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HomeMy WebLinkAboutPM 2004-23 - Conditions of Approval - 4/12/2005 City of iiiieftCdn'biku\I/i F"r11111�: PLANNING AND DEVELOPMENT DEPARTMENT 2660 Fresno Street• Third Floor Nick P.Yovino Fresno, California 93721-3604 Director (559)621-8722 FAX (559)498-1020 March 10, 2005 Please reply to: Paul Bernal (559) 621-8073 Precision Civil Engineering, Inc. 7690 North Palm Avenue, Suite 104 Fresno, California 93710 Dear Applicant: SUBJECT: NOTICE OF CONDITIONAL APPROVAL OF VESTING TENTATIVE PARCEL MAP NO. 2004-23 DATED JANUARY, 14, 2005, PROPOSEING A FIVE LOT PARCEL MAP FOR PROPERTY LOCATED ON THE NORTHEAST CORNER OF NORTH MARIPOSA STREET AND EAST HERNDON AVENUE (FRONTAGE ROAD) The City of Fresno Planning Division has completed its review of the subject parcel map dated January 14, 2005. Pursuant to the Fresno Municipal Code FMC Section 12-1205, this letter is written to advise that the conditions of approval dated February 22, 2005, are as noted on the attached document. If you have any questions regarding the conditions notify me at 621-8073 no later than March 17, 2005, 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 the 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. The 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 March 25, 2005. EXPIRATION: The conditional approval of Vesting Tentative Parcel Map No. 2004-23 expires two years from the date of approval. The expiration shall terminate all proceedings and a final Parcel Map my not be filed without first processing a new Tentative Parcel Map. Vesting Tentative Parcel Map No. 2004-23 March 9, 2005 Page 2 of 2 Modification of a Vesting Tentative Parcel Map after approval or conditional approval does not extend the two year time limit. 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, Third Floor, Fresno, California 93721-3604; phone, 621-8722. Your inquiry should be directed to Paul Bernal. Sincerely, NN ISION Paul Bernal Planner III Current Planning Enclosures: Vesting Tentative Parcel Map No. 2004-23 dated January 14, 2005 Conditions of Approval dated February 22, 2005 Letters from Metropolitan Flood Control District dated March 10, 2005, Department of Public Works dated February 24, 2005, Department of Public Utilities dated January 20, 2005, Department of Transportation dated January 26, 2005 City of ,�\ill FR wn PLANNING AND DEVELOPMENT DEPARTMENT DATE: February 24, 2005 TO: NICK P. YOVINO, Director Planning and Development Department THROUGH: GILBERT J. HARD, Planning Manager Planning Division FROM: PAUL BERNAL, Planner 11�j� Planning Division r SUBJECT: REQUIRED FINDINGS AND APPROVAL OF VESTING TENTATIVE PARCEL MAP NO. 2004-23, WHICH PROPOSES TO CREATE FIVE PARCELS FOR PROPERTY LOCATED ON THE NORTHEAST CORNER OF NORTH MARIPOSA STREET AND WEST HERNDON AVENUE (FRONTAGE ROAD) BACKGROUND Vesting Tentative Parcel Map No. 2004-23, dated January 14, 2005, proposes to create five parcels for approximately 3.6 acres of property located on the northeast comer of North Mariposa Street and West Herndon Avenue (Frontage Road). The 2025 Fresno General Plan and the Woodward Park Community Plan designate the parcel for office commercial planned land uses and is zoned C-P/EA/UGM (Administrative and Professional Office/Expressway Area Overlay/Urban Growth Management). According to Table 2 (Planned Land Use and Zone District Consistency Matrix) of the 2025 Fresno General Plan the existing C-P/EA/UGM zone district is consistent with the office commercial planned land use designation. The property owner, Meridian Property Company,also filed Site Plan Review Application No.S-04-092 for the 3.6 acre project site. The site plan review application, which was approved on May 20, 2004, authorized the construction of four-office buildings totaling 83,080 square feet. It is worth noting that the subject parcel map proposes to create parcels that due not abut a public street thus, it is considered a unified office complex. Pursuant to Section 12-407.5 of the Fresno Municipal Code, the Planning and Development Department Director may approve a unified project, which may include modifications to the property development standards. Given that the proposed parcels lack access to a public street, the applicant will be required to submit a revised site plan to (Site Plan Review Application No. S-04-092)for review and approval. The revised site plan must reflect the proposed property lines as depicted on Vesting Tentative Parcel Map No. 2004-23. REQUIRED FINDINGS The initial study prepared for Environmental Assessment No.TPM 2004-23 considered potential environmental impacts associated with the tentative parcel map. Environmental Assessment No. TPM 2004-23, resulting in a Class 32 Categorical Exemption (Section 15323/Infill Development) was filed on March 4, 2005 with the City Clerk. Staff determined that a Class 32 Categorical Exemption was appropriate given that the proposed project is located within the C-P/EA/UGM zone district,which is consistent with the general plan land use designation of office commercial; the project occurs within the city limits and on less than five acres, the site is serviced by all Tentative Parcel Map No. 2004-23 February 24, 2005 Page 2 utilities, the approval of the project would not result in any significant effects on traffic, noise, air pollution or water quality and the site has no value for endangered, rare or threatened species. Staff has determined that no adverse environmental impacts would occur as a result of the proposed project and is, therefore, exempt from the provisions of CEQA under the Class 32 Category. 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. 1. The proposed parcel map,together with its design and improvements is consistent with the City's 2025 General Plan and the Woodward Park Community Plan which designate the site for office commercial 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. 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. Tentative Parcel Map No. 2004-23 February 24, 2005 Page 3 DIRECTOR.DETERMINATION 1. Based upon the above analysis, the Planning and Development Director finds that Vesting Tentative Parcel Map No. 2004-23 dated January 14,2005,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. 2004-23 dated January 14, 2005, subject to the conditions of approval dated February 22, 2005, and to become effective on , 2005. Nick P. Yovino, Director Date CITY OF FRESNO PLANNING AND DEVELOPMENT DEPARTMENT CONDITIONS OF APPROVAL FEBRUARY 22, 2005 VESTING TENTATIVE PARCEL MAP No. 2004-23 East side of North Mariposa Street between East Herndon and East Alluvial Avenues NOTICE TO PROJECT APPLICANT 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. 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. Upon conditional approval of Vesting Tentative Parcel Map No. 2004-23,dated January 14,2005,the subdivider may prepare a Final Parcel Map in accordance with the approved tentative map. Note that a final parcel map may not be filed until the appeal period has expired. Should an appeal be filed pursuant to Section 12-1207 of the FMC,the application will be scheduled to be heard before the City of Fresno Planning Commission. The appellant may withdraw their appeal pursuant to Section 12- 1207.2 of the FMC. Concurrent with the filing 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. LEGAL STATUS OF SITE TO BE SUBDIVIDED 1. The parcel map site was legally created as the West half of the West half of Lot 168 of Perrin Colony No. 2, according to the amended map thereof recorded in Book 4, Page 68 of Plats, Fresno County Records. PLAN CONSISTENCY 2. The 2025 Fresno General Plan and the Woodward Park Community Plan designate the parcel map for development with office commercial land uses. The Zoning District Consistency Table of the Fresno Municipal Code identifies office commercial land uses as consistent with the C-P/EA/UGM (Administrative and Professional Office District/Expressway Area Overlay/Urban Growth Management) zone district. Conditions of Approval Vesting Tentative Parcel Map No. 2004-23 February 22, 2005 Page 2 ZONING 3. 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). 4. Proposed parcels A, B, C, D, and E are consistent with the C-P (Administrative and Professional Office District) zone district. MODIFICATIONS TO PROEPRTY DEVELOPMENT STANDARDS 5. Proposed parcels must be consistent with the C-P/EA/UGM(Administrative and Professional Office/Expressway Area Overlay/Urban Growth Management)zone district for the parcel map site in terms of lot depth,width, and area subject to approval of a special permit for a planned development project. All parcels must provide access to a public street rights-of-way under a planned development special permit. 6. Site Plan Review Application No.S-04-092,which was approved on May 20,2004,authorized the construction of four office buildings. Site Plan Review No. S-04-092 shall be revised to include the property lines as proposed pursuant to Vesting Tentative Parcel Map No.2004-23, dated January 15, 2005 thereby authorizing the creation of the office planned development. Contact the Planning and Development Department (559-621-8277)for further information regarding the submittal of the revised site plan. 7. Submit draft copies of Covenants,Conditions and Restrictions/Owners Association documents (CC&R's)for review and approval. Final,executed and notarized document are to be located with the parcel map. CC $ R's shall conform with the provisions of Section 12-1026 of the Fresno Municipal Code and address ingress, egress, sewer and water service maintenance and access, fire protection, solid waste service, storm drainage, parking and landscaping as follows: i. Cross Access for ingress/egress ii. Cross Drainage as indicated per Fresno Metropolitan Flood Control District Memorandum dated March 10, 2005. iii. Covenant for Shared Parking iv. Covenant to maintain sewer, water and all other utilities V. Covenant for fire protection underground water supplies and Covenant to access buildings vi. Covenant to maintain all landscaping within the limits of this map vii. Covenant for shared solid waste facilities viii. Provide Covenant Agreement for access to land locked parcels ix. Provide Covenant Agreement for maintenance of fire suppression water system 8. The placement of a parcel line in close proximity to any existing and/or proposed structures requires that the structure be found in compliance with the fire resistive standards of the Uniformed Building Code, Chapter 5. In the event the structures do not comply they must be modified so as to meet the requirement. Conditions of Approval Vesting Tentative Parcel Map No. 2004-23 February 22, 2005 Page 3 9. The proposed structure(s) on the site may be affected due to the location of the proposed parcel lines. Compliance with the prevailing Uniform Building Code as it relates to exterior wall protection, allowable area, etc. (as applicable to new parcel line locations) must be demonstrated prior to final map submittal. Contact the Planning and Development Department, Building and Safety Services Division at(559) 621-8200. GENERAL CONDITIONS 10. 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. 11. Any existing utilities, including but not limited to,street lights,traffic signals,fire hydrants,poles (power, telephone, cable, etc.), 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. 12. 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, and Section 8-801 of the Fresno Municipal Code, Resolution No. 78-522/88-229, and the policies of the Public Works Department. 13. 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. 14. Sidewalks(including wheelchair ramp landings)and driveway approaches,for undeveloped parcels of this parcel map,shall be required and constructed at the time of site development. 15. Whenever covenants or agreements are required, they shall be prepared by the city upon receipt of the fee in accordance with the adopted Master Fee Schedule. All covenants and agreements must be approved by the City Attorneys Office and shall be recorded with the final parcel map. 16. Telephone, cable, and other public utilities which propose above-ground facilities (such as cabinets) determined by the Planning and Development Director to be oversized shall be located in an additional easement area outside of the required landscape strip. 17. 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." Conditions of Approval Vesting Tentative Parcel Map No. 2004-23 February 22, 2005 Page 4 18. The subdivider shall dedicate and construct public easements to facilitate the construction of curbs, gutters, sidewalks with street tree wells and irrigation systems (when applicable), permanent pavement, street/safety lighting, 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. 19. 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 or future 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. 20. A minimum four 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 cannot be met within the public rights-of-way. All such public easements shall be identified and dedicated with the processing and recordation of the Final Parcel Map and/or at the time of Special Permit review for the proposed development of the parcel(s). 21. 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. 22. The subdivider may either construct the required off-site improvements,when required,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. SPECIFIC CONDITIONS FIRE SERVICE 23. The Fresno Fire Department requires that covenants for the following: i. Covenant for fire protection underground water supplies and Covenant to access buildings STREETS AND RIGHTS-OF-WAY North Mariposa Street(Local Street): 24. Offsite concrete improvements exist to Public Works Standards. Conditions of Approval Vesting Tentative Parcel Map No. 2004-23 February 22, 2005 Page 5 25. Dedicate a corner cut for public street purposes at the northeast corner of North Mariposa Street and East Herndon Avenue frontage Road. 26. Underground all existing offsite overhead utilities within the limits of this map in accordance with Fresno Municipal Code Section 12-1011, 8-801 and Resolution No. 78-522/88-229. East Herndon Avenue (Frontage Road): 27. Construct concrete curb and gutter built to a ten-foot pattern and 20-foot return with curb ramp in accordance with Public Works Standards. 28. If not already existing construct 30-feet of permanent asphalt concrete paving in accordance with Public Works Standard P-50. 29. Underground all existing offsite overhead utilities within the limits of this map in accordance with Fresno Municipal Code Section 12-1011, 8-801 and Resolution No. 78-522/88-229. 30. Proposed vacation of access rights-of-way must be complete prior to the recordation of this parcel map. 31. Comply with the Department of Public Works, Engineering Division, letter dated February 24, 2005. Urban Growth Management 32. Vesting Tentative Parcel Map is within Urban Growth Management Major Street Zone E-1. Pay applicable fees. Sanitary Sewer Service 33. The nearest sanitary sewer main to the project area is an eight inch sewer main located in North Mariposa Street. 34. 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. 35. 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. 36. Comply with the Department of Public Utilities, Planning and Engineering Division's letter dated January 20, 2005. Conditions of Approval Vesting Tentative Parcel Map No. 2004-23 February 22, 2005 Page 6 Water Service 37. The nearest water mains to the project area is an eight inch water main located in North Marty Avenue and an 16 inch water main located in East Herndon Avenue(Frontage Road). 38. Installation(s) of public fire hydrant(s) is/are required in accordance with City Standards. 39. The subdivider shall connect each parcel being created to the City of Fresno's water system with separate water service and meter unless other arrangements are approved by the City Engineer. 40. 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. 41. Comply with the Department of Public Utilities, Planning and Engineering Division's letter dated January 20, 2005. FLOOD CONTROL AND DRAINAGE 42. 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 attached District's letter to the Planning and Development Department dated March 10, 2005. FRESNO IRRIGATION DISTRICT 43. FID has indicated that they do not own, operate, or maintain any facilities located on the subject property. DEPARTMENT OF TRANSPORTATION (CALTRANS) 44. Consider Caltrans letter dated January 26, 2005. DEVELOPMENT FEES AND CHARGES This project is subject to the following development fees and charges: Fresno Metropolitan Flood Control District FEE / RATE a. Metropolitan Flood Control District Fee $943.00 SEWER CONNECTION CHARGES FEE RATE b. Lateral Sewer Charge $0.10/sq. ft. (to 100' depth) Conditions of Approval Vesting Tentative Parcel Map No. 2004-23 February 22, 2005 Page 7 c. Oversize Charge $0.05/sq. ft. (to 100' depth) d. Trunk Sewer Charge S.T.E.P Service Area: e. Wastewater Facilities Charge* S.T.E.P *Upon occupancy of the project,the subdivider shall pay the appropriate sewer facility charge pursuant to the Simple Tiered Equity Program(STEP)as determined by the Department of Public Utilities,Wastewater Division, Environmental Services Section (559)621-5153. f. Copper Avenue Sewer Lift Station Charge N/A g. Fowler Trunk Sewer Interim Fee Surety N/A h. House Branch Sewer Charge NIA 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 $804/net acre m. Transmission Grid Main Bond Debt $304/net acre Service Charge n. UGM Water Supply Fee $456/living unit equivalent Service Area: 101 o. Well Head Treatment Fee $0/living unit equivalent Service Area: 101 p. Recharge Fee $0/living unit Service Area: 101 q. 1994 Bond Debt Service $895/living unit equivalent Service Area: 101 DEVELOPMENT IMPACT FEE r. Northeast Fresno Policing Area N/A Conditions of Approval Vesting Tentative Parcel Map No. 2004-23 February 22, 2005 Page 8 s. Traffic Signal Charge`* $1.78/sq. ft. "Building areas to be calculated to the nearest square foot. Due at the time of development URBAN GROWTH MANAGEMENT FEE RATE/CHARGE` t. UGM Fire Station Capital Fee $614/gross acre Service Area: 13 u. UGM Park Fee $800/gross acre Service Area: 1 v. Major Street Charge $2,436/adj. acre Service Area: E-1 w. Major Street Bridge Charge $254/adj. acre Service Area: E-1 x. UGM Grade Separation Fee N/A y. Trunk Sewer Charge N/A Service Area: z. `Street Acquisition/Construction Charge N/A CITY OF FRESNO • CATEGORICAL EXEMPTION ENVIRONMENTAL ASSESSMENT NO. TPM-2004-23 THE PROJECT DESCRIBED HEREIN IS DETERMINED TO BE CATEGORICALLY EXEMPT FROM THE PREPARATION OF ENVIRONMENTAL DOCUMENTS PURSUANT TO ARTICLE 19 OF THE STATE CEQA GUIDELINES. APPLICANT: Meridian Property Company 777 California Avenue Palo Alto, CA 94304 PROJECT LOCATION: Located on the northeast corner of North Mariposa Street and East Hemdon Avenue (Frontage Road). PROJECT DESCRIPTION: Vesting Tentative Parcel Map Application No. 2004-23 is a request to subdivide 3.6 acres of property into five parcels for the future development of four-office buildings. The proposed subdivision is consistent with the land use and circulation elements of both the 2025 General Plan and the Woodward Park Community Plan. This project is exempt under Section 15332 (Class 32/Infill Development) of the California Environmental Quality Act (CEQA) Guidelines. EXPLANATION: Section 15332 (Class 32/Infill Development) consist of projects characterized as in-fill development meeting the conditions described in this sections: (a)the project is consistent with the general plan designation and policies as well as the applicable zoning designation and regulations.(b)the proposed development occurs within the city limits on a project site of less then five acres surrounded by urban uses. (c)the project site has no value of habitat for endangered, rare, or threatened species. (d) approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality. (e)the site can be adequately served by all utilities and public services. The 3.6 acre, parcel which is located within the city limits surrounded by office and commercial development and is planned and zoned for office and commercial uses. Date: February 22, 2005 Prepared By: =Paulll Plan'her r— Submitted by: � Gilbert J. Haro Planning Manager y � = City of Fresno Planning and Development Department U r w (559) 621-8277 W � .� 0_1 = (-' G N (^1 NAR-10-2005 THU 08:26 AN FRESNO FLOOD CONTROL FAX NO. 5594561076 P. 03 File No.210.411 FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS PUBLIC AGENCY DEVELOPER Mr. Gil hlaro, Planning Manager MERIDIAN PROPERTY COMPANY Planning& Development Department 777 CALIFORNIA AVE. City of Fresno PALO ALTO,CA 94304 2600 Fresno Street - Fresno, CA 93721 MAP NO. 2004-023 PRELIMINARY FEE(S)(See below) DRAINAGE AREA(S) CN - " DRAINAGE AREA CN " 5943.00 DATE /D -- O DRAINAGE AREA - - TOTAL FEE 5943.00 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 O 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 CEQAINEPA 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 0 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. 100'a-C' 5469 E.OLIVE - FRESNO.CA 93727 - (559)456.3292 - FAX(559)456-3194 Two sided document MAR-10-2005 THU 08:26 AM FRESNO FLOOD CONTROL FAX N0, 5594561076 P. 04 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. 14-42, 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 Storm Drain Plan X Final Map Street Plan 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 Mood*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. ±a..-o+? 5469 E.OLIVE - FRESNO.CA 93727 - (559)456-3293 - 'FAX[559)456-3194 Two sided document MAR-10-2005 THU 08:26 AN FRESNO FLOOD CONTROL FAX NO. 5594561076 P. 05 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 M4 of construction projects disturbing f ve or more acres,and discharges associated with industrial Ma 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 Z Board(State Board), develop and implement a storm water pollution prevention plan, eliminate non-storm water discharges, conduct routine site inspections, train employees a in permit compliance, and complete an annual certification of compliance. ■ b. State General Permit for Storm Water Discharges Associated with Industrial Activities, 0 April, 1997 (available at the District Office.) A State General Industrial Permit is required for specific types of industries described in the NPDES regulations or by Standard Industrial Classification(SIC)code. The following categories of industries are generally required to secure an industrial permit: manufacturing;trucking; recycling; and waste and hazardous waste management. Specific exemptions exist for manufacturing activities which occur entirely indoors. Permittoes 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, 20N.02; 5469 E.OLIVE. - FRESNO,CA 93727 - (559)456-3392 - FAX(559)45(.-319$ Two sided document MAR-10-2005 THU 08:26 AM FRESNO FLOOD CONTROL FAX NO. 55911 61076 P. 06 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 hi 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. g. 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. C�ieral� L ce an, Project Engineer: Robert Villalobos District Engineer C: PERCISION ENGINEERING INC. 7690 N. PALM AVE., SUITE 104 FRESNO, CA 93710 5469 C.OLIVE - FRESNO.CA 93727 - (559)456-3292 - FAX(559)456-3144 Two sided document MAR-10-2005 THU 08:27 AM FRESNO FLOOD CONTROL FAX NO. 55PA91076 P. 07 140TE: THIS DRAWING IS SCHEMATIC. DISTANCES ARE APPROXIMATE. \\ FWFCD BASIN `CN' l \ po \ FIR AVE. 4e- / II � � � I� o�A� Ln I� �o V) z z Ln I II W 1i L W HERNDON FRONTAGE RD. IT I F HERNDON U AVE. LEGEND Master Plan Facilities To Be Constructed By Developer-Inlet&Lateral 0----DD Existing Master Plan Facilities Direction Of Drainage Existing 1S Storm Drainage Easement 40 SCALE i"=zoo' Ila----—Existing Private On Site System -- -—— Inlet Boundary SPR 2004-092 EXHISIT No. 1 DUWAGB AREA. "CN" FRESNO METROPOLITAN FLOOD CONTROL DISTRICT wtwm br.- ate: no KAhbodM108fOf% IIIpTYPW001dPl.EtiPAUM Irr. — DATE — MAR-10-2005 THU 08:27 AM FRESNO FLOOD CONTROL FAX NO. 55Q"g61076 P. 08 OTHER REQUIREMENTS EXHIBIT NO. 2 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. There is an existing fifteen-foot (15') storm drain easement as shown on Exhibit No. 1. No encroachments into the easement shall be permitted including,but not limited to,foundations,roof overhangs, swimming pools,and trees. The drainage patterns shown on Exhibit No. 1 are consistent with the grading plan approved by the District for the site on August 3,2004. Parcel E is required to grant a drainage covenant to Parcels A through.D to allow surface runoff to reach exist and proposed on-site system located within Parcel E. Development No. TPM 2004-023 cnp 1permitltxh ibit2lcity-tpm1200412004-023(rv) City of DATE: February 24, 2005 TO: Paul Bernal, Planner III Development Department, Planning Division, Current Planning THROUGH: Louise Monroe, Traffic Planning Supervisor Public Works Department, Engineering Division FROM: Gregory A. Jenness, Senior Engineering Technician Public Works Department, Engineering Division SUBJECT: Tentative Parcel Map 2004-23rev., at the northeast corner of East Herndon Avenue frontage road and North Mariposa Street. PUBLIC IMPROVEMENT REQUIREMENTS The Public Works, Traffic Planning Section, has completed its review of Tentative Parcel Map 2004-23, which was submitted by Precision Civil Engineering Inc., for Meridian Property Company, the property owner. The following requirements are to be placed on this Tentative Parcel Map as a condition of approval by the Public Works Department. General Conditions • 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. • Repair or replace all existing damaged and /or off-grade offsite concrete improvements in accordance with the Standard Specifications and Standard Drawings of the City of Fresno, Public Works Department. • Submittal of engineered construction plans to the Planning and Development Department for approval must be made prior to final map. All required signing and striping shall be installed and paid for by the developer/owner. The signing and striping plans shall comply with the current Caltrans standards and be submitted as a part of the street improvement plans. • Additional offsite concrete improvements will be required at the time of future site plan review. • Curb ramps are required at all corners within the limits of this parcel map. • Provide cross access agreements for Parcels "C" & "D" through Parcel "E" to local streets. Local Streets: North Mariposa Street: 1. Offsite concrete improvements are existing. 2. Dedicate a corner cut, for public street purposes, at the northeast corner of North Mariposa Street and East Herndon Avenue frontage road. 3. Underground all existing offsite overhead utilities with the limits of this map in accordance with Fresno Municipal Code Section 12-1011, 8-801 and Resolution No. 78-522/88-229. - 1 — LATraffic Planning Section\Parcel Maps\TentPM200423rev Hemdon Mariposa.doc East Herndon Avenue frontage road: 1. Construct concrete curb and gutter built to a 10-foot pattern and 20 ft. return with curb ramp in accordance with Public Works Standards. 2. If not existing, construct thirty feet of permanent asphalt concrete paving in accordance with Public Works Standard P-50. 3. Underground all existing offsite overhead utilities with the limits of this map in accordance with Fresno Municipal Code Section 12-1011, 8-801 and Resolution No. 78-522/88-229. 4. Proposed vacation, of access right-of-way, must be completed prior to recordation of this parcel map. UGM: This Parcel Map is within U.G.M. Major Street Zone E-1. - 2— LATraffic Planning Section\Parcel Maps\TentPM200423rev Hemdon Mariposa.doc City of FRESN'lit') DEPARTMENT OF PUBLIC UTILITIES Date: January 20, 2005 To: PAUL BERNAL,Planner III Planning and Development Department, Current Planning From: DOUG HECKER, Supervising Engineering Technician-D.4 i Public Utilities Department, Planning and Engineering Division Subject: SANITARY SEWER AND WATER REQUIREMENTS FOR PM-2004-23 General PM-2004-23 proposes to create 5 parcels zoned C-P on a 3.59-acre site located on the northeast corner of Herndon Frontage Rd and N Mariposa St. Environmental Recommendations A NEGATIVE DECLARATION MAY BE ISSUED: The project may have adverse impacts but impacts can be mitigated without further study or are not serious enough to warrant an Environment Impact Report. Sanitary Sewer Requirements Sanitary Sewer facilities are currently or would be available to provide sanitary sewer service to the site subject to the following requirements: Separate sewer house branches are required for each lot. The project developer should contact Wastewater Management Division/Environmental Services (559)521-5100 regarding conditions of service for special industrial users. Sanitary Sewer UGM Sewer Oversize Reimbursement S.A. #5 Sanitary Sewer Fees The following Sewer Connection Charges are due and shall be paid for the Project: Sewer Lateral Charge Oversize Sewer Charge Trunk Sewer Charge: Herndon Wastewater Facilities Charge (Residential Only) 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 9-505.1 and 9-505.2. Sewer Facility Charges consist of two components, a Wastewater Facilities Charge and Trunk Sewer Charge where applicable. Sewer Facility Charges are collected after occupancy on a bi-monthly basis over time based on metered(water or sewer effluent)usage. The developer may contact the Department of Public Utilities (559) 621-8554 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. Water Renuirements Water facilities are currently or would be available to provide water service to the site subject to the following requirements: Installation of public fire hydrant(s) is required. Water UGM UGM Water S.A.#101s Water Fees Payment for installation of water service(s) and/or meter(s)is required. Water Connection Charges are due and shall be paid for the Project. STATE OF CALIFORNIA—BUSINESS.TRANSPORTAT ND HOUSING AGENCY ARNOLD SCHWARZENEGGER,Governor DEPARTMENT OF TRANSPORTATION 1352 WEST OLIVE AVENUE P.O.BOX 12616 FRESNO,CA 93778-2616 PHONE 559 445-6666 559 488-4088 Flex your power! FAX ( ) Be energy efficient! TTY (559)488-4066 January 26, 2005 J 2 7 j 2131-IGR/CEQA 6-FRE-41-30.4+/- TPM 2004-23 MERIDIAN Mr. Paul Bernal City of Fresno Development Department 2600 Fresno Street Fresno, CA 93721 Dear Mr. Bernal: We have completed our review of the proposed map for the property located on the east side of North Mariposa Street between East Herndon and East Fir Avenues. Caltrans has the following comments: The project application contains insufficient information to evaluate the project's impacts to the State Highway System. Caltrans requests the opportunity to review any specific development proposals at the time they become available. It is Caltrans' understanding that the 2025 General Plan MEIR requires projects that will produce 100 or more peak-hour trips (as this project will)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). Will the City require a traffic study for this proposal? Caltrans recommends that the applicant conduct a Traffic Impact Study(TIS) in order to assess the project- related impacts to the State Highway System and the pro-rata fair share towards area-wide circulation improvements. As per the City's policy(Mitigation Measure B-4),please have the preparer of the traffic study reference the Caltrans Guide for the Preparation of Traffic Impact Studies, dated December 2002, and send the scope of the TIS to Caltrans before the traffic study is conducted. Caltrans Guide, while advisory, contains Best Practices and gives insight into Caltrans' expectations when reviewing a traffic study. If the traffic consultant has any issues or concerns regarding the use of the Guide or its interpretation,please contact us so resolution can be reached. Caltrans is available to discuss the scope of the traffic study at the City's convenience. With additional development, cumulatively significant impacts to both transportation and air quality are likely. As cumulative impacts to these resources were not addressed in the General Plan Update Master EIR, the City should consider a mechanism for evaluating and mitigating for these impacts. We request that this letter be made a part of the permanent 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 "Caltrans improves mobility across California" Mr. Paul Bernal January 26, 2005 Page 2 Commission. This will provide the decision-making body and the general public with a complete and accurate environmental evaluation for the project. If you have any questions,please call me at (559) 445-6666. Sincerely, "ZV49V'0 *� MOSES STITES Office of Transportation Planning District 6 C: Ms. Barbara Goodwin, Executive Director, Council of Fresno County Governments "Caltrans improves mobility across California"