminate storm water runoff.
S. 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 thes. quirements,or s�vise fees,as FICCeSSW y w
accommodate changes made in the proposed development by the developer or requirements made by other agencies.
I0• k See Exhibit No.2 for additional comments,recommendations and requirements.
Gerald E.Lakeman Gary Chap"m
District Engineer Project Engineer
5469 K OUVC�FRFSNO,CA 93727-(559)456.3292•FAX (559)456-3194
NO TE:
THIS MAP IS SCHEMATIC'
DISTANCES ARE APPROXIMATE.
I
} I I
Ti I I y1 s.
I I �
"Alf
FLORENCE AVE
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------------------- --- - ------
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I I I I
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11 I I I
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U [ I i CUP12014-010
+, I I IIt _ 1 I
I I I I
I i_w__.._— --i I I 1
IM
let Tonved I
AVE
I
EUNA AVE I �_.__-.—
LEGEND
Creditable Facilities(Master Plan Facilities To Be Constructed By
Developer)-Pipeline(Size Shown) &Inlet.
W= Non-Master Plan Facilities To Be Constructed By Developer
" (Not Eligible For Fee Credit)
1 "= 300 '
[3--- --- Existing Master Plan Facilities
-—— Inlet Boundary TRACT 6973CUP 2014-010
it Existing Temporary Inlet DRAINAGE AREA "BF"
EXHIBIT NO. 1
L9
(FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
Prepared by:wadet
Date.311 312 01 4
Path:K:\Autocad\DWGSIOEXHIBITICITYCUP\2014-010.mxd
011 H X R N I Q U I RE I kENTTS
The cost of constwction of Master Ilan facilities, excluding dedication of swum drainage
easenaents, is eligible for credit against the drainage fee of tale drainage area served by the
facilities. A. Development Agmem.ent shall be executed with Ih.e District to effect such credit.
Reimbursement provisions; in accordance with the Drainage Fee Ordinance, vAll be included to
the extent that developer's 10aaer flan costs for an individual drainage area exceed the fee of
said area. Should. the facilities cost for such individual area total less than the fee of said area,
the difference shall be paid upon dernand to the "ity/Coun.ty or District.
The District requests that tI}e developer/engineer contact the District as early as possible to
discuss the partially constructed storm drain facilities that were required of original tract; Tract
550 .
Development No. Tract 6073
up\perm ikxhibiOn ac1\6073(gqt)
BOARD OF EDUCATION
;>
Valerie E Davis,Presidw
e Undsay Cal Johnson,Clerk
Michelle A.Asadooriau
Fresno Unified tuDc Chaves
Christopher 17G Ln Cada
{. - Carat Mills,J-la.
School District lanetRyan
Preparing Career Ready Graduates Facilities Management&Planning SUPERINTENDENT
MiOael G.Hanson
February 21,2014.
Wit]Tackett,Development Services/Planning
City of Fresno
Planning& Development Department
2600 Fresno Street,Third Floor
Fresno,CA 9372I-3604
SUBJECT: TENTATIVE IMAP OF TRACT 6073
CONDITIONAL USE PERMIT APPLICATION NO.C-14-010
112-UNIT SFR DEVELOPMENT
4895 E.CHURCH AVE.(APN's 481-070-30,04&22)
Dear Mr. Tackett,
In response to your request for review and comment on Tentative.Map of Tract 6073 and Conditional
Use Permit Application No. C-14-010 for authorization of the construction of a 112-lot single family
residential developmel t on th•subject property . Fresno Unified School District submits the followir u
wy urban residential development occur-rind as a resillt of project approval will have ala impact on the
District's student housing capacity. The District,through local funding, is in a position to mitigate its
:hostage of classrooms to accommodate planned population growth for the foreseeable future.
However, the District recognizes that the legislature, as a matter of law, has deemed, under
Government Code Section 65996, that all school facilities impacts are mitigated as a consequence of
SB 50's Level. 1,2 and 3 developer fee legislative provisions..
Any new development, on the subject property or conversion of non-habitable to habitable space is
subject to development fees of$3.20 per square foot for residential and $0.51 per square foot for
commercial development. Any new development on the property will be subject to the development
fee prior to issuance of a building permit.
1. Attendance area information: The project is presently within the attendance areas of the schools
identified below.
Elementary School: Aynesworth
Middle School: Terronez
High School: Sunnyside
2309 Tulare.$Sireef Fresno.CA 93731-2287
Mr.`Packet[,Tentative Tract Map No.607YUGM,C-14-010, page 2
2. Transportation. will be available far students attending the above! identified elementary,
intermediate and high schools in accordance with District standards in effect at the time of
enrollment. The cost, of transportation is currently $41.50 per hour. The cost of providing
transportation services to students from the project will add to district transportation expenses.
3. This project could potentially generate 75 K-12 students which may have an impact on nearby
schools. Additional transportation could be required if the assigned neighborhood schools cannot
accommodate the increased number of students.
Thank you. for the opportunity to comment. if you have any questions or require .additional, infonnation
regarding our comments and concerns,please contact Deana Clayton,Project Manager,at(559)457-3066.
Sincerely,
L
Lisa LeBlanc,Executive Officer
Facilities Management and Planning.
"pw Cs
LL:hh
City of
FR ` 1
DATE:, March 11, 2014
TO: Will Tackett, Supervising Planner
Development and Resource Management Department
FROM: Ann Lillie, Senior Engineering Technician
Public Works Department,Traffic and Engineering Services Division
SUBJECT: PUBLIC WORKS CONDITIONS OF APPROVAL FOR VESTING TENTATIVE
TRACT MAP NO, 6073 REGARDING MAINTENANCE REQUIREMENTS
LOCATION: 4895 East Church Avenue
APN: 481-070-03. 04 and 22
The Public Works Department, Traffic and Engineering Services Division; has completed its review
and the following requirements are to be placed on this tentative map as a condition of approval.
These requirements are based on City of Fresno code, policy, standards and the public
improvements depicted on tile. 1.xhibits submitted for this development.
Requirements not addressee' due to omission or rmr representation of inform tion, on which this
review process is depender;t, will + < imposed whenever such conditions are; disclosed and shall
require a revision: if this letter.
If the property owner requests annexation to the Community Facilities District No., 11 ("CFU
No. 11") and an incomplete Annexation Request Package is submitted; this may cause
delays to the annexation process and final map approval. The annexation prowess takes
from three to four months and SHALL be completed prior to final map approvals.
All construction: plans applicable for this development are to be submitted to the Traffic and
Engineering Services Division for review and approval prior to the CFD process. The
Landscape and Irrigation Pians are required to be approved prior to the finalization of the
CFD process and the approval of the final map.
1., The Property Owner's Maintenance Requirements
The long term maintenance and operating costs, including repair and replacement, of certain
required public improvements ("Services") associated with all new Single-Family developments are
the ultimate responsibility of the Property Owner. The property owner shall provide Services either
by a mechanism approved by the Public Works Department or, by annexing to the City, of Fresno's
Community Facilities District No. 11 ("CFD No. 11").
The following public improvements are eligible for Services by CFD No. 11 as associated with this
development:
■ All landscaped areas, trees and irrigation systerns, as approved by the Public Works
Department, within the street rights-of-way and landscape easements; including without
limitation, parkways, butters, street entry medians and sides.
Page 1 of 2
REV September 10,2413
rTT 6073 Conditions For Maintenance.Docx
• All landscaping, trees, irrigation systems, hadscaping and amenities within Outlots, open
spaces and trails.
• Concrete curia and gutters, valley gutters, sidewalks, curb ramps, traffic calming structures,
and street lights in all Major Streets.
■ Concrete curb and gutters, valley gutters, sidewalks, curb ramps, traffic calming structures
and street entry median island curbing and hardscape, street paving, street name signage
and street lights in all Interior Local Streets.
2. The Property Owner may choose to do one or both of the following:
a. The Property Owner may petition the City of Fresno to request annexation to CFD No. ;1
by completing and submitting an Annexation Request Package to the Public Warks
Department, Traffic and Engineering Services Division for review and approval. The
Annexation Request Form is available, along with current costs, on-line at the City's
website at http:ttwww.fresno.gov, under the Public Works Department, Developer
Doorway.
• Proceedings to annex the final map to CFD No. 11 SHALL NOT commence unless
the final map is within the City limits and' all construction plans (this includes Street,
Street Light; Signal, Landscape and Irrigation plans, and any other plans needed to
complete the process)and the final map are considered technically correct,.
• The annexation process will be put on HOLD and the developer notified if all of the
requirements for processing are not in compliance. Technically Correct shall mean
that the facilities and quantities to be maintained by CFD No. 11 are not subject
to change after acceptance for processing.
■ Public improvements not listed above will require written approval by the Public Works
Department Director or his designee.
■ All areas not within the dedicated street rights-of-way approved for Services by CFD
No. 11, including but not limited to outlots, trails and landscaped areas, shall be
dedicated in fee to the City of Fresno, dedicated as a public easement for maintenance
purposes or as approved by the Director of the Public Works Department.
b. The Property Owner may provide for Services privately for the above maintenance
requirements All City maintenance, requirements not included for annexation to CFD No.
i 1 for Services SHALL be included in the DCC&Rs or some other City approved
mechanism for the required Services associated with this development. Contact the
Planner in the Development and Resource Management Department for more details.
For questions regarding these conditions please contact me at (559) 621-8690 or
ann.lillie _fresno.Aoy
Page 2 of 2
REIT-September'10.2013
TT 6073 Conditions For Maintenance.Docx
Exhibit Ci :
EnvaronmenEaf
Assessment No.
C-I4-QlQ//T-6Q73 dated
February 14, 2014
CITY OF FRESNO— ENVIRONMENTAL ASSESSMENT
FINDING OF CONFORMITY/MSIR NO. 90930/MND FOR PLAN AMENDMENT A-09-02
(AIR QUALITY MND)
DATE RECEIVED FOR FILING:
Pursuant to Section 21157.1 of the California Public Resource Code (California
Environmental Quality Act) the project described below is determined to be within the Notice of Intent filed with the
scope of the Master Environmental Impact Report (MEIR) No. 10130 prepared for the Fresno County Clerk's Office
2025 Fresno General Plan
on:
February 14., 2014
Applicant: Initial Study Prepared By:
Precision Civil Engineering, Inc. Will Tackett, Supervising Planner
1234 O Street February 14, 2014
Fresno, CA 93721
Environmental Assessment Number: Project Location (including APN):
EA No. C-1 4-01 OIT-6073 4895 East Church Avenue
Conditional Use Permit Application No. C-14-010, and, Located on the north side of East Church Avenue
Tentative Tract Map No. 6073/UGM between South Chestnut and South Willow Avenues in
the City and County of Fresno, California
Assessor's Parcel Number(s): 481-070-03, 04& 22
Site Latitude: 36142'57.00" N
Site Longitude: 119143'54.00" W
Mount Diablo Base & Meridian, Township 14S Range
21E, Section 18 Malaga U.S.G.S. Quadrangle
Project Description:
Precision Civil Engineering, on behalf of Silkscape Inc., property owner, has filed Conditional Use Permit
(CUP) Application No. C-14-010 and Tentative Tract Map No. 6073/UGM pertaining to approximatel,i 17.99
net acres of property located on the north side of East Church Avenue between South Chestnut and South
Willow Avenues.
CUP Application No. C-14-010 and Tentative Tract Map No. 6073/UGM request authorization to subdivide the
subject property for purposes of creating a 112-lot single family residential public street planned unit
development on the subject property at an overall density of approximately 6.23 dwelling units per acre. The
tentative map also proposes the creation of three Outlots, which are proposed to be dedicated for common
open space purposes.
The proposed project will also involve installation and construction of public facilities and infrastructure in
accordance with the standards, specifications, and policies of the City of Fresno.
The subject property is located within the boundaries of the 2025 Fresno General Plan and Roosevelt
Community Plan, which designate the subject property for Medium Density Residential (4.99-10.37 dwelling
units/acre) planned land uses. Pursuant to Table 2 (Planned Land Use and Zone District Consistency Matrix)
of the 2025 Fresno General Plan, the existing R-1 (Single Family Residential) zone district and the proposed
overall density of approximately 6.23 dwelling units per acre may be found to be consistent with the Medium
Density Residential planned land use designation for the subject property.
Finding of Conformity Under MSIR No. 10130 and the Air Quality MND
Environmental Assessment No. C-14-010lT-6073
February 14, 2014
Page 2
Conformance to Master Environmental Impact Report(MSIR) NO. 10130:
The adopted 2025 Fresno General Plan and Roosevelt Community Plan designate the subject property for Medium
Density Residential (4.99-10.37 Dwelling Units/Acre) planned land uses. Pursuant to Table 2 (Planned Land Use and
.Zone District Consistency Matrix) of the 2025 Fresno General Plan and Section 12-403-B-1 (Zone District Consistency
`fable) of the Fresno Municipal Code (FMC), the existing R-1lUGM (Single Family Residential/Urban Growth
Management) zone district and the proposed project density of approximately 6.23 dwelling units per acre are consistent
with the Medium Density Residential planned land use designation.
The Development and Resource Management Department staff have prepared an Initial Study(See Attached "Appendix
G To Analyze Subsequent Project Identified In MSIR No. 101301MND For Plan Amendment A-09-02 (Air Quality
MND)/Initial Study") to evaluate the proposed conditional use permit application and tentative tract map in accordance
with the land use and environmental policies and provisions of lead agency City of Fresno's 2025 Fresno General Plan
(SCH # 2001071097), the related Master Environmental Impact Report (MEIR) No. 10130 and the Mitigated Negative
Declaration prepared for Plan Amendment A-09-02 to amend the Air Quality Element of the 2025 Fresno General Plan
(Air Quality MND). The subject property may be developed at an intensity and scale that is permitted by the planned
land use designation and proposed zone district classification for the site. Thus, the proposed development and
susbdivision of the subject property and future development on adjacent properties for permissible uses within the
proposed zone district will not facilitate an additional intensification of uses beyond that which already exists or would be
allowed by the above-noted planned land use designation. Moreover, it is not expected that the future development will
adversely impact existing city service systems or the traffic circulation system that serves the subject property. These
infrastructure findings have been verified by the Public Works and Public Utilities Departments. It has been further
determined that all applicable mitigation measures of MEIR No. 10130 and the Air Quality MND have been applied to the
project necessary to assure that the project will not cause significant adverse cumulative impacts, growth inducing
impacts, and irreversible significant effects beyond those identified by MEIR No. 10130 as provided by CEQA Guidelines
Section 15177(b)(3).
Pursuant to Section 21157,1 of the California Public Resources Code (California Environmental Quality Act), it may be
determined that a subsequent project, as Identified in the MEIR pursuant to Section 21157(b)(2) of the Public Resources
Code and CEQA Guidelines Section 15177, falls within the scope of a MEIR, provided that the project does not cause
additional significant impacts on the environment that were not previously examined by the MEIR and the Air Quality
MND.
Relative to this specific project proposal, the environmental impacts noted in the MEIR and the Air Quality MND,
pursuant to the 2025 Fresno General Plan land use designation, include impacts associated with the Medium Density
Residential planned land use designation specified for the subject property. Based on this Initial Study, the following
findings are made: (1) The proposed project was identified as a Subsequent Project in MEIR No. 10130 because its,
location, land use designation and permissible densities and intensities are set forth in Figure 1-1 of MEIR No. 10130; (2)
The proposed project is fully within the scope of the MEIR and Air Quality MND because it will not generate additional
significant effects on the environment not previously examined and analyzed by the MEIR or Air Quality MND for the
reasons set forth in the Initial Study; and (3) other than identified below, there are no new or additional mitigation
measures or alternatives required.
In addition, 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 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. Moreover, as lead
agency for this project, the Development and Resource Management Department, per Section 15177(d) of the CEQA
Guidelines, has determined that all feasible mitigation measures from MEIR No. 10130 and the Air Quality MND shall be
applied to the project as conditions of approval as set forth in the attached Mitigation Monitoring Checklist (See"Master
Environmental Impact Report (MEIR) No. 101301SCH No. 2001071097 For the 2025 General Plan, Mitigation Monitoring
Checklist).
Public notice has been provided regarding staff's finding in the manner prescribed by Section 15177(d) of the CEQA
Guidelines and by Section 21092 of the California Public Resources Code(CEQA provisions).
Finding of Conformity Under MEIR No. 10130 and the Air Quality MND
Environmental Assessment No. C-14-010/T-6073
February 14, 2014
Page 3
Will Tackett, S rvising Planner, City or I-res io Date
Attachments: Notice of Intent to Adopt a Finding of Conformity
Appendix G To Analyze Subsequent Project Identified In MEIR No. 10130/MND For Plan Amendment A-09.02 (Air
Quality MND)/Initial Study for Environmental Assessment No.C-14-010/T-6073
2025 General Plan Master Environmental Impact Report(MEIR) No. 10130/SCH No. 2001071097 and Environmental
Assessment No.A-09-02 Mitigation Monitoring Checklist for Environmental Assessment No, C-14-010/T-6073
Master Environmental Impact Report (MEIR) Review Summary (Attachment: Status of MEIR Analysis with Regard to
Air Quality and Climate Change)
E2014 QQQ3Z
CITY OF FRESNO Filed with:
NOTICE OF INTENT TO ADOPT A
FINDING OF CONFORMITY � L � n
EA No. C-14-010fT-6073
l l �..J
Conditional Use Permit Application No. C-14-010; and, FEB 14 2014
Vesting Tentative Tract Map No. 6073/UGM
FEN C NTY Lt"RK
DEPUl1`
APPLICANT:
Precision Civil Engineering, Inc.
1234 0 Street FRESNO COUNTY CLERK
Fresno, CA 93721 2221 Kern Street, Fresno, CA 93721
PROJECT LOCATION:
4895 East Church Avenue
Located on the north side of East Church Avenue between South
Chestnut and South Willow Avenues in the City and Count of
Fresno, California
Assessor's Parcel Number(s): 481-070-03, 04 & 22
Site Latitude: 36142'57.00" N
Site Longitude: 119°43'54.00"W
Mount Diablo Base & Meridian, Township 14S Range 21 E.
Section 18 Malaga U,S.G.S. Quadrangle
PROJECT DESCRIPTION:
Precision Civil Engineering, on behalf of Silkscape Inc., property owner, has filed Conditional Use Permit
(CUP)Application No. C-14-010 and Tentative Tract Map No. 6073/UGM pertaining to approximately 17.99 net
acres of property located on the north side of East Church Avenue between South Chestnut and South Willow
Avenues.
CUP Application No. C-14-010 and Tentative Tract Map No. 6073/UGM request authorization to subdivide the
subject property for purposes of creating a 112-lot single family residential public street planned unit
development on the subject property at an overall density of approximately 6.23 dwelling units per acre. The
tentative map also proposes the creation of three Outlots, which are proposed to be dedicated for common
open space purposes.
The proposed project will also involve installation and construction of public facilities and infrastructure in
accordance with the standards, specifications, and policies of the City of Fresno.
The subject property is located within the boundaries of the 2025 Fresno General Plan and Roosevelt
Community Plan, which designate the subject property for Medium Density Residential (4.99-10:37 dwelling
units/acre) planned land uses. Pursuant to Table 2 (Planned Land Use and Zone District Consistency Matrix)
of the 2025 Fresno General Plan, the existing R-1 (Single Family Residential) zone district and the proposed
overall density of approximately 6.23 dwelling units per acre may be found to be consistent with the Medium
Density Residential planned land use designation for the subject property.
E201410000037
The City of Fresno has conducted an initial study of the above-described project and it has been determined
to be a subsequent project that is fully within the scope of the Master Environmental Impact Report No. 10130
("MEIR) prepared for the 2025 Fresno General Plan (SCH # 2001071097) and the Mitigated Negative
Declaration prepared for Plan Amendment No. A-0902 (SCH # 2009051016) (Air Quality MND), Therefore,
the Development and Resource Management Department proposes to adopt a Finding of Conformity for this
project.
With the 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 inthe_MEIR.or.Air.Quality_MND,...After conducting.a review.of the.adequacy.ofthe-. .
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.
Additional information on the proposed project, including the proposed environmental finding and the initial
study may be obtained from the Development and Resource Management Department, Development
Services Division, Fresno City Hall, 2600 Fresno Street, 3rd Floor Fresno, California 93721-3604. Please
contact Will Tackett at (559) 621-8063 or via e-mail at WiII.Tackett(a7fresno.gov for more information,
ANY INTERESTED PERSON may comment on the proposed environmental finding, Comments must be in
writing and must state (1) the commentor's name and address; (2) the commentor's interest in, or relationship
to, the project; (3) the environmental determination being commented upon; and (4) the specific reason(s)why
the proposed environmental determination should or should not be made. Any comments may be submitted
at any time between the publication date of this notice and close of business on March 19, 2014, Please
direct comments to Will Tackett, City of Fresno Development and Resource Management Department,
Development Services Division, City Hall, 2600 Fresno Street, Room 3076, Fresno, California, 93721-3604; or
by email to WiII.TackeltC�Fresno.gov. Comments may also be sent by facsimile to (559) 498-1026.
These development applications and this proposed environmental finding have been tentatively scheduled to
be considered by the Planning Commission on March 19, 2014 at 6:00 p.m. or thereafter. The hearing will be
held in the Fresno City Council Chambers located at Fresno City Hall, 2nd Floor, 2600 Fresno Street, Fresno,
California, 93721. Your written and oral comments are welcomed at the hearing and will be considered in the
final decision.
INITIAL STUDY PREPARED BY: SUBMITTED BY;
Will Tackett, Supervising Planner
Will T dkett, Supervising Planner
DATE: February 14, 2014 CITY OF FRESNO DEVELOPMENT AND
RESOURCE MANAGEMENT
DEPARTMENT
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LEGEND
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Subject Property ,: , U.G.M.Area
VESTING TENTATIVE MAP OF TRACT NO. 5508 DEPARTMENT
REZONE APPLICATION NO. R-05-031 A.P.N.: 4 R - -03-0422
From AE-20/UGM to R-1/UGM ZONE MAP:2553
CONDITIONAL USE PERMIT NO. C-05-107
North of Church btwn Chestnut& Willow Aves. NOT TO SCALE BY/DATE: J S./ 10
APPENDIX G TO ANALYZE
SUBSEQUENT PROJECT IDENTIFIED IN IVIEIR NO. 10130 / MND FOR PLAN
AMENDMENT A-09-02 (AIR QUALITY IVIND) / INITIAL STUDY
Environmental Checklist Form for:
EA No. C-14-0101 '-6073
1. Project title:
Conditional Use Permit Application No. C-14-010; and,
Tentative Tract Map No. 6073/UGM
2. Lead agency name and address:
City of Fresno
Development and Resource Management Department
2600 Fresno Street
Fresno, CA 93721
3. Contact person and phone number:
Will Tackett, Supervising Planner
City of Fresno
Development & Resource Management Dept.
(559)621-8063
4. Project location:
4895 East Church Avenue
Located on the north side of East Church Avenue between South Chestnut and South Willow
Avenues in the City and County of Fresno, California
Assessor's Parcel Number(s): 481-070-03, 04 & 22
Site Latitude: 36142'57,00" N
Site Longitude: 119143'54.00" W
Mount Diablo Base & Meridian,_Township 14S Range 21 E, Section 18 Malaga U.S.G.S.
Quadrangle
5. Project sponsor's name and address:
Precision Civil Engineering, Inc.
1234 O Street
Fresno CA 93721
-1-
6. General & Specific plan designation:
Medium Density Residential (4.99-10.37 Dwelling Units/Acre)
7, Zoning:
Existing— R-1/UGM (Single Family Residential/Urban Growth Management)
Proposed - R-1/UGM (Single Family Residential/Urban Growth Management)
8. Description of project:
Precision Civil Engineering, on behalf of Silkscape Inc., property owner, has filed Conditional
Use Permit (CUP) Application No. C-14-010 and Tentative Tract Map No, 6073/UGM
pertaining to approximately 17.99 net acres of property located on the north side of East
Church Avenue between South Chestnut and South Willow Avenues.
CUP Application No. C-14-010 and Tentative Tract Map No. 6073/UGM request authorization
to subdivide the subject property for purposes of creating a 112-lot single family residential
public street planned unit development on the subject property at an overall density of
approximately 6.23 dwelling units per acre. The tentative map also proposes the creation of
three Outlots, which are proposed to be dedicated for common open space purposes.
The proposed project will also involve installation and construction of public facilities and
infrastructure in accordance with the standards, specifications, and policies of the City of
Fresno.
The subject property is located within the boundaries of the 2025 Fresno General Plan and
Roosevelt Community Plan, which designate the subject property for Medium Density
Residential (4.99-10.37 dwelling units/acre) planned land uses. Pursuant to Table 2
(Planned Land Use and Zone District Consistency Matrix) of the 2025 Fresno General Plan,
the existing R-1 (Single Family Residential) zone district and the proposed overall density of
approximately 6.23 dwelling units per acre may be found to be consistent with the Medium
Density Residential planned land use designation for the subject property.
-2-
9. Surrounding land uses and setting:
Planned Land Use Existing Zoning Existing Land Ude
Medium Density AL-20 Vacant Agricultural
North Residential Limited Twenty Acre Land/Mobile Home Park
Agricultural District
AE-201UGM
South Medium Density Exclusive Twenty Acre Rural Residential
Residential Agricultural/Urban Growth
Management
AE-201UGM
East Public Facility/School Exclusive Twenty Acre School
Agricultural/Urban Growth
Management
Medium Density T-P
West Trailer Park Residential Mobile Home Park
Residential
District
10. Other public agencies whose approval is required (e.g., permits, financing approval, or
participation agreement):
City of Fresno (COF) Department of Public Works; COF Department of Public Utilities; COF
Building and Safety Services Division; COF Fire Department; Fresno Metropolitan Flood
Control District Fresno County Department of Public Health; San Joaquin Valley Air Pollution
Control District.
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
Pursuant to Public Resources Code Section 21157.1(b) and CEQA Guidelines 15177(b)(2), the
purpose of this MEIR initial study is to analyze whether the subsequent project was described in
the Master Environmental Impact Report No. 10130 and whether the subsequent project may
cause any additional significant effect on the environment, which was not previously examined
in MEIR No. 10130 ("MEIR") or the Mitigated Negative Declaration prepared for Plan
Amendment A-09-02 to amend the Air Quality Element of the 2025 Fresno General Plan (SCH #
2009051016) ("Air Quality MND").
The environmental factors checked below would be potentially affected by this project, involving
at least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the
following pages.
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Agriculture and f urt Fry
Aesthetics Resources, Air Quality
Biological Resourr F: Cultural Resources Geology /Soils
Greenhouse G<is Hazards & Hazardous
Emissions Materials I I;drology/Water Quality
Land Use/Planning Mineral Resources Noise
Popul.ition /Housing Public Services Recreation
Mandatory Finding!:; of
Transportation/Traffic Utilities/Service Systems Significance
DETERMINATION: (To be completed by the Lead Agency)
On the basis of this initial evaluation:
X I find that the proposed project is a subsequent project identified in the MEIR and that
it is fully within the scope of the MEIR and Air Quality MND because it would have no
additional significant effects that were not examined in the MEIR or the Air Quality
MND such that no new additional mitigation measures or alternatives may be
required. All applicable mitigation measures contained in the Mitigation Monitoring
Checklist shall be imposed upon the proposed project. A FINDING Of-
CONFORMITY will be prepared.
I find that the proposed project is a subsequent project identified in the MEIR and Air
Quality MND but that it is not fully within the scope of the MEIR and Air Quality MND
because the proposed project could have a significant effect on the environment that
was not examined in the MEIR or Air Quality MND. However, there will not be .a
significant effect in this case because revisions in the project have been made by or
agreed to by the project proponent. The project specific mitigation measures and all
applicable mitigation measures contained in the MEIR Mitigation Monitoring Checklist
will be imposed upon the proposed project. A MITIGATED NEGATIVE
DECLARATION will be prepared.
I find that the proposed project is a subsequent project identified in the IMEIR but that
it MAY have a significant effect on the environment that was not examined in the
MEIR or Air Quality MND, and an ENVIRONMENTAL IMPACT REPORT is required to
analyze the potentially significant effects not examined in the MSIR or Air Quality
MND pursuant to Public Resources Code Section 21157.1(d) and CEQA Guideline;
15178(a).
X ee l lev
Will Tac Manner February14, 2014
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