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Home My WebLink AboutT-6139 - Conditions of Approval - 8/4/2016 REPORT TO THE PLANNING COMMISSION AGENDA ITEM NO. COMMISSION MEETING 06.01.16 June 01, 2016 APPR F_DBY DEPARTMENT DIR I TDR FROM MIKE SANCHEZ, Assistant Directr Development Services Division THROUGH: BONIQUE EMERSON, AICP, Piann Manager �— Development Services Division BY: WILL TACKETT, Supervising Plann Development Services Division SUBJECT: CONSIDERATION OF REZONE APPLICATION NO. R-16-004; ANNEXATION APPLICATION NO. ANX-16-001; VESTING TENTATIVE TRACT MAP NO. 6139/UGM; AND, RELATED ENVIRONMENTAL ASSESSMENT NO. EA R-16-004/ANX-16-001/T-6139 FOR APPROXIMATELY 38.70 ACRES OF PROPERTY LOCATED ON THE NORTHEAST CORNER OF NORTH POLK AND WEST OLIVE AVENUES RECOMMENDATION Staff recommends that the Planning Commission take the following actions: 1. RECOMMEND APPROVAL (to the City Council) of the adoption of Environmental Assessment No. R-16-004/ANX-16-001/•T-6139, filed April 29, 2016, resulting in a Finding of Conformity to the Fresno General Plan Master Environmental Impact Report (MEIR) for purposes of the proposed project. 2. RECOMMEND APPROVAL (to the City Council) of the adoption of Rezone Application No. R-16-004 requesting authorization to rezone an approximately 19.66 acre portion of the subject property from the PI (Public and Institutional) zone district and prezone an approximately 4.81 acre portion of the subject property from the RR (Rural Residential, Fresno County) zone district to the RS-5/UGM (Residential Single-Family, Medium Density/Urban Growth Management) zone district. 3. RECOMMEND APPROVAL (to the City Council) of Annexation Application No. ANX-16-001 to initiate annexation proceedings for incorporation of an approximately 4.81 acre portion of the subject property to the City of Fresno; and, detachment from the Kings River Conservation District and North Central Fire Protection District. 4. APPROVE Vesting Tentative Tract Map No. 6139/UGM proposing to subdivide the subject property for the purpose of creating a 201-lot conventional single-family residential development subject to the findings within the Staff Report to the Planning Commission dated June 01, 2016; compliance with the Conditions of Approval dated June 01, 2016; and, contingent upon City Council Approval of Rezone Application No. R-16-004, Annexation Application No. ANX-16-001 and the related environmental assessment. REPORT TO THE PLANNING COMMISSION Rezone Application No. R-16-004 Annexation Application No. ANX-16-001 Vesting Tentative Tract Map No. 6139/UGM June 01, 2016 Page 2 EXECUTIVE SUMMARY Lennar Fresno, Inc., has filed Rezone Application No. R-16-004, Annexation Application No. ANX-16-001 and Vesting Tentative Tract Map No. 6139/UGM pertaining to approximately 38.70 acres of property located on the northeast corner of the intersection of North Polk and West Olive Avenues. The subject property is located within the boundaries of the Fresno General Plan and the West Area Community Plan. The Fresno General Plan designates the subject property for Medium Density Residential (5.0-12 du/acre) and Public Facility (Elementary School) planned land uses; with a Dual Designation of Medium Density Residential for the Public Facility planned portion pursuant to Figure LU-2: Dual Designation of the Fresno General Plan. An approximately 33.89 acre portion of the subject property is located within the incorporated boundary of the City of Fresno and an approximately 4.81 acre portion of the subject property is located within the unincorporated area of the County of Fresno. Rezone Application No. R-16-004 proposes to rezone an approximately 19.66 acre portion of the subject property from the PI (Public and Institutional) zone district to the RS-5/UGM (Residential Single-Family, Medium Density/Urban Growth Management) zone district for purposes of facilitating the proposed subdivision and development of the subject property; and, to prezone the approximately 4.81 acre portion of the subject property from the RR (Rural Residential— Fresno County) zone district to the RS-5/UGM (Residential Single-Family, Medium Density/Urban Growth Management) zone district for purposes of facilitating the annexation of the same portion of the subject property to the City of Fresno in accordance with Annexation Application No. ANX-16-001. The balance of the subject property (approximately 14.23 acres), which comprises a portion of the approximately 33.89 acres located within the incorporated boundary of the City of Fresno, is currently zoned RS-5/UGM (Residential Single-Family, Medium Density/Urban Growth Management). The portion of property proposed to be annexed will require detachment from the Kings River Conservation District and North Central Fire Protection District; these actions are under the jurisdiction of the Fresno Local Area Formation Commission (LAFCO). The rezone and annexation applications have been filed in order to facilitate a subdivision of the subject property for purposes of creating a 201-lot conventional single family residential development at a density of approximately 5.19 dwelling units per acre pursuant to Vesting Tentative Tract Map No. 6139/UGM. The proposed project will require dedications for public street rights-of-way as well as the installation and construction of both public and private facilities and infrastructure in accordance with the standards, specifications and policies of the City of Fresno. REPORT TO THE PLANNING COMMISSION Rezone Application No. R-16-004 Annexation Application No. ANX-16-001 Vesting Tentative Tract Map No. 6139/UGM June 01, 2016 Page 3 The existing and proposed RS-5/UGM (Residential Single-Family/Urban Growth Management) zoning for the subject property, is consistent with the Medium Density Residential planned land use designation for the subject property as designated by the Fresno General Plan and West Area Community Plan. Based upon the submitted subdivision design, the proposed subdivision will not, in fact, result in an intensification of residential units on the subject property beyond that previously conceived by the Fresno General Plan or MEIR. Thus, the subject applications are consistent with the Fresno General Plan and the West Area Community Plan. PROJECT INFORMATION PROJECT Rezone Application No. R-16-004 proposes to rezone an approximately 19.66 acre portion of the subject property from the PI (Public and Institutionan zone district to the RS-5/UGM (Residential Single-Family, Medium Density/Urban Growth Management) zone district; and, prezone an approximately 4.81 acre portion of the subject property from the RR (Rural Residential — Fresno County) zone district to the RS-5/UGM (Residential Single-Family, Medium Density/Urban Growth Management) zone district for purposes of facilitating annexation of the same portion of the subject property to the City of Fresno in accordance with Annexation Application No. ANX-16-001. Vesting Tentative Tract Map No. 6139/UGM proposes a subdivision of the subject property for purposes of creating a 201-lot conventional single family residential development. APPLICANT Yamabe & Horn Engineering, Inc.; on behalf of Lennar Fresno, Inc. LOCATION The northeast corner of the intersection of North Polk and West OliveAvenues. (APNs: 316-160-62 and 63) (Council District 5, Councilmember Quintero) SITE SIZE Approximately 38.70 acres LAND USE Existing - Vacant / Rural Residence Proposed - Medium Density Residential (5.0-12 dwelling units/acre) REPORT TO THE PLANNING COMMISSION Rezone Application No. R-16-004 Annexation Application No. ANX-16-001 Vesting Tentative Tract Map No. 61391UGM June 01, 2016 Page 4 ZONING Existing - (±14.23 ac.) — RS-5/UGM (Residential Single- Family, Medium Density/Urban Growth Management); (±19.66 ac.) — PI/UGM (Public and Institutional /Urban Growth Management), (±4.81 ac.) - RR (Rural Residential, Fresno County) Proposed- RS-5/UGM (Residential Single-Family, Medium Density/Urban Growth Management) PLAN DESIGNATION The proposed rezone and 201-lot conventional single family AND CONSISTENCY residential subdivision is consistent with the Fresno General Plan and West Area Community Plan designation of the site for Medium Density Residential planned land uses pursuant to Table 3-3 of the Fresno General Plan. ENVIRONMENTAL Finding of Conformity dated April 29, 2016. FINDING PLAN COMMITTEE On May 12, 2016, the District 3 Councilmember's office RECOMMENDATION provided support on behalf of the Plan Advisory Committee for the proposed single family residential project. STAFF Recommend the Planning Commission recommend approval RECOMMENDATION to the City Council of the proposed rezone and annexation applications, as well as related environmental finding; and, recommend the Planning Commission approve Vesting Tentative Tract Map No. 6139/UGM subject to compliance with the Conditions of Approval dated June 01, 2016 and, contingent upon City Council Approval of Rezone Application No. R-16-004, Annexation Application No. ANX-16-001, and the related environmental assessment. REPORT TO THE PLANNING COMMISSION Rezone Application No. R-16-004 Annexation Application No. ANX-16-001 Vesting Tentative Tract Map No. 6139/UGM June 01, 2016 Page 5 BORDERING PROPERTY INFORMATION Planned Land Existing Zoning Existing Land Use Use Medium-Low RS-4 North Density (Residential, Single-Family/Urban Single Family Residential Residential Growth Management) Medium RR East Density (Rural Residential— Fresno Rural Residential Residential County) Medium RR South Density (Rural Residential— Fresno Vacant / Rural Residential Residential County) Medium & RS-4 West MediumLow (Residential, Single-Family/Urban Single Family Residential Density Residential Growth Management) ENVIRONMENTAL FINDING An environmental assessment initial study was prepared for this project in accordance with the requirements of the California Environmental Quality Act (CEQA) Guidelines. This process included the distribution of requests for comment from other responsible or affected agencies and interested organizations. Preparation of the environmental assessment necessitated a thorough review of the proposed project and relevant environmental issues and considered previously prepared environmental and technical studies pertinent to the West Area Community Plan area, including the Fresno General Plan Master Environmental Impact Report (MEIR SCH No. 2012111015). These environmental and technical studies have examined projected sewage generation rates of planned urban uses, the capacity of existing sanitary sewer collection and treatment facilities, and optimum alternatives for increasing capacities; groundwater aquifer resource conditions; water supply production and distribution system capacities; traffic carrying capacity of the planned major street system; and, student generation projections and school facility site location identification. The proposed Rezone, Annexation and Tract Map have been determined to be a subsequent project that is fully within the scope of the MEIR SCH No. 2012111015 as provided by the CEQA, as codified in the Public Resources Code (PRC) Section 21157.1(d) and the CEQA Guidelines Section 15177(c). It has been further determined that all applicable mitigation measures of SCH No. 2012111015 have been applied to the project, as necessary to assure that the project will not cause significant adverse cumulative impacts, growth inducing impacts REPORT TO THE PLANNING COMMISSION Rezone Application No. R-16-004 Annexation Application No. ANX-16-001 Vesting Tentative Tract Map No 6139/UGM June 01, 2016 Page 6 and irreversible significant effects beyond those identified by SCH No. 2012111015 as provided by CEQA Section 15178(a). In addition, pursuant to Public Resources Code, Section 21157.6(b)(1), staff has determined that no substantial changes have occurred with respect to the circumstances under which the MEIR was certified and that no new information, which was not known and could not have been known at the time that the MEIR was certified as complete, has become available. Therefore, it has been determined based upon the evidence in the record that the project will not have a significant impact on the environment and that the filing of a finding of conformity is appropriate in accordance with the provisions of CEQA Section 21157.5(a)(2) and CEQA Guidelines Section 15178(b)(1) and (2). Based upon the attached environmental assessment and applicable mitigation measures, staff has determined that there is no evidence in the record that the project may have a significant effect on the environment and has prepared a finding of conformity for this project. A public notice of the attached finding of conformity for Environmental Assessment Application No. R-16- 004/ANX-16-001/T-6139 was published on April 29, 2016 with no comments or appeals received to date. BACKGROUND / ANALYSIS Lennar Fresno, Inc., has filed Rezone Application No. R-16-004, Annexation Application No. ANX-16-001 and Vesting Tentative Tract Map No. 6139/UGM pertaining to approximately 38.70 acres of property located on the northeast corner of the intersection of North Polk and West Olive Avenues. The subject property is located within the boundaries of the Fresno General Plan and the West Area Community Plan. The Fresno General Plan designates the subject property for Medium Density Residential (5.0-12 du/acre) and Public Facility (Elementary School) planned land uses; with a Dual Designation of Medium Density Residential for the Public Facility planned portion pursuant to Figure LU-2: Dual Designation of the Fresno General Plan. In accordance with the Urban Form Element of the Fresno General Plan, all new parks, open space, and public facilities (such as school sites) carry dual land use designations, so that if the facility is not needed, private and public development consistent with zoning and development standards may be approved. These dual land use designations are shown in Figure LU-2: Dual Designation of the Fresno General Plan. The attached letter from Central Unified School District dated October 26, 2015 provides that the District has no plans to utilize the Public Facility (Elementary School) planned portion of the subject site as the District has a site, James K. Polk Elementary School, located approximately 1 mile north of the subject property, which was constructed to service the surrounding area. An approximately 33.89 acre portion of the subject property is located within the incorporated boundary of the City of Fresno and an approximately 4.81 acre portion of the subject property is located within the unincorporated area of the County of Fresno. REPORT TO THE PLANNING COMMISSION Rezone Application No. R-16-004 Annexation Application No. ANX-16-001 Vesting Tentative Tract Map No. 6139/UGM June 01, 2016 Page 7 Rezone Application No. R-16-004 proposes to rezone an approximately 19.66 acre portion of the subject property from the PI (Public and Institutionao zone district to the RS-5/UGM (Residential Single-Family, Medium Density/Urban Growth Management) zone district for purposes of facilitated the proposed subdivision and development of the subject property; and, to prezone the approximately 4.81 acre portion of the subject property from the RR (Rural Residential— Fresno County) zone district to the RS-5/UGM (Residential Single-Family, Medium Density/Urban Growth Management) zone district for purposes of facilitating the annexation of the same portion of the subject property to the City of Fresno in accordance with Annexation Application No. ANX-16-001. The balance of the subject property (approximately 14.23 acres), which comprises a portion of the approximately 33.89 acres located within the incorporated boundary of the City of Fresno, is currently zoned RS-5/UGM (Residential Single-Family, Medium Density/Urban Growth Management). The portion of property proposed to be annexed will require detachment from the Kings River Conservation District and North Central Fire Protection District; these actions are under the jurisdiction of the Fresno Local Area Formation Commission (LAFCO). The rezone and annexation applications have been filed in order to facilitate a subdivision of the subject property for purposes of creating a 201-lot conventional single family residential development at a density of approximately 5.19 dwelling units per acre pursuant to Vesting Tentative Tract Map No. 6139/UGM. The proposed project will require dedications for public street rights-of-way as well as the installation and construction of both public and private facilities and infrastructure in accordance with the standards, specifications and policies of the City of Fresno. Land Use Plans and Policies General Plan Goals and Objectives: Fresno General Plan Goals, Obiectives and Policies As proposed, the project will be consistent with the Fresno General Plan goals and objectives related to residential land use and the urban form: • 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. • Plan for a diverse housing stock that will support balanced urban growth, and make efficient use of resources and public facilities. • Make full use of existing infrastructure, and investment in improvements to increase competitiveness and promote economic growth. REPORT TO THE PLANNING COMMISSION Rezone Application No. R-16-004 Annexation Application No. ANX-16-001 Vesting Tentative Tract Map No. 6139/UGM June 01, 2016 Page 8 • Promote orderly land use development in pace with public facilities and services needed to serve development. • Encourage the development of Complete Neighborhoods and districts with an efficient and diverse mix of residential densities, building types, and affordability which are designed to be healthy, attractive, and centered by schools, parks, and public and commercial services to provide a sense of place and that provide as many services as possible within walking distance. Healthy communities demonstrate efficient development patterns providing for: Sufficient affordable housing development in appropriate locations; A mix of land uses and a built environment that supports walking and biking; Multimodal, affordable transportation choices; and, Safe public spaces for social interaction. These Goals contribute to the establishment of a comprehensive city-wide land use planning strategy to meet economic development objectives, achieve efficient and equitable use of resources and infrastructure, and create an attractive living environment in accordance with Objective LU-1 of the Fresno General Plan. Policy OF-1-d further emphasizes provisions for a diversity and variation of building types, densities, and scale of development in order to reinforce the identity of individual neighborhoods, foster a variety of market-based options for living and working to suit a large range of income levels, and further affordable housing opportunities throughout the city. 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. 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. Supporting Policy LU-1-a of the Fresno General Plan also promotes new development within the existing City limits as of December 31, 2012. Policies LU-1-e and LU-1-g recommend that annexations to the City conform to the General Plan Land Use Designations and maintain the City's current Sphere of Influence (SOI) Boundaries without additional expansion. The proposed project and subject site are located within the area identified as Growth Area 2 depicted in Figure IM-2 of the General Plan. Although, the City's Strategic Sequencing of Development for new growth areas focuses on new development within Growth Area 1 based on planned infrastructure expansion, public service capacity, and fiscal considerations, the vast majority of the subject property (approximately 33.89 acres) qualifies as infill development as said portion was annexed with Annexation No. 1209 on March 21, 1988. REPORT TO THE PLANNING COMMISSION Rezone Application No. R-16-004 Annexation Application No. ANX-16-001 Vesting Tentative Tract Map No. 6139/UGM June 01, 2016 Page 9 The approximately 4.81 acre portion of the subject property proposed for annexation extends from West Olive Avenue into the center of the incorporated 33.89 acre portion of the subject property; remaining as an existing County peninsula, which is zoned for rural residential and agricultural purposes by the County. Annexation of the approximately 4.81 acre portion of the subject property will remove the existing County peninsula, thereby squaring-off the incorporated City boundary providing for orderly development while promoting compatibility and minimizing potential land use conflicts in accordance with the West Area Community Plan policies referenced herein below. Furthermore, evaluation of public services capacity and availability for the area has determined that public infrastructure improvements exist within the area to serve existing development within the vicinity as well as future development on the subject property. Furthermore, the proposed project will be obligated to pay fair share and proportional payment of fees and all development mitigation costs. Additional policies of the Fresno General Plan respective to growth and annexations focus on: (1) Making full use of existing infrastructure, and investment in improvements to increase competitiveness and promote economic growth; (2) The promotion of orderly land use development in pace with public facilities and services needed to serve development; and, (3) Supporting annexations to the City only when such proposals conform to the General Plan Land Use Designations and open space and park system, and are revenue neutral and cover all costs for public infrastructure, public facilities and public services on an ongoing basis consistent with the requirements of ED-5-b. The proposed project is located within an area where all necessary and required infrastructure improvements have been conditioned upon previous development projects and extended to the project site area with capacity to serve projected development in accordance with the Fresno General Plan. These improvements have been constructed in accordance with Department of Public Utilities and State of California rules, regulations and policies. Additional service extensions being facilitated as a direct result of the proposed project will not be done in a manner which would induce further growth or expansion of additional City services. The goals of the West Area Community Plan include developing the West Area as a planned community with a complete range of services and facilities for the needs of the community residents, in adherence to a set of specific standards for residential, commercial, industrial, and public infrastructure development, with special emphasis on minimization of land use conflict between agriculture and urban uses. Objective W-1 of the West Area Community Plan supports this goal by promoting compatibility between areas planned for, or committed to, active farming operations and areas planned for urban development. Furthermore, Policy W-1-a recommends that boundaries of planned urban uses should be drawn in order to prevent "peninsular effects" (i.e., intrusions of farmland into urban areas, or vice-versa). REPORT TO THE PLANNING COMMISSION Rezone Application No. R-16-004 Annexation Application No. ANX-16-001 Vesting Tentative Tract Map No 6139/UGM June 01, 2016 Page 10 Objective W-4 of the West Area Community Plan also encourages the establishment and maintenance of safe, attractive, and stable residential neighborhoods; to preserve the long-term integrity of the community. This project supports the above mentioned policies in that the annexation, density and intensity of the proposed development conform to General Plan and West Area Community Plan Land Use designations and does not expand the current SOI Boundary. 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 for connectivity through both vehicular and pedestrian integration with adjacent land for future development. Furthermore, the project is within approximately two and one-half miles of the Central Unified School District elementary, middle school, and high school master campus located on the west side of North Bryan Avenue between West Ashlan and West Gettysburg Avenues; within one- half mile of an existing elementary school located on North Polk Avenue between West Clinton and West McKinley Avenues; within approximately two-thirds of a mile of an existing elementary and middle-school located at the corner of North Blythe and West McKinley Avenue; and, within one-mile of two planned elementary schools located on the West Olive Avenue corridor. 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 West Area Community Plan; (2) To be Suitable for the type and density of development; (3) To be safe from potential cause or introduction of serious public health problems; and, (4) To not conflict with any public interests in the subject property or adjacent lands. Public Services The Department of Public Utilities (DPU) has determined that adequate sanitary sewer and water services are available to serve the project site subject to implementation of the Fresno General Plan policies and the mitigation measures of the related Master Environmental Impact Report; and, 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 sewer connection charges. REPORT TO THE PLANNING COMMISSION Rezone Application No. R-16-004 Annexation Application No. ANX-16-001 Vesting Tentative Tract Map No. 6139/UGM June 01, 2016 Page 11 Implementation of the Fresno General Plan policies and the mitigation measures of the associated Master Environmental Impact Report, along with the implementation of the Water Resources Management Plan and the identified project related conditions of approval, which include water main extensions within the proposed tract and installation of services with meters will provide an adequate, reliable, and sustainable water supply for the project's urban domestic and public safety consumptive purposes. The City of Fresno Fire Department has conditioned the proposed project with requirements for installation of public fire hydrants and the provision of adequate fire flows per Public Works 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 permanent drainage service is not available and recommends temporary drainage facilities until such time as permanent service is available. However, the proposed development is located in an area that has historically provided a passage for major storm flows from northeast and east of the proposed property to West Olive and North Polk Avenues. Therefore, the developer must maintain the major storm flow passage. For this purpose, FMFCD Master Plan facilities will be required to be constructed to accommodate a two-year event flow; and, easements and stub streets will be provided to adjacent properties to the northeast and east of the subject property to accommodate said flows. Sidewalks, Streets and Access Points The Fresno General Plan designates North Polk Avenue as an arterial street and West Olive Avenue as a collector street. The project takes access from two points along North Polk Avenue and one point on West Olive Avenue. The developer of this project will be required to dedicate and construct improvements along all major street frontages and on all interior local streets within the subdivision. Direct vehicular access will be relinquished along all major street frontages. The development will also include one stub street to the back of adjacent rural residential properties to the east in order to afford access for future development and connectivity. The proposed project is located within Traffic Impact Zone II pursuant to Figure MT-4 of the Fresno General Plan. In accordance with Fresno General Plan Policy MT-2-I, a Traffic Impact Study (TIS) was prepared to assess the impacts of the new development on existing and planned streets. This assessment evaluated the impacts of the project by analyzing six intersections in the vicinity of the project during the AM and PM peak hours. Vehicle trips projected to be generated by the proposed project were calculated using the Institute of Traffic Engineers (ITE) Trip Generation Manual, 9th Edition. Based upon the calculations, the proposed project is projected to generate 151 vehicle trips during the morning REPORT TO THE PLANNING COMMISSION Rezone Application No. R-16-004 Annexation Application No. ANX-16-001 Vesting Tentative Tract Map No. 6139/UGM June 01, 2016 Page 12 (7 to 9 a.m.) peak hour travel period and 201 vehicle trips during the evening (4 to 6 p.m.) peak hour travel period. The Public Works Department, Traffic Engineering Division has reviewed the potential traffic related impacts for the proposed project and has determined that the streets adjacent to and near the subject site will be able to accommodate the quantity and kind of traffic which may be potentially generated subject to the requirements stipulated within the memoranda from the Traffic Engineering Division dated March 29th and April 18th, 2016. These requirements generally include: (1) The provision of a minimum two points of vehicular access to major streets for any phase of the development; (2) Major and local street dedications; (3) Street improvements, (including, but not limited to, construction of concrete curbs, gutters, pavement, underground street lighting systems; and, (4) Payment of applicable impact fees (including, but not limited to, the Traffic Signal Mitigation Impact (TSMI) Fee, Fresno Major Street Impact (FMSI) Fee, and the Regional Transportation Mitigation Fee (RTMF) Fee. 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. Landscaping/Walls Given the proposed subdivision is located adjacent to and abutting arterial (North Polk Avenue) and collector (West Olive Avenu) streets within the boundaries of the West Area Community Plan, the development will be required to install landscaping and irrigation within a minimum 20- foot wide landscape strip along th North Polk Avenue and a minimum 15-foot wide landscape strip along the West Olive Avenue frontages. A six-foot high concrete/masonry wall is required to be constructed at the rear of the landscaped areas along the major streets. The developer is required to provide street trees on all public street frontages per Fresno Municipal Code and for the dedication of planting and buffer landscaping easements as determined by the Planning Department. Street trees shall be planted at the minimum rate of one tree for each 60' of street frontage or one tree per home (whichever is greater) by the Developer. Furthermore, the developer is required to provide irrigation for all street trees. The irrigation system shall comply with FMC 12-306-23, Water Efficient Landscape Standards and AB1881. The long term maintenance and operating costs, including repair and replacement, of certain required public improvements ("Services") associated with all new Single-Family Developments (e.g., landscaped areas, concrete curb and gutters, sidewalks, curb ramps, median islands, etc.) are the ultimate responsibility of the Developer. The Developer shall provide for maintenance of these "Services" either by a mechanism approved by the Public Works Department or by annexing to the City of Fresno's Community Facilities District No. 11 ("CFD No. 11"). REPORT TO THE PLANNING COMMISSION Rezone Application No. R-16-004 Annexation Application No. ANX-16-001 Vesting Tentative Tract Map No 6139/UGM June 01, 2016 Page 13 Council District Plan Implementation Committee On May 12, 2016, the District 3 Councilmember's office provided support on behalf of the Plan Advisory Committee for the proposed single family residential project. Notice of Planning Commission Hearing The Development and Resource Management Department mailed notices of this Planning Commission hearing to all surrounding property owners within 1000 feet of the subject property, pursuant to Section 15-5007 of the Fresno Municipal Code. Vesting Tentative Tract Map Findings Section 15-3309 of the Fresno Municipal Code provides that the Review Authority (Planning Commission) for a tentative tract map may approve or conditionally approve a tentative tract map if it makes all of the following findings: FINDINGS PER FRESNO MUNICIPAL CODE SECTION 15-3309-A. 1. Consistency. The proposed subdivision, together with the provisions for its design and improvement, is consistent with the General Plan, any applicable operative plan, adopted policies or guidelines, and the Municipal Code; and, Finding For the reasons contained within the attached initial study for the associated 1: environmental assessment as well as within the Background and Analysis section contained herein above, the proposed project is found to be consistent with all applicable goals, objectives and policies of the Fresno General Plan and West Area Community Plan. Subject to compliance with the conditions of approval attached hereto, the proposed project may be found consistent with all applicable local ordinances, regulations, policies and standards. 2. Passive and Natural Heating and Cooling. The proposed subdivision provides, to the extent feasible, for future passive or natural heating or cooling opportunities in the subdivision; and, Finding The proposed subdivision has been designed with 73% of the lots oriented in a 2: north to south orientation. The conventional sizing of lots will allow structures to be oriented and constructed in a manner which will be able to take advantage of shade and/or prevailing breezes in order to take advantage of natural heating and cooling opportunities. REPORT TO THE PLANNING COMMISSION Rezone Application No R-16-004 Annexation Application No. ANX-16-001 Vesting Tentative Tract Map No. 6139/UGM June 01, 2016 Page 14 3. Availability of Water. Water will be available and sufficient to serve a proposed subdivision with more than 500 dwelling units in accordance with the Subdivision Map Act (Section 66473.7); and, Finding The proposed project consists of a proposed 201-lot conventional single family 3: residential subdivision/development. Therefore, a water supply assessment is not required. The Department of Public Utilities, Water Division has reviewed the proposed project and has determined that 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. 4. Infrastructure Capacity. There exists sufficient infrastructure capacity for water, runoff, storm water, wastewater, and solid waste systems to serve the proposed subdivision; and, Finding Pursuant to the findings and representations made within the Public Services 4: section included herein above, and subject to compliance with the attached conditions of approval and mitigation measures identified within the initial study prepared for the associated environmental assessment, it may be determined that sufficient infrastructure capacity for water, runoff, storm water, waste water, and solid waste systems exist or will be available to serve the proposed project. 5. Compliance with Floodplain Regulations. The proposed subdivision is compliant with the City of Fresno Floodplain Management Ordinance and the State of California Code of Regulations Title 23, as well as any other applicable State or federal laws. Finding The proposed project site is not located within a designated floodplain or 5: floodway. REPORT TO THE PLANNING COMMISSION Rezone Application No. R-16-004 Annexation Application No. ANX-16-001 Vesting Tentative Tract Map No. 6139/UGM June 01, 2016 Page 15 The Subdivision Map Act (California Government Code §§ 66400, et seq.) provides that a proposed subdivision map shall be denied if it makes any of the following findings. 1. That the proposed map is not consistent with applicable general and specific plans as specified in Section 65451 of the SMA. 2. That the design or improvement of the proposed subdivision is not consistent with applicable general and specific plans 3. That the site is not physically suitable for the type of development. 4. That the site is not physically suitable for the proposed density of development. 5. That the design of the subdivision or the proposed improvements are likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. 6. That the design of the subdivision or type of improvements is likely to cause serious public health problems. 7. That the design of the subdivision or the type of improvements will conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision. In this connection, the governing body may approve a map if it finds that alternate easements, for access of or use, will be provided, and that these will be substantially equivalent to ones previously acquired by the public. This subsection shall apply only to easements of record or to easements established by judgment of a court of competent jurisdiction and no authority is hereby granted to a legislative body to determine that the public at large has acquired easements for access through or use of property within the proposed subdivision. The subdivision map, based on the required findings for approval and subject to the recommended conditions of approval, and the standards and policies of the Fresno General Plan and West Area Community Plan, complies with applicable zoning and subdivision requirements. Based upon the plans and information submitted by the applicant and the recommended conditions of project approval, staff has determined that all of the findings above can be made. Pursuant to Section 15-3303 of the Fresno Municipal Code, other applications required by the FMC that are related to a Tentative Map may be submitted prior to or concurrently with the Tentative Map application and shall contain clear, legible, and accurate information. Each application shall accurately reference other applications. In accordance with Subsection 15- 3303-6-2 of the FMC, a Tentative Map may be approved by the Commission prior to the Council taking action on related applications; however, the Commission's approval shall be contingent on the Council's action on the related applications. REPORT TO THE PLANNING COMMISSION Rezone Application No. R-16-004 Annexation Application No. ANX-16-001 Vesting Tentative Tract Map No. 6139/UGM June 01, 2016 Page 16 Planning Commission action of the proposed Vesting Tentative Tract Map, unless appealed to the Council, is final. Planning Commission action on the proposed Rezone and Annexation Applications are a recommendation to the Fresno City Council. CONCLUSION 1 RECOMMENDATION The appropriateness of the proposed project has been examined with respect to its consistency with goals and policies of the Fresno General Plan and the West Area 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 Vesting Tentative Tract Map No. 6139/UGM is appropriate for the project site. Attachments: Exhibit A: Vicinity Map Exhibit B: 2015 Aerial Photograph Exhibit C: Public Hearing Notice Mailing List Vicinity Map Exhibit D: Fresno General Plan Planned Land Use Map Exhibit E: Rezone Application No. R-16-004 Exhibit Exhibit F: City of Fresno Annexation Boundary Map Exhibit G: Vesting Tentative Tract Map No. T-6139/UGM Exhibit H: Conditions of approval for Vesting Tentative Tract Map No. 6139/UGM dated June 01, 2016; including memoranda from responsible or commenting agencies, Exhibit I Memorandum from Central Unified School District dated October 26, 2015 Exhibit J: Environmental Assessment No. R-16-004/ANX-16-001/T-6139, Finding of Conformity to the Fresno General Plan Master Environmental Impact Report (MEIR) SCH No. 2012111015 dated April 29, 2015 Exhibit "A" Vicinity Map FirIFOA Y Z J w a -- 1 W-MC JI � LUT A E E J I` MATH K .AVEHMO - - w 01 {7 J_L .RINE-A � WFLORA006 A E NWIFLO 4 _ u �1I»TE _ -11�1yA AVE - L - j - 1 W HE I KA H(J` ❑AVE ONp AVE z z w 5z c7 LEGEND Subject Property U.G.M.Area Exhibit "A" VICINITY MAP PLANNING & DEVELOPMENT DEPARTMENT REZONE APPLICATION NO, R-16-004 ANNEXATION NO.ANX-16-001 A.P.N.: 312-430-01 &10 — VESTING TENTATIVE TRACT MAP NO.6139/UGM " ZONE MAP: __ 2245 Northeast corner of North Polk and West Olive Avenues 04/29/16 NOT TO SCALE BY/DATE: ._ Exhibit "B" 2015 Aerial Photograph �. _ �,��• i ! � ,x ep, ',� � � i!r "�`]•3. 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F � It r1�7a 'lLi_al: iS4 r�. y { fl -ryeiUYiiryl�Li., - ►. 4} IC� ��( - lil4'!�-f,�� I '�'� •{ I'!1��;.9Y� � L!f M..'etJ�.,1 y I!1 •?-_ • ��• .�x-�a',Ili I '" � _ --•, _ Exhibit "C" Public Hearing Notice Mailing List Vicinity Map 999259 T-6139 3uffered at:1000 Feet, Legal Notices, Owners w MGK� w w 31243001 a (1243010 w w a � w BBLMQ 4ddress List Map, c:lgisdm5lautomapladrlist.mxd, Thu May 19 09:54:31 2016 — 31273037 AV = - 372 31 62414S 1 73 0 0 6 27 31 1 505 31210123 3 X63' 1 0 1 3 08 1 j 27302 0 1 8 1285503 3 2543 1 2 31;73 i 3 3 3 31 6 121013E 1 74 7 3 7 1 3 5 2 1 85 D 1210124 _ 3 2 2 9S - 1 3 3 9S 1 74 - 7 31 7 2 3 2 1 2 2 1 _ 3 10125 13 3 5 1 3 312 4 1 7 1 3 53 4 32 2 128632 — — 312 3 1 3 312 0 2 3 2 3 4 3 d 2 2 312 126 ~ $!2 1 7 1 1 1 7 1 4 6 6 16 7 3121 127 5 1 3 2 3 D � 3 243003 31 3005 - 0 3 35 6 124300 12430 _ 6 4 1 6 1 3 42 4 3 2 i 1S 31 3006 3.426 4 12 4 t?3S — 1 0S - - `31 4 3 6 2 9 31243009 31243023 3124 22 1 7 31243001 J H �3(I 25 31 5 3124 13 50 1 31243011 _1 X602 3S 312 1 5 1 �3124301D 3 2430 5 3124 14 11A M IV RVE 2t7 26502 S31 Q 31 5 3 243OZ4 3124 15 - $ 265 S 3126503 S31 65 3 2430 8 1 430 6 31 650 j 3 .2430 7 3 2430 931 4 020 5L ME-, == - 1237020 3 2261 5 W237 04S 3 237 07 31237 1331 370 4 W37)063 237 083} 37 3123700S 31 38 1 +j 3 23 31226106 31237001 II — 31237016 al _ 31226103S Exhibit "D" Fresno General Plan Planned Land Use Map w •and aJAI_ 'N = J. � i CL 1 ---� F I } •any ellauaO3 •N C (^A' cr- LL CE w ■�a w i■■i w w w w z a •and �ilOd 'N a ` o vi •and saAeH •N L ! 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OF SEC 34-13119 --NE COR. OF IHE SW 1/4 OF 1THE NE 1/4 of N89'59'15"W 1313.11'' Y77 - N SEC. 34- 13/19 NVJ COR. OF THE Sw 1f4 OF THE ,�01 NF 1/4 OF 9 CfTY OF FRESrn• 'SEC, 34-I' :. N0.NW COR. OF TI•IESOUTH 660' OF THEN LAST 330' OF I-H!wlWEST 650' OF THE NE1/h 0 E:C'IION 34_1.. . . . .P . . 0 NE CO,R. OF ILIIt39'S�J'46"E SOUTH 660' Of' "IHi: '• ' • rrn 7 33p 7 0o* -'.-EAST 330.00 FEE f- OF THE WEST 650' OF TI NE 1/4 SCALE. T" - OF SECTION 34•-13119 P r. �❑ dJ. 330.00' a a' F50, I « Loo SE COR. OF 0-1 ZISEC � L_ . � . . . . '.w h3 } m'.' . . . THE SW 1/4 OF p� P� 31?� m rn. THE NE 1/4 OF o SEC. 34-13/9 V)CENTER OF ' CORSEC. 34-13/g I jI -13119 320.00"-- 330.001" g4.16� T S89'59'06"w 2628.36' ---F-- -T WEST OLIVE AVENUE sw COR. of THE P.O.B. PREPARED FOR: _ EAST 330' OF SE COR. OF THF LENNAR FRESNO, INC. THE WEST 650' OF COUNTY OF FRESNO THE WEST 650' OF 8080 N. PALM SUITE 101 THE NE 1/4 OF SOUTHEAST Y4 THE NE 1/4 OF FRESNO, CA 93711 SECTION 34•-13/19 SECTION 34-13119 SECTION 34-13/9 PREPARED BY: LEGEND: YAMABE & HGRN P.O.B. POINT OF BEGINNING AREA TO BE DETACHED ENGINEERING, INC. COURSE CALL OF LEGAL FROM TI-IE NORTH CENTRAL_ FIRE DESCRIPTION PROTECTION DISTRICT AND TNF 2985 N. DURL AVENUE, SHITE 101 KINGS RIVER CONSERVATION FRESNO, CA 93727 EXISTING CITY LIMITS DISTRICT AND ANNEXED TO THE PH: (559) 244.-3123 CITY OF FRESNO FAX (559) 244-3120 RES. NO. - - ADOPTED: `--- POLK - OLIVE FILE NO, REORGANIZATION PORTION OF NEY4 OF SECTION 34, T. 13 S., R. 19 E., M.D.R.&M. ANNEX, N0. TO BI_ANNEXED TO THE CI I Y OF FRESNO AND DETACHED FROM TI IF NOR I H CENTRALJ.U� ACRES FIRE PRO TI ('TION DISTRICT AND THE--.KINGS RIVER CGNSGRVATION UIS"TRICT --- —- - COUNCIL DISTRICT NO. 1_- ALLOCA FED TO COUNCIL DISTRICT' NO. AS PER MAW'N BY: JLSREMSED: COUNCIL DISTRICT MAP. DAW: 1/19/2o1 6_ SCALE: AS ROTEA F:\2015\15--410\ wR\Exh6tlts\Anneyoilan\75--410_ANN dw9 POLK---OLIVE' RFORGANIZATION Area to Ne detached froth the North Centrll hire PI-OLCctioll District and the Kings River Conservation District and Annexed to the City of Fresno. All that portion of the SOIIthWCSt quarter of clic Northeast cluartcr of Section 34, 'township 13 South; Range 19 bast, Mount Diablo Base and Meridian, according to the Official United States Government Township Plat thereof, described as follows: BEGINNING it a point on the existing City Limits of the City of Fresno, said point being (lie. SOLIt1CaSt COI-Ilei-Of the West 650.00 foot of the Northeast quartet'of Said Section 34; 1) thence, leaving the existing City L iIl11tS of the City of Fresno, South 89°59'06" West, 330.00 feet Along the South line of said Norlhcast quarter t.o a point oil the existing City Limits of the City of Fresno, said point being the SouthNVC.St corner of the hast 330.00 feet of the Vilest 650,00 feet of said Northeast quar(er; thence along the existing City Limits of Ilhe City of l-'resno the following three courses; 2.) North 0°08' 19"Last, 660.00 feet along the West line of the hast 330.00 feet of the West 650.00 feet of said Northeast quarter to the Northwest corner of the South 660.00 feet of the-East 330.00 feet of the West 650.00 feet of said Northeast quarter, 3) thence North 89059'06" Last, 330.00 feet along the North line of the South 660.00 feet of the Fast 330.00 feet of the West 650.00 feet of said Northeast quarter to the Northeast corner of the South 660,00 feet of the Last 330.00 feet of file West 650.00 feet of said Northeast quarter; 4) thence South 0'08'19" West,659.09 feet along the^Fast line of the West 650.00 feet to the POINT OF BEGINNING. Containing all area of 5.00 acrc.S, more Or less, F:\2015\15-110\Word Docs\9.5-410-ANNEX-LGL.docx Exhibit "G" Vesting Tentative Tract Map No. 6139/UGM CY) `2 -xv Cc rz L It jo w kT :If fill Exhibit "H" Conditions of Approval for Vesting Tentative Tract Map No. 6139/UGM; Including Memoranda from Responsible and Commenting Agencies CITY OF FRESNO DEVELOPMENT AND RESOURCE MANAGEMENT DEPARTMENT CONDITIONS OF APPROVAL JUNE 01, 2016 VESTING TENTATIVE TRACT MAP NO. 6139/UGM NORTHEAST CORNER OF THE INTERSECTION OF NORTH POLK AND WEST OLIVE AVENUES All tentative maps are subject to the applicable provisions of the State Subdivision Map Act, Fresno Municipal Code (FMC), City policies, and City of Fresno Standard Specifications. The following specific conditions are applicable to this vesting tentative map: NOTICE TO PROJECT APPLICANT In accordance with the provisions of Government Code §66020(d)(1), the imposition of fees, dedications, reservations or exactions for this project are subject to protest by the project applicant at the time of approval or conditional approval of the development or within 90 days after the date of the imposition of the fees, dedications, reservations or exactions imposed on the development project. Each local agency shall provide to the project applicant a notice in writing at the time of the approval of the project or at the time of the imposition of the fees, dedications, reservations, or other exactions, a statement of the amount of the fees or a description of the dedications, reservations, or other exactions, and notification that the 90-day approval period in which the applicant may protest has begun (please see section related to Development Fees and Charges included herein below for further information). Improvements and payments shall not be required on or in front of any undeveloped portion of a net acreage of ten acres or more which exists after the division of land. All improvements and payments shall be completed with development. URBAN GROWTH MANAGEMENT REQUIREMENTS (GENERAL) The subdivider of property located within the UGM boundaries shall comply with all sewer, water and street requirements and pay all applicable UGM fees imposed under the Urban Growth Management process (with appropriate credit given for the installation of required UGM improvements) in accordance with the requirements of State Law as related to tentative tract maps. Conditions of Approval Vesting Tentative Tract Map No. 6139/UGM June 01, 2016 Page 2 GENERAL CONDITIONS 1. Upon conditional approval of Vesting Tentative Tract Map No. 6108/UGM, the subdivider may prepare a Final Map in accordance with the approved tentative map; and, the following: a) Approval of Vesting Tentative Tract Map No. 6139/UGM is contingent upon City Council approval of Rezone Application No. R-16-004. b) Approval of Vesting Tentative Tract Map No. 6139/UGM is contingent upon City Council approval of Annexation Application No. ANX-16-001; and, the following: i) Recordation of a Final Map is contingent upon annexation to the City of Fresno and detachment from the Kings River Conservation District and North Central Fire Protection District. • NOTE: These actions are under the jurisdiction of the Fresno Local Agency Formation Commission (LAFCO). The applicant, subdivider or developer is subject to and responsible for payment of any/all required fees for the entirety of the annexation pursuant to the policies of LAFCO and the City of Fresno; including any cost incurred to the City of Fresno by the detachment of all of the annexation's property from the North Central Fire Protection District. 2. 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 and/or County of Fresno and that the residents of the subject 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 any Final Map of Vesting Tentative Tract No. 6139/UGM. 3. 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. Conditions of Approval Vesting Tentative Tract Map No. 6139/UGM June 01, 2016 Page 3 4. 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. 5. 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. 6. Submit grading plans and a soils report to the City of Fresno Development and Resource Management Department, Development Services (Planning) Division for verification prior to Final Map approval. 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. 7. At the time of Final Map submittal, the subdivider shall submit engineered construction plans to the City of Fresno Public Works, Public Utilities, and Planning and Development Departments for grading, public sanitary sewer system, public water system, street lighting system, public streets, and storm drainage, including other technical reports and engineered plans as necessary to construct the required public improvements and work and applicable processing fees. 8. 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. 9. 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. 10. 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. Conditions of Approval Vesting Tentative Tract Map No. 6139IUGM June 01, 2016 Page 4 11. 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. 12. 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. 13. As a condition of Final Map approval, the subdivider shall furnish to the City a subdivision guarantee listing all parties having any right, title or interest and the nature of their interest per State law. GENERAL INFORMATION 14. Prior to the issuance of building permits for the subdivision, school construction fees shall be paid to the respective school district, in which the subject property is located, in accordance with the school district's 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 Conditions of Approval Vesting Tentative Tract Map No. 6139/UGM June 01, 2016 Page 5 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. 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; Conditions of Approval Vesting Tentative Tract Map No. 6139/UGM June 01, 2016 Page 6 b. A request that the Engineer apportion the amount remaining unpaid on the assessment in accordance with applicable law; and c. Written consent of the owner(s) of each such lot, parcel, or interest to the requested apportionment. d. The application shall be filed prior to the approval of the Final Map(s) by the City and shall be accompanied by a fee in an amount specified in the Master Fee Resolution for each separate lot, parcel, or interest into which the original assessed lot, parcel or interest is to be divided. The fee shall be in an amount sufficient to pay all costs of the City and the Engineer of Work responsible for determining the initial assessment in making the requested apportionment. MITIGATION MONITORING REQUIREMENTS 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 Finding of Conformity prepared for Environmental Assessment No. R-16-004/ANX-16-001fT-6139 dated April 29, 2016. a) The Finding of Conformity prepared for the proposed project is tiered off of the Fresno General Plan Master Environmental Impact Report (MEIR SCH No. 2012111015). Development of the subject property shall be subject to implementation of all applicable mitigation measures included within the MEIR for subsequent projects; included herein by reference. ZONING & PROPERTY DEVELOPMENT STANDARDS 23. Approval of Vesting Tentative Tract Map No. 6139/UGM is contingent upon City Council approval of Rezone Application No. R-16-004. 24. Approval of Vesting Tentative Tract Map No. 6139/UGM is contingent upon City Council approval of Annexation Application No. ANX-16-001; and, the following: a) Recordation of a Final Map is contingent upon annexation to the City of Fresno and detachment from the Kings River Conservation District and North Central Fire Protection District. i) The applicant, subdivider or developer is subject to and responsible for payment of any/all required fees for the entirety of the annexation Conditions of Approval Vesting Tentative Tract Map No 6139/UGM June 01, 2016 Page 7 pursuant to the policies of LAFCO and the City of Fresno; including any cost incurred to the City of Fresno by the detachment of all of the annexation's property from the North Central Fire Protection District. • NOTE: These actions are under the jurisdiction of the Fresno Local Agency Formation Commission (LAFCO). Property Development Standards 25. Development of the subject property shall comply with all development standards of the RS-5 (Residential, Single-Family) zone district; and, all applicable requirements of the Fresno Municipal Code. Landscaping, Oen Space and Walls 26. Pursuant to Policy W-3-b of the West Area Community Plan, the subdivider shall provide a minimum 20-foot wide landscape easement (and irrigation system) along the westerly property lines of all lots with frontage on North Polk Avenue (i.e., Lots 22-29, 30-32, 47-49 & 62-64 of Vesting Tentative Tract Map No. 6139/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 15-2006 & 15-2018 of the FMC behind the required 20-foot wide landscape easement along the westerly property lines of all lots with frontage on North Polk Avenue (i.e., Lots 22-29, 30-32, 47-49 & 62-64 of Vesting Tentative Tract Map No. 6139/UGM). 27. Pursuant to Policy W-3-c of the West Area Community Plan, the subdivider shall provide a minimum 15-foot wide landscape easement (and irrigation system) along the southerly property lines of all lots with frontage on West Olive Avenue (i.e., Lots 13-22, 194-201 & Outlot "A" of Vesting Tentative Tract Map No. 6139/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 15-2006 & 15-2018 of the FMC behind the required 15-foot wide landscape easement along the southerly property lines of all lots with frontage on West Olive Avenue (i.e., Lots 13-22, 194-201 & Outlot "A" of Vesting Tentative Tract Map No. 6139/UGM). Conditions of Approval Vesting Tentative Tract Map No. 6139/UGM June 01, 2016 Page 8 28. Pursuant to Section 15-4105-G-2-a of the FMC, when a Local Street intersects a Major Street and the corner lot sides onto the Local Street, the corner lot shall provide a minimum 8-foot wide landscaped strip (or easement subject to the conditions contained herein below) and irrigation system along the street side yard of the respective corner lot. a) A greater landscape strip may be necessary for visibility purposes pursuant to Section 15-2018 of the FMC; and/or, for purposes of inclusion within the Community Facilities District (CFD) for maintenance purposes. i) A minimum 10-foot wide landscape easement will be required to be dedicated for purposes of inclusion within the CFD for maintenance purposes. b) A minimum 6-foot high masonry wall (at finished grade of proposed site) pursuant to the solid wall shall be placed at the rear of the landscape strip or easement in accordance with the requirements of Section 15-2006 & 15-2018 of the FMC. 29. Pursuant to Section 15-4105-G-2-b of the FMC, when the street side yard of a corner lot faces the front yard of a home across the street, a minimum landscape strip of five feet and irrigations system is required along the street side yard of the respective corner lot; unless a minimum four-foot wide park strip is provided between the curb and sidewalk. a) A minimum 6-foot high masonry wall (at finished grade of proposed site) pursuant to the solid wall shall be placed at the rear of the landscape strip or easement in accordance with the requirements of Section 15-2006 & 15-2018 of the FMC. • NOTE: An opening in the masonry wall may be permitted to provide a gate for access if approved by the Public Works Director. 30. Landscaping, which is compliant with the City of Fresno "Anti-Graffiti Landscaped Buffer Development and Planting Standards," shall be required at all interior end- blocks and adjacent to all required walls or fences that are accessible to the public and shall be maintained in accordance with the Maintenance Obligations stipulated herein below; or, in a manner which provides appropriate security and is deemed acceptable to both the City of Fresno Development and Resource Management and Public Works Departments. Conditions of Approval Vesting Tentative Tract Map No. 6139/UGM June 01, 2016 Page 9 31. The subdivider is required to provide street trees on all street frontages per Fresno Municipal Code standards and is responsible for the dedication of public planting and buffer landscape easements as determined by the Development and Resource Management and Public Works Departments. a) Street trees shall be planted at the minimum rate of one tree for each 40 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 15-2309. • NOTE: Irrigation systems shall comply with the requirements of the California Green Building Standards Code and/or the California Model Water Efficient Landscape Ordinance and/or California Plumbing Code as may be amended. 32. Provide a corner cut-off area at all entryways and intersections, where walls or fences and/or landscaping are proposed and/or required, in accordance with Section 15-2018 of the FMC. a) Vegetation and/or structures, flagpoles, signs, fences or walls may not exceed a height of three feet within the triangular sight-distance area formed by the intersecting curb lines (or edge of pavement when no curb exists) and a line joining points on these curb lines at a distance of 30 feet along both lines from their intersection. i) Trees that are located within the sight distance triangle shall have a clearance of eight feet high minimum between the lowest portion of the canopy and the sidewalk and street. 33. When the grading plan establishes a top of slope beyond the required landscape strip/easement noted and the construction of the required wall(s) is to be established coincident with the top of slope then the required minimum easement width shall be expanded to include the full landscaped area up to the wall location. 34. 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 landscape improvement plans, which are to be submitted to the Development and Resource Management Department for review and approval prior to Final Map approval. Conditions of Approval Vesting Tentative Tract Map No. 6139/UGM June 01, 2016 Page 10 • 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. 35. Maintenance of any/all required landscape easements and/or proposed Outlots within the boundary of Vesting Tentative Tract Map No. 6139/UGM shall be provided pursuant to the Maintenance Obligations stipulated herein below or in a manner which provides appropriate security and is deemed acceptable to both the City of Fresno Development and Resource Management and Public Works Departments. 36. Comply with all street tree, buffer landscaping, median island, outlot, and trail requirements included within the attached memorandum from the Department of Public Works, Streets Division dated February 10, 2016. STREETS AND RIGHTS-OF-WAY 37. The subdivider shall furnish to the City acceptable security to guarantee the construction of the off-site street improvements in accordance with all applicable provisions of the FMC and the State Subdivision Map Act. 38. The subdivider shall make provisions for disabled persons in accordance with the Department of Public Works standards and as required by State law. Handicap access ramps are required to be constructed in sidewalks at all corners within the limits of the tract. Where street furniture is located within the sidewalk area (fire hydrants, streetlights, etc.), a minimum of 48 inches of unobstructed path shall be maintained to satisfy the American Disabilities Act requirements. If necessary, dedicate a pedestrian easement to accommodate for the 4-foot minimum unobstructed path requirement. 39. Comply with all of the requirements included within the attached Public Works Department, Traffic and Engineering Services Division memorandums dated March 29, 2016 and April 18, 2016. SANITARY SEWER SERVICE The nearest sanitary sewer main to serve the proposed project is a 45-inch sewer trunk located in North Polk Avenue. The following water improvements shall be required prior to providing City sanitary sewer service to the project: Conditions of Approval Vesting Tentative Tract Map No. 6139/UGM June 01, 2016 Page 11 40. Comply with all of the requirements included within the attached Department of Public Utilities, Planning and Engineering Division (Sanitary Sewer) memorandum dated April 08, 2016. WATER SERVICE The nearest water mains to serve the proposed project are a 14-inch main located in North Polk Avenue and a 14-inch main located in West Olive 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 March 21, 2016 SOLID WASTE SERVICE 42. This tract will be serviced as Single Family Residential properties with Basic Container Service (3 container - solid waste, green waste & recyclable material) FIRE SERVICE Fire service is available to the proposed tract subject to the following requirements: 43. Comply with all of the requirements included within the attached Fresno Fire Department memorandum dated March 29, 2016. 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 May 13, 2016. a) Any temporary basin constructed for or used by this subdivision requires approval of FMFCD and the City of Fresno, and may only be implemented through a covenant between the City and the Developer prior to final map approval. Temporary basins shall be fenced within seven days of the time a basin becomes operational, and fencing shall conform to City of Fresno Public Works Standard No. P-98. The Fresno Mosquito and Abatement Conditions of Approval Vesting Tentative Tract Map No. 6139/UGM June 01, 2016 Page 12 District shall be provided access rights and a means of entry for inspection and mosquito abatement activities for all on-site basins (refer to attached map of mosquito abatement districts in the Fresno-Clovis Metropolitan Area). Attached hereto, and incorporated by reference, is a copy of the updated Public Works Standard No. P-97 for temporary on-site ponding basins, and a copy of the City of Fresno's Guidelines for Ponding Basin / Pond Construction and Management, dated October 29, 2004. Maintenance of temporary ponding basins shall be by the Subdivider until permanent service for the entire subdivision is provided. COUNTY OF FRESNO DEPARTMENT OF PUBLIC HEALTH 45. Comply with all of the requirements included within the attached County of Fresno, Department of Public Health memorandum dated March 16, 2016. FRESNO IRRIGATION DISTRICT 46. Comply with all requirements included within the attached memorandum from the Fresno Irrigation District (FID) dated March 24, 2016. RIGHT-OF-WAY ACQUISITION 47. The developer will be responsible for the acquisition of any necessary right-of- way to construct any of the required improvements. 48. Rights-of-way acquisition shall include any rights-of-way necessary for proper drainage, signing, pole relocation, and shoulder grading. In general, this will require right-of-way to be provided approximately 10 feet outside the travel lane. The exact requirement must be determined at the project design stage based on the existing conditions and detailed design information. 49. In the event an acquisition of any easement or right-of-way is necessitated by the subject development, said acquisition will be accomplished prior to Final Map approval. The developer/owner should contact the Real Estate Section of the Public Works Department to receive procedural guidance in such acquisitions. 50. Should such acquisition not be accomplished by the subdivider prior to Final Map approval, the subdivider must request and grant to the City the full authority to attempt acquisition either through negotiation or through its power of eminent domain. The subdivider shall furnish to the City Public Works Department, Engineering Division/ Real Estate Section, an appraisal report or a request for an Conditions of Approval Vesting Tentative Tract Map No. 6139/UGM June 01, 2016 Page 13 estimated appraisal amount (to be determined by the City of Fresno Real Estate Section) prior to preparation of a Subdivision Agreement. 51. The subdivider shall submit adequate security in the form of a cash deposit to guarantee payment of all costs associated with the acquisition, including staff time, attorney's fees, appraisal fees, court costs, and all related expenditures and costs necessary to effect the acquisition of such easements or rights-of-way. MAINTENANCE OBLIGATIONS The long term maintenance of all the items listed below is ultimately the responsibility of the owner/developer: 52. With the exception of those areas which may be eligible for inclusion within the Community Facilities District (CFD) as referenced herein below, obligations for retention and maintenance of required end-block landscaped areas or strips for all corner lots shall be the responsibility of the respective property owner(s) on which the landscaped area is located. a) Execute a covenant for all properties for which retention and maintenance of an end-block landscaped area or strip on a corner lot 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 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. 53. 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 February 12, 2016; and, the following: 54. If the owner/developer chooses to be annexed into the City's CFD for maintenance purposes, then an Annexation Request Package shall be submitted to the Public Works Department for review, processing, and approval. • NOTE: Packages must be complete with all required information in order to be accepted. The Annexation Request Form is available on- line on the City of Fresno website (Wlp://www.fresno.qov) under the Public Works Department Developer Doorway. Conditions of Approval Vesting Tentative Tract Map No. 6139/UGM June 01, 2016 Page 14 a) Construction plans for all features to be maintained by a CFD for a final map shall be included in the final map submission to the Development Department for processing. Where applicable, this shall include a Street Tree Location and Street Tree Species (by street) map. Landscaping plans shall contain actual tree and plant counts by species and include the areas (in square feet) of turf, shrubs and trees, and sidewalks or other paved areas within all landscaped areas. • NOTE: The Department of Public Works will not be responsible for the maintenance of any outlots if they are not included into the Community Facilities District (CFD). If the outlots are to be included into the CFD, the Department of Public Works will require that landscape and irrigation plans be submitted with landscape buffer plans for approval prior to inclusion into the CFD. b) Proceedings to place the Final Map into a CFD shall not commence until the Final Map, Landscape and Street Construction Plans are considered to be technically correct. c) If the developer/subdivider elects to petition for annexation into the City's Community Facilities District, he/she shall be required to provide the City of Fresno, Department of Public Works, with copies of signed acknowledgments from each purchaser of a lot within the subdivision, attesting to the purchasers understanding that the lot will have an annual maintenance assessment and that he/she is aware of the estimated amount of the assessment. The developer/subdivider shall execute and record a covenant on each lot providing notice that the subject property is subject to annual payment of the Community Facilities District assessment. 52. Should the City Council or owner/developer choose not to include all of the maintenance items or certain items listed above in a CFD, then the property owner/developer shall be responsible for establishing a Home Owners' Association (HOA) or other property based management mechanism which provides for the maintenance of these items in a manner which provides appropriate security and is deemed acceptable to both the City of Fresno Development and Resource Management and Public Works Departments. a) The subdivider shall establish a Home Owners' Association (or other approved mechanism) to perform the above listed maintenance responsibilities pursuant to Article 40 of Chapter 15 of the Fresno Municipal Code. The Declaration of Covenants, Conditions, and Restrictions (CC&R's) Conditions of Approval Vesting Tentative Tract Map No. 61391UGM June 01, 2016 Page 15 described herein, shall among other things, specify level of effort, frequency, and inspection of maintenance responsibilities, name the City as a third party beneficiary for those provisions, and be subject to approval by the Director of Public Works and the City Attorney's Office. Any amendment to the above provisions or any other provision specifying any right of the City shall require the prior written consent of the City. • NOTE: Should the owner/developer elect to establish a Home Owners' Association to perform maintenance obligations and assure that said obligations are met, then the owner/developer may include such other items as are deemed appropriate and necessary for the sustainability of the subdivision and its amenities within the responsibilities of the association. b) The proposed Declaration of Covenants, Conditions, and Restrictions (CC&Rs) and the proposed instruments for the homeowners association shall be submitted to the Development and Resource Management Department for review prior to final map approval. Said documents shall be recorded with the final map or alternatively submit recorded documents or documents for recording prior to final acceptance of subdivision improvements. Said documents shall include assignment of responsibility to the homeowners association for landscaping and other provisions as stated in the Development and Resource Management Department Guidelines for preparation of CC&Rs dated September 01, 1994. DEVELOPMENT FEES AND CHARGES This project is subject to the following fees and charges: a. Applicable Flood Fees as determined by the Fresno Metropolitan Flood Control District. (Reference Fresno Metropolitan Flood Control District requirements included herein above and notes below for further information) SEWER CONNECTION CHARGES FEE RATE b. Lateral Sewer Charge [1] $0.10/sq. ft. (to 100' depth) c. Oversize Charge [1] $0.05/sq. ft. (to 100' depth) d. Trunk Sewer Charge [2] $419/living unit Service Area: Cornelia Conditions of Approval Vesting Tentative Tract Map No. 6139/UGM June 01, 2016 Page 16 e. Wastewater Facilities Charge [3] $2,119/living unit f. House Branch Sewer Charge [2] N/A WATER CONNECTION CHARGES FEE RATE h. Service Connection Charge Fee based on service(s) and meter(s) sizes specified by owner; fee for service(s) and Meter(s) established by the Master Fee Schedule. h. Frontage Charge [1] $6.50/lineal foot i. Transmission Grid Main Charge [1] $643/gross acre (parcels 5 gross acres or more) j. Transmission Grid Main Bond Debt Service Charge [1] $243/gross acre (parcels 5 gross acres or more) k. UGM Water Supply Fee [2] $508/living unit Service Area: 301s I. Well Head Treatment Fee [2] $221/living unit Service Area: 301 m. Recharge Fee [2] $0/living unit Service Area: 301 n. 1994 Bond Debt Service [1] $60/living unit Service Area: 301 CITYWIDE DEVELOPMENT IMPACT FEES FEE RATE o. Fire Facilities Impact Fee — Citywide [4] $539/living unit p. Park Facility Impact Fee — Citywide [4] $2278/living unit q. Quimby Parkland Dedication Fee [2] $1120/living unit Conditions of Approval Vesting Tentative Tract Map No. 6139/UGM June 01, 2016 Page 17 r. Citywide Regional Street Fee [3] $8,361/adj. acre s. New Growth Area Major Street Fee [3] $18,790/adj. acre t. Police Facilities Impact Fee — Citywide [4] $624/living unit u. Traffic Signal Charge [1] $450.94/living unit v. Street Acquisition/Construction Charge [2] N/A Notes: The proposed development shall pay drainage fees pursuant to the Drainage Fee Ordinance prior to approval of the final map at the rates in effect at the time of such approval. The fee indicated above is based on the tentative map. Please see the attached memorandum from the Fresno Metropolitan Flood Control District (FMFCD) for further information regarding considerations which may affect the fee obligation(s) or the timing or form of fee payment. On July 22, 2008, the Fresno County Board of Supervisors passed Ordinance No. 2008 — 023 requiring the payment of County Public Impact Facilities Impact Fees. The effective date of this ordinance is September 20, 2008. Contact the County of Fresno, Public Works and Planning Department to determine payment of this fee obligation. Confirmation by the County of Fresno is required before the City of Fresno can issue building permits. (The requirement to pay this fee is currently suspended by Fresno County. However, payment of this fee may be required if the fee has been reinstated at the time of issuance of building permits on the subject property.) The Board of Directors of the Fresno County Regional Transportation Mitigation Fee Agency approved Resolution No. 2009 — 01 requiring the payment of Regional Transportation Mitigation Fee. The effective date of this resolution is January 1, 2010. Contact the Council of Fresno County Governments (FCOG) to determine this fee obligation. Confirmation by the FCOG is required before the City of Fresno can issue building permits. * Living Unit Equivalents are calculated by multiplying the number of Net Acres by 5.8 Living Unit Equivalents for commercial or 3.0 Living Unit Equivalents for industrial to arrive at the total number of Living Unit Equivalents. Conditions of Approval Vesting Tentative Tract Map No. 6139/UGM June 01, 2016 Page 18 **Upon occupancy of the project, the subdivider shall pay the appropriate sewer facility charge pursuant to the Simple Tiered Equity Program (STEP) as determined by the Department of Public Utilities, Wastewater Division, Environmental Services Section (559-621-5153). [1] Deferrable through Fee Deferral Covenant. [2] Due at Final Map. [3] Due at Building Permit. [4] Due at Certificate of Occupancy. DEPARTMENT OF PUBLIC WORKS TO: Will Tackett, Supervising Planner Planning Division FROM: Hilary Kimber, Parks Supervisor II (559.621.1345) Streets Division DATE: February 10, 2016 SUBJECT: Tract 6139 (APN 312-430-01 (City), 312-430-10 (County)); 5298 and 5376 West Olive Avenue; located on the northeast corner of North Polk and West Olive Avenues: GENERAL REQUIREMENTS STREET FREE REQUIREMENTS 1. The subdivider is required to provide street trees on all public street frontages per Fresno Municipal Code and for the dedication of planting and buffer landscaping easements as determined by the Planning Department. Street trees shall be planted at the minimum rate of one tree for each 60' of street frontage or one tree per home (whichever is greater) by the Developer. The subdivider is required to provide irrigation for all street trees. The irrigation system shall comply with FMC 12-306-23, Water Efficient Landscape Standards and AB1881. 2. The designated street tree for N. Polk Ave. is: Zelkova serrate 'Village Green' Sawleaf Zelkova The designated street tree for W. Olive Ave. is: Platanus acerifolia 'Columbia' Columbia Sycamore 3. Street Tree Planting by Developer: For those lots having internal street tree frontage available for street tree planting, the developer shall plant one tree for each 60' of street frontage, or one tree per lot having street frontage, whichever is greater. Tree planting shall be within a 10' Public Planting and Utility Easement. a. Street tree inspection fees shall be collected for each 60' of public street frontage or one tree per lot whichever is greater. b. Street trees shall be planted in accordance with the City of Fresno, Department of Public Works"Standard Specifications." c. Landscape plans for all public use areas, such as parkways, buffers, medians and trails, shall be reviewed and approved by the Department of Public Works, Engineering Services. A street tree planting permit shall be required for all residential street tree planting. d. Performance and payment securities, paid with final map, will be released when all landscaping installed on public and/or city controlled property is in conformance with the Specifications of the City of Fresno. e. Upon acceptance of the required work, warranty security shall be furnished to or retained by the city for guaranty and warranty of the work for a period of ninety days following acceptance. BUFFER LANDSCAPING & MAINTENANCE REQUIREMENTS 1. The subdivider shall provide long term maintenance for all proposed landscaped areas by either petitioning for annexation in the Community Facilities District or by forming a Home Owner's Association. 2. Maintenance Service Through Annexation into the Community Facilities District. Landscape and Irrigation plans are required and shall be submitted to the Department of Public Works for review and approval prior to a Council approval of the final map. Plans shall be numbered to conform to and be included in the Department of Public Works street construction plan set for the final map. Fees are applicable when the subdivider elects to have landscaping maintained by annexing into the City's Community Facilities District. A. Landscaping shall comply with Landscape Buffer Development Standards approved by the City Council on October 2, 1990. Landscape and irrigation plans shall comply with Sections 12-306-23 & 24 and 14-121 of the Fresno Municipal Code regarding Water Efficient Landscaping and Buffer landscaping. B. Should the proposed landscape buffers and/or parkway strips be located next to an existing buffer and/or parkway strip, the planting concept shall simulate the adjacent landscape design to present a more uniform appearance on the street. Variances in the landscape concept will be acceptable, but the design of the new landscape buffer and/or parkway strip shall strive to mimic the existing as much as possible. C. Landscape plans shall indicate grades on a cross-section detail to include fencing or wall details. All fencing shall be placed outside the landscape easement. Maximum slopes shall not exceed 4:1 with 1 foot of level ground between the slope and the back of the side walk and/or face of fence. Erosion control measures shall be implemented on all slopes of 4:1, including the use of synthetic erosion control netting in combination with ground cover species approved by the Department of Public Works/Engineering Services Division. D. The water meter(s) serving the buffer landscaping shall be sized for the anticipated service flows. E. No private flags, signs or identification of any kind shall be permitted in the right-of-way, within the City- controlled easement or on the fence or wall facing the street. F. Landscaping in the right-of-way and landscape setback adjacent to water well sites shall be the responsibility of the City of Fresno Water Division and may not be included in the CFD. MEDIAN ISLAND LANDSCAPE REQUIREMENTS 1. When median islands front onto the proposed development project, applicants shall submit Plans to the Public Works/Engineering Services showing the location and configuration of all median islands fronting the proposed project. 2. The Public Works Department will review and evaluate existing median island(s) for a determination of all required improvements prior to approval of Final Map. 3. Landscape and irrigation is required on all new construction of median islands and shall be applied in accordance with the City of Fresno, Public Works Department Standards & Specifications and FMC sections 12-306-24 and 12-306-23. The Public Works Department requires all proposed median islands to be constructed with 2 foot wide colored concrete strips, flush along curb edge, in a 12 inch by 12 inch brick red slate pattern, 4. Trees shall not be planted in sections which are less than eight (8) feet wide unless approved by the Public Works Department. Sections less than eight (8) feet shall be capped with concrete as an integral part of the off site improvements, whether the median is landscaped or not. OUTLOTS 1 The Department of Public Works will not be responsible for the maintenance of any outlots if they are not included into the Community Facilities District(CFD). If the outlots are to be included into the CFD, the Department of Public Works will require approved landscape and irrigation plans to be submitted with landscape buffer plans prior to inclusion into the CFD. 2 Outlots which are utilized for water well purposes will not be included in the CFD. The Water Division Department in Public Utilities will provide the maintenance of all plant material on the well site. City of it"w DATE: March 29, 2016 TO: Will Tackett Development and Resource Management Department THROUGH: Jill Gormley, TE, Traffic and Engineering Manager, City Traffic Engineer Public Works Department, Traffic & Engineering Services Division n, FROM: Louise Gilio, Traffic Planning Supervisor I N Public Works Department, Traffic & Engineering Services Division 1 SUBJECT: Public Works Conditions of Approval J TT 6139, 5298 and 5376 West Olive Avenue Hiroshi and Mary Nishikawa / Yamabe & Horn Engineering, Inc. 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. General Conditions: 1. Curb Ram: 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: A 1'pedestrian easement is required on streets with driveway approaches. 3. Overhead Utilities: Underground all existing offsite overhead utilities with the limits of this map in accordance with Fresno Municipal Code Section 12-1011 and Resolution No. 78-522/88-229. 4. Intelligent Trans orialion Systems (ITS): Street work on major streets shall be designed to include ITS in accordance with the Public Works ITS Specifications, where not existing. 5. Dead-end Streets: Any temporary dead-end streets created by this subdivision shall be properly barricaded in accordance with the Public Works Standard P-100. 6. Outlots: If the subdivider seeks to dedicate to the City, in fee, an outlot 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. 7. Plan Submittal: Submit the following plans, as applicable, in a single package, to the Public Works Department for review and approval: Street: construction, signing, striping, traffic signal and streetlight. 8. 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. Page 1 of 3 T:\Traffic Planning\_CONDITIONS OF APPROVAL\TRACT MAPS\6100\T-6139 OLIVE 5296 AND 5376 W\T-6139 OLIVE 5298 AND 5376 W.doc 9. Street widening and transitions shall also include utility relocations and necessary dedications. 10. Garages: Garages or carports shall be located not less than eighteen feet from any street frontage where the garage door or carport opening faces and takes direct access to the street. Frontage Improvement Requirements-. Public Streets: Polk Avenue: 4-lane Arterial 100' 1. Dedication Requirements a. Dedicate 50'-57' of property, from center line, for public street purposes, within the limits of this application, per Public Works Standard P-52 and P-69. Center line shall be established per Director's Determination No. 95-19 Provide a transition from the existing 55' street right of way to the proposed 50' street right of way. Identify on the map. b. Dedicate corner cuts for public street purposes at the intersections of Polk and Olive, Polk and Lamona and Polk and Hedges. c. Relinquish direct access rights to Polk Avenue from all lots within this subdivision. 2. Construction Requirements: c. Construct concrete curb, gutter and sidewalk to Public Works Standard P-5. The curb shall be constructed to a 12' residential pattern. Construct a 6' residential sidewalk per Public Works Standard P-52. d. Construct 20' of permanent paving within the limits of this subdivision. e. Construct an 80' bus bay curb and gutter at the northeast corner of Polk and Olive to Public Works Standard P-73, complete with a 12' monolithic sidewalk. f. 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. Olive Avenue: 3-lane Collector 1. Dedication Requirements a. 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 corner cuts for public street purposes at the intersection of Olive and State Street. c. Relinquish direct access rights to Olive 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' residential pattern. Construct a 6' residential sidewalk per Public Works Standard P-54. (5 '/z - 6' sidewalk—'/z `) 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. Page 2 of 3 T:\Traffic Planning\_CONDITIONS OF APPROVAL\TRACT MAPS\6100\T-6139 OLIVE 5298 AND 5376 MT-6139 OLIVE 5298 AND 5376 W ACC Interior Streets: Dedicate, design and construct all curb, gutter, sidewalk, (both sides), permanent paving, r;iil de-sags, 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 Requirements: This 201-lot single family subdivision will generate: 151 a.m./201 p.m. peak hour trips; therefore, a Traffic Impact Study (TIS) is required. Once Submitted, comply with the mitigation measure re uirements of the Traffic Engineering Manager. 1. Relinquish direct vehicular access rights to : a. the north property line of lots 29 and 49. b. the south property line of lots 30 and 62. c. the east property line of lot 13. d. the west property line of Outlot A. 2. The intersections of : a. Polk and the entry streets shall be limited to right-in and right-out turns. 3. The first order of work shall include a minimum of two points of vehicular access to the major streets for any phase of this development. Traffic Signal Mitigation Impact TSM!) Fee: This project shrill 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: lanlily units (fee rate as shown in the Master Fee Schedule). 1. Polk Avenue: Install a signal pole with a 150-watt safety light and an oversize street sign to Public Works Standards at the northeast corner of Polk Avenue and Olive Avenue. Fresno Malor Street impact FMSI Fee : 1'his Map is in the New Growth Area; therefore pay all applicable growth area fees and Cily-wide regional street impact fees. Fresno Maior Street Impact FMSI Requirements: Palk Avenue: Arterial New Growth Area 1. If not existing, dedicate and construct 29' of permanent p;jving on the east side within the limits of this subdivision. Details.of said street shall be depicted on the approved tentative tract map. Dedication shall be sufficient to accommodate arterial standard and any other grading or transitions as necessary based on a 55 MPH design speed. Olive Avenue: Collector New Growth Area 1. Dedicate and construct (2) 17' center section travel lanes and a 12' center two-way left turn lane within the limits of this subdivision. Stripe 200' left turn pockets at all major intersections. An additional 12'of paving shall be required to accommodate the 250' left turn pockets. Dedication shall be sufficient to accommodate additional paving and any other grading or transitions as necessary based on a 45 MPH design speed. Re conal Transportation Mitigation Fee RTMF : Pay all applicable RTMF fees to the Joint Powers Agency located at 2035 Tulare Street, Suite 201, Fresno, CA 93721; (559) 233-4148 ext. 200; www.Iresnocag.oU(. Provide proof of payment or exemptionrp for to certificate of occupancy. Page 3 of 3 T:\Traffic Planning\_CONDITIONS OF APPROVALITRACT MAPS\6100\T-6139 OLIVE 5298 AND 5376 W\T-6139 OLIVE 5298 AND 5376 W.doc 'y of IT' FEE 1 1 S:SVA PUBLIC WORKS DEPARTMENT City Hall Scott L.Mozier.P.E. 2600 Fresno Street,4'h Floor Public Works Director Fresno,California 93721 Ph.(559)621-8800 www Ir"no.gov April 18, 2016 Will Tackett Development and Resources Management Department 2600 Fresno Street, 3"d Floor Fresno, CA 93721 SUBJECT: REVIEW OF THE OPERATIONAL TRAFFIC ANALYSES TO BE USED IN A TRAFFIC IMPACT STUDY (TIS) FOR THE PROPOSED TENTATIVE TRACT 6139, LOCATED ON THE NORTHEAST CORNER OF POLK AND OLIVE AVENUES TIS 16-004, TT-6139, R-16-004, ANX-16-001 PROJECT OVERVIEW We have reviewed the operational analysis results prepared by Yamabe & Horn Engineering, Inc. for the proposed Tract 6139, "project", which plans to construct approximately 201 single- family dwelling units on approximately 38.70 acres on the northeast corner of the intersection of Polk and Olive Avenues. The project proposes to pre-zone and annex an approximately 4.81 acre portion of the project site and rezone from the Fresno County R-R (Rural Residential) zone district to the RS-5/UGM (Residential Single Family, Medium Density/Urban Growth Management) zone district. The operational analyses will be used to prepare a Traffic Impact Study (TIS) for the project. The analyses evaluated the impacts of the project by analyzing six (6) intersections in the vicinity of the project during the AM and PM peak hours. Vehicle trips projected to be generated by the project were calculated using the ITE Trip Generation Manual, 9'h Edition. The following table includes the daily (ADT), AM and PM peak hour trips projected to be generated by the project: _ Weekday — AM PM Land Use Size ADT Peak Hour _ Peak Hour In I Out Total In Out Total Single Family Detached Housing 201 DU 1,914 38 113 151 127 74 201 (ITE Code 210) DU=dwelling units The project site is located in Traffic Impact Zone (TIZ) III. Traffic Impact Zone III allows a level of service (LOS) standard of LOS D. Based on the analyses included in the TIS, all of the study intersections are currently operating above the City of Fresno's acceptable standard of LOS D. Page 1 of 3 With the addition of the project and approved/pending area projects, the study intersections are projected to continue to operate above the City of Fresno's acceptable LOS D standard. The analysis prepared by Yamabe & Horn Engineering, Inc. shows four (4) of the six (6) study intersections are projected to operate below the acceptable LOS standard in the 2035 No Project conditions scenario. The addition of the project will cause the delay to increase by more than five (5) seconds in the PM peak hour at the intersection of Cornelia and Olive Avenues. GENERAL COMMENTS and CONDITIONS 1. 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 weekday total ADT of 1,914 for the proposed project, the fee would be $90,187.68 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 project/building based on the generated ADT. The TSMI fee is credited against traffic signal installation/modifications 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 (security/bonding 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. 2. This project shall pay its Fresno Major Street Impact (FMSI) 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. 3 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. Page 2 of 3 4. The proposed project shall pay the $288 Traffic Impact Study review fee for review of the document. Proof of payment shall be provided to the Traffic & Engineering Services Division. 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. 7. The proposed project shall prepare and submit a Traffic Impact Study to be reviewed and approved by the City of Fresno Traffic & Engineering Services Division staff. The project may have additional conditions if the results of the Traffic Impact Study differ from the operational traffic analyses referenced in review. If you have any further questions regarding this matter, please contact me at (559) 621-8792 or it miky cc fresno.cov . Sincerely, Jill Gormley, TE City Traffic Engineer/Traffic Engineering Manager Public Works Department, Traffic & Engineering Services C: Copy filed with Traffic Impact Study Louise Gilio,Traffic Planning Supervisor Mike Sanchez,Asst.Director,DARM Scott Tyler,Yamabe&Horn Engineering,Inc, Chris Kliewer,Yamabe&Horn Engineering,Inc. Page 3 of 3 City of FRVW► ay 4 DEPARTMENT OF PUBLIC UTILITIES � ADMINISTRATION DIVISION 0 w DPU MEMORANDUM "'rr . V1 NSA Date: April 8, 2016 Wo4ding LIIel Essential Services To: WILL TACKETT, Supervising Planner Planning and Development From: KEVIN GRAY, Supervising Engineering Technician F Department of Public Utilities, Planning and Engineering Division- Subject: SEWER REQUIREMENTS FOR VESTING TENTATIVE TRAC'i' MAP 6139/UGM AND REZONE APPLICATION No. R-16-004 General Rezone Application No. R-16-004, Vesting Tentative Map of Tract No. 6139/UGM, and Annexation Application No. ANX-16-001 have been filed by Chris Kliewer PE, of Yamabe and Horn Engineering, Inc., on behalf of Bill Walls of Lennar Fresno, Inc. and pertain to approximately 38.70 acres of property located on the northeast corner of North Polk and West Olive Avenues, 5376 West Olive Avenue &APN: 312-430-01,10. The prezone and annexation are for an approximate 4.81-acre portion of the subject property to be rezoned from the RR (Fresno County)zone district to the RS-5/UGM (Residential Single Family, Medium Density/Urban proposes to subdivide the property into a 203-lot conventional single family residential subdivision. The subject property will require annexation to the City of Fresno and detachment from the North Central Fire Protection and Kings Conversation District. Sewer Re uirements The nearest sanitary sewer main to serve the proposed project is a 45-inch sewer trunk located in North Polk. Sanitary Sewer facilities are available to provide service to the site subject to the following requirements: 1. Construct a 24-inch sewer main (including sewer house branches to adjacent properties) in W. Olive Avenue from the existing 45-inch sewer trunk in N. Polk Avenue east across the project's frontage. 2. All sanitary sewer mains shall be extended within the proposed tract to provide service to each lot. 3. Street easements and/or deeds shall be recorded prior to approval of improvement plans. 4. Installation of sewer house branch(s) shall be required. 5. Separate sewer house branches are required for each lot � o A Nationally Accredited Public Utility Agency 6. On-site sanitary sewer facilities shall be private. 7. Abandon any existing on-site private septic systems. B. All underground utilities shall be installed prior to permanent street paving 9. A Preliminary sewer design layout shall be prepared by the Developer's Engineer and submitted to the Department of Public Utilities for review and conceptual approvals prior to submittal or acceptance of the developer's final map and engineered plan & profile improvement drawing for City review. 10. Engineered improvement plans prepared by a Registered Civil Engineer shall be submitted for Department of Public Utilities review and approvals for proposed additions to the City Sewer System. 11. All public sanitary sewer facilities shall be constructed in accordance with City Standards, specifications, and policies. Sanitary Sewer Fees The following Sewer Connection Charges are due and shall be paid for the Project: 1. Lateral Sewer Charge 2. Oversize Sewer Charge 26. 3. Trunk Sewer Charge: Cornelia 4. Wastewater Facility Charge (Residential Only) City oft�1 et+is61?k4t,O,y �iJ�F ■ RESP'""'- y cl DEPARTMENT OF PUBLIC UTILITIES—WATER DIVISION MEMORANDUM Frovlding Lile's Essen Nal Services DATE: March 21, 2016 TO: WILL TACKETT, Supervising Planner Development and Resource Management Department— Current Planning THROUGH: MICHAEL CARBAJAL, Division Manager Department of Public Utilities—Water Division FROM: ROBERT DIAZ, Senior Engineering Technician-/ Department of Public Utilities—Water Division 1L -tA SUBJECT: WATER REQUIREMENTS FOR VESTING TENTATIVE TRACT T-6139 REZONE R-16-004 AND ANNEXATION ANX-16-001. General Rezone Application No. R-16-004, Vesting Tentative Map of Tract No. 6139/UGM, and Annexation Application No. ANX-16-001 have been filed by Chris Kliewer PE, of Yamabe and Horn Engineering, Inc., on behalf of Bill Walls of Lennar Fresno, Inc. and pertain to approximately 38.70 acres of property located on the northeast corner of North Polk and West Olive Avenues, 5376 West Olive Avenue & APN:312-430-01,10. The prezone and annexation are for an approximate 4.81-acre portion of the subject property to be rezoned from the RR (Fresno County) zone district to the RS-5/UGM (Residential Single Family, Medium Density/Urban proposes to subdivide the property into a 203-lot conventional single family residential subdivision. The subject property will require annexation to the City of Fresno and detachment from the North Central Fire Protection and Kings Conversation District. Water Service The nearest water mains to serve the proposed development are a 14-inch main located in North Polk Avenue and a 14-inch main in West Olive Avenue. The following water improvement shall be required prior to providing City water service to the project. 1) Water mains (including installation of City fire hydrants) shall be extended within the proposed tract to provide service to each lot. 2) Separate water services with meter boxes shall be provided to each lot. 3) On-site water facilities shall be private- y' A Nationally Accredited Public Utility Agency 4) Installation(s) of public fire hydrant(s) is/are required in accordance with City Standards. 5) Seal and abandon any existing on-site well in compliance with the State of California Well Standards, Bulletin 74-90 or current revisions issued by California Department of Water Resources and City of Fresno standards. 6) Two independent sources of water, meeting Federal and State Drinking Water Act Standards, are required to serve the tract including any subsequent phases thereof. The two-source requirement may be accomplished through any combination of water main extensions, construction of supply wells, or other acceptable sources of water supply approved by the Assistant Public Utilities Director. 7) Engineered improvement plans prepared by a Registered Civil Engineer are required for proposed additions to the City Water System. 8) All Public water facilities shall be constructed in accordance with The Department of Public Works standards, specifications, and policies. Water Fees The following Water Connection Charges and fees shall be paid for the project. 1) Water Well Service Area: 301 s 2) TGM Area: B City of FIRE DEPARTMENT DATE: March 29, 2016 TO: WILL TACKETT, Supervising Planner Development and Resource Management Department FROM: BYRON BEAGLES, Fire Prevention Engineer Fire Department, Community Risk Reduction Unit SUBJECT: VESTING TENTATIVE TRACT MAP NO. 6139/UGM and R-16-114 The Fire Department's conditions of approval include the following: This is a 203 lot conventional public street sub-division with standard 36 foot streets. Proposed tract is within 1.3 miles of permanent Fire Station 16 located at Polk and Clinton Aves. Provide fire hydrants and fire flow per Public Utilities standards for single family residential development. The fire hydrant system shall be in service before delivery of lumber on site unless otherwise approved with a temporary water supply for model home construction. All construction work on this project is subject to interruption if the road system becomes impassable for fire apparatus. Access roadways during construction shall be paved or provided with an all-weather driving surface approved by the Fire Department. Two points of access must be maintained during all phases of construction. FRESNO METROPOLITAN FLOOD CONTROL DISTRICT Hic No 210 45 NOTICE OF REQUIREMENTS Page I of 5 PUBLIC AGENCY DEVELOPER WILL TACKETT BILL WALLS,LENNAR FRESNO,INC. DEVELOPMENT SERVICES/PLANNING 8080 N.PALM AVE.,SUITE 110 CITY OF FRESNO FRESNO,CA 93711 2600 FRESNO STREET,ROOM 3043 FRESNO,CA 93721-3604 PROJECT NO: 6139 ADDRESS: 5376 W.OLIVE AVE. APN: 312-430-01,10 SENT: SA5A& Drainage Area(s) Preliminary Fee(s) Development Review Fee(s) Service Charges) CK $387,102.00 NOR Review S1,711.00 To be paid prior to release of District comments to Public Agency and Developer. Grading Plan Review $4,774.00 Amount to be submitted with first grading plan submittal. Storm Drain Plan Review For amourn of fee,refer to www fresnofloodcontml.mg for form to fill out eud submit with first storm drainplan submittal(blank copy attached). Total Drainage Fee: 5387,182.00 Total Service Charge: S6A85.00 The proposed development will generate storm runoff which produces potentially significant environmental impacts and which must be properly discharged and mitigated pursuant to the California Environmental Quality Act and the National Environmental Policy Act.The District in cooperation with the City and County has developed and adopted the 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 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 a building permit at the rates in effect at the time of such issuance.The fee indicated above is valid through 2/28/17 based on the site plan submitted to the District on 3/15/16 Contact FMFCD for a revised fee in cases where changes are made in the proposed site plan which materially alter the proposed impervious area. Considerations which may affect the fee obligation(s)or the timing or form of fee payment: a.) Fees related to undeveloped or phased portions of the project may be deferrable. Fees may be calculated based on the actual percentage of runoff if different than that typical for the zone district under b.) which the development is being undertaken and if permanent provisions are made to assure that the site remains in that configuration. c.) Master Plan storm drainage facilities may be constructed,or required to be constructed in lieu of paying fees. d) The actual cost incurred in constructing Master Plan drainage system facilities is credited against the drainage fee obligation. 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.OLIVE-FRESNO,CA 93727-(559)456-3292-FAX(559)456-3194 FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIRFN4ENTS Page 2 of 5 Approval of this development shall be conditioned upon compliance with these District Requirements. 1. — a. Drainage from the site shall BE DIRECTED TO X b. Grading and drainage patterns shall be as identified on Exhibit No. 1 _ The grading and drainage patterns shown on the site plan conform to the adopted Storm Drainage and C. 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: X Developer shall construct facilities as shown on Exhibit No. 1 as "MASTER PIAN FACILITIES TO BE CONSTRUCTED BY DEVELOPER". None required. 3. The following final improvement plans and information shall be submitted to the District for review prior to final development approval: X Grading Plan X Street Plan X Storm Drain Plan X Water&Sewer Plan X Final Map X Drainage Report(to be submitted with tentative map) Other t� None Required 4. Availability of drainage facilities: _ Permanent drainage service is available provided the developer can verify to the satisfaction of the City a' that runuff can be safely conveycd to the Master Plan inlet(s). b. The construction of facilities required by Paragraph No. 2 hereof will provide permanent drainage service. X c Permanent drainage service will not be available. The District recommends temporary facilities until permanent service is available. d. See Exhibit No.2. 5. The proposed development: T Appears to be located within a 100 year flood prone area as designated on the latest Flood Insurance Rate Maps available to the District,necessitating appropriate floodplain management action.(See attached Floodplain Policy.) X Does not appear to be located within a flood prone area. 6. The subject site contains a portion of a canal or pipeline that is used to manage recharge,storm water, and/or flood flows.The existing capacity must be preserved as part of site development.Additionally,site development may not interfere with the ability to operate and maintain the canal or pipeline. 5469 R.OLIVE-FRESNO,CA 93721-(559)456-3292-FAX(559)456-3394 FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS Page 3 of 5 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 storm water to the municipal storm drain system,and meet water quality standards. These requirements apply both to pollutants generated during construction,and to those which may be generated by operations at the development after construction. a. State General Permit for Storm Water Discharges Associated with Construction Activities,effective July 1,2010,as amended. A State General Construction Permit is required for all clearing,grading,and disturbances to the ground that result in soil disturbance of at least one acre(or less than one acre)if part 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 of compliance. b. State General Permit for Storm Water Discharges Associated with Industrial Activities,April, 1997 (available at the District Office). A State General Industrial Permit is required for specific types of industries described in the NPDES regulations or by Standard Industrial Classification(SIC)code. The following categories of industries are generally required to secure an industrial permit: manufacturing; trucking;recycling;and waste and hazardous waste management. Specific exemptions exist for manufacturing activities which occur entirely indoors. Permittees are required to: submit a Notice of Z 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 0 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 Stonn Water Quality Management Construction and Post-Construction j Guidelines(available at the District Office)to meet the requirements of the State General Permits, eliminate the potential for non-storm water to enter the municipal storm drain system,and where possible minimize contact with materials which may contaminate storm water runoff. 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. A A. 2 ;�CQ2�� Peter Sanchez laic Lyons District Engineer Project Engineer 5469 E.OLIVE-FRESNO,CA 93727-(559)456-3292-FAX(559)456-3194 FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS Page 4 of 5 CC: CHRIS KLIEWER,YAMABE&HORN ENGINEERING wn 2985 N.BURL AVE.,SUITE 101 FRESNO,CA 93727 ■ 5469 F-OLIVE-FRESNO,CA 93727-(559)456-3292-FAX(559)456-3194 NOTE:THIS MAP IS SCHEMATIC. DISTANCES,AMOUNT OF CREDITABLE FACILITIES,AND LOCATION OF INLET BOUNDARIES ARE APPROXIMATE. L L 1 I _ _ _ _ _ LJ_ 1.7 J_LJ L-1-1 -1- - ------- - A I – ! I FLORADORA AVE I - I I l I M I I LAMONA AVE I �i 48 LAMONA-AVE— I I I Remove Temporary - Type,'E" Inlet I 11CK1 —I I �HEDGEs AVE � I u4 HA NO AVE L F, TemporaryI! I r STREET"B^ — Type"E" Inlet IIII ! "' I i –– I I I Remove Temporary I I f4 I I Type"E" Inlet I I I � I i LEGEND Creditable Facilities(Master Plan Facilities To Be Constructed By Developer) - Pipeline(Size Shown)&Inlet Non-Master Plan Fadllties To Be Constructed By Developer (Not Eligible For Fee Credit) O— Existing Master Plan Facilities — Future Master Plan Facilities ZA ® 15' Wide Storm Drainage Easement To Be Dedicated To District 1 " =300' 20'Wide Flood Channel And Storm Drainage Easement To Be Dedicated To District -———— Inlet Boundary Direction of Drainage TRACT 5139 Major Storm Flow DRAINAGE AREA "CK" F 420 EXHIBIT NO. 1 FRESNO METROPOLITAN FLOOD CONTROL DISTRICT Prepared by:keithr Date:5113/2016 Path:K:1AuloradMWGS10EXHIBITITRACTS16139.mxd OTHER REQUIREMENTS EXHIBIT NO. 2 The cost of construction of Master Plan facilities, excluding dedication of storm drainage easements, is eligible for credit against the drainage fee of the drainage area served by the facilities. A Development Agreement shall be executed with the District to effect such credit. Reimbursement provisions, in accordance with the Drainage Fee Ordinance, will be included to the extent that Developer's Master Plan costs for an individual drainage area exceed the fee of said area. Should the facilities cost for such individual area total less than the fee of said area, the difference shall be paid upon demand to the City or District. The proposed development is located in an area that has historically provided a passage for major storm flows from northeast and east of the proposed property to Olive and Polk Avenues. The developer must maintain this major storm flow passage. The Master Plan system has been designed such that ducting a two-year event flow will not exceed the height of the 6 inch curb. Should wedge curb (4.5 inches height) be used the same criteria shall apply whereby flow remains below the top of curb. Any extensions or pipe size increases due to meeting the requirement listed above shall be at the developer's expense. A minimum fifteen-foot (15) wide storm drain easement will be required whenever storm drain facilities are located on private property. No encroachments into the easement will be permitted including, but not limited to, foundations, roof overhangs, swimming pools, and trees. The District recommends a stub street to the east at Barcus and Hammond Avenues to remain a means of drainage to future Master Plan facilities and passage of major storm flow as shown on Exhibit No. 1. Lot coverage must be provided to the District prior to submittal of improvement plans. The final drainage fee will be calculated commensurate with the lot coverage provided by the developer. The lot coverage calculated by the District includes the front yard walkway, sidewalk walkway and the rear yard patio equaling an additional 6% of impervious area in addition to the City's typical lot coverage calculation Development No. Tract 6139 engr\peimit\exh i b i0tract\6139(rl) 6' FENCE PER 5' MIN 8' FOR LOw FLOW AREA* STO.DWG. P-98 EXCEPT MOW STRIP 1/2 ACRE OR TYPE "R" OUTLET TO BE ELIMINATED LARGER MINSTYPE AS APPROVED F BY THE ENGINEER R` MIN. 10' DOUBLE GATE, NO CENTER POSTS ,,:-r--CLASS Ill R.C.P. PIPE OR $/W APPROVED EOUAL CURB GUTTER F.M.F,C.D. TYPE 'D' INLET PLAN VIEW OF TYPICAL TEMPORARY PONDING BASIN R HIGH WATER R ELEVATION 2' 96ft 2 — 1 I N. ELEV 5' 2 A F 8' FOR 1/2 ACRE OR I LARGER BASINS SECTION NOTES: OESIGN MINIMUMS 1. OVERFLOW MUST BE TO THE STREET. 2. DESIGN WATER SURFACE ELEVATION SHALL BE TWO FEET BELOW THE LOWEST INLET FLOW LINE OR POND PERIPHERAL ELEVATION, WHICHEVER IS LOWER. 3. REQUIRED CAPACITY: V=CIA WHERE V=REQUIRED BASIN CAPACITY IN CUBIC FEET, C=RUNOFF COEFFICIENT, 1=RAINFALL FROM A DESIGN STORM (0.35 FEET), AND A=TRIBUTARY AREA IN SQUARE FEET. 4. PROVIDE COMPOSITE "C" CALCULATIONS. 5. THE ENGINEER MAY REQUIRE AN 8' WIDE VEHICLE RAMP WITH A MAX, SLOPE OF 15% IN I ACRE OR LARGER BASINS. 6. TEMPORARY PONDING BASINS SHALL BE FENCED WITHIN 7 DAYS TIME AFTER THEY BECOME OPERATIONAL OR WHEN REQUIRED BY THE ENGINEER. 7. THE CITY ENGINEER MAY CONSIDER OTHER BASIN DESIGN ALTERNATIVES, AS A SUBSTITUTE FOR PROVIDING THE 2 FOOT FREEBOARO, WHEN THE BASIN SIZE IMPACTS PROJECT FEASIBILITY. B. LOCKS FOR THE GATE TO BE a5 MASTER LOCKS, NO. IC95, 3203 OR 0855. SIZE AND DEPTH OF LOW FLOW AREA TO BE DETERMINED BY THE ENGINEER. CITY OF FRESNO REF. & REV. TEMPORARY PONDING BASIN JUNE 2015 P - 97 ' 8 1W � Z a ZLZ 9 w y� �Ws- W M <=Z$ �3-O 080 En acLoL. a W � W 6' CHAIN UNK FENCE Z 0- La, 0 • Z c q j c CE&R gwnr�J"�I sis �MESIDENTS SIDE I o , C 1 w j 3 1/2' �o o W� O F N Ria d � �U v dd o I a rl cm M TYPICAL MOW STRIP VARIES 72' REF. & REV. CITY OF FRESNO CHAIN LINK FENCE CONSTRUCTION AUG.. 2010 DETAILS P-98 GUIDELINES FOR PONDING BASIN / POND CONSTRUCTION AND MANAGEMENT TO CONTROL MOSQUITO BREEDING Immature mosquitoes develop in shallow water habitats. Fresno has enough year-round urban runoff from sprinklers, car washing, and pool drainage to keep water in drainage basins even in the summer--when mosquitoes breed the fastest. The design and management of ponding basins and ponds is of critical importance for mosquito control. Following are some new guidelines for these facilities: "1. Ponding basins and ponds with fluctuating water levels should have a "low flow" area, a deeper area or sump where drainage will accumulate, instead of a uniform flat bottom. This allows for water to accumulate to a greater depth, and helps "mosquito fish" survive. The low flow area should be located at the pond inlet and should be at least four feet deeper than the rest of the basin floor. The rest of the basin should be graded so that drainage is directed into this low flow area. "2. Side slopes of ponds and ponding basins should be as steep as is compatible with safety and grading considerations. They should have a slope ratio of 1:2(vertical:horizontal). 3 Decorative ponds and artificial wetlands should be constructed so that water depths are maintained in excess of four feet, to preclude invasive emergent vegetation such as cattails. "4. Ponds and ponding basins should be constructed to provide for free, unobstructed access around their entire perimeter by vehicle and/or by foot, to allow for maintenance and mosquito abatement activities. "5. All ponding basins should be enclosed in chain-link fencing at least six feet tall (to City of Fresno Public Works Standards), with double gates to provide an unobstructed total opening at least ten feet wide (no center post between the gates). Gates should be secured with a standard padlock to allow for access by maintenance workers and mosquito and vector control personnel: a No. 5 MasterLockTA° with key numbers 1 C95, 3203 or 0855. 6. Ponds and ponding basins should be constructed to allow easy de-watering when needed. 7. Ponding basin and pond edges should be maintained free of excess vegetation and trash that would harbor insects and support mosquito breeding when it falls or blows into the water. 8. Ponding basins and ponds should be managed to control algae and emergent vegetation (plants that emerge from shallow water), to remove harborage for mosquito breeding and to allow"mosquito fish" and other mosquito predators better access to their prey. 9. Ponding basins and ponds should maintain water quality that supports the survival of "mosquito fish" (Gambusia affinis, available from local mosquito and vector control agencies). Use caution when selecting herbicides and pesticides for use in or near ponding basins and ponds, because many pesticides are toxic to fish. The asterisked guidelines modify the current City of Fresno Public Works Standard No. 1"144-.jor Temporary Ponding Basins. 10/29/04 ® FOR DISEASE CONTROL-AND PREVENTION 32- National Center for Environmental Health 111 Division of Emergency and Environmental Health Services "Stormwater Management and Vector Breeding Habitats" The Public Health Problem Stormwater management regulations and practices developed by environmental management agencies address the environmental problem of sediments and other pollutants entering surface waters but do not address public health issues, such as preventing habitat production for disease-carrying mosquitoes and other vectors. • Certain stormwater management structures designed to reduce sediment and other pollutant loads in runoff(e.g., dry detention basins, retention ponds,media filtration devices,below-ground devices) frequently hold standing water for more than 3 days,creating potential mosquito breeding habitats. This in tum leads to the potential for mosquito-borne diseases such as West Nile virus and St. Louis encephalitis. • Even those Stormwater facilities that are properly designed and constructed to minimize mosquito breeding habitat may collect standing water if they are not maintained properly, thus creating the potential for mosquito breeding. Methods to Address this Public Health Issue A more integrated, systems-based approach is needed when developing and implementing solutions to environmental problems such as stormwater-runoff management. Local vector-control agencies (where they exist) or environmental health programs should be consulted during preconstruction design review to ensure that vector breeding habitat is minimized. These agencies and programs should also be consulted when developing maintenance schedules for stormwater management structures. Taking the following actions can help to ensure that mosquito-management programs incorporate a systems-based approach: • Properly design and construct stormwater control structures (especially regarding slopes,pipe inverts, and volumes) to minimize the inadvertent creation of standing water. Water should be held less than 72 hours whenever possible (shorter than minimum mosquito-breeding time). • Minimize mosquito breeding for longer term or permanent stormwater storage (>"ays)by introducing mosquito fish,by larvaciding, and by developing vegetation management plans. Include design depths greater than 4 feet to limit emergent vegetation that can enhance mosquito breeding habitat(e.g., cattails). • Make resources available and allocate specific responsibility for ongoing operation and maintenance of stormwater facilities, including monitoring and treatment if necessary. Clear,accumulated sediments and clear brush and other debris to minimize standing water build-up The Centers for Disease Control and Prevention(CDC)protects people's health and safety by preventing and controlling dlseeses cnd Injuries, enhances health decisions by providing credible information on critical health issues;and promotes healthy living through strong partnerships with kcal, national,and international organizations. • s • • • ■ gill •.C�r�a -r�•, r� Asp Jr��kiR: lmrlmn CONSOLIDATED MOSQUITO ABATEMENT DISTRICT252S Floral Avenue it POBox278y dill _ In�G ';IrJ�'� i�4 �1.� J�11'1� i tr: 1Selma,CA 93662 O1 :1 1 Hall...; Plus g Iwo pr 4k. ,ll� l...;� ■'~'I"`.r--�ai!��.1' �"w4 Orli- ��•' Ph(559)888-2619or896-10G5 Fax(559)896-6425 00 ' i�srl"i-'`� •��Ilti.. _ �iiK�ir:—[i■ .1 11`Ir',1y':} r�w�lill� ��MI �■' d ff 1� +��-''�J_��_i��i-• •� �-� � I[rr rrrrrr I' {ei�{,-n - ...1 r?�1 :�L-� _ ■� 'e�y,�.= ;.`y, �1.�LI 7 a �� i® •�•� Z's i�� ilk °�3 1-ail•KINMR-i ffW••r.•'� .�•_ �� OS#IHS r' •..�"-■--- a.• ISMr Ph(559)268-6565 Fax(559)266-8918 � � �� w• iii_=■p3 On FRESNO MOSQUITO&VECTOR CONTROL DISTRICT 2338 East McKinley Avenue Fresno,CA 93703 yW `� ■ .1 1 a co County of Fresno ' DEPARTMENT OF PUBLIC HEALTH DAVID POMAVILLE, DIRECTOR FRES March 16, 2016 L00018432 Will Tackett 2602 Development & Resource Management 2600 Fresno Street, Third Floor Fresno, CA 93721-3604 Dear Mr. Tackett: PROJECT NUMBER: R-16-004, T-6139 & ANX-16-001 Rezone Application No. R-16-004, Vesting Tentative Map of Tract No. 61391UGM, and Annexation Application No. ANX-16-001 have been filed by Chris Kliewer PE, of Yamabe and Horn Engineering, Inc., on behalf of Bill Walls of Lennar Fresno, Inc., and pertain to approximately 38.70 acres of property located on the northeast corner of North Polk and West Olive Avenues. The prezone and annexation are for an approximate 4.81-acre portion of the subject property to be rezoned from the RR (Fresno County) zone district to the RS-5/UGM (Residential Single Family, Medium Density/Urban Growth Management) (City of Fresno) zone district. Vesting Tentative Map of Tract No. 6139/UGM proposes to subdivide the property into a 203-lot conventional single family residential subdivision. The subject property will require annexation to the City of Fresno and detachment from the North Central Fire Protection District and Kings River Conservation District. APN: 312-430-01, 10 ZONING: from RR (Fresno County)to RS-5/UGM (Fresno City) ADDRESS: 5376 West Olive Avenue (site address) Recommended Conditions of Approval: • Construction permits for development should be subject to assurance of sewer capacity of the Regional Wastewater Treatment Facility. Concurrence should be obtained from the California Regional Water Quality Control Board (RWQCB). For more information, contact staff at (559) 445-5116. Construction permits for the development should be subject to assurance that the City of Fresno community water system has the capacity and quality to serve this project. Concurrence should be obtained from the State Water Resources Control Board, Division of Drinking Water-Southern Branch. For more information call (559)447-3300. 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. Promotion,preservation and protection of the community's health 1221 Fulton Mall/ P.O. Box 11867/ Fresno, California 93775/ Phone (559) 600-3271 / FAX(559)455-4646 Email: EnvironmentalHealth@co.fresno.ca.us❖ www.co.fresno.ca.us� www.fcdph.org Equal Employment Opportunity •:•Affirmative Action •:• Disabled Employer Will Tackett March 16, 2016 R-16-004, T-6139 & ANX-16-001 Page 2 of 2 • As a measure to protect ground water, all water wells and/or septic systems that exist or have been abandoned within the project area should be properly destroyed by an appropriately licensed contractor. Prior to destruction of agricultural wells, a sample of the upper most fluid in the water well column should be sampled for lubricating oil. The presence of oil staining around the water well may indicate the use of lubricating oil to maintain the well pump. Should lubricating oil be found in the well, the oil should be removed from the well prior to placement of fill material for destruction. The 'oily water" removed from the well must be handled in accordance with federal, state and local government requirements. • Should any underground storage tank(s) be found during the project, the applicant shall apply for and secure an Underground Storage Tank Removal Permit from the Fresno County Department of Public Health, Environmental Health Division. Contact the Certified Unified Program Agency at (559) 600-3271 for more information. The following comments pertain to the demolition of any existing structure(s): • Should the structure(s) have an active rodent or insect infestation, the infestation should be abated prior to demolition of the structure in order to prevent the spread of vectors to adjacent properties. • In the process of demolishing the existing structure(s), the contractor may encounter asbestos containing construction materials and materials coated with lead based paints. ■ If asbestos containing materials are encountered, contact the San Joaquin Valley Air Pollution Control District at (559) 230-6000 for more information. • If the structure(s) were constructed prior to 1979 or if lead-based paint is suspected to have been used in these structures, then prior to demolition and/or remodel work the contractor should contact the following agencies for current regulations and requirements: ➢ California Department of Public Health, Childhood Lead Poisoning Prevention Branch, at (510) 620-5600. ➢ United States Environmental Protection Agency, Region 9, at (415) 947-8000. ➢ State of California, Industrial Relations Department, Division of Occupational Safety and Health, Consultation Service (CAL-OSHA) at (559) 454-5302. ■ Any construction materials deemed hazardous as identified in the demolition process must be characterized and disposed of in accordance with current federal, state, and local requirements. REVIEWED BY: Kevin Tsuda, R.E.H.S. Environmental Health Specialist II (559) 600-3271 cc: Glenn Allen- Environmental Health Division (CT 38.03) Chris Kliewer- Consultant (ckliewerCa_yhmail.com) OI-fICI? O , � r _ 1 c�P 4 y _ fig_ ,y _ r t,,1r IY 5 �,r f - �� `B'd9.I� (�11 1�� iY - l x f•--r r' ; �s TELEPNONE(669)233.7161 FAX(609) 233 BZ27 :- u"��• 2907 S.MAPLE AVENUE FRESNO,CALIFORNIA 93726.2208 YOUR(AOSr VALUABLE RESOURCE-WATFR March 24, 2016 Will Tackett Development and Resource Management City of Fresno 2600 Fresno St, Third Floor Fresno, CA 93721-3604 RE: Vesting Tentative Tract Map No, 6139/UGM, Rezone Application No. R-16-004, and Annexation Application No. ANX-16-001 N/E Olive and Polk avenues Dear Mr. Tackelt: The Fresno Irrigation District (FID) has reviewed the Vesting Tentative Tract Map No. 6139/UGM, Rezone Application No, R-16-004, and Annexation Application No. ANX-16-001 for which the applicant proposes to rezone and annex approximately 4.81 acres of 38.70 acres of property from the PR zone district to the RS-5/UGM zone district; and also proposes to subdivide the property into a 203 lot conventional single family residential division, APNs: 312- 430-01, 10. FID has the following comments and conditions: 1. FID does not own, operate or maintain any facilities located on the subject property as shown on the attached FID exhibit map. 2. For informational purposes, FID's active Tracy No. 44 Pipeline runs southerly along the west side of Cornelia Avenue and crosses Olive Avenue approximately 1,280 feet east of the subject properties. Should this project include any street and or utility improvements along Cornelia Avenue, Olive Avenue, or in the vicinity of the pipeline, FID requires it review and approve all plans. 2. The proposed land use (or change in land use) should be such that the need for water is minimized and/or reduced so that groundwater impacts to the proposed project area and any surrounding areas are eliminated. The "demand" side of water consumed needs to be evaluated or scrutinized as much as the "supply" side of the water supply. FID is concerned that the proposed development may negatively impact local groundwater supplies including those areas adjacent to or neighboring the proposed development area. The area was historically agricultural land or rural residential with minimal water use. Under current circumstances the project area is experiencing a modest but continuing groundwater overdraft, Should the proposed development result in a significant increase in dependence on groundwater, this deficit will increase. G:1Agcncics\FresnoCity\Trncl Marl%139UGM doe BOARD OF 11r0sidenI RYAN JACOBSEN, Vice-Prosldent JERRY PRIETO, JR. DIRECTORS CHRISTOPHER WOOLF,GEORGE PORTER, GREGORY BEBURIAN,General Manager GARY R SERRATO Will Tackett Re: Vesting Tentative Tract Map No. 6139/UGM, Rezone Application No. R-16-004, and Annexation Application No. ANX-16-001 March 24, 2016 Page 2 of 2 FID recommends the City of Fresno 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 problem. 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 Chris Lundeen at (559) 233-7161 extension 7410 or clundeeti@frssnoirrigation.corn. Sincerely, Laurence Kimura, P.E. Chief Engineer Attachment G:1ApencleslFresnoUffracl Map18139UCM doe A IAI)'Vt, ON WA 071!1 31 IIXM 10 VI-Igogo A-Lv-M NNnEnvy T- CO .3a30311I36 02; 2. TI - — — — — — --— — 7 — — — — — — — — --- — — —o fyb- � co 0 cj z z rz m w z LU :i < Q 0 -t-- od AVE] SII LL E 10- UVIS AIV(IN3'113 )110d X10d 0 83133HAA 2 0 [if 1 1 11 , I E . i - 0 E s gas AMJJ-4Vq0W , ': i �j LL w z w z 0 M I 0 LU w 0 m I Z, ON 3193N6vo Rloa Rrvo 9PD3Nklv:) Of City of C E-E-.0nk ��rRNo DATE: February 12, 2016 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. 6139 REGARDING MAINTENANCE REQUIREMENTS LOCATION: 5298 and 5376 West Olive Avenue APN: 312-430-01 (City), 3312-430-10(County) 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 prior to final map approval. X CFD Annexation Request Ann Lillie (559) 621-8690 Package ann.lillie __fresno.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 of the Developer. The Developer shall provide these Services either by a mechanism approved by the Public Works Department or by annexing to the City of Fresno's Community Facilities District No. 11 ("CFD No. 11"). Page 1 of 2 REV:April 29,2015 T-6139 Conditions For Maintenance.Docx The following public improvements (Existing and Proposed) are eligible for Services by CFD No 11 as associated with this development: • All landscaped areas, trees and irrigation systems, as approved by the Public Works Department, within the street rights-of-way and landscape easements; including without limitation, the median island (1/2, if fronting only one side of median), 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 (1/2, if fronting only one side of median), and street lights in all Major Streets. • Concrete curb and gutters, valley gutters, sidewalks, curb ramps, traffic calming structures, and street entry and interior median island curbing and hardscape, street paving, street name signage and street lights in all Local Streets. 2. The Property Owner may choose to do one or bath 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.clov, under the Public Works Department, Developer Doorway. • Proceedings to annex the final map to CFD No. 11 SHALL NOT commence unless the final map is within the City limits and all construction plans (this includes Street, Street Light, Signal, Landscape and Irrigation plans, and any other plans needed to complete the process) and the final map are considered technically correct. • The annexation process will be put on HOLD and the developer notified if all of the requirements for processing are not in compliance. Technically Correct shall mean that the facilities and quantities to be maintained by CFD No. 11 are not subject to change and after acceptance for processing. • Public improvements not listed above will require written approval by the Public Works Department Director or his designee. • All areas not within the dedicated street rights-of-way approved for Services by CFD No. 11, including but not limited to outlots, trails and landscaped areas, shall be dedicated in fee to the City of Fresno, dedicated as a public easement for maintenance purposes or as approved by the Public Works Department City Engineer. b. The Property Owner may provide for Services privately for the above maintenance requirements. All City maintenance requirements not included for annexation to CFD No. 11 for Services SHALL be included in the DCC&Rs or some other City approved mechanism for the required Services associated with this development. Contact the Planner in the Development and Resource Management Department for more details. For questions regarding these conditions please contact me at (559) 621-8690 or ann.lillieOfresno.gov Page 2 of 2 REV:April 29,2015 T-6139 Conditions For Maintenance.Docx Exhibit "I" Memorandum from Central Unified School District dated October 26, 2015 CENTRAL UNIFIED SCHOOL DISTRICT FACILITY PLANNING '� 4605 N. Polk Avenue • Fresno, CA 93722 Eve ' Phone: (559) 274-4700 Fax: (559) 275-0394 Bert Contreras,Director,Facility Planning Joseph Martinez, Facilities Planning Manager October 26,2015 t Mike Sanchez Assistant Director,Development And Resource Management City Of Fresno 2600 Fresno Street,Room 3065 Fresno, CA 93721 r RE: Central Unified School District i Land Use For Pawels 312-430-01 &312-430-10 i f� I Dear Mr. Sanchez, i This letter is in response to your request for information regarding the land use of parcels 312-430-01 and 312-430A 0 located on the Northeast coiner of West Olive Avenue.and North Polk Avenue. The Central Unified School District has no plans in our Facilities Master Plan to utilize the aforementioned parcels.The District has a site,James K.Polls Elementary School,located approximately 1 mile north of these sites that was constructed to service the surrounding area, 1Le sett lly, � Joseph Martinez Central Unified School District Facilities Planning Manager JosephMartinez@CentralUSD.kl2.ca.us District Administration Mark G Sauan,Snperinrendo,u Laurel As)dock,Ed.D,Assislant Snparinteudou,Chid f Academie Officer-Kolti Davis,Assistant Superintendent,Profenionol Development Jack Kelejlarr,Assislout Superialendent,Raman Resources•KellyPorierfrcld,Assistant Sapbrframdral,0diLrEr,sinrrs Offeer Pmd Dirrell,Director,7-12 audA li&Education•Tnmi Rontright,F1rl.D,Director,K•8,P.Wurarion•irairrie Jolarson,Rnrrim Admivlrnator,Specinl Edfirention&Sirpp9rt Services 4605 N Polk Avemre•Fresno,California 93722 I 1 Exhibit "J" Environmental Assessment No. R-1 6-004/ANX-1 6-001/T-6139 Dated April 29, 2016 CITY OF FRESNO — ENVIRONMENTAL ASSESSMENT FINDING OF CONFORMITY/MEIR SCH No. 2012111015 Pursuant to Section 21157.1 of the California Public Resource Code DATE RECEIVED FOR (California Environmental Quality Act) the project described below is FILING: determined to be within the scope of the Master Environmental Impact Filed with the Fresno Report (MEIR) SCH No. 2012111015 prepared for the Fresno General County Clerk's office on Plan adopted by the Fresno City Council on December 18, 2014. Aril 29, 2016 Applicant: Initial Study Prepared By: Lennar Fresno, Inc. Will Tackett, Supervising Planner 8080 North Palm Avenue, Suite 101 April 29, 2016 Fresno, CA 93711 Environmental Assessment Number: Project Location (including APN): R-16-004/ANX-16-001/T-6139 5376 West Olive Avenue ± 38.70 acres of property located on the northeast corner Rezone Application No. R-16-004; of the intersection of North Polk and West Olive Avenues, Annexation Application No. in the City and County of Fresno, California ANX-16-001; and, Site Latitude: 36045'33.00" N Vesting Tentative Tract Map No. Site Longitude: 119°53'13.00" W 6139/UGM Mount Diablo Base & Meridian, Township 13S, Range 19E Section 34 — Herndon, CA Quadrangle Assessor's Parcel Number(s): 312-430-01 & 10 Project Description: Lennar Fresno, Inc., has filed Rezone Application No. R-16-004, Annexation Application No. ANX-16-001 and Vesting Tentative Tract Map No. 6139/UGM pertaining to approximately 38.70 acres of property located on the northeast corner of the intersection of North Polk and West Olive Avenues. The subject property is located within the boundaries of the Fresno General Plan and the West Area Community Plan. The Fresno General Plan designates the subject property for Medium Density Residential (5.0-12 du/acre) and Public Facility (Elementary School) planned land uses; with a Dual Designation of Medium Density Residential for the Public Facility planned portion pursuant to Figure LU-2: Dual Designation of the Fresno General Plan. In accordance with the Urban Form Element of the Fresno General Plan, all new parks, open space, and public facilities (such as school sites) carry dual land use designations, so that if the facility is not needed, private and public development consistent with zoning and development standards may be approved. These dual land use designations are shown in Figure LU-2: Dual Designation of the Fresno General Plan. An approximately 33.89 acre portion of the subject property is located within the incorporated boundary of the City of Fresno and an approximately 4.81 acre portion of the subject property is located within the unincorporated area of the County of Fresno. Finding of Conformity Environmental Assessment No. R-16-004/ANX-16-001/T-6139 April 29, 2016 Page 2 of 2 Rezone Application No. R-16-004 proposes to rezone an approximately 19.66 acre portion of the subject property from the PI (Public and Institutional) zone district to the RS-5/UGM (Residential Single-Family, Medium Density/Urban Growth Management) zone district for purposes of facilitated the proposed subdivision and development of the subject property; and, to prezone the approximately 4.81 acre portion of the subject property from the RR (Rural Residential — Fresno County) zone district to the RS-5/UGM (Residential Single-Family, Medium Density/Urban Growth Management) zone district for purposes of facilitating the annexation of the same portion of the subject property to the City of Fresno in accordance with Annexation Application No. ANX-16-001. The balance of the subject property (approximately 14.23 acres), which comprises a portion of the approximately 33.89 acres located within the incorporated boundary of the City of Fresno, is currently zoned RS-5/UGM (Residential Single-Family, Medium Density/Urban Growth Management). The portion of property proposed to be annexed will require detachment from the Kings River Conservation District and North Central Fire Protection District; these actions are under the jurisdiction of the Fresno Local Area Formation Commission (LAFCO). The rezone and annexation applications have been filed in order to facilitate a subdivision of the subject property for purposes of creating a 201-lot conventional single family residential development at a density of approximately 5.19 dwelling units per acre pursuant to Vesting Tentative Tract Map No. 6139/UGM. The proposed project will require dedications for public street rights-of-way as well as the installation and construction of both public and private facilities and infrastructure in accordance with the standards, specifications and policies of the City of Fresno. Conformance to Master Environmental Impact Report (MEIR) SCH No. 2012111015 prepared for the Fresno General Plan adopted by the Fresno City Council on December 18, 2014: The proposed RS-5 zoning and development of the subject property at a density of approximately 5.19 dwelling units/acre is consistent with the Medium Density Residential (5.0-12 dwelling units/acre) planned land use for the subject property as designated by the Fresno General Plan. The Development and Resource Management Department staff has prepared an Initial Study (See Attached "Appendix G To Analyze Subsequent Project Identified In MEIR No. SCH No. 2012111015/Initial Study") to evaluate the proposed applications in accordance with the land use and environmental policies and provisions of lead agency City of Fresno's General Plan adopted by the Fresno City Council on December 18, 2014 and the related MEIR SCH No. 2012111015. The proposed project will not facilitate an additional intensification of uses beyond that which would be allowed by the above-noted zoning and planned land use designation. Moreover, it is not expected that the future development will adversely impact existing city service systems or the traffic circulation system that serves the subject property. These infrastructure findings have been verified by the Public Works and Public Utilities Departments. It has been further determined that all applicable mitigation measures of the MEIR have been applied to the project necessary to assure that the project will not cause significant adverse cumulative impacts, growth inducing impacts, and irreversible significant effects beyond those identified by the MEIR as provided by CEQA Guidelines Finding of Conformity Environmental Assessment No. R-1 6-004/ANX-1 6-001/T-6139 April 29, 2016 Page 3 of 2 Section 15177(b)(3), Pursuant to Section 21157.1 of the California Public Resources Code (California Environmental Quality Act), it may be determined that a subsequent project falls within the scope of the MEIR, provided that the project does not cause additional significant impacts on the environment that were not previously examined by the MEIR. Relative to this specific project proposal, the environmental impacts noted in the MEIR, pursuant to the Fresno General Plan land use designation, include impacts associated with the above mentioned planned land use designation specified for the subject sites. Based on this Initial Study, the following findings are made: (1) The proposed project was identified as a Subsequent Project in the MEIR because its, location, land use designation and permissible densities and intensities are set forth in Figure LU-1 of the Fresno General Plan; (2) The proposed project is fully within the scope of the MEIR because it will not generate additional significant effects on the environment not previously examined and analyzed by the MEIR for the reasons set forth in the Initial Study; and (3) other than identified below, there are no new or additional mitigation measures or alternatives required. In addition, after conducting a review of the adequacy of the MEIR pursuant to Public Resources Code Section 21157.6(b)(1), the Development and Resource Management Department, as lead agency, finds that no substantial changes have occurred with respect to the circumstances under which the MEIR was certified and that no new information, which was not known and could not have been known at the time that the MEIR was certified as complete, has become available. Moreover, as lead agency for this project, the Development and Resource Management Department, per Section 15177(d) of the CEQA Guidelines, has determined that all feasible mitigation measures from the MEIR shall be applied to the project as conditions of approval as set forth in the attached MEIR Mitigation Measure Monitoring Checklist (See "Master Environmental Impact Report (MEIR) SCH No. 2012111015 for the General Plan, Mitigation Monitoring Checklist".) Public notice has been provided regarding staff's finding in the manner prescribed by Section 15177(d) of the CEQA Guidelines and by Section 21092 of the California Public Resources Code (CEQA provisions). Will Tackett, ervising Planner Date City of Freto/ Attachments: Exhibit A: Vicinity Map Exhibit B: Notice of Intent to Adopt a Finding of Conformity Exhibit C: Appendix G To Analyze Subsequent Project Identified In MEIR No. SCH No. 2012111015/Initial Study for Environmental Assessment No. R-16-004/ANX-1 6-001/T-6139 Exhibit D: MEIR Mitigation Measure Monitoring Checklist for EA No. R-16-004/ANX-16-001/T-6139 E201610000134 CITY OF FRESNO Filed with: NOTICE OF INTENT TO ADOPT A FINDING OF CONFORMITY EA No. R-16-004/ANX-16-001/T-6139 L Rezone Application No. R-16-004 Annexation Application No. ANX-16-001 APR 2 9 2016 TIME Vesting Tentative Tract Map No. 6139/UGM JZJ�5my APPLICANT: By RK Q Lennar Fresno, Inc. 8080 North Palm Avenue, Suite 101 Fresno, CA 93711 FRESNO COUNTY CLERK PROJECT LOCATION: 2221 Kern Street, Fresno, CA 5376 West Olive Avenue 93721 ± 38.70 acres of property located on the northeast corner of the intersection of North Polk and West Olive Avenues, in the City and County of Fresno, California Site Latitude: 36045'33.00" N Site Longitude: 119°53'13.00" W Mount Diablo Base & Meridian, Township 13S, Range 19E Section 34— Herndon, CA Quadrangle Assessor's Parcel Number(s): 312-430-01 & 10 PROJECT DESCRIPTION: Lennar Fresno, Inc., has filed Rezone Application No. R-16-004, Annexation Application No. ANX-16-001 and Vesting Tentative Tract Map No. 6139/UGM pertaining to approximately 38.70 acres r of property located on the northeast corner of the intersection of North Polk and West Olive Avenues. Rezone Application No. R-16-004 proposes to prezone an approximately 4.81 acre portion of the ,4 subject property from the RR (Rural Residential — Fresno County) zone district to the RS-5/UGM (Single Family Residential/Urban Growth Management) zone district for purposes of facilitating annexation of the same portion of the subject property to the City of Fresno in accordance with Annexation Application No. ANX-16-001. The portion of property proposed to be annexed will require detachment from the Kings River Conservation District and North Central Fire Protection District. The balance of the approximately 38.70 acre subject property is located within the incorporated boundary of the City of Fresno and is zoned RS-5/UGM (Single Family Residential/Urban Growth Management). The rezone and annexation applications have been filed in order to facilitate the subdivision and development of a 203-lot conventional single family residential development on the subject property pursuant to Vesting Tentative Tract Map No. 6139/UGM. Notice of Intent— EA No. R-1 6-004/ANX-1 6-001/T-6139 April 29, 2016 Page 2 of 3 The proposed project will require dedications for public street rights-of-way as well as the installation and construction of both public and private facilities and infrastructure in accordance with the standards, specifications and policies of the City of Fresno. The existing and proposed RS-5/UGM (Single Family Residential/Urban Growth Management) zoning for the subject property, is consistent with the Medium Density Residential planned land use designation for the subject property as designated by the Fresno General Plan and McLane Community Plan. The City of Fresno has conducted an initial study of the above-described project and it has been determined to be a subsequent project that is fully within the scope of the Master Environmental Impact Report (MEIR) SCH No. 2012111015 prepared for the Fresno General Plan adopted by the Fresno City Council on December 18, 2014. Therefore, the Development and Resource Management Department proposes to adopt a Finding of Conformity for this project. With mitigation imposed, there is no substantial evidence in the record that this project may have additional significant, direct, indirect or cumulative effects on the environment that are significant and that were not identified and analyzed in the MEIR. After conducting a review of the adequacy of the MEIR pursuant to Public Resources Code, Section 21157.6(b)(1), the Development and Resource Management Department, as lead agency, finds that no substantial changes have occurred with respect to the circumstances under which the MEIR was certified and that no new information, which was not known and could not have been known at the time that the MEIR was certified as complete has become available. The project is not located on a site which is included on any of the lists enumerated under Section 65962.5 of the Government Code including, but not limited to, lists of hazardous waste facilities, land designated as hazardous waste property, hazardous waste disposal sites and others, and the information in the Hazardous Waste and Substances Statement required under subdivision (f) of that Section. Additional information on the proposed project, including the proposed environmental Finding of Conformity, initial study and all documents and technical studies referenced in the initial study, as well as electronic copies of documents, may be obtained from the Development and Resource Management Department, Fresno City Hall, 2600 Fresno Street, Third Floor-North, Room 3043, Fresno, California 93721-3604. Please contact Will Tackett at (559) 621-8063 for more information. ANY INTERESTED PERSON may comment on the proposed environmental finding. Comments must be in writing and must state (1) the commentor's name and address; (2) the commentor's interest in, or relationship to, the project; (3) the environmental determination being commented upon; and (4) the specific reason(s) why the proposed environmental determination should or should not be made. Comments may be submitted at any time between the publication date of this notice and close of business on May 31, 2016. Please direct comments to Will Tackett, City of Fresno Development and Resource Management Department, City Hall, 2600 Fresno Street, Room 3043, Fresno, California, 93721-3604; or by email to WiII.Tackett(@,fresno.gov; or comments can be sent by facsimile to (559) 498-1026. Para informacion en espahol, comuniquese con McKencie Contreras al telefono (559) 621-8066. Notice of Intent— EA No. R-1 6-004/ANX-1 6-001/T-6139 April 29, 2016 Page 3 of 3 ' INITIAL STUDY PREPARED BY: SUBMITTED Will Tackett, Supervising Planner Will T e , Supervising Planner DATE: April 29, 2016 f CITY FRESNO DEVELOPMENT AND RESOURCE MANAGEMENT DEPARTMENT