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HomeMy WebLinkAboutT-6087 - Conditions of Approval - 9/1/2015 City of V 1 [ + —A G'ining_%N u� REPORT TO THE PLANNING COMMISSION AGENDA ITEM NO. { COMMISSION MEETING 7115115 July 15, 2015 _ APPROVED 8Y DEP RT EN DIRECTOR FROM: MIKE SANCHEZ, Assistant Director Development and Resource Manage partment THROUGH: WILL TACKETT, Supervising Planner Development Services Division BY: ISRAEL TREJO, Planner Development Services Division SUBJECT: CONSIDERATION OF CONDITIONAL USE PERMIT APPLICATION NO. C-15-048, VESTING TENTATIVE TRACT MAP NO. 6087 AND RELATED ENVIRONMENTAL ASSESSMENT NO. C-15-0481T-6087, LOCATED ON THE NORTHWEST CORNER OF EAST COPPER AND NORTH CHESTNUT AVENUES RECOMMENDATION Staff recommends that the Planning Commission take the following actions: 1. APPROVE the Finding of Conformity to the Fresno General Plan Master Environmental Impact Report as prepared by Environmental Assessment No. C-15-0481T-6087 dated June 12, 2015. 2. APPROVE Conditional Use Permit Application No. C-15-048 subject to compliance with the Conditions of Approval dated July 15, 2015. 3. APPROVE Vesting Tentative Tract Map No. 6087 subject to compliance with the Conditions of Approval dated July 15, 2015. EXECUTIVE SUMMARY Gary Giannetta, on behalf of Gary McDonald Homes, has filed Vesting Tentative Tract Map No. 6087 and Conditional Use Permit No. C-15-048, pertaining to approximately 13.84 net acres of property located on the northwest corner of East Copper and North Chestnut Avenues. Vesting Tentative Tract Map No. 6087 is a proposal to subdivide the property into a 44 lot single-family residential subdivision. Conditional Use Permit No. C-15-048 proposes a gated development with private streets and modified property development standards. The subject property is located within the Fresno General Plan and the Woodward Park Community Plan which designate the subject site for medium low (2.19 to 6.00 dwelling units per acre) density residential planned land uses pursuant to section 66474.2 of the Subdivision Map Act. Vesting Tentative Tract Map No. 6087 proposes a 44-lot single family residential planned development subdivision on approximately 13.84 net acres at a density of 3.17 dwelling units per acre. The applications are consistent with the planned land uses of medium low density residential as designated by both the Fresno General Plan and the Woodward Park Community Plan pursuant to section 66474.2 of the Subdivision Map Act. REPORT TO THE PLANNING COMMISSION Conditional Use Permit Application No. C-15-048 Vesting Tentative Tract Map No. 6087 July 15, 2015 Page 2 PROJECT INFORMATION PROJECT A 44-lot, single family residential subdivision to be developed at a density of 3.17 dwelling units per acre. The project proposes to develop single-family residences with modified property development standards, including, lot coverage and yard setback requirements APPLICANT Gary Giannetta on behalf of Gary McDonald Homes LOCATION Located on the northwest corner of East Copper and North Chestnut Avenues (Council District 6, Councilmember Brand) SITE SIZE Approximately 13.84 net acres LAND USE Existing - Vacant Proposed - Single family residential ZONING Existing - R-1/UGM (Single Family Residential District/Urban Growth Management) Proposed- No change PLAN DESIGNATION The proposed 44-lot single family residential subdivision is AND CONSISTENCY consistent with the Fresno General Plan and Woodward Park Community Plan designation of the site for medium low density residential planned land uses pursuant to Section 66474.2 of the Subdivision Map Act. ENVIRONMENTAL Finding of Conformity to the Fresno General Plan Master FINDING Environmental Impact Report (MEIR) SCH No. 2012111015 dated June 12, 2015 PLAN COMMITTEE The Council District 6 Plan Implementation Committee RECOMMENDATION recommended approval of the project on May 27, 2015, by a vote of 3 to 1 STAFF Approve the vesting tentative tract map and conditional use RECOMMENDATION permit applications subject to compliance with the Conditions of Approval for T-6087 and for C-15-048 dated July 15, 2015 REPORT TO THE PLANNING COMMISSION Conditional Use Permit Application No. C-15-048 Vesting Tentative Tract Map No. 6087 July 15, 2015 Page 3 BORDERING PROPERTY INFORMATION Planned Land Existing Zoning Existing Land Use Use Medium R-1/UGM North Density Single Family Residential Vacant Residential District/Urban Growth Management Medium R-1/UGM East Density Single Family Residential Vacant Residential District/Urban Growth Management Medium High C-P/UGM South Density Administrative & Professional Office Vacant Residential District Medium & R-1/UGM West Medium High Density Single Family Residential Rural Residential Residential District/Urban Growth Management ENVIRONMENTAL FINDING 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/Initial Study") to evaluate the proposed applications in accordance with the land use and environmental policies and provisions of the lead agency City of Fresno General Plan adopted by the Fresno City Council on December 18, 2014 and the related Master Environmental Impact Report (MEIR) SCH No. 2012111015. The subject property is proposed to be developed at an intensity and scale that is permitted by the Medium Low Density Residential (2.19 to 6.00 dwelling units per acre) planned land use designation for the subject site as allowed pursuant to section 66474.2 of the Subdivision Map Act. Thus, the subdivision of the subject property in accordance with the Vesting Tentative Tract Map No. 6087 and Conditional Use Permit No. C-15-048 will not facilitate an additional intensification of uses beyond that which already exists or would be allowed by the above-noted planned land use designation. Moreover, it is not expected that the future development will adversely impact existing city service systems or the traffic circulation system that serves the subject property. These infrastructure findings have been verified by the Public Works and Public Utilities Departments. It has been further determined that all applicable mitigation measures of 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). REPORT TO THE PLANNING COMMISSION Conditional Use Permit Application No. C-15-048 Vesting Tentative Tract Map No. 6087 July 15, 2015 Page 4 Pursuant to Section 21157.1 of the California Public Resources Code (California Environmental Quality Act), it may be determined that a subsequent project, as identified in the MEIR pursuant to Section 21157(b)(2) of the Public Resources Code and CEQA Guidelines Section 15177, falls within the scope of a MEIR, provided that the project does not cause significant impacts on the environment that were not previously examined by the MEIR. Relative to the specific project proposal, the environmental impacts noted in the MEIR, pursuant to the Fresno General Plan land use designation, include impacts associated with the Medium Low Density Residential planned land use designation specified for the subject property. Based on the initial study prepared, the following findings are made: (1) The proposed project was identified as a Subsequent Project in the MEIR because its land use designation and permissible densities and intensities are allowed as set forth in the Fresno General Plan; (2) The proposed project will not generate additional significant effects not previously identified and analyzed by the MEIR for the reasons discussed within the environmental assessment for the subject project; and, (3) No new additional mitigation measures are required because the proposed project will not generate additional significant effects not previously identified and analyzed by the MEIR. Therefore, the project proposal has been determined to be within the scope of the MEIR as defined by Section 15177 of the CEQA Guidelines and staff has properly published a Finding of Conformity to MEIR SCH No. 2012111015 dated June 12, 2015. 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. BACKGROUND / ANALYSIS Gary Giannetta, on behalf of Gary McDonald Homes, has filed Vesting Tentative Tract Map No. 6087 and Conditional Use Permit No. C-15-048, pertaining to approximately 13.84 net acres of property located on the northwest corner of East Copper and North Chestnut Avenues. Vesting Tentative Tract Map No. 6087 is a proposal to subdivide the property into a 44 lot single-family residential subdivision. Conditional Use Permit No. C-15-048 proposes a gated development with private streets and modified property development standards. The subject property is located within the Fresno General Plan and the Woodward Park Community Plan which designate the subject site for medium low (2.19 to 6.00 dwelling units per acre) density residential planned land uses pursuant to section 66474.2 of the Subdivision Map Act. Vesting Tentative Tract Map No. 6087 proposes a 44-lot single family residential planned development subdivision on approximately 13.84 net acres at a density of 3.17 dwelling units per acre. The applications are consistent with the planned land uses of medium low density residential as designated by both the Fresno General Plan and the Woodward Park Community Plan pursuant to section 66474.2 of the Subdivision Map Act. REPORT TO THE PLANNING COMMISSION Conditional Use Permit Application No. C-15-048 Vesting Tentative Tract Map No. 6087 July 15, 2015 Page 5 Medium Low Density Residential The now expired 2025 Fresno General Plan designated the subject property for medium low density residential planned land uses which required 2.19 to 6.00 dwelling units per acre. The current Fresno General Plan also designates the subject property for medium low density residential planned land uses, however, now 3.5 to 6.00 dwelling units per acre are required. Vesting Tentative Tract Map No. 6087 proposes a 44-lot single family residential planned development subdivision on approximately 13.84 acres at a density of 3.17 dwelling units per acre. Section 66474.2 of the Subdivision Map Act states that the local agency shall apply only those ordinances, policies, and standards in effect at the date the local agency has determined that the application is complete. The application was deemed complete and accepted for processing on September 25, 2014, which is before the proceedings to adopt the current Fresno General Plan, by the Planning Commission, were published on November 22, 2014. As such, the subject application is allowed to comply with the ordinances, policies, and standards of the 2025 Fresno General Plan, including the density allowance for medium low residential, i.e. 2.19 to 6.00 dwelling units per acre. Conditional Use Permit Application (CUP) In addition to submitting a vesting tentative tract map, the applicant has submitted Conditional Use Permit Application No. C-15-048. Pursuant to Section 12-306-N-21 of the FMC, a CUP is required in order to create a planned development. As part of the CUP, an applicant may request a modification of development standards. Conditional Use Permit Application No. C-15-048 is a request to establish a gated private street Planned Development, which proposes to establish modified property development standards, including, lot coverage and yard setback requirements. The height of the proposed main dwellings shall meet the requirements of the R-1 zone district which limits structures to a height of 35 feet. Streets and Access Points The Public Works Department, Traffic Engineering Division has reviewed the proposed project and potential traffic related impacts for the proposed 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 which may be potentially generated subject to the requirements stipulated within the memoranda from the Traffic Engineering Division dated May 11, 2015. These requirements generally include: (1) The provision of a minimum two points of vehicular access to major streets for any phase of the development; (2) Street improvements, (including, but not limited to, construction of concrete curbs, gutters, pavement, underground street lighting systems; and, (3) Payment of applicable impact fees (including, but not limited to, the Traffic Signal Mitigation Impact (TSMI) Fee and Fresno Major Street Impact (FMSI) Fee. REPORT TO THE PLANNING COMMISSION Conditional Use Permit Application No. C-15-048 Vesting Tentative Tract Map No. 6087 July 15, 2015 Page 6 Chestnut Avenue is not a planned major street north of Copper Avenue, rather, Chestnut Avenue will be a local street north of Copper Avenue. The property on both sides of the Chestnut Avenue alignment is planned for residential uses. The Public Works Department, Traffic Engineering Division, has required the applicant to construct a cul-de-sac at the north boundary of the subject map or at the north end of the abutting property to the north. The cul- de-sac is required so that vehicles driving on the future Chestnut Avenue will be able to turn around when the driver reaches the end of the street. The applicant does not own the property to the north of the subject site, therefore, should the applicant decide to construct the cul-de-sac at the north end of the abutting parcel to the north, the developer will be responsible for the acquisition of any necessary right-of-way to construct any of the required improvements. The applicant is proposing to create a planned development to be served by private streets. The primary vehicular access point to the property will be from an extension of the North Chestnut Avenue alignment. The second point of access, as required by the Fire Department, will be an emergency vehicle access (EVA) only through adjacent development. The developer will be required to obtain an EVA access covenant to be allowed to go through adjacent developments including Tract Nos. 5273 and T-5903, authorizing the use of the private streets within said tracts to satisfy the second point of access requirement for the subject development. The developer will also be required to improve the unimproved portions of the EVA pursuant to the standards of the Fire and Public Works Department. Community Plan Citizen Committee The Council District 6 Plan Implementation Committee recommended approval of the project on May 27, 2015, by a vote of 3 to 1 . Public Services Sewer The wastewater treatment facility within the Copper River Ranch project will accommodate the wastewater flow from this project. The North Fresno Water Reclamation Facility (NFWRF) was built sufficient to provide 0.83 million gallons per day (mgd) of wastewater treatment capacity. The Public Utilities Department has identified sewer requirements for this project. These conditions are listed in the memoranda dated May 13, 2015. Water The nearest water main to serve the proposed project is a 14-inch main located in East Copper Avenue and a 12-inch main located in North Chestnut Avenue. Water facilities are available to provide service to the site subject to the conditions listed in the memoranda dated May 13, 2015. FMFCD The Fresno Metropolitan Flood Control District (FMFCD) has indicated that this project can be accommodated by the district. The project applicant shall comply with the FMFCD requirements as detailed in its memorandum dated February 20, 2015. REPORT TO THE PLANNING COMMISSION Conditional Use Permit Application No. C-15-048 Vesting Tentative Tract Map No. 6087 July 15, 2015 Page 7 Notice of Planning Commission Hearing The Development and Resource Management Department mailed notices of this Planning Commission hearing to surrounding property owners within 350 feet of the subject property, pursuant to Section 12-401-C-2 of the Fresno Municipal Code. LAND USE PLANS AND POLICIES The subject site is designated for medium low density residential planned land uses by the 2025 Fresno General Plan, the current Fresno General Plan, and the Woodward Park Community Plan. The objectives and policies of the 2025 Fresno General Plan encourage the development of master planned communities in an attempt to maximize the efficient use of the land. Policy C-8-g states: Support the planning and development of master planned/mixed use communities such as the Dominion Project. Though this project was not included in the Copper River Ranch master planned community, it supports the development of said community by providing a second point of access for a portion of development within said community, by improving North Chestnut Avenue. Additionally, Policy LU-5-b of the current Fresno General Plan states, in part: Promote medium- low density residential uses to preserve existing uses of that nature. Conditional Use Permit Application Findings (Planned Development) Conditional Use Permit Application No. C-15-048 proposes the development of a 44-lot single family residential planned development. The planned development will provide modified property development standards. Based upon analysis of the conditional use permit application and subject to the applicant's compliance with the Conditions of Approval dated July 15, 2015, staff concludes that the following required findings of Section 12-405-A-2 of the Fresno Municipal Code can be made. 1. 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, Conditional Use Permit Application No. C-15-048 will comply with all applicable codes, including, landscaping, walls, etc., given that the special conditions of project approval will ensure that all conditions are met. 2. 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, The Public Works, Traffic Engineering Division reviewed the proposed project and assessed the adjacent streets to ensure that the proposal would not have significant REPORT TO THE PLANNING COMMISSION Conditional Use Permit Application No. C-15-048 Vesting Tentative Tract Map No. 6087 July 15, 2015 Page 8 impacts on traffic and the surrounding community; the applicant must comply with the Traffic Engineering Division memo dated May 11, 2015. 3. 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 the FMC. The staff of the Development and Resource Management Department has determined that the proposed use will not be detrimental to the public welfare or be injurious to property or improvements in the area in which the property is located if developed in accordance with the various conditions/requirements established through the related tentative tract map application review and conditional use permit application review process. Vesting Tentative Tract Map Findings The Subdivision Map Act (California Government Code §§ 66400, et seq.) requires that a proposed subdivision not be approved unless the map, together with its design and improvements, is found to be consistent with the General Plan and any applicable specific plan (Finding No. 1 below). State law further provides that the proposed subdivision map be denied if any one of the Finding Nos. 2 - 5 below is made in the negative. In addition, State law requires that a subdivision be found to provide for future passive and natural heating or cooling opportunities in the subdivision development (Finding No. 6 below). 1. The proposed subdivision map, together with its design and improvements, is consistent with the City's General Plan and the Woodward Park Community Plan, because the plans designate the site for medium low density residential planned land uses and the project design meets the density and zoning ordinance criteria for development pursuant to Section 66474.2 of the Subdivision Map Act. 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; and, that development shall occur in accordance with adopted standards, goals, objectives, and policies for development in the City of Fresno. 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 the area is not known to contain any unique or endangered species and the urbanized nature of the area in which the site is located. 4. The proposed subdivision design and improvements are not likely to cause serious public health and safety problems, because the conditions of approval have shown and will insure that the subdivision conforms with city health and safety standards. REPORT TO THE PLANNING COMMISSION Conditional Use Permit Application No. C-15-048 Vesting Tentative Tract Map No. 6087 July 15, 2015 Page 9 5. The proposed subdivision design will not conflict with public easements within or through the site, because conditions of approval will assure noninterference with any existing or proposed public easements. 6. The design of the subdivision provides, to the extent feasible, for future passive and natural heating or cooling opportunities in the subdivision, because of the appropriate use and placement of landscaping plant materials and because of the orientation of the proposed lots. The subdivision map, based on the required findings for approval and subject to the recommended conditions of approval, and the standards and policies of the Fresno General Plan and Woodward Park Community Plan, complies with applicable zoning and subdivision requirements. 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. Planning Commission action of the proposed Vesting Tentative Tract Map and Conditional Use Permit, unless appealed to the Council, is final. CONCLUSION / RECOMMENDATION The appropriateness of the proposed project has been examined with respect to its consistency with goals and policies of the Fresno General Plan and the Woodward Park Community Plan; its compatibility with surrounding existing or proposed uses; and its avoidance or mitigation of potentially significant adverse environmental impacts. These factors have been evaluated as described above and by the accompanying environmental assessment. Upon consideration of this evaluation, it can be concluded that the Vesting Tentative Tract Map No. 6087 and Conditional Use Permit No. C-15-048 are appropriate for the project site. Attachments: 2015 Aerial Photograph of Site Exhibit A - Vesting Tentative Tract Map No. 6087 dated February 23, 2015 Exhibit A-1 - Site plan dated February 23, 2015 Conditions of Approval for T-6087 dated July 15, 2015 Conditions of Approval for CUP Application No. C-15-048 dated July 15, 2015 Comments and Requirements from Responsible Agencies Environmental Assessment No. C-15-048/T-6087, Finding of Conformity to the Fresno General Plan MEIR dated June 12, 2015 I _ I I � �� I`` •� f �� `YT/ra � y I In r I 1 Ir. WA AA • — ...�j, � 1 r, � •� k ��•,LSA- � _Y�/ •1 � I' ..`"� ell; T 7� �`. ! .�i • • , r'R �,�- 1 Z 4 '* �4� "��''���,,, � � �7f Till �,. x � �,•. ` *IT i ^:ice+,-• N �� f 1 Owl As 00 C) lei RUM 1 11 Go WIT 2 ¢� `r Nab ,{y ,✓,w yy� ti� s F\ aims 110 j Z l Isis sI. 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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. URBAN GROWTH MANAGEMENT REQUIREMENTS(GENERAL) The subdivider of property located within the UGM boundaries shall comply with all sewer,water and street requirements and pay all applicable UGM fees imposed under the Urban Growth Management process (with appropriate credit given for the installation of required UGM improvements) in accordance with the requirements of State Law as related to tentative tract maps. GENERAL CONDITIONS 1. Upon conditional approval of Vesting Tentative Tract Map No. 6087, a Planned Development dated February 23, 2015, the subdivider may prepare a Final Map in accordance with the approved vesting tentative map and Conditional Use Permit No. C-15-048 which establishes a planned development for the subject property. 2. Submit grading plans and a soils report to the City of Fresno Development and Resource Management Department for verification prior to Final Map approval (Reference: Sections 12-1022 and 12-1023 of the Fresno Municipal Code). Grading plans shall indicate the location of any required walls and indicate the proposed width of required landscape easements or strips. Approval of the grading plan is required prior to Final Map approval. 3. At the time of Final Map submittal,the subdivider shall submit engineered construction plans to the City of Fresno Public Works, Public Utilities, and Development and Resource Management Departments for grading, public sanitary sewer system, public water system,street lighting system, public streets, and storm drainage, including other Conditions of Approval Vesting Tentative Tract Map No.6087 July 15,2015 Page 2 technical reports and engineered plans as necessary to construct the required public improvements and work and applicable processing fees. 4. Engineered construction plans shall be approved by the City prior to the approval of the Final Map. If,at the time of Final Map approval,such plans have not been approved,the subdivider shall provide performance security in an amount established by the City to guarantee the completion of plans. 5. Public utilities easements,as necessary,shall be shown on the Final Map and dedicated to the City of Fresno. Public utility easements beyond the limits of the Final Map, but required as a condition of development, shall be acquired at the subdivider's cost and shall be dedicated by separate instrument at the time of Final Map approval. The relocation of existing utilities necessitated by the required public improvements shall be paid for by the subdivider. The subdivider is responsible to contact the appropriate utility company for information. 6. Comply with the conditions, policies and standards set forth in the City of Fresno, Municipal Code, Article 10, Chapter 12, "Subdivision of Real Property;" Resolution No. 68-187, "City Policy with Respect to Subdivisions;" and City of Fresno Standard Specifications,2002 Edition,and any amendments thereto. 7. The developer/owner shall pay applicable fees for, but not limited to, plan checks for street improvements and other grading and construction;street trees,street signs,water and sewer service, and inspections in accordance with the City of Fresno Master Fee Schedule (City Resolution No. 79-606 and No. 80-420) and any amendments, modifications,or additions thereto;and in accordance with the requirements of State law as related to vesting tentative maps. 8. The subdivider shall furnish to the City acceptable security to guarantee the construction of the off-site street improvements in accordance with all applicable provisions of the 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. 9. As a condition of Final Map approval, the subdivider shall furnish to the City a subdivision guarantee listing all parties having any right,title or interest and the nature of their interest per State law. 10. Vesting Tentative Tract Map No. 6087 is subject to approval of related Conditional Use Permit No.C-15-048. 11. Conditional Use Permit Application No. C-15-048, filed to establish a 44-lot planned development shall be approved prior to final map approval. Conditions of Approval Vesting Tentative Tract Map No.6087 July 15,2015 Page 3 GENERAL INFORMATION 12. When the grading plan establishes a top of slope beyond the required landscape easement noted and the construction of the required wall is to be established coincident with the top of slope,then the required minimum easement width shall be expanded to include the full landscaped area up to the wall location. 13. The long term maintenance of all the items listed below is the ultimate responsibility of the owner/developer. a) The property owner shall be responsible for providing for the maintenance of all landscaping and hardscaping located within proposed Outlets associated with the proposed project. b) The property owner shall be responsible for providing for the maintenance of all landscaping and hardscaping located in any entry median island or traffic medians located within the project. c) The property owner shall be responsible for providing for the maintenance of the curbs and gutters,valley gutter,sidewalks,street lights and street signage within any local public street rights-of-way associated with the project. d) The property owner shall be responsible for providing for the maintenance of all street trees within any local public street rights-of-way associated with the project. 14. Maintenance of the required landscape easements, streets, curbs and gutters, sidewalks, medians, and street furniture may be the responsibility of the City's Community Facilities District. Contact the Public Works Department, Engineering Services Division, at 559-621-8695 for information regarding the City's Community Facilities District. The property owners may petition the City for annexation to the City's Community Facilities District prior to Final Map approval. 15. If the developer/subdivider elects to petition for annexation into the City's Community Facilities District, the subdivider/owner 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 subdivider/owner 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. 16. Should the City Council not approve the annexation of any or all of the maintenance items listed above, then the property owner/subdivider shall create a homeowners association for the maintenance of these items and proposed private streets, utilities, and walls/gates. The proposed Declaration of Covenants, Conditions, and Restrictions (CC&Rs) and the proposed instruments for the homeowners association shall be submitted to the Planning and Development Department for review two weeks prior to Final Map approval. Said documents shall be recorded with the Final Map or alternatively submit recorded documents or documents for recording prior to final acceptance of subdivision improvements. Said documents shall include assignment of Conditions of Approval Vesting Tentative Tract Map No.6087 July 15,2015 Page 4 responsibility to the homeowners association for landscaping and other provisions as stated in the Planning and Development Department Guidelines for preparation of CC&Rs dated January 11,1985. Ernergency Vehicle Access(EVA) 17. The developer shall obtain a City of Fresno covenant to allow for emergency vehicle access (second point of access), as required by the Fire Department, The EVA covenant must include all those privately owned parcels on which an emergency vehicle must traverse to access the subject property, starting from North Knotting Hill Drive, through Tract Nos. 5273 and 5903 (including remainder) and through the parcel with APN No.579-074-32(parcel abutting to the north). The covenant shall also allow the parcel with APN No. 579-074-32 to utilize the EVA described above to serve as a second point of access, at a location along its north property line,when said parcel develops. Sidewalks 18. Provide sidewalks on both sides of the street within the private street area as shown on Exhibit A-1 (Site Plan)dated February 23,2015. Wal Is/Fences/Landscaping 19. The subdivider/owner shall construct a minimum 6 foot high solid wall along East Copper and North Chestnut Avenues. Depict the wall(and height)on Exhibit A-1 (site plan)for C-15-048. 20. As noted on the Site Plan (Exhibit A-1 dated February 23, 2015)the northerly vehicle gate is limited to Emergency Vehicle Access only. 21. Provide a bicycle and pedestrian trail(and irrigation system)along East Copper Avenue as required by the Fresno General Plan. 22. Provide a corner cut-off area at all street intersections in accordance with Section 12-306-H-3-d of the Fresno Municipal Code. 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. Lot Dimensions 23. Lot dimensions shall match those depicted on"Exhibit A,"dated February 23, 2015,for Vesting Tentative Tract Map No.6087,excepting changes as required per the conditions of approval. Conditions of Approval Vesting Tentative Tract Map No.6087 July 15,2015 Page 5 Lot Coverage 2.4. The maximum lot coverage allowed is 60%. Additionally, lot coverage shall comply with the requirements of the Fresno Metropolitan Control District. Building Setbacks 25. Minimum building setbacks shall be in accordance with exhibit"A-1"(site plan)for C-15- 048 dated February 23, 2015. Provide a section in the CC&R's for the Homeowners Association prohibiting parking in driveways less than 18' from garage to back of sidewalk(to prohibit parking over the sidewalk). INFORMATION 26. 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 district's adopted schedule of fees. 27. 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. 28. 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," multiple final maps filed by the subdivider on this tract shall fully and independently conform to all provisions of Fresno Municipal Code Chapter 12, Article 10, Subdivision of Real Property. 29. The developer/owner shall obtain any and all permits required for the removal or demolition of any existing building or structure located within the subdivision boundaries. The developer/owner shall also obtain any and all permits required for the proper abandonment/closure of any existing water well, septic tank/leach field or cesspool, and irrigation pipeline on the subject property. All such permits shall be obtained prior to commencement of tract grading work, in accordance with Chapter 13 of the Fresno Municipal Code. 30. If archaeological and/or animal fossil material is encountered during project surveying, grading,excavating,or construction,work shall stop immediately. 31. 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 Conditions of Approval Vesting Tentative Tract Map No.60£37 July 15,2015 Page 6 (559) 488-3111 for the Fresno County Sheriff's Department). If remains or other archaeological material is possibly Native American in origin, the Native American Heritage Commission (phone number(916)653-4082)shall be immediately contacted, and the California Archaeological Inventory/Southern San Joaquin Valley Information Center (phone number (805) 644-2289) shall be contacted to obtain a referral list of recognized archaeologists. 32. If animal fossils are uncovered, the Museum of Paleontology at the University of California, Berkeley shall be contacted to obtain a referral list of recognized paleontologists. An assessment shall be conducted by a paleontologist; if the paleontologist determines the material to be significant, a recommendation shall be made to the City as to any further site investigation or preservation measures. 33. Apportionment of Special Assessment: If, as part of this subdivision, a division will be made of any loft 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. 34. The subdivider shall comply with Regulation VIII of the San Joaquin Valley Air Pollution Control District for the control of particulate matter and fugitive dust during construction of this project. 35. Solid waste disposal for the subdivision shall be provided by the City of Fresno. The method of collection to be utilized in this tract shall be subject to approval of the Solid Waste Manager(see below-noted conditions). PARK SERVICE 36. Comply with the memorandum from the Public Works Department dated December 3, 2014. Conditions of Approval Vesting Tentative Tract Map No.6087 July 15,2015 Page 7 COMMUNITY FACILITIES DISTRICT 37. Comply with the memorandum from the Public Works Department dated May 4,2015. FIRE SERVICE 38. Comply with the memorandurn from the Fire Department dated May 4,2015. SOLID WASTE SERVICE 39. Comply with the memorandum from the Solid Waste Division dated April 28,2015. STREETS AND RIGHTS-OF-WAY 40. 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. 41. The subdivider/owner shall make provisions for disabled persons in accordance with the Department of Public Works standards and as required by State law. Handicap access ramps are required to be constructed in sidewalks at all corners within the limits of the tract. Where street furniture is located within the sidewalk area (fire hydrants, streetlights, etc.), a minimum of 48 inches of unobstructed path shall be maintained to satisfy the American Disabilities Act requirements. If necessary, dedicate a pedestrian easement to accommodate for the four foot minimum unobstructed path requirement. 42. All of the required street improvements shall be constructed and/or installed in accordance with the City of Fresno Standard Specifications (2002 Edition). The following shall be submitted as a single package to the Public Works Department for review and approval: a. Signing and striping plans(per current California Department of Transportation standards); b. Street Construction Plans; c. Landscape and irrigation plans (median island and street trees within all parkways);and 43. The subdivider shall underground all existing off-site overhead utilities and proposed utility systems in accordance with FMC Sections 12-1011 and Resolution No. 78-522, 88-229. 44. The subdivider shall construct an underground street lighting system per Public Works Standards within the limits of the tract. Spacing and design shall conform to Public Works Standards. Height, type, spacing, etc., of standards and luminaries shall be in accordance with Resolution No.68-187,78-522,81-219,and 88-229 or any modification thereto approved by the City Traffic Engineer prior to Final Map approval. Upon completion of the work by the subdivider and acceptance of the work by the City, the Conditions of Approval Vesting Tentative Tract Map No.6087 July 15,2015 Page 8 street lighting system shall be dedicated to the City. Submit engineered construction plans to the Public Works Department for approval. 45. All dead-end streets created by this subdivision shall be properly barricaded in accordance with City standards within seven days from the time the streets are surfaced or as directed by the City Engineer. 46. The developer shall comply with Rule 8060 of the San Joaquin Valley Air Pollution Control District for the control of fugitive dust requirements from paved and unpaved roads. 47. Comply with the memoranda from the Public Works Department,Traffic and Engineering Division, for the tract map and conditional use permit both dated May 11, 2015. Additionally, update the site plan to reflect the red-line comments on enclosed Exhibit A-1 dated February 23,2015, 48. Update the proposed tentative tract map to reflect the red-line comments from Alan James (Public Works Department) on the tract map dated September 25, 2014 (attached). SANITARY SEWER SERVICE 49. Comply with the memorandum from the Public Utilities Department dated May 13,2015. WATER SERVICE 50. Comply with the memorandum from the Department of Public Utilities, Water Division dated May 13,2015. URBAN GROWTH MANAGEMENT REQUIREMENTS(GENERAL) 51. The developer of property located within the UGM boundaries shall comply with all sewer, water and street requirements and pay all applicable UGM fees imposed under the Urban Growth Management process(with appropriate credit given for the installation of required UGM improvements) in accordance with the requirements of State Law as related to tentative tract maps. 52. The developer will be responsible for the relocation or reconstruction of any existing improvements or facilities necessary to construct any of the required UGM improvements. Right-of-Way Acquisition 53. The developer will be responsible for the acquisition of any necessary right-of-way to construct any of the required improvements. 54. 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 Conditions of Approval Vesting Tentative Tract Map No.6087 July 15,2015 Page 9 be determined at the project design stage based on the existing conditions and detailed design information. 55. 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. 56. 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. 57. The subdivider/owner 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. FLOOD CONTROL AND DRAINAGE 58. Comply with the memorandum from the Fresno Metropolitan Flood Control District dated February 20,2015. 59. Any temporary ponding basins constructed or enlarged to provide service to the subdivision shall be fenced in accordance with City standards with seven days from the time the basin becomes operational or as directed by the City Engineer. Temporary ponding basins will be created through a covenant between the City and the Developer prior to Final Map approval. Maintenance of the temporary ponding basin shall be by the Developer until permanent service for the entire subdivision is provided. STREET NAMES 60. Submit a list of street names, to Jon Bartel in the Public Works Department, for review and approval. COUNTY OF FRESNO—DEPARTMENT OF PUBLIC HEALTH 61. Comply with the letter from the County of Fresno dated December 2,2014. FRESNO IRRIGATION DISTRICT 62. Comply with the letter from the Fresno Irrigation District dated December 9,2014. CLOVIS UNIFIED SCHOOL DISTRICT 63. Contact the Clovis Unified School District for their requirements. Conditions of Approval Vesting Tentative Tract Map No.6087 .July 15,2015 Page 10 DEVELOPMENT FEES AND CHARGES 64. This project is subject to the following fees and charges: SEWER CONNECTION CHARGES FEE RATE a. Lateral Sewer Charge[1] $0.10/sq.ft.(to 100'depth) b. Oversize Charge[1] $0.05/sq.ft.(to 100'depth) c. Trunk Sewer Charge[2] $496/living unit Service Area: Herndon d. Wastewater Facilities Charge[3] $2,119/living unit e. Copper Avenue Sewer Lift Station Charge[4] $650/living unit f. Trunk Sewer Capacity Enhancement Charge[2] $893/living unit Service Area: Herndon g. House Branch Sewer Charge[2] N/A WATER CONNECTION CHARGES FEE RATE h. Service Connection Charge Fee based on service(s)and meter(s)sizes specified by owner; fee for service(s)and Meter(s) established by the Master Fee Schedule. i. Frontage Charge[1] $6.50/lineal foot j. Transmission Grid Main Charge[1] $643/gross acre(parcels 5 gross acres or more) k. Transmission Grid Main Bond Debt Service Charge[1] $243/gross acre(parcels 5 gross acres or more) I. UGM Water Supply Fee[2] $456/living unit Service Area: 101s I. Well Head Treatment Fee[2] N/A Service Area: 101 m. Recharge Fee[2] N/A Service Area: 101 Conditions of Approval Vesting Tentative Tract Map No.6087 July 15,2015 Page 11 n. 1994 Bond Debt Service[1] $895/living unit Service Area: 101 CITYWIDE DEVELOPMENT IMPACT FEES 1=EE RATE o. Fire Facilities Impact Fee—Citywide[4] $539/living unit p. Park Facility Impact Pee—Citywide[4] $2278/living unit q. Quimby Parkland Dedication Pee[2] $1120/living unit r. Citywide Regional Street Impact Fee[3] $8,361/adj.acre s. New Growth Area Major Street Fee[3] $18,790/adj.acre t. Police Facilities Impact Fee—Citywide[4] $624/living unit u. Traffic Signal Charge[1] $450.94/living unit 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 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. [1]Deferrable through Fee Deferral Covenant. [2]Due at Final Map. [3]Due at Building Permit. [4]Due at Certificate of Occupancy. [5]Determined by Public Works. CITY OF FRESNO DEVELOPMENT AND RESOURCE MANAGEMENT DEPARTMENT CONDITIONS OF APPROVAL JULY 15,2015 CONDITIONAL USE PERMIT APPLICATION No. C-1 5-048 "A PLANNED DEVELOPMENT" PART A-PROJECT INFORMATION 1. Assessor's 579-074-26,-27,-31 Parcel No(s): 2. Job Address: Vesting Tentative Tract Map No.6087 3. Street Location: Northwest corner of East Copper and North Chestnut Avenues 4. Zoning R-1/UGM (Single Family Residential District/Urban Growth Management)zone district 5. Planned Land Use: Medium Low Density Residential 6. Plan Areas: Fresno General Plan and Woodward Park Community Plan 7. Project Description: Conditional Use Permit Application C-15-048 proposes a gated development with private streets and modified property development standards including lot coverage and yard setback requirements for Vesting Tentative Tract Map No. 6087 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. 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. Conditions of Approval Conditional Use Permit Application No.C-15-048 July 15,2015 Page 2 of 6 PART I3-GENERAL CONDITIONS AND REQUIREMENTS The City of Fresno Planning Commission, on July 15, 2015, approved the special permit application subject to the enclosed list of conditions and Exhibit A-1 dated February 23,2015, for Conditional Use Permit Application No.C-15-048. IMPORTANT: PLEASE READ CAREFULLY Please note that this project may be subject to a variety of discretionary conditions of approval. These include conditions based on adopted City plans and policies, those determined through site plan review and environmental assessment essential to mitigate adverse effects on the environment including the health, safety, and welfare of the community,and recommended conditions for development that are not essential to health, safety, and welfare, but would on the whole enhance the project and its relationship to the neighborhood and environment. Discretionary conditions of approval may be appealed. All code requirements,however,are mandatory and may only be modified by variance,provided the findings pursuant to Fresno Municipal Code Section 12-405.A can be made. 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. 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. This special permit is granted,and the conditions imposed,based upon the Operation Statement provided by the applicant. The Operation Statement is material to the issuance of this special permit. Unless the conditions of approval specifically require operation inconsistent with the Operation Statement, a new or revised special permit is required if the operation of this establishment changes or becomes inconsistent with the Operation Statement. Failure to Conditions of Approval Conditional Use Permit Application No.C-15-048 July 15,2015 Page 3 of 6 operate in accordance with the conditions and requirements imposed may result in revocation of the special permit or any other enforcement remedy available under the law. The Development and Resource Management Department shall not assume responsibility for any deletions or omissions resulting from the special permit review process orfor 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 exhibits(dated F=ebruary 23, 2015)to the final site plan.CORRECTIONS SHALL INCLUDE ALL THOSE LISTED IN THIS DOCUMENT AND THOSE LISTED IN THE CORRECTION LIST PROVIDED BYTHE PLAN CHECK PROCESS. To complete the back-check process for building permit relative to planning and zoning issues,submit four 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 Planning Division for final review and approval, ten days before applying for building permits. Copies of this final approved site plan,elevations,landscape,and irrigation plans stamped by the 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 Israel Trejo at(559)621-0044 or via e-mail at Israel.Trejo@fresno.gov to schedule an appointment for final sign-off for building permits following your receipt and substitution of the four copies of the stamped,corrected,approved exhibits in the plan check sets. 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. Conditions of Approval Conditional Use Permit Application No.C-15-048 July 15,2015 Page 4 of 6 Questions relating to dedications,street improvements or off-street parking geometrics may be directed to Louise Gilio at(559)621-8678/Louise_Gilio a0fresno.gov of the City of Fresno Public Works Department, Engineering Division,Traffic Section. STREE=T ENCROACHMENT PERMITS, DEDICATIONS AND VACATIONS a) Exhibit"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) Deed documents for the required property dedications shall be prepared by the applicant's engineer and submitted to the Public Works Department,Engineering Division, Special Districts/Projects and Right-of-Way Section with verification of ownership prior to issuance of building permits. Deed documents must conform to the format specified by the City. Document format specifications may be obtained from the Public Works Department,Engineering Division,Special Districts/Projects and Right-of-Way Section,or by calling(559)621-8694. c) 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 prior to issuance of building permits. 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,prior 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) Repair damaged and/or off grade off-site concrete improvements as determined by the Public Works Department,Construction Management Division(559)621-5500. Conditions of Approval Conditional Use Permit Application No.C-15-048 July 15,2015 Page 5 of 6 c) Install streetlights along all street frontages in accordance with City standards. Plans must be prepared by a registered Civil Engineer and must be approved by the Public Works Department Engineering Division prior to installation. d) Submit the following as a single package to the Public Works Department Engineering Division, Plan Check and GIS Mapping Section,(559)621-8682,for review and approval,prior to issuance of building and street work permits: Street Improvement Plans, Signing and Striping Plans, Street Lighting Plans and Landscape and Irrigation Plans. 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. PART D-PLANNING/ZONING REQUIREMENTS 1) PLANNING a) Development is subject to the following plans and policies: i) 2025 Fresno General Plan ii) Woodward Park Community Plan iii) Planned Development(Section 12-306-N-21 of the FMC) iv) Medium Low density residential planned land uses 2) ZONING a) Development is proposed in accordance with the R-1/UGM(Single Family Residential District/Urban Growth Management)zone district. Approval of Conditional Use Permit Application No.C-15-048 is contingent upon approval of Vesting Tentative Tract Map No.6087. 3) BUILDING HEIGHT a) The height of the proposed structures shall meet the requirements of the R-1 section 12-211.5-D of the FMC. 4) LOT COVERAGE a) The maximum lot coverage allowed is 60%.Additionally,lot coverage shall comply with the requirements of the Fresno Metropolitan Control District. Conditions of Approval Conditional Use Permit Application No.C-15-048 July 15,2015 Page 6 of 6 5) BUILDING SETBACKS,OPEN SPACES AND LANDSCAPING a) Minimum building setbacks shall be in accordance with exhibit"A-1"(site plan)dated February 23,2015. Provide a section in the CC&R's for the Homeowners Association prohibiting parking in driveways less than 18' from garage to back of sidewalk (to prohibit parking over the sidewalk). b) Orn-site trees are required as follows: Section 12-306-N-24-G-3 of the FMC requires one medium sized tree(30-60 feet at maturity)for each required parking space,plus one medium sized tree for each residential unit. 7-we small size trees(15-30 feet at maturity)may be substituted for one medium size tree. 6) FENCES,HEDGES WALLS a) Construct a minimum 6 foot high solid wall along East Copper and North Chestnut Avenues. Depict the wall(and height)on Exhibit A-1 (site plan). b) As noted on Exhibit A-1 (site plan)the northerly vehicle gate is limited to Emergency Vehicle Access only. c) Provide a corner cut-off area at all street intersections in accordance with Section 12- 306-H-3-d of the Fresno Municipal Code. 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. 7) SIDEWALKS a) Provide sidewalks on both sides of the street within the private street area as shown on Exhibit A-1 (Site Plan)dated February 23,2015. FART E-CITY AND OTHER SERVICES a) Comply with the Conditions of Approval for Vesting Tentative Tract Map No. 6087 dated July 15, 2015. DEPARTMENT OF PUBLIC WORKS TO: Israel Trejo,Planner III Planning Division FROM: Hilary Kimber,Parks Supervisor II(559.621.1345) Streets Division DATE: December 3,2014 SUBJECT: Tract 6087(APN:579-074-26;27 and 31)located on the northwest corner of the intersection of East Copper Avenue and North Chestnut Avenue Alignment. The Department of Public Works has reviewed the Tentative Tract Subdivision Map proposed by Gary Gianetta.,on engineering plans dated July 30.2014 for Gary McDonald Homes The Department of Public Works offers the following comments regarding the requirements for landscaping and irrigation in the street right-of-ways,landscape easements,outlets and median islands.: GENERAL REQUIREMENTS STREET TREE REQUIREMENTS 1. The subdivider is required to provide street trees on all public street frontages per Fresno Municipal Code and for the dedication of planting and buffer landscaping easements as determined by the Planning Department. Street trees shall be planted at the minimum rate of one tree for each 60'of street frontage or one tree per home(whichever is greater) by the Developer. The subdivider is required to provide irrigation for all street trees. The irrigation system shall comply with FMC 12-306-23,Water Efficient Landscape Standards and AB1881. The designated street trees for North Chestnut Avenue are: Quercus suber Cork Oak and/or Celtis australis European Hackberry The designated street tree for East Copper Avenue is: Landscape and irrigation designs for the trail along E.Copper Ave.between Friant and Chestnut Avenues are under project PW00633(7-E-2727 through 2749)Jesus Gonzales Jr.in the Capital Management Division of Public Works. 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 Easement. a. Street tree inspection fees shall be collected for each 60'of public street frontage or one tree per lot whichever is greater. b. Street trees shall be planted in accordance with the City of Fresno, Department of Public Works"Standard Specifications." c. Landscape plans for all public use areas, such as parkways, buffers, medians and trails, shall be reviewed and approved by the Department of Public Works, Engineering Services. A street tree planting permit shall be required for all residential street tree planting. d. Performance and payment securities, paid with final map, will be released when all landscaping installed on public and/or city controlled property is in conformance with the Specifications of the City of Fresno. e. Upon acceptance of the required work, warranty security shall be furnished to or retained by the city for guaranty and warranty of the work for a period of ninety days following acceptance. BUFFER LANDSCAPING&MAINTENANCE REQUIREMENTS 1. The subdivider shall provide long term maintenance for all proposed landscaped areas by either petitioning for annexation in the Community Facilities District or by forming a Home Owner's Association. 2, Maintenance Service Through Annexation into the Community Facilities District. Landscape and Irrigation plans are required and shall be submitted to the Department of Public Works for review and approval prior to a Council approval of the final map. Plans shall be numbered to conform to and be included in the Department of Public Works street construction plan set for the final map. Fees are applicable when the subdivider elects to have landscaping maintained by annexing into the City's Community Facilities District. A. Landscaping shall comply with Landscape Buffer Development Standards approved by the City Council on October 2,1990. Landscape and irrigation plans shall comply with Sections 12-306-23 & 24 and 14-121 of the Fresno Municipal Code regarding Water Efficient Landscaping and Buffer landscaping. B. Should the proposed landscape buffers and/or parkway strips be located next to an existing buffer and/or parkway strip, the planting concept shall simulate the adjacent landscape design to present a more uniform appearance on the street. Variances in the landscape concept will be acceptable, but the design of the new landscape buffer and/or parkway strip shall strive to mimic the existing as much as possible. C. Landscape plans shall indicate grades on a cross-section detail to include fencing or wall details. All fencing shall be placed outside the landscape easement. Maximum slopes shall not exceed 4:1 with 1 foot of level ground between the slope and the back of the side walk and/or face of fence. Erosion control measures shall be implemented on all slopes of 4:1, including the use of synthetic erosion control netting in combination with ground cover species approved by the Department of Public Works/Engineering Services Division. D. The water meter(s)serving the buffer landscaping shall be sized for the anticipated service flows. E. No private flags,signs or identification of any kind shall be permitted in the right-of-way, within the City-controlled easement or on the fence or wall facing the street. F. Landscaping in the right-of-way and landscape setback adjacent to water well sites shall be the responsibility of the City of Fresno Water Division and may not be included in the CFD. MEDIAN ISLAND LANDSCAPE REQUIREMENTS 1. When median islands front onto the proposed development project,applicants shall submit Plans to the Public Works/Engineering Services showing the location and configuration of all median islands fronting the proposed project. 2. The Public Works Department will review and evaluate existing median island(s)for a determination of all required improvements prior to approval of Final Map, 3. Landscape and irrigation is required on all new construction of median islands and shall be applied in accordance with the City of Fresno, Public Works Department Standards & Specifications and FMC sections 12-306-24 and 12-306-23. The Public Works Department requires all proposed median islands to be constructed with 2 foot wide colored concrete strips, flush along curb edge, in a 12 inch by 12 inch brick red slate pattern. 4. Trees shall not be planted in sections which are less than eight (8) feet wide unless approved by the Public Works Department. Sections less than eight (8)feet shall be capped with concrete as an integral part of the off site improvements,whether the median is landscaped or not. OUTLOTS 1. The Department of Public Works will not be responsible for the maintenance of any outlots if they are not included into the Community Facilities District(CFD). If the outlots are to be included into the CFD, the Department of Public Works will require approved landscape and irrigation plans to be submitted with landscape buffer plans prior to inclusion into the CFD. 2. Outlots which are utilized for water well purposes will not be included in the CFD. The Water Division Department in Public Utilities will provide the maintenance of all plant material on the well site. City of DATE: December-20141Revised lit€ay 4,2015 TO: Israel Trejo,Planner III 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 TRACK"MAP NO.6087 REGARDING MAINTENANCE REQUIREMENTS LOCATION: 11101 North Chestnut Avenue AP9N: 579-074-26,2.7,31 NOTE—This map is within the boundaries of a proposed,community facilities district(East Capper River Maintenance District)being revievved currently. "if it is the Developer's intent to be a part of the proposed district they will be required to submit a CFD package prior to final reap approval. The package shall contain the Final Pap, construction plans and an estimate of all public improvements to be maintained by the proposed district. OTHERWISE SEE THE FOLLOWING; 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. Incomplete Community Facilities District No. 11 ("CFD No. 11")Annexation Request submittals may cause delays to the annexation process and final map approval. The annexation process takes fi orn three to four months and SHALL.be completed prior to final map approvals. All construction plans applicable for this development are to be submitted to the Traffic and Engineering Services Division for review and approval prior to the CFD process. The Landscape and Irrigation 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 110aintenance Requirements The long term maintenance and operating costs, including repair and replacement, of certain required public improvements("Services")associated with all new Single-Family developments are the ultimate responsibility of the Developer. The Developer shall provide these Services either by a Page 1 of 3 REV:September 3,2014 TT 6087 Conditions For Maintenance REV(2).Docx mechanism approved by the Public Works Department or by annexing to the City of Fresno's Community Facilities District No. 11 ("CFD No. 11"). The following public improvements are eligible for Services by CFD No. 11 as associated with this development: All landscaped areas, trees and irrigation systems, as approved by the Public Works Department, within the street rights-of-way and landscape easements; including without limitation, median island(1/2, if fronting only one side of median), parkways, buffers, street entry medians and sides(10'minimum landscaped side yards 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(1/2,if fronting only one side of median), 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 Interior Local Streets. 2. The Property Owner may choose to do one or both of the following: a. The Property Owner may petition the City of Fresno to request annexation to CFD No. 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.ggv, under the Public Works Department, Developer Doorway. ® Proceedings to annex the final map to CFD No.11 SHALL NOT commence unless the final map is within the City limits and all construction plans (this includes Street, Street Light, Signal, Landscape and Irrigation plans, and any other plans needed to complete the process)and the final map are considered technically correct. The annexation process will be put on HOLD and the developer notified if all of the requirements for processing are not in compliance. Technically Correct shall mean that the facilities and quantities to be maintained by CFD No.11 are not subject to change 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 outlets, 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. Page 2 of 3 REV:September 3,2014 TT 6087 Conditions For Maintenance REV(2).Docx 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 fresn�o�t Page 3 of 3 REV:September 3,2014 TT 6087 Conditions For Maintenance REV(2).Docx May 4,2.015 TO: ISRAEL TREJO, Planning III Development and Resource Management Department, Planning Division FROM: BYRON BEAGLES, Fire Prevention Engineer Fire Department,Community Risk Reduction Unit SUBJECT: VESTING TENTATIVE TRACT NO.6087 The Fire Department has completed a review of VTT No.6087,Submitted by Gary Giannetta on behalf of Gary McDonald 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. Reguirements: This project is within 3 miles of Fire Station No. 17 located at Maple and International. This project is subject to city wide fire service fees. Provide residential hydrants and fire flow per Public Works standards. Install bollards at the fire hydrants if using rolled curbs,or install regular curbs to protect the hydrants. Curb to curb distance of interior streets is indicated at 34'. Current requirements for parking both sides is 36'feet streets for both public and private residential streets. Designate one side of all interior streets as a fire lane with red curb and"Fire Lane No Parking"stenciled every 50' or approved signs at 50'intervals. Provide police/fire bypass hardware on vehicle gates. North Chestnut Avenue is proposed to terminate in a cul-de-sac at a yet to be officially documented point that will exceed the allowable public street standard of 450 feet north of Copper Avenue. As discussed in previous meetings with staff and the developer, FFD will accept a second point of access via a paved EVA from the private streets in Tracts 5273 and 5903 through the Kazarian parcel APN No 57907481S subject to the following conditions: The emergency vehicle access facilities shall be constructed to conform to the improvement plans prepared at the Covenanter's expense and approved by the Fire Chief and City Engineer. The design of the emergency vehicle access facilities, including any related improvements and work, shall conform to Public Works standard specifications for its intended use for Fire Department apparatus. The work shall be constructed pursuant to a Street Work Permit issued by the Public works Department for that work conducted in the public right of way. Specific design issues that must be addressed and documented within the final map package include: No more than two gates will be allowed on the EVA and associated private streets between N.Knotting Hill Drive and the N.Chestnut The current easement for the water main/EVA makes an abrupt 90 degree turn at the southwest corner of the Kazarian parcel.Exhibits need to indicate the EVA tuning radius at the turn is 44' centerline. Note that this may require a minor modification to the existing EVA easement alignment. r ity 01` DEPAi!TME NT OF PUBLIC UTILITIES Dftt.e. April 28,2015 To: ISRAEL TRE.30,Planner If Development and Resource Management.Department From: MIKLAL CHICO,Management Analyst 1I Solid Waste Management Division Subjeet:Vesting Tentative Map of Tract No.6087 and Conditional Use Permit No.C-15-048 was filed by Gary Giannetta on behalf of Gary McDonald Homes,and pertains to 13.84 net acres of property located on the northwest corner of East Copper and North Chestnut Avenues Drive,71101 North Chestnut Ave&579-074-26,27,and 31.The applicant proposes to subdivide the subject property into a 44-lot single-family residential private street gated subdivision.Modified property development standards include reduced setbacks. 73oes Project Affect Tour Agency/Jue isdiction Yes,the project will be serviced by the City of Fresno,Solid Waste Management Division. Sugoesiioms to Reduce mttsacts/Ac�� Minimum width of 16'for truck path at the main entrance/exit gates. Additional Information The-submitted site plan shall include in General Notes,as part oft/13,"The East Via Marbella Drive entrance/exit gates will have a 16'clearance pathway for ingress and egress of refuse trucks". City of No \I// ASS DATE: May 11,2015 TO: Israel Trejo Development and Resource Management Department THROUGH: Jill Gormley,City Traffic Engineer i V Public Works Department,Traffic&EDivision E=ngineering Services FROM: Louise Gilio, Traffic Planning Supervisot Public Works Department,Traffic&Engineering Services Division' SUBJECT: Public Works Conditions of Approval TT 6087, 11101 North Chestnut Avenue McDonald Homes/Gary 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/or complete the following,pj!q�r Planning Commission. 1. Dedications cannot be determined until the following are provided: a. Identify a cul-de-sac on Chestnut,at the north end of this subdivision within the boundary or at the north end of APN 579-070-32s. If at the second location,provide applicable dedications prior to final map. b. Provide an engineered drawing for the geometric layout of the entire intersection of Copper and Chestnut. c. Chestnut and Copper are non-standard street cross sections. Provide cross sections on the map. (mid-block and at the intersection) 2. Revise subdivision boundaries. See Alan James'comments on exhibit dated September 25, 2014. 3. Provide a detail of the proposed gated entry at V=10'for review and approval. General Conditions: 1. Curb Ramps:Provide curb ramps at all corners within the limits of this subdivision. 2. Easements:Identify all easements on the map. 3. Overhead Utilities:Underground all existing offsite overhead utilities with the limits of this map in accordance with Fresno Municipal Code Section 12-1011 and Resolution No,78-522/88-229. 4. :Street work on major streets shall be designed to include ITS in accordance with the Public Works ITS Specifications,where not existing. 5. Plan Submittal:Submit the following plans,as applicable,in a single package,to the Public Works Department for review and approval:Street:construction,signing,striping,traffic signal and streetlight and Trail:construction,grading,lighting,striping,signing,landscape and irrigation. Page 1 of 4 T:\Traffic Planning\CONDII IONS OF APPROVALURACI MAPS\6000\1-6087 CHES FNUT 11101 N\T-6087 CHESTNUT 11101 N.doc 6. The construction of any overhead,surface or sub-surface structures and appurtenances in the public right of way is prohibited unless an encroachment permit is approved by the City of Fresno Public Works Department,Traffic and Engineering Services Division,(559)621-8693. Encroachment permits must be approved prior to issuance of building permits. 7. Street widening and transitions shall also include utility relocations and necessary dedications. ts� Major Streets: Copper Avenue Super Arterial 1. Dedication and Vacation Requirements: a. Bike and Pedestrian Trail/Path:Dedicate a 22'(minimum)easement for Bike,Pedestrian and Landscape purposes only. (Additional right of way may be required for grading and drainage purposes,)This Department does not support the equestrian component of the trail due to health and safety issues. An additional 12'dedication is required for the equestrian portion,if required. Contact the Development and Resource Management Department, Proposed above ground utilities shall not be within the proposed easement. b. Vacate T-17'of street right of way. See Alan James'comments on the exhibit dated September 25,2014.Specify median width and provide cross section for Copper and trail. 2, Construction Requirements: a, Construct concrete curb and gutter to Public Works Standard P-5. The curb shall be constructed to an 8'pattern.Planting of street trees shall conform to the minimum spacing guidelines as stated in the Standard Specification,Section 26-2.11(C). b. Construct a standard curb ramp per Public Works Standard P-28 and P-32, based on a 30' radius. c. Construct a 12'wide concrete Bike and Pedestrian Class I Trail,complete with signing, striping and landscaping,per the Chapter 1000 of the Caltrans Highway Design Manual,the Fresno General Plan,Multi-Purpose Trails Plan Map and Public Works Standards P-58,P-59 and P-60,P-61.Where the trail is constructed within 5'of the curb,construct a fence per Public Works Standards P-74 and P-75. d. Construct 20'of permanent paving within the limits of this subdivision and transition paving as necessary. e. Construct an Underground street lighting system to Public Works Standard E-I within the limits of this subdivision. Spacing and design shall conform to Public Works Standard E-7 for Arterial Streets. f. Relinquish direct access rights to Copper Avenue from all lots within this subdivision Local Streets: Chestnut Avenue:Modified Local 1. Dedication Requirements: a. Dedications are required within and outside of the subdivision b. Dedicate sufficient right of way for public street purposes,within the limits of this application, per Public Works Standard P-55, P-56. (One lane in each direction and a southbound right and left turn.Additional right of way may be needed to provide for adequate transitioning from the south side of the intersection, 30'-2). Submit the entire intersection geometrics for review and approval. Dedicawu a, ci.fl-de-sac wil"hin the linnit,,> othis rna.p or der:icatc sufficient Page 2 of 4 T:\Traffic Planning\_CONDITIONS OF APPIROVAL\TRACTMAPS\6000\1--6087 CHESTNUT 11101 N\T-6087 CHESTNUT 11101 N.doc right of Way for two lanes of traffic and a cir I-de-sr c up to the vlorth end of APNI 579-070- 32s. c. Dedicate a corner cut for public street purposes at the intersection of Chestnut and East Via Marbella Drive. 2. Construction Requirements: a. Construct permanent paving per Public Works Standard P-50, within the limits of this application and transition paving as necessary. Provide paving on both sides of the street. b. Construct standard curb ramps per Public Works Standards P-28,P-29 and P-32,based on a 20'minimum radius. c. Construct concrete curb,gutter and sidewalk to Public Works Standard P-5. The curb shall be constructed to a 10'residential pattern. Planting of street trees shall conform to the minimum spacing guidelines as stated in the Standard Specification,Section 26-2.11(C). 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 a 20' Emergency Vehicle Access(EVA)to Public Works Standard P-67. Construct a concrete pedestrian walkway behind all EVA as identified on Exhibit"A" f. Construct a street type approach per Public Works Standard P-77. Site plan review is a tentative approval until such time that a qualified Civil Engineer prepares street plans that provide the sufficient cross drainage approved by the City Engineer in accordance with Public Works Standard P-10. If grades are not sufficient, construct to Public Works Standards P-2 and P-6.Provide a 10'visibility triangle at all driveways, g. Construct a cul-de-sac at the north end of this subdivision within the boundary or dedicate and construct a 2-lane roadway and cul-de sac at the north end of parcel 579-070-32s. Resubmit with proposal. h. Relinquish direct access rights to Chestnut Avenue from all residential lots within this subdivision. Interior Streets:Private 1. Construct sidewalks on both sides of the street or as otherwise required by a pedestrian access plan approved by the City of Fresno,in accordance with Resolution No.2010-280. 2. Submit a detailed drawing to Public Works for the Gated Entry at 1"=10'for review and approval.Construct the gated entry to Public Works comments once submitted. 3. Construct pavement to Public Works Standards P-21,P-22 and P-23. 4. Provide a minimum of 20'for two-way parking and 8'minimum,each side,for parked vehicles along the proposed streets. Specific MiticlatignRequirements: his tract will generate 33 a.m./44 p.m.peak hour trips therefore, a Traffic Impact Study(TIS)is not required. 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.Identify all appropriate access easements. 2, Obtain a street easernent along fie east side of Chestnut. Exact'dimensions to be determined once the cul-de-sac and intersection details are provided. 3. Relinquish direct access rights to: a. the north property line of lots 1 and 39. b. the south property line of lot 44. 4. See Alan James'comments regarding the required 7'vacation of street right of way along Copper Avenue on the exhibit dated September 25,2014. A feasibility study for all vacations of Page 3 of 4 T Maffic Plan rnng\_C0N DI FIONS OF APPROVAL\TRAM MAPSM00M6087 CHESTNUT 11101 N\T-6087 CHESTNU f 11101 N,doc existing public rights of way is required to be completed prior to the approval of the tentative[ map. Traffic This project shall pay the current Traffic Signal Mitigation Impact Fee(TSMI Fee)at the time of building pennit based on the trip generation rate(s)as set forth in the latest edition of the rrE Generation Manual for single family units(fee rate as shown in the Master Fee Schedule). TSMI fee is credited against traffic signal and Intelligent Transportation System (ITS) improvements, provided that the improvements are; constructed at ultimate locations, contained within the build out of the 2025 General Plan circulation element and are included in the latest Nexus Analysis for TSMI fee. Project specific impacts that are riot consistent with the General Plan, Public Works Standard Drawings or not incorporated in the TSMI fee infrastructure costs, are riot reimbursable unless the City Engineer and City Traffic Engineer include the new traffic signal and/or ITS improvements in the next update;upon the inclusion of the added infrastructure, the applicant shall agree to pay the newly calculated TSMI fee that includes the new infrastructure. Failure to pay this fee or construct improvements that are credited/ reimbursable with this fee will result in a significant unmitigated impact as this fee is applied to all projects within the City Sphere of Influence. If the applicant is conditioned with improvements that are credited/ reimbursable with this fee, they should work with the Department of Public Works and identify, with a Professional Engineer's estimate,the costs associated with the improvements, prior to paying the TSMI fee at time of building permit. 1. Copper Avenue:Super Arterial:Install a signal pole with a 150-watt safety light and an oversize street sign to Public Works Standards at the northwest corner of Copper Avenue and Chestnut Avenue. Fresno Major Street Impact(FMSI)Fee:This Map is in the New Growth Area;therefore pay all applicable growth area fees and City-wide regional street impact fees. Regional Transportation Mitigation Fee(RTMF):Pay all applicable RTMF fees to the Joint Powers Agency located at 2035 Tulare Street,Suite 201,Fresno,CA 93721;(559)233-4148 ext.200; www.f-resnocog.org.Provide proof of payment or exemption prior to issuance of building permits. Page 4 of 4 T:\Traffic iaffic Planning\CONDITIONS OF APPROVALURACT MAM6000U 6087 CHESTNUT 11101 MT-6087 CHESTNUT 11101 N.doc City of Vff-I DATE: May 11,2015 TO: Israel I Tejo Development and Resource Management Department FROM: Louise Gilio,Traffic Planning Supervisor Public Works Department,1-raffic and Engineering Services Division SUBJECT. Conditions of Approval for C-11 5-048 ADDRESS: 11101 North Chestnut Avenue APIA: 579-074-26,27 and 31 ATTENTION: The items below require a separate process with additional fees and timelines,in addition to the CUP/SPR permit process.In order to avoid delays in obtaining a building permit,the following items shall be submitted to the Public Works contacts shown below. _ X Maintenance Agreement/CFD Ann (559)621-8690 Lillie----- ann.lillie@fresno.gov X Deed(up to 2 month processing time) Jeff (559)621-8560 Deed documents for the required dedications Beck jeff.beck@fresno.gov must conform to the format specified by the city and shall be prepared by the applicant's engineer. The cost of deed document processing and recordation fee must be paid at the time of deed submittal and submitted with verification of ownership prior to the issuance of buildin permits. X Vacation(4 month processing time) Alan (559)621-8693 A feasibility study for all proposed vacations of .James alan.james@fresno.gov existing public right of way is required to be completed prior to building permits. X A Tract Map is required to establish this Israel (559)621-8044 configuration prior to building permits or submit Trejo israel.trejo@fresno.gov a revised exhibit confining the proposed development within existing parcel lines. PUBLIC IMPROVEMENT REQUIREMENTS The following requirements are based on city records and the accuracy of the existing and proposed on-site and off-site conditions depicted on the exhibits submitted. Requirements not addressed due to omission or misrepresentation of information, on which this review process is dependent,will be imposed whenever such conditions are disclosed. Repair all damaged and/or off grade off-site concrete street improvements as determined by the City of Fresno Public Works Department,Construction Management Division,(559)621- Page 1 of 5 5/12/2015 C-15-048 CHESTNUT 11101 N T-6087 Aoc 5600. Pedestrian paths of travel must also meet current ADA regulations. All existing sidewalks in excess of 2%maximurn cross slope must be brought into compliance prior to acceptance by Public Works. Underground all existing off-site overhead utilities within the limits of this site/neap as per FMC Section 12-1011 and Resolution No.78-522/88-229. The construction of any overhead, surface or sub-surface structures and appurtenances in the public right of way is prohibited unless an encroachment permit is approved by the City of Fresno Public Works Department,Traffic and Engineering Services Division, (559)621- 8693. Encroachment permits must be approved,prior to issuance of building permits. Street work on major streets shall be designed to include Intelligent Transportation Systems (ITS)conduit in accordance with the Public Works ITS specifications. hopper Avenue:Suer Arfieriai 1. Dedication and/or Vacation Requirements a. Bike and Pedestrian Trail/Path:Dedicate a 22'(minimum)easement for Bike, Pedestrian and Landscape purposes only. (Additional right of way may be required for grading and drainage purposes.)This Department does not support the equestrian component of the trail due to health and safety issues. An additional 12'dedication is required for the equestrian portion,if required. Contact the Development and Resource Management Department. Above ground utilities shall not be within the proposed easement. b. Vacate 7'-17'of street right of way to put the r/w 23'north of section line. See !`Jan Jarres'comments on exhibit dated Sopternber 25,2014.Provide proposed cross section v✓ith sidewalk,median and curb to curb widths. 2. Construction Requirements: a. Construct concrete curb and gutter to Public Works Standard P-5. The curb shall be constructed to an 8'pattern.Planting of street trees shall conform to the minimum spacing guidelines as stated in the Standard Specification,Section 26- 2.11(C). b. Construct a standard curb ramp per Public Works Standard P-28 and P-32: based on a 30'radius. c. Construct a 12'wide concrete Bike and Pedestrian Class I Trail,complete with signing,striping and landscaping,per the Chapter 1000 of the Caltrans Highway Design Manual,the Fresno General Plan,Multi-Purpose Trails Plan Map and Public Works Standards P-58,P-59 and P-60,P-61.Where the trail is constructed within 5'of the curb,construct a fence per Public Works Standards P-74 and P-75. d. Construct 20'of permanent paving within the limits of this subdivision and transition paving as necessary. e. Construct an underground street lighting system to Public Works Standard E-1 within the limits of this subdivision. Spacing and design shall conform to Public Works Standard E-7 for Arterial Streets. f. Relinquish direct access rights to Copper Avenue from all lots within this subdivision. Page 2 of 5 5/12/2015 C-15-048 CHESTNUT 11101 N T-6067.doc Chestnut Avenue:Modified Local 1. Dedication Requirements a. Dedications are required within and outside of the subdivision 1). Dedicate sufficient right of way for public street purposes,within the limits of this application,per Public Works Standard P-55,P-56.(One lane in each direction and a southbound right and left turn.Additional right of way may be,needed to provide for adequate transitioning from the south side of the intersection,30'-? Submit the entire intersection geometries for review and approval.Dedicate a. cul-de-sac within the limits of this map. c. Dedicate P corner cut for public street purposes at the intersection of Chestnut and East Via Marbella Drive. 2. Construction Requirements: a. Construct permanent paving per Public Works Standard P-50,within the limits of this application and transition paving as necessary.Provide paving on both sides, of the street, b. Construct standard curb ramps per Public Works Standards P-28,P-29 and P- 32,based on a 20'minimum radius. c. Construct concrete curb,gutter and sidewalk to Public Works Standard P-5. The curb shall be constructed to a 10'residential pattern. Planting of street trees shall conform to the minimum spacing guidelines as stated in the Standard Specification,Section 26-2.11(C). 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 a 20'Emergency Vehicle Access(EVA)to Public Works Standard P- 67. Construct a concrete pedestrian walkway behind all EVA as identified on Exhibit"A" f. Construct a street type approach per Public Works Standard P-77.Site plan review is a tentative approval until such time that a qualified Civil Engineer prepares street plans that provide the sufficient cross drainage approved by the City Engineer in accordance with Public Works Standard P-10.If grades are not sufficient,construct to Public Works Standards P-2 and P-6.Provide a 10, visibility triangle at all driveways. g. Construct a cul-de-sac at the north end of this subdivision within the boundary or dedicate and construct a two lane roadway and a cul-de-sac at the north end of parcel 579-070-32s.Resubmit proposal, h. Relinquish direct access rights to Chestnut Avenue from all residential lots within this subdivision. Interior Streets:Private 1. Construct sidewalks on both sides of the street or as otherwise required by a pedestrian access plan approved by the City of Fresno, in accordance with Resolution No.2010-280. 2. Submit a detailed drawing to Public Works for the Gated Entry at 1"=10'for review and approval.Construct the gated entry to Public Works comments once submitted. 3. Construct pavement to Public Works Standards P-21,P-22 and P-23, 4. Provide a minimum of 20'for two-way parking and 8'minimum,each side,for parked vehicles along the proposed streets. Page 3 of 5 6/12/2015 C-15-048 15-048 CHESI NUI 11101 N T-0087.doc Street Construction Plans are required and shall be approved by the City Engineer. All improvements shall be constructed in accordance with the City of Fresno,Public Works Department Standard Drawings and Specifications. The performance of any work within the public street right of way (including pedestrian and utility easements) requires a STREET WORK PERMIT prior to commencement of work. When preparing Street Plans and/or I-raffic Control Plans, contact (Randy Schrey) at (559) 621-8807, 10 working days in advance,to make sure that sidewalks or an approved accessible path remain open during construction.Submit construction plans for all required work,in a single package,to the City of Fresno's, Traffic and Engineering Services Division. All work shall be reviewed, approved, completed and accepted Rri2_l to obtaining a certificate of occupancy. Utility poles, street lights, signals, etc. shall be relocated as determined by the City Engineer. Dedication(s)shall be sufficient to accommodate additional paving and any other grading of- transitions as necessary based on a 45 MPI-I design speed for Collectors and 55 MPH for Aderials. All survey monuments within the area of construction shall be preserved of reset by a person licensed to practice Land Surveying in the State of California. Geometries 1. Provide parking space needs, circulation,access,directional signs(e.g."Entrance," "Exit,""Right Turn Only,""One Way"signs,etc.)as noted on Exhibit"A". 2. Gated Entry: Provide a minimum of 50'from the proposed gate to the back of walk, for vehicle stacking at the gated entrance and design to provide for an onsite turn around.Provide a detail at 1"-10'for review, Trip Generation: This development will generate the following Average Daily Trips (A.D.T.), based upon the code(s) of the Institute of Transportation Engineers' Trip Generation Manual shown below: Description/ITE code Size ADT AM Peak Hour I PM Peak Hour LSingle family residential ::::I4-4-lot 419 33 44 Traffic Siqnal Mitigation Impact TSMI This project shall pay all applicable TSMI Fees at the time of building permit based on the trip generation rate(s)as set forth in the latest edition of the ITE Generation Manual. Contact the Public Works Department, Frank Saburt at(559)621-8797. TSMI fee is credited against traffic signal and Intelligent Transportation System (ITS) improvements, provided that the improvements are; constructed at ultimate locations, contained within the build out of the General Plan circulation element and are included in the latest Nexus Analysis for TSMI fee.Project specific impacts that are not consistent with the 2025 General Plan, Public Works Standard Drawings or not incorporated in the TSMI fee infrastructure costs,are not reimbursable unless the City Engineer and City Traffic Engineer include the new traffic signal and/or ITS improvements in the next update; upon the inclusion of the added infrastructure,the applicant shall agree to pay the newly calculated TSMI fee that includes the new infrastructure. Failure to pay this fee or construct improvements that are credited / reimbursable with this fee will result in a significant unmitigated impact as this fee is applied to all projects within the City Sphere of Influence.If the applicant is conditioned with improvements that are credited/reimbursable with this fee, they should work with the Department of Public Works and identify, with a Professional Page 4 of 5 5/12/2015 C-15-048 CIIESTIJUr 11101 N I-6087.doc Engineer's estimate,the costs associated with the improvements, prior to paying the TSIVII fee at time of building permit. 1. Copper Avenue:Super Arterial:Install a signal pole with a 150-watt safety light and an oversize street sign to Public Works Standards at the northwest corner of Copper Avenue and Chestnut Avenue. Fresno {y or Street Imi act E= StE Fees:This entitlement is in the New Growth Area; therefore pay all applicable growth area fees and City-wide regional street impact fees. Contact the Public Works Department,Frank SabUrt at(559)621-8797. Pay all applicable RTNW fees to the ,Joint Powers Agency located at 2035 Tulare Street, Suite 201, Fresno, CA 93721; (559) 233-4148 ext. 200; yt✓rdy_fiesnpcga_oro. Provide proof of payment or exerription pfioK to issuance of certificate of occupancy. J-Prior to resubmitting a corrected exhibit,provide the following information on the site ,plan: A. General Requirements 1. Legend:Cannot read legend.The Property line and curb line are the same. Change line type.Provide utility symbols. Add street lights,signal and fire hydrants,etc. 2. Property Lines, Easements and Vacations: Identify and dimension from section lines. B. Offsite Information: 1. Street Improvements and Furniture: Identify existing and proposed curb, gutter, sidewalks(provide width),driveway approaches(provide width),ADA ramps(provide radius),street lights traffic signals,utility poles,boxes,guy wires,signs,fire hydrants, bus stop benches,trash receptacles,tree wells,etc. 2. Median Islands:Specify if existing to remain,proposed or to be modified. 3. Collector to Local Intersection: Provide the entire intersection complete with existing and proposed striping. Additional dedications and engineered plans are required to resolve intersections that do not line up. 4. Copper and Chestnut are not standard cross sections. Provide cross sections on the site plan.Include the trail. 5. Identify the second point of access and provide verification of access agreements. C. Onsite Information: T-Identify a 10'visibility triangle at all driveways and points of egress into public right of way and 30'visibility triangles at Copper and Chestnut. 2. Gates: Submit an operational statement for the proposed gate(s) to Traffic Engineering for review and approval,prior to permits. 3. Provide a detail of the gated entry at 1"=10'for review. Questions relative to these conditions may be directed to Louise Gilio at 559 621-8678, in the Public Works Department,Traffic and Engineering Services Division. Page 5 of 5 5/12/2015 C-15-048 CHESTNUT 11101 N-T-6087.doc § r 11 etorgi er �N I ' CL EO '.d zI8 -�t Ji¢l 2 x� 7 i a 1 I 1 g - �:-, !B ii61i� � o a g ( , io 11 G�� 'I � �R i�E �a %� _ '€te d ■� � . w b fi;-1;� "I, - MO -d-4wp 7k � a g x & � $ �i■ t e■9p u u ,�• r �".o Je r �1'� �o-�y.. :E`� = ■ � 6$5 s a I ��� a. Y � 8■ i��tig� ° a � -g 1101 . ° .f. F • Jill e ?� t6� °a �� ■g �,.� ���62�ee`� �p!".�p� �■ �� � ■ � 3 � $lij!"llil g!Jill e, �� a g � ° to 1, � =• }? `� •�� ■# ■ ` 5 . ' 1111,1 �a L i B :la■i1d Oil! -1 ry g� ;•`;a r -I, 1 � exp ■� i=�� � g¢ s� II � ��� g � � � � � q+�, d ia � ��" � 3 @@3 t �4 g ■ IN, I, OW11 51 1 a €�r All.g3gF�Y�y ep696 igI Ill 198 t� •g is pada 65Y�gI p k �ci i $ pgpYb 1.1 �te Eat kla „E q ° 191 fill 9°i�C i;�C di6 v 95; `§o €° g Y ! iLh @ �p5 ' i99 �kQa� ? it V11¢ E� 9e'�■ a t f t a5&� z a r Ak- �5ki J,�a 5yy r , - ----- --- ---------------- ----------- � I I it 7 �i O�_� �A _ 31°M' _ r,pylp� � J.` •.n-� Sy}�q�sn ��, �$ -,»ir Ir •i R i II D '`a°ii-'4 -� tiz w+or y 22 I - I$ yy9�i� 1 T 1 I I I � �• l d-- YJ�sI:.0 LE' F �i & X14 �i _ I 'l �i _i $I NYS 3? . _,I � al ; � � �t•1 I I � I 1 .��rc � r�7sTi�-t Y�I• � � ill �i v l l `^ � is « Ik i � I �f I• a I' �� c, l�d f -ifi� 1 I Ig R I � �l L^ 11 � 2 Z I)1 .. I M• 1 �� �-IY' i t � ':' �,{� I I 4�� �� {-.Y I I 1 I I• I 4 yIL I � -1 r ' f-.- I-�I o ra Ili' 7 f sr -- -J I ` J I .rim I •I I I I Q I JH I I � • I - I I g o • � � r. I. r 1 L -,m ---'�___ S�1'___I ���-J L-aa-J L _s`,o.���-__�.w'-J i • y�, i n• BI' , 'Y --- I Q tir 7 i . - � u E W A Toff --( a lU ES 13 n�� Qin "j 'i. th '� Y, t t 1; LIi ROM Q cc 2 Y2 b� b � b xin - ll 77 I 6 Lo e as a i 7.I �yyp i- r-h City Of P�ti�p CONSfgvq,0 amm � /rod s m DEPARTMENT OF PUBLIC UTILITIES v Crate- May 13,2015 To: ISRAEL TREJO,Planner III Planning and Development From: KEVIN GRAY,Supervising Engineering Technician Department of Public Utilities, Planning and Engineering Division Subject: SANITARY SEWER REQUIREMENTS FOR VESTING TE=NTATIVE TRACT No.6087 AND CONDITIONAL USE PERMIT No C-15-04.8 General Vesting Tentative Map Tract No.6087 and Conditional Use Permit No.C-15-048 was filed by Gary Giannetta on behalf of Gary McDonald Homes,and pertains to 13.84 net acres of property located on the northwest corner of East Copper and North Chestnut Avenues Drive, 11101 North Chestnut Ave&579-074-26,27,and 31.The applicant proposes to subdivide the subject property into a 44-lot single-family residential private street gated subdivision. Modified property development standards include reduced setbacks. Sanitary Sewer Service The North Fresno Water Reclamation Facility(NFWRF)was built sufficient to provide 0.83 million gallons per day(MGD)of wastewater treatment capacity. Copper River Development Company, Inc.,(CCR Inc.)secured through on-site and off-site facilities and legal rights a disposal capacity of 0.71 MGD. Although the 0.71 MGD of treatment and disposal capacity is sufficient to treat the Project at full build out of 3,182 equivalent dwelling units("EDUs"),CCR Inc.also desired the NFWRF to be able to serve an additional approximate 500 EDUs for properties and potential developments that could be integrated into/with the Project.This additional 500 EDUs along with the Project's 3,182 EDUs requires the NFWRF to be able to treat and dispose of 0.83 MGD. "Full Build Out of the Project"means development that equates to 3,682 EDUs in the"Project Area"as designated on the Map in Exhibit"B"of the Transfer Agreement between the City of Fresno and Copper River Development Company, Inc.. The agreement provides the CCR Inc.a reserved capacity of 0.83 MGD within the "Project Area". An additional 0.42 MGD of capacity is to be constructed to serve development outside the"Project Area",but within the NFWRF service area and 764 units South of Copper Avenue that were to originally be served by the Copper Avenue Lift Station. Whereas,the necessary and appropriate fees for the construction of additional capacity at the NFWRF to serve development outside of the"Project Area"as defined in Exhibit"B",but within the NFWRF Service Area has not been established and adopted by the City Council; the Developer shall provide payment of an"Interim Fee Surety"in the amount of$4,000.00 per living unit or living unit equivalent for the impending fees. Said"Interim Fee Surety"may be deferred through a Fee Deferral Agreement to the issuance of a building permit/occupancy. Following adoption of a fee established for the construction of additional capacity at the North Fresno Water Reclamation Facility by the City Council, "Interim Fee Sureties"provided by the Developer shall be applied to the established fee and any amounts in excess shall be refunded. Sanitary Sewer Requirements The nearest sanitary sewer mains to serve the proposed project is a 10--inch main located north of the proposed subdivision,the following sewer improvements shall be required prior to providing City sewer service to the project: 1. All sanitary sewer mains shall be extended within the proposed tract to provide service to each lot. 2. Separate sewer house branches are required for each lot. 3. Abandon any existing on-site private septic systems. 4. Engineered improvement plans prepared by a Registered Civil Engineer shall be submitted for Department of Public Utilities review and approvals for proposed additions to the City Sewer System. 5. All public sanitary sewer facilities shall be constructed in accordance with City Standards, Specifications,and Policies. 6. Street easements and/or deeds shall be recorded prior to approval of improvement plans. 7. Sewer connection to the existing 8-inch and/or 10-inch sewer main in E.Copper Avenue will not be allowed. 8. A Preliminary sewer design layout shall be prepared by the Developer's Engineer and submitted to the Department of Public Utilities for review and conceptual approvals prior to submittal or acceptance of the developer's final map and engineered plan&profile improvement drawing for City review. 9. All proposed sewer main easements shall be clear and unobstructed by buildings or other structures. No fencing or wall shall either enclose or be located above the sewer main. The planting plan,for any proposed landscape within the easement,shall be approved by the Department of Public Utilities. No trees shall be located within 8 feet of the Sewer main. Sanitary Sewer Fees The following Sewer Connection Charges are due and shall be paid for the Project: 1, Lateral Sewer Charge. 2. Sewer Oversize Charge. 3. Wastewater Facility Charge(Residential Only). 4. Trunk Sewer Charge C.R.R.—Sewer Backbone system facility fee, 5. Trunk Sewer Charge Herndon 6. Herndon Trunk Enhancement Fee. 7. Copper Avenue sewer lift-station service fee. City of SSP&GOHSfgpAT DEPARTMENT OF PUBLIC UTILITIES-WATER DIVISION MEMORANDUM g C, rG �. .roinq tile's Csse+:tiel$erviCes DATE: May 13,2015 TO: ISRAEL.TREJO,Planner III Development and Resource(Management Department—Current Planning THROUGH: MICHAEL CARBAJAL,Division Manager Department of Public Utilities---Water Division FROM: ROBERT DIAZ,Senior E=ngineering Technician Department of Public Utilities—Water Division SUBJECT: WATER REQUIREMENTS FOR VESTING TENTATIVE TRACT T-6087 AND CONDITIONAL USE PERMIT C-15-048 General Vesting Tentative Map of Tract No.6087 and Conditional Use Permit No. C-15-048 was filed by Gary Giannetta on behalf of Gary McDonald Homes, and pertains to 13.84 net acres of property located on the northwest corner of East Copper and North Chestnut Avenues Drive, 11101 North Chestnut Ave & 579-074-26, 27, and 31. The applicant proposes to subdivide the subject property into a 44-lot single-family residential private street gated subdivision. Modified property development standards include reduced setbacks. Water Service The nearest water main to serve the proposed project is a 14-inch main located in East Copper Avenue and a 12-inch main located in North Chestnut Avenue. Water facilities are available to provide service to the site subject to the following requirements: The proposed development is planned to be included into the Urban Growth Management Service Area 101s. Conditions number 1 through 3 shall only apply if UGM Service Area 101s has not been approved. 1. Constructing a municipal domestic water supply well(s)on a site(s)dedicated to the City of Fresno. The well(s)shall be capable of producing a minimum of 500 gallons per minute,sufficient to serve peak water dernand for the project and for fire suppression purposes,or an alternative flow amount that is acceptable to the Department of Public Utilities—Water Division Manager(or their designees). f A Nationally Accredited Public Utility Agency 2. Water well construction shall include wellhead treatment facilities,if required. 3. No occupancies will be permitted prior to the satisfaction of the water supply requirement. 4. Construct a 14-inch water main (including fire hydrants)in East Copper Avenue from North Chestnut Avenue west to the existing 14-inch water main in East Copper Avenue, 5. Construct a 12-inch water main (including fire hydrants) in North Chestnut Avenue from East Copper Avenue north to the existing 8-inch water main adjacent to APN 579-074-32S. G. Separate water services with meter boxes shall be provided to each lot created. 7. Water mains(including installation of City fire hydrants)shall be extended within the proposed tract to provide service to each lot. 8. The Declaration of Covenants, Conditions, and Restrictions prepared for the establishment of the Homeowner's Association shall identify the following as a common expense of the Homeowner's Association: ® Costs of repair and/or replacement of asphalt and other street improvements within the Community due to repair of public utilities within the streets. Upon recordation of the Declaration of Covenants, Conditions, and Restrictions, the developer shall provide a copy to the City for review and file. 9. All outlets identified on the Final Tract Map for public utilities purposes shall include the following notation: g In the event that a public utility damages street, sidewalk, landscape, or other improvements thereto in the use of reasonable care and enjoyment of its easement, it shall not be obligated to restore the same. Public utility shall have the right, without notice, and at property owner's expense, to remove any buildings, fences, trees, or other encroachments from said easement which do interfere with the purpose or use of said easement. Said easement shall be maintained by property owner free of any surface obstructions so that public utility may have vehicular access at all times. 10.All public water facilities shall be constructed in accordance with City Standards, specifications,and policies. 11.Seal and abandon any existing on-site well in compliance with the State of California Well Standards, Bulletin 74-90 or current revisions issued by California Department of Water Resources and City of Fresno standards. 12.The developer shall take all required and necessary actions to transfer and assign all water rights and entitlements associated with the tract property to the City. The developer is solely responsible for all costs, fees and expenses associated with the transfer and assignment of water rights and entitlements to the City. 13.Two independent sources of water, meeting f=ederal and State Drinking Water Act Standards, are required to serve the tract including any subsequent phases thereof. The two-source requirement 'nay be accomplished through any combination of water main extensions, construction of supply wells, or other acceptable sources of water supply approved by the Assistant Public Utilities Director. 14.Engineered improvement plans prepared by a Registered Civil Engineer shall be submitted for Department of Public Utilities review and approvals for proposed addition and/or modification to the City Water System. Depict neighboring parcels and proposed plans for their continued service. 15.All Public water facilities shall be constructed in accordance with The Department of Public Works standards,specifications,and policies. Water Fees 1. Wet-tie(s),water service(s)and/or meter(s)installation(s). 2. UGM Area: 101s FRESNO METROPOLITAN FLOOD CONTROL UISTRIC'P ra<N,,210.45 NOTICE OF REQUIREMENTS Page 1 of 5 IUIjLIC AGENCY DEVELOPER ISRAEL TREJO GARY MCDONALD,COPER HILL ESTATES D6VELOPMI37V'P St=lRVICI?,S/PLANNING 11326 N.GLENCASTLE WAY CITY OF FRESNO F12ESNO,CA 93730 2600 FRESNO STREET,THIRD FLOOD FRESNO,CA 93721 PROJEC l'NO: 6087 ADDRESS: ik10[N.f;hIESTNU'T AJC. f P, ATN: 579-074-7.65,275,3YS,XY StiN1': D. rage Areas) Pa6m lap I�oe(s) Det elopme rt Rev(civ I'�e(s) $121,505.00 NORRevicw $666.00 'tube puna pnm(o rcko oof Uismc(ron,n.nlsm Piratic A,,,,,,mJ Uc,elopes:s Gold aPian Review $1,858.00 Amount(obc suhmi(tal„i(h fns(grading pinn.wibmianL Storm Drum Plan Review r-mnonm of fec,ivf to(r(rtr.frosnonoo4conuotory trot form(o fill am and nibn(i(wi(h fill,stunt An4npinn xubinitml(blank coP)'in(ncliwn. 'I'olnl Ureinng<�ec: $121,505.00 'I'otn1S—icc Cl(argo: 52,524.00 The proposed development will generate storm runoff which produces potentially significant environmental impacts and which must be properly discharged and mitigated pursuant to the California Environmental Quality Act and the National Environmental Policy Act.The District in cooperation with the City and County has developed and adopted the Storni Drainage and Flood Control Master Plan.Compliance with and implementation of this Master Plan by this development project will satisfy the drainage related CF.QA/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 tell /pick up of first submittal. 'fhe proposed development shall pay drainage fees pursuant to the Drainage Pee Ordinance prior to issuance of a building permit at true rates in effect at the time of such issuance.The fee indicated above is valid through 2/28/1-N based on the sit,.plan submitted to the District on 11/26/14 Contact FMFCD f'or 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 Cee obligation(s)or fhe tinting or form of fee paynnenC a.) lees 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. (I) The acted cost incurred in constructing Mester Plan(bsinage system facilities is creclited against the drainage fee obligation. e) When the actual costs incurred in constructing Master Plan facilities exceeds the drainage fee obligation, reimbursement will be made for the excess costs from fultu'e fees collected by the District front otherdevelopment. Any request fora drainage fee refund requires the entitlement cancellation and a written request addressed to the E) Gencral Manager of the District within 60 days front payment of the fec.A non refundable$300 Administration fee or 5%of the refund whichever is less will be retained without fee credit. 5469 L.OLI VI-FRESNO,(:A 93727-(559)456-3292-FAX(5S9)456-3194 FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS Page 2 nl'5 Approval of this development shall be conditioned upon compliance with these District Regnirements. Drainage from the site shall on .— b. Grading all(]drdnape palter irs shall be.as identified on EXIT bit No.I 'fhe grading and(homage porter as shown an the site plan conform to the adoptee!Storm Drainage and c' Flood Control Mister Plan. 2. The proposed development shall construct and/or dedicate Storm Drainage and Flood Control Master Plan facilities located within the development or necessitated by any off-site improvements required by the approving agency: X— Devekips,shall construct facilities as shown on Exhibit No.I as"MASTEP PLAN FACILITIES TO BE CONSTRUCTED BY DEVE1,0PER". None required. :7. The following final improvement plans and information shall be submitted to the District for review prior to final development approval: X_ Grading Plan x Street Plan X Storm Drain Plan a Water&Sewer Plan 0 ._X Final Map _.$_ Drainage Report(to be submitted with tentative map) Other None Required co 4. Availability of(hainagefacilities: _ Permanent drainage service is available provided the developer can verify to the satisfaction of the City that runoff can be safely conveyed to the Master Plan inlet(s). ._.__. b. The construction of facilities required by Paragraph No.2 hereof will provide permanent drainage service. X Permanent drainage service will not be available.The District reconvn<;nds temporary facilities until C, permanent service is available. d. See Exhibit No.2. 5. 1 lie 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 appoopriate floodplain management action.(See attached Floodplain Policy.) X. Does not appear to be located within a flood prone area. G _ The subject site contains a potion of a canal of 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, SJ69 E.OLIVE-FRESNO,CA 93727-(559)4%fi 3292-PAX(559)456-3194 FRESNO ME'T'ROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS rage 3 ra'S 7. I'he federal Clean Water Act and the State General Permits for Storm Water Discharges Associated with Construction and Industrial Activities(State(3encral Permits)require developers ofconstmerion projects disimbing one or more acres,and discharges associated with industrial activity not otherwise exempt from National Pollutant Discharge Elimination System(NPDF,S)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 consmvclion. a. State General Permit for Stoat Water Discharges Associated with Construction Activities,effective July I,2010,as amended. A Stale General Construction Permit is required for all clearing,grading,and dismu bances to the ground that result in soil disturbance of at least one acre(or less than one acre)if part of a larger common plan of development or sale). Permittees are required to:submit a Notice of Intent and Permit Registration Documents to he covered and must pay a permit fee to the State Water Resources Control Board(Stale Board),develop and implement a storm water pollution prevonlion 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 Storin Water Discharges Associated with Industrial Activities,April,1997 (available at the District Office), A State Gencral Industrial Permit is required for specific types of indusbies 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; it recycling;and waste and hazardous waste management.Specific exemptions exist for manufacturing activities which occur entirely indoors. Permittees at required to:submit a Notice of Intent to be covered and nmst pay a permit fee to the State Water Resources Control Board,develop and implement a storm water pollution prevention plan,eliminate non-storm water discharges,conduct routine �. site inspections,train employees in permit compliance,sample storm water runoff and test it for pollutant indicators,and annually submit a report to the State Board. c. The proposed development is encouraged to select and implement storm water quality controls recommended in the Fresno-Clovis Storm Wafer Quality Managemenl C011511'ICt1011 and Post-Construction Guidelines(available at the District Office)to meet the requirements of the State General Permits, eliminate file potential for non-storm water to enter the municipal storm drain system,and where possible minimize contact vvilh materials Which may contaminate storm water runoff. S. A requirement of the District may be appealed by filing a written notice of appeal with the Secretary of the District within tea days of the date of chis 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 nitale in the proposed development by the developer or requirements made by other agencies. 10. ._ Sure P,xhlbil No.2 for additional comments,recommcndationsend requirements. - /. --A -- Peter Sanchez Neda Shakeri District Engineer Project Engineer' 5469 N.Ol.ls'E-FRESNO,CA 93727-(559)456-3292-VAX(559)As6-3194 FRESNO METROPOIATAN FLOOD CONTROL DKSTRIC'I. NOTICE OF REQUIREMENTS rag,4 ars cc: GARY GIANNI-I IA 1 119'S'S'I M-1 1 FRESNO,CA 93721 co 5469 E.01.1\T-FRIiSNO,CA 93727-(559)456-3292-FAN(559)456-3194 FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS Page 5 of 5 pnrtluanl lu the Disllict'>'Derulopment Ruvieff F-Policy,the subjecl prujecl'hxll pay Icvicfr foes io the amount idkolil ied k ,i. for S1nrmQrsWFdtililk" Storm Dntio Revicfr.'1-hc fw'hull bo paid to the Di"'wl by Developer frith Pint plan subinival.Chec4:s shall be made out to Fresno cif eI.0 W,vopolitnn Flood Control r�DisnicL on Is•c61t"4m ria"sola+u Application No. A`)I.TRACT60817 IE"cenolernr"s65,W 1,r FA`con""'1'ir"521,00 Lf 'Name/Business (;-A.RV MCD019AL€7;COPER IFILL,ES'Ph:PES s1°cc�1m�<larht"saA.00 Lr Jc conntuo rima sloe o01s Projeci Ad(L'e.ss 11101 N.CI'IESTNUT AVE. nz"collptmo Pipsuat)l.r 4N"Conelalc t'il'e-+S19a.001A' Prolccl APN(s) 579-M-26S,276,31S,Xi sA•cone mo rro"mbaW1,P 6o�cona,Nerip.slw.00 Lr Project Acres(gross) 15.48 6CConcmlc P;l:593.00 LI' Please fill m ll"table below ol'pnfpuscd smnu Blain fi"ililics l0 be cmuvucted frith this dcrclupmatl and return completed foml"iW 77 ca,m:no rip"s20.W l" frsl pion submival.Ifyouhart olJp qucstimis or coucctos rcgnldiny(hc eonsuu lw of facililics It,,,you ai cttlaldmh-'o 6A"Co"acrh,.Wo.mu Metropolitan flood Conlrol Diwicl m 559-456-3292. 9v'cbo�tae rgto:vzs.W u' Descliplioll Qty Ultil 11,w, Alnallm IS"Jacked riP"s51E.00 Lr la°1x<kcd rip"ss7o od l,r 2A^1nekM riper 5610 o01.r 20"lucked Pip.S675.00 LR 91 J.kcd Pipes 572500 Lf 42"leaked Pilus S277.W LP 48"l.ked Pipes Sa30.00 L1 SA"1.k<d Pipes...oo LP 60"leaked Pipes S9s5 W LP 6L"lecked I'ip.SI 0911.001.1' 72"J.ked Pipes 511245 001.1 84"IzckeA Pip"SI,AOo.GO I.r I Mu,koles Sl,$So.W LA InIc1aG I.atelala$A,A$o.W LA Ou1101SE,SWWrA c-1 Outfalls$9.700.00 LA Main Geavalion SO,AO CY i IMPItOVEAf ENT$A—C'PNT O It., Re,lu,red,etld Cmlo Sl&10 l.r Afo�rinp 517.501,1 Anetinl Pavia,562001.1 I.ocJ I'avi0d 511.50 L1 ntnlcd C-",ocli oo Cosl Curb turd Guum S 13.251,17 Sidc,valk 534 W 1.I' Saver Line 521.00 LR .. 1 f4atet Line 32A 001.1 Snnet Li611t112111 L1 Amount DTIC amp 6lxtio1JI111akc Sl W 000.00 LA 5469 C.()LIVE-FRESNO,CA 93727-(559)456.3292-FAX(559)456-3194 NOTE:THIS MProposed Private Pipe AP IS SCHEMATIC. DISTANCES,AMOUNT OF CREDITABLE Temp (Not Eligible For Credit) , FACILITIES,AND LOCATION OF INLET BOUNDARIES ARE APPROXXMATE, (--Pond_ ""`' GoLf- couly"' GOLF COURSE 20'Storm Drain Easement To Be Acquired By Developer And Dedicated lo District DN" "DF1 Type"E"Inlet I Its, To Be Constructed By Developer (Not Eligible For Credit) lExisting Stub Street Recommended 13 COPPER AVE I Z 115 LEGEND Creditable Facilities(Master Plan Facilities To Be Constructed By Developer)-Pipeline(Size Shown)&Inlet 0— Existing Master Plan Facilities 0---- -- Future Master Plan Facilities 1 300' — m w Drainage Area Boundary - Inlet Boundary TRACT 6087 Direction of Drainage DRAINAGE AREA"DN" -NO EXHIBIT NO,I FRESNO METROPOLITAN FLOOD CONTROL DISTRICT Prepared by: eithf Date:1/2312016 Patti:K:V"tocad\DWGS\OFXHIBI]VfRACT$\6087,mxd OTHER REQUIREMENTS EXIIII31T NO.2 The cost of construction of Master flan facilities, excluding dedication of storm drainage casements, is eligible for credit against the drainage fee of the drainage area served by the facilities. A Development Agreement shall be executed with tlrt:District to effeet such credit. Reimbursement provisions,in accordance with the Drainage Pee Ordinance,will be included to the extent that Developer's Master Plan costs for an individual drainage area exceed the fee of said area, Should the facilities cost for such individual area total less than the lee of said area, the difference shall be paid upon demand to the City or District. Tract 6087 lies within Drainage Area "DN The District has an approved Master Plan for Drainage Area"DN",however,the current drainage system utilizes both storm drain pipelines and surface drainage easements through the Copper River golf course for permanent service. The Developer is currently studying an alternative to existing surface drainage easements through the golf course for both Tract 6087 and future properties located within Copper River and Drainage Area"DN". Any additional drainage facilities added to the existing Drainage Area "DN"Master Plan to remove surface drainage through the golf course would be assessed as a surcharge for those properties benefitting from the additional drainage facilities. The District recommends a stub street to the west in the westerly portion of Tract 6087. This is necessary to provide surface drainage and major storm flows from APN No. 579.074-305 to Chestnut Avenue. If the stub street is not constructed,then the developer of Tract 6087 will be responsible for an improved channel. A minimum twenty-foot(20')wide storm drain easement will be required whenever storm drain facilities are located on private property. No encroachments into the easement will be permitted including,but not limited to,foundations,roof overhangs,swimming pools,and trees. The Master Plan system has been designed such that during a two-year event flow will not exceed the height of the 6 inch curb. Should wedge curb(4.5 inches height)be used the same criteria shall apply whereby flow remains below the top of curb. Any extensions or pipe size increases due to meeting the requirement listed above shall be at the developer's expense. Development No.Tract6087 cngr\peon it\cxh ib it2\tract\6087(ns) co County of Fresno 0 560 DEPARTMENT OF PUBLIC HEALTH DAVID POMAVILL.E,M.S.A.,R.E.H.S. INTERIMI DIRECTOR December 2,2014 IUO017886 2602 Israel Trejo City of Fresno Development Department 2600 Fresno Street Fresno,CA 93721 Dear Mr.Trejo: PROJECT NUMBER:T-6087 Vesting Tentative Map of Tract No.6087 was filed by Gary Giannetta on behalf of Gary McDonald Homes,and pertains to 13.84 net acres of property located on the northwest comer of East Copper and North Chestnut Avenues Drive.The applicant proposes to subdivide the subject property into a 46-lot single family residential subdivision. APN:679-074-26,27 and 31 ZONING:R-1 ADDRESS:11101 NORTH CHESTNUT AVE SIA Recommended Conditions of Approval: Construction permits for development should be subject to assurance of sewer capacity of the Regional Wastewater Treatment Facility. Concurrence should be obtained from the California Regional Water Quality Control Board(RWQCB). For more information,contact staff at (559)445-5116. Construction permits for the development should be subject to assurance that the City of Fresno community water system has the capacity and quality to serve this project. Concurrence should be obtained from the State Water Resources Control Board-Division of Drinking Water- Southern Branch. For more information,contact staff at(559)447-3300. Due to the proximity of the proposed residential uses to an existing thoroughfare,adequate information should be provided by the applicant to ensure compliance with the City's noise ordinance. The proposed project has the potential to expose nearby residents to elevated noise levels. Consideration should be given to your City's municipal code. All water wells(not intended for use by the project)and septic systems that exist or have been abandoned within the project area shall be properly destroyed by an appropriately licensed contractor. Prior to destruction of agricultural wells,a sample of the upper most fluid in the well column should be sampled for lubricating oil. The presence of oil staining around the Promotion,preservation and protection of the community's health 1221 Fulton Mall/P.O.Box 11867/Fresno,California 93775/Phone(559)600-3271/FAX(559)455-9616 Email:EnviiotiinentalHeaitli@co.frosiio.ca,us-www.co.fresno.ca.us-vvwkv.fcdpl1.org Equal Employment opportunity-Affirmative Action-Disabled Employer Israel Trejo December 2,2014 T-6087 Page 2 of 2 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 tot 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 T5Uda`- Kevin Tsuda,R.EH IS 0}0eM11 oar Environmental Health Specialist II (559)600-3271 cc: Glenn Allen-Supervising Environmental Health Specialist(CT 55.03) Gary Giannetta,Project Engineer(aarvaceesbcolobal.net) f _ TELEPHONE(669)233-7961 ":-�'--t"��-,.»-•-- �. FAX(559)233-0227 2997 S.MAPLE AVENUE FRESNO,CALIFORNIA ff3%26-2295 YOUR WOS'IVALUABLE RESOURCE WATER December 9,2014 Mr.Israel Ti ejo City of Fresno Development and Resource Management 2600 Fresno Street,Third Floor Fresno,CA 93721 IRE: Vesting Tentative Map of Tract No.6087 Dear Mr.Trejo: The Fresno Irrigation District(FID)has reviewed the Vesting Tentative Map of Tract No.6087,where the applicant requests approval to subdivide approximately 13.84 net acres of property(APN:579-074-26,27 and 31)located on the northwest corner of Last Copper and North Chestnut Avenues Drive. FID has the following comments: 1. FID does not own,operate of maintain any facilities located on the subject property as shown on the attached 171D exhibit map. 2. For informational purposes,a private pipeline known as the Phillips No.158 traverses from the southeast to northwest and abuts Copper Avenue near the south/west corner of the subject property. It then traverses west along Copper'Avenue,away from the subject property as shown on the attached FID exhibit map. FID does not own,operate or maintain this private pipeline. This is an active pipeline and will need to remain in service. Should any improvements be necessary for Copper Avenue and in the vicinity of the pipeline crossing,FID recommends the applicant contact the owner(s)of said pipeline to discuss any right-of-way issues that may affect said pipeline. 3. For informational purposes,an old privately owned pipeline,Phillips No.158,lies southwest of the subject property as shown on the attached FID exhibit map. FID records indicate this segment of pipeline is abandoned and tic longer in use. However,the pipeline may still remain and should any street improvements be required in the vicinity of the pipeline,the City may consider having the pipeline removed and plugged. Thank you for submitting this for our review" We appreciate the opportunity to review and comment on the subject documents for the proposed project. If you have any questions please feel free to contact Sen Saetern at 233-7161 extension 7406 or ssaetet,tiPfiesnoinigation.com. Sincerely, Laurence Kimura,P.E. Chief Engineer-Special Projects Attachment G.\Jobs Mi5o12013-053 Devclepe-r R1111 s Br e-111 V1o1l,in9 rolder\Uann\Cily:1--W-1 GOB]doe BOARD Or Pi es l d e n I RYAN J A C 013 SE N, Vice-('resident 8'1'E V F N BALLS DIRECTORS GEORGE FOR TER,GREGORY BEBERIAN,JERRY PRIFTO JR.General Manager GARY R.SERRATO .� 14— MOT+ MAT ^ \\ } \ ((/ a GOOM , m�u ,n _ . - ® \» _}\\ ° ( ( 3��IVIWIMV E G --- - :\ � � m�:\\> -- . . z § y WHITNEY GG \N3AVHN � . . \ : . \ - ° :\ . . �jno6 - . NVIC1183N, . . : .« VIA \ o CITY OF FRESNO—ENVIRONMENTAL ASSESSMENT FINDING OF CONFORMITY/MEIR SCH 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 Filed with the Fresno Report (MEIR) SCH No. 2012111015 prepared for the new Fresno General Plan Update adopted by the Fresno City Council on December County Clerk's office on 18,2014. June 12,2015 Applicant: Initial Study Prepared By: Gary McDonald Israel Trejo,Planner 11326 North Glencastle Way June 12,2015 Fresno, California 93730 Environmental Assessment Number: Project Location(including APN): Vesting Tentative Tract Map No. 6087 Northwest corner of East Copper and North Chestnut and Conditional Use Permit No. Avenues C-15-048 36053'47.6772"N Latitude, 119'44'21.9546"W Longitude (APN:579-074-26,-27,-31) Project Description: Gary Giannetta, on behalf of Gary McDonald Homes, has filed Vesting Tentative Tract Map No. 6087 and Conditional Use Permit No. C-15-048, pertaining to approximately 13.84 acres of property located on the northwest corner of East Copper and North Chestnut Avenues. Vesting Tentative Tract Map No. 6087 is a proposal to subdivide the property into a 44 lot single-family residential subdivision. Conditional Use Permit No. C-15-048 proposes a gated development with private streets and modified property development standards. The applications are consistent with the planned land uses of medium low density residential as designated by both the Fresno General Plan and the Woodward Park Community Plan pursuant to section 66474.2 of the Subdivision Map Act. Conformance to Master Environmental Impact Report(MEIR) SCH No. 2012111015 prepared for the Fresno General Plan adopted by the Fresno City Council on December 18,2014: The Fresno General Plan and the Woodward Park Community Plan designate the subject site for medium low density planned land uses. The existing R-1 (Single Family Residential District) zone district for the subject property conforms to the medium low density planned land use designation 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/initial Study")to evaluate the proposed application 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, 2014and 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, planned land use designation and street classification. Moreover, it is not expected that the future development will adversely impact existing city service systems or the traffic circulation system that serves the subject property. These infrastructure findings have been verified by the Public Works and Public Utilities Departments. It has been further determined that all applicable mitigation measures of the MEIR have been applied to the project Finding of Conformity Environmental Assessment No.C-15-048/T-60£37 June 12,2015 Page 2 of 3 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 MSIR, 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 site. 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 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".) 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). i June 12,2015 Israel Trejo, Planner Date City of Fresno Attachments: Notice of Intent to Adopt a Finding of Conformity Appendix G To Analyze Subsequent Project Identified In MEIR No. 2012111015/Initial Study for Environmental Assessment No.C-15-048/T-6087 Mitigation MEIR Mitigation Monitoring Checklist for Environmental Assessment No. C-15-048/T-6087 - Filed v E201510000152 " � L E CITY OF FRESNO Filed witit— NOTICE OF INTENT TO ADOPT A r FINDING OF CONFORMITY JUN 12 2015 1 TIME -LI PROJECT TITLE AND ENVIRONMENTAL ASSESSMENT BY t =4;k4 Vesting Tentative Tract Map No,6087 and Conditional Use w Permit No.C-15-048 FRESNO COUNTY CLERK ....... 2221 Kern Street, Fresno,CA APPLICANT: 93721 Gary McDonald 11326 North Giencastle Way Fresno,California 93730 PROJECT LOCATION: Northwest corner of East Copper and North Chestnut Avenues 36053'47.6772"N Latitude, 119°44'21.9546"W Longitude (APN 579-074-26,-27,-31) PROJECT DESCRIPTION: Gary Giannetta, on behalf of Gary McDonald Homes, has filed Vesting Tentative Tract Map No.6087 and Conditional Use Permit No.C-15-048, pertaining to approximately 13.84 acres of property located on the northwest corner of East Copper and North Chestnut Avenues. Vesting Tentative Tract Map No. 6087 is a proposal to subdivide the property into a 44 lot single- family residential subdivision. Conditional Use Permit No. C-15-048 proposes a gated development with private streets and modified property development standards. The applications are consistent with the planned land uses of medium low density residential as designated by both the Fresno General Plan and the Woodward Park Community Plan pursuant to section 66474.2 of the Subdivision Map Act. 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) SCM No. 2012111015. Therefore, the Development and Resource Management Department proposes to adopt a Finding of Conformity for this project. With the mitigation imposed,there is no substantial evidence in the record that this project may have additional significant,direct, indirect or cumulative effects on the environment that are significant and that were not identified and analyzed 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, 'E201510000152 APPENDIX G TO ANALYZE SUBSEQUENT PROJECT IDENTIFIED IN MSIR SCH No.2012111015/INITIAL STUDY Environmental Checklist Form fors EA No. C-15-048/T-6087 1. Project title: Conditional Use Permit No.C-15-048 Vestinq Tentative Tract Map No.6087 Z Lead agency name and address: City of Fresno Development and Resource Management Department 2600 Fresno Street Fresno, CA 93721 3. Contact person and phone number: Israel Trejo, Planner City of Fresno Development&Resource Management Dept. L5�21-8�044 4. Project location: Located on the northwest corner of East Copper and North Chestnut Avenues, in the City and County of Fresno,California Assessor's Parcel Number(s): 579-074-26,-27,-31 5 Project sponsor's name and address: Gary McDonald 11326 North Glen�q�tleWay Fresno, California 93730 & General plan designation: The Woodward Park Community Plan and the Fresno General Plan designate the subject property for medium low density residential planned land uses -1- 7. Zoning: R-1/UGM(Single Family Residential District/Urban Growth Management) 8. Description of project: A 44 lot, gated single-family residential subdivision, with private streets and modified property development standards 9. Surrounding land uses and setting: Planned Land Use Existing Zoning Existing Land Use Rn1/UGM North Medium Density Single Family Residential Vacant Residential District/Urban Growth Management R•1/UGM East Medium Density Single Family Residential Vacant Residential District/Urban Growth Management Medium High Density G P/UGM South Residential Administrative& Vacant Professional Office District R-1/UGM West Medium&Medium High Single Family Residential Rural Density Residential District/Urban Growth Residential Management 10. Other public agencies whose approval is required(e.g.,permits,financing approval, or participation agreement): City of Fresno (COF) Department of Public Works; COF Department of Public Uitlities; COF Building and Safety Services Division; COF Fire Department Fresno Metropolitan Flood Control District and, San Joaquin Valley Air Pollution Control District. -2- ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: Pursuant to Public Resources Code Section 21157.1(b) and CEQA Guidelines 15177(b)(2),the purpose of this MSIR initial study is to analyze whether the subsequent project was described in the Master Environmental Impact Report No. 10130 and whether the subsequent project may cause any additional significant effect on the environment, which was not previously examined in MEIR No. 10130 ("MEIR") or the Mitigated Negative Declaration prepared for Plan Amendment A-09-02 to amend the Air Quality Element of the 2025 Fresno General Plan (SCH # 2009051016) ("Air Quality MND"). The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a"Potentially Significant Impact"as indicated by the checklist on the following pages. Agriculture and Forestry Aesthetics Resources Air Quality Biological Resources Cultural Resources Geology/Soils Greenhouse Gas Hazards&Hazardous Emissions Materials Hydrology/Water Quality Land Use/Planning Mineral Resources Noise Population/Housing Public Services Recreation Mandatory Findings of Transportation/Traffic Utilities/Service Systems Significance DETERMINATION:(To be completed by the Lead Agency) On the basis of this initial evaluation: X I find that the proposed project is a subsequent project identified in the MEIR and that it is fully within the scope of the MEIR because it would have no additional significant effects that were not examined in the MEIR such that no new additional mitigation measures or alternatives may be required. All applicable mitigation measures contained in the Mitigation Monitoring Checklist shall be imposed upon the proposed project. A FINDING OF CONFORMITY will be prepared. I find that the proposed project is a subsequent project identified in the MEIR and Air Quality MND but that it is not fully within the scope of the MEIR and Air Quality MND because the proposed project could have a significant effect on the environment that was not examined in the MEIR or Air Quality MND. However, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent.The project specific mitigation measures and all -3- applicable mitigation measures contained in the MEIR Mitigation Monitoring Checklist will be imposed upon the proposed project. A MITIGATED NEGATIVE DECLARATION will be prepared. find that the proposed project is a subsequent project identified in the MEIR but that it MAY have a significant effect on the environment that was not examined in the MEIR or Air Quality MND, and an ENVIRONMENTAL IMPACT REPORT is required to analyze the potentially significant effects not examined in the MEIR or Air Quality MND pursuant to Public Resources Code Section 21157.1(d) and CEQA Guidelines 15178(a). X June 12, 2015 Sign ure Date EVALUATION OF ADDITIONAL ENVIRONMENTAL IMPACTS NOT ASSESSED IN THE MSIR or Air Quality MND; 1. For purposes of this MEIR Initial Study, the following answers have the corresponding meanings: a. "No Impact" means the subsequent project will not cause any additional significant effect related to the threshold under consideration which was not previously examined in the MEIR or Air Quality MND. b. "Less Than Significant Impact" means there is an impact related to the threshold under consideration that was not previously examined in the MEIR or Air Quality MND, but that impact is less than significant; c. "Less Than Significant with Mitigation Incorporation" means there is a potentially significant impact related to the threshold under consideration that was not previously examined in the MEIR or Air Quality MND, however, with the mitigation incorporated into the project, the impact is less than significant. d. "Potentially Significant Impact" means there is an additional potentially significant effect related to the threshold under consideration that was not previously examined in the MEIR or Air Quality MND. 2. A brief explanation is required for all answers except "No Impact" answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question. A "No Impact" answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g., the project falls outside a fault rupture zone). A "No Impact" answer should be explained where it is based on project-specific factors as well as general standards (e.g., the project will not expose sensitive receptors to -4- pollutants,based on a project-specific screening analysis). 3. All answers must take account of the whole action involved, including off-site as well as on-site, cumulative as well as project-level, indirect as well as direct, and construction as well as operational impacts. 4. Once the lead agency has determined that a particular physical impact may occur, then the checklist answers must indicate whether the impact is potentially significant, less than significant with mitigation, or less than significant. "Potentially Significant Impact' is appropriate if there is substantial evidence that an effect may be significant. If there are one or more'Potentially Significant Impact'entries when the determination is made,an EIR is required. 5. A "Finding of Conformity" is a determination based on an initial study that the proposed project is a subsequent project identified in the MEIR and that it is fully within the scope of the MEIR and Air Quality MND because it would have no additional significant effects that were not examined in the MSIR or the Air Quality MND. 6. "Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the incorporation of mitigation measures has reduced an effect from 'Potentially Significant Impact'to a"Less Than Significant Impact." The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level(mitigation measures from Section XVII, "Earlier Analyses,"may be cross-referenced). 7. Earlier analyses may be used where, pursuant to the tiering, program EIR or MIER, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case, a brief discussion should identify the following: a. Earlier Analysis Used. Identify and state where they are available for review. b. Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in the MSIR or another earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. c. Mitigation Measures. For effects that are "Less than Significant with Mitigation Measures Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site-specific conditions for the project. -5- 8. Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g., general plans, zoning ordinances). Deference to a previously prepared or outside document should,where appropriate, include a reference to the page or pages where the statement is substantiated. 9. Supporting Information Sources:A source list should be attached,and other sources used or individuals contacted should be cited in the discussion. 10.This is only a suggested form, and lead agencies are free to use different formats; however, lead agencies should normally address the questions from this checklist that are relevant to a project's environmental effects in whatever format is selected. 11.The explanation of each issue should identify: a.The significance criteria or threshold, if any,used to evaluate each question;and b.The mitigation measure identified, if any, to reduce the impact to less than significance Potentially Less Than Less Than ENVIRONMENTAL ISSUES Significant Significant Significant No Impact with Mitigation Impact Impact Incorporated I.AESTHETICS--Would the project: a) Have a substantial adverse effect on a scenic vista? x b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and x historic buildings within a state scenic highway? c) Substantially degrade the existing visual character or quality of the site x and its surroundings? d)Create a new source of substantial light or glare which would adversely affect day or nighttime views in the x area? -6- The subject property is planned for residential uses in the current Fresno General Plan. The site is located within an area which has been substantially developed, including the nearby Copper River Ranch development. The project will be required to construct a bicycle/pedestrian trail with landscaping along East Copper Avenue, pushing the project back away from the street. Development on the subject site would be consistent with existing development in the area and required to comply with the height standards of the R-1 (Single Family Residential District) zone district, therefore this project is expected to have a less than significant impact on a scenic vista. Additionally, the proposed application is subject to the ordinances, policies, and standards of the 2025 Fresno General Plan of which there were no identified scenic vistas. The project is not performing any work within a state scenic highway, therefore, the project will not substantially damage scenic resources, including,trees, rock outcroppings, and historic buildings within a state scenic highway. The project is proposing residential development consistent with the development in the area, therefore it will not substantially degrade the existing visual character or quality of the site and its surroundings. Furthermore, development of the site will not create a new source of substantial light or glare which would affect day or night time views in the project area, given that the project will only have lights consistent with other residential locations in the area. Lighting associated with urban development does not generally create hazards or nuisance effects, but provides accent,direction and security. Potentially Less ThanLess Than ENVIRONMENTAL ISSUES Significant Significant with Significant No Impact Mitigation Impact Impact p Incorporated p II. AGRICULTURE AND FORESTRY RESOURCES: In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Dept. of Conservation as an optional model to use in assessing impacts on agriculture and farmland. -- Would the project: -7- Potentially Less Thanl Less Than ENVIRONMENTAL ISSUES Significant Significant with Significant No Mitigation Impact Impact Incorporated Impact a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance(Farmland), as shown on the maps prepared pursuant to the x Farmland Mapping and Monitoring Program of the California Resources Agency,to non-agricultural use? b) Conflict with existing zoning for agricultural use, or a Williamson Act x contract? c)Conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code section 12220(g)), timberland (as defined by Public Resources Code x section 4526), or timberland zoned Timberland Production(as defined by Government Code section 51104(g))? d) Result in the loss of forest land or conversion of forest land to non- x forest use? e) Involve other changes in the existing environment which, due to their location or nature, could result x in conversion of Farmland, to non- agricultural use? The subject property is deemed Farmland of Local Importance, therefore it will not convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared(2012)pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to a non-agricultural use. The project site is zoned for residential uses and does not have a Williamson Act contract. The site is zoned for residential uses, therefore it will not conflict with existing zoning for, or cause rezoning of,forest land or timberland. The project has a less than significant impact on the potential to facilitate the conversion of farmland because there is no farmland within the immediate vicinity of the subject site. -8- Less Than Potentially Significant Less Than No ENVIRONMENTAL ISSUES Significant with Significant Impact Mitigation Impact Impact Incorporated - ------------- III. AIR QUALITY AND GLOBAL CLIMATE CHANGE - (Where available, the significance criteria established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations.)- i Would the project: a) Conflict with or obstruct implementation of the applicable air x quality plan? b) Violate any air quality standard or contribute substantially to an existing x or projected air quality violation? c) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or state ambient x air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? d) Expose sensitive receptors to substantial pollutant concentrations? x e) Create objectionable odors affecting a substantial number of x people? The subject project proposes single family residential houses on land that is planned for residential uses in the Fresno General Plan. The project will not occur at a scale or scope with potential to contribute substantially or cumulatively to existing or projected air quality violations, impacts, or increases of criteria pollutants for which the San Joaquin Valley region is under an applicable federal or state ambient air quality -9- standard (including releasing emissions that exceed quantitative thresholds for ozone precursors). The proposed project will comply with all applicable air quality plans; therefore the project will not conflict with or obstruct an applicable air quality plan. The project must comply with the construction and development requirements of the San Joaquin Valley Air Pollution Control District (SJVAPCD), therefore, no violations of air quality standards will occur. Development of the subject property will not expose sensitive receptors to substantial pollutant concentrations. Due to the close proximity of other residential and urban uses surrounding the subject site, the project will not result in a significant impact to sensitive receptors as no net increase of pollutants will occur. Residential development is considered a "sensitive receptor" type use. However, the subject site is not located adjacent to high traffic freeways and roads and rail yard uses called out by the California Environmental Protection Agency California Air Resources Board dated April 2005 that may have significant negative air quality impacts. The proposed project must fully comply with Rule 9510 from the San Joaquin Valley Air Pollution Control District(SJVAPCD). This Rule(also called Indirect Source Review or ISR)provides for incorporation of a wide range of mitigation measures into projects,and levies fees for pollutants generated by development projects, transportation and development projects. The fees are used to provide for regional air quality improvements and mitigations. The project is proposing residential uses consistent with the area, therefore, it is not expected to create objectionable odors affecting a substantial number of people Less Than Potentially Significant Less Than No ENVIRONMENTAL ISSUES Significant with Significant Impact Impact Mitigation Impact Incorporated IV. BIOLOGICAL RESOURCES Would the project: a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or X regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? -10- - - -- Less Than 1 Potentially Significant Less Than No ENVIRONMENTAL ISSUES Significant with Significant Impact Impact Mitigation Impact Incorporated b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, X regulations or by the California Department of f=ish and Game or US Fish and Wildlife Service? c) Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited X to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or X migratory wildlife corridors,or impede the use of native wildlife nursery sites? -- --- --- e) Conflict with any local policies or ordinances protecting biological X resources, such as a tree preservation policy or ordinance? f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation X Plan, or other approved local, regional, or state habitat conservation plan? The proposed project would not directly affect any sensitive,special status,or candidate species, nor would it modify any habitat that supports them.There is no riparian habitat or any other sensitive natural community identified in the vicinity of the proposed project -11- by the California Department of Fish and Game or the US Fish and Wildlife Service. No federally protected wetlands are located on the subject site. Therefore, there would be no impacts to species, riparian habitat or other sensitive communities and wetlands. The site is not located within a native resident or migratory fish area,therefore it will not impede on their movement. The proposed project does not contain a native wildlife nursery site. No local policies, habitat conservation plan, regarding biological resources are applicable to the subject site and there would be no impacts with regard to those plans. Less Than Potentially Significant Less Than No ENVIRONMENTAL ISSUES Significant with Significant Impact Impact Mitigation Impact Incorporated V. CULTURAL RESOURCES Would the project: a) Cause a substantial adverse change in the significance of a X historical resource as defined in "15064.5? b) Cause a substantial adverse change in the significance of an X archaeological resource pursuant to '15064.5? C) Directly or indirectly destroy a unique paleontological resource or X site or unique geologic feature? d) Disturb any human remains, including those interred outside of� X formal cemeteries? The project proposes a use(residential)that substantially exists in the vicinity,and there is not historical resource in the area, therefore it is not expected to cause a substantial adverse change in the significance of a historical resource. There is no evidence that cultural resources of any type (including historical, archaeological, paleontological, or unique geologic features) exist on the subject property. Past record searches for the region have not revealed the likelihood of cultural resources on the subject property or in its immediate vicinity. It should be noted however that lack of surface evidence of historical resources does not preclude the subsurface existence of archaeological -12- resources. Therefore, due to the ground disturbing activities that will occur as a result of the project, pursuant to the conditions of approval for the project, if material that may be human remains,animal fossils,or archaeological material is encountered,work shall stop immediately; and, that qualified professionals in the respective field are contacted and consulted in order to insure that the activities of the proposed project will not involve physical demolition, destruction, relocation, or alteration of historic, archaeological, or paleontological resources. Less Than Potentially Significant Less Than No 1 ENVIRONMENTAL ISSUES Significant with Significant Impact Impact Mitigation Impact Incorporated VI. GEOLOGY AND SOILS --Would the project: a) Expose people or structures to potential substantial adverse effects, X including the risk of loss, injury, or death involving: i) Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on X other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. ii)Strong seismic ground shaking? X iii) Seismic-related ground failure, X including liquefaction? iv)Landslides? X b)Result in substantial soil erosion or X the loss of topsoil? -13- Less Than Potentially Significant Less Than No ENVIRONMENTAL ISSUES Significant with Significant Impact Impact Mitigation ( Impact Incorporated c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the X project, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction or collapse? d) Be located on expansive soil, as j defined in Table 18-1-B of the Uniform Building Code (1994), X creating substantial risks to life or property? e)Have soils incapable of adequately supporting the use of septic tanks or alternative waste water disposal X systems where sewers are not available for the disposal of waste water? Fresno has no known active earthquake faults, and is not in any Alquist-Priolo Special Studies Zones. There are no known geologic hazards or unstable soil conditions known to exist on the site. The project site is not located within an area that has strong seismic ground shaking, liquefaction or landslides. The project is a proposing residential uses, therefore there is not expected to be substantial soil erosion or the loss of topsoil. Development of the property requires compliance with grading and drainage standards of the City of Fresno and Fresno Metropolitan Flood Control District Standards, therefore the project is not expected to be unstable, be located on expansive soil. All new structures are required to conform to current seismic protection standards in the California Building Code. Septic tanks or alternative waste water disposal systerns will not be a part of the project. Less Than Potentially Significant Less Than No ENVIRONMENTAL ISSUES Significant with Significant Impact Impact Mitigation Impact Incorporated VII. GREENHOUSE GAS EMISSIONS--Would the project: -14- Less Than I Potentially Significant LessThanNo ENVIRONMENTAL ISSUES Significant with Significant Impact Impact Mitigation Impact Incorporated a) Generate greenhouse gas emissions, either directly or indirectly, X that may have a significant impact on the environment? b) Conflict with an applicable plan, policy or regulation adopted for the X purpose of reducing the emissions of greenhouse gases? 1 The proposed project will not occur at a scale or scope with potential to contribute substantially or cumulatively to the generation of greenhouse gas emissions, either directly or indirectly. Under the MSIR and General Plan mitigation measures and policies for reducing all forms of air pollution, levels of greenhouse gases will be reduced along with other regulated air pollutants. At this point in time,detailed analyses and conclusions as to the significance of greenhouse gas emissions and strategies for mitigation are still not feasible, because the legislatively-mandated greenhouse gas inventory benchmarking and the environmental analysis policy formulation tasks are not completed. The proposed project will not affect greenhouse gas emissions beyond what was analyzed in the Master Environmental Impact Report for the Fresno General Plan. Less Than Potentially Significant Less Than No ENVIRONMENTAL ISSUES Significant with Significant Impact Impact Mitigation Impact Incorporated VIII. HAZARDS AND HAZARDOUS MATERIAL--Would the project: a) Create a significant hazard to the public or the environment through the X routine transport, use, or disposal of hazardous materials? -15- Less Than Potentially Significant Less Than No ENVIRONMENTAL ISSUES Significant with Significant Impact Impact Mitigation Impact Incorporated b) Create a significant hazard to the � public or the environment through reasonably foreseeable upset and X accident conditions involving the release of hazardous materials into the environment? c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or X waste within one-quarter mile of an existing or proposed school? d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 X and, as a result, would it create a significant hazard to the public or the environment? e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public X use airport,would the project result in a safety hazard for people residing or working in the project area? f) For a project within the vicinity of a private airstrip, would the project result in a safety hazard for people X residing or working in the project area? g) Impair implementation of or physically interfere with an adopted X emergency response plan or emergency evacuation plan? -16- Less Than j Potentially Significant Less Than No ENVIRONMENTAL ISSUES Significant with Significant Impact Impact Mitigation Impact Incorporated h) Expose people or structures to a significant risk of loss, injury or death involving wildland fires, including X where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? The proposed project will not create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials, because said project does not involve the use of hazardous materials; additionally, as such, there is no significant hazard to the public or the environment through an accident. The project is a residential use,therefore it is not expected to emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school. There are no known existing hazardous material conditions on the site and the project is not located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5. The project area is not located within an airport land use plan, nor is it located within two miles of a public airport or public use airport(the project area is not located in the vicinity of a private airstrip). The project is not within the vicinity of a private airstrip, therefore, it would not result in a safety hazard for people residing or working in the project area. The project is proposing a residential use on private property, therefore the project is not expected to interfere with an adopted emergency plan. The primary vehicular access point to the property will be from an extension of the Noah Chestnut Avenue alignment. The second point of access will be an emergency vehicle access (EVA) only through adjacent development. The developer will be required to obtain an EVA access covenant through adjacent developments including Tract No 5273 and T-5903 authorizing the use of the private streets to satisfy the second point of access requirement for the subject development. The developer will also be required to improve portions of the EVA, that are currently undeveloped, pursuant to the standards of the Fire and Public Works Department. The project area is not located near a wildland area, therefore the project will not expose people or structures to a significant risk of loss, injury or death involving wildland fires; though there are large amounts of vacant land in the project vicinity,the land is regularly disced for weeds and dry brush,etc. -17- Less Than -- -� Potentially Significant Less Than No ENVIRONMENTAL ISSUES Significant( with Significant Impact Impact Mitigation Impact IIncorporated IX. HYDROLOGY AND WATER QUALITY--Would the project: a) Violate any water quality I standards or waste discharge X requirements? b) Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the X production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a X manner which would result in substantial erosion or siltation on- or off-site? d) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or X substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off-site? -18- Less Than Potentially Significant Less Than No ENVIRONMENTAL ISSUES Significant with Significant Impact Mitigation Impact Impact Incorporated e) Create or contribute runoff wafter which would exceed the capacity of existing or planned stormwater X drainage systems or provide substantial additional sources of polluted runoff? f) Otherwise substantially degrade X water quality? g) Place housing within a 100-year flood hazard area as mapped on a federal Flood Hazard Boundary or X Flood Insurance Rate Map or other flood hazard delineation map? h) Place within a 100-year flood hazard area structures which would X impede or redirect flood flows? i) Expose people or structures to a significant risk of loss, injury or death involving flooding, including flooding X as a result of the failure of a levee or dam? j) Inundation by seiche tsunami, or X mudflow� - --— -- -- -- - -19- Fresno is one of the largest cities in the United States still relying primarily on groundwater for its public water supply. Surface water treatment and distribution has been implemented in the northeastern pant of the City, but the city is still subject to an EPA Sole Source Aquifer designation. While the aquifer underlying Fresno typically exceeds a depth of 300 feet and is capacious enough to provide adequate quantities of safe drinking water to the metropolitan area well into the twenty-first century, groundwater degradation, increasingly stringent water quality regulations, and an historic trend of high consumptive use of water on a per capita basis(some 250 gallons per day per capita), have resulted in a general decline in aquifer levels, increased cost to provide potable water, and localized water supply limitations. Fresno has addressed these issues through metering and revisions to the City's Urban Water Management Plan (UWMP). The purpose of these management plans is to provide safe, adequate, and dependable water supplies in order to meet the future needs of the metropolitan area in an economical manner; protect groundwater quality from further degradation and overdraft; and, provide a plan of reasonably implementable measures and facilities. City water wells, pump stations, recharge facilities, water treatment and distribution systems have been expanded incrementally to mitigate increased water demands and respond to groundwater quality challenges. The City has indicated that groundwater wells, pump stations, recharge facilities, water treatment and distribution systems shall be expanded incrementally to mitigate increased water demands. The City of Fresno Department of Public Utilities, Water Division has reviewed the proposed project and has determined that water service will be available to the proposed project subject to compliance with the Department of Public Works standards,specifications,and policies. The project is proposing residential uses consistent with development in the area, therefore the project is not expected to violate waste discharge requirements. The FMFCD requires that the site drain to a temporary ponding basin located north of the subject site. An additional requirement is that the developer provide a 20' wide storm drain easement to allow for the abutting property to the west to drain to the subject site and, ultimately, drain to the required inlet along North Chestnut Avenue. As such, the project is not expected to substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a manner which would result in substantial erosion or siltation on-or off-site. Development of the property requires compliance with grading and drainage standards of the City of Fresno and FMFCD, as such, the project is not expected to substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off-site. The project is required to construct a drain inlet along North Chestnut Avenue and drain to a temporary ponding basin to the north of the subject site. The project is required to comply with the requirements of the FMFCD, therefore, it is not expected to create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff. -20- The project is proposing residential uses and is therefore, not expected to substantially degrade water quality. The site is not located within a flood prone or hazard area. As noted within the memo from the FMFCD dated February 20, 2015, the project is not located within a 100-year flood hazard area. The project is not located near a levee or dam, therefore it will not expose people or structures to a significant risk of loss, injury or death involving flooding. Additionally, the subject property is not located in an area subject to inundation by seiche,tsunami or mudflow. -..._. __...._. Less Than Potentially Significant Less Than No ENVIRONMENTAL ISSUES Significant with Significant Impact Impact Mitigation Impact Incorporated X. LAND USE AND PLANNING - Would the project: a) Physically divide an established X �community? -b) Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local X coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? c)Conflict with any applicable habitat conservation plan or natural X community conservation plan? The project proposes to develop 44 lots within a developing area and does not have the capability to divide an established community. The proposed project is consistent with the applicable Fresno General Plan and Woodward Park Community Plan planned land use designation and does not conflict with any applicable land use plan adopted for the purpose of avoiding or mitigating an environmental effect. The project will not conflict with any conservation plans since it is not located within any conservation plan areas. -21- Less Than Potentially Significant t Less Than ENVIRONMENTAL ISSUES Significant with Significant i 0 Impactj Impact Mitigation Impact Incorporated XI. MINERAL RESOURCES Would the project: a) Result in the loss of availability of a known mineral resource that would X be of value to the region and the residents of the state? b) Result in the loss of availability of a locally-important mineral resource recovery site delineated on a local X general plan, specific plan or other land use plan? 'The subject property is not located in an area designated for mineral resource preservation or recovery. Less Than Potentially Significant Less Than No ENVIRONMENTAL ISSUES Significant with Significant Impact Impact Mitigation Impact Incorporated XII. NOISE--Would the project result in: a) Exposure of persons to or generation of noise levels in excess of standards established in the local X general plan or noise ordinance, or applicable standards of other agencies? b) Exposure of persons to or generation of excessive groundborne X vibration or groundborne noise levels? -22- Less Than Potentially Significant Less Than No ENVIRONMENTAL ISSUES Significant with Significant Impact Impact Mitigation Impact Incorporated c) A substantial permanent increase in ambient noise levels in the project X vicinity above levels existing without the project? d)A substantial temporary or periodic increase in ambient noise levels in X the project vicinity above levels existing without the project? e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public X use airport, would the project expose people residing or working in the project area to excessive noise levels? f) For a project within the vicinity of a private airstrip, would the project expose people residing or working in X the project area to excessive noise levels? In developed areas of the community, noise conflicts often occur when a noise sensitive land use is located adjacent to a noise generator. Noise in these situations frequently stems from on-site operations, use of outdoor equipment, uses where large numbers of persons assemble,and vehicular traffic. Some land uses, such as residential dwellings, are considered noise sensitive receptors and involve land uses associated with indoor and/or outdoor activities that may be subject to stress and/or significant interference from noise. The City of Fresno Noise Element of the Fresno General Plan establishes a land use compatibility criterion of 65dB DNL for exterior noise levels in outdoor activity areas of new residential developments. Outdoor activity areas generally include backyards of single family residences. The intent of the exterior noise level requirement is to provide an acceptable noise environment for outdoor activities and recreation. Furthermore, the Noise Element also requires that interior noise levels attributable to exterior noise sources not exceed 45 dB DNL. The intent of the interior noise level standard is to provide an acceptable noise environment for indoor communication and sleep. -23- The project is similar with other residential projects in the area and will also include a six-foot high solid masonry wall to be constructed along all lots with frontage on East Copper Avenue in accordance with the requirements of the Fresno Municipal Code. The project is not expected to expose persons to noise levels in excess of current standards. A residential development is not a significant noise generator, therefore it will not generate noise levels established in the General Plan. Construction activities associated with the development of the proposed project could expose persons or structures to excessive groundborne vibration or noise levels. However,this would only be during the construction phase of the proposed project. The proposed project is not located within an airport land use plan or within the vicinity of a private airstrip. The project will be required to comply with all noise policies from the Fresno General Plan and noise requirements within the Fresno Municipal Code. --.-_---_--- Less ...--_-Less Than Potentially Significant Less Than No ENVIRONMENTAL ISSUES Significant with Significant Impact Impact Mitigation Impact Incorporated XIII. POPULATION AND HOUSING- -Would the project: a) Induce substantial population growth in an area, either directly (for example, by proposing new homes X and businesses) or indirectly (for example, through extension of roads or other infrastructure)? b) Displace substantial numbers of existing housing, necessitating the X construction of replacement housing elsewhere? c) Displace substantial numbers of people, necessitating the X construction of replacement housing elsewhere? Although the project will be intensifying the use of the currently undeveloped site, development may occur at an intensity and scale that is permitted by the planned land use designation and zone district classification for the site. Thus,the subdivision of the subject property in accordance with the subject applications will not facilitate an additional intensification of uses beyond that which would be allowed by the above- -24- noted planned land use designation. The subject property is vacant and will, therefore, not displace existing housing or people. Less Than Potentially Significant Less Than No ENVIRONMENTAL ISSUES Significant with i Significant Impact Impact Mitigation Impact Incorporated XIV. PUBLIC SERVICES _._ i a) Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: Fire protection? X Police protection? X Drainage and flood control? X Parks? X Schools? X Other public services? X The Department of Public Utilities has reviewed the proposed project and has determined that adequate sewer, water, and solid waste facilities are available subject to compliance with the conditions submitted by the Department of Public Utilities for this project. City police and fire protection services are also available to serve the proposed project. The primary vehicular access point to the property will be from an extension of the North Chestnut Avenue alignment. The second point of access will be an emergency vehicle access (EVA) only through adjacent development. The developer will be required to obtain an EVA access covenant through adjacent developments including Tract No 5273 and T-5903 authorizing the use of the private streets to satisfy the second point of access requirement for the subject development. The developer will also be required to improve portions of the EVA, that are currently undeveloped, -25- pursuant to the standards of the Fire and Public Works Department. The FMFCD has indicated that there are adequate facilities to serve the proposed project subject to compliance with the conditions submitted by the District for the proposed project. Development of the property requires compliance with grading and drainage standards of the City of Fresno and FMFCD. Various departments and agencies have submitted conditions that will be required as conditions of approval for the subject entitlement applications(conditional use permit and tract map). All conditions of approval must be complied with prior to occupancy. Any urban residential development occurring as a result of the proposed project will have an impact on the District's student housing capacity. The developer will pay appropriate school fees at time of building permits. Less Than Potentially Significant Less Than No ENVIRONMENTAL ISSUES Significant with Significant Impact Impact Mitigation Impact j Incorporated XV. RECREATION-- a)Would the project increase the use of existing neighborhood and regional parks or other recreational X facilities such that substantial physical deterioration of the facility would occur or be accelerated? b) Does the project include recreational facilities or require the construction or expansion of X recreational facilities which might have an adverse physical effect on the environment? The project is proposed at a size and scope(44 lots)which is not expected to result in the substantial physical deterioration of existing parks or recreational facilities. The project does not propose recreational facilities at a size or scope which is expected to have an adverse physical effect on the environment. -26- Less Than Potentially Significant Less Than No ENVIRONMENTAL.IIaSL7ES Significant with Significant Impact Mitigation Impact Impact Incorporated XVI.TRANSPORTATION/TRAFFIC- -Would the project: a) Conflict with an applicable plan, ordinance or policy establishing measures of effectiveness for the performance of the circulation system,taking into account all modes of transportation including mass X transit and non-motorized travel and relevant components of the circulation system, including but not limited to intersections, streets, highways and freeways, pedestrian and bicycle paths and mass transit? b) Conflict with an applicable congestion management program, including but not limited to level of service standards and travel demand X measures or other standards established by the county congestion management agency for designated roads or highways? c) Result in a change in air traffic patterns, including either an increase in traffic levels or a change in X location that result in substantial safety risks? d) Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections)or X incompatible uses (e.g., farm equipment)? e) Result in inadequate emergency X access? _27- Less Than Potentially Significant Less Than No ENVIRONMENTAL ISSUES Significant with Significant Impact Impact Mitigation Impact Incorporated f) Conflict with adopted policies, plans, or programs regarding public transit, bicycle, or pedestrian X facilities, or otherwise decrease the performance or safety of such facilities? The Public Works Department/Traffic Engineering Division staff has reviewed the proposed traffic yield from the proposed single family residential development and the expected traffic generation will not adversely impact the existing and projected circulation system as analyzed in MSIR. Furthermore, the design of the proposed subdivision, with conditions, has been evaluated and determined to be consistent with respect to compliance with City of Fresno standards, specification and policies. The Public Works Department has required that a cul-de-sac be constructed along North Chestnut Avenue at the north end of the subdivision or at the north end of the abutting property to the north. There is no timetable for development of the abutting property to the north, however, that seems the likely location for the cul-de-sac. There are preliminary plans submitted to the City of Fresno for development of the property to the east of the subject site which will also need to will utilize North Chestnut Avenue as an access point and it appears the best ultimate location for a cul-de-sac would be at the north end of the abutting property to the north. The project is not located near an airport, therefore it will not change air traffic levels. The proposed streets were reviewed by the Department of Public Works and will not create hazards. The Fire Department has conditioned the project to provide a second point of access, therefore there will not be inadequate emergency access. The project will not conflict with adopted policies or plans regarding public transit, bicycle or pedestrian facilities because said features are incorporated into the conditions of approval for the project, including the requirement for sidewalks. —Less Than Potentially Significant Less Than No ENVIRONMENTAL ISSUES Significant with Significant Impact Impact Mitigation Impact Incorporated XVII. UTILITIES AND SERVICE SYSTEMS-- Would the project: -28- Less Than Potentially Significant Less Than No ENVIRONMENTAL ISSUES Significant with Significant Impact Impact Mitigation j Impact Incorporated a) Exceed wastewater treatment I requirements of the applicable X Regional Water Quality Control Board? i b) Require or result in the construction of new water or- wastewater treatment facilities or X expansion of existing facilities, the construction of which could cause significant environmental effects? c) Require or result in the construction of new storm water drainage facilities or expansion of X existing facilities, the construction of which could cause significant environmental effects? d) Have sufficient water supplies available to serve the project from existing entitlements and resources, X or are new or expanded entitlements needed? e) Result in a determination by the wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the X project's projected demand in addition to the provider's existing commitments? f) Be served by a landfill with sufficient permitted capacity to X accommodate the project's solid waste disposal needs? g) Comply with federal, state, and local statutes and regulations related X to solid waste? _29_ The wastewater treatment facility within the Copper River Ranch project will accommodate the wastewater flow from this project. The North Fresno Water Reclamation Facility(NFWRF)was built sufficient to provide 0.83 million gallons per day (mgd) of wastewater treatment capacity. The Department of Public Utilities has determined that adequate sanitary sewer and water services will be available to serve the proposed project subject to the provision and construction of standard connections, extensions, and installations of facility infrastructure; compliance with the Department of Public Utilities standards, specifications, and policies. The project area has sufficient water supplies available to serve the project from existing resources. The project was reviewed and conditioned for approval by the Solid Waste Division. The project is proposed at a size and scope which will not require new water or wastewater treatment facilities of which could cause significant environmental effects. The Fresno Metropolitan Flood Control District has indicated that there are adequate facilities to serve the proposed project subject to compliance with the conditions submitted by the District for the proposed project, which will not cause significant environmental effects. The solid waste division has conditioned the project and has sufficient capacity to accommodate the project's needs. The project is required to comply with federal, state and local statutes and regulations related to solid waste. Less Than Potentially Significant Less Than No ENVIRONMENTAL ISSUES Significant with Significant Impact Impact Mitigation Impact Incorporated XVIII. MANDATORY FINDINGS OF SIGNIFICANCE-- a)Does the project have the potential to degrade the quality of the environment,substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or X animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? -30- Less Than j Potentially Significant Less Than No ENVIRONMENTAL ISSUES Significant with Significant Impact Impact Mitigation Impact Incorporated b)Does the project have impacts that are individually limited, but cumulatively considerable? ("Curnulatively considerable" means that the incremental effects of a X ( j project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)? C) Does the project have environmental effects which will cause substantial adverse effects on X human beings, either directly or� indirectly? The proposed project is considered to be proposed at a size and scope which is neither a direct or indirect detriment to the quality of the environment through reductions in habitat, populations,or examples of local history(through either individual or cumulative impacts). The proposed project does not have the potential to degrade the quality of the environment or reduce the habitat of wildlife species and will not threaten plant communities or endanger any floral or faunal species. Furthermore the project has no potential to eliminate important examples of major periods in history. Therefore, as noted in preceding sections of this Initial Study, there is no evidence in the record to indicate that incremental environmental impacts facilitated by this project would be cumulatively significant. There is also no evidence in the record that the proposed project would have substantial adverse impacts directly,or indirectly,on human beings. -31- - U Q >O Cn ®U. 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