Exhibit K
PART A - PROJECT INFORMATION
1. Job Address: Tentative Tract Map No. 6402
2. Street Location: Located at the north side of East Alluvial Avenue, west of North Willow Avenue
3. Planned Land Use: Medium Density Residential
4. Plan Areas: Fresno General Plan and Woodward Park Community Plan
5. Project Description: Planned Development Permit P22-00795 proposes a gated development with private street s and modified development standards for reduced setbacks for Tentative Tract Map No. 6402. Conditional Use Permit Application No. P21- 06515 proposes the allowance for duplexes in the RS-5 zone district.
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.
This notice does not apply to those fees, dedications, reservations, or exactions which were previously imposed and duly noticed; or, where no notice was previously required under the provisions of Government Code Section 66020(d)(1) in effect before January 1, 1997.
PART B - GENERAL CONDITIONS AND REQUIREMENTS
The City of Fresno Planning Commission, on October 19, 2022, approved the special permit application subject to the enclosed list of conditions and Exhibit A-1 dated May 11, 2022, for
CITY OF FRESNO
PLANNING AND DEVELOPMENT DEPARTMENT
CONDITIONS OF APPROVAL
OCTOBER 19, 2022
PLANNED DEVELOPMENT PERMIT APPLICATION NO. P22-00795
CONDITIONAL USE PERMIT APPLICATION NO. P21-06515
“A PLANNED DEVELOPMENT”
Conditions of Approval
Planned Development Permit Application No. P22-00795
Conditional Use Permit Application No. P21-06515
October 19, 2022
Planned Development Permit Application No. P22-00795 and Conditional Use Permit Application No. P21-06515.
IMPORTANT: PLEASE READ CAREFULLY
Please note that this project may be subject to a variety of discretionary conditions of approval. These include conditions based on adopted City plans and policies , those determined through site plan review and environmental assessment essential to mitigate adverse effects on the environment including the health, safety, and welfare of the community, and recommended conditions for development that are not essential to health, safety, and welfare, but would on the whole enhance the project and its relationship to the neighborhood and environment.
Discretionary conditions of approval may be appealed. All code requirements, however, are mandatory and may only be modif ied by variance, provided the findings pursuant to the Fresno Municipal Code can be made.
Approval of this special permit shall be considered null and void in the event of failure by the applicant and/or the authorized representative, architect, engineer, or designer to disclose and delineate all facts and information relating to the subject property and the proposed development including, but not limited to, the following:
1. All existing and proposed improvements including but not limited to buildings and structures, signs and their uses, trees, walls, driveways, outdoor storage, and open land use areas on the subject property and all of the preceding which are located on adjoining property and may encroach on the subject property;
2. All public and private easements, rights-of-way and any actual or potential prescriptive easements or uses of the subject property; and,
3. Existing and proposed grade differentials between the subject property and adjoining property zoned or planned for residential use.
Approval of this special permit may become null and void in the event that development is not completed in accordance with all the conditions and requirements imposed on this special permit, the Zoning Ordinance, and all Public Works Standards and Specifications. This special permit is granted, and the conditions imposed, based upon the Operational Statement provided by the applicant. The Operational Statement is material to the issuance of this special permit. Unless the conditions of approval specifically require operation inconsistent with the Operational Statement, a new or revised special permit is required if the operation of this establishment changes or becomes inconsistent with the Operational Statement. Failure to operate in accordance wi th the conditions and requirements imposed may result in revocation of the special permit or any other Conditions of Approval
Planned Development Permit Application No. P22-00795
Conditional Use Permit Application No. P21-06515
October 19, 2022
enforcement remedy available under the law.
The Planning and Development Department shall not assume responsibility for any deletions or omissions resulting from the special permit review process or for additions or alterations to construction plan not specifically submitted and reviewed and approved pursuant to this special permit or subsequent amendments or revisions. (Include this note on the site plan.)
No uses of land, buildings, or structures other than those specifically approved pursuant to this site plan shall be permitted. (Include this note on the site plan.)
Transfer all red line notes, etc., shown on the original site plan exhibits to the final site plan.
CORRECTIONS SHALL INCLUDE ALL THOSE LISTED IN THIS DOCUMENT AND
THOSE LISTED IN THE CORRECTION LIST PROVIDED BY THE PLAN CHECK PROCESS.
Copies of this final approved site plan, elevations, landscape, and irrigation plans stamped by the Planning Division must be substituted for unstamped copies of the same in each of the sets of construction plans submitted for plan check prior to issuance of building permits.
The final approved site plan must also include all corrections identified in the plan check process.
Be advised that on-site inspections will not be authorized unless the final stamped approved site plan, elevations, landscape, and irrigation plans are included in the plan check file copy.
Please contact Rob Holt at (559) 621-8056 or via e-mail at [email protected] to
schedule an appointment for final sign-off for building permits following your receipt and substitution of the four copies of the stamped, corrected, approved exhibits in the plan check sets.
PART C - PUBLIC IMPROVEMENT REQUIREMENTS
The following requirements are based on city records and the accuracy of the existing and proposed on-site and off-site conditions depicted on the exhibits submitted. Requirements not addressed due to omission or misrepresentation of information, for which this review process is dependent, will be imposed whenever such conditions are disclosed.
Questions relating to dedications, street improvements or off-street parking geometrics may be directed to Louise Gilio at (559) 621-8678 / [email protected] of the City of Fresno
Public Works Department, Engineering Division, Traffic Planning.
STREET ENCROACHMENT PERMITS, DEDICATIONS AND VACATIONS
Conditions of Approval
Planned Development Permit Application No. P22-00795
Conditional Use Permit Application No. P21-06515
October 19, 2022
a) Exhibit “A-1” is required to include all street furniture, e.g.: public utility poles and boxes, guy wires, signs, fire hydrants, bus stop benches, mail boxes, news stands, trash receptacles, tree wells, etc., within the existing and proposed public rights-of-way.
b) Deed documents for the required property dedications shall be prepared by the applicant’s engineer and submitted to the Public Works Department, Engineering Division, Special Districts/Projects and Right -of-Way Section with verification of ownership prior to issuance of building permits. Deed documents must conform to the format specified by the City. Document format specifications may be obtained from the Public Works Department, Engineering Division, Special Districts/Projects and Right-of-Way Section, or by calling (559) 621-8694.
c) ENCROACHMENT PERMITS. The construction of any overhead, surface or sub- surface private structures and appurtenances extending within the public rights - of-way is prohibited unless an encroachment permit is approved by the City of Fresno Public Works Department, Engineering Division, Special Districts/Projects and Right of Way Section, (559) 621- 8693. Encroachment permits must be approved prior to issuance of building permits.
STREET IMPROVEMENTS
a) All public improvements shall be constructed in accordance with the Standard Specifications and Standard Drawings of the City of Fresno, Public Works Department or street construction plans required and approved by the City Engineer. The performance of any work within the public street rights -of-way (including pedestrian, water and sewer utility easements) requires a Street Work Permit issued by the Public Works Department, Engineering Services Division at (559) 621-8693, prior to commencement of the work. Contact the Public Works Department, Engineering Services Section at (559) 621- 8686 for detailed information. All required street improvements must be completed and accepted by the City prior to occupancy.
b) R epair damaged and/or off grade off-site concrete improvements as determined by the Public Works Department, Construction Management Division (559) 621- 5500.
c) Install streetlights along all street frontages in accordance with City standards.
Plans must be prepared by a registered Civil Engineer and must be approved by the Public Works Department Engineering Division prior to installation.
d) Submit the following as a single package to the Public Works Department Engineering Division, Plan Check and GIS Mapping Section, (559) 621-8682, for Conditions of Approval
Planned Development Permit Application No. P22-00795
Conditional Use Permit Application No. P21-06515
October 19, 2022
review and approval, prior to issuance of building and street work permits: Street Improvement Plans, Signing and Striping Plans, Street Lighting Plans and Landscape and Irrigation Plans.
SURVEY MONUMENTS AND PARCEL CONFIGURATION
a) All survey monuments within the area of construction shall be preserved and if disturbed, shall be reset by a person licensed to practice Land Surveying in the State of California.
PART D - PLANNING/ZONING REQUIREMENTS
1) PLANNING
a) Development is subject to the following plans and policies:
i) Fresno General Plan
ii) Woodward Park Community Plan
iii) P lanned Development
iv) Medium Density Residential planned land uses
2) BUILDING HEIGHT
a) The height of the proposed structures shall meet the requirements of the RM-1 zone district of the FMC.
3) LOT COVERAGE
a) Lot coverage shall not exceed the FMC requirements for the RM-1 zone district and that shown on site plan Exhibit A -1 dated May 11, 2022. Additionally, lot coverage shall comply with the requirements of the Fresno Metropolitan Flood Control District.
4) BUILDING SETBACKS, OPEN SPACES AND LANDSCAPING
a) Development of the subject property shall comply with all development standards of the RM-1 zone district and FMC Section 15-906; and, all applicable requirements of the Fresno Municipal Code, unless otherwise specified in Exhibit A -1 dated May 11, 2022.
i. Development of the subject property shall comply with the approved Exhibit A- 1 dated May 11, 2022, and Exhibits E-1 through E-4 dated May 11, 2022.
ii. Rear yard setbacks shall be a minimum of seven feet.
Conditions of Approval
Planned Development Permit Application No. P22-00795
Conditional Use Permit Application No. P21-06515
October 19, 2022
PART E - CITY AND OTHER SERVICES
a) Comply with the Conditions of Approval for Tentative Tract Map No. 6 402 dated October 19, 2022.
6'-1" 14'-1" 13'-0" 7'-8" 13'-0" 14'-1" 6'-1"
74'-0"
2-Car
Garage
Bedroom 2
Entry
4'-10"
46'-1"
36'-11"
Bathroom
1'-6" 10'-9" 2'-4" 8'-6" 9'-6" 9'-6" 4'-0"
23'-4" 11'-0" 11'-9"
21'-0"4'-6"11'-5"
2'-0"
Bedroom 1
Laundry
Walk-In
Closet
8'-7" 3'-1" 2'-0" 4'-11"
3'-0"
Dining
Kitchen
Living
7'-0"
3'-10" 7'-2" 5'-9" 3'-6"
20'-3"
2-Car
Garage
Bedroom 2
Entry
4'-10"
46'-1"
36'-11"
Bathroom
1'-6" 10'-9" 2'-4" 8'-6" 9'-6" 9'-6" 4'-0"
23'-4" 11'-0" 11'-9"
21'-0" 4'-6" 11'-5"
2'-0"
Bedroom 1
Laundry
Walk-In
Closet
8'-7" 3'-1" 2'-0" 4'-11"
3'-0"
Dining
Kitchen
Living
7'-0"
3'-10"7'-2"5'-9"3'-6"
20'-3"
6'-8"
7'-6"
10'-8"
Laundry Option Laundry Option
3'-0"
3'-0"
1/4" Step
1/4" Step
1/4" Step
1/2" Step
1/4" Step
1/4" Step
1/4" Step
1/4" Step
1/2" Step
1/4" Step
Lin. Lin.
Recessed Down Light in Eave Recessed Down Light in Eave Fin. Floor
0'-0"
T.P.L.
9'-1"
R-1S-1V-1 R-1 S-1 V-1
Building Height 2B
14'-4"
Unit Type 2B
1,012 SF Living
481 SF Garage
19 SF Porch
56 SF Patio
1,568 SF Total 2B Unit Area
Building Type A (2B/2B)
Building Living Area: 2,024 SF
Total Building Area: 3,316 SF
Unit Type 2B
1,012 SF Living
481 SF Garage
19 SF Porch
56 SF Patio
1,568 SF Total 2B Unit Area
Fin. Floor
0'-0"
T.P.L.
9'-1"
Building Height 2B
14'-4"
R-1 S-1 S-1 R-1
Fin. Floor
0'-0"
T.P.L.
9'-1"
Building Height 2B
14'-4"
R-1 S-1 V-1
Fin. Floor
0'-0"
T.P.L.
9'-1"
Building Height 2B
14'-4"
R-1 S-1V-1
Fiberon Composite Cladding
1x8 Open Joint Profile
Color: Tupelo
Owens Corning Asphalt Shingles
Duration Cool Plus - Rolling Stone
Omega Stucco Finish Coat
Colortek - Smooth - 432 Milky Quartz
V-1
R-1
S-1
SCALE
PROJECT
REVISION
DATE
PROJECT NO.
DATE
NOTES:
As indicated
Building Type
A
A1.0
The Palms
at Alluvial
March 01 , 2022
21034
1/4" = 1'-0"
Building Type A Floor Plan
1/4" = 1'-0"
Building Type A Front Elevation
Building Data - Type A
1/8" = 1'-0"
Building Type A Rear Elevation
1/8" = 1'-0"
Building Type A Left Elevation
1/8" = 1'-0"
Building Type A Right Elevation
Material Legend
2-Car
Garage
Bedroom 2
Entry
4'-10"
46'-1"
36'-11"
4'-10"
46'-1"
Bathroom
Bedroom 1
Laundry
2-Car
Garage
Bedroom 2Bathroom
Bedroom 3
9'-2" 9'-2" 2'-7" 10'-9" 2'-1" 10'-10" 1'-6"
13'-2"15'-0"13'-0"7'-8"13'-0"14'-1"6'-1"
1'-6" 10'-9" 2'-4" 8'-6" 9'-6" 9'-6" 4'-0"
23'-4" 11'-0" 11'-9"
8'-1"11'-5"4'-6"21'-0"21'-0"4'-6"11'-5"
2'-0"
11'-0" 11'-9"
2'-0"
Bedroom 1
Laundry
Walk-In
Closet
Walk-In
Closet
82'-0"
22'-7"
5'-0"
3'-4"
4'-6" 2'-1" 3'-1"7'-7"
6'-11"
6'-4"
11'-8"
6'-8"
8'-7" 3'-1" 2'-0" 4'-11"
7'-6"
3'-0"
6'-10"
Dining
Kitchen
Living Living
Dining
Kitchen
7'-0"
3'-10" 7'-2" 5'-9" 3'-6"
4'-9" 7'-6" 11'-10"
20'-3"
6'-0"
44'-11"
20'-3"
Laundry Option
3'-0"
3'-0"
Laundry Option
1/4" Step
1/4" Step
1/4" Step
1/2" Step
1/4" Step
1/4" Step
1/4" Step
1/2" Step
1/4" Step
1/4" Step
Lin.
Lin.
Recessed Down Light in Eave
Recessed Down Light in Eave
Fin. Floor
0'-0"
T.P.L.
9'-1"
Building Height 3B
14'-8"
R-1S-1V-1 R-1 S-1 V-1
Unit Type 3B
1,270 SF Living
481 SF Garage
19 SF Porch
75 SF Patio
1,845 SF Total 3B Unit Area
Building Type B (2B/3B)
Building Living Area: 2,540 SF
Total Building Area: 3,413 SF
Unit Type 2B
1,012 SF Living
481 SF Garage
19 SF Porch
56 SF Patio
1,568 SF Total 2B Unit Area
Fin. Floor
0'-0"
T.P.L.
9'-1"
Building Height 2B
14'-4"
R-1S-1 V-1
Fin. Floor
0'-0"
T.P.L.
9'-1"
Building Height 3B
14'-8"
Building Height 2B
14'-4"
R-1 S-1R-1S-1
Fin. Floor
0'-0"
T.P.L.
9'-1"
Building Height 3B
14'-8"
R-1S-1V-1
Fiberon Composite Cladding
1x8 Open Joint Profile
Color: Tupelo
Owens Corning Asphalt Shingles
Duration Cool Plus - Rolling Stone
Omega Stucco Finish Coat
Colortek - Smooth - 432 Milky Quartz
V-1
R-1
S-1
SCALE
PROJECT
REVISION
DATE
PROJECT NO.
DATE
NOTES:
As indicated
Building Type
B
A1.1
The Palms
at Alluvial
March 01 , 2022
21034
1/4" = 1'-0"
Building Type B Floor Plan
1/4" = 1'-0"
Building Type B Front Elevation
Building Data - Type B
1/8" = 1'-0"
Building Type B Left Elevation
1/8" = 1'-0"
Building Type B Rear Elevation
1/8" = 1'-0"
Building Type B Right Elevation
Material Legend
4'-10"
46'-1"
Bedroom 1
Laundry
2-Car
Garage
Bedroom 2Bathroom
Bedroom 3
9'-2" 9'-2" 2'-7" 10'-9" 2'-1" 10'-10" 1'-6"
2'-0"
11'-0" 11'-9"
Walk-In
Closet
22'-7"
5'-0"
3'-4"
4'-6" 2'-1" 3'-1"7'-7"
6'-11"
6'-4"
6'-10"
Living
Dining
Kitchen
4'-9" 7'-6" 11'-10"
20'-3"
4'-10"
46'-1"
Bedroom 1
Laundry
2-Car
Garage
Bedroom 2 Bathroom
Bedroom 3
9'-2" 9'-2" 2'-7" 10'-9" 2'-1" 10'-10" 1'-6"
2'-0"
11'-0" 11'-9"
Walk-In
Closet
22'-7"
5'-0"
3'-4"
4'-6" 2'-1" 3'-1"7'-7"
6'-11"
6'-4"
6'-10"
Living
Dining
Kitchen
4'-9"7'-6"11'-10"
20'-3"
44'-11" 44'-11"
90'-0"
8'-1" 11'-5" 4'-6" 21'-0" 21'-0" 4'-6" 11'-5" 8'-1"
13'-2" 15'-0" 13'-0" 7'-8" 13'-0" 15'-0" 13'-2"
6'-8"
7'-6"
11'-8"
Laundry OptionLaundry Option
1/4" Step
1/4" Step
1/2" Step
1/4" Step
1/4" Step
1/4" Step
1/4" Step
1/2" Step
1/4" Step
1/4" Step
Lin.Lin.
Recessed Down Light in EaveRecessed Down Light in Eave
Fin. Floor
0'-0"
T.P.L.
9'-1"
Building Height 3B
14'-8"
V-1 R-1 R-1V-1S-1 S-1
Building Type C (3B/3B)
Building Living Area: 2,282 SF
Total Building Area: 3,690 SF
Unit Type 3B
1,270 SF Living
481 SF Garage
19 SF Porch
75 SF Patio
1,845 SF Total 3B Unit Area
Unit Type 3B
1,270 SF Living
481 SF Garage
19 SF Porch
75 SF Patio
1,845 SF Total 3B Unit Area
Fin. Floor
0'-0"
T.P.L.
9'-1"
Building Height 3B
14'-8"
R-1 V-1S-1
Fin. Floor
0'-0"
T.P.L.
9'-1"
Building Height 3B
14'-8"
S-1 R-1 R-1 S-1
Fin. Floor
0'-0"
T.P.L.
9'-1"
Building Height 3B
14'-8"
V-1 R-1 S-1
Fiberon Composite Cladding
1x8 Open Joint Profile
Color: Tupelo
Owens Corning Asphalt Shingles
Duration Cool Plus - Rolling Stone
Omega Stucco Finish Coat
Colortek - Smooth - 432 Milky Quartz
V-1
R-1
S-1
SCALE
PROJECT
REVISION
DATE
PROJECT NO.
DATE
NOTES:
As indicated
Building Type
C
A1.2
The Palms
at Alluvial
March 01 , 2022
21034
1/4" = 1'-0"
Building Type C Floor Plan
1/4" = 1'-0"
Building Type C Front Elevation
Building Data - Type C
1/8" = 1'-0"
Building Type C Left Elevation
1/8" = 1'-0"
Building Type C Rear Elevation
1/8" = 1'-0"
Building Type C Right Elevation
Material Legend
8'-1"11'-5"4'-6"21'-1"
45'-0"
4'-10"
46'-1"
Bedroom 1
Laundry
2-Car
Garage
Bedroom 2Bathroom
Bedroom 3
9'-2" 9'-2" 2'-7" 10'-9" 2'-1" 10'-10" 1'-6"
2'-0"
11'-0" 11'-9"
Walk-In
Closet
22'-7"
5'-0"
3'-4"
4'-6" 2'-1" 3'-1"7'-7"
6'-11"
6'-4"
6'-10"
Living
Dining
Kitchen
4'-9" 7'-6" 11'-10"
20'-1"
3'-10" 13'-0" 15'-0" 13'-2"
6'-8"
7'-6"
23'-7"22'-6"
Laundry Option
1/4" Step
1/4" Step
1/2" Step
1/4" Step
1/4" Step
Lin.
Recessed Down Light in Eave
Fin. Floor
0'-0"
T.P.L.
9'-1"
Building Height 3B
14'-8"
Fin. Floor
0'-0"
T.P.L.
9'-1"
Building Height 3B
14'-8"
R-1 S-1
Fin. Floor
0'-0"
T.P.L.
9'-1"
Building Height 3B
14'-8"
R-1 S-1
Fin. Floor
0'-0"
T.P.L.
9'-1"
Building Height 3B
14'-8"
R-1 S-1V-1
Building Type D (Unit Type 3B)
1,270 SF Living
481 SF Garage
19 SF Porch
75 SF Patio
1,845 SF Total 3B Area
Fiberon Composite Cladding
1x8 Open Joint Profile
Color: Tupelo
Owens Corning Asphalt Shingles
Duration Cool Plus - Rolling Stone
Omega Stucco Finish Coat
Colortek - Smooth - 432 Milky Quartz
V-1
R-1
S-1
SCALE
PROJECT
REVISION
DATE
PROJECT NO.
DATE
NOTES:
As indicated
Building Type
D
A1.3
The Palms
at Alluvial
March 01 , 2022
21034
1/4" = 1'-0"
Building Type D Floor Plan
1/4" = 1'-0"
Building Type D Front Elevation
1/8" = 1'-0"
Building Type D Left Elevation
1/8" = 1'-0"
Building Type D Rear Elevation
1/8" = 1'-0"
Building Type D Right Elevation
Building Data - Type D
Material Legend