HomeMy WebLinkAboutT-5464 - Conditions of Approval - Revised - 7/9/2018 CITY OF FRESNO
PLANNING AND DEVELOPMENT DEPARTMENT
CONDITIONS OF APPROVAL
August 31, 2005
Revised March 30, 2018
Revised July 09, 2018
VESTING TENTATIVE TRACT MAP NO. 5464/UGM
Southwest corner of East Hamilton and North Temperance Avenues
All tentative maps are subject to the applicable provisions of the State Subdivision Map Act, Fresno
Municipal Code, City policies, and City of Fresno Standard Specifications. The following specific
conditions are applicable to this vesting tentative map. The Urban Growth Management(UGM)Service
Delivery Plan requirements are included in the following conditions of approval and are designated by
the caption "Urban Growth Management Requirements."
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.
GENERAL CONDITIONS
1. Upon conditional approval of Vesting Tentative Tract Map No. 5464/UGM entitled AExhibit
A,@ dated July 13, 2005, the subdivider may prepare a Final Map in accordance with the
approved tentative map. Related Rezone Application No. R-04-108 shall be approved bythe
City Council to become effective prior to Final Map approval.
2. Submit grading plans and a soils report to the City of Fresno Planning and Development
Department for verification prior to Final Map approval (Reference: Sections 12-1022 and
12-1023 of the Fresno Municipal Code). Grading plans shall indicate the location of any
required walls and indicate the proposed width of required landscape easements or strips.
Approval of the grading plan is required prior to Final Map approval.
3. At the time of Final Map submittal, the subdivider shall submit engineered construction plans
to the City of Fresno Public Works, Public Utilities, and 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.
4. Engineered construction plans shall be approved by the City prior to the approval of the Final
Map. If, at the time of Final Map approval, such plans have not been approved,the subdivider
shall provide performance security in an amount established by the City to guarantee the
completion of plans
Conditions of Approval
Vesting Tentative Tract Map No. 5464/UGM
Revised July 09, 2018.
Page 2
5. Public utilities easements, as necessary, shall be shown on the Final Map and dedicated to
the City of Fresno. Public utility easements beyond the limits of the Final Map, but required as
a condition of development, shall be acquired at the subdivider=s cost and shall be dedicated
by separate instrument at the time of Final Map approval. The relocation of existing utilities
necessitated by the required public improvements shall be paid for by the subdivider. The
subdivider is responsible to contact the appropriate utility company for information.
6. Comply with the conditions, policies and standards set forth in the City of Fresno, Municipal
Code, Article 10, Chapter 12, ASubdivision of Real Property;@ Resolution No. 68-187,A City
Policy with Respect to Subdivisions;@ and City of Fresno Standard Specifications, 2002
Edition, and any amendments thereto.
7. The developer/owner shall pay applicable fees for, but not limited to, plan checks for street
improvements and other grading and construction; street trees, street signs, water service,
sewering, and inspections in accordance with the City of Fresno Master Fee Schedule (City
Resolution No. 79-606 and No. 80-420) and any amendments, modifications, or additions
thereto; and in accordance with the requirements of State law as related to vesting tentative
maps.
8. The subdivider shall furnish to the City acceptable security to guarantee the construction of the
off-site street improvements in accordance with all applicable provisions of the Fresno
Municipal Code and the State Subdivision Map Act. The subdivider shall complete all the
public improvements prior to the approval of the Final Map by the City. If, at the time of Final
Map approval, any public improvements have not been completed and accepted in
accordance with the standards of the City,the subdivider may elect to enter into an agreement
with the City to thereafter guarantee the completion of the improvements.
9. As a condition of Final Map approval, the subdivider shall furnish to the City a subdivision
guarantee listing all parties having any right,title, or interest and the nature of their interest per
State law.
10. Relinquish access rights to North Temperance and East Hamilton Avenues from all residential
lots, which abut these streets. Ref. Section 12-1011-f-3 of the Fresno Municipal Code.
11. Prior to final map approval, the owner of the subject property shall execute a ARight 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 County of
Fresno and that the residents of said property should be prepared to accept the
inconveniences and discomfort associated with normal farm activities. The ARight to Farm@
covenant shall be recorded prior to or concurrent with the recording of the Final Map of
Tentative Tract No. 5461/UGM.
Landscaping and Walls
12. Pursuant to 2025 Fresno General Plan Exhibit 9 and Policies E-15-a, E-15-b, E-15-h, E-1 5-i
and E-1 5-x and in accordance with Policies 3.2.1 and 3.2.2 and 3.2.3 of the 1990 Master Multi-
Purpose Trails Manual, within the limits of the tract, the developer/owner shall construct
appropriate improvements or provide appropriate security for a bicycle/pedestrian trail with
Conditions of Approval
Vesting Tentative Tract Map No. 5464/UGM
Revised July 09, 2018.
Page 3
equestrian accommodation of an appropriate width along North Temperance Avenue. The
location and width of the trail may be accommodated within and including the required public
right-of-way and landscape easement located between the curb face and the required solid
masonry wall along Temperance Avenue.
13. Provide a 42-26-foot landscape, bicycle and pedestrian easement(and irrigation system)for
trail purposes along the rear property line of all lots which back-onto South Temperance
Avenue. Provide a 15-foot landscaped easement(and irrigation system)along the side or rear
property lines of all lots which side-onto or back-onto East Hamilton Avenue. Ref.Section 12-
10114-3 of the Fresno Municipal Code.
When the grading plan establishes a top of slope beyond the required landscape easement
noted and the construction of the required wall is to be established coincident with the top of
slope then the required minimum easement width shall be expanded to include the full
landscaped area up to the wall location.
14. Maintenance of the required landscape easements along North Temperance and East
Hamilton Avenue may be the responsibility of the City=s Community Facilities District No. 2.
Contact the Public Works Department, Engineering Services Division, for information
regarding the city=s District and complywith the requirements noted in the memorandum from
the Public Works Department, Engineering Services Division, dated May 26, 2005. The
property owner shall petition the City for annexation to the City=s District prior to Final Map
approval.
Outlot A is proposed for future development. In accordance with the remnant parcel policy, if
Outlot A is not approved for development at the time of Final Map Approval of any phase of
Tentative Tract No. 5464, it shall be landscaped and maintained in a manner compatible with
surrounding development. Landscaping of Outlot A may be the responsibility of the City's
Community Facilities District No. 2.
15. 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.
16. Should the City Council not approve the annexation of such landscape areas into Community
Facilities District No.2,the property owner/developer shall create a homeowner's association
for the maintenance of the landscape areas. The proposed Declaration of Covenants,
Conditions, and Restrictions (CC&Rs) and the proposed instruments for the homeowners
association shall be submitted to the Planning and Development Department for review two
weeks prior to Final Map approval. Said documents shall be recorded with the Final Map or
alternatively submit recorded documents or documents for recording prior to final acceptance
Conditions of Approval
Vesting Tentative Tract Map No. 5464/UGM
Revised July 09, 2018.
Page 4
of subdivision improvements. Said documents shall include assignment of responsibility to the
owner's association for landscaping and other provisions as stated in the Development
Department Guidelines for preparation of CC&Rs dated January 11, 1985.
17. Improvement plans for all required landscaping and irrigation systems shall be submitted to
the Planning and Development Department for review prior to Final Map approval.
18. Construct a 6-foot high solid masonry wall along the rear or side property lines of all lots which
back onto or side onto East Hamilton Avenue (solid wall to meet the requirements of
Section 12-306-H, Fresno Municipal Code). Construct a 9 to 12-foot high solid masonry wall
(or approved combination of solid wall and earth berm)along the rear property lines of all lots
which back onto North Temperance Avenue and construct a 6 to 12 foot high solid masonry
wall along the rear property lines of all lots which back onto the Southern Pacific Railroad
right-of-way. These walls as well as additional flanking walls are required pursuant to the
acoustical analysis prepared by Brown-Buntin Associates dated February 3, 2005.
Construction plans for required walls showing architectural appearance and location of all
walls shall be submitted to the Planning and Development Department for review priorto Final
Map approval. Construction plans for required walls showing architectural appearance and
location of all walls shall be submitted to the Planning and Development Department for review
prior to Final Map approval.
19. Per Roosevelt Community Plan Policy No. 1-17.3, provide a minimum of 5 percent of the total
project area (or 77,646 square feet) for open space use or contribute to a comparable open
space feature as may be allowed by plan policy at the time of final map approval.
Building Setbacks
20. Building setbacks shall be in accordance with Exhibit"A"of Conditional Use Permit Application
No. 04-325 dated August 23 2 July 09, 2018; and, the following:
a) All setbacks shall be provided in accordance with the RS-4 zone district development
standards, with the following exception:
i) Rear yard setbacks may be reduced to a minimum 5 feet for patios. A 10-foot rear
yard setback shall be provided to habitable living spaces.
21. Any main building shall be at least 50 feet of the right-of-way for any railroad line. Ref. FMC
Section 12-207-E-1(b).
Information
Conditions of Approval
Vesting Tentative Tract Map No. 5464/UGM
Revised July 09, 2018.
Page 5
22. Vesting Tentative Tract Map No. T-5464/UGM is subject to Council approval of related
Rezone Application No. R-04-108. Rezoning of the site shall become effective for any portion
of the tentative map of Vesting Tentative Tract No. T-5464/UGM for which a final map is
recorded. If multiple final maps are recorded, the requested rezoning will become effective
only for each phase of the tentative map upon recording of each final map.
23. Vesting Tentative Tract Map No. T-5464/UGM is subject to approval of related Conditional
Use Permit Application No. C-04-325.
24. Prior to the issuance of building permits for the subdivision, school construction fees shall be
paid to the Sanger Unified School District in accordance with the school district=s adopted
schedule of fees.
25. Contact the United States Postal Service, Fresno Office,forthe location and type of mailboxes
to be installed in this subdivision.
26. Pursuant to Section 66456.1 of the Subdivision Map Act, which states AThe right of the
subdivider to file multiple Final Maps shall not limit the authority of the local agency to impose
reasonable conditions relating to the filing of multiple Final Maps,@ any multiple final maps filed
by the subdivider on this tract shall fully and independently conform to all provisions of Fresno
Municipal Code Chapter 12, Article 10, Subdivision of Real Property.
27. The developer/owner shall obtain any and all permits required for the removal or demolition of
any existing building or structure located within the subdivision boundaries. The
developer/owner shall also obtain any and all permits required for the proper
abandonment/closure of any existing water well, septic tank/leach field or cesspool, and
irrigation pipeline on the subject property. All such permits shall be obtained prior to
commencement of tract grading work, in accordance with Chapter 13 of the Fresno Municipal
Code.
28. If archaeological and/or animal fossil material is encountered during project surveying,
grading, excavating, or construction, work shall stop immediately.
29. 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. An archaeological
assessment shall be conducted for the project, the site shall be formally recorded, and
recommendations made to the City as to any further site investigation or site avoidance/
preservation measures.
Conditions of Approval
Vesting Tentative Tract Map No. 5464/UGM
Revised July 09, 2018.
Page 6
30. If animal fossils are uncovered, the Museum of Paleontology at U.C. 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.
31. Apportionment of Special Assessment: If, as part of this subdivision, a division will be made of
any lot or parcel of land upon which there is an unpaid special assessment levied under any
State or local law, including a division into condominium interest as defined in Section 783 of
the Civil Code, the developer/owner shall file a written application with the City of Fresno
Director of Public Works, requesting apportionment of the unpaid portion of the assessment or
pay off such assessment in full.
If the subdivider elects to apportion the assessment,the application shall contain the following
information:
a. A full description of each assessed lot, parcel or interest to be divided and of how such lot,
parcel or interest will be divided;
b. A request that the Engineer apportion the amount remaining unpaid on the assessment in
accordance with applicable law; and
c. Written consent of the owner(s) of each such lot, parcel, or interest to the requested
apportionment.
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.
32. The subdivider shall comply with Regulation VIII of the San Joaquin Valley Air Quality Pollution
Control District for the control of particulate matter and fugitive dust during construction of this
project.
33. The subdivider shall obtain any and all permits required for the removal or demolition of any
building or structure located within the subdivision boundaries. The developer shall also
obtain any and all permits required for the closure of any septic tank, cesspool, or water well.
All permits shall be obtained prior to commencement of such work in accordance with Chapter
13 of the Fresno Municipal Code.
34. Solid waste disposal for the subdivision shall be provided by the City of Fresno. The method
of collection to be utilized in this tract shall be subject to approval of the Solid Waste Manager.
See the attached memorandum from the Solid Waste Division dated May 24, 2005.
PARK SERVICE
Conditions of Approval
Vesting Tentative Tract Map No. 5464/UGM
Revised July 09, 2018.
Page 7
35. Comply with the attached memorandum from the Department of Public Utilities dated May 26,
2005.
Urban Growth Management Requirements
36. The subdivider shall be required to pay the appropriate UGM Park Capital Fee at the time of
final map approval. Fee payment may be deferred until time of building permit issuance in
accordance with the requirements of Section 12-4.509-C-3 of the Fresno Municipal Code.
FIRE SERVICE
37. Fire service will be provided by City of Fresno Fire Station No. 15. Provide residential fire
hydrants and fire flows per Public Works Standards with two sources of water.
38. Occupancy of the homes within the tract shall not be permitted until Fire Station No. 15 is fully
staffed and operational.
39. Access is acceptable as shown. There shall be at least two points of access to the subdivision
during construction.
Urban Growth Management Requirements
40. The subdivider shall be required to pay the appropriate Fire Station Capital Fee at the time of
final map approval. Fee payment may be deferred until time of building permit issuance in
accordance with the requirements of Section 12-4.509-C-3 of the Fresno Municipal Code.
STREETS AND RIGHTS-OF-WAY
41. 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 and the State Subdivision Map Act.
42. 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 (i.e.,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.
43. All of the required street improvements shall be constructed and/or installed in accordance
with the City of Fresno Standard Specifications (2002 Edition).
Conditions of Approval
Vesting Tentative Tract Map No. 5464/UGM
Revised July 09, 2018.
Page 8
44. The subdivider shall install all existing and proposed utility systems underground in
accordance with Fresno Municipal Code Section 12-1011, 8-801 and Resolution
No. 78-522/88-229.
45. The subdivider shall construct an underground street lighting system per Public Works
Standards E-1 and E-2 within the limits of the tract. Spacing and design shall conform to
Public Works Standards for local streets. Height, type, spacing, etc., of standards and
luminaires shall be in accordance with Resolutions No. 68-187, 78-522,81-219 and 88-229 or
any modification thereto approved by the City Traffic Engineer prior to Final Map approval.
Upon completion of the work by the subdivider and acceptance of the work by the City, the
street lighting system shall be dedicated to the City. Submit engineered construction plans to
the Public Works Department for approval.
46. All dead-end streets created by this subdivision shall be properly barricaded in accordance
with City standards within seven days from the time the streets are surfaced or as directed by
the Engineer.
47. The developer shall comply with Rule 8060 of the San Joaquin Valley Air Pollution Control
District for the control of fugitive dust requirements from paved and unpaved roads.
48. All required signing and striping shall be done and paid for by the developer/owner. The
signing and striping plans shall be done per the current Caltrans standards and shall be
submitted along with the street construction,traffic signal and streetlight plans for this tentative
map to the Planning and Development Department.
MAJOR STREETS
East Hamilton Avenue (Collector):
49. Dedicate 42-45 feet of property from section line for public street purposes,within the limits of
this development to meet the current City of Fresno Collector Standards. Reference Public
Works Standard P-69. (See Exhibit C in the memorandum from the Public Works Department
-Traffic Division dated August 26, 2005)
50. Construct concrete curb, gutter and sidewalk to Public Works Standard P-5. The sidewalk
pattern shall be constructed to a 10-foot residential pattern.
51. Construct 20 feet of permanent paving (measured from face of curb)within the limits of this
subdivision.
52. 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.
53. Relinquish direct vehicular access rights to East Hamilton Avenue from all lots within the
subdivision.
Conditions of Approval
Vesting Tentative Tract Map No. 5464/UGM
Revised July 09, 2018.
Page 9
North Temperance Avenue (Expressway)
54. Construct a pedestrian, bike and equestrian trail, complete with lighting, signing, striping and
landscaping, per the 2025 Fresno General Plan, Master Multi-Purpose Trails Manual and
Public Works Standards. Identify the trail route on the map and provide a cross section prior to
the council hearing on this project. (See Exhibit D in the memorandum from the Public Works
Department-Traffic Division dated August 26, 2005) Construct an Expressway Barrier Fence
per Public Works Standard P-74 and P-75. Submit engineered construction plans to Public
Works. Submit lighting, signing, and striping plans to Traffic Engineering. Submit grading,
landscape and irrigation plans to Engineering services. Dedicate a Multi-Purpose Trail
Easement of sufficient width to accommodate the approved cross section.
55. Dedicate 113-148 feet of property from section line for public street purposes,within the limits
of this development. Provide three full cross sections; northern limit, southern limit and center
of the subdivision. Identify both sides of Temperance Avenue and include the multi-purpose
trail. Right of way to begin a minimum of 10 feet from the center line of the railroad tracks.
56. Construct concrete curb and gutter to Public Works Standard P-5. The parkway shall be
constructed to a ten foot pattern.
57. Construct 20 feet of permanent pavement within the limits of the tract and transition paving as
necessary.
58. 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-10 for
expressway streets.
59. Relinquish direct vehicular access rights to North Temperance Avenue from all lots within this
tract.
INTERIOR STREETS
60. Design and construct all curb, gutter, sidewalk (both sides), permanent paving, cul-de-sacs,
and underground street lighting systems on all interior local streets to Public Works Standards.
Sidewalk patterns shall comply with Public Works API Standards for 50-foot and 54-foot
streets.
61. Any temporary dead-end streets created by this subdivision shall be properly barricaded in
accordance with Public Works Standard P-44.
Specific Requirements
62. 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.
63. Vacate all underlying existing streets with the proposed map.
Conditions of Approval
Vesting Tentative Tract Map No. 5464/UGM
Revised July 09, 2018.
Page 10
64. Relinquish direct vehicular access rights to the east side of proposed Lot 1 and the west side
of proposed Lots 7 and 173.
65. Revise driveway approach locations per Public Works Standard P-4 and Exhibit B in the
memorandum from the Public Works Department-Traffic Division dated August 26, 2004.
Provide a distance of three feet minimum from property line to wing.
66. Provide a corner cut-off area at the intersections of South McKelvey/East Hamilton Avenue,
and South Dee Ann/East Hamilton Avenues in accordance with Section 12-306-H-3-d of the
FMC. Corner cut-offs are established to provide an unobstructed view for vehicular and
pedestrian traffic approaching an intersection. They are a triangular area formed by the
property lines and a diagonal line adjoining points on the property lines, measured a specific
distance from the point of their intersection. At the intersections of streets,this distance is 30
feet. The corner cut-off area shall be landscaped (including an irrigation system),and may be
included within the City's Community Facilities District.
Urban Growth Management Requirements
67. This Map is in UGM major street zone D-1/E-2; therefore pay all applicable UGM Fees.
East Hamilton Avenue (Collector):
68. Dedicate and construct two 13-foot center section travel lanes within the limits of this
subdivision and continuing west to Armstrong Avenue. Construct 250 foot left turn lanes at all
major intersections. An additional 6 feet of paving shall be required adjacent to the left turn
lanes. Dedication shall be sufficient to accommodate additional paving and any other grading
or transitions as necessary based on a 45 MPH design speed.
Temperance Avenue (Expressway):
Conditions of Approval
Vesting Tentative Tract Map No. 5464/UGM
Revised July 09, 2018.
Page 11
69. Dedicate and construct two 17-foot northbound and one 17-foot southbound center section
travel lanes within the limits of this subdivision. Dedication shall be sufficient to accommodate
additional paving and any other grading or transitions as necessary based on a 55 MPH
design speed.
• NOTE: These improvement requirements have already been designed and
secured/bonded for with other development within the vicinity of the proposed project. The
condition remains a requirement applicable to the tentative map; but, will not be an
obligation of this sudbvider at the time of Final Map as the condition is determined to have
been previously satisfied.
70. DesigR and GORStrUGt a Major Street Bridge (No.65)at the iRteFSeGti0R of TemperaRGe and the
Briggs No. 7 GaRal. Public Works will apply this equi.e.i.e.it te a minimum of four other
ef said bridge. Bridge GeRStrUGtien shall eGGUF PFieF te Glese eut ef this subdivisien er at suGh
tomo that the Gity Engineer deems it nenessaryo whirheyer GGG me first
71. The developer shall provide an exhibit to the Public Works Department for submittal to the San
Joaquin Valley Railroad (owner) to coordinate at-grade railroad crossing improvements.
Provide payment to the railroad for installation of concrete crossing panels and railroad
crossing gates at the ultimate placement for the 6-lane expressway.
• NOTE: These improvement requirements have already been designed and
secured/bonded for with other development within the vicinity of the proposed project. The
condition remains a requirement applicable to the tentative map; but, will not be an
obligation of this sudbvider at the time of Final Map as the condition is determined to have
been previously satisfied.
72. Construct a raised concrete median with 250 foot left turn pockets at all major intersections
within the limits of the subdivision. Dedication shall be sufficient to accommodate left turn
pockets.
• NOTE: These improvement requirements have already been designed and
secured/bonded for with other development within the vicinity of the proposed project. The
condition remains a requirement applicable to the tentative map; but, will not be an
obligation of this sudbvider at the time of Final Map as the condition is determined to have
been previously satisfied.
73. Install a signal pole and 200-watt safety light to Public Works Standards at the southwest
corner of East Hamilton and North Temperance Avenues.
SANITARY SEWER SERVICE
Conditions of Approval
Vesting Tentative Tract Map No. 5464/UGM
Revised July 09, 2018.
Page 12
The nearest existing sewer main is an 8-inch sewer main in Hamilton Avenue and a 15-inch sewer
main in East Hamilton Avenue at South Burgan Avenue. The following conditions are required to
provide sanitary sewer service to the tract.
74. Construct an 8-inch sewer main in East Hamilton Avenue from the existing 8-inch main east
across the frontage of the project.
75. Construct a 12-inch sewer main in East Hamilton Avenue,from South Burgan Avenue east to
South Armstrong Avenue.
76. Construct an 8-inch sanitary sewer main in South Armstrong Avenue, from East Hamilton
Avenue south to the Southern Pacific Railroad right-of-way.
77. Construct an 8-inch sanitary sewer main through a dedicated sewer easement along the
Southern Pacific Railroad right-of-way from South Armstrong Avenue west to the proposed
tract.
78. Sanitary sewer mains shall be extended within the proposed tract to provide sewer service to
each lot created.
79. Separate sewer house branches shall be provided to each lot created within the subdivision.
80. All public sewer facilities shall be constructed in accordance with Public Works Department
standards, specifications, and policies.
81. A preliminary sewer layout shall be prepared bythe Developer's Engineerand submitted to the
Department of Public Utilities for review and conceptual approval prior to submittal or
acceptance of the developer's final map and engineered plan and profile improvement drawing
for City review.
82. Engineered improvement plans prepared by a Registered Civil Engineer shall be submitted for
Department of Public Utilities review and approval for proposed additions to the sanitary sewer
system.
83. Abandon all existing on-site private sanitary sewer systems.
Urban Growth Management Requirements
84. Sewer lateral, Oversize Sewer, Trunk Sewer and Wastewater Facilities charges are due and
shall be paid for the project.
85. The project is located within Sewer Oversize Reimbursement Service Area No. 35.
WATER SERVICE
Conditions of Approval
Vesting Tentative Tract Map No. 5464/UGM
Revised July 09, 2018.
Page 13
There are existing 14-inch water mains in Butler Avenue between Armstrong and Temperance Avenues
and in Hamilton Avenue east of Armstrong Avenues. The following conditions are required to provide
water service to the tract. Water mains shall be installed before street improvements and paving.
86. Construct a 14-inch water main (including installation of City fire hydrants) in East Butler
Avenue from South Temperance Avenue west connecting to the existing 14-inch water main.
87. GGRStFUGt a 14 ORGh water maiR (inGluding installation of Gity fore hydrants) OR South
TemperanGe Avenue frem East Butler Avenue seuth aGFeSS the prejeGt frentage.
88. Construct a 14-inch water main (including installation of City fire hydrants) in East Hamilton
Avenue from South Temperance Avenue west connecting to the existing 14-inch water main.
89. Construct an 8-inch water main from South Clover Avenue,through an easement, connecting
to the proposed 14-inch water main in South Temperance Avenue. The easement shall be 20
feet in width to provide access for future pipeline maintenance. If the connecting pipeline is
installed inside a steel casing, the easement width may be reduced to 10 feet.
90. Water mains (including installation of City fire hydrants)shall be extended within the proposed
tract to provide water service to each lot created.
91. Separate water services with meter boxes shall be provided to each lot created.
92. 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
Water Systems Manager.
93. All public water facilities shall be constructed in accordance with City of Fresno standards,
specifications, and policies.
94. Construct a water supply well(s)on a site(s)dedicated to the City of Fresno. The well(s)shall
be capable of producing a flow amount to meet a total demand of 500 gallons per minute,
sufficient to serve peak water demand for the project and for fire suppression purposes, or an
alternative flow amount that is acceptable to the Public Utilities Director and Fire Department
Chief (or their designees). Well sites shall be of a size and at a location acceptable to the
Water Systems Manager. The cost of acquiring the well site and construction of the well shall
be reimbursed from UGM Water Supply Well Service Area Fund 501 s, in accordance with
established UGM policies.
95. Water well construction shall include wellhead treatment facilities, if required. The cost of
constructing wellhead treatment facilities shall be reimbursed from UGM Wellhead Treatment
Service Area Fund 501 s, in accordance with established UGM policies.
Conditions of Approval
Vesting Tentative Tract Map No. 5464/UGM
Revised July 09, 2018.
Page 14
96. Existing on-site wells within the boundaries of the proposed development shall be sealed and
abandoned in compliance with the California Well Standards, Bulletin 74-90 or current
revisions, issued by California Department of Water Resources,and City of Fresno standards.
97. Engineered improvement plans prepared by a Registered Civil Engineer are required for
proposed additions to the City Water System.
Urban Growth Management Requirements
98. Payment of appropriate water connection charges at the time of final map approval subject to
deferral to building permit issuance as appropriate.
99. Payment for installation of water service(s) and/or meter(s) is required
100. Pay UGM water fees for Water Service Area No. 501 S.
URBAN GROWTH MANAGEMENT REQUIREMENTS (GENERAL)
101. The developer of property located within the UGM boundaries shall comply with all sewer,
water and street requirements and pay all applicable UGM fees imposed under the Urban
Growth Management process (with appropriate credit given for the installation of required
UGM improvements) in accordance with the requirements of State Law as related to vesting
tentative tract maps.
102. The developer will be responsible for the relocation or reconstruction of any existing
improvements or facilities necessary to construct any of the required UGM improvements.
Right-of-Way Acquisition
103. The developer will be responsible for the acquisition of any necessary right-of-wayto construct
any of the required improvements.
104. 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.
105. 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.
Conditions of Approval
Vesting Tentative Tract Map No. 5464/UGM
Revised July 09, 2018.
Page 15
106. Should such acquisition not be accomplished by the subdivider prior to Final Map approval,
the subdivider must request and grant to the City the full authority to attempt acquisition either
through negotiation or through its power of eminent domain. The subdivider shall furnish to
the City Public Works Department, Engineering Division/ Real Estate Section, an appraisal
report or a request for an estimated appraisal amount(to be determined by the City of Fresno
Real Estate Section) prior to preparation of a Subdivision Agreement.
107. 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.
FLOOD CONTROL AND DRAINAGE
108. The subdivider shall be required to pay any applicable storm drainage fees to comply with
Fresno Municipal Code Chapter 13, Article 13.
109. 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 letter to the Planning and Development Department dated May 26, 2005.
110. Any temporary ponding basins constructed or enlarged to provide service to the subdivision
shall be fenced in accordance with City standards within seven days from the time the basin
becomes operational or as directed by the City Engineer. Temporary ponding basins will be
created through a covenant between the City and the Developer prior to Final Map approval.
Maintenance of the temporary ponding basin shall be by the Developer until permanent
service for the entire subdivision is provided.
SAN JOAQUIN VALLEY AIR POLLUTION CONTROL DISTRICT
111. The developer/owner shall comply with the requirements in the letter from the San Joaquin
Valley Air Pollution Control District dated May 16, 2005, for Vesting Tentative Tract Map
No. 5464/UGM.
PACIFIC GAS AND ELECTRIC COMPANY
112. Comply with the attached correspondence from the Pacific Gas and Electric Company dated
May 12, 2005.
FRESNO COUNTY HEALTH
113. Comply with the attached correspondence from the Fresno County Department of Community
Health dated May 9, 2005.
SANGER UNIFIED SCHOOL DISTRICT
Conditions of Approval
Vesting Tentative Tract Map No. 5464/UGM
Revised July 09, 2018.
Page 16
114. Comply with the attached correspondence from the Fresno County Department of Community
Health dated May 9, 2005.
DEVELOPMENT FEES AND CHARGES
115. This project is subject to the following development fees and charges:
PARKS DEPARTMENT FEE / RATE
a. Street Tree Landscape Plan Review fee $56.00
b. Street Tree Installation fee $129.00/tree
City-installed tree
C. Street Tree Inspection fee $30.00/tree
Developer-installed tree
d. Maintenance District Plan Review fee $176.00
e. Maintenance District Inspection fee $305.00
f. Reinspection fee $29.00
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT FEE / RATE
g. Metropolitan Flood Control District fee * Contact FMFCD for new fees.
Rates increased March 1, 2004.
SEWER CONNECTION CHARGES FEE RATE
h. Lateral Sewer Charge $0.10/sq. ft. (to 100-foot depth)
i. Oversize Charge $0.05/sq. ft. (to 100-foot depth)
j. Trunk Sewer Charge $344/living unit
Service Area: Fowler
k. Wastewater Facilities Charge $2,119/living unit
I. Copper Avenue Sewer Lift Station Charge n/a
m. Fowler Trunk Sewer Interim Fee Surety n/a
n. House Branch Sewer Charge n/a
o. Millbrook Overlay Sewer n/a
Conditions of Approval
Vesting Tentative Tract Map No. 5464/UGM
Revised July 09, 2018.
Page 17
WATER CONNECTION CHARGES FEE RATE
p. 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.
q. Frontage Charge $6.50/lineal foot
r. Transmission Grid Main Charge $643/gross acre
S. Transmission Grid Main Bond Debt
Service Charge $243/gross acre
t. UGM Water Supply Fee $582/living unit
Service Area: 501 S
U. Well Head Treatment Fee $238/living unit
Service Area: 501
V. Recharge Fee $75/living unit
Service Area: 501
W. 1994 Bond Debt Service $244/living unit
Service Area: 501
DEVELOPMENT IMPACT FEE
X. Northeast Fresno Policing Area n/a
y. Traffic Signal Charge $414.69/living unit
URBAN GROWTH MANAGEMENT FEE RATE/CHARGE*
Z. UGM Fire Station Capital Fee $605/gross acre
Service Area: 15
aa. UGM Park Fee $2392/gross acre
Service Area: 2
bb. Major Street Charge $3161/adj. acre
Service Area: D-1/E-2
cc. Major Street Bridge Charge $304/adj. acre
Service Area: D-1/E-2
dd. UGM Grade Separation Fee n/a
ee Trunk Sewer Charge n/a
Conditions of Approval
Vesting Tentative Tract Map No. 5464/UGM
Revised July 09, 2018.
Page 18
Service Area: Fowler
ff.* Street Acquisition/Construction Charge n/a