HomeMy WebLinkAboutPM 2004-11 - Conditions of Approval - 3/1/2005 �• FINAL PARCEL MAP CH ECKLIS'
City of PARCEL MAP NO. 2004 - 11 /uc
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Planning & Development Department
2600 Fresno Street • Third Floor Nick P. Yovino
Fresno, California 93721-3604 Director
(559) 621-8277 FAX (559) 488-1020
October 29, 2004 Please reply to:
Paul Bernal
(559) 621-8073
Quad Knopf
8405 North Fresno Street, Suite 300
Fresno, California 93720
Dear Applicant:
SUBJECT: NOTICE OF APPROVAL OF VESTING TENTATIVE PARCEL MAP NO. 2004-11
DATED JUNE 16, 2004, PROPOSING A ONE LOT PARCEL MAP WITH ONE
REMAINDER FOR PROPERTY LOCATED ON THE SOUTH SIDE OF WEST
MCKINLEY AVENUE BETWEEN NORTH CORNELIA AND NORTH MILBURN
AVENUES.
The City of Fresno Planning Division has completed its review of the subject parcel map dated June
16, 2004. Pursuant to Fresno Municipal Code FMC Section 12-1205(c), this letter is written to advise
that the conditions of approval dated October 27, 2004, are as noted on the attached document.
If you have any questions regarding the conditions notify me at 621-8073 no later than November 3,
2004, to request a review of the conditions. Otherwise, the stipulated conditions of approval are in
effect as of that date. No further notice will be sent.
Appeal: The divider or any aggrieved person may file an appeal regarding to conditions of approval
within fifteen (15) days from the date of approval.
To protest the Director's decision regarding the conditions of approval, you must appeal by filing a
written appeal with the Director of the Planning and Development Department. Appeal must include
the appellant's interest in/or relationship to the subject property, the decision or action appealed, and
specific reasons why the appellant believes the decision or action appealed from should not be
upheld
Appeals must be submitted to the Director of the Planning and Development Department prior to 5
p.m. on November 15, 2004.
EXPIRATION: The approval or conditional approval of this Vesting Tentative Parcel Map expires two
years from the date of approval. The expiration shall terminate all proceedings and a final Parcel
Map may not be filed without first processing a new Tentative Parcel Map.
Modification of a Vesting Tentative Parcel Map after approval or conditional approval does not extend
the two year time limit.
R.W. Greenwood Associates, Inc.
TPM-2004-11
October 29, 2004
Page 2
EXTENSION: The divider may request an extension of the tentative map expiration date by filing a
written application together with the fee set forth in the Master Fee Schedule at the time of the
request with the Director of the Planning and Development Department at least thirty days before the
expiration date of the map. The applicant must state the reasons requesting the extension. New
conditions may be imposed if an extension is granted.
An extension may not exceed an aggregate of five years.
If you wish additional information, please contact the City of Fresno Planning and Development
Department, Planning Division, 2600 Fresno Street, Fresno, California 93721-3604; phone, 621-
8277. Your inquiry should be directed to either Mr. Louis Rocha (engineering or improvements
issues) or Paul Bernal (planning or zoning issues).
Sincerely,
PaulVISION
erna
Planner III
Current Planning
Enclosures: Vesting Tentative Parcel Map No. 2004-11 dated June 16, 2004
Conditions of Approval dated October 27, 2004
City of
PLANNING AND DEVELOPMENT DEPARTMENT
DATE: October 28, 2004
TO: NICK YOVINO, Director
Planning and Development Department
THROUGH: GILBERT J. HARO, Planning Man;e
Planning Division
FROM: PAUL BERNAL, Planner III
Planning Division
SUBJECT: REQUIRED FINDINGS AND APPROVAL OF VESTING TENTATIVE PARCEL
MAP NO. 2004-11, DATED JUNE 16, 2004, LOCATED ON THE SOUTH
SIDE OF WEST MCKINLEY AVENUE BETWEEN NORTH CORNELIA AND
NORTH MILBURN AVENUES.
BACKGROUND
Vesting Tentative Parcel Map No. 2004-11, dated June 16, 2004, filed by Quad Knopf on June 1,
2004, and accepted on June 16, 2004, proposes to create one (1) parcel with one (1) remainder
parcel on 19.99 acres of property zoned R-1/UGM (Single Family Residential) zone district. The
parcel map site is located on the south side of West McKinley Avenue between North Cornelia and
North Milburn Avenues. The applicant has also filed Rezone Application No. R-04-30 and Vesting
Tentative Tract Map No. 5321 concurrently with the parcel map.
The rezone application rezoned 18.58 acres from the AE-5/UGM (Exclusive Five-Acre
Agricultural/Urban Growth Management) to the R-1/UGM (Single Family Residential/Urban Growth
Management) zone district. The tentative tract map which was approved by the Fresno City Planning
Commission on August 4, 2004, proposes to subdivided the 18.58 acre site into a 86 single-family
residential lot subdivision. Staff has reviewed the proposed design and improvement of Vesting
Tentative Parcel Map No. 2004-07 and has determined that the map is consistent with adopted
policies as described below.
REQUIRED FINDINGS
California Environmental Quality Act (CEQA) - The California Environmental Quality Act (Public
Resources Code Section 21000 et seq.) and the State EIR Guidelines, require that a public agency
prepare an initial environmental study for each project. If a public agency finds that there is no
substantial evidence in the record that a project may have an significant effect on the environment,
a Finding of Conformity of the 2025 Fresno General Plan Master Environmental Impact Report (MEIR
10130) will be prepared. Environmental Assessment No. R-04033-TPM-2004-09-T-5321 was
completed resulting in a Finding of Conformity to the 2025 Fresno General Plan Master
Environmental Impact Report (MEIR 10130) dated July 12, 2004 and filed with the Fresno City Clerk
on the same day.
STATE SUBDIVISION MAP ACT- The Subdivision Map Act (California Government Code Section
66410 et. seq.) requires that a proposed parcel map not be approved unless the map, together with
its design and improvement, is found to be consistent with the General Plan and any applicable
specific plan (Finding No. 1 below). State law further provides that the proposed parcel map be
denied approval if any one of the Finding Nos. 2-5, below, is made in the negative.
NICK YOVINO
Vesting Tentative Parcel Map No. 2004-11
Page 2
October 27, 2004
1. The proposed parcel map, together with its design and improvements is consistent with the
City's 2025 General Plan and the West Area Community Plan which designate the site for
medium density residential land uses.
2. The site is physically suitable for the proposed type and density of development because of
the flat terrain of the site and adequate access and drainage on and off the site.
3. The proposed parcel map design and improvements are not likely to cause substantial and
considerable damage to the natural environment, including fish, wildlife or their habitat,
because of the urbanized nature of the area in which the site is located.
4. The proposed parcel map design and improvements are not likely to cause serious public
health and safety problems, because the conditions of approval have shown and will insure
that the subdivision conforms with City health and safety standards.
5. The proposed parcel map design will not conflict with public easements within or through the
site because conditions of approval will assure noninterference with any existing or proposed
public easements.
Staff, based on its own analysis, has determined that the parcel map, subject to the recommended
conditions of approval, otherwise complies with the design and property development standards of
the Zoning Ordinance and local Parcel Map Ordinance and recommends the approval of the parcel
map.
DIRECTOR DETERMINATION
1. Based upon the above analysis, the Planning and Development Director finds that Vesting
Tentative Parcel Map No. 2004-11 dated June 16, 2004, is consistent with the applicable
plans and policies of the City of Fresno.
2. The Planning and Development Director hereby grants approval of Vesting Tentative Parcel
Map No. 2004-11 dated June 16, 2004, subject to the conditions of approval dated October
27, 2004, and to become effective on October 0 , 2004.
i Yovino, Director
City of
ICESCdniks=II- Planning and Development Department
rnllc�._.i&
2600 Fresno Street• Third Floor Nick P. Yovino
Fresno, California 93721-3604 Director
(559)621-8277 FAX (559)498-1012
October 27, 2004
CONDITIONS OF APPROVAL
VESTING TENTATIVE PARCEL MAP NO. 2004-11
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.
The City of Fresno Planning and Development Department has completed a review of the subject
tentative parcel map in accordance with the State Subdivision Map Act and the Fresno Municipal
Code. The conditions of approval for Vesting Tentative Parcel Map No. 2004-11 are as follows:
LEGAL STATUS OF SITE TO BE SUBDIVIDED
1. The parcel map site, was legally created as the east half of the northwest quarter of
the northwest quarter of Section 35 in Township 13 South Range 19 East, Mount
�--- Diablo Base and Meridian, City of Fresno, County of Fresno, State of California,
according to the United States Government Township Plat.
Excluding therefrom, the following:
The North 30.00 feet of the East one-half of the northwest quarter of the northwest
quarter of Section 35, Township 13 South, Range 19 East Mount Diablo Base and
Meridian.
ZONING
2. Proposed parcels are consistent with the R-1/UGM (Single Family Residential/Urban
Growth Management)zone district for the parcel map site in terms of lot width, depth,
height, and lot area and must provide access to a.public right-of-way.
3. Rezone Application No. R-04-030 rezoned the property from the AE-5/UGM
(Exclusive Five-Acre Agricultural/Urban Growth Management) zone district to the R-
1/UGM (Single Family Residential/Urban Growth Management) zone district .
4. Vesting Tentative Tract Map No. 5321 is proposing to subdivide the 19.35 acre site
into a 86 single-family residential lots with a remainder of 1 acre.
Conditions of Approval
Tentative Parcel Map No. 2004-11
Page 2
October 27, 2004
PLAN CONSISTENCY
5. The 2025 Fresno General Plan and the West Area Community Plan designates the
parcel map for development with medium density residential land uses. The Zoning
District Consistency Table of the Fresno Municipal Code identifies medium density
residential land uses as consistent with the R-1 zone district.
SUBDIVISION MAP ACT REQUIREMENTS
6. Concurrent with the filling of a final map and when the provisions of Section 66436 of
the Subdivision Map Act apply,the subdivider is responsible to send, by certified mail,
a sketch of the proposed final map, together with a copy of SMA Section
66436(a)(3)(A), to any public entity or public utility which has previously acquired a
right-of-way easement.
7. Comply with provision of the State of California Government Code Sections 66410 -
66499.58 (the Subdivision Map Act) and the City of Fresno Municipal Code Chapter
12, Article 10 (Subdivision of Real Property).
GENERAL PUBLIC WORKS REQUIREMENTS
Dedications
8. The subdivider shall dedicate public easements to facilitate the construction of curbs,
gutters, sidewalk, bus bays, right turn lanes, bike lanes, bike paths, multi-purpose
trail, wheelchair ramps and public utilities in accordance with City plans, ordinances,
resolutions and policies, and the Standard Specifications of the Public Works
Department within the limits of the parcel map. Additionally, a minimum 4 foot wide
clear path of travel is required along the public sidewalk on all frontages of the
property as required by Title 24 of the California Administration Code as determined
by the City Engineer. An on-site pedestrian easement and construction of a path may
be required if Title 24 provisions can not be met within the public rights-of-way. All
such public easements shall be identified and dedicated with the processing and
recordation of the Parcel Map or at the time of Special Permit reviews for the
proposed development of the parcels.
Street Improvements
9. The subdivider shall construct curb, gutters, curb returns and landings, wheelchair
ramps, sidewalks with street tree wells and irrigation systems (when applicable),
permanent pavement,street/safety lighting, bike lanes, bike paths, multi-purpose trail,
walls and fences in accordance with City plans, ordinances, resolutions, policies and
the Standard Specifications of the Public Works Department within the limits of the
parcel map.
Conditions of Approval
Tentative Parcel Map No. 2004-11
Page 3
October 27, 2004
10. Existing improvements that are not to the planned alignment shall be removed and
required improvements installed to the new street alignment and grade. Existing
improvements to remain in place shall be repaired if determined to be damaged
and/or off grade by the City Engineer. Existing driveway approaches not identified for
current orfuture utilization shall be removed and sidewalk(when applicable),curb and
gutter shall be installed to match existing or proposed street line and grade as
determined by the City Engineer.
Sanitary Sewer System
11. The subdivider shall connect each parcel being created to the City of Fresno's
sanitary sewer system with a separate sewer house branch unless other
arrangements are approved by the City Engineer. All sanitary sewer system
improvements shall be constructed in accordance with City plans, ordinances,
resolutions, policies and the Standard Specifications of the Public Works Department.
The connection to the City's sanitary sewer system requires the payment of all
applicable sewer connection charges in accordance with the provisions of FMC
Chapter 9, Article 5 prior to the approval of the map.
Water System
12. The subdivider shall connect each parcel being created to the City of Fresno's water
system with a separate water service and meter unless other arrangements are
approved by the City Engineer. All water system improvements shall be constructed
in accordance with City plans, ordinances, resolutions, policies and the Standard
Specifications of the Public Works Department. The connection to the City's system
requires the payment of all applicable water connection charges in accordance with
the provisions of FMC Chapter 14, Article 1 prior to the approval of the map.
Street. Sewer and Water Construction Plans
13. The subdivider shall provide street, sewer and water construction plans for the
required public improvements as determined by the City Engineer. Such plans shall
be prepared by a registered Civil Engineer and approved by the City Engineer prior
to the issuance of Street Work permits.
OFF-SITE REQUIREMENTS
14. The subdivider may either construct the required off-site improvements prior to the
approval of the final parcel map; or enter into an agreement with the City of Fresno
providing for the construction of the required improvements and sufficient security
prior to the approval of the final parcel map.
Conditions of Approval
Tentative Parcel Map No. 2004-11
Page 4
October 27, 2004
15. All off-site and public improvements shall be constructed in accordance with the
Public Works Department Standards, Specifications and Policies. Engineered
construction plans and estimates for all or part of the required work shall be required
prior to the issuance of Street Work Permits unless otherwise determined by the City
Engineer. The cost for such plan preparation, review and construction inspection
shall be at the subdivider's expense.
16. Any existing utilities, including but not limited to, street lights, traffic signals, fire
hydrants, poles (power,telephone, cable, etc), fire hydrants which must be relocated
or removed in conjunction with the construction of these off-site improvement
requirements, shall be the responsibility and at the expense of the subdivider.
17. All. existing overhead utilities, including but not limited to, electrical systems,
communication systems and street lighting systems shall be placed underground in
accordance with the provisions of Section 12-1011 of the Fresno Municipal Code and
the policies of the Public Works Department.
18. When street/safety lighting installations are required, street lighting plans shall be
submitted for review and approval by the Traffic Engineer prior to the issuance of
permits for the work. Services to street lighting installations shall be separated from
the electrical service(s) serving the development. The type, location and service for
street lighting installations shall be as determined by the Traffic Engineer. Street
lighting installations shall be dedicated to the City upon completion and acceptance
of the installations.
19. On-site Sewer and/or Water System(s). All on-site sewer and water systems shall be
"private". In the event the subdivider proposes to construct "public" on-site sewer
and/or water systems facilities, written approval by the Public Utilities Department
shall be required and provided with the submittal of the initial final parcel map. Such
facilities shall be placed in a dedicated easement and shall be included as public
improvement requirements for the parcel map.
20. Sidewalks (including' wheelchair ramp landings) and driveway approaches, for
undeveloped parcels of this parcel map, shall be required as a condition of site
development.
21. Easements: Identify the location, type, size, and record information of easements on
the final map.
22. If P.G. & E. has an existing pole line that serves the'property and the existing pole line
crosses proposed property lines and is not covered by an existing easement, it is the
property owner's responsibility to provide adequate rights-of-way to P.G. & E.
If P.G. & E's. assistance is required to determine whether an easement will be
required contact Scott Combs, Senior Land Technician, Fresno Land Rights Office,
at 263-7375.
Conditions of Approval
Tentative Parcel Map No. 2004-11
Page 5
October 27, 2004
23. Unless otherwise noted, all covenants or agreements will be prepared upon receipt
of the fee indicated below. Covenants must be approved by the City Attorney's Office
prior to issuance of building permits.
24. Telephone, cable, and other public utilities which propose above-ground facilities
determined by the Planning and Development Director to be oversized shall be
located in an additional easement area outside of the landscape strips required along
major streets.
25. All work and engineered plans for public improvements shall conform to the 2002
Edition of the City of Fresno Standard Specifications and Drawings (City Council
Resolution No. 70-36 and Resolution Nos. 84-361 and any amendments thereto,
hereinafter referred to as the "Public Works Standards".
PARKS, RECREATION AND COMMUNITY SERVICES
26. Comply with the Parks, Recreation and Community Services Department
memorandum dated June 10, 2004.
FIRE SERVICE
27. Fire Department has no requirements for Vesting Tentative Parcel Map No. 2004-11.
STREETS AND RIGHTS-OF-WAY
28. All survey monuments within the area of construction shall be preserved or reset by
a person licensed to practice Land Surveying in the State of California.
29. Repair or replace any existing damaged off-site concrete improvements in
accordance with the Standard Specifications and Standard Drawings of the City of
Fresno, Public Works Standards.
30. All required signing and striping shall be done and paid for by the developer/owner.
The signing and striping plans shall be done per the current CalTrans standards and
shall be submitted as a part of the street construction plans for this tentative map to
the Public Works Department for review and approval.
31. Underground all existing overhead utilities within the limits of this map as per Fresno
Municipal Code Section 12-1011, Section 8-801 and Resolution No. 78-522/88-229.
32. Additional off-site improvements will be required at the time of future site plan review.
Conditions of Approval
Tentative Parcel Map No. 2004-11
Page 6
October 27, 2004
West McKinley Avenue
33. Dedicate 55 feet of property measured from section line for public street purposes
within the limits of this map. Dedicate corner cutoff at the southwest corner of East
McKinley and North Milburn Avenues.
34. Construct an underground street lighting system in accordance with Public Works
Standard E-1 within the limits of this map. Spacing and design shall conform to Public
Works Standard E-7 for Arterial Streets.
35. Parcel "A": Access shall conform to Vesting Tentative Tract Map No. 5321.
36 Parcel "A°: Off-site improvements shall not be required with this parcel map. (See
Fresno Municipal Code Section 12-1206, d, (2).
North Milburn Avenue
37. Dedicate 27 feet of property measured from center line for public street purposes
within the limits of this map.
Specific Mitigation Requirement for Remainder Parcel
38 Full off-site improvements to the remainder at the southwest corner of West McKinley
and North Milburn Avenues shall be required for public health and safety and the
_ orderly development of the surrounding area. Reference "Subdivision Map Act"
Chapter 1, Section 66424.6.
UGM Requirements:
39. This Parcel Map is located within U.G.M Major Street Zone "E-4". Pay U.G.M. fees.
SANITARY SEWER
An 15-inch sanitary sewer main is located in West McKinley Avenue and a 8-inch sanitary
sewer main is located in North Milburn Avenue. The following conditions are required to
provide sanitary sewer service to the proposed project.
40. Separate sewer house branches are required for each dwelling.
41. No sanitary sewer main extensions required.
42. Abandon all existing on-site private sanitary sewer systems.
UGM Requirements:
This project is located in the following Urban Growth Management Service Area:
43. Sewer Oversize Reimbursement S.A. 25 & 26.
Conditions of Approval
Tentative Parcel Map No. 2004-11
Page 7
October 27, 2004
WATER SERVICE
A 14-inch water main is located in West McKinley Avenue and a 8-inch water main is located
in North Milburn Avenue. The following conditions are required to provide water service to
the project.
44. Separate water services with meter boxes shall be provided to each lot created.
45. No water main Connection Charges are due and shall be paid for the Project.
46. Installation of public fire hydrant(s) is required.
47. Seal and abandon existing on-site well in compliance with State of California Well
Standards, Bulletin 74-90 or current revisions issued by California Department of
Water Resources and City of Fresno standards.
UGM Requirements:
48. U.G.M. Water Service Area Number 301s
FLOOD CONTROL AND DRAINAGE
49. The subdivider shall be required to pay any applicable storm drainage fees to comply
with Fresno Municipal Code Chapter 13, Article 13.
50. The subdivider shall be required to comply with the specific requirements imposed by
the Fresno Metropolitan Flood Control District (FMFCD) for the subdivision or any
amendments or modifications to those requirements which may be granted by the
FMFCD Board of Directors, pursuant to Section 13-1307 of the Fresno Municipal
Code. These requirements are identified in the District's letter to the Planning and
Development Department dated June 21, 2004.
FRESNO IRRIGATION DISTRICT
51. FID does not own, operate, or maintain any facilities located on the applicant's
property.
52. FID expects no adverse impacts from the approval of the subject property.
CENTRAL UNION SCHOOL DISTRICT
53. Prior to issuance of a building permit, school fees must be paid. Contact the Central
Union School District for their requirements.
DEPARTMENT OF TRANSPORTATION
54. Consider the attached Caltrans memorandum dated May 20, 2004.
Conditions of Approval
Tentative Parcel Map No. 2004-11
Page 8
October 27, 2004
DEVELOPMENT FEES AND CHARGES
55. This project is subject to the following development fees and charges:
PARKS DEPARTMENT FEE / RATE
a. Street Tree Installation fee $0
City installed tree
b. Street Tree Inspection fee $0
Developer installed tree
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT FEE / RATE
C. Metropolitan Flood Control District Fee $7,760.00
Tentative Parcel Map No. 2004-11
SEWER CONNECTION CHARGES FEE RATE
d. Lateral Sewer Charge $0.10/sq. ft. (to 100' depth)
e. Oversize Charge $0.05/sq. ft. (to 100' depth)
f. Trunk Sewer Charge $419/living unit
Service Area: Cornelia
g. Wastewater Facilities Charge $2,119/living unit
h. House Branch Sewer Charge n/a
i. Millbrook Overlay Sewer n/a
WATER CONNECTION CHARGES FEE RATE
j. 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.
k. Frontage Charge $6.50/lineal foot
I. Transmission Grid Main Charge $700/net acre
m. Transmission Grid Main Bond Debt
Service Charge $304/net acre
Conditions of Approval
Tentative Parcel Map No. 2004-11
Page 9
October 27, 2004
n. UGM Water Supply Fee $442/living unit
Service Area: 301
o. Well Head Treatment Fee $192/living unit
Service Area: 301
p. Recharge Fee $0/living unit
Service Area: 301
q. 1994 Bond Debt Service $60/living unit
Service Area: 301
DEVELOPMENT IMPACT FEE
r. Northeast Fresno Policing Area n/a
URBAN GROWTH MANAGEMENT FEE RATE/CHARGE*
s. UGM Fire Station Capital Fee $1242/gross acre
Service Area: 16
t. UGM Park Fee $1230/gross acre
Service Area: 4
u. Major Street Charge $2435/adj. acre
Service Area: E-4
v. Major Street Bridge Charge $135/adj. acre
Service Area: E-4
w. Traffic Signal Charge $860/adj. acre
x. UGM Grade Separation Fee n/a
y. Trunk Sewer Charge n/a
Service Area:
z. *Street Acquisition/Construction Charge n/a
File No.210.411
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
PUBLIC AGENCY DEVELOPER
Mr. Gil Haro, Planning Manager KIYOKO UYENO 1999 TRUST
Planning & Development Department 4605 W. McKINLEY
City of Fresno FRESNO, CA 93722
2600 Fresno Street -
Fresno, CA 93721
MAP NO. 2004-011 PRELIMINARY FEE(S) (See below)
DRAINAGE A(S AN ? - " DRAINAGE AREA AN $7,760.00
DATE Ce 21 p L4 DRAINAGE AREA - -
TOTAL FEE $7,760.00
The proposed development will generate storm runoff which produces potentially significant
environmental impacts and which must be properly discharged and mitigated pursuant to the
California Environmental Quality Act and the National Environmental Policy Act. The
District in cooperation with the City and County has developed and adopted the Storm
Drainage and Flood Control Master Plan. Compliance with and implementation of this
Master Plan by this development project will satisfy the drainage related CEQA/NEPA impact
of the project mitigation requirements.
The proposed development shall pay drainage fees pursuant to the Drainage Fee Ordinance
prior to approval of the final map at the rates in effect at the time of such approval. The fee
indicated above is based on the tentative map. Contact the FMFCD project engineer prior to
approval of the final map for the fee.
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.
b) Fees may be calculated based on the actual percentage of runoff if different than that
typical for the zone district under 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.
2004.011 5469 E.OLIVE - FRESNO, CA 93 727 - (559)456-3292 - FAX(559)456-3194 Two sided document
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 2 of 4
e) When the actual costs incurred in constructing Master Plan facilities exceeds the
drainage fee obligation, reimbursement will be made for the excess costs from
future fees collected by the District from other development.
Approval of this development shall be conditioned upon compliance with these District
Requirements.
1. a. Drainage from the site shall be directed to
X b. Grading and drainage patterns shall be as identified on Exhibit No. 1 g—?
C. The grading and drainage patterns shown on the site plan conform to the
adopted Storm Drainage and Flood Control Master Plan.
2. The proposed development shall construct and/or dedicate Storm Drainage and Flood Control
Master Plan facilities located within the development or necessitated by any off-site
improvements required by the approving agency:
X Developer shall construct facilities as shown on Exhibit No. 1 as "Master Plan
Facilities to be constructed by Developer".
None required.
3. The following final improvement plans shall be submitted to the District for review prior to
final development approval:
X Grading Plan X Storm Drain Plan X Final Map
X Street Plan X Water & Sewer Plan Other
4. Availability of drainage facilities:
a. Permanent drainage service is available provided the developer can verify
to the satisfaction of the City of Fresno that runoff can be safely conveyed
to the Master Plan inlet(s).
X b. ;The construction of facilities required by Paragraph No. 2 hereof will
provide permanent drainage service.
C. Permanent drainage service will not be available. The District recommends
temporary facilities until permanent service is available.
Temporary service is available through
d. See Exhibit No. 2.
5. The proposed development:
Appears to be located within a _500 year 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.
2ucw_oi 5469 E. OLIVE - FRESNO, CA 93727 - (559)456-3292 - FAX (559)456-3194 Two sided document
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 3 of 4
6. 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 five 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, approved August 1999, (modified December 2002.) 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 to be covered and must pay a permit fee to the State Water Resources Control 2
Board (State Board), develop and implement a storm water pollution prevention plan,
eliminate non-storm water discharges, conduct routine site inspections, train employees 0
in permit compliance, and complete an annual certification of compliance.
b. State General Permit for Storm Water Discharges Associated with Industrial Activities,
April, 1997 (available at the District Office.) A State General Industrial Permit is
required for specific types of industries described in the NPDES regulations or by mph
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.
2oo4.011 5469 E.OLIVE - FRESNO. CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 4 of 4
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.
7. 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.
8. 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.
9. X See Exhibit No. 2 for additional comments, recommendations and requirements.
OV
Z4'� ou�_
Gerald E. Lakem Pro/ ct Engineer: Jamie Miller
District Engineer, Assistant General Manager
C: QUAD KNOPF
C/O KEVIN FABINO
8405 N. FRESNO ST., STE. 300
FRESNO, CA 93720
2004-011 _5469 E.OLIVE - FRESNO,CA 93727 - (;_59)456-3292 - FAX(559)456-3194 Two sided document
NOTE:
McKINLEY AVE. THIS DRAWING IS SCHEMATIC,
-J IN I DISTANCES ARE APPROXIMATE.
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LEGEND
EXISTING 15' STORM DRAINAGE EASEMENT LOCATION
® MOWSTRIP TO BE CONSTRUCTED BY DEVELOPER
MASTER PLAN FACILITIES TO BE CONSTRUCTED BY
DEVELOPER - PIPELINE (SIZE SHOWN) & INLET.
-- EXISTING MASTER PLAN FACILITIES
FUTURE MASTER PLAN FACILITIES
DIRECTION OF DRAINAGE
------ INLET BOUNDARY
a EXISTING TEMPORARY INLET TPM 2004-011
e EXHIBIT NO. 1
DRAINAGE AREA: "AN"
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
TAYLOR 07-2741
J:\ENGINEERING\AVTOCAD\DWGS\OE%HIBIT\CITYPM\2004-01 1.DWG Rn.
OTHER REQUIREMENTS
EXHIBIT NO. 2
The drainage system cost and fee schedule update is currently underway. The drainage system cost
and fee obligation indicated in this notice is the obligation which is valid at the date of this notice.
Contact the District for a final drainage fee obligation prior to issuance of a building permit or
recording of the final map.
The cost of construction of Master Plan facilities,excluding dedication of storm drainage easements,
is eligible for credit against the drainage fee of the drainage area served by the facilities. A
Development Agreement shall be executed with the District to effect such credit. Reimbursement
provisions, in accordance with the Drainage Fee Ordinance, will be included to the extent that
Developer's Master Plan costs for an individual drainage area exceed the fee of said area. Should the
facilities cost for such individual area total less than the fee of said area,the difference shall be paid
upon demand to the City or District.
The District recommends the City require the dedication of a drainage covenant thru the proposed
TPM 2004-011. This is necessary to provide surface drainage from Assessor's Parcel No. 312-111-
07,08, 09 and 10 to the Master Plan inlet located within TPM 2004-011. If the drainage covenant is
not dedicated, then the Developer of TPM 2004-011 will be responsible for the non-fee creditable
cost of a pipe extension to the westerly property line of TPM 2004-011.
Major storm flows from north of TPM 2004-011 shall be conveyed southwesterly through this
project toward Cornelia Avenue. The developer shall provide a conveyance method for review and
approval such that the major storm flow can be safely conveyed toward Cornelia Avenue without
damage to proposed and future structures within the adjacent property.
No surface run-off shall be directed towards the District basin.
There is an existing fifteen-foot(15')wide storm drain easement along the southeast property line of
TPM 2004-011 as shown on the attached sketch. No encroachments into the easement shall be
permitted including, but not limited to, foundations, roof overhangs, swimming pools, and trees.
Development No. TPM 2004-011
Page 1 of 2
engr\permit\exhibits2\city tpmM04L004-01 I Om)
OTHER REQUIREMENTS
EXHIBIT NO. 2
A fifteen-foot(15') storm drain easement will be required whenever storm drain facilities are located
on private property. No encroachments into the easement will be permitted including, but not
limited to, foundations, roof overhangs, swimming pools, and trees.
The District recommends a single fence between the site and the District's basin. The Developer
should contact the District so that alternatives to a dual fence can be reviewed. If a fence other than
the existing chain link fence is proposed, District review and approval of the proposed fence is
required.
The following paragraphs only apply towards development of the individual parcels and are not
conditions for the recording of the map.
In an effort to improve storm water runoff quality, outdoor storage areas shall be
constructed and maintained such that material which generates contaminants will not
be conveyed by runoff into the storm drain system.
The District encourages, but does not require that roof drains from non-residential
development be constructed such_that they are directed onto and through a
tp
landscaped grassy swale area to filter out pollutants from roof runoff.
Runoff from areas where industrial activities, product, or merchandise come into
contact with and may contaminate storm water must be directed through landscaped
areas or otherwise treated before discharging it off-site or into a storm drain. Roofs
covering such areas are recommended. Cleaning of such areas by sweeping instead
of washing is to be required unless such wash water can be directed to the sanitary
sewer system. Storm drains receiving untreated runoff from such areas that directly
connect to the District's system will not be permitted. Loading docks, depressed
areas, and areas servicing or fueling vehicles are specifically subject to these
requirements. The District's policy governing said industrial site NPDES program
requirements are attached.
Development No. TPM 2004-011
Page 2 of 2
en-r\permi6exhibits2\city tpmL004\2004-01 I0m)
STATE OF CALFFORNIA BLIS]N'ESS TRANSPORTATION ANID HOUSING AGENCY ARNOLD SCHWAP'EN-EGGER GoyernM
DEPARTMENT OF TRANSPORTATION
1352 WEST OLIVE AVENUE
P.O.BOX 12616
FRESNO,CA 93775-2616
PHONE (559)445-6666 �(�L(j n/]('�D Flex pour power!
FAX (559)485-4085 u U `�(��J `'/ 1 � Be en.er•--efficient!
TTY (559)488-4066
MAY 2 4 2004-
May 20, 2004 Planning Division
Development Department
cl-rY of i=REsrvo
213 1-IGR/CEQA
6-FRE-99-23.8+/-
TP1\4 2004-11
Mr. Paul Bernal
City of Fresno Development Department
2600 Fresno Street
Fresno, CA 93721
Dear Mr. Bernal:
We have completed our review of the parcel map for the proposal on the south side of
West McKinley Avenue between North Milburn and North Cornelia Avenues, west of
State Route (SR) 99. Caltrans has the following comments:
Caltrans requests the opportunity to review any specific development proposal when it is
available.
The proposal, in and of itself, is not expected to create significant impacts to the State
Highway System. The smaller parcel appears to be currently developed with a singe-
family residence. The larger parcel is zoned R-1. At maximum densities, the larger parcel
could be developed with approximately 92 homes. It is estimated that at this development
intensity, the project would likely generate approximately 92 trips during the PM peak
hour. It is further estimated that a portion of the generated trips would impact the SR 99
interchanges at McKinley Avenue. The McKinley Avenue interchange is expected to
require future improvements such as signalizing the ramp intersections and adding turn
lanes.
This project is below the 2025 General Plan MEIR threshold that requires projects
producing 100 or more peak-hour trips to evaluate the project's contribution to increased
peak-hour vehicle delay at major street intersections adjacent or proximate to the project
site (Mitigation Measure B-4). However, when combined with the numerous other
residential projects in the area, this project's impacts to the transportation/circulation
system and to air quality will be cumulatively significant. As cumulative impacts were not
addressed in the General Plan Update Master EIR, the City should consider a mechanism
for evaluating these impacts.
The City should consider a transit alternative for this project. The project is small, but
when combined with other projects in the area, there is sufficient residential development
"Caltrans improves mobility across Californin"
Mr. Paul Bernal
May 20, 2004
Page 2
to support transit. Early planning could make such an alterative feasible. Caltrans
recommends that this project be routed to Fresno Area Express (FAX) staff for their
review and comment. Please see Attachment Number 1 for other recommended
transportation alternatives.
We request that this letter be made part of the peim-ianent record for this project and that a
copy of our letter be included in the staff reports for both the City Council and the
Planning Commission. This will provide the decision-making body and the general public
with a complete and accurate environmental evaluation for the project.
Please send a copy of the staff report(s) to Caltrans prior to any scheduled hearings for this
item. If you have any questions,please call me at (559) 445-6666.
Sincerely,
MOSES STITES
Office of Transportation Planning
District 6
Enclosure
C: Ms. Barbara Goodwin, Executive Director, Council of Fresno County Governments
"Colrrmu improves mobility ncross Cnlifornin"
ATTACHMENT 'N UMBER 1
CALTRANS RECOMMENDATIONS FOR TRANSPORTATION
ALTERNATIVES
Ongoing development throughout the City of Fresno, including this project, will
make traffic operations significantly worse by adding considerably to delay and
congestion. Transit alternatives can help reduce congestion and delay and reduce
overall degradation of air quality and gridlocked intersections. The City of Fresno
should focus on ways to eliminate trips in addition to enhancing capacity.
Transportation alternatives the City should consider include standard highway
solutions along with the following:
1. . Park and ride facilities on site or within the proximity of this project.
2. A study of the general accommodation and provision of mass transit in this
area to provide insight on ways of increasing transit usage.
3. Exploring the potential of commuter shuttles. The shuttle could be
financed through an assessment district and provide a way for individuals
to utilize a park-and-ride facility or commercial area parking lot and be
shuttled to various commercial/office centers within the area. Commuters
who need to go further could use City of Fresno transit if the City.planned
for convenient connections. This may help to reduce the Single Occupancy
Vehicle (SOV) demand seeking to use the State Highway System.
4. Providing for continuity of non-motorized transportation.
5. Exploring the potential for employer-sponsored carpools/vanpools or
monthly transit passes for employees as well as including as a condition of
project approval a covered transit stop as Mitigation for project-related
impacts to the transportation/circulation system.
6. Exploring the potential for linking the purchase of a monthly transit pass
with new residential development as partial mitigation for congestion and
air quality impacts, and to ensure the long term viability of public
transportation.
PARKS, RECREATION & COMMUNITY SERVICES DEPARTMENT
TO: Sandra Brock, Planner III
Planning Division
FROM: HILARY KIMBER,Parks Supervisor II(621-2924)
DATE: June 10, 2004
Subject: Tentative Subdivision Map T-5321 (Located on the south side of W. McKinley Avenue
between North Cornelia and North Blythe Avenues)
The Parks Department has reviewed the Vesting Tentative Subdivision Map Tract No. 5321 drawn by Quad
Knopf, for Pleasant Valley Investments,LC, dated April 2004. Parks offers the following comments
regarding the street tree, and buffer/parkway strip conditions . . .
STREET TREE REQUIREMENTS
A. If streets within this subdivision were to be constructed at 50' in width, per Council Resolution
#98-129, the developer would be required to meet Development Department Standards for front
yard tree planting.
B. Street trees are required on all 54'internal streets. Tree planting shall be within a Planting and Public
Utility Easement. The Developer shall plant street trees. Tree species to be planted on those streets are
as follows:
W.Weathermaker Ave. Pistacia chinensis(Chinese Pistache)
W. Oslin Ave. Sapium sebiferum (Chinese Tallow)
W. Home Ave. Fraxinus `Autumn Purple' (Autumn Purple Ash)
W. Pine Ave. Koelreuteria paniculata(Goldenrain Tree)
N. Belvedere Ave. Celtis australis(European Hackberry)
N. Antioch Ave. Platanus acerifolia `Columbia' (Columbia Sycamore)
N. Milburn Ave. Quercus virginiana(Southern Live Oak)
C. 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.
a. Street tree inspection fees shall be collected for each 60'of public or one tree per lot whichever
is greater.
b. Trees shall be planted in acdordance with "Specifications for.Developer Street Tree Planting."
The developer shall contact Parks to determine tree species required on each street.
c. Landscape plans shall indicate street tree planting locations and species. Landscape plans shall
be reviewed and approved by the Parks,Recreation and Community Services Department. 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 Parks Division's planting
specifications and meets the specifications of the city.
P�Lk A lin R C m
Parks,Recreation d Community Services June 10 2004
T-5321 Page 2
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.
DEVELOPER PLANTING FOR COMMUNITY FACILITIES DISTRICT
D. The developer may landscape for inclusion into the Community Facilities District(CFD2), the landscape strip
and right-of-way on the west side of N. Locan Avenue.
1. Landscape and irrigation plans shall be submitted to the Parks Division for review and approval prior to
Council approval. Landscaping plans shall be reviewed and approved by the Parks, Recreation and
Community Services Department. Landscaping shall comply with Landscape Buffer Development
Standards approved by the City Council on October 2, 1990. Landscape and irrigation plans shall comply
with Sections 12-306-N-23 &24 and 14-121 of the Fresno Municipal Code regarding Water Efficient
Landscaping and Buffer landscaping passed by Council on September 20, 1994.
2. Should the proposed landscape buffers and/or parkway strips be located next to an existing buffer
and/or parkways strip,the planting concept shall simulate the adjacent landscape design to present a more
uniform appearance on the street. Variances in the landscape concept will be acceptable,but the design of
the new landscape buffer and/or parkway strip shall strive to mimic the existing as much as possible.
3. Landscape plans shall indicate grades and show fencing or wall details. All fencing shall be placed
outside the landscape easement. Maximum slopes shall not exceed 4:1 with l'of level ground between the
slope and the back of the sidewalk and/or face of fence. Erosion control measures shall be implemented on
all slopes of 4:1, including the use of synthetic erosion control netting in combination with ground cover
species approved by the Parks Division.
4. The water meter(s) serving the buffer landscaping shall be sized for the anticipated service flows.
5. No private flags, signs or identification of any kind shall be permitted in the right of way, within the
city-controlled easement or on the fence or wall facing the street.
6. Landscaping in the right of way and landscape setback adjacent to waterwell sites shall be the
responsibility of the City of Fresno Water Division and may not be included in the CFD.
7. Street trees designated for this project shall be:
W. Mckinley Ave. Ginkgo biloba `Fairmont' or `Autumn Gold'(Black Tupelo)
MEDL4N ISLANDS
E. MEDIAN LANDSCAPING REQUIRED:
Median island landscaping is required as per FMC 12-306-N-24. Applicants shall be required to submit plans
showing the location and configuration of all median islands fronting the proposed project. Existing utilities,
including,but not limited to city water lines/service points, sanitary sewer, storm drains, electrical lines, existing
landscaping including trees, shrubs, ground cover beds, irrigation facilities, and other miscellaneous landscape
features shall also be clearly defined. Landscape and drip irrigation plans shall be submitted for median
island(s)that are not currently planted with a full range of ornamental vegetation, including trees, shrubs, and
groundcovers. The project proponent shall consult with the office of Parks, Recreation &Community Services
Parks.Recreation and Community Services Department .lune 10, 2004
T-5321 Page 3
(621-2900)before submitting plans to coordinate design and construction activities.
At the option of the applicant, a fee may be paid in lieu of landscaping the median island. The FY2002
approved in lieu of fee for medians is $9.96/SF. Median islands less than 5 feet in width (face of curb to face of
curb dimension) shall be exempt from either landscaping or in lieu of a fee requirement.
At the option of the applicant, a fee may be paid in lieu of landscaping the median. The FY2002 approved in
lieu of fee for medians is $9.96/SF. Median islands less that 5 feet in Nvidth (face of curb to face of curb
dimensions) shall be exempt from either the landscaping or in lieu of fee requirements. The project proponent
shall consult with the office of Parks,Recreation & Community Services (621-2900) before submitting plans to
coordinate design and construction activities.
UGM REQ UIREATENTS
F. The project is in UGM Zone#4. Please assure that all Parks UGM fees are collected as allowed by FMC.
The nearest regional park to the site is Roeding Park. The nearest neighborhood park is located on the southeast
corner N. Brawley and W. Clinton Avenues. An additional neighborhood park is proposed at N. Belmont and N.
Brawley Avenues. This project is consistent with the Parks Master Plan.
FEES
G. As a reminder,please verify that the following administrative/plan check fees are collected:
1. Collect the CFD Plan Review fee of$176.00 (FY2002 rates) (Acct#34599 Fund#10101 Org#17050)
2. Collect the CFD Field Inspection fee of$305.00 FY2002 rates) (Acct. (Acct#34599 Fund#10 10 1 Org
#17050)
3. Collect the median island site plan review fee of$53.00 (Acct.34599,Fund 10101,Org. 170500)..
4. Collect the UGM fee for neighborhood parks.
After the applicant decides on median island option, ONE of the following fee options will be due:
• Option 1 will include the preparation of plans for the landscaping of the median island and the collection of
$481.00 for the Landscape Ordinance 88-38 Landscape Plan Review and Field Inspection Fees [$176.00 (Acct.
34599 Fund 10101 Org 170500)for plan check and$305.00(Acct 34600 Fund 10100 org 170500 for field inspection].
• Option 2 will include the collection of the Median Island Landscaping Fee for Capped medians of$9.96/SF.
Additional fees for median island landscaping may include fees for landscape plan review and field inspections.
Should the project be phased, separate site plan, landscape plan and inspection fees shall be collected for each
phase.
CITY OF FRESNO - ENVIRONMENTAL ASSESSMENT / INITIAL STUDY
FINDING OF CONFORMITY/MSIR NO. 10130
Pursuant to Section 21157.1 of the California Public DATE RECEIVED FOR FILING
Resources Code (California Environmental Quality Act)
the project described below is determined to be within the
scope of the Master Environmental Impact Report (MEIR)
No. 10130 prepared for the 2025 Fresno General Plan. rn r= M
— C;
ry tzl .
Initial study is on file at: —
Planning and Development DepartmentCD
crnn T
Fresno City Hall Rm 3043 z N
2600 Fresno Street, cn
Fresno, California 93721 W
(559) 621-8277
Environmental Assessment Number: Proiect Location (including APN):
APN 312-111-35
T-5321/TPM-2004-11/R-04-033 south side of West McKinley Avenue
Between N. Blythe and N. Cornelia Avenues
Applicants: Kiyoko Uyeno. 1999 Trust Pleasant Valley Investments LLC Initial Study Prepared Bim:
4605 W McKinley Ave. 3509 Coffee. Rd.,:Ste D-10 Sandra Brock
Fresno, CA 93722 Modesto, CA 95355 Planner
Project Description:
Rezone Application No. R-04-033 requests a change in zone district for a 19.35-acre parcel (APN 312-111-35)
from AE-5/UGM(Exclusive Five-Acre Agricultural/Urban Growth Management Area) to R-1/UGM(Single-Family
Residential DistrictlUrban Growth Management Area).Tentative Parcel Map No.TPM-2004-11 requests creation.
of a parcel approximately 17.99 acres in size from this 19.35-acre property, providing for major street dedication
along West McKinley and leaving a remainder of approximately one (1) acre for retention of the existing home
site on the otherwise vacant and uncultivated property. Vesting Tentative Tract Map No. 5321/UGM requests
subdivision.of the 18± parcel into 86 single-family residential lots, along with installation of related infrastructure
for tract and subsequent construction of homes, walls, fences, and landscaping features.
Conformance to Master Environmental Impact.Report (MEIR NO. 10130):
The Planning and Development Department staff has prepared an initial study and environmental checklist and
has evaluated the requested rezone, vesting tentative parcel map, and vesting tentative tract map in accordance
with the land use and environmental policies and provisions of the 2025 Fresno General Plan and the related
Master Environmental Impact Report (MEIR) No. 10130.
The proposed rezone is consistent with the medium density residential land use designation for the subject
property, as detailed in the 2025 Fresno General Plan's "Planned Land Use and Zone District Consistency
Matrix." The subdivision proposed by Tentative Parcel Map No. 2004-11 would create a parcel for subsequent
tract development,leaving a remainder to protect the existing home site on the property. The proposed tract
would have a developed density of 4.78 dwelling units per acre, which would be consistent with the medium-low
residential density land use designation; however, Fresno Municipal.Code Section 12- allows a finding of.plan
consistency to be made for single-family residential subdivisions whose developed density would be one step
lower than planned density. The tract would be developed with single-family residential uses at an intensity and
scale permitted by the planned land use and proposed zoning designations for the site.
ENVIRONMENTAL ASSESSMENT CHECKLIST EA No. T-5321/TPM-2004-11/R-04-0;
Potential Environmental Effects
1.0 TOPOGRAPHIC SOIL GEOLOGIC 12.0 HAZARDS
1 1.1 Geologic hazards, unstable soil conditions 1 12.1 is o explosion or release of hazardous
1 1.2 Adverse change in topography or ground surface relief substances
1 1.3 Destruction of unique geologic or physical features 1 12.2 Site subject to flooding
1 1.4 Increased water erosion 1 12.3 Adverse change in course of flow of flood
waters \I,,
2.0 AIR QUALITY 1 12.4 Potential hazards from aircraft accidents
1 2.1 Generates substantial indirect source pollution t- 12.5 Potential hazards from landfill and/or toxic
1 2.2 Direct on-site pollution generation - waste sites
1 2.3 Generation of objectionable odors
1 2.4 Generation of dust except during construction 13.0 AESTHETICS
1 2.5 Adverse local climatic changes 1 13.1 Obstructs public/scenic vista or view
t- 13.2 Creates aesthetically offensive conditions
3.0 WATER 1 13.3 Removes street trees or other valuable
1 3.1 nsu icient groundwater for long-term project use vegetation
1 3.2 Uses large quantities of ground water 1 13.4 Architecturally incompatibile with
1 3.3 Wasteful use of water surrounding area
1 3.4 Pollution of surface water or groundwater supplies
1 3.5 Reduces groundwater recharge 14.0 CULTURAL/PALEONTOLOGICAL
1 14.1 Removal of historic building, or disruption
4.0 PLANT LIFE of archaeological site
1 4.1 a uces numbers of any rare/unique/endangered 1 14.2 Construction or use activity incompatible
species - with adjacent historic site
1 4.2 Reduction in acreage of agricultural crop
1 4.3 Premature or unnecessary conversion of prime 15.0 ENERGY
agricultural land 1 15.1semis suEstantial amounts of fuel or energy
1 15.2 Substantial increase in demand upon
5.0 ANIMAL LIFE existing sources of energy
1 5.1 Reduces numbers of any rare/unique/endangered 1 15.3 Wasteful use of energy
species
1 5.2 Deterioration/displacement of valuable habitat
1 6.0 HUMAN HEALTH--Potential for causing illnesses
7.0 NOISE Explanaticn of Ratings
1 7.1 Fn-creases existing noise levels
1 7.2 Increases exposure to high noise levels "0" Insufficient Information
8.0 LIGHT AND:GLARE Insufficient information is available for this
1 8.1 Production o g are, which will adversely affect category and pro'ect to determine the potential
residential areas environmental of ects which may result from
1 8.2 Exposure of residences to high levels of glare the.proposed project.
9.0 LAND USE "1 No Significant Environmental Effect
1 9.1 Incompatible with adopted plans and policies
1 9.2 Accelerates growth rate
1 9.3 Induces unplanned growth In this category, the proposed pro act will not
1 9.4 Causes adverse change in existing or planned area have an adverse environmental effect, or any
characteristics such effect is not substantially unusual or of
undesirable magntude. This rating is also
10.0 TRANSPORTATION AND CIRCULATION utilized in cases where the.category is not
1 10.1 Generation of vehicle traffic sufficient to cause capacity applicable to the project under consideration.
deficiencies on existing street system
1 10.2 Cumulative increase in traffic on a major street for which "2" Moderate Environmental Effect
capacity deficiencies.are projected
1 10.3 Specific traffic hazard to motorists, bicyclists, or In this category, the proposed project could
pedestrians have an adverse environmental:effect which is
1 10.4 Routes non-residential traffic through residential area of sufficient magnitude to be of some concern.
1 10.5 Insufficient or poorly located parking However, this effect is not substantial enough
1 10.6 Substantial increase in rail and/or air traffic in itself to require preparation of an Environ-
mental Impact Report, and is mitigable through
11.0 URBAN SERVICES project changes and conditions.
1 11.1 Availability of ireprotection
1 11.2 Lack of emergency vehicle access "3" Significantly Adverse Environmental Effect
1 11.3 Adequacy of design for crime prevention
1 11.4 Overcrowding of school facilities The environmental effect identified in this
1 11.5 Availability of water mains of adequate size category substantiates in itself, or contributes
1 11.6 Availability of sewer line and sewage treatment toward, a finding that theproposed project has
capacity a potentially significant adverse effect-on the
1 11.7 Availability of storm water drainage facilities (on or off- environment sufficient to require the
site) preparation of an Environmental Impact Report.
1 11.8 Availability of adequate park and recreation areas
1 11.9 Unusually high solid waste generation
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