HomeMy WebLinkAboutT-6079 - Conditions of Approval - 2/3/2016 c11y0' REPORT TO THE PLANNING COMMISSION
FRIE AGENDA ITEM NO.: VIII.D.
FREE-13 �
COMMISSION MEETING: 12/16/15
APPROVED BY
December 16, 2015
EPR ENT DIRECTOR
FROM: MIKE SANCHEZ, Assistant Directo
Development and Resource Mana e t Department
BY: WILL TACKETT, Supervising Plann
Development Services Division
SUBJECT:
Consideration of Rezone Application No. R-15-011 , Conditional Use Permit Application No.
C-15-149, Vesting Tentative Tract Map No. 6079/UGM and related Environmental Assessment
No. R-15-011/C-15-149/T-6079, filed by Fowler Development Company, Inc. These
applications pertain to approximately 3.07 acres of property located on the south side of East
Princeton Avenue between North Fowler and North Bliss Avenues.
1. RECOMMEND APPROVAL (to the City Council) of the adoption of the Finding of
Conformity to the Fresno General Plan Master Environmental Impact Report
(SCH#2012111015) as prepared for Environmental Assessment (EA) No. R-15-011/C-15-
149/T-6079 dated November 06, 2015 for purposes of the proposed rezone application.
2. RECOMMEND APPROVAL (to the City Council) of Rezone Application No. R-15-011 to
amend the Official Zone Map to rezone the subject property from the C-M/UGM/cz
(Commercial and Light Manufacturing/Urban Growth Management/with conditions of
zoning) zone district to the R-1/RS-5/UGM (Single Family Residential/Urban Growth
Management) zone district.
3. APPROVE Conditional Use Permit Application No. C-15-149 subject to the findings
included within the Staff Report to the Planning Commission dated December 16, 2015;
compliance with the Conditions of Approval dated December 16, 2015; and, contingent
upon City Council. approval of Rezone Application No. R-15-011, and the related
environmental assessment.
4. APPROVE Vesting Tentative Tract Map No. 6079/UGM subject to the findings included
within the Staff Report to the Planning Commission dated December 16, 2015;
compliance with the Conditions of Approval dated December 16, 2015; and, contingent
upon City Council approval of Rezone Application No. R-15-011, and the related
environmental assessment.
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REPOf21 7'O THE PLANNING COMMISSION
Rezone Application No. R-15-011
Conditional Use Permit Application No. C-15-149
Vesting Tentative Tract Map No. 6079/UGM
December 16, 2015
Page 2
EXECUTIVE SUMMARY
Fowler Development Company, Inc., has filed Rezone Application No. R-15-011 , Conditional
Use Permit (CUP) Application No. G-15-14-9 and Vesting Tentative Tract Map No. 6079/UGM
pertaining to approximately 3.07 acres of property located on the south side of East Princeton
Avenue between North Fowler and North Bliss Avenues.
Rezone Application No. R-15-011 proposes to reclassify the subject property from the
C-M/UGM/cz (Commercial and Light Manufacturing/Urban Growth Management/with conditions
of zoning) zone district to the R-1/RS-5/UGM (Single Family ResidentiaUUrban Growth
Management) zone district
The proposed rezone application has been filed in order to facilitate approval of a proposed
24-lot single family residential, public street, planned development on the subject property
pursuant to Conditional Use Permit Application No. C-15-149 and Vesting Tentative Tract Map
No. 6079/UGM.
The subject property is located within the boundaries of the Fresno General Plan and the
McLane Community Plan. These Plans designate the subject property for Medium Density
Residential (5-12 dwelling units/acre) land use. Therefore, the proposed subdivision and
development of the subject property with 24 single family residential units at a density of
approximately 7.82 dwelling units per acre is consistent with the Medium Density Residential
planned land use for the subject property previously conceived by the Fresno General Plan and
associated Master Environmental Impact Report (MEIR -- SCH NO. 2012111015), Thus, the
subject applications are consistent with the Fresno General Plan and the McLane
Community Flan.
PROJECT INFORMATION
PROJECT Rezone to the R-1/RS-5/UGM (Single Family Residential/Urban
Growth Management) zone district; and, 24-lot single family
residential, public street, planned development subdivision with
modified property development standards.
APPLICANT Fowler Development Company, Inc.
LOCATION Located on the south side of East Princeton Avenue between North
Fowler and North Bliss Avenues
(Council District 4, Councilrnember Caprioglio)
SITE SIZE Approximately 3.07 acres
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REPORT TO THE PLANNING COMMISSION
Rezone Application No. R-15-011
Conditional Use Permit Application No. C-15-149
Vesting Tentative Tract Map No. 6079/UGM
December 16, 2015
Page 3
LAND USE Existing Vacant
Proposed - Medium Density Residential (5.012 dwelling
units/acre)
ZONING Existing - C-M/UGM/cz (Commercial and Light
Manufacturing/Urban Growth Management/with
conditions of zoning)
Proposed - R-1/RS-5/UGM (Single Family Residential/Urban
Growth Management)
PLAN DESIGNATION The proposed R-1/RS-5/UGM (Single Family Residential/Urban
AND CONSISTENCY Growth Management) zone district classifications for the subject
property and the proposed development of 24 single family
residential units on the approximately 3.07 acre subject property at
a density of approximately 7.82 dwelling units/acre are consistent
with the Medium Density Residential (5.0-12 dwelling units/acre)
planned land use designations for the subject property.
ENVIRONMENTAL Finding of Conformity to the Fresno General Plan Master
FINDING Environmental Impact Report (MSIR — SCH No. 2012111015)
dated November 06, 2015.
PLAN COMMITTEE The District 4 Plan Implementation Committee will consider these
RECOMMENDATION applications at its regularly scheduled meeting to be held on
December 14, 2015.
STAFF Recommend that the Planning Commission recommend approval
RECOMMENDATION of the proposed rezone application and environmental finding to the
City Council; and, for the Planning Commission to approve the
Conditional Use Permit in association with Vesting Tentative Tract
Map No. 6079UGM subject to compliance with the Conditions of
Approval dated December 16, 2015 and contingent upon City
Council approval of the related rezone, and environmental finding.
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REPORT TO 1-11E PLANNING COMMISSION
Rezone /application No. R-15-011
Conditional Use Permit Application No, C-15-149
Vesting Tentative Tract Map No. 6079/UGM
December 16, 2015
Page 4
BORDERING PROPERTY INFORMATION
Planned Land Use Existing Zoning Existing Land Use
C-M/UGM/cz
North Light Industrial Commercial & Light Manufacturing Vacant
District/Urban Growth
Management/with conditions of zoning
Medium-Low Density R-11UGM Single Family
East Residential Single family Residential District/ Residential
Urban Growth Management (T-6033)
Medium-Low Density Rb11UGM Single Family
South Single Family Residential District/ Residential
Residential Urban Growth Management (T-6033)
C-MIUGM/cz
Community Commercial & Light Manufacturing
West Commercial District/Urban Growth Vacant
Management/with conditions of zoning
ENVIRONMENTAL FINDING
An environmental assessment initial study was prepared for this project in accordance with the
requirements of the California Environmental Quality Act (CEQA) Guidelines. This process
included the distribution of requests for comment from other responsible or affected agencies
and interested organizations.
Preparation of the environmental assessment necessitated a thorough review of the proposed
project and relevant environmental issues and considered previously prepared environmental
and technical studies pertinent to the McLane Community Plan area, including the Fresno
General Plan Master Environmental Impact Report (MEIR SCH No. 2012111015). These
environmental and technical studies have examined projected sewage generation rates of
planned urban uses, the capacity of existing sanitary sewer collection and treatment facilities,
and optimum alternatives for increasing capacities; groundwater aquifer resource conditions;
water supply production and distribution system capacities; traffic carrying capacity of the
planned major street system-, and, student generation projections and school facility site
location identification.
The proposed rezoning of the subject property and the proposed subdivision and development
of the subject property pursuant to the proposed Conditional Use Permit and Tentative Tract
Map have been determined to be a subsequent project that is fully within the scope of the MEIR
SCH No. 2012111015 as provided by the CEQA, as codified in the Public Resources Code
(PRC) Section 21157.1(d) and the CEQA Guidelines Section 15177(c). It has been further
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REPORT TOO rHL PI-ANNING COMMISSION
Rezone Application No. R-15--011
Conditional Use Permit Application No, C-15-149
Vesting Tentative -tract Map No. 6079/UGM
December 16, 2015
Page 5
determined that all applicable mitigation measures of SCH No. 2012111015 have been applied
to the project, as necessary to assure that the project will not cause significant adverse
cumulative impacts, growth inducing impacts and irreversible significant effects beyond those
identified by SCH No. 2012111015 as provided by CEQA Section 15178(x). In addition,
pursuant to Public Resources Code, Section 21157.6(b)(1), staff has determined that no
substantial changes have occurred with respect to the circumstances under which the MEIR
was certified and that no new information, which was not known and could not have been
known at the time that the MEIR was certified as complete, has become available. Therefore, it
has been determined based upon the evidence in the record that the project will not have a
significant impact on the environment and that the filing of a finding of conformity is appropriate
in accordance with the provisions of CEQA Section 21157.5(a)(2) and CEQA Guidelines
Section 15178(b)(1 ) and (2).
Based upon the attached environmental assessment and applicable mitigation measures, staff
has determined that there is no evidence in the record that the project may have a significant
effect on the environment and has prepared a finding of conformity for this project. A public
notice of the attached finding of conformity for Environmental Assessment Application No.
R-15-0011/C-15-149/T-6079 was published on November 05, 2015 with no comments or
appeals received to date.
BACKGROUND / ANALYSIS
Fowler Development Company, Inc., has filed Rezone Application No. R-15-011, Conditional
Use Permit (CUP) Application No. C-15-149 and Vesting Tentative Tract Map No. 6079/UGM
pertaining to approximately 3,07 acres of property located on the south side of East Princeton
Avenue between North Fowler and North Bliss Avenues.
The subject property was previously associated with an earlier plan amendment (A-06-002)
and subdivision (Tract Map No. 5717/UGM) request submitted in 2006 (and approved in 2007)
that included 140 acres: nearly the entire quarter section bounded by Fowler, Armstrong,
Shields and Clinton Avenues.
The proposal was controversial at the time because it proposed converting 20 acres of planned
light industrial land to medium low density residential use in an area that was considered
optimal vacant land for industrial development. Although the land was not served by
infrastructure, it was well-served by all modes of transportation. In exchange for allowing the
conversion of industrial lands and approving the original plan amendment application,
conditions of zoning were required and adopted by the Fresno City Council because the
subject property was expected to remain as light industrial property and be made "shovel
ready" by the installation of infrastructure. Most of these conditions of zoning were tied to the
development of those controversial 20 acres (a portion of T-5717, located to the east of the
subject property). However, the conditions of zoning also affect the subject property as the
resultant industrial zoning and related conditions of zoning remain in effect.
More recent studies conducted in preparation for the current Fresno General Plan refined the
location of significant clusters of vacant land designated for industrial and business park use
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REPORT TO THE PLANNING COMMISSION
Rezone Application No. R-15--011
Conditional Use Permit Application No. C-15-1 49
Vesting Tentative Tract Map No. 6079/UGM
December 16, 2015
Page 6
and identified these clusters (over 3,000 acres) in the General Plan as sufficient to
accommodate projected growth and economic development goals. The subject property was
riot among those properties identified as being critical to the city's supply of vacant industrial
property and the planned land use for the approximately 3,07 acre subject property was
converted to Medium Density Residential for future residential use at 5.0-12 dwelling units per
acre. Given the existing residential land use designation for the subject property designated by
the General Plan, dated conditions of zoning pertaining to future industrial use of the subject
property are of no further interest and are proposed to be removed with the rezoning of the
subject properly.
Conditional Use Permit Application No. C-13-092 and Vesting Tentative Tract Map No.
6033/UGM were approved in 2014 for approximately 31.87 acres of abutting property located
directly to the east, south and southwest of the subject property. Approval of these applications
authorized the creation of a public street planned development subdivision with 169 single
family residential units at a density of approximately 5.30 dwelling units per acre.
The proposed project will be integrated affording vehicular and pedestrian connectivity with
Tract 6033/UGM through the provision of a stub street at the easterly end of the subject
property.
Property directly to the north of the subject property on the opposite side of East Princeton
Avenue remains planned and zoned for commercial and light industrial use. Property located
directly to the west is planned for community commercial land uses.
Land Use Plans and Policies
As proposed, the project would be consistent with the Fresno General Plan goals and
objectives related to residential land use and the urban form:
Goal No. 7 of the Fresno General Plan encourages the City to provide for a diversity of districts,
neighborhoods, housing types (including affordable housing), residential densities, job
opportunities, recreation, open space, and educational venues that appeal to a broad range of
people throughout the City.
Goal No. 8 of the Fresno General Plan encourages the development of Complete
Neighborhoods and districts with an efficient and diverse mix of residential densities, building
types, and affordability which are designed to be healthy, attractive, and centered by schools,
parks, and public and commercial services to provide a sense of place and that provide as
many services as possible within walking distance. Healthy communities demonstrate efficient
development patterns providing for: Sufficient affordable housing development in appropriate
locations; A mix of land uses and a built environment that supports walking and biking;
Multimodal, affordable transportation choices; and, Safe public spaces for social interaction.
These Goals contribute to the establishment of a comprehensive city-wide land use planning
strategy to meet economic development objectives, achieve efficient and equitable use of
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REPORT TO THE PLANNING COMMISSION
Rezone Application No. R-15--011
Conditional Use Permit Application No. C15149
Vesting Tentative Tract Map No. 6079/UGM
December 16, 2015
Page 7
resources and infrastructure, and create an attractive living environment in accordance with
Objective LU--1 of the Fresno General Plan.
Similarly, supporting Objective LU-2 of the General Plan calls for infill development that
includes a range of housing types, building forms, and land uses to meet the needs of both
current and future residents.
Likewise, Objective LU-5 of the General Plan calls for a diverse housing stock that will support
balanced urban growth, and make efficient use of resources and public facilities; and,
Implementing Policy LU-5-c promotes medium density residential use to maximize efficient use
of residential property through a wide range of densities.
Furthermore, the goals of the McLane Community Plan are directed toward- (1) The provision
of a diversity of housing types and housing opportunities to meet the needs of all ages and
income levels; (2) Providing for efficient use of land while protecting the integrity of established
neighborhoods; (3) Encouraging a mix of uses along major transportation corridors; (4)
Providing for safe, clean and aesthetically pleasing neighborhoods; and, (5) Providing for
compatible relationships between differing housing types and densities.
The proposed project introduces and integrates elements of a compact community that
includes walkable access to parkland and commercial services and transit stops to a previously
approved residential project in a manner which affords a diversity of housing types and a wider
range of affordability in a compatible relationship.
The proposed project effectively increases density within an area which has been
predominantly developed or approved for residential development and provides a land use and
product which will afford diversity while remaining compatible and complementary to adjacent
development within the area.
The proposed project will provide additional connectivity through both vehicular and pedestrian
integration with the adjacent residential development (T-6033) currently under development.
The applicant has also filed Conditional Use Permit Application No. C-15-167 and Vesting
Tentative Tract Map No. 6105/UGM pertaining to approximately 6.56 acres of property located
at the northeast corner of the intersection of North Fowler and East Clinton Avenues. Similarly,
development associated with Tract 6105 will also be integrated through vehicular and
pedestrian connectivity with T-6033. It should also be noted that Tract 6033 provides two
public street connections to the previously approved and adjacent Tract 5717 to the east of
Tract 6033. Therefore, these four subdivision maps (T-6033, T-6079, T-6108 and T-5717
provide an interconnected system of streets through the interior which will afford access to all
four major boundary streets (i.e., North Fowler Avenue, East Shields Avenue, North Armstrong
Avenue and East Clinton Avenue) surrounding the quarter section.
A bicycle/pedestrian trail has been planned along the east side of North Fowler Avenue the
immediate area is served by FAX Route 45, which affords additional connectivity to Route 30 at
Blackstone and Ashlan, with connections both north and south. Collectively, the proposed
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REPORT TO TF-IE PLANNING COMMISSION
Rezone Application No. R-15-011
Conditional Use Permit Application No. C-15-14.9
Vesting Tentative; Tract Map No. 6019/UGM
December 16, 2015
Mage 6
street connections, planned trail and FAX service provide for a future network offering multi-
modal transportation opportunities to the neighborhood.
Furthermore, the project is within two miles of the planned regional Fancher Creek shopping
center, to the southwest (Tulare and Clovis Avenues), within 1/4 mile of a neighborhood park,
and within a mile of several planned elementary schools.
Finally, Objective OF-12 of the Fresno General Man directs the City to locate roughly one-half
of future residential development in infill areas --- defined as being within the City on December-
31 , 2012 — including the Downtown, core area and surrounding neighborhoods, mixed-use
centers and transit-oriented development along major BR T corridors, and other non-corridor
infill areas, and vacant land. The subject property was annexed to the City of Fresno as part of
Annexation No. 1310 in 2001.
Therefore it is staff's opinion that the proposed project is consistent with respective general and
community plan objectives and policies and will not conflict with any applicable land use plan,
policy or regulation of the City of Fresno. Furthermore, the proposed project, including the
design and improvement of the subject property, is found; (1) To be consistent with the goals,
objectives and policies of the applicable Fresno General Pian and McLane Community Plan; (2)
To be Suitable for the type and density of development; (3) To be safe from potential cause or
introduction of serious public health problems; and, (4) To not conflict with any public interests
in the subject property or adjacent lands.
Public Resources
The Department of Public Utilities (DPU) has determined that adequate sanitary sewer and
water services are available to serve the project site subject to implementation of the Fresno
General Plan policies and the mitigation measures of the related Master Environmental Impact
Report; the construction and installation of public facilities and infrastructure in accordance with
Department of Public Works standards, specifications and policies.
For sanitary sewer service these infrastructure improvements and facilities include typical
requirements for construction and extension of sanitary sewer mains and branches. The
proposed project will also be required to provide payment of an "Interim Fee Surety" for
purposes of contributing to a temporary exchange and interim use of capacity owned by the
City of Clovis in the Fowler Avenue Trunk Sewer.
Implementation of the Fresno General Plan policies and the mitigation measures of the
associated Master Environmental Impact Report, along with the implementation of the Water
Resources Management Plan and the identified project related conditions of approval, which
include water main extensions within the proposed tract and installation of services with meters
will provide an adequate, reliable, and sustainable water supply for the project's urban
domestic and public safety consumptive purposes.
The City of Fresno Fire Department has conditioned the proposed project with requirements for
installation of public fire hydrants and the provision of adequate fire flows per Public Works
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DEPORT 1-0 THE PLANNING COMMISSION
Rezone Application No. R-15-011
Conditional Use Permit Application No. C-15-149
Vesting Tentative Tract Map No. 6079/UGM
December 16, 2015
Page 9
Standards, also with two sources water. Review for compliance with fire and life safety
requirements for the interior of proposed buildings and the intended use are reviewed by both
the Fire Department and the Building and Safety Services Section of the Development and
Resource Management Department when a submittal for building plan review is made as
required by the California Building Code.
The Fresno Metropolitan Flood Control District (FMFCD) has indicated that drainage service is
available for the development subject to the developer demonstrating that runoff can be safely
conveyed to existing Master Plan inlet(s) and Facilities. The existing Master Flan facilities which
serve the area of Tract 6079 were constructed to accommodate runoff generated from
commercial development. The cost of the Master Plan facilities are to be paid for through the
collection of drainage fees. The density of the proposed project is consistent with an R--1
development; however, the fee rate identified by the FMFCD is based upon a commercial rate
in order to cover costs of facilities previously constructed.
Circulation Element Plan Policies and major Street System Traffic Capacity
Conditional Use Permit Application No. C-15-149 and Vesting Tentative Tract Map No.
6079/UGM propose a 24-lot single family residential public street planned development on
approximately 3.07 acres of property, at an overall density of approximately 7.82 dwelling units
per acre.
The proposed project will provide additional connectivity through both vehicular and pedestrian
integration with the adjacent residential development (T-6033) currently under development to
the south and the east of the subject property. A local public street will be extended to the east
property line of the subject property and dedicated for purposes of facilitating this connectivity.
The project will be required to construct all frontage improvements to City Standards. Right-of-
way dedications and/or vacations will also be required along adjacent public streets in
accordance with City of Fresno requirements to provide for the necessary improvements.
Applying the factors outlined in the Institute of Traffic Engineers (ITE) Trip Generation Manual,
the development of 24 single family residential dwelling units on the subject property would
generate 228 average daily trips (ADT), with 18 vehicle trips occurring during the morning peak
hour travel period (7 to 9 a.m.) and 24 vehicle trips occurring during the evening peak hour
travel period (4 to 6 p.m.). These figures do not warrant preparation of a Traffic Impact Study.
However, a TIS was completed in 2007 as part of the planning for Tract 5717 as referenced
herein above. Any conditions identified as part of the previous TIS will be applicable for this
project.
The Public Works Department, Traffic Engineering Division has reviewed the proposed rezone,
conditional use permit and tentative tract map applications and has determined that the streets
adjacent to and near the subject site will be able to accommodate the quantity and kind of
traffic generated upon implementation of the traffic related mitigation measures of the MEIR
and completion of the adjacent street segments and intersections in accordance with the
transportation element of the Fresno General Plan. Interior public streets have been proposed
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REPORT TO THE PLANNING COMMISSION
Rezone Application No. R-15-011
Conditional Use Permit Application No. C-15-149
Vesting Tentative Tract Map No. 6079/UGM
December 16, 2015
Wage 10
to be dedicated utilizing modified street cross-sections, which are 47 feet in width. Tile
proposed 47-foot wide street cross-section provides for a 36--foot wide curb-to-curb street
section (the same as the 50-foot wide City standard) and a five-foot wide sidewalk pattern (vs.
a seven-foot sidewalk pattern based upon the 50-foot wide City standard). Parking and
sidewalks are proposed to be provided on both sides of all interior local streets. The
Department of Public Works has required that all interior local streets be dedicated and
designed in accordance with Public Works Standard P-56 unless the modified street cross-
section proposed are first approved by the Director of the Public Works Department.
The developer of this project will be required to pay the Traffic Signal Mitigation Impact (TSMI)
Fee of $47.12 per average daily trip at the time of building permit, based on the trip generation
rates set Forth in the latest edition of the ITE Trip Generation Manual and the Master Fee
Schedule. The project will also be required to pay all applicable New Growth Area fees
including the Fresno Major Street Impact (FMSI) Fee and City-wide regional street impact fees.
The proposed project will mitigate any potential project related traffic impacts to State facilities
through payment of the applicable City Fees and subject to payment of the Regional Traffic
Mitigation Fee (RTMIw).
The area street plans are the product of careful planning that projects traffic capacity needs
based on the densities and intensities of planned land uses anticipated at build-out of the
planned area. Based upon the project requirements for street dedications, improvements, and
contributions to the City wide impact fee system, the adjacent and interior streets will provide
adequate access to, and recognize the traffic generating characteristics of, individual properties
and, at the same time, afford the community an adequate and efficient circulation system.
Setbacks
Conditional Use Permit Application No. C-15-149 and Vesting Tentative Tract Map No.
6079/UGM propose lots in the subdivision ranging primarily from approximately 3,750 square
feet to 4,250 square feet in area. Typical proposed setbacks for the project include minimum 8-
foot front setbacks and minimum 20-foot rear yards along with minimum 4-foot side yards. The
provisions of the RS-5 cone district of the new Citywide Development Code permit minimum
front yards of 13 feet, rear yards of 10 feet and side yards of 3 feet where a total of 8 feet is
afforded between the two side yards.
Landscaping/Malls
Given that the subdivision proposes double frontage lots backing onto East Princeton Avenue
located the development will be required to install landscaping and irrigation within a minimum
10-foot wide buffer strip along the East Princeton Avenue frontage. A six-foot high
concrete/masonry wall is required to be constructed at the rear- of the landscaped areas along
East Princeton Avenue.
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REPORT TO THE PLANNING COMMISSION
Rezone Application No. R-15-011
Conditional Use Permit Application No. C-15-149
Vesting Tentative Tract Map No. 6079/UGM
December 16, 2015
Page 11
Council District Plan Implementation Committee
The District 4 Plan Implementation Committee will consider the proposed project at its regularly
scheduled meeting on April 14, 2014. 'The committee's recommendation will be presented by
staff at the Planning Commission meeting.
Conditional Use Permit Findings
Fused 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 12405-A-2 of the Fresno Municipal Code (FMC) can be made.
FINDINGS PER FRESNO MUNICIPAL CODE SECTION 12-405µA-2.
a.All applicable provisions of this Code are complied with and the site of the proposed use is
adequate in size and shape to accommodate said use, and accommodate all yards, spaces,
walls and fences, parking, loading, recycling areas, landscaping, and other required features;
and,
Finding The area of the proposed residential planned development is approximately 3.07
a: net acres in size. The subject site has been proposed to be subdivided into 24
single ramify residential lots, at an overall density of approximately 7.82 dwelling
units/acre. Multi-department/agency review of the proposed development plan
(Conditional Use Permit Application No. C-15-149) has demonstrated that there
is adequate space to meet all applicable requirements of the Code as
established and modified in the Special Permit conditions of approval dated
December 16, 2015; including yards, spaces, walls and fences, parking,
landscaping and open spaces and other required features.
b. The site for the proposed use relates to streets and highways adequate in width and
pavement type to carry the quantity and kind of traffic generated by the proposed
use; and,
Finding Staff from the Public Works Department, Transportation Planning section has
b: estimated that the proposed development will generate 228 ADT with 18 a.m./24
p.m. peak hour vehicle trips; and therefore can be accommodated by the adjacent
streets subject to the respective requirements for dedications and improvement of
adjacent portions of Cast Princeton Avenue, as necessary, in accordance with the
Department of Public Works requirements included within the project conditions of
approval. These requirements are necessary for the traffic generated by the
project and to accommodate city services and meet the needs of the proposed
subdivision.
c. The proposed use will not be detrimental to the public welfare or injurious to property or
improvements in the area in which the property is located. The third finding shall not
apply to uses which are subject to the provision of Section 12-306-N-30 of this Code.
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REPORT TO THE PLANNING COMMISSION
Rezone Application No, R-15-019
Conditional Use Permit Application No, C-15-149
Vesting Tentative Tract Map No. 6079/UGM
December 16, 2015
Page 12
Finding The staff of the Development and Resource Management Department has
C.* determined that the proposed use will not be detrimental to the public welfare or
be injurious to properly or improvements in the area in which the property is
located if developed in accordance with the various conditions/requirements
established through the related vesting tentative tract map application review and
conditional use permit application review processes.
Tentative Tract Map Findings
The Subdivision Map Act (California Government Code Section 66400 et. seq.) requires that a
proposed subdivision not be approved unless the map, together with its design and
improvements, is found to be consistent with the General Plan and any applicable specific plan
(Finding No. 1 below).
State law further provides that the proposed subdivision map be denied if any one of the
Finding Nos. 2 - 5 below is made in the negative. In addition, State law requires that a
subdivision be found to provide for future passive and natural heating or cooling opportunities
in the subdivision development (Finding No. 6 below).
1 . The proposed subdivision map, together with its design and improvements, is consistent
with the Fresno General Plan and McLane Community Plan, contingent upon City Council
approval of Rezone Application No. R-15-011 which propose to designate and zone the
subject property for Medium Density Residential use. The project design meets the
density, intensity, objectives, policies, and programs specified in the Fresno General Plan
and McLane Community Plan for the creation and development of single family residential
lots within this plan designation.
2. This site is physically suitable for the proposed type and density of development, because
conditions of approval will ensure adequate access and drainage on and off the site.
Furthermore, the subject property is of sufficient size to accommodate the development of
the subject property at the density proposed, while affording sufficient open spaces and
amenities as necessary to ensure the sustainability of the development
3. The proposed subdivision design and improvement is not likely to cause substantial and
considerable damage to the natural environment, including fish, wildlife or their habitat,
because all agricultural uses on the subject property have been discontinued. The subject
properly remains fallow without trees, vegetation, or irrigation to sustain and attract
wildlife; or, provide a suitable habitat to species other than vermin.
4. The proposed subdivision design and improvements are not likely to cause serious public
health and safety problems, because the conditions of approval have shown and will
ensure that the subdivision conforms to city health and safety standards.
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RPPORT TO THE PLANNING COMMISSION
Rezone Application No. R-15-011
Conditional Use Permit Application No. C-15-149
Vesting Tentative Tract Map No. 6079/UGM
December 16, 2015
Page 13
5. The proposed subdivision design will not conflict with public easements within or through
the site, because the project design and conditions of approval will assure noninterference
with any existing or proposed easements on the subject property.
6. The design of the subdivision provides, to the extent feasible, for future passive and
natural heating or cooling opportt.rnities 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 conditions of approval, complies with the
design and property development standards of the Zoning Ordinance and local Subdivision
Ordinance. Based upon the plans and information submitted by the applicant and the
recommended conditions of project approval, staff has determined that these findings can be
made. Action by the Planning Commission regarding the plan amendment and rezone
applications is a recommendation to the Fresno City Council. Action by the Planning
Commission regarding the conditional use permit and vesting tentative tract map is final unless
appealed in accordance with the FMC, Sections 12-406-1 and 12-1019, respectively.
CONCLUSION
The appropriateness of the proposed project has been examined with respect to its consistency
with goals and policies of the Fresno General Plan and the McLane Community Pian; 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 Rezone Application No. R-15-011 , Conditional Use
Permit Application No. C--15-149, and Vesting Tentative Tract Map No. 6079/UGM are
appropriate for the project site.
Attachments:
Exhibit A: Vicinity Map
Exhibit B: 2015 Aerial Photograph
Exhibit C: Public Hearing Notice Mailing List Vicinity Map
Exhibit D: Fresno General Plan Planned Land Use Map
Exhibit E: Vesting Tentative Tract Map No, T-6079/UGM
Exhibit F: Exhibits for Conditional Use Permit Application No, C-15-149
Exhibit G: Conditions of approval for Conditional Use Permit Application No. C-15-149
and Vesting Tentative Tract Map No. 6079/UGM dated December 16,
2015; including memoranda from responsible or commenting agencies.
Exhibit H: Environmental Assessment No. R-15-011/C-15-149/T-6079, Finding of
Conformity to the Fresno General Plan Master Environmental Impact
Report (MEIR SCH No. 2012111015) dated November 06, 2015.
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Exhibit "A"
Vicinity Map
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Exhibit "B„
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Exhibit "D"
Fresno General Plan Planned Land Use Map
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Exhibit "E„
Vesting Tentative Tract Map No. 60791UGM
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CITY OF FRESNO
DEVELOPMENT ANIS RESOURCE MANAGEMENT DEPARTMENT
CONDITIONS OF APPROVAL
DECEMBER 16, 2015
CONDITIONAL USE PERMIT APPLICATION No. -1 -149
"'A PLANNED DEVELOPMENT"
SOUTH SIDE, of EAST PRINCETON AVENUE BE-TwI-EN NORTH FOWLER AND NORTF1
BLIss AVENUES
PANT A - PROJECT INFORMATION
1 , Assessor's
Parcel No(s): 310-041-38
2. Street Location: South side of East Princeton Avenue between North Fowler and
North Bliss Avenues.
(Council District 4, Councilmember Caprioglio)
3. Existing Zoning "C-M/UGM/cz" (Commercial and Light Manufacturing District/
Urban Growth Management/with conditions of
zoning)
4. Proposed Zoning "R-1/RS-5/UGM" (Single Family Residential District / Urban
Growth Management / with conditions of
zoning)
5. Existing
Planned Land Use: Medium Density Residential (5.0-12 dwelling units/acre)
6. Proposed
Planned Land Use: Medium Density Residential (5.0-12 dwelling units/acre)
7. Plan Areas: McLane Community Plan
8, Project Description: Requests authorization for the establishment of a 24-lot single
family residential, public street, planned unit development with
modified property development standards for lots proposed to be
created by Vesting Tentative Tract Map No. 6079/UGM.
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Conditions of Approval
Conditional Use Kermit Application No, C-15-149
December 16, 2015
Page 2 of 17
PART B - GENERAL CONDITIONS AND REQUIREMENTS
The City of Fresno Planning Commission, on December 16, 2015, approved the special
permit application subject to the enclosed fist of conditions and Exhibit(s) "A" °F" "F" & "L°
inclusive of Conditional Use Perrnit Application No. C-15-14.9.
IMPORTANTPLEASE READ CAREFULLY
Please Mote that this project rrray be srrla,ject to a variety of discretionary conditions ofapproval.
'Please include conditions based ora adopted City plaaras and policies,those determined through site
Tari review arid eravirorarraental assessment essential to mitigate adverse effeets ora the
environment including the health, safety, arid welfare of the community, and recommerrcled
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 mid c avironment.
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-15-149
and Vesting Tentative Tract Map No. `f-6079/UCNI.
Approval of this special permit shall be considered null and void in the event of failure by the
applicant and/or the authorized representative, architect, engineer, or designer to disclose
and delineate all facts and information relating to the subject property and the proposed
development including, but not limited to, the following:
1 . All existing and proposed improvements including but not limited to buildings and
structures, signs and their uses, trees, walls, driveways, outdoor storage, and open land
use areas on the subject property and all of the preceding which are located on adjoining
property and may encroach on the subject property;
2. All public and private easements, rights-of-way and any actual or potential prescriptive
easements or uses of the subject property; and,
3. Existing and proposed grade differentials between the subject property and adjoining
property zoned or planned for residential use.
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Conditions of Approval
Conditional Use Permit Application No. C-15-149
December 16, 2015
Page 3 of 17
Approval of this special permit may become null and void in the event that development is not
completed in accordance with all the conditions and requirements imposed on this special
permit, the Zoning Ordinance, and all Public Works Standards and Specifications. The
Development and Resource Management Department shall not assume responsibility for any
deletions or omissions resulting from the special permit review process or for additions or
alterations to construction plan not specifically submitted and reviewed and approved
pursuant to this special permit or subsequent amendments or revisions. (Include this note
on the site plan.)
No uses of land, buildings, or structures other than those specifically approved pursuant to
this site plan shall be permitted. (Include this note on the site plan.)
Transfer all red line notes, etc., shown on the original site plan exhibit(s) to the final site
plan(s). CORRECTIONS SHALL INCLUDE ALL THOSE LISTED IN THIS DOCUMENT AND
THOSE LISTED IN THE CORRECTION LIST PROVIDED BY THE PLAN CHECK
PROCESS.
The exercise of rights granted by this special permit must be commenced by December 16,
2019 (four years from the date of Director approval). The time limits for any special permit
conditionally granted in conjunction with an approved tentative tract map shall be
automatically extended upon the extension of such tentative tract map pursuant to Section
12-1005.1 of the FMC.
To complete the back-check process for building permit relative to planning and zoning
issues, submit copies of this corrected, final site plan, together with copies of the
elevations, landscape, and irrigation plans, and any required covenants and/or studies
or analyses to the Development Services (Planning) Division for final review and
approval, a minimum of ten days before applying for building permits.
Copies of this final approved site plan, elevations, landscape, and irrigation plans stamped by
the Development Services(Planning) Division must be substituted for unstamped copies of
the same in each of the sets of construction plans submitted for plan check Prior 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 Tackettat(559)621-8063 or via e-mail atWill.TacketW&.fresno.ctov 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.
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Conditions of Approval
Conditional Use Permit Application No. C-15-149
December 16, 2015
Page 4 of 17
NOTICE TO PROJECT APPLICANT
In accordance with the provisions of Government Code Section 66020(d)(1), the imposition of
fees, dedication, reservations or exactions for this project are subject to protest by the project
applicant at the time of approval or conditional approval of the development or within 90 days
after the date of the imposition of the fees, dedications, reservation or exactions imposed on
the development project.
This notice does not apply to those fees, dedications, reservations or exactions which were
previously imposed and duly noticed; or, where no notice was previously required under the
provisions of Government Code Section 66020(d)(1 ) in effect before January 1, 1997.
PART C - PUBLIC IMPROVEMENT REQUIREMENTS
The following requirements are based on city records and the accuracy of the existing and
proposed on-site and off-site conditions depicted on the exhibits submitted. Requirements
not addressed due to omission or misrepresentation of information, for which this review
process is dependent, will be imposed whenever such conditions are disclosed.
Questions relating to dedications, street improvements or off-street parking geometrics may
be directed to Louise Gilio at(559) 621-8678/Louise.GilioC�fresno.gooy of the City of Fresno
Public Works Department, Traffic and Engineering Services Division.
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 g[jar to issuance
of building permits.
c) DEDICATIONS. The following dedication requirements must be satisfied prior to the
issuance of building permits:
i) Dedications shall take place in accordance with any applicable conditions included
within the attached Public Works Department, Traffic and Engineering Services
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Conditions of Approval
Conditional Use Permit Application No. C-15-149
December 16, 2015
Page 5 of 17
Division memorandurn dated October 29, 2015.
d) VACATIONS. The following vacation requirements must be satisfied P Llo=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
Specifications and Standard Drawings of the City of Fresno, Public Works Department
or street construction plans required and approved by the City Engineer. The
performance of any work within the public street rights-of-way (including pedestrian,
water and sewer utility easements) requires a Street Work Permit issued by the Public
Works Department, Engineering Services Division at (559) 621-8693, rp for 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
prior to final occupancy.
c) Where required, design and construct curb, gutter, AC paving, and residential sidewalk
patterns to Public Works standards, specifications, and policies. Plans shall be
prepared by a registered Civil Engineer.
d) Streetlights are required on all frontages to City Standards and/or as determined by
the City Engineer. Street lighting plans are required and must be approved by the
Public Works Department/Engineering Services prior to commencement of the work.
e) Underground all existing off-site overhead utilities within the limits of this site as per
FMC Section 12-1011, Section 8-801 and Resolution No. 78-522/88-229.
f) Submit four copies of a Geometric Approval Drawing (GAD) to Traffic Engineering for
review and approval, per the attached checklist, prior to submittal of street plans.
g) Submit the following as a single package to the Public Works Department Engineering
Division, Plan Check and GIS Mapping Section, (559) 621-8682, for review and
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Conditions of Approval
Conditional Use Permit Application No. C-15-149
December 16, 2015
Page 6 of 17
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.)
DART D - PLANNING/ZONING REQUIREMENTS
1 . PLANNING
a) Development is subject to the following ordinances, plans and policies:
i) "R-1", Single Family Residential District (§12-291 of the FMC)
ii) "UGM"' Urban Growth Management (§§12-4.500-12-4.510 of the FMC)
iii) Fresno General Plan
iv) McLane Community Plan
2. MITIGATION MONITORING REQUIREMENTS
Development of the subject property shall be subject to implementation of all applicable
mitigation measures, fees, and timelines included within the Initial Study and Finding of
Conformity prepared for Environmental Assessment No. R-15-011/C-15-19/T-6079 and
dated November 06, 2015.
a) The Finding of Conformity prepared for the proposed project is tiered off of the Fresno
General Plan Master Environmental Impact Report (MEIR SCH No. 2012111015).
Development of the subject property shall be subject to implementation of all
applicable mitigation measures included within the MEIR for subsequent projects;
included herein by reference.
3. ZONING
a) Approval of Conditional Use Permit Application No. C-15-149 is contingent upon
approval of Vesting Tentative Tract Map No. 6079/UGM; and City Council approval of
Rezone Application No, R-15-011.
NOTE: Existing covenants or zoning contracts for the subject property related
to existing conditions of zoning established through previous adoption of City
Council Ordinances may be released upon Council Approval of Rezone
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Conditions of Approval
Conditional Use Pen-nit Application No. C-15-149
December 16, 2015
Page 7 of 17
Application No. R-15-011 if such existing conditions of zoning are removed or
modified in a manner which renders previous covenants or contracts null or
void.
b) A subsequent entitlement will be required in order to revise the current development
proposal or authorize an alternative development scheme for the subject property.
Further•environmental review may also be required if any proposed revisions have not
been previously evaluated within the scope of Environmental Assessment No.
R-15-011/C-15-149/T-6079 and dated November 06, 2015.
c) The subject property is proposed to be zoned underthe R-1/RS-5/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 respective property development standards of the R-1 zone district
except as may be modified herein pursuant to Conditional Use Permit Application No.
C-15149.
4. POPULATION DENSITY
a) Pursuant to the proposed Medium Density Residential planned land use designation
for the subject property; the subject property shall be developed in accordance with
Vesting Tentative Tract Map No, 6079/UGM and Exhibits) "A" of Conditional Use
Permit Application No. C-15-149.
j) 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 5.0-12 du/acre to meet the density
requirements of the Fresno General Plan and FMC.
® NOTE: Pursuant to Vesting Tentative Tract Map No. 6079/UGM and
Conditional Use Permit Application No. C-15-149, the subject property is
proposed to be developed at an overall density of approximately 7.82 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 orfloor
space.
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Conditions of Approval
Conditional Use Permit Application No. C-15-149
December 16, 2015
Page 8 of 17
b) No accessory building erected on the subject property shall have a height greater than
one story, riot 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-15.149; and, the following:
NOTE: Any proposed deviation from the building setback envelopes
established by Exhibit "A" of Conditional Use Permit Application No. C-15-149
requires a revision to Conditional Use Permit Application No. C-15-149.
b) No buildings, structures, or objects shall encroach (or exceed three feet in height)
within the corner cut-off area, and shall conform to all aspects of the corner cut-off
provisions of Sections 13-227 (Obstruction to Visibility at Intersections) and 13-228
(Intersection Visibility, Investigation and Enforcement Lien) of the Fresno Municipal
Code.
i) 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 properly 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. In the case of rounded corners to
the lot, the triangular area is formed between the tangents to the curve and a
diagonal line joining points on said tangent 30 feet from the point of their
intersection.
c) Proposed structures are required to be found in compliance with the fire resistive
standards of the Uniformed Building Code. In the event structures do not comply they
must be modified so as to meet the requirement.
7. LOT COVERAGE
a) Lot coverage by buildings and structures shall be permitted in accordance with the
building envelopes (setback lines) depicted and approved on Exhibit "A° and the
approved models and floor plans depicted and approved on Exhibit "1=" of Conditional
Use Permit Application No. C-15-149.
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Conditions of Approval
Conditional Use Permit Application No. C-15-149
December 16, 2015
Page 9 of 17
8. OPEN SPACES AND LANDSCAPING
The subdivider shall provide and maintain all landscaping (and irrigation systems) in
accordance with the conditions of approval for Vesting 'Tentative Tract Map No.
6079/UGM; and, the following:
a) A landscape and irrigation plan, prepared by a landscape professional, shall be
submitted to the Development Services (Planning) Division an(] approved for all open
space and recreational areas within the development. These plans must be reviewed
and approved prior to obtaining building permits.
b) 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.
c) 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."
d) Provide for the planting of trees onsite 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
required to be submitted to the Development Services (Planning) Division for
review and approval prior to issuance of building permits.
ii) Trees shall be planted in all landscaped areas required in the conditions of
approval for Vesting Tentative Tract Map No. 6033/UGM in order to shade and
enhance adjacent property and public rights-of-way.
e) No building permit shall be issued for any development for which a special permit has
been issued until the requirements for street trees as provided in Article 3 of Chapter
11 of the FMC have been met and street tree inspection fees paid pursuant to the
Master Fee Schedule. Comply with all requirements included within the attached
memorandum from the Public Works Department, Street Maintenance Division dated
October 29, 2015.
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Conditions of Approval
Conditional Use Permit Application No. C-15-140
December 16, 2015
Page 10 of 17
NOTE: Street trees shall be planted by the property owner and shall be
inspected by the City pursuant to the payment of street tree inspection fees,
NOTE: The Department of Public Works may approve a request for waiver of
street tree requirements if the applicant agrees to plant the minimum number of
streets trees required based upon the linear feet of street frontage on private
property within ten feet of the back of the sidewalk. Based upon the proposed
building setbacks of proposed structures to public rights-of-way, street trees
may not be required to be planted within a 10-foot Public Planting and Utility
Easement (to be determined by the City Engineer).
NOTE: The number and location of street trees for the proposed project shall
be approved by the Department of Public Works, Parks Supervisor prior to
approval of landscape plans and prior to issuance of a street tree planting
permit. The approved landscape plan, properly scaled and dimensioned, shall
serve as a street tree planting permit for on-site trees not in the public right of
way. A copy of this plan shall be kept at the job site at all times.
i) Call (559) 621-5600 to notify the Public Works Department Construction
Management Division 72 hours prior to tree hole drilling/tree planting in the public
right-of-way, in order to verify tree locations, to obtain inspection of drilling
operations, and to check backfilling procedures and safety barriers.
ii) All planting, irrigation and related work within the city right-of-way shall complywith
the City of Fresno Public Works Department Standard Specifications, Section 25
and 26.
iii) All landscaping and related work to be performed within the city right-of-way shall
be done by a qualified contractor and requires a street encroachment permit from
the Public Works Department prior to commencement. Call (559) 621-8685 for
information on encroachment permits and required insurance and bonding.
f) Obligations for retention and maintenance of the 5-foot wide end-block/entryway
landscaped areas required in accordance with the conditions of approval for Vesting
Tentative Tract Map No. 6079/UGM dated December 16, 2015, shall be the
responsibility of the respective property owner(s) on which the landscaped area is
located unless the area is accepted and annexed into the Community Facilities District
(CFD) pursuant to the conditions included herein below.
i) Pursuant to the conditions of approval for Vesting Tentative Tract Map No.
6079UGM a covenant shall be recorded for all properties for which retention and
maintenance of end-block landscaped is the responsibility of the respective
property owner prior to recordation of a Final Map.
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Conditions of Approval
Conditional Use Permit Application No. C-15-149
December 16, 2015
Page 11 of 17
m NOTE: The covenant shall disclose and acknowledge all responsibilities
associated with these conditions of approval (and those associated with
approval of Conditional Use Permit Application No. C-15-140) to prospective
buyers when individual lots are sold and identify terms, as appropriate, to
assure compliance. The covenant shall be prepared in a form approved by the
City of Fresno.
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 public safety, or as may otherwise be approved by the
Development and Resource Management Department. (include this note on the site
plan and landscape pian.)
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
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Conditions of Approval
Conditional Use Permit Application No. C-15-149
December 16, 2015
Page 12 of 17
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 F=resno, Development and Resource Management
Department. (include this nate on the site plana)
i) Clearly depict any proposed/existing fences, hedges and walls on Exhibit(s) "A"
and/or "L" of Conditional Use Permit Application No, C-16-149. 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.
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 or landscape
plans shall be reviewed for approval.
b) Fences within the interior of the planned development shall be located behind any
required end-block landscape areas as required by the conditions of approval for
Vesting Tentative Tract Map No. 6079/UGM.
c) All fences, hedges and walls shall conform to the provisions of Section 12-306-H of the
FMC.
NOTE: Provide a corner cut-off area at all entryways and intersections, where
walls or fences are proposed/required, in accordance with Section 12306-H-3-
e of the FMC. Corner cut-offs are established to provide an unobstructed view
for vehicular and pedestrian traffic approaching an intersection. They are a
triangular area formed by the property lines and a diagonal line adjoining points
on the property lines, measured a specific distance from the point of their
intersection. At the intersections of streets, this distance is 30 feet.
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.
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Conditions of Approval
Conditional Use Permit Application No. C-15-14-0
December 16, 2015
Page 13 of 17
8. ACCESS
a) There shall be pedestrian access from a dedicated and improved street, alley or
recorded private access to property used for residential purposes, the design of which
shall be approved by the Director of Public Works.
b) Vehicular and/or pedestrian access shall be maintained and remain clear at all times.
c) Provide vehicular and/or pedestrian access as noted on Exhibit(s) "A" of Conditional
Use Permit Application No. C-15-149.
9. OU"fDOOR ADVERTISING AND MARKETING
a) Signs, other than directional signs, if applicable, are not approved for installation as
part of this special permit. Submit for a separate Master Sign Program or Sign Review
Application. Applications and requirements for submittal are available at the
Development Services(Planning) Division's Public Front Counter. (include this nate
on the site plan).
10.BUILDING STANDARDS AND ELEVATIONS
Final building elevations for all structures proposed to be constructed on the subject
property shall be submitted to the Development and Resource Management Department,
Development Services Division for approval prior to issuance of building permits.
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 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) All proposed buildings shall include design features and decorative treatments. Visible
sides of buildings shall not be developed with featureless "blank" wails. Design
measures should be utilized to avoid large scale, massive, monolithic, and repetitive
"institutional" visual appearances. Submit elevations inclusive of modifications for
review and approval.
i) Buildings shall have an attractive appearance on all sides, not just on their front
elevations. Side and rear elevations which are visible from the public rights-of-way
or which are adjacent to common areas or paths of travel should incorporate
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Conditions of Approval
Conditional Use Permit Application No. C-15-149
December 16, 2915
Page 14 of 17
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.
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.
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Conditions of Approval
Conditional Use Perrnit Application No. C-15-149
December 16, 2015
Page 15 of 17
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 pians
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 a-
foot wide clear paths around equipment; or, provide approval from the City of
Fresno Fire Department respective to mechanical equipment locations.
ii) Roof mounted mechanical equipment shall be recessed and shall not be visible
from the public right-of-way. When placed on the ground outside of required yards,
condensing units and mechanical equipment shall be screened from view of the
public right-of-way with structures, fencing and/or landscaping as may be
appropriate.
12.DEVELOPMENT IMPACT FEES
City of Fresno Development Impact Fee obligations applicable to this project shall be
satisfied in accordance with the fee schedule outlined within the conditions of approval for
Vesting Tentative Tract Map No. 6108/UGM dated December 16, 2015. 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,
DART E - CITY AND OTHER SERVICES
1 . TRANSPORTATION/TRAFFIC PLANNING and FAX REQUIREMENTS
a) Comply with all of the requirements included within the attached Public Works
Department, Traffic and Engineering Services Division memorandums dated October
29, 2015 and December 01, 2006.
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Conditions of Approval
Conditional Use Permit Application No. C-15-149
December- 16, 2015
Page 16 of 17
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
November 02, 2015.
b) Comply with all of the requirements included within the attached Department of Public
Utilities, Water Division memorandum dated October 27, 2015.
3. SOLID WASTE COLLECTION
a) The project will be serviced as Single Family Residential properties with Basic
Container Service (3 container - solid waste, green waste & recyclable material)
5. FIRE PROTECTION REQUIREMENTS
a) Comply with all of the requirements included within the attached City of Fresno Fire
Department memorandum dated October 29, 2015,
6. FLOOD CONTROL REQUIREMENTS
a) Comply with all of the requirements included within the attached Fresno Metropolitan
Flood Control District memorandum dated October 28, 2015.
7. COUNTY OF FRESNO DEPARTMENT OF COMMUNITY HEALTH
a) Comply with all of the requirements included within the attached County of Fresno,
Department of Public Health memorandum dated October 13, 2015.
PART F - MISCELLANEOUS
Approval of this site plan is contingent upon the submittal of corrected site plans showing all
existing/proposed on-site conditions as reflected on all exhibits and the following:
1 . If archaeological and/or animal fossil material is encountered during project surveying,
grading, excavating, or construction, work shall stop immediately.
2. If there are suspected human remains, the Fresno County Coroner shall be immediately
contacted, If the remains or other archaeological material is possibly Native American in
origin, the Native American Heritage Commission (Phone: 916/653-4082) shall be
immediately contacted, and the California Archaeological Inventory/Southern San Joaquin
Valley Information Center (Phone: 805/644-2289) shall be contacted to obtain a referral
list of recognized archaeologists. An archaeological assessment shall be conducted for
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Conditions of Approval
Conditional Use Permit Application No. C-1 5-149
December 16, 2015
Page 17 of 17
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 arta, 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.
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CITY OF FRESNO
DEVELOPMENT ANo RESOURCE MANAGEMENT NT EPARTM NT
CONDITIONS OF APPROVAL
DECEMBER 16, 2015
VESTING TENTATIVE TRACT MAP No. 6079/UGM
" PLANNED DEVELOPMENT"
SOUTH SIDE oi= CAST PEiINCE oN AvENUE BETWEEN NORTH FOWLER AND NORTi-i BLlss 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 l=ees and Charges included herein below for further
information).
Improvements and payments shall not be required on or in front of any undeveloped
poi-tion of a net acreage of ten acres or more which exists after the division of land. All
improvements and payments shall be completed with development.
URBAN GROWTH MANAGEMENT REQUIREMENTS (GENERAL)
The subdivider of property located within the UGM boundaries shall comply with all
sewer, water and street requirements and pay all applicable UGM fees imposed under
the Urban Growth Management process (with appropriate credit given for the
installation of required UGM improvements) in accordance with the requirements of
State Law as related to tentative tract maps.
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Conditions of Approval
Vesting Tentative Tract M<--tp No. 6079/UGM
December 16, 2015
Page 2_
GENERAL_ CONDITIONS
1, Upon conditional approval of Vesting Tentative 'Tract Map No. 6079/UGM, the
subdivider may prepare a Final Map in accordance with the approved tentative
map; and, the following:
a) Approval of Vesting Tentative Tract Map No. 6079/UGM is contingent upon
City Council approval of Rezone Application No. R-15-011 .
b) Approval of Vesting Tentative Tract Map No. 6079/UGM is contingent upon
approval of Conditional Use Permit Application No. C-15-149.
i) Any Final Map prepared for the subdivision of the subject property shall
comply with all conditions of approval for Conditional Use Permit
Application No. C-15-149.
2. The subdivider shall comply with Regulation Vill and Rule 3060 of the San
Joaquin Valley Air Quality Pollution Control District for the control of particulate
matter and fugitive dust during construction of this project.
3. 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.
4. 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 121022 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.
6. 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
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Conditions of Approval
Vesting Tentative Tract Map No. G079/UGIv1
December 16, 201:
Page 3
approved, the subdivider shall provide performance security in an @mount
established by the City to guarantee the completion of plans.
7. 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.
8. 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.
9. The subdivider shall pay applicable fees for, but not limited to, plan checks for
street improvements and other grading and construction; street trees, street
signs, water and sewer service, and inspections in accordance with the City of
Fresno Master Fee Schedule (City Resolution No. 79-606 and No. 80-420) and
any amendments, modifications, or additions thereto; and in accordance with the
requirements of State law as related to tentative maps.
10. The subdivider shall furnish to the City acceptable security to guarantee the
construction of the off-site street improvements in accordance with all applicable
provisions of the Fresno Municipal Code (FMC) and the State Subdivision Map
Act. The subdivider shall complete all the public improvements prior to the
approval of the Final Map by the City. If, at the time of Final Map approval, any
public improvements have not been completed and accepted in accordance with
the standards of the City, the subdivider may elect to enter into an agreement
with the City to thereafter guarantee the completion of the improvements.
11 , As a condition of Final Map approval, the subdivider shall furnish to the City a
subdivision guarantee listing all parties having any right, title or interest and the
nature of their interest per State law.
GENERAL INFORMATION
12. Prior to the issuance of building permits for the subdivision, school construction
fees shall be paid to the Clovis Unified School District in accordance with the
school districts adopted schedule of fees.
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Conditions of Approval
Vesting Tentative;Tract Map No. 6079/IJGM
December 16, 2015
Page 4
11 Contact the United States Postal Service for the location and type of mailboxes
to be installed in this subdivision,
a) It is recommended that at least 6 months prior to the first occupancy, the
Developer shall contact the local United States Postal Service representative
to complete a Mode of Delivery Agreement for New Construction. The Mode
of Delivery Agreement must have a District approval signature to be valid. In
addition to completing the Agreement, the Developer shall provide a final map
(with address details) to the local USPS representative. The Developer shall,
at their- own expense, procure, construct and install all mail receptacle
facilities for each location as specified and approved by the USPS.
14. 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.
15. 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.
16. If archaeological and/or animal fossil material is encountered during project
surveying, grading, excavating, or construction, work shall stop immediately.
17. If there are suspected human remains, the Fresno County Coroner shall be
immediately contacted (business hours: (559) 268-0109; after hours the contact
phone number is (559) 488-3111 for the Fresno County Sheriffs Department). If
remains or other archaeological material is possibly Native American in origin,
the Native American Heritage Commission (phone number (916) 653-4082) shall
be immediately contacted, and the California Archaeological Inventory/Southern
San .Joaquin Valley Information Center (phone number (805) 644-2289) shall be
contacted to obtain a referral list of recognized archaeologists.
18. 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
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Conditions of Approval
Vesting Tentative Tract Map No. 6079/UGM
Decerriber 16, 2015
Page 5
paleontologist determines the material to be significant, a recommendation shall
be made to the City as to any further site investigation or preservation rneasures.
'19. Apportionment of Special Assessment, If, as part of this subdivision, a division
will be Heade of any lot or parcel of land upon which there is an unpaid special
assessment levied under any State or local law, including a division into
condominium interest as defined in Section 783 of the Civil Code, the
developer/owner shall file a written application with the City of Fresno Director of
Public Works, requesting apportionment of the unpaid portion of the assessment
or pay off such assessment in full.
If the subdivider elects to apportion the assessment, the application shall contain
the following information:
a. A full description of each assessed lot, parcel or interest to be divided and of
how such lot, parcel or interest will be divided;
b. A request that the Engineer apportion the amount remaining unpaid on the
assessment in accordance with applicable law; and
c. Written consent of the owner(s) of each such lot, parcel, or interest to the
requested apportionment.
d. The application shall be filed prior to the approval of the Final Map(s) by the
City and shall be accompanied by a fee in an amount specified in the Master
Fee Resolution for each separate lot, parcel, or interest into which the
original assessed lot, parcel or interest is to be divided. The fee shall be in
an amount sufficient to pay all costs of the City and the Engineer of Work
responsible for determining the initial assessment in making the requested
apportionment.
MITIGATION MONITORING REQUIREMENTS
20. 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.
R-15-011/C-15-149/T-6079 dated November 06, 2015.
a) The Finding of Conformity prepared for the proposed project is tiered off of
the Fresno General Plan Master Environmental Impact Report (MEIR SCH
No. 2012111015). Development of the subject property shall be subject to
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Conditions of/-Approval
Vesting Tentative Tract Map No. 60 70/UGM
December -16, 2015
Page 6
implementation of :all applicable mitigation measures included within the 1MEIR
for subsequent projects; included herein by r(,,ference.
ZONING & PROPERTY DEVELOPMENT STANDARDS
21 . Approval of Vesting Tentative Tract Map No. 6079/UGM is contingent upon City
Council approval of Rezone Application No. R-15-011.
22. As a proposed "Planned Development" subdivision, approval of Vesting Tentative
Tract Map No. 6079/UGM is contingent upon approval of Conditional Use Permit
Application No. C-15-149; authorizing the planned development of the subject
property.
i) Development on the subject property or individual lots resulting from a
subdivision thereof shall comply with all property development standards of
the applicable/respective zone district designated for the respective parcel(s)
as well as the design standards of the subdivision ordinance; except as may
be modified by the conditions of approval for Conditional Use Permit
Application No. C-15-149.
ii) The subdivision and planned development of the subject property shall
comply with all conditions of approval for Conditional Use Permit Application
No. C-15-149.
Lot Area and Dimensions
23. 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
Vesting Tentative Tract Map No. 6079/UGM.
Building Setbacks
24. 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-15-149.
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Conditions of Approval
Vesting Tentative Tract Map No. 6079/UGM
December 16, 2015
Page 7
Lot. Coveracie
25. Maximum lot coverage by buildings and structures shell not exceed the
provisions included within the conditions of approval for Conditional Use Kermit
Application No. C-15-149.
Landsca ing,_-Qpq(� Space and Walls
26. Pursuant to Section 12-1011(f)(3) of the FMC, the subdivider shall provide a
minimum 10-foot wide landscape easement (and irrigation system) along the
north property lines of all lots with frontage on Gast Princeton Avenue (i.e., Lots 1
& 15-24 of Vesting Tentative Tract Map No. 6079/UGM).
a) Construct a 6-foot high solid masonry sound wall (at finished grade of
proposed site) pursuant to the solid wall requirements of Section 12-306-H of
the FMC behind the required 10-foot wide easement for landscape purposes
along the north property lines of all lots with frontage on Cast Princeton
Avenue (i.e., Lots 1 & 15-24 of Vesting Tentative Tract Map No. 6079/UGM).
27. Construct a 6-foot high solid masonry sound wail (at finished grade of proposed
site) pursuant to the solid wall requirements of Section 12-306-H of the FMC
along the property lines of all lots which are a district boundary with an abutting
non-residential zone district (i.e.,west property lines of Lots 1-3 of Vesting
Tentative Tract Map No. 6079/UGM).
26. The proposed project shall comply with the City of Fresno Proposed Guidelines
for Landscape Open Space and Pedestrian Walkway Requirements for
Residential Development; the Conditions of Approval for Conditional Use Permit
Application No. C-15-149; and, the following:
a) Subdivision entryways shall contain enhanced landscaping (and irrigation
systems), surface materials, and fencing/wall treatments that respectively
improve and better define a project's visual image and character.
i) The subdivider shall provide a minimum 5-foot wide landscape strip (and
irrigation system) at the end of all blocks (i.e. the west property line of Lot
24 of Vesting Tentative Tract Map No. 6079/UGM). The landscape
strip/buffer shall be located adjacent to the "sidewalk pattern" within the
adjacent public street rights-of-way and shall incorporate street trees to
shade the adjacent sidewalks in accordance with Public Works standards,
specifications, and policies.
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Conditions of Approval
Vesting Tentative bract Map No. 6079/UGM
December 16, 2015
Page 8
ii) Construct a 6-`root high solid masonry sound wall (at finished grade of
proposed site) pursuant to the solid wall requirements of Section 12-306-1-1
of the FMC behind the required 5--foot wide landscape strip along the west
property line of trot 24 of Vesting 'Tentative Tract Map No. 6019/UGM).
iii) Obligations for retention and maintenance of the required end-block
landscaped area at the entryway shall be the responsibility of the
respective property owner(s) on which the landscaped area is located
unless the area is accepted and annexed into the Community Facilities
District (CFD) pursuant to the conditions included herein below.
iv) Execute a covenant for all properties for which retention and maintenance
of an end-block landscaped area is the responsibility of the respective
property owner prior to recordation of a Final Map.
® NOTE: The covenant shall disclose and acknowledge all
responsibilities associated with these conditions of approval (and those
associated with approval of Conditional Use Permit Application No.
C-15-149) to prospective buyers when individual lots are sold and
identify terms, as appropriate, to assure compliance. The covenant
shall be prepared in a form approved by the City of Fresno.
29. 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,
30. 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 12306-N-23, Water
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Conditions of Approval
Vesting Tentative Tract Mal) No. 6079WGrIM
December 16, 2015
Page 9
Efficient Landscape Standards ind AB 1881 Model Water Efficient
Landscape Ordinance.
31 . Provide a corner cut-off area at all entryways and intersections, where walls or
fences are proposed/required, in accordance with Section 12-366-H-3-e of the
FMC. Corner cut-offs are established to provide an unobstructed view for
vehicular and pedestrian traffic approaching an intersection. They are a
triangular area formed by the property lines and a diagonal line adjoining points
on the property lines, measured a specific distance from the point of their
intersection. At the intersections of streets, this distance is 30 feet.
32. When the grading plan establishes a top of slope beyond the required landscape
easement noted and the construction of the required walls) 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,
33. All proposed/required landscaped easements/buffers, open space areas,
pedestrian connections, entryways, pathways and/or private on-site landscaping
for street tree purposes shall be improved in accordance with the landscape
improvement pians, which are to be submitted to the Development and Resource
Management Department for review and approval prior to Final Map approval.
® NOTE: Lighting and fence/wall details for any proposedlrequired open
spaces areas or pedestrian connections shall be provided with the
submittal of the landscape improvement plans.
34. Maintenance of any/all required landscape easements and/or proposed Outlots
within the boundary of Vesting Tentative Tract Map No. 6079/UGM shall be
provided pursuant to the Maintenance Obligations stipulated herein below or in a
manner which provides appropriate security and is deemed acceptable to both
the City of Fresno Development and Resource Management and Public Works
Departments.
35. Comply with all street tree, buffer landscaping, median island, outlot, and trail
requirements included within the attached memorandum from the Department of
Public Works, Street Division dated October 29, 2015.
STREETS AND RIGHTS-OF-WAY
36. 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.
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Conditions of!Approval
Vesting Tentative: Tract Map No. 6079/UGM
December 16, 2.015
Page 10
33. 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 rarnps are required to be constructed in sidewalks at all corners within the
limits of the tract. Where street furniture is located within the sidewalk area (fire
hydrants, streetlights, etc.), a minimum of 43 inches of unobstructed path shall be
maintained to satisfy the American Disabilities Act requirements. If necessary,
dedicate a pedestrian easement to accomr-nodate 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
October 29, 2015 and December 01 , 2006.
SANITARY SEWER SERVICE
The nearest sanitary sewer main to serve the proposed project is an 8-inch main
located in East Princeton 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 November 02, 2015.
WATER SERVICE
The nearest water main to serve the proposed project is a 12-inch main located in
East Princeton 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 October 27, 2015; and, the
following:
a) The developer of Tract 6079 shall pay to have all unused water services,
which were installed with Tract 5717 per WJ#5261 , abandoned.
® NOTE: The City of Fresno Water Division suggests the road be milled
and repaved.
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Conditions of Approval
Vesting Tentative tract Mali No. 6079/UGM
December 16, 2915
}Wage 11
SOLID WASTE SERVICE
42. This tract will be serviced as Single Farnily Residential properties with Basic
Container Service (3 container - solid waste, green waste & recyclable material)
FIDE 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 Dire
Department memorandum dated October 29, 2015.
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
memorandums to the Development and Resource Management Department
dated October 28, 2015.
COUNTY OF FRESNO DEPARTMENT OF PUBLIC HEALTH
46. Comply with all of the requirements included within the attached County of
Fresno, Department of Public Health memorandum dated October 13, 2015.
RIGHT-OF-WAY ACQUISITION
47. The developer will be responsible for the acquisition of any necessary right-of-
way to construct any of the required improvements.
48. Rights-of-way acquisition shall include any rights-of-way necessary for proper
drainage, signing, pole relocation, and shoulder grading. In general, this will
require right-of-way to be provided approximately 10 feet outside the travel lane.
The exact requirement must be determined at the project design stage based on
the existing conditions and detailed design information.
49. In the event an acquisition of any easement or right-of-way is necessitated by the
subject development, said acquisition will be accomplished prior to Final Map
approval. The developer/owner should contact the Real Estate Section of the
Public Works Department to receive procedural guidance in such acquisitions.
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Conditions of Approval
Vesting Tentative Tract Map No. 6079/UGM
December 16, 2015
Page 12
50. Should such acquisition not be accomplished by the subdivider prior to Final Map
approval, the subdivider must request and grant to the City the full authority to
attempt acquisition either through negotiation or through its power of eminent
domain. The subdivider shall furnish to the City Public Works Department,
Engineering Division/ Real Estate Section, an appraisal report or a request for an
estimated appraisal amount (to be determined by the City of Fresno Real Estate
Section) prior to preparation of a Subdivision Agreement.
51 . The subdivider shall submit adequate security in the form of a 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.
MAINTENANCE OBLIGATIONS
The long term maintenance of all the items listed below is ultimately the responsibility of
the owner/developer-
52. Comply with all the requirements included within the attached Department of
Public Works, Traffic and Engineering Services Division memorandum regarding
Conditions for Maintenance Requirements dated October 21, 2015; and, the
following:
53. If the owner/developer chooses to be annexed into the City's CFD for
maintenance purposes, then an Annexation Request Package shall be submitted
to the Public Works Department for review, processing, and approval.
• NOTE: Packages must be complete with all required information in
order to be accepted. The Annexation Request Form is available on-
line on the City of Fresno website (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, and sidewalks or other paved areas within all
landscaped areas.
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Conditions of Approval
Vesting Tentative Tract Map No. 0079/UGM
necemba, 16, 2015
Page 13
NOTE- ]-he Department of Public Works will riot 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 CFO,
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 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 arnong 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
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Conditions of Approval
Vesting Tentative Tract Map No. 6079/UGM
Det;ernbe,r 16, 2015
Page '14
that said obligations are met, than 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 Developrrient and Resource Management Department far
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.
(Reference Fresno Metropolitan Flood Control District requirements
included herein above and notes below for further information)
SEWER CONNECTION CHARGES FEE DATE
b. Lateral Sewer Charge [1] $0.10/sq. ft. (to 100' depth)
c. Oversize Charge [1:1 $0.05/sq. ft. (to 100' depth)
d. Trunk Sewer Charge [2] $344/living unit
Service Area: Fowler
e. Wastewater Facilities Charge [3] $2,119/living unit
f. Fowler Trunk Sewer Interim Fee Surety [1] $574/living unit
g. House Branch Sewer Charge [2] N/A
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Conditions of Approval
Vesting "Tentative -1-ract Nlap No. 6079/UGM
December 16, 2015
Page -15
1/VA T/--'R GONNEC TION Ci 1ARGES FEE I,A'f ..
h. Service Connection Change Fee based on service(s) and
meter(s) sizes specified by
owner; fee for service(s) and
Meter(s) established by the
Master Fee Schedule,
i. Frontage Charge [1] $6.50/lineal foot
j. Transmission Grid Main Charge [1] $804/net acre
(parcels under 5 gross acres)
k. Transmission Grid Main Gond Debt
Service Charge [1] $304/net acre
(parcels under 5 gross acres)
1. UGM Water Supply Fee [2]
Service Area: 501 s $1 ,738/living unit
m. Well Head Treatment Fee [2] $79/living unit
Service Area: 501
n. Recharge Fee [2] $56/living unit
Service Area: 501
o. 1994 Bond Debt Service [1] $93/living unit
Service Area: 501
CITYWIDE DEVEL QPME'NT IMPACT F1_'--ES FEE RATE
p. Fire Facilities Impact Fee - Citywide [4] $539/living unit
q. Park Facility Impact Fee --- Citywide [4] $2278/living unit
r. Quimby Parkland Dedication Fee [2] $1120/living unit
s. Police Facilities Impact Fee — Citywide [4] $624/living unit
t. Citywide Regional Street Fee [3] $8,361/adj. acre
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Conditions of Approval
Vesting Te:ntativeTract Map No. 6070/UGiM
Decewber I6, 2015
Page '16
u. New Growth Area Major Street Fee [31 ;$18,790/adj. acre
v. Traffic Signal Charge [1 j $450.94/living unit
Nates:
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 Diving 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).
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Conditions of Approval
Vesting -fentntive Tract Map No. 60791t.1GM
Decernber 16, 2015
Page 17
[1] Deferrable through Iwee Deferral Covenant.
[2] Due at Final Map.
[3] Due: at Building IDerrnit.
[4] Due at Certificate of Occupancy.
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DEPARTMENT OF PUBUC WORKS
TD: Will Tackett; Planning Supervisor
Planning F)iOsion
FROM: Hilary Kimber, Park, Supervisor 11 (550.621.13415.)
Stre;el-'s Division
DAT"E: October 29, 2015
SUBJECT: Tract 6079 (APN: 319-0,111..38) 6063 I:: . Nrice-ton Avenue locatc,d on f:hr-a souil-r
side of East Princeton Avenue between North FoEbiler and Noilh hiss Avenues, The Departn'-I&r.3t
of Public Works l-ias rc v[ewed the Tentative Tract Subdivision Map proposed I:iy Cary Gianetta., on
enginee-dng plans dated &KLts 2.[3 k? 'ri for Fowler Development Cori I:,arIy inc. s he
Departmer ii: of Public Works offers the following comments regarding tlir r-equiren Tents for
landscaping and irdgation in thie street right-of-ways,: landscape E:ascrrrents, outlots and median
islands:
GENERAL REQUREMENTS
TREE" `REE ffEQUfREMEIVTS
1. 'The subdivider is required to provide street trees on all public street frontages per Fresno
Municipal Code and for the dedication of planting and buffer landscaping easements as
determined by the Planning Department. Street trees shall be planted at the minimum
rate of one tree for each 60' of street frontage or one tree per hone (whichever is greater)
by the Developer. The subdivider is required to provide irrigation for all street trees. The
irrigation system shall comply with FMC 12-366-23, Water 1=fficient Landscape Standards
and AB 1881.
The designated street tree for Cast Princeton Avenue is:
'There is no designated street tree for E. Princeton Ave,
Please choose an appropriate tree from the list of acceptable street trees.
A designate Landscape Easement will be required for planting behind
the monolithic; sidewalk.,
2. Street Tree Planting by Developer: For those lots having internal street tree frontage
available for street tree planting, the developer shall plant one tree for each 60' of street
frontage, or one tree per lot having street frontage, whichever is greater. Tree planting
shall be within a 10' Planting and Utility Casement,
a. Street tree inspection i fees shall be collected for each 60` of public street frontage or
one tree per lot whichever is greater,
b. Street frees shall he planted in accordance Lnfith the City of Fresno, Department: of
Public Works "Standard Specifications.'
c. Landscape plans for all public use areas, such as parkways, buffers, medians and
trails, shall be reviewed and approved by the Department of Public Works Engineering
Services. A street trete planting permit shall be required for all residential street tree
planting.
d, Performance and payment securities, paid with final reap, will be released when all
landscaping installed on public and/or city controlled property is in conformance with the
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Specifications 0fthe City ofFresno.
e. Upon acceptance of the required vvOrh, vvnrantv eecuhh/ nhuU be furnished to or
r(:AG|ned by the city for guaranty and warranty of the work tor m period Of ninety days
following occeptolice.
,B
1 'T'he subdivider sh8U ��
� Vide long tGrrD maintenance f0r all proposed landscaped
8r�8Sby�i�h�� ��UtioOiO8 fU�8DD8x�1i�U �Dt�8COn?n0UDityF80i|i�i�� D|ubi�tVrbyh}F0iOQ
aHorne Owner's Association.
2, MiainteDoQCe Service 'Through Annexation into the C0r0O8uni(y Facilities District.
L0)U�cape and irrigation I�|onn are roquinnd and ah@U be subnniKed to ihe Deparn1eDt of
FubUcWorka for review and approval phorto o Counoi| approvo| ofthe fine| map. Plans
shall be numbered to confony, to and be included in the IDeparil-nent of Public Works street
conskmCiioDplan set for the final map. Fees are appU(,ab|ewhen the subdivider elects tO
have landscaping maintained by annexing into the, City's Community Facilities District,
A. Landscaping shall comply with Landscape Buffer Development Standards approved
bytile City Council onOctober 2. 199U, Landscape and irriQetinnplans shall comply with
G8[t|oDs 12'300'23 Q 24 and 14'121 of the Fresno Municipal Code regarding Water
Efficient Landscaping and Buffer landscaping,
B� Should the proposed landscape buffers and/or parkway strips belocated next ioan
existing buffer and/or parkway uirip, the planting nnDoepi shall simulate the adjacent
landscape design to present amore uniform appearance OOthe street. Variances iOtile
landscape concept will be 8CCept8b|m, but the design of the new landscape buffer and/or
parkway strip shall strive tOmimic the existing aamuch oopossible.
C. LmodoC8po plans shall indicate grades on crass-section detail in include fencing or
vvnU details, All fencing shall be placed outside the landscape eoeem80L Maximum
a|Vpas shall not exceed 4:1 with 1 foot oflevel ground between the slope and the back of
the sidewalk and/or face 0ffence. Erosion control measures shall beimplemented Vnall
slopes of 4:1` including the use of synthetic erosion control netting in combination with
ground cover species approved by the DepmrtrneDtofPublic Works/Engineering Services
Division.
Q. The water meter(s) serving the bu001- |8ndscaping shall be sized for the anticipated
service flows.
En. NoprivateOaOG. oiQnoVridsnUficoUonof8nykindahaUbepe/rn|ttedin1heright-of-way`
vvKhin the City controlled easement or on the fence or wall [acing the street,
F. Landscaping in the right-of-way and landscape 8e[b8ok adjacent towater well sites
shall be the responsibility of the City of Fresno Water Division and may not be included in
the CFD.
City of
�111i
le-RIES y`�
DATE: October 29, 2015
TO: Will Tackett
Development and Resource Management Department
THROUGH: Jill Gormley, TE, Traffic and Engineering Manager, 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 6079, 6063 East Princeton Avenue
Fowler Development Company 1 Giannetta
The Public Works Department, Traffic and Engineering Services Division, has completed its review and
the following requirements are to be placed on this tentative map as a condition of approval by the Public
Works Department.
Provide the following information on the tentative map and 1 or complete the following:
Commission.
1. Revise the Proposed layout to meet current Public Works Standards or obtain written
approval from the Public Works Director prior to the Final Map.
General Conditions:
1, Curb Ramps: Provide curb ramps at all corners within the limits of this subdivision.
2. Pedestrian Easements: Identify all pedestrian easements on the map.
a. Major Streets: A 2' dedication for a pedestrian easement is required.
b. Local Streets: If constructed 42' or 50' a 1'pedestrian easement is required on streets with
driveway approaches.
3. Overhead Utilities: Underground all existing offsite overhead utilities with the limits of this map in
accordance with Fresno Municipal Code Section 12-1011 and Resolution No. 78-522188-229.
4. Local Street Intersections: The intersection of two local continuous streets shall have a
minimum of 160' offset measured from center line to center line.
5. 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. This map shall provide a
temporary turn around at the end of the street.
6. Plan Submittal: Submit the following plans, as applicable, in a single package, to the Public
Works Department for review and approval: Street: construction, signing, striping,traffic signal
and streetlight.
7. The construction of any overhead, surface or sub-surface structures and appurtenances in the
public right of way is prohibited unless an encroachment covenant is approved by the City of
Fresno Public Works Department, Traffic and Engineering Services Division, (559) 621-8693.
Encroachment permits must be approved prior to issuance of building permits.
8. Street widening and transitions shall also include utility relocations and necessary dedications.
Page 1 of 5
TATrarric Planning) CONDITIONS OF APPROVAUTRACT MAPSMOMT-6079 PRINCETON 6063 E1T-6079 PRINCETON 6063 E.doc
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9. Garages: Garages or carports shall be located not less than twenty feet from any street
frontage where the garage door or carport opening faces and takes direct access to the street.
FMC Section 12-207.5 E-1-e.
Frontage Improvement Requirements:
Public Streets:
Princeton Avenue: Local Industrial
1. Dedication
a. If not existing, dedicate 32' of property, from center line, for public street purposes, within the
limits of this application, per Public Works Standard P-56.
b. Dedicate a corner cuts for public street purposes at the intersection of Princeton and
McArthur.
c. Relinquish direct access to Princeton Avenue from all lots within this subdivision
2. Construction Requirements:
a. Construct 24' of permanent paving per Public Works Standard P-50, within the limits of this
application and transition paving as necessary.
b. Construct standard curb ramps per Public Works Standard P-28, based on a 20' radius.
Reference Public Works Standards P-24 thru P-27, P-28, P-30 thru P-32.
c. Construct concrete curb, gutter and sidewalk to Public Works Standard P-5. The curb shall be
constructed to an 8' commercial pattern.
d. Construct an underground street lighting system to Public Works Standard E-2 within the
limits of this application. Spacing and design shall conform to Public Works Standard E-9 for
Locals.
e. Construct full offsite improvements along the Princeton frontacte adjacent to the
remainder.
McArthur Avenue: Local Both sides IShown modified
1. Dedication
a. Dedicate 25' of property, from center line, for public street purposes, within the limits of this
application, per Public Works Standard P-56. —OR- Provide written approval from the
Public Works Director for the proposed 23.5'dedication.
b. Dedicate a corner cut for public street purposes at the intersection of McArthur and Homan.
3. Construction Requirements:
a. Construct 18' of permanent paving per Public Works Standard P-50, within the limits of this
application and transition paving as necessary.
b. Construct a standard curb ramp per Public Works Standard P-28, based on a 20' radius.
Reference Public Works Standards P-24 thru P-27, P-28, P-30 thru P-32.
a. Construct concrete curb, gutter and sidewalk to Public Works Standard P-5. The curb shall be
constructed to a 7' residential pattern. —OR- Provide sidewalk and dedications as
approved by the Public Works Director.
C. Construct an underground street lighting system to Public Works Standard E-2 within the
limits of this application. Spacing and design shall conform to Public Works Standard E-9 for
Locals.
Page 2 of 5
TTATraffic Planningl_CONDITIONS OF APPROVABTRACT MAPSWOMT-6079 PRINCETON 6063 BT-6079 PRINCETON 6063 E.doc
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Homan Avenue: Local Both sides fShown Modified
1. Dedication
a. Dedicate 26' of property, from center line, for public street purposes, within the limits of this
application, per Public Works Standard P-56. - OR- Provide written,approval from the
Public Works Director for the proposed 23.5'dedication.
2. Construction Requirements:
b. Construct 18' of permanent paving per Public Works Standard P-60, within the limits of this
application and transition paving as necessary.
c. Construct concrete curb, gutter and sidewalk to Public Works Standard P-6. The curb shall be
constructed to a 7' residential pattern. -OR- Provide sidewalk and dedications as approved
k the Public Works Director.
d. Construct an underground street lighting system to Public Works Standard E-2 within the
limits of this application. Spacing and design shall conform to Public Works Standard E-9 for
Locals.
Interior Streets:
Dedicate, design and construct all curb,gutter, sidewalk, (both sides), permanent paving, cul-de-sacs,
easements and underground street lighting systems on all interior local streets to Public Works Standard
P-56.
Specific Mitigation Requirements: This tract will generate 228 average daily trips.A Traffic Impact
Study (TIS)was submitted. Comply with the mitigation measure requirements of the Traffic Engineering
Manager in the attached leiter dated 12-01-06_ T-5717
1. 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.
Traffic Signal Mitigation Impact TSMI Fee: This project shall pay the current Traffic Signal Mitigation
Impact Fee (TSMI Fee) at the time of building permit based on the trip generation rate(s) as set forth in
the latest edition of the ITE Generation Manual for single family units (fee rate as shown in the Master
Fee Schedule).
Fresno Maior Street Impact FIVISI Fee : This Map is in the New Growth Area;therefore pay all
applicable growth area fees and City-wide regional street impact fees.
Regional Transportation Mitigation Fee RTMF : Pay all applicable RTMI=fees to the Joint Powers
Agency located at 2035 Tulare Street, Suite 201, Fresno, CA 93721; (559) 233-4148 ext. 200;
www.fresnocog.org. Provide proof of payment or exemption prior to certificate of occupancy.
Page 3 of 5
T:1TraKic Planninq CONDITIONS OF APPROVABTRACi IVMAPS160001T-6079 PRINCETON 6063 E1T-6079 PRINCETON 6063 E.doc
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Fresno
AIWkaTir
City of
n
r'
anon
City Hall 55M21-8800 Public Works Department
2600 Fresno Streel,Rm.4064 Jon Ruiz,DlredDT
Fresno,CA 93721-3623
www,fresno.00v
December 1, 2006
TJKM
Jose Luis Benavides, P.E.
516 W. Shaw Avenue, Suite 200
Fresno, CA 93704-2515
SUBJECT: REVIEW OF REVISED TRAFFIC IMPACT STUDY (TIS) FOR THE PROPOSED TRACT
5717 in the Northwest Quadrant of Armstrong Avenue/Clinton Avenue intersection
TIS06-040 dated April 28, 2005 A-06-002
TRAFFIC IMPACT STUDY APPROVED FOR PLANNING COMMISSION
We reviewed the Traffic Impact Study (TIS) by TJKM for the proposed subject project which consists of
78.51 acres of light industrial and205 Single Family Detached Residential Units:
GENERAL COMME=NTS and CONDITIONS
1. The 'trip generation based on ITE Trip Generation Manual is acceptable. The proposed project is
projected to generate 6,029 daily trips, 744 trips during the AM peak hour and 777 trips during the
PM peak hour. The trip generation for the light industrial was based on acreage and could change
when a proposed project on these lots is proposed based on floor area ratios and specific land uses
such as industrial, gas stations, grocery stores, and restaurants.
2. The Tract project shall pay its Traffic Signal Mitigation Impact (TSMI) Fee of $414.69 per single
family dwelling unit at the time of building permit based on the trip generation rate(s) as set forth in
the latest edition of the ITE Trip Generation Manual, The TSMI fee based on 205 single family
dwelling units is $85,011.45.
The light industrial project shall pay its TSMI Fee of $41.47 per Average Daily Trip at the time of
building permit based on the trip generation rate(s) as set forth in the latest edition of the ITE Trip
Generation Manual. The TSMI fee based on 4,067 ADT is $168,658.49. The trip generation for the
light industrial was based on acreage and could change when a proposed project on these lots is
proposed based on floor area ratios and specific land uses such as industrial, gas stations, grocery
stores, and restaurants.
3. The project shall signalize the intersection of Fowler Avenue/Shields Avenue. The intersection is
included in the TSMI fee. The cost of the engineering design and construction is reimbursable and
can be credited against the TSMI fee. This signal is also conditioned on another project, however it
will need to be operating prior to occupancy. This signal should be designed consistent with the P69
Standard.
Page 4 of 5
TMaflic Planningl CONDITIONS OF APPROVALITRACT MAPS1600011-6079 PRINCETON 6063 DT-6079 PRINCETON 6063 E.doc
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4. The project shall signalize the intersection of Armstrong Avenue/Clinton Avenue. The intersection is
included in the TSMI fee. The cost of the engineering design and construction is reimbursable and
can be credited against the TSMI fee. This signal should be designed consistent with the P69
Standard.
5. The project shall signalize the intersection of Fowler Avenue/Clinton Avenue. The intersection is
included in the TSMI fee. The cost of the engineering design and construction is reimbursable and
can be credited against the TSMI fee. This signal should be designed consistent with the P69
Standard.
6. The project shall signalize the intersection of Armstrong Avenue/Shields Avenue. The intersection is
included in the TSMI fee. The cost of the engineering design and construction is reimbursable and
can be credited against the TSMI fee. This signal should be designed consistent with the P69
Standard.
7. The proposed project shall make necessary improvements and right-of-way dedications along
adjacent public streets as per City of Fresno requirements and the recommended queue lengths
from the TIS.
If you have any further questions regarding this matter, please contact me at (559) 621-8792 or
bryan.iones(aVresno.aov .
Sincerely,
Bryan D. Jones, T.E.
Traffic Engineering Manager
Public Works Department, Traffic Engineering Division
C. Traffic Engineering Reading File
Copy tiled with Traffic Impact Study
Mike Sanchez,Planning&Development Dept.
Sophia Pagoutatos,Planning&Development Dept,
Louise Gilio,Traffic Planning Supervisor
Page 5 of 5
TATraffic Plannrngl CONDITIONS OF APPROVALITRACT MAPS16000J-6079 PRINCETON 6063 EIT-6079 PRINCETON 6063 E.doc
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CIM Of R&CONSF.Iiy
DPU'
DEPARTMENT OF PUBLIC UTILITIES N
a
Fc
Date: November 2, 2015 r���HC •
Providing Life's Cssenrial Servire,
To: WILL TACKETT, Supervising Planner
Planning and Development
From: KEVIN GRAY, Supervising Engineering Technician
Department of Public Utilities, Planning and Engineering DiZTATIVE
Subject: SANITARY SEWER REQUIREMENTS FOR VESTING TE
TRACT No. 6079-UGM, CONDITIONAL USE PERMIT-15-149
AND REZONE APPLICATION No. R-15-011
General
Rezone Application No. R-15-011, Conditional Use Permit Application No. C-15-149, and
Vesting Tentative Map of Tract No. 6079-UGM pertaining to ±3.07 net acres of property
located on the south side of East Princeton Avenue between North Fowler and North Bliss
Avenues, 6063 East Princeton Avenue & APN: 319-041-38. Rezone Application No. R-15-
011 requests to amend the Official Zone Map to reclassify the subject property from the C-
M/UGM/cz (Commercial and Light Manufacturing/Urban Growth Management/conditions of
zoning) zone district to the R-1/UGM/cz (Single Family Residential/ Urban Growth
Man agement/conditions of zoning) zone district. Conditional Use Permit Application No. C 15
149 and Vesting Tentative Map of Tract No. 6079/UGM request authorization to subdivide the
subject property for purposes of creating a 24-lot single family residential public street
planned unit development on the subject property at an overall density of approximately 7.82
dwelling units per acre.
Sanitary Sewer Requirements
The nearest sanitary sewer mains to serve the proposed project is an 8-inch main located
East Princeton Avenue. The following sewer improvements shall be required prior to
providing City sewer service to the project:
1. Cut and cap the exiting 8-inch sewer stub out from Manhole #2168-05 located at the
intersection of North Bliss and East Princeton Avenues.
2. Construct an 8-inch sanitary sewer main (including sewer house branches to adjacent
properties) in North McArthur Avenue from the existing 8-inch main located in East
Princeton Avenue south to East Homan Avenue.
3. Construct an 8-inch sanitary sewer main (including sewer house branches to adjacent
properties) in East Homan Avenue from North McArthur Avenue east to the Easterly
Boundary of the subdivision..
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4. Separate sewer house branches are required for each lot.
5. Abandon any existing on-site private septic systerns.
6. A Preliminary sewer design layout shall be prepared by the Developer's Engineer and
submitted to the Department of Public Utilities for review and conceptual approvals prior
to submittal or acceptance o, the devo toper's final map =rid engineered plan & pFofila
€rnprovemenp. drawing for Cite review.
/. Engineered improvernent p l ans prepared by a Registered Civil Engineer shall be
submitted for epar u-nent of Public Ut.iliticss review arid approvals for proposed additions
to the City Sewer System,
8All public; sanitary se,�,v er facilities sl-mll be c.onstrt. de d in accordance, with City Standards,
Specifications, and Policies.
9, All € nderground utilities cshall be installed prior to permanemt street paving.
10.Street easements and/or deeds shall be recorded prior to approval of improvement plans,
The following Sewer Connection Charges are dUe and shall be paid for the Project:
1 . Trunk Sewer Charge Fowler
2. Sewer Oversize Charge
3, Lateral Sewer Charge.
d. Wastewater facility Charge (Residential Only).
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MEMORANDUM
g�
l.JAT E October 27� 20 5
Development and Resource [\/ianagerrfeni] r,i,--)arfi-nent— Current [Tri€ ii--c
.T_HRO1._IGH: MICHAEL SARBAJAL.., l ivk';ion Manager
Department of Public utilities -•Water Division
FROM, ROBERT DIAZ, Senior Engineering Technician�
Department of Public Utilities -Water Division
SUJE Tr WATER REQUIREMENTS FOR VESTING TENTATIVE TRA T T-6079,
CONDITIONAL USE PERMIT C-16-149 AND REZONE: R-16-011
General
Rezone Application leo. R-15-011, Conditional Use Permit Application leo. C-15-149,
and Vesting Tentative Map of Tract No. 6079-UGM pertaining to x-3.07 net acres of
property located on the south side of East Princeton Avenue between forth Fowler and
North Bliss Avenues, 6063 East Princeton Avenue & APIA: 319-041-33. Rezone
Application No. R-15-011 requests to arnend the Official Zone Map to reclassify the
subject property from the C-M/UGM/cz (Commercial and Light Manufacturing/Urban
Growth Management/conditions ofzoning) zone district to the R--1/la GM/cz (Single
Family Residential/ Urban Growth Management/conditions of zoning) 70ne district.
Conditional Use Pert-nit Application No. 15 149 and Vesting Tentative Map of Tract
No. 6079/UGM request authorization to subdivide the subject property for purposes of
creating a 24-lot single family residential public street planned unit: development on the
subject property at ars overall density of approxit-nately 7.32 dwelling units per acre.
Water Service
The nearest water main to serve the proposed project is a i 2-inch main located in East
Princeton Avenue. Water facilities are available to provide :service to the site subject, to
the following requirements:
1. Separate water services with meter boxes shall be provided to each lot created.
2. Water mains (including installation of City fire, hydrants) shall be extended within
the proposed tract to provide service to each lot.
H{` - A Nationally Accredited Public Utility Agency
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3. All public water facilities shall be, constructed in accordance with City Standards,,
specifications, and policies.
4. Developer shall pay to abandon existing water sewices not to he used,
6, Seal and abandon any existing on-site well in compliance, with �`l..}e; State of
California \Nell Standards, Bulletin 74-9or cuirrenr revisions by
Department of Water resources and City of Fcesr-�(_) Standards.
6. Two independent sources of water, meeting Federal and State Drirkng V\later
Act Standards, are requiret to serve the tract including any subseque-nt phases
t�ier�eof. The two source, requirement rnay be accomplished, tlirouqh, any
cornbin ation of water main ex en ion is, construction. of supply wells, o� other
acceptable sources or water supply approved by the Assistant Public Utilities
Director.
f. Enginecred improvement plans prepared by a Registered Civil Engineer- shall be
submitted for Department of Public Utilities review and approvals for proposed
addition andlor modification to the City Water System. Depict neighboring parcels
and proposed plans for their continued service.
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FRESNO METROPOLITAN FLOOD CONTROL DISTRICT File No.210.45
NOTICE OF REQUIREMENTS
Page 1 of
AGENCYPUBLIC DEVELOPER
WILL TACKETT ERIC GIBBONS,FOWLER DEVELOPMENT CO. on
DEVELOPMENT SERVICES/PLANNING 1396 W. HERNDON AVE„SUITE 101
CITY OF FRESNO FRESNO,CA 93711
2600 FRESNO STREET,ROOM 3043
FRESNO,CA 93721-3604
PROJECT NO: 6079
ADDRESS: 6063 E.PRINCETON AVE.
APN: 310-041-38 SENT:
Drainage Area(s) Preliminary Fee(s) Development Review Feels)
Service Charge(s)
FIS $69,558.00 NOR Review+ $203.00 To be paid prior to release of District comments to Public
Agency and Developer.
Grading Plan Review• $566.00 Amount to be submitted with first grading plan submittal.
Total Drainage Fee: 569,558.00 Total Service Charge: 5769.00
•the Devetopment Review service Charge shown above is associated with FR CUP 2015.149
and is currently proposed to develop in conjunction with this permit.Payment for this entitEemety shall satisry the amount due on the associated pennits,
The proposed development will generate storm runoff which produces potentially significant environmental impacts and which
must be properly discharged and mitigated pursuant to the California Environmental Quality Act and the National Environmental
Policy Act.The District in cooperation with the City and County has developed and adopted the Storm Drainage and Fload
Control Master Plan.Compliance with and implementation of this Master Plan by this development project will satisfy the
drainage related CEQA/NEPA impact of the project mitigation requirements.
Pursuant to the District's Development Review Fee Policy,the subject project shall pay review fees for issuance of this Notice of
Requirements(NOR)and any plan submittals requiring the District's reviews.The NOR fee shall be paid to the District by
Developer before the Notice of Requirement will be submitted to the City.The Grading Plan fee shall be paid upon first
submittal_The Storm Drain Plan fee shall be paid prior to retumlpick up of frst submittal. _
The proposed development shall pay drainage fees pursuant to the Drainage Fee Ordinance prior to issuance of a building permit
at the rates in effect at the time of such issuance.The fee indicated above is valid through 2/29/16 based on the site plan
submitted to the District on 10/12/15 Contact FMFCD for a revised fee in cases where changes are made in the proposed site
plan which materially alter the proposed impervious area,
Considerations which may affect the fee obligation(s)or the timing or form of fee payment:
a,) Fees related to undeveloped or phased portions of the project may be deferrable.
Fees may be calculated based on the actual percentage of runoff if different than that typical for the zone district under
b.) which the development is being undertaken and if permanent provisions are made to assure that the site remains in that
configuration.
c.) Master Plan storm drainage facilities may be constructed,or required to be constructed in lieu of paying fees.
d,) The actual cost incurred in constructing Master Plan drainage system facilities is credited against the drainage fee
obligation.
c) When the actual costs incurred in constructing Master Plan facilities exceeds the drainage fee obligation,
reimbursement will be made for the excess costs from future fees collected by the District from other development.
Any request for a drainage fee refund requires the entitlement cancellation and a written request addressed to the
f.) General Manager of the District within 60 days from payment of the fee.A non refundable$300 Administration fee or
5%of the refund whichever is less will be retained without fee credit.
5469 E.OLIVE-FRESNO,CA 93727-(559)4.56-3292-FAX(5S')4563194
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FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 2 of 4
Approval of this development shall be conditioned upon compliance with these District Requirements.
I — a. Drainage from the site shall BE DIRECTED TO
X b. Grading and drainage patterns shall be as identified on Exhibit No. 1
C. The grading and drainage patterns shown on the site plan conform to the adopted Storm Drainage and
Flood Control Master Plan.
2. The proposed development shall construct and/or dedicate Storm Drainage and Flood Control Master Plan facilities
located within the development or necessitated by any off-site improvements required by the approving agency:
Developer shall construct facilities as shown on Exhibit No. I as "MASTER PLAN FACILITIES TO BE
CONSTRUCTED BY DEVELOPER".
X None required.
3. The following final improvement plans and information shall be submitted to the District for review prior to final
development approval:
X Grading Plan
X Street Plan
Storm Drain Plan
— Water&Sewer Plan
X Final Map
X Drainage Report(to be submitted with tentative map)
— Other
— None Required
4. Availability of drainage facilities:
X Permanent drainage service is available provided the developer can verify to the satisfaction of the City
a' that runoff can be safely conveyed to the Master Plan in
b. The construction of facilities required by Paragraph No.2 hereof will provide permanent drainage service.
_ Permanent drainage service will not be available. The District recommends temporary facilities until
c' permanent service is available.
d. See Exhibit No.2.
S. The proposed development:
Appears to be located within a 100 year flood prone area as designated on the latest Flood Insurance Rate
Maps available to the District,necessitating appropriate floodplain management action.(See attached
Floodplain Policy.)
X Does not appear to be located within a flood prone area.
6. _ The subject site contains a portion of a canal or pipeline that is used to manage recharge,storm water,
and/or flood flows.The existing capacity must be preserved as part of site development.Additionally,site
development may not interfere with the ability to operate and maintain the canal or pipeline.
5469 E.OLIVE-FRESNO,CA 93727-(559)456.3292-FAX(559)456-3194
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FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 3 nf4
7. The Federal Clean Water Act and the State General Permits for Storm Water Discharges Associated with 1m
Construction and Industrial Activities(State General Permits)require developers of construction projects disturbing
one or more acres,and discharges associated with industrial activity not otherwise exempt from National Pollutant
Discharge Elimination System(NPDES)permitting,to implement controls to reduce pollutants,prohibit the
discharge of waters other than storm water to the municipal storm drain system,and meet water quality standards.
These requirements apply both to pollutants generated during construction,and to those which may be generated by
operations at the development after construction.
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
ofa larger common plan of development or sale). Permittees are 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 routine site inspections,train employees in permit compliance,and
complete an annual certification of compliance.
b. State General Permit for Storm Water Discharges Associated with Industrial Activities,April, 1997
(available at the District Office). A State General Industrial Permit is required for specific types of
industries described in the NPDES regulations or by Standard Industrial Classification(SIC)code. The
following categories of industries are generally required to secure an industrial permit:manufacturing;
trucking;recycling,and waste and hazardous waste management. Specific exemptions exist for
manufacturing activities which occur entirely indoors, Permittees are required to:submit a Notice of
Intent to be covered and must pay a permit fee to the State Water Resources Control Board,develop and
implement a storm water pollution prevention plan,eliminate non-storm water discharges,conduct routine
site inspections,train employees in permit compliance,sample storm water runoffand 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 Wit trrnaterials which ittay col3taminate storrd water runoff-i"
8. A requirement of the District may be appealed by filing a written notice of appeal with the Secretary of the District
within ten days of the date of this Notice of Requirements.
9. The District reserves the right to modify,reduce or add to these requirements,or revise fees,as necessary to
accommodate changes made in the proposed development by the developer or requirements made by other agencies.
10. X See Exhibit No.2 for additional comments,recommendations and requirements.
1AA .a CAOOW�
Debbie Campbell Gary pman IF
Design Engineer Project Engineer
5169 E.OLIVE-FRESNO,CA 93727-(559)456.3292.FAX(359)456-3194
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FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 4 of 4
CC:
GARY GIANNETTA
1119 S-STREET
FRESNO.CA 93721
■
5469 E.OLIVE-FRESNO,CA 93727-(559)456-3292-FAX(559)456-3194
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NOTE:THIS MAP IS SCHEMATIC.
DISTANCES,AMOUNT Of CREDITABLE
FACILITIES,AND LOCATION OF INLET
BOUNDARIES ARE APPROXIMATE.
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TRACT 6079 !
II CUP 2015-149
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LEGEND
o— — Existing Master Plan Facilities
- - – –– Inlet Boundary
1 =200
Direction of Drainage
0 Limits of Tract 6079/ CUP 2015-149 TRACT 6079
CUP_2415-149
EXHIBIT NO. I DRAINAGE
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
Prepared by:wallet
Date:10!2712015
Path:K:LAutocadlDVVGS10EXHIBIT1TRACTSM79.mxd
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OTHER REQUIREMENTS
EXHIBIT NO. 2
The existing Master Plan facilities which serve the area of Tract 6079 were constructed to
accommodate runoff generated from commercial development, consistent with the current
zoning. The cost of the Master Plan facilities are to be paid for through the collection of
drainage fees calculated at a commercial rate. The density of the proposed development is more
consistent with an R-1 development, however, the fee rate shown on the cover sheet of this
Notice of Requirements is based on an a C-M rate. Upon submittal of a Rezone or General Plan
Amendment lowering the density of the proposed development, the District will require, as a
condition of approval of the Rezone or General Plan Amendment, that the higher commercial
density drainage fee rate be assessed.
Development No. Tract 6079
engr*rmiticxhibit2Wact16079(gc)
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1-0'11ES.N n/i_E'.i Vii.€. PO1.Art'A.1\ CON'l.'ROL DISTRICT
ile 21 O'A A 13S"
OA"s "6079"
O�itrlircF 2l{, 201
Mr. 'dill 'I'aaC.lcc(t
("it), ol-F vcsno
I)e,vc,Jc�)�r�u'ni T�r:pi., Plat�i;iir�f; Clivisic?�t
2000 Frosno Strcc;. ')hird Flooi
Fresno, CA.
1�Ci�i' 11�1i'. l RCitl'lt,
M-ainage Avc,,t "'B's",
The III-Oposed rezone: lids wif))'n dic District's trait agc Area "M",. The District's system
c m acco)l modoic..fli c proposed rezwi:.
Tho e.xisOn g Phill liacilities whicl) scrvc the are,.i of.'Re oric 2015-011 weve c;or mructed to
aR;colr it)o£laltc ;ui iriY s;c;r;e-rartcd From col-lin ei-cial da;velopment:, Collsistent with the curre€)i
l'l)c. r..c�st r3l' iix' M,l sici• Plain Clcilitics <tre_ w be paid f i- th)-ough th.c coUction of'
drtlillagc fees 1( i_t w ITMIe.r-Citll rale. The Di'm—ic:t)-Cqui)c s, as as Condition of a1pproval of
hezonc 201.`?--01 1, Om! a c,ririr lercial dells;ity da-li>1 ige 1r%c rtlt.e he aItisesscd.
li,tltc')v <liv any cc3nwcvning f.hi:: ma1�te�:,, plemc feel fi-C.('to ca),at.aact tis.
Very truly yowf ,
U,iA-y C"Implwlil
�;Il��,li"iCCI' l C.C119�iCkaT1 llI
(K Y111
K al.rtto3s11tczoit�:L !u:is\F:a::q';(1!`,`,21;15.01 W)S)(go.),ifocz
546,t<;, 01, V.l, , <"t2.ENO: C'A 9(372'i' (((S9) 456-U92 T (1i59,)4156 31.94
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City of
rnc_0 1 WWI I VA
FIRE DEPARTMENT
VTT 6079/CUP C-15-149/Rezone R-15-011
Date: October 29, 2015
To: Will Tackett, Supervising Planner
Development and Resource Management Department
From: Byron Beagles, Fire Prevention Engineer
Fire Department, Fire Prevention Division
Subject: The Fire Department has completed a review of the Vesting Tentative Tract
6079 which was submitted by Gary Gianetta on behalf of Granville Homes.
The following requirements and conditions are to be placed on this vesting
tentative tract map as a condition of approval by the Fire Department,
General
This project is within 3.0 mile of Fire Station No. 10 at 5545 E. Aircorp Way
This project is subject to city wide fire service fees.
Provide fire hydrants and fire flow per Public Works standards for single family
residential development.
Adjacent T-6097 was approved by Public Works with a non-standard 47'
public ROW. As VTT 6079 is minor continuation of that tract for connection to
a second point of access, the Fire Dept. will accept what has been proposed.
The Public Works Director is aware of FFD concerns on use of this non-
standard street pattern with actual street width measured to top of wedged
curb and a final resolution on future use of this pattern is pending.
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--C
------—------
County of Fresno
DEPARTMENT OF PUBLIC HEALTH
DAVIL
ID POtAAVLE, DIREECTOR
R.li V�— "
3, 20 15
Will 'fackett LU00-18222
& 2602
2600 Fresno Sb-ee,''-, Third floorFresno, CA 93-/21-360/1
mean Mr. Tackefl-'
PROJECTNUMBER: R-1 5-011, C-1 13-149 & T-6()79
Rezone Application No. R-15-011, CondiflMial Use k-n-nit Application No, 0-15-149, and Vesting
Tentative Map of Tract No, 6079/UGM were filed by Gary Giannetta of Giannetia Consulting Civil
Engineer, on behalf of Fowler Development Company (Granville I-Jonles) Inc., pertaining to ±3.07 net
acres of property located on the south side Of Last Princeton Avenue between North Fowler and North
Bliss Avenues, Rezone Application No. R-15-011 requests to arnend the Official Zone Map to reclassify
the Subject property from the C-M/UGM/oz (Commercial and Light Manufacturing/Urban Growth
Mat)agoi 17011 t1ronditions of zoning) zone district to the 1R-1/UGM/cz (Single F,,)j?jjjy Residential/
Urban Growth Management/conditions of zoning) zone district. Conditional Use Peri-nit Appkatjoil
No. C-15-149 and Vesting Tentative Map of Tract No. 6079/UGN4 request authorization to subdivide the
subject property for PLIfPOSeS of creating a 24-lot single farnily residential public street planned unit
development oil the subject property at an overall density of approximately 7.82 dwelling units per acre.
APN: 319-041-38 ZONING. From '-M/t. GM/oz to R-1/UGM/cz
SITE ADDRESS: 6063 EAST PRINCETON AVENUE
1-'�econlrnended Conditions of Approval-,
Construction perrnit,,3 for developi'llent ShOL11d be subject to aSSLJrW1CC of sewer capacity of the Regional
Facility. C011CUrrence should be obtained fi-0111 the California Regional Water
Quality Control Board (IRWQCB). For nlOrc% inforr�latioll, contact staff at(559) 44-5-5116,
COnstructiOl-) Permits for the development should be, subject to assurance that tile, City of Fresno
COnInlUnity water system leas the capacity and quality to serve this project. should be
obtained from the State Water- ResourceS Gollftol Bo, rd, Division of Drinking Branch,
For more inforrylation call (559)447-3300.
'I"lle- proposed construction project has tile potential to expose nearby residents to elevated noise
levels. Consideration shoul(I be giver' to YOU" City's n1unicipal code.
Due to the close pi-c.)xii-flity of col-ni-nercial Properties and an existing th()"Otlghfarc, it is reconni-nended
that an Acoustical Analysis be completed.
Proration,preservation aryd prot-ectlatj of the cown?jjnit �lFealth
1.221 FultW Mall/P.O. Box 1.1866 / Fres"O,California 93775/Phone(559) 600-3271 /rAX(559)155-161()
Email: 1.r�vironr��entalrleG�fLh�a�co.fresi�o.ca,usWVNV-0O3fFeS'l0-Cd,(J5 wwwJ-cdl)h.os-g
Equaf IMOOYT)Wnt 0i)POItHility Affirmat�ve Action -.- Dsab1ccf Empioyc.(-
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Will Tackett
October 13, 2015
R-15-011, C-15-149 & T-6079
Page 2 of 2
• As a measure to protect ground water, all water wells and/or septic systems that exist or have been
abandoned within the project area should be properly destroyed by an appropriately licensed
contractor.
Prior to destruction of agricultural wells, a sample of the upper most fluid in the water well column
should be sampled for lubricating oil. The presence of oil staining around the water well may indicate
the use of lubricating oil to maintain the well pump. Should lubricating oil be found in the well, the oil
should be removed from the well prior to placement of fill material for destruction. The'oily water"
removed from the well must be handled in accordance with federal, state and local government
requirements.
• Should any underground storage tank(s) be found during the project, the applicant shall apply for and
secure an Underground Storage Tank Removal Permit from the Fresno County Department of Public
Health, Environmental Health Division. Contact the Certified Unified Program Agency at
(559) 600-3271 for more information.
REVIEWED BY:
Kevin Dig-11y5-gneEhy Kv—TsuEa
DN,—K—nTwtla.o=Fresno C-u y
Department a'Pblk Heakn,
au-Envuanmemal H1,Nh D:vinon,
Tsu d a ¢nte 2015.101309.31 S6-07'W Pale 2015.10,13083156-07'06'
Kevin Tsuda, R.E.H.S.
Environmental Health Specialist Il (559) 600-3271
kt
cc: Glenn Allen- Environmental Health Division (CT 5$,03)
Gary Giannetta- Project Engineer( a ce sbc lobal.net)
Eric Gibbons-Applicant (e ibbons vhomes.com)
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City of
ON
DATE: October 21, 2015
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.
6079 REGARDING MAINTENANCE REQUIREMENTS
LOCATION: south side of East Princeton Avenue just east of North Fowler Avenue
APN: 319.041-38
*The proposed development will share in the maintenance costs with Vesting Tentative Tract Map No.
6033.
ATTENTION:
Fdela,ys
e item below requires a separate process with additional costs and timelines. In order to avoid
with the final map approval, the following item shall be submitted for processing to the
bic Works Department, Traffic and Engineering Services Division PLior to final map approval.
X CFD Annexation Request (559) 621-8690
a
Packa Ann Lillie
Package ann.li_llie(a)fresno.aov
The Public Works Department, Traffic and Engineering Services Division, has completed its review and the
following requirements are to be placed on this tentative map as a condition of approval. These requirements
are based on City of Fresno code, policy, standards and the public improvements depicted on the exhibits
submitted for this development.
Requirements not addressed due to omission or misrepresentation of information, on which this review
process is dependent, will be imposed whenever such conditions are disclosed and shall require a revision of
this letter.
Any change affecting the items in these conditions requires revision of this letter.
INCOMPLETE Community Facilities District ("CFD") Annexation Request submittals may cause delays to the
annexation process and final map approval. The annexation process takes from three to four months and
SHALL be completed prior to final map approval.
All applicable construction plans for this development are to be submitted to the Traffic and Engineering
Services Division for review and approval prior to the CFD process. The Landscape and Irrigation Plans are
required to be approved prior to the finalization of the CFD process and the approval of the final map.
1. The Property Owner's Maintenance Requirements
The long term maintenance and operating costs, including repair and replacement, of certain required public
improvements ("Services") associated with all new Single-Family developments are the ultimate responsibility
REV:Aprii 29,2015 Page 1 of 2
T-6079 - Conditions for Maintenance.docx
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of the Developer. The Developer shall provide these 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 (Existing and Proposed) are eligible for Services by CFD No. 11 as
associated with this development:
■ All landscaped areas, trees and irrigation systems, as approved by the Public Works Department,
within the street rights-of-way and landscape easements; including without limitation, parkways, buffers,
street entry medians and sides (10' minimum landscaped areas allowed).
■ All landscaping, trees, irrigation systems, hardscaping and amenities within Outlots, open spaces and
trails.
■ Concrete curb and gutters, valley gutters, sidewalks, curb ramps, traffic calming structures, median
island concrete maintenance band and cap, and street lights in all Major Streets.
■ Concrete curb and gutters, valley gutters, sidewalks, curb ramps, traffic calming structures, and street
entry and interior median island curbing and hardscape, street paving, street name signage and street
lights in all 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. 11 by
completing and submitting an Annexation Request Package to the Public Works Department, Traffic
and Engineering Services Division for review and approval. The Annexation Request Form is
available, along with current costs, on-line at the City's website at http://www.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
ma its 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 man are considered technical[ 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 and 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
Public Works Department City Engineer.
b. The Property Owner may provide for Services privately for the above maintenance requirements. All
City maintenance requirements not included for annexation to CFD No. 11 for Services SHALL be
included in the 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.gov
Page 2 of 2
REV:April 29,2415
T-6079 - Conditions for Maintenance.doex
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Exhibit "H„
Environmental Assessment No.
A-15-00218-15-00910-15-1671T-6108
Gated November 25, 2015
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CITY OF FRESNO ._ ENVIRONMENTAL ASSESSMENT
FINDING OF CONFORMITY/M IR SCM No. 2012111015
Pursuant to Section 21157.1 of the California Public Resource Code DATE= RECEIVED FOR
(California Environmental Quality Act) the project described below is FILING:
determined to be within the scope of the Master Environmental Impact
Report (MSIR) SCH No. 201211 '1015 prepared for the F=resno General Filed with the Fresno
office
Plan adopted by the Fresno City Council on December 18, 2014•. County Clerk's office on
November 06, 2015—
Applicant: initial Study Prepared By.
Fowler Development Company, Inc. Will Tackett, Supervising Planner
1396 West Herndon Avenue, Ste, 101 November 06, 2015
Fresno, CA 93711
Environmental Assessment Number: Project Location (including AEON):
Rb1 -1_ l - '1491Tp6079 16063 East Princeton Avenue
3.07 acres of property located on the south side of East
Rezone Application No. R-•15-011 ; Princeton Avenue between North Fowler and North Bliss
Conditional Use Permit No. C--15-149; Avenues, in the City and County of Fresno, California
Vesting Tentative Tract Map No. Site Latitude: 36046'31.00" N
6079/UGM Site Longitude: 119°40'50.00" W
Mount Diablo Base & Meridian, Township 13S, Range 21 E
Section 27 – Clovis, CA Quadrangle
Assessor's Parcel Number(s): 319-041-38
Project Description:
Fowler Development Company, Inc., has filed Rezone Application No. R-15-11, Conditional Use
Permit (CUP) Application No. C-15-149 and Vesting Tentative Tract Map No. 6079 pertaining to
approximately 3.07 acres of property located on the south side of East Princeton Avenue between
North Fowler and North Bliss Avenues. Rezone Application No. R-15-11 proposes to reclassify the
subject property from the C-M/UGM/cz (Commercial and Dight Manufacturing/Urban Growth
Management/with conditions of zoning) zone district to the R-1/RS-5/UGM (Single Family
Residential/Urban Growth Management) zone district in order to facilitate the subdivision and
development of a 24-lot single family residential public street planned development on the subject
property pursuant to CUP Application No. C-15-149 and Vesting Tentative Tract Map No. 6079.
The proposed project will require dedication for public street rights-of-way as well as the installation
and construction of both public and private facilities and infrastructure in accordance with the
standards, specifications and policies of the City of Fresno.
The subject property is located within the incorporated boundary of the City of Fresno. The
proposed zoned R-1/RS-5/UGM (Single Family Residential/Urban Growth Management), is
consistent with the Medium Density Residential planned land use designation for the subject
property as designated by the Fresno General Plan and McLane Community Plan.
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Finding of Conformity
Environmental Assessment No. R-15-011/C.-15-149/T-6079
November 06, 2015
Page 2 of 2
Conformance to Master Environmental Impact Report (MEIR) SCh! No. 2012111015 prepared
for the Fresno General Plan adapted by the Fresno City Council on December 10, 2014
The proposed R-1/IRS-5 zoning and development of the subject properly at a density of
approximately 7.82 dwelling units/acre is consistent with the Medium Density Residential (5.0-12
dwelling units/acre) planned land use for the subject property as designated by the Fresno General
Plan.
The Development and Resource Management Department staff has prepared an Initial Study (See
Attached "Appendix G To Analyze Subsequent Project Identified In MEIR No. SCH No,
2012111015/lnitial Study") to evaluate the proposed applications in accordance with the land use
and environmental policies and provisions of lead agency City of Fresno's General Plan adopted by
the Fresno City Council on December 18, 2014 and the related MEIR SCH No. 2012111015,
The proposed project will not facilitate an additional intensification of uses beyond that which would
be allowed by the above-noted zoning and 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 Pubiic Utilities Departments. It has been further determined that all
applicable mitigation measures of the MEIR 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 the MEIR 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 falls within the scope of the MEIR,
provided that the project does not cause additional significant impacts on the environment that were
not previously examined by the MEIR. Relative to this specific project proposal, the environmental
impacts noted in the MEIR, pursuant to the Fresno General Plan land use designation, include
impacts associated with the above mentioned planned land use designation specified for the subject
sites. Based on this Initial Study, the following findings are made: (1) The proposed project was
identified as a Subsequent Project in the MEIR because its, location, land use designation and
permissible densities and intensities are set forth in Figure LU-1 of the Fresno General Plan; (2) The
proposed project is fully within the scope of the MEIR because it will not generate additional
significant effects on the environment not previously examined and analyzed by the MEIR 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 that no new information, which was not known and could not have
been known at the time that the MEIR was certified as complete, has become available. 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
the MEIR shall be applied to the project as conditions of approval as set forth in the attached MEIR
Mitigation Measure Monitoring Checklist (See "Master Environmental Impact Report (MEIR) SCH
No. 2012111015 for the General Plan, Mitigation Monitoring Checklist".)
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Finding of Conformity
Environmental Assessment No. R-15-011/C-15-149/T-6079
November 06, 2015
Page 3 of 2
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), y
Will Tackett, S ervising Planner Date
City of Fres
Attachments: Exhibit A: Vicinity Map
Exhibit B: Notice of Intent to Adopt a Finding of Conformity
Exhibit C: Appendix G To Analyze Subsequent Project Identified In MEIR No. SCH No.
2012111015/lnitial Study for Environmental Assessment No.
R-15-011/C- 15-149/T-6079
Exhibit D: MEIR Mitigation Measure Monitoring Checklist for EA No.
R-15-011/C-15-149/T-6079
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J HIE I3
y i �rig 1 r-A DF
r Eyj
1
LIT
Mia IA
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t
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;lti_
E HARVARD AVE
Uj
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E TERRACE AVE
EPROVIDtd GEfAVE
E-C>~i dN-AV Y1
LEGEND
Subject Property ^1, . . ,lkrea
E i l era
DEVELOPMERi—
REZONE APF'I.,IGA71C3N NO.R-15-011 DEPARTMENT
CONDITIONAL USE PERMIT NO.C-15-149 A,RN.. 319-041-38
VESTING TENTATIVE TRACT MAP NO.60791UGM "` r
ZONE t+hAt': 2155
Soulh side of East Princeton Avenue bafween North fowler ar�d s 11105115
North Bliss Avenues NgTTq SCALE �Y/����� -
�2b� ��bbb0�6�
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CITY OF FRESNO Filed with-
NOTICE OF INTENT TO ADOPT A
FINDING OF CONFORMITY � L E
' E
`A No. R-1 -11fC-1 -149/T-6079
OV 0 6 2015 MFM
Rezone Application No. R-15-011 � t i
Conditional Use Permit Application No, C-15-149 S�, 1
Vesting Tentative Tract Map No, 6079/UGM BDEPUTY
a �
APPLICANT:
Fowler Development Company, Inc.
1396 Test Herndon Avenue, Ste. 191
Fresno, CA 93711
FRESNO COlJNTY CLERK
�
PROJECT LOCATION: 2221 Dern Street, Fresno, CA
6063 East Princeton Avenue 93721 l
3.07 acres of property located on the south side of East j
I Princeton Avenue between North Fowler and North Blissi
Avenues, in the City and County of Fresno, California
Site Latitude: 36°46'31.00" N 1
Site Longitude: 119°40'50.00" W
Mount Diablo Base & Meridian, Township 13S, Range 21 E
Section 27 — Clovis, CA Quadrangle
Assessor's Parcel Number(s): 319-041-38
PROJECT DESCRIPTION:
�i
Fowler Development Company, Inc., has filed Rezone Application No. R-15-11 , Conditional Use l
Permit (CUP) Application No. C-15-149 and Vesting Tentative Tract Map No. 6079 pertaining to
approximately 3.07 acres of property located on the south side of Bast Princeton Avenue between
North Fowler and North Bliss Avenues. Rezone Application No. R-15.11 proposes to reclassify the .
subject property from the CAM/t_1GM/cz (Commercial and Light !Manufacturing/Urban Growth
Managementlwith conditions of zoning) zone district to the R-1/RS-5/UGM (Single Family
Residential/Urban Growth Management) zone district in order to facilitate the subdivision and
development of a 24-lot single family residential public street planned development on the subject
property pursuant to CUP Application No. C-15-149 and Vesting Tentative Tract Map No. 6079.
The proposed project will require dedication for public street rights-of-way as well as the installation
and construction of both public and private facilities and infrastructure in accordance with the '
standards, specifications and policies of the City of Fresno.
3
ri 3
The subject property is located within the incorporated boundary of the City of Fresno. The proposed ti
zoned R-1/RS-5/UGM (Single Family Residential/Urban Growth Management), is consistent with the
Medium Density Residential planned land use designation for the subject property as designated by
the Fresno General Plan and McLane Community Plan.
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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 (MEIR) SCH No. 2012111015 prepared for the Fresno General Plan adopted by the
Fresno City Council on December 18, 2014. Therefore, the Development and Resource
Management Department proposes to adopt a Finding of Conformity for this project.
With mitigation imposed, there is no substantial evidence in the record that this project may have .
additional significant, direct, indirect or cumulative effects on the environment that are significant and
that were not identified and analyzed in the MEIR. After conducting a review of the adequacy of the
MEIR pursuant to Public Resources Code, Section 21157.6(b)(1 ), the Development and Resource
Management Department, as lead agency, finds that no substantial changes have occurred with
respect to the circumstances under which the MEIR was certified and that no new information, which
was not known and could not have been known at the time that the MEIR was certified as complete
has become available. The project is not located on a site which is included on any of the lists
enumerated under Section 65962.5 of the Government Code including, but not limited to, lists of
hazardous waste facilities, land designated as hazardous waste property, hazardous waste disposal
sites and others, and the information in the Hazardous Waste and Substances Statement required
under subdivision (f) of that Section.
Additional information on the proposed project, including the proposed environmental Finding of
Conformity, initial study and all documents and technical studies referenced in the initial study, as
well as electronic copies of documents, may be obtained from the Development and Resource
Management Department, Fresno City Hall, 2600 Fresno Street, Third Floor-North, Room 3043,
Fresno, California 93721-3604. Please contact Will Tackett at (559) 6218063 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. Comments may be submitted at any time between the publication date of this notice
and close of business on December 07, 2015. Please direct comments to Will Tackett, City of
Fresno Development and Resource Management Department, City Mall, 2600 Fresno Street, Room
3076, Fresno, California, 93721-3604; or by email to Will.Tackett a,-fresno.goy; or comments can be
sent by facsimile to (559) 498-1026, Para informacidn en espahol, comuniquese con McKencie
Contreras al fel6fono (559) 621-8066.
INITIAL STUDY PREPARED BY: SUBMITTED SY-
Will Tackett, Supervising Planner
WiIDR
tt, Sppervisin F4-a€..A"
DATE.: November` 06, 2015 CICO) FRES NO DEVELOPMENT
ANRCE MANAGEMENT
DEPARTMENT
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