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PM 2004-41 - Conditions of Approval - 7/12/2006
i 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 May 22, 2006 Please reply to: Paul Bernal (559) 621-8073 Gary G. Giannetta Attention: Brett Giannetta 1119 "S" Street Fresno, California 93721 SUBJECT: NOTICE OF APPROVAL OF TENTATIVE PARCEL MAP NO. 2004-41 DATED MARCH 7, 2006, PROPOSING A NINE LOT PARCEL MAP PLANNED DEVELOPMENT FOR PROPERTY LOCATED ON THE EAST SIDE OF NORTH BLACKSTONE AVENUE BETWEEN EAST EL PASO AND EAST NEES AVENUES (APN: 303-690-01 thru 12 &303-400-01 thru 06) The City of Fresno Planning Division has completed its review of the subject parcel map dated March 7,2006. Pursuant to Section 12-1205 of the Fresno Municipal Code,this letter is written to advise you that the Conditions of Approval dated May 11, 2006, are as noted on the attached document. Appeal: The divider or any aggrieved person may file an appeal regarding to conditions of approval within fifteen (15) days from the date of approval. To protest the Director's decision regarding the conditions of approval, you must appeal by filing a written appeal with the Director of the Planning & Development Department. Appeal must include the appellant's interest in/or relationship to the subject property,the decision or action appealed,and specific reasons why the appellant believes the decision or action appealed from should not be upheld. Appeals must be submitted to the Director of the Planning and Development Department prior to 5 p.m. on June 5, 2006. EXPIRATION: The approval or conditional approval of this tentative Parcel Map expires two years from the date of approval. The expiration shall terminate all proceedings and a final Parcel Map may not be filed without first processing a new Tentative Parcel Map. Modification of a Tentative Parcel Map after approval or conditional approval does not extend the two year time limit. EXTENSION: The divider may request an extension of the tentative map expiration date by filing a written application together with the fee set forth in the Master Fee Schedule at the time of the request with the Director of the Planning&Development Department at least thirty days before the expiration date of the map. The applicant must state the reasons for the requesting the extension. New conditions may be imposed if an extension is granted. An extension may not exceed an aggregate of five years. Gary G. Giannetta Tentative Parcel Map No. 2004-41 May 22, 2006 Page 2 If you wish additional information, please contact the City of Fresno, Planning and Development Department, Planning Division, 2600 Fresno Street, Fresno, Califomia 93721-3604; phone, (559) 621-8277. Your inquiry should be directed to either Rick Sommerville(engineering or improvements issues) or Paul Bernal (planning or zoning issues). Should you have any questions regarding the conditions you must notify either Rick Sommerville at (559) 621-8277 or Paul Bernal at (559) 621-8073 by June 5, 2006, 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. Sincerely, PLANNING DIVISION Paul Bernal, Planner III Planning and Development Department Enclosures: Tentative Parcel Map No. 2004-41 dated March 7, 2006 Conditions of Approval dated May 11, 2006 KAMaster Rles-Parcel Maps\Parcel Maps'96-'04\Parcel Maps 2004\TPM-2004-41 River Park Mall Parcel Map—PBWppraval Letter\Approval LetterTPM- 2004-41.doc A gig 9 NIX bills _ DRi "�.Inea� ttli pp iliiJill ./ 1 CNZ .4 1 1 11 1-��""Tr—-�— 'i ��...''.• � c i po$�/i° � ••�i1i11ii! � l Ip' i 1 i i I e❑ _ _'� C' i�� �i o /� 9 11� I 1 1 1a 1 f�1I 14_ —_��. _.\ _._ w 1 ° �q �Y 1 « 11 ° ° 111 Y �•` ��S � I ' v ^' V T W ° 41 1 dlli I d N i V 4 -- - - - - - - - - - - - - - - ----------- - + - N 31wrw nnls>q�lo HIN°N FEE�VE]� GARY GIANNETTA CONSULTING CIVIL ENGINEER 5 2006 1119 S STREET ; FRESNO,CA 93721 (559)264-3590 (559)264-0696 FAX June 5, 2006 Mr. Nick Yovino Planning Director City of Fresno 2600 Fresno Street Fresno, CA 93721 Re: Tentative Parcel Map 2004-41 Dear Mr. Yovino: As project engineer for River Park Properties, I am appealing the following Conditions of Approval: Condition 44. Comply with Caltrans letter dated March 17, 2006. We are appealing any requirements for a Traffic Impact Study for the parcel map and any future entitlements within the parcel map boundaries as long as the development of the property is in accordance with the current zoning. All mitigation measures required for the development of the property were completed with the City Assessment District 100. Payment of the following Development Fees and Charges: Lateral Sewer _ Oversize Sewer Water Frontage UGM Water Supply 1994 Bond Debt Service Fire Facilities Impact Police Facilities Impact Traffic Signal Major Street Major Bridge River Park Properties, the landowner and developer, has constructed the improvements that some of the above fees are collected to fund and is due reimbursements for the construction. • Page 2 June 5,2006 Also Vesting Tentative Parcel Map 2004-41 was submitted and accepted for processing prior to the creation of some of the,above fees. Therefore the property within the map, as long as the final map records, is not subject to the new fees. Please call me so we can set up a meeting to resolve this appeal. Respectfully, Gary Giannetta Project Engineer cc: Paul Bernal Danny Kuniyoshi CITY OF FRESNO PLANNING AND DEVELOPMENT DEPARTMENT CONDITIONS OF APPROVAL MAY 11, 2006 TENTATIVE PARCEL MAP No. 2004-41 East side of North Blackstone Avenue between East EI Paso and East Nees 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 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 Tentative Parcel Map No. 2004-41 a Planned Development, dated March 7, 2006, 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 that portion of Lots 245 and 246 of Perrin Colony No. 2, recorded in Volume 4, Page 68 of Plats, Fresno County Records, lying within the Northeast Quarter of Section 33,Township 12 South,Range 20 East,Mount Diablo, Base and Meridian. Together with Parcel A and Parcel P of Said Parcel Map No. 2000-07. PLAN CONSISTENCY 2. The subject site is located within the jurisdiction of the Woodward Park Community Plan and the 2025 Fresno General Plan. The Woodward Park Community Plan and the 2025 Fresno General Plan designate the parcel map for development with regional commercial planned land uses. Ordinance No. 88-144, adopted by the Fresno City Council on November 15, 1988, was conditioned requiring the development of the subject site with the property development standards of the C-3 zone district which is consistent with regional commercial planned land uses designation. Conditions of Approval Tentative Parcel Map No. 2004-41 May 11, 2006 Page 2 ZONING 3. Comply with provision of the State of California Government Code Sections §66410 - §66499.58 SMA and the City FMC Chapter 12, Article 10 (Subdivision of Real Property). 4. Proposed Parcels "A"thru "I" inclusive, are consistent with the C-6/UGM/cz zone district. CONDITIONS OF ZONING 5. When the Fresno City Council adopted Ordinance No. 88-144, the site was conditioned with the following: the lot coverage, yards, off-street parking, access and outdoor advertising development standards of the C-3 Regional Shopping Center District shall apply to all development of the real property. Although this condition is directly related to development of the subject site,staff will reiterate the condition thereby apply the condition to all the proposed parcels of Vesting Tentative Parcel Map No. 2004-41. TRAIL REQUIREMENT 6. Pursuant to 2025 Fresno General Plan Exhibit 9 and Policies E-15-a, E-15-b, E-15-h and E-15-i and in accordance with Policies 3.2.1 and 3.2.2 and 3.2.3 of the 1990 Master Multi- Purpose Trails Manual,within the limits of the parcel map,the developer/owner shall dedicate and construct appropriate improvements or provide appropriate security for a bicycle and pedestrian trail with accommodation of an appropriate width along the southern side of the East Nees Avenue. The location and width of the trail may be accommodated within and including the required landscape easement. MODIFICATIONS TO PROEPRTY DEVELOPMENT STANDARDS 7. Proposed parcels must be consistent with the C-6/UGiWcz zone district for the parcel map site in terms of lot depth and area subject to approval of a special permit for a planned development. All parcels must provide access to public street rights-of-way under a planned development special permit. 8. Conditional Use Permit Application No. C-98-93, which was approved by the Director of Planning and Development, authorized the development of an overall 41.87 acre site with a regional shopping center. Conditional Use Permit Application No.C-98-93 shall be revised to include the property lines as proposed per Tentative Parcel Map No.2004-41,dated March 7, 2006 thereby authorizing the creation of the planned development. Contact the Planning and Development Department at(559)621-8277 for further information regarding the submittal of the revised site plan. Conditions of Approval Tentative Parcel Map No. 2004-41 May 11, 2006 Page 3 9. Submit draft copies of Covenants,Conditions and Restrictions/Owners Association documents (CC& R's)for review and approval. Final,executed and notarized document are to be located with the parcel map. CC & R's shall conform with the provisions of Section 12-1026 of the FMC and address ingress, egress, sewer and water service maintenance and access, fire protection, solid waste service, storm drainage, parking and landscaping as follows: i. Cross Access for ingress/egress ii. Cross Drainage iii. Covenant for Shared Parking iv. Covenant to maintain sewer, water and all other utilities V. Covenant for fire protection underground water supplies vi. Covenant to maintain all landscaping within the limits of this map vii. Covenant for shared solid waste facilities viii. Provide Covenant Agreement for access to land locked parcels ix. Provide Covenant Agreement for maintenance of fire suppression water system 10. The placement of a parcel line in close proximity to any existing and/or proposed structures requires that the structure be found in compliance with the fire resistive standards of the Uniformed Building Code, Chapter 5. In the event the structures do not comply they must be modified so as to meet the requirement. 11. The proposed structure(s) on the site may be affected due to the location of the proposed parcel lines. Compliance with the prevailing Uniform Building Code as it relates to exterior wall protection, allowable area, etc. (as applicable to new parcel line locations) must be demonstrated prior to final map submittal. Contact the Planning and Development Department, Building and Safety Services Division at (559) 621-8200. STREET NAMES 12. The following street names shall be changed upon the final map: Street Name Status Required Change West Nees Avenue Change East Nees Avenue East El Paso Avenue Change (Private Street) North Blackstone Avenue Good None 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. Conditions of Approval Tentative Parcel Map No. 2004-41 May 11, 2006 Page 4 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 FMC, Resolution No.78-522/88-229, 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 11 le City of Fresno Star idard Specificaiions al id Drawiny�(City Coo icil 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. 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. Conditions of Approval Tentative Parcel Map No. 2004-41 May 11, 2006 Page 5 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 Fresno Fire Department requires that a covenant for fire protection and cross access be recorded inclusive of Tentative Parcel Map No. 2004-41. STREETS AND RIGHTS-OF-WAY 27. Dedicate a cross access agreement between all other Parcel's and Parcel G for access to North Blackstone Avenue, East Nees Avenue and private street East EI Paso Avenue. 28. Comply with Public Works Department, Engineering Division memorandum dated April 24, 2006. Sanitary Sewer Service 29. On-site sanitary sewer facilities shall be private. 30. Separate sewer house branches are required for each lot. 31. Comply with the Department of Public Utilities, Planning and Engineering memorandum dated March 13, 2006. Conditions of Approval Tentative Parcel Map No. 2004-41 May 11, 2006 Page 6 Sanitary Sewer Fees 32. The following Sewer Connection Charges are due and shall be paid for the Project: I. Sewer Lateral Charge II. Oversize Sewer Area: #6 III. Trunk Sewer Area: Herndon IV. Wastewater Facilities Charge (Non-Residential) Water Service 33. Separate services with meter boxes shall be provided to each parcel. 34. Seal and abandon existing on-site wells in compliance with the State of Califomia Well Standards, Bulletin 74-90 or current revisions issued by California Department of Water Resources and City of Fresno standards. 35. Two independent sources of water, meeting Federal and State Drinking Water Act Standards,are required to serve the development including any subsequent phases thereof. The two-source requirement may be accomplished through a combination of water main extensions, construction of supply wells, or other acceptable source so water supply approved by the Water Systems Manager. 36. All public water facilities shall be constructed in accordance with Public Works Department standards, specifications and policies. 37. Comply with the Department of Public Utilities, Water Division memorandum dated March 10, 2006. FLOOD CONTROL AND DRAINAGE 38. The subdivider shall be required to comply with the specific requirements imposed by the Fresno Metropolitan Flood Control District(FMFCD)for the subdivision or any amendments or modifications to those requirements, which may be granted by the FMFCD Board of Directors, pursuant to Section 13-1307 of the Fresno Municipal Code. These requirements are identified in the attached District's letter to the Planning and Development Department dated March 16, 2006. FRESNO IRRIGATION DISTRICT (FID) 39. FID's Forkner No. 121 pipeline traverses the subject property in an exclusive easement recorded on July 16, 1986 as Document NO.86079556,Official Records of Fresno County. 40. 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. Conditions of Approval Tentative Parcel Map No. 2004-41 May 11, 2006 Page 7 PACIFIC GAS AND ELECTRIC COMPANY (PG&E) 41. PG&E request that its 80 foot wide easement be delineated on the map along with reference to the recording information of the easement deed. 42. Developer shall be responsible for the costs associated with the relocation of existing PG&E facilities to accommodate their proposed development. Because facility relocation's require long lead times and are not always feasible, developers should be encouraged to consult with PG&E as early in their planning stages as possible. 43. Comply with PG&E's letter dated March 16, 2006. DEPARTMENT OF TRANSPORTATION (CALTRANS) 44. Comply with Caltrans letter dated March 17, 2006. 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 $0.00 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 Charge S.T.L.P. Service Area: Herndon e. Wastewater Facilities Charge S.T.E.P.♦ f. Copper Avenue Sewer Lift Station Charge* N/A g. Fowler Trunk Sewer Interim Fee Surety* N/A h. House Branch Sewer Chargew N/A i. Millbrook Overlay Sewer* N/A Conditions of Approval Tentative Parcel Map No. 2004-41 May 11, 2006 Page 8 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 (parcels 5 gross acres or more) m. Transmission Grid Main $243/gross acre Bond Debt Service Charge w► (parcels 5 gross acres or more) n. UGM Water Supply Feev $456/living unit equivalent* Service Area: 101-S o. Well Head Treatment Fee♦ $0/living unit equivalent* Service Area: 101 p. Recharge Feev $01living unit equivalent* Service Area: 101 q. 1994 Bond Debt Service* $895/living unit equivalent* Service Area: 101 DEVELOPMENT IMPACT FEE FEE RATE r. Fire Facilities Impact Fee - Citywide♦** $236/1000sq.ft t s. Park Facility Impact Fee - Citywide*** N/A t. Quimby Parkland Dedication Feelf** N/A u. Police Facilities Impact Fee - Citywide*** $665/1000sq.ft t v. Traffic Signal Charge* $1.78/sq.ft t URBAN GROWTH MANAGEMENT FEE RATE w. Major Street Charge* $2436/adj. acre Service Area: E-1 x. Major Street Bridge Charge* $254/adj. acre Service Area: E-1 Conditions of Approval Tentative Parcel Map No. 2004-41 May 11, 2006 Page 9 y. UGM Grade Separation Fee* N/A Service Area: z. UGM Trunk Sewer Charge* N/A Service Area: aa. Street Acquisition/Construction Charge♦ N/A Notes: •Living Unit Equivalents are calculated by multiplying the number of Net Acres by 5.8 Living Unit Equivalents forcommercial or3.0 Living Unit Equivalents for industrial to arrive at the total number of Living Unit Equivalents. Fee applicable to all maps accepted for filing after August 30,2005 ♦ 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 ,6 Deferrable through Fee Deferral Covenant. ♦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. KAMaster Fles-Parcel Maps\Parcel Maps'96-'04\Parcel Maps 2004\TPM-2004-41 River Park Mall Parcel Map—MConditions of Approval\Conditions of Approval TPM No.2004-41.doc City of rn-=-. PLANNING AND DEVELOPMENT DEPARTMENT DATE: May 11, 2006 TO: NICK P. YOVINO, Director Planning and Development Depa®rtment THROUGH: GILBERT J. HARO, Planning Ma Planning Division FROM: PAUL BERNAL, Planne II Planning Division SUBJECT: REQUIRED FINDINGS AND APPROVAL OF TENTATIVE PARCEL MAP NO. 2004-41, WHICH PROPOSES TO CREATE A NINE PARCEL PLANNED DEVELOPMENT FOR PROPERTY LOCATED ON THE EAST SIDE OF NORTH BLACKSTONE AVENUE BETWEEN EAST EL PASO AND EAST NEES AVENEUS. (APN: 303-690-01 thru 12 & 303-400-01 thru 06) BACKGROUND Tentative Parcel Map No. 2004-41 filed by Gary G. Giannetta Civil Engineering and Land Surveying, on behalf of River Park Properties VII, and accepted for processing on March 7, 2006, proposes to create a nine parcel planned development for approximately 11.68 acres of C-6/UGM/cz (Heavy Commercial Districf/Urban Growth Management/with conditions of zoning) zoned property located on the east side of North Blackstone Avenue between East EI Paso and East Nees Avenues. The property is within the jurisdiction of the Woodward Park Community Plan and the 2025 Fresno General Plan both of which designate the subject property for regional commercial planned land uses. Pursuant to Table 2 (Planned Land Use and Zone District Consistency Matrix)of the 2025 Fresno General Plan the C-6 zone district is not classified as being consistent with the planned land use designation of regional commercial. However,the Fresno City Council approved Rezone Application No. R-88-118 on November 15, 1988,which was conditioned that the project site be developed to the C-3 (Regional Shopping Center Districo zone district property development standards thus, bringing the subject site into conformance with the regional commercial planned land use. It is noted that Vesting Tentative Parcel Map No.2004-41 is proposing to create parcels that deviate from the property development standards of the C-3 zone district given that one of the proposed parcels does not abut a public street or right-of-way. Pursuant to Section 12-407.5 of the Fresno Municipal Code (FMC),the Director may modify property development standards of the underlying zone district subject to the filing and approval of a single unified project which is covered by a development entitlement (i.e. C-98-93, which authorized the development of the River Park Shopping Center). However, because the approved site plan review did not depict the proposed parcel lines staff will require that the applicant apply for a revised site plan review inclusive of the proposed property lines. These conditions,as well other responding agencies conditions have been incorporated into the Conditions of Approval dated May 2,2006 for Tentative Parcel Map No.2004- 41. Tentative Parcel Map No. 2004-41 May 11, 2006 Page 2 CONDITIONS OF ZONING The existing C-6/UGM/cz zoning for the subject property was established bythe Fresno City Council on November 15, 1988. During the adoption of the proposed C-6 zone district,staff requested that conditions of zoning be placed upon the subject site. The conditions of zoning were established to ensure that the various uses within the project area are processed and designed in a unified manner. The following conditions were adopted per Ordinance Bill No. 88-144: 1. The lot coverage,yards,off-street parking,access and outdoor advertising development standards of the C-3 Regional Shopping Center District shall apply to all development of the real property included in this zone district amendment. 2. Any special permit (site plan, conditional use permit, or variance) submitted for the subject property may be appealed directly to the City Council for final action provided that said appeal addresses the provisions of Subsection 1,2,or 3 of Section 12-405-A of the Fresno Municipal Code and those on record to be notified of any subdivision or any special permit. Although these conditions of zoning apply to the certain uses and property development standards, staff has reiterated these conditions as conditions the parcel map ensuring that any new use will comply with the conditions of zoning as set forth. REQUIRED FINDINGS An environmental assessment initial study was prepared for this project in accordance with the requirements of the California Environmental Quality Act (CEQA) Guidelines. This process included the distribution of requests for comment from other responsible or affected agencies and interested organizations. Preparation of the environmental assessment necessitated a thorough review of the proposed project and relevant environmental issues and considered previously prepared environmental and technical studies pertinent to the Woodward Park Community Plan area including the Master Environmental !mpact Report (MEIR No. 10130) for the 2025 Fresno General Plan. These — environmental and technical studies have examined projected sewage generation rates of planned urban uses,the capacity of existing sanitary sewer collection and treatment facilities, and optimum alternatives for increasing capacities; groundwater aquifer resource conditions; water supply production and distribution system capacities; traffic carrying capacity of the planned major street system; and, student generation projections and school facility site location identification. The study indicates that the project, if approved, would conform to the land use designation and land use policies of the 2025 Fresno General Plan and is within the scope of the Master Environmental Impact Report No. 10130. Therefore,staff has issued a finding of conformity to the 2025 Fresno General Plan Master Environmental Impact Report(MEIR No. 10130) dated April 27, 2006, which incorporates a MEIR Mitigation Monitoring Checklist. This environmental finding was properly published and noticed on April 27, 2006, with no comments received to date. Tentative Parcel Map No. 2004-41 May 11, 2006 Page 3 STATE SUBDIVISION MAP ACT The Subdivision Map Act (California Govemment Code Section 66410 et. seq.) requires that a proposed parcel map not be approved unless the map,together with its design and improvement,is found to be consistent with the General Plan and any applicable specific plan(Finding No. 1 below). State law further provides that the proposed parcel map be denied approval if anyone of the Finding Nos. 2-5, below, is made in the negative. 1. The subject site is located within the jurisdiction of the Woodward Park Community Plan and the 2025 Fresno General Plan. The Woodward Park Community Plan and the 2025 Fresno General Plan designate the parcel map for development with regional commercial planned land uses. Ordinance No. 88-144, adopted by the Fresno City Council on November 15, 1988, was conditioned requiring the development of the subject site with the property development standards of the C-3 zone district which is consistent with regional commercial planned land uses designation. 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 Master Plan Inlets. 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.The site is located in an area that is fully developed with industrial uses. The area does not and would not provide value for wildlife. 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. In addition, during the entitlement process,staff will ensure that the conditions of zoning will be applied accordingly. 5. The proposed parcel map design will not conflict with pubic easements within or through the cito because conditions of approval will assure noninterference with any existing or proposed public easements. Staff, based on its own analysis, has determined that the parcel map,subject to the recommended conditions of approval,otherwise complies with the design and property development standards of the Zoning Ordinance and local Parcel Map Ordinance and recommends the approval of the parcel map. Tentative Parcel Map No. 2004-41 May 11, 2006 Page 4 DIRECTOR DETERMINATION 1. Based upon the above analysis,the Planning and Development Director finds that Tentative Parcel Map No. 2004-41 dated March 7, 2006, is consistent with the applicable plans and policies of the City of Fresno. 2. The Planning and Development Director hereby grants approval of Tentative Parcel Map No. 2004-41 dated March 7,2006,subject to the conditions of approval dated May 11,2006,and to become effective on May_, 2006. 51-1�610 k . Yovino, Director Date KAMaster Ries-Parcel Maps\Parcel Maps'96-'04\Parcel Maps 2004\TPM-2004-41 River Park Mall Parcel Map--PB\Director Memorandum\Director Memorandum TPM-2004-41.doc CITY OF FRESNO— ENVIRONMENTAL ASSESSMENT i INITIAL STUDY FINDING OF CONFORMITY/MSIR NO. 10130 DCn�1L� Pursuant to Section 21157.1 of the California Public Resource Code DATErIREDOIaZffD E@ FILING: (California Environmental Quality Act) the project described below is determined to be within the scope of the Master Environmental Impact Report 2006 APR 27 PM 4: 40 (MEIR) No. 10130 prepared for the 2025 Fresno General Plan CITY CLERK, FRESNO Cf Initial study is on file in the Planning and Development Department, City Hall, 2600 Fresno Street, Fresno, California 93721 (559) 621-8277 Applicant: Initial Study Prepared By: River Park Properties VII Paul Bernal, Planner III 8365 North Fresno Street, Suite 150 April 27, 2006 Fresno, California 93720 Environmental Assessment Number: Project Location (including APN): Vesting Tentative Parcel Map No. 2004-41 East side of North Blackstone Avenue between East EI Paso and East Nees Avenues (APN: 303-690-01 thru 12, inclusive & 303-400-01 thru 06, inclusive) Project Description: River Park Properties VII, has filed Vesting Tentative Parcel Map No. 2004-41 for approximately 11.68 acres of property located on the east side of North Blackstone Avenue between East EI Paso and East Nees Avenues. The parcel map proposes to subdivide the subject site into a nine parcel planned development. The subject site is within the jurisdiction of the Woodward Park Community Plan and the 2025 Fresno General Plan both of which designate the subject site for regional commercial planned land uses. Pursuant to Table 2 (Planned Land Use and Zone District Consistency Matrix) of the 2025 Fresno General Plan and applied within all community plans, the planned land use designation of regional commercial is inconsistent with the existing C-6/UGM/cz (General Heavy Commercial District/Urban Growth Managementwith conditions of zoning) zone district. However, Rezone Application No. R-88-118 was approved by the Fresno City Council per Ordinance No. 88-144 which established conditions of zoning. One of the conditions of zoning limited the development of the site to the C-3 (Regional Shopping Center Districts zone district property development standards which is consistent with the regional commercial planned land uses designation. The subject site is currently developed and is surrounded by regional commercial and office uses to the north, east, south and west. The sole intent of the map is to subdivide the property for leasing purposes. Conformance to Master Environmental Impact Report(MEIR NO. 10130): The 2025 Fresno General Plan and Woodward Park Area Community Plan designate the subject parcel for regional commercial planned land uses. The planned land use and the existing C-6/UGM/cz zone district conforms to the regional commercial planned land use designation as indicated by per Ordinance No. 88-144 which limits the development of the subject site to the property development standards of the C-3 zone district. The Planning and Development Department staff has prepared an initial study and environmental checklist and evaluated the proposed project in accordance with the land use and environmental policies and provisions of the 2025 Fresno General Plan and the related Master Environmental Impact Report (MEIR) No. 10130. The subject property is developed at an intensity and scale that is permitted by the planned land use and existing zoning designation for the site. Thus, the approval of the tentative parcel map will not facilitate an additional intensification of uses beyond that which already exists or would be allowed by the above-noted planned land use designation. Moreover, the existing project will not adversely impact existing city service systems or the traffic circulation system that serves the subject parcels, or any such effect is not substantially unusual or of undesirable magnitude. These infrastructure findings have been verified by the California Transportation Department, the City of Fresno Public Works Department and Public Utilities Departments. It has been further determined that all applicable mitigation measures of MEIR No. 10130 have been applied to the project necessary to assure that the project will not cause significant adverse cumulative impacts, growth Finding of Conformity Under MEIR No. 10130 Environmental Assessment No.TPM No. 2004-41 April 27, 2006 Page 2 inducing impacts, and irreversible significant effects beyond those identified by MEIR No. 10130 as provided by CEQA Section 15178(a). Per Section 21157.1 of the California Public Resources Code (California Environmental Quality Act), it may be determined that a subsequent project falls within the scope of a MEIR, provided that the project does not cause significant impacts on the environment that were not previously examined by the MEIR. Relative to this specific project proposal, the environmental impacts noted in the MEIR, per the 2025 Fresno General Plan land use designations, include impacts associated with the regional commercial planned land use designation specified for the subject site. Based on this initial study, the proposed project does not change the land use indicated for the subject parcel and will not generate additional significant effects not previously identified by the MEIR and no new additional mitigation measures are required. Therefore, the project proposal is within the scope of the MEIR as defined by Section 15177 of the CEQA Guidelines. Moreover, as lead agency for this project, the Planning and Development Department, per Section 15177 (d) of the CEQA Guidelines, has determined that all feasible mitigation measures from MEIR No. 10130 shall apply to the project proposal as noted in the attached mitigation monitoring checklist. Public notice has been provided regarding staff's finding in a manner prescribed by this section of the Guidelines and by Section 21092 of the California Public Resources Code (CEQA provisions). —,2 90(",:�7, 9- e, * qlz� lotp Gilbert J. Haro Dale Planning Manager, City of Fresno Attachments: Environmental ChecklistAnitial Study for Environmental Assessment No. TPM No. 2004-41 Mitigation Monitoring Checklist (MEIR No. 10130) for Environmental Assessment No. TPM No. 2004-41 KAMaster Files - Parcel Maps\Parcel Maps '96 - '04\Parcel Maps 2004\TPM-2004-41 River Park Mall Parcel Map — PB\Environmental AssessmenAFINDING OF CONFORMITY COVER PAGE.doc City of 1L=ff%15A%-1ku\I// me-0: J-1 PLANNING AND DEVELOPMENT DEPARTMENT DATE: May 11, 2006 TO: NICK P. YOVINO, Director Planning and Development Depaoftment THROUGH: GILBERT J. HARD, Planning MaPlanning Division FROM: PAUL BERNAL, Planne II Planning Division SUBJECT: REQUIRED FINDINGS AND APPROVAL OF TENTATIVE PARCEL MAP NO. 2004-41, WHICH PROPOSES TO CREATE A NINE PARCEL PLANNED DEVELOPMENT FOR PROPERTY LOCATED ON THE EAST SIDE OF NORTH BLACKSTONE AVENUE BETWEEN EAST EL PASO AND EAST NEES AVENEUS. (APN: 303-690-01 thru 12 & 303-400-01 thru 06) BACKGROUND Tentative Parcel Map No. 2004-41 filed by Gary G. Giannetta Civil Engineering and Land Surveying, on behalf of River Park Properties VII, and accepted for processing on March 7, 2006, proposes to create a nine parcel planned development for approximately 11.68 acres of C-6/UGM/cz (Heavy Commercial District/Urban Growth Management/with conditions of zoning) zoned property located on the east side of North Blackstone Avenue between East EI Paso and East Nees Avenues. The property is within the jurisdiction of the Woodward Park Community Plan and the 2025 Fresno General Plan both of which designate the subject property for regional commercial planned land uses. Pursuant to Table 2 (Planned Land Use and Zone District Consistency Matrix)of the 2025 Fresno General Plan the C-6 zone district is not classified as being consistent with the planned land use designation of regional commercial. However,the Fresno City Council approved Rezone Application No. R-88-118 on November 15, 1988,which was conditioned that the project site be developed to the C-3 (Regional Shopping Center District) zone district property development standards thus, bringing the subject site into conformance with the regional commercial planned land use. It is noted that Vesting Tentative Parcel Map No.2004-41 is proposing to create parcels that deviate from the property development standards of the C-3 zone district given that one of the proposed parcels does not abut a public street or right-of-way. Pursuant to Section 12-407.5 of the Fresno Municipal Code (FMC), the Director may modify property development standards of the underlying zone district subject to the filing and approval of a single unified project which is covered by a development entitlement (i.e. C-98-93, which authorized the development of the River Park Shopping Center). However, because the approved site plan review did not depict the proposed parcel lines staff will require that the applicant apply for a revised site plan review inclusive of the proposed property lines. These conditions,as well other responding agencies conditions have been incorporated into the Conditions of Approval dated May 2,2006 for Tentative Parcel Map No.2004- 41. Tentative Parcel Map No. 2004-41 May 11, 2006 Page 2 CONDITIONS OF ZONING The existing C-6/UGM/cz zoning for the subject property was established by the Fresno City Council on November 15, 1988. During the adoption of the proposed C-6 zone district,staff requested that conditions of zoning be placed upon the subject site. The conditions of zoning were established to ensure that the various uses within the project area are processed and designed in a unified manner. The following conditions were adopted per Ordinance Bill No. 88-144: 1. The lot coverage,yards,off-street parking,access and outdoor advertising development standards of the C-3 Regional Shopping Center District shall apply to all development of the real property included in this zone district amendment. 2. Any special permit (site plan, conditional use permit, or variance) submitted for the subject property may be appealed directly to the City Council for final action provided that said appeal addresses the provisions of Subsection 1,2,or 3 of Section 12-405-A of the Fresno Municipal Code and those on record to be notified of any subdivision or any special permit. Although these conditions of zoning apply to the certain uses and property development standards, staff has reiterated these conditions as conditions the parcel map ensuring that any new use will comply with the conditions of zoning as set forth. REQUIRED FINDINGS An environmental assessment initial study was prepared for this project in accordance with the requirements of the California Environmental Quality Act (CEQA) Guidelines. This process included the distribution of requests for comment from other responsible or affected agencies and interested organizations. Preparation of the environmental assessment necessitated a thorough review of the proposed project and relevant environmental issues and considered previously prepared environmental and technical studies pertinent to the Woodward Park Community Plan area including the Master Environmental Impact Report (MEIR No.-10130) for the 2025 Fresno General Plan. These environmental and technical studies have examined projected sewage generation rates of planned urban uses,the capacity of existing sanitary sewer collection and treatment facilities, and optimum alternatives for increasing capacities; groundwater aquifer resource conditions; water supply production and distribution system capacities; traffic carrying capacity of the planned major street system; and, student generation projections and school facility site location identification. The study indicates that the project, if approved, would conform to the land use designation and land use policies of the 2025 Fresno General Plan and is within the scope of the Master Environmental Impact Report No. 10130. Therefore, staff has issued a finding of conformity to the 2025 Fresno General Plan Master Environmental Impact Report(MEIR No. 10130) dated April 27, 2006, which incorporates a MEIR Mitigation Monitoring Checklist. This environmental finding was properly published and noticed on April 27, 2006, with no comments received to date. Tentative Parcel Map No. 2004-41 May 11, 2006 Page 3 STATE SUBDIVISION MAP ACT The Subdivision Map Act (California Government Code Section 66410 et. seq.) requires that a proposed parcel map not be approved unless the map,together with its design and improvement,is found to be consistent with the General Plan and any applicable specific plan(Finding No. 1 below). State law further provides that the proposed parcel map be denied approval if any one of the Finding Nos. 2-5, below, is made in the negative. 1. The subject site is located within the jurisdiction of the Woodward Park Community Plan and the 2025 Fresno General Plan. The Woodward Park Community Plan and the 2025 Fresno General Plan designate the parcel map for development with regional commercial planned land uses. Ordinance No. 88-144, adopted by the Fresno City Council on November 15, 1988, was conditioned requiring the development of the subject site with the property development standards of the C-3 zone district which is consistent with regional commercial planned land uses designation. 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 Master Plan Inlets. 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.The site is located in an area that is fully developed with industrial uses. The area does not and would not provide value for wildlife. 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. In addition, during the entitlement process,staff will ensure that the conditions of zoning will be applied accordingly. 5. The proposed parcel map design will not conflict with pubic easements within orthrough the site because conditions of approval will assure noninterference with any existing or proposed public easements. Staff, based on its own analysis, has determined that the parcel map,subject to the recommended conditions of approval,otherwise complies with the design and property development standards of the Zoning Ordinance and local Parcel Map Ordinance and recommends the approval of the parcel map. Tentative Parcel Map No. 2004-41 May 11, 2006 Page 4 DIRECTOR DETERMINATION 1. Based upon the above analysis,the Planning and Development Director finds that Tentative Parcel Map No. 2004-41 dated March 7, 2006, is consistent with the applicable plans and policies of the City of Fresno. 2. The Planning and Development Director hereby grants approval of Tentative Parcel Map No. 2004-41 dated March 7,2006,subject to the conditions of approval dated May 11,2006,and to become effective on May_, 2006. �Clio k . Yovino, Director Date KAMaster Files-Parcel Maps\Parcel Maps'96-'04\Parcel Maps 2004\TPM-2oo441 River Park Mall Parcel Map—PB\Director Memorandum\Director Memorandum TPM-2004-41.doc ENV'" 'ONMENTAL ASSESSMENT(EA) CH" KLIST OTENTIAL ENVIRONMENTAL EFFEc,,S EA NO. TPM No. 2004-41 1_0 TOPOGRAPHIC,SOIL,GEOLOGIC 11.0 URBAN SERVICES CONSIDERATIONS 1 11.1 Availability of fire protection 1 1.1 Geologic hazards,unstable soil conditions 1 11.2 Lack of emergency vehicle access 1 1.2 Adverse change in topography or ground surface relief 1 11.3 Adequacy of design for crime prevention 1 1.3 Destruction of unique geologic or physical features 1 11.4 Overcrowding of school facilities 1 1.4 Increased water erosion 1 11.5 Availability of water mains of adequate size 1 11.6 Availability of sewer lines of adequate capacity 2_0 AIR OUILITY 1 11.7 Availability of storm water drainage facilities(on or 1 2.1 Substantial indirect source of pollution off site) 1 2.2 Direct on-site pollution generation 1 11.8 Availability of adequate park and recreation areas 1 2.3 Generation of objectionable odors 1 11.9 Unusually high solid waste generation 1 2.4 Generation of dust except during construction 1 2.5 Adverse local climatic changes 12.0 HAZARDS 1 12.1 Risk of explosion or release of hazardous 3_0 WATER substances 1 3.1 Insufficient ground water available for long-term project 1 12.2 Site subject to flooding use 1 12.3 Adverse change in course of flow of flood waters 1 3.2 Use of large quantities of ground water 1 12.4 Potential hazards from aircraft accidents 1 3.3 Wasteful use of ground water 1 12.5 Potential hazards from landfill and/or toxic waste 1 3.4 Pollution of surface or ground water supplies sites 1 3.5 Reduction in ground water recharge 12.0 AESTHETICS 4_0 PLANT LIFE 1 13.1 Obstruction to public or scenic vista or view 1 4.1 Reduction of the numbers of any unique,rare or 1 13.2 Creation of aesthetically offensive conditions endangered species 1 13.3 Removal of street trees or other valuable 1 4.2 Reduction in acreage of agricultural crop vegetation 1 4.3 Premature or unnecessary conversion of prime 1 13.4 Architectural incompatibility with surrounding area agricultural land 14.0 HISTORICAL/ARCHAEOLOGICAL 5_0 ANIMAL LIFE 1 14.1 Removal of historic building,disruption of 1 5.1 Reduction in the numbers of any rare, unique or archaeological site endangered species 1 14.2 Construction or activity incompatible with adjacent 1 5.2 Deterioration or displacement of valuable wildlife habitat historic site 6_0 HUMAN HEALTH 15.0 ENERGY 1 15.1 Use of substantial amounts of energy or fuel 7_0 NOISE 1 15.2 Substantial increase in demand upon existing 1 7.1 Increases in existing noise levels sources of energy 1 7.2 Exposure to high noise levels 1 15.3 Wasteful use of energy 8.0 LIGHT AND GLARE EXPLANATION OF RATINGS 1 8.1 Production of glare which will adversely affect "0" Insufficient Information residential areas 1 8.2 Exposure of residences to high levels of glare Insufficient information is available to determine the potential environmental effects which may result from the 9.0 LAND USE proposed project in this category. 1 9.1 Incompatibility with adopted plans and policies "1" No significant Environmental Effect 1 9.2 Acceleration of growth rate The proposed project will not have an adverse 1 9.3 Induces unplanned growth 1 9.4 Adverse change in existing or planned area environmental effect in this category, or any such effect is characteristics not substantially unusual or of undesirable magnitude. This rating is also utilized in cases where the category is 10.0 TRANSPORTATION AND CIRCULATION not applicable to the particular project under consideration. 1 10.1 Generation of vehicle traffic sufficient to cause capacity "2" Moderate Environmental Effect deficiencies on existing street system The proposed project will have an adverse environmental 1 10.2 Cumulative increase in traffic on a major street for which effect in this category, which is of sufficient magnitude to capacity deficiencies are projected 1 10.3 Specific traffic hazard to motorists,bicyclists, be of specific concern. However, this effect is not pedestrians substantial enough in itself to require the preparation of an 1 10.4 Routing of non-residential traffic through residential area Environmental Impact Report, and is mitigable through project changes and conditions. 1 10.5 Insufficient or poorly located parking 1 10.6 Substantial increase in rail and/or air traffic "3" Significant Adverse Environmental Effect The environmental effect identified in this category substantiates in itself or contributes towards a finding that the proposed project has a potentially significant adverse effect on the environment sufficient to require the preparation of an Environmental Impact Report. 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O O O ca m -0 @ LL k: k W k : X\ \ G E k @ k / '( D cm \ d « % a © CL\ ■ O w . . w U- oCL CL D 2 W 0 2 a: ca) cm CV) 90 90 oO w E5 [ 6 — » eG eG � EO EO 2 . w w Z 2LU c § � k m ] O IL0 0 q � 2 d W o 0 2 cmo 2 c E ■ § 7 ca e@o & 7% cL2E 0 o _ 2 > mcCDC6 C < 2 CL :3 [ /$f § 2 _ %% z � § 2 §:E CD k § w / > S A :2 © � � o 0 / � e o p E2 22cZ ) 1 1 e m _ eo k 0k � /Ck 0- L 2 2 acDca ul -2 $_2 2 ¥ . . ƒ, . . . . � } ° § .0 k . .. . » . w2 0 � E0 # U) $7 $G o eec w § ` �7& § k o£ ( 2 2 f > . Lo 9: � 0 c � \ CDkacx � ( , m « � o E 7 CL i © w2 § CL G Ek 7f 7 k f2 / e = g . Co - CD k2cm k 'g � CD -Co =a ! o e \ /S 20 fe $�g § �� \ 2 ) § f «m « q @ C n w C = © a ) » 2m 22@@ LL.® k ® a Co ' z c k k U) O City of Cl�L'•a�+����I i, ',: ►f 41 2006 ir Fill 11111100 CITY OF FRESNO DATE: April 24, 2006 PLANNING & DEVELOPMENT DEPT TO: Paul Bernal, Planner III Development Department, Planning Division, Current Planning THROUGH: Louise Monroe, Traffic Planning Supervisor Public Works Department, Engineering Division FROM: Gregory A. Jenness, Senior Engineering Technician Public Works Department, Engineering Division SUBJECT: Tentative Parcel Map 2004-41 Public Works Conditions of Approval Location: East side of North Blackstone Avenue: between East Nees Avenue and East EI Paso Avenue Owner: River Park Properties VII STREET IMPROVEMENT REQUIREMENTS 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. Offsite improvements shall be installed or an executed, secured written agreement to improve the required offsite improvements is required, prior to acceptance and approval of the final subdivision map by Council. General Conditions • Repair or replace all existing damaged and/or off-grade offsite concrete improvements as determined by the City of Fresno Public Works Department, Construction Management Division, (559) 621-5500. • Submittal of engineered construction plans to the Planning and Development Department for approval must be made -prior to the firial map. All required signing and striping shall be installed and paid for by the developer/owner. The signing and striping plans shall comply with the current Caltrans standards and be submitted as a part of the street improvement plans. • Additional offsite 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. (Under 10 Acres) Specific Condition 1. Dedicate cross access agreement between all other Parcel's and Parcel "G"for access to North Blackstone Avenue, East Nees Avenue and private street East El Paso Avenue. - 1 — LATraffic Planning Section\Parcel Maps\TentPM200441 N. Blackstone&E.Nees.doc City of DEPARTMENT OF PUBLIC UTILITIES Date: March 13, 2006 To: PAUL BERNAL, Planner III Planning and Development Department From: ROBERT DIAZ, Senior Engineering Technician Department of Public Utilities, Planning and Engineering Subject: SANITARY SEWER AND WATER REQUIREMENTS FOR PM-2004-41 General Tentative Parcel Map No. 2004-41 proposes a nine-lot parcel for approximately 11.68 acres of property located on the east side of North Blackstone Avenue between east El Paso and East Nees Avenues. Environmental Recommendations A NEGATIVE DECLARATION MAY BE ISSUED: The project may have adverse impacts but impacts can be mitigated without further study or are not serious enough to warrant an Environment Impact Report. Sanitary Sewer Requirements The nearest sanitary sewer main to serve the proposed project is an 8-inch main located in South Filbert Avenue. Sanitary sewer facilities will be available to provide service to the site subject to the following requirements: 1. Separate sewer house branches are required for each lot. 2. Any on-site sanitary sewer system shall be private. Sanitary Sewer Fees The following Sewer Connection Charges are due and shall be paid for the Project: 1. Sewer Lateral Charge 2. Oversize Sewer Area:#6 3. Trunk Sewer Area: Herndon 4. Wastewater Facilities Charge(Non-Residential) Water Requirements Comply with attached City of Fresno Water Division memo, dated March 10, 2006, for water requirements for Parcel Map 2004-41. 03/14/2006 08:51 55949E 6 WATER TSS PAGE 08 i City Of ■ nIIWS � WATER; 4N Date: Ma rch 10,2005 To: DUG HECKER,Supervising Engineering Technician Department of Public Utilities,Administration Through: NEL MONTGOMERY, Chief Engineering Technician Department of Public Utilities, Water Division From: M10AEL CARBAJAL, Senior Engineering Technician D artment of Public Utilities, Water Division Subject: W7TER REQUIREMENTS FOR TENTATIVE PARCEL NO.20 � Q P MAP 04-49 The following con itions are required to provide water service to the development. 1. Separate services with meter boxes shall be provided to each parcel. i 2. Seal and a�andon existing on-site well(s)in compliance with the State of California Well Standards, Bulletin 74-90 or current revisions issued by Califomia Department of Water Resources and City of Fresno standards, 3, Two indep ndent sources of water, meeting federal and State Drinking Water Act Standards,;are required to serve the development including any subsequent phases thereof. THe two-source requirement may be accomplished through a combination of water main extensions, construction of supply wells, or other acceptable sources of water supply appioved by the Water Systems Manager. 4. All public 4ter facilities shall be constructed In accordance with Public Works Department standards, specifications, and policies. I 1 I T:%PROJMIMECW,Wd of ApKWdiPM 2)04.41 03100 i*C I File No.210.411 FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS PUBLIC AGENCY DEVELOPER W4 Mr. Gil Haro, Planning Manager RIVER PARK PROPERTIES VII Planning& Development Department 8365 N. FRESNO STREET, SUITE 150 City of Fresno FRESNO, CA 93720 2600 Fresno Street - Fresno, CA 93721 MAP NO. 2004-041 PRELIMINARY FEE(S) (See below) DRAINAGE AREA(S) " DH - DRAINAGE AREA " DH " $0.00 DATE .3-R.-CD(p DRAINAGE AREA " - It - TOTAL FEE $0.00 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: 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 mph typical for the zone district under which the development is being undertaken and if permanent provisions are made to assure that the site remains in that configuration. c) Master Plan storm drainage facilities may be constructed, or required to be constructed in lieu of paying fees. d) The actual cost incurred in constructing Master Plan drainage system facilities is credited against the drainage fee obligation. 2004-041 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document FRESNO ME" )POLITAN FLOOD CONTROL DI RICT 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. X a. Drainage from the site shall be directed to existing on site drainage collection system. b. Grading and drainage patterns shall be as identified on Exhibit No. 1 // 2 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: Developer shall construct facilities as shown on Exhibit No. 1 as "Master Plan Facilities to be constructed by Developer". X None required. 3. The following final improvement plans shall be submitted to the District for review prior to final development approval: Grading Plan Storm Drain Plan Final Map Street Plan Water& Sewer Plan Other 4. Availability of drainage facilities: X 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). h. The construction of facilities required by Paragraph No. 2 hereof will provide permanent drainage service. C. Permanent drainage service will not be available. The District recommends temporary facilities until permanent service is available. Temporary service is available through d. See Exhibit No. 2. 5. The proposed development: Appears to be located within a 100 year flood prone area as designated on the latest Flood Insurance Rate Maps available to the District, necessating appropriate floodplain management action. (See attached Floodplain Policy.) 2004.041 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 Appears to be located within a 500 year flood prone area as designated on the latest Flood Insurance Rate Maps available to the District. 04 X Does not appear to be located within a flood prone area. 6• The Federal Clean Water Act and the State General Permits for Storm Water Discharges 3 Associated with Construction and Industrial Activities (State General Permits) require developers of construction projects disturbing one or more acres, and discharges associated with industrial activity not otherwise exempt from National Pollutant Discharge Elimination System (NPDES) permitting, to implement controls to reduce pollutants, prohibit the discharge of waters other than storm water to the municipal storm drain system, and meet water quality standards. These requirements apply both to pollutants generated during construction, and to those which may be generated by operations at the development after construction. a. z State General Permit for Storm Water Discharges Associated with Construction O 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 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. b. State General Permit for Storm Water Discharges Associated with Industrial Activities, April, 1997 (available at the District Office.) A State General Industrial Permit is required for specific types of industries described in the NPDES regulations or by Standard Industrial Classification (SIC) code. The following categories of industries are generally required to secure an industrial permit: manufacturing; trucking; recycling; and waste and hazardous waste management. Specific exemptions exist for manufacturing activities which occur entirely indoors. Permittees are required to: submit a Notice of Intent to be covered and must pay a permit fee to the State Water Resources Control Board, develop and implement a storm water pollution prevention plan, eliminate non-storm water discharges, conduct routine site inspections, train employees in permit compliance, sample storm water runoff and test it for pollutant indicators, and annually submit a report to the State Board. 2004.041 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. fir►-�-� Gerald ZE_Lakeman, Project ngineer: Mark ill District Engineer C: GARY G. GIANNETTA - CIVIL ENGINEERING 1119 "S" STREET FRESNO, CA 93721 2004-041 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document OTHER REQUIREMENTS EXHIBIT NO. 2 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 2004-041 engr\perm it\exhibit2\city-tpm\2004\2004-04I(mw) - M F��t . .;'r '�.: -aJ.. �• �" OFFICES OF fi � •.4.*L:. is i� F t. _I �� , 7 1� 1 �� �� ,� 1��T �� E�1I►��t� PHONE(559)233-7181 FAX(559)233-8227 2907 SOUTH MAPLE AVENUE FRESNO,CALIFORNIA 93725-2218 Your Most Valuable Resource-Water March 10, 2006 Mr. Paul Bernal City of Fresno Q,,, irtg Div''iOQnt Planning and Development Dept. U� `T'`D � ,J 2600 Fresno Street, 3`d Floor Fresno, CA 93721-3604 RE: TPM No. 2004-41 —FID's Forkner No. 121 Pipeline Dear Mr. Bernal: FID's comments and requests are as follows: 1. FID's Forkner No. 121 pipeline traverses the subject property in an exclusive easement recorded on July 16, 1986 as Document No. 86079556, Official Records of Fresno County, _ 2. 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. Thank you for submitting this for our review. Please feel free to contact me with any questions or coni ib at 233-7161 extension 31-7 or bjohiisong.Liesnoir-rig_ation.cotn. Sincerely, Bret Johnson Engineering Technician I cc: Giannetta Engineering River Park Properties V11 Agencies\C ity\PM2004-41 BOARD OF President JACOB ANDRESEN, Vice-President JEFFERY G. BOSWELL DIRECTORS JEFF NEELY,EDDIE NIEDERFRANK,STEVEN G.BALLS, General Manager GARY SERRATO I 1 1 1 I m to m c I=3 z p I� Io 1 N 0 1-' z 0cn 1 � I 0 1 i 1 I 3NOISNOVIS t i$I iF II 1 IM ung ut III � Z m i \\ . 4 ldW 0 A �E cry�gl O m Pacific Gas and Electric Company® Corporate Real Estate 650"0"Street,Bag 23 South Valley Land Services Fresno,CA 93760.0001 March 16, 2006 Development Department L'- �=C �' U D Engineering Services Division Land Division Section MAR 2 0 2006 2600 Fresno Street, Room 3043 Fresno CA. 93721-3604 Deve�f-. mert operi Clepart C� rtmeit Dear Mr. Paul Bernal, We have reviewed Tentative Parcel Map No. 2004-41. OUR FILE., Herndon-Bullard 115KV Tower Line Thank you for the opportunity to review the Tentative Parcel Map No. 2004-41. Pacific Gas and Electric Company (PG&E) owns and operates an electric transmission line located within the proposed project's boundaries. To promote the safe and reliable maintenance and operation of utility facilities, the California Public Utilities Commission (CPUC) has mandated specific clearance requirements between utility facilities and surrounding objects or construction activities. To ensure compliance with these standards, project proponents should coordinate with PG&E early in the development of their proiect plans. Any proposed development plans should provide for unrestricted utility access and prevent easement encroachments that might impair the safe and reliable maintenance and operation of PG&E's facilities. Some examples of activities that could have an impact upon our facilities include permanent/temporary changes in grade under our facilities; construction of structures within or adjacent to PG&E's easements; and planting of certain types of vegetation undor our clectric-facilitie, and certain stroet lighting height restrictions. PG&E hereby requests that its 80' wide easement be delineated upon the map along with reference to the recording information of the easement deed. Developers will be responsible for the costs associated with the relocation of existing PG&E facilities to accommodate their proposed development. Because facility relocation's require long lead times and are not always feasible, developers should be encouraged to consult with PG&E as early in their planning stages as possible. Expansion of distribution and transmission lines and related facilities are a necessary consequence of growth and development. In addition to adding new distribution feeders, the range of electric system improvements needed to accommodate growth may include upgrading existing substation and transmission line equipment, expanding existing substations to their ultimate buildout capacity, and building new substations and interconnecting transmission lines. Comparable upgrades or additions needed to accommodate additional load on the gas system could include facilities such as regulator stations, odorizer stations, valve lots, distribution and transmission lines. PG&E remains committed to working with the City of Fresno to provide timely, reliable and cost effective gas and electric service. Please contact me at 263-5167 if you have any questions regarding our comments. We would also appreciate being copied on future correspondence regarding this development. Sincerely, ylrePa, t t e Land Agent Cc: Giannetta Engineering TATE OF CALIFORNIA—BUSINESS,TRANSPORTA- AND HOUSING AGENCY ARNOLD SCHWARZENEGGER.Govemor DEPARTMENT OF TRANSPORTATION 1352 WEST OLIVE AVENUE P.O.BOX 12616 FRESNO,CA 93778-2616 PHONE (559)445-6666 = l L_') Flex your power! FAX (559)488-4088 Be energy efficient! TTY (559)488-4066 March 17, 2006 MAR 2 ?. 2006 Fiannin�7 4't s ;i 213 1-IGR/CEQA 6-FRE-41-31.6 VTPM 2004-41 THE SHOPS AT RIVERPARK Mr. Paul Bernal City of Fresno Development Department 2600 Fresno Street,Room 3043 Fresno, CA 93721 Dear Mr. Bernal: We have completed our review of the vesting tentative track map proposing to divide the property within"The Shops at Riverpark"shopping center into nine parcels. The shopping center is located on the east side of North Blackstone Avenue between East El Paso and East Nees Avenues. Caltrans has the following comments: This supersedes our letter of March 15, 2006. The parcel map indicates that there are some parcels being created that are not developed. The parcel map also indicates that this is a"Planned Development." When these parcels develop, Caltrans recommends that a Traffic Impact Study(TIS) be prepared to fully assess the impacts to the State Highway system. This would evaluate the cumulative impacts that will be created by this additional development and provide appropriate mitigation measures for those impacts. As per the City's policy, please have the preparer of the traffic study reference the Caltrans Guide for the Preparation of Traffic Impact Studies,dated December 2002,and send the scope of the TIS to Caltrans before the traffic study is conducted. Caltrans Guide,while advisory, contains Best Practices and gives insight into Caltrans' expectations when reviewing a traffic study. If the traffic consultant has any issues or concerns regarding the use of the Guide or its interpretation,please contact us so resolution can be reached. Please allow sufficient time for Caltrans to review the TIS prior to the project going to the Planning Commission. If it is the City's position that there cannot be any further action on this map at a later date since it is a vesting tentative map, then Caltrans recommends that the TIS be conducted at this, the tract map stage. The City of Fresno has limited the Average Daily Traffic (ADT) for several parcels to a specific number(12,400 trips) in order to minimize the traffic impacts created by the significant development occurring in northwest Fresno. We are uncertain as to whether or not this parcel is one of those with the restriction. Considering the amount of commercial development along this section of Blackstone Avenue, it is conceivable that the restriction on the maximum ADT has already been exceeded. What type of monitoring is the City doing to ensure that the ADT has not been exceeded? How is the City enforcing this restriction? What is the penalty should a development generate more traffic than the established cap? Please provide a written response to these questions and forward to Caltrans any monitoring reports that have been completed since this condition was imposed. This information is necessary for Caltrans "Caltrans improves mobility across California" Mr. Paul Bernal March 17, 2006 Page 2 to complete the review of this, as well as other projects, within this region of Fresno. The limit on the ADT was instituted as a mitigation measure at a previous stage of at least two projects. Without monitoring, this does not represent feasible mitigation. Preparing a TIS for the Shops at Riverpark shopping center would help to determine if the ADT cap has been exceeded. At the November 9, 2004 City Council hearing, Public Works staff provided information to the Council that the City has a$6 billion deficit for the necessary infrastructure to implement the approved General Plan. Mitigation measures are therefore still outstanding from the General Plan update. Continued development in this area of Fresno, already plagued by traffic congestion on both local streets and State facilities, will only exacerbate existing conditions. "The Shops at Riverpark" shopping center is within "Assessment District No. 100" (map enclosed for easy reference). In light of the infrastructure deficit identified by Public Works, is this Assessment District still active? Is it generating sufficient funds to pay for impacts to the local streets? This Assessment District does not include State facilities. Even if it is still actively generating funds for impacts to local streets, impacts to the State Route 41/Friant Road interchange are not being mitigated. The initial application that created the shopping center failed to provide any mitigation for this development's impacts to State facilities. Mitigation is therefore still outstanding, and significant unmitigated impacts remain. In light of the above-questions and the obvious traffic and air quality impacts created by existing development, Caltrans recommends that the City condition this project to prepare a traffic analysis. Such an analysis would determine how serious the traffic impacts have become and would allow the City to prepare a plan to mitigate for these impacts. We request that this letter be made a part of the permanent record for this project. This will provide the decision-making body and the general public with a complete and accurate environmental evaluation for the project. If you have any questions,please call me at(559)445-6666. Sincerely, - 020v ;R� MOSES STITES Office of Transportation Planning District 06 Enclosure C: Mr. James Sanchez, City of Fresno Attorney's Office Mr. Martin Keck, Caltrans Legal Department Mr. Scott Mozier, City of Fresno Public Works Department Ms. Barbara Goodwin, Council of Fresno County Governments "Caltrans improves mobility across California" � ��♦ �� � .�n � - .,♦ ♦1I nom.. �' �������,moi :���= �� ♦�.��`��!�� j ■ui■�� ♦ ♦ � : �`��►`i.■� ■ i nw■u■nom �a®urn 4111 ji1lu��hi urn► ��� - �ii�i 1 .w pdn m 11. = _F, +. , 111 1■IN111q�■1gg11I/, "Ig1n11111 11� ® -_ _ � a IHIp 1■N■Iglll HII■181q■I■/ 111®11 _ 111■IIII ■NI■� ■1 �1■1 �"�"' ■suave �■■ p811U0Y1 IMINI■It■ ---— 1 mmm�° ■YYt■YM NII■ ■1 ■Y■8� ■■Ilq ell■■■ 111111 ■■■11■ 1■■■1WAII ■■■ a■ 111■■q ■■1■D 1a1■N■■1 ■ nil IN ■■Iq■11 ■11 ■11■1 qNl �BgIN1■■1 m ■■11 ■V ■■V■■ ■ 1 a IH■11 I■■■ ■■I�■1■■11 ®• ■ I" ' 111 " 11111 , ■ 1■Iq 111 �■q -Iq�glingl • ` ai� : • • � YAI :nuuw_ .A s Till.° ErATE OF CALIFORNIA—BUSINESS.TRANSPORT )N AND HOUSING AGENCY ARNOLD SCHWARZENEGGER,Governor DEPARTMENT OF TRANSPORTATION 1352 WEST OLIVE AVENUE e P.O.BOX 12616 FRESNO,CA 93778-2616 PHONE (559)445-6666 Flex your power! FAX (559)488-4088 TTY (559)488-4066 Be energy efficient. MAR 2 Pi?f'SliTl �3iV1sI0t' March 15, 2006 213 1-IGR/CEQA 6-FRE-41-31.6 VTPM 2004-41 THE SHOPS AT RIVERPARK Mr. Paul Bernal City of Fresno Development Department 2600 Fresno Street,Room 3043 Fresno, CA 93721 Dear Mr. Bernal: We have completed our review of the vesting tentative track map proposing to divide the property within "The Shops at Riverpark"shopping center into nine parcels. The shopping center is located on the east side of North Blackstone Avenue between East El Paso and East Nees Avenues. Caltrans has the following comments: The original application-creating the shopping center did not provide mitigation for project-related. impacts to the State Highway System: Even.though'many of the uses are existing, Caltrans recommends that a Traffic Impact Study(TIS)be prepared to fully assess the impacts to the State Highway system that have been created by the development and to provide appropriate mitigation measures for those impacts. As per the City's policy,please have the preparer of the traffic study reference the Caltrans Guide for the Preparation of Traffic Impact Studies, dated December 2002, and send the scope of the TIS to Caltrans before the traffic study is conducted. Caltrans Guide, while advisory, contains Best Practices and gives insight into Caltrans' expectations when reviewing a traffic study. If the traffic consultant has any issues or concerns regarding the use of the Guide or its interpretation,please contact us so resolution can be reached. Please allow sufficient time for Caltrans to review the TIS prior to the project going to the Planning Commission. The City of Fresno has limited the Average Daily Traffic (ADT)for several parcels to a specific number (12,400 trips)in order to minimize the traffic impacts created by the significant development occurring in northwest Fresno. We are uncertain as to whether or not this parcel is one of those with the restriction. Considering the amount of commercial development along this section of Blackstone Avenue, it is conceivable that the restriction on the maximum ADT has already been exceeded. What type of monitoring is the City doing to ensure that the ADT has not been exceeded? How is the City enforcing this restriction? What is the penalty should a development generate more traffic than the established cap? Please provide a written response to these questions and forward to Caltrans any monitoring reports that have been completed since this condition was imposed. This information is necessary for Caltrans to complete the review_of this,as:well:as other projects,within this region of Fresno. The'limit 6n:the'ADT was instituted as a'n'Iitigation,measure.at a previous stage of at least two:projects:-Withoutnionitoring,this does not represent feasible mitigation. Preparing a TIS for the Shops at Riverpark shopping center would help todetermine if the ADT cap has been exceeded. At the November 9,2004 City Council hearing, Public Works staff provided information to the Council that the City has a$6 billion deficit for the necessary infrastructure to implement the approved General Plan. Mitigation measures are therefore still outstanding from the General Plan update. Continued "Caltrans improves mobility across California" Mr. Paul Bernal March 15, 2006 Page 2 development in this area of Fresno, already plagued by traffic congestion on both local streets and State facilities,will only exacerbate existing conditions. "The Shops at Riverpark" shopping center is within"Assessment District No. 100" (map enclosed for easy reference). In light of the infrastructure deficit identified by Public Works, is this Assessment District still active? Is it generating sufficient funds to pay for impacts to the local streets? This Assessment District does not include State facilities. Even if it is still actively generating funds for impacts to local streets, impacts to the State Route 41/Friant Road interchange are not being mitigated. The initial application that created the shopping center failed to provide any mitigation for this development's impacts to State facilities. Mitigation is therefore still outstanding, and significant unmitigated impacts remain. In light of the above-questions and the obvious traffic and air quality impacts created by existing development, Caltrans recommends that the City condition this project to prepare a traffic analysis. Such an analysis would determine how serious the traffic impacts have become and would allow the City to prepare a plan to mitigate for these impacts. We request that this letter be made a part of the permanent record for this project. This will provide the decision-making body and the general public with a complete and accurate environmental evaluation for the project. If you have any questions,please call me at(559)445-6666. 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NO �_ q uar�l ti�■■n1 ■■ OR a _' . r V,; -Zv .__. • • Street Name Review TPM-2004-41 3-10-06 Street Name Status Required Change West Nees Avenue Chane East Nees Avenue East EI Paso Avenue Chane Private Street North Blackstone Avenue Good