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HomeMy WebLinkAboutT-6046 - Conditions of Approval - 1/25/2017 REPORT TO THE PLANNING COMMISSION AGENDA ITEM NO. V L I -A rnF_- % 1"or COMMISSION MEETING 01.25.17 January 25, 2017 APPROVED BY DEP MENT DIRECTOR FROM: MIKE SANCHEZ, Assistant Director Development Services Division THROUGH: BONIQUE EMERSON, AICP, Planning Manager Development Services Division BY: WILL TACKETT, Supervising Planntq - , Development Services Division r� J SUBJECT: CONSIDERATION OF VESTING TENTATIVE TRACT MAP NO. 6046; AND, RELATED ENVIRONMENTAL ASSESSMENT NO. EA T-6046 FOR APPROXIMATELY 1.85 ACRES OF PROPERTY LOCATED ON THE WEST SIDE OF NORTH MAROA AVENUE BETWEEN WEST BARSTOW AND WEST SAN JOSE AVENUES RECOMMENDATION Staff recommends that the Planning Commission take the following actions: 1. APPROVE Environmental Assessment No. T-6046, resulting in a finding that the proposed project, as a Minor Land Division, is Categorically Exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to Section 15315/Class 15 of the CEQA Guidelines. 2. APPROVE Vesting Tentative Tract Map No. 6046, proposing to subdivide the subject property for purposes of creating a one common-lot airspace subdivision for condominium purposes, subject to the findings and compliance with the Conditions of Approval included within the Staff Report to the Planning Commission dated January 25, 2017. EXECUTIVE SUMMARY Precision Civil Engineering, on behalf of Marstel Investments, a California General Partnership, has filed Vesting Tentative Tract Map No. 6046 pertaining to approximately 1.85 acres of property located on the west side of North Maroa Avenue between West Barstow and West San Jose Avenues. Vesting Tentative Tract Map No. 6046 has been filed in order to subdivide the subject property for purposes of creating a one common-lot airspace subdivision for condominium purposes. Development of the subject property has been completed in accordance with Conditional Use Permit Application No. C-11-058; including, the construction of 19 residential units which remain unoccupied. Therefore, the proposed project will provide and facilitate opportunities for separate interest resident ownership of the individual units within the overall common interest development. REPORT TO THE PLANNING COMMISSION Vesting Tentative Tract Map No. 6046 January 25, 2017 Page 2 Dedications for public street rights-of-way as well as the installation and construction of both public and private facilities and infrastructure have previously occurred with the development of the subject property in accordance with the standards, specifications and policies of the City of Fresno. The subject property is zoned RM-1 (Residential Multi-Family, Medium High Density) and is located within the boundaries of the Bullard 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 approved pursuant to Conditional Use Permit No. C-11-058 or that which was conceived by the Fresno General Plan or MEIR. Thus, the proposed project is consistent with the Fresno General Plan and the Bullard Community Plan. PROJECT INFORMATION PROJECT Vesting Tentative Tract Map No. 6046 has been filed in order to subdivide the subject property for purposes of creating a one common-lot airspace subdivision for condominium purposes. APPLICANT Precision Civil Engineering; on behalf of Marstel Investments, a California General Partnership LOCATION The west side of North Maroa Avenue between West Barstow and West San Jose Avenues. (APNs: 417-070-58) (Council District 2, Councilmember Brandau) SITE SIZE Approximately 1.85 acres LAND USE Existing - Multi-Unit Residential, Unoccupied Proposed - Single Unit Dwelling, Attached (Condominium) ZONING Existing & Proposed - RM-1 (Residential Multi-Family, Medium High Density); REPORT TO THE PLANNING COMMISSION Vesting Tentative Tract Map No. 6046 January 25, 2017 Page 3 PLAN DESIGNATION The proposed subdivision for airspace purposes will not result AND CONSISTENCY in an intensification of residential units on the subject property beyond that previously approved pursuant to Conditional Use Permit No. C-11-058 or that which was conceived by the Fresno General Plan or MEIR. ENVIRONMENTAL Categorically Exempt from the provisions of the California FINDING Environmental Quality Act (CEQA) pursuant to Section 15315/Class 15 (Minor Land Divisions) of the CEQA Guidelines. PLAN COMMITTEE The subject property was previously approved for development RECOMMENDATION pursuant to Conditional Use Permit Application No. C-11-058, on October 19, 2011. STAFF Recommend the Planning Commission approve the RECOMMENDATION environmental finding that the proposed project is Categorically Exempt pursuant to Section 15315/Class 15 (Minor Land Divisions) of the CEQA Guidelines, and, approve Vesting Tentative Tract Map No. 6046 subject to compliance with the Conditions of Approval dated January 25, 2017. BORDERING PROPERTY INFORMATION Planned Land Existing Zoning Existing Land Use Use Medium RS-5 Single Family Residential / North Density (Residential Single Family, Medium Religious Facility Residential Density) Medium-Low R-1 (Fresno County) Single Family Residential East Density (Single Family Residential[Fresno Residential County]) (Unincorporated) Medium-Low R-1-A (Fresno County) Single Family Residential South Density (Single Family Residential[Fresno Residential County]) (Unincorporated) Medium-Low R-1-A (Fresno County) Single Family Residential West Density (Single Family Residential[Fresno Residential County]) (Unincorporated) REPORT TO THE PLANNING COMMISSION Vesting Tentative Tract Map No. 6046 January 25, 2017 Page 4 ENVIRONMENTAL FINDING Section 21084 of the State of California Public Resources Code (PRC) requires the California Environmental Quality Act (CEQA) Guidelines to include a list of classes of projects which have been determined not to have a significant effect on the environment and which shall, be exempt from the provisions of CEQA. This list of exemptions is found at Article 19, Categorical Exemptions of the CEQA Guidelines (Section 15300 et seq. of the PRC). An environmental assessment was evaluated for purposes of the proposed project in accordance with the requirements of the California Environmental Quality Act (CEQA) Guidelines. Evaluation of the potential for environmental effects necessitates a thorough review of a proposed project, relevant environmental issues and consideration of previously prepared environmental and technical studies pertinent to the planning area. The Fresno General Plan Master Environmental Impact Report (MEIR SCH No. 2012111015) has previously 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. Evaluation of the proposed project also included the distribution of requests for comment from other responsible or affected agencies and interested organizations, consideration of potential cumulative impacts, and the potential for significant effects; including, but not limited to, scenic resources, hazardous waste sites, and historical resources. Vesting Tentative Tract Map No. 6046 has been filed in order to subdivide the approximately 1.85 acre subject property for purposes of creating a one common-lot airspace subdivision for condominium purposes. The subject property has been developed with 19 residential units in accordance with Conditional Use Permit Application No. C-11-058; and, services and access have been provided in accordance with City standards. The subject property is zoned RM-1 (Residential Multi-Family, Medium High Density) and is consistent with the Fresno General Plan and Bullard Community Plan. No variances or exceptions are required. No subdivisions have occurred within the previous 2 years and the subject property does not have an average slope greater than 20 percent. Section 15315 (Class 15/Minor Land Divisions) of the CEQA Guidelines exempts from the provisions of CEQA, projects consisting of the division of property in urbanized areas zoned for residential, commercial, or industrial use into four or fewer parcels when the division is in conformance with the General Plan and zoning, no variances or exceptions are required, all services and access to the proposed parcels to local standards are available, the parcel was not involved in a division of a larger parcel within the previous 2 years, and the parcel does not have an average slope greater than 20 percent. Staff has determined that there is no evidence in the record that the project may have a significant effect on the environment. No adverse environmental impacts will occur as a result of the proposed project; and, none of the exceptions to Categorical Exemptions set forth in the CEQA Guidelines, Section 15300.2 apply to this project. REPORT TO THE PLANNING COMMISSION Vesting Tentative Tract Map No. 6046 January 25, 2017 Page 5 BACKGROUND / ANALYSIS Precision Civil Engineering, on behalf of Marstel Investments, a California General Partnership, has filed Vesting Tentative Tract Map No. 6046 pertaining to approximately 1.85 acres of property located on the west side of North Maroa Avenue between West Barstow and West San Jose Avenues. Vesting Tentative Tract Map No. 6046 has been filed in order to subdivide the subject property for purposes of creating a one common-lot airspace subdivision for condominium purposes. The subject property was previously approved for development pursuant to Conditional Use Permit Application No. C-11-058, which was approved on October 19, 2011 authorizing the construction of 26 residential units in a gated community. The project was subsequently revised reducing the number of residential units to 19. Development was completed in late 2016 and all 19 units remain unoccupied. Therefore, a condominium conversion is not required. Approval of the proposed project will provide and facilitate opportunities for separate interest resident ownership of the individual units within the overall common interest development following recordation of Final Map and condominium plan. Dedications for public street rights-of-way as well as the installation and construction of both public and private facilities and infrastructure have previously occurred with the development of the subject property in accordance with the standards, specifications and policies of the City of Fresno. The site is located within an area which is planned and has been developed with urban uses on all sides. Properties located directly to the north of the subject property have been developed with a religious facility (church) and conventional single family residences. Properties to the south and east of the subject property have been developed with conventional single family residences. Properties directly to the west of the subject property have been developed with a private street residential planned development. Land Use Plans 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 Vesting Tentative Tract Map No. 6046 January 25, 2017 Page 6 ■ 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. This project supports the above mentioned policies through the provision and facilitation of opportunities for separate interest resident ownership of the individual units within the overall common interest development; and, within an area which is made up of predominantly conventional single family residential housing stock. 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 Bullard 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 subject site has been developed. The proposed project does not propose any intensification of use and will therefore not generate any additional demands on public infrastructure capacity or emergency services beyond those previously evaluated and assessed with approval of Conditional Use Permit Application No. C-11-158. Requirements for REPORT TO THE PLANNING COMMISSION Vesting Tentative Tract Map No. 6046 January 25, 2017 Page 7 extensions of services, construction of stormwater conveyance systems and emergency service access and water supply have been addressed through development in accordance with Conditional Use Permit No. C-11-158. Therefore, the Department of Public Utilities (DPU) has determined that adequate sanitary sewer and water services are available to serve the project site in accordance with Department of Public Works standards, specifications and policies. 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 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 previously 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 were reviewed by both the Fire Department and the Building and Safety Services Section of the Development and Resource Management Department during building plan review as required by the California Building Code prior to issuance of building permits. According to the Fresno Metropolitan Flood Control District (FMFCD), the proposed project was previously conditioned with improvements which will convey surface drainage to Master Plan inlets and which will provide storage and paths for major storm conveyance. Traffic Circulation The subject site has been developed. The proposed project does not propose any intensification of use and will therefore not generate any additional vehicle trips beyond those previously evaluated and assessed with approval of Conditional Use Permit Application No. C-11-158. Requirements for dedications and construction of public and private improvements have all occurred through development of the subject property in accordance with the conditional use permit. Therefore, the Public Works Department/Traffic Engineering Division has determined that the proposed project will not adversely impact the existing and projected circulation system. 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. These 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; no increase in transportation or traffic will result from the proposed project. REPORT TO THE PLANNING COMMISSION Vesting Tentative Tract Map No. 6046 January 25, 2017 Page 8 Governing Regulations Condominium Project Being a Subdivision Section 66424 of the State of California Government Code defines "subdivision" as the division by any subdivider, of any unit or units of improved or unimproved land, or any portion thereof, shown on the latest equalized county assessment roll as a unit or as contiguous units, for the purpose of sale, lease or financing, whether immediate or future. Property shall be considered as contiguous units, even if separated by roads, streets, utility easement or railroad rights-of- way. "Subdivision includes a condominium project, as defined in subdivision (f) of Section 1351 of the Civil Code..." Condominium 1 Project Defined Section 1351 of the California Civil Code provides that a "condominium project" means a development consisting of condominiums. A condominium consists of an undivided interest in common in a portion of real property (one common-lot subdivision) coupled with a separate interest in space called a unit (subdivided airspace), the boundaries of which are described on a recorded final map, parcel map, or condominium plan in sufficient detail to locate all boundaries thereof. The area within these boundaries may be filled with air, earth, or water or any combination thereof, and need not be physically attached to land except by easements for access and, if necessary, support. The description of the unit (subdivided airspace) may refer to (1) boundaries described in the recorded final map, parcel map, or condominium plan, (2) physical boundaries, either in existence, or to be constructed, such as walls, floors, and ceilings of a structure or any portion thereof, (3) an entire structure containing one or more units, or (4) any combination thereof. The portion or portions of the real property held in undivided interest (common-lot) may be all of the real property, except for the separate interests (subdivided airspace units), or may include a particular three-dimensional portion thereof, the boundaries of which are described on a recorded final map, parcel map, or condominium plan. The area within these boundaries may be filled with air, earth, or water, or any combination thereof, and need not be physically attached to land except by easement for access and, if necessary, support. An individual condominium within a condominium project may include, in addition, a separate interest in other portion of the real property (emphasis added). Desiqn and Location of Buildings Not a Part of Map Review Process for Condominium Section 66427(a) of the State of California Government Code provides that a map of a condominium project, a community apartment project, or of the conversion of five or more existing dwelling units to a stock cooperative project need not show the buildings or the manner in which the buildings or the airspace above the property shown on the map are to be divided, nor shall the governing body have the right to refuse approval of a parcel, tentative, or final map of the project on a account of design or the location of buildings on the property shown on the map that are not violative of local ordinance or on account of the manner in which airspace is to be divided in conveying the condominium. Section 66427(b) of the State of California Government Code provides that a map need not include a condominium plan or plans, as defined in subdivision (e) of Section 1351 of the Civil Code, and the governing body may not refuse approval of a parcel, tentative, or final map of the project on account of the absence of a condominium plan. REPORT TO THE PLANNING COMMISSION Vesting Tentative Tract Map No. 6046 January 25, 2017 Page 9 Council District Plan Implementation Committee The subject property has been developed pursuant to Conditional Use Permit Application No. C-11-058. Vesting Tentative Tract Map No. 6046 proposes a one common-lot airspace subdivision of the subject property. In accordance with Section 66427 of the State of California Government Code, as referenced herein above, a map need not show the buildings or the manner in which the buildings or airspace above the property shown on the map are to be divided. Furthermore, Section 66427 provides the governing body shall not have right to refuse approval of the project on account of design or location of buildings on the property or on account of the absence of a condominium plan. Therefore, no materials require review by the Council District Plan Implementation Committee. 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 herein above, the proposed project is found to be 1: consistent with all applicable goals, objectives and policies of the Fresno General Plan and Bullard 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 requirements of this section do not apply to condominium projects that 2: consist of the subdivision of airspace in an existing building when no new structures are added. REPORT TO THE PLANNING COMMISSION Vesting Tentative Tract Map No. 6046 January 25, 2017 Page 10 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 subject property has been developed with 19 residential units in accordance 3: with Conditional Use Permit Application No. C-11-058. Vesting Tentative Tract Map No. 6046 has been filed in order to subdivide the subject property for purposes of creating a one common-lot airspace subdivision for condominium purposes. 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, 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 The subject property has been developed with 19 residential units in accordance 4: with Conditional Use Permit Application No. C-11-058. Vesting Tentative Tract Map No. 6046 has been filed in order to subdivide the subject property for purposes of creating a one common-lot airspace subdivision for condominium purposes. Therefore, no further demand on public infrastructure will result from 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. 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. REPORT TO THE PLANNING COMMISSION Vesting Tentative Tract Map No. 6046 January 25, 2017 Page 11 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 Bullard 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. Planning Commission action of the proposed Vesting Tentative Tract Map, unless appealed to the Council, is final. CONCLUSION / RECOMMENDATION The appropriateness of the proposed project has been examined with respect to its consistency with goals and policies of the Fresno General Plan and the Bullard 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. 6046 is appropriate for the project site. REPORT TO THE PLANNING COMMISSION Vesting Tentative Tract Map No. 6046 January 25, 2017 Page 12 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: Vesting Tentative Tract Map No. T-6046 Exhibit F: Conditions of approval for Vesting Tentative Tract Map No. 6046 dated January 25, 2017; including memoranda from responsible or commenting agencies. Exhibit G: Environmental Assessment No. EA T-6046 dated January 25, 2017, Categorical Exemption from the provisions of the California Environmental Quality Act (CEQA) pursuant to Section 15315/Class 15 (Minor Land Divisions) of the CEQA Guidelines. Exhibit "A" Vicinity Map I I O Il�_ll rJl a Z W WRI 1 � a 9AR AYE w — C� .wi- O O WISAINIVAIDELE AVE W SARAM NAV j N I W N CAR 08 A E a _ SAN BRLFN AVE - WSAI BRUNO VE Z y a ITI w N JpS z 8A! CF r SCOTT AVE W COT-1- VE ah N V ISFON AVE `fir LEGEND Exhibit "A" Subject Property "CINITV MAl' PLANNING & DEVELOPMENT N DEPARTMENT VESTING TENTATIVE TRACT MAP NO.6046 A.P.N.: 417-070-58 West side of North Maroa Avenue between West Barstow and West San Jose Avenues ZONE MAP: NOT TO SCALE BY/DATE: __01/25/17 Exhibit "B" 2015 Aerial Photograph v+.ti_ � [Vr r� v� .•� � � � v U � ;lam �c ir . any-la•NanIUUN- a bL 4 �� • 1� � ; 1111 � � • +"�� n �r ` + L 41V fir. •w� � � � � - ..:Y' .. �� - r I;12=.0 'it'll J0,. +" PeA , Exhibit "C" Public Hearing Notice Mailing List Vicinity Map BULLARD AVE 799893 T-6046 Buffered at:1000 Feet, Legal Notices, Owners w 41707058 QAVE w IWRSTCAN w z O F SHAW AVE Y U Address List Map, c:\gisdm6\automap\adrlist.mxd, Thu Jan 12 12:37:30 2017 m o w a a 16 4044 623415 v 41 ❑ ¢ a 4 6234 3 1623419 Y WRENWOOD LN _ 5 120 081NWOi7D-LN •: 2 � 41 OT 4 28 4 29 41 292 3 1 29 25 418 9262 41 E 6 62 3241 r 6 290 41 29 1 29 22 41630025T 411,29 48 41629XA3 2924 41 29 41629207 41630001 41 9XA1 4162925 29 1 29 19 41 30 16 162927 41 41 41 47 3001j-41 30 134 63 00 d 6292 1 162921 4 62 3 41 29 52 1 9 16 4 6300 8 4 6300)4 41 30 06 16 10 8 4 9239 i 4 630 15 16 00 94 0 1 BARSTOW AVE - - - 417 $ 081 170701 41707 24 417 044 +4 7081 241 810 4170 104 41 0 014 7082 41 $20 170 41707042 41707055 17070 14'7081 07 7 6 1 41 070 41707057 4 7081 1 170811 4170 109 4 7082 3 4 7 2 1 734 7j0 8 118 0 7 003 orm 4 7081 --- 7 2 4 0 8 4 7 170703 417081 0 7 0 4 � 170 024 7Q83 341 830 4 70 7 41 1 7 38 3 70704 41 081 24 7083 1 4 3 41 738 4 70 2 4 7370 1 1 3 4 738 5 17083 170 164 70 5 17 4 7 5 1703118 70811 17A 18 Q 1 41737OXA 8 41707058 1 8 2 4 738 7 170811 097 47 $ 8 47081 3 z 1 7081 6 4 7084 1 170 054 $4 SAA}RAMOIVAVE L _ 7081 5' t7fl 1417152154171 170841 4170 411 4 7084 1 0 07 171 E 1034 4 716 7151 4 Q p 41715121 4 7151102 171521 41715 43 7161 t� 4171f119 4 7161 7 7162 1417f620 4171204 4 62 7 417151 B 4'7151 5 1715211417157-04 4 7161 3 - t 1 0 1740SAN BRUNO AVE 4 7161 71 2134 716212 171621 162 8 4 1 7 41740011 4 7161 4 1� 1 40 171521 41715 06 1. .SAN BRUNO AVE 4 74 2 1740 4 d 4 7161 - 41744 4171 1264 7151 541 51 12 740 1 171520 41715 06 171610 4 7161 34171 1 41T6 4'.74'00_ 174 41715123 4 4 14 01 471513 47151 4171520341715Z164 7161 2 417 61 64 7161 4171 1 1638 4 41 417 512 1 If u1 - - 41 25 58 T - —'SRN.J. 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(A ra E � 41 § ; k D « � ■ � \ x LLI 3 ƒ o a 9 # } 7 k $ 2 i Exhibit "E" Vesting Tentative Tract Map No. 6046 A Li ��: -; Is c mg $ $ 18 1 IN I i U s 3 a :- LU J ff 3Atl tlONVW H1UON — O n w a M n n M s 53NJ ddtl AV80 N%LAV— OlryyYs i A 3Q I M Iruar?gprl .s rw oe nwAus ra+ �m av auau 0 e =�W 1 soh w OWaw a �m O o tR II\1 ~ e L Ar _ V W Y� x e W� 3 NYom@ Aa&�Q � V] as s $ Y� £a v E oa atiQah p yme z a x � Exhibit "F" Conditions of Approval for Vesting Tentative Tract Map No. 6046 dated January 25, 2017; including memoranda from responsible or commenting agencies CITY OF FRESNO DEVELOPMENT AND RESOURCE MANAGEMENT DEPARTMENT CONDITIONS OF APPROVAL JANUARY 25, 2017 VESTING TENTATIVE TRACT MAP NO. 6046 "FOR CONDOMINIUM PURPOSES" WEST SIDE OF NORTH MAROA AVENUE BETWEEN WEST BARSTOW AND WEST SAN JOSE 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 Conditions of Approval Vesting Tentative Tract Map No. 6046 January 25, 2017 Page 2 installation of required UGM improvements) in accordance with the requirements of State Law as related to tentative tract maps. GENERAL CONDITIONS 1. 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 a project. 2. 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. 3. 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. 4. 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. 5. 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. 6. 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. Conditions of Approval Vesting Tentative Tract Map No. 6046 January 25, 2017 Page 3 7. Comply with the conditions, policies and standards set forth in the City of Fresno, Municipal Code, Chapter 15, Part IV: "Land Divisions;" Resolution No. 68-187, "City Policy with Respect to Subdivisions;" and City of Fresno Standard Specifications, 2002 Edition, and any amendments thereto. 8. 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. 9. The subdivider shall furnish to the City acceptable security to guarantee the construction of required 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. 10. 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 11. 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. 12. 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, Conditions of Approval Vesting Tentative Tract Map No. 6046 January 25, 2017 Page 4 at their own expense, procure, construct and install all mail receptacle facilities for each location as specified and approved by the USPS. 13. Pursuant to Section 66456.1 of the Subdivision Map Act, which states "The right of the subdivider to file multiple Final Maps shall not limit the authority of the local agency to impose reasonable conditions relating to the filing of multiple Final Maps," any multiple final maps filed by the subdivider on this tract shall fully and independently conform to all provisions of FMC Chapter 15, Part IV: "Land Divisions," including but not limited to Article 36, "Final Maps." 14. 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 which is proposed to be removed. 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. 15. If archaeological and/or animal fossil material is encountered during project surveying, grading, excavating, or construction, work shall stop immediately. 16. 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. 17. 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. 18. 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 Conditions of Approval Vesting Tentative Tract Map No. 6046 January 25, 2017 Page 5 Public Works, requesting apportionment of the unpaid portion of the assessment or pay off such assessment in full. If the subdivider elects to apportion the assessment, the application shall contain the following information: a. A full description of each assessed lot, parcel or interest to be divided and of how such lot, parcel or interest will be divided; b. A request that the Engineer apportion the amount remaining unpaid on the assessment in accordance with applicable law; and c. Written consent of the owner(s) of each such lot, parcel, or interest to the requested apportionment. d. The application shall be filed prior to the approval of the Final Map(s) by the City and shall be accompanied by a fee in an amount specified in the Master Fee Resolution for each separate lot, parcel, or interest into which the original assessed lot, parcel or interest is to be divided. The fee shall be in an amount sufficient to pay all costs of the City and the Engineer of Work responsible for determining the initial assessment in making the requested apportionment. ZONING & PROPERTY DEVELOPMENT STANDARDS 19. Development of the subject property shall occur in accordance with all conditions of approval for Conditional Use Permit Application No. C-11-058, dated October 19, 2011. • NOTE: Any/all future development proposed on the subject property shall comply with all development standards of the RM-1 (Residential, Multi-Family) zone district; and, all applicable requirements of the Fresno Municipal Code. 20. Pursuant to Article 9 of Chapter 12, Condominium Conversions, of the Fresno Municipal Code (zoning ordinance applicable at the time of formal acceptance of the vesting tentative map), a Condominium Conversion Project is defined as, an occupied multiple dwelling development in which existing dwellings are converted to a condominium project, a community apartment project, a stock cooperative, or a planned development. Conditions of Approval Vesting Tentative Tract Map No. 6046 January 25, 2017 Page 6 a) In the instance that existing multiple dwelling residential apartment units developed on the subject property are occupied, the owner/subdivider shall file an application for a tentative tract map for a condominium conversion project to the City of Fresno for review and approval unless appropriate noticing has been provided to prospective tenants in compliance with the rules and regulations of the State Subdivision Map Act. i) The information specified within Section 12-904 of the Fresno Municipal Code, in addition to the requirements of Article 10 of Chapter 12 of the Fresno Municipal Code (zoning ordinance applicable at the time of formal acceptance of the vesting tentative map), shall be required as a prerequisite to filing an application for a tentative tract map for a condominium conversion project. • NOTE: The State Subdivision Map Act provides general and specific regulations and procedures that local governments and the applicant must follow in the review of condominium conversion projects. The applicant should become familiar with Sections 66427.1, 66452.8 and 66452.9 of the State Subdivision Map Act, as these sections contain very important requirements relating to the required notices to be given to the tenants by the applicant. 21. Whenever a subdivision, includes area under common ownership (such as is the case within a common interest development for condominium purposes), the use, maintenance, and operation thereof shall be administered by an owner's association regulated by covenants, conditions, and restrictions (CC&R's) pursuant to Section 12-1026 of the Fresno Municipal Code (zoning ordinance applicable at the time of formal acceptance of the vesting tentative map). a) Submit draft copies of Declarations of Covenants, Conditions and Restrictions/Owners Association documents (DCC&R's) for review and approval prior to recordation of a Final Map. Final, executed and notarized documents shall be recorded with the final map; or alternatively, the subdivider may enter into a covenant with the City of Fresno to defer the preparation of DCC&R's and formulation of the required Homeowners' Association (HOA) in accordance with the following term: i) A minimum of ninety days before submittal of documents to the Department of Real Estate to obtain the public report for the project or the recordation of a Condo Plan as defined in Section 1351(e) of the California Civil Code, whichever is earlier, the subdivider shall submit to the City for review the Condo Plan, DCC&R and HOA instruments that are Conditions of Approval Vesting Tentative Tract Map No. 6046 January 25, 2017 Page 7 compliant with the special permit (Conditional Use Permit Application No. C-11-023) and the tentative map and associated conditions of approval. b) CC&R's are intended to satisfy and secure the enforceability of properties' obligations for retention and maintenance of access, utilities, facilities, and improvements; and, shall, at a minimum, address the following: i) Cross Access for ingress/egress and emergency access to buildings ii) Cross Drainage (if applicable) iii) Shared Parking iv) Shared solid waste facilities v) Maintenance of sewer, water and all other utilities vi) Maintenance of private sidewalks, curbs, gutters, and improvements vii) Maintenance of all landscaping and irrigation systems within the limits of this map vii i)Maintenance and retention of fire suppression systems and underground water supplies c) The subdivider shall establish a Home Owners' Association to perform the above listed maintenance responsibilities pursuant to a formal agreement with the City. The agreement with the City described herein, shall among other things, include assignment of responsibility to the homeowner's association for provisions as stated in the Development and Resource Management Department Guidelines for preparation of CC&Rs dated September 01, 1994 and shall specify level of effort and frequency, insurance requirements, traffic control, and inspection and be subject to approval by the Director of Public Works and the City Attorney's Office. i) 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. • NOTE: 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. • NOTE: Any amendment by the association to the above provisions or any other provision specifying any right of the City shall require the prior written consent of the City. Conditions of Approval Vesting Tentative Tract Map No. 6046 January 25, 2017 Page 8 Landscaping, Open Space and Wails 22. 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) The subdivider shall comply with all requirements included within the attached memorandum from the City of Fresno Parks Supervisor dated December 20, 2016. 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. 23. 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. 24. 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. 25. All proposed/required landscaped easements/buffers, open space areas, pedestrian connections, entryways, pathways and/or private on-site landscaping Conditions of Approval Vesting Tentative Tract Map No. 6046 January 25, 2017 Page 9 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, where applicable. • 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. 26. Maintenance of any/all required landscape easements and/or proposed Outlots or common areas within the boundary of the vesting tentative map shall be provided pursuant to the Maintenance Obligations stipulated herein above 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. STREETS AND RIGHTS-OF-WAY 27. 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 memorandum dated May 25, 2016. SANITARY SEWER SERVICE The nearest sanitary sewer main to serve the proposed project is an existing 8-inch main located in North Maroa 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. 6046 January 25, 2017 Page 10 40. Comply with all of the requirements included within the attached Department of Public Utilities, Planning and Engineering Division (Sanitary Sewer) memorandum dated December 12, 2016. WATER SERVICE The nearest water mains to serve the proposed project is a 6-inch main located in North Maroa Avenue. The following water improvements shall be required prior to providing City water service to the project: 41. Comply with all of the requirements included within the attached Department of Public Utilities, Water Division memorandum dated December 13, 2016 FIRE SERVICE Fire service is available to the proposed tract subject to the following requirements: 42. Comply with all of the requirements included within the attached Fresno Fire Department memorandum dated December 14, 2016. FLOOD CONTROL AND DRAINAGE 43. 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 26, 2016. FRESNO IRRIGATION DISTRICT 46. Attached for the subdivider's records and information is the memorandum from the Fresno Irrigation District (FID) dated December 14, 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 Conditions of Approval Vesting Tentative Tract Map No. 6046 January 25, 2017 Page 11 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 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. 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] N/A Service Area: e. Wastewater Facilities Charge [3] S.T.E.P.** Conditions of Approval Vesting Tentative Tract Map No. 6046 January 25, 2017 Page 12 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] $804/net acre (parcels under 5 gross acres) j. Transmission Grid Main Bond Debt Service Charge [1] $304/net acre (parcels under 5 gross acres) k. UGM Water Supply Fee [2] N/A Service Area: I. Well Head Treatment Fee [2] N/A Service Area: m. Recharge Fee [2] N/A Service Area: n. 1994 Bond Debt Service [1] N/A Service Area: CITYWIDE DEVELOPMENT IMPACT FEES FEE RATE o. Fire Facilities Impact Fee — Citywide [4] $439/living unit p. Park Facility Impact Fee — Citywide [4] $2764/living unit q. Quimby Parkland Dedication Fee [2] N/A r. Citywide Regional Street Fee [3] $15,663/adj. acre Conditions of Approval Vesting Tentative Tract Map No. 6046 January 25, 2017 Page 13 s. New Growth Area Major Street Fee [3] N/A t. Police Facilities Impact Fee — Citywide [4] $508/living unit u. Traffic Signal Charge [1] $306.97/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. **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 Conditions of Approval Vesting Tentative Tract Map No. 6046 January 25, 2017 Page 14 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: December 20, 2016 SUBJECT: Tract 6046 REVISED (APN 417-070-58) 5317 North Maroa Avenue located on the west side of North Maroa Avenue south of West Barstow venue. The Department of Public Works offers the following comments regarding the requirements for landscaping and irrigation in the street right-of-ways, landscape easements, outlots and median islands: GENERAL REQUIREMENTS STREET TREE REQUIREMENTS 1. The subdivider is required to provide street trees on all public street frontages per Fresno Municipal Code and for the dedication of planting and buffer landscaping easements as determined by the Planning Department. Street trees shall be planted at the minimum rate of one tree for each 60' of street frontage or one tree per home (whichever is greater) by the Developer. The subdivider is required to provide irrigation for all street trees. The irrigation system shall comply with FMC 12-306-23, Water Efficient Landscape Standards and AB1881. 2. Because there is an existing 8' monolithic sidewalk, approved trees planted within ten feet of the back of the sidewalk will be considered as onsite trees in-lieu-of street trees. There are approximately 239 lineal feet of street frontage resulting in the requirement of four (4) trees. 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." 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. City at FR. VMS- DATE: May 25, 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 FROM: Louise Gilio, Traffic Planning Supervisor Public Works Department, Traffic & Engineering Services Division SUBJECT: Public Works Conditions of Approval TT 6046, 5317 North Maroa Avenue Ginder Development Corporation/ Precision Civil 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. 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. 2. 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) 621-8681. Encroachment permits must be approved prior to issuance of building permits. 3. Street widening and transitions shall also include utility relocations and necessary dedications. Interior Streets: Private Construct sidewalks on both sides of the street or as otherwise required by a pedestrian access plan approved by the City of Fresno. Comply with the attached conditions of C-11-058. Page 1 of 7 T:\Traffic Planning\_CONDITIONS OF APPROVAL\TRACT MAPS\6000\T-6046 MAROA AVE 5817 N\T-6046 MAROA 5317 N.doc Catty of �I V� FRES' DATE: REVISION 10-29-12 TO: McKencie Contreras Development and Resource Management Department FROM: Louise Gilio, Supervising Engineering Technician Public Works Department SUBJECT: Conditions of Approval for C-11-058 APN: 417-070-58 ADDRESS: 5317 North Maroa Avenue SITE PLAN REQUIREMENTS: Please provide the following information prior to Building Permits: A. General Requirements 1. Easements: Identify and dimension all proposed easements. B. Offsite Information: 1. Section Lines: Identify all section lines. 2. Dedications: Identify all proposed dedications. Provide a dimension from the section and center lines to the existing and proposed property lines. 3. Street Improvements: Identify existing and proposed dimensions for sidewalk patterns, driveway approaches (provide width). 4. ADA: Identify the required 4' minimum path of travel along the public sidewalk adjacent to property. C. Onsite Information: 1. Parking Lots: (existing and proposed) a. Stalls: Identify the 3' vehicular overhang adjacent to continuous curbing. No obstructions shall be within the 3' overhang. (ground cover is allowable) Where walkways are adjacent to parking the walk shall be 7' wide. b. Lighting: Identify the location (not to be within the 3'vehicular overhang) C. Paving: per Public Works Standards P-21,12-22, P-23 PUBLIC IMPROVEMENT REQUIREMENTS The following requirements are based on city records and the accuracy of the existing and proposed on- site and off-site conditions depicted on the exhibits submitted. Requirements not addressed due to omission or misrepresentation of information, on which this review process is dependent, will be imposed whenever such conditions are disclosed. Questions relative to dedications, street improvements or off-street parking geometrics may be directed to Louise Gilio at (559) 621-8678/ Louise.Gilio@fresno. ov, in the Public Works Department, Traffic and Engineering Services Division. Submit the following, as applicable, in a single package to the City of Fresno Public Works Department Traffic and Engineering Services Division (559-621-8650), for review and approval, prior to issuance of building and street work permits: Street Improvement Plans, Signing and Striping Plans, Street Lighting Plans and Signal Plans. Page 2of7 T:\Traffic Planning\_CONDITIONS OF APPROVAUTRACT MAPS\6000\T-6046 MAROA AVE 5817 N\T-6046 MAROA 5317 N.doc When preparing Street Plans and/or Traffic Control Plans for projects in the City of Fresno contact the Traffic and Engineering Services Division (Randy Schrey) in advance to make sure that sidewalks or an approved accessible path remain open during construction. Underground all existing off-site overhead utilities within the limits of this site/map as per FMC Section 12-1011 and Resolution No. 78-522188-229. If not existing, street work on major streets shall be designed to include Intelligent Transportation Systems (ITS) conduit in accordance with the Public Works ITS specifications. Survey Monuments and Parcel Configuration All survey monuments within the area of construction shall be preserved or reset by a person licensed to practice Land Surveying in the State of California. Street Dedications Vacations and Encroachment Permits Identify all street furniture, e.g.: public utility poles and boxes, guy wires, signs, fire hydrants, bus stop benches, mail boxes, news stands, trash receptacles, tree wells, etc. within the public right of way. Also, identify the required 4' minimum path of travel along the public sidewalk directly in front of property, as required by the California Administration Code (Title 24). A pedestrian easement may be required if Title 24 requirements cannot be met. IVlaroa Avenue: Collector 1. Dedicate sufficient property for pedestrian purposes behind all driveway approaches and street utilities and/or furniture to provide for a minimum of a 4' clear path. Intersection of San Ramon and Nantucket Avenues: Local 1. Dedicate property for public street purposes within the limits of this application to meet the current City of Fresno Local Standards, P-56. Match existing. Deed documents for the required dedications must conform to the format specified by the city and shall be prepared the applicant's engineer. The cost of deed document processing and recordation fee must be paid at the time of deed submittal and submitted with verification of ownershiprp for to the issuance of building permits. For information regarding the format or submittal requirements contact the City of Fresno Public Works Department, Traffic and Engineering Services Division (559) 621-8694. The construction of any overhead, surface or sub-surface structures and appurtenances in the public rights-of-way is prohibited unless an encroachment permit is approved by the City of Fresno Public Works Department, Traffic and Engineering Services Division,(559) 621-8693. Encroachment permits must be approved prior to issuance of building permits. Page 3 of 7 T:\Traffic Planning\_CONDITIONS OF APPROVAL\TRACT MAPS\6000\T-6046 MAROA AVE 5817 N\T-6046 MAROA 5317 N.doc Street Improvements All improvements shall be constructed in accordance with the Standard Specifications and Standard Drawings of the City of Fresno, Public Works Department. Provide Street Light Plans to the Traffic and Engineering Services Division. Utility poles, street lights, signals, etc. shall be relocated as determined by the City Engineer. The performance of any work within the public street rights-of-way (including pedestrian and utility easements) requires a STREET WORK PERMIT prior to commencement of work. Contact the City of Fresno Public Works Department, Traffic and Engineering Services Division at (559) 621-8686 for detailed information. All required street improvements must be completed and accepted by the cityrp for to occupancy. Repair all damaged and/or off grade off-site concrete street improvements as determined by the City of Fresno Public Works Department, Construction Management Division, (559) 621-5600. Pedestrian paths of travel must also meet current ADA regulations. All existing sidewalks in excess of 2% maximum cross slope must be brought into compliance prior to acceptance by Public Works. Maroa Avenue: Collector 1. Where missing, construct concrete curb, gutter and sidewalk to Public Works Standard P-5. The curb shall be constructed to match the existing. Planting of street trees shall conform to the minimum spacing guidelines as stated in the Standard Specification, Section 26-2.11(C). 2. Construct a concrete pedestrian walkway behind all driveway approaches and as needed behind utilities, as identified on Exhibit"A". Asphalt concrete paving per City of Fresno Public Works Standard Drawing P-21 may be substituted for concrete. (Refer to City of Fresno Public Works Standard Drawings P-1 thru P-4 for additional information.) 3. Construct driveway approaches to Public Works Standard(s) P-2 and P-6. Provide 10' of red curbing(3 coats) on both sides of the proposed driveway approaches. 4. Construct an underground street lighting system to Public Works Standard E-1 within the limits of this application. Spacing and design shall conform to Public Works Standard E-8 for Collector Streets 5. All existing driveway approaches which no longer provide access to approved vehicle parking areas shall be removed unless otherwise approved by the City Engineer. Such areas shall be reconstructed with curb, gutter, and sidewalk to match existing adjacent street improvements. This work shall be completed and accepted before a Permit of Occupancy is issued or the building is occupied per Fresno Municipal Code (FMC) 11-209. Intersection of San Ramon and Nantucket Avenues: Local 1. Where missing, construct concrete curb, gutter and sidewalk to Public Works Standard P-5. The curb shall be constructed to match the existing. Planting of street trees shall conform to the minimum spacing guidelines as stated in the Standard Specification, Section 26-2.11(C). 2. Construct an underground street lighting system to Public Works Standard E-2 within the limits of this application. Spacing and design shall conform to Public Works Standard E-9 for Local Streets. Off-Street Parkirm Facilities and Geo metrics 1. Off-Street parking facilities and geometrics shall conform to the City of Fresno Public Works Department, Parking Manual and Standard Drawing(s) P-21, P-22, P-23. Page 4 of 7 TATraffic Planning\_CONDITIONS OF APPROVAL\TRACT MAPS\6000\T-6046 MAROA AVE 5817 N\T-6046 MAROA 5317 N.doc 2. Install 30" state standard "STOP" sign(s) at location(s) shown. Sign shall be mounted on a 2" galvanized post with the bottom of the sign 7' above ground; located behind curb and immediately behind a major street sidewalk. Provide parking space needs, circulation, access, directional signs (e.g. "Entrance," 'Exit," "Right Turn Only," "One Way" signs, etc.) as noted on Exhibit "A". Traffic Impact Study for a_19 unit Planned Unit Development This development will generate a total of 15 a.m./19 p.m. peak hour trips and generate a count of 182 Average Daily Trips (A.D.T.), based upon the following: A Traffic Impact Study is required and has been submitted. Comply with the City Traffic Engineer's mitigated measures as identified in the attached letter dated 10-26-12. Traffic Si nal Mitii al ion Impact (TSMI) Fee: This project shall pay its 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. Fresno Major Street Impact (FMSI)Fees: This entitlement is in the Infill Area; therefore pay all applicable City-wide regional street impact fees. Regional Transportation Mitigation Fee RTMF : Pay all applicable RTMF fees to the Joint Powers Agency located at 2035 Tulare Street, Suite 201, Fresno, CA 93721; (559) 233-4148 ext. 200; www_.fresnocag._org. Provide proof of payment or exemption prior to issuance of building permits. Page 5 of 7 TATraffic Planning\_CONDITIONS OF APPROVAL\TRACT MAPS\6000\T-6046 MAROA AVE 5817 N\T-6046 MAROA 5317 N.doc 0,M— ur.�+en Cd)'Heb 559.621�91)D Public Works DepaAmenl 2600 Fresno Slreel,Rrr..4064 Patrick Wiern3ler,n?recior Fresno,CA 93721.3625 October 26,2012 McKencie Contreras,Planner Development and Resource Management Department City of Fresno 2600 Fresno Street,Third Floor,Room 3076 Fresno,CA 93721 SUBJECT: REVIEW OF REZONE APPLICATION R-11-004 AND CONDITIONAL USE PERMIT APPLICATION C-11-058 FOR THE PROPOSED NORTH WEST CORNER BARSTOW AVENUE AND MAROA AVENUE We have reviewed Rezone Application R-11-004 and Conditional Use Permit Application C•11.058. The proposed"project'is an approximately 1.86 acre site currently zoned R-1-S(Single Family Residential, minimum 12,500 square foot lot size),the Rezone Application proposes to reclassify the property to R (Single Family Residential).The Conditional Use Permit proposes a 18 unit planned unit development. GENERAL COMMENTS and CONDITIONS 1 Trip generation was based on the Institute of Transportation Engineers (ITE) Trip Generation Manual(ITE code 210). The proposed project will generate 182 average daily trips(ADT), 15 trips during the AM peak hour and 19 trips during the PM peak hour. 2. This project shall pay its Traffic Signal Mitigation Impact(TSMI)Fee (based on ITE code 210)of $47.12 per ADT,per the Master Fee Schedule,at the time of building permit.Based on the reported ADT (ITE Code 210)for the proposed project, the fee would be $8,575.84. Payable at time of building permit. The TSMI fee facilitates project impact mitigation to the City of Fresno Traffic Signal initaslructure so that costs are applied to each new projectlbuilding based on the generated ADT.The TSMI fee is credited against traffic signal lnstallatiantmodificadons and/or Intelligent Transportation System (ITS)improvements(constructed at their ultimate location)that pian to build out the 2025 General Plan circulation ek-,ment 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 increaseldecrease. 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)andlor reimbursement for work in excess of their fee as long as the infrastructure is place at the ultimate location.The applicant should work with the Public Works Department and identify,with a Professional Engineers estimate,the costs assoclated 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 2025 General Plan. Public Works Standards, and/or ate not incorporated into the TSMI fees, the infrastructure costs wilt not be eligible for reimbursement unless the City Engineer and City Traffic Eng-sneer 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 Page 6 of 7 T:\Traffic Planning\_CONDITIONS OF APPROVAL\TRACT MAPS\6000\T-6046 MAROA AVE 5817 N\T-6046 MAROA 5317 N.doc that are creditedlreimbursable with this fee will result in a significant unmitigated impact as this fee is applied to all projects within the City Sphere of Influence. 3. This project shall pay its Fresno Major 5iree: 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. 4. The project shall pay the Regional Transportation Mitigation Fee(RTMF).Pay the RTMF fee to the Joint Powers Agency located at 2035 Tulare Street,Suite 201,Fresno,CA 93721;(559)233.4148, ext.200; :•.% I . ; Provide proof of payment or exemption,based on vesting rights•prior to issuance of building permits. 5 The proposed project shall make necessary improvements and right-of-way and public easement dedications along adjacent public street(s) and within the site boundaries per City of Fresno standards/requirements. 6. The proposed site plan shall be reviewed and approved by the City of Fresno Traffic&Engineering Services Division,Traffic Planning Section. If you have any further questions regarding this matter, please contact me at (559) 621-8792 or Sincerely, Jill Gormley,TE Assistant Traffic Engineering Manager Public Works Department,Traffic&Engineering Services C: Traffic Engineering Reeding File Scott Tyler,PE,City Traffic Engineer Mike Sanchez.Planning&Development Dept. Louise Gillo,Traffic Planning supervisor MCKencie Cakreras.Planning&Development Dept. Page 7 of 7 T:\Traffic Planning\_CONDITIONS OF APPROVAL\TRACT MAPS\6000\T-6046 MAROA AVE 5817 N\T-6046 MAROA 5317 NAOC City of FRESNO DEPARTMENT OF PUBLIC UTILITIES ADMINISTRATION DIVISION MEMORANDUM Date: December 12, 2016 To: WILL TACKETT, Supervising Planner Planning and Development From: KEVIN GRAY, Supervising Engineering Technician Department of Public Utilities, Planning and Engineering Division Subject: SEWER REQUIREMENTS FOR VESTING TENTATIVE TRA T-6046 General Vesting Tentative Tract Map No. 6046 was filed by Nathan Gleaves of Precision Civil Engineering and pertains to 1.85 net acres of property located on the west side of North Maroa Avenue south of West Barstow Avenue, 5317 North Maroa Avenue&APN: 417-070-58. Vesting Tentative Tract Map No. 6046 proposes a common-lot airspace subdivision for Condominium Purposes (this map was previously proposed as a 19-lot single family residential planned unit development with private street and modified property development standards) pursuant to project Conditions of Approval of approved Conditional Use Permit No. C-11-058. Sewer Requirements The nearest sanitary sewer main to serve the proposed project is an existing 8-inch in North Maroa Avenue. Sewer facilities are available to provide service to the site subject to the following requirements: 1. Installation of sewer house branch(s) shall be required. 2. On-site sanitary sewer facilities shall be private. 3. Abandon any existing on-site private septic systems. 4. Developer shall contact Wastewater Management Division/Environmental Services at (559) 621-5100 prior to pulling building permits regarding conditions of service for special users. Sewer Fees The following Sewer Connection Charges are due and shall be paid for the Project: 1. Lateral Sewer Charge 2. Sewer Oversize Charge w_i " A Nationally Accredited Public Utility Agency 3. Waste Water Facilities Charge (Multi-Residential) 4. Upon connection of this Project to the City Sewer System the owner shall be subject to payment of Sewer Facility charges per Fresno Municipal Code Section 6-304 and 6-305. Sewer Facility Charges consist of two components, a Wastewater Facilities Charge and Trunk Sewer Charge where applicable. 5. Sewer Facility Charges are collected after occupancy on a monthly basis over time based on metered (water or sewer effluent) usage. The developer may contact the Department of Public Utilities/Wastewater-Environmental Control at(559) 621-5153 to receive an estimated cost of the Sewer Facility Charges applicable to the project (based on a constant sewer discharge and loading (Biochemical Oxygen Demand [BOD] and Total Suspended Solids [TSS] levels anticipated) at the current rates in effect, at that time, per Fresno's Master Fee Resolution. The developer shall provide data regarding estimated sewer discharge rates [flow] and loading [BOD/TSS levels] required for calculating the estimated charges. City of DEPARTMENT OF PUBLIC UTILITIES—WATER DIVISION MEMORANDUM DATE: December 13, 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 ' SUBJECT: REVISED WATER REQUIREMENTS FOR VESTING TENTATIVE TRACT T-6046 AND CONDITIONALUSE PERMIT C-11-058 General Vesting Tentative Tract Map No. 6046 was filed by Nathan Gleaves of Precision Civil Engineering and pertains to 1.85 net acres of property located on the west side of North Maroa Avenue south of West Barstow Avenue, 5317 North Maroa Avenue & APN: 417- 070-58. Vesting Tentative Tract Map No. 6046 proposes a common-lot airspace subdivision for Condominium Purposes (this map was previously proposed as a 19-lot single family residential planned unit development with private street and modified property development standards) pursuant to project Conditions of Approval of approved Conditional Use Permit No. C-11-058. Water Service The nearest water main to serve the proposed project is a 6-inch main located in North Maroa Avenue. Water facilities are available to provide service to the site subject to the following requirements: 1. On-site water facilities shall be private. 2. Water service and meter box shall be required. 3. Connection to the existing 6-inch water main along the southerly portion of the proposed project shall not be allowed. 4. 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 .o A Nationally Accredited Public Utility Agency Department of Water Resources and City of Fresno standards. 5. All irrigation clocks/control devices shall be based on evapotranspiration and include the use of soil probes and rain sensors. 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. Water Fees The following Water Connection charges are due and shall be paid for the Project: 1. Water service(s) and/or meter(s) installation(s) City of FIRE DEPARTMENT DATE: December 14, 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. 6046/CUP C-11-058 REVISED COMMENTS REFLECTING A CONDOMINIUM PROJECT INSTEAD OF A SINGLE FAMILY RESIDENTIAL PLANNED DEVELOPMENT The Fire Department's conditions of approval include the following: 1. Fire Department access and fire hydrant requirements were approved with C-11- 058 for a multi-family residential development (apartments) and the project is nearing completion. 2. The building plans were approved March 25, 2015 for an R-2 multi-family residential development. FFD approved fire sprinkler plans for an NFPA 13R multi- family fire sprinkler system designed for apartments or condominium occupancies reflecting the R-2 California Building Code requirements. The site development fire protection and Building/Fire Code construction requirements are the same for apartments and condominiums which are both R-2 occupancies. 3. The Fire Department has no additional requirments. Fi:I-ESNO ME11kOPOLITAN FLOOD CON'T'ROL DISTRICT File No.210.45 NOTICE Or,EQUrREMENTS Page 1 of 4 €?'ri l?_i,i C r (J-s 4C DEN%LOPEI+: WILL TACKETT NATHAN GLEAVES,PRECISION CIVIL Mn DEVELOPMENT SERVICES/PLANNING ENGINEERING CITY OF FRESNO 1234"0"STREET 2600 FRESNO STREET,ROOM 3043 FRESNO,CA 93721 FRESNO,CA 93721-3604 PROJECT NO: 6046 ADDRESS: 5817 N.MAROA AVE. i APN: 417-070-58 SENT: Drainage AreaDevelopment Review Area(s) Preliminary Fee(s) Fee(s) Service Charge(s) DD $324.00 NOR Review $87.00 To be paid prior to release of District comments to Public Agency and Developer. Grading Plan Review -%0 00 Amount to be submitted with first grading plan submittal Total Drainage Fee: $324.00 Total Service Charge: $87.00 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 4/22/16 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 METFI:.POLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMEN'T'S Page 2 of 4 Approval of this development shaii be conditioned upon compliance with these District Requirements. 1. X a. Drainage from the site shall BE DIRECTED TO MAROA AVENUE l z b. Grading and drainage patterns shall be as identified on Exhibit No. _ 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: Developer shall construct facilities as shown on Exhibit No. 1 as "MASTER PLAN FACILITIES TO BE CONSTRUCTED BY DEVELOPER". X None required. 3. The following final improvement plans and information shall be submitted to the District for review prior to final development approval: Grading Plan Street Plan Storm Drain Plan Water&Sewer Plan Final Map Drainage Report(to be submitted with tentative map) r Other None Required 4. Availability of drainage facilities: X Permanent drainagc service is available provided the developer can verify to the satisfaction of the City N. that runoff can be safely conveyed to the Master Plan inlet(s). b. The construction of facilities required by Paragraph No.2 hereof will provide permanent drainage service. 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: 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 E.OLIVE-FRESNO,CA 93727-(559)456.3292-FAX(559)456-3194 FRESNO MEM CPOLTTAN FLOOD COi .ROL DISTRICT NOTICE OF REQUIREMENTS Page 3 of 4 7. The Federal Clean Water Act and the State General Permits for Storm Water Discharges Associated with 1 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 DESpermitting,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 Intent to be covered and must pay a permit fee to the State Water Resources Control Board,develop and implement a storm water pollution prevention plan,eliminate non-storm water discharges,conduct routine site inspections,train employees in permit compliance,sample storm water runoff and test it for pollutant indicators,and annually submit a report to the State Board.. c. The proposed development is encouraged to select and implement storm water quality controls recommended in the Fresno-Clovis Storm Water Quality Management Construction and Post-Construction Guidelines(available at the District Office)to meet the requirements of the State General Permits, eliminate the potential for 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. See Exhibit No.2 for additional comments,recommendations and requirements, r r r•?�_ Debbie Campbell r Gary W.G`fiaOman Design Engineer Project En'inccr 5469 E.OLIVE-FRESNO,CA 93727-(559)456-3292-FAX(559)456-3194 FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS Page 4 of4 CC: MARSTEL INVESTMENTS --- - —— 5545 N.FRESNO ST.,APT 214 FRESNO,CA 93710 i 5469 E.OLIVE-FRESNO,CA 93727-(559)456-3292-FAX(559)456-3194 ori-,ici& Or I.Nw, TELEPHONE(669)233.7161 FAX(669)233-8227 2907 S.MAPLE AVENUE FRESNO,CALIFORNIA 93726-2208 YOUR MOST VALUABLE RESOURCE-WATER December 14, 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. 6046 S/W Barstow and Maroa avenues Dear Mr. Tackett: The Fresno Irrigation District (FID) has reviewed the Vesting Tentative Tract Map No. 6046 for which the applicant is proposing a common-lot airspace subdivision for condominium purposes (this map was previously proposed as a 19-lot one and two story single family residential planned development with private streets and modified property development standards) pursuant to project Conditions of Approval of approved Conditional Use Permit No. C-11-058, APN: 417-070-58. FID has the following comments and conditions: 1. This site was previously reviewed and commented on by FID on April 25, 2016 as Vesting Tentative Tract Map No. 6046. Those comments and conditions still apply and a copy is attached for your reference. 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 7407 or JLandi-ithft.fresiioirrigation.com. Sincerely, Laurence Kimura, P.E. Chief Engineer Attachment GAAgenciesWresnoUffiract Map16046-2.doe BOARD OF President RYAN JACOBSEN, Vice-President JERRY PRIETO. JR. DIRECTORS CHRISTOPHER WOOLF,GEORGE PORTER, GREGORY BEBERIAN,General Manager GARY R.SERRATO 019Vd NVS �' a or avw 13ab e { 0 - r CO)to = t I Z � avldod aV,dOd m U" z II G 0 u 303"1I00 I 3J3110000Q m 3031100 I 3031100 L9 Q o Q 0 m f coAlL � 1� �Q7d� +I mrr I I Y' fn 0- / � I 1 M01VON119 Voavw w z 13moniNVN 1 1F z 01 r t o _ co I I _ Ell VI V w r .� _. � _ JAI, NoloNlw�a a 18 01 o l r f�� � •, � f a � IVNOi00 iEli s ( fly E� li1 NosliM 01(171cf., 01., C, Ir 1), TELEPHONE(659)233-7161 FAX(669)233.8227 2907 S.MAPLE AVENUE FRESNO,CALIFORNIA 03725-2208 YOUR MOST VALUABLE RESOURCE WATER April 25, 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. 6046 S1W Barstow and Maroa avenues Dear Mr. Tackett: The Fresno Irrigation District(FID) has reviewed the Vesting Tentative Tract Map No. 6046 for which the applicant Is proposing a 19-lot one and two story single family residential planned development with private streets and modified property development standards pursuant to project Conditions of Approval of approved Conditional Use Permit No. C-11-058, APN: 417- 070-68. 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 Enterprise-Holland Colony No. 122 Pipeline runs westerly and crosses Maroa Avenue approximately 800 feet north of the subject property and Barstow Avenue approximately 900 feet west of the subject property as shown on the attached FID exhibit map. Should this project Include any street and or utility Improvements along Maroa Avenue, Barstow Avenue, or In the vicinity of the pipeline, FID requires It review and approve all plans, 2. The proposed development may negatively impact local groundwater supplies, The area is currently vacant land with little to no water use. Under current circumstances the project area is experiencing a modest but continuing groundwater overdraft. 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 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 me negatively impact local groundwater supplies. Should the proposed development result in a significant increase in dependence on groundwater, this deficit will increase. 0:1AgencleaWfeenoClly%Tiao(Map16046.doe BOARD OF Pre3ldent RYAN JACOBSE N, Vloo•Prosldenl JERRY PRIETO, JR. DIRECTORS CHRISTOPHER WOOLF,GEORGE PORTCR, GREGORY BEBERIAN,Goneral Manager GARY R.SERRATO Will 'rackoll Ike: Vosling Tentative Tract Map No. 600 April 2.5,2016 Page 2 of 2 FID suggests 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. 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 7110 or ClUndeen(a fresnoirrigian.com, Sincerely, Juln, • ` Laurence Kimura, RE, Chief Engineer Attachment G:ftencles%FrosnoClly%Tracl MapW046.doc f- I :tNrtts�Sf:�VtFt t � ALL' at' F ,E a r � � NN:il:) •, rn a 1 I I ► ra � II ,� ' ► II !IIIt � E NN 10 x 0 OIOVd NVS la z r 8VW 1-30 Mldod 4 .q !Iv dod trVlcOd O - VIdOd 3031100 g .30-:11100, U91:1iioa z 2 4 I-toO pEL 1- 3,1100 i I d ► 88 a, t o I m :6z MUIVE)Nrtd Vouvw c�'► t i 01 13)IOf11NVN TUCKETa m Wimw)NIM ,iit� 11 1 }i II I J i S I I 1 t I. I , �►# :1Tf it,l Nf)R)NJI11 ci I 1 yI ISI �4, 1 I I I 11�[�ld0....... MOH"M "11l o EiEr l I I ► I � I � � '�. �1 oa .�7anasov�l (( �'�� T I-19A390 --moo I I 11-443 °a 1 ► i soak, It � � ► ' F NO$,1IM 2 rYp N05 lIM I I w t 1 " j .0a vara .0 I I ► { 'Roll Z' JA r„rr � W'1Vd WIVd z la• i " r' MW �I t UJI aI NOSIMVH Exhibit "G" Environmental Assessment No. EA T-6046, dated January 25, 2017, Categorical Exemption from the provisions of the California Environmental Quality Act (CEQA) pursuant to Section 15315/Class 15 (Minor Land Divisions) of the CEQA Guidelines. F. CITY OF FRESNO CATEGORICAL EXEMPTION ENVIRONMENTAL ASSESSMENT NO. T-6046 THE PROJECT DESCRIBED HEREIN IS DETERMINED TO BE CATEGORICALLY EXEMPT FROM THE PREPARATION OF ENVIRONMENTAL DOCUMENTS PURSUANT TO ARTICLE 19 OF THE STATE CEQA GUIDELINES. APPLICANT: Marstel Investments, a California General Partnership 5545 North Fresno Street, Suite 214 Fresno, CA 93710 PROJECT LOCATION: West side of North Maroa Avenue between West Barstow and West Maroa Avenues. (APN: 417-070-58) PROJECT DESCRIPTION: Vesting Tentative Tract Map No. 6046 has been filed in order to subdivide the approximately 1.85 acre subject property for purposes of creating a one common-lot airspace subdivision for condominium purposes. The subject property has been developed with 19 residential units in accordance with Conditional Use Permit Application No. C-11- 058; and, services and access have been provided in accordance with City standards. The subject property is zoned RM-1 (Residential Multi- Family, Medium High Density) and is consistent with the Fresno General Plan and Bullard Community Plan. No variances or exceptions are required. No subdivisions have occurred within the previous 2 years and the subject property does not have an average slope greater than 20 percent. This project is exempt under Section 15315 (Class 15/Minor Land Divisions) of the California Environmental Quality Act(CEQA) Guidelines. EXPLANATION: Section 15315 (Class 15/Minor Land Divisions) of the CEQA Guidelines exempts from the provisions of CEQA, projects consisting of the division of property in urbanized areas zoned for residential, commercial, or industrial use into four or fewer parcels when the division is in conformance with the General Plan and zoning, no variances or exceptions are required, all services and access to the proposed parcels to local standards are available, the parcel was not involved in a division of a larger parcel within the previous 2 years, and the parcel does not have an average slope greater than 20 percent. No adverse environmental impacts will occur as a result of the proposed project; and, none of the exceptions to Categorical Exemptions set forth in the CEQA Guidelines, Section 15300.2 apply to this project. Date: January 25, 2017 Prepared By: Will Tackett, 5 ing Planner Submitted by: Will Tac tt Supery ing P anner City of;Fresn Develoj metA & Resource Management Department (559) 621-8277