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HomeMy WebLinkAboutT-6108 - Conditions of Approval - 8/12/2016 city o! ill�lllC�lll►��111� Development&Resource Management Department 2600 Fresno Street -Third Floor Jennifer K. Clark Fresno, California 93721-3604 Director (559) 621-8277 FAX (559) 498-1026 August 04, 2016 Please reply to: Will Tackett (559) 621-8063 Gary G. Giannetta Civil Engineering & Land Surveying 1119 "S" Street Fresno, California 93721 SUBJECT: NOTICE OF APPROVAL OF REVISED VESTING TENTATIVE TRACT MAP NO. 6108/UGM AND CONDITIONAL USE PERMIT APPLICATION NO. C-15-167 DATED AUGUST 04, 2016, FOR PROPERTY LOCATED ON THE NORTHEAST CORNER OF THE INTERSECTION OF NORTH FOWLER AND EAST CLINTON AVENUES. The City of Fresno Development and Resource Management Department has completed its review of the proposed subject vesting tentative tract map and conditional use permit revisions. Pursuant to the provisions of Article 43 of Chapter 15 of the Fresno Municipal Code(FMC),this letter is written to advise you that the Director of the Development and Resource Management Department has approved the proposed minor revisions as noted on Revised Vesting Tentative Tract Map No. 6108/UGM and the site plan for Conditional Use Permit Application No. C-15-167 dated August 04, 2016; these changes have been determined to be in substantial compliance with the intent of the approved tentative map in accordance with Section 15-4302 of the FMC. The approved revised vesting tentative tract map shall become, for all purposes, the approved tentative map for the proposed planned development subdivision and the tentative map exhibits which were originally approved shall be deemed withdrawn and shall no longer be of any force or effect for any purpose. The Conditions of Approval for Vesting Tentative Tract Map No.6108/UGM, remain in effect with the following exceptions: 1. Revised Vesting Tentative Tract Map No. 6108/UGM dated August 04, 2016 is hereby approved subject to the attached revised Conditions of Approval dated August 04, 2016. 2. Revised Conditional Use Permit Application No. C-15-167 is hereby approved subject to the attached revised Conditions of Approval dated August 04, 2016; and, Revised Exhibit(s)"A" dated August 04, 2016. EXPIRATION: The approval or conditional approval of this revised vesting tentative tract map expires two years from the original date of approval for the tentative tract map(December 16, 2015), except as otherwise provided by the State of California Subdivision Map Act(California Government Code §§66410-66499.58). Approved amendments/revisions to an approved tentative map or conditions of approval shall not be considered as an approval of a new tentative map, and shall not extend the time limits of the original approval as provided by Section 15-3316 of the FMC, Time Gary G. Giannetta Civil Engineering & Land Surveying Revised Vesting Tentative Tract Map No. 6108/UGM; and, Revised Conditional Use Permit Application No. C-15-167 August 04, 2016 Page 2 Limits and Expiration of Approved Maps. The expiration of a tentative map shall terminate all proceedings and a Final Map (tract) may not be filed without first processing a new Tentative Map (tract). EXTENSION: The subdivider may request an extension of the tentative map by filing a written application with the Director of the Development and Resource Management Department at least 60 days, but no more than six months prior, to the expiration of the approval per the Fresno Municipal Code and State Subdivision Map Act. The granting of extension to the initial time limit may occur only after the Review Authority makes findings in accordance with Section 15-3316-C-2 of the FMC. The City may impose condition on map extension in accordance with Article 43 of Chapter 15 of the FMC, Corrections and Amendments of Maps. Under no circumstances shall an amendment be approved for an expired map. Discretionary extensions may not exceed an aggregate of six years. If you wish additional information, please contact the City of Fresno, Development and Resource Management Department, Development Services Division, 2600 Fresno Street, Fresno, California 93721-3604; phone, (559) 621-8277. Sincerely, DEVELOPME RVICES DIVISION Will Ta et , Supervising Planner -- DEV aP ENT AND RESOURCE MANAGEMENT DEPARTMENT Enclosures: Revised Vesting Tentative Tract Map No. 6108/UGM dated August 04, 2016 Conditions of Approval for Revised Vesting Tentative Tract Map No. 6108/UGM dated August 04, 2016. Revised Site Plan for Conditional Use Permit Application No. C-15-167 dated August 04, 2016. Conditions of Approval for Revised Conditional Use Permit Application No.C-15-167 dated August 04, 2016. CITY OF FRESNO DEVELOPMENT AND RESOURCE MANAGEMENT DEPARTMENT CONDITIONS OF APPROVAL DECEMBER 16,2015 REVISED AUGUST 04,2016 VESTING TENTATIVE TRACT MAP NO. 6108/UGM "A PLANNED DEVELOPMENT" NORTHEAST CORNER OF THE INTERSECTION OF EAST CLINTON AND NORTH FOWLER AVENUES All tentative maps are subject to the applicable provisions of the State Subdivision Map Act, Fresno Municipal Code (FMC), City policies, and City of Fresno Standard Specifications. The following specific conditions are applicable to this vesting tentative map: NOTICE TO PROJECT APPLICANT In accordance with the provisions of Government Code §66020(d)(1), the imposition of fees, dedications, reservations or exactions for this project are subject to protest by the project applicant at the time of approval or conditional approval of the development or within 90 days after the date of the imposition of the fees, dedications, reservations or exactions imposed on the development project. Each local agency shall provide to the project applicant a notice in writing at the time of the approval of the project or at the time of the imposition of the fees, dedications, reservations, or other exactions, a statement of the amount of the fees or a description of the dedications, reservations, or other exactions, and notification that the 90-day approval period in which the applicant may protest has begun (please see section related to Development Fees and Charges included herein below for further information). Improvements and payments shall not be required on or in front of any undeveloped portion of a net acreage of ten acres or more which exists after the division of land. All improvements and payments shall be completed with development. URBAN GROWTH MANAGEMENT REQUIREMENTS (GENERAL) The subdivider of property located within the UGM boundaries shall comply with all sewer, water and street requirements and pay all applicable UGM fees imposed under the Urban Growth Management process (with appropriate credit given for the installation of required UGM improvements) in accordance with the requirements of State Law as related to tentative tract maps. Conditions of Approval Vesting Tentative Tract Map No. 6108/UGM floromher 16 2015 Revised August 04, 2016 Page 2 GENERAL CONDITIONS 1. Upon conditional approval of Vesting Tentative Tract Map No. 6108/UGM, the subdivider may prepare a Final Map in accordance with the approved tentative map dated August 04, 2016; and, the following: a) Approval of Vesting Tentative Tract Map No. 6108/UGM is contingent upon City Council approval of Plan Amendment Application No. A-15-002 and Rezone Application No. R-15-009. b) Approval of Vesting Tentative Tract Map No. 6108/UGM is contingent upon approval of Conditional Use Permit Application No. C-15-167. i) Any Final Map prepared for the subdivision of the subject property shall comply with all conditions of approval for Conditional Use Permit Application No. C-15-167. 2. The subdivider shall comply with San Joaquin Valley Air Pollution Contorl District Rule 9510. Any applicant subject to District Rule 9510 is required to submit an Air Impact Assessment (AIA) application to the District and to pay any applicable off-site mitigation fees. 3. The subdivider shall comply with Regulation VIII and Rule 8060 of the San Joaquin Valley Air Quality Pollution Control District for the control of particulate matter and fugitive dust during construction of this project. 4. The developer/owner shall pay the appropriate park facilities fee and/or dedicate lands for parks and recreation purposes pursuant to Ordinance Nos. 2005-112 and 2005-113 adopted by the Fresno City Council on September 27, 2005. 5. Submit grading plans and a soils report to the City of Fresno Planning and Development Department for verification prior to Final Map approval (Reference: Sections 12-1022 and 12-1023 of the Fresno Municipal Code). Grading plans shall indicate the location of any required walls and indicate the proposed width of required landscape easements or strips. Approval of the grading plan is required prior to Final Map approval. 6. At the time of Final Map submittal, the subdivider shall submit engineered construction plans to the City of Fresno Public Works, Public Utilities, and Planning and Development Departments for grading, public sanitary sewer Conditions of Approval Vesting Tentative Tract Map No. 6108/UGM floromher 16 2015 Revised August 04, 2016 Page 3 system, public water system, street lighting system, public streets, and storm drainage, including other technical reports and engineered plans as necessary to construct the required public improvements and work and applicable processing fees. 7. Engineered construction plans shall be approved by the City prior to the approval of the Final Map. If, at the time of Final Map approval, such plans have not been approved, the subdivider shall provide performance security in an amount established by the City to guarantee the completion of plans. 8. Public utilities easements, as necessary, shall be shown on the Final Map and dedicated to the City of Fresno. Public utility easements beyond the limits of the Final Map, but required as a condition of development, shall be acquired at the subdivider's cost and shall be dedicated by separate instrument at the time of Final Map approval. The relocation of existing utilities necessitated by the required public improvements shall be paid for by the subdivider. The subdivider is responsible to contact the appropriate utility company for information. 9. Comply with the conditions, policies and standards set forth in the City of Fresno, Municipal Code, Article 10, Chapter 12, "Subdivision of Real Property;" Resolution No. 68-187, "City Policy with Respect to Subdivisions;" and City of Fresno Standard Specifications, 2002 Edition, and any amendments thereto. 10. The subdivider shall pay applicable fees for, but not limited to, plan checks for street improvements and other grading and construction; street trees, street signs, water and sewer service, and inspections in accordance with the City of Fresno Master Fee Schedule (City Resolution No. 79-606 and No. 80-420) and any amendments, modifications, or additions thereto; and in accordance with the requirements of State law as related to tentative maps. 11. The subdivider shall furnish to the City acceptable security to guarantee the construction of the off-site street improvements in accordance with all applicable provisions of the Fresno Municipal Code (FMC) and the State Subdivision Map Act. The subdivider shall 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. Conditions of Approval Vesting Tentative Tract Map No. 6108/UGM floromher 16 2015 Revised August 04, 2016 Page 4 12. As a condition of Final Map approval, the subdivider shall furnish to the City a subdivision guarantee listing all parties having any right, title or interest and the nature of their interest per State law. 13. Prior to final map approval, the owner of the subject property shall execute a "Right to Farm" covenant with the City of Fresno. Said covenant is to run with the land and shall acknowledge and agree that the subject property is in or near agricultural districts located in the City of Fresno and that the residents of said property should be prepared to accept the inconveniences and discomfort associated with normal farm activities. The "Right to Farm" covenant shall be recorded prior to or concurrent with the recording of a Final Map for Tract No. 6108/UGM. GENERAL INFORMATION 14. Prior to the issuance of building permits for the subdivision, school construction fees shall be paid to the Clovis Unified School District in accordance with the school districts adopted schedule of fees. 15. 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. 16. Pursuant to Section 66456.1 of the Subdivision Map Act, which states "The right of the subdivider to file multiple Final Maps shall not limit the authority of the local agency to impose reasonable conditions relating to the filing of multiple Final Maps," any multiple final maps filed by the subdivider on this tract shall fully and independently conform to all provisions of FMC Chapter 12, Article 10, Subdivision of Real Property. 17. 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 Conditions of Approval Vesting Tentative Tract Map No. 6108/UGM floromber 16 2015 Revised August 04, 2016 Page 5 for the proper abandonment/closure of any existing water well, septic tank/leach field or cesspool, and irrigation pipeline on the subject property. All such permits shall be obtained prior to commencement of tract grading work, in accordance with Chapter 13 of the FMC. 18. If archaeological and/or animal fossil material is encountered during project surveying, grading, excavating, or construction, work shall stop immediately. 19. If there are suspected human remains, the Fresno County Coroner shall be immediately contacted (business hours: (559) 268-0109; after hours the contact phone number is (559) 488-3111 for the Fresno County Sheriff's Department). If remains or other archaeological material is possibly Native American in origin, the Native American Heritage Commission (phone number (916) 653-4082) shall be immediately contacted, and the California Archaeological Inventory/Southern San Joaquin Valley Information Center (phone number (805) 644-2289) shall be contacted to obtain a referral list of recognized archaeologists. 20. 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. 21. Apportionment of Special Assessment: If, as part of this subdivision, a division will be made of any lot or parcel of land upon which there is an unpaid special assessment levied under any State or local law, including a division into condominium interest as defined in Section 783 of the Civil Code, the developer/owner shall file a written application with the City of Fresno Director of Public Works, requesting apportionment of the unpaid portion of the assessment or pay off such assessment in full. If the subdivider elects to apportion the assessment, the application shall contain the following information: a. A full description of each assessed lot, parcel or interest to be divided and of how such lot, parcel or interest will be divided; b. A request that the Engineer apportion the amount remaining unpaid on the assessment in accordance with applicable law; and Conditions of Approval Vesting Tentative Tract Map No. 6108/UGM Der--.ember 16 2015 Revised August 04, 2016 Page 6 c. Written consent of the owner(s) of each such lot, parcel, or interest to the requested apportionment. d. The application shall be filed prior to the approval of the Final Map(s) by the City and shall be accompanied by a fee in an amount specified in the Master Fee Resolution for each separate lot, parcel, or interest into which the original assessed lot, parcel or interest is to be divided. The fee shall be in an amount sufficient to pay all costs of the City and the Engineer of Work responsible for determining the initial assessment in making the requested apportionment. MITIGATION MONITORING REQUIREMENTS 22. Development of the subject property shall be subject to implementation of all applicable mitigation measures, fees, and timelines included within the Initial Study and Mitigated Negative Declaration prepared for Environmental Assessment No. A-15-002/R-15-009/C-15-167/T-6108 dated November 25, 2015. a) The Mitigated Negative Declaration prepared for the proposed project is tiered off of the Fresno General Plan Master Environmental Impact Report (MEIR SCH No. 2012111015). Development of the subject property shall be subject to implementation of all applicable mitigation measures included within the MEIR for subsequent projects; included herein by reference. ZONING & PROPERTY DEVELOPMENT STANDARDS 23. Approval of Vesting Tentative Tract Map No. 6108/UGM is contingent upon City Council approval of Plan Amendment Application No. A-15-002 and Rezone Application No. R-15-009. 24. As a proposed "Planned Development" subdivision, approval of Vesting Tentative Tract Map No. 6108/UGM is contingent upon approval of Conditional Use Permit Application No. C-15-167; authorizing the planned development of the subject property. i) Development on the subject property or individual lots resulting from a subdivision thereof shall comply with all property development standards of the applicable/respective zone district designated for the respective parcel(s) as well as the design standards of the subdivision ordinance; except as may Conditions of Approval Vesting Tentative Tract Map No. 6108/UGM Der--.ember 16 2015 Revised August 04, 2016 Page 7 be modified by the conditions of approval for Conditional Use Permit Application No. C-15-167. ii) The subdivision and planned development of the subject property shall comply with all conditions of approval for Conditional Use Permit Application No. C-15-167. Lot Area and Dimensions 25. Pursuant to Section 12-306-N-21 of the FMC the Director of the Development and Resource Management Department or the Planning Commission may modify the property development standards of the underlying zone district if determined that the proposed development conforms to the provisions of the abovementioned section. However, in no case shall proposed parcels be less than the following minimum standards: a) Proposed lots shall be configured and dimensioned in accordance with Vesting Tentative Tract Map No. 6108/UGM. Building Setbacks 26. Building setbacks shall be provided in accordance with the Conditions of Approval and the approved site plan (Exhibit[s] "A") for Conditional Use Permit Application No. C-15-167. Lot Coverage 27. Maximum lot coverage by buildings and structures shall not exceed the provisions included within the conditions of approval for Conditional Use Permit Application No. C-15-167. Landscaping, Open Space and Walls 28. The subdivider shall provide a minimum 26-foot wide easement for bike, pedestrian and landscape purposes along the westerly property lines of all lots with frontage on North Fowler Avenue (i.e., Lots 44-55 of Vesting Tentative Tract Map No. 6108/UGM). Conditions of Approval Vesting Tentative Tract Map No. 6108/UGM floromher 16 2015 Revised August 04, 2016 Page 8 • Trail dedications and improvements shall be provided in accordance with Public Works Standards P-58, P-59 and P-60. (Reference Streets and Rights-of-Way conditions and requirements included herein below for further information). a) Construct a 6-foot high solid masonry sound wall (at finished grade of proposed site) pursuant to the solid wall requirements of Section 12-306-H of the FMC behind the required 26-foot wide easement for bike, pedestrian and landscape purposes along the westerly property lines of all lots with frontage on North Fowler Avenue (i.e., Lots 44-55 of Vesting Tentative Tract Map No. 6108/UGM). i) The height of the required wall at the rear of the required easement for bike, pedestrian and landscape purposes may be increased to a maximum 7 feet at the discretion of the developer and subject to approval of respective improvement plans by the Development and Resource Management Department. 29. Pursuant to Section 12-1011(f)(3) of the FMC, the subdivider shall provide a minimum 10-foot wide landscape easement (and irrigation system) along the southerly property lines of all lots with frontage on East Clinton Avenue (i.e., Lots 24 & 39-43 of Vesting Tentative Tract Map No. 6108/UGM). a) Construct a 6-foot high solid masonry sound wall (at finished grade of proposed site) pursuant to the solid wall requirements of Section 12-306-H of the FMC behind the required 10-foot wide landscape easement along the southerly property lines of all lots with frontage on East Clinton Avenue (i.e., 24 & 39-43 of Vesting Tentative Tract Map No. 6108/UGM). 30. The proposed project shall comply with the City of Fresno Proposed Guidelines for Landscape Open Space and Pedestrian Walkway Requirements for Residential Development; the Conditions of Approval for Conditional Use Permit Application No. C-15-167; and, the following: a) Major street entryways shall contain enhanced landscaping (and irrigation systems), surface materials, and fencing/wall treatments that respectively improve and better define a project's visual image and character. i) The subdivider shall provide a minimum 5-foot wide landscape strip in the form of a landscape easement on the local street side of the proposed lots abutting the entry streets to the subdivision from North Fowler and East Conditions of Approval Vesting Tentative Tract Map No. 6108/UGM rlorornber 16, 2015 Revised August 04, 2016 Page 9 Clinton Avenues (i.e., northerly property line of Lot 55 and easterly property line of Lot 39 of Vesting Tentative Tract Map No. 6108/UGM). b) Provide a minimum 5-foot wide landscape strip (and irrigation system) at the end of all blocks. The landscape strip/buffer shall be located adjacent to the "sidewalk pattern" within the adjacent public street rights-of-way and shall incorporate street trees to shade the adjacent sidewalks in accordance with Public Works standards, specifications, and policies. i) Obligations for retention and maintenance of end-block landscaped areas shall be the responsibility of the respective property owner(s) on which the landscaped area is located. ii) Execute a covenant for all properties for which retention and maintenance of an end-block landscaped area is the responsibility of the respective property owner prior to recordation of a Final Map. • NOTE: The covenant shall disclose and acknowledge all responsibilities associated with these conditions of approval (and those associated with approval of Conditional Use Permit Application No. C- 15-167) to prospective buyers when individual lots are sold and identify terms, as appropriate, to assure compliance. The covenant shall be prepared in a form approved by the City of Fresno. c) Pedestrian connections/walkways are encouraged for all subdivisions in order to promote "walkability", link neighborhoods and to provide residents the opportunity to reach destinations, including (but not limited to) residences, bus stops, trails, parks (including mini, neighborhood, community, regional parks, etc.), schools, shopping centers, other subdivisions, etc. i) Outlot "A" of Vesting Tentative Tract Map No. 6108/UGM shall be dedicated for common open space purposes and improved with landscaping and pedestrian connectivity in accordance with the conditions of approval for Conditional Use Permit Application No. C-15-167. ii) Construct a 6-foot high solid masonry sound wall (at finished grade of proposed site) pursuant to the solid wall requirements of Section 12-306-H of the FMC along all residential property lines abutting Outlot "A" (i.e., Lots 43 & 44 of Vesting Tentative Tract Map No. 6108/UGM). Conditions of Approval Vesting Tentative Tract Map No. 6108/UGM floromher 16 2015 Revised August 04, 2016 Page 10 • NOTE: The height of the required walls adjacent to Outlot "A" may be increased to a maximum 7 feet at the discretion of the developer and subject to approval of respective improvement plans by the Development and Resource Management Department. Required walls shall be reduced in height in compliance with the Fresno Municipal Code within the front yard setback areas of adjacent residential lots. 31. Landscaping, which is compliant with the City of Fresno "Anti-Graffiti Landscaped Buffer Development and Planting Standards," shall be required at all interior end- blocks and adjacent to all required walls or fences that are accessible to the public and shall be maintained in accordance with the Maintenance Obligations stipulated herein below; or, in a manner which provides appropriate security and is deemed acceptable to both the City of Fresno Development and Resource Management and Public Works Departments. 32. The subdivider is required to provide street trees on all street frontages per Fresno Municipal Code standards and is responsible for the dedication of public planting and buffer landscape easements as determined by the Development and Resource Management and Public Works Departments. a) Street trees shall be planted at the minimum rate of one tree for each 60 feet of street frontage; or, one tree per home (whichever is greater) by the developer. i) The subdivider is required to provide irrigation for all street trees. The irrigation system shall comply with FMC Section 12-306-N-23, Water Efficient Landscape Standards and AB 1881 Model Water Efficient Landscape Ordinance. 33. Provide a corner cut-off area at all entryways and intersections, where walls or fences are proposed/required, in accordance with Section 12-306-H-3-e of the FMC. Corner cut-offs are established to provide an unobstructed view for vehicular and pedestrian traffic approaching an intersection. They are a triangular area formed by the property lines and a diagonal line adjoining points on the property lines, measured a specific distance from the point of their intersection. At the intersections of streets, this distance is 30 feet. 34. When the grading plan establishes a top of slope beyond the required landscape easement noted and the construction of the required wall(s) 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. Conditions of Approval Vesting Tentative Tract Map No. 6108/UGM floromher 16 2015 Revised August 04, 2016 Page 11 35. All proposed/required landscaped easements/buffers, open space areas, pedestrian connections, entryways, pathways and/or private on-site landscaping for street tree purposes shall be improved in accordance with the landscape improvement plans, which are to be submitted to the Development and Resource Management Department for review and approval prior to Final Map approval. • NOTE: Lighting and fence/wall details for any proposed/required open spaces areas or pedestrian connections shall be provided with the submittal of the landscape improvement plans. 36. Maintenance of any/all required landscape easements and/or proposed Outlots within the boundary of Vesting Tentative Tract Map No. 6108/UGM shall be provided pursuant to the Maintenance Obligations stipulated herein below or in a manner which provides appropriate security and is deemed acceptable to both the City of Fresno Development and Resource Management and Public Works Departments. 37. Comply with all street tree, buffer landscaping, median island, outlot, and trail requirements included within the attached memorandum from the Department of Public Works, Street Maintenance Division dated September 09, 2015. STREETS AND RIGHTS-OF-WAY 38. The subdivider shall furnish to the City acceptable security to guarantee the construction of the off-site street improvements in accordance with all applicable provisions of the FMC and the State Subdivision Map Act. 38. The subdivider shall make provisions for disabled persons in accordance with the Department of Public Works standards and as required by State law. Handicap access ramps are required to be constructed in sidewalks at all corners within the limits of the tract. Where street furniture is located within the sidewalk area (fire hydrants, streetlights, etc.), a minimum of 48 inches of unobstructed path shall be maintained to satisfy the American Disabilities Act requirements. If necessary, dedicate a pedestrian easement to accommodate for the 4-foot minimum unobstructed path requirement. 39. Comply with all of the requirements included within the attached Public Works Department, Traffic and Engineering Services Division memorandums dated December 01, 2015 and September 02, 2015; and, the following: Conditions of Approval Vesting Tentative Tract Map No. 6108/UGM floromher 16 2015 Revised August 04, 2016 Page 12 a) Dedicate a 25-foot (minimum) easement for Landscape, Bike and Pedestrian purposes only along the North Fowler Avenue frontage of all lots within the proposed subdivision. SANITARY SEWER SERVICE 40. Comply with all of the requirements included within the attached Department of Public Utilities, Planning and Engineering Division (Sanitary Sewer) memorandum dated December 16, 2015. WATER SERVICE The nearest water mains to serve the proposed project are a 14-inch main located in North Fowler Avenue and a 12-inch main located in East Clinton Avenue. The following water improvements shall be required prior to providing City water service to the project: 41. Comply with all of the requirements included within the attached Department of Public Utilities, Water Division memorandum dated December 01, 2015. SOLID WASTE SERVICE 42. This tract will be serviced as Single Family Residential properties with Basic Container Service (3 container - solid waste, green waste & recyclable material) FIRE SERVICE Fire service is available to the proposed tract subject to the following requirements: 43. Comply with all of the requirements included within the attached Fresno Fire Department memorandum dated November 24, 2015. FLOOD CONTROL AND DRAINAGE 44. The subdivider shall be required to comply with the specific requirements imposed by the Fresno Metropolitan Flood Control District (FMFCD) for the subdivision or any amendments or modifications to those requirements which may be granted by the FMFCD Board of Directors, pursuant to Section 13-1307 of the Fresno Municipal Code. These requirements are identified in the District's memorandums to the Development and Resource Management Department dated December 09, 2015. Conditions of Approval Vesting Tentative Tract Map No. 6108/UGM floromher 16 2015 Revised August 04, 2016 Page 13 SAN JOAQUIN VALLEY AIR POLLUTION CONTROL DISTRICT (SJVAPCD) 45. Comply with all of the requirements included within the attached SJVAPCD memorandum dated November 19, 2015. COUNTY OF FRESNO DEPARTMENT OF PUBLIC HEALTH 46. Comply with all of the requirements included within the attached County of Fresno, Department of Public Health memorandum dated November 09, 2015. FRESNO IRRIGATION DISTRICT 47. Comply with all requirements included within the attached memorandum from the Fresno Irrigation District (FID) dated December 09, 2015. CLOVIS UNIFIED SCHOOL DISTRICT 48. Comply with all requirements included within the attached Clovis Unified School District memorandum dated November 09, 2015. RIGHT-OF-WAY ACQUISITION 49. The developer will be responsible for the acquisition of any necessary right-of- way to construct any of the required improvements. 50. Rights-of-way acquisition shall include any rights-of-way necessary for proper drainage, signing, pole relocation, and shoulder grading. In general, this will require right-of-way to be provided approximately 10 feet outside the travel lane. The exact requirement must be determined at the project design stage based on the existing conditions and detailed design information. 51. 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. 52. 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, Conditions of Approval Vesting Tentative Tract Map No. 6108/UGM floromher 16 2015 Revised August 04, 2016 Page 14 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. 53. The subdivider shall submit adequate security in the form of a cash deposit to guarantee payment of all costs associated with the acquisition, including staff time, attorney's fees, appraisal fees, court costs, and all related expenditures and costs necessary to effect the acquisition of such easements or rights-of-way. MAINTENANCE OBLIGATIONS The long term maintenance of all the items listed below is ultimately the responsibility of the owner/developer: 54. Comply with all the requirements included within the attached Department of Public Works, Traffic and Engineering Services Division memorandum regarding Conditions for Maintenance Requirements dated December 08, 2015; and, the following: 55. If the owner/developer chooses to be annexed into the City's CFD for maintenance purposes, then an Annexation Request Package shall be submitted to the Public Works Department for review, processing, and approval. • NOTE: Packages must be complete with all required information in order to be accepted. The Annexation Request Form is available on- line on the City of Fresno website (http://www.fresno.gov) under the Public Works Department Developer Doorway. a) Construction plans for all features to be maintained by a CFD for a final map shall be included in the final map submission to the Development Department for processing. Where applicable, this shall include a Street Tree Location and Street Tree Species (by street) map. Landscaping plans shall contain actual tree and plant counts by species and include the areas (in square feet) of turf, shrubs and trees, and sidewalks or other paved areas within all landscaped areas. • NOTE: The Department of Public Works will not be responsible for the maintenance of any outlots if they are not included into the Community Facilities District (CFD). If the outlots are to be included into the CFD, the Department of Public Works will require that landscape and Conditions of Approval Vesting Tentative Tract Map No. 6108/UGM floromher 16 2015 Revised August 04, 2016 Page 15 irrigation plans be submitted with landscape buffer plans for approval prior to inclusion into the CFD. b) Proceedings to place the Final Map into a CFD shall not commence until the Final Map, Landscape and Street Construction Plans are considered to be technically correct. c) If the developer/subdivider elects to petition for annexation into the City's Community Facilities District, he/she shall be required to provide the City of Fresno, Department of Public Works, with copies of signed acknowledgments from each purchaser of a lot within the subdivision, attesting to the purchasers understanding that the lot will have an annual maintenance assessment and that he/she is aware of the estimated amount of the assessment. The developer/subdivider shall execute and record a covenant on each lot providing notice that the subject property is subject to annual payment of the Community Facilities District assessment. 52. Should the City Council or owner/developer choose not to include all of the maintenance items or certain items listed above in a CFD, then the property owner/developer shall be responsible for establishing a Home Owners' Association (HOA) or other property based management mechanism which provides for the maintenance of these items in a manner which provides appropriate security and is deemed acceptable to both the City of Fresno Development and Resource Management and Public Works Departments. a) The subdivider shall establish a Home Owners' Association (or other approved mechanism) to perform the above listed maintenance responsibilities pursuant to Section 12-1026 of the Fresno Municipal Code. The Declaration of Covenants, Conditions, and Restrictions (CC&R's) described herein, shall among other things, specify level of effort, frequency, and inspection of maintenance responsibilities, name the City as a third party beneficiary for those provisions, and be subject to approval by the Director of Public Works and the City Attorney's Office. Any amendment to the above provisions or any other provision specifying any right of the City shall require the prior written consent of the City. • NOTE: Should the owner/developer elect to establish a Home Owners' Association to perform maintenance obligations and assure that said obligations are met, then the owner/developer may include such other items as are deemed appropriate and necessary for the Conditions of Approval Vesting Tentative Tract Map No. 6108/UGM rlorornber 16, 2015 Revised August 04, 2016 Page 16 sustainability of the subdivision and its amenities within the responsibilities of the association. b) The proposed Declaration of Covenants, Conditions, and Restrictions (CC&Rs) and the proposed instruments for the homeowners association shall be submitted to the Development and Resource Management Department for review prior to final map approval. Said documents shall be recorded with the final map or alternatively submit recorded documents or documents for recording prior to final acceptance of subdivision improvements. Said documents shall include assignment of responsibility to the homeowners association for landscaping and other provisions as stated in the Development and Resource Management Department Guidelines for preparation of CC&Rs dated September 01, 1994. DEVELOPMENT FEES AND CHARGES This project is subject to the following fees and charges: a. Applicable Flood Fees as determined by the Fresno Metropolitan Flood Control District. (Reference Fresno Metropolitan Flood Control District requirements included herein above and notes below for further information) SEWER CONNECTION CHARGES FEE RATE b. Lateral Sewer Charge [1] $0.10/sq. ft. (to 100' depth) c. Oversize Charge [1] $0.05/sq. ft. (to 100' depth) d. Trunk Sewer Charge [2] $344/living unit Service Area: Fowler e. Wastewater Facilities Charge [3] $2,119/living unit f. Fowler Trunk Sewer Interim Fee Surety [1] $574/living unit g. House Branch Sewer Charge [2] N/A Conditions of Approval Vesting Tentative Tract Map No. 6108/UGM Der--.ember 16 2015 Revised August 04, 2016 Page 17 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] Service Area: 501s $1,738/living unit m. Well Head Treatment Fee [2] $79/living unit Service Area: 501 n. Recharge Fee [2] $56/living unit Service Area: 501 o. 1994 Bond Debt Service [1] $93/living unit Service Area: 501 CITYWIDE DEVELOPMENT IMPACT FEES FEE RATE p. Fire Facilities Impact Fee — Citywide [4] $539/living unit q. Park Facility Impact Fee — Citywide [4] $2278/living unit r. Quimby Parkland Dedication Fee [2] $1120/living unit s. Citywide Regional Street Fee [3] $8,361/adj. acre t. New Growth Area Major Street Fee [3] $18,790/adj. acre Conditions of Approval Vesting Tentative Tract Map No. 6108/UGM rlorornber 16, 2015 Revised August 04, 2016 Page 18 u. Police Facilities Impact Fee — Citywide [4] $624/living unit v. Traffic Signal Charge [1] $450.94/living unit w. Street Acquisition/Construction Charge [2] N/A Notes: The proposed development shall pay drainage fees pursuant to the Drainage Fee Ordinance prior to approval of the final map at the rates in effect at the time of such approval. The fee indicated above is based on the tentative map. Please see the attached memorandum from the Fresno Metropolitan Flood Control District (FMFCD) for further information regarding considerations which may affect the fee obligation(s) or the timing or form of fee payment. On July 22, 2008, the Fresno County Board of Supervisors passed Ordinance No. 2008 — 023 requiring the payment of County Public Impact Facilities Impact Fees. The effective date of this ordinance is September 20, 2008. Contact the County of Fresno, Public Works and Planning Department to determine payment of this fee obligation. Confirmation by the County of Fresno is required before the City of Fresno can issue building permits. (The requirement to pay this fee is currently suspended by Fresno County. However, payment of this fee may be required if the fee has been reinstated at the time of issuance of building permits on the subject property.) The Board of Directors of the Fresno County Regional Transportation Mitigation Fee Agency approved Resolution No. 2009 — 01 requiring the payment of Regional Transportation Mitigation Fee. The effective date of this resolution is January 1, 2010. Contact the Council of Fresno County Governments (FCOG) to determine this fee obligation. Confirmation by the FCOG is required before the City of Fresno can issue building permits. * Living Unit Equivalents are calculated by multiplying the number of Net Acres by 5.8 Living Unit Equivalents for commercial or 3.0 Living Unit Equivalents for industrial to arrive at the total number of Living Unit Equivalents. **Upon occupancy of the project, the subdivider shall pay the appropriate sewer facility charge pursuant to the Simple Tiered Equity Program (STEP) as determined by the Department of Public Utilities, Wastewater Division, Environmental Services Section (559-621-5153). Conditions of Approval Vesting Tentative Tract Map No. 6108/UGM Plorornbew 16, 2015 Revised August 04, 2016 Page 19 [1] Deferrable through Fee Deferral Covenant. [2] Due at Final Map. [3] Due at Building Permit. [4] Due at Certificate of Occupancy. CITY OF FRESNO DEVELOPMENT AND RESOURCE MANAGEMENT DEPARTMENT CONDITIONS OF APPROVAL DECEMBER 16, 2015 REVISED AUGUST 04, 2016 CONDITIONAL USE PERMIT APPLICATION NO. C-15-167 "A PLANNED DEVELOPMENT" NORTHEAST CORNER OF EAST CLINTON AND NORTH FOWLER AVENUES PART A - PROJECT INFORMATION 1. Assessor's Parcel No(s): 310-041-38 2. Street Location: Northeast corner of the intersection of East Clinton and North Fowler Avenues. (Council District 4, Councilmember Caprioglio) 3. Existing Zoning "C-1/UGM/cz" (Neighborhood Shopping Center District/ Urban Growth Management/with conditions of zoning)— (±2.09 ac); and, "R-1/UGM" (Single Family Residential District/Urban Growth Management) - (±4.47 ac) 4. Proposed Zoning "R-1/RS-5/UGM" (Single Family Residential District/Urban Growth Management/with conditions of zoning) 5. Existing Planned Land Use: (±2.09 ac.) - Community Commercial (±4.47 ac.) - Medium-Low Density Residential (3.5-6 units/acre) 6. Proposed Planned Land Use: (±6.56 ac.) - Medium Density Residential (5.0-12 units/acre) 7. Plan Areas: McLane Community Plan 8. Project Description: Requests authorization for the establishment of a 55-lot single family residential, public street, planned unit development with modified property development standards for lots proposed to be created by Vesting Tentative Tract Map No. 6108/UGM. Conditions of Approval Conditional Use Permit Application No. C-15-167 December 16e 2015 Revised August 04, 2016 Page 2 of 18 PART 8 - GENERAL CONDITIONS AND REQUIREMENTS The City of Fresno Planning Commission, on DeGember 16, 2015 Development and Resource Management Department Director, approved the revised special permit application subject to the enclosed list of conditions and Exhibit(s) "A", "E", "F" & "L", inclusive of Conditional Use Permit Application No. C-15-167 dated August 04, 2016. IMPORTANT: PLEASE READ CAREFULLY Please note that this project may be subject to a variety of discretionary conditions of approval. These include conditions based on adopted City plans and policies,those determined through site plan review and environmental assessment essential to mitigate adverse effects on the environment including the health, safety, and welfare of the community, and recommended conditions for development that are not essential to health,safety,and welfare,but would on the whole enhance the project and its relationship to the neighborhood and environment. Discretionary conditions of approval may be appealed. All code requirements, however, are mandatory and may only be modified by variance, provided the findings pursuant to Fresno Municipal Code (FMC) Section 12-405.A can be made. All discretionary conditions of approval will ultimately be deemed mandatory unless appealed either verbally or in writing to the City of Fresno Planning Commission at the scheduled public hearing regarding Conditional Use Permit Application No. C-15-167 and Vesting Tentative Tract Map No. T-6108/UGM. Approval of this special permit shall be considered null and void in the event of failure by the applicant and/or the authorized representative, architect, engineer, 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. Conditions of Approval Conditional Use Permit Application No. C-15-167 December 16e 2015 Revised August 04, 2016 Page 3 of 18 Approval of this special permit may become null and void in the event that development is not completed in accordance with all the conditions and requirements imposed on this special permit, the Zoning Ordinance, and all Public Works Standards and Specifications. The Development and Resource Management Department shall not assume responsibility for any deletions or omissions resulting from the special permit review process or for additions or alterations to construction plan not specifically submitted and reviewed and approved pursuant to this special permit or subsequent amendments or revisions. (Include this note on the site plan.) No uses of land, buildings, or structures other than those specifically approved pursuant to this site plan shall be permitted. (Include this note on the site plan.) Transfer all red line notes, etc., shown on the original site plan exhibit(s) to the final site plan(s). CORRECTIONS SHALL INCLUDE ALL THOSE LISTED IN THIS DOCUMENT AND THOSE LISTED IN THE CORRECTION LIST PROVIDED BY THE PLAN CHECK PROCESS. The exercise of rights granted by this special permit must be commenced by December 16, 2019 (four years from the date of Director approval). The time limits for any special permit conditionally granted in conjunction with an approved tentative tract map shall be automatically extended upon the extension of such tentative tract map pursuant to Section 12-1005.1 of the FMC. To complete the back-check process for building permit relative to planning and zoning issues, submit copies of this corrected, final site plan, together with copies of the elevations, landscape, and irrigation plans, and any required covenants and/or studies or analyses to the Development Services (Planning) Division for final review and approval, a minimum of ten days before applying for building permits. Copies of this final approved site plan, elevations, landscape, and irrigation plans stamped by the Development Services (Planning) Division must be substituted for unstamped copies of the same in each of the sets of construction plans submitted for plan check prior to issuance of building permits. The final approved site plan must also include all corrections identified in the plan check process. Be advised that on-site inspections will not be authorized unless the final stamped approved site plan, elevations, landscape, and irrigation plans are included in the plan check file copy. Please contact Will Tackett at(559)621-8063 or via e-mail at WiII.Tackett�i)_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. Conditions of Approval Conditional Use Permit Application No. C-15-167 December 16, 2015 Revised August 04, 2016 Page 4 of 18 NOTICE TO PROJECT APPLICANT In accordance with the provisions of Government Code Section 66020(d)(1), the imposition of fees, dedication, reservations or exactions for this project are subject to protest by the project applicant at the time of approval or conditional approval of the development or within 90 days after the date of the imposition of the fees, dedications, reservation or exactions imposed on the development project. This notice does not apply to those fees, dedications, reservations or exactions which were previously imposed and duly noticed; or, where no notice was previously required under the provisions of Government Code Section 66020(d)(1) in effect before January 1, 1997. PART C - PUBLIC IMPROVEMENT REQUIREMENTS The following requirements are based on city records and the accuracy of the existing and proposed on-site and off-site conditions depicted on the exhibits submitted. Requirements not addressed due to omission or misrepresentation of information, for which this review process is dependent, will be imposed whenever such conditions are disclosed. Questions relating to dedications, street improvements or off-street parking geometries may be directed to Louise Gilio at (559) 621-8678/ Louise.Gilio(a)_fresno.gov of the City of Fresno Public Works Department, Traffic and Engineering Services Division. 1. STREET ENCROACHMENT PERMITS, DEDICATIONS AND VACATIONS a) Exhibit(s) "A" is required to include all street furniture, e.g.: public utility poles and boxes, guy wires, signs, fire hydrants, bus stop benches, mail boxes, news stands, trash receptacles, tree wells, etc., within the existing and proposed public rights-of- way. b) ENCROACHMENT PERMITS. The construction of any overhead, surface or sub- surface private structures and appurtenances extending within the public rights-of-way is prohibited unless an encroachment permit is approved by the City of Fresno Public Works Department, Engineering Division, Special Districts/Projects and Right of Way Section, (559) 621-8693. Encroachment permits must be approved prior to issuance of building permits. c) DEDICATIONS. The following dedication requirements must be satisfied prior to the issuance of building permits: i) Dedications shall take place in accordance with any applicable conditions included Conditions of Approval Conditional Use Permit Application No. C-15-167 December 16, 2015 Revised August 04, 2016 Page 5 of 18 within the attached Public Works Department, Traffic and Engineering Services Division memorandum dated December 01 , 2015; and, the following: • Dedicate a 25-foot (minimum) easement for Landscape, Bike and Pedestrian purposes only along the North Fowler Avenue frontage of all lots within the proposed subdivision. d) VACATIONS. The following vacation requirements must be satisfied priorto issuance of building permits: i) A feasibility study for any/all proposed vacations of existing public rights-of-way is required to be completed prior to either recordation of the Final Map or issuance of building permits. Contact Alan James, Supervising Engineering Technician at (559) 621-8693 for further information. 2. STREET IMPROVEMENTS a) All public improvements shall be constructed in accordance with the Standard Specifications and Standard Drawings of the City of Fresno, Public Works Department or street construction plans required and approved by the City Engineer. The performance of any work within the public street rights-of-way (including pedestrian, water and sewer utility easements) requires a Street Work Permit issued by the Public Works Department, Engineering Services Division at (559) 621-8693, rp for to commencement of the work. Contact the Public Works Department, Engineering Services Section at (559) 621-8686 for detailed information. All required street improvements must be completed and accepted by the City prior to occupancy. b) Existing off-site concrete improvements to remain in place shall be repaired if damaged and/or off grade as determined by the Public Works Department, Construction Management Division (559)621-5500. Such repairs must be completed prior to final occupancy. c) Where required, design and construct curb, gutter, AC paving, and residential sidewalk patterns to Public Works standards, specifications, and policies. Plans shall be prepared by a registered Civil Engineer. d) Streetlights are required on all frontages to City Standards and/or as determined by the City Engineer. Street lighting plans are required and must be approved by the Public Works Department/Engineering Services prior to commencement of the work. e) Underground all existing off-site overhead utilities within the limits of this site as per FMC Section 12-1011, Section 8-801 and Resolution No. 78-522/88-229. Conditions of Approval Conditional Use Permit Application No. C-15-167 December 16, 2015 Revised August 04, 2016 Page 6 of 18 f) Submit four copies of a Geometric Approval Drawing (GAD)to Traffic Engineering for review and approval, per the attached checklist, prior to submittal of street plans. g) Submit the following as a single package to the Public Works Department Engineering Division, Plan Check and GIS Mapping Section, (559) 621-8682, for review and approval, prior to issuance of building and street work permits: Street Improvement Plans, Signing and Striping Plans, Street Lighting Plans and Landscape and Irrigation Plans. 3. SURVEY MONUMENTS AND PARCEL CONFIGURATION a) All survey monuments within the area of construction shall be preserved and if disturbed, shall be reset by a person licensed to practice Land Surveying in the State of California. (Include this note on the site plan.) PART D - PLANNING/ZONING REQUIREMENTS 1. PLANNING a) Development is subject to the following ordinances, plans and policies: i) "R-1", Single Family Residential District (§12-211 of the FMC) ii) "UGM", Urban Growth Management (§§12-4.500-12-4.510 of the FMC) iii) Fresno General Plan iv) McLane Community Plan 2. MITIGATION MONITORING REQUIREMENTS Development of the subject property shall be subject to implementation of all applicable mitigation measures, fees, and timelines included within the Initial Study and Mitigated Negative Declaration prepared for Environmental Assessment No.A-15-002/R-15-009/C- 15-167/T-6108 and dated November 25, 2015. a) The Mitigated Negative Declaration prepared for the proposed project is tiered off of the Fresno General Plan Master Environmental Impact Report (MEIR SCH No. 2012111015). Development of the subject property shall be subject to implementation of all applicable mitigation measures included within the MEIR for subsequent projects; included herein by reference. Conditions of Approval Conditional Use Permit Application No. C-15-167 December 16, 2015 Revised August 04, 2016 Page 7 of 18 3. ZONING a) Approval of Conditional Use Permit Application No. C-15-167 is contingent upon approval of Vesting Tentative Tract Map No. 6108/UGM; and City Council approval of Plan Amendment Application No. A-15-002 and Rezone Application No. R-15-009. • NOTE: Existing covenants or zoning contracts for the subject property related to existing conditions of zoning established through previous adoption of City Council Ordinances may be released upon Council Approval of Rezone Application No. R-15-009 if such existing conditions of zoning are removed or modified in a manner which renders previous covenants or contracts null or void. b) A subsequent entitlement will be required in order to revise the current development proposal or authorize an alternative development scheme for the subject property. Further environmental review may also be required if any proposed revisions have not been previously evaluated within the scope of Environmental Assessment No. A-15- 002/R-15-009/C-15-167/T-6108 and dated November 25, 2015. c) The subject property is proposed to be zoned under the R-1/RS-5/UGM (Single Family Residential/Urban Growth Management)zone district classification. Any development on the subject property or individual lots resulting from a subdivision thereof shall comply with the respective property development standards of the R-1 zone district except as may be modified herein pursuant to Conditional Use Permit Application No. C-15-167. 4. POPULATION DENSITY a) Pursuant to the proposed Medium Density Residential planned land use designation for the subject property; the subject property shall be developed in accordance with Vesting Tentative Tract Map No. 6108/UGM and Exhibit(s) "A" of Conditional Use Permit Application No. C-15-167 i) Based upon the number of dwelling units (du) allowed per acre, respective to the Medium- Density Residential planned land use designation, the subject property is required to be developed with between 5.0-12 du/acre to meet the density requirements of the Fresno General Plan and FMC. • NOTE: Pursuant to Vesting Tentative Tract Map No. 6108/UGM and Conditional Use Permit Application No. C-15-167, the subject property is proposed to be developed at an overall density of approximately 8.38 du/acre. Conditions of Approval Conditional Use Permit Application No. C-15-167 December 16, 2015 Revised August 04, 2016 Page 8 of 18 5. BUILDING HEIGHT a) No building or structure erected in the R-1 (Single Family Residential) zone district shall have a height greater 35 feet. • NOTE: Exceptions. Over height structures may be approved by the City of Fresno Planning Commission or Director of the Development and Resource Management Department. However, no roof structure or any space above the height limit shall be allowed for the purpose of providing additional living orfloor space. b) No accessory building erected on the subject property shall have a height greater than one story, not to exceed 12 feet in height. All accessory buildings on the subject property are subject to the provisions of Section 12-306-N-1 (Accessory Buildings) of the FMC. 6. BUILDING AND YARD SETBACKS AND SPACES BETWEEN BUILDINGS a) Setbacks and spaces between buildings shall be provided in accordance with Exhibit(s) "A" of Conditional Use Permit Application No. C-15-167; and, the following: • NOTE: Any proposed deviation from the building setback envelopes established by Exhibit "A" of Conditional Use Permit Application No. C-15-167 requires a revision to Conditional Use Permit Application No. C-15-167. b) No buildings, structures, or objects shall encroach (or exceed three feet in height) within the corner cut-off area, and shall conform to all aspects of the corner cut-off provisions of Sections 13-227 (Obstruction to Visibility at Intersections) and 13-228 (Intersection Visibility, Investigation and Enforcement Lien) of the Fresno Municipal Code. i) Corner cut-offs are established to provide an unobstructed view for vehicular and pedestrian traffic approaching an intersection. They are a triangular area formed by the 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. In the case of rounded corners to the lot, the triangular area is formed between the tangents to the curve and a diagonal line joining points on said tangent 30 feet from the point of their intersection. Conditions of Approval Conditional Use Permit Application No. C-15-167 December 16, 2015 Revised August 04, 2016 Page 9 of 18 c) Proposed structures are required to be found in compliance with the fire resistive standards of the Uniformed Building Code. In the event structures do not comply they must be modified so as to meet the requirement. 7. LOT COVERAGE a) Lot coverage by buildings and structures shall be permitted in accordance with the building envelopes (setback lines) depicted and approved on Exhibit "A" and the approved models and floor plans depicted and approved on Exhibit "F" of Conditional Use Permit Application No. C-15-167. 8. OPEN SPACES AND LANDSCAPING The subdivider shall provide and maintain all landscaping (and irrigation systems) in accordance with the conditions of approval for Vesting Tentative Tract Map No. 6108/UGM; and, the following: a) A landscape and irrigation plan, prepared by a landscape professional, shall be submitted to the Development Services (Planning) Division and approved for all open space and recreational areas within the development. These plans must be reviewed and approved prior to obtaining building permits. b) Proposed Outlot"A" of Vesting Tentative Tract Map No. 6108/UGM, which is proposed to be dedicated for open space purposes shall be landscaped by the developer in accordance with the approved landscape and irrigation plans and shall thereafter be maintained in a manner which provides appropriate security and is deemed acceptable to both the City of Fresno Development and Resource Management and Public Works Departments. c) All yards (including private) and areas designated for open space purposes shall be landscaped and maintained in accordance with Sections 12-306-N-24 of the FMC. i) All yards and landscaped areas located adjacent to street frontage shall be provided automatic irrigation systems. ii) All yards (including private) and areas designated for open space purposes shall comply with the water efficient landscape standards in accordance with Section 12- 306-N-23 of the FMC. d) All required Walls or fences, which are accessible to the public, shall incorporate an adjacent landscaped buffer area pursuant to the City of Fresno "Anti-Graffiti Landscaped Buffer Development and Planting Standards." Conditions of Approval Conditional Use Permit Application No. C-15-167 December 16, 2015 Revised August 04, 2016 Page 10 of 18 e) Provide for the planting of trees on-site per FMC Section 12-306-N-24-g; except as may be modified herein below: i) Planting of on-site trees shall occur in accordance with the landscape plan which is required to be submitted to the Development Services (Planning) Division for review and approval prior to issuance of building permits. ii) Trees shall be planted in all landscaped areas required in the conditions of approval for Vesting Tentative Tract Map No. 6033/UGM in order to shade and enhance adjacent property and public rights-of-way. f) No building permit shall be issued for any development for which a special permit has been issued until the requirements for street trees as provided in Article 3 of Chapter 11 of the FMC have been met and street tree inspection fees paid pursuant to the Master Fee Schedule. Comply with all requirements included within the attached memorandum from the Public Works Department, Street Maintenance Division dated September 09, 2015. • NOTE: Street trees shall be planted by the property owner and shall be inspected by the City pursuant to the payment of street tree inspection fees. • NOTE: The Department of Public Works may approve a request for waiver of street tree requirements if the applicant agrees to plant the minimum number of streets trees required based upon the linear feet of street frontage on private property within ten feet of the back of the sidewalk. Based upon the proposed building setbacks of proposed structures to public rights-of-way, street trees may not be required to be planted within a 10-foot Public Planting and Utility Easement (to be determined by the City Engineer). • NOTE: The number and location of street trees for the proposed project shall be approved by the Department of Public Works, Parks Supervisor prior to approval of landscape plans and prior to issuance of a street tree planting permit. The approved landscape plan, properly scaled and dimensioned, shall serve as a street tree planting permit for on-site trees not in the public right of way. A copy of this plan shall be kept at the job site at all times. i) Call (559) 621-5600 to notify the Public Works Department Construction Management Division 72 hours prior to tree hole drilling/tree planting in the public right-of-way, in order to verify tree locations, to obtain inspection of drilling operations, and to check backfilling procedures and safety barriers. Conditions of Approval Conditional Use Permit Application No. C-15-167 December 16, 2015 Revised August 04, 2016 Page 11 of 18 ii) All planting, irrigation and related work within the city right-of-way shall comply with the City of Fresno Public Works Department Standard Specifications, Section 25 and 26. iii) All landscaping and related work to be performed within the city right-of-way shall be done by a qualified contractor and requires a street encroachment permit from the Public Works Department prior to commencement. Call (559) 621-8685 for information on encroachment permits and required insurance and bonding. g) Obligations for retention and maintenance of the 5-foot wide end-block landscaped areas required in accordance with the conditions of approval for Vesting Tentative Tract Map No. 6108/UGM dated December 16, 2015, shall be the responsibility of the respective property owner(s) on which the landscaped area is located. i) Pursuant to the conditions of approval for Vesting Tentative Tract Map No. 6108/UGM a covenant shall be recorded for all properties for which retention and maintenance of end-block landscaped is the responsibility of the respective property owner prior to recordation of a Final Map. • NOTE: The covenant shall disclose and acknowledge all responsibilities associated with these conditions of approval (and those associated with approval of Conditional Use Permit Application No. C-15-196) to prospective buyers when individual lots are sold and identify terms, as appropriate, to assure compliance. The covenant shall be prepared in a form approved by the City of Fresno. h) All trees shall be maintained in good health. Trees may not be trimmed or pruned to reduce the natural height or overall crown of the tree, except as necessary for the health of the tree and public safety; or as may otherwise be approved by the Development and Resource Management Department. (Include this note on the site plan and landscape plan.) i) All vegetation shall be maintained free of physical damage or injury from lack of water, excess chemical fertilizer or other toxic chemical, blight, or disease, and any such vegetation which shows signs of such damage or injury at any time shall be replaced by the same, similar, or substitute vegetation of a size, form, and character, which will be comparable at full growth. j) Landscaping shall be kept free from weeds and undesirable grasses. Conditions of Approval Conditional Use Permit Application No. C-15-167 December 16, 2015 Revised August 04, 2016 Page 12 of 18 k) Landscaping must be in place before issuance of the certificates of occupancy for proposed structures. i) A Hold on Occupancy shall be placed on the proposed development until such time that landscaping has been approved and verified for proper installation by the Development and Resource Management Department. (Include this note on the site and landscape plans.) • NOTE: The hold on occupancy may be released at the discretion of the Development and Resource Management Department to subjectively accommodate inappropriate planting conditions, which are outside of the control of the developer/subdivider (e.g. weather conditions which may be prohibitive to planting in a timely and appropriate manner, etc.). • NOTE: The use of utilities for temporary occupancy may be allowed by the Building Official pursuant to FMC Section 13-100.110.1 .2 et seq. ii) Prior to granting of final occupancy, a written certification, signed by a landscape professional approved by the Development and Resource Management Department Director, shall be submitted stating that the required landscaping and irrigation system have been installed in accordance with the landscaping and irrigation plans approved by the Development and Resource Management Department. (Include this note on the site and landscape plans.) 9. FENCES, HEDGES, AND WALLS Fences, hedges and walls shall be provided in accordance with the following: a) All proposed fences, hedges and walls, etc. shall be reviewed and approved prior to installation by the City of Fresno, Development and Resource Management Department. (Include this note on the site plan.) i) Clearly depict any proposed/existing fences, hedges and walls on Exhibit(s) "A" and/or "L" of Conditional Use Permit Application No. C-15-167. Note that all proposed/existing fences, hedges and walls must comply with all policies, ordinances, regulations, etc. of the City of Fresno, Development and Resource Management Department. ii) Submit a rendering depicting the fence, hedge or wall height, material, location etc. for review and approval. 0 NOTE: Only those fences, hedges and walls as shown on the site or landscape Conditions of Approval Conditional Use Permit Application No. C-15-167 December 16, 2015 Revised August 04, 2016 Page 13 of 18 plans shall be reviewed for approval. b) Fences within the interior of the planned development shall be located behind any required end-block landscape areas as required by the conditions of approval for Vesting Tentative Tract Map No. 6108/UGM. c) All fences, hedges and walls shall conform to the provisions of Section 12-306-H of the FMC. • NOTE: Provide a corner cut-off area at all entryways and intersections, where walls or fences are proposed/required, in accordance with Section 12-306-H-3- e of the FMC. Corner cut-offs are established to provide an unobstructed view for vehicular and pedestrian traffic approaching an intersection. They are a triangular area formed by the property lines and a diagonal line adjoining points on the property lines, measured a specific distance from the point of their intersection. At the intersections of streets, this distance is 30 feet. d) Temporary fences to secure projects under construction are allowed. Any temporary fence shall be adequately secured and constructed to prevent overturning due to wind, vandalism, and/or casual contact by the general public. The construction shall be performed in such a manner as to minimize any potential safety hazard, which may occur as a result of improper fence installation or damage to the fence. 8. ACCESS a) There shall be pedestrian access from a dedicated and improved street, alley or recorded private access to property used for residential purposes, the design of which shall be approved by the Director of Public Works. b) Vehicular and/or pedestrian access shall be maintained and remain clear at all times. c) Provide vehicular and/or pedestrian access as noted on Exhibit(s) "A" of Conditional Use Permit Application No. C-15-167. 9. OUTDOOR ADVERTISING AND MARKETING a) Signs, other than directional signs, if applicable, are not approved for installation as part of this special permit. Submit for a separate Master Sign Program or Sign Review Application. Applications and requirements for submittal are available at the Development Services (Planning) Division's Public Front Counter. (Include this note on the site plan). Conditions of Approval Conditional Use Permit Application No. C-15-167 December 16, 2015 Revised August 04, 2016 Page 14 of 18 10.BUILDING STANDARDS AND ELEVATIONS Final building elevations for all structures proposed to be constructed on the subject property shall be submitted to the Development and Resource Management Department, Development Services Division for approval prior to issuance of building permits. The design of the project should address the goal to create a pedestrian scale atmosphere with quality architecture in order to create and achieve a vibrant, livable, walkable, economically viable and sustainable community to enhance the urban form. Buildings should generally be designed to strengthen street scene, integrating private and common area spaces such as to maximize pedestrian use, enjoyment and amenity associated with the planned development. Building elevations shall comply with the following requirements: a) All proposed buildings shall include design features and decorative treatments. Visible sides of buildings shall not be developed with featureless "blank" walls. Design measures should be utilized to avoid large scale, massive, monolithic, and repetitive "institutional" visual appearances. Submit elevations inclusive of modifications for review and approval. i) Buildings shall have an attractive appearance on all sides, not just on their front elevations. Side and rear elevations which are visible from the public rights-of-way or which are adjacent to common areas or paths of travel should incorporate aesthetic enhancements to reinforce the quality and character of the development. Design features such as the extension of roof treatments to the sides and backs of buildings; provision of overhangs, awnings and sunscreens; and, use of texture, relief, and/or color can be utilized to add interest to otherwise blank walls. • NOTE: Aesthetic enhancements may include a variety of elements including incorporation of architectural character defining features, details and materials, landscaping, decorative fencing, etc. Contact the Development and Resource Management for further information and/or recommendations. Development and Resource Management Department approval shall be obtained for respective elevations of the proposed structures prior to issuance of building permits. ii) Elevations which are visible from the public streets rights-of-way shall incorporate aesthetic enhancements pursuant to the recommendations included herein above. iii) Second-story windows should be directed, to the extent feasible, away from adjacent single-story residential uses; or, adequate setback and landscape Conditions of Approval Conditional Use Permit Application No. C-15-167 December 16, 2015 Revised August 04, 2016 Page 15 of 18 screening shall be provided to protect the privacy of adjacent properties. iv) Roofing material shall consist of: architectural grade composition roofing guaranteed by the manufacturer for at least 20 years; cement or clay tile; treated wood shakes; and/or, architectural-grade metal and coated non-glare decorative metal roofing products. v) Garage doors with decorative features (which may include windows) shall be provided for each dwelling on all lots within the planned development. vi) Where proposed, attic vents shall be decorative, consistent with the style and character of each structure. b) In accordance with City of Fresno guidelines and recommendations from the Fresno Police Department for crime prevention through design, appropriate lighting shall be provided on-site to enhance the appearance of the neighborhood while simultaneously providing a sense of security and safety in order to make it possible to use outdoor living spaces after nightfall. i) Residential lighting fixtures should be scaled to be in keeping with the pedestrian nature of the planned development. ii) Lighting should be designed to make yard and common areas more livable and to allow neighbors to gather and socialize in the evening hours. iii) Lighting fixtures should complement the architectural style of the structures in terms of both color and style. Fixtures attached to structures and complementing their style are preferred. iv) Eave-mounted spotlights should be limited to interior yards and used only to illuminate after-dark activities. The light from these spotlights should be shielded or aimed to eliminate glare escaping into neighbors' yards and windows. c) Clearly identify all condensing units, air conditioning and heating units on the site plans and elevations. i) Mechanical equipment placed on the ground within side yard areas shall not obstruct or impede access for emergency service personnel. Maintain minimum 3- foot wide clear paths around equipment; or, provide approval from the City of Fresno Fire Department respective to mechanical equipment locations. Conditions of Approval Conditional Use Permit Application No. C-15-167 December 16, 2015 Revised August 04, 2016 Page 16 of 18 ii) Roof mounted mechanical equipment shall be recessed and shall not be visible from the public right-of-way. When placed on the ground outside of required yards, condensing units and mechanical equipment shall be screened from view of the public right-of-way with structures, fencing and/or landscaping as may be appropriate. 12.DEVELOPMENT IMPACT FEES City of Fresno Development Impact Fee obligations applicable to this project shall be satisfied in accordance with the fee schedule outlined within the conditions of approval for Vesting Tentative Tract Map No. 6108/UGM dated December 16, 2015. The specified fees will be payable at time of recordation of a Final Map, issuance of building permit, at time of issuance of certificate of occupancy, or may be eligible to be deferred with a fee deferral covenant. PART E - CITY AND OTHER SERVICES 1. TRANSPORTATION/TRAFFIC PLANNING and FAX REQUIREMENTS a) Comply with all of the requirements included within the attached Public Works Department, Traffic and Engineering Services Division memorandums dated December 01 , 2015 and September 02, 2015; and the following: i) Dedicate a 25-foot (minimum) easement for Landscape, Bike and Pedestrian purposes only along the North Fowler Avenue frontage of all lots within the proposed subdivision. 2. PUBLIC UTILITIES REQUIREMENTS a) Comply with all of the requirements included within the attached Department of Public Utilities, Planning and Engineering Division (Sanitary Sewer) memorandum dated December 16, 2015. b) Comply with all of the requirements included within the attached Department of Public Utilities, Water Division memorandum dated December 01 , 2015. 3. SOLID WASTE COLLECTION a) The project will be serviced as Single Family Residential properties with Basic Container Service (3 container - solid waste, green waste & recyclable material) Conditions of Approval Conditional Use Permit Application No. C-15-167 December 16, 2015 Revised August 04, 2016 Page 17 of 18 5. FIRE PROTECTION REQUIREMENTS a) Comply with all of the requirements included within the attached City of Fresno Fire Department memorandum dated November 24, 2015. 6. FLOOD CONTROL REQUIREMENTS a) Comply with all of the requirements included within the attached Fresno Metropolitan Flood Control District memorandum dated December 09, 2015. 7. SAN JOAQUIN VALLEY AIR POLLUTION CONTROL DISTRICT a) The subdivider/developer shall comply with all regulations and rules applicable to the development of the subject property in accordance with SJVAPCD requirements and the mitigation measure requirements included herein above. Comply with all requirements included within the attached memorandum from the SJVAPCD dated November 19, 2015. 8. FRESNO IRRIGATION DISTRICT a) Comply with all of the requirements included within the attached Fresno Irrigation District memorandum dated December 09, 2015. 9. COUNTY OF FRESNO, DEPARTMENT OF COMMUNITY HEALTH a) Comply with all of the requirements included within the attached County of Fresno, Department of Public Health memorandum dated November 09, 2015. 10.CLOVIS UNIFIED SCHOOL DISTRICT a) Comply with all requirements included within the attached Clovis Unified School District memorandum dated November 09, 2015. PART F - MISCELLANEOUS Approval of this site plan is contingent upon the submittal of corrected site plans showing all existing/proposed on-site conditions as reflected on all exhibits and the following: 1. If archaeological and/or animal fossil material is encountered during project surveying, grading, excavating, or construction, work shall stop immediately. Conditions of Approval Conditional Use Permit Application No. C-15-167 December 16, 2015 Revised August 04, 2016 Page 18 of 18 2. If there are suspected human remains, the Fresno County Coroner shall be immediately contacted. If the remains or other archaeological material is possibly Native American in origin, the Native American Heritage Commission (Phone: 916/653-4082) shall be immediately contacted, and the California Archaeological Inventory/Southern San Joaquin Valley Information Center (Phone: 805/644-2289) shall be contacted to obtain a referral list of recognized archaeologists. An archaeological assessment shall be conducted for the project, the site shall be formally recorded, and recommendations made to the City as to any further site investigation or site avoidance/preservation. 3. If animal fossils are uncovered, the Museum of Paleontology, U.C. Berkeley shall be contacted to obtain a referral list of recognized paleontologists. A paleontologist shall conduct an assessment and, if the paleontologist determines the material to be significant, it shall be preserved. Unless the Planning Commission decision is set for hearing to the Council in accordance with Section 12-406-J of the FMC, the decision of the Commission shall be final and effective at 12:01 a.m. on the sixteenth day after the date of the decision, subject to writ of administrative mandamus under 1094.6 of the Code of Civil Procedures. REVISED THE NORTHWEST OORNER OF SECTION 27-13/21 Tl- N TAT 1 V E MAP 'FIR Nn. Fri.).:,: ' T c EAST SHIELDS AVENUE TRAC" No . 6108 ui Ld w R-1/JGM/cz A VESTI N G MAP QI i i� I :: } : :° : F: :: _ Q Q w A PHASED MAP SITE A PLANNED UNIT DEVELOPMENT w ui 11 56*± wl± 46'± 46'± 50'± 1 � I A N 310-040-38 & 39 a1 I= v)- 11-8' PUE Lu EAST CLINTON AVENUE -i Ld -T AREA 6. 54 ACRES 5 NE '7 00 :H :@H uj L, D ui 011 z: 0 < co L5 LE o LL- GROSS AREA 7.34 ACRES N.T.S- t3,±= 4Vt =1 Ll & z f TX. 36"1SD < 0 Fw- EAST1�1�1111) AVENUEz IMPROVEIVIEWS TO UL INSTALLED: V) A.T. & S.F. 1. STREETS -- PUBLIC-CITY OF FRESNO ALTERNATE DESIGN 46'± EX. 36" SID 11 ( 2. SEWER - iCITY OF FRESNO STANDARDS C) Nr I VICINITY MAP DI x it LL 'C-4 1 7, 1111"IT7 ::Ty of- FRESIx ISTANDAPIDS Z �'I i w I — — — — — — — — I IzH 10 :c'q'-- 9 :el 8 it 4. CURB & GUTTER - CITY OF FRESNO ALTERNATE DESIGN 10 ao 111 -- --I- 1 � 9 5. SIDEWALK -- CITY OF FRESNO STANDARDS 44 L 6. STREET LI HTS - CITY OF FRESNO STANDARDS w i 8" WATER — — — — 8: PUE 7 :nH 6 7. DRAINAGE -- FRESNO METROPOLITAN FLOOD CONTROL DISTRICT .7 1 51,± 46'± 49'± 8. GAS & ELE�CTRICITY - PACIFIC GAS & ELECTRIC 5' LE 49'* 49'± 9. TELEPHONE- - A.T&T. (91± n 3.5' 23.5- I Y.. j, 2 -H uj 10. CABLE TELIEVISION - COMCAST w D ca 55 1 13 12 CL t :H 121'± 14 NOTES: Ld --�Lq,± 46± 54 �oh1. EXISTING ZONING C-M/UGM/cz & R-l/UGM =-7— 2. PROPOSED ZONING - R-1/UGM V) 15 3. EXISTING USE - VACANT RRACE AVENUEAVENUE1 Lo 53 7 W cm w 97'± 4. THERE AFRE NO WELLS, CESSPOOLS, SEWER, CULVERTS, DUMPSITES x m i+ 75'1 OR OTHEFR UNDERGROUND STRUCTURES WITHIN THIS SUBDIVISION. 5. THERE A NOT EXISTING AREAS WITHIN THIS SUBDIVISION THAT i w 52 C 31 cwL 30 10 ARE SUB ECT TO INUNDATION OR STORM WATER OVERFLOW. 77'± 16 AL 92'± — 1+ k* 6. THE SUBIDIVISION DESIGN PROVIDES, TO THE EXTENT FEASIBLE, En �l . 74'± :H 76'± FOR PAS�31VE NATURAL HEATING OR COOLING OPPORTUNITIES BY 51 :H n 32 6' PUE MAXIMIZING NORTH-SOUTH FACING BUILDINGS. 19 LOTS W 92'± 29 :H w 7. THERE IS LESS THAN A 6" DIFFERENCE BETWEEN THIS TRACT AND J Z 17 r- 50 :H ADJACENT' PROPERTIES. 74'± z ry 33 76'± SCALE: 1 80' al 1 al I J'`. S. THERE AFRE NO EXISTING TREES WITHIN THIS PROPERTY, 92'1 77'± ..... .... ui 49 :H m 28 :mH 9. THERE AFRE NO EXISTING ABOVE GROUND USES OR STRUCTURES Zv I:H 34 :H 11; 18 21' 1 n 27' WITHIN TI­4E LIMITS OF THIS SUBDIVISION. 27' 25' PP UE 1 21 77'± 74'± 76*± Z) 7ETS 92'± 10. THE STRE. WITHIN THE BOUNDARIES OF THIS SUBDIVISION SHALL BE x 6' PUE 6- PuE 1­--6' PUE OFFERED FOR DEDICATION FOR PUBLIC STREET PURPOSES. t8 :H r-- :H I"' 35 -H (1 PE—, 27 La 19 T7'± PL CIL PIL 11. THERE SFiALL BE A 10' LANDSCAPE EASEMENT ALONG CLINTON AVENUE, 92'± 76'± % " : I 74'± LANDSCAPE AND TRAIL EASEMENT ALONG FOWLER AVENUE. ui AND A 25 47 ,1-6' PUE--+ 21.0' #--6' PUE--7' Z-1-1 -pi 36 :�" G J 12. THERE SFIALL BE A 5' & 6' PUBLIC UTILITY EASEMENT AND A 2' PEDESTRIAN 175- 92'± m 3.5 —1T5' 5.5' 4.5 EASEMENir ALONG THE LOT FRONTAGES. 77'± -H 3S I 26 zHl 20 -K 4411 '--l' PE -50 —N56.. I I-H rr. C2 m 46 -- 76'± 13. AAAAA- INDICATES RELINQUISHMENT OF DIRECT ACCESS RIGHTS. w- 37 74'± 92'± 77 t �s 3(1 0 1 J w I:H 21 SIDEWALK t-H 45 - VI C) Z 141 c� +1 5 bj WEDGE CURB ALONG LOT 6' PUE 38 z 76'1 WEDGE CURB ALONG LOT I\ =— [ - FRONTAGES. FRONTAGES. 92'± IS I A 48' INTERIOR STREETS a:I I Lo,I . - uj i:�, 22 LEGEND: I W :H 44 to ti I . I a, EAST 3:1 (n In n [PROVIDENCE AVENUE 76'± PROPOSED BLOCK WALL ; I In 1� f. 00 PO EXISTING CURB AND GUTTER —37-'±i RECEIVED 4 11v X.I I . i: 23 w x -±T 37:F �7 0 a5' PUE 76'± EXISTING MEDIAN CURB z :H — -H a_ x•. 1 1 zl ipJ 43 ` 39:' 27' 27 AUG 0 4 2016 co cc o � -H c� EXISTING PROPERTY LINE 24 :H .. . PROPOSED PROPERTY LINE DARM DEVELOPMENT SERVICES=1 z 01 F L a 'Ll 37'± 1 31'± 1 1 L 65'± `; 9v)1 \AALAA" CITY OF FRESNO SITE BOUNDARY LINE EASr CLUIN�TON �� �� EX- 1 EX. 12" SEWER EX. 12" WATER EX. 12" WATER­ — — — — — — — — ­ - -------•------- ---------------N�N- THE SWDMESr CORNER OF MiE NORMEST \--EX. AC DIKE THE SOUTH LINE OF THE NORTHWEST U'QU ARTER OF SEMM V-13/11 QUARTER OF SECTION 27-13/21 RP: -B K J, I R U R A L R E S I D E N T I A L A E - 2 0 GARY G. GIANNETTA RECORD OWNERS: SUBDIVIDER: CIVIL ENGINEERING & LAND SURVEYING FOWLER DEVELOPMENT COMPANY INC. FOWLER DEVELOPMENT COMPANY INC. 1396 W. HERNDON AVE. STE 101 1396 W. HERNDON AVE. STE 101 1119 "S" STREET FRESNO, CA. 93711 FRESNO, CA. 93711 REV: /26/16 FRESNO, CA 93721 (559) 436-0900 (559) 436-0900 DATE: 1 2/29/15 (559) 264-3590 EAST SHIELDS AVENUE NOTES: w w w 1. CONTACT SO ID WASTE DIVISION FOR APPOINTMENT TO ESTABLISH ACCESS 19. APPROVAL OF THIS SPECIAL PERMIT MAY BECOME NULL AND VOID IN THE > > AND IMPROVEMENTS REQUIRED AS CONDITIONS OF PROVIDING DISPOSAL EVENT THAT DEVELOPMENT IS NOT COMPLETED IN ACCORDANCE WITH ALL z z z THE CONDITIONS AND REQUIREMENTS IMPOSED ON THIS SPECIAL PERMIT, Lli iii SERVICE. 621-6888 THE ZONING ORDINANCE, AND ALL PUBLIC WORKS STANDARDS AND a ¢ 2. THE SANITARY SEWER SERVICES, WATER, GAS AND ANY OTHER UNDERGROUND SPECIFICATIONS. THE PLANNING AND DEVELOPMENT SHALL NOT ASSUME SERVICE CONNECTIONS SHALL BE COMPLETED IN ALL AREAS TO BE PAVED RESPONSIBILITY FOR ANY DELETIONS OR OMISSIONS RESULTING FROM THE SITE PRIOR TO PL.ACEMENT OF ASPHALT CONCRETE ON SITE. SPECIAL PERMIT REVIEW PROCESS OR FOR ADDITIONS OR ALTERATIONS TO 3. ANY SURVEY MONUMENTS WITHIN THE AREA OF CONSTRUCTION SHALL BE CONSTRUCTION PLAN NOT SPECIFICALLY SUBMITTED AND REVIEWED AND PRESERVED OR RESET BY A PERSON LICENSED TO PRACTICE LAND APPROVED PURSUANT TO THIS SPECIAL PERMIT OR SUBSEQUENT •,..• ..; ..; SURVEYING IN THE STATE OF CALIFORNIA.. AMENDMENTS OR REVISIONS- EAST CLINTON AVENUE w 4. ALL SIGN PROPOSALS TO BE SUBMITTED TO PLANNING DEPARTMENT FOR 20. ALL FUTURE PROPOSED FENCES, HEDGES AND WALLS, ETC. SHALL BE J cREVIEWED AND APPROVED BY THE CITY OF FRESNO, PLANNING AND z SEPARATE SIGN REVIEW PRIOR TO INSTALLATION FOR VERIFICATION OF O COMPLIANCE WITH ZONING ORDINANCES. DEVELOPMENT DEPARMENT PRIOR TO INSTALLATION. ' - i- w 5. REPAIR ALL AMAGED AND/OR OFF-GRADE CONCRETE STREET IMPROVEMENTS w ` "+"" " ' ` / 21. IF ANIMAL FOSSILS ARE UNCOVERED. THE MUSEUM OF PALEONTOLOGY, U.C. SCALE: 1 = 60 0 :S = AS DETERMINED BY THE CONSTRUCTION MANAGEMENT ENGINEER PRIOR TO BERKELEY SHALL BE CONTACTED TO OBTAIN A REFERRAL LIST OF w N.T.S. Q w OCCUPANCY. RECOGNIZED PALEONTOLOGISTS. A PALEONTOLOGIST SHALL CONDUCT AN O ~ 6. TWO MEANS OF INGRESS/EGRESS MUST BE MAINTAINED DURING ALL PHASES ASSESSMENT AND, IF THE PALEONTOLOGIST DETERMINES THE MATERIAL TO 60 0 60 m SINGLE FAMILY ESIDENTIAL Z z Z OF DEVELOP ENT. BE SIGNIFICANT, IT SHALL BE PRESERVED. o R-1/UGM/ z A.T. & S.F. 7. ANY UTILE TIE REQUIRING RELOCATION SHALL BE THE RESPONSIBILITY AND 22• INSTALL STREET LIGHTS ON ALL FRONTAGES TO CITY STANDARDS AS Z z DETERMINED BY THE CITY TRAFFIC ENGINEER. STREET LIGHTING PLANS zit I I z I < J AT THE EXPENSE OF THE DEVELOPER. FIRE HYDRANTS WILL BE RELOCATED ARE REQUIRED AND MUST BE APPROVED BY THE PUBLIC WORKS w w Q VICINITY MAP BY CITY FOR CES, DEVELOPER IS RESPONSIBLE TO NO CITY WATER DEPARTMENT/TRAFFIC ENGINEERING PRIOR TO COMMENCEMENT OF THE 1 DIVISION AT 621-5300 TO ARRANGE AND COORDINATE WORK. WORK. X11LdoQ o r h I ;. 8. NO USES OF LAND, BUILDING OR STRUCTURES OTHER THAN THOSE 23. CONTACT PUBLIC WORKS DEPARTMENT, TRAFFIC ENGINEERING SERVICES 0 014 I I II � : I �� PL CL pL SPECIFICALL APPROVED PURSUANT TO THIS SITE PLAN SHALL BE 621-8807, 10 WORKING DAYS PRIOR TO ANY OFF-SITE CONCRETE X11 I 1 ,;' 1 3 * 47. PERMITTED. CONSTRUCTION. Ld SII 1 w I I ul w 5' PUE 23.5' L 23.5' 6' PUE 9. LANDSCAPIN SHALL BE MAINTAINED IN GOOD HEALTH. TREES 24. IF THERE ARE SUSPECTED HUMAN REMAINS, THE FRESNO COUNTY CORONER SII I Z I '; co I: K 244 t E 3 ' PE MAY NOT B TRIMMED OR PRUNED TO REDUCE THE NATURAL HEIGHT SHALL BE IMMEDIATELY CONTACTED. IF THE REMAINS OR OTHER � 5 5.0' 8.5' 1 5.0' W c� 56�f 46't 4fi' 46'f _ 50'f ** OR OVERALL CROWN OF THE TREE, EXCEPT AS NECESSARY FOR THE ARCHAEOLOGICAL MATERIAL IS POSSIBLY NATIVE AMERICAN IN ORIGIN, X11 I 9I ``- X ' I X II--6' PUE -1 F � I - 18' 18' HEALTH OF HE TREE AND PUBLIC SAFETY; OR AS MAY OTHERWISE THE NATIVE AMERICAN HERITAGE COMMISSION (PHONE: 916/653-4082) �_;. w .. w u"''.. �II I Q I I II H 3' O 3' 3' 4 3' 3' BE APPROVED BY THE DEVELOPMENT DEPARTMENT. SHALL BE IMMEDIATELY CONTACTED, AND THE CALIFORNIA fy_rill I I v " I v I "I I I I- II +� 1 © SIDEWALK 0 SIDEWALK 10. SIGNS, OTHER THAN DIRECTIONAL SIGNS, ARE NOT APPROVED FOR ARCHAEOLOGICAL INVENTORY/SOUTHERN SAN JOAQUIN VALLEY INFORMATION 11 x 1 ° 1 °n°1 1 2 1 1 3 ,,---H�°a1 1 4 ^1 5 +�I cn *** WEDGE CURB ALONG WEDGE CURB ALONG INSTALLATIONAS PART OF THIS SPECIAL PERMIT. SUBMIT FORA CENTER (PHONE: 805/644-2289) SHALL BE CONTACTED TO OBTAIN A 11 w ;• ,w I w rL 1 rn LOT FRONTAGES. 47' EAST HARVARD AVENUE LOT FRONTAGES. SEPARATE MASTER SIGN PROGRAM OR SIGN REVIEW APPLICATION. REFERRAL LIST OF RECOGNIZED ARCHAEOLOGISTS. AN ARCHAEOLOGICAL 5' LE N 3' 3' 3' , �-3'^ 01 APPLICATION AND REQUIREMENTS FOR SUBMITTAL ARE AVAILABLE AT ASSESSMENT SHALL BE CONDUCTED FOR THE PROJECT, THE SITE SHALL BE 43'f 46't 4� S * 6' PUE ON SIDEYARDS THE PLANNI G DIVISION'S PUBLIC FRONT COUNTER. FORMALLY RECORDED, AND RECOMMENDATIONS MADE TO THE CITY AS TO ANY II I = _ _ �� 1 EX. 36" SID X I FURTHER SITE INVESTIGATION OR SITE AVOIDANCE/PRESERVATION. Q I TO REMAIN w ** 5 LE ON SIDEYARDS 11. A BACKFLOW PREVENTION DEVICE IS REQUIRED. CONTACT WATER 25. CONSTRUCT CONCRETE DRIVEWAY APPROACH TO PUBLIC WORKS Q II I 1 w I I 5.5• 1 *** STANDARD CURB AND GUTTER ON SIDEYARDS DIVISION AT 621-5300 FOR REQUIREMENTS; DEVICES MUST BE STANDARDS P-1 AND P-6. 26 -- - - - INSTALLED CN-SITE IN A LOCATION APPROVED BY THE CROSSbi ( ) II 1 0 I 1 - - - - - - - - - - - CONNECTION CONTROL OFFICER; A PLUMBING PERMIT IS REQUIRED o �'' - - - - - - 26 CONSTRUCT CONCRETE CURB RAMP TO PUBLIC WORKS STANDARD(S) L 26 EAST 5.5' 18' 23.5' 31 HARVARD AVENU 6'f PL CL PL 0 TO INSTALL DEVICE; BACKFLOW PREVENTION DEVICES REQUIRED P-28 Q 48' SHALL BE INSTALLED AT CONSUMER'S EXPENSE BY A QUALIFIED II I I `" I �- - - 5' PUE 1' 1' �R 6' PUE JOURNEYMANPLUMBER CERTIFIED AS COMPETENT FOR SUCH 27. ALL CONSTRUCTION WORK ON THIS PROJECT IS SUBJECT TO o I �^'.:. Tw PURPOSES Y THE WATER SYSTEMS MANAGER; BACKFLOW DEVICES io I I3g'f 46'f 49' 1 INTERRUPTION IF THE ROAD SYSTEM BECOMES IMPASSABLE FOR FIRE 1 rj II EX. 36 SD TO REMAIN rlr,7 � I R=4)' / PE MUST BE TESTED AND ACCEPTED BY THE WATER DIVISION PRIOR TO APPARATUS DUE TO RAIN OR OTHER OBSTACLES. ALL REQUIRED FIRE ^ 3, 3, ^ \•; ,/ T3.517.5' 17.5 5.5' 4.5' "'` ".' , GRANTING UILDING FINAL; DEVELOPER IS RESPONSIBLE TO CONTACT ACCESS LANES SHALL BE PROVIDED AND MAINTAINED WITH AN APPROVED x 11 I I v I cN�t. Q -H1 11n 1 1 N 3' 1 S� - i ,�4� 1 N ` 'ALL WEATHER' SURFACE CAPABLE OF SUPPORTING 80,000 LB. VEHICLES w I EX.1SIDEWALK-ITTO REMAIN (TYP.) THE WATER IVI510N A MINIMUM OF 5 DAYS PRIOR TO REQUEST FOR II1 0 N �I II , Ip SIDEWALK FINAL BUILDING INSPECTION. (MINIMUM 4" OF BASE ROCK OVER COMPACTED OR UNDISTURBED SOIL OR PER APPROVED ENGINEERED PLANS) YEAR-ROUND AND WITH 24 FEET 3 3 1 N ** WEDGE CURB WEDGE CURB ALONG 12. TWO WORKIN DAYS BEFORE COMMENCING EXCAVATION OPERATIONS EX. 8" WATER TO REMAIN 1 11-6' PUE I� -H _H1 LOT FRONTAGES. WITHIN THE STREET RIGHT-OF-WAY AND/OR UTILITY EASEMENTS, ALL MINIMUM WIDTH OR OTHER APPROVED METHOD THAT WOULD PREVENT - _ - - _ - -T � L - -�J L 4 - J 7 I I 6 1 48 INTERIOR STREETS LOT FRONTAGES. EXISTING UNDERGROUND FACILITIES SHALL HAVE BEEN LOCATED BY SHOULDER DEGRADATION. 1� 52'± 46't 49'f N , a ^• 146't 4 * 6 PUE ON SIDEYARDS UNDERGROUND SERVICES ALERT (USA), CALL 1-800-642-2444 II I 5 LE _ _ _ 3 3 �4 • • • w I �.,:;, '��� 28. PRIOR TO GRANTING OF FINAL OCCUPANCY, A WRITTEN CERTIFICATION II I I -rT - T '. 4 'f r'C' -.-`1 _, _ ** STANDARD CURB AND GUTTER ON SIDEYARDS 13. AS REQUIRE BY THE CALIFORNIA ADMINISTRATION CODE (TITLE 24), AN SIGNED BY A LANDSCAPE PROFESSIONAL APPROVED BY THE PLANNING 101'f� H 1+1 3 3 3 49 t 49: UNOBSTRUC D 4-FOOT MINIMUM PATH OF TRAVEL ALONG THE PUBLIC O 11 I I 1 r w, _j 1 N -H p AND DEVELOPMENT DEPARTMENT DIRECTOR, SHALL BE SUBMITTED STATING ~ I R..II 55 � � �JIJ 27• 3. fjr. 3' io1 I ^ �I 98'f 14' 3 SIDEWALK WITHIN THE LIMITS OF THE PROPERTY IS PROVIDED. THAT THE REQUIRED LANDSCAPING AND IRRIGATION SYSTEM HAVE BEEN 0 1 O °- "04.5' 7' 18' +I ? r` u� - - - z INSTALLED IN ACCORDANCE WITH THE LANDSCAPING AND IRRIGATION 5s 1 X55 1 1 �1 1� 1 a 1 1,3 1 ; ::' a 36' 14. RAMP AND IDE SLOPES SHALL BE ROUGH BROOM FINISH PARALLEL TO PLANS APPROVED BY THE PLANNING DIVISION. -= - 0 11 I I�0 r 3 * N 14 0 ,I GROOVING. - II 121 f 'L' o 42' f _j w 12' 12' 12' 15. EACH CURB RAMP SHALL HAVE A DETECTABLE WARNING DEVICE AS PER 29. WALKWAYS CONNECTING ACCESSIBLE ENTRANCES AND OTHER FEATURES z 1 z I I 54 - N L�,�59 ._L LL 46_� � �N 3' �f I1 I I 1 108'f j pI 1 �� �c / " o PW STD. D GS. P-32. CANNOT SLOPE MORE THAN 5% IN THE DIRECTION OF TRAVEL NOR HAVE w, I I H in w A CROSS SLOPES EXCEEDING 2%. w Z - - -27-' U5.5' \`x ?f f Z 16. IF ARCHAEO LOGICAL AND/OR ANIMAL FOSSIL MATERIAL IS ENCOUNTERED r II w Q - - r EAST 4.5' 17' 0 I m 1D' w� R_ I R 40' / o Lil DURING PRO JECT SURVEYING, GRADING, EXCAVATING, OR CONSTRUCTION, 30. TRUNCATED DOMES TO BE PLACED ON THE FULL WIDTH AND LENGTH OF X O w f! - - 12' TRAI J w II I r�3 ;.� Qi Ila 2p0' �r-� 1 © WORK SHALL- STOP IMMEDIATELY. ALL ON-SITE CURB RAMPS. Q J I p I "'Ill TERRACE 4 17 21' AVE UE 1 f0. (I1 SECTION A-A Q 1 I 97't { :-, r: W 17. UNDERGROUND ALL EXISTING OFFSITE OVERHEAD UTILITIES WITHIN THE ,• / 31 DESIGN AND CONSTRUCT CURB, GUTTER, 16 FT AC PAVING, AND 5 FT I J - NJ !�`p\ _ _ _ _ I11i`D-, '') !�; i;e:;: • .,••. v 37,E LIMITS OF IS SITE/MAP A5 PER FMC SECTION i2-1011, SECTION 8-801 RESIDENTIAL SIDEWALK PATTERN TO PUBLIC WdRKS STD. P-5. .:.. .:r {J) 11 I Y a 25' 13PLE Ir `��,~56 t 62'f I- ; 5't JJ L - J 37' AND RES. N 0. 78-522/88-229. I � I ' �f T s' I 1 ip 'pry II 1 - C�� ;. -�r':;$ j y .`., t 32. CONSTRUCT FULL OFFSITE IMPROVEMENTS CURB, GUTTER, SIDEWALK, ETC. 11 0 �r152 X11 �, L �� _ Ix .... :: .:� .. : :..:. A , . °•°•; Q I m I X 92 t 7 31 I w1 +111 r ,,'.$jj .;�. 18 INSTALL 30" STATE STANDARD "STOP" SIGN 5) AT LOCATION 5) SHOWN. ( �. Z 11 I I cv w _ _ 77'f `n1 ►� 30 T� II:H ,I 6 I� ;;;'; \ SIGN SHALL BE MOUNTED ON A 2" GALVANIZED POST WITH THE BOTTOM _ _ _ I OF THE SIG 7" ABOVE GROUND; LOCATED BEHIND CURB AND INMEDIATELY X v ' Q w I `"� 1a 5 10' L 7`} f J1 � ,� �J� f.., LL BLOCK WALL ^O q BEHIND MAJOR STREET SIDEWALK. Z9 I ` w II I I � "' �� J I I �1; 3 2 ;, 1"' 1a' �1 r s r..: :-� ..�: w BLOCK CK WALL ,•: �6' PUE - �I 29 �' �1i 4 1 I:H 10, -H ?:: c� _ _ 37'� ;.',:; ..... Oil 1 I �A 4 AI;., 50 � r-111 Irn 77'f �1 '' 6' PUE�11 w 111 1 7 ►) I� z VARIES 17' 9' 37't 11 I I 92'f z 1 11r,, 33 �, I L - _ �C6' PHE (!} 37'± a . II w - W 7' 77'f Z - - ::�' VARIES 21 -26 ,.. �, IF a•. ' �� io I I 1+I�., I+1 I' hl +I 28 I co I xII , � 1 ..M>y; ; LLjI1 �I m 6' UE 1 �II� 77 �, 7 ,•�IIr 1 6 t =�: =.1:: LEGEND: 3 - - L - L ��t- J 1' ' 27' - J PLAN . .1 I 92't �1 I., - - - - 17' n' 1 - O o 'u� N O I U _H I 48 '� X111 27+21 1 ,�10' a' S 5'. 10' ~ ~ h PROPOSED BLOCK WALL X F7 co 4.5' I -H ' +I co m EX. BLOCK WALL 3- 92'f 5.5' I a 35 1;, _ I 27 II w I +H 1 g � 5' PLAN 2 �' co PLAN 2 00 BLOCK WALL 7' 77' "' �I ;., X11 € 111 1' 1� w cn ----- - - CENTERLINE I Li r� 11 F 10 2 :HL -74' JI I __ - i- r- 1jj :H RCH Q Q ¢ PROPOSED CURB AND GUTTER II I "' iI 1 n 4 "� �,I s F I 36 11 3 I r- 6'f -I r n ,1 > > _ � O P p I 1' ' PE 1 11 r� I r i r 111+I 1� -H __ I{ I 5' S' VARIES 24'-37' � II i° , - - % 1 L 77't J H 26 "' x'11 11� .�0 , � � 11 PORCH LL RAGE -- PORCH EXISTING MEDIAN CURB m 50 56' H 92 f �1 I - - - �1 - 1 4 - 1 cO 11 r 1 j _� I i� 1•., 46 "�r111 I�� +1 7' 17,_-6 f J �1 / 1 Ili I +I +I r EXISTING PROPERTY LINE O 11 Q I .., �r ^� 37 ►� I 74 w I r -- - GARAGE IL- I GARAGE N N o O x 11 I 1 30' +� 92 �T K' T 77'f J1a' z 1 1a'�' L-- L-- °' a' co PROPOSED PROPERTY LINE Go w I1 1 v a I 1 � - 10' I I - - - I w ;,� +111 '111 ►� �) 1 I _ PLAN 2Gi p Q _ - - - - I o I I 45 '�VIII IF -H �Lr)1� 25 n11 I11� I� 5' PU + '::.'' `. ^ 6' PUE BUILDING SETBACK LINE X11 I a I r' 92't J11 O I 11a^tih X38 . 1� ` lio poj 1I 1 1L _'_6 t J 2' PE ,-T,37, ".' 1' PE3 :, _ q, 5' S' PLAN 2 X11 1 c I , - Z L° B5'}10 �- 62�t `�s� -" - 6' PUE '4'`:,� - - -- j j t,; :, _ PROPOSED SIDEWALK PER 011 I m 25' BPLE - 1 �, .�` s'... iDKri _SIbE141E< ,�:` P.W. STD. P-5 11 I : I �inl I l. 1 I '"' 22 1 ,1 PORCH , SII 1 m 1 I �' 1 44 "' EAST a' z,' - 1 1 11� ;•� I� i1 5 5' SITE BOUNDARY LINE I 7' <11 © 47'I 1 w raj, R=20'PROVIDENCE 4.5' 17' 2�A1/E UE7 �6 = I GARAGE I'_ 1 PORCH 26 SEE CORRESPONDING NOTES II I cn 9, .. 1. �$ 26 a Ir - 10' 39 ® 1i f1 0 II I I �1 ` �r 29' Q' �' Fy -- - _ ` = 4 1� ;?3 1 LOTS 31 --38 LOT 39-40 LOT A-r-43 _ • ��_ 1 GARAGE - -- -- EXISTING SEWER MAIN TO REMAIN w 11 0_1a O Q X �'S � � �`37'± W 37' a 7'1 I `366't 1 114 n I SCALE 1"=20' SCALE 1"=20' SCALE 1"=20' 6' PUE ^.• z - - - II I I Z I _ +1 ,T' 1 6't J 1' PE :3?' = EXISTING WATER MAIN TO REMAIN �� a PUE L -- - 46 t 4 '. ao -H1 4 I 1`f' of 15' LE :4: r' I> .EWIs :.:- (' II j� 42�I �1 1 39� 27' 27' p1 ';: 1 +i 1�+1 w :•� - - - - EXISTING STORM DRAIN TO REMAIN 41 I 4 3 0 m 1 1 ao ' 41 11 r__ 11 -:,, 49 * EXISTING DRAIN INLET TO REMAIN II I w I w _ 3' 3' 3' o I , 4.5' 1 a.5' 24 a 10 w z I 3 � J L J 3 5-5' 5.5' 0 I s' : 1I 1 _I w 18 T 65' - VARIES 26-28' z �1 z 51't 66't 'i EX. SIDEWALK TO REMAIN P. �I �` LOT 44-53 11 z w I x EAST 4- I iv N SCALE 1'=20' w co co EX. 18" SD TO REMAIN PROPOSED SIDEWALK (TYP.) 1 84'± 26 ";� AVENUE __ , :''`,.'` CLINTON EX. 12" SEWER TO REMAIN 2 EX. CURB & GUTTER TO REMAIN EX. 12" WATER TO REMAIN I - EX. 12" WATER TO REMAIN 445't EX. CURE & GUTTER TO BE REMOVED ;,,, PLAN 1 _ _ _ ___ __ _ _ _ ____ REVISED - - - - PLAN 1 +I +I - F - SITE P ----------------- ----------- ---- ------------ - - w w r, I- LAN 1 I EX. AC DIKE �- a 5J_F� S' -H LOT 54-55 S' PORCH 5, PORCH GARAGE SCALE 1 =20 1 •Y. r: - GARAGE L== ORCH 8 f PL. N ,-nl !rIT 39 LL=_ - P GARAGE ROJ ENG. L S' � A� 41 & - LL P TRACT 6108 TRAFFIC ENC RURAL RESIDENTIAL cor�D. APPROVED L . AE-2o Q 6' PUE NET AREA = 6. 54 ACRES 2 CITY OF FRESNO DEV: FRESNO COUNTY Q 5' PUE - c _ � -..• .A' 6' PUE GROSS AREA 7. 34 ACRES DE - - - - 4.5' SIDEWALK 49'f - GARY G. GIANNETTA EMORD OWNERS: SUBDIVIDER: CIVIL ENGINEERING & LAND SURVEYING LOT 1 - 10 LOT 1 1 -24 LOT 25-30 FOWL-ER DEVELOPMENT COMPANY INC. FOWLER DEVELOPMENT COMPANY INC. REV: 8/4/16 Q 1119 "S" STREET 1396 W. HERNDON AVE. STE 101 1396 W. HERNDON AVE. STE 101 FRESNO, CA 93721 SCALE I"=20' SCALE 1"=20' SCALE 1"=20' FRE No, CA. 93711 FRESNO, CA. 93711 REV: 5/19/16 (559) 436-0900 (559) 436-0900 DATE: 12/30/15 (559) 264-3590 FAX (559) 264-0696