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Home My WebLink AboutT-6108 - Conditions of Approval - 2/3/2016 "y°' REPORT TO THE PLANNING COMMISSION AGENDA ITEM NO.: VIII.C. COMMISSION MEETING: 12/16/15 APPROVED 8Y December 16, 2015 DEP RTM T DIRECTOR FROM: MIKE SANCHEZ, Assistant Direct Development and Resource Man me Department BY: WILL TACKETT, Supervising Planner Development Services Division SUBJECT: Consideration of Pian Amendment Application No, A-15-002, Rezone Application No. R-15- 009, Conditional Use Permit Application No. C-15-167, Vesting Tentative Tract Map No. 6108/UGM and related Environmental Assessment No. A-15-002/R-15-009/C-15-167/T-6108, filed by Fowler Development Company, Inc. These application pertain to approximately 6.56 acres of property located that the northeast corner of North Fowler and East Clinton Avenues; and, approximately 14.37 acres of property located at the southeast corner of East Shields and North Bliss Avenues. 1. RECOMMEND APPROVAL (to the City Council) of the adoption of the Mitigated Negative Declaration prepared for Environmental Assessment (EA) No. A-15-002/R- 15-009/C-15-167/T-6108 dated November 25, 2015 for purposes of the proposed plan amendment and rezone applications. 2. RECOMMEND APPROVAL (to the City Council) of Plan Amendment Application No. A-15-002 proposing to amend the Fresno General Plan and the McLane Community Plan to change the planned land use designation for the approximately 6.56 acre portion of the subject property from Community Commercial (2.09 ac.) and Medium- Low Density Residential (4.47 ac.) to Medium Density Residential; and, to change the planned land use designation for the approximately 14.37 acre portion of the subject property from Urban Neighborhood to Medium Density Residential. 3. RECOMMEND APPROVAL (to the City Council) of Rezone Application No. R-15-009 to amend the Official Zone Map to rezone the approximately 2.09 acre portion of the subject property from the C-1/UGM/cz (Neighborhood Shopping Center/Urban Growth Management/with conditions of zoning) zone district to the R-1/RS-5/UGM (Single Family Residential/Urban Growth Management) zone district; and, to rezone the approximately 14.37 acre portion of the subject property from the C-M/UGM/cz (Commercial and Light Manufacturing/Urban Growth Management/with conditions of zoning) zone district to the R-1/RS-5/UGM (Single Family ResidentiallUrban Growth Management) zone district. You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) REPORT TO THE PLANNING COMMISSION Plan Amendment Application No. A-15-002 Rezone Application No. R-15-009 CondiUonai Use Permit Application No. C-15-167 Vesting Tentative Tract Mal) No. 6108/UGM December 16, 2015 Page 2 4. APPROVE Conditional Use Permit Application No. C-15-167 subject to the findings included within the Staff Report to tile, Planning Commission dated Decernber 16, 2015; compliance with the Conditions of Approval dated December 16, 20,15; and, contingent upon City Council approval of Plan Amendment Application No. A-15-002, Rezone Application No. R-15-009, and the related environmental assessiTient. 5. APPROVE Vesting Tentative Tract Map No. 6108/UGM subject to the findings included within the Staff Report to the Planning Commission dated December 16, 2015; compliance with the Conditions of Approval dated December 16, 2015; arid, contingent upon City Council approval of Plan Amendment Application No. A-15-002, Rezone Application No. R-15-009, and the related environmental assessment, EXECUTIVE SUMMARY Fowler Development Company, Inc, has filed Plan Amendment Application No. A-15-002, Rezone Application No. R-15-009, Conditional Use Permit Application No. C-15-167, and Vesting Tentative Tract Map No. 6108/UGM pertaining to approximately 6.56 acres of property located at the northeast corner of the intersection of North Fowler and East Clinton Avenues and approximately 14.37 acres of property located at the southeast corner of the intersection of East Shields and North Bliss Avenues, Plan Amendment Appiication No. A-15-002 proposes to amend the Fresno General Plan and McLane Community Plan to change the planned land use designation for the approximately 6.56 acre portion of the subject property From Community Commercial (2.09 ac.) and Medium- Low Density Residential (4.47 ac.) to Medium Density Residential; and to change the planned land use designation for the approximately 14.37 acre portion of the subject property from Urban Neighborhood to Medium Density Residential. Rezone Application No. R-15-009 proposes to rezone the approximately 2,09 acre portion of the subject property from the C-1/UGM/cz (Neighborhood Shopping Center/Urban Growth Management/with conditions of zoning) zone district to the R-1/RS-5/UGM (Single Family Residential/Urban Growth Management) zone district; and, to rezone the approximately 14.37 acre portion of the subject property from the C-M/UGM/cz (Commercial and Light Manufacturing/Urban Growth Management/with conditions of zoning) zone district to the R- 1/RS-5/UGM (Single Family Residential/Urban Growth Management) zone district. The plan amendment and rezone applications have been filed in order to facilitate approval of a proposed 55-lot single family residential public street planned development subdivision of the approximately 6.56 acres of property located at the northeast corner of the intersection of North Fowler and East Clinton Avenue in accordance with Conditional Use Permit Application No. C-15-167 and Vesting Tentative Tract Map No. 61083/UGM. You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) REPORT TO DIE PLANNING COMMiSSION Plan Amendment Application No. A-15-002 Rezone Application No. R-15-009 Conditional Use Permit Application No. C-15-167 Vesting Tentative Tract Map No, 61013/UGM December 16, 2015 Wage 3 PROJECT' INFORMATION PR03Eur See description above in executive summary APPLICANT Fowler- Development Company, Inc. LOCATION ±6,56 ac. - Located on the northeast corner of North Fowler and East Clinton Avenues; arid, ±14.37 ac. - Located on the southeast corner of East Shields and North Bliss Avenues (Council District 4, Councilmember Capriorgiio) SITE SIZE Approximately 20.93 total acres LAND USE Existing - Vacant Proposed Medium Density Residential (5.0-12 dwelling units/acre) ZONING Existing - (±2.09 ac.) - C-1/UGM/cz (Neighborhood Shopping Center/Urban Growth Management/with conditions of zoning); (±4.47 ac.) - R-1/UGM/cz (Single Family Residential/ Urban Growth Management/with conditions of zoning) (±14.37 ac.) - C-M/UGM/cz (Commercial and Light Manufacturing/Urban Growth Management/with conditions of zoning) Proposed - R-1/RS-5/UGM (Single Family Residential/Urban Growth Management) PLAN DESIGNATION The proposed R-1/RS-5/UGM (Single Family residential/Urban AND CONSISTENCY Growth Management) zone district classifications for the subject property and the proposed development of 55 single family residential units on the approximately 6.56 acre portion of the subject property at a density of approximately 8.38 dwelling units/acre are consistent with the proposed Medium Density Residential (5.012 dwelling units/acre) planned land use designations for the subject property. ENVIRONMENTAL Finding of a Mitigated Negative Declaration dated November 25, FINDING 2015. You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) REPORT TO THE 1'I-AWNING COMMISSION Flan Amendment Applicat[on No. A--15-002_ Rezone Application No. R-15-009 Conditional Use Permit Application No. C-15-167 Vesting Tentative Tract Map No, 6108/UGM December 16, 2015 Page 4 PLAN COMMITTEE The District 4 Plan Implementation Committee recommended RECOMMENDATION approval of the proposed applications at its regularly scheduled meeting held on November 2:3, 2015. STAFF Recommend that the Planning Commission recommend approval RECOMMENDATION to the City Council of the proposed plan amendment application, rezone application, and environmental finding and for the Planning Commission to approve the Conditional Use hermit in association with Vesting Tentative Tract Map No. 6108UGM subject to compliance with the Conditions of Approval dated December 16, 2015 and contingent upon City Council approval of the related plan amendment, rezone, and environmental finding. BORDERING PROPERTY INFORMATION Planned Land Use Existing Zoning Existing Land Use Medium-Low DensityR-11UGNI North Single Family Residential District/ Single Family Residential Urban Growth Management Residential C-NIIUGM/cz Commercial & Light Manufacturing Density District/Urban Growth East Medium-Law DeVacant Business & Management/with conditions of zoning & Residential Single Family R®11UGNI Single Family Residential District/ Residential Urban Growth Management R-11UGM Medium-Low Density Single Family Residential District/ Residential Urban Growth Management Single Family South & & Residential Medium Density AL-20 (Fresno County) Residential Limited 20-Acre /agricultural District (Fresno County) You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) REPORT TO THE PLANNING COMMISSION Ilan Amendment Application No. A1 5-002 Rezone /application No. R-15-009 Conditional Use Permit/application No. C-15-167 Vesting Tentative Tract Map No. 6103/UGM December 16, 2015 Page 5 C-M/UGMIcz Cornmercial & Light Manufacturing District/Urban Growth West Business Park & Management/with conditions of zoning Light Industrial 1 Light industrial & Vacant M-1/UM Light Manufacturing District/Urban Growth Management ENVIRONMENTAL FINDING An environmental assessment was prepared for this project in accordance with the requirements of the California Environmental Quality Act (CEQA) Guidelines. This process included the distribution of requests for comment from other responsible or affected agencies and interested organizations. Preparation of the environmental assessment necessitated a thorough review of the proposed project and relevant environmental issues and considered previously prepared environmental and technical studies pertinent to the Roosevelt Community Plan area, including the Fresno General Plan Master Environmental Impact Report (MEIR SCH No. 2012111015). These environmental and technical studies have examined projected sewage generation rates of planned urban uses, the capacity of existing sanitary sewer collection and treatment facilities, and optimum alternatives for increasing capacities; groundwater aquifer resource conditions; water supply production and distribution system capacities; traffic carrying capacity of the planned major street system; and, student generation projections and school facility site location identification. The City of Fresno has conducted an initial study of the above-described project and it has been determined to be a subsequent project that is not fully within the scope of the Master Environmental Impact Report (MEIR) prepared for the Fresno General Plan (SCH 2012111015) as provided by the CEQA, as codified in the Public Resources Code (PRC) Section 21157.1(d) and the CEQA Guidelines Section 15177(c), Therefore, the Development and Resource Management Department proposes to adopt a Mitigated Negative Declaration for this project. It has been Further determined that all applicable mitigation measures identified within the Fresno General Plan MEIR have been applied to the project, together with project specific mitigation measures necessary to assure that the project will not cause significant adverse cumulative impacts, growth inducing impacts and irreversible significant effects beyond those identified by MEIR as provided by CEQA Section 15178(x). In addition, pursuant to Public Resources Code, Section 21157.6(b)(1), staff has determined that no substantial changes have occurred with respect to the circumstances under which the MEIR was certified and that no new information, which was not known and could not have been known at the time that the MEIR was certified as complete, has become available. Therefore, it has been determined You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) REPOITI- TO THE PLANNING COMMISSION Plan Amendment Application No, A-15-002 Rezone Application No. R-15-009 Conditional Use Permit Application No. C-15-167 Vesting Tentative Tract Map No. 6108/UGM December 16, 2015 Page 6 based upon the evidence in the record that the project will not have a significant impact on the environment and that the filing of a mitigated negative declaration is appropriate in accordance with the provisions of CEQA Section 21157.5(a)(2) and CEQA Guidelines Section 15178(b)(1) and (2). Based upon the attached environmental assessment and with the project specific, mitigation imposed, staff has determined that there is no substantial evidence in the record that the project rnay have a significant direct, indirect or cumulative effects on the environment and has prepared a draft mitigated negative declaration for this project, A public notice of the attached mitigated negative declaration finding for Environmental Assessment Application No. A-15- 002/R-15-009/C-15-16'7/T-6108 was published on November 25, 2015 with no comments or appeals received to date. BACKGROUND 1 ANALYSIS Fowler Development Company, Inc. has filed Plan Amendment Application No. A-15-002, Rezone Application No. R-15-009, Conditional Use Permit Application No, C-15-167, and Vesting Tentative Tract Map No. 6108/UGM pertaining to approximately 6.56 acres of property located at the northeast corner of the intersection of North Fowler and East Clinton Avenues and approximately 14.37 acres of property located at the southeast corner of the intersection of East Shields and North Bliss Avenues. The approximately 6.56 acre portion of the subject property was previously associated with Plan Amendment Application No. A-11-003, Rezone Application No. R-11-003, Conditional Use Permit Application No. C-13-092 and Vesting Tentative Tract Map No. 6033/UGM (approved in 2014), which encompassed approximately 34 acres of property located at the northeast corner of the intersection of North Fowler and East Clinton Avenues. These previous applications approved the conversion of approximately 31.87 acres of land from the Light Industrial to Medium Density Residential planned land use designation; and rezoned the same area to the R-1/UGM (Single Family Residential/Urban Growth Management) zone district, accordingly. Conditional Use Permit No. C-13-092 and Tract Map No. 6033 were subsequently approved for the approximately 31.87 acres of property for purposes of a 169-lot single family residential public street planned development subdivision. The balance of property subject to the applications (an approximately 2.09 acre portion of property at the immediate corner of the intersection) was converted from the Light Industrial to Neighborhood Commercial planned land use designation; and, the same area was rezoned to the C-1/UGM/cz (Neighborhood Shopping Center/Urban Growth Management/with conditions of zoning) zone district, accordingly. Conditions of zoning were adopted by the Fresno City Council in conjunction with the rezone to establish appropriate interface standards between the newly established commercially and residentially zoned areas to minimize potential issues occurring between adjacent residential and nonresidential uses. You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) REPORT TO THE PLANNING COMMISSION Plan Amendment Application No. A-15-•002 Rezone Application No. R-15-000 Conditional Use Permit Application No. C-15-167 Vesting Tentative Tract Map No. 6108/UGM Decernber 16, 2015 Mage 7 The above described 6.56 acre portion of the subject property is comprised of the approximately 2.09 acres of commercially zoned property at the immediate northeast corner of the intersection and an additional surrounding area of approximately 4.47 acres of land which was previously approved for subdivision and development as Phase 11 of Tract 6033/UGM, Plan Amendment Application No. A-15-002 proposes to convert the entirety of this approximately 6.56 acres of land to the Medium Density Residential (5.012 du/acre) planned land use designation and Rezone Application No. R-15-002 proposes to rezone the 2.09 acre portion to the R-1/RS-5/UGM (Single gamily residential/Urban Growth Management) zone district. Previously established conditions of zoning pertaining to interface between residential and non-residential uses are of no further interest and are proposed to be removed with the rezoning of the subject property. Conditional Use Permit Application No. C-15-167 and Vesting Tentative Tract Map No. 6108/UGM request authorization to subdivide the approximately 6.56 acre portion of the subject property for purposes of creating a 55-lot single family residential public street planned development at a density of approximately 8.38 dwelling units per acre. The proposed project will be integrated through vehicular and pedestrian connectivity with Tract 6033/UGM. The approximately 14,37 acre portion of the subject property located at the southeast corner of the intersection of East Shields and North Bliss Avenues was previously associated with an earlier plan amendment (A-06-002) and subdivision (Tract Map No. 5717/UGM) request submitted in 2006 (and approved in 2007) that included 140 acres: nearly the entire quarter section bounded by Fowler, Armstrong, Shields and Clinton Avenues. The proposal was controversial at the time because it proposed converting 20 acres of planned light industrial land to medium low density residential use in an area that was considered optimal vacant land for industrial development. Although the land was not served by infrastructure, it was well-served by all modes of transportation. In exchange for allowing the conversion of industrial lands and approving the original plan amendment application, conditions of zoning were required and adopted by the Fresno City Council because the subject property was expected to remain as light industrial property and be made "shovel ready" by the installation of infrastructure. Most of these conditions of zoning were tied to the development of those controversial 20 acres (a portion of T-5717, located to the east of the approximately 14.37 portion of the subject property). However, the conditions of zoning also affect the approximately 14.37 acre portion of the subject property as the resultant industrial zoning and related conditions of zoning remain in effect. More recent studies conducted in preparation for the current Fresno General Plan refined the location of significant clusters of vacant land designated for industrial and business park use and identified these clusters (over 3,000 acres) in the General Plan as sufficient to accommodate projected growth and economic development goals. The subject property was not among those properties identified as being critical to the city's supply of vacant industrial property and the planned land use for the approximately 14.37 acre portion of the subject property was converted to Urban Neighborhood for future residential use at 1630 dwelling units/acre. Given the existing residential land use designation for the subject property You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) REPORT TO THE PLANNING COMMISSION Plan Amendment Application No. A-15-002 Rezone/-Application No. R-15-009 Conditional Use Permit Application No. C-16-167 Vesting Tentative Tract Map No. 6103/UGM December 16, 2015 Mage 8 designated by the General Plan, dated conditions of zoning pertaining to future industrial use of the subject property are of no furtl-ier interest and are proposed to be removed with the rezoning of the subject property. Land Use Plans and Policies As proposed, the project would also be consistent with the Fresno General Plan goals and objectives related to residential land use, and the urban form: Goal No. 7 of the Fresno General Plan encourages the City to provide for a diversity of districts, neighborhoods, housing types (including affordable housing), residential densities, job opportunities, recreation, open space, and educational venues that appeal to a broad range of people throughout the City. Goal No. 8 of the Fresno General Plan encourages the development of Complete Neighborhoods and districts with an efficient and diverse mix of residential densities, building types, and affordability which are designed to be healthy, attractive, and centered by schools, parks, and public and commercial services to provide a sense of place and that provide as many services as possible within walking distance. Healthy communities demonstrate efficient development patterns providing for: Sufficient affordable housing development in appropriate locations; A mix of land uses and a built environment that supports walking and biking; Multimodal, affordable transportation choices; and, Safe pubic spaces for social interaction. These Goals contribute to the establishment of a comprehensive city-wide land use planning strategy to meet economic development objectives, achieve efficient and equitable use of resources and infrastructure, and create an attractive living environment in accordance with Objective LU-1 of the Fresno General Plan. Similarly, supporting Objective LU-2 of the General Plan calls for infill development that includes a range of housing types, building forms, and land uses to meet the needs of both current and future residents. Likewise, Objective LU-5 of the General Plan calls for a diverse housing stock that will support balanced urban growth, and make efficient use of resources and public facilities; and, Implementing Policy LU-5-c promotes medium density residential use to maximize efficient use of residential property through a wide range of densities. Furthermore, the goals of the McLane Community Plan are directed toward: (1) The provision of a diversity of housing types and housing opportunities to meet the needs of all ages and income levels; (2) Providing for efficient use of land while protecting the integrity of established neighborhoods; (3) Encouraging a mix of uses along major transportation corridors; (4) Providing for safe, clean and aesthetically pleasing neighborhoods; and, (5) Providing for compatible relationships between differing housing types and densities. You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) REPORT TO T#-]E PLANNING COMMISSION Plan Amendment Application No. A-15--002 Rezone/-Application No. R--1 5-009 Conditional Use Permit Application No. C-15-167 Vesting Tentative Tract Map No. 61013/UGM December 16, 2015 Page 9 The proposed project introduces and integrates elements of a compact community that includes community facilities, walkable access to parkland and commercial services and transit stops to a previously approved residential project in manner which affords a diversity of housing types and a wider range of affordability in a compatible relationship, The proposed project effectively increases density within an area which has been predominantly developed or approved for residential development and provides a land use and product which will afford diversity while remaining compatible and complementary to adjacent development within the area. The proposed project will provide additional connectivity through both vehicular and pedestrian integration with the adjacent residential development (T-6033) currently under development. A common major street access point will be shared from North Fowler Avenue. Local street connection is also provided, in addition to a pedestrian connection to the previously dedicated pocket park which will be centrally located between the two adjacent subdivisions. A planned bicycle/pedestrian has been required along the western boundary of the project, North Fowler Avenue, and the project will be conditioned to construct the portion of the trail along the project frontage. The proposed subdivision will also dedicate a common area to serve as a pedestrian paseo/connection from the interior of the subdivision to the corner of North Fowler and East Clinton Avenues where the project will be served by the trail as well as public transit FAX Route 45, which affords additional connectivity to Route 30 at Blackstone and Ashlan, with connections both north and south. Dedication of a bus bay will be required to be constructed at the northeast corner of North Fowler and East Clinton Avenues to facilitate this future bus service. Furthermore, the project is within two miles of the planned regional Fancher Creek shopping center, to the southwest (Tulare and Clovis Avenues), within 1/ mile of a neighborhood park, and within a mile of several planned elementary schools. Finally, Objective OF-12 of the Fresno General Plan directs the City to locate roughly one-half of future residential development in infill areas — defined as being within the City on December 31, 2012 -- including the Downtown core area and surrounding neighborhoods, mixed-use centers and transit-oriented development along major BRT corridors, and other non-corridor infill areas, and vacant land. The subject property was annexed to the City of Fresno as part of Annexation No. 1316 in 2007. Therefore it is staff's opinion that the proposed project is consistent with respective general and community plan objectives and policies and will not conflict with any applicable land use plan, policy or regulation of the City of Fresno. Furthermore, the proposed project, including the design and improvement of the subject property, is found; (1) To be consistent with the goals, objectives and policies of the applicable Fresno General Plan and McLane Community Plan; (2) To be Suitable for the type and density of development; (3) To be safe from potential cause or introduction of serious public health problems; and, (4) To not conflict with any public interests in the subject property or adjacent lands. You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) REPO[ T TO THE PLANNING COMMISSION Plan Amendment Application No. A15-002 Rezone Application No. R-15-009 Conditional Use Permit Application No. C-•15-167 Vesting Tentative Tract Map No. 6108/UGM December 16, 2015 Page 10 Public Resources The Department of Public Utilities (DPU) has deten-nined that adequate sanitary sewer and water services are available to serve the project site subject to implementation of the Fresno General Plan policies and the mitigation measures of the related Master Environmental Impact Report; the construction and installation of public facilities and infrastructure in accordance with Department of Public Works standards, specifications and policies. For sanitary sewer service these infrastructure improvements and facilities include typical requirements for construction and extension of sanitary sewer mains and branches. The proposed project will also be required to provide payment of an "Interim Fee Surety" for purposes of contributing to a temporary exchange and interim use of capacity owned by the City of Clovis in the Fowler Avenue Trunk Sewer. Implementation of the Fresno General Plan policies and the mitigation measures of the associated Master Environmental Impact Report, along with the implementation of the Water Resources Management Plan and the identified project related conditions of approval, which include water main extensions within the proposed tract and installation of services with meters will provide an adequate, reliable, and sustainable water supply for the project's urban domestic and public safety consumptive purposes. The City of Fresno Fire Department has conditioned the proposed project with requirements for installation of public fire hydrants and the provision of adequate fire flows per Public Warks Standards, also with two sources water. Review for compliance with fire and life safety requirements for the interior of proposed buildings and the intended use are reviewed by both the Fire Department and the Building and Safety Services Section of the Development and Resource Management Department when a submittal for building plan review is made as required by the California Building Code, The Fresno Metropolitan Flood Control District (FMFCD) has indicated that drainage service is available for the development subject to the developer- demonstrating that runoff can be safely conveyed to existing Master Plan inlet(s) and facilities. The existing Master Plan facilities which serve the area of Tract 6108 were constructed to accommodate runoff generated from commercial development. The cost of the Master Plan facilities are to be paid for through the collection of drainage fees. The density of the proposed project is consistent with an R-1 development; however, the fee rate identified by the FMFCD is based upon C-1 and R-1-50 rates. The drainage fee for the portion of Tract 6108 that was included as Outiot "B" of Tract 6033 is being calculated at an R-1-50 rate. The drainage fee for the portion of Tract 6108 that is currently zoned for commercial use will be calculated at a C--1 rate. You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) REPORT TO TIIE PLANNING COMMISSION Flan Amendment Application No. A-15-002 Rezone Application No. R-15-009 Conditional Use Permit Application No. C--15-167 Vesting Tentative bract Map No. 610 3/UGM December 16, 2.015 Page 11 Circulation Element Plan Policies and major Street System Traffic Capacity Conditional Use Permit Application No. C-15-167 and Vesting Tentative Tract Map No. 6108/UGM propose a 55-lot single family residential public street planned development on approximately 6.56 acre portion of the subject of property, at an overall density of approximately 8.38 dwelling units per acre. The proposed project will provide additional connectivity through both vehicular and pedestrian integration with the adjacent residential development (T-6033) currently under development to the east. A common major- street access point will be shared from North Dowler Avenue. Local street connectivity is also provided, in addition to a pedestrian connection to the previously dedicated pocket park which will be centrally located between the two adjacent subdivisions. A planned bicycle/pedestrian has been required along the western boundary of the project, North Fowler Avenue, and the project will be conditioned to construct the portion of the trail along the project frontage. The proposed subdivision will also dedicate a common area to serve as a pedestrian paseo/connection from the interior of the subdivision to the corner of North Fowler and East Clinton Avenues where the project will be served by the trail as well as public transit FAX Route 45, which affords additional connectivity to Route 30 at Blackstone and Ashlan, with connections both north and south. Dedication of a bus bay will be required to be constructed at the northeast corner of North Fowler and East Clinton Avenues to facilitate this future bus service. The project will be required to construct all frontage improvements to City Standards. Right-of- way dedications and/or vacations will also be required along adjacent public streets in accordance with City of Fresno requirements to provide for the necessary improvements. Plan Amendment Application No. A-15-002 proposes to amend the Fresno General Plan and McLane Community Plan to change the planned land use designation for an approximately 2.09 acre portion of the subject property from Community Commercial, an approximately 4.47 acre portion from Medium-Low Density Residential (3.5-6 dwelling units/acre), and an approximately 14.37 acre portion from Urban Neighborhood (1630 dwelling units/acre) to Medium Density Residential (5.0-12 dwelling units/acre). The above described area of approximately 4.47 acres of land was previously approved for subdivision and development as Phase II of Tract 6033/UGM. The approximately 2.09 acres of land proposed to be converted from Community Commercial to Medium Density Residential Use has been evaluated as affording an additional 18 single family residential dwelling units beyond that which was previously evaluated through processing of Tract 6033/UGM. Applying the factors outlined in the Institute of Traffic Engineers (ITE) Trip Generation Manual, the addition of 18 single family residential dwelling units (on the approximately 2.09 acre portion of the subject property) would generate 171 average daily trips (ADT), with 14 vehicle trips occurring during the morning peak hour travel period (7 to 9 a.m.) and 18 vehicle trips occurring during the evening peak hour travel period (4 to 6 p.m.). You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) REPORT TO THE PLANNING COMMISSION Plan Amendment Application No. A-15-002 Rezone Application No. R-15-003 Conditional Use Permit Application No. C-15-167 Vesting -tentative Tract Map No. 6108/UGM December 16, 2015 Page 12 If developed with a commercial shopping center consistent with the existing Community Commercial planned land use designation, the same 2.09 acre portion of the subject property would generate 982 ADT, with 22 a.m. peak hour trips and 85 p.m. peak hour trips. Therefore, the proposed project would result in 811 fewer ADT, 8 fewer a.m. peak hour trips and 67 fewer p.m. peak hour trips. The Public Works Department has reviewed the peak intersection turning movements and traffic count data at the intersections of East Shields with Fowler, Bliss and Armstrong Avenues to determine if an updated Traffic Impact Study (TIS) would be required to be completed by the project. A TIS was completed in 2007 as part of the planning for Tract 5717. Based on the traffic count data provided by JLB Traffic Engineering, Inc. dated October 10, 2015, an update to the existing 2007 TIS will not be required. Any conditions identified as part of the previous TIS will be applicable for this project. A trip generation analysis dated July 22, 2015 has also been prepared by Quad Knopf for the approximately 14.37 acre portion of the proposed project and has been supplemented with further information provided by the Public Works Department. This analysis evaluated the trip generation characteristics attributed to the future development of 134 single family residential dwelling units at a density of approximately 9.32 dwelling units/acre; consistent with the proposed Medium Density Residential (5.0-12 dwelling unts/acre) planned land use designation for the respective portion of the subject property. Development with detached single family housing at this density would result in the generation of 1,276 ADT, with 101 a.m. peak hour trips and 134 p.m. peak hour trips. If developed with 322 apartment type dwelling units at a density of 22.40 dwelling units per acre consistent with the existing Urban Neighborhood (16-30 dwelling units/acre) planned land use designation, the same 14.37 acre portion of the subject property would generate 2,141 ADT, with 164 a.m. peak hour trips and 200 p.m. peak hour trips. Therefore, the proposed project would result in 865 fewer ADT, 63 fewer a.m. peak hour trips and 66 fewer p.m, peak hour trips. Due to the substantial reduction in the number of vehicle trips generated from the proposed land use change, the project will not result in further impacts to the planned transportation network, which were not previously evaluated in the MSIR. The Public Works Department, Traffic Engineering Division has reviewed the proposed plan amendment, rezone, conditional use permit and tentative tract map applications and has determined that the streets adjacent to and near the subject site will be able to accommodate the quantity and kind of traffic generated upon implementation of the traffic related mitigation measures of the MEIR and completion of the adjacent street segments and intersections in accordance with the transportation element of the Fresno General Plan. Interior public streets have been proposed to be dedicated utilizing modified street cross-sections, which are 47 feet in width. The proposed 47-foot wide street cross-section provides for a 36-foot wide curb-to- curb street section (the same as the 50-foot wide City standard) and a five-foot wide sidewalk You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) REPORT TO TI-lE PLANNING COMMISSION Plan Amendment Application No. A-15-002 Rezone /-Application No. R-15-009 Conditional Use Permit Application No. C-15-167 Vesting Tentative Tract Map No. 61081UGM December 16, 2015 Page 13 patter (vs. a seven-foot sidewalk pattern based upon the 50-foot wide City standard). Parking and sidewalks are proposed to be provided on both sides of all interior local streets. The Department of Public Works has required that all interior local streets be dedicated and designed in accordance with Public Works Standard P-56 unless the modified street cross- section proposed are first approved by the Director of the Public Works Department. The developer of this project will be required to pay the Traffic Signal Mitigation Impact (TSMI) Fee of $47.12 per average daily trip at the time of building permit, based on the trip generation rates set forth in the latest edition of the ITC Trip Generation Manual and the Master l=ee Schedule. The project will also be required to pay all applicable New Growth Area fees including the Fresno Major Street Impact (1=MSI) Fee and City-wide regional street impact fees. The California Department of Transportation (Caltrans) has indicated that the proposed project will mitigate any potential project related traffic impacts to State facilities through payment of the applicable City Fees and subject to payment of the Regional Traffic Mitigation Fee (RTMF). The area street plans are the product of careful planning that projects traffic capacity needs based on the densities and intensities of planned land uses anticipated at build-out of the planned area. Based upon the project requirements for street dedications, improvements, and contributions to the City wide impact fee system, the adjacent and interior streets will provide adequate access to, and recognize the traffic generating characteristics of, individual properties and, at the same time, afford the community an adequate and efficient circulation system. Setbacks Conditional Use Permit Application No. C-15-167 and Vesting Tentative Tract Map No. 6108/UGM propose lots in the subdivision ranging from approximately 2,500 square feet to 4,500 square feet in area. Typical proposed setbacks for the project include minimum 8-foot front setbacks and minimum 15-foot rear yards along with minimum 4'/2 -foot side yards. The provisions of the RS-5 zone district of the new Citywide Development Code permit minimum front yards of 13 feet, rear yards of 10 feet and side yards of 3 feet where a total of 8 feet if afforded between the two side yards. Landscaping/Wafts Given that the proposed subdivision is located adjacent to and abutting major streets (North Fowler and East Clinton Avenues) within the boundaries of the McLane Community Plan, the development will be required to install landscaping and irrigation within a minimum 10-foot wide buffer strip along the Cast Clinton Avenue frontage. In addition, a 26-foot wide easement to accommodate the planned multipurpose trail is required to be dedicated and improved along the North Fowler Avenue project frontage. this requires a 12-foot wide Class 1 Trail with 2-foot graded shoulders and 5 feet of landscaping on both sides. A six-foot high concrete/masonry wall is required to be constructed at the rear of the landscaped areas along North Fowler and East Clinton Avenues. Outlot "A" of Vesting Tentative Tract Map No. 6108/UGM is proposed to be dedicated for common open space purposes for purposes of providing a pedestrian paseo/connection to the You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) REPORT -1-0 THE PLANNING COMMISSION Calan Amendment Application No. A-15-002 Rezone Application No. R-15-009 Conditional Use Permit Application No. C-15--167 Vesting Tentative Tract Map No. 6108/UGM December 16, 2015 Wage 14 corner of the North Fowler and East Clinton Avenues and minimum five-foot wide landscape buffers are required for all "end-blocks". Council District Plan Implementation Committee The District 4 Plan Implementation Committee recommended approval of the proposed applications at its regularly scheduled meeting hold on November 23, 2015 through a unanimous vote. Conditional Use Permit Findings Based upon analysis of the conditional use permit application and subject to the applicant's compliance with all of the conditions of approval noted, staff concludes that the following required findings of Section 12-4.05-A-2 of the Fresno Municipal Code (FMC) can be made. FINDINGS PER FRESNO MUNICIPAL CODE SECTION 12-405-A-2. a.All applicable provisions of this Code are complied with and the site of the proposed use is adequate in size and shape to accommodate said use, and accommodate all yards, spaces, walls and fences, parking, loading, recycling areas, landscaping, and other required features; and, Finding The area of the proposed residential planned development is approximately 6.56 a: net acres in size. The subject site has been proposed to be subdivided into 55 single family residential lots, at an overall density of approximately 8.38 dwelling units/acre, Multi-department/agency review of the proposed development pian (Conditional Use Permit Application No. C-15-167) has demonstrated that there is adequate space to meet all applicable requirements of the Code as established and modified in the Special Permit conditions of approval dated December 16, 2015; including yards, spaces, walls and fences, parking, landscaping and open spaces and other required features. b. The site for the proposed use relates to streets and highways adequate in width and pavement type to carry the quantity and kind of traffic generated by the proposed use; and, Finding Staff from the Public Works Department, Transportation Planning section has b: estimated that the proposed development will generate approximately 811 fewer ADT with 8 fewer a.m./67 fewer p.m. peak hour vehicle trips than was previously planned and projected by the Fresno General Plan; and therefore can be accommodated by the adjacent streets subject to the respective requirements for dedications and improvement of adjacent portions of East Clinton and North Fowler Avenues in accordance with the Department of Public Works requirements included within the project conditions of approval. These requirements are necessary for the traffic generated by the project and to accommodate city services and meet the needs of the proposed subdivision. You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) REPORT TO THE PLANNING COMMISSfON Plan Amendment Application No. A-15-002_ Rezone Application No. R-15-009 Conditional use Permit Application No. C-15-167 Vesting Tentative Tract Map No, 6108/UGM December 16, 2015 Page 15 c. the proposed use will not be detrimental to the public welfare or injurious to property or improvements in the area in which the property is located. The third finding shall not apply to uses which are subject to the provision of Section 12-306-1V-30 of this Code. Finding The staff of the Development and Resource Management Department has C., determined that the proposed use will not be detrimental to the public welfare or be injurious to property or improvements in the area in which the property is located if developed in accordance with the various conditions/requirements established through the related vesting tentative tract map application review and conditional use permit application review processes. Tentative Tract Map Findings The Subdivision Map Act (California Government Code Section 66400 et. seq.) requires that a proposed subdivision not be approved unless the map, together with its design and improvements, is found to be consistent with the General Plan and any applicable specific plan (Finding No. 1 below). State law further provides that the proposed subdivision map be denied if any one of the Finding Nos. 2 - 5 below is made in the negative. In addition, State law requires that a subdivision be found to provide for future passive and natural heating or cooling opportunities in the subdivision development (Finding No. 6 below). 1 . The proposed subdivision map, together with its design and improvements, is consistent with the Fresno General Plan and McLane Community Plan, contingent upon City Council approval of Plan Amendment Application No. A-15-002 and Rezone Application No. 8-15- 009 which propose to designate and zone an approximately 6.56 acre portion of the subject property for Medium Density Residential use. The project design meets the density, intensity, objectives, policies, and programs specified in theFresno General Plan and McLane Community Plan for the creation and development of single family residential lots within this plan designation. 2. This site is physically suitable for the proposed type and density of development, because conditions of approval will ensure adequate access and drainage on and off the site. Furthermore, the subject property is of sufficient size to accommodate the development of the subject property at the density proposed, while affording sufficient open spaces and amenities as necessary to ensure the sustainability of the development 3. The proposed subdivision design and improvement is not likely to cause substantial and considerable damage to the natural environment, including fish, wildlife or their habitat, because all agricultural uses on the subject property have been discontinued. The subject property remains fallow without trees, vegetation, or irrigation to sustain and attract wildlife; or, provide a suitable habitat to species other than vermin. You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) REPORT TO THE PLANNING COMMISSION Plan Amendment Application No. A-15-002 Rezone Application No. R-15-009 Conditional Use Permit Application No. C-15-167 vesting Tentative Tract Map No. 6106/UGM December 16, 2015 Page 16 4. *The proposed subdivision design and improvements are not likely to cause serious public health and safety problems, because the conditions of approval have shown and will ensure that the subdivision conforms to city health and safety standards. 5. The proposed subdivision design will not conflict with public easements within or through the site, because the project design and conditions of approval will assure noninterference with any existing or proposed easements on the subject property. 6. The design of the subdivision provides, to the extent feasible, for future passive and natural heating or cooling opportunities in the subdivision, because of the appropriate use and placement of landscaping plant materials and because of the orientation of the proposed lots. The subdivision map, subject to the recommended conditions of approval, complies with the design and property development standards of the Zoning Ordinance and local Subdivision Ordinance. Based upon the pians and information submitted by the applicant and the recommended conditions of project approval, staff has determined that these findings can be made. Action by the Planning Commission regarding the plan amendment and rezone applications is a recommendation to the Fresno City Council. Action by the Planning Commission regarding the conditional use permit and vesting tentative tract map is final unless appealed in accordance with the FMC, Sections 12-406-1 and 12-1019, respectively. CONCLUSION The appropriateness of the proposed project has been examined with respect to its consistency with goals and policies of the Fresno General Plan and the McLane Community Plan; its compatibility with surrounding existing or proposed uses; and its avoidance or mitigation of potentially significant adverse environmental impacts. These factors have been evaluated as described above and by the accompanying environmental assessment. Upon consideration of this evaluation, it can be concluded that Plan Amendment Application No. A-15-002, Rezone Application No. R-15009, Conditional Use Permit Application No. C-15-167, and Vesting Tentative Tract Map No. 6108/UGM are appropriate for the project site. You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) REPORT TO THE PLANNING COMMISSION Plan Amendment Application No. A-15-002 Rezone Application No, R-15-009 Conditional Use Permit Application No. C-15-167 Vesting Tentative t'r'act Map No. 6108/UGM December- 16, 2015 Wage 17 Attachments: Exhibit A: Vicinity Map Exhibit B: 2015 Aerial Photograph Exhibit C: Public Hearing Notice Mailing List Vicinity Map Exhibit D: Proposed Planned Land Use Map pursuant to Plan Amendment Application No. A-15-002 Exhibit E: Proposed Rezone exhibit pursuant to rezone Application No. R-1 5-009 Exhibit P: Vesting Tentative Tract Map No, T-6108/UGM Exhibit G: Exhibits for Conditional Use Permit Application No. C--15-167 Exhibit H: Conditions of approval for Conditional Use Permit Application No. C-15-167 and Vesting Tentative Tract Map No. 6108/UGM dated December 16, 2015; including memoranda from responsible or commenting agencies. Exhibit I: Environmental Assessment No. A-15-002/1 -15-009/C-15-167/T-6108, finding of a Mitigated Negative Declaration dated November 25, 2015. You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) Exhibit "A" Vicinity Map You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) O r- F � z a SHIELDS AVE z y z a m z E I 1 MICH i E PRINCETON AVE E PRINCETON AVE PRINeE18N AVS EBROWNAVE w frfr U2i�AR�RDAA r W J w � f ¢ w z E HARVARD AVE w LL 2 j > ETERRACEAVE z ¢ w o w a g a z ¢ J Z EPROVIDENCE gE z O > z � m ¢ z E CLINT 1 I I IE ..,...... ... LEGEND ® Subject Property U.G.M.Area Exhibit W VICINITY MAT' PLANNINARTME LOPMENT PLAN AMENDMENT APPLICATION NO. A-15-002 v REZONE APPLICATION NO. R-15-009 w A.P.N.:—_.310-740-08.09 & CONDITIONAL USE PERMIT NO. C-15-1f7 ZONE MAP:310-041-38,39 VESTING TENTATIVE TRACT MAA NO. 61081UGM S 11125!15 NOT TO SCALE BY/DATE: You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) You created this PDF from an application that is not licensed to print to novaPDF printer 16 TY,I'� I� -`1..F-,1�It r -� r�+�{ _ J �-r+. ,�. .. •� '•_. C711V'��O=dlL�.r�i�/iru � Owrxt , ... ;� q � �0. � • � g (---- I. ]lii J _ n 3 Ski" •R.�� .. �`EFEF now . i�A< j L. Is . •b = ,':_ ; � Is Nr ! I Exhibit "C" Public blearing Notice Mailing List Vicinity Map You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) tL 199359 A-15-02R-1 Q c� uffered at:500 Feet, Legal Notices, Owners w 1074008 a A � 1074009 a 1004138 1004139 z t � � t i } address List Map, c:lgisdm5lautomapladrlist.mxd, Wed Dec 02 14:06:59 2015 4 ' 04 rEb 31 310 70 5 10 7 0 0 1 1 7 1 3 1 1 VAk 1 53 -F#I-DS AVE 31074002 0740103107401- 3 74010 1074013 74003 �8 LU 31074012 8 49619210S 7400 3107400 31074045 MI E 31074006 31074007 - _� vr 49619301 49619302 31004102 24 05 962 1 LU—BRGVVN_AV€ 4 62 49 24 064 62 12-z 4N244 1 04 r 07424410 310 4T38— <16244139 1384 6244 9 Y O4 014%25410 LU RRAOF.-Au Q 4a 4 1 62 54 2 310041 496 5403 0041 w 4 �-PROVIDENCE AVE 25 1149 32 13S 31004110 31004111 31004119 31004106 31004112 3100 1093 004 31004120 w 49622017S Q 31004118 x W m U. U. l . You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) Exhibit T„ Proposed Manned Land Use leap Plan Amendment Application No. A-15®002 You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) N O O U1U LjLA L �fso�ris Zy�pGs�. . Z W _ 0 +-0 ra o u Q Jc Q H1z-+s aax fu -a V) a W u e� z C ro p E f` TT p + LL- � zE° � � v a J � D -6 .2 1- .>�� 0 5fla }� S S l l S�1]9Jy +I LL C1 LU a S 4 3 d>aatmlw N w W d�� z 9 ab'flI w N z m LLL w n anHladow rv� a d TInno�l N 3AV ZW09 aAV 3-LMOJ w •� p io U E EiF3 72 E E +I Li U U 19- You 9You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) Exhibit "E" Proposed Rezone Exhibit Rezone Application No. R-15-009 You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) 0 0 a a s.A J 3AV I 3811:J-N- O z J U w o LSWN g v�Noalswad N z 0 .r V A CL Q. 53adA� I-- D ° Q U (B Ur L11 r D N m --- = o 4 O N +1 L U ]� DC ° CUL W 3AV 3N83AV1 N w t 'a X q w W w a > w aAV SSI19 N z W w w 0 ,1�,�11,.. 0 3AV QaV111w N rs a w 3AV QaV111w N z O a m LU w LU > 7 Q Q �t 3AV 8nw1 #i w ry U' U WAp w U Ln 'a Q w I LL U You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) You created this PDF from an application that is not licensed to print to novaPDF printer N, LLJ 0- 0 CL < < 0 0 LJ "N > (3' "Y z 16 " 2 2 2; < N " , 8'1z" A �5 0- < < "1 2 11 < Z E 2 o �e ERg< o nn J v F Yis TA� v 0 t 7e ....... 3n 1-UP" Uj —T7Gr—--fT, tnl 7 V rP T�S� :��;sq, U, T,; .ye, D N., Of zr A ........... IN X� -0-,�X3 X3 --------- -- .......... - 13 LI xj V I tj I S it G You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) Exhibit "G" Exhibits for Conditional Use Permit Application No. C-15-167 You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) � You created this PDF from anapplication that innot licensed toprint tonovePDFprinter( ://www. CITY OF FRESNO DEVELOPMENT AND RESOURCE MANAGEMENT DEPARTMENT CONDITIONS OF APPROVAL DECEMBER 16, 2015 CONDITIONAL USE PERMIT APPLICATION No. C-1 5-167 "A PLANNED DEVELOPMENT" NORTHEAST CORNER OF EAST CLINTON AND NORTH FOWLER AVENUES L 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) - 0±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. You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) Conditions of Approval Conditional Use Permit Application No, C-15-167 December 16, 2015 Page 2 of 17 PART B - GENERAL. CONDITIONS AND REQUIREIVIENTS The City of Fresno Planning Commission, on December 16, 2015, approved the 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. IMPORTANT: PLEASE READ CAREFULI...Y 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. You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) Conditions of Approval Conditional Use Permit Application No. C-15-167 December 16, 2015 Page 3 of 17 Approval of this special permit may become null and void in the event that development is not completed in accordance with all the conditions and requirements imposed on this special permit, the Zoning Ordinance, and all Public Works Standards and Specifications. The Development and Resource Management Department shall not assume responsibility for any deletions or omissions resulting from the special permit review process or for additions or alterations to construction plan not specifically submitted and reviewed and approved pursuant to this special permit or subsequent amendments or revisions. (Include this note on the site plan.) No uses of land, buildings, or structures other than those specifically approved pursuant to this site plan shall be permitted. (Include this note on the site plan.) Transfer all red line notes, etc., shown on the original site plan exhibit(s) to the final site plan(s). CORRECTIONS SHALL INCLUDE ALL THOSE LISTED IN THIS DOCUMENT AND THOSE LISTED IN THE CORRECTION LIST PROVIDED BY THE PLAN CHECK PROCESS. The exercise of rights granted by this special permit must be commenced by December 16, 2019 (four years from the date of Director approval). The time limits for any special permit conditionally granted in conjunction with an approved tentative tract map shall be automatically extended upon the extension of such tentative tract map pursuant to Section 12-1005.1 of the FMC. To complete the back-check process for building permit relative to planning and zoning issues, submit copies of this corrected, final site plan, together with copies of the elevations, landscape, and irrigation plans, and any required covenants and/or studies or analyses to the Development Services (Planning) Division for final review and approval, a minimum of ten days before applying for building permits. Copies of this final approved site plan, elevations, landscape, and irrigation plans stamped by the Development Services(Planning) Division must be substituted for unstamped copies of the same in each of the sets of construction plans submitted for plan check 2rior 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(a7fresno.Qovto 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. You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) Conditions of Approval Conditional Use Permit Application No. C-15-167 December 16, 2015 Page 4 of 17 NOTICE TO PROJECT APPLICANT In accordance with the provisions of Government Code Section 66020(d)(1),the imposition of fees, dedication, reservations or exactions for this project are subject to protest by the project applicant at the time of approval or conditional approval of the development or within 90 days after the date of the imposition of the fees, dedications, reservation or exactions imposed on the development project. This notice does not apply to those fees, dedications, reservations or exactions which were previously imposed and duly noticed; or, where no notice was previously required under the provisions of Government Code Section 66020(d)(1) in effect before January 1, 1997. PART C - PUBLIC IMPROVEMENT REQUIREMENTS The following requirements are based on city records and the accuracy of the existing and proposed on-site and off-site conditions depicted on the exhibits submitted. Requirements not addressed due to omission or misrepresentation of information, for which this review process is dependent, will be imposed whenever such conditions are disclosed. Questions relating to dedications, street improvements or off-street parking geometrics may be directed to Louise Gilio at(559) 621-8678 / Louise.Gilio fresno. ov 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 approvedrp for to issuance of building permits. c) DEDICATIONS. The following dedication requirements must be satisfied prior to the issuance of building permits: i) Dedications shall take place in accordance with any applicable conditions included within the attached Public Works Department, Traffic and Engineering Services You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) Conditions of Approval Conditional Use Permit Application No. C-15-167 December 16, 2015 Page 5 of 17 Division memorandum dated April 10, 2014. d) VACATIONS. The following vacation requirements must be satisfied p(Qi to issuance of building permits: i) A feasibility study for any/all proposed vacations of existing public rights-of-way is required to be completed prior to either recordation of the Final Map or issuance of building permits. Contact Alan James, Supervising Engineering 'Technician at (559) 621-8693 for further information. 2. STREET IMPROVEMEN'rs a) All public improvements shall be constructed in accordance with the Standard Specifications and Standard Drawings of the City of Fresno, Public Works Department or street construction plans required and approved by the City Engineer. The performance of any work within the public street rights-of-way (including pedestrian, water and sewer utility easements) requires a Street Work Permit issued by the Public Works Department, Engineering Services Division at (559) 621-8693, prior to commencement of the work. Contact the Public Works Department, Engineering Services Section at (559) 621-8686 for detailed information. All required street improvements must be completed and accepted by the City prior to occupancy. b) 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 rp for 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 Servicesrp for to commencement of the work. e) Underground all existing off-site overhead utilities within the limits of this site as per FMC Section 12-1011, Section 8-801 and Resolution No. 78-522/88-229. f) Submit four copies of a Geometric Approval Drawing (GAD) to Traffic Engineering for review and approval, per the attached checklist, prior to submittal of street plans. g) Submit the following as a single package to the Public Works Department Engineering Division, Plan Check and GIS Mapping Section, (559) 621-8682, for review and You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) Conditions of Approval Conditional Use Permit Application No. C-15-167 December 16, 2015 Page 6 of 17 approval, prior to issuance of building and street worm pen-nits: Street Improvement Plans, Signing and Striping flans, 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.) PANT 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. 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 You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) Conditions of Approval Conditional Use Permit Application No. C-15-167 December 16, 2015 Page 7 of 17 Application No. R-15-009 if such existing conditions of zoning are removed or modified in a rnanner 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/Cµ15-167/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-15167, the subject property is proposed to be developed at an overall density of approximately 8.38 du/acre. 5. BUILDING HEIGHT a) No building or structure erected in the R-1 (Single Family Residential) zone district shall have a height greater 35 feet. ® NOTE: Exceptions. Over height structures may be approved by the City of Fresno Planning Commission or Director of the Development and Resource Management Department. However, no roof structure or any space above the height limit shall be allowed forthe purpose of providing additional living or floor space. You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) Conditions of Approval Conditional Use Permit Application No. C-15-167 December 16, 2.015 Page 8 of 17 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 Exhibits) "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. 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-15167. You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) Conditions of Approval Conditional Use Permit Application No. C-15-167 December 16, 2015 Page 9 of 17 8. OPEN SPACES AND LANDSCAPING The subdivider shall provide and maintain all landscaping (and irrigation systems) in accordance with the conditions of approval for Vesting Tentative Tract Map No. 61081UGM; 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.' 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. You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) Conditions of Approval Conditional Use Permit Application No. C-15-167 December 16, 2015 Page 10 of 17 f) No building permit shall be issued for any development far 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 OBJ, 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 numberof streets trees required based upon the linear feet of street frontage on private property within ten feet of the back of the sidewalk. Based upon the proposed building setbacks of proposed structures to public rights-of-way, street trees may not be required to be planted within a 10-foot Public Planting and Utility Easement (to be determined by the City Engineer). ® NOTE: The number and location of street trees for the proposed project shall be approved by the Department of Public Works, Parks Supervisor prior to approval of landscape plans and prior to issuance of a street tree planting permit. The approved landscape plan, properly scaled and dimensioned, shall serve as a street tree planting permit for on-site trees not in the public right of way. A copy of this plan shall be kept at the job site at all times. i) Call (559) 621-5600 to notify the Public Works Department Construction Management Division 72 hours prior to tree hole drilling/tree planting in the public right-of-way, in order to verify tree locations, to obtain inspection of drilling operations, and to check backfilling procedures and safety barriers. ii) All planting, irrigation and related work within the city right-of-way shall 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) 621-8655 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. You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) Conditions of Approval Conditional Use Permit Application No. C-1 5-167 December 16, 2015 Page 11 of 17 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. 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. You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) Conditions of Approval Conditional Use Permit Application No. C-15-167 December 16, 2015 Page 12 of 17 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. ® NOTE: Only those fences, hedges and walls as shown on the site or landscape plans shall be reviewed for approval. b) Fences within the interior of the planned development shall be located behind any required end-block landscape areas as required by the conditions of approval for Vesting Tentative Tract Map No. 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. You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) Conditions of Approval Conditional Use Permit Application No. C-15-167 December 16, 2015 Mage 13 of 17 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. 6. 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 pian). 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 You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) Conditions of Approval Conditional Use Permit Application No. C-15-167 December 16, 2015 Page 14 of 17 "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. (VOTE: Aesthetic enhancements may include a variety of elements including incorporation of architectural character defining features, details and materials, landscaping, decorative fencing, etc. Contact the Development and Resource Management for further information and/or recommendations. Development and Resource Management Department approval shall be obtained for respective elevations of the proposed structures prior to issuance of building permits. ii) Elevations which are visible from the public streets rights-of-way shall incorporate aesthetic enhancements pursuant to the recommendations included herein above. iii) Second-story windows should be directed, to the extent feasible, away from adjacent single-story residential uses; or, adequate setback and landscape screening shall be provided to protect the privacy of adjacent properties. iv) Roofing material shall consist of: architectural grade composition roofing guaranteed by the manufacturer for at least 20 years; cement or clay tile; treated wood shakes; and/or, architectural-grade metal and coated non-glare decorative metal roofing products. v) Garage doors with decorative features (which may include windows) shall be provided for each dwelling on all lots within the planned development. vi) Where proposed, attic vents shall be decorative, consistent with the style and character of each structure. b) In accordance with City of Fresno guidelines and recommendations from the Fresno Police Department for crime prevention through design, appropriate lighting shall be provided on-site to enhance the appearance of the neighborhood while simultaneously providing a sense of security and safety in order to make it possible to use outdoor living spaces after nightfall. You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) Conditions of Approval Conditional Use Permit Application No. C-15-167 December- 16, 2015 Page 15 of 17 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 a- foot wide clear paths around equipment; or, provide approval from the City of Fresno Fire Department respective to mechanical equipment locations. ii) Roof mounted mechanical equipment shall be recessed and shall not be visible from the public right-of-way. When placed on the ground outside of required yards, condensing units and mechanical equipment shall be screened from view of the public right-of-way with structures, fencing and/or landscaping as may be appropriate. 12.DEVELOPMENT IMPACT FEES City of Fresno Development Impact Fee obligations applicable to this project shall be satisfied in accordance with the fee schedule outlined within the conditions of approval for Vesting Tentative Tract Map No. 6108/UGM dated December 16, 2015. The specified fees will be payable at time of recordation of a Final Map, issuance of building permit, at time of issuance of certificate of occupancy, or may be eligible to be deferred with a fee deferral covenant. You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) Conditions of Approval Conditional Use Permit Application No. Cµ15-167 December 16, 2015 Page 16 of 17 PART E w 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. 2. PUBLIC UTILITIES REQUIREMENTS a) Comply with all of the requirements included within the attached Depailrnent 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) 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. S. FRESNO IRRIGATION DISTRICT a) Comply with all of the requirements included within the attached Fresno Irrigation You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) Conditions of Approval Conditional Use Permit Application No. C--15-167 December 16, 2015 Page 17 of 17 District memorandum dated December 09, 2015. 9. COUNTY OF FRESNO,DLPARTMC=N1- 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 DISTRjGT 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 . ollowing:1 . If archaeological and/or animal fossil material is encountered during project surveying, grading, excavating, or construction, work shall stop immediately. 2. If there are suspected human remains, the Fresno County Coroner shall be immediately contacted. If the remains or other archaeological material is possibly Native American in origin, the Native American Heritage Commission (Phone: 916/653-4082) shall be immediately contacted, and the California Archaeological Inventory/Southern San Joaquin Valley Information Center (Phone: 805/644-2289) shall be contacted to obtain a referral list of recognized archaeologists. An archaeological assessment shall be conducted for 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 12-406µJ 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 1004.6 of the Code of Civil Procedures. You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) b CITY OF FRESNO DEVELOPMENT AND RESOURCE MANAGEMENT DEPARTMENT CONDITIONS OF APPROVAL DECEMBER 16, 7015 VESTING TENTATIVE TRACT MAP No. 61081UGM fib PLANNED DEVELOPMENT" NORTHEAST CORNER or THE INTERSECTION OF EAST GI»INTON AND NOR,m 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. You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) Conditions of Approval Vesting Tentative Tract Map No. 6108/UGM December 16, 2015 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, 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. 1=2-15-009. 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 system, public water system, street lighting system, public streets, and storm drainage, including other technical reports and engineered plans as necessary to You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) Conditions of Approvaf Vesting Tentative Tract Map No. 6108/UGM December 16, 2015 Page 3 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. 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. You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) Conditions of Approval Vesting Tentative Tract Map No. 61081UGM December 16, 2015 Page 4 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 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. You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) Conditions of/Approval Vesting Tentative Tract Map No. 61013/UGM December 16, 2015 Page 5 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 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 You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) Conditions of/Approval Vesting Tentative Tract Map No. 6108WGM December 16, 2015 Page 6 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 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. You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) Conditions of Approval Vesting Tentative Tract Map No. 610£3/UGM [december 16, 2015 Page 7 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 4455 of Vesting Tentative Tract Map No. 6108/UGM). Trail dedications and improvements shall be provided in accordance with Public Worl<s 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). You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) Conditions of Approval Vesting Tentative Tract Mal) No. 6108/UGM December 16, 2015 Page 8 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 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. You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) Conditions of/-Approval Vesting Tentative'I"ract Map No. 6108/UGM December 16, 2015 Page 9 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 Pori-nit 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). ® 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 Duffer 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. You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) Conditions of Approval Vesting Tentative Tract Map No. 6108/UGM December 16, 2015 Mage 10 32. The subdivider is required to provide street trees or) 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 AQ 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 cutoffs 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 walls) is to be established coincident with the top of slope then the required minimum easement width shall be expanded to include the full landscaped area up to the wall location. 36. 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 You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) Conditions of Approval Vesting Tentative Tract Map No. 61081UGM December 16, 2015 Page 11 the City of Fresno Development and Resource Management and Public Works Departments. 37. Comply with all street tree, buffer landscaping, median island, outiot, and trail requirements included within the attached memorandum from the Department of Public Works, Street Maintenance Division dated September 09, 2015. STREETS AND RIGHTS-01-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. 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 wafter 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. You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) Conditions of Approval Vesting Tentative-tract Map No. 0108/UGM December 10, 2015 Page 12 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) 1-IRE 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. 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. You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) Conditions of Approval Vesting "Tentative Tract Map No, 6108/UGM December 16, 2015 Page 13 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, 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. You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) Conditions of Approval Vesting Tentative Tract Map No. 610WUGM Decemhc;r 16, 2015 Page 14 NOTE: Packages must be cornplete with all required information in order to be accepted. The Annexation Request Form is available on- line on the City of Fresno website (1jq ://www.fresno.c ov) 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 'T'he Department of Public Works will not be responsible for the maintenance of any outlots if they are not included into the Community Facilities District (CFD). If the outlots are to be included into the CFD, the Department of Public Works will require that landscape and irrigation plans be submitted with landscape buffer plans for approval prior to inclusion into the CFD. b) Proceedings to place the Final Map into a CFD shall not commence until the Final Map, Landscape and Street Construction Plans are considered to be technically correct. c) if the developer/subdivider elects to petition for annexation into the City's Community Facilities District, he/she shall be required to provide the City of Fresno, Department of Public Works, with copies of signed acknowledgments from each purchaser of a lot within the subdivision, attesting to the purchasers understanding that the lot will have an annual maintenance assessment and that he/she is aware of the estimated amount of the assessment. The developer/subdivider shall execute and record a covenant on each lot providing notice that the subject property is subject to annual payment of the Community Facilities District assessment. 52. Should the City Council or owner/developer choose not to include all of the maintenance items or certain items listed above in a CFD, then the property owner/developer shall be responsible for establishing a Home Owners' Association (HOA) or other property based 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. You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) Conditions or Approval Vesting Tentative Tract Map No. 61013/UGM December 16, 2016 Page 10 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 Worms and the City Attorney's Office. Any amendment to the above provisions or any other provision specifying any right of the City shall require the prior written consent of the City. NOTE: Should the owner/developer elect to establish a Home Owners' Association to perform maintenance obligations and assure that said obligations are met, then the owner/developer may include such other items as are deemed appropriate and necessary for the sustainability of the subdivision and its amenities within the responsibilities of the association. b) The proposed Declaration of Covenants, Conditions, and Restrictions (CC&Rs) and the proposed instruments for the homeowners association shall be submitted to the Development and Resource Management Department for review prior to final map approval. Said documents shall be recorded with the final map or alternatively submit recorded documents or documents for recording prior to final acceptance of subdivision improvements. Said documents shall include assignment of responsibility to the homeowners association for landscaping and other provisions as stated in the Development and Resource Management Department Guidelines for preparation of CC&Rs dated September 01 , 1994. You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) Conditions of/approval Vesting Tentative 'rract Map Pio. 6108/UGM December 16, 2015 Page 10 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 CONNEC71ON 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 [31 $2,119/living unit f. Fowler Trunk Sewer Interim Fee Surety [11 $574/living unit g. House Branch Sewer Charge [21 N/A WATER CONNECTION CHARGES FEE RATE h. Service Connection Charge Fee based on service(s) and meter(s) sizes specified by owner; fee for services) and Meter(s) established by the Master Fee Schedule. i. Frontage Charge [1] $6.50/lineal foot j. Transmission Grid Main Charge [11 $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) You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) Conditions of Approval Vesting Tentative Tract Map No. 6108/UGM December 16, 2015 Page 17 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 1MPACTFEES FE 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 [31 $8,361/adj. acre t. New Growth Area Major Street Fee [3] $18,790/adj. acre 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 You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) Conditions of Approval Vesting Tentative Tract Map No. 0108/UGM December 16, 2015 Page 18 Tates: 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. A*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 (559-021-5153). (1] Deferrable through Fee Deferral Covenant. [21 Due at Final Map. [3] Due at Building Permit. [4] Due at Certificate of Occupancy. You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) XEN ��RT M EQ ' PUBLIC WORKS r0: Will 'Fackett, Planner til DARM, Planning Division FRON4: l lilary Kirj�ber, Flarks Sul:)ervisor II I ,ub'licWorKs, Street Mpdrflunancf Divi.-,,ion, SUBJi .C,I-: Trac; 6#t38 (/,PNN: `i10-040-,18 & 39) iodated or flh3e n;u-[.east corne€- of i:last Clinton Avenue and 1 miler Avenue. The Depart€nQnt of f='ublic Works has reviewed the Teritativ(-> I-ract &f t)divisior) Map pmposed I:)y Gary G, Gianet.ta, (.—Ml 17:'ngir,eerh-1g &: Land Surveying on Dehatf of Fm.vler" Devedopn»ent ('01-nf amy Inc. The Ijepartrne-nt of Public Vlforks offers the follovlini ; cor"�rncrrt; regarding tl-}e requirements for lcrndsc<l.lping orad irrigation in the: street right-of-ways. ial"Cyst c i:1e Baser"31erlts; oijilot:s cull €r.,-O'd.lcal-j Islar"IdW: GENERAL REQUfRERAIENTS NOTE C. has match the fandscape and. irrigation: de ign For Traot 60'33 STREET TREE REQUIR FrMENTS 1. The subdivider is required to provide street trees on all public street frontages per Fresno Municipai Code and for the dedication of planting and buffer landscaping easements as determined by the Planning Department. Street trees shall be planted at the minimum rate of one tree for each 60' of street frontage or one tree per home (whichever is greater) ley the Developer. The subdivider is required to provide irrigation for all street trees. Tile irrigation system shall comply with FMC 12-806-23, I/tater Efficient Landscape Standards and ACS 1881. The designated street tree for Borth Fowler Avenue is: Frax.inus Arner€cars ', .utunin Applause' Auf:rmin Applause Ash The designated street fret for East Clinton Avenr.W. i$: FK.oelr uteria panicuiata Golctenratn Tree 2. Street Tree Planting by Developer l'or those lots having internal street tree frontage available for street tree planting, the developer shall plant one Erse for each 60' of street frontage, or one tree per lot having street frontage, whichever is greater. 'Tree planting shall be within a 10' public Planting and Utility llasemen(. a. Street tree inspe(,tion fees shall be cotlected for each 60' of public; street frontage or one tree per lot whichever is greater. i). Street trees shall be planted in accordance with the City of Fresno, Department of Public Works "Standard Specifications." c. Landscape plans for all public use areas; such as parkways, buffers, medians and trails, shall be reviewed and approved by the Department of Public Works, Engineering Services, A street tree planting permit shall be regUired for all residential street tree planting. You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) d. Ferforn'larice, and payment securities, paid with final snap, will tae released wh-.: n all landscaong installed on public a ndlor city controlled property is ir', conformance �,vitl-r thsa >.:)e ciflcations of the City of Fre:--,no. i?. t.lpon, acceptance; of the. required vt/odq warranty my secur'i V s;'MI be WHO O t.o or [E3tEt_ired by the dt:/ kor guaranty,r i ,s1�..-,-..n_, � die work � moi, s `y � �..i L-i.c�r��l'it� c;fi� � siec,i 3i'� 0€ fl" �. 1�.1C),IC I'Cr � lC-I!C)(_i ti i' irii(�,..,I Ckca>>.: i'Howhig acceptance, CA �CVLklfk{ _:c subdivkier shall provide long tc ni maintenance for 51 proposed Wndscaped either petifloning for f:Eil,"tuxadon in the Col irrwnty Facilities DistriCt(�r by form€ ng a Hort`; Ovfner's A,rsocfation. I Maintenance ServWe Tough Annexation into the Community I-acHRIes i:;istrict. Landscape and Irrigation plans are required and shall be submitted to the Depa i'tment of Public Works for review aind approval prior to a C.ouncii approval of the finial nap. Flans Vall be numbered to conforn'i to and be included M the Department of Public Works street construction plan set for the final map. t=ees are applicable when the subdivider elects to have landscaping rnaintained by annexing infix the City's Community Facilities District, A, Landscaping shall comply 4th Landscape Buffer Development Standards approved by the City Council an October 2, 1990. Landscape and irrigation plans shall comply with Sections 12-306-23 & 24 and 14-121 of the Fresno Municipal Code regarding Water Efficient Landscaping and Duffer landscaping. D. Should the proposed landscape buffers and/or parkway strips be located next, to an existing buffer and/or parkway strip, the planting concept shall simulate the adjacent landscape design to present a more uniform appearance on the street. Variances in the Iandscal)e concept will be acceiatable, but the design of the new landscape buffer and/or pa rkv,fay strip shall strive to mimic file existing as nTrucl-r as possible. C. Landscape plans shall indicate gravies on a cross-section detail to inckj..de fencing or �va(I details. All fencing shall he placed outside the; landscape; easernent. Maxiniurn slopes shall not exceed 4-:1 �,vqh 1 foot of level ground between the slope and the back of the side kvalk and/or face of fence. Erosion control measures shall be implemented on all slopes of 4:1, including the use of spRefic erosion control netting in coniNnation vt/ith ground Qover species appvoved by the Department: or public Services Division (7. The water metr r;s) sewing the buffer landscaping shall be sued for the anticipated sewze NoWS. E. l�ro l'ar ivafe flacu,, sign or ide€�tificatiori of arty Kind si7all lar laerrriitfed in the ricI7i oi`tsray, LvitWn the City - controlled easement or on ihet fence; or wall facing the :street. F. Landscaping in he right-of-way and landscape setback adjacent to water well sites shah be: Me r"esponsibHRy of the City of Fresno Water Division and may not be included in the CI=D. You created this PDF from an application that is not licensed to print to novaPDF printer(hHp://www.novapdf.com) 1 . When rnechan islands trent onto the: proposed developn'ie nl, laroje;ct; applicants shall subn4t Plan.,.; to fife, Public Wort dEngineering Services shoving the location and cont guratian c,f all me ban isAnds fronting the proposed groje cr 2. i he E''ft`!'JIiC. Works 1�C. )'z �I � will re I" ,r' d '4 l f { l:c "t 'lUrlt. 1 iGlii E !c� tczt( .eterrrdna t ono of aH required €i'1iI:1i"LVGn"ie 'sl_s prley to SEI: [:i(oW of Mal Map, .. . Landscape and fl°N`c7hon is required on all new consf.ructior, of € eclia n islands and sha,..il be: appi d ir; accordance with the City of Fresno; Pul.')Hc ',,N rks Depaf—ti-ner,t Standard,,,, c' Spedfications acid FIViiC sections 1210&24 and 12-306-23 ar�d AB 1,881. The Public: 1r°i/or"ks Dept rtlwenC requTes all proposed medhn isla.rlds '(..) be C'onstructeCi lvidn 'E orte fool We colored concrete; strips, fly€sh along cx b e;dg% in a 12 it=ch by " 2 incl-, brick rind sl=ate:, pattern. 1 Trees shall not bo planted in sections which are less than eight (8) feet wide . -,less approved by the Oblic Works, Departs eM. Sections less than eight (8) meet shall lxe capped with concrete as an integral part of the off site A-nprovements; whether the €nedian is landscaped or not. CO TLOYTS . The Department of Public Works will not be responsible for the maintenance of any outlots Q they are not included into the Cornnnunity Facilities District(CFD), It the outlots are to be included into the CM, the Department of Public Works Ml require approved landscape and irrigation pians to be submitted w€th landscape buffer flans prior to inclusion into the CPD. 2. Outlots which are utilized for wat r well purposes wvUl not be inducted in the CM The Mater Division Department in Public Utilities vOU provide the maAMenance of all plant n'laterial on the well site. RAIL R\ QUIRTEB EINVTS The trail shall be constructed in accordance vvit1 i the ANAaster 7'rails Mianua i.@ The subdivider is responsible for the trail construction. The subdivider is responsible for all landscai:,e and it-igation irnproveirents for and wit.k the trail. Const:ruchon pixis shall be subrnitted and shall include, landscaping and autoiniatic irrigation design. Trail c,�'oss-sections will be required with subatttal of Street Plans and Imandscaping/Ire-it a.tion Plans for review and appmval. These plans shall be approved by the Department of Fubk' Works. Landscaping adjacent to snails or fences shall comply with AJ_a�"rdscaped Buffer. Development Standards.@ You created this PDF from an application that is not licensed to print to novaPDF printer(hHp://www.novapdf.com) City of �"�■'r�Ill� DATE: December 1, 2015 TO. Will Tacked Development and Resource Management Department THROUGH: Jill Gormley, TE,Traffic and Engineering Manager, City Traffic Engineer441i Public Works Department,Traffic& Engineering Services Division V U FROM: Louise Gilio,Traffic Planning Supervisor Public Works Department,Traffic& Engineering Services Division SUBJECT: Public Works Conditions of Approval TT 61081 C-15-167, 2534 North Fowler Avenue Fowler Development Company/Gary Giannetta The Public Works Department, Traffic and Engineering Services Division, has completed its review and the following requirements are to be placed on this tentative map as a condition of approval by the Public Works Department. Provide the following information: 1. Identify 30'visibility triangles at Lots 1, 10, 11, 24, 25, 30, 31, 38, 39 and 55. 2. Revise the proposed building setback to 18'minimum from garage to back of walk or provide written approval from the Public Works Director. 3. There is not a standard for monolithic sidewalk with rolled curb. Provide written approval from the Public Works Director or design to Public Works Standards. 4. Provide a cross section for Harvard at Fowler. 5. Identify existing and proposed street right of way. General Conditions: 1. Curb Ramps: Provide curb ramps at all corners within the limits of this subdivision. 2. Pedestrian Easements: Identify all pedestrian easements on the map. a. Local Streets: If constructed 42'or 50' a 1'pedestdan easement is required on streets with driveway approaches. 3. Overhead Utilities: Underground all existing offsite overhead utilities with the limits of this map in accordance with Fresno Municipal Code Section 12-1011 and Resolution No. 78-522188-229, 4. Design local streets with a minimum of 250' radius. 5. Local street lengths exceeding 800' and four way intersections require traffic calming measures. Construct permanent traffic circles per Public Works Standards P-83, P-84 and/or P-85. Identify and provide cross sections on the map. No parking is allowed adjacent to the circles. 6. Local Street Intersections:The intersection of two local continuous streets shall have a minimum of 160'offset measured from center line to center line. 7. Dead-end Streets. Any temporary dead-end streets created by this subdivision shall be properly barricaded in accordance with the Public Works Standard P-100. Page 1 of 6 T:\Traffic Pianningl—CONDITIONS OF APPROVAL\TRACT MAPSN61001T-610B FOWLER&CLINTONIT-610B FOWLER 2534 N.doc You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) 8. Outlots: If the subdivider seeks to dedicate to the City, in fee, an outiot for open space purposes, subdivider shall prove to the City that the outlot is free of toxic or hazardous materials pursuant to the requirements of City Administrative Order 8-1, including, but not limited to, performing a Phase I Soils Investigation. The soils Investigation report shall be submitted to the Public Works Department for review and approval. The subdivider must obtain Public Works approval of the soils Investigation report and complete any mitigation work identified by the soils investigation prior to subdivider's submittal of the Final Map to the Development Department. Any and all costs associated of the soils investigation and any required mitigation work shall be performed at the sole expense of the subdivider. 9. Pian Submittal: Submit the following plans, as applicable, in a single package, to the Public Works Department for review and approval: Street: construction, signing, striping, traffic signal and streetlight and Trail:construction, grading, lighting, striping, signing, landscape and irrigation. 10. The construction of any overhead, surface or sub-surface structures and appurtenances in the public right of way is prohibited unless an encroachment covenant is approved by the City of Fresno Public Works Department, Traffic and Engineering Services Division, (559) 621-8693. Encroachment permits must be approved prior to issuance of building permits. 11. Street widening and transitions shall also include utility relocations and necessary dedications. 12. Garages: Garages or carports shall be located not less than twenty feet from any street frontage where the garage door or carport opening faces and takes direct access to the street. FMC Section 12-207.5 E-1-e. Frontage Improvement Requirements: Public Streets: Fowler Avenue: 4-lane Arterial 1. Dedication Requirements a. Dedicate 1' of property, for public street purposes to provide for a 10' monolithic sidewalk at the bus bay, per Public Works Standard P-73. b. Dedicate a 25-26' (minimum) easement for Landscape, Bike and Pedestrian purposes only. (Additional right of way may be required for grading and drainage purposes.) 1' transition required adjacent to Bus Bay. c. Relinquish direct access rights to Fowler Avenue from all lots within this subdivision. 2. Construction Requirements: a. Where missing, construct concrete curb and gutter to Public Works Standard P-5. The curb shall be constructed to an 11' pattern. a. Construct a 12' wide concrete Bike and Pedestrian traillpath, complete with signing, striping and landscaping, per the 2035 Fresno General Plan, Multi-Purpose Trails Plan Map and Public Works Standards P-58, P-59 and P-60. Identify route on the map and provide a cross section 7 days rior to the planning commission hearing. Above ground utilities shall not be within the proposed easement. Where the trail is constructed within 5' of the curb, construct a fence per Public Works Standards P-74 and P-75. b. Construct 20' of permanent paving within the limits of this subdivision. c. Construct an 80' bus bay curb and gutter at the northeast comer of Fowler and Clinton to Public Works Standard P-73, complete with a 10'monolithic sidewalk. d. Construct an underground street lighting system to Public Works Standard E-1 within the limits of this subdivision. Spacing and design shall conform to Public Works Standard E-7 for Arterial Streets. Page 2of6 TATratiic Planningl_CONDITIONS OF APPROVALITRACT MAP5161001T-6108 FOWLER&CLINTOMT-6106 FOWLER 2534 N.doc You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) Clinton Avenue: 2-travel lane Collector No Parking 1. Dedication Requirements a. Where not existing, dedicate 36'-44' of property, from section line,for public street purposes, within the limits of this application, per Public Works Standard P-54. b. Dedicate a corner cuts for public street purposes at the intersection of: L Clinton and Fowler ii. Clinton and North A Avenue. c. Relinquish direct access rights to Clinton Avenue from all lots within this subdivision. 2. Construct: a. Construct concrete curb,gutter and sidewalk to Public Works Standard P-5. The curb shall be constructed to a 12' pattern b. Construct 20' of permanent paving (measured from face of curb) within the limits of this sub- division. c. Construct an underground street lighting system to Public Works Standard E-1 within the limits of this subdivision. Spacing and design shall conform to Public Works Standard E-8 for Collector Streets. Interior Streets: Provide written approval from the Public Works Director for the design shown-DR- Dedicate, design and construct all curb, gutter, sidewalk, (both sides), permanent paving, cul-de-sacs, easements and underground street lighting systems on all interior local streets to Public Works Standard P-56. All driveways shall be constructed to Public Works Standards P-4 and P-6. Pedestrian easements are required behind driveways with sidewalk patterns less than 10'. Specific Mitigation Re uirements: This tract will generate 524 ADT's , 41 a.m./55 p.m. peak hour trips. Comply with the mitigation measure requirements of the Traffic Engineering Manager in the attached letter dated 12-01-06. 1. Relinquish direct vehicular access rights to : a. the north property line of lot 55. b. the east property line of lot 39. 2. The intersection of Fowler and Harvard Avenues shall be designed with a partial median opening to allow for right-in, right out and left-in turns only. 3. The first order of work shall include a minimum of two points of vehicular access to the major streets for griy phase of this development. 4. No parking is allowed on the north side of Lot 55 located on Harvard Avenue. Traffic Sianal Mitigation Impact(TSMI) Fee: This project shall pay the current Traffic Signal Mitigation Impact Fee (TSMI Fee) at the time of building permit based on the trip generation rate(s) as set forth in the latest edition of the ITE Generation Manual for single family units (fee rate as shown in the Master Fee Schedule). TSMI fee is credited against traffic signal and Intelligent Transportation System (ITS) improvements, provided that the improvements are; constructed at ultimate locations, contained within the build out of the 2035 General Plan circulation element and are included in the latest Nexus Analysis for TSMI fee. Project specific impacts that are not consistent with the 2035 General Plan, Public Works Standard Drawings or not incorporated in the TSMI fee infrastructure costs, are not reimbursable unless the City Engineer and City Traffic Engineer include the new traffic signal and/or ITS improvements in the next update; upon the inclusion of the added infrastructure, the applicant shall agree to pay the newly Page 3 of 6 TATrafiic Planning) CONDITIONS OF APPROVALM3ACT MAPS161001T-6106 FOWLER&CLINTOMT-6108 FOWLER 2534 N.dcc You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) calculated TSMI fee that includes the new infrastructure. Failure to pay this fee or construct improvements that are credited I reimbursable with this fee will result in a significant unmitigated impact as this fee is applied to all projects within the City Sphere of Influence. If the applicant is conditioned with improvements that are credited / reimbursable with this fee, they should work with the Department of Public Works and identify, with a Professional Engineer's estimate, the costs associated with the improvements, prior to paying the TSMI fee at time of building permit. 1. The intersection of Fowler and Clinton shall be signalized to the City of Fresno Standards, complete with left turn phasing, actuation and signal pre-emption. This work is eligible for reimbursement and/or credit against Traffic Signal Mitigation Impact Fees. The applicant shall design the traffic signal and obtain City approval of the plans prior to occupancy of the first dwelling unit. If the intersection meets signal warrants at the time of occupancy of the first unit, then the full traffic signal shall be installed. if the intersection does not meet warrants,then the traffic signal installation shall be limited to the following equipment: poles, safety lights, oversize street name sign, conduits, detectors, service pedestal connected to a PG&E point of service, controller cabinet, ITS vault, ITS communication cabinet and all pull boxes,with the following equipment to be delivered to the City of Fresno's Traffic Signal shop for future installation when warrants are met: 2070L controller, mast arms, heads, Opticom discriminator and receivers. Fresno Maior Street impact(FMSI) Fee-:-This Map is in the New Growth Area; therefore pay all applicable growth area fees and City-wide regional street impact fees. Regional Transportation Miti ation Fee RTMF : Pay all applicable RTAIIF fees to the Joint Powers Agency located at 2035 Tulare Street, Suite 201, Fresno, CA 93721; (559) 233-4148 ext. 200; www.iresnoco .or . Provide proof of payment or exemption prior to certificate of occupancy. Page 4of6 TATrattic Planning\_CONDITIONS OF APPROVALITRACT MAP8161001T-6108 FOWLER&CUNTOMT-6108 FOWLER 2534 N.doc You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) a r— s g g4d � sy�6 Jill 1F=%dy9. l¢1 A�F rl ig if i�� ns. oQ Y� ��R �x• ! � ti %:� � RaPd f �F !pp I I i'. I F i 2 4 !1 IIdYS1l1I7d a 9af! iii a "l 6 l I I t.I --- _ Ng J M11 �i�C ii `a 7Y 46 :3 Ni s R c � � ,. �d F ■ C R QQ R � I .�t;:s� f�i'} ' Ys�3Y:�:r yp �e3 sY IS ptlkz- �� ill t-1,1ss t gg tg 61 YY9 y ¢ Gap ag R '� • � � 1yyq&& ,1 :� Y1;ll Y ndi�� } Kg3 lglR xG�it ip t�!n iso a %Ss1Y Y�9LX ¢ �9'�%1 lie z alit §!©tS l c Qa r 11 L7'3'? 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W �iY"� -'Aar .::�... �sr You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) Cily 01 PUBLIC WORKS DEPARTMENT City Hall Scott L.Mozier,P.E. 2600 Fresno Street,4"Floor Public Works Director Fresno.California 93721 Ph.(559)621-8800 www teesmo gov September 2, 2015 Matt Hamilton, PE Quad Knopf 901 East Main Street PO Box 3699 Visalia, CA 93278 SUBJECT: REVIEW OF THE TRIP GENERATION ANALYSIS DATED JULY 22, 2015 FOR THE PROPOSED GENERAL PLAN AMENDMENT (GPA) FOR THE PROPERTIES ON THE NORTHEAST CORNER OF CLINTON AND FOWLER AVENUES (APN 310-040-39) AND ON THE SOUTHEAST CORNER OF SHIELDS AND BLISS AVENUES (APN 310-740-08 AND APN 310-740-09) TIS 15-010 We have reviewed the Trip Generation Analyses prepared by Quad Knopf for the potential General Pian Amendments (GPA) for the properties located on the northeast corner of Clinton and Fowler Avenues (APN 310-040-39) and on the southeast comer of Shields and Bliss Avenues (APN 310-740-08 and APN 310-740-09). Both project sites are proposing the Medium Density (5-12 dwelling units per acre) land use from the Commercial use (northeast comer of Clinton and Fowler Avenues) and Urban Neighborhood (southeast comer of Shields and Bliss Avenues). GENERAL COMMENTS and CONDITIONS 1. Trip generation was based on the Institute of Transportation Engineers (ITE) Trip Generation Manual. Based on land use code 210 — Single Family Detached Housing and eighteen (18) dwelling units, the proposed General Plan Amendment and planned project on the northeast corner of Clinton and Fowler Avenues would generate 171 average daily trips (ADT), 14 AM peak hour trips and 18 PM peak hour trips. Analyzed using the Shopping Center use, ITE code 820, the existing General Plan use would generate 982 ADT, 22 AM peak hour trips and 85 PM peak hour trips. The proposed General Plan Amendment and planned project on the southeast corner of Shields and Bliss Avenues would generate 1,133 ADT, 80 AM peak hour trips and 119 PM peak hour trips using ITE land use code 210 — Single Family Detached Housing with 119 dwelling units. The existing multi-family General Plan land use designation would generate 2,141 ADT, 164 AM peak hour trips and 200 PM peak hour trips assuming 322 units. You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) Both project locations are located in Traffic Impact Zone (TIZ) III which allows for a level of service (LOS) D and allow a project to generate 100 peak hour trips before a traffic impact study would need to be prepared. Because the proposed development on the southeast corner of Shields and Bliss Avenues will generate more than 100 peak hour trips, a full traffic study will be required. A traffic impact study would not be required for the project as proposed on the northeast corner of Clinton and Fowler Avenues. 2. This project shall pay its Traffic Signal Mitigation Impact (TSMI) Fee of $47.12 per ADT, per the Master Fee Schedule, at the time of building permit. Based on the development information provided in the Trip Generation Analysis, the TSMI fee for the proposed project on the northeast corner of Clinton and Fowler Avenues would be $8,057.52, using the weekday total ADT of 171. The TSMI fee for the proposed development on the southeast corner of Shields and Bliss Avenues would be $53,386.96 based on the ADT of 1,133. The TSMI fee is payable at the time of the building permit. The TSMI fee facilitates project impact mitigation to the City of Fresno Traffic Signal infrastructure so that costs are applied to each new projectlbuilding based on the generated ADT. The TSMI fee is credited against traffic signal installationtmodifications and/or Intelligent Transportation System (ITS) improvements (constructed at their ultimate location) that plan to build out the 2035 General Plan circulation element and are included in the Nexus Study for the TSMI fee. The TSMI fee is regularly updated as new traffic signals are added, new grant funds offset developer improvement costs, and/or construction costs increase/decrease. If the project is conditioned with traffic signal improvements in excess of their TSMI fee amount, the applicant may apply for fee credits (securitylbonding and/or developer agreement required) and/or reimbursement for work in excess of their fee as long as the infrastructure is in place at the ultimate location. The applicant should work with the Public Works Department and identify, with a Professional Engineers estimate, the costs associated with the improvements prior to paying the TSMI fee to determine any applicable fee credits and/or reimbursements. For project specific impacts that are not consistent with the 2035 General Plan, Public Works Standards, and/or are not incorporated into the TSMI fees, the infrastructure costs will not be eligible for reimbursement unless the City Engineer and City Traffic Engineer include the new traffic signal and/or ITS infrastructure in the next TSMI fee update and the applicant agrees to pay the new TSMI fee that includes the new infrastructure. Failure to pay this fee or construct improvements that are credited/reimbursable with this fee will result in a significant unmitigated impact as this fee is applied to all projects within the City Sphere of Influence. 3. This project shall pay its Fresno Major Street Impact (FMS) Fee, which will be determined at time of building permit. This FMSI fee is creditable towards major street roadway improvements included in the nexus study for the FMSI fee. 4. The project shall pay the Regional Transportation Mitigation Fee (RTMF). Pay the RTMF fee to the Joint Powers Agency located at 2035 Tulare Street, Suite 201, Fresno, CA 93721; (559) 233-4148, ext. 200; www.fresnocog.org. Provide proof of payment or exemption, based on vesting rights, prior to issuance of building permits. You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) 5. The proposed project shall make necessary improvements and right-of-way and public easement dedications along adjacent public street(s) and within the site boundaries per City of Fresno standards/requirements. 6. The proposed site plan shall be reviewed and approved by the City of Fresno Traffic & Engineering Services Division, Traffic Planning Section. If you have any further questions regarding this matter, please contact me at (559) 621-8792 or ]ill.gormley(abfresno.gov . Sincerely, Jill Gcoley, TE City Traffic Engineer 1 Traffic Engineering Manager Public Works Department, Traffic & Engineering Services C: Copy filed with Traffic Impact Study Louise Gilio,Traffic Planning Supervisor Bonique Emerson,Planning Manager,DARM Mike Sanchez,Asst.Director,DARM You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) City of &GOF35ty R SFN Qy DEPARTMENT OF PUBLIC UTILITIES DPU '' ADMINISTRATION DIVISION MEMORANDUM /ya Date: November 23, 2015 .< Providing Life's f 5irnriul;=rvicrs To: WILL TACKET, Supervising Planner Planning and Development From: KEVIN GRAY, Supervising Engineering Technician Department of Public Utilities, Planning and Engineering Divisio �' Subject: SEWER REQUIREMENTS FOR REZONE APPLICAT1 R-15- 09 AND PLAN AMENDMENT APPLICATION NO. A-15-002 General Plan Amendment Application No. A-15-002 and Rezone Application No. R-15-009 were filed by Jeffery Roberts, on behalf of Fowler Development Company, and pertain to ±6.56 acres of property located on the northeast corner of North Fowler and East Clinton Avenues; and ±14.37 acres of property located on the southeast corner of East Shields and North Bliss Avenues, 6117 East Shields Avenue & APN: 310-740-08 and 09 and 2534 North Fowler Avenue & APN: 310-041-39 and 38 (portion). Sewer Requirements Sewer facilities are available to provide service to the site subject to the following requirements: 1. Sewer requirements shall be addressed upon the submittal of future applications. if Y A Nationally Accredited Public Utility Agency You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) �epartnae nt of E ub[Ic MtNes,.Vftter Mvi.slorr T � DI,T.'E, [)ec.ember 1, 2015 TACKE t_..F,, Supervising Planner Development Planning MICHAEL CARBA,1A1_., L`yivisiori Manager Department of Public Milities, Water Division Fl"OKPLL ROBERT A., DIAZ, Senior Engineering Deparbiient or Public Utiilifies, Water Division A • "r SUBJECT:: WATER RE UI Et E 't-S FOR. REZONE R-15-0 A,46-002 enerai Plan Amendment Application No. A-15-002 and rezone Application leo. R-15-009 were filed by Je 'ery Roberts, on behalf of Fowler Development Company, and pertain to ±6,56 acres of property located on the northeast corner of North Fowler and East Clinton Avenues; and ±14.37 acres of property located on the southeast corner of East Shields and North Bliss Avenues, 6117 East Shields Avenue & APIA; 310-740-03 and 09 and 2534 North Fowler Avenue &APl'`r: 310-041-39 and 38 (portion). Wager Rggicer eats 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, Water facilities are- available reavailable to provide service to the site subject to the following requirements: 1. Water mains (including installation of City fire hydrants) shall be extended within the proposed tract to provide service to each lois. 2. Installation of water service(s) & meter box(es) shall be required. 3. Seal and abandon any existing on-site well in compliance with the State of Ga.lifornia Well Standards, Bulletin 74--00 or current revisions issued by California Department of Water resources and City of"t=resno standards. 9<j4� ` J; S? fJ '�rricaracldly r-Tc.-creditecl 1'uhlrr, Zliilitr !1 tai nq G: 5s .n.w. You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) Water Fees -,-he following Water Connection Charges and fees shatl ba paid for the project. Wet-ties, khlater service(s) and/or rneter(&, UGM Water A�ea Nuir-r-itiei: 501 You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) City of FIRE DEPARTMENT DATE: November 24, 2015 TO: WILL TACKETT, Supervising Planner Development and Resource Management Department FROM: LAURIE SAWHILL, Senior Fire Prevention Inspector Fire Department, Community Risk Reduction Unit SUBJECT: TRACT 6108, C-15-167, PLAN AMMENDMENT NO A-15-002, AND REZONE APPLICATION R-15-009 Please comment on the following entitlements:A-15-002, R-15-009 The description of this application is as follows: Plan Amendment Application No.A-15-002 and Rezone Application No. R-15- 009 were fifed by Jeffery Roberts, on behalf of Fowler Development Company, and pertain to±6.56 acres of property located on the northeast corner of North Fowler and East Clinton Avenues; and±14.37 acres of property located on the southeast corner of East Shields and North Bliss Avenues, 6117 East Shields Avenue&APN: 310-740-08 and 09 and 2534 North Fowler Avenue&APN: 310-041-39 and 38(portion). This application is located at 6117 East Shields Avenue and 2534 North Fowler Avenue The APN number for this location is: 310-740-08&09 and 310-041-39&38 The Fire Department's conditions of approval include the following: This project is subject to city wide fire service fees. Tract is within 3 miles of of Fire Station 10 for Fire and Emergency response. Provide fire hydrants and fire flow per Public Works standards for single family residential development. As all internal streets are less than 36' wide as measured to the flow line of the wedged t'1�, curb, one side will be designated as a fire lane with red curb or approved signage. Note: as reflected in PW Std. P-56, street width is measured to the flow line of the curb. I could not find a wedged curb standard in the °P" drawings for local residential streets, 36 feet is the minimum width needed to provide the minimum 20' fire access travel lane and provide 8 foot wide parallel parking stalls. Wedged curbs are not designed for parking on the top nor is that how most motorists will park their car on the street. Until such time as a public works standard is officially adopted with 7 foot wide stalls as the new local public You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) street standard (a standard we do not suppol-t), this fire department requires that fire lane- be designated on private streets less than 36 feet in width as measured to the flow lime. Dote on play: All construction work on this project is subject to interruption if the road system becomes impassable for fire apparatus. Note on plan: All required fire access lanes shall be provided and maintained with ars approved "all weather" surface capable of supporting 80,000 lb. vehicles (minimUrn 4„ of base rock over compacted or undisturbed native sail or per approved engineered plans) year-around and during all phases of development with 24 feet rninimurn width or other approved method that would prevent shoulder degradation. ltote on plan: Turns in private drives for fire apparatus access shall have MinirnUrn 44 foot centerline turn radius. Provide mote on plan: provide sign(s) (i 7 "x22y5 minimum) at all public entrance drives to the property which state "Warning ---Vehicies stepped, parked or left standing in fire lanes will be immediately removed at owner's expense 22653(a) California Vehicle Cade — Fresno police Department 621-2300." Curbs designated as "Fire Lane" shall be painted rest and have "l=ire Lane" stenciled in minimum 3" white letters even 50' or portion thereof. If gates are to be proposed in the future, the following will apply: Provide approved police/fire bypass lock ("Best" padlock model 21 B700 series or electric cylinder switch model IW7132) on drive access gate/s. All electrified dates shall be equipped with both the Best electric cylinder lock M/71 2 and "Click to Eater" system. Gates/fences shall not obstruct minimurn width required for fire lanes. A minimum 20' clear opening in vehicle gates is required for emergency vehicle access. This project was reviewed by the lire Department only for requirements related to water supply, fire hydrants, and fire apparatus access to the building(s) on site. Review for compliance with fire and life safety requirements for the building interior and its intended use are reviewed by Both the Fire Department and. the Building and Safety Section of DARM when a submittal for building plan review is made as required by the California Building Code by the architect or engineer of record for the building. You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) FRESNO METROPOLITAN FLOOD CONTROL DISTRICT File No.210.45 NOTICE OF REQUIREMENTS Page I of 4 PUBLIC AGENCY DEVELOPER WILL TACICETT ERIC GIBBONS,FOWLER DEVELOPMENT CO. Mn DEVELOPMENT SERVICES/PLANNING 1396 W.HERNDON AVE.,SUITE 101 CITY OF FRESNO FRESNO,CA 93711 2600 FRESNO STREET,ROOM 3043 FRESNO,CA 93721-3604 PROJECT NO: 6108 ADDRESS: 2534 N.FOWLER AVE M4 APN: 310-041-38,39 SENT: Drainage Area(s) Preliminary Fees) Development Review Fees) Service Charge(s) BS 587,328.00 NOR Review' $327.00 To be paid priorto r0tasc of District comments to Public Agency and l7avcloper. Grading Plan Review* $913.00 Amount to be submitted with first grading plan submiaal. Total Drainage Fee: W.329.00 Total Secvicr Charge: 51,240.00 Nq The Development Review Service Charge shown above is associated with FR CUP 2015-167 and is currently proposed to develop in conjuiction with this permit.Payment for this enbtlemaa Mall atisty the amount due on the associated permits. The proposed development will generate storm runoff which produces potentially significant environmental impacts and which must be properly discharged and mitigated pursuant to the California Environmental Quality Act and the National Environmental Policy Act.The District in cooperation with the City and County has developed and adopted the Storm Drainage and Flood Control Master Plan.Compliance with and implementation of this Master Plan by this development project will satisfy the ■ drainage related CEQA/NEPA impact of the project mitigation requirements. Pursuant to the District's Development Review Fee Policy,the subject project shall pay review fees for issuance of this Notice of Requirements(NOR)and any plan submittals requiring the District's reviews.The NOR fee shall be paid to the District by will Developer before the Notice of Requirement will be submitted to the City.The Grading Plan fee shall be paid upon first submittal.The Storm Drain Plan fee shall be paid prior to return/pick up of first submittal. The proposed development shall pay drainage fees pursuant to the Drainage Fee Ordinance prior to issuance of building permit at the rates in effect at the time of such issuance.The fee indicated above is valid through 2129116 based on the site plan submitted to the District on 11/04/15 Contact FMFCD for a revised fee in cases where changes are made in the proposed site plan which materially alter the proposed impervious area. Considerations which may affect the fee obligation(s)or the timing or form of fee payment: a.) Fees related to undeveloped or phased portions of the project may be deferrable, Fees may be calculated based on the actual percentage of runoff if different than that typical for the zone district under b.) which the development is being undertaken and if permanent provisions are made to assure that the site remains in that configuration. c.) Master Plan storm drainage facilities may be constructed,or required to he constructed in lieu of paying fees. d) The actual cost incurred in constructing Master Pian drainage system facilities is credited against the drainage fee obligation, When the actual costs incurred in constructing Master Plan facilities exceeds the drainage fee obligation, e') reimbursement will be made for the excess costs from future fees collected by the District from other development. Any request for a drainage fee refund requires the entitlement cancellation and a written request addressed to the f.) General Manager of the District within 60 days from payment of the fee.A non refundable$300 Administration fee or 5%of the refund whichever is less will be retained without fee credit. 5469 E.OLIVF-FRESNO,CA 93727.(559)456.3292-FAX(559)456,3194 You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS Page 2 of 4 Approval of this development shall be conditioned upon compliance with these District Requirements. 1• X a. Drainage from the site shall BE DIRECTED TO FOWLER AND/OR CLINTON AVENUES b. Grading and drainage patterns shall be as identified on Exhibit No. e The grading and drainage patterns shown on the site plan conform to the adopted Storm Drainage and Flood Control Master Plan. 2. The proposed development shall construct and/or dedicate Storm Drainage and Flood Control Master Plan facilities located within the development or necessitated by any off-site improvements required by the approving agency: Developer shall construct facilities as shown on Exhibit No. 1 as "MASTER PLAN FACILITIES TO BE CONSTRUCTED BY DEVELOPER". —A None required, 3. The following final improvement plans and information shall be submitted to the District for review prior to final development approval; X Grading Plan X Street Plan — Storm Drain Plan — Water&Sewer Plan --A_ Final Map X Drainage Report(to be submitted with tentative map) --- Other — None Required 4. Availability of drainage facilities: X a Permanent drainage service is available provided the developer can verify to the satisfaction of the City that runoff can be safely conveyed to the Master Plan inlet(s). — b. The construction of facilities required by Paragraph No.2 hereof will provide permanent drainage service. C. Permanent drainage service will not be available. The District recommends temporary facilities until permanent service is available. — d. See Exhibit No.2. 4- The proposed development; Appears to be located within a 100 year flood prone area as designated on the latest Flood Insurance Rate Maps available to the District,necessitating appropriate floodplain management action.(See attached Floodplain Policy,) X Does not appear to be located within a flood prone area. 6• The subject site contains a portion of a canal or pipeline that is used to manage recharge,storm water, and/or flood flows.The existing capacity must be preserved as part of site development.Additionally,site development may not interfere with the ability to operate and maintain the canal or pipeline. $469 E.OLIVE-FRESNO,CA 93727-(559)456-3292-FAX(559)456-3194 You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS Page-3 of 4 7. The Federal Clean Water Act and the State General Permits for Storm Water Discharges Associated with Construction and Industrial Activities(State General Permits)require developers of construction projects disturbing one or more acres,and discharges associated with industrial activity not otherwise exempt from National Pollutant Discharge Elimination System(NPDES)permitting,to implement controls to reduce pollutants,prohibit the discharge of waters other than slonm water to the municipal storm drain system,and meet water quality standards. These requirements apply both to pollutants generated during construction,and to those which may be generated by operations at the development after construction. a. State General Permit for Storm Water Discharges Associated with Construction Activities,effective July I,2010,as amended. A State General Construction Permit is required for all clearing,grading,and disturbances to the ground that result in soil disturbance of at least one acre(or less than one acre)if part of a larger common plan of development or sale). Permittees are required to:submit a Notice of Intent and Permit Registration Documents to be covered and must pay a permit fee to the State Water Resources Control Board(State Board),develop and implement a storm water pollution prevention plan,eliminate non-storm water discharges,conduct routine site inspections,train employees in permit compliance,and complete an annual certification ofcompliance. b. State General Permit for Storni Water Discharges Associated with Industrial Activities,April, 1997 (available at the District Office). A State General Industrial Permit is required for specific types of industries described in the NPDES regulations or by Standard Industrial Classification(SIC)code. The following categories of industries are generally required to secure an industrial permit:manufacturing; trucking;recycling;and waste and hazardous waste management. Specific exemptions exist for manufacturing activities which occur entirely indoors. Permittees are required to:submit a Notice of Intent to be covered and must pay a permit fee to the State Water Resources Control Board,develop and implement a storm water pollution prevention plan,eliminate non storm water discharges,conduct routine site inspections,train employees in permit compliance,sample storm water runoff and test it for pollutant indicators,and annually submit a report to the State Board. c. The proposed development is encouraged to select and implement storm water quality controls recommended in the Fresno-Clovis Storm Water Quality Management Construction and Post-Construction Guidelines(available at the District Office)to meet the requirements of the State General Permits, eliminate the potential for nom-storm water to enter the municipal storm drain system,and where possible minimize contact with materials which may contaminate storm water runoff. 8. A requirement of the District may be appealed by filing a written notice of appeal with the Secretary of the District within ten days of the date of this Notice of Requirements. 9. The District reserves the right to modify,reduce or add to these requirements,or revise fees,as necessary to accommodate changes made in the proposed development by the developer or requirements made by other agencies. 10. X See Exhibit No.2 for additional comments,recommendations and requirements. Avt.., CIV4V'4;.n� Debbie Campbell Gary W.ChUman Design Engineer Project Engineer S469 E.OLIVE-FRFSNO,CA 93727-(559)456-3292-FAX(559)456.3194 You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS Page 4 of 4 CC: GARY GIANNETTA Mq 1119 5 STREET FRESNO,CA 93721 - ----- -- --- �~ ■ 3469 E.OLIVE-FRESNO,CA 93721-(559)456.3292-FAX(559)456-3194 You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) OTHER REQUIREMENTS EXHIBIT NO.2 The existing Master Plan facilities which serve the area of Tract 6108 were constructed to accommodate runoff generated from commercial development. The cost of the Master Plan facilities are to be paid for through the collection of drainage fees. The density of the proposed development is consistent with an R-I development; however, the fee rate shown on the cover sheet of this Notice of Requirements is based on C-1 and R-1-50 rates. The drainage fee for the portion of Tract 6108/CUP 2015-167 that was included as Outlot `B' of Tract 6033 is being calculated at an R-1-50 rate. The drainage fee for the portion of Tract 6108/CUP 2015-167 that is currently zoned as Community Commercial will be calculated at a C-1 rate. Development No. Tract 6108 engrlpermiticxhihit2ltracM[08(gc) You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) �v FRESNO METROPOLITAN FLOOD CONTROL DISTRICT File 210.414"BS" 210.45 "6108" 400.21 410.205 5 50.10"BS" December 9,2015 Mr. Will Tackett City of Fresno Development Dept.,Planning Division 2600 Fresno Street,Third Floor Fresno, CA 93721 Dear Mr. Tackett, Rezone 2015-009 Plan Amendment Application No.A-15-002 Drainage Area "BS" The proposed rezone lies within the District's Drainage Area "BS". The District's system can accommodate the proposed rezone. The existing Master Plan facilities which serve the area of Rezone 2015-009 were constructed to accommodate runoff generated from commercial development, consistent with the current zoning. The cost of the Master Plan facilities are to be paid for through the collection of drainage fees calculated at a commercial rate. Therefore, the District requires, as a condition of approval of Rezone 2015-009, that a commercial density drainage fee rate be assessed to the current commercial zoning. If there are any questions concerning this matter, please feel free to contact us. Very truly yours, un*o�� Gary Chapman Engineer Technician III GC/lrl KAUttersUtezone LettersTresno1201512015-0N(bs)(gc).docx 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(659)456-3194 You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) San Joaquin ValleY "�r AIR POLLUTION CONTROL DISTRICT HEALTHY AIR LIVING" November 19, 2015 Will Tackett City of Fresno Development and Resource Management 2600 Fresno Street, Third Floor Fresno, CA 93721-3604 Project: Plan Amendment No. A-15-002, Rezone No. R-15-009, Conditional Use Permit No. C-15-167 and Vesting Tentative Tract Map No. 6108/UGM District CEQA Reference No: 20160950 Dear Ms. Tackett: The San Joaquin Valley Unified Air Pollution Control District (District) has reviewed the project referenced above proposes to amend the Fresno General Plan and the McLane Community Plan, amend the Official Zone Map to reclassify the subject property, CUP to modify property development standards and VTTM to build 55 single family residential unit developments with public streets. The site addresses are 6117 East Shields Avenue and 2534 North Fowler Avenue, in Fresno, CA. The District offers the following comments: 1. Based on information provided to the District, project specific emissions of criteria pollutants are not expected to exceed District significance thresholds of 10 tonslyear NOX, 10 tons/year ROG, and 15 tonslyear PM 10. Therefore, the District concludes that project specific criteria pollutant emissions would have no significant adverse iiriipact on air quality. 2. Based on information provided to the District, at full build-out the proposed Vesting Tentative Tract Map project would be equal to or greater than 50 residential dwelling units. Therefore, the District concludes that the proposed project would be subject to District Rule 9510 (Indirect Source Review), District Rule 9510 is intended to mitigate a project's impact on air quality through project design elements or by payment of applicable off-site mitigation fees. Any applicant subject to District Rule 9510 is required to submit an Air Impact Seyed Sadredin Executive 0irectorlAir Pollution Control Officer Northern Region Central Region(Main Office) Southern Region 4800 Enterprise Way 1990 E.Gettysburg Avenue 34946 Flyover Court Modesto,CA 953568718 Fresno,CA 93726-0244 Bakersfield,CA 93308.9725 TeL(209)557-6400 FAX:(209)557-6475 TeL{5591 230-6000 FAX:(5591230-6061 TO 661382.5500 FAX:661.392.5585 .............n......,.,..,. .—..... __...._:_ .... You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) Nm1.dw yWPru 0 District CEQA Reference No:20150950 Page 2 Assessment (AIA) application to the District no later than applying for final discretionary approval, and to pay any applicable off-site mitigation. If approval of the subject project constitutes the last discretionary approval by your agency, the District recommends that demonstration of compliance with District Rule 9510, including payment of all applicable fees, be made a condition of project approval. Information about how to comply with District Rule 9510 can be found online at: http://www.valleyair.org/ISR/ISRHome.htm. 3. The proposed project may be subject to District Rules and Regulations, including: Regulation VIII (Fugitive PM10 Prohibitions), Rule 4102 (Nuisance), Rule 4601 (Architectural Coatings), and Rule 4641 (Cutback, Slow Cure, and Emulsified Asphalt, Paving and Maintenance Operations). In the event an existing building will be renovated, partially demolished or removed, the project may be subject to District Rule 4002 (National Emission Standards for Hazardous Air Pollutants). The above list of rules is neither exhaustive nor exclusive. To identify other District rules or regulations that apply to this project or to obtain information about District permit requirements, the applicant is strongly encouraged to contact the District's Small Business Assistance Office at (559) 230-5888. Current District rules can be found online at: www.valleyair.org/rules/1 ruleslist.htm. 4. The District recommends that a copy of the District's comments be provided to the project proponent. If you have any questions or require further information, please call Michael Corder, at (559) 230- 5818, Sincerely, Arnaud Marjollet Director of Permit Services Z� ,,I' -("r" Brian Clements Program Manager AM: me You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) "C J , _.__-__.....___._.._...... _......._ _-.-- �� DI E P RT M E N B OF PUBLIC LI 'ALT1 -65 DAVID POAVS Lf �, DIRECTORuV iN"oV>;err9. 2€),I S / LU0018254 Will l ackett 2602. Development & Resource i�tar��gei rrcl�t 2600 Fresno, Streef, bird Floor i r rsno, CA 93721 -3604. Deac Mr. i ackefli: PROJECT Nrl.JN/IBLR: A-15-002, R--15-009, C,'•1 a-107, 11 E111-G 108 Plan Arn€ndment Aplaftation No. A-15-002 and Rczona Application ;•to, R-16-009 were, filed by .Jeffrey Roberts, on behalf of Fowler Development Company, and pertain to -1--6.56 acres of property located on the northeast corner of north Fovder and Last Clinton Avenues; and ±14.37 acres of p�'operty located on the southeast corner of Fast Shields and North Bliss Avenues. Plan Amendment;Application No. A<15-002 proposes to amend the Fresno General Flan and the Nlclane Community -4an as follows: ?-2.09 acres from Community Con-mn ercial to Medium Density residential -§-4.47 acres from Medium-Love Density Respdential to Medium Density Residential ±14.37 acres from Urban Neighborhood to Medium Density Residential Rezone Application No. R-15-009 proposes to amend the Official Zone Map to reclassify the subject propel-ty as follows: .1--2.09 acres from C-1/UG1Vi/ez (Neighborhood Shopping Center/Urban Growth I'Vianagement/conditions of zoning) to the R--1/RS-:a/UGM (5ing(e Family Residential/Urban Cwt- wth Management) zone district. `'14.37 acres from C--KVUGM/cz (Con-imer6af and Light Manufacturing/Urban Grov\ith/Managenlent/ conditions of zoning) to the F:-11rSa5/f.JGilf (Single Family Residential/Urban Growth Management) zone district. Vesting Tentative Tract Maps No, 6108W€M and Conditional Use Permit Application No. C-15-167 were filed by Gary Giannetta of Gary G. Giannetta. Corrsultk-)g Civil Engineer, on behalf of Fowler Development Company, and pertain to ±6.56 acres of-'property located on the northeast corner of Nol-th Fowler and nasi Clinton Avenues. Vesting Tentatpvc,Tract Map No. 6108/UGIM proposes a 55-lot single family residential plarin€;d unit deveiopment vviih- public streets. Conditional Usc Per-mit A ppiicaticFn No. C-1 S,d 67 proposes modified proper by devcloi:.n7eni: sipandards. A€ W 310-740-09, 09; 310-01-39, H TONING,. From C-1fUGM/cc urid C44lUGMIcz To. R-1/RS-51UG.?`sti SITE:ADDRESS. 6147 Gast Shields.Ave!'We & 2634.Nofth Fovdar Avenue Recommended Conditions of Approval: CollStR1001'1 permits for development Should be subject to assurance of sewer capacity of the Regional \/Vastewater Treatment f=acility. Concurrent€y should be obtained from the; California Regional Water Quality Control Board (rV` QCB). Fol-n-lore information, contact staff at (559) 445-5116. Pr€xrnotion,presai-rattan and pr€rt-eetloti of the camaiuiiity�heatt7i 1221. Fulton (Mall/ Ro, [fox I1867/ Fresno,CaUfornia 93775 / Phone(559)600-3771. / FAX(559)455-1646 r nail: EnvironmentaIIlealth@co.fresno.ca.us wvvvv.co.fresno,ca,us krvwvq fedph,org EquA [employment opportunily Affirmative Action •.• Disabled r_Enployor You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) Will Tackett November 9, 2015 A-15-002, R-15-009, C-15-167 &TTM-6108 Page 2 of 2 • Construction permits for the development should be subject to assurance that the City of Fresno community water system has the capacity and quality to serve this project. Concurrence should be obtained from the State Water Resources Control Board, Division of Drinking Water-Southern Branch. For more information call (559)447-3300. • As a measure to protect ground water, all water wells and/or septic systems that exist or have been abandoned within the project area should be properly destroyed by an appropriately licensed contractor. Prior to destruction of agricultural wells, a sample of the upper most fluid in the water well column should be sampled for lubricating oil. The presence of oil staining around the water well may indicate the use of lubricating oil to maintain the well pump. Should lubricating oil be found in the well, the oil should be removed from the well prior to placement of fill material for destruction. The "oily water" removed from the well must be handled in accordance with federal, state and local government requirements. • Should any underground storage tank(s) be found during the project, the applicant shall apply for and secure an Underground Storage Tank Removal Permit from the Fresno County Department of Public Health, Environmental Health Division. Contact the Certified Unified Program Agency at (559) 600-3271 for more information. • Due to the proximity of the proposed residential uses to an existing thoroughfare, consideration should be given to conformance with the Noise Element of the City of Fresno General Plan. A noise study should be conducted in order to identify the potential noise impacts and offer mitigation alternatives. • The proposed construction project has the potential to expose nearby residents to elevated noise levels. Consideration should be given to your City's municipal code. REVIEWED BY: OigkAy signed by Ke m lsuda MC.—K—Buda,.=Fresno Kevin Tsuda'uounry Depertmem FoBficreait oo=Environmemal Heal[h Drslen, c—11 A—da g-6—..Q.us..-U S Oam K15 1109[OW45.09'90' Kevin Tsuda, R.E.H.S. Environmental Health Specialist II (559) 600-3271 kt cc: Glenn Allen- Environmental Health Division (CT 14.03) Jeffrey Roberts- Applicant ('raE bertsCc.Dgvhomes.com) Eric Gibbons-Applicant (egibbons[a gvhomes.com) Gary Giannetta- Project Engineer(gpMce[a?sbcglobal.net) You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) v 3 T,, r X71 i !r i, tir J l i dry t 1 J SF j ,.sr 'EELi-PHO (SUI MOM 1967 S.MAPLE WNW' .. ....._ €:('t1,c3ttO;E;RiJFCR�Iftt 93'T2a ?'2 ti t3 MP ll` H W0 City of Fresno j DepSwtr1'mit of t. ex elopment& Resomce P laric.Cfa;"ter!( � 2000 Resno SIM, Mild p=loor I € resno• CA 93721-3604 iii_: Vesting Tentative Tracf Miap No. 6•108A.JGVi Conditional Use Perrnit Applieation No. C.•I5-167 AVEClinton and I"ow& � i Dear W `f ache, i The Fresno Inigation District ([=ID) has reviewed the: Vesting Tentative Tract Map No. 6108/UGM and Conditional Use Pernik Application No. C-15••167 flies! by Gary G. Giannetta Gonst[lting Civil Erig€neer, on behalf of 1-ovrrler Development Company, pertaining to ±6.56 ! awe of property located on the northeast corner of Fowler and Clinton avenues. (=[G has noted that the Vesting T.ra.c,t Maps No. 6108/UGiVI proposes a 55-lot Single family residential planned unit development with 1xiblic streets and the Conditional Use Permit Application 3 No, GO 5d 67 proposes modified properly development. standards. APN: 310-041-39 & X38 � (portion), FID's has the following comrnonts: i I 1• RD does not ovk1n, op.fate, or Mainfai[l ally facilifiOs €ocated oil the sWjeot property as sl`owni on the attached FID axhii:)it niap• 2. F-1l_3's Gov No. 99 RJAIS 5OWherly approxirnateiy 900 feet cast of the sE,ibj ct � i property as slhcwvn oil the attached F113 Klink maps, in a 20-fool: wido easelT'Ient recorded an Mardi 28, 2008, as No, 2000-0046087, Official Records of Fresno CCounly. I WNW indicate t.l1a l`. this section of the Gcsw No. 99 Fjoline was WaHed in 20714 (1 yens t:W) as a 240ch diameter ASI'M C-361 RW)ber Gasket I Reinforced CFor;ci-ete Poe (RGRCP) which. n ooL is FtD'3 standards for davelop ed ('c sider7tial, hyustr an cc mnlerdal) pa['c;ols Or �.Irbar7 gyp, if grading WO be done, FID requires the a,p p[icant submit a gra.ding and drainage. plan for FID approval whidi shotes that the pmroposerl development wHl not ; endanger the structural integrity of His canal/pipe-ke, or result in drainage: paRerns that swill adversely affect FID or tile applicant, I f E BOARD OF Presider,( RYAN JACOBSEN 1Ae -11 "side& jERRY PRIETO jR . DIRECTORS STSV[:N 3ALLS.GEORGE SEBEWAN'Gencrai Mangy _,v CAfiY R.SI fdR;TU s You created this PDF from an application that is not licensed to print to novaPDF printer(hHp://www.novapdf.com) Mr. Will Tackett RE: Vesting Tract Map No. 61013/UGM Conditional Use Permit/Application No. C-15-167 December 9, 2015 Page 2 of 2 5. FID does not typically allow private facilities to encroach into its easement. If any facility is proposed within FID's easement, FID will require its review and approval. If FID allows the encroachments, the Private party will be required to enter into the appropriate agreement which will be determined by FID. FID requires all block walls and fences to be located outside of the easement. Buildings will not be allowed within the easement or over the pipeline. 6. For tracts located within the parcel and adjacent to FID facilities, FID requires its easements be shown on all future maps and plans with proper recording information, and that FID be made a party to signing the final map. 7. FID requires it review, approve and be made a party to signing all improvement plans which affect its propertyleasements and canallpipeline facilities including, but not limited to, Sewer and Water, FMFCD, Street, Landscaping, Dry Utilities, and all other utilities. 8. The proposed development may negatively impact local groundwater supplies. Under current circumstances the project area is experiencing a modest but continuing groundwater overdraft. Should the proposed development result in a conversion from imported surface water to groundwater, this deficit will increase. FID suggests the City require the proposed development balance anticipated groundwater use with sufficient recharge of imported surface water in order to preclude increasing the area's existing groundwater overdraft. 9. The above comments are not to be construed as the only requests FID will have regarding this project. FID will make additional comments and requests as necessary as the project progresses and more detail becomes available. Thank you for submitting the proposed project for our review. We appreciate the opportunity to review and comment on the subject documents for this project. If you have any questions please feel free to contact Sen Saetern at (559) 233-7161 extension 7406 or ssaeternefresnoirrigation.com. Sincerely, JA-1-0— Laurence Kimura, P.E. Chief Engineer Attachment 0AAgeawieslrresoDC:ity%Tract Map16I08.doc You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) oom�wd oto k R ¥ • , ] e z 0 < , o w % L I \ m | E § I j 0 f . < � . A7lB | Amnla, $ 2 ] (! »7%ZN&km¥ ( hd)K,'&aEWw § ° K � [ moo • % \ ■ f § z ' � < ƒ | ' | z � �A ■ O 5 ! . ! - § & - - - ® - • ® - - - - - - • - • '6. eee . ` ! k § kkk 3N U3 Aq ? + 7 , + e §0 � k § m1e� N 2�, R § ° ! 0) C? 08vilivy \ a 6 kkk§ 2 mdnHkk!` AVOW /$ ��|» \!!� !.� • - - - - - - - 83�O-4 7!|; ■ < §`|$ /— NNaM \ttf 9 | / $ t | $ ■ m � !!|§ / ■ 3 1222 fAONna »t. d■ E !■k \11 � �22k , EAHVd SS3NIsne f R | § ■ m ■ You created this PDF for m an application that 6 not licensed to print to no aPDF printer(http://www.novapdf.com) CLOVIS U N I F I E D SCH )OL DISTRICT Csoveming Board Sandra A.Bengel November 9, 2015 Christopher Casado Brian D.Heryford Will Tackett Ginny L.Hovseplan Development Services/Planning Richard Lake.C.P.A. 2600 Fresno St. Third Floor Elizabeth J.Sandoval Fresno, CA 93721-3604 Jlm Van Volkinburg,D.D.S. SUBJECT: Plan Amendment A-15-002, Rezone R-15-009, TTM 6108 South of Shields between Fowler and Armstron Avenues Administration L Janet L.Young,Ed.D. Superintendent Carlo Prandinl,Ph.D. Deputy Superintendent Dorm Anderson Assodate Superintendent Barry S.Jagger,Jr. Associate Superintendent ' Nllchael Johnston Assodate Superintendent Dear Mr. Tackett: The purpose of this letter is to provide school district information relative to the above- referenced subdivision and to comply with Business and Professions Code section 11010, subdivision (b)(1 1)(A) regarding the provision of school-related information to the subdivider/owner and the State Department of Real Estate. 1. Elementary School Information: (a) The subject land is presently within the attendance area of the elementary school (grades K-6) listed below: School Name: Oraze Elementary School Address: 3468 N Armstrong A ve Fresno CA 93 72 7 Telephone: (559) 327-1700 Capacity: 864 Enrollment: 859(CBEDS enrollment 2015-16 school year) (b) Because of projected growth in the District and the District's plans for construction of new school facilities, it is possible that (1) adjustment of school attendance areas could occur in the future such that students residing in the project area may be required to attend an elementary school other than the school listed above, and (2) students residing in the project area may attend more than one elementary school within the District during their elementary school years. 1450 Herndon Avenue•Gavb,CA 93611-0599 559-327.90M•www_cund_enm You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) 2. Intermediate School Information: School Name: Reyburn Intermediate Address: 2901 Dewolf Ave Clovis CA 93619-5226 Telephone: (559) 327-4500 Capacity: 1600 Enrollment: 1299(CBEDS enrollment 2015-16 school year) 3. High School Information: School Name: Clovis East High School Address: 2940 Leonard Ave Clovis CA 93619-8446 Telephone: (559) 327-4000 Capacity: 3100 Enrollment: 2202(CBEDS enrollment 2015-16 school year) 3. Bus transportation is currently provided for grades K-6 students residing further than one mile from school and for grades 7-12 students residing further than two and one-half miles from school. Transportation will be available for students attending the above-identified elementary, intermediate and high schools in accordance with District standards in effect at the time of enrollment. 4. The District currently levies a school facilities fee of $4.15 per square foot (as of July 6, 2015) for residential development. The fee is adjusted periodically in accordance with law. New development on the subject property will be subject to the fee in place at the time fee certificates are obtained. The District hereby requests that the information in this letter be provided by the owner/subdivider to all prospective purchasers of property within the project. Thank you for the opportunity to comment on the project. Please contact me if you have any questions regarding this letter. Sincerely, Mi ae Johnston A ocia e Superintendent A trainistrative Services You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) City of r/'1111M.-� NISF, DATE: December 8, 2015 TO: Will Tackett, Supervising Planner Development and Resource Management Department FROM: Ann Lillie, Senior Engineering Technician Public Works Department, Traffic and Engineering Services Division SUBJECT: PUBLIC WORKS CONDITIONS OF APPROVAL FOR VESTING TENTATIVE TRACT MAP NO. 6108 REGARDING MAINTENANCE REQUIREMENTS LOCATION: 2534 North Fowler Avenue AP N: 310-041-39 *The proposed development will share in the maintenance costs with Vesting Tentative Tract Map No. 6033. ATTENTION; The item below requires a separate process with additional costs and timelines. In order to avoid delays with the final map approval, the following item shall be submitted for processing to the Public Works Department, Traffic and Engineering Services Division REjE to final map approval. X CFD Annexation Request Ann Lillie (559) 621-8690 Package ann.lillie(cDfresno.gov The Public Works Department, Traffic and Engineering Services Division, has completed its review and the following requirements are to be placed on this tentative map as a condition of approval. These requirements are based on City of Fresno code: policy, standards and the public improvements depicted on the exhibits submitted for this development. Requirements not addressed due to omission or misrepresentation of information, on which this review process is dependent, will be imposed whenever such conditions are disclosed and shall require a revision of this letter. Any change affecting the items in these conditions requires revision of this letter. INCOMPLETE Community Facilities District ("CFD") Annexation Request submittals may cause delays to the annexation process and final map approval. The annexation process takes from three to four months and SHALL be completed prior to final map approval. All applicable construction plans for this development are to be submitted to the Traffic and Engineering Services Division for review and approval prior to the CFD process. The Landscape and Irrigation Plans are required to be approved prior to the finalization of the CFD process and the approval of the final map. 1. The Property Owner's Maintenance Requirements The long term maintenance and operating costs, including repair and replacement, of certain required public improvements ("Services") associated with all new Single-Family developments are the ultimate responsibility Page 1 of 2 REV:April 29,2015 TT 6108 Conditions for Maintenance.docx You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) of the Developer. The Developer shall provide these Services either by a mechanism approved by the Pub€ic Works Department or by annexing to the City of Fresno's Community Facilities District No. 11 ("CFD No. 11"). The following public improvements (Existing and Proposed) are eligible for Services by CI=D No. 11 as associated with this development: • All landscaped areas, trees and irrigation systems, as approved by the Public Works Department, within the street rights-of-way and landscape easements; including without limitation; parkways, buffers, street entry medians and sides (10' minimum landscaped areas allowed). • All landscaping, trees, irrigation systems, hardscaping and amenities within Outlots, open spaces and trails. ■ Concrete curb and gutters, valley gutters, sidewalks, curb ramps, traffic calming structures, median island concrete maintenance band and cap, and street lights in all Major Streets. • Concrete curb and gutters, valley gutters, sidewalks, curb ramps, traffic calming structures, and street entry and interior median island curbing and hardscape, street paving, street name signage and street lights in all Local Streets. 2. The Property Owner may choose to do one or both of the following: a. The Property Owner may petition the City of Fresno to request annexation to CFD No. 11 by completing and submitting an Annexation Request Package to the Public Works Department, Traffic and Engineering Services Division for review and approval. The Annexation Request Form is available, along with current costs, on-line at the City's website at http://www,fresno.gov, under the Public Works Department, Developer Doorway. • Proceedings to annex the final map to CFD No. 11 SHALL NOT commence unless the final map is within the City limits and all construction glans (this includes Street, Street Light, Signal, Landscape and Irrigation plans, and any other plans needed to complete the process) and the final map are considered technically correct. ■ The annexation process will be put on HOLD and the developer notified if all of the requirements for processing are not in compliance. Technically Correct shall mean that the facilities and quantities to he maintained by CFD No. 11 are not subject to change and after acceptance for processing. • Public improvements not listed above will require written approval by the Public Works Department Director or his designee. lk All areas not within the dedicated street rights-of-way approved for Services by CFD No. 11, including but not limited to outlots, trails and landscaped areas, shall be dedicated in fee to the City of Fresno, dedicated as a public easement for maintenance purposes or as approved by the Public Works Department City Engineer. b. The Property Owner may provide for Services privately for the above maintenance requirements. Ali City maintenance requirements not included for annexation to CFD No. 11 for Services SHALL be included in the DCC&Rs or some other City approved mechanism for the required Services associated with this development. Contact. the Planner in the Development and Resource Management Department for more details. For questions regarding these conditions please contact me, at (569) 621-8690 or ann.lillie(c-Dfresno.gov Page 2 of 2 REV:Anrif 29,2015 TT 6108 Conditions for Maintenance.docx You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) Exhibit "I" Environments[ Assessment No. Aw15-0021Rw15-009/C-1 5-167/T-6108 Dated November 25, 2015 You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) -- . -- --- .--- -=---- - -- __-- - -- - -_.--- CITE OF FRESNO Notice of Intent was filed with: MITIGATED NEGATIVE DECLARATION ' 1 -- ----......--_...__.-._...__...__---__ _...._.� ------ --- FRESNO COUNTY l The full Initial Stud and the Fresno i Study ENVIRONMENTAL CLERK !; ; n General Plan Master Evironmental ASSESSMENT NUMBER: 2221 Kern Street Impact Report are on file in the Fresno, California 93721 l Development and Resource A-15-0021 R-15-009 ! C-15-1671 I� Management Department, T-6108 on E, Fresno City Nall, 3rd Floor 2600 Fresno Street November 25, 2815 Fresno California 93721 (559) 621-8277 APPLICANT: PROJECT LOCATION: 3 Fowler Development Company, Inc. 6117 East Shields Avenue 1396 West Herndon Avenue, 14.37 acres of property located at the southeast corner of ` Suite 101 East Shields and North Bliss Avenues, in the City and County Fresno, CA 93711 of Fresno, California Site Latitude: 36°46'39.00" N Site Longitude: 119°40'43.00" W Ei Mount Diablo Base & Meridian, Township 13S, Range 21 E Section 27 - Clovis, CA Quadrangle i Assessor's Parcel Number(s): 310-740-08 & 09 i i' 2534 North Fowler Avenue E + 6.56 acres of property located on the northeast corner of North Fowler and East Clinton Avenues, in the City and County ii of Fresno, California E Site Latitude: 36°46'22.00" N Site Longitude: 119040'54.00" W i Mount Diablo Base & Meridian, Township 13S, Range 21 E Section 27 - Clovis, CA Quadrangle Assessor's Parcel Number(s): 310-041-38 & 39 j ' PROJECT DESCRIPTION: Fowler Development Company, Inc. has filed Plan Amendment Application No. A-15-002, Rezone Application No. R-15-009, Conditional Use Permit Application No. C-15-167, and Vesting Tentative I 3 Tract Map No. 6108/UGM pertaining to approximately 6.56 acres of property located at the northeast corner of the intersection of North Fowler and East Clinton Avenues and approximately 14.37 acres of property located at the southeast corner of the intersection of East Shields and North Bliss Avenues. Plan Amendment Application No. A-15-002 proposes to amend the Fresno General Plan and McLane Community Plan to change the planned land use designation for the approximately 6.56 acre portion You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) of the subject property from Community Commercial (2.09 ac.) and Medium-Low Density Residential (4.47 ac.) to Medium Density Residential; and to change the planned land use designation for the 3j approximately 14.37 acre portion of the subject property from Urban Neighborhood to Medium Density I Residential. Rezone Application No, R-15-009 proposes to rezone the approximately 2.09 acre portion of the ;I 'i subject property from the C-1/UGM/cz (Neighborhood Shopping Center/Urban Growth Managernent/with conditions of zoning) zone district to the IR-1/RS-5/UGM (Single Family Residential/Urban Growth Management) zone district; and, to rezone the approximately 14.37 acre E portion of the subject property from the C-M/UGM/cz (Commercial and Light Manufacturing/Urban Growth Management/with conditions of zoning) zone district to the R-1/RS-5/UGM (Single Family E Residential/Urban Growth Management) zone district. Conditional Use Permit Application No. C-15-167 and Vesting Tentative Tract Map No. 6108/UGM have been filed requesting authorization to subdivide the approximately 6.56 acres of property located li at the northeast corner of the intersection of North Fowler and East Clinton Avenue for purposes of creating a 55-lot single family residential public street planned development. �i The project will require dedications for public street rights-of-way and utility easements as well as the construction of public facilities and infrastructure in accordance with the standards, specifications and li policies of the City of Fresno in order to facilitate the future proposed development of the subject i property. The subject property is located within the boundaries of the Fresno General Plan and McLane Community Plan. The City of Fresno has conducted an initial study and proposes to adopt a Mitigated Negative ! Declaration for the above-described project. The environmental analysis contained in the Initial I Study and this Mitigated Negative Declaration is tiered from the Master Environmental Impact Report (SCH # 2012111015) prepared for the Fresno General Plan ("MEIR"). A copy of the MEIR may be reviewed in the City of Fresno Development and Resource Management Department as noted above. The proposed project has been determined to be a subsequent project that is not fully within the scope of the Master Environmental Impact Report ("MEIR) prepared for the Fresno I General Plan. Pursuant to Public Resources Code § 21157.1 and California Environmental Quality Act (CEQA) Guidelines § 15177, this project has been evaluated with respect to each item on the E attached environmental checklist to determine whether this project may cause any additional significant effect on the environment which was not previously examined in the MEIR. After conducting a review of the adequacy of the MEIR pursuant to Public Resources Code, Section 21157.6(b)(1), the Development and Resource Management Department, as lead agency, finds that no substantial changes have occurred with respect to the circumstances under which the MEIR was i certified and that no new information, which was not known and could not have been known at the f time that the MEIR was certified as complete, has become available. i. `3 This completed environmental impact checklist form, its associated narrative, and proposed mitigation measures reflect applicable comments of responsible and trustee agencies and research and analyses conducted to examine the interrelationship between the proposed project and the physical environment. The information contained in the project application and its related environmental assessment application, responses to requests for comment, checklist, initial study narrative, and any attachments thereto, combine to form a record indicating that an initial study has 11 been completed in compliance with the State CEQA Guidelines and the CEQA. You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) All new development activity and many non-physical projects contribute directly or indirectly toward cumulative impacts on the physical environment. It has been determined that the incremental effect contributed by this project toward cumulative impacts is not considered substantial or significant in itself, and/or that cumulative impacts accruing from this project may be mitigated to less than significant with application of feasible mitigation measures. Based upon the evaluation guided by the environmental checklist form, it was determined that there are foreseeable impacts from the Project that are additional to those identified in the MEIR, and/or impacts which require mitigation measures not included in the MEIR Mitigation Measure Checklist. The completed environmental checklist form indicates whether an impact is potentially significant, less than significant with mitigation, or less than significant. For some categories of potential impacts, the checklist may indicate that a specific adverse environmental effect has been identified which is of sufficient magnitude to be of concern. Such an effect may be inherent in the nature and magnitude of the project, or may be related to the design and characteristics of the individual project. Effects so rated are not sufficient in themselves to require the preparation of an Environmental Impact Report, and have been mitigated to the extent feasible. With the project specific mitigation imposed, there is no substantial evidence in the record that this project may have additional significant, direct, indirect or cumulative effects on the environment that are significant and that were not identified and analyzed in the MEIR. Both the MEIR mitigation checklist measures and the project-specific mitigation checklist measures will be imposed on this project. The initial study has concluded that the proposed project will not result in any adverse effects which fall within the "Mandatory Findings of Significance" contained in Section 15065 of the State CEQA Guidelines. The finding is, therefore, made that the proposed project will not have a significant adverse effect on the environment. PREPARED BY: SUBMITTED BY' Will Tackett, Supervising Planner Will Tacke upervising Planner DATE: November 25, 2015 DEVELO M NT & RESOURCE MANAGEMENT DEPARTMENT Attachments: -Notice of Intent -Initial Study Impact Checklist and Initial Study (Appendix G) -City of Fresno General Plan and Development Code Update Mitigation and Monitoring Reporting Program dated November 25, 2015 - Project Specific Mitigation Monitoring Checklist dated November 25, 2015 You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) E201510000284 CITY OF FRESNO Filed with: l NOTICE OF INTENT TO ADOPT A MITIGATED NEGATIVE DECLARATION EA No. A-15-002/Rn 5�009/Cpl5�167/T-610th NOV 25 2015 Plan Amendment Application No. A-15-002 Rezone Application No. R-15-009 L'RESN p Conditional Use Permit Application No, C-15--167 By Vesting Tentative Tract Map No. 6108/UGM SPU 7 APPLICANT: j Fowler Development Company, Inc. 1396 West Herndon Avenue, Suite 101 Fresno, CA 93711 FRESNO COUNTY CLERK — 2221 Kern Street, Fresno, CA PROJECT LOCATION: 93721 6117 East Shields Avenue ± 14.37 acres of property located at the southeast corner of East Shields and North Bliss Avenues, in the City and County of Fresno, California E Site Latitude: 36°46'39.00" N Site Longitude: 119°40'43.00" W Mount Diablo Base & Meridian, Township 13S, Range 21 E Section 27 -- Clovis, CA Quadrangle Assessor's Parcel Number(s): 310-740-08 & 09 2534 North Fowler Avenue ± 6.56 acres of property located on the northeast corner of North Fowler and l=ast Clinton Avenues, in the City and County of Fresno, California Site Latitude: 36°46'22.00" N Site Longitude: 119°40'54.00" W Mount Diablo Base & Meridian, Township 13S, Range 21E Section 27 w- Clovis, CA Quadrangle Assessor's Marcel Number(s): 310-041-38 & 39 PROJECT DESCRIPTION: I Fowler Development Company, Inc. has filed Flan Amendment Application No. A-15-002, Rezone i Application No. R-15-009, Conditional Use Permit Application No. C-15-107, and Vesting Tentative . Tract Map No. 6108/UGM pertaining to approximately 6.56 acres of property located at the northeast corner of the intersection of North Fowler and East Clinton Avenues and approximately 14.37 acres of I property located at the southeast corner of the intersection of East Shields and North Bliss Avenues. You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com) You created this PDF from anapplication that innot licensed toprint tonovePDFprinter( ://www. ANY INTERESTED PERSON may comment on the proposed environmental finding. Comments must be in writing and must state (1) the cornmentor`s name and address; (2) the commentor's interest in, or relationship to, the project; (3) the environmental determination being commented upon; and (4) the specific reason(s) why the proposed environmental determination should or should not be made. Any comments may be submitted at any time between the publication date of this notice and close of business on December 15, 2015. Please direct comments to Will Tackett, City of Fresno Development and resource Management Department, City Nail, 2600 Fresno Street, room 3076, Fresno, California, 93721-3604; or by email to Wili.Tackett Fresno. civ; or comments can be sent by facsimile to (550) 4.08µ1026. INITIAL STUDY PREPARED BY: SUBMITTED Will Tackett, Supervising Planner WilgDOU pervising P1Yie ._..._....� DATE: November 25, 2015 CITNO DEVELOPMENT ANCE MANAG�EMENT DEPARTMENT You created this PDF from an application that is not licensed to print to novaPDF printer(http://www.novapdf.com)