HomeMy WebLinkAboutPM 2004-36 - Conditions of Approval - 4/7/2006 City of
r■16�i yip PLANNING AND DEVELOPMENT DEPARTMENT
2600 Fresno Street • Third Floor Nick P.Yovino
Fresno, California 93721-3604 Director
(559) 621-8722 FAX (559)498-1020
May 25, 2005 Please reply to:
Paul Bernal
(559) 621-8073
Yamabe & Horn Engineering, Inc.
1300 East Shields Avenue, Suite 176
Fresno, California 93710
Dear Applicant:
SUBJECT: NOTICE OF CONDITIONAL APPROVAL OF VESTING TENTATIVE PARCEL
MAP NO. 2004-36 DATED JANUARY 14, 2005, FOR PROPERTY LOCATED
ON THE NORTH AND SOUTH SIDE OF EAST BELMONT AVENUE BETWEEN
NORTH ARMSTRONG AND NORTH FOWLER AVENUES
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 May 24, 2005, are as noted on the
attached document.
If you have any questions regarding the conditions notify me at 621-8073 no later than May 31,
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 June 9, 2005.
EXPIRATION: The conditional approval of Vesting Tentative Parcel Map No. 2004-36 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.
Modification of a Vesting Tentative Parcel Map after approval or conditional approval does not
extend the two year time limit.
Vesting Tentative Parcel Map No. 2004-36
May 25, 2005
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, Third Floor, Fresno, California 93721-3604;
phone, 621-8722. Your inquiry should be directed to Paul Bernal.
Sincerely,
PLA IN D
Paul Bernal
Planner III
Current Planning
Enclosures: Vesting Tentative Parcel Map No. 2004-36 dated January 14, 2005
Conditions of Approval dated May 24, 2005
Letters from the Department of Fire Department dated January 4, 2005, Public
Works dated March 23, 2005, Public Utilities dated January 31, 2005, Fresno
Irrigation District dated January 24, 2005, Fresno Yosemite International
Airport date January 25, 2005, Caltrans dated February 8, 2005 and
Fresno Metropolitan Flood Control District dated May 18, 2005
CITY OF FRESNO
PLANNING AND DEVELOPMENT DEPARTMENT
CONDITIONS OF APPROVAL
MAY 24, 2005
VESTING TENTATIVE PARCEL MAP No. 2004-36
North side and south side of East Belmont Avenue between South Armstrong
and South Fowler 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. 2004-36,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 described on Vesting Tentative Parcel Map No.
2004-36 dated January 14, 2005.
PLAN CONSISTENCY
2. The 2025 Fresno General Plan and McLane Community Plan designate the parcel map for
development with light industrial land uses. The Zoning District Consistency Table of the
Fresno Municipal Code identifies light industrial planned land uses as consistent with the
proposed M-1/BA-15/UGM/cz (Light Manufacturing Districf/Boulevard Area — 15 foot
Landscape Setback/Urban Growth Managemenf/with conditions of zoning)zone district.
Conditions of Approval
Vesting Tentative Parcel Map No. 2004-36
May 24, 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. The Fresno City Council on May 17, 2005, approved Rezone Application No. R-04-14
(Ordinance Bill No. 2005-51), which, rezoned approximately 107 acres of property from the
AE-20 (Exclusive Twenty Acre Agriculture - County)zone district to the M-1/BA-15/UGM/cz
(Light Manufacturing District/Boulevard Area — 15-foot Landscape Setback/Urban Growth
Management/with conditions of zoning)zone district.
5. Proposed parcels A through UU inclusive are consistent with the proposed M-1/BA-
15/UGM/cz(Light Manufacturing District/Boulevard Area—15-foot Landscape Setback/Urban
Growth Management/with conditions of zoning) zone district in terms of lot width, depth and
area and all proposed parcels abut a public street.
6. Vesting Tentative Parcel Map No.2004-36 is proposing to create new local industrial streets.
The street alignments and widths were approved by the Fresno City Council on May 17,2005
by Resolution No. 2005-184.
7. A "Certificate of Compliance" shall be obtained prior to the sale, lease or finance of the
Remainders as depicted on Vesting Tentative Parcel Map No. 2004-36 dated January 14,
2005.
8. Relinquish direct vehicular access to all parcels abutting (expect Proposed Parcel "A") East
Belmont Avenue and North Armstrong Avenue, as depicted on Vesting Tentative Parcel Map
No. 2004-36 dated January 14, 2005.
9. Identify that portion of land located on the southwest corner of East Belmont and North
Armstrong Avenues. The property shall be identified as either a Parcel, Outlot for a specific
use, and/or Remainder.
CONDITIONS OF ZONING
10. Recordation of a covenant stating that it is understood by the owner's and owner's successors
in interest that the real property in question lies close to Fresno Yosemite International Airport
and that operation of the Airport and the landing and take-off of aircraft may generate high
noise levels which will effect the habitability and quiet enjoyment of the property.
11. Dedication of an Avigation Easement to the City of Fresno.
12. Owners shall covenant to accept and acknowledge the operation of the Fresno Yosemite
International Airport. The above easement, covenants, conditions and restrictions shall run
with the land and shall be binding upon the present and subsequent owners of the property.
Conditions of Approval
Vesting Tentative Parcel Map No. 2004-36
May 24, 2005
Page 3
GENERAL CONDITIONS
13. 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.
14. 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.
15. 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. 78-522188-229, and the policies of the Public Works Department.
16. 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.
17. 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.
18. 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 Attorney's Office and shall be recorded with the final parcel map.
19. 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.
20. 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."
21. 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.
Conditions of Approval
Vesting Tentative Parcel Map No. 2004-36
May 24, 2005
Page 4
22. 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.
23. 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).
24. 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.
25. 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
26. The entire parcel map exceeds two miles from County Fire Station 88 and Fresno City Fire
Station No. 15(Station No. 15 is still under construction),therefore,all buildings shall be provided
with sprinklers regardless of building size.
27. Details shall be provided on 30-foot fire lane access easement. No parking is allowed within the
30-foot easement.
28. Comply with the City of Fresno Fire Departments memorandum dated January 14, 2005.
STREETS AND RIGHTS-OF-WAY
North Fowler Avenue (Arterial Street)
29. Dedicate 55-feet of property from section line for public street purposes within limits of this parcel
map to meet the City of Fresno's Arterial Standards. Additional dedication will be required for
Freeway 180. Provide transition as needed for Caltrans at East Belmont Avenue.
Conditions of Approval
Vesting Tentative Parcel Map No. 2004-36
May 24, 2005
Page 5
30. Construct concrete curb and gutter to Public Works Standard P-5 and P-69. The sidewalk
pattern shall be constructed to a ten-foot pattern. Construct a commercial sidewalk adjacent to
Parcel "A", to Public Works Standard P-5.
31. Construct 20-feet of permanent paving within the limits of this map.
32. Construct an underground street lighting system to 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.
East Belmont Avenue (Arterial Street(Both sides adjacent to Parcels "HH and JJ'7)
33. Dedicate 55 to 57-feet of property from section line for public street purposes within the limits of
this map to meet the City of Fresno's Arterial Standards.
34. Construct concrete curb and gutter to Public Works Standard P-5 and P-69. The sidewalk patter
shall be constructed to a ten-foot pattern. Construct a commercial concrete sidewalk adjacent to
Parcel "A"to Pubic Works Standard P-5.
35. Construct an 80-foot bus bay curb and gutter at the southeast corner of East Belmont and North
Fowler Avenues and the northwest corner of East Belmont and North Armstrong Avenues, to
Public Works Standard P-73, complete with a ten-foot monolithic sidewalk.
36. Construct 20-feet of permanent paving (measures from face of curb)within the limits of this map.
37. Construct an underground street lighting system to 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.
38. Relinquish direct vehicular access rights to East Belmont Avenue form all lots within this map.
North Armstrong Avenue (Scenic Collector south of East Belmont Avenue)
39. Dedicate 45-feet of property from section line for public street purposes within the limits of this
map, see attached Exhibit A-A (two lanes with median). Between East Tulare Street (North
Fancher Creek Drive)and East Belmont Avenue. If applicant wishes to having parking adjacent
to lots, dedicate an additional five-feet of property for public street purposes.
40. Construct concrete curb and gutter to Public Works Standard P-5. The sidewalk patter shall be
constructed to a 12-foot pattern, see attached Exhibit A-A.
41. Construct twenty-feet of permanent paving (measured from face of curb)within the limits of this
map.
42. Construct an underground street lighting system to Public Works Standard E-1 within the limits of
this map. Spacing and design shall conform to Public Works Standard E-8 for Collector Streets.
43. Relinquish direct vehicular access right to North Armstrong Avenue from all lots that within this
subdivision.
Conditions of Approval
Vesting Tentative Parcel Map No. 2004-36
May 24, 2005
Page 6
44. Construct a raised concrete median island within the limits of this map. Dedication shall be
sufficient to accommodate additional paving and any other grading or transitions as necessary
based on a 45-mile per hour(MPH)design speed. See Exhibit A-A.
East Tulare Street(Scenic Drive[North Fancher Creek Drive])
45. Construct a raised concrete median island within the limits of this map. Dedication shall be
sufficient to accommodate additional paving and any other grading or transitions as necessary
based on 40 MPH design and speed. See Exhibit A-A.
46. Design and construct a Major Street Bridge at the intersection of Fancher Creek and East Tulare
Street(North Fancher Creek Drive).
North Armstrong Avenue (Collector north of East Belmont Avenue)
47. Dedicate 47-feet of property from section line for public street purposes within the limits of this
map (four lanes).
48. Construct concrete curb and gutter to Public Works Standard P-5 and P-69. The sidewalk
pattern shall be constructed to a ten-foot pattern.
49. Construct 20-feet of permanent paving(measured from face of curb)within the limits of this map.
50. Construct an underground street lighting system to Public Works Standard E-1 within the limits of
this map. Spacing and design shall conform to Public Works Standard E-8 for Collector Streets.
North Cypress Avenue (Local Street)
51. Dedicate a standard 50-foot radius cul-de-sac for public street purposes at the south end of this
map to conform to Public Works Standard P-18.
52. Construct concrete curb and gutter to Public Works Standard P-5. The sidewalk pattern shall be
constructed to a ten-foot pattern.
53. Construct permanent A.C. pavement as needed within the limits of this map.
East Harvey Avenue (Local Street)
54. Dedicate 30-feet of property from center line for public street purposes within the limits of this
map to meet the City of Fresno's local Street Standards.
55. Construct concrete curb and gutter to Public Works Standard P-5. The sidewalk pattern shall be
constructed to a ten-foot pattern.
Conditions of Approval
Vesting Tentative Parcel Map No. 2004-36
May 24, 2005
Page 7
56. Construct 20-feet of permanent A.C. pavement within the limits of this map.
Proposed Local Interior Streets
57. The Fresno City Council on May 17, 2005, by Resolution No.2005-184, approved the local street
alignments and widths for Vesting Tentative Parcel Map No. 2004-36.
58. Design and construct all curb and gutter(both sides) build to an eight-foot pattern, permanent
paving and cul-de-sacs on all interior streets to Public Works Standards. Sidewalk patterns shall
comply with Public Works Local Industrial Standards for 64-foot streets.
59. Redesign proposed cul-de-sac as shown Vesting Testing Tentative Parcel Map No. 2004-36
dated January 14, 2005, to eliminate the land locked parcels. Refer to the Fresno Municipal
Code Section 12-1011 g.
60. Relinquish direct vehicular access rights to the south property line of Proposed Parcel "M".
Urban Growth Management Requirements for Maior Streets
North Fowler Avenue (Arterial Street)
61. Dedicate and construct two 17-foot center section travel lanes and a raised concrete median
island within the limits of this subdivision. Construct a raised concrete median within a 250-foot
left turn pocket for north bond traffic at East Belmont Avenue. Details of said street shall be
depicted on the approved tentative parcel map. Dedication shall be sufficient to accommodate
arterial standards and any other grading or transitions as necessary based on a 45 MPH design
speed.
East Belmont Avenue (Arterial Street)
62. Dedicate and construct two 17-foot center section travel lanes and a raised concrete median
island within the limits of this subdivision. Details of said street shall be depicted on the approved
tentative parcel map. Dedication shall be sufficient to accommodate arterial standards and any
other grading or transitions as necessary based on a 55 MPH design speed.
63. Construct a raised concrete median with a 250-foot left turn pocket for westbound traffic at South
Fowler Avenue.
64. Construct a raised concrete median with a 250-foot left turn pocket for eastbound traffic at South
Armstrong Avenue.
65. Install a signal pole with a 150-watt safety light to Public Works Standards at the southeast
corner of South Fowler and East Belmont Avenues and at the northwest corner of East Belmont
and South Armstrong Avenues.
66. Comply with the Department of Public Works memorandum dated March 23, 2005.
Conditions of Approval
Vesting Tentative Parcel Map No. 2004-36
May 24, 2005
Page 8
Sanitary Sewer Service
67. The following off-site sanitary' sewer main extensions are required:
a. Extension of a ten-inch main and an eight-inch main in East Belmont Avenue from North
Fowler Avenue east across the project frontage.
b. Extension of an eight-inch main in East Harvey Avenue from North Fowler Avenue east to
North Armstrong Avenue.
c. Extension of an eight-inch main in North Armstrong Avenue from East Harvey Avenue
south across the project frontage.
68. Sanitary sewer mains shall be extended within the proposed subdivision to provide sewer service
to each lot created.
69. Separate sewer house branches shall be provided for each lot created.
70. Abandon all existing on-site private sanitary sewer systems.
71. A preliminary sewer design layout shall be submitted for review and subject to the Department of
Public Utilities approval prior to submitting engineered improvement plans for City approval.
72. Public sewer facilities shall be constructed in accordance with Public Works Standards,
Specifications and Policies.
73. Engineered improvement plans prepared by a Registered Civil Engineer are required for
proposed additions to the sanitary sewer system.
74. Comply with the Department of Public Utilities memorandum dated January 31, 2005.
Water Service
75. The following off-site water extensions (including installation of City fire hydrants)are required:
a. Extension of a 14-inch transmission grid water main in North Armstrong Avenue from
East Belmont Avenue south to East Tulare Street(North Fancher Creek Drive).
b. Extension of a 14-inch transmission grid water main in East Tulare Street(North Fancher
Creek Drive)from North Armstrong Avenue west to the west boundary of this map.
76. Twelve-inch water mains(including installation of City fire hydrants)shall be extended within the
proposed subdivision to provide water service to each parcel created.
77. Separate water services with meter boxes shall be provided to each parcel created.
Conditions of Approval
Vesting Tentative Parcel Map No. 2004-36
May 24, 2005
Page 9
78. Construct a water supply well(s)on a site(s)dedicated to the City of Fresno. The well(s)shall be
capable of producing a minimum total demand of 1,000 gallons per minute, sufficient to serve
peak water demand for the project. Well site(s)shall be of size(s)and at a location(s)acceptable
to the Water Systems Manager. The cost of acquiring the well site and construction of the well(s)
shall be reimbursed from UGM Water Supply Well Service Area Fund 501 s, in accordance with
established UGM policies.
79. Water well construction shall include wellhead treatment facilities if required and provided there
are insufficient funds available to the UGM Wellhead Treatment Fund for the area. The cost of
construction wellhead treatment facilities shall be reimbursed from UGM Wellhead Treatment
Service Area Fund 501 s, in accordance with established UGM policies
80. Two independent sources of water meeting Federal and State Drinking WaterAct Standards are
required to serve the project including any subsequent phases thereof. The two-source
requirement may be accomplished through any combination of water main extensions,
construction of supply wells, or other acceptable sources of water supply approve by the Water
Systems Manager.
81. Seal and abandon existing on-site well in compliance with State of California Well Standards,
Bulletin 74-90 or current revisions issued by the California Department of Water Resources and
City of Fresno standards.
82. A preliminary water design layout shall be submitted for review and subject to the Department of
Public Utilities approval prior to the submitting of engineered improvement plans for City
approval.
83. All public water facilities shall be constructed in accordance with Public Works Standards,
Specifications, and Policies.
84. Engineered improvement plans prepared by a Registered Civil Engineer are required for the
proposed additions to the city water system.
85. Comply with the Department of Public Utilities memorandum dated January 31, 2005.
FLOOD CONTROL AND DRAINAGE
86. 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 May 18, 2005.
Conditions of Approval
Vesting Tentative Parcel Map No. 2004-36
May 24, 2005
Page 10
FRESNO IRRIGATION DISTRICT(FID)
87. FID's Eisen No. 11 traverses the south side of East Belmont Avenue as shown on the enclosed
map.
88. FID's requires the applicant grant an exclusive pipeline easement to FID and pipe the Eisen No.
11 Canal across the proposed development in accordance with FID standards, and that the
applicant enter into an agreement with FID for that purpose. The applicant will need to meet with
FID to determine the pipeline alignment and required pipeline diameter.
89. FID requires its easement be shown on the map with proper recording information, and that FID
be made party to signing all plans which affect its easement and canal/pipeline facility and also
be made party to signing the final map.
90. FID requires the applicant submit a grading and drainage plan for FID approval which shows that
the proposed development will not endanger the structural integrity of the pipelines, or result in
drainage patterns that will adversely affect FID or the applicant.
91. FID requests the applicant be exempted from any condition that would require the construction of
public facilities or conveyance of deeds or easements within FID's canal easement to any other
party without FID's written consent.
92. FID will require a Common Use of Easements Agreements between FID and the City of Fresno
for all Public Utility and Landscape easements, which overlap FID's easements.
93. FID's Fancher Creek No. 6 traverses the southeast corner of the subject property as shown on
the enclosed map.
94. FID requires the applicant grant an exclusive canal easement to FID and concrete line, encase
the box culvert or other approved means to protect canal integrity, the Fancher Creek No. 6
Canal across the proposed development in accordance with FID standards, and that the
applicant enter into an agreement with FID for that purpose. The applicant will need to meet with
FID to determine the canal alignment and required canal dimensions.
95. FID requires its easement be shown on the map with proper recording information, and that FID
be made party to signing all plans which affect its easement and canal/pipeline facility and also
be made party to signing the final map.
96. FID requires the applicant submit a grading and drainage plan for FID approval which shows that
the proposed development will not endanger the structural integrity of the pipelines, or result in
drainage patterns that will adversely affect FID or the applicant.
97. FID requests the applicant be exempted from any condition that would require the construction of
public facilities or conveyance of deeds or easements within FID's canal easement to any other
party without FID's written consent.
Conditions of Approval
Vesting Tentative Parcel Map No. 2004-36
May 24, 2005
Page 11
98. FID requires all trial improvements and easements for trial or landscaping purposes be outside
FID's easement and that no portion of said easement shall be in common use.
FRESNO YOSEMITE INTERNATIONAL AIRPORT
99. Comply with Fresno Yosemite International Airport memorandum dated January 25, 2005.
DEPARTMENT OF TRANSPORTATION (CALTRANS)
100. Consider Caltrans letter dated February 8, 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 $166,228.00
SEWER CONNECTION CHARGES FEE RATE
b. Lateral Sewer Charge* $0.10/sq. ft. (to 100' depth)
c. Oversize Charge* $0.05/sq. ft. (to 100' depth)
d. Trunk Sewer Charger S.T.E.P.
Service Area: Fowler
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 Charger N/A
i. Millbrook Overlay Sewer* N/A
Conditions of Approval
Vesting Tentative Parcel Map No. 2004-36
May 24, 2005
Page 12
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* $643/gross acre
m. Transmission Grid Main Bond Debt* $243/gross acre
Service Charge
n. UGM Water Supply Feer $582/living unit equivalent
Service Area: 501
o. Well Head Treatment Feer $238/living unit equivalent
Service Area: 501
p. Recharge Feer $75/living unit equivalent
Service Area: 501
q. 1994 Bond Debt Service* $244/living unit equivalent
Service Area: 501
DEVELOPMENT IMPACT FEE FEE RATE
r. Northeast Fresno Policing Area. N/A
s. Traffic Signal Charge4. $0.29/sq.ft t
URBAN GROWTH MANAGEMENT FEE RATE
t. UGM Fire Station Capital Fee $1,211/gross acre
Service Area: 15
u. UGM Park Fee $638/gross acre
Service Area: 2
v. Major Street Charge $3,161/adj. acre
Service Area: D-1/E-2
w. Major Street Bridge Charge $304/adj. acre
Service Area: D-1/E-2
x. UGM Grade Separation Fee N/A
Conditions of Approval
Vesting Tentative Parcel Map No. 2004-36
May 24, 2005
Page 13
y. Trunk Sewer Charge N/A
Service Area:
z. Street Acquisition/Construction Charge $17,285.26 (313-270-39S)
Notes:
♦ 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).
46 Due at time of development
* Deferrable through Fee Deferral Covenant.
V Due at time of subdivision.
t Building areas to be calculated to the nearest square foot. Subject to review and conditions of approval from Transportation Planning through
the entitlement review process based on Average Daily Trips of the proposed project.
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RESOLUTION NO. 2005-184
A RESOLUTION OF THE COUNCIL ON THE CITY OF FRESNO,
CALIFORNIA, FOR THE APPROVAL OF THE STREET ALIGNMENTS
AND WIDTHS OF PROPOSED PUBLIC STREETS WITHIN THE BOUNDARIES
OF VESTING TENTATIVE PARCEL MAP NO. 2004-36
WHEREAS, on May 17, 2005, a request was filed by Yamabe & Horn Engineering, Inc., on
behalf of Fancher Creek Properties, LLC., for City Council approval of new street alignments for new
local industrial streets within the boundaries of Vesting Tentative Parcel Map No. 2004-36 for property
located on the north and south side of East Belmont Avenue between North Armstrong and North
Fowler Avenues; and,
WHEREAS, this request is to facilitate new 64-foot local industrial streets, which will provide
improved access to the proposed industrial lots; and,
WHEREAS, Section 66426 (c)of the Subdivision Map Act and the City of Fresno's Parcel Map
Ordinance provide that a tentative or final map shall be required for all subdivisions creating five or
more parcels except when the land consists of a parcel or parcels having approved access to a public
street or highway, which comprises part of a tract of land zoned for industrial or commercial
development, and which has the approval of the governing body (City Council) for street alignments
and widths; and,
WHEREAS, Environmental Impact Report (EIR) No. 10133 and State Clearinghouse No.
2004021071, relating to the Fancher Creek Project was prepared in compliance with the California
Environmental Quality Act(CEQA); and,
WHEREAS, the proposed Final EIR No. 10133, adequately discusses the potential significant
impacts of the Fancher Creek Project and that subject to the mitigation measures contained therein
and subject to City Council consideration of an appropriate statement of overriding considerations,
i
there is no evidence in the record that significant effects on the environment have not been mitigated
l to the extent feasible.
NOW, THEREFORE, BE IT RESOLVED, the Council finds based upon its own judgment, that
Final Environmental Impact Report No. 10133 has been completed in compliance with the California
�r
Environmental Quality Act (CEQA) and that subject to the mitigation measures noted in Final
s 11is r- ._ / S. Zi
City Council Resolution ft�a a s
Vesting Tentative Parcel Map No. 2004-36
May 17, 2005
Page 2
r�
Environmental Impact Report No. 10133 dated April 2005, there is no substantial evidence in the
record in regard to the proposed project that most significant project related effects on the
environment have not been mitigated to the extent feasible. Council also determines that some
significant project related and cumulative impacts cannot be mitigated or avoided and thereby adopts
a statement of overriding economic and social considerations as related to Environmental Impact
Report No. 10133.
BE IT FURTHER RESOLVED, the Council of the City of Fresno, in accordance with Section
66426(c)of the Subdivision Map Act and the City of Fresno's Parcel Map Ordinance, hereby approves
the street alignments and widths as proposed in the attached Exhibit D dated, January 14, 2005, and
to be developed with Vesting Tentative Parcel Map No. 2004-36.
CLERK'S CERTIFICATION
STATE OF CALIFORNIA )
COUNTY OF FRESNO )
CITY OF FRESNO )
I, REBECCA E. KLISCH, City Clerk of the City of Fresno, certify that the foregoing resolution
was adopted by the Council of the City of Fresno, California, at a regular meeting held on the
17th day of May , 2005, by the following vote:
Ayes: Boyajian, Calhoun, Perea, Sterling, Westerlund, Dages
Noes: None
Absent: None
Abstain: None
Recused: Duncan
REBECCA E. KLISCH
City Clerk
By
APPROVED AS TO FORM:
HILDA CANTO MONTOY
City Attorney
By g;��
Deputy
Vesting Tentative Parcel Map No. 2004-36
Filed by Yamabe & Horn Engineering, Inc.
on behalf of Fancher Creek Properties, LLC
Assessor's Parcel Nos. 313-270-05 & 06,
310-130-35 & 60
K:1Master Files-Parcel Maps\Parcel Maps 20041TPM-2004-36 North-South side of E Belmont btw Fowler&Armstrong--PBNTPM-2004-36
Resolution 5-17-05.doc
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M-1 ZONE DESCRIPTION (MIXED USE)
THAT PORTION OF SECTION 3, TOWNSHIP 14 SOUTH, RANGE 21 EAST, AND
SECTION 34, TOWNSHIP 13 SOUTH, RANGE 21 EAST, MOUNT DIABLO BASE AND
MERIDIAN, ACCORDING TO OFFICIAL GOVERNMENT PLAT THEREOF DESCRIBED
AS FOLLOWS:
BEGINNING AT THE NORTH QUARTER CORNER OF SECTION 3; THENCE ALONG
THE EAST LINE OF THE NORTHWEST QUARTER OF SAID SECTION 3 SOUTH
00°40'02" WEST A DISTANCE OF 2085.37 FEET TO THE CENTERLINE OF FANCHER
CREEK, AS IT NOW EXIST; THENCE WESTERLY ALONG SAID CENTER LINE TO THE
WEST LINE OF THE EAST 577.00 FEET OF SAID NORTHWEST QUARTER; THENCE
ALONG SAID WEST LINE NORTH 00°40'02" EAST A DISTANCE OF 307.34 FEET;
THENCE NORTH 45°40'42" WEST A DISTANCE OF 1032.09 FEET TO THE EAST LINE
OF TRACT #3748, ACCORDING TO THE MAP THEREOF FILED IN VOLUME 45 OF
PLATS AT PAGES 6-8 FRESNO COUNTY RECORDS; THENCE ALONG SAID EAST
LINE NORTH 00°36'25" EAST A DISTANCE OF 51.04 FEET TO THE NORTHEAST
CORNER OF SAID TRACT #3748; THENCE ALONG THE NORTH LINE OF SAID TRACT
#3748 NORTH 89°33'34" WEST A DISTANCE OF 53.22 FEET; THENCE NORTH
45°40'42" WEST A DISTANCE OF 992.90 FEET TO THE SOUTH LINE OF THE NORTH
500.000 FEET OF SAID SECTION 3: THENCE ALONG SAID SOUTH LINE NORTH
89019'43" WEST A DISTANCE OF 553.90 FEET TO THE WEST LINE OF SAID SECTION
3; THENCE ALONG SAID WEST LINE NORTH 00°32'09" EAST A DISTANCE OF 500.00
FEET TO THE NORTHWEST CORNER OF SAID SECTION 3; THENCE ALONG THE
NORTH LINE OF SAID SECTION 3 SOUTH 89°19'43" EAST A DISTANCE OF 1650.27
FEET TO THE SOUTHERLY PROLONGATION OF THE WEST LINE OF THE EAST HALF
OF LOT 7 IN BLOCK 3 OF TEMPERENCE COLONY, ACCORDING TO THE MAP
THEREOF, FILED IN VOLUME 2 OF PLATS AT PAGE 7, FRESNO COUNTY RECORDS;
THENCE ALONG SAID WEST LINE NORTH 00°03'01" EAST A DISTANCE OF 1291.62
FEET TO THE NORTHWEST CORNER OF SAID EAST HALF OF LOT 7; THENCE
ALONG THE NORTH LINE OF LOT 7 AND 8 OF SAID BLOCK 3 ALSO BEING THE
CENTER LINE OF EAST HARVEY AVENUE SOUTH 89036'26" EAST A DISTANCE OF
1000.48 TO THE NORTHEAST CORNER OF SAID LOT 8 AND THE EAST LINE OF THE
SOUTHWEST QUARTER OF SAID SECTION 34; THENCE ALONG THE EAST LINE OF
SAID SOUTHWEST QUARTER SOUTH 00003'58" WEST A DISTANCE OF 1296.48 FEET
TO THE POINT OF BEGINNING
CONSISTING OF 107.13 ACRES MORE OR LESS
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PREPARED BY:
SCALE: 1" = YAMABE & HORN ENGINEERING, INC.
1300 EAST SHAW AVE. SUITE 176
FRESNO, CA 93710
03287RZ4.OGW
City of
PLANNING AND DEVELOPMENT DEPARTMENT
DATE: May 24, 2005
TO: NICK P. YOVINO, Director
Planning and Development Department
THROUGH: GILBERT J. HARD, Planning Manag, r
Planning Division
4
FROM: PAUL BERNAL, Planna_rftf—�--=�
Planning Section ]
SUBJECT: REQUIRED FINDINGS AND CONDITIONAL APPROVAL OF VESTING
TENTATIVE PARCEL MAP NO. 2004-36, DATED JANUARY 14, 2005, FOR
PROPERTY LOCATED ON THE NORTH AND SOUTH SIDE OF EAST
BELMONT AVENUE BETWEEN NORTH ARMSTONG AND NORTH
FOWLER AVENUES
BACKGROUND
Vesting Tentative Parcel Map No. 2004-36, dated January 14, 2005, filed by Yamabe & Horn
Engineering Inc., on behalf of Fancher Creek Properties, LLC., proposes to subdivide
approximately 107 acres into a 45-lot industrial subdivision for property located on the north and
south side of East Belmont Avenue between North Armstrong and North Fowler Avenues. The
property is designated for light industrial planned land uses by the 2025 Fresno General Plan
and the McLane Community Plan. On May 17, 2005, the Fresno City Council approved Rezone
Application No. R-04-14 by Ordinance No. 2005-51. The rezone application requested to
rezone the subject property from the AE-20 (Exclusive Twenty Acre Agricultural – County) zone
district to the M-1/BA-15/UGM/cz (Light Manufacturing District/Boulevard Area – 15 foot
Landscape Setback/Urban Growth Management/with conditions of zoning) zone district.
Pursuant to Table 2 "Planned Land Use and Zone District Consistency Table" of the 2025
Fresno General Plan the M-1 zone district is consistent with the planned land use designation of
light industrial.
As previously stated Vesting Tentative Parcel Map No. 2004-36, is requesting to subdivide the
subject property into a 45-lot industrial subdivision. The parcel map is also proposing new
public local industrial streets. Pursuant to Section 66426(c) of the Subdivision Map Act and
Section 12-1203 of the City of Fresno Parcel Map Ordinance, the governing body (City Council)
must approve any proposed public street alignment for industrial zoned property prior to the
approval of a vesting tentative parcel map proposing more than four parcels. Thus, the City
Council on May 17, 2005, approved the street alignments and widths as adopted by Resolution
No. 2005-184.
All comments and requirements from the appropriate agencies have been addressed in the
conditions of approval dated May 24, 2005, for Vesting Tentative Parcel Map No. 2004-36.
Approval of a tentative parcel map is subject to the Planning and Development Department
Director finding the map is consistent with the officially adopted plans and policies of the City of
City of Fresno
Vesting Tentative Parcel Map No. 2004-36
May 24, 2005
Page 2
Fresno. Staff has reviewed the proposed design and improvement of Vesting Tentative Parcel
Map No. 2004-36 and has determined that the map is consistent with adopted policies as
described below.
REQUIRED FINDINGS
Environmental Impact Report (EIR) No. 10133 (State Clearing House [SCH] No. 20040210710)
was prepared to provide an environmental impact evaluation of the project at a conceptual
program level. EIR No. 10133 was prepared in accordance with the provisions of the California
Environmental Quality Act (CEQA) as codified in the California Public Resources Code, Division
13, and the implementing guidelines as codified in the California Code of Regulations, Title 14,
Chapter 3. The EIR provided a complete set of guiding development parameters and
established a precise definition of the maximum level of project development. It has been
determined that all applicable mitigation measures of the 2025 Fresno General Plan Master
Environmental Impact Report (MEIR No. 10130) as well as the project specific mitigation
measures as identified by EIR No. 10133 be applied to the project. On May 17, 2005 the
Fresno City Council certified Final Environmental Impact Report No. 10133 (SCH No.
20040210710) dated September 2004, that the project will not cause significant adverse
cumulative impacts, growth inducing impacts and irreversible significant effects beyond those
identified by MEIR No. 10130.
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
improvements 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 Findings 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 McLane Community Plan which designate the site for
light industrial planned land uses which is consistent with the existing M-1/BA-
15/UGM/cz (Light Manufacturing DistricbBoulevard Area — 15 foot Landscape
Setback/Urban Growth Managemenbwith conditions of zoning)zone district.
2. The site is physically suitable for the proposed development because of the flat terrain of
the site and adequate access and drainage on and off the site. The Fresno Metropolitan
Flood Control District will require that the drainage from the site be diverted to the future
Master Plan Facilities.
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.
City of Fresno
Vesting Tentative Parcel Map No. 2004-36
May 24, 2005
Page 3
5. The proposed parcel map design will not conflict with pubic 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 Department Director
finds that Vesting Tentative Parcel Map No. 2004-36 dated January 14, 2005, is
consistent with the applicable plans and policies of the City of Fresno.
2. The Planning and Development Department Director hereby grants approval of Vesting
Tentative Parcel Map No. 2004-36 subject to the conditions of approval dated May 24,
2005, to become effective on May 26, 2005.
z4v
ck P. Yovino Date
City of
rF1k=tel V.1%LI
DATE: March 23, 2005
TO: Paul Bernal, Planner III
Development Department, Planning Division
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 2004-36 Public Works Conditions of Approval
Location: Belmont: between Fowler and Armstrong
Owner: Fancher Creek Properties, Inc.
Submitted by: Yamabe & Horn Engineering Inc
The Public Works Department, Traffic Planning Section, has completed its review and the following
requirements are to be placed on this tentative map as a condition of approval by the Public Works
Department.
General Conditions:
• 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.
• Submit the following plans, as applicable, in a single package, to the Planning and Development
Department for review and approval: Street construction, Signing, Striping, Traffic Signal and
Streetlight.
• Additional offsite 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.
• Underground all existing offsite overhead utilities with the limits of this map in accordance with
Fresno Municipal Code Section 12-1011 and Resolution No. 78-522/88-229. Annexation to the
City of Fresno is required prior to recordation of this map.
• Coordinate design with Yamabe & Horn Engineering, Inc., Refer to tract 5232.
• Comply with City of Fresno and Caltrans requirements for State Route 180.
Frontage Improvement Requirements:
Major Streets:
Fowler Avenue: Arterial:
1. Dedicate 55' of property, from section line, for public street purposes within the limits of this map
to meet the City of Fresno's Arterial Standards. Additional, dedication will be required for
Freeway 180. Provide transition as needed for Caltrans at East Belmont Avenue.
- 1 —
L:\Traffic Planning Section\Parcel Maps\TentPM200436 E.Bel mont&S.Armstrong,doc
2. Construct concrete curb and gutter to Public Works Standard P-5 and P-69. The sidewalk
pattern shall be constructed to a 10' pattern. Construct a commercial concrete sidewalk
adjacent to Parcel "A", to Public Works Standard P-5.
3. Construct 20' of permanent paving within the limits of this map.
4. Construct an underground street lighting system to 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.
Belmont Avenue: Arterial (Both sides ad'lacent to Parcels "HH & "JJ")
1. Dedicate 55-57' of property, from section line, for public street purposes within the limits of this
map to meet the City of Fresno's Arterial Standards.
2. Construct concrete curb and gutter to Public Works Standard P-5 and P-69. The sidewalk
pattern shall be constructed to a 10' pattern. Construct a commercial concrete sidewalk
adjacent to Parcel "A", to Public Works Standard P-5.
3. Construct an eighty (80) foot bus bay curb and gutter at the southeast corner of Belmont &
Fowler and the northwest corner of Belmont & Armstrong, to Public Works Standard P-73,
complete with a 10' monolithic sidewalk.
4. Construct 20' of permanent paving (measured from the face of curb) within the limits of this
map.
5. Construct an underground street lighting system to 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.
6. Relinquish direct vehicular access rights to East Belmont Avenue from all lots within this map.
Armstrong Avenue: Scenic Collector: (south of Belmont)
1. Dedicate 45' of property, from section line, for public street purposes within the limits of this
map, see attached Exhibit A-A (2 lanes with median).Between East Francher Creek Drive and
East Belmont Avenue, if applicant wants to have parking adjacent to lots, dedicate an additional
5' of property for public street purposes.
2. Construct concrete curb and gutter to Public Works Standard P-5. The sidewalk pattern shall
be constructed to a 12' pattern, see attached Exhibit A-A.
3. Construct twenty (20) feet of permanent paving (measured from face of curb) within the limits of
this map.
4. Construct an underground street lighting system to Public Works Standard E-1 within the limits
of this map. Spacing and design shall conform to Public Works Standard E-8 for Collector
Streets.
5. Relinquish direct vehicular access rights to South Armstrong Avenue from all lots within this
subdivision.
Armstrong Avenue: Collector(north of Belmont)
1. Dedicate 47' of property, from section line, for public street purposes within the limits of this map
( 4 lanes).
2. Construct concrete curb and gutter to Public Works Standard P-5 and P-69. The sidewalk
pattern shall be constructed to a 10' pattern.
3. Construct twenty (20) feet of permanent paving (measured from face of curb) within the limits of
this map.
- 2 —
L:\Traffic Planning Section\Parcel Maps\TentPM200436 E.BelmonMS.Armstrong.doc
4. Construct an underground street lighting system to Public Works Standard E-1 within the limits
of this map. Spacing and design shall conform to Public Works Standard E-8 for Collector
Streets.
Fancher Creek Avenue: Scenic Drive (both sides)
1. Dedicate 45' of property, from center line, for public street purposes within the limits of this map,
see attached Exhibit A-A.
2. Construct concrete curb and gutter to Public Works Standard P-5. The sidewalk pattern shall
be constructed to a 12' pattern, see attached Exhibit A-A.
3. Construct twenty (20) feet of permanent paving (measured from face of curb) within the limits of
this map.
4. Construct an underground street lighting system to Public Works Standard E-1 within the limits
of this map. Spacing and design shall conform to Public Works Standard E-8 for Collector
Streets.
5. Redesign using a minimum radius of 500'.
6. Relinquish direct vehicular access rights to East Fancher Creek Drive from the south side and
lots "K" & "U.
Local Streets:
Cypress Avenue (60' street):
1. Dedicate a standard (50' radius) cul-de-sac for public street purposes within at the south end of
this map to conform to Public Works Standard P-18.
2. Construct concrete curb and gutter to Public Works Standard P-5. The sidewalk pattern shall
be constructed to a 10' pattern.
3. Construct permanent A. C. pavement, as needed, within the limits of this map.
Harvey Avenue (60' street):
1. Dedicate 30' of property, from center line, for public street purposes within the limits of this map
to meet the City of Fresno's Local street Standards.
2. Construct concrete curb and gutter to Public Works Standard P-5. The sidewalk pattern shall
be constructed to a 10' pattern.
3. Construct 20' of permanent A. C. pavement, within the limits of this map.
Interior Streets:
The Fresno City Council shall approve the dedication and alignment of the proposed local streetsrp for
to recordation of this parcel map. The owner/developer shall dedicate and improve or dedicate and
execute a secured written agreement to improve all interior streets prior to the final parcel map.
Design and construct all curb and gutter(both sides) built to an 8-foot pattern, permanent paving and
cul-de-sacs on all interior streets to Public Works Standards. Sidewalk patterns shall comply with
Public Works Local Industrial Standards for 64' streets.
Specific Mitigation Requirements:
1. This parcel map will generate 804 a.m. / 777 p.m. peak hour trips and generate a daily count of
5549 V.T.D. A Traffic Impact Study is required to comply with the mitigation measure
- 3 —
LATraffic Planning Section\Parcel Maps\TentPM200436 E.Bel mont&S.Armstrong.doc
requirements of the 2025 General Plan circulation element. A project trip generation and trip
trace study shall be prepared and submitted to Traffic Planning prior to a TIS "scope" meeting
being set.
2. Relinquish direct vehicular access rights to the south property line of parcel M.
3. Redesign proposed cul-de-sac as shown on Exhibit "A"to eliminate land locked parcels. Refer
to F.M.C. Section 12-1011g.
Armstrong Avenue: Scenic Collector
1. Construct a raised concrete median island within the limits of this map. Dedication shall be
sufficient to accommodate additional paving and any other grading or transitions as necessary
based on a 45 MPH design speed. See Exhibit "A-A".
Fancher Creek Avenue: Scenic Drive
1. Construct a raised concrete median island within the limits of this map. Dedication shall be
sufficient to accommodate additional paving and any other grading or transitions as necessary
based on a 40 MPH design speed. See Exhibit "A-A".
2. Design and construct a Major Street Bridge at the intersection of Fancher Creek and East
Fancher Creek Avenue.
UGM Requirements:
This Map is in UGM major street zone D-1/E-2.
Fowler Avenue: Arterial
1. Dedicate and construct (2)17' center section travel lanes and a raised concrete median island
within the limits of this subdivision. Construct a raised concrete median with a 250' left turn
pocket for north bound traffic at East Belmont Avenue. Details of said street shall be depicted
on the approved tentative parcel map. Dedication shall be sufficient to accommodate arterial
standard and any other grading or transitions as necessary based on a 45 MPH design speed.
Belmont Avenue: Arterial
1. Dedicate and construct (2)17' center section travel lanes and a raised concrete median island
within the limits of this map. Details of said street shall be depicted on the approved tentative
parcel map. Dedication shall be sufficient to accommodate arterial standard and any other
grading or transitions as necessary based on a 55 MPH design speed.
2. Construct a raised concrete median with a 250' left turn pocket for west bound traffic at South
Fowler Avenue.
3. Construct a raised concrete median with a 250' left turn pocket for east bound traffic at South
Armstrong Avenue.
4. Install a signal pole with a 150-watt safety light to Public Works Standards at the southeast
corner of South Fowler Avenue & East Belmont Avenue and northwest corner of East Belmont
& South Armstrong Avenue.
- 4—
LATraffic Planning Section\Parcel Maps\TentPM200436 E.Belmont&S.Armstrong.doc
�n5
A-A
I J
a INSTALL MEDIAN CURBS a
INSTALL CITY STD.
CURB do GUTTER
INSTALL INSTALL MEDIAN CURBS
CITY STD.
4' SIDEWALK
—1% MIN. 3X MAX.—
. �� IMOa 51X05° dPP
10' `t 20' 16' 25' ,8-` 10'
90'
TYPICAL STREET SECTION EAST FANCHER CREEK AVENUE
(EAST OF FOWLER)
IQAY'i
F2o�r
a � WSTA1. a
CTIY SID.
4' SIDEWALK
LDWALL
A.C. SHOULDER I WSTAl CRY STD.
A.C. DIKE CURB & GUTTER
1 X MIN. I X MAX, Z7L
B' 4'
20 I 32 10' 10'
4� 6' 30' 42' LF
72'
TYPICAL STREET SECTION EAST TULARE AVENUE
(FAST OF NORTH CLAREMONT AVENUE)
e.�
City of
l'RCmu:lawA&s`
PUBLIC UTILITIES DEPARTMENT
Date: January 31, 2005
To: Paul Bernal, Planner H
Planning and Development Department,Current Planning
From: DOUG HECKER, Supervising Engineering Techniciano ,, 11
Public Utilities Department, Planning and Engineering Division
Subject: SANITARY SEWER AND WATER REQUIREMENTS FOR VESTING TENTATIVE
PARCEL MAP NO. 2004-36
General
The subject site is located on the north and south sides of East Belmont Avenue between North Fowler
and North Armstrong Avenues. The subject Vesting Tentative Parcel Map proposes to create a 45-lot
industrial subdivision on 107.13 acres.
Sanitary Sewer Service
The following sewer improvements shall be required prior to providing City sewer service to the
project:
1. The following off-site sanitary sewer main extensions are required:
a. Extension of a 10-inch main and a 8-inch main in East Belmont Avenue from North Fowler
Avenue east across the project frontage.
b. Extension of a 8-inch main in East Harvey Avenue from North Fowler Avenue east to
North Armstrong Avenue.
c. Extension of an 8-inch main in North Armstrong Avenue from East Harvey Avenue south
across the project frontage.
2. Sanitary sewer mains shall be extended within the proposed tract to provide sewer service to each
lot created.
3. Separate sewer house branches shall be provided for each lot created.
4. Abandon all existing on-site private sanitary sewer systems.
5. A Preliminary sewer design layout shall be submitted for review and subject to Department of
Public Utilities approval prior to submitting engineered improvement plans for City approvals.
6. Public sewer facilities shall be constructed in accordance with Public Works Department
standards, specifications, and policies.
7. Engineered improvement plans prepared by a Registered Civil Engineer are required for proposed
additions to the sanitary sewer system.
Sanitary Sewer Fees
The following Sewer Connection Charges are due and shall be paid for the Project:
1. Sewer Lateral Charge
2. Oversize Sewer Charge
3. Sewer Facility Charge (Non-Residential)
Water Service
The following water improvements shall be required prior to providing City water service to the
project:
1. The following off-site water extensions (including installation of City fire hydrants) are required:
a. Extension of a 14-inch transmission grid water main in North Armstrong Avenue from East
Belmont Avenue south to East Tulare Street.
b. Extension of a 14-inch transmission grid water main in East Tulare Street from North
Armstrong Avenue west to the west boundary of the parcel map.
2. 12-inch water mains (including installation of City fire hydrants) shall be extended within the
proposed tract to provide water service to each parcel created.
3. Separate water services with meter boxes shall be provided to each parcel created.
4. Construct a water supply well(s) on a site(s)dedicated to the City of Fresno. The well(s) shall be
capable of producing a minimum total demand of 1,000 gallons per minute, sufficient to serve peak
water demand for the project. Well site(s) shall be of a size(s) and at a location(s) acceptable to the
Water Systems Manager. The cost of acquiring the well site and construction of the well(s) shall be
reimbursed from UGM Water Supply Well Service Area Fund 501 s, in accordance with established
UGM policies.
5. Water well construction shall include wellhead treatment facilities, if required and provided there
are insufficient funds available in the UGM Wellhead Treatment Fund for the area. The cost of
constructing wellhead treatment facilities shall be reimbursed from UGM Wellhead Treatment
Service Area Fund 501 s, in accordance with established UGM policies.
6. Two independent sources of water, meeting Federal and State Drinking Water Act Standards, are
required to serve the project including any subsequent phases thereof. The two-source requirement
may be accomplished through any combination of water main extensions, construction of supply
wells, or other acceptable sources of water supply approved by the Water Systems Manager.
7. 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.
8. A Preliminary water design layout shall be submitted for review and subject to Department of
Public Utilities approval prior to submitting engineered improvement plans for City approvals.
9. All public water facilities shall be constructed in accordance with Public Works Department
standards, specifications, and policies.
10. Engineered improvement plans prepared by a Registered Civil Engineer are required for proposed
additions to the City Water System.
Water Fees
The following Water Connection Charges and fees shall be paid for the project.
1. Wet-ties, water service(s), and meter(s) installations to be performed by the City Water Division.
2. Frontage Charge
3. Transmission Grid Main Charge
4. Transmission Grid Main Bond Dept Service Charge
5. UGM Water Supply Area Charge: #501s
STATE OF CALIFORNIA—BUSINESS.TRANSPORTATIO D HOUSING AGENCY ARNOLD SCHWARZENEGGER,Govemor
DEPARTMENT OF TRANSPORTATION
1352 WEST OLIVE AVENUE e
P.O.BOX 12616
FRESNO,CA 93778-2616
PHONE (559)445-6666
FAX 559 488-4088 Flee your power!
Be energy e
TTY (559)488-4066 _ fficient!
February 8, 2005 -
2131-IGR/CEQA
6-FRE-180-64.41+/-
FANCHER CREEK
SCH #2004021071
VTPM NO. 2004-36
Mr. Paul Bernal
City of Fresno Development Department
Planning Division
2600 Fresno Street
Fresno, CA 93721
Dear Mr. Bernal:
We have reviewed the map proposing to create a 45-acre parcel industrial subdivision located on
the north and south sides of East Belmont Avenue between North Fowler and North Temperance
Avenues. Caltrans has the following comments:
Caltrans questions how the City can proceed with this map prior to certifying the EIR for the
Fancher Creek Development. There is no question that these parcels are included in the Fancher
Creek Development as they are identified by parcel number in the Draft EIR. This map should be
processed after the EIR has been certified. The light industrial (mixed use)portion of the
development will have a significant impact on the transportation/circulation system, an impact that
cannot be fully understood until the EIR has been completed and all public and agency comments
have been addressed. CEQA does not allow projects to be segmented or to be reviewed
"piecemeal." This rule arises from the definition of a project under CEQA. The definition states
quite clearly that a project is the "whole of the action."
One of CEQA's main objectives is public disclosure and the enhancement of public participation
in the planning process. The separate approval of a portion of a larger project still under
environmental review does not further this cause. How will the City impose Conditions of
Approval on this map when the impacts of the project have not been fully evaluated and mitigation
has yet to be identified? If the EIR identifies mitigation for this portion of the project, how will the
mitigation be imposed if the map has already been approved?
The remainder of our comments on the Draft EIR are still applicable.
Utilizing the Council of Fresno County Government's traffic forecasting model and ITE trip
generation, it has been established that trips generated by the Fancher Creek Development would
impact the future State Route (SR) 180 interchanges at Clovis and Fowler Avenues.
"Caltrans improves mobility across California"
Mr. Paul Bernal
February 8, 2005
Page 2
A comparison of the 2015 and 2025 turning movements at the SR 180 eastbound ramp
intersection at Clovis Avenue indicates that there would be little or no change in volumes over the
ten-year period. A similar comparison of the intersections at Clovis and Belmont, Fowler and
Belmont, and the SR 180 eastbound ramp intersection at Fowler Avenue indicates a similar
moderate change in volumes over the ten-year period.
At the SR 180 eastbound ramp intersection at Clovis Avenue, the initial off-ramp configuration
will have two right-turn lanes and two left-turn lanes. Based on the 2015 volumes, the applicant's
traffic consultant is indicating that three right-turn lanes and three left-turn lanes would be
required in the future; however, an analysis by this office concluded that the initial configuration
should be sufficient until the year 2025. At the nearby intersection of Clovis and Belmont, the
applicant's traffic consultant indicated that the initial southbound movement configuration would
contain a right-turn lane, three through lanes, and two left-turn lanes. Due to the very high
number of projected southbound through movements at the Clovis and Belmont intersection and
the limited capacity for the southbound left-turn movements, the study indicated that some of the
southbound left-turn movements would bleed over and block some of the southbound through
movements. However, this office discovered that the initial configuration would actually contain
a shared right/through line,three through lanes, and two left-turn lanes. Based on the correct
initial configuration, this office concludes that the Clovis at Belmont intersection should operate
sufficiently through the year 2025. This office does concur with the applicant's traffic consultant
that a dedicated right-turn lane would be required from westbound Belmont to northbound Clovis.
This improvement is not currently planned as part of the SR 180 freeway project.
At the SR 180 eastbound ramp intersection at Fowler Avenue, the applicant's traffic consultant is
indicating that the initial configuration should be satisfactory through the year 2025. At the
nearby intersection of Fowler and Belmont, the initial southbound movement configuration will
have a shared right/through lane, a single through lane, and a single left-turn lane. Due to the high
number of projected left-turn movements and borderline through movements at the Fowler and
Belmont intersection, the study is recommending that the southbound movement configuration
should be modified to a right-turn movement, two through movements, and two left-turn
movements. Due to the close proximity of these two intersections and based on the projected
volumes in the study, this office concurs with the study's recommendation regarding
improvements to the southbound movement configuration at the intersection of Fowler and
Belmont. These improvements would be required prior to 2015 in order to address congestion
that would impact the SR 180 interchange at Fowler Avenue.
The EIR identifies two Fresno Area Express fixed-routes within the project area. The EIR also
indicates that the developer may propose a Mello-Roos district for the project area. If such a
district is formed,the City should consider using this assessment district to fund transit service for
the development.
According to our Transportation Concept Report (TCR), this segment of the existing SR 180 is
planned for 124 feet with an offset alignment to accommodate dual left-turn lanes. Caltrans right-
of-way shows this segment existing at 106 feet. An irrevocable offer of dedication will be needed
to accommodate the ultimate configuration of SR 180. Due to the offset alignment, the two
"Caltrans improves mobility across California"
Mr. Paul Bernal
February 8, 2005
Page 3
sections of the project, separated by Fowler Avenue, will have different requirements. The
section of the project on the northwest corner of the existing SR 180 and Fowler will require 6
feet; the section on the northeast corner will require 12 feet. Dedications required by the Lead
Agency need to be shown on a revised site plan and forwarded for our review. A summary of the
requirements for right-of-way dedications is enclosed.
An encroachment permit must be obtained for all proposed activities for placement of
encroachments within, under or over the State highway rights- of-way. Activity and work
planned in the State right-of-way shall be performed to State standards and specifications, at no
cost to the State. Engineering plans, calculations, specifications, and reports (documents) shall be
stamped and signed by a licensed Engineer or Architect. Engineering documents for activity and
work in the State right-of-way shall be submitted Lasing Metric Units. However, dual units may be
used for activity and work in the right-of-way costing $1,000,000 or less, or by an exception
approved by the Director. The preferred method of delineating dual units is by showing the
English unit first then the Metric unit next to it in parenthesis. The Permit Department and the
Environmental Planning Branch will review and approve the activity and work in the State right-
of-way before an encroachment permit is issued. Encroachment permits will be issued in
accordance with Streets and Highway Codes, Section 671.5, "Time Limitations." Questions
regarding the encroachment permit process need to be referred to Kirk Anderson, Transportation
Engineer, at (559) 445-6483.
While it is indicated that the development will pay a traffic signal fee, it is not clear if the
applicant or someone else is responsible for the other mitigation measures recommended in the
DEIR, nor is there any clear indication as to when said mitigation would be required. The DEIR
also states that the fair share percentages are provided as information only and the City as lead
agency will determine what mitigation measures, if any, will be required of the applicant.
Leaving this to a later date does not provide the decision-making body or the general public with a
clear picture of what mitigation will be implemented and what impacts from this project will
remain unmitigated. The FEIR should clearly state what mitigation will be required, who will be
responsible for the mitigation, and at what project phase that the mitigation will be required. The
timing of the mitigation could be based on a specific year(i.e.: 2015), a specific project phase, or
on specific conditions, such as traffic monitoring at critical locations. This should be spelled out
in the DEIR. Not only will this make the project and its responsibilities clearer to the decision-
makers and to the general public, but it will prevent problems arising at the required Mitigation
Monitoring stage of the project (please see the next two paragraphs).
Recent 2001 legislation, (Assembly Bill(AB) 1807, amending CEQA, PRC Sect. 21081.4,
21081.6 and 21081.7), required that the California Department of Transportation(Department)
establish mitigation monitoring submittal guidelines for public agencies. The guidelines affect
agencies that have approved development projects which may have had an impact of statewide,
regional, or area-wide significance, and are required under CEQA to provide the Department
reports on transportation related mitigation monitoring measures. The "Guidelines for Submitting
Transportation Information from a Reporting or Monitoring Program to the Department of
Transportation" (TMM Submittal Guidelines) are enclosed. The TMM Submittal Guidelines
discuss the scope, purpose and legal requirements for mitigation monitoring reporting and
"Caltrans improves mobility across California"
Mr. Paul Bernal
February 8, 2005
Page 4
submittal, specify the generic content for reports, and explain procedures for timing, certification
and submittal of reports.
To aid local agencies in fulfilling their CEQA reporting requirement,the enclosed Mitigation
Monitoring Certification Checklist form is being provided. Please complete and sign a
Certification Checklist form for each approved development project that includes transportation
related mitigation measures and return it to this office once the mitigation measures are approved,
and again when they are completed. Additional copies of the TMM Submittal Guidelines and the
Certification Checklist are downloadable from the Department's Division of Transportation
Planning, Office of Community Planning, Intergovernmental Review Guidelines website:
(http://www.dot.ca.gov/hq/tpp/offices/ocp/igrr guidelines procedures.htm).
Please be advised that any future development adjacent to a State Route, whether the entitlement
is deemed by the lead agency to be discretionary or ministerial should be sent to Caltrans for
review. If you have any questions, please call me at (559) 445-6666.
Sincerely,
MOSES STITES
Office of Transportation Planning
District 6
Enclosures
C: Ms. Barbara Goodwin, Council of Fresno County Governments
State Clearinghouse
"Caltrans improves mobility across California"
Fite No.210.411
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
PUBLIC AGENCY DEVELOPER Eq
Mr. Gil Haro, Planning Manager FANCHER CREEK PROPERTIES, LLC
Planning & Development Department 855 M STREET, SUITE 1110
City of Fresno FRESNO, CA 93721
2600 Fresno Street -
Fresno, CA 93721
MAP NO. 2004-036 PRELIMINARY FEE(S) (See below)
DRAINAGE A A( ) " BO BQ DRAINAGE AREA BO $118,794.00
DATE 5 1 a DRAINAGE AREA BQ $47,434.00
�— TOTAL FEE $166,228.00
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 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 O
indicated above is based on the tentative map. Contact the FMFCD project engineer prior to
approval of the final map for the fee. O
Considerations which may affect the fee obligation(s) or the timing or form of fee payment: ■p
I
a) Fees related to undeveloped or phased portions of the project may be deferrable. O
b) Fees may be calculated based on the actual percentage of runoff if different than that w
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. cm
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.
2004.036 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 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 4-42
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 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).
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
X d. See Exhibit No. 2.
5. The proposed development:
X Appears to be located within a _500 year X 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
Does not appear to be located within a flood prone area.
2004-036 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 W4
of construction projects disturbing five or more acres, and discharges associated with industrial 00
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 O
in permit compliance, and complete an annual certification of compliance.
O
b. State General Permit for Storm Water Discharges Associated with Industrial Activities, Z
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; O
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.
2004-036 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.
Gerald E-Lakerrf n, Project Engineer: RI y ns
District Engineer
C: YAMABE & HORN ENGINEERING, INC.
1300 E SHAW AVE., SUITE 176
FRESNO, CA 93710
20(4-033 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
NOTE:
THIS DRAWING IS SCHEMATIC, 54"
DISTANCES ARE APPROXIMATE.
I
I APN I 1
1 #310-130-85 I 11
. I 1
I I
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SCALE 1"=500'
24"
I
04
66" _ i •BQ" BELMONT �`� AVE. 'BIT
—.
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'FOWLER FLOODWAY i FANCH ER CRE - 'B^"'T�'
—E7 24"TU LARE i AVE. 24 �' 24"
LEGEND
Master Plan Facilities To Be Constructed By Developer- Direction Of Drainage
Pipeline(size Shown)&Inlet. —————— Inlet Boundary
o-— — Existing Master Plan Facilities
Drainage Area Boundary
®— Future Master Plan Facilities
TPM 2004-036
EXHIBIT N0. 1 DRAINAGE AREA:"BO","BQ"
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
KWOovQWDW05ftm1Bf11CRYPmm"3ddwp DRANK BY: MM DATE SW
REVISED Sr — DATE —
OTHER REQUIREMENTS
EXHIBIT NO. 2
The District is currently progressing through a multi-phase project at the Fancher Creek Detention
Basin located approximately 3 miles upstream. This project, in conjunction with already completed
Fancher Creek Dam, will substantially reduce the flood flows and may eliminate or substantially
reduce the floodplain delineated on the Flood Insurance Rate Map for this proposed development
area. Following completion of the District's project,which may require a few more years to obtain
excavation and export of material from the site,the District would submit revisions to FEMA for this
floodplain. However,as the development may precede this floodplain revision by the District,it may
be desirable for the developer to provide an interim flood study and floodplain revision to FEMA.
The District desires to coordinate its project with the extension of Freeway 180 and supply fill to that
project to achieve the basin storage. However,the timing of the freeway extension and the volume
of material the State needs is currently unclear to the District.
The District would prefer to meet with the developer to identify the appropriate floodplain
modifications and/or mitigations that is compatible with the timing of improvement of the
developer's project area.
A hydrologic study will be required due to the lack of the aforementioned floodplain revision. The
developer must determine the amount of runoff that will not be contained in Fancher Creek
Detention Basin and set finished floors 1' (one foot) above the flood water elevation.
Developer will be required to excavate and stockpile the storage volume that will be lost in the
construction of this project. Excavation and stockpile of material can be done at the District's
Fancher Creek Detention Basin upstream of this project. This requirement will be in place to
mitigate the loss of storage volume during a flood event.
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.
Development No. TPM 2004-036
Page 1 of 2
engr\pennit\exhibit2\city-tpm\.?004\2004-036(rl)
OTHER REQUIREMENTS
EXHIBIT NO. 2
The construction of storm drainage facilities as shown on Exhibit No. 1 will provide permanent
drainage service for the portion of the subject project in Drainage Area `BO" north of Fancher
Creek. The portion of the subject project south of Fancher Creek in Drainage Area`BO", and the
portion of the subject project located within Drainage Area`BQ", as shown on Exhibit No. 1, will
not have permanent drainage service. The District will recommend temporary facilities for these
portions until permanent service is available.
A minimum fifteen-foot (15') wide 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 easement may be slightly realigned to accommodate future development,provided the property
owner accepts the responsibility to grade the property such that the drainage from the property will
reach inlets on the alternate pipeline alignment,and accepts any additional costs for the construction
of additional storm drain facilities that may be required. Any proposed storm drain alignments must
be reviewed and approved by the District.
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
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 2004-036
Page 2 of 2
en.er\permit\exiiibit2\city-tpm\2004�004-036(rl)
OFFI . OF
RLif w
PHONE(559)233-7161
FAX(559)233-8227
" 2907 SOUTH MAPLE AVENUE
FRESNO,CALIFORNIA 93725-2218
January 24, 2005
Mr. Paul Bernal
City of Fresno
Planning and Development Dept.
2600 Fresno Street, 3`d Floor
Fresno, CA 93721-3604
RE: VTPM No. 2004-36 —FID's Eisen No. 11 & Fancher Creek No. 6 Canals
Dear Mr. Bernal:
FID's comments and requests are as follows:
Eisen No. 11
1. FID's Eisen No. 11 traverses the south side of Belmont Avenue as shown on the enclosed
map.
2. FID requires the applicant grant an exclusive pipeline easement to FID and pipe the Eisen
No. 11 Canal across the proposed development in accordance with FID standards, and that
the applicant enters into an agreement with FID for that purpose. The applicant will need
to meet with FID to determine the pipeline alignment and required pipeline diameter.
3. FID requires its easement be shown on the map with proper recording information, and
that FID be made a party to signing all plans which affect its easement and canal/pipeline
facility and also be made party to signing the final map.
4. FID requires the applicant submit a grading and drainage plan for FID approval which
shows that the proposed development will not endanger the structural integrity of the
pipeline, or result in drainage patterns that will adversely affect FID or the applicant.
5. FID requests the applicant be exempted from any condition that would require the
construction of public facilities or conveyance of deeds or easements within FID's canal
easement to any other party without FID's written consent.
6. FID will require a Common Use of Easements Agreement between FID and the City of
Fresno for all Public Utility and Landscape easements which overlap FID's easement.
Agencies\City\VTPM 2004-36
BOARD OF President JACOB C. ANDRESEN, Vice-President JEFFREY G. BOSWELL
DIRECTORS JEFF NEELY,EDDIE NIEDERFRANK,STEVEN G.BALLS General Manager GARY R.SERRATO
Mr. Paul Bernal
January 24, 2005
Page 2 of 2
Fancher Creek No. 6
1. FID's Fancher Creek No. 6 canal traverses the southeast corner of the subject property as
shown on the enclosed map.
2. FID requires the applicant grant an exclusive canal easement to FID and concrete line,
encase in box culvert or other approved means to protect canal integrity, the Fancher
Creek No. 6 Canal across the proposed development in accordance with FID standards,
and that the applicant enter into an agreement with FID for that purpose. The applicant
will need to meet with FID to determine the canal alignment and required canal
dimensions.
3. FID requires its easement be shown on the map with proper recording information, and
that FID be made a party to signing all plans which affect its easement and canal/pipeline
facility and also be made party to signing the final map.
4. FID requires the applicant submit a grading and drainage plan for FID approval which
shows that the proposed development will not endanger the structural integrity of the
canal, or result in drainage patterns that will adversely affect FID or the applicant.
5. FID requests the applicant be exempted from any condition that would require the
construction of public facilities or conveyance of deeds or easements within FID's canal
easement to any other party without FID's written consent.
6. FID requires all trail improvements and easements for trail or landscaping purposes be
outside FID's easement and that no portion of said easements shall be in common use.
Thank you for submitting this for our review. Please feel free to contact me with any questions
or concerns at 233-7161 extension 317 or bjohnson(a�fresnoirriation.com.
Sincerely,
442--
Bret Johnson
Engineering Technician I
Agencies\City\VTPM 2004-36
BOARD OF President JACOB C. ANDRESEN, Vice-President JEFFREY G. BOSWELL
DIRECTORS JEFF NEELY,EDDIE NIEDERFRANK,STEVEN G.BALLS General Manager GARY R.SERRATO
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nternational Airport
DATE: January 25, 2005
TO: Paul Bernal, Planner III
PLANNING AND
DEVELOPMENT DEPARTMENT
FROM: Daniel YrigollenProjects Supervisor
SUBJECT: Vesting Tentative Parcel Map No. 2004-36
The 107-acre subject property is located on both sides of Belmont Avenue
between Fowler and Temperance Avenues. This project lies within the Environs
of the Fresno Yosemite International Airport. The current Fresno Yosemite
International Airport—Airport Environs Plan is being updated to be consistent
with the California Airport Land Use Planning Handbook (CALUPH). As such, the
criteria identified by the CALUPH are also being used in the evaluation of the
subject project.
A portion of Parcel Map 2004-36 lies within the California Safety Zone 4 — Outer
Safety Zone and Safety Zone 6 - Traffic Pattern Zone as defined in the CALUPH.
For parcels LL-SS the following applies: Safety Zone 4 as stated in Table 9B
Basic Safety Compatibility Qualities on page 9-45:
— Avoid nonresidential uses having moderate or higher usage intensities
(e.g. major shopping centers, fast food restaurants, theaters, meeting
halls, buildings.with more than three aboveground habitable floors are
generally unacceptable)
— Prohibit children's schools, large day care centers, hospitals, nursing
homes.
— Avoid hazardous uses (e.g. aboveground bulk fuel storage)
— As stated in Table 9C Land Use Densities and Intensities on page 9-47,
Safety Zone 4 nonresidential density in rural/suburban setting is 60-80
people per acre.
For parcels A-E and T-V the following applies: Safety Zone 6 as stated in
Table 9B Basic Safety Compatibility Qualities on page 9-45:
— Allow most nonresidential uses.
— Prohibit outdoor stadiums and similar uses with very high intensities.
— Avoid children's schools, large day care centers, hospitals, nursing
homes.
— As stated in Table 9C Land Use Densities and Intensities on page 9-47,
Safety Zone 6 nonresidential density in rural/suburban setting is 150
people per acre.
For the remainder residential 13.25 acre parcel the following applies: Safety
Zone 6 as stated in Table 913 Basic Safety Compatibility Qualities on page 9-
45:
Page 1 of 3
— Allow residential uses.
— As stated in Table 9C Land Use Densities and Intensities on page 9-47,
Safety Zone 6 residential density in rural/suburban setting has no limit.
Portions of Parcel Map 2004-36 also lie within the Airport Review area as defined
in the Fresno Yosemite International Airport -Airport & Environs Plan
The Airport Review area is defined as follows: all land within the 60 or greater
CNEL contours and/or within Approach Protection Zones I through IV as
shown on the Fresno Yosemite International Airport Environs Plan Map.
If a parcel of land is partially within the Airport Review Area, the entire parcel
is considered to be subject to the land use consistency requirements of this
plan.
Parcels A-Z and AA-UU of Parcel Map 2004-36 lie within Approach Protection
Zone (APZ) III & IV and are subject to the following land use safety compatibility
criteria:
No Schools, Hospitals, Nursing Homes, Large residential support facilities,
Large child day care centers, Adult day care facilities, Churches, Auditoriums,
Concert Halls, Amphitheaters or other uses that would concentrate a large
number of people.
Distracting.lights or glare, sources of smoke, electronic interference and
attractor of birds are unacceptable
Remainder Residential 7.11 parcel of Parcel Map 2004-36 lies within Approach
Protection Zone (APZ) III & IV and is subject to the following land use safety
compatibility criteria:
Residential use is Conditionally Acceptable: Risks exist, but the use is
acceptable under conditions where density is no greater than 5 dwelling units
per acre.
Parcels U-Z and AA-UU of Parcel Map 2004-36 lie within the 60-65 CNEL Noise
Contours and are subject to the following conditions:
The proposed zoning of light industrial is a Normally Acceptable land use.
Noise is a factor to be considered, in that slight interference with outdoor
activities may occur. Conventional construction methods will eliminate most
noise intrusions upon indoor activities.
Page 2 of 3
For all parcels of Parcel Map 2004-36 the following shall apply:
No structure, tree or other object shall be permitted to exceed the height limits
established in accordance with Part 77, Objects Affecting Navigable Airspace,
Subpart C, of the Federal Aviation Regulations (FAR).
Buyers Notification
Buyer notification shall be accomplished by the use of real estate disclosure
statements for property within the Airport Review Area. The disclosure
statement shall notify the buyers of property located within the Airport Review
Area of the proximity of the property to the Fresno Yosemite International
Airport and that aircraft overflights may affect the habitability and quiet
enjoyment of the property. Parcels A-Z, AA-UU and the Remainder
Residential 7.11 acre parcel of Parcel Map 2004-36 lie within the Airport
Review Area.
Page 3 of 3
GOVERNMENT CODE§66020(d)(1)
A protest filed pursuant to subdivision (a)shall be filed at the time of approval or conditional
approval of the development or within 90 days after the date of the imposition of the fees,
dedications, reservations, or other exactions to be imposed on a development project.
Each local agency shall provide to the project applicant a notice in writing at the time of the
approval of the project or at the time of the imposition of the fees, dedications,
reservations, or other exactions, a statement of the amount of the fees or a description of
the dedications, reservations, or other exactions, and notification that the 90-day approval
period in which the applicant may protest has begun.
Tentative Parcel Map No. 2004-36
SEWER CONNECTION CHARGES FEE RATE
1. Lateral Sewer Charge $0.10/sq. ft. (to 100' depth)
2. Oversize Charge $0.05/sq. ft. (to 100' depth)
3. Trunk Sewer Charge S.T.E.P
Service Area: Fowler
4. 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).
5. Copper Avenue Sewer Lift Station Charge n/a
6. Fowler Trunk Sewer Interim Fee Surety n/a
7. House Branch Sewer Charge n/a
8. Millbrook Overlay Sewer n/a
WATER CONNECTION CHARGES FEE RATE
9. 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.
10. Frontage Charge $6.50/lineal foot
11. Transmission Grid Main Charge $643/gross acre
12. Transmission Grid Main Bond Debt
Service Charge $243/gross acre
13. UGM Water Supply Fee $582/living unit equivalent
Service Area: 501
14. Well Head Treatment Fee $238/living unit equivalent
Service Area: 501
15. Recharge Fee $75/living unit equivalent
Service Area: 501
16. 1994 Bond Debt Service $244/living unit equivalent
Service Area: 501
DEVELOPMENT IMPACT FEE
17. Northeast Fresno Policing Area n/a
18. Traffic Signal Charge** $0.29/sq. ft.
"Building areas to be calculated to the nearest square foot. Due at the time of development.
URBAN GROWTH MANAGEMENT FEE RATE/CHARGE*
19. UGM Fire Station Capital Fee $1211/gross acre
Service Area: 15
20. UGM Park Fee $638/gross acre
Service Area: 2
21. Major Street Charge $3161/adj. acre
Service Area: D-1/E-2
22. Major Street Bridge Charge $304/adj. acre
Service Area: D-1/E-2
23. UGM Grade Separation Fee n/a
24. Trunk Sewer Charge n/a
Service Area:
25. *Street Acquisition/Construction Charge $17,285.26 (313-270-39s)
c:\myfiles\wp\parcelmap2OO4-36\tentativ.mlm
(2 l SBC California
l ' 1250 East Ashlan Avenue
`,•J/ Fresno, CA 93704
February 7, 2005
City of Fresno, Planning & Development ` 1
Paul Bernal, Planner III
2600 Fresno Street, Third Floor
Fresno, CA 93721-3604
Attn: Paul Bernal, Planner III.
Subject: VESTING TENTATIVE PARCEL MAP NO. 2004-36
Enclosed is the Tentative Parcel Map copy you provided for the above
referenced project. SBC California has marked all known facilities that will be
placed within the limits of this project.
The SBC California Engineer for this project is Ed Siqueiros. Ed can be reached
on (559) 454-3848.
If you have any questions regarding this letter, please contact me on (559) 228-
7020.
Thank you,
X
Don Daily
Public Works Coordinator
SBC California
Attachments
Enclosure
City of
Plannincl & Development Department
2600 Fresno Street • Third Floor Please Reply To:
Fresno, California 93721-3604 Paul Bernal
(559) 621-8277 FAX(559)488-1020 621-8073
PARCEL MAP REVIEW
DATE: JANUARY 14, 2005
SBC
VESTING TENTATIVE PARCEL MAP NO. 2004-36
Please review the attached Tentative Parcel Map and make your comments below:
This a Vesting Tentative Parcel Map proposing to subdivide 107.13 acres of property
into a 45 lot industrial subdivision.
This is your opportunity to determine necessary easements for the installation of your
facilities. Please locate any required easement on the attached map and identify
necessary widths. Also, can the required easement be multi-use or common trench?
NOTE: F.M.C. 12-1011 requires overhead utility lines to be placed underground,
except for major transmission lines, within the site and along street
frontages. Some exemptions also are available for infill areas.
Return this for to: Paul Bernal, Planner III, Planning Division, Current Planning
Section. If you have any questions, please call.
COMMENTS: //
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Street Name Review
TPM-2004-36 2-9-05
Street Name Status Required Change
East Harvey Avenue Good
'Blank'(fronting on parcels 11,JJ,KK,SS,and UU) Add East Turner Avenue
East Belmont Avenue Good
'Blank'(fronting on parcels A,C,D,and E) Add East Grant Avenue
'Blank'(fronting on parcels R,S,x,v,EE,and DD) Add East Washington Avenue
East Tulare Street Chane North Fancher Creek Avenue
South Folwer Avenue Chane North Fowler Avenue
'Blank'(fronting on parcels B,D,E,F.G.ti,1,and L) Add North Laverne Avenue
'Blank'(fronting on parcels MM,NN,00,PP,QQ,and RR) Add North Cypress Avenue
South Armstrong Avenue Chane I North Armstrong Avenue
S89'36'26'E
1000.48'
I EAST AVENUE
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PREPARED BY:
SCALE: 1' = YAMABE & HORN ENGINEERING, INC.
1300 EAST SHAW AVE. SUITE 176
0 FRESNO, CA 93710
03287RZ4.DGW
City of
Planning & Development Department
2600 Fresno Street • Third Floor Nick P. Yovino
Fresno, California 93721-3604 Director
(559) 621-8277 FAX (559) 488-1020
December 6, 2004 Please reply to:
Paul Bernal
(559)621-8073
Yamabe & Horn Engineering, Inc.
Attention: Brandon Broussard
1300 East Shaw Avenue, Suite 176
Fresno, California 93710
SUBJECT: VERIFICATION OF APPLICATION DOCUMENT FOR VESTING TENTATIVE
PARCEL MAP NO. 2004-36 FOR PROPERTY LOCATED ON THE NORTH AND
SOUTH SIDE OF EAST BUTLER AVENUE BETWEEN SOUTH ARMSTRONG AND
SOUTH FOWLER AVENUES.
In accordance with Section 12-1005 of the Fresno Municipal Code, the above-noted tentative parcel
map application, has been reviewed for completeness of form and content. The map, as submitted
does not provide all of the information necessary to consider the application as complete. The
attached checklist and marked-up copy of the tentative parcel map indicate the information that must
be added or modified in order to render the tentative parcel map complete and acceptable for
processing.
Prior to submittal, please submit two copies of the revised tentative parcel map for pre-filing
review. When the tentative map is correct and acceptable for processing your submission should
consist of 25 copies of the tentative parcel map.
If you have any questions or require additional information please contact this office.
Sincerely,
G DIVISION
<t�n�
Paul Bernal
Planner III
Enclosures
City Of Planning & Development Department
Planning Division
to.E%Eno,�„�\I/� 2600 Fresno Street
Fresno, CA 93721-3604
Phone(559) 621-8277
VERIFICATION CHECKLIST
Tentative Parcel Map No. 2004-36
Reviewed by. Paul Bernal Date: December 6, 2004
FORM AND CONTENT OF TENTATIVE PARCEL MAPS AND RELATED
APPLICATIONS
(Pursuant to Fresno Municipal Code Section 12-1205)
Form Updated November 22,2004
Legend: ok— Item appears satisfactory or complete as shown.
NA— Item is not applicable
* - Item needs to be noted, corrected and/or clarified
Ok 1) A preliminary parcel map shall be filed with the Director. The preliminary map shall be
submitted on a sheet 18 by 26 inches or 460 by 660 millimeters. A marginal line shall
be drawn completely around each sheet, leaving an entirely blank margin of one inch
or .025 millimeters. The map shall be legibly drawn on tracing paper, suitable for
reproduction to a scale and in a manner to best illustrate the proposed division. A
marginal line shall be drawn completely around the sheet leaving an entirely blank
margin of one inch. The following information shall be shown on the map:
Ok 2) The boundary lines of the entire parcel including the area to be divided, with
dimensions, based on existing survey data or property descriptions.
Ok 3) The proposed division lines with dimensions.
* 4) Identification of each parcel with a letter designation.
Ok 5) All existing buildings and structures located on the land to be divided, together with
their major exterior dimensions and distance from said buildings and structures to the
boundary lines of the parcels which are to be created by the proposed land division.
* 6) The location of existing wells, septic tanks, leaching fields, and house branch sewer
lines and water lines.
* 7) The location and names of all abutting streets, alleys, and easements.
* 8) The location and widths of any streets, alleys, and easements proposed by the
subdivider.
Vesting Tentative Parcel Map No. 2004-36
December 6, 2004
Page 2
Ok 9) Source of data from which the map was drawn.
Ok 10) Name, address, and telephone number of the person preparing the map and any
record owner of the land.
N/A 11) For residential parcel maps, a statement indicating how the parcel map design
provides, to the extent feasible, for passive and natural heating or cooling opportunities
and for other measures that conserve nonrenewable energy resources.
Ok 12) Such additional information as the Director deems necessary, including but not limited
to the information required by Sections 12-1004 and 12-1009 of the Fresno Municipal
Code (Additional information is listed below).
Ok 13) A"vesting tentative parcel map"shall have clearly printed on its face the words vesting
tentative parcel map.
FORM AND CONTENT OF RELATED APPLICATIONS
Applications related to a tentative parcel map that are submitted prior to or concurrently with a
tentative parcel map shall contain clear, legible and accurate information. Such applications may
include the following:
Ok 14) Environmental Assessment Application.
Ok 15) Rezoning Application.
16) Urban Growth Management Application.
17) Special Permit Application.
18) Request for Modification of Standards.
19) Internal Consistency of Applications:
a) Information presented in each application must be consistent with information
presented in related applications and on the tentative tract map.
* b) Site plans, drawings and other graphic materials that are part of a special
permit application must be consistent with the tentative tract map.
* c) An application for rezoning of property with the boundaries of a tentative tract
map must contain a legal description of the property to be rezoned that is
consistent with the tentative tract map.
The following features shall be shown accurately to a distance of two hundred feet from the
proposed subdivision boundary:
Vesting Tentative Parcel Map No. 2004-36
December 6, 2004
Page 3
* 20) Existing zoning.
* 21) Parcel boundary lines.
22) Easements affecting the subdivision.
* 23) Locations and widths of existing streets and rights-of-way.
* 24) Location and width of existing improvements, including sewer, water, storm lines,
concrete curb, gutter, sidewalk, and pavement, and location of street lights and traffic
signals.
* 25) Existing land uses.
K:`•,M<aster Files-Parcel Maps'.,Parcei Maps 2004;,TPM-2004-36 North-Souflh side of Befrnort btw Fowler&Armstrong--
PB1Parcel Map Che;(*hst Form.dor.