HomeMy WebLinkAboutPM 2005-15 - Conditions of Approval - 4/11/2006 FINAL PARCEL MAP CHECKLIST
PARCEL MAP NO. 2005 - 15/UCM
A PLANNED DEVELOPMENT
ctty of
FRP--..amu
---m PLANNING AND DEVELOPMENT DEPARTMENT
2600 Fresno Street • Third Floor Nick P.Yovino
Fresno, California 93721-3604 Director
(559) 621-8722 FAX (559) 498-1020
September 29, 2005 Please reply to:
Paul Bernal
(559) 621-8073
Lars Andersen & Associates, Inc.
Attention: Robert Croeni
4630 West Jacquelyn Avenue, Suite 119
Fresno, California 93722
Dear Applicant:
SUBJECT: NOTICE OF CONDITIONAL APPROVAL OF VESTING TENTATIVE PARCEL
MAP NO. 2005-15 DATED JULY 20, 2005, PROPOSEING A FIVE LOT
PLANNED DEVLEOPMENT PARCEL MAP FOR PROPERTY LOCATED ON
THE WEST SIDE OF SOUTH WEST AVENUE BETWEEN WEST DAN
RONQUILLO AND WEST NIELSEN AVENUES
(APN: 458-060-46, 458-060-48)
The City of Fresno Planning Division has completed its review of the subject parcel map dated
July 20, 2005. Pursuant to the Fresno Municipal Code FMC Section 12-1205, this letter is
written to advise that the conditions of approval dated September 26, 2005, are as noted on the
attached document.
If you have any questions regarding the conditions notify me at 621-8073 no later than October
14, 2005, to request a review of the conditions. Otherwise, the stipulated conditions of approval
are in effect as of that date. No further notice will be sent.
Appeal: The divider or any aggrieved person may file an appeal regarding the conditions of
approval within fifteen (15) days from the date of approval.
To protest the Director's decision regarding the conditions of approval, you must appeal by filing
a written appeal with the Director of the Planning and Development Department. The appeal
must include the appellant's interest in/or relationship to the subject property, the decision or
action appealed, and specific reasons why the appellant believes the decision or action
appealed from should not be upheld.
Appeals must be submitted to the Director of the Planning and Development Department prior
to 5 p.m. on October 14, 2005.
EXPIRATION: The conditional approval of Vesting Tentative Parcel Map No. 2005-15 expires
two years from the date of approval. The expiration shall terminate all proceedings and a final
Parcel Map my not be filed without first processing a new Tentative Parcel Map.
• Lars Andersen & Associates Inc.
Vesting Tentative Parcel Map No. 2005-15
September 29, 2005
Page 2
Modification of a Vesting Tentative Parcel Map after approval or conditional approval does not
extend the two year time limit.
EXTENSION: The divider may request an extension of the tentative map expiration date by
filing a written application together with the fee set forth in the Master Fee Schedule at the time
of the request with the Director of the Planning and Development Department at least thirty days
before the expiration date of the map. The applicant must state the reasons requesting the
extension. New conditions may be imposed if an extension is granted. An extension may not
exceed an aggregate of five years.
If you wish additional information please contact the City of Fresno Planning and Development
Department, Planning Division, 2600 Fresno Street, Third Floor, Fresno, California 93721-3604;
phone, 621-8722. Your inquiry should be directed to Paul Bernal.
Sincerely,
PLANNING DIVISION
r-
Paul Bernal
Planner III
Current Planning
Enclosures: Vesting Tentative Parcel Map No. 2005-15 dated July 20, 2005
Conditions of Approval dated September 26, 2005
Conditions of Approval for Site Plan Review Application No. S-04-190 dated
November 4, 2004
Letter from the Planning and Development Department dated November 4, 2005
Letters from the Department of Public Works dated August 10, 2005, Public
Utilities dated August 1, 2005, and Fresno Metropolitan Flood Control
District dated August 3, 2005
ti
CITY OF FRESNO
PLANNING AND DEVELOPMENT DEPARTMENT
CONDITIONS OF APPROVAL
SEPTEMBER 26, 2005
VESTING TENTATIVE PARCEL MAP No. 2005-15
West side of South West Avenue between Dan Ronquillo and West Nielsen 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.2005-15,dated July 20,2005,the subdivider
may prepare a Final Parcel Map in accordance with the approved tentative map. Note that a final
parcel map may not be filed until the appeal period has expired. Should an appeal be filed pursuant
to Section 12-1207 of the FMC,the application will be scheduled to be heard before the City of Fresno
Planning Commission. The appellant may withdraw their appeal pursuant to Section 12-1207.2 of the
FMC.
Concurrent with the filing of a final map and when the provisions of Section 66436 of the Subdivision
Map Act apply, the subdivider is responsible to send, by certified mail, a sketch of the proposed final
map, together with a copy of SMA Section 66436(a)(3)(A), to any public entity or public utility which
has previously acquired a right-of-way easement.
LEGAL STATUS OF SITE TO BE SUBDIVIDED
1. The parcel map site was legally created.
PLAN CONSISTENCY
2. The subject site is located within the jurisdiction of the Fresno-Chandler Downtown Airport
Master and Environs Specific Plan,the Roeding Business Park Plan,the Edison Community
Plan and the 2025 Fresno General Plan. The Roeding Business Park Plan, the Edison
Community Plan and the 2025 Fresno General Plan designate the parcel map for
development with light industrial planned land uses. The Fresno-Chandler Downtown Airport
Master and Environs Specific Plan defers designated planned land uses to the underlying
community and general plans. However,the Fresno-Chandler Downtown Airport Master and
Environs Specific Plan regulates uses and restricts the height of structures within its plan area.
The Zoning District Consistency Table of the Fresno Municipal Code identifies light industrial
planned land uses as consistent with the M-1 (Light Manufacturing District) zone district.
y
Conditions of Approval
Vesting Tentative Parcel Map No. 2005-15
September 26, 2005
Page 2
ZONING
3. Comply with provision of the State of California Government Code Sections 66410-66499.58
(the Subdivision Map Act) and the City of Fresno Municipal Code Chapter 12, Article 10
(Subdivision of Real Property).
4. Proposed parcels A, B, C, D, and E are consistent with the M-1/UGM (Light Manufacturing
DistricbUrban Growth) zone district.
MODIFICATIONS TO PROEPRTY DEVELOPMENT STANDARDS
5. Proposed parcels must be consistent with the M-1 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 public street rights-of-way under a planned
development special permit.
6. Site Plan Review Application No. S-04-190, which was approved on September 9, 2004,
> $ authorized the construction of one commercial building. Site Plan Review No. S-04-190 shall
be revised to include the property lines as proposed pursuant to Vesting Tentative Parcel Map
fj --- No.2005-15,dated,July 20,2005 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.
7. Submit draft copies of Covenants,Conditions and Restrictions/Owners Association documents
(CC&R's)for review and approval. Final,executed and notarized document are to be located
with the parcel map. CC & R's shall conform with the provisions of Section 12-1026 of the
Fresno Municipal Code and address ingress, egress, sewer and water service maintenance
and access, fire protection, solid waste service, storm drainage, parking and landscaping as
follows:
i. Cross Access for ingress/egress
ii. Cross Drainage as indicated per Fresno Metropolitan Flood Control District
iii. Covenant for Shared Parking
iv. Covenant to maintain sewer, water and all other utilities
V. Covenant for fire protection underground water supplies and Covenant to access
buildings
vi. Covenant to maintain all landscaping within the limits of this map
vii. Covenant for shared solid waste facilities
viii. Provide Covenant Agreement for access to land locked parcels
ix. Provide Covenant Agreement for maintenance of fire suppression water system
8. The placement of a parcel line in close proximity to any existing and/or proposed structures
requires that the structure be found in compliance with the fire resistive standards of the
Uniformed Building Code, Chapter 5. In the event the structures do not comply they must be
modified so as to meet the requirement.
Conditions of Approval
Vesting Tentative Parcel Map No. 2005-15
September 26, 2005
Page 3
9. The proposed structure(s) on the site may be affected due to the location of the proposed
parcel lines. Compliance with the prevailing Uniform Building Code as it relates to exterior wall
protection, allowable area, etc. (as applicable to new parcel line locations) must be
demonstrated prior to final map submittal. Contact the Planning and Development
Department, Building and Safety Services Division at (559) 621-8200.
GENERAL CONDITIONS
10. All off-site and public improvements shall be constructed in accordance with the Public Works
Department Standards, Specifications and Policies. Engineered construction plans and
_ estimates for all or part of the required work shall be required prior to the issuance of Street
Work Permits unless otherwise determined by the City Engineer. The cost for such plan
preparation, review and construction inspection shall be at the subdivider's expense.
11. Any existing utilities,including but not limited to,street lights,traffic signals,fire hydrants,poles
(power, telephone, cable, etc.), which must be relocated or removed in conjunction with the
construction of these off-site improvement requirements,shall be the responsibility and at the
expense of the subdivider.
12. All existing overhead utilities, including but not limited to, electrical systems, communication
systems and street lighting systems shall be placed underground in accordance with the
provisions of Section 12-1011, and Section 8-801 of the Fresno Municipal Code, Resolution
No. 78-522/88-229, and the policies of the Public Works Department.
13. When streettsafety lighting installations are required,street lighting plans shall be submitted
for review and approval by the Traffic Engineer prior to the issuance of permits for the work.
Services to street lighting installations shall be separated from the electrical service(s)
serving the development. The type,location and service for street lighting installations shall
be as determined by the Traffic Engineer. Street lighting installations shall be dedicated to
the City upon completion and acceptance of the installations.
14. Sidewalks(including wheelchair ramp landings)and driveway approaches,for undeveloped
parcels of this parcel map, shall be required and constructed at the time of site development.
15. Whenever covenants or agreements are required, they shall be prepared by the city upon
receipt of the fee in accordance with the adopted Master Fee Schedule. All covenants and
_ agreements must be approved by the City Attorneys Office and shall be recorded with the
final parcel map.
16. Telephone, cable, and other public utilities which propose above-ground facilities (such as
cabinets) determined by the Planning and Development Director to be oversized shall be
located in an additional easement area outside of the required landscape strip.
17. All work and engineered plans for public improvements shall conform to the 2002 Edition of
the City of Fresno Standard Specifications and Drawings(City Council Resolution No.70-36
and Resolution Nos. 84-361) and any amendments thereto, hereinafter referred to as the
Public Works Standards.
Conditions of Approval
Vesting Tentative Parcel Map No. 2005-15
September 26, 2005
Page 4
18. The subdivider shall dedicate and construct public easements to facilitate the construction of
curbs, gutters, sidewalks with street tree wells and irrigation systems (when applicable),
permanent pavement, street/safety lighting, bus bays, right turn lanes, bike lanes, bike
paths, multi-purpose trail,wheelchair ramps and public utilities in accordance with City plans,
ordinances, resolutions and policies, and the Standard Specifications of the Public Works
Department within the limits of the parcel map.
19. Existing improvements that are not to the planned alignment shall be removed and required
improvements installed to the new street alignment and grade. Existing improvements to
remain in place shall be repaired if determined to be damaged and/or off grade by the City
Engineer. Existing driveway approaches not identified for current or future utilization shall be
removed and sidewalk(when applicable),curb and gutter shall be installed to match existing
or proposed street line and grade as determined by the City Engineer.
20. A minimum four foot wide clear path of travel is required along the public sidewalk on all
frontages of the property as required by Title 24 of the California Administration Code as
determined by the City Engineer. An on-site pedestrian easement and construction of a path
may be required if Title 24 provisions cannot be met within the public rights-of-way. All such
public easements shall be identified and dedicated with the processing and recordation of
the Final Parcel Map and/or at the time of Special Permit review for the proposed
development of the parcel(s).
21. All required signing and striping shall be done and paid for by the developer/owner. The
signing and striping plans shall be done per the current CalTrans standards and shall be
submitted as a part of the street construction plans for this tentative map to the Public Works
Department for review and approval.
22. The subdivider may either construct the required off-site improvements,when required,prior
to the approval of the final parcel map; or enter into an agreement with the City of Fresno
providing for the construction of the required improvements and sufficient security prior to
the approval of the final parcel map.
SPECIFIC CONDITIONS
FIRE SERVICE
23. The Fresno Fire Department requires that covenants for the following:
L Covenant for fire protection, and water supply for all parcels inclusive of Vesting
Tentative Parcel Map No. 2005-15.
STREETS AND RIGHTS-OF-WAY
Frontage Improvements (All Streets):
24. Underground all existing offsite overhead utilities within the limits of this map in accordance
with Fresno Municipal Code Section 12-1011, 8-801 and Resolution No. 78-522/88-229.
Conditions of Approval
Vesting Tentative Parcel Map No. 2005-15
September 26, 2005
Page 5
25. 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.
26. Install commercial sidewalks along the frontages of Parcels C, and E, per Public Works
Standards P-5.
27. Comply with all conditions issued under Site Plan Review Application No. S-04-190 dated
August 27, 2004 and the Planning and Development Department letter dated November 4,
2004.
28. Vesting Tentative Parcel Map No. 2005-15 is located within Urban Growth Management
(UGM) major street zone E-3.
29. Dedicate ingress/egress easements from proposed landlocked parcels to South West
Avenue or West Don Ronquillo Avenue.
30. Comply with the Department of Public Works, Engineering Division memorandum dated
August 10, 2005.
Sanitary Sewer Service
31. The project developer should contact Wastewater Management Division/Environmental
Services (559) 621-5100 regarding conditions of service for special users.
32. Separate sewer house branches are required for each lot.
Water Service
33. Separate water services with meter boxes shall be provided to each lot.
34. Installation(s) of public fire hydrant(s) is/are required in accordance with City Standards.
FRENSO-CHANDLER DOWNTOWN AIRPORT MASTER AND ENVIRONS PLAN
35. The record property owner shall grant an avigation easement to the City of Fresno.
36. The maximum allowable intensity of use (people per acre) for nonresidential uses is 50
people as defined in Table D-2 (Safety Compatibility Criteria) of the Fresno-Chandler
Downtown Airport Master and Environs Plan.
Conditions of Approval
Vesting Tentative Parcel Map No. 2005-15
September 26, 2005
Page 6
PLANNING AND DEVELOPMENT DEPARTMENT BUILDING AND SAFETY SERVICE DIVISION
37. The Building and Safety Service Division has indicated that proposed Parcels C and E will
jeopardize the integrity of the industrial building pursuant to the California Building Code.
The Building and Safety Services Division is requesting the removal of the property line
between proposed Parcels C and E. Contact Matt Lopez with the Building and Safety
Services Division at (559) 621-8084 for further information.
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 August 3, 2005.
FRESNO IRRIGATION DISTRICT
39. FID has indicated that they do not own, operate, or maintain any facilities located on the
subject property.
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 Charger N/A
Service Area:
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
Conditions of Approval
Vesting Tentative Parcel Map No. 2005-15
September 26, 2005
Page 7
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 Feet $371/11ving unit equivalent
Service Area: 401 s
o. Well Head Treatment Feet $31/living unit equivalent
Service Area: 401
p. Recharge Feet $0/living unit equivalent
Service Area: 401
q. 1994 Bond Debt Service* $0/living unit equivalent
Service Area: 401
DEVELOPMENT IMPACT FEE FEE RATE
r. Northeast Fresno Policing Area. N/A
r. Traffic Signal Charge* $0.29/sq.ft t
URBAN GROWTH MANAGEMENT FEE RATE
t. UGM Fire Station Capital Fee* $1600/gross acre
Service Area: undesignated
u. UGM Park Fee* $858/gross acre
Service Area: 3
v. Major Street Charge* $4053/adj. acre
Service Area: E-3
Conditions of Approval
Vesting Tentative Parcel Map No. 2005-15
September 26, 2005
Page 8
w. Major Street Bridge Charge* $232/adj. acre
Service Area: E-3
x. UGM Grade Separation Fee* N/A
Service Area:
y. UGM Trunk Sewer Charge* N/A
Service Area: Herndon
z. Street Acquisition/Construction Charger 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
�► Deferrable through Fee Deferral Covenant.
r 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 Files-Parcel Maps\Parcel Maps 2005\TPM 2005-15 West side of S West Ave btw W Neilsen&W Don Ronquillo--PB\Conditions of Approval
9-26-05 TPM-2005-15.doc
City of
M 1iI
PLANNING AND DEVELOPMENT DEPARTMENT
DATE: September 29, 2005
TO: NICK P. YOVINO, Director
Planning and Development Departmen
THROUGH: GILBERT J. HARO, Planning Mana
Planning Division
FROM: PAUL BERNAL, Planner Illy
Planning Division
SUBJECT: REQUIRED FINDINGS AND APPROVAL OF VESTING TENTATIVE PARCEL MAP
NO. 2005-15, WHICH PROPOSES TO CREATE FIVE PARCEL PLANNED
DEVELOPMENT FOR PROPERTY LOCATED ON THE WEST SIDE OF SOUTH
WEST AVENUES BETWEEN WEST DAN RONOUILLO AND WEST NIELSEN
AVENUES
BACKGROUND
Vesting Tentative Parcel Map No. 2005-15 filed by Lars Andersen &Associates Inc., on behalf of
Horizon Enterprises,and accepted for processing on July 20,2005,proposes to create a five parcel
industrial planned development for approximately 9.52 acres of M-1/UGM (Light Manufacturing
Districf/Urban Growth Managemeno zoned property located on the west side of South West Avenue
between West Dan Ronquillo and West Nielsen Avenues. The property is within the jurisdiction of
the Fresno-Chandler Downtown Airport Master and Environs Plan, the Roeding Business Park
Redevelopment Plan,the Edison Community Plan and the 2025 Fresno General Plan. The Roeding
Business Park Redevelopment Plan, the Edison Community Plan and the 2025 Fresno General
Plan designate the subject property for light industrial planned land uses. The Fresno-Chandler
Downtown Airport Master and Environs Specific Plan defers designated planned land uses to the
underlying community and general plans. However,the Fresno-Chandler Downtown Airport Master
and Environs Specific Plan regulates uses and restricts the height of structures within its plan area.
Pursuant to Table 2 (Planned Land Use and Zone District Consistency Matrix) of the 2025 Fresno
General Plan the M-1 zone district is consistent with the planned land use designation of light
industrial.
Site Plan Review Application No.S-04-190,which was approved by the Planning and Development
Department Director on September 9,2004,proposed to develop 3.03 acres of the overall 9.52 acre
site with a 51,720 square foot industrial building with three future industrial building pads. The
applicant, at that time, indicated the building was to be used for warehousing. During the
construction of the industrial building the property owner filed Vesting Tentative Parcel Map No.
2005-15 requesting to subdivide the 9.52 acres into a five lot parcel map planned development.
Vesting Tentative Parcel Map No. 2005-15 is proposing to create parcels that deviate from the
property development standards of the M-1 zone district. The parcels proposed do 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 of a single unified project,which is covered entirely by a site plan review(S-04-190). Staff will
require that the applicant revise Site Plan Review Application No. S-04-190 depicting the property
Lars Andersen &Associates, Inc.
Vesting Tentative Parcel Map No.2005-15
September 29, 2005
Page 2
lines as proposed pursuant to Vesting Tentative Parcel Map No.2005-15. These conditions,as well
other responding agencies conditions have been incorporated into the Conditions of Approval dated
September 26, 2005, for Vesting Tentative Parcel Map No. 2005-15.
REQUIRED FINDINGS
The initial study prepared for Environmental Assessment No.TPM No.2005-15 considered potential
environmental impacts associated with the parcel map. The study indicates that the project, if
approved, would conform to the land se designation and land use policies of the 2025 Fresno
General Plan and is within the scopeof 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 September 29,2005,which incorporates a
MEIR Mitigation Monitoring Checklist.
STATE SUBDIVISION MAP ACT
The Subdivision Map Act (Californiaovernment 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,toga her with its design and improvements is consistent with the
City's Fresno-Chandler Downto n Airport Master and Environs Plan,the Roeding Business
Park Redevelopment Plan,the dison Community Plan and the 2025 Fresno General Plan.
The Roeding Business Park R development Plan, the Edison Community Plan and the
2025 Fresno General Plan des! nate the site for light industrial planned land uses which is
consistent with the M-1 zone d strict as identified in Table 2 of the 2025 Fresno General
Plan.
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
site because conditions of approval will assure noninterference with any existing or
proposed public easements.
i
Lars Andersen &Associates, Inc.
Vesting Tentative Parcel Map No. 2005-15
September 29, 2005
Page 3
Staff, based on its own analysis, has determined that the parcel map,subject to the recommended
conditions of approval,otherwise complies with the design and property development standards of
the Zoning Ordinance and local Parcel Map Ordinance and recommends the approval of the parcel
map.
DIRECTOR DETERMINATION
1. Based upon the above analysis,the Planning and Development Director finds that Tentative
Parcel Map No. 2005-15 dated July 20, 2005, is consistent with the applicable plans and
policies of the City of Fresno.
2. The Planning and Development Director hereby grants approval of Vesting Tentative Parcel
Map No. 2005-15 dated July 20, 2005, subject to the conditions of approval dated
September 26, 2005, and to become effective on September 29, 2005.
47'28-c-7'S
7aaips
k P. Yovino, Director Date
K:\Master Res-Parcel Maps\Parcel 2005\TPM 2005-15 West side o1 S West Ave btw W Neilsen&W Don Ronquillo—PB\Director Memorandum
9-26-05 TPM-2005.15.doc
00962 7
FINDING OF CONFORMITY UNDIER MEIR NO. 10130:
NOTICE IS HEREBY GIVEN THAT pursuant to Section 21157.1 of the California Public
Resources Code (California Environmental Quality Act) the projects described below
have been determined to be within, the scope of the Master Environmental Impact Report
(MEIR) No. 10130 prepared for the 2025 Fresno General Plan.
EA No. R-05-22/T-5449: Valley Pack Builders, Inc., has filed Rezone Application No.
R-05-22 and Tentative Tract Mop No. 5449 for approximately 35.8 gross acres of
property located on the north side of East Butler Avenue between South Peach and
South Minnewawa Avenues. Rezone Application No. R-05-22 proposes to rezone the
subject property from the AL-20 (Limited Twenty Acre Agriculture, County of Fresno)
zone district to the R-1 (Single Falmily Residential) zone district. The tentative tract map
proposes to subdivide the subject property into 111-lot single family residential
subdivision with one remainder lot with an overall density of 4.45 units per acre. The
project also includes the detachment of the subject property from the Fresno County Fire
Protection District and the Kings River Conservation District for which the Fresno County
Local Agency Formation Commission (LAFCO) is the responsible agency.
EA No. R-05-43/T-5456: Granite Bay Capital Group has filed Rezone Application No.
R-05-43 and Vesting Tentative Tract Map No. 5456 regarding approximately 51.41 acres
located on the northeast comer of West Madison and South Valentine Avenues. The
rezone application proposes to amend the zoning from AL-20 (Limited 20 Acre
Agricultural, Fresno County) to 1,R-1/UGM (Single Family ResidentiaUUrban Growth
Management) zone district. The Vesting tentative tract map proposes to subdivide the
subject property for a 214-lot single family residential subdivision and a 4.25 acre
remainder parcel. The project also includes the detachment of the subject property from
the North Central Fire Protection 'District and the Kings River Conservation District for
which the Fresno County Local Agency Formation Commission (LAFCO) is the
responsible agency.
EA No. TPM 2005-15: Horizon Enterprises has filed Vesting Tentative Parcel Map No.
2005-15 pertaining to approximately 9.52 acres of M-1/UGM (Light Manufacturing
Dishict/Urban Growth Management) zoned property located on the west side of South
West Avenue between West Dan konquillo and West Nielsen Avenues. The parcel map
is proposing to subdivide the subjlect site into a five lot industrial planned development
parcel map.
EA No. Byrd-Clovis No. 1: Spencer Enterprises has filed the Byrd-Clovis No. 1
Reorganization which proposes the detachment of approximately 12 acres on the
northeast comer of South Clovis and East Byrd Avenues from the Fresno County Fire
Protection District and the Kings River Conservation District and annexation to the City
of Fresno.
EA No. Heaton-Buraan No. 113: Centex Homes has filed the Heaton-Burgan No. 113
Reorganization which proposes the detachment of approximately 2.2 acres east of the
northeast corner of South Burgan and East Heaton (alignment) Avenues from the
Fresno County Fire Protection District and the Kings River Conservation District and
annexation to the City of Fresno.
EA No. R-05-50: Fancher Creek Properties has filed rezone Application No. R-05-50
regarding 49 acres of property located on the northeast and southwest corners of South
Clovis Avenue and the East Tulare Avenue alignment. The rezone application is
requesting a rezone from the AE-5 (Five Acre Agriculture Exclusive) zone district to the
C-3/UGM/cz (Regional Commercial/Urban Growth Management/conditions of zoning)
zone district to facilitate the development of a regional shopping center as part of the
Fancher Creek Development Project. Pursuant to Section 21157.1 of CEQA, 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. Since the projects do not change the land use indicated for the
subject properties by the 2025 Fresno General Plan and will not generate significant
effects not previously identified by the MEIR staff has determined that the subject
applications are within the scope of the MEIR and, as such, shall be subject to the
appropriate mitigation measures contained therein as required by Section 15177 of the
CEQA Guidelines. In addition, the project was part of Environmental Impact Report No.
10133 prepared for the Fancher Creek Development project, which was certified by the
City Council on May 17, 2005. This project shall be subject to all mitigation measures as
stipulated in EIR No. 10133.
Pursuant to Section 21157.1 of CEQA, 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. Since the
projects do not change the land use indicated for the subject properties by the 2025
Fresno General Plan and will not generate significant effects not previously identified by
the MEIR staff has determined that the subject applications are within the scope of the
MEIR and, as such, shall be subject to the appropriate mitigation measures contained
therein as required by Section 15177 of the CEQA Guidelines. No additional specific
mitigation measures will be required of the projects.
ANY INTERESTED PERSON may comment on the environmental conformity finding
findings to the Fresno City Planning Commission, Fresno City Hall, 2600 Fresno Street,
Fresno, California 93721-3604. Public hearings have been tentatively scheduled before
the City of Fresno Planning Commission on Wednesday, October 19, 2005, beginning at
6:00 p.m. A comment must be in writing and must state (1) the appellant's name and
address, (2) the appellant's interest in or relationship to the project, (3) the decision
being appealed, and (4) the specific reason(s) why such decision should not be upheld.
Any comment must be submitted on or before October 19, 2005. Your remarks are
welcomed and will be considered in the final decision. Additional information on the
proposed projects, including copies of the environmental finding, may be obtained from
the City of Fresno Planning and Development Department, City Hall, 2600 Fresno
Street, Room 3043, Fresno, California, or contact Dawn Marple at (559) 621-8058 for EA
No. R-05-22/T-5449, Bruce Barnes at (559) 621-8047 for EA No. R-05-43(T-5456, Paul
Bernal at (559) 621-8073 EA No. TPM 2005-15, Shelby Chamberlain at (559) 621-8042
for EA No. Byrd-Clovis No. 1 EA No. Heaton-Burgan No. 1B or Mike Sanchez (559) 621-
8040 for EA No. R-05-50
Do Not Publish Sign-Off and Identification Below This Line
r
tanning and Development Depa4
t
City of Fresno
PUBLICATION DATE: September 29, 2005
CITY OF FRESNO—ENVIRONMENTAL ASSESSMENT/INITIAL STUDY
FINDING OF CONFORMITY/MSIR NO. 10130
Pursuant to Section 21157.1 of the California Public Resource Code DATE RECEIV*"ED 14 F
(California Environmental Quality Act) the project described below is r�
determined to be within the scope of the Master Environmental Impact Report � `c
(MSIR) No. 10130 prepared for the 2025 Fresno General Plan
50
0A p
Initial study is on file in the Planning and Development Department, City Hall, y
2600 Fresno Street, Fresno, California 93721 0
(559) 621-8277
Applicant: Initial Study Prepared By:
Horizon Enterprises Paul Bernal, Planner III
586 West Barstow Avenue September 29, 2005
Fresno, California 93704
Environmental Assessment Number: Project Location (including APN):
Vesting Tentative Parcel Map No. 2005-15 West side of South West Avenue between West Dan
Ronquillo and West Nielsen Avenues
(APN: 458-060-46, 458-060-48)
Project Description:
The applicant, Horizon Enterprises, has filed Vesting Tentative Parcel Map No. 2005-15 pertaining to
approximately 9.52 acres of M-1/UGM (Light Manufacturing District/Urban Growth Management] zoned
property located on the west side of South West Avenue between West Dan Ronquillo and West Nielsen
Avenues. Vesting Tentative Parcel Map No. 2005-15 is proposing to subdivide the subject site into a five lot
industrial planned development parcel map. The property is within the jurisdictions of the Fresno-Chandler
Downtown Airport Master and Environs Plan, the Roeding Business Park Redevelopment Plan, the Edison
Community Plan and the 2025 Fresno General Plan. The Roeding Business Park Redevelopment Plan, the
Edison Community Plan and the 2025 Fresno General Plan designate the subject site for light industrial
planned land uses which is consistent with the M-1 zone district. The Fresno-Chandler Downtown Airport
Master and Environs Specific Plan defers designated planned land uses to the underlying community and
general plans. However, the Fresno-Chandler Downtown Airport Master and Environs Specific Plan regulates
uses and restricts the height of structures within its plan area. The subject property is currently developed
with one industrial building and is single-family residence and is surrounded by industrial and rural residential
uses to the north, and vacant property to the east, south and west.
Conformance to Master Environmental Impact Report(MEIR NO. 10130):
The recently adopted 2025 Fresno General Plan, Roeding Business Park Redevelopment Plan and the
Edison Community Plan designate the subject site for light industrial planned land uses. The M-1/UGM zone
district of the subject property conforms to the light industrial 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 proposed 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 is developed with one industrial building and is planned to have three more
additional buildings which will be constructed at a future time. The site would be developed 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).
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r�11C�i:�i►�` PUBLIC WORKS DEPARTMENT
City Hall•(5591,321-8800 Mike T.Kim Fresno
2600 Fresno Street Interim Directornd
nmcacm
Fresno, California 93721-3615 t�I
111
www.fresno.gov
3000
November 8, 2004
Keith A. Harris
Span Construction and Engineering, Inc.
1841 Howard Road
Madera, Ca. 93637
SUBJECT: REQUEST FOR A SIDEWALK WAIVER AT 186 SOUTH WEST AVENUE
Dear Mr. Harris:
Your request for a waiver of the requirement to construct sidewalk and a handicapped ramp
on the aforementioned property is granted because the subject property is zoned M -1 and
your request meets the requirements of the Fresno Municipal Code section 11-208 (17)(1)(1).
Additionally, the requirement to dedicate pedestrian easements is waived being as sidewalks
are not being installed.
Please call Gary Witzel at 621-8681 if you have any questions.
Sincerely,
y V- Z- ��F
Mike T. Kirn
Interim Director
MK/GW/Hams
C:S-04-190
Dawn Marple,planner II
RECEIVED
NOV 1 2 2004
SPAN CONST. &ENG, INC.
K
City of
DATE: August 10, 2005
TO: Paul Bernal, Planner II
Development Department, Planning Division
THROUGH: >PLouise Monroe, Traffic Planning Supervisor
Public Works Department, Engineering Division /
P 9 9
FROM: Gregory A. Jenness, Senior Engineering Technicia
Public Works Department, Engineering Division
SUBJECT: Tentative Parcel Map 2005-15 Public Works Conditions of Approval
Location: Northwest corner of South West Avenue and West Dan Ronquillo
Owner: Steve Weil / Horizon Enterprises
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:
• 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.
• Additional offsite improvements will be required at the time of future site plan review.
• 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:
1. Install commercial sidewalks along the frontages of Parcels "C" & "E", per Public Works Standard P-
5.
Specific Requirements:
1. This parcel map will generate 68 a.m./65 p.m. peak hour trips and generate a daily count of 468
V.T.D., therefore a Traffic Impact Study (TIS) is not required.
2. Comply with all conditions of S-04-190.
3. Dedicate ingress-egress easement from proposed landlocked Parcels "B"to South West Avenue or
West Don Ronquillo Avenue. Show easements on this Map.
UGM Requirements:
This Map is in UGM major street zone E-3.
Page 1 of 1
0AParcel Maps\TentPM200515 Ronquillo&West.doc
City of
DEPARTMENT OF PUBLIC UTILITIES
Date: August 01, 2005
To: PAUL BERNAL, Planner III
Planning and Development Department, Current Planning
From: DOUG HECKER, Supervising Engineering Technician
Public Utilities Department, Planning and Engineering Division
Subject: SANITARY SEWER AND WATER REQUIREMENTS FOR PM-2005-15
General
PM-2005-1 5 located on the West side of South West Avenue between Dan Ronquillo and West
Nielsen Avenues.
Environmental Recommendations
ANEGATIVE DECLARATION MAY BE ISSUED: The project may have adverse impacts but
impacts can be mitigated without further study or are not serious enough to warrant an Environment
Impact Report.
Sanitary Sewer Requirements
Sanitary sewer facilities are available to provide service to the site subject to the following
requirements:
The project developer should contact Wastewater Management Division/Environmental
Services(5 59) 621-5100 regarding conditions of service for special users.
Separate sewer house branches are required for each lot.
Sanitary Sewer Fees
The following Sewer Connection Charges are due and shall be paid for the Project:
Sewer Lateral Charge
Oversize Sewer Charge
Sewer Facility Charge(Non-Residential)
Upon connection of this Project to the City Sewer System the owner shall be subject to payment of
Seger Facility charges per Fresno Municipal Code Section 9-505.1 and 9-505.2. Sewer Facility
Charges consist of two components, a Wastewater Facilities Charge and Trunk Sewer Charge where
applicable.
Sewer Facility Charges are collected after occupancy on a bi-monthly basis over time based on
metered (water or sewer effluent) usage. The developer may contact the Department of Public Utilities
(559) 621-8554 to receive an estimated cost of the Sewer Facility Charges applicable to the project
(based on a constant sewer discharge and loading (Biochemical Oxygen Demand [BOD] and Total
Suspended Solids [TSS] levels anticipated) at the current rates in effect, at that time, per Fresno's
Master Fee Resolution. The developer shall provide data regarding estimated sewer discharge rates
[flow] and loading [BOD/TSS levels] required for calculating the estimated charges.
Sanitary Sewer Comments
Trunk Service Basin Marks
Water Requirements
Water facilities are available to provide service to the site subject to the following requirements:
Separate water services with meter boxes shall be provided to each lot.
Installation(s) of public fire hydrant(s) is/are required in accordance with City Standards.
Water Fees
Payment for installation of water service(s) and/or meter(s) is required.
Water Connection Charges are due and shall be paid for the Project.
File No.210.411
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
PUBLIC AGENCY DEVELOPER
Mr. Gil Haro, Planning Manager HORIZON ENTERPRISES
Planning & Development Department 586 W. BARSTO W AVE.
City of Fresno FRESNO, CA
2600 Fresno Street -
Fresno, CA 93721
MAP NO. 2005-015 PRELIMINARY FEE(S) (See below)
DRAINAGE AREA(S) It
RR it DRAINAGE AREA " RR " $0.00
DATE B— 3 _p S DRAINAGE AREA - -
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
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.
2005.015 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 2 of 4
e) When the actual costs incurred in constructing Master Plan facilities exceeds the
drainage fee obligation, reimbursement will be made for the excess costs from
future fees collected by the District from other development.
Approval of this development shall be conditioned upon compliance with these District
Requirements.
1. X a. Drainage from the site shall be directed to Adjacent Roadways
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).
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.
2005-015 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 3 of 4
6. The Federal Clean Water Act and the State General Permits for Storm Water Discharges
Associated with Construction and Industrial Activities (State General Permits) require developers
of construction projects disturbing 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.
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, O
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 ML
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.
2005-015 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 4 of 4
C. The proposed development is encouraged to select and implement storm water quality
controls recommended in the Fresno-Clovis Storm Water Quality Management
Construction and Post-Construction Guidelines (available at the District Office) to
meet the requirements of the State General Permits, eliminate the potential for non-
storm water to enter the municipal storm drain system, and where possible minimize
contact with materials which may contaminate storm water runoff.
7. A requirement of the District may be appealed by filing a written notice of appeal with the
Secretary of the District within ten days of the date of this Notice of Requirements.
8. The District reserves the right to modify, reduce or add to these requirements, or revise fees, as
necessary to accommodate changes made in the proposed development by the developer or
requirements made by other agencies.
9. X See Exhibit No. 2 for additional comments, recommendations and requirements.
Gerald E. Lakeman, roject Engineer: Joshua S. L. Mehr
District Engineer
C: LARS ANDERSEN
4630 W. JACQUELYN #119
FRESNO, CA
zoos-ois 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
OTHER REQUIREMENTS
EXHIBIT NO. 2
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 2005-015
engr\perm it\exh ibiC\city-tpm0005U005-0150sm)
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:
Policy I) 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.
engr\engrform\floodplain policy-form
STATE OF CALIFORNIA—BUSINESS.TRANSPORTAT ND HOUSING AGENCY ARNOLD SCHWARZENEGGER,Governor
DEPARTMENT OF TRANSPORTATION
1352 WEST OLIVE AVENUE
P.O.BOX 12616
FRESNO,CA 93778-2616
PHONE (559)445-6666 _ Flex your power!
FAX (559)488-4088 Be energy efficient!
TTY (559)488-4066 .
CITY Ci=
July 26, 2005
2131-IGR/CEQA
6-FRE-180-55.5+/-
TPM 2005-15
Mr. Paul Bernal
City of Fresno Development Department
2600 Fresno Street
Fresno, CA 93721
Dear Mr. Bernal:
We have completed our review of the parcel map proposing to divide a 393,380 square-foot parcel
into 5 parcels. The subject parcel is located on the west side of South West Avenue between Dan
Ronquillo and West Nielsen Avenues. Caltrans has the following comments:
There is insufficient information contained in the application to determine this project's impacts to
the transportation/circulation system.
Per the ITE Trip Generation Handbook, Seventh Edition, using the square footage remaining after
deducting for setbacks, etc., along with the zoning, this project may generate more than 100 peak
hour trips. It is Caltrans' understanding that the 2025 General Plan MEIR requires projects that
will produce 100 or more peak-hour trips to evaluate the project's contribution to increased peak-
hour vehicle delay at major street intersections adjacent or proximate to the project site
(Mitigation Measure B-4). Caltrans recommends that the applicant conduct a Traffic Impact
Study(TIS) at this, the parcel map stage, in order to fully assess the project-related impacts to the
State Highway System and the pro-rata fair share towards area-wide circulation improvements.
As per the City's policy, please have the preparer of the traffic study reference the Caltrans Guide
for the Preparation of Traffic Impact Studies, dated December 2002, and send the scope of the TIS
to Caltrans before the traffic study is conducted. Caltrans Guide,while advisory, contains Best
Practices and gives insight into Caltrans' expectations when reviewing a traffic study. If the
traffic consultant has any issues or concerns regarding the use of the Guide or its interpretation,
please contact us so resolution can be reached.
Caltrans also requests that we be provided an opportunity to review specific development
proposals for these parcels.
We request that this letter be made part of the permanent record for this project and that a copy of
our letter be included in the staff reports for both the City Council and the Planning Commission.
"Caltrans improves mobility across California"
Mr. Paul Bernal
July 26, 2005
Page 2
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,
MOSES STITES
Office of Transportation Planning
District 6
C: Ms. Barbara Goodwin, Executive Director, Council of Fresno County Governments
"Caltrans improves mobility across California"
OFFICES OF
PHONE(559)233-7181
FAX(559)23,-8227
2907 SOUTH MAPLE AVENUE
FRESNO,CALIFORNIA 93725-2218
Your Most Valuable Resource-Water
July 25, 2005
Mr. Paul Bernal
City of Fresno
Planning and Development Dept.
2600 Fresno Street, 3rd Floor
Fresno, CA 93721-3604
RE: VTPM No. 2005-15
Dear Mr. Bernal:
FID's comments and requests are as follows:
1. FID does not own, operate or maintain any facilities located on the applicants property.
2. FID expects no adverse impacts from the approval of the subject proposal.
Thank you for submitting this for our review. Please feel free to contact me with any questions
or concerns at 233-7161 extension 317 or bjohnson@fresnoirrigation.com.
Sincerely,
Bret Johnson
Engineering Technician I
Agencies\City\PM2005-15
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-2005-15 7-21-05
Street Name Status Required Change
West Nielson Avenue Chane West Nielsen Avenue
Don Ron uillo Avenue Chane West Dan Ron uillo Drive
South West Avenue Good
City of
ICI�IL�Iii►���I/�
Planning & Development Department
2600 Fresno Street • Third Floor Nick P. Yovino
Fresno, California 93721-3604 Director
(559)621-8277 FAX(559)488-1020
July 5, 2005 Please reply to:
Paul Bernal
(559)621-8073
Lars Andersen & Associates, Inc.
4630 West Jacquelyn Avenue, Suite 119
Fresno, California 93722
SUBJECT: VERIFICATION OF APPLICATION DOCUMENT FOR TENTATIVE PARCEL
MAP NO. 2005-15 FOR PROPERTY LOCATED ON THE WEST SIDE OF
SOUTH WEST AVENUE BETWEEN WEST DON RONQUILLO AND WEST
NIELSON 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-filing 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
Paul Bernal
Planner III
Enclosures: Verification Checklist for Tentative Parcel Map No. 2005-15
Tentative Parcel Map No. 2005-15
y City of Planning & Development Department
Planning Division
oftE.M11IM, 2600 Fresno Street
Fresno, CA 93721-3604
Phone (559)621-8277
VERIFICATION CHECKLIST
Tentative Parcel Map No. 2005-15
Reviewed by. Paul Bernal Date: July 5, 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
DSL 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:
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.
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.
6) The location of existing wells, septic tanks, leaching fields, and house branch sewer
lines and water lines.
7) The location and names of all abutting streets, alleys, and easements.
8) The location and widths of any streets, alleys, and easements proposed by the
subdivider.
9) Source of data from which the map was drawn.
- Vesting Tentative Parcel Map No.�,_,.,j5-15
July 5,2005
Page 2
10) Name, address, and telephone number of the person preparing the map and any
record owner of the land.
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.
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).
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:
,L(,t 14) Environmental Assessment Application
15) Rezone Application
16) Urban Growth Management Application
17) Special Permit Application
18) Request for Modification of Standards-creating lots that do not comply with the
property development standards of the zone district.
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. —
Owner/Applicant are not consistent, nor is the zone district.
b) Site plans, drawings and other graphic materials that are part of a special
permit application must be consistent with the tentative tract map.
C) An application for rezoning of property with the boundaries of a tentative tract
map must contain a legal description of the property to be rezoned that is
consistent with the tentative tract map. —Apply for a rezone application.
Vesting Tentative Parcel Map No.�--15-15
July 5,2005
Page 3
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).
21) Parcel boundary lines.
22) Easements affecting the subdivision.
23) Locations and widths of existing streets and rights-of-way.
24) Location and width of existing improvements, including sewer, water, storm lines,
concrete curb, gutter, sidewalk, and pavement, and location of street lights and traffic
signals.
U 25) Existing land uses.
Provide a copy of the deeds for the subject property and/or title report.
KWaster Files-Parcel Maps\Parcel Maps 200WPM-2005-15 West side of S West Ave b1:w'+N Neilsen&W Don
Ronquillo--P81Parcel Map Checklist Form.doc