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HomeMy WebLinkAboutT-6160 - Conditions of Approval - 5/25/2017 y OF FR 2600 Fresno Street ,t Fs City of Fresno Fresno,CA 93721 20 www.fresno.gov 09000: 'oo�da!o oo° ibh OR�O°RAT Legislation Details (With Text) File#: ID17-701 Version: 1 Name: Type: Action Item Status: Passed File created: 5/8/2017 In control: City Council On agenda: 5/25/2017 Final action: 5/25/2017 Title: HEARING to consider Rezone Application No. R-16-020, Vesting Tentative Tract Map No. 6160, Conditional Use Permit Application No. C-16-062, and related Environmental Assessment No. R-16- 020/C-16-062/T-6160, for property located on the northeast corner of N. Colonial and W. San Jose Avenues (Council District 2) 1. ADOPT the Finding of Conformity to the Fresno General Plan Master Environmental Impact Report as prepared for Environmental Assessment No. R-16-020/C-16-062/T-6160 dated March 3, 2017. 2. BILL- (For introduction and adoption) -approving Rezone Application No. R-16-020 to rezone the subject property from the RS-5 (Residential Single Family, Medium Density)zone district to the RS-5/PD (Residential Single Family, Medium Density/Planned Development)zone district. 3. APPROVE Conditional Use Permit Application No. C-16-062 subject to compliance with the Conditions of Approval dated May 25, 2017. 4. APPROVE Vesting Tentative Tract Map No. 6160 subject to compliance with the Conditions of Approval dated May 25, 2017. Sponsors: Development and Resource Management Department Indexes: Code sections: Attachments: 1. A-Vicinity Map.pdf, 2. B -Aerial Photo.pdf, 3. C - Land Use.pdf, 4. D -Zoning Map.pdf, 5. E- Noticing Vicinity Map.pdf, 6. F- Project Information Tables.pdf, 7. G -Operational Statement.pdf, 8. H - Site Plan.pdf, 9. 1 - Floor Plans.pdf, 10. J - Elevation Plans.pdf, 11. K- Landscape Plan.pdf, 12. L- Tentative Tract Map.pdf, 13. M - Conditions of Approval for T-6160.pdf, 14. N - Conditions of Approval for C-16-062.pdf, 15. O - FMC Findings.pdf, 16. P- Letters of Opposition and Petition.pdf, 17. Q- Environmental Assessment No. R-16-020 C-16-062 T-6160.pdf, 18. R- Planning Commission Resolutions Nos. 13448, 13449, 13450.pdf, 19. S -Ordinance Bill.pdf, 20. T- R-16-020 C-16-062 T- 6160 -CC Hearing.pdf, 21. 5-25-17-Supplement- Letter-Jocelyn Kauder.pdf, 22. 5-25-17- Supplement- Pictures of Potential View Obstruction - Betty Wadewitz.pdf, 23. 5-25-17 - Supplement- Project Maps and Photo- Frank Geisler.pdf, 24. 5-25-17-Supplement- PowerPoint Presentation and Project Summary-Jeff Roberts of Granville Homes.pdf Date Ver. Action By Action Result 5/25/2017 1 City Council approved Pass REPORT TO THE CITY COUNCIL May 25, 2017 FROM: JENNIFER K. CLARK, Director Development and Resource Management Department THROUGH: MIKE SANCHEZ, Assistant Director City of Fresno Page 1 of 12 Printed on 9/7/2017 powered by Legistar- File#: ID17-701, Version: 1 Development and Resource Management Department BONIQUE EMERSON, Planning Manager Development and Resource Management Department BY: ANDREINA AGUILAR, Planner Development and Resource Management Department SUBJECT HEARING to consider Rezone Application No. R-16-020, Vesting Tentative Tract Map No. 6160, Conditional Use Permit Application No. C-16-062, and related Environmental Assessment No. R-16- 020/C-16-062/T-6160, for property located on the northeast corner of N. Colonial and W. San Jose Avenues (Council District 2) 1. ADOPT the Finding of Conformity to the Fresno General Plan Master Environmental Impact Report as prepared for Environmental Assessment No. R-16-020/C-16-062/T-6160 dated March 3, 2017. 2. BILL - (For introduction and adoption) - approving Rezone Application No. R-16-020 to rezone the subject property from the RS-5 (Residential Single Family, Medium Density) zone district to the RS-5/PD (Residential Single Family, Medium Density/Planned Development) zone district. 3. APPROVE Conditional Use Permit Application No. C-16-062 subject to compliance with the Conditions of Approval dated May 25, 2017. 4. APPROVE Vesting Tentative Tract Map No. 6160 subject to compliance with the Conditions of Approval dated May 25, 2017. RECOMMENDATIONS Staff recommends that the City Council take the following actions: 1. ADOPT the Finding of Conformity to the Fresno General Plan Master Environmental Impact Report as prepared for Environmental Assessment No. R-16-020/C-16-062/T-6160 dated March 3, 2017. 2. BILL - (For introduction and adoption) - approving Rezone Application No. R-16-020 to rezone the subject property from the RS-5 (Residential Single Family, Medium Density) zone district to the RS-5/PD (Residential Single Family, Medium Density/Planned Development) zone district. 3. APPROVE Conditional Use Permit Application No. C-16-062 subject to compliance with the Conditions of Approval dated May 25, 2017. 4. APPROVE Vesting Tentative Tract Map No. 6160 subject to compliance with the Conditions of Approval dated May 25, 2017, and contingent upon approval of Rezone Application No. R-16- 020, Conditional Use Permit Application No. C-16-062 and the related environmental assessment. EXECUTIVE SUMMARY Jeffrey T. Roberts of Granville Homes, on behalf of AFREI, LLC, has filed Rezone Application No. R- City of Fresno Page 2 of 12 Printed on 9/7/2017 powered by Legistar- File#: ID17-701, Version: 1 16-020, Conditional Use Permit Application No. C-16-062, and Vesting Tentative Tract Map No. 6160. The proposed project pertains to ±1.13 acres of property located on the northeast corner of West San Jose and North Colonial Avenues. Rezone Application No. R-16-020 requests the addition of "planned development" (PD) to the project zoning. The property is zoned RS-5 (Residential Single-Family, Medium Density) and the requested zoning is RS-5/PD (Residential Single-Family, Medium Density/Planned Development). Conditional Use Permit Application No. C-16-062 proposes a planned development with reduced property development standards for the construction of six two-unit buildings and one single-unit building with private open space and a gated entrance at the shared driveway. Vesting Tentative Tract Map No. 6160 proposes a 13-lot residential planned unit development with one outlot. The planned development proposes reduced lot sizes ranging from 1,700 square feet to 4,200 square feet in size; a 17,400 square-foot Outlot A that will provide a private driveway/access; and a modification to the public street frontage requirement for four lots located within the subdivision, which will have a private street access. A total of 13 units are proposed. The proposed project will require dedications for public street rights-of-way as well as the installation and construction of both public and private facilities and infrastructure in accordance with the standards, specifications and policies of the City of Fresno. The existing RS-5 (Residential Single-Family, Medium Density) zoning for the subject property and the proposed density of approximately 11.5 dwelling units per acre, is consistent with the Medium Density Residential (5.0-12.0 dwelling units/acre) planned land use designation for the subject property as designated by the Fresno General Plan and Bullard Community Plan. BACKGROUND The subject site is surrounded by single family residences and office uses. The subject property is designated by the Fresno General Plan for Medium Density Residential, which is consistent with the proposed project land use. The existing RS-5 (Residential Single-Family, Medium Density) zoning and the proposed density of approximately 11.5 dwelling units per acre, is consistent with the Medium Density Residential (5.0-12.0 dwelling units/acre) planned land use and will implement the goals, objectives, and policies of the Bullard Community Plan and the Fresno General Plan. The parcel is currently vacant, but was previously developed as a single family residence. The single family residence was demolished in January 2014 by the previous property owners. The vacant site had three Protected Trees on-site at the time the proposed project was formally submitted; two Cedar Deodora Trees (one 30 inches and one 36 inches in diameter) and one Camphor Tree 42 inches in diameter. In order to remove a Protected Tree the applicant must comply with Section 15-2308 of the Fresno Municipal Code (FMC), in which a Tree Removal Permit is required prior to removal of a Protected Tree. The applicant removed the Protected Trees, prior to submitting a Tree Removal Permit and prior to Environmental Assessment completion. Environmental Assessment No. R-16- 020/C-16-062/T-6160 analyzed these changes to the site. The tree removal does not result in a significant environmental impact given that the trees were in a completely urban area. The Deodora Trees served as character features of the neighborhood, as this type of tree is found throughout the neighborhood. Therefore, the applicant will be required to plant trees on-site in compliance with the FMC which shall provide character features to the neighborhood. The Planning Commission heard the proposed project on March 15, 2017 and referred it back to staff City of Fresno Page 3 of 12 Printed on 9/7/2017 powered by Legistar- File#: ID17-701, Version: 1 for additional review. Prior to the next Planning Commission meeting on April 19, 2017, the applicant met with neighbors directly to the east. At the meeting, concerns were discussed. The applicant informed the neighbors of changes to the proposed project. The applicant has removed the two-cell trash enclosure and will provide single family basic container service. The Public Utilities Department has revised their conditions to include the change. The removal of the two-cell trash enclosure allowed an increase of on-site parking by providing two additional stalls. The total uncovered parking stalls are now five. Rezone Application Vesting Tentative Tract Map No. 6160 and Conditional Use Permit Application No. C-16-062 were initially submitted without Rezone Application No. R-16-020. However, pursuant to Section 15-5903- D of the FMC, where a Planned Development (PD) has been approved, the property subject to the PD shall be noted on the zoning map by the designation "PD". The intent of the proposed rezone is merely a request to add the "PD" (Planned Development) designation to the existing zone designation. Rezone Application No. R-16-020 requests the addition of "PD" (Planned Development) to the project zoning. The property is zoned RS-5 (Residential Single Family, Medium Density) and the requested zoning is RS-5/PD (Residential Single Family, Medium Density/Planned Development). Conditional Use Permit Application (CUP) Pursuant to Chapter 15, Article 59 of the FMC, a CUP is required in order to create a planned development. The applicant has submitted Conditional Use Permit Application No. C-16-062 which proposes a planned development with reduced property development standards for the construction of six two-unit buildings and one single-unit building with private open space area and a gated entrance at the shared driveway. As part of the CUP, an applicant may request a modification of development standards. Conditional Use Permit Application No. C-16-062 proposes modified property development standards, including reduced lot sizes and/or setbacks, as outlined below. Reduced Lot Size The standard minimum lot size required by the RS-5 zone district is 4,000 square feet. The proposed lot sizes range from 1,742 to 4,176 square feet: four lots measure 1,742 square feet, four lots measure 2,077 square feet, one lot measures 1,798 square feet, one lot measures 1,922 square feet, one lot measures 2,001 square feet, one lot measures 2,139 square feet, and one lot measures 4,176 square feet. Outlot A will provide a private driveway/access and measures 17,400 square feet. Reduced Front, Rear and Side Yard Setbacks The standard minimum front yard setback required by the RS-5 zone district is 13 feet. The applicant is proposing 10 foot front yard setbacks. The standard minimum rear yard setback required by the RS-5 zone district is 10 feet. The standard minimum interior yard setback is three feet on one side, with a total of 10 feet for both sides. The application proposes 10' setbacks where the project site abuts property owners to the east and north. Street Frontage Lot Access Nine of the lots will have public street access and four lots will have private access through Outlot A. Private access is permitted under a Planned Development Permit. Streets and Access Points City of Fresno Page 4 of 12 Printed on 9/7/2017 powered by Legistar- File#: ID17-701, Version: 1 The Fresno General Plan designates North Colonial Avenue and West San Jose Avenue as local streets. The developer of this project will be required to construct improvements along the local street frontages. The proposed project did not require a Traffic Impact Study (TIS). Traffic Impact Studies assess the impacts of new development on existing and planned streets. In the City of Fresno, there are four Traffic Impact Zones; the proposed project is within Traffic Impact Zone (TIZ) II. In TIZ II, a TIS shall be required for all development projected to generate 200 or more peak hour new vehicle trips. The proposed 13 unit project is projected to generate 10 trips in the a.m. peak hour (7 a.m.-9 a.m.) and 13 trips in the p.m. peak hour (4 p.m. and 6 p.m.). Therefore, a TIS was not required. The addition of vehicle trips generated by the proposed project are not considered to be significant to this project area. The Public Works Department, Traffic Engineering Division has reviewed the proposed project and has provided conditions of approval within the memoranda from the Traffic Engineering Division dated January 12, 2017. These requirements generally include: (1) Street improvements, (including, but not limited to, construction of concrete curbs, gutters, pavement, underground street lighting systems); and, (2) Payment of applicable impact fees (including, but not limited to, the Traffic Signal Mitigation Impact (TSMI) Fee, the Regional Transportation Mitigation Fee (RTMF), and the Fresno Major Street Impact (FMSI) Fee. Public Services Sewer and water facilities are available to provide service to the site subject to the mitigation measures of the related MEIR and the conditions listed in the memoranda's dated December 14, 2016 and January 18, 2017 from the Department of Public Utilities. The Fresno Metropolitan Flood Control District (FMFCD) has indicated that this project will be required to mitigate the impacts of the increase runoff from the proposed density to a rate that would be expected if developed to medium- low density residential. The applicant is subject to implementation of the Fresno General Plan policies and the mitigation measures of the related to reduce the increase of runoff impacts. The MEIR has provided mitigation measures that the proposed project must implement and comply with to mitigate drainage in the area. The project applicant shall comply with the FMFCD requirements as detailed in its memorandum dated January 5, 2017. Development of the property requires compliance with grading and drainage standards of the City of Fresno and FMFCD. Public Input Neighborhood Meeting The applicant held a neighborhood meeting, prior to proposed project submittal, on April 26, 2016 at the Bullard High School Cafeteria. The proposed project was a development of nine two story duplex buildings; totaling 18 units on the subject property. Each unit was proposed to have three bedrooms and two and a half bathrooms and an attached two car garage. The applicant intended to rent and manage the units. The applicant redesigned the project site and formally submitted on November 30, 2016. On March 15, 2017, the Planning Commission heard the item and referred the project back to staff for further review. The Planning Commission requested an additional meeting between the applicant, neighbors, and staff to attempt to come to an agreement on design. The meeting was noticed to the adjacent neighbors to the east and held at City Hall on April 3, 2017. The applicant presented the changes proposed since the Planning Commission hearing. These changes included changing out the two-cell trash enclosure and providing individual unit bins and adding an additional two on-site City of Fresno Page 5 of 12 Printed on 9/7/2017 powered by Legistar- File#: ID17-701, Version: 1 parking stalls. The neighbors expressed their concerns and suggestions to the applicant. One of the neighbors provided the applicant with revised site plans, elevations, and floor plans which proposed single story units along the east property line. However, the neighbor's proposed layout did not work for the applicant. Community Plan Citizen Committee The Council District 2 Plan Implementation Committee met on January 13, 2017 and took no action on this matter. The project was rescheduled and approved by the Committee on March 13, 2017. Fresno City Planning Commission Action On April 19, 2017, the Planning Commission heard the item as presented by staff, followed by a presentation done by the applicant. During the hearing, 16 members of the public spoke and 17 letters were received in opposition, no one spoke in support. The Planning Commission recommends that the City Council take the following actions: 1. ADOPT the Finding of Conformity to the Fresno General Plan Master Environmental Impact Report as prepared for Environmental Assessment No. R-16-020/C-16-062/T-6160 dated March 3, 2017. 2. ADOPT BILL approving Rezone Application No. R-16-020 to rezone the subject property from the RS-5 (Residential Single Family, Medium Density) zone district to the RS-5/PD (Residential Single Family, Medium Density/Planned Development) zone district. 3. DENY Conditional Use Permit Application No. C-16-062 subject to compliance with the Conditions of Approval dated May 25, 2017. 4. DENY Vesting Tentative Tract Map No. 6160 subject to compliance with the Conditions of Approval dated May 25, 2017, and contingent upon approval of Rezone Application No. R-16- 020, Conditional Use Permit Application No. C-16-062 and the related environmental assessment. Notice of City Council Hearing The Development and Resource Management Department mailed notices of this City Council hearing to surrounding property owners within 1,000 feet of the subject property (see attached Noticing Vicinity Map) and neighbors that requested noticing. Letters of Opposition and Concern to the Proiect The Development and Resource Management Department has received 17 letters of opposition and concern and a petition with 123 signatures in response to the proposed project. The majority of the concerns that were raised centered around traffic and parking impacts, two story buildings in a neighborhood with mostly single story residential neighborhood, 13 units versus 12 units on the subject parcel, and compatibility with the surrounding neighborhood. The letters oppose the use of "single-family residential" for the proposed project, neighbors believe the proposed project is "multi- family residential". The letters also discussed concern for the two Deodora Trees removed by the applicant. Analysis of Comments and Concerns ❑ Concern #1: Some of the neighbors were concerned with the increase of traffic and the lack of City of Fresno Page 6 of 12 Printed on 9/7/2017 powered by Legistar- File#: ID17-701, Version: 1 parking. Response: As previously mentioned the Public Works Department, Traffic Division, has reviewed the proposed project and determined that the amount of trips generated by the proposed project does not meet the threshold to require a Traffic Impact Study. In regards to parking, the FMC requires a single-unit residence of three or more bedrooms to provide a one-car garage. The proposed project proposes a two-car garage for each unit and three additional spaces on the subject property and thus exceeds the parking requirements. x Concern #2: Some of the neighbors were concerned with the proposed two-story buildings within a neighborhood that is mostly single-story ranch homes. Response: The RS-5 zone district permits a height of up to 35 feet with a 10 foot rear setback and a minimum three foot side setback, pursuant to FMC Table 15-903-2. The proposed project is proposing a building height of 26 feet 11 inches for 12 units and 26 feet 4 inches for one unit. The proposed building setback is 10 feet for both rear and side setbacks. In addition, the applicant is reducing the number of windows that face single family parcels. x Concern #3: Some of the neighbors were concerned with the amount of units on the proposed site; they feel 12 units are more adequate instead of the proposed 13 units. Response: The proposed site is zoned and planned for Medium Density Residential by the Fresno General Plan. The subject site is 1.13 acres and the project is designed at a density of 11.5 units per acre, which falls within the permitted Medium Density Residential range of 5.0 to 12.0 units per acre. x Concern #4: Some of the neighbors were concerned with the compatibility of the project design and the multi-family feel of the proposed project in their established neighborhood. Response: The project is designed pursuant to the regulations of the FMC. Furthermore, the proposed project is designed to integrate into the surrounding neighborhood by providing a quality product. The applicant has also submitted a subdivision map to subdivide the parcel into 13 single family lots with one outlot to provide a private driveway. The proposed project is a planned development of single family residences. x Concern #5: Some of the neighbors were concerned with the removal of two Deodora Trees on the site. City of Fresno Page 7 of 12 Printed on 9/7/2017 powered by Legistar- File#: ID17-701, Version: 1 Response: The applicant removed three Protected Trees prior to obtaining a Tree Removal Permit. Pursuant to Section 15-2308 of the FMC, the applicant is in violation for removing Protected Trees prior to obtaining a Tree Removal Permit and shall be subject to Section 15-2308-1 Violations. These violations have been incorporated into the conditions of approval for C-16-062 dated May 25, 2017, in which the applicant shall comply with. Determination of Lot Acreage The subject property comprises a portion of Lot 64 of the Map of California Poultry Farm as recorded in Book 2 Page 82 of Record of Surveys, Fresno County Records; and, is generally described as the East 150 feet of the South 310 feet thereof. The subject property was legally created as an exception to a conveyance of land resulting from a Grant Deed recorded in August of 1969 (Document No. 0053126, Book 5709, Page 166, Fresno County Records), which subdivided and conveyed that portion of said Lot 64 which lies north of the subject property and east and southeast of the North Colonial Avenue rights-of-way. West San Jose Avenue was originally dedicated as a 40-foot wide public street right-of-way (Brahma Ave.) with the California Poultry Farms map (thus underlying fee title for the subject property includes a 20-foot wide easement dedicated for public street rights-of-way which lies north of the West San Jose Avenue centerline. Additionally, the proposed tract map (T-6160) offers an additional 10 feet of street right-of-way for dedication along the West San Jose Avenue frontage in order to accommodate a 60-foot wide ultimate right-of-way cross section for West San Jose Avenue (total 30 feet of right-of- way north of centerline). The complete 30 feet of public street rights-of-way lying north of the West San Jose Avenue centerline (following the additional 10-foot public street dedication to occur with recordation of proposed Tract Map No. 6160) is accredited as underlying fee title as the subject property is the adjacent lot of record on the map(s) which facilitated the dedication(s) and over which the easements were dedicated. It should be noted that no portion of the North Colonial Avenue public street rights-of-way were dedicated with the original California Poultry Farms plat and would therefore not be considered in the same manner. Parcel Map No. 83-17, which was recorded for property located to the west of the North Colonial Avenue rights-of-way (Document No. 83109824, Book 41 of Parcel Maps, Pages 26 & 27, Fresno County Records) identifies the full 60-foot wide public street rights-of-way for the adjacent segment of North Colonial Avenue as having been previously dedicated for public street purposes and incorporated within the parcel map boundary; recognizing that the underlying fee title for the respective North Colonial Avenue rights-of-way is attributed to those parcels lying to the west of the public street. Project density is based upon the net acreage calculation for a subject property. Net acreage is calculated as gross acreage (i.e., underlying fee title) less major street dedications. As both North Colonial Avenue and West San Jose Avenue are local streets, underlying fee title of said local streets would be incorporated within the net acreage calculation. Therefore, the project is given credit for its underlying fee title to the respective segment of West San Jose Avenue, north of centerline. However, no credit is given for the respective segment of North Colonial Avenue for which there is no underlying feet title attributed to the subject property. City of Fresno Page 8 of 12 Printed on 9/7/2017 powered by Legistar- File#: ID17-701, Version: 1 LAND USE PLANS AND POLICIES Fresno General Plan As proposed, the project would be consistent with the Fresno General Plan goals and objectives related to residential land use and the urban form. The proposed project would support the following goals and objectives: x Provide for a diversity of districts, neighborhoods, housing types, residential densities, job opportunities, recreation, open space, and educational venues that appeal to a broad range of people throughout the City. Policy OF-1-a: Support development projects that provide Fresno with a diversity of urban and suburban neighborhood opportunities. x 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. Policy OF-1-f: Use Complete Neighborhood design concepts and development standards to achieve the development of Complete Neighborhoods and the residential density targets of the General Plan. x Objective LU-1: Establish 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. Policy LU-1-a: Promote new development, infill, and rehabilitation of existing building stock in the Downtown Planning Area, along BRT corridors, in established neighborhoods generally south of Herndon Avenue, and on other infill sites and vacant land within the City. x Objective LU-2: Plan for infill development that includes a range of housing types, building forms, and land uses to meet the needs of both current and future residents. Policy LU-2-a: Promote development of vacant, undeveloped, and re- developable land within the City Limits where urban services are available by considering the establishment and implementation of supportive regulations and programs. x Objective LU-5: Plan for a diverse housing stock that will support balanced urban growth, and make efficient use of resources and public facilities. Policy LU-5-c: Promote medium density residential uses to maximize efficient use of residential property through a wide range of densities. x Objective LU-11: Encourage coordination with adjacent jurisdictions in providing public services, infrastructure and cooperative economic development. Bullard Community Plan The Bullard Community Plan lists goals that can help develop the area, such as the following: City of Fresno Page 9 of 12 Printed on 9/7/2017 powered by LegistarTM File#: ID17-701, Version: 1 x Goal 1: Provide for a diversity of housing types and housing opportunities to meet the needs of all ages and income levels. x Goal 2: Provide for efficient use of land and the public service delivery system while protecting the integrity of established neighborhoods. x Goal 3: Encourages mixed use, i.e. residential/office development along major transportation corridors in order to minimize vehicular trips, promote innovative design and allow for flexibility to meet changing market needs. x Goal 4: Provide for safe, clean and aesthetically pleasing neighborhoods free from excessive traffic and noise. x Goal 5: Provide for a compatible relationship between differing housing types and densities. The proposed project promotes a diversity of housing types and densities to maximize the residential use and it preserves and protects resources within the City by expanding development into infill sites. 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. ENVIRONMENTAL FINDING The Development and Resource Management Department staff has prepared an Initial Study (See Attached "Appendix G to Analyze Subsequent Project Identified in MEIR No. SCH No.2012111015/initial Study") to evaluate the proposed application in accordance with the land use and environmental policies and provisions of the lead agency City of Fresno General Plan and the related Master Environmental Impact Report (MEIR) SCH No. 2012111015. The subject property is proposed to be developed at intensity and scale that is permitted by the Medium Density Residential (5.00 to 12.00 dwelling units per acre) planned land use designation for the subject site. Thus, the subdivision of the subject property in accordance with the Conditional Use Permit Application No. C-16-062 and Vesting Tentative Tract Map No. 6160 will not facilitate an additional intensification of uses beyond those which already exist or would be allowed by the above- noted planned land use designation. Moreover, it is not expected that the future development will adversely impact existing city service systems or the traffic circulation system that serves the subject property. These infrastructure findings have been verified by the Public Works and Public Utilities Departments. It has been further determined that all applicable mitigation measures of the MEIR have been applied to the project necessary to assure that the project will not cause significant adverse cumulative impacts, growth inducing impacts, and irreversible significant effects beyond those identified by the MEIR as provided by California Environmental Quality Act (CEQA) Guidelines Section 15177(b)(3). Pursuant to Section 21157.1 of the California Public Resources Code (California Environmental Quality Act), it may be determined that a subsequent project, as identified in the MEIR pursuant to Section 21157(b)(2) of the Public Resources Code and CEQA Guidelines Section 15177, falls within the scope of a MEIR, provided that the project does not cause significant impacts on the environment that were not previously examined by the MEIR. Relative to the specific project proposal, the City of Fresno Page 10 of 12 Printed on 9/7/2017 powered by Legistar- File#: ID17-701, Version: 1 environmental impacts noted in the MEIR, pursuant to the Fresno General Plan land use designation, include impacts associated with the Medium Density Residential planned land use designation specified for the subject property. Based on the initial study prepared, the following findings are made: (1) The proposed project was identified as a Subsequent Project in the MEIR because its land use designation and permissible densities and intensities are allowed as set forth in the Fresno General Plan; (2) The proposed project will not generate additional significant effects not previously identified and analyzed by the MEIR for the reasons discussed within the environmental assessment for the subject project; and, (3) No new additional mitigation measures are required because the proposed project will not generate additional significant effects not previously identified and analyzed by the MEIR. Therefore, the project proposal has been determined to be within the scope of the MEIR as defined by Section 15177 of the CEQA Guidelines and staff has properly published a Finding of Conformity to MEIR SCH No. 2012111015 dated March 3, 2017. In addition, after conducting a review of the adequacy of the MEIR pursuant to Public Resources Code Section 21157.6(b)(1), the Development and Resource Management Department, as lead agency, finds that no substantial changes have occurred with respect to the circumstances under which the MEIR was certified; and, that no new information, which was not known and could not have been known at the time that the MEIR was certified as complete, has become available. LOCAL PREFERENCE Local preference was not considered because this ordinance does not include a bid or award of a construction or service contract. FISCAL IMPACT Affirmative action by the Council will result in timely deliverance of the review and processing of the application as is reasonably expected by the applicant. Prudent financial management is demonstrated by the expeditious completion of this land use application inasmuch as the applicant has paid to the city a fee for the processing of this application and that fee is, in turn, funding the respective operations of the Development and Resource Management Department. Attachments: Exhibit A - Vicinity Map Exhibit B - Aerial Photograph Exhibit C - Planned Land Use Map Exhibit D - Zoning Map Exhibit E - Noticing Vicinity Map Exhibit F - Project Information Tables Exhibit G - Operational Statement Exhibit H - Site Plan Exhibit I - Floor Plan Exhibit J - Elevations Exhibit K - Landscape Plan Exhibit L - Vesting Tentative Tract Map Exhibit M - Conditions of Approval for C-16-020 dated May 25, 2017 City of Fresno Page 11 of 12 Printed on 9/7/2017 powered by Legistar- File#: ID17-701, Version: 1 Exhibit N - Conditions of Approval for T-6160 dated May 25, 2017 Exhibit O - Fresno Municipal Code Findings Exhibit P - Letters of Opposition and Concern Exhibit Q - Environmental Assessment No. R-16-020/C-16-062/T-6160 Exhibit R - Planning Commission Resolution No. 13448, No. 13449, and No. 13450 Exhibit S - City Council Ordinance Bill for Rezone Application No. R-16-020 and related Environmental Assessment No. R-16-020/C-16-062/T-6160 Exhibit T - PowerPoint City of Fresno Page 12 of 12 Printed on 9/7/2017 powered by Legistar- CITY OF FRESNO DEVELOPMENT AND RESOURCE MANAGEMENT DEPARTMENT CONDITIONS OF APPROVAL MAY 25, 2017 VESTING TENTATIVE TRACT MAP NO. 6160 NORTHEAST CORNER OF THE INTERSECTION OF NORTH COLONIAL 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 (UGM) 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 UGM process (with appropriate credit given for the installation of required UGM improvements) in accordance with the requirements of State Law as related to tentative tract maps. Conditions of Approval Vesting Tentative Tract Map No. 6160 May 25, 2017 Page 2 GENERAL CONDITIONS 1. Upon conditional approval of Vesting Tentative Tract Map No. 6160, the subdivider may prepare a Final Map in accordance with the approved tentative map. 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; with the exception of any updates to those fees as may be updated prior to Final Map recordation. 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 Development and Resources 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. 7. Comply with the conditions, policies and standards set forth in the City of Fresno, Municipal Code, Part IV, Chapter 15, "Land Divisions;" Resolution No. 68-187, Conditions of Approval Vesting Tentative Tract Map No. 6160 May 25, 2017 Page 3 "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 the off-site street improvements in accordance with all applicable provisions of the 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. 11. Vesting Tentative Tract Map No. 6160 is subject to approval of related Conditional Use Permit Application No. C-16-062 and Rezone Application No. R- 16-020. 12. Conditional Use Permit Application No. C-16-062 was filed to establish a 13 lot planned development with an outlot used for private driveway/access and shall be approved prior to final map. GENERAL INFORMATION 13. 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. 14. 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 six months prior to the first occupancy, the Developer shall contact the local United States Postal Service representative Conditions of Approval Vesting Tentative Tract Map No. 6160 May 25, 2017 Page 4 to complete a Mode of Delivery Agreement for New Construction. The Mode of Delivery Agreement must have a District approval signature to be valid. In addition to completing the Agreement, the Developer shall provide a final map (with address details) to the local USPS representative. The Developer shall, at their own expense, procure, construct and install all mail receptacle facilities for each location as specified and approved by the USPS. 15. 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, Articles 33 and 38. 16. The developer/owner shall obtain any and all permits required for the removal or demolition of any existing building or structure located within the subdivision boundaries. The developer/owner shall also obtain any and all permits required for the proper abandonment/closure of any existing water well, septic tank/leach field or cesspool, and irrigation pipeline on the subject property. All such permits shall be obtained prior to commencement of tract grading work, in accordance with the FMC. 17. If archaeological and/or animal fossil material is encountered during project surveying, grading, excavating, or construction, work shall stop immediately. 18. 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. 19. 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. 20. 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 Conditions of Approval Vesting Tentative Tract Map No. 6160 May 25, 2017 Page 5 condominium interest as defined in Section 783 of the Civil Code, the developer/owner shall file a written application with the City of Fresno Director of Public Works, requesting apportionment of the unpaid portion of the assessment or pay off such assessment in full. If the subdivider elects to apportion the assessment, the application shall contain the following information: a. A full description of each assessed lot, parcel or interest to be divided and of how such lot, parcel or interest will be divided; b. A request that the Engineer apportion the amount remaining unpaid on the assessment in accordance with applicable law; and c. Written consent of the owner(s) of each such lot, parcel, or interest to the requested apportionment. d. The application shall be filed prior to the approval of the Final Map(s) by the City and shall be accompanied by a fee in an amount specified in the Master Fee Resolution for each separate lot, parcel, or interest into which the original assessed lot, parcel or interest is to be divided. The fee shall be in an amount sufficient to pay all costs of the City and the Engineer of Work responsible for determining the initial assessment in making the requested apportionment. MITIGATION MONITORING REQUIREMENTS 21. Development of the subject property shall be subject to implementation of all applicable mitigation measures, fees, and timelines included within the Initial Study and Finding of Conformity prepared for Environmental Assessment No. R- 16-020/C-16-062/T-6160 dated March 3, 2017. a) The Finding of Conformity prepared for the proposed project is tiered off of the Fresno General Plan Master Environmental Impact Report (MEIR) SCH No. 2012111015. Development of the subject property shall be subject to implementation of all applicable mitigation measures included within the MEIR for subsequent projects; included herein by reference. Conditions of Approval Vesting Tentative Tract Map No. 6160 May 25, 2017 Page 6 ZONING & PROPERTY DEVELOPMENT STANDARDS Property Development Standards 22. Development of the subject property shall comply with all development standards of the RS-5/PD (Residential Single-Family, Medium Density/Planned Development) zone district; and, all applicable requirements of FMC. Landscaping, Open Space and Walls 23. A Shared Use Covenant and a Cross Drainage Covenant shall be recorded for units 3, 4, 6, and 7 for the patios crossing over the property line. 24. The subdivider is required to provide street trees on all street frontages per FMC standards and is responsible for the dedication of public planting and buffer landscape easements as determined by the Development and Resource Management and Public Works Departments. a) Street trees shall be planted at the minimum rate of one tree for each 40 feet of street frontage; or, one tree per home (whichever is greater) by the developer. i) The subdivider is required to provide irrigation for all street trees. The irrigation system shall comply with FMC Section 15-2309. • NOTE: Irrigation systems shall comply with the requirements of the California Green Building Standards Code and/or the California Model Water Efficient Landscape Ordinance and/or California Plumbing Code as may be amended. 25. 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. Conditions of Approval Vesting Tentative Tract Map No. 6160 May 25, 2017 Page 7 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. 26. 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. 27. All proposed/required landscaped easements/buffers, open space areas, pedestrian connections, entryways, pathways and/or private on-site landscaping for street tree purposes shall be improved in accordance with landscape improvement plans, which are to be submitted to the Development and Resource Management Department for review and approval prior to Final Map approval. • 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. 28. Comply with all street tree requirements included within the attached memorandum from the Department of Public Works, Streets Division dated December 20, 2016 and January 23, 2017. STREETS AND RIGHTS-OF-WAY 29. 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 January 12, 2017. Conditions of Approval Vesting Tentative Tract Map No. 6160 May 25, 2017 Page 8 SANITARY SEWER SERVICE The nearest sewer mains to serve the proposed project are a 8-inch main located in North Colonial Avenue and a 8-inch main located in West San Jose Avenue. The following sewer improvements shall be required prior to providing City sanitary sewer service to the project: 40. Comply with all of the requirements included within the attached Department of Public Utilities, Planning and Engineering Division (Sanitary Sewer) memorandum dated December 14, 2016. WATER SERVICE The nearest water main to serve the proposed project is a 8-inch main located in North Colonial Avenue and a 6-inch main located in West San Jose 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 January 18, 2017. SOLID WASTE SERVICE 42. This tract shall have individual single family two-container service; one gray container for solid waste and one blue container for recyclable material. 43. A Covenant shall be recorded to require the trash bins to be placed along the street for trash pick-up. 44. Comply with all of the requirements included within the attached Department of Public Utilities, Solid Waste Division memorandum dated danuary 13, 2017 April 14, 2017. FLOOD CONTROL AND DRAINAGE 45. 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 FMC. These requirements are identified in the District's memorandums to Conditions of Approval Vesting Tentative Tract Map No. 6160 May 25, 2017 Page 9 the Development and Resource Management Department dated January 5, 2017. FIRE DEPARMTMENT 38. Comply with all of the requirements included within the attached Fire Department's memorandum dated December 14, 2016. COUNTY OF FRESNO DEPARTMENT OF PUBLIC HEALTH 39. Comply with all of the requirements included within the attached County of Fresno, Department of Public Health memorandum dated December 7, 2016. FRESNO UNIFIED SCHOOL DISTRICT 46. Comply with all of the requirements included within the attached memorandum from the Fresno Unified School District dated February 10, 2017. RIGHT-OF-WAY ACQUISITION 47. The developer will be responsible for the acquisition of any necessary right-of- way to construct any of the required improvements. 48. Rights-of-way acquisition shall include any rights-of-way necessary for proper drainage, signing, pole relocation, and shoulder grading. In general, this will require right-of-way to be provided approximately 10 feet outside the travel lane. The exact requirement must be determined at the project design stage based on the existing conditions and detailed design information. 49. In the event an acquisition of any easement or right-of-way is necessitated by the subject development, said acquisition will be accomplished prior to Final Map approval. The developer/owner should contact the Real Estate Section of the Public Works Department to receive procedural guidance in such acquisitions. 50. Should such acquisition not be accomplished by the subdivider prior to Final Map approval, the subdivider must request and grant to the City the full authority to attempt acquisition either through negotiation or through its power of eminent domain. The subdivider shall furnish to the City Public Works Department, Engineering Division/ Real Estate Section, an appraisal report or a request for an estimated appraisal amount (to be determined by the City of Fresno Real Estate Section) prior to preparation of a Subdivision Agreement. Conditions of Approval Vesting Tentative Tract Map No. 6160 May 25, 2017 Page 10 51. The subdivider shall submit adequate security in the form of a cash deposit to guarantee payment of all costs associated with the acquisition, including staff time, attorney's fees, appraisal fees, court costs, and all related expenditures and costs necessary to effect the acquisition of such easements or rights-of-way. MAINTENANCE OBLIGATIONS The long term maintenance of all the items listed below is ultimately the responsibility of the owner/developer: 52. The property owner/developer shall be responsible for establishing a Home Owners' Association (HOA) or other property based management mechanism which provides for the maintenance of these items in a manner which provides appropriate security and is deemed acceptable to both the City of Fresno Development and Resource Management and Public Works Departments. a) The subdivider shall establish a HOA (or other approved mechanism) to perform the above listed maintenance responsibilities pursuant to Article 40 of Chapter 15 of the FMC. The Declaration of Covenants, Conditions, and Restrictions (CC&R's) described herein, shall among other things, specify level of effort, frequency, and inspection of maintenance responsibilities, name the City as a third party beneficiary for those provisions, and be subject to approval by the Director of Public Works and the City Attorney's Office. Any amendment to the above provisions or any other provision specifying any right of the City shall require the prior written consent of the City. • NOTE: Should the owner/developer elect to establish a Home Owners' Association to perform maintenance obligations and assure that said obligations are met, then the owner/developer may include such other items as are deemed appropriate and necessary for the sustainability of the subdivision and its amenities within the responsibilities of the association. b) The proposed CC&Rs and the proposed instruments for the homeowners association shall be submitted to the Development and Resource Management Department for review prior to final map approval. Said documents shall be recorded with the final map or alternatively submit recorded documents or documents for recording prior to final acceptance of subdivision improvements. Said documents shall include assignment of responsibility to the homeowners association for landscaping and other provisions as stated in the Development and Resource Management Department Guidelines for preparation of CC&Rs dated September 1, 1994. Conditions of Approval Vesting Tentative Tract Map No. 6160 May 25, 2017 Page 11 DEVELOPMENT FEES AND CHARGES This project is subject to the following fees and charges: a. Applicable Flood Fees as determined by the FMFCD. (Reference FMFCD 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] $2,119.00/living unit f. House Branch Sewer Charge [2] N/A WATER CONNECTION CHARGES FEE RATE g. 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: Conditions of Approval Vesting Tentative Tract Map No. 6160 May 25, 2017 Page 12 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 p. Fire Facilities Impact Fee — Citywide [4] $539/living unit q. Park Facility Impact Fee — Citywide [4] $3398/living unit r. Quimby Parkland Dedication Fee [2] N/A s. Citywide Regional Street Fee [3] $8,361/adj. acre t. New Growth Area Major Street Fee [3] N/A u. Police Facilities Impact Fee — Citywide [4] $624/living unit v. Traffic Signal Charge [1] $450.94/living unit w. Street Acquisition/Construction Charge [2] N/A Notes: 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 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 Conditions of Approval Vesting Tentative Tract Map No. 6160 May 25, 2017 Page 13 obligation. Confirmation by the FCOG is required before the City of Fresno can issue building permits. [1] Deferrable through Fee Deferral Covenant. [2] Due at Final Map. [3] Due at Building Permit. [4] Due at Certificate of Occupancy. CITY OF FRESNO DEVELOPMENT AND RESOURCE MANAGEMENT DEPARTMENT CONDITIONS OF APPROVAL APRIL 19, 2017 VESTING TENTATIVE TRACT MAP NO. 6160 NORTHEAST CORNER OF THE INTERSECTION OF NORTH COLONIAL 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 (UGM) 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 UGM process (with appropriate credit given for the installation of required UGM improvements) in accordance with the requirements of State Law as related to tentative tract maps. Conditions of Approval Vesting Tentative Tract Map No. 6160 April 19, 2017 Page 2 GENERAL CONDITIONS 1. Upon conditional approval of Vesting Tentative Tract Map No. 6160, the subdivider may prepare a Final Map in accordance with the approved tentative map. 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; with the exception of any updates to those fees as may be updated prior to Final Map recordation. 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 Development and Resources 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. 7. Comply with the conditions, policies and standards set forth in the City of Fresno, Municipal Code, Part IV, Chapter 15, "Land Divisions;" Resolution No. 68-187, Conditions of Approval Vesting Tentative Tract Map No. 6160 April 19, 2017 Page 3 "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 the off-site street improvements in accordance with all applicable provisions of the 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. 11. Vesting Tentative Tract Map No. 6160 is subject to approval of related Conditional Use Permit Application No. C-16-062 and Rezone Application No. R- 16-020. 12. Conditional Use Permit Application No. C-16-062 was filed to establish a 13 lot planned development with an outlot used for private driveway/access and shall be approved prior to final map. GENERAL INFORMATION 13. 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. 14. 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 six months prior to the first occupancy, the Developer shall contact the local United States Postal Service representative Conditions of Approval Vesting Tentative Tract Map No. 6160 April 19, 2017 Page 4 to complete a Mode of Delivery Agreement for New Construction. The Mode of Delivery Agreement must have a District approval signature to be valid. In addition to completing the Agreement, the Developer shall provide a final map (with address details) to the local USPS representative. The Developer shall, at their own expense, procure, construct and install all mail receptacle facilities for each location as specified and approved by the USPS. 15. 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, Articles 33 and 38. 16. The developer/owner shall obtain any and all permits required for the removal or demolition of any existing building or structure located within the subdivision boundaries. The developer/owner shall also obtain any and all permits required for the proper abandonment/closure of any existing water well, septic tank/leach field or cesspool, and irrigation pipeline on the subject property. All such permits shall be obtained prior to commencement of tract grading work, in accordance with the FMC. 17. If archaeological and/or animal fossil material is encountered during project surveying, grading, excavating, or construction, work shall stop immediately. 18. 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. 19. 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. 20. 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 Conditions of Approval Vesting Tentative Tract Map No. 6160 April 19, 2017 Page 5 condominium interest as defined in Section 783 of the Civil Code, the developer/owner shall file a written application with the City of Fresno Director of Public Works, requesting apportionment of the unpaid portion of the assessment or pay off such assessment in full. If the subdivider elects to apportion the assessment, the application shall contain the following information: a. A full description of each assessed lot, parcel or interest to be divided and of how such lot, parcel or interest will be divided; b. A request that the Engineer apportion the amount remaining unpaid on the assessment in accordance with applicable law; and c. Written consent of the owner(s) of each such lot, parcel, or interest to the requested apportionment. d. The application shall be filed prior to the approval of the Final Map(s) by the City and shall be accompanied by a fee in an amount specified in the Master Fee Resolution for each separate lot, parcel, or interest into which the original assessed lot, parcel or interest is to be divided. The fee shall be in an amount sufficient to pay all costs of the City and the Engineer of Work responsible for determining the initial assessment in making the requested apportionment. MITIGATION MONITORING REQUIREMENTS 21. Development of the subject property shall be subject to implementation of all applicable mitigation measures, fees, and timelines included within the Initial Study and Finding of Conformity prepared for Environmental Assessment No. R- 16-020/C-16-062/T-6160 dated March 3, 2017. a) The Finding of Conformity prepared for the proposed project is tiered off of the Fresno General Plan Master Environmental Impact Report (MEIR) SCH No. 2012111015. Development of the subject property shall be subject to implementation of all applicable mitigation measures included within the MEIR for subsequent projects; included herein by reference. Conditions of Approval Vesting Tentative Tract Map No. 6160 April 19, 2017 Page 6 ZONING & PROPERTY DEVELOPMENT STANDARDS Property Development Standards 22. Development of the subject property shall comply with all development standards of the RS-5/PD (Residential Single-Family, Medium Density/Planned Development) zone district; and, all applicable requirements of FMC. Landscaping, Open Space and Walls 23. A Shared Use Covenant and a Cross Drainage Covenant shall be recorded for units 3, 4, 6, and 7 for the patios crossing over the property line. 24. The subdivider is required to provide street trees on all street frontages per FMC standards and is responsible for the dedication of public planting and buffer landscape easements as determined by the Development and Resource Management and Public Works Departments. a) Street trees shall be planted at the minimum rate of one tree for each 40 feet of street frontage; or, one tree per home (whichever is greater) by the developer. i) The subdivider is required to provide irrigation for all street trees. The irrigation system shall comply with FMC Section 15-2309. • NOTE: Irrigation systems shall comply with the requirements of the California Green Building Standards Code and/or the California Model Water Efficient Landscape Ordinance and/or California Plumbing Code as may be amended. 25. 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. Conditions of Approval Vesting Tentative Tract Map No. 6160 April 19, 2017 Page 7 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. 26. 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. 27. All proposed/required landscaped easements/buffers, open space areas, pedestrian connections, entryways, pathways and/or private on-site landscaping for street tree purposes shall be improved in accordance with landscape improvement plans, which are to be submitted to the Development and Resource Management Department for review and approval prior to Final Map approval. • 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. 28. Comply with all street tree requirements included within the attached memorandum from the Department of Public Works, Streets Division dated December 20, 2016 and January 23, 2017. STREETS AND RIGHTS-OF-WAY 29. 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 January 12, 2017. Conditions of Approval Vesting Tentative Tract Map No. 6160 April 19, 2017 Page 8 SANITARY SEWER SERVICE The nearest sewer mains to serve the proposed project are a 8-inch main located in North Colonial Avenue and a 8-inch main located in West San Jose Avenue. The following sewer improvements shall be required prior to providing City sanitary sewer service to the project: 40. Comply with all of the requirements included within the attached Department of Public Utilities, Planning and Engineering Division (Sanitary Sewer) memorandum dated December 14, 2016. WATER SERVICE The nearest water main to serve the proposed project is a 8-inch main located in North Colonial Avenue and a 6-inch main located in West San Jose 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 January 18, 2017. SOLID WASTE SERVICE 42. This tract shall have individual single family two-container service; one gray container for solid waste and one blue container for recyclable material. 43. A Covenant shall be recorded to require the trash bins to be placed along the street for trash pick-up. 44. Comply with all of the requirements included within the attached Department of Public Utilities, Solid Waste Division memorandum dated danuary 13, 2017 April 14, 2017. FLOOD CONTROL AND DRAINAGE 45. 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 FMC. These requirements are identified in the District's memorandums to Conditions of Approval Vesting Tentative Tract Map No. 6160 April 19, 2017 Page 9 the Development and Resource Management Department dated January 5, 2017. FIRE DEPARMTMENT 38. Comply with all of the requirements included within the attached Fire Department's memorandum dated December 14, 2016. COUNTY OF FRESNO DEPARTMENT OF PUBLIC HEALTH 39. Comply with all of the requirements included within the attached County of Fresno, Department of Public Health memorandum dated December 7, 2016. FRESNO UNIFIED SCHOOL DISTRICT 46. Comply with all of the requirements included within the attached memorandum from the Fresno Unified School District dated February 10, 2017. RIGHT-OF-WAY ACQUISITION 47. The developer will be responsible for the acquisition of any necessary right-of- way to construct any of the required improvements. 48. Rights-of-way acquisition shall include any rights-of-way necessary for proper drainage, signing, pole relocation, and shoulder grading. In general, this will require right-of-way to be provided approximately 10 feet outside the travel lane. The exact requirement must be determined at the project design stage based on the existing conditions and detailed design information. 49. In the event an acquisition of any easement or right-of-way is necessitated by the subject development, said acquisition will be accomplished prior to Final Map approval. The developer/owner should contact the Real Estate Section of the Public Works Department to receive procedural guidance in such acquisitions. 50. Should such acquisition not be accomplished by the subdivider prior to Final Map approval, the subdivider must request and grant to the City the full authority to attempt acquisition either through negotiation or through its power of eminent domain. The subdivider shall furnish to the City Public Works Department, Engineering Division/ Real Estate Section, an appraisal report or a request for an estimated appraisal amount (to be determined by the City of Fresno Real Estate Section) prior to preparation of a Subdivision Agreement. Conditions of Approval Vesting Tentative Tract Map No. 6160 April 19, 2017 Page 10 51. The subdivider shall submit adequate security in the form of a cash deposit to guarantee payment of all costs associated with the acquisition, including staff time, attorney's fees, appraisal fees, court costs, and all related expenditures and costs necessary to effect the acquisition of such easements or rights-of-way. MAINTENANCE OBLIGATIONS The long term maintenance of all the items listed below is ultimately the responsibility of the owner/developer: 52. The property owner/developer shall be responsible for establishing a Home Owners' Association (HOA) or other property based management mechanism which provides for the maintenance of these items in a manner which provides appropriate security and is deemed acceptable to both the City of Fresno Development and Resource Management and Public Works Departments. a) The subdivider shall establish a HOA (or other approved mechanism) to perform the above listed maintenance responsibilities pursuant to Article 40 of Chapter 15 of the FMC. The Declaration of Covenants, Conditions, and Restrictions (CC&R's) described herein, shall among other things, specify level of effort, frequency, and inspection of maintenance responsibilities, name the City as a third party beneficiary for those provisions, and be subject to approval by the Director of Public Works and the City Attorney's Office. Any amendment to the above provisions or any other provision specifying any right of the City shall require the prior written consent of the City. • NOTE: Should the owner/developer elect to establish a Home Owners' Association to perform maintenance obligations and assure that said obligations are met, then the owner/developer may include such other items as are deemed appropriate and necessary for the sustainability of the subdivision and its amenities within the responsibilities of the association. b) The proposed CC&Rs and the proposed instruments for the homeowners association shall be submitted to the Development and Resource Management Department for review prior to final map approval. Said documents shall be recorded with the final map or alternatively submit recorded documents or documents for recording prior to final acceptance of subdivision improvements. Said documents shall include assignment of responsibility to the homeowners association for landscaping and other provisions as stated in the Development and Resource Management Department Guidelines for preparation of CC&Rs dated September 1, 1994. Conditions of Approval Vesting Tentative Tract Map No. 6160 April 19, 2017 Page 11 DEVELOPMENT FEES AND CHARGES This project is subject to the following fees and charges: a. Applicable Flood Fees as determined by the FMFCD. (Reference FMFCD 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] $2,119.00/living unit f. House Branch Sewer Charge [2] N/A WATER CONNECTION CHARGES FEE RATE g. 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: Conditions of Approval Vesting Tentative Tract Map No. 6160 April 19, 2017 Page 12 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 p. Fire Facilities Impact Fee — Citywide [4] $539/living unit q. Park Facility Impact Fee — Citywide [4] $3398/living unit r. Quimby Parkland Dedication Fee [2] N/A s. Citywide Regional Street Fee [3] $8,361/adj. acre t. New Growth Area Major Street Fee [3] N/A u. Police Facilities Impact Fee — Citywide [4] $624/living unit v. Traffic Signal Charge [1] $450.94/living unit w. Street Acquisition/Construction Charge [2] N/A Notes: 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 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 Conditions of Approval Vesting Tentative Tract Map No. 6160 April 19, 2017 Page 13 obligation. Confirmation by the FCOG is required before the City of Fresno can issue building permits. [1] Deferrable through Fee Deferral Covenant. [2] Due at Final Map. [3] Due at Building Permit. [4] Due at Certificate of Occupancy. City of 2600 Fresno Street-Third Floor Development and Resource Management Department Fresno, California 93721-3604 Jennifer K. Clark, AICP Director (559) 621-8277 FAX (559)488-1026 Property Development Standards Checklist March 3, 2017 PROJECT DESCRIPTION Conditional Use Permit Application No. C-16-062 was filed by Jeffrey T. Roberts of Granville Homes, on behalf of AFREI, LLC, along with Rezone Application No. R-16-020, and Vesting Tentative Tract Map No. 6160. The proposed project pertains to ±1.13 acres of property located on the northeast corner of West San Jose and North Colonial Avenues. The Conditional Use Permit Application No. C-16-062 proposes a planned development with reduced property development standards for the construction of six two-unit buildings and one single-unit building with private open space area and a gated entrance at the shared driveway. APN: 417-140-21 ADDRESS: 614 West San Jose Avenue GENERAL INFORMATION ZONING Existing RS-5 (Single Family Residential, Medium Density) Proposed RS-5/PD (Single Family Residential, Medium Density/Planned Development) PLANNED LAND USE Existing Vacant PLANS - available on-line at Development and Resource Management I Long-Range Plans and the Development Code [Community Plan Bullard Community Plan PROPERTY DEVELOPMENT STANDARDS Use the website below to access the Development Code to find more information on zoning/property development standard requirements for RS-5 zone district: Fresno Municipal Code Chapter 15: Citywide Development Code USE PERMITTED Pursuant to Table 15-902 of the Fresno Municipal Code (FMC) Single-Unit Dwelling, Attached is a use permitted subject to a development permit. A Conditional Use Permit is required for Planned Developments. LOT SIZE Project Comments Conditional Use Permit Application No. C-16-062 March 3, 2017 Page 2 Minimum 4,000 square feet Maximum 6,500 square feet Existing 49,222 square feet DWELLING UNIT DENSITY Permitted 1 unit per lot Proposed 1 unit per lot; proposed tentative tract map to divide parcel for a total of 14 lot with 13 dwelling units with a private driveway LOT DIMENSIONS Width 40 feet Depth 70 feet Proposed Proposed project is part of a Planned Development with modified standards: lot size and setback reduction, and private access. 4 lots: 31 feet x 67 feet 4 lots: 26 feet x 67 feet 1 lot is 58 feet x 72 feet 4 lots vary: 29 feet x 69 feet, 29 feet x 62 feet, 31 feet x 62 feet, 31 feet x 69 feet BUILDING HEIGHT Permitted 35 feet Proposed 12 building are 26 feet 11 inches 1 building is 26 feet 4 inches SETBACKS Depict dimensions of all setbacks from buildings to property lines on the Site Plan. Required Building Setback Proposed Building Setback Front (West 13 feet Front 10 feet San Jose Avenue) Interior Side 3 feet Interior Side 10 feet Street Side 10 feet Street Side 10 feet (North Colonial Avenue) Rear 10 feet Rear 10 feet Project Comments Conditional Use Permit Application No. C-16-062 March 3, 2017 Page 3 Required Landscaping Setback Proposed Landscaping Setback Front 13 feet Front 10 feet Interior Side Interior Side Street Side 10 feet Street Side 10 feet Rear Rear General Yard Requirements: 15-2305-D: All areas facing a street shall be landscaped. Landscaping shall be installed and maintained in accordance with the sections of this article and the following standards: 1. Planting areas 10 feet or less in width shall at the very least be planted with small trees and small to medium size shrubs to span the entire length. 2. Trees shall be planted so the canopies could touch for the entire length within fifteen years. 15-2308: Trees shall be provided as follows: 1. Residential Single-Family Districts. A minimum of two trees per lot and if part of a Planned Development then trees may be provided in common areas in addition to the two provided on each residential lot. a. One of the required trees must be oriented to the street. b. One of the required trees must be a passive solar-oriented tree (Deciduous) or a wind buffer-oriented tree (Evergreen). 15-2308-I: Violation. In addition to the provisions of Article 63, Enforcement, any person who removes or causes to be removed any Protected Tree in violation of this article shall be required to: 1. Apply for and obtain a Tree Removal Permit and pay a double application fee. 2. Be responsible for property restoration which shall include: a. Replacing the tree(s) removed with tree(s) of reasonably equivalent value and largest size feasible to the tree(s) removed per Table 15-2308-E-4; b. The number, size, and location of replacement trees shall be determined by the Director after receipt of a report and recommendation by a licensed arborist; c. Paying the fees of the licensed arborist, including any fees for the valuation under Subsection 15-2308-E.4. 3. Pay a civil penalty to the City, with the funds placed in the City's tree planting fund, in the amount of $2,500 or the actual monetary value of the tree(s), as determined by a licensed arborist, whichever is less. The arborist shall use the then-current issue of the "Guide for Plant Appraisal" published by the International Society of Arboriculture. Said funds from the tree planting fund shall be allocated for the planting of new trees or shall be directed to a non-profit organization that specializes in the preservation and/or planting of trees in the city. Project Comments Conditional Use Permit Application No. C-16-062 March 3, 2017 Page 4 LOT COVERAGE Permitted 60% Proposed 33% to 55.7% OPEN SPACE 7Required N/A Proposed 17,400 square feet SPACE BETWEEN BUILDINGS Permitted N/A Proposed N/A FENCES, HEDGES, WALLS Permitted Max 6 feet outside of front setbacks Proposed Provide fence description. TREES (On-Site) 7Required Two trees per lot Proposed 48 trees OFF-STREET PARKING Required N/A Proposed 3 parking stalls PARKING LOT SHADING Required One tree per parking space Proposed 3 trees SUMMARY AND OTHER COMMENTS /REQUIREMENTS A. Miscellaneous (1) The following additional General Site Regulations pursuant to Article 20 shall apply: x 15-2013: Outdoor Lighting and Illumination (2) See the attached Notes and Requirements for Entitlement Applications for additional general notes and requirements. (3) The environmental review for the proposed project has been completed: Environmental Assessment No. R-16-020/C-16-062/T-6160. Project Comments Conditional Use Permit Application No. C-16-062 March 3, 2017 Page 5 B. Local Plans and Policies (1) Bullard Community Plan: There are no policies in the Bullard Community Plan for residential development that are more restrictive than the FMC or Fresno General Plan. (2) Fresno General Plan x The following policies of the apply to the proposed project: Use the following links to review City development regulations and requirements: Public Works Department, Standard Drawings - Department of Public Works I Developer Doorway Attachments: Notes and Requirements for Entitlement Applications NOTES: # SITE PLAN 1. CONTACT SOLID WASTE DIVISION FOR APPOINTMENT TO ESTABLISH ACCESS 25. PRIOR TO GRANTING OF FINAL OCCUPANCY, A WRITTEN CERTIFICATION, I # /� EX. CURB & GUTTER AND IMPROVEMENTS REQUIRED AS CONDITIONS OF PROVIDING DISPOSAL SIGNED BY A LANDSCAPE PROFESSIONAL APPROVED BY THE PLANNING I/ TO 614 WEST SAN J0SE AVENUE SERVICE. 621-6888 AND DEVELOPMENT DEPARTMENT DIRECTOR, SHALL BE SUBMITTED STATING ' REMAIN (TYP) 2. THE SANITARY SEWER SERVICES, WATER, GAS AND ANY OTHER UNDERGROUND THAT THE REQUIRED LANDSCAPING AND IRRIGATION SYSTEM HAVE BEEN SERVICE CONNECTIONS SHALL BE COMPLETED IN ALL AREAS TO BE PAVED INSTALLED IN ACCORDANCE WITH THE LANDSCAPING AND IRRIGATION I 10.5' PRIOR TO PLACEMENT OF ASPHALT CONCRETE ON SITE. PLANS APPROVED BY THE PLANNING DIVISION. II ZZ RS-4 I AP N 417 - 140 - 21 3, ALL HANDICAPPED PARKING STALLS SHALL BE PLACED ADJACENT TO 26. WALKWAYS CONNECTING ACCESSIBLE ENTRANCES AND OTHER FEATURES I EX. 4' SIDEWALK EX. MULTI FAMILY RESIDENTIAL 1 FACILITY ACCESS RAMPS OR IN STRATEGIC AREAS WHERE THE HANDICAPPED CANNOT SLOPE MORE THAN 5% IN THE DIRECTION OF TRAVEL NOR HAVE SHALL NOT HAVE TO WHEEL OR WALK BEHIND PARKING VEHICLES WHILE A CROSS SLOPES EXCEEDING 2%. V I 9 TRACT N 0 . 6160 TRAVELING TO OR FROM HANDICAPPED PARKING STALLS AND RAMPS. I �� 1� 4. ANY SURVEY MONUMENTS WITHIN THE AREA OF CONSTRUCTION SHALL BE 27 THE ACCESSIBLE PATH OF TRAVEL AS DELINEATED IS A BARRIER-FREE II I PRESERVED OR RESET BY A PERSON LICENSED TO PRACTICE LAND ROUTE 48" MINIMUM IN WIDTH WITH NO ABRUPT LEVEL CHANGES I II II EX. DRIVEWAY C - 16 - 062 SURVEYING IN THE STATE OF CALIFORNIA. EXCEEDING 1/2" UNLESS BEVELED AT A 1:2 MAXIMUM SLOPE, AND NO I II I APPROACH EXISTING CONC. STRIP VERTICAL LEVEL CHANGES EXCEEDING 1/4". THE CROSS SLOPE DOES I WITH 6' WOOD FENCE 5. LIGHTING WHERE PROVIDED TO ILLUMINATE PARKING, SALES OR DISPLAY NOT EXCEED 2% AND SLOPE IN THE DIRECTION OF TRAVEL DOES NOT II AREAS SHALL BE HOODED AND SO ARRANGED AND CONTROLLED SO AS NOT EXCEED 5%. THE SURFACE IS FIRM, STABLE AND SLIP RESISTANT. THE I II II 150' TO CAUSE A NUISANCE EITHER TO HIGHWAY TRAFFIC OR TO THE LIVING ACCESSIBLE PATH OF TRAVEL IS FREE OF OVERHANGING OBSTRUCTIONS I _ _ ENVIRONMENT. THE SPECIFICATIONS AND TYPES OF LIGHTING FIXTURES TO BELOW 80" AND OBJECTS PROTRUDING GREATER THAN 4" FROM A WALL I II I - 67°f 23't T 29't r 31't BE INSTALLED ON THE SITE SHALL BE SUBMITTED AND APPROVED BY THE ABOVE 27" AND BELOW 80". THE ARCHITECT SHALL VERIFY EXISTING 30 00 ° ° PLANNING DEPARTMENT PRIOR TO ISSUANCE OF THE BUILDING PERMITS. THE CONDITIONS AND DELINEATE ANY REQUIRED UPGRADES INCLUDING THOSE I II II I ° ° ° AMOUNT OF LIGHT SHALL BE PROVIDED ACCORDING TO THE STANDARDS OF THE FOR CURB RAMPS PER CBC 1127B.5. II DEPARTMENT OF PUBLIC WORKS, THE PLANNING AND DEVELOPMENT DEPARTMENT I o AND THE FRESNO POLICE DEPARTMENT. 28 CONSTRUCT CONCRETE DRIVEWAY APPROACH TO PUBLIC WORKS I II �1 I H 45.7' �I11 6. ALL SIGN PROPOSALS TO BE SUBMITTED TO PLANNING DEPARTMENT FOR STANDARDS) P-2 AND P-6. II a1 MI I 10 SEPARATE SIGN REVIEW PRIOR TO INSTALLATION FOR VERIFICATION OF I II ° ° °- COMPLIANCE WITH ZONING ORDINANCES. 29 P-28 AND P-32.CONSTRUCT CONCRETE CURB RAMP TO PUBLIC WORKS STANDARD(S) II I BLDG. 1 10 I 7. TWO MEANS OF INGRESS/EGRESS MUST BE MAINTAINED DURING ALL PHASES II 1 °a1 67'f � 25' OF DEVELOPMENT. 30 TO BE DEEDED FOR PUBLIC STREET PURPOSES BY THE RECORDING OF I II II +I BLDG. 5 8. ANY UTILITIES REQUIRING RELOCATION SHALL BE THE RESPONSIBILITY AND O TRACT N0. 6160. I II 1 3 91- ° i i 51 7 �i It � - - - - - - AT THE EXPENSE OF THE DEVELOPER. FIRE HYDRANTS WILL BE RELOCATED II �I � _ I - - - - - - to BY CITY FORCES, DEVELOPER IS RESPONSIBLE TO NOTIFY CITY WATER I z II o - I �� 17 DIVISION AT 621-5300 TO ARRANGE AND COORDINATE WORK. I II 1 ° 1 Q�� �I Ai 1 O 9. NO USES OF LAND, BUILDING OR STRUCTURES OTHER THAN THOSE r N N SPECIFICALLY APPROVED PURSUANT TO THIS SITE PLAN SHALL BE I II o I I c-5 22' PERMITTED. I II II w 10. ALL GATES ON COMMON ACCESS DRIVES AND ALL PEDESTRIAN GATES, IIQ 1 S - - 67't -b- ;n 1 11 SCALE: 1 " = 20' WHERE REQUIRED SHALL BE EQUIPPED WITH APPROVED POLICE/FIRE I 113 11 ° 42.6' BYPASS LOCKS (BEST LOCKS: PADLOCK 216700 SERIES OR CYLINDER I II°0 II I� LOCK 1 W7B2). II X 1 i w ° I N 45.7' � - 29 t - 11. LANDSCAPING SHALL BE MAINTAINED IN GOOD HEALTH. TREES MAY NOT I w �1 Jo 60 I z rn BE TRIMMED OR PRUNED TO REDUCE THE NATURAL HEIGHT OR OVERALL - N CROWN OF THE TREE, EXCEPT AS NECESSARY FOR THE HEALTH OF THE 1 II II w o ° I BLDG. 2 I z 17 I J TREE AND PUBLIC SAFETY; OR AS MAY OTHERWISE BE APPROVED BY I II 1 N 3 N �` i� "� I w z m THE DEVELOPMENT DEPARTMENT. 11 1--ij xz ° 1p'- 67't w N wo v 11 11 11 0-1 12 CERLANDTIFICAPING MUST BE IN CATE OF OCCUPANCY. AC HOLD ONE ISSUANCE OF THE OCCUPANCY SHALL BE PLACED ON 1 II II i o _ i i 51.7° I c g' (TYP) m in THE PROPOSED DEVELOPMENT UNTIL SUCH TIME THAT LANDSCAPING HAS I II z1 -� 1 p = o I r 1 0 ~ BEEN APPROVED AND VERIFIED FOR PROPER INSTALLATION BY THE PLANNING I II WI A w 1 Q 12 in DIVISION. > Il 1�� `t +I 00 w 13. SIGNS, OTHER THAN DIRECTIONAL SIGNS, ARE NOT APPROVED FOR 1 II 1 ° I to "�I w `r -I z INSTALLATION AS PART OF THIS SPECIAL PERMIT. SUBMIT FOR A I SEPARATE MASTER SIGN PROGRAM OR SIGN REVIEW APPLICATION. II B 4 APPLICATIONS AND REQUIREMENTS FOR SUBMITTAL ARE AVAILABLE AT II IrrI ° 4,5' ° 1 0 ° LEGEND THE PLANNING DIVISION'S PUBLIC FRONT COUNTER. II II 5.5' ° ° 3: z - - 2 67'f - - ° - � - - - - - - - - 14. A BACKFLOW PREVENTION DEVICE IS REQUIRED! CONTACT WATER II �1 ° DIVISION AT 621-5300 FOR REQUIREMENTS; DEVICES MUST BE 1 II IN APPROVED BY THE CROSSrI ° I Q - - - - - EXISTING PROPERTY LINE INSTALLED NOSTALLTDEON-SITE IN A VICION �NTROL BACKFOFFICER; A LOW PREVENTION LONBING DEVICES RIEQUIRED SREQUIRED LTBE I II fl ° ° ° ° ° ° ° ° Oc,GPQ��G I x N g EXISTING CURB & GUTTER TO REMAIN INSTALLED AT CONSUMER'S EXPENSE BY A QUALIFIED JOURNEYMAN I li 11 w ° 21' �� I w i PLUMBER CERTIFIED AS COMPETENT FOR SUCH PURPOSES BY THE WATER ° ° I 13 w PROPOSED 6" CURB SYSTEMS MANAGER; BACKFLOW DEVICES MUST BE TESTED AND ACCEPTED 1 II 11 io BY THE WATER DIVISION PRIOR TO GRANTING BUILDING FINAL; 11 w ° 1 41 60'f z - - - - PROPOSED PROPERTY LINE DEVELOPER IS RESPONSIBLE TO CONTACT THE WATER DIVISION A MINIMUM I II 3 I H P --29r± ° - a° 31'f - N OF 5 DAYS PRIOR TO REQUEST FOR FINAL BUILDING INSPECTION. RMX 11 II w cn ° � 0'` ° o _ 0 1 X EX. OFFICE 1 II I� M 28 I"� �v�� I °°i i i I rN w 15. AS REQUIRED BY THE CALIFORNIA ADMINISTRATION CODE (TITLE 24), AN I II 00 UNOBSTRUCTED 4-FOOT MINIMUM PATH OF TRAVEL ALONG THE PUBLIC II V I _ _ _ _ _ SIDEWALK WITHIN THE LIMITS OF THE PROPERTY IS PROVIDED. I I1 IyI w z co1 16. RAMP AND SIDE SLOPES SHALL BE ROUGH BROOM FINISH PARALLEL TO 1 II lit Q ° GROOVING. w II II BLDG. 6 DESIGN AND CONSTRUCT PARKING LOT PAVEMENT TO PUBLIC WORKS O I 0 ,� 17 STANDARDS P-21, P-22 AND P-23. I ~ ° 22' +1 � -H 1 67 - - C - ( - 1 14 18. IF ARCHAEOLOGICAL AND/OR ANIMAL FOSSIL MATERIAL IS ENCOUNTERED I II w I DURING PROJECT SURVEYING, GRADING, EXCAVATING, OR CONSTRUCTION, 11 Q :2 1 17 1 Z 11 WORK SHALL STOP IMMEDIATELY. 1 II 1� > 1 bi r I 1 19. APPROVAL OF THIS SPECIAL PERMIT MAY BECOME NULL AND VOID IN THE I II O II a ° I+I -H EVENT THAT DEVELOPMENT IS NOT COMPLETED IN ACCORDANCE WITH ALL 11 x M 45.7' THE CONDITIONS AND REQUIREMENTS IMPOSED ON THIS SPECIAL PERMIT, 1 I - THE ZONING ORDINANCE, AND ALL PUBLIC WORKS STANDARDS AND 1 II O I� w ° ° _ 5 I ---�--25' 42.6' - - - - - - - NOTE: SPECIFICATIONS. THE PLANNING AND DEVELOPMENT SHALL NOT ASSUME II , III I BLDG. 3 10 1 RESPONSIBILITY FOR ANY DELETIONS OR OMISSIONS RESULTING FROM THE �! 1 . EXISTING PLANNED LAND USE: MEDIUM LOW SPECIAL PERMIT REVIEW PROCESS OR FOR ADDITIONS OR ALTERATIONS TO I 30'11 30' 67't 29 60't -31't CONSTRUCTION PLAN NOT SPECIFICALLY SUBMITTED AND REVIEWED AND 1 I - 0 51.7'- AMENDMENTS 1 7' 1 DENSITY RESIDENTIAL APPROVED PURSUANT TO THIS SPECIAL PERMIT OR SUBSEQUENT II ° ;n AMENDMENTS OR REVISIONS. 1 II II N N 17 -H 2. EXISTING ZONING: RS-5 20. NO STRUCTURES OF ANY KIND (INCLUDING SIGNS, TRASH AND RECYCLING, 1 11 I - I �� c�I 15 D - ETC.) MAY BE INSTALLED OR MAINTAINED WITHIN THE LANDSCAPED AREAS. 1 C� -,01PROPOSED FENCE AL NG 20' 20' ° 0 6 ''' 3. PROPOSED ZONING: RS-5 NO EXPOSED UTILITY BOXES, TRANSFORMERS, METERS, PIPING (EXCEPTING I I ° 1 N �QQ b THE BACKFLOW PREVENTION DEVICE), ETC., ARE ALLOWED TO BE II 4. PROJECT SITE AREA: LOCATED IN THE LANDSCAPE AREAS OR SETBACKS OR ON THE STREET I 1 O 58 t FRONTAGES OF THE BUILDINGS. ALL TRANSFORMERS, ETC., SHALL BE 11 I 3 I S� _ _ 67't _ _ VH PROPOSED FENCE GROSS AREA = 1.13 ACRES SHOWN ON THE SITE PLAN. THE BACKFLOW DEVICE SHALL BE SCREENED I II wo ALONG PROPERTY LINES 1 _ - - - - - - - - - NET AREA = 1.03 ACRES BY LANDSCAPING OR SUCH OTHER MEANS AS MAY BE APPROVED. 1 II 21. ALL FUTURE PROPOSED FENCES, HEDGES AND WALLS, ETC. SHALL 11 I� a 5. LOT COVERAGE IS 35.3% BE REVIEWED AND APPROVED BY THE CITY OF FRESNO, PLANNING I I S2 N 45,7' � AND DEVELOPMENT DEPARTMENT PRIOR TO INSTALLATION. I II II w X 7 COI w 1 22. IF THERE ARE SUSPECTED HUMAN REMAINS, THE FRESNO COUNTY CORONER I 5 w I N w SHALL BE IMMEDIATELY CONTACTED. IF THE REMAINS OR OTHER I 11 1� ° BLDG. 4 I o ARCHAEOLOGICAL MATERIAL IS POSSIBLY NATIVE AMERICAN IN ORIGIN, THE II � 12't BLDG. 7 NATIVE AMERICAN HERITAGE COMMISSION (PHONE: 916/653-4082) SHALL BE 1 II II m z r10 - 67'f I 16 IMMEDIATELY CONTACTED, AND THE CALIFORNIA ARCHAEOLOGICAL I II IM M 1 51.7' Q -H 1 INVENTORY/SOUTHERN SAN JOAQUIN VALLEY INFORMATION CENTER (PHONE: 0 1 v w 1 °° ° I N -C-4 N 805/644-2289) SHALL BE CONTACTED TO OBTAIN A REFERRAL LIST OF I }x II _ w 13 RECOGNIZED ARCHAEOLOGISTS. AN ARCHAEOLOGICAL ASSESSMENT SHALL BE � II II w ° 1 o I I a CONDUCTED FOR THE PROJECT, THE SITE SHALL BE FORMALLY RECORDED, I II = I� I: $ +I p I AND RECOMMENDATIONS MADE TO THE CITY AS TO ANY FURTHER SITE I I a INVESTIGATION OR SITE AVOIDANCE/PRESERVATION. ° I� I EX. BLOCK WALL 23. ALL CONSTRUCTION WORK ON THIS PROJECT IS SUBJECT TO 1 II Q I 1 � ° 1 EX. 4' SIDEWALK INTERRUPTION IF THE ROAD SYSTEM BECOMES IMPASSABLE FOR FIRE I I� o ° I APPARATUS DUE TO RAIN OR OTHER OBSTACLES. ALL REQUIRED FIRE II Z - - - APPROVED LANESACCESS ALL WEATHER' DED AND SURFACE CAPABLEOFSDUPPITH ANORTNG 80 000 1 II it I'H 30 EX. SERVICE POLEc,GPQ67'± \�G I ° '° ° ° 1 TO REMAIN (TYP) LB. VEHICLES (MINIMUM 4" OF BASE ROCK OVER COMPACTED OR I II ° TO BE REMOVED �� 58'f�_ _ _ _ - cq -1 - -1- -� - - - -� -% UNDISTURBED SOIL OR PER APPROVED ENGINEERED PLANS) - - - - - ° YEAR-ROUND AND WITH 24 FEET MINIMUM WIDTH OR OTHER APPROVED I II II I 29 ° ° 92} ° °1�0' ° ° ° METHOD THAT WOULD PREVENT SHOULDER DEGRADATION. I II 1 ° ° 30 28 I 24. IF ANIMAL FOSSILS ARE UNCOVERED, THE MUSEUM OF PALEONTOLOGY, \ \ _ U.C. BERKELEY SHALL BE CONTACTED TO OBTAIN A REFERRAL LIST OF I ♦- -_�1-� II L _ - - 16 01 I EX. STORM DRAIN INLET RECOGNIZED PALEONTOLOGISTS. A PALEONTOLOGIST SHALL CONDUCT AN EX. STREET LIGHT -� li I ui _ _ _ _ - - - - - - I j�i EX. STREET LIGHT ASSESSMENT AND, IF THE PALEONTOLOGIST DETERMINES THE MATERIAL 11 1 I `- - EX. RIGHT-OF-WAY N I -C TO BE SIGNIFICANT, IT SHALL BE PRESERVED. ii II I PROPOSED CURB & GUTTER AND EX. PAVEMENT TO REMAIN EX. EDGE OF PAVEMENT (TYP) I _- - / I SIDEWALK AS PER CITY STD. P-5 EX. 8" SEWER TO REMAIN WEST 150' SAN JOSE AVENUE N EX. 8" WATER TO REMAIN II EX. 6" WATER TO REMAIN___________________________� \ L=_ _____________________________________ __ / GARY G. GIANNETTA 0 \ O O O EX. POWER POLE W/RISER J ���' EX. POWER POLE W/RISER _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ CIVIL ENGINEERING & LAND SURVEYING - - - - - - EX. POWER POLE W/RISER � - - _ _ - - - - I- EX. POWER POLE W/RISER JZCR 1 CR 1119 "S" STREET FRESNO, CA 93721 EX. OFFICE EX. MULTI FAMILY RESIDENTIAL DATE: 11/29/16 (559) 264-3590 REV: 3/31/16 GENERAL NOTES /��� /��� KEYNOTES WALL ASSEMBLY IWO.,,If a.wv qri f4.f.0 V `/ `=111.II A + .IIA'.ev:, p a e TwE A Ew N �tj ---Ric • n,'B/µsa K wF rR. WM npiRy irwrq ARD FEET FOR CIARIHuA71DN z :o wIx RA,EO sEN CLDvxc D ZV �I..es r * (n DLEB,T° a im"SSrN— 64, .tee aST V.AND"HINESLAN SO,.ARD AREAE O p �+ TRAPONs AT RAID WAlls 5[E N 111 A Nix v DA uEASLN[D ix De mNEEn xyrp K sx,ODxPERE aDEVIA I VAUEL ik ss THAN ul •LAN A . UT r�OSI O� r 17 IN [EE PCNEnxAPxt ME waLLs ax°LO`RRNES awvE m°AVF 4[uE[x f ANcx sxT TH,rM LO[n A¢o DBE-AT1.T SAVEdsm ERGO.,`E D m • O ovi[�v 6x n�i aY.ti'wr V i x�y� a NO xB CAGE'RE"uE'AL AND O a•fjj• O O3 LEAs DAT'1[k HEaiw AT III LESS ntAx v' HAVE 10 OPENN45 INTO THE SHALL Ap'R D'A'S{ + SRLiF yAsiaxyAil N........... l�FOu ix�D'inziiuroxmx RE' F RSr�L-l�J PULL vxTaeS r i n] n.NF�• DDwNOTED - �o�mcxww EBEPRO IELEHA� LOWERIRAN PILL awY O rzoxAVE uwr.r.-[w[uLAn X 1 A. uxLER PRprEC(Pb�,Ex1ER10RFLEES "w.LlLSNLRfarERE O 6 Rf0 THAIORE,wAt ED]':ROM PRDPERrY FAR HAS � '- E PfrtNAx[.I NArtpxt Du ra uxrt. @ �D �. 11 EI R Pec REDLaa¢xT 'Q k __ D g-' Q nl`�Zl nano RNA PER All 121 I a) I BL Rwx ip)BL IRE 2D A' w.benER o sa[n xoD€I,oRoxD€ -I,ILDAo DEARNA' LER PRUTE nay°[ I GARAGE I GARAGE � IIII_��q.+. A,��.,u snD.xA pE 1.Asss wx E OPERTYRF u2 SHALL HAVE Q x c/Ni E i �re,r 1x1 Ox LI,IED D1OPENRT45 - - - 'ARE J PRO DO ixOlxpeAL COxPiOL VALVES Di 1 O Post EL L-1 can S.1./GAWBADE `fur Ea e c, AanHoWE EENADDN"I FDA p .> mo o�L[[, AFFED w f�°[o o PR,E exn—S21-S1.'/"RD .AND ,. °� 5INAL-1 aDno-NEANxRI IIIIIADDERD 11.1 SE ,.� :. /� --'aw-nr 1—-6PrRa_E:rt,�eA °�aANrxL�N.xEA,mxc AN ' PR—DON SCIDEs swcxElaw E0 �J _ • LJ O .E.++r..v r.r.c x+:.a e',"r",°.s owix�D.:`"„` EAT FAR _- -"� x • , lLAw x't iyx asaNE Ml IMF 0 m.w. .'IM H.- O orf;N.1E Wmnr "wp+E'r 'r pm PAN sl®! Q _ SYMBOLS LEGEND _ - RFpL.E�%s+1?1 v.n arrr.%Fm pp.1 Ef sa.1 b u IMw w ® n`ci(%1 xxa.wwR - x Rsgxw - ZONE lrnri bi.W\11i'�w .rt i�DR n E ' KITCHEN a ® .'a1I L♦ a s/ue'RA. rxl iLW eK 111 TIiA Nl Q rtLLs Vt Y1 Wxasfgl aQT 7 5 REDS 24-01 1ILAID DE O 4icn bio III Ano Mow.0 CAF» _ T ® wwp�}1q aA VR•Y • ,� N4 IEA�ocTop ,E"UD'"Joxis'/e' .e EnrtQr��. AN z,r xm`°� ,ISHF-auRTN�i' uj Qiris sw[Ei c HE xE-xarfs x- s - _ DINING DINING , Q R,D su, F -6'a I ENL, pPNla Cc ESR E usEn,ax[BLDIX sxE„xmc U Z wRROR rAD SEE LIEE1 AB vF 9M OCOu LOCn¢0 Ao�uOB D w >d 1aEc QQ AER,D srr.A,.roe COVDOwAPMJi>.x•xe DxLr ,._._.�+_............ w RRx-ws.rRAMI IYwi 11101 r�\'w aYp f>✓<F.Y..-�I�oe'.WA1 twR �LLI O- l_w<L wE ILVixi AI-) >ox v _ LINNC LIVING Nw/4 %y .: - O vECDRN�n n_puv_OwaLs.ro,u 9YAA6'x. mIYL`rAli�.f Lx»M•i+L..N+F'Y 0 CM, APA I[Ys lb YDrLG AREA) - -- e A �cvv eD' L1P'eD ®�Vxixu oTALx a"m sDu,NixuulEAL lsa PARCEL +�+ewwNlwrryxx nwLxw Q Z 0 ... - ENTRY !! r n lS i ... —._-_._._.- .- .. uu u..c vrivi�.,.:riri' (n CQ z Act � ........ ...... ..... - xox-LOAn azAmxc LL r �� U S = _ .../wE uwR s/e,rP[. ❑ Z W'41E]6 1..li%Y © v • 1 ` ENTRY - \ • ` (p ® EL'I vcv n, .eD,x aD[s (n CI,LU A. FDDTACE EVP UNIT r_,._______�� II ?'< F I_ _ ______L__-_J ua y'Fi`"1�Neie �� LL t srDD'4"Tratt.["sPRiNA EKED c. M• I • • ! 0 x u[xls FISH N r- i.f s-f.� ..Lk. !. 1 _ r RC 3.N,J}' �D'msa-SHIIARTH•m ixEa i, FUEL oxE(unuc AREA1 sse s ” • r. r `i ! 3 S-a Rw Ffk4*MY+�RW O THRs s5 s, - - w 6 I-PSIS WD SIS e,u.. /s/e cw DD .... ....... ....� [F p�� EVEL Txn(Lmuc AREA) tiJ 4 4 H I .Y-'• fes! �,�,� 2TRl IMYp 11 LN Isr .____________rJ J-'-R.. --'�`t-J ll .._ . nloa>•cs r.F�. . r ... - r r:. '�1.x •-�J RooF/DLLNE,NDx,D,D NE.Nme SHY 1Y,' ss - LII • px O%-I. ,t-.. --. x.L n.-.v....vYnw FIrslFloorPlan- , aanu a N .�-•• ! T Typical Bldg DRcn H 9 £ !Y _ ps SEE ELECIRIDAL DRAwucs r e.r .1• x:r ,..r-11f- KUWNx1E- o AL W. .... x.Ooa r .•_, • , O 1 ,„._EP, x c Au,c,xD,nrN xuuaR o.:eir'i:ni i.vr.rt iEiiri eu . "R`/`� p 11wrr - O ,RY D, °/All A PRI; A AHA ,xrtf"I OT THE DOR SHALL BE]D'ISEDDOROLOAD'�'M��nl[F`iW 0 ;H xunxAi��/�uE lxlcxx[ss srnLL uoT e[, ISP 'ASER1. 'ED,x R/r,xiEN EN First Floor Plan- Building'A' ® EABr,>ND wDE IE DDDR =E°° At LA scale=1l4"-1'-G” ire ui�:rcRS nor w:oE P,PER DHE O e xivEERssr E-1AHOARDs ALL xALLwA PLwDDD:xLa,Nwc xxERE o[cUPs ALL 12 ENCIES ISO U 7aVALL CON,THN 9x s°IF DF xnOxEv CpiMIERDSPACE Q AIR FRAT `R.n/wn�so-.xauR Rn,m x�sjx-roIEu,ED v`RER,Rc.ur AxpSr.seExsD YuroleclR 1512 s3,CNP-NEAR cw No i,s s/3 SE1 7-se A D le: 0]D' 16 TOLDAREAGV -ALL SCIII IED r or ND reefs FA gi=n' ,/x ppx EVIER OR [ "',w ]/I S NLN1.Y uxrt/-S""rARMED xr L-ION ADPL.NO C�W?-EXHIBITE1 DATE_f3 na E H.,PLa�Dr D.wx�,a„DS` Ftivd ENG. DAl It - TRNrFIC ENG. DATE COND.APPROVED BY DATE CITY OF FRESNO PLANNING&DEVELOPMENT DEPT GENERAL NOTES KEYNOTES WALL ASSEMBLY 1.'Ill Al I-ALLE IDDAI 1ED11 TFIE I.— (D ADA'D""'A"LAR""""LE" ILI 11,1,11 DAILL R1 wL.s.RxcnRALDI-N., A ED L, 111'IDLI R-OR D,"I-RS D, A. FL,,_,OR ED""LED IDLE OL-5 A. FAIH IT, l 1.1. AD, 7HER1,IHATL'I AT�A,­ EA�� A�1111.1111 111-1 LI. 11-11DI LILL] I lA.voE A.AREAS X L"!Z "Ll T"'Z Mtl 11�[%Tl LEI nffll Al 111II E Il IAT 'RATIONS Al RATED WALLS SEE 11 IE-I A.11 1 11-­11ED ll IIE NIEC­ FALI "N S.EE 2 j-6..2 I. IWN Z Ll RL` IIRETRA;1'ND AeDl Em al IH I A.H I Al I III L.DA- RE. 0 _-,----------- H111 1 11111 1 LAIIFAD I" iIR--�., ..a.—a moww�a can A,A�1 nr D.ELLRS Ill.III ,xwDI"A l'. I III ID 21 ICE'E`EEFT�1'E`7AL`4FD' (D ► 3� �IAL,L�IAIE NO IFE.11S ITO TRC AII,Iw,l,W•. w- - AlIL11 A, Tiz OT val "A .1 ALL I.TS STAllEIED w BR 3 BR 2 1L F AFT I __RF A­DTAV III. BR HR 3 T,w6imm wimi w m" WWR9 I IAPI F-l OR LEE ILA.I LFFA--All Z C�IAIL�A-Ill`EAIHADU`IT 1,*11111"IT LESS THAN �ER T,­,I 1,3oD,2E1C(,2)wl­S 11"'FALATO"I G) l LE E`'D'LAILI DIIAIII TILAI OR EIII REO] F'FR IRDIIITY Ull IAI _7 11 111 RATIO PE00-IT 12)1 1 ALL FOR FL1 111 11)"El I. UO R1,1,1,IIAII 11 TI 11LICIF DALL I-M 11-11 IL.D RFAA.F) I'NO FR)l ,E I �[R 1ARLE pR,3,D,2F,(,2),1LDGS�1 ALF111 TO nR[ AILD.II_.1 111 A1101LI(1) FRI.IF " OR • yy AND GREATER FROI PROPER71 LRE%'A'UL'HA'T I UNLIFTED OILIRGS l DAR'A I �ZE -1 l.-L. l, _R 9"SE'ppL" rDL1O III E�111 11 1 A I;"IAILIFLIA�RIAD`2/1 DaElr[I LIDER -1 In- DIAD.EIEO 1�' III IRI-1.T1EFD�ILS.IL=11 ll F1 FL.1 L Oc- ' '=1`ELC1'1EISR"­ L ILD",TO D,RA..'28 DALLONS PER RITM L. L- UI-S 1A A11— in an, cam DOE-A1 LAA­ -12)`I'1AAFD-­AALL-LF. 1A,2 'I I Al I IN IDIA-I .1 F111,ID"IRDEIDT 12. 111.11-1 1--11 1 IlD .111 TIAL.11 ME I­LE1 SYMBOLS LEGEND "ILL&Y Rs— `I­D1 FAIE -1 DA, E.l1W7;AR`1 Woo°Woos z•0, T,I,D- @ Al'COADIFIL'XIAL1,11 IT QM WSAAl IOR 1111 = al E.A;ATEIlED.1,1 S.I�U.D.1�1,T�/ @ -I-ALAD.1 111 FL. 0 1 LU OLAID III FlFULATI.F­D-AINIO ��CH�E ll".'TTI Ll.WD........I IF 0 IL.1 R-1 SHEIT.Il L) AIL-IS,.I uj LU go I III L111LED AT LOTS I-—ONLY -> �tFE�1`101`­Al I III IIIIIIATI 0< "11IREA. W_-11 7EQ�SP­LERED ,v L.J IT-.1.1.1 LLJ CD I LAV RAIR I.I AD S,.1 11.1- cRs Of r__ ._ 'IF LIAEN�l�E156�A'l�APP�Ill��l"SU�LIEL R AT RDIT A-IO 0-U) cm, 8A w- *,.�ii,m I.AFIH.S.LS.� 61 _j 0 ILA�Tft- I <- < ;.KM=`�RRRJ 11°,ADI(LlDCAAATD­­­0"w AAR,3 I REIRl.)AD. R-11 Z U z< IDEAL A.­AIGNAL A=UIVQU�L 35.r. uuixc LL)U)D.1 cf) N-IED CEITER 60T A IF U) LU 1�III I'll IHILL 11-LE Illl STREn ui It R I T. ,A RD -h; -W • 4,AITD­­1'IM ITRM'1­Z I IH ILL 1"RZ­T"A1R­.R`."'"'a All SIIIVF HALIDE vAA ol 11111N SEE PLIGIRM' 014 ----- - -------- _A:_ OA ILIP1,0H.TESEI1OD TC-SEE ELICIIIII DFAINII ILI p second T.--,K�-I LDAD-1- Floo,Plan- 7 1— Typl..l Bldg IDDI.11.-.11 E. D-'A IIRAL DFADID A FLAT 011 PITI..ADDI TALI ,AA11 I'l I 11111RAL"'ILI D,DAL,_,�I ,. DI 27.'1.1 IFD.1 IR IALFE5 AATLHl8,dNA,1LSEIl ;IAAITR.UC..AFAL,,AN1L TIAC IS"L . I Il D,:EI�Dl Second Floor Plan- Building"A' 0 UllaSSAL DE"" 51AIDARLS,ALL DROIS IIII'LlO ILAIT11 LAA 1'17DR I`I'A��F`.�T AID q� ft AT 1E11 11 IIES IIDE.DID DOOR ��5,,FOFFBR��I T,1YA0LU.4E.C.CCT.T,0TASLAlD I DO I L, I_ FAIR I��A­LAT IF ottxRs 1AIII EOO l IA, L_ CA".,Xt, K.194.dcy .n ..Ul AAICI lTDADI -ALIA..Al. IYAA I/l-I.ElTEI F-El. AF, - A' ­I� 1Cf_11"1E*DAF'1"."I ll'I'14 Z' I-ALL SCRF*�bASP.AfED A_ AT A-1 EIDES A. FTILD AAA I 1 -GTISU" I.EAT­FAIFF.ID­ 0 1.11.D A.L` I-N-D., -Ll I/IA_HAFFIR1.1 1AF­I AllL.EI APP L NO 207 E*IIB1TL-_'L DATE I I _6 �AM.tLl L�CDARD4/9N lF.�,I DR.-TIA-1 TIC LAPIE. AT 11 1.. LDOA_ ffMv.1 ENG. DAI t F"LILEARX I'L TL01 71 LU.�I III 01AIR I Zl­l I AXD S I TRAt-FIC ENO. DATE CORD.APPROVED BY DATE CITY OF FRESNO PLANNING&DEVELOPMENT DEPT WINDOW SCHEDULE KEY NOTES 5 MARK SQE TYPE MATERIAL SHGC NOTES HOUR SHEET K A"TYPE'W TA oNLy• 'AT WALL A CEILING GARAGE.wxnP nu BF.A t6•-a- WIDTH HEIGHT ARFJL,Sf FACTO , 2 ONE SHELF ANO ONE POLE , Y-0' 1 3'-0• 6-0" 15.0 SH 0.30 a29 7 BUILT IN 24'DEEP BASE CABINET$ Q 2 2•-0" 4'-0" 6.0 SH Oso 0.27 / BUILT IN 1Y DEEP UPPER CABINETS 9 4'-0- 1'-8• VLO x0 Os0 0.23 6 BUB.T IN 2Y OFFP UPPER GANNET[ABOVE REFRIGERATOR) v 6 MCROWAVE/HOOD ABOVE COOKTOP 5 4 NOT USED I+y 7'B' + - - - 3 9'-0' B'-0' 720 SLIM. TEMP. 0.29 0.23 7 SINGLE BOWL UNDER MOUNT SINK W/GARBAGE DISPOSAL QCOVERED 6 FIVE SHELVES EQUALLY SPACED 11 26 42 r• 17 6 r-o• a-o• B.o sN a3o 0.23 w/GRD y FIBERGLASS SLIDE IN TUB AND SHOWER COMBO 13rx60•I W/ROD B CURTAIN B PATIO 7 4•-0- 5-0- 20.0 KO Oso 0.23 W/ORD O 15'-6'"'X8'-O" 10 PROTIDE LOW ROW WATER CLOSETS,MAX 126 GALLONS PER FLUSH WITH EXHAUST FAN ABV. B Y-0' Y-0" 4.0 PW 0.28 0.x3 ORD W/MF' /1 SQUARE UNDER MOUNT CHINA LAVATORY r/BUILT IN LOWER CABINETS VAT Y If B Y-O- 3'-0- SA SH 0.28 0.26 12 SELF44MMNG FIBERGLASS TUB.SFWl BE RODENT PROOF WITH 1 NCH CEMENT COVERING IN 1�.1 Q H AN APPROVED MANNER B 10 2'-0- W-0' 10.0 SH 025 0.25 73 SHOWER WITH TBE MORE THAN SEVEN FEET D'-0•)W/TEMPERED GLASS DOOR L ENCLOSURE. 11 1Y-0' B'-0' 86.0 SLDR. TEMP. 029 023 SHALL BE RODENT PROOF WITH 1 NCH CEMENT COVERING IN AN APPROVED MANNER 14 LAUNDRY SNC w I EMERGENCY ESCAPE AND RESCUE OPENNG$SHALL HAVE THE BOTTOM EDGE OF THE CLEAR i6 WASHER SPACE c�`a 1 12' SLIDER OPTION COVERED PATIO OPTION OPENING NOT GREATER THAN 44'MEASURED FROM THE FINISH FLOOR ICRC R310111t -ALL WINDOWS AT HEAR ELEVATION FACING THE GOLF COURSE B VICINITY SHALL HAVE TEMPERED 16 DRYER SPACE WITH EXHAUST FAN ABOVE SCALE:1/4"=1'-0" SCALE:1/4"=1'-0" GLAZING. 1T SOFFIT.SEE EXTERIOR ELEVATIONS 0 -PER SECTION 3121-N DWELLING UMTS,WHERE THE OPENING OF AN OPERABLE WINDOW 18 1S UNDER COUNTER DISHWASHER r LOCATED MORE THAN 72 INCHES ABOVE THE FLASHED GRADE OR SURFACE BELOW,THE LOWEST 19 FREESTANDING GAS RANGE PART OF THE CLEAR OPENING OF THE WINDOW SHALL BE A MINIMUM OF 24 OUCHES ABOVE THE Y-3• FLASHED FLOOR OF THE ROOM IN WHICH THE WINDOW IS LOCATED.OPERABLE SECTIONS OF 30%30 ATTIC ACCESS FOR MECHANICAL UNIT SHALL BE WEATHER-STRIPPED AND INSULATED TO 13'•0' 0 WINDOW SHALL NOT PERMIT OPENINGS THAT ALLOW PASSAGE OFA 4•DIAMETER SPHERE WHERE O THE EQUIVALENT OF THE CEILING INSULATION SUCH OPENINGS ARE LOCATED WIDEN 24'OF FLASHED FLOOR. 21 THREE FOOT SQUARE 138"x 36')CONCRETE STOOP SLOPE AWAY FROM BINDING I.EXCEPTION-2 OPENINGS THAT PROVIDED WITH WINDOW FALL PREVENTION DEVICES THAT COMPLY WITH ASTM F 2080 22 42-MINIMUM F10ft FAATOR SPACE T 2.EXCEPTION-3 WINDOWS THAT ARE PROVIDED WITH WINDOW OPENING CONTROL DEVICES THAT 3 -- -_ COMPLY WITH R12.22 23 TANKLESS WATER HEATER,NOHITZ MODEL DOOR SCHEDULE DRYER DUCT VENTED THROUGH WALL. DOOR LANDNGSR EC ESS DOOR SHALL NOT BE MORE THAN 1 1/Y LowNA THAN THE TOP OF THE 1Y-8" I 3'-B" YS' S'-10' SIZE LANDINGTHRESHOLD,NOT MOTE THAN T 3/4•PROVIDED THAT THE DOOR DOES NOT SWING OVER THE PA 10 MARK TYPE MATERIAL RATING NOTES LANDING OR FLOOR PFD ORC R3111.3.1WIDTH HEIGHT 28 BUILT IN 22'DEEP BASE CABINETS OPT 3B Q 1C-0• 7•-0' ROLL-UP METAL 27 CONDENSING UNIT LOCATION ON CONCRETE PAD-EXTENDING 3'ABOVE ADJOINING GRADE I /� O Q I H T-0' W-0- SWM; FIBERGLASS ENTRY DOOR 29 ONE SHELF AND TWO POLES 5 2L 4x Q7 l'J q -- - 13/8' C � SBM F COL MF LATCHING 28 DASHED LINE INDICATES WALL LINE ABOVE-SEE EXT-ELEVATIONS 7'3 -D' 8'-8' SWING SOLID LD SOqRE E DOMGA9E7®TO WOOD 30 2x0 PONY WALL AT ISLAND 31-1/I'MGH-SEE 2/A20 FOR ISLAND DIMENSIONS L O © 2-8• 8'-8" SWING METAL GRAB BAR REINFORCEMENTS;2%BLOCKING.SEE GRAB BAR REINFORCEMENT NOTE THIS SHEET Q I 4 iB T 4 I I © 2'-8• W-B• SWING 32 FIBERGLASS SHOWER ENCLOSLNE 136•X601)W/ROD ,a BRICK VENEER FINISH AT MODERN FARMHOUSE ONLY.SEE EXTERIOR ELEVATIONS SHEET g 3 I I ❑6 5'-0• 8'-B• BY-PASS A3.1 3 KITCHEN8 �j Y-0' 8'-B' SWING O PROVIDE TYPE'W GYD9LW BOAflO THROUGHOUT ENGLOBED USABLE AREA UNDER STAIRS. PROVIDE FNEBLOCKINO AT THE STUDS WALLS ADJACENT TO THE STRING ICBC 1003.39 L 708) T_ 3 to ❑6 W-8• W-8' BY-PASS SHELF a 1 GREAT ROOM I 3•-e• I 1'-7• 3B BUIL,N DESK 4 OR L 1'-0' SWING i 37 VANITY SPACE L L_ NR DOVERM SHALL MEET THE FOLLOWING ADQUFEiBR$ 3 I I U WIDTH OF DOOR AM 3C MNIMBM(CAC R31" 3I COVERED PATIOI N MORE MOTHAN W LONER THAN THE TOP OF THE TIFESIKI0.[OIC RTK36 A, N NOT MORE TOUR 7.73'GEL THE TOP OF THE THRESHOLD PROVIDED THAT THE DOOR DOES NOT SHWA OVIR THE 39 HANDRAIL.DET.32F/SD-2.3 t9'-e' INiDVA OR 0.00R WLC 831236 40 CHASE FOR MECHANICAL DUCT WORK,REF.MECHANICAL PLANS 16 TREAp5610'EIL 6 ' 3•-0 FENESTRATION VALUES Z 1 6'-3' 4'-6 1/2' 6'-8 1/2' 3 47 AWNING N MODERN FARMHOUSE Q A 8 L? CONCRETE SL.AH.SLOPE AWAY FROM BUILDING W/STEPPED ENTRY O I 2 t°• a ,Q ,I 1 TYPE U-VALUE SHGC MATERIAL NOTES 43 GYP,BD.SQUARE SOFFIT,SEE DET.VA-21 5 Q_r 4 PANTRY CLEAR W/GRIDS - - ----� - - ---- N SINGLE HUNG 030 0.23 M20 vINYt sx M ZERO STEP ENTRY �� STOR. 4 T-6 T/Y 8'-4- - SLIDING WN00W 0.30 023 Oat VINYL xo V ■ 4 Ploruae wu6Dow BSM Das vrrvL Pw ROOM FINISHES /// O.xs A _ _ k 1 1 I 1 q ! Q SUDINO DOOR 0.29 0" oal VINYL FILO.TEWa ROOM HEIGHT FLOOR WALLS CEILING 21 ENTRY.CREAT ROOM.BEDROOM 4.BATH 3. EPDXY 23 INSULATION SCHEDULE OTCHM,PANTRY 9'0 CONCRETE ui ENTRY I1.IQ CEILING Rab TILE SHEET HOCK SHEET ROCK ..I 2x6 EXTERIOR WALL R-m OWNERS BATH,BATH 2.LAUNDRY e'-D' [VERIFY TILE Y-8 V 3'-r PATTERN T•0- MM Gln FLOOR[ABOVE OARAGN R-18 2-CAR GARAGE F TSV VALVE - PROVIDED OWNERS SUITE,WIG BEDROOMS 2 8 3, B'-0' CARPET 1G C 8 10 3 rGLAZING QUAL PAN/LOW- 17 GARAGE 9'-0' CONCRETE VW SHEET ROCK TYPE"r Z. 12 6 I SFffSHE 1 DUCTS R-e T ROGC SFEfT ROCK 17 b © 28 RAWANT-1. EXPOBED ATTIC IEEE ELEVATKNSI PORCH,PATIO 9'-0' CONCRETE STUCCO STUCCO N 1/61 RCH rHe -- , D U.1 - - SQUARE FOOTAGE MEAL I'- 4'-51 WALL LEGEND 1st FLOOR PLAN PLAN AREA SQ-FT- M w GROSS - ZA94 STUDS TOP PLATE SILL PLATE IEUF LD LIVING TOTAL 2,166 24 IS 24'G6 MUTED) DOUBLE 2x8 PRESSURE TREATED 2x8 1/2• 6'-9 1/Y z; IST W 1ST FLOOR 937 24 D 24'QC(HOWNSLATED) DOUBLE 2.6 PRESSURE TREATED 2.6 2ND FLOOR 1,228 28 U 24'QQ(FINZED WALL) DOUBLE 2x6 PRESSURE TREATED 2x6 T=�________S -r_ -_ T 2 CAR GARAGE 429 Y � 2.4 a 16'O.Q DOUBLE 2.4 PRESSURE TREATED 2.4 //7 PORCH 37 AM A OFI'2 F R J STAMPED BY PROV ICC CT 33-`/-- COVERED PATIO[OPTION Tri AGENCY[STUDS DF#,B'TILLL MAJIPAUII U.N.O. NO PRESSURE TREATED SILL PLATE AT 2ND FLOOR BEDROOM 4 GRAB BAR REINFORCEMENT FOR BATHROOMS Q7 NSE 2.4 WD STUDS,TYP.) `4 MOUNTING HTSa 3r AFF-MAX.36"AF.F.NPL' WATER BACK OF W/C: 40'VIDE, MN. RevisionsCLOSETS: SDE OF W/C: YJ-MAK FROM WALLS,4V MIN.N LENGTx3 Q B.C.10-30-15 BATHTUBS' N/OW4TIIG HTB+ 3Y A.I.F.MAX.35-AFF.AN Q2 OWNER CHANGE BAOK WALL OF BATHTUB(VIDE SDEA 12•WIDE FROM EA.SIDE OF WALL 46•LENGTH MN.v 0 T e•Wx.FROM BAOK WALL 4' HS NN. .15.18 AK 7 03IS IS SHOVERS, MOONING HTS, 72'AFF.MAX 6'VIDE REINFORCING MIN.PYP.ALL SIDED ADDITIONAL REINFORCING TO BE ADDED TO ARFJR BETWEEN BATHTUB TOP AND ar AFF. PTOjeCL#:IMPRESSIONS 41 Date: 1-21-18 Drawn: 6.-1• z•-r le'-r 2'-2• Checked: - 5'-8//2' 6'-B vY- f0'-3' to'•3' STANDARD PIAN 20-6• CITY`"FRESNO DEVELOPMENT DEPT. Sheet NUB1170r s 10 B e #15 13732 M.0 DATE B AL2' 1ST FLOOR PLAN APR 0 5 2016 SCALE:1/4"=l'-O" 36._0, WINDOW SCHEDULE KEY NOTES M'-7- 1'-Z' ta•-3' MARK SIZE TYPE MATERIAL FACTO SHGC NOTES O ONE H 6/8-TYPE'X' .A AL L AP ALL BEAM. WIDTH HEIGHT AREA,3f NE R T Y- 2 ONE SHELF AND ONE POLE e•-1r 1'-0' a-D• 4•-a- 1 7'-0- 5-0' 16.0 SH 0.30 0.23 3 BUILT IN 24'DEEP BASE CMNETS 2 2'-0" /'-0' b0 SH 0.30 0.23 4 BUILT N 12'DEEP UPPER CABINETS TEMP Q Q7 Q7 4'-6- 18.0 %0 Q30 0.23 5 BUILT IN 2T DEEP HIPPER CABINET IA13OVE REFRIGERATWN NOT USED 9 MICROWAVE/HOOD ABOVE COOKTOP I I 117%7 EGRESS 7 SINGLE BOWL UNDER MOUNT SINK W/GARBAGE DISPOSAL e'0' 6'-D' 72.0 SLDR. TEMP. 0.28 0.23 1_ 1 J2'-0- C-0- B.0 SIR 3 FIVE SHELVES EQUALLY SPACED 0.30 0.23 W/GRID 9 FIBERGLASS SLIDE IN TUB AND SOWER COM60 13YX601 W/ROD b CURTAIN 4'-0' 5-0" 20.0 %0 0.30 0.23 W/GRID10 PROVDE LOW FLOW WATEq CLOSETS,MAIL t28 GALLONS PER FLUSH WITH EXHAUST FAN ABV.2'-0" 2'-0" 4.0 PW 0.26 0.23 GRELE�MTI RF.ON Y11 SQUARE UDER MOUNT CHINA LAVATORY r/BUILT IN LOWER CABINETS OWNER SUITE 9 Y•0' 3'-0" LO SH 0.2p 0.26 72 SELF-RIMMING FIBERGLASS TUB.SHALL BE RODENT PROOF WITH 1 NCH CEMENT COVERING IN OWNER BATH AN APPROVED MAKER tLr - 10 2'-0' 6'-0' 10.0 SH 0.x0 0.26 13 SHOWER WITH TLE MORE THAN SEVEN FEET(7'-0'1 W/TEMPERED GLASS DOOR b ENCLOSURE \ / 37 !.'\ _ILLI SHALL BE RODENT PROOF WITH 1 NCH CEMENT COVERING N AN APPROVED MANNER X V"I�I 11 12'-0' 6'-0' eL0 SLOR. TEMP. 0.28 023 1{ LAUNDRY SINK a¢ 8'-1 1/Y 3'-/' 1'-6' 9'-9 1/Y IfOI F -EMERGENCY ESCAPE AND RESCUE OPENINGS SHALL HAVE THE BOTTOM EDGE OF THE CLEAR _ - OPENING NOT GREATER THAN 44'MEASURED FROM THE FINISH FLOOR ICRC R310.11 15 WASHER SPACE o •ALL WN%7WS AT REAR ELEVATION FACING THE GOLF COURSE b VICINITY SHALL HAVE TEMPERED 10 DRYER SPACE WITH EXHAUST FAN ABOVE D ® a ❑ v /p - GLAZING. 17 SOFFIT.SEE EXTERIOR ELEVATIONS PER SECTION 3122-N DWELLING UNITS,WHERE THE OPENING OF AN OPERABLE WINDOW S 13 UNDER COUNTER DISHWASHER Vol,` 6 LOCATED MORE THAN 72 INCHES ABOVE THE FINISHED GRADE OR SURFACE BELOW,THE LOWEST c 2 25 ?B PART OF THE CLEAR OPENING OF THE WINDOW SHALL BE A MINIMUM OF 24 INCHES ABOVE THE 19 FREESTANDING GAS RANGE_ �S I r__ --a�__ FNISHEO BOOR OF THE ROOK N WHICH THE WINDOW S LOCATED.OPERABLE BECKONS OF 26 30X30 ATTIC ACCESS FOR MECHANICAL IXIT SHALL BE WEATHER-STRIPPED AND INSULATED TO 31 I I 0 ; WINOW SHALL NOT PERMIT OPENINGS THAT ALLOW PASSAGE OF A 4-01AMETER SPHERE WHERE O THE EQUIVALENT OF THE CEILING INSULATION e �� - SUCH OPENINGS ARE LOCATED WITHIN 24'OF FINISHED FLOOR. 14 16 fe 21 THREE FOOT SOME(36-x 36')CONCRETE STOOP SLOPE AWAY FROM BUILDING Q I I �OPTI 1.EXCEPTION-2 OPENINGS THAT PROVIDED WITH WNDOW FALL PREVENTION DEVICES THAT COMPLY L_� WITH ASTM F 2000 OPT 4 -J l'--� 2.EXCEPTION-3 WINDOWS THAT ARE PROVIDED WITH WINDOW OPENING CONTROL DEVICES THAT 22 42'MINIMUM REFRIGERATOR SPACE I S 3 74 OPT COMPLY WITH R12.2.2 2T TANKLESS WATER HEATER,NORITZ MODEL g LAUNDRY A $ ON ❑5 I A 21 DRYER DICT VENTED THROUGH WALL A-4.D T I WIC R I , , - DOOR SCHEDULE 2g DOOR LANDINGS 0 EGRESS DOOR SHALL NOT BE MORE THAN 11/Y LOWER TWIN THE TOP OF THE HALL _V '� THRESHOLD;NOT MORE TWIN 7 3/C PROVD®THAT THE DOOR DOES NOT SWING OVER THE ze !r MARK SIZE TYPE MATERIAL RATING NOTES LAMM OR FLOOR IPEA OIC R=31--C W ___LL 2_-_ ? WIDTH HEIGHT 26 BURT IN 22"DEEP BASE CAHINE7S 8 A -y O 6 >r 1❑ 16'-0' T'-0' fl(Xl-I1P METAL TT CONDENSING UNIT LOCATION ON CONCRETE PAD-EXTENDING 3'ABOVE ADJOINING GRADE SHELVES 1'-8' 6'-3 i/2' •• © 4-6 Q3'-0' 6•-0• SWING FIBERGLASS ENTRY DOOR ?8 ONE SHELF AND TWO POLES } 17- 1 3/8' SBF CLOSER IT SELF LATr2NG 29 DASHED LINE INMATES WALL LINE MOVE-SEE EXT.ELEVATIONS 8'-a• J'-Y 8.2 1/2' 3❑ T-0' 8•-6- SWING SOLID SOD CORE DOOR GASKET®TOMrA WOOD 30 2x8 PONY WALL AT ISLAND 34-1/4'HIGH-SEE 2/A2.0 FOR ISLAND ONENSIONS 2'-6' B'-B' SWING METAL 31 CRAB BAR REIFORCEMENT&2%BLOCKING SEE GRAB BAR REINFORCEMENT MOTE THIS SHEET } t 11 28 11 0 2'-e' 6'-B' SWING 32 FIBERGLASS SHOWER ENCLOSURE 138'%80'1 W/ROD 2 6 33 BRICK VENEER FINISH AT MODERN FARMHOUSE ONLY.SEE EXTERIOR ELEVATIONS SHEET 8 3'•D' a'-B' BYPASS A3.1 BEDROOM ( BEDROOM ❑ a LSED USABLE AREA }----__iS. ® 2'-0" 6'-8- SWING OM SHELFPROVIDE E IREBLOCKNG AT THEPROVID TYPE'r GYPSUIM STUDSRD THROUGHOUT WALLS ADACENTOTO THE STRING(CBC 110UND03-19l 1041 o I I 10 I 4'-6- 6'-a- BY-PASS M SHELF 36 BUILT IN DESK ,� �" 9 ❑B 2'-0' 3'-D' SWING 37 VANITY SPACE ` DOOR IAMB DO R WITH M£r THE FGLOVRX'PCOIR3EIUB n i Qi 31 V WDIH W THM YAR!3C THAN HET P OF M COVERED PATO xa M NO MORE THAN t6'LOWER THAN THE TOP TH THE E HOLD R tORCVIDE RMail HAT EGRESS d N0T MDIE THAN 7.16'BELON THE TOP OF THE THRESHOLD PROYL'lt3)THAT THE DOOR DOES NOT SWING O4Hi THE 39 HANDRAIL GET.32F/$0-2.3 -_- __ .., _ LAN78 3 CR FLOOR TOM RJI139 40 CHASE FOR MECHANICAL DUCT WORK,REF,MECHANICAL PLANS a i B O FENESTRATION VALUES Z 41 AWNING a MODERN FARMHOUSE 1/2- 2'-6- ,-9 1/1, i 3'-7' 4'-B" T-7' n TYPE V-VALUE CLEAR Hw/CC3RIDS MATERIAL NOTES CONCRETE SLAB.SLOPE AWAY FROM BUILDING W/STEPPED ENTRY O 1D'-10" 43 GYP.BD.SOME SOFFIT,SEE DET.1/A-2.1 9'-8 VY 5"Ir ? SINGLE HUNG 0.30 0.23 030 VINYL SH M ZERO STEP ENTRY 4-2- 6 4 ROOM FINISHES U) $LOING WVOOW 0.30 0.23 0.21 VINYL %O I 16'-6" 20'-8" PICTURE WINDOW Ota 0.26 0.23 VINYL PW I 36•-0' OLDNG DOOR 029 1 036 021 VNYL SLD.TEMP. ROOM HEIGHT FLOOR WALLS CEILING ENTRY.E I N S U LAT I O N SCHEDULE GREAT ROOM.BEDROOM 1,BATH 3, EPDXY L _- NTRY.N,PANTRY 9-6 CONCRETE 6 1 CEILNo R-38 TLE SHEET ROCK SHEET ROCK A-0.0 2x8 EXTERIOR WALL R-K OWNERS BATH,BATH 2.LAUNDRY 8'-0' (�FY 2ND FLOOR PLAN I ROOK]ABOVE GABA 1EI R-% PATTENS OWNFAS SUITE,BEDROOMS 2 b 3, 8'-0' CARPET 1TIrV VALVE PROVIDED HALLWAY,WIC C SCALE-114"=1'-0" GLAZING DUAL PAN/LOW-E GARAGE 9'-0' CONCRETE 6/0"TYPE'X 6/8'TYFE 7l' P L DUCTS R_p SROCK SHEET ROGf �- RADIANT BARRIER EXPOSED ATTIC(BEE ELEVATIONS) [��ATIO e'-0' CONCRETE STKCO SNCCO N HGL _ RB BPAMEO ___ _ - SQUARE FOOTAGE j J PLAN AREA SQ.FT. WALL LEGEND znaFLooRPLAN w GROSS 2,594 STUDS TOP PLATE SILL PLATE I I L7 LIVING TOTAL 2.166 2x8 0 2c O.C.INSULATED! DOUBLE 2x6 PRESSURE TREATED 2xa T-10 1%2-12-2 1/2' 4.-5. w IST FLOOR 937 24 0 24'OC I OWISULATEDI DOUBLE 2x8 PRESSURE TREATED 2.6 N 2ND FLOOR 1,228 2.6 0 24.OC pURRED WAW DOUBLE 2x6 PRESSURE TREATED 2.6 Q 2 CM GARAGE 429 2x4 018.C.C. DOUBLE 2.4 PRESSURE TREATED 2.4 IPORCH 33 . AL AWN. IA. OF OR FIN ED DONNED GRADE STAMPED BY APPROVED ICC INSPECTION WIC '� [V COVERED PATIO(OPTO124 7 AGENCYI STUDS OF92,9'TALL MAX11"U.N.O. n • MO PRESSURE TREATED Stll RATE AT 2ND FLOOR I 4'-a 1/2' 1l T T- '1GRAB BAR REINFORCEMENT FOR BATHROOMS _ II IPTI STUDY (USE 2.4 VVD STUDS.TYP.) r[ I I II I I WATER MOUNTING HTS 3T AF.F.MAX 36'AFF.MM Revisions LL__�� BAOK OF W/G 440"WIDE.WIDE. MN II I I I II II I ----- (1Q4ET3 SIDE OF W/C, WMAX FROM WALLS.4Y MN IN LENGTHS B.C.1030-15 I I I I T-2 V2 I W-7 7/2' BATHTUBS: MOMWTNG S. 3Y A.F.F.MAX 36'AFF.MK OWNER CHANGE BACK WALL OF BATHTUB IVRDE SIDED, 12-WM FROM EA SDE Q OF WALL.Aa"LENGTH MW. 3 MAx,r-ROM BACK WALL 24-LENGTHS MN. Q3.16.16 4 26 20 ) ❑5 % ¢ SHOWERS: MOUNTING HTS.: 3Y A.F.F.MAX 6•WOE RENFORCNG MN TYP-ALL aDED I 11 28 ADDITIONAL RBNFORCM TO BE ADDED TO AREA BETWEEN 9AMMS TOP AID.32-AFF Project 2t:IMPRESSIONS4 9 I n Date: 1-21-18 I 3t 10 Drawn: B I \ CNIY"FRESNOOEVEVELOPMENTDEP, Sheet Number I_ VARIES X1 1 TVP.SQUARE SOFFIT 5 13732➢ATE Br� EXTENDED WIC /STUDY/ BATH 2 OPTION 1.SOFFIT ELEVATION SCALE 114--i-(r A-2. 1 2. SCALE=114"=1'-0" APR 0 5 2016 ■-,�• -aR mar-n•le+ �'--t - - - - - - - �...rr.r-t�tix,n.uL.� _ �.s-, r.o° v-:�wi�-t;.t...t..._ ...tir+.' o oP$ :.. B BB BB B ® nIHI 17 a Eu <F_ �. *.11 3/ z"a_ne 001 C REAR ELEVATION-Building'A'8t'B' a FRONT ELEVATION-Building'A' - $Qp .: SCALE 114"=1'0" top - _ _ }_ w D — 1! - w O Q v i Qf w o 1 ll") O TU.I. ill 11A w C7 CI Y co Exterior � I I I a� Elevations- Typical Bldg LL o LEFT ELEVATION-Buildin IA' ^ RIGHT ELEVATION-Buflding'A' SCALE=1/4"=1'A" SCALE-1 f><'.1`{1' .p.nNCv.R+i*i a[ SilT.fq[+•lrnp.yyl f�.wppR-%R w.PEOEsrus .nv.c�orm KEYNOTES Qs .A.ro "CONS EEE 5x.Ae o Lass vrn Q siNSL or IF re„x.s Exterior Walls with Automatic Sprinkler m wr"'�,1rtw v `,M. x:Ro�.R°M o`x u:�Ea��HE°"6'os S o os sEE ARa"scEEr°EAu"s smE - Oj rt■.•ir'.\Y'x+J.YO+rr 0 ALs•�bw•�L'r'm w/ O ,e r Ax O s R':1 4\K4•,.■.a.ul'ar n VAI.n.er pa labr R3U2112)LBC2Ut0 `olIII w.W-.w9� O M,1110-W OrR6•. irPi��..�1M w � pwl PREx-EixisxE - G1l,Sa S■Fu Wl+rt 4PaRenW nLie� O f114[i�IKa/16 er[I 1■s![yr O %'?.]roolai%Y■[.p! 26 1a CA to i cuilERs x - � Iu S§PLu+LOCA Al0 IE2I<.L ppwuSPpu o capR �4 ' 1 nllp■R,"uRl[K rM P,iat •P+P t%H!.Wr 4�Lm91+l�r A/c auris LaCAnous vARr SEE axcn - protect#: 1512 O I.r•Vi.ta... ...ortP O 1"y m% !b a"M-t s ELEc*owes,Aacx snE s O O ftra 1e-■C nt[mx..oxArnxcs Date: 07.01 2016 1.1w lEcler xcree Lou„ox zeR�Es EE x.A,., • ... ... ...._........ drawn: GV }11SRTO 9 IP a'.■,i 1i. {r%r/pq■f 5 SSE LIGHT pUDRpSS-FOIDING'T"LII'xnvF Cr ti IINQ C-911:r:/C. Cbecketl: - /[ M=MER owxER O O vwuaxc RpwcsAepnRcn Rv,E All 26 L a E r'LS'xARpiE rRix eparp sxppix COLOR b M,lw.r,■R IG{ry•YY■n Y+• veLpEou 1n[psiREEi �I �YYJ■•fL-#',iiY LOG�iy6-KI ® Iwam Mltf rGxl•Yr�i.FCIMrC Sbeat Number o.>�rn..� RU,11 Q,xp;�.al,��,l,r.,r, 1xER ., — - ARUiES,Rr 9oAR0 SuCITH. ..... Ux Nlulslus'MNE WIDTH OFA 1 Icx orwa .�! ,,.� o C pR.p EE ELEmEU e.pwxER CRA=xEo =HEFT AE p o ,nE sEE x p OF x x A5.0 o 1Rx ROARp SMpp,~COLOR epARp Pa x x :'�s• p FENCE A' E.rRpx.Lp15 L. pwNER O_ .Q,.Irlr�: wp9 row.,_ Co ADPL NO.'y E b_W2EXHIBIT E'1 DATE11'W IIC Fliv.!ENU. _ DA1 t TRAI-FIC ENG. DATE COND.APPROVED BY DATE PJTV nC C4Celin 01 AuLnur_4 nn,e■nn■■rur r,rc..r v BIT N -.tae1�'i' - 'cin. "X' .�.'N•' ,VT-1 TOP �z 0 2 _. F1 fi! rr Op D �E �f r� RIGHT ELEVATION-Enhanced Street Elevation V V-ALL F?57fss1'4t— OR - - - - - Ljj fr W I 0Qo Of W I ; n-rn rn -- - - 11ZQ U W COp -- - 0-P4 A'_r TOP ... -. _ I, p �. C w CI❑ 1 WAX x E0 LL I 1 1 Options Ezlerior Elevalions LEFT ELEVATION-East Fadrig Side r, RIGHT ELEVATION-East Facing Side �p SCALE=1/4"=1'-0" �� SG74E�[74".1'.0' KEYNOTESu © p .u.. .e L u e @ v,w O ,pCGD ExPANSIDx oNT b xAIL� T DEN Exterior Walls with Automatic Sprinkler OArrt Yll uA.W WWC4.ON O"rD"9'"rO' �• O 'z,-LABLE.uAENxATLPAIxfi FDAu2 r6Da/r, so O n.1 perUDleR302T(2)CEC2010 "ItIBE "INSAT i O STUCCCDL L D FINISH AT UNDERSIDE OF fxmr rD i ILyYR 1YC .[ {.ERS p4yp 6pLWwy.A L Wy WI DECPRAIIW SNl un GuirtRS t [WSEM1Y� 11114 it 7��p Y ! sOp Yt YOAG{ry d[lµy U o LABLE vEu, 26 DID 1A SA -Xosf BIB AND sxur°rr aD,y�'.ss AIA—nIu BDeRB OUTvw/vRE-nNISHEo COLOR rRpx•y�WW. - tt.JT. p� �"f NFC RWf Ax..OW.! ETNIN 1-5"HIGH CO—BASE w/-CCO nNIS1 SIT.WCC=VARIES /c uNlTS LOcanoxs VARY sFF ARCH ,I,EVIss A�[a^'Rlsw EE 17 nu➢�4YOW O R RIILIW O.L^ 4 6"roAu miu SEE SEC,un+s FOR pE,nxs 1O9 T11. yqL yh SHr Ai i O 4,[vLAu SHEr,AI i O 1ELEaxpxEYSERxCE TO-SEE ELEG,RGAL DR1-. p NTH x' _M!��xR'WW 'b Rx�C LUCI 1 A.O. a Ar r GxiED�Dpxp55-BNLDwL SxALLU IAN SERVICE,4SEE ELEL,RiCAL DRAWxcS W r Q�l COLOR m R=V 0 OWNER Q O pceSpvE ss uuua[Rs PLAC[O Ix A M1Ah.x. 6 sxOOrH M.b O 141 HEDNvrrTIBpEE POSH PAINttO.SEE ryr ^� 4[E.uR[fix—� THEIR TWxL4lR�4'�.-�ILLxwR„[� - ei rvumce ,.ST. THAT Is VISIBLE rROx ME T �IITLIV OR ROnO rRwJTuc ME vgpvERrr R MULTI)b A1.xC. n s ce TAILS Q �'Crr rr r ie. V ... . 'U, UBENUus STROKE A HGBOF LE a,Y�. , �[rr o o BE SE�DTFp BY DINER oo.;A E E,R.pp"s ws o Ipx LITE.SEE WIN x p Dr„ VII A5.1 AFPL.NOG �' � EXHIBIT E,DATE '!' RDIE Rlx BDARD DDR SGxEopLf Stiff.A hri'X WIXL V 44TOIk Y?N Izyr V @ eEBs[LEcho I BOARD SUOOTH. COLO Q f♦b.mm ftN:xfC O YA4 iEM Lu eW AyY 0 rp O wTFD rEucE A,s,REE,rROxT LOTS ONLv AMW ENG,_ _ — _ DAl t _ TRHrI=IC ENG. DATE COND.APPROVED BY DATE CITY OF FRESNO PLANNING&DEVELOPMENT DEPT ppl - ELEVATION KEYNOTES I 'EAGLE ROOFFN3 PRODUCTS COQ ROOF CONC,TLE ICRRC WItFOWI- W11-006L ESR-AOd W TM-43 MODIFIED emxEN PRODUCT BY M) TEC4M70LOCES OR EO W 7/2"COX 24/0 SOLID PLYWOOD SHEATHING OR APA RATEDALSI 10 3 2 � AIM IE ALDaTYISTUC A' UYSTOSB,NEFER TO EMT AD-2 FOREM � /r WIRE 7 T 1 24LERS R 1D6 X�2�8 4 - --_ - - - -- 26 / _- - - _ 3 STUCCO AT EXPOSED ATTR;AREAS-.'OMEGA'STUCCO SYSTEM YNIDGE -- - - -- - - - :\ FIDGET- - - - - - ., vI .'1r7P } ^r'D'�1'-{"P'I SLAYERS 90 MK GRADE VPAPE Ot-LAVEUR'S eUPERKIR'RADANT a/ 6/12 5/12 1�„ _ T<, !'{ BARRIER(CLASSIFIED IA-RIM5,ASTM E-6/1 RADANY BARRIER TO 07 _ Q N r COVER ALL VERTICAL SURFACES OF ATTN;SPACE PROVIDE FLASHING ON ALL WINDOWS TYPICAL-DET 6/AD-3 7C/r 6/f2 - tfN T`i S GALV.WEEP SCREED W/3 VMENT FLANG 2'ATTACIE•TYP r / 1__-j 13MYx M1'V"t �1 '.'rt`t- \` DET.263/AD-1 O F.; -� a PROVIDE T-O'OVERHANG UNLESS OTHERWISE NOTED 3/a' r 1B-4 3/!" __ _ __ 6 GL SHEET METAL FLASHING AND COUNTER FLASHING AS T.OP. _ - - REQUIRED __1T'-43/4ER J - 1 13 �17'-4 3/4'- J- I6 13 0 LIGHT FIXTURE-SEE ELECTRICAL DWGS.-BOHEADER -0• `TB.O.HEADER r 2CCNDENSING UNIT LOCATION ON CONC.PAD 3 TVP' 72 11 0 1t BUILDING SHALL HAVE APPROVED ADDRESS NUMBERS PLACED IN A POSITION THAT IS VISIBLE FROM THE STREET OR ROAD FRONTING THE PROPERTY.ICRC 83711.11 A NUMBERS SHALL CONTRAST WITH o THEW BACKGROUND AND BE LEGIBLE.R.NUMBERS SHALL BE A MINIMUM OF 4 INCITES HIGH WITH A MINIMUM STROKE WIDTH OF 1/2-SH PED _ ' ' d2 PROFILE FOAM W/STUCCO SAND TEXTURE FINISH-DET.NI/AD-7 A10'-3 A F.F. Y - F.F. _ 76 72 _ �=r � TEXTURE FINISH �t oErA.('71 EAD�OR OWNER TO SELECT AN) c I 1 T T.O.P. _ - -. T T.O.P. - ' _ FOAM SHUTTER AT WINDOW.DET.4/AO-7 3 S 7 0' 19 13 } E IS IB FOAMTRMI W/STUCCO SAND TEXTURE FINISH_DET.18/AD-1 '3 PROFLE'Et' g ix 1+ O O 9 78 SHAPED FOAM W/STUCCO SAND TE%TUBE FNLSH-DET,13/AD-7 24 i / I. 17 SHAPED FOAM W/STUCCO SAND TEXTURE F61SH-DET.B/AD-1 FOAM 1 .1, 5: L�}. _1_ I 1B PROFILE W/STUCCO SATS TEXTURE FINISH-DET ib/AO-1 - A - <b�y�fwe+a�llTy. 27 i ••-=_-- m I I --'-+_�"'-•--- ro ' - I r _ _ _ - �---lf iB HALF ROLNDCLUSTERED PENT F'YPOII IVfX>�3NUiC-DET __ _ u Z4i• 2D GABLE EDA VEM, a P�frN �• M O 0" T 21 FOAM TRIM W/STUCCO SAND TEXTURE(AT GOLF COURSE LOTS �y.�y y Jam. _ _ - - _ X *0'-:_0 - _( - ONLY)DET.16/A0.1 PROFILE'S' If 1y YF'F' FF. Y2 DECORATIVE WROUGHT Y10N WV DOW QW 11-DET.%/AO- + Y FOA- W/STUCCO-A T INJURE - -DE: 2 1 5 17 n 14 5 0 72 PROFILE'C' 4r/nxof"n 2'x5• - 24 FOAM TRIM W/STUCCO SAND TEXTURE FINISH-DET.20/AD-1 r-HY.,Nr f�bal.1( 25 FOAM TRIM W/STUCCO SAND TEXTURE FPYSH-DET.17/AD-1 NOTE:ALL SIDING TRIM 6 ARCHITECTURAL DETAILS NEED$OLID RIGHT SIDE ELEVATION - SPANISH SCALE FRONT ELEVATION - SPANISH FRAMING FOR POSITIVE ATTACHMENT. =114"=1'-0" SCALE=1/4"=1'-0" ��/'� v/ z 0 RIDGE - RIDGE 'y'qr+Yv�. L'v „flflrrf �ilY"'F`Y.f 7't,-YW`�4 . ■ ' _ :��*_iilryrpt•Th1'�1ti1'if'*'li'�y�r:I ��.,,�.Ir��Yr'�f�v'!r4(+!�� Y, A' W� yif-U N^`} 'Ir`�"I{'T{'7y u"FrTnk4+E r^t^`'4-#lrl•'f'I}''f'! ' r- �. Try✓+r - - Tf-`C'gtii' r r 1B'-4_3/4' ,~ �11 n l+l l'•,;' '-a_3/4" r r 1r i 7 _ T.O.P. ....... - _ _--.• —_ .—_. .. -__ —' - _ T.O.P. 3/4' L n-4 3/4' i B.O.HEAOER H � Y B.O.BEADE. I 6 7 z EXTERIOR ELEVATIONS IL--Jl 4 4 — — — SPANISH6/12 y10'-3.3F.F. -3 3"F.F -._ T.C.P. i T.O.P_ 13 2•-e' HH 4 �I Revisions / x ' OWNER CHANGE F.F. "ed it IMPRESSIONS 4 Date: 1-21-16 Drawn: Checked: - LEFT SIDE ELEVATION - SPANISH REAR ELEVATION - SPANISH Sheet Number SCALE=114"=1'-0" SCALE=114"=1'-0' C"OFFRW BEpr. A-3.0 15 1373 2 DATE By --_--_--_ 1 r+r �I f WATER BUDGET PLANT LIST '* IM LANDSCAPE IRRIGATION WATER ANALYSIST MAXIMUM APPLIED WATER ALLOWANCE: MWA=(ETo)x(.45)x(Total Sq Ft.)x(,fi2) ARBUTUS.'MARINA(23)15 GAL STRAWBERRY TREEflaw)51 1.-45x 12,080 x 62=172,223 9o1/yr 1 ]• m5T`G'.�baG.0 + ELAEOCARPUS DECIPIENS ! 1 (tfi)15 GAL JAPANESE BLUEBERRY TREK _ __- HYDROZONE GROUP ,#1 (LOW WULCO VALUE) STANDARD TREE FORM fM�l I , DRIP IRRIGATION 5 ftHUS A S ' 1 1 Sl lx.3x 9.430 x62 = 110,652 I 1 i 81 go/yr. (1 7)1 5 5 GALGAL AFRICAN SUMAC howl S� 1 / \ [ 1 1 ! I 1 ", ■tt'' 1 HYDROZONE GROUP J/2(MED WULCO VALUE) DWARF CITRUS-ORANGE&LEMON O' (B)15 GAL DWARF CITRUS (ucol E� 1 RED CARPET GROUND COVER DRIP IRRIGATIONS 1 1 ____-_--- J 1 r •x 51,1,,5.2.050 x.62 =40,091 gal/yr e 1 lk9G"e 81R S & GND COVERO RS �E 1! WX BUGG 10 ¢r T L"ww L _ j �� HYDROZONE GROUP #3(HIGH WULCO VALUE) ® CALLISTEMON'LITTLE JOHN' i ' 1 LAWN AREA 5 GAL BOTTLEBRUSHi haw) 1 LL POP-UP SPRAY HEADS f, ; ly 1 - - - '• _r ---_--. o= MUHLENBER GIA CAPILLARIS 1 1 tt I 51.1..7.65 x.62 =17,742 gal/yr. O 1 GAL PINK MUHLY ab BUXUS M KOREANA'WINTER GEM' i 1 W; T•i.•� 1 1 y '= if MAXIMUM APPLIED WATER 172,223 gal/yr ® 5 GAL KOREAN BOXWOOD fKEo1 1 f S1 ! ; >1 fldOC Z TOTAL ESTIMATED WATER USE: 768,465 gal/yr ,(� ...»...a.� 'LEA E LITTLE DUE' 'GAL LITTLE OLD OLIVE � 1 1 ___---- UL TBAGHIA VIOLACEA 1 1' -- �, ' •f fY {�' ® 1 GAL SOCIETY GARLIC W 1 1 '4 ® ROSA'RED FLOWER CARPET' w 1p 1L_ y y 1 GAL FLOWER CARPET ROSE (MED) LL, a N SODDED DWARF FESCUE LAWN CD W Q O ,' _� •'�3x 600 50.FT Mwxl � O C-3 I 7 5 --- J O t 1 1 -- ¢ Z Z TOTAL LANDSCAPE AREA-12,OB0 SOFT. F- Q N Z N SHRUB AREA- 11.480 50,FT, W � ' I Q '• LAWN AREA- 600 SO FT. ~L`Z 1 1cl- >BLDG 12 BLDG 11 Ln J 1 POTABLE WATER Q Of ADPL.NO.4 _ HIBIT L DATE ' Tl' 1 1 a Pyrsvl ENG. DA1 t I I ' - - - - = -------- TRArFIC ENG. DATE 1 ex 7 COND.APPROVED BY DATE CITY OF FRESNO PLANNING&DEVELOPMENT DEPT ' 1 { I IIU x weu I"I HEREBY CERTIFY THIS LANDSCAPING AND r �_r-- IRRIGATION SYSTEM 15 DESIGNED IN ,`-' � ACCORDANCE WITH THE CITY OF FRESNO ' J T WATER STANDARDS EFFICIENT LANDSCAPE (FMC SEC 12-306-N-23)" .... LYNN HAYS KYLE, LANDSCAPE ARCHITECT DATE +Iron -- -- ----- WEST as SAN JOSE AVENUE M.wrr 1 . mow„- --_--__..--may-- IR r . L ndscape Architect SCALE: 1"=20' * 10471 Fergu o Rd. _ Cl a vi s, CA s 93619 --_y__________-_- r- Ph: (L O.'s 8-4014 `_ v t+� 1 ix w v, Kxa.rx CDlif License//2503 r NOTE: 1. EXISTING PLANNED LAND USE: MEDIUM LOW DENSITY RESIDENTIAL 2. EXISTING ZONING: RS-5 3. PROPOSED ZONING: RS-5 4. PROTECT SITE AREA: GROSS AREA = 1.13 ACRES NET AREA =>o-Y ACRES l • t � 5. LOT COVERAGE IS 35.3 O'AwxLmle LST (pjev-hw- ytvpw �nuk't`� S�Qc-►C EX. CURB & GUTTER TO REMAIN (TYP) EX. STORM DRAIN INLET C-lir-07. „:'I;N;l1 / E?(; E: Il.�yp•Ib 0 CITYOF fF� .3NC l' A ZP!1I"G K DEV t-©s'F.ir ---- - --- --~ GARY G. GIANNETTA CIVIL ENGINEERING & LAND SURVEYING 1119 "S" STREET FRESNO, CA 93721 DATE: 11/29/16 (559) 264-3590 7. DRAINAGE — FRESNO METROPOLITAN FLOOD CONTROL DISTRICT 8. GAS & ELECTRICITY — PACIFIC GAS & ELECTRIC 9. TELEPHONE — A.T.&T. 10. CABLE TELEVISION — COMCAST RECEIVED NOV 0 '�P_M DARM-DCEVE O PMRENT SERVICES SCALE: 1 " = 40' LEQEND EXISTING PROPERTY LINE PROPOSED PROPERTY LINE MAP BOUNDARY LINE NOTE E 1 . APN 417-140-21 2. GROSS AREA = 1 .13 ACRES NET AREA = .1.03 ACRES 1.13 3. EXISTING USE = VACANT PROPOSED USE = SINGLE FAMILY RESIDENTIAL 4. EXISTING ZONING = RS-5 5. PROPOSED ZONING = RS-5 6. THERE ARE NO WELLS, SEPTIC TANKS OR LEACH FIELDS 7. THE SUBDIVISION DESIGN PROVIDES, TO THE EXTENT FEASIBLE, FOR PASSIVE NATURAL HEATING OR COOLING -EX. CURB & GUTTER OPPORTUNITIES. (6 LOTS) TO REMAIN (TYP) I 8. OUTLOT A IS FOR COMMON AREA, WALKWAYS, o ROADWAYS, PARKING AREAS, TRASH ENCLOSURES, OPEN 1 SPACES, PUBLIC UTILITIES, RELATED FACILITIES AND DRAINAGE PURPOSES. EX. STORM DRAIN INLET 9. THERE ARE FIVE TREES WITHIN THIS SUBDIVISION TO BE REMOVED. 10. THE EXISTING PROPERTY IS VACANT. THERE ARE NO EXISTING ABOVE GROUND USES OR STRUCTURES ON THE ';11R.IFCT PROPFRTY_ City of DATE: January 12, 2017 TO: Andreina Aguilar 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 6160 and C-16-062, 614 West San Jose Avenue Granville Homes / Gary Giannetta The Public Works Department, Traffic and Engineering Services Division, has completed its review and the following requirements are to be placed on this tentative map as a condition of approval by the Public Works Department. Provide the following information prior to the acceptance of the final map submittal. This can result in additional conditions of approval. 1. Provide a dimension from all proposed drive approaches to the nearest property line. 2. Provide notes as shown in red on C-16-062 Exhibit "A". 3. Identify the required paving along San Jose and the street light along Colonial. 4. Identify all utilities and signage within the street right of way. Specify if to remain, be removed or to be relocated. 5. Revise the curb return radius to R=20' per Public Works Standard P-26 and coordinate with the corner cut dedication. General Conditions 1. Street Dedications: Provide corner cut dedications at all intersections for accessibility ramps. 2. Outlots: If the subdivider seeks to dedicate to the City, in fee, an outlot for open space purposes, subdivider shall prove to the City that the outlot is free of toxic or hazardous materials pursuant to the requirements of City Administrative Order 8-1, including, but not limited to, performing a Phase I Soils Investigation. The soils Investigation report shall be submitted to the Public Works Department for review and approval. The subdivider must obtain Public Works approval of the soils investigation report and complete any mitigation work identified by the soils investigation prior to subdivider's submittal of the Final Map to the Development Department. Any and all costs associated of the soils investigation and any required mitigation work shall be performed at the sole expense of the subdivider. 3. 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. Page 1 of 2 T:\Traffic Planning\_CONDITIONS OF APPROVAL\TRACT MAPS\6100\T-6160 SAN JOSE 614 W\T-6160 SAN JOSE 614 W doc 4. Street widening and transitions shall also include utility relocations and necessary dedications. 5. Overhead Utilities: Underground all existing offsite overhead utilities with the limits of this map in accordance with Fresno Municipal Code Section 15-4114. 6. 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 and streetlight. Frontage Improvement Requirements Public Streets: San Jose Avenue: Local 1. Dedication Requirements: a. Dedicate a corner cut for public street purposes at the intersection of San Jose and Colonial. 2. Construction Requirements: a. Construct 20' of permanent paving per Public Works Standard P-50, within the limits of this application and transition paving as necessary. b. Construct a standard curb ramp per Public Works Standard P-28 and P-32, based on a 20' radius. c. Construct concrete curb, gutter and sidewalk to Public Works Standard P-5. The curb shall be constructed to a 10' residential pattern. ( 5 '/2' 4'- '/2') Planting of street trees shall conform to the minimum spacing guidelines as stated in the Standard Specification, Section 26-2.11(C). d. Construct a 16' driveway approach to Public Works Standards P-1 and P-6. Colonial Avenue: Local 1. Construction Requirements: a. Construct a 4' concrete sidewalk to Public Works Standard P-5. (5 %' — 4' — 1/2') Planting of street trees shall conform to the minimum spacing guidelines as stated in the Standard Specification, Section 26-2.11(C). b. Remove and salvage the existing streetlight and 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. Identify on site plan, c. Construct a 35' driveway approach to Public Works Standards P-2 and P-6. Onsite: 1. Construct the parking lot to Public Works Standards P-21, P-22 and P-23 and the City of Fresno Public Works Parking Manual. 2. Provide a minimum of 20' from the proposed gate to the back of walk. 3. Where the 27' minimum aisle is utilizing the adjacent planters, nothing over 6" high shall be planted. See Exhibit "A". 4. Provide a 10' visibility triangle at all driveways. Traffic Signal Mitigation Impact(TSMI) Fee: This tract will generate 124 average daily trips based on 13 single family residential units and shall pay the current Traffic Signal Mitigation Impact Fee (TSMI Fee) at the time of building permit based on the trip generation rate(s) as set forth in the latest edition of the ITE Generation Manual for single family units (fee rate as shown in the Master Fee Schedule). Fresno Major Street Impact(FMSI) Fee: This Map 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.fresnocog.or.g. Provide proof of payment or exemption prior to certificate of occupancy. Page 2 of 2 T:\Traffic Planning\_CONDITIONS OF APPROVAUTRACT MAPS\6100\T-6160 SAN JOSE 614 W\T-6160 SAN JOSE 614 W doc NOTES: i,° -------------- ---_._ SITE PLAN LI 1. CONTACT SOLID WASTE DIVISION FOR APPOINTMENT TO ESTABLISH ACCESS 25. PRIOR TO GRANTING OF FINAL OCCUPANCY, A WRITTEN CERTIFICATION, 1// EX. CURB & GUTTER r AND IMPROVEMENTS REQUIRED AS CONDITIONS OF PROVIDING DISPOSAL SIGNED E A LANDSCAPE PROFESSIONAL APPROVED BY THE PLANNING ,� TO REMAIN (TYP) 614 WEST SAN J0SE AVENUE SERVICE. 621-6888 AND DEVELOPMENT DEPARTMENT DIRECTOR, SHALL BE SUBMITTED STATINGTHAT THE REQUIRED LANDSCAPING AND IRRIGATION SYSTEM HAVE BEEN2. THE SANITARY SEWER SERVICES, WATER, GAS AND ANY OTHER UNDERGROUND ,SERVICE CONNECTIONS SHALL BE COMPLETED IN ALL AREAS TO BE PAVED INSTALLED IN ACCORDANCE WITH THE LANDSCAPING AND IRRIGATION �� 10.5' PRIOR TO PLACEMENT OF ASPHALT CONCRETE ON SITE. PLANS APPROVED BY THE PLANNING DIVISION. RS-4APN 417 - 140 - 21 3. ALL HANDICAPPED PARKING STALLS SHALL BE PLACED ADJACENT TO 26. WALKWAYS CONNECTING ACCESSIBLE ENTRANCES AND OTHER FEATURES ' EX. 4' SIDEWALK EX. MULTI FAMILY RESIDENTIALFACILITY ACCESS RAMPS OR IN STRATEGIC AREAS WHERE THE HANDICAPPED CANNOT SLOPE MORE THAN 5% IN THE DIRECTION OF TRAVEL NOR HAVESHALL NOT HAVE TO WHEEL OR WALK BEHIND PARKING VEHICLES WHILE A CROSS SLOPES EXCEEDING 2%. ( V6160 TRAVELING TO OR FROM HANDICAPPED PARKING STALLS AND RAMPS. TRACT N0 .✓4, ANY SURVEY MONUMENTS WITHIN THE AREA OF CONSTRUCTION SHALL BE 27 THE ACCESSIBLE PATH OF TRAVEL AS DELINEATED IS A BARRIER-FREE C - 16 - 062 PRESERVED OR RESET BY A PERSON LICENSED TO PRACTICE LAND ROUTE 48" MINIMUM IN WIDTH WITH NO ABRUPT LEVEL CHANGES I EX. DRIVEWAYSURVEYING IN THE STATE OF CALIFORNIA. EXCEEDING 1/2" UNLESS BEVELED AT A 1:2 MAXIMUM SLOPE, AND NO APPROACH EXISTING CONC. STRIPVERTICAL LEVEL CHANGES EXCEEDING 1/4". THE CROSS SLOPE DOES WITH 6' WOOD FENCE 5. LIGHTING WHERE PROVIDED TO ILLUMINATE PARKING, SALES OR DISPLAY NOT EXCEED 2% AND SLOPE IN THE DIRECTION OF TRAVEL DOES NOTAREAS SHALL BE HOODED AND SO ARRANGED AND CONTROLLED SO AS NOT EXCEED 5%. THE SURFACE IS FIRM, STABLE AND SLIP RESISTANT. THE1rJO•TO CAUSE A NUISANCE EITHER TO HIGHWAY TRAFFIC OR TO THE LIVING ACCESSIBLE PATH OF TRAVEL IS FREE OF OVERHANGING OBSTRUCTIONS I _._.-.ENVIRONMENT. THE SPECIFICATIONS AND TYPES OF LIGHTING FIXTURES TO BELOW 80" AND OBJECTS PROTRUDING GREATER THAN 4" FROM A WALL 67 t 23BE INSTALLED ON THE SITE SHALL BE SUBMITTED AND APPROVED BY THE ABOVE 27" AND BELOW 80". THE ARCHITECT SHALL VERIFY EXISTING 30' 00PLANNING DEPARTMENT PRIOR TO ISSUANCE OF THE BUILDING PERMITS. THE CONDITIONS AND DELINEATE ANY REQUIRED UPGRADES INCLUDING THOSE AMOUNT OF LIGHT SHALL BE PROVIDED ACCORDING TO THE STANDARDS OF THE FOR CURB RAMPS PER CBC 11278.5. II II DEPARTMENT OF PUBLIC WORKS, THE PLANNING AND DEVELOPMENT DEPARTMENT I _ AND THE FRESNO POLICE DEPARTMENT. CONSTRUCT CONCRETE DRIVEWAY APPROACH TO PUBLIC WORKS II �I :I f1 *I I - 28 I II I 45.7' 6, ALL SIGN PROPOSALS TO BE SUBMITTED TO PLANNING DEPARTMENT FOR ✓ STANDARD(S) P-2 AND P-6. �(D` MIt� -3g' M Ak " SEPARATE SIGN REVIEW PRIOR TO INSTALLATION FOR VERIFICATION OF I II II <� ' '° n TO COMPLIANCE WITH ZONING ORDINANCES. 29 CONSTRUCT CONCRETE CURB RAMP TO PUBLIC WORKS STANDARD(S) II I BLDG. 1 P-28 AND P-32. 7. TWO MEANS OF INGRESS/EGRESS MUST BE MAINTAINED DURING ALL PHASES II II °�I 67't C4 I 25' OF DEVELOPMENT. 30 TO BE DEEDED FOR PUBLIC STREET PURPOSES BY THE RECORDING OF I II II > r .. - 51 7' * ;. BLDG. 5 -H 8. ANY UTILITIES REQUIRING RELOCATION SHALL BE THE RESPONSIBILITY AND TRACT N0. 6160. PR\O(2 Ct>�ERM1j5 BAbEQ [?S ZEY I II I 3 k II ,o . ui o AT THE EXPENSE OF THE DEVELOPER. FIRE HYDRANTS WILL BE RELOCATED ADHD IJO'T�r • PER ?W M. 9-210' I I -.-----•-'-'-•-•--- BY CITY FORCES, DEVELOPER IS RESPONSIBLE TO NOTIFY CITY WATER 31 ( II Z J II o1 : DIVISION AT 621-5300 TO ARRANGE AND COORDINATE WORK. O �.F.ML`A,`L lE\ S�R.ECI L\Cal,�•C -� ��CE II •� 1 !0 _� 2 �I 9 10 9. NO USES OF LAND, BUILDING OR STRUCTURES OTHER THAN THOSE E" S�, 2 �� Q . EkTaII.11E� ! IIm ++I � Q �' SPECIFICALLY APPROVED PURSUANT TO THIS SITE PLAN SHALL BE n� I IIS 1I I SCP 22' PERMITTED. PL.Ftt`c_� Ml) NE �� \ \=.� �� II~ II I =O .* 10'-� 10. ALL GATES ON COMMON ACCESS DRIVES AND ALL PEDESTRIAN GATES, �RjN c y FEZ. SC��\\ c CS . ! II J I „t } 3 _ _ 67't . . _o ;� Al I 1 i SCALE: 1 " = 20' WHERE REQUIRED SHALL BE EQUIPPED WITH APPROVED POLICE/FIRE 42.8' E 'PASS LOCKS (BEST LOCKS: PADLOCK 218700 SERIES OR CYLINDER co II O" E I-H I^ P LOCK 1W782). i ^ I I � � IN 45.7' _- .. - . .-I.. - . .-31_t - 11. LANDSCAPING SHALL BE MAINTAINED IN GOOD HEALTH. TREES MAY NOT I lid IIS � m� 60't I z h BE TRIMMED OR PRUNED TO REDUCE THE NATURAL HEIGHT OR OVERALL II 11 cf rJr - 3 � w 17 rn CROWN OF THE TREE, EXCEPT AS NECESSARY FOR THE HEALTH OF THE I II II �u4 �ii10 I z I �` �R�Rnn I BLDG. Z Tc PROPOSED TRASH o •-�-'-'-'-•- •-•-•-•- ti TREE AND PUBLIC SAFETY; OR AS MAY OTHERWISE BE APPROVED BY 7j2, REPAiR ALL DAMAGED AND/QR OE^E-QRAflE WN- I d * cj n rn m Ci , I LII crjcv a o a V ENCLOSURE AS PER CITY I w z� THE DEVELOPMENT DEPARTMENT. CRETE STREET IHPROV$ NTS AS OETERF7INfl [ W I ' 10' 67't J a d II 0 - PW STD. DWG. P-33 0 12. LANDSCAPING MUST BE IN PLACE BEFORE ISSUANCE OF THE EY- THr. O OCCOLUCTION NA9AGEM,�NT cENGIrdEE'$ I II - 51 T c 5' o_ CERTIFICATE OF OCCUPANCY. A HOLD ON OCCUPANCY SHALL BE PLACED ON PRIOR °FO 0CCIIPAIDCY• II i 1 �(-- L_ I� THE PROPOSED DEVELOPMENT UNTIL SUCH TIME THAT LANDSCAPING HAS _ _ - - I II Z �I �' '� I II = cn 8 , 9', I I ✓! o BEEN APPROVED AND VERIFIED FOR PROPER INSTALLATION BY THE PLANNING ALL EXISTING SIDEWALKS IN EXCESS W I 12 DIVISION. OF 2% MAXIMUM CROSS SLOPE MUST ! (I II 3\ I I 4 _ 2 I ! w I ° �I & I 13. SIGNS, OTHER THAN DIRECTIONAL SIGNS, ARE NOT APPROVED FOR BE BROUGHT INTO COMPLIANCE II Q I I w a !i• z INSTALLATION AS PART OF THIS SPECIAL PERMIT. SUBMIT FOR A PRIOR TO ACCEPTANCE BY PUBLIC I I C $ 4'✓ �I w SEPARATE MASTER SIGN PROGRAM OR SIGN REVIEW APPLICATION. II o APPLICATIONS AND REQUIREMENTS FOR SUBMITTAL ARE AVAILABLE AT WORKS II / _ a. 0 THE PLANNING DIVISION'S PUBLIC FRONT COUNTER. I II I-4.5 _ ` ^. ° a I 3 _ _ _ _ _ LEGEND: 14. A BACKFLOW PREVENTION DEVICE IS REQUIRED! CONTACT WATER II I I 2 67 t .1 �° N DIVISION AT 621-5300 FOR REQUIREMENTS; DEVICES MUST BE I II z I 0 w INSTALLED ON-SITE IN A LOCATION APPROVED BY THE CROSS II ° z -•-•-•-•- EXISTING PROPERTY LINE CONNECTION CONTROL OFFICER; A PLUMBING PERMIT IS REQUIRED TO wGRKTNc DAL <EFGRE commzNGINQ I II I Z Q 4^' pP\N j� I N INSTALL DEVICE; BACKFLOW PREVENTION DEVICES REQUIRED SHALL BE 7j7j EXCRVATICN j •, • MONS WITHIN TYE ^�pS�' i w � EXISTING CURB & GUTTER TO REMAIN INSTALLED AT CONSUMER'S EXPENSE BY A QUALIFIED JOURNEYMAN STREET RIGHT rt, W„Y ANDiQR UTILII�'Y I II 21 V^' w PLUMBER CERTIFIED AS COMPETENT FOR SUCH PURPOSES BY THE WATER EASEMENTS, ALL EXIAING tiNpf GIt'Q*b II ry PROPOSED 6 CURB SYSTEMS MANAGER; BACKFLOW DEVICES MUST BE TESTED AND ACCEPTED FACILITIES SHALL HAVE 9EE9 I QCk1tb pfy BY THE WATER DIVISION PRIOR TO GRANTING BUILDING FINAL; 9T`.JivCER6[yoFJND SE•:Iv3e6s ALERT 1E1SAp.. II 4 °Q DEVELOPER IS RESPONSIBLE TO CONTACT THE WATER DIVISION A MINIMUM CALL T-866-642-?144 I II 4444 �j , I m� 'ae _ . -,._--r -- - 60t '- � N - - PROPOSED PROPERTY LINE RMX II ` * f` 31't OF 5 DAYS PRIOR TO REQUEST FOR FINAL BUILDING INSPECTION. II IX. OFFICE I II I .n M 28 b I D �`�'� = 104 15. AS REQUIRED BY THE CALIFORNIA ADMINISTRATION CODE TITLE 24 , AN co( ) I In.' p I d fI ,N AZGA iL� 13C u�%n AS UNOBSTRUCTED 4-FOOT MINIMUM PATH OF TRAVEL ALONG THE PUBLIC II SIDEWALK WITHIN THE LIMITS OF THE PROPERTY IS PROVIDED. I II II Z �- <. -.-.-.------------- 16. •-• -'-•-•- l UNDERGROUND ALL EXISTING 16. RAMP AND SIDE SLOPES SHALL BE ROUGH BROOM FINISH PARALLEL TO ��. a_ ! I MCI IZ IF�J� LD AI?C t'I�t�lat3lTCCb. GROOVING. OFFSITE OVERHEAD UTILITIES II UU I 10'-1 WITHIN THE LIMITS OF THIS I II II ;. BLDG. 6 I 17 DESIGN AND CONSTRUCT PARKING LOT PAVEMENT TO PUBLIC WORKS SITE/MAP AS PER FMC SECTION 15-X411-A y a q. I STANDARDS P-21, P-22 AND P-23. I II I! 22' ii uTI _ I L- .. - . .- . . 67't .- .. - . . N N N to °I 18. IF ARCHAEOLOGICAL AND/OR ANIMAL FOSSIL MATERIAL IS ENCOUNTERED I II J II w 14 DURING PROJECT SURVEYING, GRADING, EXCAVATING, OR CONSTRUCTION, I II Q I > UI ! I 17 2 I WORK SHALL STOP IMMEDIATELY. i pc2b�O5ED Ccllcl2 1E II z I a < ,!-H �� I 19. APPROVAL OF THIS SPECIAL PERMIT MAY BECOME NULL AND VOID IN THE 35 p, I II `� EVENT THAT DEVELOPMENT IS NOT COMPLETED IN ACCORDANCE WITH ALL O .,_JtL7EvuAI._\, �t.2. \'\ti-I cJID �� II O II X ' � !„� 45.7 THE CONDITIONS AND REQUIREMENTS IMPOSED ON THIS SPECIAL PERMIT, I I� w n THE ZONING ORDINANCE, AND ALL PUBLIC WORKS STANDARDS AND i II O I - 5 I---I--25' 2, IT- 42.8' -•-•-' -•---- NOTE: SPECIFICATIONS. THE PLANNING AND DEVELOPMENT SHALL NOT ASSUME 319 II /" RESPONSIBILITY FOR ANY DELETIONS OR OMISSIONS RESULTING FROM THE O C IE T CDf L C��C\E L7�1.19\NI I��I x U II L� I If BLDG. 3 SPECIAL PERMIT REVIEW PROCESS OR FOR ADDITIONS OR ALTERATIONS TO ABP1ZD1�1-1 l 't�.�.i• STIP. �- L1►.l� P•ln . - 29't _ -31�t, . . . 60't 1. EXISTING PLANNED LAND USE: MEDIUM LOW CONSTRUCTION PLAN NOT SPECIFICALLY SUBMITTED AND REVIEWED AND S� I 930 30' - 7't I DENSITY RESIDENTIAL APPROVED PURSUANT TO THIS SPECIAL PERMIT OR SUBSEQUENT �{"''' IU I I �'4f -a 51.7' AMENDMENTS OR REVISIONS. II II 04 N 17 +II 2. EXISTING ZONING: RS-5 20. NO STRUCTURES OF ANY KIND (INCLUDING SIGNS, TRASH AND RECYCLING, (\I I II I •* _ {!: O NI 15 ETC.) MAY BE INSTALLED OR MAINTAINED WITHIN THE LANDSCAPED AREAS. I =C PROPOSED FENCE NG 20' 20' a. . 6 a I 3. PROPOSED ZONING: RS-5 NO EXPOSED UTILITY BOXES, TRANSFORMERS, METERS, PIPING (EXCEPTING I GQQ o I THE BACKFLOW PREVENTION DEVICE), ETC., ARE ALLOWED TO BE II LOCATED IN THE LANDSCAPE AREAS OR SETBACKS OR ON THE STREET I I } O� I -H 58 t 4. PROJECT SITE AREA: FRONTAGES OF THE BUILDINGS. ALL TRANSFORMERS, ETC., SHALL 9E i II I ; °' I S= :1n SHOWN ON THE SITE PLAN. THE BACKFLOW DEVICE SHALL BE SCREENED _ _ - .67't. - , . - .. PROPOSED FENCE * I GROSS AREA = 1.13 ACRES BY LANDSCAPING OR SUCH OTHER MEANS AS MAY BE APPROVED. II p rr ALONG PROPERTY LINES - ,-,-.-.-._.-.- -•- NET AREA = 1.03 ACRES 21. ALL FUTURE PROPOSED FENCES, HEDGES AND WALLS, ETC. SHALL ! II 'Q 1-H 10 I ^ ! ! 5. LOT COVERAGE IS 35.3% BE REVIEWED AND APPROVED BY THE CITY OF FRESNO, PLANNING I I S .w IN 45.7' Z I AND DEVELOPMENT DEPARTMENT PRIOR TO INSTALLATION. I II II w 7 44I w - N ' Z 22. IF THERE ARE SUSPECTED HUMAN REMAINS, THE FRESNO COUNTY CORONER I ' SHALL BE IMMEDIATELY CONTACTED. IF THE REMAINS OR OTHER I II I� 0 BLDG. 42,IL ARCHAEOLOGICAL MATERIAL IS POSSIBLY NATIVE AMERICAN IN ORIGIN, THE II aJ" w c 11 12't NATIVE AMERICAN HERITAGE COMMISSION (PHONE: 916/653-4082) SHALL BE ! II II mQ '° �10'- 6Tf `* J 1� BLDG' I �i ��1=t�1,��t-y ALL. W \U7\C-S \i\M1kW IMMEDIATELY CONTACTED, AND THE CALIFORNIA ARCHAEOLOGICAL I II I 0 a. 51.T / +1 :� I 8 INVENTORY/SOUTHERN SAN JOAQUIN VALLEY INFORMATION CENTER (PHONE: it 1 3 n • _ 805/644-2289) SHALL BE CONTACTED TO OBTAIN A REFERRAL LIST OF I II x 0 I _ I (() R:t- t AAI q 1 t IL tE RENL E) RECOGNIZED ARCHAEOLOGISTS. AN ARCHAEOLOGICAL ASSESSMENT SHALL BE II III CTL TD bE_ 22i: Lt7G _ZE_b �i16K\,5, CONDUCTED FOR THE PROJECT, THE SITE SHALL BE FORMALLY RECORDED, I m II = II n IM 8 n AND RECOMMENDATIONS MADE TO THE CITY AS TO ANY FURTHER SITE INVESTIGATION OR SITE AVOIDANCE/PRESERVATION. I o_ 22' i EX. BLOCK WALL 23. ALL CONSTRUCTION WORK ON THIS PROJECT IS SUBJECT TO L II O II I a . a EX. 4' SIDEWALK INTERRUPTION IF THE ROAD SYSTEM BECOMES IMPASSABLE FOR FIRE APPARATUS DUE TO RAIN OR OTHER OBSTACLES. ALL REQUIRED FIREACCESS WITH AN �¢ � _7 APPROVED HALL WEATHERES SHALL BE ' SURFACE CAPABLEDED AND OFSDUPPORTING 80,000 ! II II - - - < 30QTO .E E P�I}LE�r ✓ o_ pSpPe\�G �' °' "a °. J o TO REMAEX IN (TYp�ER LB. VEHICLES (MINIMUM 4" OF BASE ROCK OVER COMPACTED OR I II II BE REM'Jl_ I �N 58 t _ N ua.. _192'f-1_._._._._._._._�._ .l_. a UNDISTURBED SOIL OR PER APPROVED ENGINEERED PLANS) I II °. °16`0'. ° a YEAR-ROUND AND WITH 24 FEET MINIMUM WIDTH OR OTHER APPROVED II 9 a, a' 30 METHOD THAT WOULD PREVENT SHOULDER DEGRADATION. I II II •evvEc 24. IF ANIMAL FOSSILS ARE UNCOVERED, THE MUSEUM OF PALEONTOLOGY, II \, 12 ZO' _ 8' I o U.C. BERKELEY SHALL BE CONTACTED TO OBTAIN A REFERRAL LIST OF �- _-�-� I+I \ / L - T _ 16' o I I EX. STORM DRAIN INLET RECOGNIZED PALEONTOLOGISTS. APALEONTOLOGIST SHALL CONDUCT AN IX. STREET UG Hf' l•-< II I � L0 - - _ - - - _ - J / �{ M �( pI• STREET LIGHT N ASSESSMENT AND, IF THE PALEONTOLOGIST DETERMINES THE MATERIAL I II I l L ` TO BE SIGNIFICANT, IT SHALL BE PRESERVED. II I PROPOSED CURB k GUTTER AND IX. RIGHT-TO WAY N DG IT-C II II SIDEWALK AS PER r� P-5 EX. PAVEMENT TO REMAIN EX. EDGE OF PAVEMEN (TYP) I pI• g• SEWER TO REMAIN APPL rl C_(feCjlSn�TXl1!F31T AM Zo' OF t�aVIT�Ca �� SAN JOSE AVENUE L�C�IL -._._._._._._ ._._._._._._._. WEST 150 o � Tr. �, Q1\�O.__DATE G DATEJ�•��'k3 ------ EX. 8" WATER TO REMAIN _ o DATE EX. 6 WATER TO REMAIN ___ ____________ _______ .., .\ L-- _ _ _-__-- C;-. - ..,;,JNG& DEVELOPMENT DEPT EX. POWER POLE W/RISER) GARY G. GIANNETTA \ \�� EX. POWER POLE W/RISER .-.-.-•-•-.-•-.-•-•-'-'- -•-•-'-'- - CIVIL ENGINEERING & LAND SURVEYING EX. POWER POLE W/RISER _ _ _ _ _ _ EX. POWER POLE W/RISER CR II CR iFRESNO, CA93721 EX. OFFICE IX. MULTI FAMILY RESIDENTIAL DATE: 11/29/16 (559) 264-3590 DEPARTMENT OF PUBLIC WORKS TO: Andreina Aguilar, Planner I Planning Division FROM: Hilary Kimber, Parks Supervisor II (559.621.1345) Streets Division DATE December 20, 2016 SUBJECT: Tract 6160 (APN 417-140-21)614 West San Jose Avenue located on the northeast corner of West San Jose and North Colonial Avenues. 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. Tree species to be planted are as follows: STREET NAME STREET TREE SPECIES/COMMON NAME W. San Jose Ave. There is no tree species designated for W. San Jose Please choose an appropriate species from the list of Approved Street Trees for this street. N. Colonial Ave. There is no tree species designated for N. Colonial Please choose an appropriate species from the list of Approved Street Trees for this street. 2. Street Tree Planting by Developer: For those lots having internal street tree frontage available for street tree planting, the developer shall plant one tree for each 60' of street frontage, or one tree per lot having street frontage, whichever is greater. Tree planting shall be within a 10' Planting and Utility Easement. a. Street tree inspection fees shall be collected for each 60' of public street frontage or one tree per lot whichever is greater. b. Street trees shall be planted in accordance with the City of Fresno, Department of Public Works "Standard Specifications." c. Landscape plans for all public use areas, such as parkways, buffers, medians and trails, shall be reviewed and approved by the Department of Public Works, Engineering Services. A street tree planting permit shall be required for all residential street tree planting. d. Performance and payment securities, paid with final map, will be released when all landscaping installed on public and/or city controlled property is in conformance with the Specifications of the City of Fresno. e. Upon acceptance of the required work, warranty security shall be furnished to or retained by the city for guaranty and warranty of the work for a period of ninety days following acceptance. OUTLOTS 1, The Department of Public Works will not be responsible for the maintenance of any outlots if they are not included into the Community Facilities District(CFD). If the outlots are to be included into the CFD, the Department of Public Works will require approved landscape and irrigation plans to be submitted with landscape buffer plans prior to inclusion into the CFD. 2. Outlots which are utilized for water well purposes will not be included in the CFD. The Water Division Department in Public Utilities will provide the maintenance of all plant material on the well site. TENTATIVE TRACT MAP NO. 6160 GOVERNMENT CODE§66020(d)(1) A protest filed pursuant to subdivision (a) shall be filed 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 other exactions to be imposed on a 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. 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 to be completed with development. 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] $2,119.00/living unit f. House Branch Sewer Charge [2] N/A WATER CONNECTION CHARGES FEE RATE g. 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 p. Fire Facilities Impact Fee— Citywide [4] $539/living unit q. Park Facility Impact Fee— Citywide [4] $3398/living unit r. Quimby Parkland Dedication Fee [2] N/A s. Citywide Regional Street Fee [3] $8,361/adj. acre t. New Growth Area Major Street Fee [3] N/A u. Police Facilities Impact Fee— Citywide [4] $624/living unit v. Traffic Signal Charge [1] $450.94/living unit w. Street Acquisition/Construction Charge [2] N/A Notes: 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 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. [1] Deferrable through Fee Deferral Covenant. [2] Due at Final Map. [3] Due at Building Permit. [4] Due at Certificate of Occupancy. City of DEPARTMENT OF PUBLIC UTILITIES -WATER DIVISION MEMORANDUM DATE: January 18, 2017 TO: ANDREINA AGUILAR, Planner I Development and Resource Managem nt Department- Current Planning THROUGH: THOMAS C. ESQUEDA, Directo Department of Public Utilities -� FROM: ROBERT DIAZ, Senior Engineering Technician Department of Public Utilities -Water Division MICHAEL CARBAJAL, Planning Manager Department of Public Utilities -Water Division SUBJECT: WATER REQUIREMENTS FOR VESTING TENTATIVE TRACT T-6160 General Vesting Tentative Mao of Tract No. 6160 and Conditional Use Permit Application No. C- 16-062 were filed by Jeffery T. Roberts and Claudia Cazares of Granville Homes, on behalf of AFREI, LLC, and pertain to ±1.13 (net) acres of property located on the northeast corner of West San Jose and North Colonial Avenues, 614 West San Jose Avenue &APN: 417-140-21. Vesting Tentative Map of Tract 6160 proposes a 13-lot residential planned unit development with one outlot. Conditional Use Permit Application No. C-16-062 proposes the construction of 12 attached two-story single family residential dwellings and one detached single family dwelling and private open space area with a future potential gated entrance of the shared driveway. The planned development proposed reduced lot sizes ranging from 1,700 square feet to 4,200 square feet in size, a 17,400 square-foot lot Outlot A that will provide a private driveway/access; and a modification to the public street frontage requirement for 4 lots located within the subdivision which will have private street access. The property is zoned RS-5 (Residential Single Family, Medium Density). Water Service The nearest water mains to serve the proposed project are an 8-inch main located in North Colonial Avenue and a 6-inch main located in West San Jose Avenue. Water A Nationally Accredited Public Utility Agency '•P.w'r facilities are available to provide service to the site subject to the following requirements: 1. Separate water services with meter boxes shall be provided to each lot. 2. Destruct any existing on-site well within the proposed development in compliance with the State of California Well Standards, Bulletin 74-81 and 74-90 or current revisions issued by California Department of Water Resources and City of Fresno standards. 3. 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. 4. Engineered improvement plans prepared by a Registered Civil Engineer are required for proposed additions to the City Water System. 5. All Public water facilities shall be constructed in accordance with The Department of Public Works standards, specifications, and policies. Conditions of Approval for Water Supply The City's groundwater aquifer has been documented by the State Department of Water Resources (Bulletin 118) to be critically over-drafted, and has been designated a high- priority basin for corrective action through the Sustainable Groundwater Management Act (SGMA). The City has worked with existing ratepayers to develop a compliance plan for the SGMA, and the City will work with the project proponent to develop an SGMA compliance plan for the proposed project. The SGMA compliance requirements for the proposed project will be applied as conditions of approval for water supply. As conditions of approval for water supply, and to comply with the requirements of the SGMA, a water supply plan must be approved by the Director of the Department of Public Utilities prior to Occupancy Permits being granted. The project proponent shall be required to prepare a water supply plan for the project that, at a minimum, includes the following: 1. The City's water consumption records indicate that the peak hour water use for the existing single-family residential unit was approximately 2.55 gallons per minute during calendar year 2013. 2. The total annual water demand in 2013 for the existing single-family residential unit was 517,115 gallons, or 1.6 acre feet. 3. The applicant proposes to construct 13 single-family residential units, and each unit is estimated to have a peak hour demand of 2.12 gallons per minute. 4. The total peak hour demand for the proposed project is 27.6 gallons per minute, and the total annual water demand is estimated to be 5.6 million gallons, or 17.3 acre feet. This represents an increase in total water demand for this parcel of 15.7 acre feet per year. 5. The applicant shall submit a proposal to the City to: a. Provide a primary water supply source to serve the increased water demands for these 13 single-family residential units. b. Provide a secondary water supply source to serve the increased water demands for these 13 single-family units in the event the primary water supply source is unavailable. c. Provide groundwater recharge capacity within the City's municipal corporate limits to accommodate 110 percent of the total annual demand (17.3 acre feet) required for these 13 single-family residential units. 6. The applicant shall not be reimbursed for water supply facilities provided to serve the water demands for the applicant's 13 single-family residential units. 7. If requested, the applicant may request a cost estimate from the City to provide a primary water supply for peak hour demands, redundant water supply for peak hour demands, and groundwater recharge capacity. Water Fees The following Water Connection Charges and fees shall be paid for the project. 1. Water service(s) and/or meter(s) installation(s) City of vim 1Cen lkI DEPARTMENT OF PUBLIC UTILITIES MEMORANDUM DATE: April 14, 2017 TO: ANDREINA AGUILAR, Planner II Planning and Development Department FROM: KEVIN GRAY, Supervising Engineering Technician Department of Public Utilities, Planning and Engineerin SUBJECT: SOLID WASTE REQUIREMENTS FOR VESTING TENTATIVE MAP OF TRACT No. 6160 & CONDITIONAL USE PERMIT APPLICATION No. C- 16-062 General The Department of Public Utilities, Solid Waste Division has completed a review of Vesting Tentative Map of Tract No. 6160 and conditional Use Permit Application No. C- 16-062 APN: 417-140-21 filed by Jeffrey T. Roberts and Claudia Cazares of Granville Homes, on behalf of AFREI, LLC and pertains to ±1.13 (net) acres of property located on the northeast corner of West San Jose and North Colonial Avenues. Vesting Tentative Map of Tract 6160 proposes a 13-lot residential planned unit development with one outlot. Conditional Use Permit Application No. C-16-062 proposes the construction of 12 attached two-story single family residential dwellings and one detached single family dwelling and private open space area with a future potential gated entrance of the shared driveway. The following requirements and conditions are to be placed on this project as a condition of approval by the Department of Public Utilities. Solid Waste Service 1. Tract 6160 will be serviced as Single Family Residential properties with Basic Container Service. Property owners will receive 2 containers to be used as follows: 1 Gray container for solid waste, and 1 Blue container for recyclable material. Special Requirements 1. None Due to the inability of the trash collection vehicles to maneuver around the property while servicing the required trash enclosure, the developer has requested, that, instead of the required trash enclosure, they would prefer to have each house to be serviced as a Single Family Residential property with Basic Container Service. Property owners will therefore receive two (2) containers to . F A Nationally Accredited Public Utility Agency MEMORANDUM ANDREINA AGUILAR, Planner II Planning and Development Department April 6, 2017 SOLID WASTE REQUIREMENTS FOR VESTING TENTATIVE MAP OF TRACT No. 6160 & CONDITIONAL USE PERMIT APPLICATION No. C-16-062 Page 2 of 2 be used as follows: One (1) 64 gallon Gray container to be used for solid waste material and one (1) Blue container to be used for recyclable material. Covenant Requirements: 1. Occupants will be required to place all containers on the curb in front of North Colonial Avenue on solid waste service days in accordance with City of Fresno and Solid Waste Divisions standards of 3' apart. City of FFRESW DEPARTMENT OF PUBLIC UTILITIES ADMINISTRATION DIVISION MEMORANDUM Date: , December 14, 2016 To: ANDREINA AGUILAR, Planner I Planning and Development From: KEVIN GRAY, Supervising Engineering Technician Department of Public Utilities, Planning and Engineering Division. Subject: SEWER REQUIREMENTS FOR VESTING TENTATIVE TRACT T-6160 AND CONDITIONAL USE PERMIT APPLICATION No. C-16-062-HE General Vesting Tentative Mao of Tract No. 6160 and Conditional Use Permit Application No. C-16-062 were filed by Jeffery T. Roberts and Claudia Cazares of Granville Homes, on behalf of AFREI, LLC, and pertain to ±1.13 (net) acres of property located on the northeast corner of West San Jose and North Colonial Avenues, 614 West San Jose Avenue &APN: 417-140-21. Vesting Tentative Map of Tract 6160 proposes a 13-lot residential planned unit development with one outlot. Conditional Use Permit Application No. C-16-062 proposes the construction of 12 attached two-story single family residential dwellings and one detached single family dwelling and private open space area with a future potential gated entrance of the shared driveway. The planned development proposed reduced lot sizes ranging from 1,700 square feet to 4,200 square feet in size, a 17,400 square-foot lot Outlot A that will provide a private driveway/access; and a modification to the public street frontage requirement for 4 lots located within the subdivision which will have private street access. The property is zoned RS-5 (Residential Single Family, Medium Density). Sewer Requirements The nearest sanitary sewer main to serve the proposed project is an existing 8-inch in North Colonial Avenue and 8-inch in West San Jose 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. A cross access agreement is required for sewer service(s) crossing parcels. 5. Developer shall contact Wastewater Management Division/Environmental Services at (559) 621-5100 prior to pulling building permits regarding conditions of service for special users. ®+r A Nationally Accredited Public Utility Agency I�W F Sewer Fees The following Sewer Connection Charges are due and shall be paid for the Project: 1. Lateral Sewer Charge 2. Sewer Oversize Charge 3. Sewer 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 C1MCjr,% � �'�4OF FIRE DEPARTMENT DATE: December 14, 2016 TO: ANDREINA AGUILAR, Planner I Development Department/Current Planning FROM: BYRON BEAGLES, Fire Prevention Engineer Fire Department, Prevention Technical Services Division SUBJECT: VESTING TENTATIVE TRACT MAP NO. 6160/C-16-062 STAFF ONLY SRC 12-22-16, DEVELOPER SRC 1-12-17 1. VTT 6160 is proposed for 13 lot single family home private street gated community. 2. The entire tract is in the primary service area of permanent Fire Station 20 at 4537 N. Whison Ave. 3. Existing public hydrant locations are adequate to protect this development without the installation of a private fire hydrant. The minimum required fire flow for this project is 1500 gpm. Public Utilities will need to confirm if there is adequate water well production capacity to achieve this fire flow at peak domestic water demand for the area. 4. This project needs to be addressed to N. Colonial Ave as there is no drive access from W. San Jose. 5. Provide Click-to-Enter for the electric gate in addition to Fire X-1 bypass hardware.. 6. Designate curbs indicated on the attached sheet with red paint and "FIRE LANE NO PARKING" in 3" white letters every 50'. Provide California Vehicle Code (CVC) Section 22658 mandated no parking warning sign at the entrance authorizing towing of vehicles parked in fire lanes. 7. As confirmed by the applicant at DRC, each parcel will have a separate 1" water service to provide domestic water and a supply for an NFPA 13D residential fire sprinkler system. NOTES: I �(( , SITE PLAN 1 CONTACT SOUD WASTE DIVISION FOR APPOINTMENT TO ESTA9USH ACCESS 25.PRIOR TO GRANTING OF FINAL OCCUPANCY,A WITTEN CERTIFICATION, ( (( E AND IMPROVEMENTS REWIRED AS CONDIPONS OF PROVIDING DISPOSAL SIGNED BY A LANDSCAPE PNDFESSIGNAL APPROVED BY THE PLANNING ( (( /�/ 11 � TO R CC -MAN(M)GUTTER I 614 WEST JAN JOSE A V E N U E }p�T(iT. {4T-�1E6 AND DEVELOPMENT DEPARTMENT DIRECTOR,SHALL BE SUBMITTED STATING 1 4 2, PIE SANITARY SEWER SERNC=S,WATER,GAS AND ANY DMR UNDEROR]UNo THAT THE REWIRED LA.VDSCA'ING AND IRRIGATION SYSTEM HAVE BEEN ScRNCE CONNECTIONS SHALL BE COMPETED IN ALL AREAS TO 3E PAV<D IINSTALLD IN AC'ORJANCE WITH ME LANDSCAPING AND IRRIGATION Ill(( N PRIOR TO PLACEMENT OF ASPHALT CONCRETE ON SHE ANS APPROVED 3Y M_PLANNING DINSIDN. (( I! R5-4 1 AP N 417-140-21 3 ALL HANDICAPPED AC PARKING STALLS SHALL BE PLACED ADJACENT DI 26.WALKWAYS CON NECTNC ACCESSIBLE ENTRANCES AND OTHER FEATURES I II (� ' E% 4'SIDEWALK IX MULTI FAMILY RESIDENTIAL FACILITY ACCESS RAMPS OR IN STRATEGIC AREAS WERE ME HANDICAPPED CANNOT SLOPE MORE THAN Sx IN THE DIRECTION OF TRAVEL NIXt HAVE J SHALL NOT HAVE TO WHEEL OR WALK BEHIND PARKING VEHICLES WHILE A CROSS SLOPES EXCEEDING 2X I II III 1 TRACT NO. 6160 TRAVEUNG TO OR FROM HANDICAPPED PARKING STALLS AND RAMPS II II 2]THL�, 1 4 ANY SURVEY MONUMENTS WITHIN PIE AREA OF CONSTRUCTION SHALL BE E ACCESSIBLE PATH OF TRAVEL AS DELINEATED IS A BARRIER-FREE II I PRESERVED OR RESET BY A PERSON LICENSED TO PRACTICE LAND ROUTE 4B"MINIMUM IN WIDTH WITH NO ABRUPT LEVEL CHANCES I I 1I � I I FX DRIVEWAY r=f1 I�__ I C-16-062 SURVEYING IN THE STATE OF CALIFORNIA. EXCEEDING I/2"UNLESS BEVELED AT A 1:2 MAXIMUM SLOPE,AND NO I I MPROACH W SOY- 'RL' I VERTICAL LEVEL CHANGES EXCEEDING 1/4 THE CROSS SLOPE DOES I WITH P'WOO]FENCE 5. UC LIMG WHERE PROVIDED TO ILLUMINATE PARKING,SALES OR DISPLAY NOT EXCEED 2%AND SLOPE IN THE DIRECTION OF TRAVEL DOES NOT I AREAS SHALL BE NODDED AND SO ARRANGED AND CONTROLLED SO AS NOT EXCEED 51L THE SURFACE IS FIRM,STABLE AND SLIP.RESISTANT. THE I 150' TO CAUSE A NUISANCE EITHER TO HIGHWAY TRAFFIC OR TO THE LIVING ACCESSIBLE'ATH OF RAVEL IS FREE OF OVERHANGINGD35RUCTOIs ENNROMMEVT THE SPECIFICATIONS AND TYPES OF LIGHTING FIXTURES TO BELOW 90'AVD OBJECTS PRORUDiNG GREATER THAN 4"3S A WALL 3�. - 5 {•3t 7U s SI"k BE INSTALLED ON TIE SITE SHALE BE SUBMITTED AND APPROVED BY THE "DW 27"AND BELOW BO" THE ARCHITECT SHALL V_R'EY EXISTNG n �` PLANNING DEPARTMENT PRIOR TO ISSUANCE OF ME BUILDING PERMITS THE CONDITIONS AND DEUNEATE ANY REQUIRED UPGRADES INCLUDING THOSE ( r AMOUNT OF UGHT SHALL BE PROVIDED ACCORDING TO THE STANDARDS OF ME FOR CURB RAMPS PER LBC 1127B 5 I N DEPARTMENT OF PUBLIC WORKS,THE PLANNING AND DEVELOPMENT DEPARTMENT I NN AND ME FRESNO POUCE DEPARTMENT. O I I M 5'fI 28 CONSTRUCT CONCRETE DRIVEWAY APPROACH TO PUBLIC WORKS 11�I 6. ALL SIGN PROPOSALS TO BE SUBMITTED TO PLANNING DEPARTMENT FOR STANDARD(S)P-2 AND P-6. SEPARATE SIGN RENEW PRIOR TO INSTALLATION FOR VERIFICATION OF ) n COIIPUANCE Will ZONING ORDINANCES, O2B CONSTRUCT CONCRETE CURB RAMP TO PUBUC WORKS STANDARD(S) 1 y �(• I u ]. TWO MEANS VE .-2B AND P-32. E INGRESS/EGRESS MUST BE MAINTNNED DURING ALL PHASES OF DELDPNEVTTO SIE TRACT N0.5150.DEEDED FW PUBLIC STREET PURPO�cS BY ME RECORDING P 51.Y 1 I Y ) d ANY UTILITIES 4EOUIRING RELOCATION 31ALL BE PIE RESPOVSI3IUTY AND O - - ------ - AT ME EXPENSE OF ME DEVELOPER.FIRE HYDRANTS WILL BE RELOCATED nn VV _ BY CITY FORCES,DEVELOPER IS RESPONSIBLE TO NOTIFY CITY WATER I N a N H 1] 1 DIVISION AT 621-53W TO ARRANGE AND COORDINATE WORK N +` v 2 rv1 9 10 9 NO USES OF LAND,BUILDING OR STRUCTURES OTHER THAN THOSE y a J PRMITTED.Y APPROVED PURSUANT TO THIS SITE PLAN SHALL BE 10 ALL GATES ON COMMON ACCESS DRIVES AND ALL PEDESTRIAN CATES. IIB - 67i !6- - - SCALE: 1" = 20' WHERE REWIRED SHALL BE EQUIPPED WTI APPROVED POULCE/RRE I I P BYPASS LOCKS(BEST LOCKS: PADLOCK 2107DO SERIES OR CYLINDER I V m I ]1 I� LOCM IW]B2) (h`{ V ]e -r ISI - _, _ _ i - r 11- LANDSCAPING SHALL BE MAINTAINED IN GOOD HEALTH, TREES MAY NOT I• I„' X - n }]= i 3E TRIMMED OR PRUNED TO REDUCE THEE NATURAL HE170T DR OVERALL 1 U Y 3 IJ - CROWN LR THE REE,EXCEPT AS NECESARY FOR THE HEALTH OF ME I N R BLDG. 2 I _ PRQPQSED TRASH -p--- - -- - - - -_ REE AND PUBLIC SAFETY;OR AS MAY OTHERWISE BE APPROVED BY F ENCLOSURE AS PER CITY^ PIE DEVELOPMENT DEPARTMENT. ` L.I..I 10'- J g PW SID.DWG.P-33 o _ 12 LANDSCAPING MUST BE IN PLACE BEFORE ISSUANCE OF TIE D I r,� _ i 1•T CERTIFICATE OF OCCUPANCY.A HOLD ON OCCUPANCY SHALL BE PLACED ON I I Z 1-�JT� 9 - ME PROPOSED DEVELOPMENT UNTIL SUCH TIME THAT UNDSCMING HAS I _ BEEN AP ROVED AND VERIFIED FOR PROPER INSTALLATION BY ME PUNNING u W I A DIVISIONY . _ 13 SONS,OTHER RAN DIRECTIONAL SIGNS,ARE NOT APPROVED FOR INSTALLATION AS PMT OF THIS SPECIAL PERMIT. SUBMIT FOR A SEPARATE MASTER SIGN PROGRAM OR SIGN REVIEW APPLICATION 1 ^Y o APPLICATIONS AND REQUIREMENTS FOR SUBMITTAL ARE AVAILABLE AT ) -5• o i LEGEND: ME PLANNING DINSIDN'S PUBUC FRONT COUNTER. - - - _ - IN 14. A BACKFLOW PREVENTION DEVICE IS REQUIRED! CONTACT WATER I I 6J DIVISION AT 621-5300 FOR REOUIREMENTS;DEVICES MUST BE 1 r ' ( ' ——— - EXISTING PROPERTY LINE INSTALLED ON-SITE IN A LOCATION APPROVED BY THE CROSS CONNECTION CONTROL OFFICER;A PLUMBING PERMIT IS REWIRED TO I I= OS EXISTING CURB k GUTTER TO REMAIN INSTALL DEMCE;BACKFLOW PREVENTION DEVICES REQUIRED ALL BE - `L]� i INSTALLED AT f.ON511MFR'S SHF%PFNff BY A f%JAI'RFD JOURNEYMAN ¢ 21 I ¢LL PLUMBER CERTIFIED AS COMPETENT FOR SUCH PURPOSES BY THE WATER PkUPOSELI ti OUkb SYSTEMS MANAGER;BACKFLOW DEVICES MUST BE TESTED AND ACCEPTED I HVL BY THE WATER DIVISION PRIOR TO GRANTING BUILDING FINAL; I I o - - 60* PROPOSED PROPERTY UNE DEVELOPER IS RESPONSIBLE TO CONTACT THE WATER DIVISION A MINIMUMIX.OFFICE 4 0�^ I ,I� I ``\�O\ r _ - 31* m 'V1 OF 5 DAYS PRIOR TO REQUEST FOR FINAL BUILDING INSPECTION. RUX 15 AS REQUIRED BY ME CAUFORNIA ADMINISTRATION CODE(TITLE 24),AN UNOBSTRUCTED 4-FOOT MINIMUM PATH OF TRAVEL ALONG ME PUBUC _ - SIDEWALK WMIN ME UMITS OF ME PROPERTY IS PROVIDED - 16.RAMP AND SIDE SLOPES SHALL BE ROUGH BROOM FINISH PARALLEL TO Ilk10-1 /C, CR WNNC, � � V DESIGN AND CONSTRUCT PARKING LOT PAVEMENT TO PUBLIC WORKS V 1] STANDARDS P-21,P-22 AND P-23. I f 72'x_ '.*I 18 IF ARCHAEOLOGICAL AND/OR ANIMAL FOSSIL MATERIAL IS ENCOUNTERED I J z '- 1 r� T /, DURING PROJECT SURVEYING,GRADING,EXCAVATING,OR CONSTRUCTION. ` Z+ w ( IJ. iL ' 11 WORK SHALL STOP IMMEDIATELY. 19 "PRO AL OF THIS SPECIAL PERMIT MAY BECOME NULL AND VOD IN THE I O II Y. AI N EVENT THAT DEVELOPMENT IS NOT COMPLETED IN ACCORDANCE WITH ALL I I J w THE CONOTONS AND REQUIREMENTS IMPOSED ON THIS SPECIAL PERMIT, G 5 _�• - - - NOTE: THE ZONING ORDINANCE,AND ALL PUBUC WORKS STANDARDS AND I I Q R SPECIFICATIONS PIE PUNNING AND DEVELOPMENT SHALL NOT ASSUMEN � I BLDG. 3 � - RESPONSIBILITY FOR ANY DELETIONS OR OMISSIONS RESULTING FROM THE 1 u -3.1- 1 EXISTING PLANNED LAND USE: MEDIUM LOW SPECIAL PERMIT REVIEW PROCESS OR FOR ADDITIONS OR ALTERATIONS TO 1 •�--1�3�- - 5 - �T T bJ'i DENSITY RESIDENTIAL_ CONSTRUCTION PLAN NOT SPECIFICALLY SUBMITTED AND RENEWED AND AP ROWD PURSUANT TO THIS SPECIAL PERMIT OR SUBSEQUENT 11 X' AM ENDMENR OR BE SIGNS. I N JSP I 1] 2• EXISTING ZONING: RS-5 20,NO STRUCTURES OF ANY KIND(INCLUDING SIGNS,RASH AND REC YCLJNG, ETC)MAY BE EP INSTALLED OR MAINTAINED WMIN TIE LANDSCAPED AREAS ^�• ZD• 6 'SPI ➢ � f '1 3. P30?05E7 ZONING: RS-5 NO EXPOSED UTLITV 97%E5,TRANSFORMERS,METERS,PIPING (EXCTING I I 111 THE BACKFLOW PREVENTION DEVICE),ETC._ ARE ALLOWED TO BE II. 1, _--_j 4, PROJECT SITE AREA: LOCATED IN THE LANDSCAPE AREAS OR SETBACKS OR ON ME STREET 50.2 FRONTA-S OF THE BUILDINGS.ALL TRANSFORMERS,ETC„SHALE 3E I _ _ 6�'t _ _ _ F��r ) GROSS ARr1= 1.13 ACRES SHOWN ON ME SITE PUN TIE BACKFLOW DEVICE SHALL BE SCREENED I ; M-OM=PR7RTBY ONES - - -- - - - - NET AREA= 1.03 ACRES BY LANDSCAPING OR SUCH OTHER MEANS AS MAY BE APPROVED p _ 21 ALL FUTURE PROPOSED FENCES,HEDGES AND WALLS,ETC SHALL i M I~ I 5, LOT COVERAGE I$}5.37. BE REVIEWED AND APPROVED BY THE QTY OF FRESNO,PLANNING AND DEVELOPMENT DEPARTMENT PRIOR TO INSTAUUTON I 11 N 7 u I 22.IF THERE ME SUSPECTED HUMAN REMAINS,THE FRESNO COUNTY CORONER 1I II BLDG. 4 SHALL BE IMMEDIATELY CONTACTED IF ME REMAINS OR OTHER ARCHAEOLOGICAL MATERIAL 15 POSSIBLY NATIVE AMERICAN IN ORIGIN,THE I I N� b 1 10.- W J g BLDG. 7 I �E NATIVE AMERICAN HERITAGE COMMISSION(PHONE: 916/653-4082)SHALL BE z I 1Ij41` rS H M ' IMEDIATELY CONTACTED,AND THE CAUFORNIA ARCHAEOLOGCAL I I II t1•T V� t �1 INVENTORY/SOUMFRN SM JOAOUIN VALLEY INFORMATION CENTER(PHONE: I' �� o 13 ^ BOS/fi 44-2289)SHALL BE CONTACTED TO OBTAIN A REFERRAL LIST OF I Y x o RECOGNIZED ARCHAEOIOGISTS AN ARCHAEOLOGICAL ASSESSMENT SHALL BE CONDUCTED FOR THE PROJECT,THE STE SHALL BE FORMALLY RECORDED. ,{T, 1 I E b T IN AND RECOMMENDATIONS MADE TO THE CITY AS TO ANY FURTHER SITE Mi PL i I J.C_IJe-0 V-LEXH!DIT A DATE"• .110 ti- i $ I ", f EX BLOCK WALL INVESTGATION OR SITE AVOIDANCE/PRES__RVATIO`! DATE 23 AI_L CONSTRUCTION WORK ON MIS PROJECT 15 SUBJECT TO n• ('11� I o �' 4'SIDFWAUC INTERRJPTIOJ IF THE ROAD SYSTEM BECOMES IMPASSABLE FOR FIRE I O APPARATUS DUE TO RAIN OR OTHER OBSTACLES A'1 REQUIRED FIRE _ EX.CURB k GUTTER ACCESS D 'AlSHALL BE'PROVIDED AND MAINTAINED WITH AN TSE,-,i;•;,� r;r, D HTE I I EX BB IeE111yA[y T f APPROVED 'AWEATHER'SURFACE AND MAIN OF SUPPORTINGMAN d],JOD 1 L3 VEHICLES MINIMUM 4"OF BASE RDC<OVER COMPACTED DR _ _ UVJISTUR3ED SOL OR PER APPROVED ENGINEERED PLANS) C01'1>J,✓^,i•I"!{��.J([-J I •, YEAR-ROUND AND"M 24 FEET MINIM JM"DTH OR OTHER APPROVED24 .�� • $D _ MEMO]THAT WD'J'_D PREVENT SHOULDER DE _GRADATION D:1 u .••1, 1 1 2�• _ _ _ _ 24 IF ANIMAL FOSSILS ARE UNCOVERED,ME MUSEUM OF PALEONTOLOGY, CITY Or FRESNO PLAi1:11 NIG 0 E TEL. P' IG ) ISE \ _ - D G, •,1 NT T r / y7 STORM DRAN INLET U C BERKELEY SHALL BE STST AIEO TO OBTAIN T REFERRAL UST OF •���^'N--1 +' L- R RECOGNIZED PALEONTOLOGI STL A PALEONTOLOGIST SHALL E MATERIAL AN IX.SIREEF LIGHT I -_•• _ _ __ -----J / j 4 K/.a'TNH7 LIGHT H� ASSESSMENT AND,IF ME PALEONTOLOGIST DETERMINES ME MATERIAL '+1 I IX AQG'fj♦.1<AT r9 /- TO BE SIGNIFICANT,IT SHALL BE PRESERVED I PROPOSED CURB&GUTTER AND 1 � ( I i SIOEW'ALx AS PER CITY SID P-5 EX PAVEMENT TO REMAIN I EX EDGE OF PAVEMENT[PTP] '- �B-51YlER.i[1 REMUn -- — — --- — ___ _ __ -- VIII ry iso' JOSE AVENUE s= WEST SAN a — IX B"WATER TO REMAIN N - Ex.6'WATER TO REMAIN______________________ LL 2t EX.POWER POLE W/RISER-r _ _ _ GARY G. GIANNETTA 1={POWER POLE W/RISER EX POWER POLE w/RISER-�_ _ __----- - -- - - - - - -- - -- �Y� CML ENGINEERING & LAND SURVEYING EX POWER POLE W/.RISER LR f CR 1119 NO CSA Err 3721 E%•OFFICE EX MULTI FAMILY RESIDENTIAL WT:11/29/16 (559)264-3590 FRESNO METROPOLITAN FLOOD CONTROL DISTRICT File No.210.413 NOTICE OF REQUIREMENTS Page 1 of 4 PUBLIC AGENCY DEVELOPER ANDREINA AGUILAR JEFFREY T.ROBERTS,GRANVILLE HOMES,INC. Mn DEVELOPMENT AND RESOURCE MANAGEMENT 1396 W.HERNDON AVE., SUITE 101 CITY OF FRESNO FRESNO,CA 93711 2600 FRESNO ST. FRESNO,CA 93721-3604 PROJECT NO: 2016-062 ADDRESS: 614 W.SAN JOSE AVE. APN: 417-140-21 SENT: 5 n Drainage Area(s) Preliminary Fee(s) Development Review Fee(s) Service Charge(s) DD $2,425.00 NOR Review* S58.00 To be paid prior to release of District comments to Public Agency and Developer. Grading Plan Review* $162.00 Amount to be submitted with first grading plan submittal. Total Drainage Fee: $2,425.00 Total Service Charge: $220.00 *The Development Review Service Charge shown above is associated with FR TRACT 6160 and is currently proposed to develop in conjunction with this permit.Payment for this entitlement shall satisfy the amount due on the associated permits. ■ The proposed development will generate storm runoff which produces potentially significant environmental impacts and which must be properly discharged and mitigated pursuant to the California Environmental Quality Act and the National Environmental Policy Act.The District in cooperation with the City and County has developed and adopted the Storm Drainage and Flood Control Master Plan.Compliance with and implementation of this Master Plan by this development project will satisfy the drainage related CEQA/NEPA impact of the project mitigation requirements. Pursuant to the District's Development Review Fee Policy,the subject project shall pay review fees for issuance of this Notice of Requirements(NOR)and any plan submittals requiring the District's reviews. The NOR fee shall be paid to the District by 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 12/07/16 Contact FMFCD for a revised fee in cases where changes are made in the proposed site plan which materially alter the proposed impervious area. Considerations which may affect the fee obligation(s)or the timing or form of fee payment: a.) Fees related to undeveloped or phased portions of the project may be deferrable. Fees may be calculated based on the actual percentage of runoff if different than that typical for the zone district under b.) which the development is being undertaken and if permanent provisions are made to assure that the site remains in that configuration. c.) Master Plan storm drainage facilities may be constructed,or required to be constructed in lieu of paying fees. d) The actual cost incurred in constructing Master Plan drainage system facilities is credited against the drainage fee obligation. When the actual costs incurred in constructing Master Plan facilities exceeds the drainage fee obligation, e') reimbursement will be made for the excess costs from future fees collected by the District from other development. Any request for a drainage fee refund requires the entitlement cancellation and a written request addressed to the f.) General Manager of the District within 60 days from payment of the fee.A non refundable$300 Administration fee or 5%of the refund whichever is less will be retained without fee credit. 5469 E.OLIVE-FRESNO,CA 93727-(559)456-3292-FAX(559)456-3194 FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS Page 2 of 4 Approval of this development shall be conditioned upon compliance with these District Requirements. 1. X a. Drainage from the site shall BE DIRECTED TO COLONIAL AND/OR SAN JOSE AVENUES — 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: X Grading Plan ■ X Street Plan Storm Drain Plan Water&Sewer Plan X Final Map X Drainage Report(to be submitted with tentative map) Other None Required , 4. Availability of drainage facilities: X Pennanent drainage service is available provided the developer can verify to the satisfaction of the City a 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 C. permanent service is available. X 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 METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS Page 3 of 4 7. The Federal Clean Water Act and the State General Permits for Storm Water Discharges Associated with Construction and Industrial Activities(State General Permits)require developers of construction projects disturbing 91 one or more acres,and discharges associated with industrial activity not otherwise exempt from National Pollutant Discharge Elimination System(NPDES)permitting,to implement controls to reduce pollutants,prohibit the discharge of waters other than storm water to the municipal storm drain system,and meet water quality standards. These requirements apply both to pollutants generated during construction,and to those which may be generated by operations at the development after construction. a. State General Permit for Storm Water Discharges Associated with Construction Activities,effective July 1,2010,as amended. A State General Construction Permit is required for all clearing,grading,and disturbances to the ground that result in soil disturbance of at least one acre(or less than one acre)if part of a larger common plan of development or sale). Permittees are required to: submit a Notice of Intent and Permit Registration Documents to be covered and must pay a permit fee to the State Water Resources Control Board(State Board),develop and implement a storm water pollution prevention plan,eliminate non-storm water discharges,conduct routine site inspections,train employees in permit compliance,and complete an annual certification of compliance. b. State General Permit for Storm Water Discharges Associated with Industrial Activities,April,2014 (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. X See Exhibit No.2 for additional comments,recommendations and requirements. Debbie Campbell Gary W.Chapm Design Engineer Project Engineer 5469 E.OLIVE-FRESNO,CA 93727-(559)456-3292-FAX(559)456-3194 FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS Page 4 of 4 CC: GARY GIANNETTA,CIVIL ENGINEERING 1119 S STREET _. FRESNO,CA 93721 ■ ML 5469 E.OLIVE-FRESNO,CA 93727-(559)456-3292-FAX(559)456-3194 OTHER REQUIREMENTS EXHIBIT NO. 2 The minimum finish floor elevation shall be 321.38 (U.S.G.S. Datum). The District's existing Master Plan drainage system is designed to serve medium-low density residential uses and the existing Master Plan storm drainage facilities do not have capacity to serve the proposed high-density residential land use. The developer shall be required to mitigate the impacts of the increased runoff from the proposed medium-high density type residential land use to a rate that would be expected if developed to medium-low density residential. The developer may either make improvements to the existing pipeline system to provide additional capacity or may use some type of permanent peak reducing facility in order to eliminate adverse impacts on the existing system. Should the developer choose to construct a permanent peak-reducing facility, such a system would be required to reduce runoff from a ten-year storm produced by a medium-high density residential development, to a two-year discharge, which would be produced by the property if developed medium-low density residential. Implementation of the mitigation measures may be deferred until the time of development. In an effort to improve storm runoff quality, outdoor storage areas shall be constructed and maintained such that material that may generate contaminants will be prevented from contact with rainfall and runoff and thereby prevent the conveyance of contaminants in runoff into the storm drain system. Development No. CUP 2016-062 k:\permits\exhibit2\city-cup\2016\2016-062,docx(gc) FRESNO METROPOLITAN FLOOD CONTROL DISTRICT File No.210.45 NOTICE OF REQUIREMENTS Page 1 of 4 PUBLIC AGENCY DEVELOPER ANDREINA AGUILAR JEFFREY T.ROBERTS,GRANVILLE HOMES,INC. on DEVELOPMENT AND RESOURCE MANAGEMENT 1396 W.HERNDON AVE., SUITE 101 CITY OF FRESNO FRESNO,CA 93711 2600 FRESNO ST. FRESNO,CA 93721-3604 PROJECT NO: 6160 ADDRESS: 614 W.SAN JOSE AVE. APN: 417-140-21 SENT: , t Drainage Area(s) Preliminary Fee(s) Development Review Fee(s) Service Charge(s) DD $2,425.00 NOR Review* $58.00 To be paid prior to release of District comments to Public Agency and Developer. Grading Plan Review* $162.00 Amount to be submitted with first grading plan submittal. Total Drainage Fee: $2,425.00 Total Service Charge: $220.00 *The Development Review Service Charge shown above is associated with FR CUP 2016-062 and is currently proposed to develop in conjunction with this pennit.Payment for tlus entitlement shall satisfy the amount due on the associated permits. The proposed development will generate storm runoff which produces potentially significant environmental impacts and which must be properly discharged and mitigated pursuant to the California Environmental Quality Act and the National Environmental Policy Act.The District in cooperation with the City and County has developed and adopted the Storm Drainage and Flood Control Master Plan.Compliance with and implementation of this Master Plan by this development project will satisfy the ■ drainage related CEQA/NEPA impact of the project mitigation requirements. Pursuant to the District's Development Review Fee Policy,the subject project shall pay review fees for issuance of this Notice of Requirements(NOR)and any plan submittals requiring the District's reviews.The NOR fee shall be paid to the District by 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 12/07/16 Contact FMFCD for a revised fee in cases where changes are made in the proposed site plan which materially alter the proposed impervious area. Considerations which may affect the fee obligation(s)or the timing or form of fee payment: a.) Fees related to undeveloped or phased portions of the project may be deferrable. Fees may be calculated based on the actual percentage of runoff if different than that typical for the zone district under b.) which the development is being undertaken and if permanent provisions are made to assure that the site remains in that configuration. c.) Master Plan storm drainage facilities may be constructed,or required to be constructed in lieu of paying fees. d) The actual cost incurred in constructing Master Plan drainage system facilities is credited against the drainage fee obligation. When the actual costs incurred in constructing Master Plan facilities exceeds the drainage fee obligation, e') reimbursement will be made for the excess costs from future fees collected by the District from other development. Any request for a drainage fee refund requires the entitlement cancellation and a written request addressed to the f.) General Manager of the District within 60 days from payment of the fee.A non refundable$300 Administration fee or 5%of the refund whichever is less will be retained without fee credit. 5469 E.OLIVE-FRESNO,CA 93727-(559)456-3292-FAX(559)456-3194 FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS Page 2 of 4 Approval of this development shall be conditioned upon compliance with these District Requirements. 1. X a. Drainage from the site shall BE DIRECTED TO COLONIAL AND/OR SAN JOSE AVENUES 91 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. X 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: Nq X Grading Plan X Street Plan Am Storm Drain Plan Water&Sewer Plan X Final Map X Drainage Report(to be submitted with tentative map) Other > None Required 4. Availability of drainage facilities: X Permanent drainage service is available provided the developer can verify to the satisfaction of the City a' 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 C. permanent service is available. X 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 nlanagement 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 METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS Page 3 of 4 7. The Federal Clean Water Act and the State General Permits for Storm Water Discharges Associated with Construction and Industrial Activities(State General Permits)require developers of construction projects disturbing one or more acres,and discharges associated with industrial activity not otherwise exempt from National Pollutant Discharge Elimination System(NPDES)permitting,to implement controls to reduce pollutants,prohibit the discharge of waters other than 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,2014 (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 t 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. X See Exhibit No.2 for additional comments,recommendations and requirements. Debbie Campbell Gary W.Chap (a) Design Engineer Project Engineer 5469 E.OLIVE-FRESNO,CA 93727-(559)456-3292-FAX(559)456-3194 FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS Page 4 of 4 CC: GARY GIANNETTA,CIVIL ENGINEERING on 1119 S STREET FRESNO,CA 93721 ■ 5469 E.OLIVE-FRESNO,CA 93727-(559)456-3292-FAX(559)456-3194 OTHER REQUIREMENTS EXHIBIT NO. 2 The minimum finish floor elevation shall be 321.38 (U.S.G.S. Datum). The District's existing Master Plan drainage system is designed to serve medium-low density residential uses and the existing Master Plan storm drainage facilities do not have capacity to serve the proposed high-density residential land use. The developer shall be required to mitigate the impacts of the increased runoff from the proposed medium-high density type residential land use to a rate that would be expected if developed to medium-low density residential. The developer may either make improvements to the existing pipeline system to provide additional capacity or may use some type of permanent peak reducing facility in order to eliminate adverse impacts on the existing system. Should the developer choose to construct a permanent peak-reducing facility, such a system would be required to reduce runoff from a ten-year storm produced by a medium-high density residential development, to a two-year discharge, which would be produced by the property if developed medium-low density residential. Implementation of the mitigation measures may be deferred until the time of development. In an effort to improve storm runoff quality, outdoor storage areas shall be constructed and maintained such that material that may generate contaminants will be prevented from contact with rainfall and runoff and thereby prevent the conveyance of contaminants in runoff into the storm drain system. Development No. Tract 6160 k:\permits\exhibit2\tracts\6160.doex(gc) BOARD OF EDUCATION Brooke Ashjian,President Claudia Cazares,Clerk Valerie F.Davis Fresno Christopher De La Cerda Unified Lindsay Cal Johnson Elizabeth Jonasson Rosas School i Carol Mills,J.D. Preparing Career Ready Graduates ACTING SUPERINTENDENT Robert G.Nelson February 10,2017 Andreina Aguilar Development and Resource Management City of Fresno 2600 Fresno Street,Third Floor Fresno, CA 93 721-3 604 SUBJECT: REZONE APPLICATION NO.R-16-020 CONDITIONAL USE PERMIT APPLICATION NO. C-16-062 VESTING TENTATIVE MAP OF TRACT NO. 6160 614 W. SAN JOSE AVE. APN: 417-140-21 Dear Ms.Aguilar, In response to your request for review and comment on the above Rezone Application and Conditional Use Permit Application, as well as the Vesting Tentative Map of Tract No. 6160 for the proposed 13-lot residential planned unit development to consist of 12 attached two-story single family residential dwellings and one detached single family dwelling to be located at 614 West San Jose Avenue,Fresno Unified School District submits the following. Any urban commercial or residential development occurring as a result of project approval will have an impact on the District's student housing capacity. The District,through local funding,is in a position to partially mitigate its shortage of classrooms to accommodate planned population growth for the foreseeable future. However, the District recognizes that the legislature, as a matter of law, has deemed, under Government Code Section 65996, that all school facilities impacts are mitigated as a consequence of SB 50's Level 1, 2 and 3 developer fee legislative provisions. The District levies a residential development fee and the current rate is $3.48 per square foot. Fees will be calculated pursuant to rates effective at the time of payment and new development on the property will be subject to the development fee prior to issuance of a building permit. The project is presently within the attendance areas of the schools identified below. Elementary School: Kratt Middle School: Tenaya High School: Bullard Thank you r the opportunity to comment. Please contact our office at 457-3066 if you have any questions or require additional i ormation re arding our comments. Sincerel Alex Be ange 'stan uperintendent Facilities Management and Planning AB:hl 2309 Tulare Street Fresno, CA 93721-2287 www.Lresnounif ed.org co DEPARTMENT OF PUBLIC HEALTH DAVID POMAVILLE, DIRECTOR ARE DR. KEN BIRD, HEALTH OFFICER HFHPEHU /8 $ Q G U H L Q D $ J X L 0 D HM0RHRflX6H0DQ91 PHQ/ )a WR )HO HDQI#XDDU 352-(&180e5&7 9HW9QWDRDFT&0k08M3HU P$ED%& Zd DHE�HH75BHQQDXGDPH 1Q0HR PHRHE)0F5(,//81QUIQ WFdHQRDkf1 WVQ WVD(YDMQ0 OQHV 9HWQWDRDFW 8130ZHQi09DQWM0RHQV SOW ij08M3HDWDW IJZFWIW D0F19%HDP0V12Q0800RQ 13MFHRHDPD1$00lQQV V RQFHDHDltWXiI`1WJDMW1W Dab E)7HE)DQ81A0RHQ/ 91dGFHOP0RWDHHHW TDHHH%DTDH ®XWWEID 9tt1l1DQFFH9Q DPHDiWEOElfHEi HTHPHQQRDVWEW 00DY9D69MHMFFHVHRW R66 Residential Single Family, Medium Density XF PRO 67ROWSS000 x NAR4928SOMRROM DER0DSDFR9Q0 DZRWFBE0ffRkW BSBQNQDkV ffiENWA8a0H6RQFW OD w x NAROk SWREV DHERW FREDSDFDAEW U&MRWORB REWHOMENEWNQ RlPt RGQBR4QDO x JWRUK®SR@IW poSS+iv FER13EWAFROBEW RWW Q00SWEEW RREJQ®DFRQ RMHQW x ®BSR8RMRQ8MFRdREWRkl QEWE1 RUPWI4O6DO FRS Promotion,preservation and protection of the community's health 1221 Fulton Mall/ P.O. Box 11867/ Fresno, California 93775/ Phone(559)600-3271/ FAX(559)455-4646 Email: Environmental Health@co.fresno.ca.us TM www.co.fresno.ca.us TM www.fcdph.org Equal Employment Opportunity TM Affirmative Action TM Disabled Employer OFFICE OF -' - - TELEPHONE(559)233-7161 . - FAX(559)233.8227 2907 S.MAPLE AVENUE "- FRESNO,CALIFORNIA 93725-2208 YOUR MOST VALUABLE RESOURCE-WATER December 22, 2016 Andreina Aguilar Development & Resource Management City of Fresno 2600 Fresno Street, Third Floor Fresno, CA 93721 RE: Vesting Tentative Map of Tract No. 6160, Conditional Use Permit No. C-16-062 S/E Barstow and Palm avenues Dear Ms. Aguilar: The Fresno Irrigation District (FID) has reviewed the Vesting Tentative Map of Tract No. 6160, Conditional Use Permit C-16-062 for which the applicant proposes a 13 lot residential planned unit development with one outlot. The planned development proposes reduced lot sizes ranging from 1,700 square feet to 4,200 square feet in size, and a 17,400 square foot outlot, APNs: 417- 140-21. FID has the following comments: 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 southwesterly and crosses San Ramon Avenue approximately 300 feet north of the subject property, as shown on the attached FID exhibit map. Should this project include any street and or utility improvements along San Ramon Avenue, or in the vicinity of the pipeline, FID requires it review and approve all plans. 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 Jeremy Landrith at (559) 233-7161 extension 7407 or J Landrith@fresnoirrigation.com. Sincerely, dA� Laurence Kimura, P.E. Chief Engineer Attachment G:\AgencicAFresnoCity\Tract Map\6160.doc BOARD OF President RYAN JACOBSEN, Vice-President JERRY PRIETO, JR. DIRECTORS CHRISTOPHER WOOLF,GEORGE PORTER, GREGORY BEBERIAN,General Manager GARY R.SERRATO Id E , j H _ - � � � � _ aId 5 W- 0 ; �-- \ ] \ � p � \ �, o » 2km=2 _ r � � w \ �\ ! \ _ _� ) _ \ ( \ � ` H@ ; ± \ z ¥ / / �,o �;/ \ \ \ \ �_�� I3 ;a ` ° ! \ ® \ ' bi � - � vas ]MU, m ! � { I & R U ! | ki ]no m ? 0k = � K § - t \ . \ � \ ! y o, i 7 ( m _ . gG ROGO ¥ - 3_mom% - \101 ƒ)C, ' a0ci �) / | \� Z f mm §§ ƒ \§ _d _ - $ wd ; « T/! w 2 it \/) w q/§ N \ § "'® /gt J , v g/| ® A#z .m®& oI