HomeMy WebLinkAboutPM 2005-09 - Conditions of Approval - 11/21/2005 City of
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Planning & Development Department ,
2600 Fresno Street• Third Floor Nick P.Yovino
Fresno, California'93721-3604 Director
(559) 621-8277 FAX (559)488-1020
October 27, 2005 Please reply to:
Arnoldo Rodriguez
(559) 621-8633
Harbour& Associates
375 Woodworth Ave.,.Ste. 103
Clovis, CA 93612
SUBJECT: NOTICE OF APPROVAL OF VESTING TENTATIVE PARCEL MAP NO. 2005-09
DATED JUNE 28, 2005, PROPOSING A FIVE LOT PARCEL MAP FOR
PROPERTY LOCATED ON THE NORTHWEST CORNER OF EAST NEES AND
NORTH WILLOW AVENUES
The City of Fresno Planning Division has completed its review of the subject parcel map dated June
28, 2005. Pursuant to Section 12-1205 of the Fresno Municipal Code,this letter is written to advise
you that the Conditions of Approval dated October 12, 2005, are as noted on the attached
document.
An environmental assessment was conducted and resulted in a Finding of Conformity, dated
October 6, 2005. The Finding of Conformity published in the Fresno Bee commencing a 20-day
public review and comment period on October 26, 2005.
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 November 11, 2005.
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.
Harbour&Associates
Tentative Parcel Map No. 2005-09
Page 2
October 27, 2005
An extension may not exceed an aggregate of five years.
If you wish additional information, please contact the City of Fresno, Planning and Development
Department, Planning Division, 2600 Fresno Street, Fresno, California 93721-3604; phone, (559)
621-8277. Your inquiry should be directed to either Louis Rocha (engineering or improvements
issues)or Arnoldo Rodriguez (planning or zoning issues).
Should you have any questions regarding the conditions you must notify either Louis Rocha at(559)
621-8074 or Arnoldo Rodriguez at(559)621-8633 by November 11,2005,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.
Sincerely,
PLANNING DIVISION
Amoldo Rodriguez
Supervising Planner
Enclosures: Vesting Tentative Parcel Map No. 2005-09 dated June 28, 2005
Conditions of Approval dated October 12, 2005
Environmental Assessment/Initial Study Find of Conformity dated October 6, 2005
K9Master Files-Parcel Maps\Parcel Maps 2005713M 2005-09 Northwest comer of N.Willow 8 E.Nees—ARITPM•2005-09-Approval-tr.doc
CITY OF FRESNO
PLANNING AND DEVELOPMENT DEPARTMENT
CONDITIONS OF APPROVAL
OCTOBER 12, 2005
VESTING TENTATIVE PARCEL MAP No. 2005-09
NORTHWEST CORNER OF EAST NEES AND NORTH WILLOW 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.2005-09,dated June 28,2005,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 created as the south half of lot 32 of Oakfield Park Colony,according
to the map thereof recorded in Book 2, Page 66 of Record Surveys, Fresno County Records.
PLAN CONSISTENCY
2. The 2025 Fresno General Plan and the Woodward Park Community Plan designate the
subject property for development with community commercial planned land uses. The Zoning
District Consistency Table of the Fresno Municipal Code identifies community commercial
planned land uses as consistent with the existing C-2/UGM/cz (Community Shopping
Center/Urban Growth Managemenbconditions of zoning)zone district,adopted per Ordinance
No. 2004-12 for Rezone Application No. R-01-18 (Effective on March 12, 2004).
3. As established per Rezone Application No. R-01-18, the following conditions of zoning were
Conditions of Approval
Tentative Parcel Map No. 2005-09
October 12, 2005
Page 2
placed on the subject property:
A. The development of a supermarket (15,000 square feet or
greater building area)shall be prohibited on the subject property.
B. Upon approval of a conditional use permit, a reimbursement
mechanism shall be established in the event that the developer is
required to bear full expense for a traffic signal at the intersection
of Maple and Nees Avenues.
ZONING
4. 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).
5. Proposed parcels A, B, C, D and E are consistent with the C-2/UGM/cz(Community Shopping
Center/Urban Growth Management/conditions of zoning)zone district,which includes the two
conditions of zoning listed above.
MODIFICATIONS TO PROEPRTY DEVELOPMENT STANDARDS
6. Proposed parcels must be consistent with the existing C-2/UGM/cz (Community Shopping
Center/Urban Growth Managemenbconditions of zoning)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 project. All parcels must provide access to a public street rights-of-way under a
planned development special permit.
7. Conditional Use Permit Application No. C-04-161, which was approved on July 7, 2004
authorized the development of a 71,708 square foot shopping center to include a primary
building area (39,104 square feet) that will also contain four outer building pads (32,604
square feet)two of which will feature drive though facilities for a restaurant and a pharmacy.
The pharmacy will encompass 17, 272 square feet of building area. Conditional Use Permit
Application No. C-04-161 shall be revised to include the property lines as proposed pursuant
to Tentative Parcel Map No.2005-09,dated June 28,2005 thereby authorizing the creation of
the commercial planned development. Contact the Planning and Development Department
(559-621-8277)for further information regarding the submittal of the revised site plan.
8. Submit draft copies of Covenants,Conditions and Restrictions/Owners Association documents
(CC&R's)for review and approval. Final,executed and notarized document are to be located
with the parcel map. CC & R's shall conform with the provisions of Section 12-1026 of the
Fresno Municipal Code and address ingress, egress, sewer and water service maintenance
and access,fire protection, solid waste service, storm drainage, parking and landscaping as
follows:
i. Cross Access for ingress/egress.
ii. Cross Drainage as indicated per Fresno Metropolitan Flood Control District
Conditions of Approval _
Tentative Parcel Map No. 2005-09
October 12, 2005
Page 3
Memorandum dated July 20, 2005.
iii. Covenant for Shared Parking.
iv. Covenant to maintain sewer, water and all other utilities.
V. Covenant for fire protection underground water supplies and Covenant to access
buildings..
vi. Covenant to maintain all landscaping within the limits of this map.
vii. Covenant for shared solid waste facilities.
viii. Provide Covenant Agreement for maintenance of fire suppression water system.
9. 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.
10. 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 exteriorwall
protection, allowable area, etc. (as applicable to new parcel line locations) must be
demonstrated prior to final map submittal. Contact the Planning and Development
Department, Building and Safety Services Division at(559) 621-8200.
GENERAL CONDITIONS
11. 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.
12. 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.
13. All existing overhead utilities, including but not limited to, electrical systems, communication
systems and street lighting systems shall be placed underground in accordance with the
provisions of Section 12-1011, and Section 8-801 of the Fresno Municipal Code, Resolution
No. 78-522/88-229, and the policies of the Public Works Department.
14. 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.
15. 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.
Conditions of Approval
Tentative Parcel Map No2005-09
October 12, 2005
Page 4
16. 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.
17. 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.
18. 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."
19. 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.
20. 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.
21. 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).
22. 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.
23. 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.
Conditions of Approval
Tentative Parcel Map No. 2005-09
October 12, 2005
Page 5
SPECIFIC CONDITIONS
FIRE SERVICE
24. The Fresno Fire Department provided no comments for the proposed parcel map.
STREETS AND RIGHTS-OF-WAY
25. Comply with the Department of Public Works, Engineering Division memorandum dated
October 7, 2005.
26. Repair or replace all existing damaged and/or off-grade off-site concrete improvements in
accordance with the Standard Specifications and Standard Drawings of the City of Fresno,
Public Works Department.
27. Submit the following plans in a single package to the Planning and Development
Department for review: Street construction,signing,striping,traffic signal and street lighting.
Street Names:
28. Change the following street names:
Change Nees Avenue to East Nees Avenue
Change Willow Avenue to North Willow Avenue
North Willow Avenue: Arterial
29. Dedicate 72 to 77.5 feet of property, measured from section line,for public street purposes
within the limits of this map to the meet the current City of Fresno Standards. Reference
Willow Avenue Official Plan Line (OPL). See Exhibit A.
30. Dedicate a 20 foot easement for trail purposes along the frontage of this map.
31. Construct concrete curb and gutter to Public Works Standard P-5. The curb shall be
constructed to a 10 foot pattern.
32. Construct 20 feet of permanent paving to Public Works Standard P-50(measured from face
of curb)within the limits of this map.
33. Construct an underground street lighting system in accordance with Public Works
Department Standard E-1 within the limits of this map. Spacing and design shall conform to
per Public Works Standard E-7 for arterial streets.
East Nees Avenue: Arterial
34. Dedicate 55 to 61 feet of property, measured from section line, for public street purposes
within the limits of this map to the meet the City of Fresno 's arterial standards. See Exhibit
A.
Conditions of Approval
Tentative Parcel Map No. 2005-09
October 12, 2005
Page 6
35. Construct concrete curb and gutter to Public Works Standard P-5. The curb shall be
constructed to a 10 foot pattern.
36. Construct 20 feet of permanent paving to Public Works Standard P-50 within the limits of
this map.
37. Construct an 80 foot bus bay and curb and gutter at the northwest corner of North Willow
and East Nees Avenues to Public Works Standard P-73(if developed,construct a concrete
monolithic sidewalk).
38. Construct an underground street lighting system in accordance with Public Works
Department Standard E-1 within the limits of this map. Spacing and design shall conform to
per Public Works Standard E-7 for arterial streets.
39. Install the traffic signal at East Nees and North Willow Avenues to the ultimate location(non-
UGM).
Urban Growth Management
40. This map is within UGM Major Street Zone F.
North Willow Avenue: Arterial
41, Submittal of engineered construction plans to the Public Works Department for approval
must be made prior to issuance of building permits.
42. Dedicate and construct two 17 foot center section travel lanes and a raised concrete median
island within the limits of this parcel map. The median island shall be constructed with 250
foot left-turn pockets to accommodate dual left turns. Details of said street shall be depicted
on the approved tentative parcel map. Dedication shall be sufficient to accommodate
arterial standard and other grading or transitions as necessary based on a 50 mph design
speed.
East Nees Avenue: Arterial
43. Dedicate and construct two 17 foot center section travel lanes and a raised concrete median
island within the limits of this parcel map. The median island shall be constructed with 250
foot left-turn pockets to accommodate dual left turns. Details of said street shall be depicted
on the approved tentative parcel map. Dedication shall be sufficient to accommodate
arterial standard and other grading or transitions as necessary based on a 45 mph design
speed.
44. Install a signal pole with a 150-watt safety light to Public Works Standards at the northwest
corner of North Willow and East Nees Avenues.
Conditions of Approval
Tentative Parcel Map No. 2005-09
October 12, 2005
Page 7
Sanitary Sewer Service
45. A 10-inch sanitary sewer main is located in East Nees Avenue to serve the proposed project.
The following conditions are required to provide sanitary sewer service to the project:
46. Separate sewer house branches shall be provided for each lot created.
47. Abandon existing on-site private sanitary sewer system in accordance with City of Fresno
policies and/or regulations.
48. Public sewer facilities shall be constructed in accordance with Public Works Department
standards, specifications and policies.
Urban Growth Management
49. UGM oversize sewer reimbursement area #1.
Water Service
50. A 14-inch water main is located in North Willow Avenue to serve the proposed project. The
following conditions are required to provide water service to the project:
51. . Construct a 14-inch transmission grid main (including installation of City fire hydrants)
located in North Willow Avenue at the northeasterly corner of the proposed project south to
East Nees Avenue.
52. Installation of private fire hydrant(s) is/are required in accordance with City standards.
53. Separate water services with meter boxes shall be provided to each lot.
54. Seal and abandon existing on-site wells in compliance with the State of California Well
Standards, Bulletin 74-90 or current revisions issued by the California Department of Water
Resources and City of Fresno standards.
55. Public water facilities shall be constructed in accordance with Public Works Department
standards, specifications and policies.
FLOOD CONTROL AND DRAINAGE
56. 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 July 20, 2005.
Conditions of Approval
Tentative Parcel Map No. 2005-09
October 12, 2005
Page 8
FRESNO IRRIGATION DISTRICT (FID)
57. The FID Maupin No. 118 canal traverses the east side of the subject property.
58. The FID requires that the applicant grant to the FID a 15 foot wide documentary easement
for canal/pipeline purposes along the east side of the subject property.
59. The FID does not allow its easements to be in common use with public utility easements but
will allow its easement to be in common use with landscape easements.
60. The FID requires its easement to be shown on the map with proper recording information,
and that the 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.
61. The FID requests that applicant be exempted from any condition that would require the
construction of public facilities or conveyance of deeds or easements within the FID's canal
easement to any other party with the FID's written consent.
62. Comply with the attached memorandum from the FID dated July 7, 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 $5,721.00
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 Chargee S.T.E.P.
Service Area: Herndon
e. Wastewater FacilitiesCharge4 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 Chargee N/A
i. Millbrook Overlay Sewer* N/A
ILG,
Conditions of Approval
Tentative Parcel Map No. 2005-09
October 12, 2005
Page 9
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
Bond Debt Service Charge w► $243/gross acre (parcels 5 gross
acres or more)
n. UGM Water Supply Feet
Service Area: 101 s $456/living unit equivalent
o. Well Head Treatment Feet $0/ living unit equivalent
Service Area: 101
p. Recharge Feev $0/living unit equivalent
Service Area: 101
q. 1994 Bond Debt Service* $895/ living unit equivalent
Service Area: 101
DEVELOPMENT IMPACT FEE FEE RATE
r. Northeast Fresno Policing Area* $373/gross acre
r. Traffic Signal Charge* $1.78/sq.ft t
URBAN GROWTH MANAGEMENT FEE RATE
t. UGM Fire Station Capital Fee* $2460/gross acre
Service Area: 21
u. UGM Park Fee* $1838/gross acre
Service Area: 7
v. Major Street Charge* $3625/adj. acre
Service Area: F
Conditions of Approval
Tentative Parcel Map No. 2005-09
October 12, 2005
Page 10
w. Major Street Bridge Charge* $72/adj. acre
Service Area: F
x. UGM Grade Separation Fee* N/A
Service Area:
y. UGM Trunk Sewer Charge* N/A
Service Area: Herndon
z. Street Acquisition/Construction Charge♦ N/A
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.
♦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.
City ofV�_
c® I&I
OCT 13 2005
DATE: October 7, 2005
CITY OF FRESNO
TO: Arnoldo Rodriguez, Planner III PLANNING & DEVELOPMENT DEPT
Development Department, Planning Division PLANNING
THROUGH: Louise Monroe, Supervising Engineering Technician
Public Works Department, Engineering Division
FROM: Robert Ebel. Senior Engineering Technician
Public Works Department Engineering Division
SUBJECT: Tentative Parcel Map 2005-09 Public Works Conditions of Approval
Location: NW Corner of Willow and Nees
Owner: David R. Wilson, Trustee
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.
Frontage Improvement Requirements:
Major Streets:
North Willow Avenue: Arterial
1. Dedicate 72' —77.5' of property, measured from section line, for public street purposes within the
limits of this map to meet the current City of Fresno Standards. Reference Willow Avenue Official
Plan Line (OPL). See Exhibit "A"
2. Dedicate a 20' easement for trail purposes along the frontage of this map.
3. Construct concrete curb and gutter to Public Works Standard P-5. The curb shall be constructed
to a 10' pattern.
Page 1 of 2
LATraffic Planning Section\Parcel Maps\TentPM200509 NW Corner of Willow and Nees.doc
4. Construct 20' of permanent paving to Public Works Standard P-50 (measured from face of curb)
within the limits of this map.
5. Construct an underground street lighting system to Public Works Standar6E-1 within the limits of
this map. Spacing and design shall conform to Public Works Standard E-7 for Arterial Streets.
East Nees Avenue: Arterial
1. Dedicate 55' —61' of property, measured from section line, for public street purposes within the
limits of this map to meet the City of Fresno's Arterial Standards. See Exhibit "A"
2. Construct concrete curb and gutter to Public Works Standard P-5. The curb shall be constructed
to a 10' pattern.
3. Construct 20' of permanent paving, to Public Works Standard P-50, within the limits of this map.
4. Construct an 80' bus bay curb and gutter at the NW corner of Willow and Nees to Public Works
Standard P-73. (if developed construct concrete monolithic sidewalk)
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.
Specific Mitigations:
1. Install the traffic signal at Nees and Willow Avenue to the Ultimate location (non-UGM).
UGM Requirements:
This Map is in UGM Major Street Zone F.
North Willow Avenue: Super Arterial
Submittal of engineered construction plans to Public Works for approval must be made prior to issuance
of building permits. Contact David Padilla at (559) 621-8798 or Greg Jenness at (559) 621-8812 for
questions regarding the UGM construction requirements.
1. Dedicate and construct (2) 17' center section travel lanes and a raised concrete median island
within the limits of this parcel map. The median island shall be constructed with 250' left-turn
pockets to accommodate dual left turns. 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 50 MPH design speed.
East Nees Avenue: Arterial
1. Dedicate and construct (2) 17' center section travel lanes and a raised concrete median island
within the limits of this parcel map. The median island shall be constructed with 250' left-turn
pockets to accommodate dual left turns. 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 (tentative) design speed.
2. Install a signal pole with a 150-watt safety light to Public Works Standards at the Northwest corner
of Nees and Willow.
Page 2 of 2
LATraffic Planning Section\Parcel Maps\TentPM200509 NW Corner of Willow and Nees.doc
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City of
PUBLIC UTILITIES DEPARTMENT
Date: July 12, 2005
To: ARNALDO RODRIGUEZ, Planner III
Planning and Development Department, Current Planning
From: DOUG HECKER, Supervising Engineering Technician
P g g, g
Department of Public Utilities, Planning and Engineering
Subject: SANITARY SEWER AND WATER REQUIREMENTS FOR TENTATIVE PARCEL
MAP NO. 2005-09
General
The subject site is located on the northwest corner of North Willow and east Nees Avenues
Sanitary sewer service
A 10-inch sanitary sewer main is located in East Nees Avenue to serve the proposed project. The
following conditions are required to provide sanitary sewer service to the project.
1. Separate sewer house branches shall be provided for each lot created.
2. Abandon existing on-site private sanitary sewer system.
3. Public sewer facilities shall be constructed in accordance with Public Works Department
standards, specifications, and policies.
Urban Growth Management
1. UGM Oversize Sewer Reimbursement Area#1.
Sanitary Sewer Fees
1. Herndon Trunk Enhancement Fee
2. Trunk Sewer Charge: Herndon
Water service
A 14-inch water main is located in North Willow Avenue to serve the proposed project. The
following conditions are required to provide water service to the project.
1. Construct a 14-inch transmission grid main (including installation of City fire hydrants)
located in North Willow Avenue at the northeasterly corner of the proposed project south to.
East Nees Avenue.
2. Installation(s) of private fire hydrant(s)is/are required in accordance with City Standards.
3. Separate water services with meter boxes shall be provided to each lot created.
4. Seal and abandon existing on-site well in compliance per State of California Well
Standards, Bulletin 74-90 or current revisions issued by California Department of Water
Resources and City of Fresno standards.
5. Public water facilities shall be constructed in accordance with Public Works Department
standards, specifications, and policies.
Urban Growth Management
1. U.G.M Water Supply Area: #101s.
File No.210.411
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
.NOTICE OF REQUIREMENTS
PUBLIC AGENCY DEVELOPER '
Mr. Gil Haro, Planning Manager DAVID R. WILSON
Planning & Development Department SCOTT HAMMOND
City of Fresno 1801 OAK ST.,SUITE 159
2600 Fresno Street BAKERSFIELD, CA 93301
Fresno, CA 93721
MAP NO. 2005-009 PRELIMINARY FEE(S) (See below)
DRAINAGE AREA(S) It CZ " " DRAINAGE AREA CZ $5,271.00
DATE '-1 I zo(aS DRAINAGE AREA
TOTAL FEE $5,271.00
The proposed development will generate storm runoff which produces potentially significant
environmental impacts and which must be properly discharged and mitigated pursuant to the Z
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 O
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.
2005-009 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
k
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 H 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:
X Developer shall construct facilities as shown on Exhibit No. 1 as "Master Plan
Facilities to be constructed by Developer".
None required.
3. The following final improvement plans shall be submitted to the District for review prior to
final development approval:
X Grading Plan Storm Drain Plan Final Map
X Street Plan Water& Sewer Plan Other
4. Availability of drainage facilities:
a. Permanent drainage service is available provided the developer can verify
to the satisfaction of the City of Fresno that runoff can be safely conveyed
to the Master Plan inlet(s).
X b. The construction of facilities required by Paragraph No. 2 hereof will
provide permanent drainage service.
C. Permanent drainage service will not be available. The District recommends
temporary facilities until permanent service is available.
Temporary service is available through
d. See Exhibit No. 2.
5. The proposed development:
X Appears to be located within a X 500 year 100 year flood prone
area as designated on the latest Flood Insurance Rate Maps available to the District,
necessitating appropriate floodplain management action. See attached Floodplain Policy.
Does not appear to be located within a flood prone area.
2005-009 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 M4
of construction projects disturbing one 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 drains stem, and meet water qualitystandards. 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 O
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.
2005-009 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.
g. The District reserves the right to modify, reduce or add to these requirements, or revise fees, as
necessary to accommodate changes made in the proposed development by the-developer or
requirements made by.other agencies.
.9. X See Exhibit No. 2 for additional comments, recommendations and requirements.
Gerald E. Lakernial, Project Engineer: Lisa Ann D. Luna
District Engineer.
C: HARBOUR AND ASSOCIATES
375 WOODWORTH AVE., SUITE 103
CLOVIS, CA 93612
2005-009 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
NOTE:
TRIS DRAWING IS SCHEMATIC,
DISTANCES ARE APPROXIMATE.
I
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————— ————————————— -... ————————————————————————————___ —------
54-
-----
54- 54" I 48"
NEES AVE.
I
LEGEND
Master Plan Facilities To Be Constructed By Developer-.
Inlet&Lateral.
❑———Existing Master Plan Facilities
Direction Of Drainage
—————— Inlet Boundary
® Existing Neenah To Be Removed And Salvage To FMFCD
SCALE 1"=200'
CUP 2005-138
TPM 2005-009
EXHIBIT N0. 1 DRAINAGE AREA:"CZ"
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
DRAWN BY:MM DATE 71120
KL4DMd0W=E1WIBRY7TYCUMW138.dm REVISED BY. — DATE —
OTHER REQUIREMENTS
EXHIBIT NO. 2
The cost of construction of Master Plan facilities,excluding dedication of storm drainage easements,
is eligible for credit against the drainage fee of the drainage area served by the facilities. A
Development Agreement shall be executed with the District to effect such credit. Reimbursement
provisions, in accordance with the Drainage Fee Ordinance, will be included to the extent that
Developer's Master Plan costs for an individual drainage area exceed the fee of said area. Should the
facilities cost for such individual area total less than the fee of said area,the difference shall be paid
upon demand to the City or District.
The District's existing Master Plan drainage system for the area of the subject site is designed to
serve medium density residential uses. The existing Master Plan facilities do not have adequate
capacity to serve the proposed land use of the subject project. The District requests,as a condition of
the subject development, the Developer be required to mitigate the impacts of the increased runoff
from the proposed use to a rate that would be expected if developed in conformance with the Master
Plan. The Developer may either make improvements to the existing pipeline system to provide
additional capacity or may use some type of permanent on-site peak reducing facilities in order to
eliminate adverse impacts on the existing system. Should the Developer choose to construct a
permanent on-site peak reducing facility, to mitigate the additional runoff a system would be
required to reduce runoff from a ten-year(10)storm produced by the development,to a two-year(2)
discharge which would be produced by the property if developed in conformance to the District's
Master Plan.The Developer will be required to submit improvement plans to the District for review
and approval showing the proposed method of mitigation.
Parcels "A", "B", "C", and"D" are required to grant drainage covenant(s) for Parcel "E"to allow
surface runoff to reach existing and proposed Master Planned facilities located on Nees and Willow
Avenues as shown on Exhibit No. 1.
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.
Development No. TPM 2005-009
engr\perm it\exhib it2\city-tpm\2005\2005-009(Id1)
FLOOD PLAIN POLICY .
Primary Flood Plains
Because of the relatively high velocities and volumes of flood flow associated with primary flood
plains, and because the primary flood plain is responsible for passing the greatest percentage of the
flood event,development located in such flood plains is subject to substantial risk,both to itself and
to others as a result of the potential for blockage and diversion of flood waters. In view of these
factors, the following policy statement is proposed:
Policy 1) All proposed development activity shall be the subject of a detailed
hydrological flood hazard investigation to determine the relationship of the
proposed development to the secondary flood plain and the primary flood
plain; and, further, to identify the estimated high water elevation of the 100-
year flood event.
2) All development and/or permanent improvement activity which, if located
within the primary floodway, may unduly impede, retard, or change the
direction of flow of water either, by itself, or by the catching or collecting of
other debris or is placed where the flow of .water would carry such
obstruction downstream to the damage or detriment of either life or property,
should not be permitted..
Secondary Flood Plains
Because development within secondary flood plains is subject to inundation,but without the threat of
increased velocities of flood waters, and because the excessive development of the secondary flood
plain can result in increased water surface elevations through displacement of flood waters, the
following policy statement is suggested:
Poliev 1) Development in secondary flood plains is generally acceptable when a
detailed hydrological flood hazard investigation report had been prepared
indicating that the area proposed for development is located within a
secondary as opposed to a primary flood plain.
2) The development must be properly flood proofed below the estimated high
water elevation of the 100-year flood event.
3) The development is accomplished in such a way as to prohibit the
displacement of any and all flood,waters from that portion of the flood plain
to be developed.
ener\engrform\floodplain policy-form
OFFICES OF
FN 4R4 W.A.,TIO� �I► IT
PHONE(559)233-7181
l_.. .
FAX(559)233-8227
= 2907 SOUTH MAPLE AVENUE
FRESNO,CALIFORNIA 93725-2218
Your Most Valuable Resource-Water
July 7, 2005 �>Cr( r`��'{' �Jil'
ED
Mr. Arnoldo Rodriguez
City of Fresno J U L 12 2005
Planning & Development Department
t,nr7;%p ,s�is.�iOTs
2600 Fresno Street Third Floor �'
c;t
Fresno, CA 93721-3604 Lev E ( y Jf 4
r.
RE: VTPM No. 2005-09 —FID's Maupin No. 118 Canal
Dear Mr. Rodriguez:
FID's comments and requests are as follows:
1. FID's Maupin No. 118 canal traverses the east side of the subject property as shown on
the enclosed map.
2. FID requires the applicant grant to FID a 15' wide documentary easement for
canal/pipeline purposes along the east side of the subject property.
3. FID does not allow its easements to be in common use with public utility easements but
will allow its easement to be in common use with landscape easements.
4. 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.
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.
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 biohnsongfresnoirri ation.com.
Sincerely,
Bret Johnson
Engineering Technician I
cc: David R. Wilson
Harbour & Associates
Agencies\City\PM2005-09
BOARD OF President JACOB ANDRESEN, Vice-President JEFFERY G. BOSWELL
DIRECTORS JEFF NEELY,EDDIE NIEDERFRANK,STEVEN G.BALLS, General Manager GARY SERRATO
Street Name Review
TPM-2005-09 6-29-05
Street Name Status Required Change
Nees Avenue Chane East Nees Avenue
Willow Avenue Chane North Willow Avenue
City of
Cr ndMIkI��.
r :- ,�or
PLANNING AND DEVELOPMENT DEPARTMENT
DATE: October 24, 2005
TO: NICK P. YOVINO, Director
Planning and Development Department
THROUGH: GILBERT J. HARD, Planning Manager
Planning Division `
r
FROM: ARNOLDO RODRIGUEZ, Supervising Planner
Planning Division
SUBJECT: REQUIRED FINDINGS AND APPROVAL OF VESTING TENTATIVE PARCEL MAP
NO. 2005-09, WHICH PROPOSES TO CREATE FIVE PARCELS FOR
PROPERTY LOCATED ON THE NORTHWEST CORNER OF NORTH WILLOW
AND EAST NEES AVENUES
BACKGROUND
Vesting Tentative Parcel Map No.2005-09 proposes to create a five-lot parcel map for a commercial
planned development for approximately 9.17 acres of property located on the northwest corner of
North Willow and East Nees Avenues. The 2025 Fresno General Plan and the Woodward Park
Community Plan designate the subject property for development with community commercial
planned land uses. The Zoning District Consistency Table of the Fresno Municipal Code identifies
heavy commercial planned land uses as consistent with the existing C-2/UGM/cz (Community
Shopping CentertUrban Growth Management/conditions of zoning) zone district, adopted per
Ordinance No.2004-12(Effective on March 12,2004). Per Ordinance No.2004-12,the Fresno City
Council placed the following conditions of zoning on the subject property:
A. The development of a supermarket (15,000 square feet or greater building
area) shall be prohibited on the subject property.
B. Upon approval of a conditional use permit, a reimbursement mechanism
shall be established in the event that the developer is required to bear full
expense for a traffic signal at the intersection of Maple and Nees Avenues.
The conditions of zoning pertain to permitted uses and a reimbursement mechanism for off-site
expenses which do not affect the subject project which is simply a request to subdivide the site to
establish a planned commercial development.
Conditional Use Permit Application No. C-04-161,which was approved on July 7,2004, authorized
the development of a 71,708 square foot shopping center to include a primary building area(39,104
square feet) that will also contain four outer building pads (32,604 square feet) two of which will
feature drive though facilities for a restaurant and a pharmacy. The pharmacy will encompass 17,
272 square feet of building area. Because the applicant is proposing to create a planned
development, pursuant to Section 12-407.5 of the Fresno Municipal Code,staff will require that the
Conditional Use Permit Application be revised to include the property lines as proposed by this
parcel map,thereby authorizing the creation of the commercial planned development. In addition,
the applicant will be required to label the site plan as a "Planned Development" and depict the
Tentative Parcel Map No. 2005-09
October 24, 2005
Page 2
property lines as proposed by Tentative Parcel Map No. 2005-09. This condition, as well other
responding agencies conditions have been incorporated into the Conditions of Approval dated
October 12, 2005, for Tentative Parcel Map No. 2005-09.
REQUIRED FINDINGS
The initial study prepared for Environmental Assessment No. TPM 2005-09 considered potential
environmental impacts associated with the subject parcel map request. 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 Master Environmental Impact Report No. 10130.
Therefore, staff has issued a finding that the project proposal is in conformance to the 2025 Fresno
General Plan Master Environmental Impact Report(MEIR No. 10130)dated October 6,2005,which
incorporates a MEIR Mitigation Monitoring Checklist.
STATE SUBDIVISION MAP ACT
The Subdivision Map Act (California Government Code Section 66410 et. seq.) requires that a
proposed parcel map not be approved unless the map,together with its design and improvement, is
found to be consistent with the General Plan and any applicable specific plan(Finding No. 1 below).
State-law further provides that the proposed parcel map be denied approval if any one of the Finding
Nos. 2-5, below, is made in the negative.
1, The proposed parcel map,together with its design and improvements is consistent with the
Citys 2025 General Plan and the Woodward Park Community Plan which designate the site
for community commercial planned land uses which is consistent with the existing
C-2/UGM/cz zone district as identified in Table 2 of the 2025 Fresno General Plan.
2. The site is physically suitable for the proposed type and density of development because of
the flat terrain of the site and adequate access and drainage on and off the site.
3. The proposed parcel map design and improvements are not likely to cause substantial and
considerable damage to the natural environment, including fish,wildlife or their habitat.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.
5. The proposed parcel map design will not conflict with public easements within or through the
site because conditions of approval will assure noninterference with. any existing or
proposed public easements.
Staff, based on its own analysis, has determined that the parcel map, subject to the recommended
conditions of approval,otherwise complies with the design and property development standards of
the Zoning Ordinance and local Parcel Map Ordinance and recommends the approval of the parcel
map.
I
Tentative Parcel Map No. 2005-09
October 24, 2005
Page 3
DIRECTOR DETERMINATION
1. Based upon the above analysis,the Planning and Development Director finds that Tentative
Parcel Map No. 2005-09 dated June 28, 2005, 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.
2005-09 dated June 28,2005,subject to the conditions of approval dated October 12,2005.
ISTUK P. Yovino,Director Date
CITY OF FRES: J-ENVIRONMENTAL ASSESSMEN. i INITIAL STUDY
FINDING OF CONFORMITY/MEIR NO. 90930
Pursuant to Section 21157.1 of the California Public Resource Code DATER (LING:
(California Environmental Quality Act) the project described below is
determined to be within the scope of the Master Environmental Impact Report 2005 OCT -6 PM 3: 23
(MEIR) No. 10130 prepared for the 2025 Fresno General Plan CITY CLERK, FRESNO Cti
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:
David Wilson & Scott Hammond Arnoldo Rodriguez, Supervising Planner
1801 Oak Street, Ste. 159 October 6, 2005
Bakersfield, CA 93301
Environmental Assessment Number: Project Location (including APN):
Vesting Tentative Parcel Map No. 2005-09 Northwest corner of E. Nees and N. Willow Avenues
(APN: 403-770-21S)
Project Description:
David Wilson and Scott Hammond have filed Tentative Parcel Map No. 2005-09 pertaining to approximately
8.31 acres of property located on the northwest corner of E. Nees and N. Willow Avenues. The subdivision is
proposing to subdivide the subject site into a five lot commercial planned development parcel map. The
property is within the jurisdictions 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 subject site for
community commercial planned land uses which is consistent with the existing C-2/UGM/cz (Community
Shopping Center DistrictlUrban Growth Management/with conditions of zoning) zone district.
Conformance to Master Environmental Impact Report(MEIR NO..10130):
The recently adopted 2025 Fresno General Plan and the Woodward Park Community Plan designate the
subject site for community commercial planned land uses. The C-2/UGM/cz zone district of the subject
property conforms to the community commercial planned land use designation pursuant to Table 2 (Planned
Land Use and Zone District Consistency Matrix) of the 2025 Fresno General Plan.
The Planning and Development Department staff has prepared an initial study and environmental checklist
and evaluated the tentative parcel map in accordance with the land use and environmental policies and
provisions of the 2025 Fresno General Plan and the related Master Environmental Impact Report (MEIR) No.
10130. The subject property will be developed as a unified shopping center at an intensity and scale that is
permitted by the planned land use designation and zoning for the subject site. Thus, the 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, it is not expected that the future development will
adversely impact existing city service systems or the traffic circulation system that serves the subject parcels.
These infrastructure findings have been verified by the Public Works 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
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 community commercial planned land use
designation specified for the subject parcel. 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.
Finding of Conformity Under MEIR N— 10130
Environmental Assessment No. TPM No. 2005-09
October 6, 2005
Page 2
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 staffs finding in a manner prescribed by this section .of the Guidelines and by
Section 21092 of the California Public Resources Code (CEQA provisions).
�� •oS
o
Gilbert J. Haro Date
Planning Manager, City of resno
Attachments: Environmental Checklist/initial Study for Environmental Assessment No. TPM No. 2005-09
Mitigation Monitoring Checklist (MEIR No. 10130)for Environmental Assessment No.
TPM No. 2005-09
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STATE OF CALIFORNIA—BUSINESS.TRANSPORT )N AND HOUSING AGENCY ARNOLD SCHWARZENEGGER Governor
DEPARTMENT OF TRANSPORTATION
1352 WEST OLIVE AVENUE A
P.O.BOX 12616
FRESNO,CA 93778-2616
PHONE (559)445-6666 f ( n Flex your ower!
FAX (559)488-4088 L Be energy efficient!
TTY (559)488-4066 Ci
July 7, 2005 J U L 1 2 2005
2131-IGR/CEQA
Uevosopt, . 6-FRE-168-6.9+/-
2005-09
Mr. Arnoldo Rodriguez
City of Fresno
Development Department
2600 Fresno Street
Fresno, CA 93721-3604
Dear Mr. Rodriguez:
We have reviewed the map proposing to divide property located on the northwest comer of North
Willow and East Nees. Caltrans has the following comments:
There is insufficient information to evaluate this project's impacts to the State Highway System.
When developed, the resulting parcels will likely generate more than the 100 peak hour trips used
by the City as a threshold for preparing a Traffic Impact Study(TIS). Caltrans recommends that
the TIS be conducted at this,the parcel map stage in order to fully evaluate the impacts this
project will have on the transportation/circulation system. 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 Public Hearing.
We request that this letter be made a part of the permanent record for this project and that copies
of our letters.be included in the staff reports for the Planning Commission and the City Council.
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;
40'
,
MOSES STI
TES
Office of Transportation Planning
District 6
C: Ms. Barbara Goodwin, Council of Fresno County Governments
"Caltrans improves mobility across California"
TENTATIVE PARCEL M.,P NO. 2005-09
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.
Improvements and payments shall not be required on or in front of any undeveloped
portion of a net acreage of ten acres or more which exists after the division of land. All
improvements and payments to be completed with development.
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: 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 Charger N/A
i. Millbrook Overlay Sewer* N/A
WATER CONNECTION CHARGES FEE RATE
j. Service Connection Charge Fee based on service(s) and
meter(s) sizes specified by owner;
fee for service(s) and Meter(s)
established by the Master Fee
Schedule.
k. Frontage Charge* $6.50/lineal foot
I. Transmission Grid Main Charge#. $643/gross acre (parcels 5 gross
acres or more)
m. Transmission Grid Main Bond Debt Service Charge w► $243/gross acre (parcels 5 gross
acres or more)
n. UGM Water Supply Fet,i
Service Area: 101s $456/living unit equivalent
o. Well Head Treatment Fees $0/ living unit equivalent
Service Area: 101
p. Recharge Feev $0/ living unit equivalent
Service Area: 101
q. 1994 Bond Debt Service* $895/ living unit equivalent
Service Area: 101
DEVELOPMENT IMPACT FEE FEE RATE
r. Northeast Fresno Policing Area. $373/gross acre
r. Traffic Signal Charge* $1.78/sq.ft t
URBAN GROWTH MANAGEMENT FEE RATE
t. UGM Fire Station Capital Fee* $2460/gross acre
Service Area: 21
u. UGM Park Fee* $1838/gross acre
Service Area: 7
v. Major Street Charge* $3625/adj. acre
Service Area: F
w. Major Street Bridge Charge* $72/adj. acre
Service Area: F
x. UGM Grade Separation Fee* N/A
Service Area:
y. UGM Trunk Sewer Charge* N/A
Service Area: Herndon
z. Street Acquisition/Construction Charge1v N/A
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).
4 Due at time of development
4 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.
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 10, 2005 Please reply to:
Arnoldo Rodriguez
(559) 621-8633
Harbour&Associates
375 Woodworth Ave., Ste. 103
Clovis, CA 93612
SUBJECT: VERIFICATION FOR VESTING TENTATIVE PARCEL MAP NO. 2005-09 FOR
PROPERTY LOCATED ON THE NORTHWEST CORNER OF EAST NEES AND
NORTH WILLOW AVENUES
In accordance with Section 12-1005 of the Fresno Municipal Code, the above-noted tentative
parcel map application (dated May 9, 2005), has been reviewed for completeness of form and
content. The map, as submitted provides all of the information necessary to consider the
application as complete for processing. You may now submit 25 copies (provide one 11"x 17"
in addition)of the tentative parcel map.
Should you have any questions or require additional information please contact me at the
number listed above.
Sincerely,
PLANNING DIVISION
e�160 /?
Arnoldo Rodriguez
Planner III
Enclosures: Vesting Tentative Parcel Map No. 2005-09 dated May 9, 2005
KAMaster Files-Parcel Maps\Parcel Maps 2005\TPM 2005-09 Northwest comer of N.Willow&E.Nees—ARWerificationt.tr-TP10-2005-09 5-10-05.doc
City of
IMES
Planning & Development Department
2600 Fresno Street • Third Floor Nick P. Yovino
Fresno, California 93721-3604 Director
(559)621-8277 FAX(559) 488-1020
April 18, 2005 Please reply to:
Arnoldo Rodriguez
(559) 621-8633
Harbour& Associates
375 Woodworth Ave.,,Ste. 103
Clovis, CA 93612
SUBJECT: VERIFICATION FOR VESTING TENTATIVE PARCEL MAP NO. 2005-09 FOR
PROPERTY LOCATED ON THE NORTHWEST CORNER OF EAST NEES AND
NORTH WILLOW 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.
Please refer to all items on the check list with this (") symbol.
Prior to submittal, please submit two copies of the revised tentative parcel map
for pre-riling review.
When the tentative map is correct and acceptable for processing your submission should consist
of 25 copies (provide one 11" x 17" in addition) of the tentative parcel map.
Should you have any questions or require additional information please contact me at the
number listed above.
Sincerely,
PLANNING DIVISION
Arnoldo Rodriguez U �/
Planner. III
Enclosures: Verification Checklist for Vesting Tentative Parcel Map No. 2005-09
Vesting Tentative Parcel Map No. 2005-09 dated April 18, 2005
KAMaster Files-Parcel Maps\Parcel Maps 2005\TPM 2005-09 Northwest corner of N.Willow 8 E.Nees--AR\VerificationLtr-TPM-2005-09.doc
City of Planning & Development Department
Planning Division
I Lmdn,1�\I% 2600 Fresno Street
rnc_ Fresno, CA 93721-3604
Phone (559) 621-8277
VERIFICATION CHECKLIST
Tentative Parcel Map No. 2005-09
Reviewed by. Arnoldo Rodriguez Date: April 18, 2005
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.
3) The proposed division lines with dimensions.
Add line legend. In addition, clearly label all lines (i.e.solid line vs. dashed line
running along N.Willow and E.Willow)
OK 4) Identification of each parcel with a letter designation.
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.
Add note stating if there are or are no existing buildings on the subject property.
6) The location of existing wells, septic tanks, leaching fields, and house branch sewer
lines and water lines.
See map dated April 18, 2005.
7) The location and names of all abutting streets, alleys, and easements_.
Clearly depict. See#3 above.
8) The location and widths of any streets, alleys, and easements proposed by the
subdivider.
Vesting Tentative Parcel Map.�o. 2005-09
April 18,2005
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.
NA 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:
NA 14) Environmental Assessment Application.
NA 15) Rezoning Application.
NA 16) Urban Growth Management Application.
17) Special Permit Application.
Add: Related Application: Conditional Use Permit Application No. C-04-161
NA 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.
Conditional Use Permit Application No. C-04-161 must clearly depict the
proposed lot lines. Submit a corrected site plan inclusive of this
condition. The site plan may be submitted upon any required
corrections made to the site plan.
b) Site plans, drawings and other graphic materials that are part of a special
permit application must be consistent with the tentative tract map.
See note#19a
NA c) An application for rezoning of property with the boundaries of a tentative tract
Vesting Tentative Parcel Map No. 2005-09
April 18, 2005
Page 3
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:
20) Existing zoning (Including the existing zoning of the subject property).
Provide for two hundred feet.
21) Parcel boundary lines.
Provide for two hundred feet.
22) Easements affecting the subdivision.
Clearly depict.
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.
Provide for two hundred feet.
25) Existing land uses.
Provide for two hundred feet.
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