HomeMy WebLinkAboutPM 2005-29 - Conditions of Approval - 9/15/2006 City of
ri1�1i>cz� Planning & Development Department
2600 Fresno Street - Third Floor Nick P. Yovino
Fresno, California 93721-3604 Director
(559) 621-8277 FAX(559)488-1020
April 27, 2006 Please reply to:
Arnoldo Rodriguez
(559)621-8633
Gary Christy
255 W. Fallbrook Avenue, Ste. 104
Clovis, CA 93612
SUBJECT: NOTICE OF APPROVAL OF VESTING TENTATIVE PARCEL MAP NO. 2005-29
DATED JUNE 28, 2005, PROPOSING A THREE LOT PARCEL MAP FOR
PROPERTY BOUNDED BY WEST SWIFT, NORTH SANTA FE AND NORTH
DELNO AVENUES
The City of Fresno Planning Division has completed its review of the subject parcel map dated
January 27, 2006. Pursuant to Section 12-1205 of the Fresno Municipal Code,this letter is written
to advise you that the Conditions of Approval dated April 24, 2006, are as noted on the attached
document.
Appeal: The divider or any aggrieved person may file an appeal regarding to conditions of approval
within fifteen (15) days from the date of approval.
To protest the Director's decision regarding the conditions of approval, you must appeal by filing a
written appeal with the Director of the Planning & Development Department. Appeal must include
the appellant's interest inlor 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 May 11, 2006.
EXPIRATION: The approval or conditional approval of this tentative Parcel Map expires two years
from the date of approval. The expiration shall terminate all proceedings and a final Parcel Map
may not be filed without first processing a new Tentative Parcel Map.
Modification of a Tentative Parcel Map after approval or conditional approval does not extend the
two year time limit. 1
EXTENSION: The divider may request an extension of the tentative map expiration date by filing a
written application together with the fee set forth in the Master Fee Schedule at the time of the
request with the Director of the Planning & Development Department at least thirty days before the
expiration date of the map. The applicant must state the reasons for the requesting the extension.
New conditions may be imposed if an extension is granted.
An extension may not exceed an aggregate of five years.
If you wish additional information, please contact the City of Fresno, Planning and Development
Gary Christy
Tentative Parcel Map No. 2005-29
Page 2
April 27, 2006
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
4ka(�Arnoldo Rodriguez
Supervising Planner
Enclosures: Vesting Tentative Parcel Map No. 2005-29 dated January 27, 2006
Conditions of Approval dated April 24, 2006
KAMaster Files-Parcel Maps\Parcel Maps 2005\TPM 2005-29 Southwest comer of N.Delno&W.Swift—AR\TPM-2005-29-ApprovaLtr.doc
r;
Robert L Fields
640 W. Stuart#105
Clovis, CA, 93612
(559)307-3534 r
Fax- (559) -297-5629 `
Agent of record owner
MAY 1 1 2000
Gary Christy
255 W. Fallbrook#104
Fresno,CA,93711
(559)261-1900
Fax- (559)-261-2002
May 05,2006
Director of planning and development
Nick P. Yovino
Arnold Rodriguez
Mike Kira
2600 Fresno St. Third floor
Fresno,CA 93721-3604
Subject: Appeal of decisions contained in notice of approval of vesting tentative
parcel map no. 2005-29 dated June 28,2005.
It was our understanding that the city of Fresno was interested in the development
of infill properties so as to enhance the beauty and eliminate blight in our existing
neighborhoods. In past dealings with the city of Fresno,we have been required to
maintain a similar look and feel of the neighborhoods we build in. In addition to the
aesthetics of development we also believe the city of Fresno should be cognizant of
prohibitive costs to develop these small properties so as to enhance desire to do so. Prior
to our firm purchasing this parcel,the annual property tax totaled$1,432.00.This parcel
split, creating three residences will have an approximate assessed value of$1,500,000.00
and create a total annual property tax of$17,668.00. In addition,these new and
remodeled homes will greatly enhance the beauty of the neighborhood,and when sold
will provide higher comparable values to the area. This situation will aid in higher resale
values and additional property taxes for this area. Because of the unique configuration of
this island property and location within its established quaid[t neighborhood, we believe
the following findings by the department deserve further review.
1. Underground utilities
As can be seen in the attached photos all the utilities in the surrounding areas are
currently overhead with no foreseeable change to occur. To place the two new
structures in this development underground would do nothing to enhance the appeal
of the area nor would it maximize the efficiency of the current infrastructure. In
addition all street light poles are of similar vintage, so to change to current model type
would look out of place in the neighborhood.
2. Sidewalks
Again please note attached photos of the surrounding areas.Part of the appeal of
living in the old fig garden area is its rural feel as this neighborhood has. To add
sidewalks to this island parcel would detract from that appeal and would negligibly
aid pedestrians as they navigate the neighborhood. In addition the lineal footage of
sidewalks involved would adversely affect the cost to develop this parcel.
3. Noise barrier
The reduction of noise pollution in areas of the city of Fresno is in itself a viable
pursuit; however in the matter of this parcel exception should be made as to the
height and type of the structure in question. Appearance of a 14 foot tall wall in the
middle of this neighborhood would institutionalize the area. In addition landscaping
would not stop the wall from becoming the favorite target for graffiti taggers to make
themselves known. Affectiveness is also in question, as train noise seems to be the
main factor that puts the sound level above Fresno cities noise standard. In other
developments approved by the city of Fresno in the proximity of the railroad tracks,
but further away from crossing intersections, sound walls are not required. It seems
that the angle at which our parcel is in relation to the crossing at Ashlan and Fruit
avenues, and the corner cut off area of thirty feet, a sound wall will do little to stop
horn noise. This can be substantiated by the technical noise supplement published by
Cal Trans in October of 1998. The"41) Rule" clearly illustrates the noise barrier end
in relation to a receiver. A more practical and cost effective alternative would be to
build an insulated stucco wall of less height on top of a dirt birm with oleanders
planted alongside.
Other topics of clarification are as follows.
1. Water requirements
As city water is available in both north Delno avenue and west Swift Avenue,two
independent sources of water makes little sense.
2. Paving
As all existing streets adjacent to this parcel are in very good condition, what is
the need to repave?
Thank you for your consideration in this matter, sincerely, Robert Fields.
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CITY OF FRESNO
PLANNING AND DEVELOPMENT DEPARTMENT
CONDITIONS OF APPROVAL
APRIL 24, 2006
VESTING TENTATIVE PARCEL MAP No. 2005-29
BOUNDED BY NORTH SANTE FE, NORTH DELNO AND WEST SWIFT 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. 2005-29, dated January 27, 2006, the
subdivider may prepare a Final Parcel Map in accordance with the approved tentative map. Note that
a final parcel map may not be filed until the appeal period has expired. Should an appeal be filed
pursuant to Section 12-1207 of the FMC,the application will be scheduled to be heard before the City
of Fresno Planning Commission. The appellant may withdraw their appeal pursuant to Section 12-
1207.2 of the FMC.
Concurrent with the filing of a final map and when the provisions of Section 66436 of the Subdivision
Map Act apply,the subdivider is responsible to send, by certified mail, a sketch of the proposed final
map, together with a copy of SMA Section 66436(a)(3)(A), to any public entity or public utility which
has previously acquired a right-of-way easement.
LEGAL STATUS OF SITE TO BE SUBDIVIDED
1. The parcel map site was created as Lot 60 of Figarden Park, as per Map recorded in Book 12,
Page 73 of Plats, Fresno County Records.
K
PLAN CONSISTENCY
2. The 2025 Fresno General Plan and the Bullard Community Plan designate the subject
property for development with medium-low density residential planned land uses. The Zoning
District Consistency Table of the Fresno Municipal Code identifies medium-low density
residential planned land uses as consistent with the existing R-1-B(Single Family Residential
District)zone district.
Conditions of Approval
Tentative Parcel Map No. 2005-29
April 24, 2006
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,and C are consistent with the existing R-1-B(Single Family Residential
District) zone district.
5. Relinquish access rights to the streets and/or easements along the following property lines
Parcel A: The western property line
Parcel B: The southern property line
6. Pursuant to Section 12-1011-F of the Fresno Municipal Code, provide a 10 foot landscape
easement (and irrigation system) along North Santa Fe Avenue.
7. Construct a 14 foot high solid masonry wall (at finished grade of proposed site), or an
approved alternative, pursuant to the solid wall requirements of Section 12-306-H of the
Fresno Municipal Code and the acoustical analysis prepared by Brown-Buntin Associates,
Inc., Inc. dated November 8, 2005 at the rear of the required 10 foot landscape easement
along North Santa Fe Avenue. Construction plans for required walls showing architectural
appearance and location of all walls shall be submitted to the Planning and Development
Department for review prior to Final Map approval.
8. Provide anti-graffiti landscaping for the required masonry wall along North Santa Fe Avenue.
9. Provide a corner cut-off area at the intersection of North Santa Fe and West Swift Avenues,
and North Santa Fe and North Delno Avenue in accordance with Section 12-306-H-3-d of the
FMC. Corner cut-offs are established to provide an unobstructed view for vehicular and
pedestrian traffic approaching an intersection. They are a triangular area formed by the
property lines and a diagonal line adjoining points on the property lines, measured a specific
distance from the point of their intersection. At the intersections of streets,this distance is 30
feet. The corner cut-off area shall be landscaped (including an irrigation system),and may be
included within the Citys Community Facilities District.
10. No two-story homes shall be constructed within the boundaries of the parcel map per the
acoustical analysis prepared by Brown-Buntin Associates, Inc., Inc.dated November 8,2005.
11. When the grading plan establishes a top of slope beyond the required landscape easement
noted and the construction of the required wall is to be established coincident with the top of
slope then the required minimum easement width shall be expanded to include the full
landscaped area up to the wall location.
12. Maintenance of the required landscape easements, streets, curbs and gutters, sidewalks,
medians and street furniture may be the responsibility of the City's Community Facilities
District. Contact the Public Works Department, Engineering Services Division, at(559)621-
Conditions of Approval
Tentative Parcel Map No. 2005-29
April 24, 2006
Page 3
8695 for information regarding the City's District. The property owners may petition the City for
annexation to the City's District prior to final map approval. If approved by City Council, the
following features may be maintained by the Community Facilities District;
a. Landscaping and irrigation systems as approved by the Parks Department at the following
locations:
• Within the street easements (including median to centerline) and the landscape
easement along the property lines that side or back-onto North Santa Fe Avenue.
b. All local streets,curbs and gutters,sidewalks, medians and street furniture as approved by
the Public Works Department within the boundary of the map.
c. All curbs and gutters, sidewalks, medians, street furniture and street(to centerline)within
North Santa Fe Avenue as approved by the Public Works Department along the map
frontage.
d. All street lights as approved by the Public Works Department within the boundary of the
map.
13. If the developer/subdivider elects to petition for annexation into the City's Community Facilities
District, he/she shall be required to provide the City of Fresno, Department of Public Works,
with copies of signed acknowledgments from each purchaser of a lot within the subdivision,
attesting to the purchasers understanding that the lot will have an annual maintenance
assessment and that he/she is aware of the estimated amount of the assessment. The
developer/subdivider shall execute and record a covenant on each lot providing notice that the
subject property is subject to annual payment of the Community Facilities District assessment.
14. Should the City Council not approve the annexation of any or all of the maintenance items
listed above, then the property owner/developer shall create a homeowner's association for
the maintenance of these items and proposed private streets, utilities, and walls/gates. The
proposed Declaration of Covenants,Conditions,and Restrictions(CC&Rs)and the proposed
instruments for the homeowners association shall be submitted to the Planning and
Development Department for review two weeks prior to final map approval. Said documents
shall be recorded with the final map or alternatively submit recorded documents or documents
for recording prior to final acceptance of subdivision improvements. Said documents shall
include assignment of responsibility to the homeownerwassociation for landscaping and other
provisions as stated in the Planning and Development Department Guidelines for preparation
of CC&Rs dated January 11, 1985.
15. Improvement plans for all required landscaping and irrigation systems shall be submitted to
the Planning & Development Department.
LOT AREAS AND SETBACKS
16. Building setbacks shall be in accordance with the R-1-B zone district, and the provisions of
Section 12-209.5-E of the FMC, unless otherwise noted in these conditions.
Conditions of Approval
Tentative Parcel Map No. 2005-29
April 24, 2006
Page 4
17. Pursuant to Section 12-209.5-E-1 of the FMC, no main building shall be erected within 50 feet
of the right of way of any railroad line.
18. Pursuant to Section 12-209.5-B of the FMC (refers to Section 12-211.5-B), all lots within the
R-1-B zone district must provide the following minimum standards:
Width
Interior lots: 80 feet
Comer lots: 90 feet
Reversed corner lots: 95 feet
Curved/cul-de-sac lots: 60 feet
Depth
Lots facing local streets: 110 feet
19. All lots within the R-1-B zone district must have a minimum lot area of 12,500 square feet.
GENERAL CONDITIONS
20. 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.
21. 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.
22. 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.
23. 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.
24. 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.
25. Whenever covenants or agreements are required, they shall be prepared by the city upon
Conditions of Approval
Tentative Parcel Map No. 2005-29
April 24, 2006
Page 5
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.
26. 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.
27. 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."
28. 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.
29. 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.
30. 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).
31. 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.
32. 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. 2005-29
April 24, 2006
Page 6
SPECIFIC CONDITIONS
FIRE SERVICE
33. The Fresno Fire Department provided no comments for the proposed parcel map.
STREETS AND RIGHTS-OF-WAY
34. Comply with the Department of Public Works, Engineering Division memorandum dated
March 28, 2006.
35. 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.
36. 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
37. Change the following street names:
Change W. Swift Avenue to West Swift Avenue
Change N. Santa Fe Avenue to North Santa Fe Avenue
Change N. Delno Avenue to North Delno Avenue
West Swift Avenue: Local
38. Construct 18 feet of permanent paving to Public Works Standard P-50(measured from face
of curb)within the limits of this map.
39. Dedicate a corner cut for public street purposes at West Swift Avenue and North Delno
Avenue for a standard curb ramp.
40. Construct four feet concrete sidewalk, built to a 12 foot pattern, in accordance with Public
Works Standard P-5 along Parcel C frontage.
41. Construct an underground street lighting system in accordance with Public Works
Department Standard E-2 within the limits of this map. Change out any existing E-3 poles to
E-2 poles. Spacing and design shall conform to per Public Works Standard E-9 for local
streets.
North Delno Avenue: Local
42. Construct four feet concrete sidewalk, built to a 12 foot pattern, in accordance with Public
Works Standard P-5 along Parcel C frontage.
Conditions of Approval
Tentative Parcel Map No. 2005-29
April 24, 2006
Page 7
43. Dedicate a corner cut for public street purposes at West Swift Avenue and North Santa Fe
Avenue for a standard curb ramp.
44. Construct 18 feet of permanent paving to Public Works Standard P-50(measured from face
of curb) within the limits of this map.
45. Construct an underground street lighting system in accordance with Public Works
Department Standard E-2 within the limits of this map. Change out any existing E-3 poles to
E-2 poles. Spacing and design shall conform to per Public Works Standard E-9 for local
streets.
North Santa Fe Avenue: Local
46. Construct 28 feet of permanent paving to Public Works Standard P-50(measured from face
of curb)within the limits of this map.
47. Dedicate a corner cut for public street purposes at West Swift Avenue and North Delno
Avenue for a standard curb ramp.
48. Relinquish access along North Santa Fe Avenue.
49. Construct an underground street lighting system in accordance with Public Works
Department Standard E-2 within the limits of this map. Change out any existing E-3 poles to
E-2 poles. Spacing and design shall conform to per Public Works Standard E-9 for local
streets.
Sanitary Sewer Service
50. A 8-inch sanitary sewer main is located in West Swift Avenue and a 6-inch main is located in
North Delno Avenue. The following conditions are required to provide sanitary sewer service
to the project:
51. Separate sewer house branches shall be provided for each lot created.
52. Abandon existing on-site private sanitary sewer system in accordance with City of Fresno
policies and/or regulations.
53. Public sewer facilities shall be constructed in accordance with Public Works Department
standards, specifications and policies.
Water Service
54. Separate water services with meter boxes shall be provided to each lot.
55. 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.
Conditions of Approval
Tentative Parcel Map No. 2005-29
April 24, 2006
Page 8
56. Public water facilities shall be constructed in accordance with Public Works Department
standards, specifications and policies.
57. Two independent sources of water, meeting Federal and State Drinking Water Act
standards,are required to serve the development including any subsequent phases thereof.
The two-source requirement may be accomplished through a combination of water main
extensions, construction of supply wells, or other acceptable sources of water supply
approved by the Water Systems Manager.
FLOOD CONTROL AND DRAINAGE
58. 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 February 16, 2006.
FRESNO IRRIGATION DISTRICT (FID)
59. The FID had no requirements.
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 $3,021.00
SEWER CONNECTION CHARGES FEE RATE
b. Lateral Sewer Charge* $0.10/sq. ft. (to 100' depth)
c. Oversize Charge* $0.05/sq. ft. (to 100' depth)
d. Trunk Sewer Charge♦ NPA
Service Area:
e. Wastewater Facilities Charge•6 $2,119/living unit
f. House Branch Sewer Chargee N/A
WATER CONNECTION CHARGES FEE RATE
g. Service Connection Charge Fee based on service(s)and
meter(s) sizes specified by owner;
Conditions of Approval
Tentative Parcel Map No. 2005-29
April 24, 2006
Page 9
fee for service(s)and Meter(s)
established by the Master Fee
Schedule.
h. Frontage Charge* $6.50/lineal foot
i. Transmission Grid Main Charge* $804/net acre (parcels under 5 gross
acres)
j. Transmission Grid Main Bond Debt Service Charge $304/net acre (parcels under 5 gross
acres)
k. UGM Water Supply Feet N/A
Service Area:
I. Well Head Treatment Feet N/A
Service Area:
m. Recharge Fee♦ N/A
Service Area:
n. 1994 Bond Debt Service* N/A
Service Area:
DEVELOPMENT IMPACT FEE FEE RATE
o. Fire Facilities Impact Fee - Citywide*** $539/living unit
p. Park Facility Impact Fee - Citywide*** $3398/living unit
q. *Quimby Parkland Dedication Feet** N/A
r. Police Facilities Impact Fee - Citywide*** $624/living unit
s. Traffic Signal Charge* $414.69/living unit
URBAN GROWTH MANAGEMENT F9E RATE
t. Major Street Charge* N/A
Service Area:
u. Major Street Bridge Charge* N/A
Service Area:
v. UGM Grade Separation Fee* N/A
Service Area:
Conditions of Approval
Tentative Parcel Map No. 2005-29
April 24, 2006
Page 10
w. UGM Trunk Sewer Charge* N/A
Service Area:
x. Street Acquisition/Construction Charge♦ N/A
Notes:
'This amount if paid is creditable against the Park Facility Impact Fee.
'•Fee applicable to all maps accepted for filing after August 30,2005
V Due at time of subdivision.
4. Due at time of development.
♦ Due at occupancy.
* Deferrable through Fee Deferral Covenant.
City of
FIRE DEPARTMENT
Date: February 07, 2006
To: ARNOLDO RODRIGUEZ, Supervising Planner
Planning and Development Department , Current Planning
Wu-pervisingFire Prevention Ins ectorFrom: MIKE SCHMID
Fire Department, Fire Prevention & Investigative Services
Subject: PM-2005-29, a 3 lot parcel map for located on the south side of Swift between
Delno and Santa Fe.
Hydrants and Access:
No requirements.
K
Street Name Review
TPM-2005-29 2-8-06
Street Name Status Required Change
W. Swift Avenue Chane West Swift Avenue
N.Santa Fe Avenue Chane North Santa Fe Avenue
N. Delno Avenue Chane North Delno Avenue
K
City of
CM &I\\I/i
ff-n_8S:-?-Ak
DATE: March 28, 2006
TO: Arnoldo Rodriquez, Supervising Planner
Development Department, Planning Division, Current Planning
THROUGH: Louise Monroe, Traffic Planning Supervisor
Public Works Department, Engineering Division
FROM: Gregory A. Jenness, Senior Engineering Technician -
Public Works Department, Engineering Division
SUBJECT: Tentative Parcel Map 2005-29, Southwest corner of West Swift Avenue and North
Delno Avenue
STREET IMPROVEMENT REQUIREMENTS
The Public Works Department, Traffic Planning Section, has completed its review and the following
requirements are to be placed on this tentative map as a condition of approval by the Public Works
Department. Offsite improvements shall be installed or an executed, secured written agreement to
improve the required offsite improvements is required, rior 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.
• Submittal of engineered construction plans to the Planning and Development Department for
approval must be made prior to the final map. All required signing and striping shall be
installed and paid for by the developer/owner. The signing and striping plans shall comply with
the current Caltrans standards and be submitted as a part of the street improvement plans.
• Additional offsite 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. Change out any
existing that is not to today's P-28 standard.
• Underground all existing offsite overhead utilities with the limits of this map in accordance with
Fresno Municipal Code Section 12-1011 and Resolution No. 78-522/88-229. (Under 10 Acres)
Streets:
West Swift Avenue: Local
1. Construct 18', from face of curb, of permanent asphalt concrete paving in accordance with Public
Works Standard P-50.
2. Dedicate a corner cut for public street purposes at West Swift Avenue and North Delno Avenue
for a standard curb ramp.
- 1 —
LATraffic Planning Section\Parcel Maps\TentPM200529 W.Swift&N. Delno.doc
3. Construct 4' concrete sidewalk, built to a 12' pattern, in accordance with Public Works Standard P-5
along Parcel "C" frontage.
4. Construct an underground street lighting system in accordance with Public Works Standard E-2
within the limits of this map. (Change out any existing E-3 pole to E-2 poles.) Spacing and design
shall conform to Public Works Standard E-9 for Local Streets.
North Delno Avenue: Local
1. Construct 4' concrete sidewalk, built to a 12' pattern, in accordance with Public Works Standard P-5
along Parcel "C" frontage.
2. Dedicate a corner cut for public street purposes at West Swift Avenue and North Santa Fe Avenue
for a standard curb ramp.
3. Construct 18', from face of curb, of permanent asphalt concrete paving in accordance with Public
Works Standard P-50.
4. Construct an underground street lighting system in accordance with Public Works Standard E-2
within the limits of this map. (Change out any existing E-3 pole to E-2 poles.) Spacing and design
shall conform to Public Works Standard E-9 for Local Streets.
North Sante Fe Avenue: Local
1. Construct 28', from face of curb, of permanent asphalt concrete paving in accordance with Public
Works Standard P-50.
2. Dedicate a corner cut for public street purposes at West Swift Avenue and North Delno Avenue
for a standard curb ramp.
3. Relinquish vehicular access for the total frontage of North Santa Fe Avenue.
4. Construct an underground street lighting system in accordance with Public Works Standard E-2
within the limits of this map. (Change out any existing E-3 pole to E-2 poles.) Spacing and design
shall conform to Public Works Standard E-9 for Local Streets.
UGM:
This Parcel Map is not within a U.G.M. Major Street Zone.
- 2 —
LATraffic Planning Section\Parcel Maps\TentPM200529 W.Swift&N.Delno.doc
City of
DEPARTMENT OF PUBLIC UTILITIES
Date: February 15, 2006
To: ARNOLDO RODRIGUEZ, Supervising Planner
Planning and Development Department
From: ROBERT DIAZ, Senior Engineering Technician?
Department of Public Utilities, Planning and Engineering
Subject: SANITARY SEWER AND WATER REQUIREMENTS FOR PM-2005-29
General
Tentative Parcel Map No. 2005-29 proposes a 3-lot parcel map for approximately 1.03 acres of property
located on the south side of Swift between Delno and Santa Fe.
Environmental Recommendations
A NEGATIVE DECLARATION MAY BE ISSUED: The project may have adverse impacts but impacts
can be mitigated without further study or are not serious enough to warrant an Environment Impact
Report.
Sanitary Sewer Requirements
The nearest sanitary sewer mains to serve the proposed project are an 8-inch main located in West Swift
Avenue and a 6-inch main in located in North Delno Avenue. Sanitary sewer facilities will be available to
provide service to the site subject to the following requirements:
1. Separate sewer house branches are required for each lot.
2. Abandon all existing on-site private sanitary sewer systems.
Sanitary Sewer Fees
The following Sewer Connection Charges are due and shall be paid for the Project:
1. Sewer Lateral Charge
2. Oversize Sewer Charge
3. Trunk Sewer Area: Marks
4. Wastewater Facilities Charge (Residential)
Water Requirements
Comply with attached City of Fresno Water Division memo, dated February 10, 2006, for water
requirements for Parcel Map 2005-29.
City of
CrRE ISN L �1��1��
�i►
WATER DIVISION
Date: February 10, 2006
To: DOUG HECKER, Supervising Engineering Technician
Department of Public Utilities, Administration
Through: NEIL MONTGOMERY, Chief Engineering Technician4A"`—
Department of Public Utilities, Water Division
From: MICHAEL CARBAJAL, Senior Engineering Technician&
Department of Public Utilities, Water Division
Subject: WATER REQUIREMENTS FOR TENTATIVE PARCEL MAP NO. 2005-29
The following conditions are required to provide water service to the development.
1. Separate services with meter boxes shall be provided to each parcel.
2. Seal and abandon existing on-site well(s) in compliance with the State of California Well
Standards, Bulletin 74-90 or current revisions issued by California Department of Water
Resources and City of Fresno standards.
3. Two independent sources of water, meeting Federal and State Drinking Water Act
Standards, are required to serve the development including any subsequent phases
thereof. The two-source requirement may be accomplished through a combination of
water main extensions, construction of supply wells, or other acceptable sources of water
supply approved by the Water Systems Manager.
4. All public water facilities shall be constructed in accordance with Public Works
Department standards, specifications, and policies.
K
TAPROMMEC\Conditions or Approval\PM 2005-29 021006.doc
File No.210.411
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
PUBLIC AGENCY DEVELOPER 04
Mr. Gil Haro, Planning Manager GARY L. CHRISTY
Planning& Development Department 255 W. FALLBROOK#104
City of Fresno FRESNO, CA 93711
2600 Fresno Street -
Fresno, CA 93721
MAP NO. 2005-029 PRELIMINARY FEE(S) (See below)
DRAINAGE AREA(S) " DD " " - " DRAINAGE AREA " DD " $3,021.00
DATE /F/o DRAINAGE AREA - it -
TOTAL FEE $3,021.00
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 District O
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 indicated O
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.
2005.029 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 streets.
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:
X 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:
Appears to be located within a 100 year flood prone area as designated on the latest
Flood Insurance Rate Maps available to the District,necessating appropriate
floodplain management action. (See attached Floodplain Policy.)
2005-029 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 3 of 4
Appears to be located within a 500 year flood prone area as designated on the latest
Flood Insurance Rate Maps available to the District.
X Does not appear to be located within a flood prone area.
6. The Federal Clean Water Act and the State General Permits for Storm Water Discharges
Associated with Construction and Industrial Activities (State General Permits)require developers
of construction projects disturbing one or more acres, and discharges associated with industrial
activity not otherwise exempt from National Pollutant Discharge Elimination System (NPDES)
permitting, to implement controls to reduce pollutants, prohibit the discharge of waters other than
storm water to the municipal storm drain system, and meet water quality standards. These
requirements apply both to pollutants generated during construction, and to those which may be
generated by operations at the development after construction.
a. z
State General Permit for Storm Water Discharges Associated with Construction O
Activities, approved August 1999, (modified December 2002.) A State General
Construction Permit is required for all clearing, grading, and disturbances to the ground
that result in soil disturbance of at least one acre (or less than one acre if part of a larger
common plan of development or sale). Permittees are required to: submit a Notice of
Intent to be covered and must pay a permit fee to the State Water Resources Control
Board (State Board), develop and implement a storm water pollution prevention plan, O
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,
April, 1997 (available at the District Office.) A State General Industrial Permit is
required for specific types of industries described in the NPDES regulations or by
Standard Industrial Classification (SIC) code. The following categories of industries are
generally required to secure an industrial permit: manufacturing; trucking; recycling; and
waste and hazardous waste management. Specific exemptions exist for manufacturing
activities which occur entirely indoors. Permittees are required to: submit a Notice of
Intent to be covered and must pay a permit fee to the State Water Resources Control
Board, develop and implement a storm water pollution prevention plan, eliminate non-
storm water discharges, conduct routine site inspections,train employees in permit
compliance, sample storm water runoff and test it for pollutant indicators, and annually
submit a report to the State Board.
2005-029 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. See Exhibit No. 2 for additional comments, recommendations and requirements.
A551L AL
Gerald E. Lakernarf, Proj ct gineer: Mitzi M. Molina
District Engineer
C: -
Y.
2o5-029 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
City of
5-FIM7
DEPARTMENT OF PUBLIC UTILITIES
Date: February 15, 2006
To: ARNOLDO RODRIGUEZ, Supervising Planner
Planning and Development Department , Current Planning
From: ROBERT DIAZ, Senior Engineering Technician
Public Utilities Department, Planning and Engineering Division
Subject: PM-2005-29, a 3 lot parcel map for located on the south side of Swift between Delno and Santa Fe.
Requirements
Comply with Department of Public Utility requirements in memo dated 2-15-2006
r:
City of
ir =.�Ulvngpr
DEPARTMENT OF PUBLIC UTILITIES
Date: February 15, 2006
To: ARNOLDO RODRIGUEZ, Supervising Planner
Planning and Development Department
From: ROBERT DIAZ, Senior Engineering Technician
Department of Public Utilities, Planning and Engineering
Subject: SANITARY SEWER AND WATER REQUIREMENTS FOR PM-2005-29
General
Tentative Parcel Map No. 2005-29 proposes a 3-lot parcel map for approximately 1.03 acres of property
located on the south side of Swift between Delno and Santa Fe.
Environmental Recommendations
A NEGATIVE DECLARATION MAY BE ISSUED: The project may have adverse impacts but impacts
can be mitigated without further study or are not serious enough to warrant an Environment Impact
Report.
Sanitary Sewer Requirements
The nearest sanitary sewer mains to serve the proposed project are an 8-inch main located in West Swift
Avenue and a 6-inch main in located in North Delno Avenue. Sanitary sewer facilities will be available to
provide service to the site subject to the following requirements:
1. Separate sewer house branches are required for each lot.
2. Abandon all existing on-site private sanitary sewer systems.
Sanitary Sewer Fees
The following Sewer Connection Charges are due and shall be paid for the Project:
14
1. Sewer Lateral Charge
2. Oversize Sewer Charge
3. Trunk Sewer Area: Marks
4. Wastewater Facilities Charge (Residential)
Water Requirements
Comply with attached City of Fresno Water Division memo, dated February 10, 2006, for water
requirements for Parcel Map 2005-29.
r } OPFIcas Orr
'1 OM � .
PHONE(559)233-7181
.....�^�- .___. .-�:'' i - •' FAX(559)233-8227
2907 SOUTH MAPLE AVENUE
FRESNO,CALIFORNIA 93725-2218
Your Most Valuable Resource-Water
February 9, 2006
Mr. Arnoldo Rodriguez CITY OF
LL.ir_v�u�
City of Fresno
Planning & Development Department
2600 Fresno Street, Third Floor
Fresno, CA 93721-3604
RE: VTPM No. 2005-29
Dear Mr. Rodriguez:
FID's comments and requests are as follows:
1. FID does not own, operate or maintain any facilities located on the applicant's 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,
r
Bret Johnson
Engineering Technician I
Agencies\City\PM2005-29
BOARD OF President JACOB ANDRESEN, Vice-President JEFFERY G. BOSWELL
DIRECTORS JEFF NEELY,EDDIE NIEDERFRANK,STEVEN G.BALLS, General Manager GARY SERRATO
Y
City of
DEPARTMENT OF PUBLIC UTILITIES
Date: February 15, 2006
To: ARNOLDO RODRIGUEZ, Supervising Planner
Planning and Development Department , Current Planning
From: ROBERT DIAZ, Senior Engineering Technician
Public Utilities Department, Planning and Engineering Division
Subject: PM-2005-29, a 3 lot parcel map for located on the south side of Swift between Delno and Santa Fe.
Requirements
Comply with Department of Public Utility requirements in memo dated 2-10-2006
4
TENTATIVE PARCEL MAP NO. 2005-29
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 N/A
Service Area:
e. Wastewater Facilities Charge* $2,119/living unit
f. House Branch Sewer Charger N/A
WATER CONNECTION CHARGES FEE RATE
g. 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.
h. Frontage Charge* $6.50/lineal foot
i. Transmission Grid Main Charge* $804/net acre (parcels under 5 gross
acres)
j. Transmission Grid Main Bond Debt Service Charge $304/net acre (parcels under 5 gross
acres)
k. UGM Water Supply Feer N/A
Service Area:
I. Well Head Treatment Feer N/A
Service Area:
M. Recharge Feer N/A
Service Area:
n. 1994 Bond Debt Service* N/A
Service Area:
DEVELOPMENT IMPACT FEE FEE RATE
o. Fire Facilities Impact Fee - Citywide*** $539/living unit
p. Park Facility Impact Fee - Citywide♦** $3398/living unit
q. *Quimby Parkland Dedication Feet** N/A
r. Police Facilities Impact Fee - Citywide*** $624/living unit
s. Traffic Signal Charge* $414.69/living unit
URBAN GROWTH MANAGEMENT FEE RATE
t. Major Street Charge* N/A
Service Area:
u. Major Street Bridge Charge* N/A
Service Area:
v. UGM Grade Separation Fee* N/A
Service Area:
w. UGM Trunk Sewer Charge* N/A
Service Area:
x. Street Acquisition/Construction Charger N/A
Notes:
*This amount if paid is creditable against the Park Facility Impact Fee.
** Fee applicable to all maps accepted for filing after August 30, 2005
r Due at time of subdivision.
-& Due at time of development.
♦ Due at occupancy.
.6 Deferrable through Fee Deferral Covenant.
City of
CIMCA+\■�\I/,
rn�- -�►.�
PLANNING AND DEVELOPMENT DEPARTMENT
DATE: April 24, 2006
TO: NICK P. YOVINO, Director
Planning and Development Department
THROUGH: GILBERT J. HARO, Planning Man ger
Planning Division
FROM: ARNOLDO RODRIGUEZ, Supervising Planner
Planning Division
SUBJECT: REQUIRED FINDINGS AND APPROVAL OF VESTING TENTATIVE PARCEL MAP
NO. 2005-29, WHICH PROPOSES TO CREATE THREE PARCELS FOR
PROPERTY BOUNDED BY WEST SWIFT,NORTH SANTA FE AND NORTH DELNO
AVENUES
BACKGROUND
Vesting Tentative Parcel Map No. 2005-29, dated January 27, 2006, proposes to create three
parcels for 1.02 acres of property bounded by West Swift, North Santa Fe and North Delno
Avenues. The 2025 Fresno General Plan and the Bullard Community Plan designate the subject
property for development with medium-low density residential planned land uses. The Zoning
District Consistency Table of the Fresno Municipal Code identifies medium-low density residential
planned land uses as consistent with the existing R-1-B (Single Family Residential District) zone
district. The medium-low planned land use designation allows between 2.19—4.98 units per acre.
If approved, the subject site would be developed with an overall density of 2.94 units per acre.
The site is currently developed with a single family residence on the northeast corner of the site,
however the rest of the site is currently vacant. The majority of the surrounding properties are
developed with single family residences with the exception of property immediately to the west which
is developed with railroad tracks. However, the site is separated from the railroad tracks by North
Santa Fe Avenue. Given the proximity of the railroad lines, staff will require that the applicant
provide a minimum 50 feet setback for main buildings which is easily achievable given that North
Santa Fe Avenue is 80 feet in width. In addition, staff required that the applicant submit an
acoustical analysis. The analysis, prepared by Brown-Buntin Associates, Inc.,concluded that a wall
of nine feet in height would reduce interior noise levels to 45 dB Ldn.
The subject parcel map,although not ideal given the site's proximity to the railroad lines,would help
facilitate further development of the site. In addition,it will provide additional infill opportunities to an
area that has not experienced development in recent past, with the exception of a remodel of a
shopping center located to the southwest of the site.
REQUIRED FINDINGS
The initial study prepared for Environmental Assessment No.TPM No.2005-29 considered potential
environmental impacts associated with the tentative parcel map. The environmental assessment
resulted in a Class 15 Categorical Exemption (Section 15315/Minor Land Division of the California
Tentative Parcel Map No. 2005-29
April 24, 2006
Page 2
Environmental Quality Act), was filed on April 24, 2006 with the City Clerk. Staff determined that a
Class 15 Categorical Exemption was appropriate given that the proposed project is located within
the R-1-B zone district, which is consistent with the general plan land use designation of medium-
low density residential;the division consists of dividing land into four or fewer parcels;no variances
or exceptions are required;all services and access to the proposed parcel is to local standards;the
division of land is not involved in a division of a larger parcel within the previous 2 years; and the
parcels do not have an average slope greater than 20 percent. It is noted that the subject site is
currently planned and zoned for residential uses, was not involved in a division of land in the
preceding two years, has access to public streets and no variances are proposed.
STATE SUBDIVISION MAP ACT
The Subdivision Map Act (California Government Code Section 66410 et. seq.) requires that a
proposed parcel map not be approved unless the map,together with its design and improvement,is
found to be consistent with the General Plan and any applicable specific plan(Finding No. 1 below).
State law further provides that the proposed parcel map be denied approval if any one of the
Finding Nos. 2-5, below, is made in the negative.
1. The proposed parcel map,together with its design and improvements is consistent with the
City's 2025 General Plan and the Bullard Community Plan which designate the site for
medium-low density residential planned land uses. The subject tentative parcel map will
facilitate the development of three single family residences(two new homes, given that it is
currently developed with one), consistent with the surrounding land uses,the General Plan
and relevant community 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.
Furthermore, the proposed project, four single family homes is compatible with the
surrounding single family residences,reinforcing the neighborhood identity as a single family
residential area.
3. The proposed parcel map design and improvements are not likely to cause substantial and
considerable damage to the natural environment, including fish, wildlife or their habitat
because the approved Tentative Tract Map will provide for suitable habit for small animals
(i.e. birds) commonly found in urban areas and the subject site does not contain any
significant features.
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, the
applicant will be required to provide on-site turn around driveways which will give future
residents and visitors the opportunity to enter and exit safely.
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
_ _
Tentative Parcel Map No. 2005-29
April 24, 2006
Page 3
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. 2005-29 dated January 27,2006, is consistent with the applicable plans and
policies of the City of Fresno.
2. The Planning and Development Director hereby grants approval of Tentative Parcel Map No.
2005-29 dated January 27,2006,subject to the conditions of approval dated April 24,2006,
and to become effective on May 11, 2006.
P. ovino, Director Date
KAMaster Files-Parcel Maps\Pa I Maps 2005\TPM 2005-29 Southwest comer of N.Delno&W.Swift—AR\TPM-2005-29-Mem.doc
w