HomeMy WebLinkAboutPM 2005-30 - Conditions of Approval - 7/7/2006 city o1
PLANNING AND DEVELOPMENT DEPARTMENT
2600 Fresno Street • Third Floor Nick P. Yovfin o
Fresno, California 93721-3604 Director
(559) 621-8722 FAX (559) 498-1020
July 3, 2006 Please reply to:
Paul Bernal
(559) 621-8073
Rabe Engineering, Inc.
2021 North Gateway Boulevard
Fresno, California 93727
Dear Applicant:
SUBJECT: NOTICE OF CONDITIONAL APPROVAL.OF VESTING TENTATIVE PARCEL
MAP NO. 2005-30 DATED FEBRUARY 2, 2005, PROPOSEING A FOUR-LOT
PARCEL MAP PLANNED DEVELOPMENT FOR PROPERTY LOCATED ON
THE LOCATED ON THE EAST SIDE OF NORTH FIGARDEN DRIVE
BETWEEN WEST BULLARD AVENUE AND THE AMTRACK AND
BURLINGTON NORTHERN SANTA FE RAILROAD TRACKS
(APN: 404-081-32)
The City of Fresno Planning Division has completed its review of the subject parcel map dated
February 2, 2005. Pursuant to the Fresno Municipal Code (FMC) Section 12-1205, this letter is
written to advise that the conditions of approval dated July 3, 2006, are as noted on the
attached document.
If you have any questions regarding the conditions notify me at 621-8073 no later than July 18,
2006, to request a review of the conditions. Otherwise, the stipulated conditions of approval are
in effect as of that date. No further notice will be sent.
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 July 18, 2006.
EXPIRATION: The conditional approval of Vesting Tentative Parcel Map No. 2005-30 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.
Rabe Engineering, Inc.
Vesting Tentative Parcel Map No. 2005-30
July 3, 2006
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, (559) 621-8277. Your inquiry should be directed to Paul Bernal.
Sincerely,
PLANNING DIVISION
Paul Bernal, Planner III
Planning and Development Department
Enclosures: Vesting Tentative Parcel Map No. 2005-30 dated February 2, 2006
Conditions of Approval dated July 3, 2006
CITY OF FRESNO
PLANNING AND DEVELOPMENT DEPARTMENT
CONDITIONS OF APPROVAL
JULY 3, 2006
VESTING TENTATIVE PARCEL MAP No. 2005-30
East side of Figarden Drive between West Bullard and the Amtrack and Santa Fe Railroad
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 Vesting Tentative Parcel Map No. 2005-30 a Planned Development,
dated February 2, 2006, the subdivider may prepare a Final Parcel Map in accordance with the
approved tentative map. Note that a final parcel map may not be filed until the appeal period has
expired. Should an appeal be filed pursuant to Section 12-1207 of the FMC, the application will be
scheduled to be heard before the City of Fresno Planning Commission. The appellant may withdraw
their appeal pursuant to Section 12-1207.2 of the FMC.
Concurrent with the filing of a final map and when the provisions of Section 66436 of the Subdivision
Map Act apply, the subdivider is responsible to send, by certified mail, a sketch of the proposed final
map, together with a copy of SMA Section 66436(a)(3)(A), to any public entity or public utility which
has previously acquired a right-of-way easement.
LEGAL STATUS OF SITE TO BE SUBDIVIDED
1. The parcel map site was legally created as Lots 316 to 333 inclusive, Lots 782 to 788 inclusive
of Figarden Subdivision No. 2 Volume 9 of Plats, Page 8 Fresno County Records.
PLAN CONSISTENCY
2. The subject site is located within the jurisdiction of the Sierra Sky Park Land Use Policy Plan,
Bullard Community Plan and the 2025 Fresno General Plan. The Bullard Community Plan
and the 2025 Fresno General Plan designate the parcel map for development with light
industrial planned land uses. The Sierra Sky Park Land Use Policy Plan defers designated
planned land uses to the underlying community and general plans. However, the Sierra Sky
Park Land Use Policy 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 and applied within all community plans the light industrial planned
land use is consistent with the existing M-1/BA-20/UGM/cz (Light Manufacturing
District/Boulevard Area District — 20 Feet/Urban Growth Management/with conditions of
zoning) zone district.
Draft Conditions of Approval
Vesting Tentative Parcel Map No. 2005-30
July 3, 2006
Page 2
ZONING
3. Comply with provision of the State of California Government Code Sections §66410 -
§66499.58 SMA and the City FMC Chapter 12, Article 10 (Subdivision of Real Property).
4. Proposed Parcels "A", "B", "C" and "D" are consistent with the M-1 zone district.
CONDITION OF ZONING
5. The City of Fresno shall require the dedication of an avigation easement and agreement as
call for in the 1995 Sierra Sky Park Land Use Policy Plan. Remit a fee in the amount of
$250.00 for the avigation easement preparation.
TRAIL REQUIREMENT
6. Pursuant to 2025 Fresno General Plan Exhibit 9 and Policies E-15-a, E-15-b, E-15-h, E-1 5-i
and E-15-x and in accordance with Policies 3.2.1 and 3.2.2 and 3.2.3 of the 1990 Master
Multi-Purpose Trails Manual, within the limits of the parcel map, the developer/owner shall
construct appropriate improvements for a bicycle and pedestrian trail with accommodation of
an appropriate width along the northern side property line that abuts the Amtrack and
Southern Pacific Railroad Line.
MODIFICATIONS TO PROEPRTY DEVELOPMENT STANDARDS
7. 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. All
parcels must provide access to public street rights-of-way under a planned development
special permit.
8. Conditional Use Permit Application No. C-06-90, has been filed with the City of Fresno
Planning and Development Department. The site plan review application is requesting to
develop the site with three shell buildings and a mini-storage business. Upon the approval of
Conditional Use Permit Application No. C-06-90, the applicant shall revise the site plan to
include the property lines as proposed per Vesting Tentative Parcel Map No. 2005-30, dated
February 2, 2006, thereby authorizing the creation of the planned development. Contact the
Planning and Development Department(559) 621-8277 for further information regarding the
submittal of the revised site plan.
9. Submit draft copies of Covenants,Conditions and Restrictions/Owners Association documents
(CC & R's)for review and approval. Final, executed and notarized document are to be located
with the parcel map. CC & R's shall conform with the provisions of Section 12-1026 of the
FMC and address ingress, egress, sewer and water service maintenance and access, fire
protection, solid waste service, storm drainage, parking and landscaping as follows:
i. Cross Access for ingress/egress
ii. Cross Drainage
iii. Covenant for Shared Parking
Draft Conditions of Approval
Vesting Tentative Parcel Map No. 2005-30
July 3, 2006
Page 3
iv. Covenant to maintain sewer, water and all other utilities
V. Covenant for fire protection underground water supplies
vi. Covenant to maintain all landscaping within the limits of this map
vii. Covenant for shared solid waste facilities
viii. Provide Covenant Agreement for access to land locked parcels
ix. Provide Covenant Agreement for maintenance of fire suppression water system
10. The placement of a parcel line in close proximity to any existing and/or proposed structures
requires that the structure be found in compliance with the fire resistive standards of the
Uniformed Building Code, Chapter 5. In the event the structures do not comply they must be
modified so as to meet the requirement.
11. The proposed structure(s) on the site may be affected due to the location of the proposed
parcel lines. Compliance with the prevailing Uniform Building Code as it relates to exterior wall
protection, allowable area, etc. (as applicable to new parcel line locations) must be
demonstrated prior to final map submittal. Contact the Planning and Development
Department, Building and Safety Services Division at (559) 621-8200.
GENERAL CONDITIONS
12. 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.
13. 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.
14. All existing overhead utilities, including but not limited to, electrical systems, communication
systems and street lighting systems shall be placed underground in accordance with the
provisions of Section 12-1011, and Section 8-801 of the FMC, Resolution No.78-522/88-229,
and the policies of the Public Works Department.
15. 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.
16. 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.
Draft Conditions of Approval
Vesting Tentative Parcel Map No. 2005-30
July 3, 2006
Page 4
17. Whenever covenants or agreements are required, they shall be prepared by the city upon
receipt of the fee in accordance with the adopted Master Fee Schedule. All covenants and
agreements must be approved by the City Attorney's Office and shall be recorded with the
final parcel map.
18. 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.
19. 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.
20. 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.
21. 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.
22. 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).
23. 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.
24. 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.
Draft Conditions of Approval
Vesting Tentative Parcel Map No. 2005-30
July 3, 2006
Page 5
SPECIFIC CONDITIONS
FIRE SERVICE
25. The Fresno Fire Department requires that covenants for the following:
i. Covenant for fire protection, and water supply for all parcels within the boundary of
Vesting Tentative Parcel Map No. 2005-30.
STREETS AND RIGHTS-OF-WAY
West Bullard Avenue (Local Collector):
26. Vacate eight feet of right-of-way, along parcel map frontage, prior to building permits.
27. Construct concrete curb and gutter, built to a 10 foot pattern in accordance with Public
Works Standard P-5.
28. Construct 22 feet of permanent asphalt concrete paving, from face of curb, in accordance
with Public Works Standards P-50, transition as needed.
North Figarden Drive (Arterial Street):
29. Construct an underground street lighting system in accordance with Public Works Standard
E-1 within the limits of this map. Spacing and design shall conform to Public Works
Standard E-7 for Arterial Streets.
Mitigation Condition:
30. This parcel map is with the U.G.M. Major Street Zone E/D-2.
31. Comply with Public Works Department, Engineering Division memorandum dated March 6,
2006.
Sanitary Sewer Service
32. Separate sewer house branches are required for each lot.
33. Comply with the Department of Public Utilities memorandum dated March 30, 2006.
Water Service
34. Separate services with meter boxes shall be provided to each parcel.
35. Seal and abandon existing on-site wells 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.
Draft Conditions of Approval
Vesting Tentative Parcel Map No. 2005-30
July 3, 2006
Page 6
36. Two independent sources of water, meeting Federal and State Drinking Water Act
Standards, are required to serve the development including any subsequent phases thereof.
The two-source requirement may be accomplished through a combination of water main
extensions, construction of supply wells, or other acceptable source so water supply
approved by the Water Systems Manager.
37. All public water facilities shall be constructed in accordance with Public Works Department
standards, specifications and policies.
38. Comply with the Department of Public Utilities memorandum dated March 24, 2006.
FLOOD CONTROL AND DRAINAGE
39. 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 January 23, 2006.
FRESNO IRRIGATION DISTRICT (FID)
40. FID's"H"Ditch No. 128 traverses the subject property in an exclusive easement recorded on
May 16, 2002, as Document No. 20020080469, Official Records of Fresno County.
41. FID requires its easement be shown on the map with proper recording information,and that
FID be made a party to signing all plans which affect its easement and canal/pipeline facility
and also be made a party to signing the final map.
42. FID owns a 55-foot canal right-of-way for the "H" Ditch per Parcel Map No. 2004-20. FID
requires its right-of-way also be shown on the map.
PACIFIC GAS AND ELECTRIC (PG&E)
43. Comply with PG&E's letter dated December 27, 2005.
DEPARTMENT OF TRANSPORTATION (CALTRANS)
44. Comply with Caltrans letter dated December 27, 2005.
Draft Conditions of Approval
Vesting Tentative Parcel Map No. 2005-30
July 3, 2006
Page 7
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 Chargee $496/living unit
Service Area: Herndon
e. Wastewater Facilities Charge* $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;
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► $643/gross acre
(parcels 5 gross acres or more)
j. Transmission Grid Main Bond Debt Service Charge $243/gross acre
(parcels 5 gross acres or more)
k. UGM Water Supply Feev $456/living unit
Service Area: 101-S
I. Well Head Treatment Feev $0/living unit
Service Area: 101
m. Recharge Feev $0/living unit
Service Area: 101
Draft Conditions of Approval
Vesting Tentative Parcel Map No. 2005-30
July 3, 2006
Page 8
n. 1994 Bond Debt Servicers $895/living unit
Service Area: 101
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 Feev** $1120/living unit
r. Police Facilities Impact Fee - Citywide*** $624/living unit
s. Traffic Signal Chargers $414.69/living unit
URBAN GROWTH MANAGEMENT FEE RATE
t. Major Street Chargers $2436/adj. acre
Service Area: E-1
u. Major Street Bridge Chargers $254/adj. acre
Service Area: E-1
v. UGM Grade Separation Feer N/A
Service Area:
w. UGM Trunk Sewer Chargers N/A
Service Area:
x. Street Acquisition/Construction Chargee 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.
+ Due at time of development.
♦ Due at occupancy.
.6 Deferrable through Fee Deferral Covenant.
KAMaster Files-Parcel Maps\Parcel Maps 2005\TPM 2005-30 East side of N Figarden btw Bullard&Santa Fe RR--PB\Conditions of
Approval\Conditions of Approval TPM No.2005-30.doc
City of
PLANNING AND DEVELOPMENT DEPARTMENT
DATE: July 3, 2006
TO: NICK P. YOVINO, Director
Planning and Development Department
THROUGH: GILBERT J. HARO, Planning Manager
Planning Division
FROM: PAUL BERNAL, Planner
Planning Division
SUBJECT: REQUIRED FINDINGS AND APPROVAL OF VESTING TENTATIVE PARCEL MAP
NO. 2005-30, WHICH PROPOSES TO CREATE A FOUR PARCEL PLANNED
DEVELOPMENT FOR PROPERTY LOCATED ON THE EAST SIDE OF NORTH
FIGARDEN DRIVE BETWEEN WEST BULLARD AVENUE AND THE AMTRACK
AND BURLINGTON NORTHERN SANTA FE RAILROAD TRACKS.
BACKGROUND
Vesting Tentative Parcel Map No. 2005-30 filed by Rabe Engineering Inc., on behalf of John Allen
Company LLC, and accepted for processing on December 15, 2005, proposes to create a four
parcel planned development for approximately 15 acres of M-1/BA-20/UGM/cz(Light Manufacturing
DistrictlBoulevard Area District—Twenty Feet/Urban Growth Management/with conditions of zoning)
zoned property located on the west side of North Figarden Drive between West Bullard Avenue and
the Amtrack& Burlington Northern Santa Fe Railroad tracks. The property is within the jurisdiction
of the Sierra Sky Park Land Use Policy Plan, the Bullard Community Plan and the 2025 Fresno
General Plan. The Bullard Community Plan and the 2025 Fresno General Plan designate the
subject property for light industrial planned land uses. The Sierra Sky Park Land Use Policy Plan
defers designated planned land uses to the underlying community and general plans. However,the
Sierra Sky Park Land Use Policy 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/BA-20/UGM/cz zone district is consistent with the planned land
use designation of light industrial.
In addition to submitting a parcel map,the applicant has filed Conditional Use Permit Application No.
C-06-90. The conditional use permit application is a request to develop the project site with five
shell buildings on approximately five acres of the overall 15 acre site while the remaining 10 acres
will be developed for the use of a mini storage business. In addition to subdividing the site into four
parcels, the parcel map is proposing to create parcels that deviate from the property development
standards of the M-1 zone district. The proposed parcels are created in irregular patterns one of
which does not have access to a public right of way. However, 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
conditional use permit(i.e. C-06-90). Staff will require that Conditional Use Permit Application No.
C-06-90 depict the property lines as proposed by Vesting Tentative Parcel Map No.2005-30. These
conditions,as well other responding agencies conditions have been incorporated into the Conditions
of Approval dated July 3, 2006, for Vesting Tentative Parcel Map No. 2005-30.
Vesting Tentative Parcel Map No. 2005-30
July 3, 2006
Page 2
CONDITIONS OF ZONING
The existing M-1/BA-20/UGM/cz zoning for the subject property was established by the Fresno City
Council in 2001 per Ordinance Bill No. 2001-91. During the adoption of the proposed M-1 zone
district, staff requested that conditions of zoning be placed upon the subject site. The conditions of
zoning were established to ensure that the various uses within the project area are designed in a
unified manner. The following conditions were adopted by the Fresno City Council on December 18,
2001:
1. The City of Fresno shall require the dedication of an avigation easement and agreement
as called for in the 1995 Sierra Sky Park Land Use Policy Plan.
2. No structure, tree, or other object shall be permitted to exceed the height limits
established in accordance with Part 77, Subpart C, of the Federal Aviation Regulations
(FAR).
3. The development of schools, hospitals, nursing homes or similar uses shall be
prohibited.
4. Development of the subject site shall be in substantial conformance with Conditional Use
Permit No.0 1-144 and attached Exhibit"A"dated November 26,2001 as determined by
the Planning and Development Department Director. The design theme, landscaping,
circulation etc.,shall be established with the development proposed by Conditional Use
Permit No.01-144 and subsequent phases shall be in substantial conformance with this
development.
5. The sale of pornographic material shall be prohibited on the subject property.
6. Car washes, mortuaries and service stations shall be prohibited on the subject property.
7. Development of the M-1 zoned portion of the subject property shall be in accordance
with the M-1-P zone district standards.
8. The maximum building height on the subject property shall not exceed 50 feet.
9. The C-P zoned portion of the subject property shall be limited to a church use only.
Although a majority of the conditions of zoning apply to property development standards staff has
conditioned the map requiring the recording of the avigiation easement and agreement. The
remaining conditions will be addressed with Site Plan Review Application No. S-06-85.
REQUIRED FINDINGS
An environmental assessment initial study was prepared for this project in accordance with the
requirements of the California Environmental Quality Act (CEQA) Guidelines. This process
included the distribution of requests for comment from other responsible or affected agencies and
interested organizations.
Preparation of the environmental assessment necessitated a thorough review of the proposed
project and relevant environmental issues and considered previously prepared environmental and
technical studies pertinent to the Bullard Community Plan area including the Master Environmental
Impact Report (MEIR No. 10130) for the 2025 Fresno General Plan. These environmental and
technical studies have examined projected sewage generation rates of planned urban uses, the
capacity of existing sanitary sewer collection and treatment facilities, and optimum alternatives for
increasing capacities; groundwater aquifer resource conditions; water supply production and
distribution system capacities; traffic carrying capacity of the planned major street system; and,
student generation projections and school facility site location identification.
Vesting Tentative Parcel Map No. 2005-30
July 3, 2006
Page 3
The study indicates that the project, if approved, would conform to the land use designation and
land use policies of the 2025 Fresno General Plan and is within the scope of the Master
Environmental Impact Report No. 10130. Therefore, staff has issued a finding of conformity to the
2025 Fresno General Plan Master Environmental Impact Report(MEIR No. 10130) dated January
12, 2006, which incorporates a MEIR Mitigation Monitoring Checklist. This environmental finding
was properly published and noticed on January 12, 2006, with no comments received to date.
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 Sierra Sky Park Land Use Policy Plan, the Bullard Community Plan and the 2025
Fresno General Plan. The Bullard Community Plan and the 2025 Fresno General Plan
designate the site for light industrial planned land uses which is consistent with the M-1 zone
district 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.
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.
Vesting Tentative Parcel Map No. 2005-30
July 3, 2006
Page 4
DIRECTOR DETERMINATION
1. Based upon the above analysis, the Planning and Development Director finds that Vesting
Tentative Parcel Map No. 2005-30 dated February 2,2006, 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. 2005-30 dated February 2, 2006, subject to the conditions of approval dated
July 3, 2006, and to become effective on July_, 2006.
7-3-0
i k P. Yovino, Director Date
KAMaster Files-Parcel Maps\Parcel Maps 2005\TPM 2005-30 East side of N Figarden btw Bullard&Santa Fe RR--PB\Director Memorandum TPM-
2005-30.doc
City of
ClT11' MISIV
,
DATE: March 6, 2006 PLAIM9GMIT
TO: Paul Bernal, Planner III
Development Department, Planning Division, Current Planning
F.
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 2005-30, East side of North Figarden Drive, South of North Santa
Fe 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, 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.
• Submittal of engineered construction plans to the Planning and Development Department for
approval must be maderp lar 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.
• 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)
Major Streets:
West Bullard Avenue: Local Collector (64")
1. Vacate 8' of right-of-way, along Parcel Map frontage, prior to building permits.
2. Construct concrete curb and gutter, built to a 10' pattern, in accordance with Public Works Standard
P-5.
- 1 —
LATraffic Planning Section\Parcel Maps\TentPM200530 Figarden&Santa Fe.doc
3. Construct 22' of permanent asphalt concrete paving, from face of curb, in accordance with Public
Works Standard P-50, transition as needed.
North Figarden Drive: Arterial (106')
1. Construct an underground street lighting system in accordance with Public Works Standard E-1
within the limits of this map. Spacing and design shall conform to Public Works Standard E-7 for
Arterial Streets.
Mitigated conditions:
Dedicate a 37' bike/pedestrian/equestrian trail or provide amendment eliminating the equestrian
portion, thus reducing the easement to 25'.
UGM:
This Parcel Map is within U.G.M. Major Street Zone E/D -2.
- 2 —
LATraffic Planning Section\Parcel Maps\TentPM200530 Figarden&Santa Fe.doc
City of
Jele ���i/,
DEPARTMENT OF PUBLIC UTILITIES
Date: March 30, 2006
To: PAUL BERNAL, Planner III
Planning and Development Department, Current Planning
From: GREG CONTRERAS, Senior Engineering Technician
Public Utilities Department, Planning and Engineering Division
Subject: PM-2005-30, a four-lot, planned development parcel map for approximately 8-acres located
on the east side of North Figarden Drive north of West Bullard Avenue.
Requirements
Sanitary Sewer facilities are currently or would be available to provide sanitary sewer service to the
site subject to the following requirements:
Separate sewer house branches are required for each lot.
The project developer should contact Wastewater Management Division/Environmental
Services (559) 621-5100 regarding conditions of service for special users.
UGM
Sewer Oversize Reimbursement S.A. Number 18
Fees
The following Sewer Connection Charges are due and shall be paid for the Project:
Sewer Lateral Charge
Oversize Sewer Charge
Trunk Sewer Charge: Cornelia
Sewer Facility Charge (Non-Residential)
Upon connection of this Project to the City Sewer System the owner shall be subject to
payment of Sewer 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.
City of
=- - I'V
WATER DIVISION
Date: March 24, 2006
To: DOUG HECKER, Supervising Engineering Technician
Department of Public Utilities, Administration
Through: NEIL MONTGOMERY, Chief Engineering TechnicianL` i`_
Department of Public Utilities, Water Division
From: MICHAEL CARBAJAL, Senior Engineering Technician t_Pw_
Department of Public Utilities, Water Division
Subject: WATER REQUIREMENTS FOR TENTATIVE PARCEL MAP NO. 2005-30
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.
TAPROJMIMEC\Conditions of Approval\PM 2005-30 032406.doc
File No.210.411
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
PUBLIC AGENCY DEVELOPER
Mr. Gil Haro, Planning Manager HUEVA CREMA,A LIMITED PARTNERSHIP
Planning & Development Department RANCHO AMBOY,A LIMITED PARTNERSHIP
City of Fresno 1441 FOURTH ST.
2600 Fresno Street SANTA MONICA, CA 90401
Fresno, CA 93721
MAP NO. 2005-030 PRELIMINARY FEE(S) (See below)
DRAINA E A A(S) " EF " " - " DRAINAGE AREA 11 EF 11 $2,019.00
DATE �23 DRAINAGE AREA - it -
TOTAL FEE $2,019.00
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
Consideration:, 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 w
typical for the zone district under which the development is being undertaken and if O
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.
200-030 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 2 of 4
e) When the actual costs incurred in constructing Master Plan facilities exceeds the
drainage fee obligation, reimbursement will be made for the excess costs from future
fees collected by the District from other development.
Approval of this development shall be conditioned upon compliance with these District
Requirements.
1. a. Drainage from the site shall be directed to
X b. Grading and drainage patterns shall be as identified on Exhibit No. 1 4L-
a-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.
;. The following final improvement plans shall be submitted to the District for review prior to
final development approval:
X Grading Plan Storm Drain Plan X Final Map
X 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.)
zoos-030 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. Nq
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 Discharaes
.7
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 N
that result in soil disturbance of at least one acre (or less than one acre if part of a larger
common plan of development or sale). Permittees are required to: submit a Notice of
Intent to be covered and must pay a permit fee to the State Water Resources Control
Board (State Board), develop and implement a storm water pollution prevention plan,
eliminate non-storm water discharges, conduct routine site inspections, train employees
in permit compliance, and complete an annual certification of compliance. O
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 O
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.
2005-030 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 4 of 4
C. The proposed development is encouraged to select and implement storm water quality
controls recommended in the Fresno-Clovis Storm Water Quality Management
Construction and Post-Construction Guidelines (available at the District Office) to meet
the requirements of the State General Permits, eliminate the potential for non-storm
water to enter the municipal storm drain system, and where possible minimize contact
with materials which may contaminate storm water runoff.
7. A requirement of the District may be appealed by filing a written notice of appeal with the
Secretary of the District within ten days of the date of this Notice of Requirements.
g. The District reserves the right to modify, reduce or add to these requirements, or revise fees, as
necessary to accommodate changes made in the proposed development by the developer or
requirements made by other agencies.
9. X See Exhibit No. 2 for additional comments, recommendations and requirements.
��' "1
411-11—
Q)M"
Gerald F Lakema , Project Engineer: Rick yo f
s
District Engineer
C: RABE ENGINEERING, INC.
2021 N. GATEWAY BLVD.
FRESNO, CA 93727
2005-030 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
NOTE:
THIS DRAWING IS SCHEMATIC,
\ DISTANCES ARE APPROXIMATE.
�6 tia/
A
i
/P
i f
BASIN
\ "AC"
A 9C9
-0030 \
ti
� SII
124" =I ,`'P�'90
I II
I1
I
Z \
. IID \\ `
1 \\ f
24" \\ "EF" — -
- ►
BULLARD-- S=AVE. 3-�•-= -- - --.n
---- I �,A---- -\\
�1 11
LEGEND
0--—p Existing Master Plan Facilities
®---- Future Master Plan Facilities
Direction Of Drainage
—————— Inlet Boundary 40
Drainage Area Boundary SCALE 1'1=300'
Ll I
IN
TPM 2005-030
DRAINAGE AREA:"EF"
EXHIBIT N0. 1
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
DRAWN Sr.DOwde DATE: +z-nds
KAWd0vdDWGSftM1BrrCM?W=5.0M.Aq AEVGM Br: Mw DATE visas
OTHER REQUIREMENTS
EXHIBIT NO. 2
The proposed parcels and/or the remainder parcel involve the Fresno Irrigation District's H-Ditch
which is also used to manage recharge, storm water,and/or flood flows. Any portion of the ditch to
be placed in pipeline shall be a minimum 24" in size. Appropriate easements shall be provided for
this facility as well. Site development may not interfere with the ability to operate and maintain the
H-Ditch system.
All plans for construction of pipeline facilities shall be reviewed and approved by FMFCD in
addition to Fresno Irrigation District. Additionally, the developer shall provide FMFCD with as-
built plans of the completed facility construction.
Our records indicate that there is not continuous existing curb and gutter to convey runoff to the
Master Plan inlet located at Figarden Drive and Bullard Avenue. The Developer shall be required to
provide documentation and/or improvements satisfactory to the City of Fresno to allow for
conveyance of storm water to the inlet location.
The following paragraphs only apply towards development of the individual parcels and are not
conditions for the recording of the map.
In an effort to improve storm water runoff quality, outdoor storage areas shall be
constructed and maintained such that material which generates contaminants will not
be conveyed by runoff into the storm drain system.
The District encourages, but does not require that roof drains from non-residential
development be constructed such that they are directed onto and through a
landscaped grassy swale area to filter out pollutants from roof runoff.
Runoff from areas where industrial activities, product, or merchandise come into
contact with and may contaminate storm water must be directed through landscaped
areas or otherwise treated before discharging it off-site or into a storm drain. Roofs
covering such areas are recommended. Cleaning of such areas by sweeping instead
of washing is to be required unless such wash water can be directed to the sanitary
sewer system. Storm drains receiving untreated runoff from such areas that directly
connect to the District's system will not be permitted. Loading docks, depressed
areas, and areas servicing or fueling vehicles are specifically subject to these
requirements. The District's policy governing said industrial site NPDES program
requirements are attached.
Development No. TPM 2005-030
engr\permit\ezhi bit2\city-tp m\2005\2005-030(rl)
OFFICES OR
T s � ►�
--- „ ..���r+�='�t ',• PHONE(559)233-7181
FAX(559)233-8227
2907 SOUTH MAPLE AVENUE
FRESNO,CALIFORNIA 93725-2218
Your Most Valuable Resource-Water
December 21, 2005 _
n n.
Mr. Paul Bernal 'L
City of Fresno -
Planning and Development Dept.
2600 Fresno Street, 3`d Floor
Fresno, CA 93721-3604
RE: VTPM No. 2005-30—FID's "H" Ditch No. 128 Canal
Dear Mr. Bernal:
FID's comments and requests are as follows:
1. FID's "H" Ditch No. 128 traverses the subject property in an exclusive easement
recorded on May 16, 2002, as Document No. 20020080469, Official Records of Fresno
County.
2. FID requires its easement be shown on the map with proper recording information, and
that FID be made a party to signing all plans which affect its easement and canal/pipeline
facility and also be made party to signing the final map.
3. -of--way for the "H" Ditch per Parcel Map No. 2004-20. FID
FID owns a 55' canal right
requires its right-of-way also be shown on the map.
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
cc: Rabe Engineering
Agencies\City\PM2005-30
BOARD OF President JACOB ANDRESEN, Vice-President JEFFERY G BOSWELL
DIRECTORS JEFF NEELY,EDDIE NIEDERFRANK,STEVEN G BALLS, General Manager GARY SERRATO
Fa� Pacific Cas and
Electric Company
Corporate Real Estate 650"0"Street, Bag 23
South Valley Land Services Fresno, CA 93760.0001
December 27, 2005
Development Department
Engineering Services Division „ r
Land Division Section -
2600 Fresno Street, Room 3043
Fresno, CA. 93721-3604
Attn: Mr. Paul Bernal
Dear Mr. Paul Bernal,
We have reviewed Tentative Parcel Map No. 2005-30.
PG&E requests that a Public Utility Easement (PUE) be incorporated within all
access easement(s) as shown on said Parcel Map.
If PG&E has an existing pole line facility that serves the property and the existing pole
line crosses proposed property lines (and is not covered by an existing easement), it
is the property owner's responsibility to provide PG&E with adequate rights-of-way.
PG&E is available to assist the property owner in making the determination if an
easement will be necessary. The property owner or their agent may contact the
undersigned for assistance.
PG&E has determine that our records show no gas or electric transmission lines in
the area.
Existing gas or electric facility relocations necessitated by new street improvements
(which are required as conditions of a development's final acceptance by the City of
Fresno) will be at the expense of the developer.
Thank you for the opportunity to review the plans of this Tentative Parcel Map. If you
have any questions, please contact me at 263-5167.
Since ely
ryvlePatten
Land Agent
0
5TATE6F 'AUFORNIA—BUSINESS TRANSPORT -IN AND HOUSING AGENCY ARNOLD SCHWARZENEGGER Govemor
DEPARTMENT OF TRANSPORTATION
1352 WEST OLIVE AVENUE
P.O.BOX 12616
FRESNO,CA 93778-2616
PHONE (559)445-6666 Flex your power!
FAX (559)488-4088 Be energy ejfieient!
TTY (559)488-4066
December 27, 2005
2131-IGR/CEQA
6-FRE-99-28.4+/-
TPM 2005-30
HUEVA CREMA
Mr. Paul Bernal
City of Fresno Development Department
Planning Division
2600 Fresno Street
Fresno, CA 93721
Dear Mr. Bernal:
We have reviewed the map for the project located on the east side of North Figarden Drive
between West Bullard Avenue and the Santa Fe Railroad line. Caltrans has the following
comments:
There is insufficient information to evaluate this project's impacts to the State Highway system.
Please provide Caltrans with an opportunity to review and comment on any specific development
proposal when available.
Based on the zoning and the ITE Trip Generation Handbook, Seventh Edition, it appears that the
project may generate sufficient trips to exceed the City's threshold of 100 peak-hour trips,
triggering the need for a traffic study. 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 that resolution can be reached. Please provide sufficient
time for Caltrans to review the TIS prior to this project going to hearing.
Continued development has the potential to create cumulatively significant impacts to both
transportation and air quality. When combined with other development in the area, this project's
impacts to the transportation/circulation system and to air quality will be cumulatively
significant: Cumulative impacts to these resources were not fully addressed in the General Plan
Update Master EIR, but postponed to future studies. The Master EIR did not perform any
analysis of the impacts to State facilities from implementation of the General Plan, and hence
"Caltrans improves mobility across California"
Mr. Paul Bernal
December 27, 2005
Page 2
cannot be relied upon to support subsequent projects that impact State Highways. The City
should consider a mechanism for evaluating and mitigating for these impacts.
We request that this letter be made a part of the permanent public 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. 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, Council of Fresno County Governments
"Caltrans improves mobility across California"
jY
Strelt Name Revie*w
TPM-2005-30 12-16-05
Street Name Status Required Change
West Bullard Avenue Good
North Fi arden Drive Good
Brunswick Ave. Chane North Brunswick Avenue
Endor Ave. Chane North Endor Avenue
Bulletin Ave. Chane North Bulletin Avenue
S _ i
/Z -172
z 20
'fin^ m no_'` on p
cn
Cy ; § �, ��^ o NSM 2 14,
a '
m 44
cn (1). I 3
Op
0
O m a zv
D / I
O n' I b 0 G7 n
G7
cb
O Z zr /
d3 o�
b•
b
y
mm
DM :0 < rb
�� b
mm-
-01
� � a ti A
O
mcn
cn m
5
p a F - . �gg IRS 6" Ram
O �'
TIO
Nco g
m eaR€ QRS SFS w ' ' I
< o
o pa
hi
R 1
W
R
�• o«. ~/� VESTING TENTATIVE PARCEL MAP
R.E.G.N0. 2005-30chk. ENGINEERING, INC.
1 C'NII CNCINECee/UND e11eV V=
o CITY OF FRESNO Da, ' 3031 N.GAMAY$We. R No.U 1137V.. �—
en to 10-17-05 (eez/¢sz-•rtps tuc luzl esz-aye
V
1
CTl oop
Al
i •�
ell
.� r
C
r �
r
a
0
m
.i
r
r
t�
Y
I •d
City of
lelm
PUBLIC WORKS DEPARTMENT
ENGINEERING SERVICES DIVISION-(559)621-8650 David Healey, Director
2600 FRESNO STREET RM 4064-(559)488-1045
FRESNO, CALIFORNIA 93721-3615
WWW.Ct.FRESNO.CA.US
March 17, 2006
John Allen Company, LLC
P.O. Box 8548
Calabasas, CA 91372
SUBJECT: PROPOSED VACATION OF BRUNSWICK AVENUE BETWEEN BULLARD AND
BULLETIN AVENUES, BULLETIN AND ENDOR AVENUES BETWEEN BULLARD
AND BRUNSWICK AVENUES, AND THE 20 FOOT WIDE BULLARD-ENDOR
ALLEY BETWEEN BRUNSWICK AND ENDOR AVENUES
The vacation feasibility study you requested has been completed. Findings indicate the
vacation proposal should not proceed because Assessor's Parcel No. 506-320-18 would be
landlocked by the vacation. Applicant shall provide a means of access to the parcel that is
approved by the owner of the parcel and the City of Fresno's Transportation Management
Division of Public Works. Please contact Ms. Louise Monroe of Transportation Management at
621-8678 to discuss your options for providing the necessary access.
For your information, other responses indicated that the proposed vacation is feasible subject
to the following conditions:
1) PG&E has facilities in Brunswick Avenue and requires that a public utility easement be
reserved over all of Brunswick Avenue proposed to be vacated to accommodate those
facilities. Any relocation of PG&E's facilities shall be at the developer's expense.
Contact Mr. Tom Johnson of PG&E at 263-7374 if you have any questions regarding
their facilities.
2) The Fresno Metropolitan Flood Control District requires that existing drainage patterns
be maintained as per the District's Master Plan. A copy of the District's response letter
is attached for your use. Please contact Mr. Mark Will of FMFCD at 456-3292 if you
have any questions regarding the drainage issues.
3) The Applicant must contact all owners of property adjacent to the areas proposed to be
vacated and request their written approval to the vacation with their responses, either
affirmative or negative, being provided to Public Works. If any access is going to be
shared, cross access agreements must be entered into between the Applicant and all
the affected property owners.
A processing fee in the amount of $1,440.00 is required by Public Works to cover the cost of
administration and legal notices prior to continuing this process for City Council action. An
environmental assessment fee will also be required and should be paid to the City of Fresno
Planning and Development Department. Gil Haro of the City's Planning and Development
Department at 621-8030 can provide you with further information about the environmental
assessment. Once the environmental assessment has been completed, please provide us with
a copy so that we can proceed with the Council Action.
The study done for this proposed vacation will expire in one year. Therefore, please notify this
office by March 17, 2007 of your intention regarding the pursuit of this vacation.
Please call Alan James at 621-8693 if you have any questions.
Sincerely,
CYes4Pogrove
Supervising Engineering Technician
Attachments: 1) Exhibit "A"
2) FMFCD response letter
cc: P.W. File No. 11024
Gil Haro
Alan Kawakami
Bob Greene, Rabe Engineering
t
i
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
File No. 210.416
February 13, 2006
James Polsgrove
City of Fresno
Engineering Services Division
2600 Fresno Street, Rm. 4064
Fresno, CA 93721-3615
Dear Mr. Polsgrove
Proposed Vacation of Brunswick Avenue,
Between Bullard and Bulletin Avenues
TPM 200 -03, Drainage Area "EF"
Conditions of the proposed vacation of the streets identified in your letter dated January 17, 2006
are to maintain the drainage direction and storm water conveyance capability. Please refer to the
attached Exhibit No. 1 for drainage direction and location of the storm drain facilities.
The portions of the vacation that are located outside of the map are currently being used to
convey water in a northwesterly direction along the property line of the existing church located
west of this proposed development. Prior to vacation of the existing right of way, provisions
shall be made for storm water conveyance from the adjacent properties to the northwest to Fig
Garden Avenue in order to provide drainage service to the effected properties.
If you should have any questions or comments, please contract the District at (559) 456-
3292.
Very truly yours
Mark Will
Engineer III, R.C.E.
MW/lrl/dml
wprocess\mw\2006Vetters\polsgrove proposed vacation brunswick
5469 E. OLIVE • FRESNO, CA 93727 • (559) 456-3292 • FAX(559)456-3194
\\ NOTE:
DISTANCES ARE APP OXDAATE.
�6 tip/
,
; -
BASIN
\ 11AD,1
�f
\
ASO♦
SII rtf y i [ d
tiw �A
124• =II 0,40
I II R
1
z
I o
• IIS
------- � --- -- ———————————————— — \
I10
I[L
24• -
363; � l ——•7•— -
-� ----gULLARD--�� •i-===AVE.- - =T.- -
LEGEND
❑--—p Existing Master Plan Facilities
®-- Future Master Plan Facilities
Direction Of Drainage
—————— Inlet Boundary
Drainage Area Boundary SCALE 1"=300'
TPM 2005-030
DR-1LiYAGE AREA: "EF"
EXHIBIT N0. 1
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
oRAM ar DG� at ,7•:TdS
K:wwcnOUVJC.S e(mwrraTYpw=S".d•.g anneen o..
nu-ae(uac):,i cac-cca(ear) S9-fl-Of N
,....n'0e 'Ulm c,.u,a'x ONS-3&-2 -20 lll7
un.ueanI.—/.aeM—o 1W]
o e
a e
6
Y
27jaY a�Y
G� GG G
IYq� t� ,4
U i � 8ga4aaY a :ajcr—
f ' '
a
LLl
IM
_ � .o.
(—�-I g �' ,/ O la � [0
Q e sa `sf; LU
ri
LL
YbH 'Mes'aa $ / a yJti - O O
Q / CO
0 Er
¢ CLQ
OO
a q I � Z
0 a Z)
Ibq CE: LU
LU LLj
F—
G�� �q�4'gvQ' /
Z �
4 /
/ 4w _ O
w
41
, I�
U
v 0
LU
U cr3
Q
/ Q CD q4 c`� > I > o
q € LU a
CO N
m °a vQ " ; I 0CL0
ALL
Cil W Y` yy9 -x
cn
i
¢
c. O _
�i y .
W
� 0. N
CL Z
¢ O ¢ 3; 7 6 a
l y U Z U5 8; aG a I w 0
WW Z y ¢� cr as $ct3, �:aa I � m
LU
U O O xiaaw W ~ Z
Q L
_ _ Z
r
ORDINANCE OF THE COUNCIL OF THE CITY OF FRESNO
PROPOSED AND INITIATED BY
MOVED BY Calhoun SECONDED BY Ronqui 1 1 o
BILL NO. B-100
ORDINANCE NO. 2001-91
AN ORDINANCE OF THE CITY OF FRESNO, CALIFORNIA,
AMENDING THE OFFICIAL ZONE MAP OF THE CITY OF FRESNO
HERETOFORE ADOPTED BY ARTICLES 1 TO 4.5 INCLUSIVE,
CHAPTER 12, OF THE FRESNO MUNICIPAL CODE,BEING THE
ZONING ORDINANCE OF THE CITY OF FRESNO
WHEREAS, Rezoning Application No. R-01-37 has been filed with the City of Fresno to
rezone property as described hereinbelow; and,
WHEREAS, pursuant to the provisions of Article 4, Chapter 12, of the Fresno Municipal
Code, the Planning Commission of the City of Fresno held a public hearing on the 5th day'of
December, 2001; and,
WHEREAS, the Fresno City Planning Commission adopted the mitigated negative
declaration prepared for this project; and,
WHEREAS, the Fresno City Planning Commission recommended to the Council of the City
of Fresno an amendment to the zoning ordinance which changes the real property described
hereinbelow from one zone district to another; and,
WHEREAS, the Council of the City of Fresno, on the 18th day of December, 2001, received
the recommendation of the Planning Commission and concurs therein; and,
Ordinance Amending Official Zone Map
Page 2
December 18, 2001
WHEREAS, the Council of the City of Fresno finds that the proposed C-lBA-20/UGM/cz
(neighborhood commercial/boulevard area-20 feet/urban growth management), M-lBA-20/
UGM/cz(light manufacturing/boulevard area-20 feet/urban growth management) and
C-P/UGM/cz (commercial professional/urban growth management) zone districts are consistent
with the General Plan and the Bullard Community Plan because the C-1, M-1 and C-P zone
districts, subject to Section 12-403-B of the Fresno Municipal Code, are consistent with the
respective neighborhood commercial, light industrial and office commercial land use designations
shown for this site.
NOW, THEREFORE, THE COUNCIL OF THE CITY OF FRESNO DOES ORDAIN AS
FOLLOWS:
SECTION 1. Based upon the testimony and information presented at the hearing and upon
review and consideration of the environmental documentation provided,the adoption of the
proposed rezoning is in the best interests of the City of Fresno. The Council finds in accordance
with their own independent judgment that with the implementation of the Initial Study for
Environmental Assessment No. A-01-23, R-01-37 and C-01-144 dated November 9, 2001, there is
no substantial evidence in the record that the rezoning may have a significant effect on the
environment, and the mitigated negative declaration prepared for this project is hereby approved.
The Initial Study for Environmental Assessment No. A-01-23, R-01-37 and C-01-144 is
incorporated into this ordinance and compliance therewith is made a condition of this rezoning.
SECTION 2. The zone district of the real property described hereinbelow, located in the
City of Fresno and shown on the Official Zone Map of the City of Fresno is reclassified from the
AE-5/UGM and R-A/UGM to the C-lBA-20/UGM/cz zone district:
Ordinance Amending Official Zone Map
Page 3
December 18, 2001
That portion of Lots 749, 750, 767 and 768 of Bullard Lands Subdivision No. 6,
according to the map thereof recorded in Volume 8 of Plats at Page 25,
FresnoCounty Records, being more particularly described as follows:
BEGINNING at the intersection of the center line of West Bullard Avenue with the
centerline of North Figarden Drive, said point being South 03'14'00" East, a
distance of 40.00 feet and South 86°46'00" West, a distance of 10.69 feet from the
Southwest corner of said Lot 768; thence North 86046'09" East, along the
centerline of West Bullard Avenue, a distance of 292.91 feet; thence North
00040'09" East, a distance of 787.28 feet; thence North 81034'37" West, a distance
of 289.94 feet to a point on the centerline of North Figarden Drive, said point being
on the arc of a non-tangent curve, concave Easterly and having a radius of 1500.00
feet, a radial to said point bears North 81034'37" West; thence Southerly along said
non-tangent curve and the centerline of North Figarden Drive, through a central
angle of 07045'14", an arc distance of 202.99 feet; thence South 00°40'09" West, a
distance of 499.19 feet to the point of curvature of a tangent curve, concave
Easterly and having a radius of 1200.00 feet; thence Southerly along said tangent
curve,through a central angle of 06°55'45", an arch distance of 145.12 feet to the
POINT OF BEGINNING.
SECTION 3. The zone district of the real property described hereinbelow, located in the
City of Fresno and shown on the Official Zone Map of the City of Fresno is reclassified from the
AE-5/UGM and R-A/UGM to the C-P/UGM/cz zone district:
That portion of Lots 768, 769, 770 and North Brunswick Avenue of Bullard Lands
Subdivision No.6; according to the map thereof recorded in Volume 8 of Plats at
Page 25,Fresno County Records, being more particularly described as follows:
BEGINNING at the intersection of the centerline of West Bullard Avenue with the
centerline of North Figarden Drive, said point being South 03°14'00" East, a
distance of 40.00 feet and South 86°46'00" West, a distance of 10.69 feet from the
Southwest corner of said Lot 768; thence North 86'46'09" East, along the
centerline of West Bullard Avenue, a distance of 292.91 feet to the TRUE POINT
OF BEGINNING; thence continuing North 86'46'00" East, along the centerline of
West Bullard Avenue, a distance of 690.96 feet; thence North 00°35'57" East, a
distance of 368.96 feet to the point curvature of a tangent curve, concave
Southwesterly and having a radius of 250.00 feet; thence Northwesterly along said
tangent curve, through a central angle of 51°25'48", an arc distance of 224.41 feet;
thence North 50°49'51" West, a distance of 115.38 feet to the point of curvature of
' a
Ordinance Amending Official Zone Map
Page 4
December 18,2001
a tangent curve, concave Southerly and having a radius of 250.00 feet; thence
Westerly along said tangent curve, through a central angle of 30°44'46", an arc
distance of 134.16 feet; thence North 81°34' 37" West, a distance of 385.87 feet;
thence South 00°40'09"West, a distance of 787.28 feet to the TRUE POINT OF
BEGINNING.
SECTION 4. The zone district of the real property described hereinbelow, located in the
City of Fresno and shown on the Official Zone Map of the City of Fresno is reclassified from the
AE-5/UGM to the M-1BA-20/UGM/cz zone district:
That portion of Lots 748, 749, 768, 769, 770 and North Brunswick Avenue of
Bullard Lands Subdivision No. 6, according to the map thereof recorded in Volume
8 of Plats at Page 25, Fresno County Records, and Lots 316 through 334, inclusive,
Lots 772 through 788, Bulletin Avenue, Endor Avenue and the Alley lying South
of and adjacent to Lots 782 and 784 and between North Brunswick and Endor
Avenues, of the map of Figarden Subdivision No. 2, recorded in Volume 9 of Plats
at Page 8, Fresno County Records, being more particularly described as follows:
BEGINNING at the intersection of the centerline of West Bullard Avenue with the
centerline of North Figarden Drive, said point being South 03°14'00" East, a
distance of 40.00 feet and South 86°46'00" West, a distance of 10.69 feet-from the -70
Southwest corner of said Lot 768; thence North 86°46'09" East, along the Tt��s
,,
centerline of West Bullard Avenue, a distance of 983.8 et to the true point of
beginning; thence continuing North 86°46'00"East, along the centerline of West
Bullard Avenue, a distance of 966.46 feet to the Southwesterly right of way line of
the AT&SF Railroad;thence North 50°52'19" West, along said Southwesterly right
of way line, a distance of 2176.79 feet to a point on the centerline of North
Figarden Drive; thence South 28°56'55" West, along the centerline of North
Figarden Drive, a distance of 149.87 feet to the point of curvature of a tangent
curve, concave Easterly and having a radius of 1500.00 feet; thence Southerly
along said tangent curve, through a central angle of 20°31'32", an arc distance of
537.36 feet; thence South 81°34'37" East, leaving the centerline of North Figarden
Drive, a distance of 675.81 feet to the point of curvature of a tangent curve,
concave Southerly and having a radius of 250.00 feet; thence Easterly along said
tangent curve, through a central angle of 30°44'46", an are distance of 134.16 feet;
thence South 50°49'51" East, a distance o f 115.38 feet to the point of curvature of
a tangent curve, concave Southwesterly and having a radius of 250.00 feet; thence
Southeasterly along said tangent curve, through a central angel of 51°25'48", an are
distance of 224.41 feet; thence South 00°35'57" West, a distance of 368.96 feet to
the TRUE POINT OF BEGINNING.
Ordinance Amending Official Zone Map
Page 5
December 18, 2001
SECTION 5. This ordinance shall be conditioned upon the record owners of the property
described in Sections 2, 3 and 4 executing and causing to be recorded a covenant running with the
land guaranteeing the following conditions on the subject property:
a. The City of Fresno shall require the dedication of an avigation easement and
agreement as called for in the 1995 Sierra Sky Park Land Use Policy Plan.
b. No structure, tree, or other object shall be permitted to exceed the height limits
established in accordance with Part 77, Subpart C, of the Federal Aviation
Regulations (FAR).
C. The development of schools, hospitals, nursing homes or similar uses shall be
prohibited.
d. Development of the subject site shall be in substantial conformance with
Conditional Use Permit No. 01-144 and attached Exhibit"A" dated November 26,
2001 as determined by the Planning and Development Director. The design theme,
landscaping, circulation etc., shall be established with the development proposed by
Conditional Use Permit No. 01-144 and subsequent phases shall be in substantial
conformance with this development.
e. The sale of pornographic material shall be prohibited on the subject property.
f. Car washes, mortuaries and services stations shall be prohibited on the subject
Properly.
g. Development of the M-1 zoned portion of the subject property shall be in
accordance with the M-1-P zone district standards.
h. The maximum building height on the subject property shall not exceed 50 feet.
i. The C-P zoned portion of the subject property shall be limited to a church use only.
SECTION 6. The ordinance shall become effective and in full force and effect at 12:01
a.m. on the thirty-first day after its passage and upon compliance with the requirements of Fresno
Municipal Code Section 12-403-K and L.
DEB:1e1:\K\CC\R-01-37-ORD
}
CLERK'S CERTIFICATION
STATE OF CALIFORNIA
COUNTY OF FRESNO )
CITY OF FRESNO )
I, REBECCA E. KLISCH, City Clerk of the City of Fresno, certify that the foregoing
ordinance was adopted by the Council of the City of Fresno, California, at a regular meeting held
on the 18th day of December , 2001, by the following vote:
Ayes: Boyajian, Calhoun, Castillo, Duncan, Quintero, Ronquillo, Perea
Noes: None
Absent: None
Abstain: None
REBECCA E. KLISCH
City Clerk
ByXxr��,ts�
APPROVED AS TO FORM:
HILDA C M TO
City ey
Rezoning Application No. R-01-37
ByFiled by Robert Diel
Parcel No. 506-320-04 thru 18
DEB:Ie1AK\CC\R-01-37-0RD
.E• - Iry �.� � �n �c.l ���,� I t.l -1 x►w
tell-1
41
•s:yr V �V 1
ol
•;d i
•:•y
a/, !
.:•". ,� a .. '
ti's r
•� !t Fi
�;,:,- ,; •• c,>;, � ill
� i• �• ice, I ) ,
• r ♦ I 1
1
CITY OF FREb,40 — ENVIRONMENTAL ASSESSMEN /INITIAL STUDY
FINDING OF CONFORMITY/MSIR NO. 10130
Pursuant to Section 21157.1 of the California Public Resource Code DATE RE (LING:
(California Environmental Quality Act) the project described below is 2006 Jim ) 2 PM 4: 39
determined to be within the scope of the Master Environmental Impact Report
(MEIR) No. 10130 prepared for the 2025 Fresno General Plan CITY CLERK, FRESNO CA
Initial study is on file in the Planning and Development Department, City Hall,
2600 Fresno Street, Fresno, California 93721
(559) 621-8277
Applicant: Initial Study Prepared By:
John Allen Company, L.L.C. Paul Bernal, Planner III
P.O. Box 8548 January 12, 2006
Calabasas, California 91372
Environmental Assessment Number: Project Location (including APN):
Vesting Tentative Parcel Map No. 2005-30 East side of North Figarden Drive between West
Bullard and the AT & BNSF Rail Road Tracks
(APN: 506-320-05S, 06S, 07, 08, 09 10, 14, 15S,
16S, 17S &37S)
Project Description:
John Allen Company, L.L.C., on behalf of Rancho Huevo Crema and Rancho Amboy has filed Vesting
Tentative Parcel Map No. 2005-30 for approximately 15 acres of property located on the east side of North
Figarden Drive between West Bullard and the AT & BNSF rail road tracks. The parcel map proposes to
subdivide the subject site into four parcels with one remainder. The subject site is within the jurisdiction of the
Sierra Sky Park Land Use Policy Plan, the Bullard Community Plan and the 2025 Fresno General Plan. The
Bullard Community Plan and the 2025 Fresno General Plan designate the subject site for light industrial
planned land uses. The Sierra Sky Park Land Use Policy Plan does not designate planned land uses within
its plan area. However, the Sierra Sky Park Land Use Policy 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 and applied within all community plans, the planned land use designation of
light industrial is consistent with the existing M-1/BA-20/UGM/cz (Light Manufacturing District/Boulevard Area
Twenty Feet/Urban Growth Management/with conditions of zoning) zone district. Furthermore, the applicant
is proposing to vacate three dedicated public rights-of-way located within the boundaries of the map. The
dedicated rights-of-way are Bulletin, Brunswick and Endor Avenues. The subject site is currently vacant and
is surrounded by vacant property to the a north and east while property to the south and west are developed
with commercial uses.
Conformance to Master Environmental Impact Report(MEIR NO. 10130):
The recently adopted 2025 Fresno General Plan and the Bullard Community Plan designate the subject site
for light industrial planned land uses. The existing M-1/BA-20/UGM/cz zoning for the subject site conforms to
the light industrial planned land use designation.
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 currently vacant but may be developed at an intensity and scale that is
permitted by the planned land use and existing zoning designation for the site. Thus, the parcel map would
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
asbeen 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).
Finding of Conformity Under MEIR NQ. 10130
Environmental Assessment No. TPM No. 2005-30
January 12, 2006
Page 2
Per Section 21157.1 of the California Public Resources Code (California Environmental Quality Act), it may
be determined that a subsequent project falls within the scope of a MEIR, provided that the project does not
cause significant impacts on the environment that were not previously examined by the MEIR. Relative to this
specific project proposal, the environmental impacts noted in the MEIR, per the 2025 Fresno General Plan
land use designations, include impacts associated with the light industrial planned land use designation
specified for the subject site. Based on this initial study, the proposed project does not change the land use
indicated for the subject parcel and will not generate additional significant effects not previously identified by
the MEIR and no new additional mitigation measures are required. Therefore, the project proposal is within
the scope of the MEIR as defined by Section 15177 of the CEQA Guidelines.
Moreover, as lead agency for this project, the Planning and Development Department, per Section 15177 (d)
of the CEQA Guidelines, has determined that all feasible mitigation measures from MEIR No. 10130 shall
apply to the project proposal as noted in the attached mitigation monitoring checklist. Public notice has
been provided regarding staff's finding in a manner prescribed by this section of the Guidelines and by
Section 21092 of the California Public Resources Code (CEQA provisions).
OCP
Gilbert J. HeroDate
Planning Manager, City of
re
Attachments: Environmental Checklist/initial Study for Environmental Assessment No. TPM No. 2005-30
Mitigation Monitoring Checklist (MEIR No. 10130) for Environmental Assessment No. TPM
No. 2005-30
K:VMadar Files-Pared MapMParul Maps 200STPM 2005-30 Ea/aide of N Rpwdm 61w M-wd&Swr Fe RR—PERFINDING OF CONFORMITY COVER PAGE.dc _
ENV 7NMENTAL ASSESSMENT(EA) CH- -KLIST
OTENTIAL ENVIRONMENTAL EFFEL,,S
EA NO. TPM No. 2005-30
1_0 TOPOGRAPHIC,SOIL,GEOLOGIC 11.0 URBAN SERVICES
CONSIDERATIONS 1 11.1 Availability of fire protection
1 1.1 Geologic hazards,unstable soil conditions 1 11.2 Lack of emergency vehicle access
1 1.2 Adverse change in topography or ground surface relief 1 11.3 Adequacy of design for crime prevention
1 1.3 Destruction of unique geologic or physical features 1 11.4 Overcrowding of school facilities
1 1.4 Increased water erosion 1 11.5 Availability of water mains of adequate size
1 11.6 Availability of sewer lines of adequate capacity
22.0 AIR OUILITY 1 11.7 Availability of storm water drainage facilities(on or
1 2.1 Substantial indirect source of pollution off site)
1 2.2 Direct on-site pollution generation 1 11.8 Availability of adequate park and recreation areas
1 2.3 Generation of objectionable odors 1 11.9 Unusually high solid waste generation
1 2.4 Generation of dust except during construction
1 2.5 Adverse local climatic changes 12.0 HAZARDS
1 12.1 Risk of explosion or release of hazardous
3_0 WATER substances
1 3.1 Insufficient ground water available for long-term project 1 12.2 Site subject to flooding
use 1 12.3 Adverse change in course of flow of flood waters
1 3.2 Use of large quantities of ground water 1 12.4 Potential hazards from aircraft accidents
1 3.3 Wasteful use of ground water 1 12.5 Potential hazards from landfill and/or toxic waste
1 3.4 Pollution of surface or ground water supplies sites
1 3.5 Reduction in ground water recharge
13.0 AESTHETICS
4_0 PLANT LIFE 1 13.1 Obstruction to public or scenic vista or view
1 4.1 Reduction of the numbers of any unique, rare or 1 13.2 Creation of aesthetically offensive conditions
endangered species 1 13.3 Removal of street trees or other valuable
1 4.2 Reduction in acreage of agricultural crop vegetation
1 4.3 Premature or unnecessary conversion of prime 1 13.4 Architectural incompatibility with surrounding area
agricultural land
14.0 HISTORICAL/ARCHAEOLOGICAL
5_0 ANIMAL LIFE 1 14.1 Removal of historic building,disruption of
1 5.1 Reduction in the numbers of any rare, unique or archaeological site
endangered species 1 14.2 Construction or activity incompatible with adjacent
1 5.2 Deterioration or displacement of valuable wildlife habitat historic site
6_0 HUMAN HEALTH 15.0 ENERGY
1 15.1 Use of substantial amounts of energy or fuel
7_0 NOISE 1 15.2 Substantial increase in demand upon existing
1 7.1 Increases in existing noise levels sources of energy
1 7.2 Exposure to high noise levels 1 15.3 Wasteful use of energy
8.0 LIGHT AND GLARE EXPLANATION OF RATINGS
1 8.1 Production of glare which will adversely affect "0" Insufficient Information
residential areas
1 8.2 Exposure of residences to high levels of glare Insufficient information is available to determine the
potential environmental effects which may result from the
9.0 LAND USE proposed project in this category.
1 9.1 Incompatibility with adopted plans and policies "1 No significant Environmental Effect
1 9.2 Acceleration of growth rate
1 9.3 Induces unplanned growth The proposed project will not have an adverse
1 9.4 Adverse change in existing or planned area environmental effect in this category, or any such effect is
characteristics not substantially unusual or of undesirable magnitude.
This rating is also utilized in cases where the category is
10.0 TRANSPORTATION AND CIRCULATION not applicable to the particular project under consideration.
1 10.1 Generation of vehicle traffic sufficient to cause capacity "2" Moderate Environmental Effect
deficiencies on existing street system The proposed project will have an adverse environmental
1 10.2 Cumulative increase in traffic on a major street for which effect in this category, which is of sufficient magnitude to
capacity deficiencies are projected
1 10.3 Specific traffic hazard to motorists,bicyclists, be of specific concern. However, this effect is not
pedestrians substantial enough in itself to require the preparation of an
1 10.4 Routing of non-residential traffic through residential area Environmental Impact Report, and is mitigable through
project changes and conditions.
1 10.5 Insufficient or poorly located parking
1 10.6 Substantial increase in rail and/or air traffic "3" Significant Adverse Environmental Effect
The environmental effect identified in this category
substantiates in itself or contributes towards a finding that
the proposed project has a potentially significant adverse
effect on the environment sufficient to require the
preparation of an Environmental Impact Report.
IL X X X
W
o W X
N
N
r 0 E
cc
w x
L
wry u 4 O
C � m
r m
cc
CL
co 0
aZ
I I
W W U-
m
m rn.r rn.r
V cc m cc
m c c
Z O 0 c m 0 c c m 0 c C m
J W m — O Y N — O Y N — O
cc� d LL
V--,b Z o > Z o� >
2 ao m ao m ao m
Q - Q W S2 (n C 0 _V y C 0 _V
r � 70 c c � a c c -0 o- 7 c c � o
V cis cis oc� coca) o � mcm
Q a- d m 0 a_ a_ co o a- •-a co o
Z
2 W om o m o m
ZZ > m > m >m
...Z N W W ° = ° = °=
am am asci
Q d m aa) p as J p = U p j cc 0 U
dJ -
W Q (Lj aY c o c a ° c a ° c a m
22 a) Eu ao m a- cc co ao co C
W w
0
U Z 'L c Z O o W c0 0 V o cn C j�C V O y O C O r to T
Q W O m m � c m O co S co m o m m co m m U
dl COM io y m 9 L - C 0 - tm C
O O m w � >'a 0 3 O -0 .T�� to Cf -0 2, c ` m N W - Of
CL o `a cca � �aocc -> > cao o2: aa ¢
J Z m = O O C t O O C O C U - U m O c y y 7 C y C m
Q Co
N C C > U O.3 .t... N N U O m 0 •0 U U C m .0 O C
H O co m m :F LO m a� is -�U CIStMCL ze= ym 3 c° ° c
W LL ego � � cc Y `moo o m a = Y o c m o � �o ami co c N my
2N ao c U � � ms y � � c o *a CD � � ° c rn� E ECD
z cocv m o yw .0 yw E p � yw o•m LMc = CM I I
ON y C7 c mom = O O m � y o ac m2 o M � .— � y o UO
O Z C O U C CD - C dl U C N O U cc > cc
cn T
O U O N o m •O m y � U O N m C N co
Z cr) o m y oa o m NO as Cs c = as cc cc o 3 :
W o � �- a) Emcoo a cis E3E3 u�° � cc cc
oN c�� W c° oil m m E -i co m a) m m co mgr cnc m E �
W Z N N 01 Q y O y C C c m O N mD = �' m N 0 V m �3 C
� � m w CIS CDD o C -E co (D a N 0 cn C's c N �'� co
N w� = �' Q oL cmit � mowc a ) m � m a D y CIS am ma
o m W L ~ Z a�c L " o m L ".0 •n mL C
oUm o 3 �w o c E 3m y� > 3 � y m o w CM(D
«� m Z m m o c `� v c aci m mw � a) CL—
CL N ,nC7
_ o " mmrm � m
inU m w j . c N - cm 3 E w � � .. a� � oY
Q �Y H m m c co c r a m0 c c c m m mit o 0
m Q � > Qo o O2 r
soc' (� vCLF— � o-Lco . Ua � � CD
CL a
� -
Lb cm cc H a) w cc an m 3cO cr m � corm E v � a c
Q m E m CD V 0 `• O N m m a m m o a d •— c N
a>i 3mv
_ co co cli m m E c
N o m U o t �' m rn m t rn o y m t o)c 0 'D Cc N
Q O Cc 0 fo ~ ch C C C 7 y N 3 t y t O L m _�_ � N
Z E N � .N. T d o .cn.. C f-� .cn.. cn 0 -D .cn•. m U a m
c m m aaC � wM m m �u s con m m aL o rn
- EO1 E y0 y o ca 0 .o ym o g w o yEn 3 EC7 v o 5 �
rnc`nn `m c o my m - a ` OJ io _a Oc"'v m > � C) I I
CD
Q C O c` C O C 3 C •�F— C O W c �♦- N O >'L m
C Ecn r� mcamm0 mc° Om > cn mcis 3omm Qm
Q m > t E E0 E m mEn E Ed m c E � > �
Q N Z m p C C > 3 (D - O C C CD C y-1 o C C O C m = 0
W y C C m m 0 co O N 6 O m y o cc C O a7 m Cc O N O
«�+ rnE o CLr-
m e io EN o f m c m mr E •o m e 1Do mr .��c io
c c D o E ._ m > O o E o 0 m o E CL a m m °ate M E
•� O > O ~ r C•C m N O N C 'C .r c w• M C 'C � y C N En d d
d U- W m Z m 0 0-in m 0
m U 0-O —'D E m U 0 ai F— cls y
a
LL X '
NY
O W
N t; H
N x+
CD
CL
cc °!c m
CD
Mt
cc
U a
Q a o a
4
cc 0
.r
CL Z
I I
W W LL
() m cn
Z O Q c c m c c m c c c c m
.I W 10 — C's CL O CIS CL
YO Y cc EL M O O
ca O CIS a O OCD cis 0 CIS
r a._ m o.._ m a._ m a._ m
O Q W U y C D �; U
r (,> > 7 (� c0 C m 7 2 A C m 7 , m 7 c C m
Q aF- a ca0 CL CL ash CL CL aso CL F- cow
Z
� 0
W o o
W I- E o�?
2 Z Z > o > m a c'
,z W W >o O W o
amc aycc0 aC CD
ca 2
Q a J o w c oo E c o o M O
CL J t d - c- - o
LU a
I CIS
CL ca a `o m co a n E c
(� Z i cn = W O"' O m U to m ns U 0 O C L 'O m w C U m 0 N y T
W c0 m W O ca L 'C m C > c0 ca ' C
a C7 cmi w a,m y '00� m o E m ca 3 m e ami a �rn CDa)C
cc c ca•y ,r 0) c aL >.n m . > m m y m y a o rn
20 O O 0) 0) .0 Ca Y Z ccm �a10Lym as
J Z o m E � mco —io 'c�= LLL U m Y °sic - a.3 m ° c m
QW C yca °'cay aa, Ew US
m3vs,. p7 .0 a) a) :° mu� cm c
1- O m > y E > iagc= 5 mecca ocamL ° c
m m e cam m e ao oia m o m > as 3 0
W LL ca N y m ° u� m m ccr yY m c ca E U o � c cc - my
LO O H m co >• T L — c Y m m ns m io 0
ZO o � c c �:vcOU � N CL La) Lo ;. m qtr
CL a O U m as o ° a? W 6 0 w c c vi o I I
O N o 0 -.- CDcs6 •ia >,� o � m E o cn y uai C .2 -D cc 00
C a� c>'o mL = mL cin m 3 c E c'cco O .9'V5
cap m E > >� oc o o a •o•� � o � Y v
Z cn � g m m m 3 ions o - �° ° CL-0
o ager
W W as - c c ° its w E a°s�� c c .0 ca ° c o
-
a ° m r CAL F- m U > m y y m ° o a cc C >.L
W � ma) EcY > mmg m ° Co t5 �_ °
L W O C U n7 W
Cl)
= U O w m .E ( m V y '� 7 U � N C U ' O 'O
N 3 � cc - o moCL :3 CL a' o c inmcc E c
Q Q ca E 0 a >. E� yeas o c ~ ° L m w �' o > > w w ca
W m m m 0 � LL cc o U '3.a m U io d, ao c
m E UY In o ca o — c m a�us m e _ c m rnm
.N .L.. U o U m CL cn C �_ W W CLm m m j, ° j 'C
O U C ca N L .-. .0 s m a m c`a L cq a E �U`a N C L y L 0 Ira ` U
O n3 a m
Q mac rL) Y oo > mY � Huai � ca v cows o � E�0 a
m m
O m w U c°a o a) � c0 o me m ° m cia c E ny Cco - � Q E ui
L is ca c ns m cn«- m D_(} L c p O CD o is C c o
Lb ~~C o y rn o m c o.ar E ° o m � '� E ca 0 3 > c m c c c
O G N m C U -0 a m C O O W >. C E W_0 C « 0 0 .r •� m m W m
N U c � c c c ° ac m m � cscyo m eco m ° ' c0 = �.m `o Ca -.0
O 0 O U c`0 7 ca m L U - m LL E O W C y U «� O ca p U ° C "n7 O m
Z '- -o E - ami ° E2Lo � � o m m . ° aa) o = oo ao E aia
am.0 cc 0 c� o > o c :-so ° cn ase � c``o aE c m c c E a o vs
c '9 > c� L > -ma) cN �a°iC ' amo cmmai -0cccg
H E m w aLi o yr $. o oZ •o o a' c amici E Eo o ao r o x t I
C
0 m > > L a - Y m Ca 0 >.w U m m o a_� •O w 0 C cn a °'a m Q CQ
Z mL o o > a c a~ c=-0 0 'c c >.E � � > eco m � my c 'am
N O— c m `a m 0- m L m C O ca CL-0 w
Q y lu 7 C 'tN nS 0 m C 'V•y > m t0 E� 3. •p C > c U E ... r — c
`ocE a� 3U � oEyoagm vu� ccy 3ia0 vm � u� Lm
o f y o m m E as a� � m - CL c m m m o > : y E
O
LL j E � �o cmn c c ma � m cca a � U = �'0. Z ° �' m m r Q.,= i 0
m
L
a' ca Cc f d V N E C c0 C W S f� d 'U CCL
`
II. m mia cd .6 m cin c°s � m U U o0 m scow � E
LL. a
o wcm
N
ccE
O
C
i-�` �_ ca
CL
ca 0
f.L Z
V1 I I
LU } m _ w LL
CL
Zm a m
m U cc
J W G m C N � r -0 G N
♦1 ca E m L O O O 'C E
c� cmaE ¢ a aOL
�_ O ; c-noi CO= w > ' �-a
° oi
O U a00 U- o a0
Z
W lW-
Z N W W
!- Q _ 2 Cc)) 0) 0)oa 3 � 0 0 0 0
a
a: a: V c
W O
(� Z 'ti;, m •O •o O G Cl) O Cl) •O •O •O C m ai 3 O D c3 Cl)
y U
Q w �0, Y o cca , Co -mo 6 aa) cca cca caa)
E E c Co U o rn - c
� O O cyan o cc cca E� Eo ui m m � y: � m Q ¢ ca a a Q
c c
JN °� s o amci rn� o o °' co m c c a o ° 0
Q C Q3 a a ansm yy >,co a � '0 O c -
F' � > m v� Eco ai om c ai cm cam w � $ ° �
W w m ccaz o f ca (D m N co � an c � U my
� N > �° mo yrnc E � Em c - - r) cc°icmi
uj
Zo ca oo ° mac° oY mE coi O ° G °U � a I I
� N Co c y -5E cu E y 75s is c CO w m .a) o G°2 ac) UD
c - cm o' c °� Co c c ado m w o
W cn o a aa) ai R c � � o ro ° a) �° iso >
m rn ca ms m ca m -cisc - �? m
w cc a: ~ 'D w c°icoic a¢a. a~ O ca o � Q �> vm
N c m U o ° °o o f umi ->i m e c E c o •o m e a.
C0 m (a a. cn G m 7 Cl) c O O O Co in T m .0 O O
W cs coc m >." cL m mc_mi cca
Loaf rn
-- c a Z c ca
m U ca am c ` - m ta -- 'E ca v ° ca c
Z 0) ca c o ca ca o me 0 o mcn m - c
ns o m _ c v� o cca m E o m °' ca o
F- c° o E CD a) ca 0 ° oma E m vs N = 0 w >, � � � o v ° `v� m
O Q o0E o cca om > 0,.5 ca oa EE E wm n. c° � N ` cL ti
c� O t5 car CO CD c != -0 � o, w CD CD `m ca Elam o c ca _ O
yco ° � 3CO (D ca omE o �4 camCL v my 3 �m camcc mm c
N -0v m e c m Hca v E mca° m ° o m o `° ca a- (D a`ni a my
C m m y c o a o a� co �a �•N ao o m m m 5 ` E = o m
Z Lrnm c° c 'rncoi a> Ev- cpm cm cco a? c .— ° o mm '� ca 2• ca
o G o o ca G ��cc - c c > cw 'co 3 m - o m aica uJ E� 2 ° > o O1
� � 3 ° na IL c°icmi a� oo CD camm . corm c � o n.L3 Caacccna w ca S�
F' Rocca c � ca co� �0 01 o $ o Sao Ecco cc° o00 o� a� L ¢ 3 E N
C 0 rn oc � (D Eaam oy wy 'D >, E mea aOc mem s ¢ m
Z ca c r CO — m c o O N C ° o 0 (a 'in .� X E 0 3
Q aY aCO o � ' c aai cm`a °> > > E U `� c°'� c .Go '�� L cm ca
c Uw y >. c
w oo - - ° 3 o m o cav c � m - ns c c m � s ° m m U ;g
° - '- > m c cTE 3 E cca 'c aci E s o m m c•N m m is 2 ° sus m =
cL m 'ca m N'y o o E o ~ E m o :. c Co 5� -0 :� nm � �� s a
0 N U m U ca O m co— w U — N ~ O
.� L
T: >,'m0 N m c� m p r
IL UUr m = t� d v U ai ca 6o USN Q E _
X
N
CL
U
RS � (J •a
•
CO o
CLZ
I I
U U U U U
Zm LU LL
CL c N d d d d
QW oda o o � v � o � o � 0 0 0
J - c 'aoc c talc cot cmc talc c c c
O dLL
CD CS o `aEa) c13E0) CaEa) oEd o a) o
CV) E rN cow rno rnoE 0)0. Ew E0 � cn
O 0 W cam 0 ca ca °' c a) CO c a) ca c a) ca c a`> CO ca CO °' ca m
r- a_ oa a_ c > a c > c > a c > a a_
U a) -- c a) CD m o o ca o o m o o ca a) d (1) (1) (D
ca d 0 0 d 0 0 d 0 0 d 0 0 000 �
Z
Q p
W FW-
Z N W W a 0) 0) 0) m 0) 0) 0)
F- Q = � rn 0) 0) 0) 0) 0) rn rn rn
o a 3 _j 0 0 0` 0 0 0 0 0 0`
was a
W vca
I.- WC °
L a) _
V Z • Y 0 m m m a) a M o 0 m - a) - L = o WO
W U °� � asp c c c -m c > o E c is � is �' Y o o v
Q 0 is ca ca as ar o a) p O N L ai t y Q C 0 m c
dO C Ev0Es � � c0 > « c ai a cca32:1= ° � `� U 16orn
Z o d > c c o o n W C a) ° a) > j M °� v aa ¢
J o ° cn '> o co maso Yc >_ as � 3 •N co0) va) vc C
Q W C � C') E c •0 0 CO 8. ca
_ °CD v o 0)o 0 E O Y c y
Z LL O LE. vi j, U caa O j C 'L" 3 d Y > C ° a C �m C O a) m (C CO
W cC a) W = ° 0 Das- Sia o v -= c ca co oia EE _a'y
c a)
� tA D1 ocaca0i cca ° $0 >,� vi a) 0) 5 0c 0au� UZ iia o
N :_• N v y ca 3 y L ca v Q c a) o 0 0 >, a) m
Z O _rnc o vai« * 0 O c 0 3 cn 0 ` `� -° N ° o EL - o acn °
p04 > > 0 y0_ a) va)c U0o d c a) c o _ a > 0. c
Q Em a) as o o m o o Y 0 0 0) ^-' c y o �v o o U0
U a) a) 0 0 - ca 0 ' a) 3 cn U
0 cinmY E m 0 c E - :a cn ° „ E a) c - = o 0 0 `n c o
Z as o � ' 0 ° `� ° 0 ca o ° o a0 ca c c d '>= cn -0 m � o o rn0
CO cn 0 `) U o as a) ca
W � c �� c oCa`nim o � > vi >+ EOL o > 3in -0 o cLi � O � ca3 ° 3 � � a
Q W a) c a) c3 000 " o = a0c o 0 a) ci 3 °' > ov m cn --
W c .. vi c o > ti E o o � On � L � � 0 - L 0 0 3 0-0 c m 0 O a)
F. N 0 � � � a� o ia0 ca
c m - 0 t -0 mm a? o E a)- E c " ia o ca c _m j a om
QQ ocnE c c y = oc0 ' ) -ooY o 0 a) a) c-Eou mCJJ3yo 00 COa)W ON CO�oc` v = m c aY asW L � ° � �� s Y axi a) o, ° ai ca
0 0 c a) cn o
Z 0 0 3 0 . nU ca m =° asa 0 0)y v�OiaC rn a) 0 0 5 00 0 0 ca c,$
Y �
Uc 3 (0- -a OLmia oLL � 0 > 0) c CO a� o 0 cr 0 ° d > ° c x o c °) 0 U
-° Y aa) moo 0CL ca cc vaN � � n a) .WN-mo 0o me o
Q c vi --c 0 � c 0 -0 vas 0o a) ca come c �._ o of ca
O ca 3: c > > 000 -
a) U) X00) � 3 a) ca0 -0- a) co a) a
c� C'3 S '- o 000 Qian a -0 n -, c CZ a) 00o L00o U rn
0)c = ' 00 do IL3 E omo y 3 m cnc a) m0 Yca 0c o
to F_ S 0 0 0 o LL °' o 0 a) f° scam c 3 E2 a) N nc 0 E - a c
O a� rncc t ° o 'er 3 a) E a c�a o Y ° cL E oL E 3 m
N o o . o a) '0 a o 0 as c 0 ca c? 0 E " 0 a) 'c y o
a) rn 00 '- Z, � Lma•t cCaL cn � r o0 o Y `o o U0)mU oc 0 CO
O « > Eo aca c w > > � Lc � o � m� ca0Nc0a oo ° Ec oc
a) ca Y U a) cn �J 3 d d U L y . ca c y M CO C C O N
Z 0L0 a) cno � cac r3 cnm oo c o'er _ COo Emw 2-ca
yc d >,.a ° p m ° o � � w a°i � � m cn o m o 0 0 .0 oo � oLo 0 ° 3� C rn
CL ccaviUL Eco 300`o m m mEY � o °' >_ oy ca .+ � a) Macon 00c -
F.. m � cca) 0 cn - a) o ` oa) E - mc cY cacti—a ETo 0 a) 0cca I I
O 0 0) o 0 o-a) is CO= t c 0) c o > CD c « - o o CO c-0 ca 0 � � 3 ca c ca 0 a) ¢ m
Z cnt aoi m cn 0 Ca >,i
LL X X X
c
N
N K ge-
r # s E
s
p)
S
I^SO
CD
d m a
cc u
CL Z
I I
c' W LL
U m c .-
Z c c
m m
QW c -0c -0c , -0i: yLE v 2
C cc
d c0 CL
mc Cmc C m c C m c o o O c > >
C„) Cm CL CD CL cc 0'aE O'EaE d 0 > m d d
r c p c p C p L C_ p O y m O y O co
0 Q W C m cc C 75 co C m co C m f0 N D co m •m
T- V � CU (1) � > n 19 a) > d n= on a. n
O
X00 CL 00 CL 00a00 0Dccc0 0D 0D
Z
a: 0
w tW-
� Z y ZZ 0) 0) 0) 0 0) 0)
F- Q 22 rn rn rn rn rn rn rn
oa v _j 0 0 0 0 0 0 0
IL -id d m
WQ U _� a
Fes- W c 0
VZ •,• Lrnoo mLn -0 Ec ioai m O 00 0 'D (D ,n WO
W
_ o "00 Yc'� m_ �° yy = CO CD � CLy • mCD
m CM CD c
c o' 0�y O p O C v E5 o o c o a� my o m o rn
Z p c cN > j Zo 'r -` th � CD 0 aay ° m 0 > •o adQ
N O O C n N U t m O N n 0 U y 0 y y E N C N
QW c � a - cc o' p U m ° m c ° CD mm om m C�
f" a _O ° � mm moy _ m ° rn m ca m � U > En o ° c
Z c C '"' 7 y L O m •O N � O m •O •N •0 N m 'y U 7 (o O
W
cc `y' -• U co m m c cn c E o) m e 3 CO _�y
C 1n O of T C m c CO L co 7 0 co C 3 N m o f
c CV O) C co E coy O y C '-' y U d O iA N c ��
ZCOV cEc " USC � L y 0�o O Xmt a`> ;, as
O m m N m -D E m C cc d m — N 3 y y
v 3 m y m p rn3 O 0 m C m U(]
�f d 7 Y C 3 m L '0 CO N U O cc 7 C y C U CO p L
Z d T L° O c N 3 y co _ d E cn C co C �° p U CO
O 0 m m C of V _ y C m — ..
W W y oZ y n� � � c c E m 3 ov0 °
W
CL -D mL cY m e o m ° n o 3 -=c - m '� c
C fi m 0 N n O) 7 O O y N 0 U C _ m m
Cl) Cl) a° 3 oL E c 0w co `m o`a o 5 n°>�', `� c E in ° io O m m
G W c C � m O) 3 •y CL N V co C y c C U ° > Y 2 0 •'= CO 7 `p N
COcoE f° -• > co> Ec coo m c°'o caf°i m m > Umm 0
co o o m yv a ° 3 CO o "Ow o ioc EL ca = E
Z comm E � CO CO-cm me c m n° c v0 =� C ui c c
Q m y N i m E O C p +. N L y O m —0 N O y 3 •O mcq
> co m
�o m L O
m a) ° CO aa)i y 3 x 3 c o o m °? c Ea `o m o
CV E C O a Cn co ts ° N N C `0 m N N C d .0 d aoi Lm c CL
m ...E (07 U - .r p — 3 7 d C m y m O y -0 = N m •cC 0
O i y n m O U m U > y c U p •VC -
o mc7Eo c ca 0 � c°o ym y y mE o oc � c°iw me 00
04 ° mm � mmC mt � mE y m o m recon-_ Ym m
O C a;r te 7 ca m .V m 7 7 CD n L -0 ° o •ryp
Z ca�iEO `mm � w0'� � cyo� aoi >� o � � cca « 0 30 � � m � o �
o > pU c ns y cm3 C ,_ n0 o v ?`- c °'c orn CL ca
0 '� -- m o CL a, E° o Z co rn - �' m ° U U '� m > o v :�
— 10 m O m C co m 0 N C y C C L 7 C 2 m E C
F- CD
LmcE m0 COmc o i0 CO aci cocis 'c mco ( Yc 00o am I I
Co V C N O m co p L 0 — m m .O an d `o — n m m U N E > L 3 ¢ m
p 2. co coL � � me0 co � y c Lccio -0 yam co 'D
Z U y T Q C C m L .T. m E V C� CO O) m` N p y N U •i c C >,
Q C c fC E �' U O m C- C D O) c d m m io >� Cl)T 0 N T N U
C co E 3 c ° _ io S E co o S - C U (D cc rn
W L m p FL (d m m y C m - •O E d m U 'y C n N m
cU N d._ cC > L m p p m y U m 'X N N C L •d 0 H(D 75C
4) CDco O m y n y N Q y c C y m C L CO m ~ m `� d y E' n C c0 >
•^ U 0 y C m m y— p Q U n Cl a N
CO fo m N n c 7 C7 > m m n r. ... L nj E C N d
IL W E L U' m ui c0 U.0 W U 3 W 7 E cd U -a) ti. co
m ° L 0 -� p
O
p W X X X X
N
r Q m
= V
W y a
CL
' O
Q O C
Q m O
CL
CL c II
°
Wm c m W <L
Z C m m Cl m 2 C a a
m m m m
QQ v 2aE v 2 0 Urn0
JW
o > > ' o Cc � cCm ooc a. ai cai m C
CL
masa) a � coE 10 r- coE coE
CV)
2Q O m O w m � O m CL CO ma O CO Co
p O W a2 a� o m a) o'C N cn-m s=m c Z
V 0 � 0 � a0 0 � u E0 X00 CL0 ao
O
Z
Q
W O j O (mn [mn
7 7
W H c
Z � O C C O .2 .2 0 O O� O �
_ _ _
Z co m . C C
HQ di WW O a Eco a` oc oc ons oco
Z 2 rn as o m as o 0
c _ r - c -' a._ a._ 8L 16 c c ao c c
QJ V � W O o � '� oc as8 as8 as� m � asaas0
W0 ILQ L J a0mm Oso co co c > Eio c > Eco 0
4. c cU E5 o .. •oOm2 •00a) 0 m
C) 2O CL O a rn� 0) = a a s a m
Q R `° 0 U 0 U 0 coa)m co 0 coa)m co c
Z m C 'O 'O m m cn m'O m m m m L m Co cm m Co y�,
V W L - m d C C � co Z a) m to m Y U ui m > y p C U m m
Q 0 L _ n7 m m U m ` y •_ m:� `� 7 C U- 010 C U m d U
4. Q C C3Eacm � CL m ya cU � � cm GE � m O a � ouy) a mom
20 :3 m � •� -yoo c y�� amiQ � o m E �-o > CL aa <
JZ 2 >^- cdr � co �o mm c cm � ,r � •� > wmm m = c° � > c �
QN C � mm --�oom � ocn 2co� oU ac � ELco > Lmm � c �
Qy � m o a) m o ca � � o m ao 3 m o o O Cy m ani c .2 cul
W LL. coo a �ccor m e aE o '3 � m a c m o cco 0 0 g E E o 0)c.
Lo C1 vs ma co � 6:o 2 a) U c m cL m o o m c c=s m o m m
Z O = �o E co Ed m e `��° aci v o o m C : 3 o E m c cow X c
CX. mo m I I
O N 2 co c CO `m O -o coU C0 `O C_m U p O N 'o m(7 m cyo U) -O co U
Q m m'O y w •` o � m C U m `O -o co N a C E _ U D
E a) > ami ;_ of mm 'o � • oo myco comms
m m � � E y m > m 2 0 rn m LL
Z E mL o m y a U my a m c (amr m c o 3 o U)
W m m " in•m c c D .X o m � 0 CD v o % v •y. �"c "rami m m c
Q W m c c� o o m m • m y -o m m U o m c otL E m crus
R = 0 m �io � m o o c o m m a £ � o c 3 m '" N m
Q a'U 3 m w ¢CL rnm N0 CL y m m e U Y o m c o 0 o O E m
Cl) c° coaZ CL x m � t� me -moa 'oa°ssmm > ascm
N Sam ma) o coda) ma 'a 'D m m > Ern a) Qrn._ >
Q W E y0L o U o = -o m UM U m r. c m E
2 2 m o am ui 0 m N c 0 0 0 - m _ a) a)
o c aE o Co y � m
co - m ai m 3 m m �° -.r-o EL aL _ m m m E o
Z aE t co ion =_ oi _ m m rn2 O 0 co c - L0 io Co a`a) EL
O m co O E ' C U • Y O m m C co U L C L O A ca Q O m m O
'O a m o C m co (n > C u) O u) m d 'E m .O y O -p -a) U
}- mm3caoE 2@:_ 3xmm c . cco md0M o0c m
Q mmo-mmL > •V om oN 00 Co > c m > o
p o � c ._ a.= w U m o m o� ,r m m 0 - o
� (3' c •o _ co m co o c= io co e - co L m a a
Omc mem jam momm > > 20 m3U � _ Cl) 3 O
Lb F_ y Co - � � _ o �i m e m E w > m > c Co c r r m o m � c
CO> Co 3 CCL m O C .0 L (n 7 u) O _m L U m m >, O - y `- - m 'O
N a y 3 C N m �. m m > ns m L y Cl) O •a O)N 'p N
C 0m >1mEr� w y o � coE mas mcomo Eomcm3n Om
Z � __ m m U c) L > ay a aao c ao
N fo "". >,Q ` O` O` 'O O m C O C C 'o - 0 co N Co -- Co L o O 2)
2 7 co O y C O 7 O .0 > m'U to 2 N c o o O m U y > 7 "O N C g
IL C O co C (n U .0 C C ns O u) m r Ci > Q E C co7 > m m -p C min m >
m •— m m 0_ a O CL- U C C O m L 7 m •— L_ O I I
Z a) m E � mo cc a `m' cCl.o ui o io ULL v m E m,- E Qm
L ¢ mmco � � = LOa) L � � E °s > � m mco= Z � MEm� om
a) cOy C U 3 > O O y C
N O m (Lmn _T C(n y.� N 'U m a y y E T u) O co U m a) O CN
W U o io m m m Ups U m Q c uas - a) c') `o o m m e � � % 0
�ac `m Uc c m mcc m m -- Cc
E o o � co 0
a) FjU
a� H � E �mooio ~ ovi � c� � C cn ' E cny � � � > � amamco
p Cl) C as - as >� = o . a) � m a � - aUi COL -
L ri m cros � m a>ir > v o m U•c � •> r o m i m r aac o C4 c
` ..
IL t% tL as cn 3 -o.y D LL. q E 4L m� ° m (J `O 2._� y ,m m _. to.m y 3 'm
LL x r x x
co
o
N W
,z.
L 3 �
10 0
I,
m Ucc
cc
o Q
nx
0 <
a. z
I I
w }
LU LL
L) Co C C C C.L CL
z � o o o
Qw
o dLL ° E ccE ccE `ccE `ccE
CV) � � 0)o 0)o 00 0)o 0)o
p OW 'cap cm cm ca) cm
T V > 5 aa) A aa) A aa) 5 m te aa)
ao ao 0- In ao ft- r)
Z CD CD
�
y N c y
W z O p o' O .O o -0 O °
� *. ZZ zcd � cc � cc � c cu
c c c c
F- Q N 2 0.,_. .. ca c c - o c .2 - o c .2- ca c •0
J Y n o c o 2 8-'5 c o 2 8-'5 c o 2 8-Z c o 2 &Z c o
Od d J c)> E io c'> E ca c'> E io c'� E m c'`° E io
IL -j z d 'oom � : oom � : oom� . ooa) 0 .o 'oa)0 a)
w Q V 0)n:. ac 0)n:. nc on:. ac 0n= ac 0) na �
cc cc o - 00 m m0 O
CL
c) mc°) O om oc°) O CL cna v° O ca 0)i ca c
W O
() Z L ca >+a) N N Q 0) >% a) N C O L a) __ a) � N a) Vl v1 U
= c — — (a m �o CoL m o c � 5° � cus c = y a o m
g0 co cc 000 _
� m � ° aci ai m ° ` Eos c 'ocu co �m m rn > m a. ¢
J Cl) w o m E � >. c cya 3L `o m o n `Oa c cc c
Q c ° ° a) yr = cc c ° O
W vi L U a) a) a) a) c) n a) 0 C y
Z 'iOr m (Na w to m 0.a to !5 N 16 _� m U L r- A C L ° O ° O
iia � � _ c ° on
w LL �0 E - o c n° c� _y o= o � � _o)y
ZLA Q� N co fI) m i L O (z N N'tN E E SO 0 .0N O O )
o = cLn � � a°i 3c o -- UL c c NE 0
N n o my ° y o L �� ca o a) o m nc n — I I
'm « L O m > j N Co a) O y N 0 ai n '0 a) .0 00
co 0
m ca c >'O O (D v� >' c � 'm= `� (D (D c E
-Z � L - n0 c COL -D co aUi oc-o E O o= m
° ia o a) w E • E c
w o � CZ n mO � ° ° . � n3 0 � ym ° `a) °
w ca 0 >1 .j Z v >a) u , � L ca o o n� � a cu N m > y
W = mai o m N o c aa) cc (o m > o - a) mac- > nm
I— Cl) o � = a-ca n ° Co a) ° a) E :.y cL Z m CO > m
N c ° '> cad - L= mN E ° 3ccNm � a) a) o y
C CW C O > a) ca N co co C > ` a) C ,U U (A N O N 'D p a) U
G G V = CL O ° E c o m O c fa c 7 = o n C 7 n o
Z 00 ca y .2E mca U) C ac � �� U) a) c° � (D ° •
O -- cccc -0 ya Lo E2coa) Oc° o —cc o m ` � � 0 0a)
CIS
L 3 O C Q m O O C L y L L (D 3 O n N
Q L a) co (Ua L O .� U O v° c L p 0 0 0) V c U) C) co ° G ° O p p
> (Ca lL m rn w-1 ° 0 a m c°) �ca �_ a Op cc `p o G m V O � a) y 0 .
lf� f.. y CO L a) 2 U a) C N O N N `) O O CO O N O L ca C
p G a) a) O C-Cc 0 c C LC O ca .L C �. (C m a) > ""' m N n O c
V) cc cu n '° cc ` O 0 0) O N a)
N ` � -6 a) � o � cc � c ca) ° " Ea) cc a) c � >
Z LLL m .a-ca co0 a�? O) 7 y O y N m a•� a) cc y 0 d N
° U' a) (D m � ° E m = cmi ono m >,� o a)� o o rn
m 0 L N y N C cc C O i=- fa . O p) a) U"O U
O C C N N - .y a) n 0 O
'2 o O •C _L `° m•> C 3 -0 y U co COa s •C E d N `u o ,° i I
ca (D N .. O E m U a) O C n�. O C m 'y O n N 0 -
0 o Q CO
0 - _ 7 ,- m ca Z N L O, ca 0 " ° •U O o a) CL
U C N _- a) N N O O y •
Z 3 C m a7 0 O (a L C L C 3 L d O O O N LD y O y n
a O U a) rn ns �' O ° C cn n c N = •� a) (2
0 c — cca. ° v mc - -as 0U) �'CU c �cc 0 o� o m c cE a E-�
V L >m or
a) X '� O a) y p -V O ° U n E Z N o U y O> a)
a1 � � > E � > w c ; aUia� n a �w my ° o_ <a) 0 U'y c � Qa)
O a) m . L o
L !7 a) C a) 0 a) (A O` m C tD U C r cc y y
IL _ ca') E-too .- ivy _ a> caca 2 a) v � c (d - ci -o (Ii_ -�
U.
X a!
o W r X XV.I,
N '
X X Y.
N
�t
Q
F
I^SO
/� V fi F N
L
cc
to cl
U a
Q X X 0 ¢
cc 0
LL Z
W �. � o � o wu.
U m aa> aaL is w m n a a n
Z � pZ ;� � Z
J W c amici c amici M c c r amNi c c c c c c c
ro ro L o ro m L ro m ro m ro m ro m
CD d - 0)E CM CL � a, Ea CM CL cE o,E cE
CV) � � co cooN c_ o - co co co co
o O W c m a m 0 E c m `o .� c0 c a� c0 c0
U > 0) m m w o m 0)m a m y cc 0) cca 0) cc y
O d0 a02U 6- 02cn a d0 a0 a0
Z
.-• p m m
W > > o
c
�
Z .r Z W o CL aa)i .� amac
F- Q y = � 0 � c rn cm 0) a'0 A S2 rnro °
0J v ?� W a,0mo O O O rn� caa o `Ccn 0
Qa O J c = Eca c = mca 0) o
W Q L o, E a� o O c Oce U
O cn aci ca co 1cc6
VZ cn m •oca) cn
cnm >. >. m . - mcccn cnU
W O v o L m ca L .0 O L N m N m .0 — (n ' ca - n O O n- co cn >.
Q N U 0 m E is O cn � — 7 .c O O •� — ca an d .o
CL O Loo roy`� ca mLmErn N N0c m ZEA can > proE � rnm
20 O ccaam aEccar Z3Ec = > � = 3 'c'n -0 CL
Z my 0 L u0 mC7 E _ c o -I m >. cc o o' a ¢
E Z ro m m C •O '(n m C N c ca c ca m O c m
QN O L E m > mc aa? � cm ° ° c - >. m = c 3o m moo 0
LLJo ) � ._ m C9 Ur ca _rn o c '� ro - ro co 75 y o m o'v,
Z W b.-cc - `O C — ccZ 'CU C CLY�a) cn ll. r m •p E ~ OLS O O E a) •fa °
W �' EL �' o E o g 0 3 m o o >. ° � N C ~ o L a 'n'y cc rncn
� N = m m �,Eia m -0 �' � 0 m0 ,0
c cca ro o � � w 3 E � m' c � oC
Z N 0 a�'i c0 E cn cn m aci a° L c ^ E U 0ZZ E 'n °a° E co I I
= ai o m `00 cn m o d ° maces m >.o v c -v > mU � ° 3 E Z'� c UD
m cam ° U a° c c 0 -0 n . b 0 co ca > Y nov c m m ca (D
0 0 m o- d m m � o c • w 2
Z o� acicc � � � m c° " � mc •mo � ccEca 3y � � o � ° � � Eo
W o E ° ca o0 m '� o m ca � '� o m o .c - m c o �m c
W m � Ec 0mm > ° � � 0rn CD
c � mm � Lrn E >` XE cLn � ccE
LU a o c0i o U m � c � - •- �= ro n0 cnjj o m m c m o >
0 .> m0 om -•= m L3 = 2Lcn � mm oc ¢ cyo � � E ._ m ._
(n C cis ca �'— m O m NCl) a ° ro m '> cn N ro
Q Q m m cn m E c � o " c Cl)m _ c N E (D vi E a>i CD 0`ao n� o 0
W 0 � A cmc m Om � E 8030 (D —cn -om ca CD
c ca c cn ° is o ° Y m m ca E c cn ro
° �o m o caL o m E O c a 'c am o m vi m m o c . cn E ° Z
Z o a0i m � o_N � E � (D c m croi E ma0`ac0 c ° y U N c cn 'M
TY cn
ca ° CO N ca L O ca cn r N m m ca c
O ooLc vi � EEo - offer o mcn m rota O oc 0m �� roo
F- moEv cLo m m00c m .0 CL rn� m E fpOy (D co U a�
CO N Ca O U m - m E ca (D ca y •O
p - cn ro O E EU ° •c coin °C '0 -0 0 0 0 0 ro 0 a� 0 v ° a' L � c o
CV) s a) c Co E ro min o L O c cn C c cn 0. o o E > o " m m fO o �' CO a
to F- �' � fO � c rn o ` m CO:E 0)i m .0 c 0 L ,a) E cma `a =g � a>
p C C
cis -0 'co CIS r- CO - C,3 (n
� O 'T� •> 0 > 0 N m .= Y ` LU :V ` •E C
N C E Vn� `o ° a� 0 0 0 .0 0 = � c 0 CL m y `o L i m 2E � s o f cd m
cn 0 o c L `o = cin c c cn c � ca c 0 m cn cn m m m
p ao � o -ocnc > _ a) 0camom m roa) - 0 �c a U � vLc o3ai m
ro > 3 � - o
Z cn ca m _c ca c cm c '0cn � v m a>i cCZ c c = ami S N m y c io •� c ca 27 cc
m a�`:r N ca U N C o'Co C d N v, ° — 0 ca U aco
O d a - 0 n c y E 0 .9)
�C m
IL 0 o ro m cn � o m m u) o E u °o 0 0 = r a`ni � m ro y ° � ca cia E'm � cg
F. c> c E > N ¢ oro c o o CO a o c T 0r U c - c 5 0 0 n� 00 I I
rn o ._ m m 0 _ cn 'c — 0 m = m m cn •- -0 rn m a
p ° m m m c E � S ro0 . 0 a v � '--o0v ro 6 a) 'm cLnv c '� � � � COi �m ¢m
Z cm°a 3: CES c`a - iaLO 0 aLi o o m ? -COa ca E c c o c 0 m c m ¢ o cL
Q � CU ro D CD Z ` 0 me CL n— > c mm � � rn c y U «° E 00 ►— E
W s m - ¢ is 0 0 > Cj c c r -D:_c - 10 c cn cn -- ° ° o
+7 ro 'O N = r m L ca 'O > fa �'CIL m a >.(3 m = 3 •p a L C O r C U m m C m
V c ? me _ ro - a? ZmZ -- ro � m c cm � m ?� L 0 X00 -- ¢ o,E � 40
Ca ¢ omo c _com (D (D ¢ ca� •� oro cn m m ia >. E c �_ ca
•� N d m M E 0I= C �' c O y ° r c N y "O .V m Cl) � O 0 T '0 7 a C •ro
L = '0 ca 0 O m 0 m m m O L - m E c j 0 ro
IL caHU E oU o oU) - Y rn Yli rod P-E. .. .., ,YS ro m � m m .E � >ro
� x
N lw x
T Q �
m
� m
d m cc
cts
Q O Q
r
RS O
az
WI I
Vm m m LU LL
Z a) o
Q Wco
C09 d LL 0 E 0)co E
T C o C o
O O W c m � m
T- V > CC m CDm
O 6:o ao
Z
a: Q
W H
cm CD..• Z W c c
a: -i Y = uj a c
Oa v � J O O
IL -Jr IL m
V U
m
W a1 c
UZ i o v m CDwU
c t c rn w >
Q W O c m ca -.
pfd c
C y c cc `o m o m
20 O > � c 2cn
JN `pay r- o > y � m
= cc O _
zcr O � 3 o � mCC o �
ZLL *. .rm U -6 -E O
crifO a
W � •� — c •- m OI'W
CM as o m
O N 0 C m m c U D
O E ccCc 0
U
E O •a m c0 C
rL
W V "' t0 _ to N
C _
cc W0 m m 3 ° Cl
W a.0 C W a °
F., 7 -0 C ° d
N _
U m m C
W p':2 :5 N
m m CM CM•� u`�i
m (n
O •O Of c0 m
U U
2 —
C m O` m
RQ d 0 mCL L O
(' V_ cC m m y ip
a
Q ~ ; E L X C
cF- = o
N M
v
m ° ca . m
Cm
N c0 y aS O 02
Zi CL CL ca
Om 0 ccy m m `p
d U dy y y C
F. c m m a) >Cc I I
O yrn sooE) Qm
Z c°
T 0I y N C ` `
a � � °
o
W U C U m
m m
t m m w C m
F' 7 F' 7 c0
`O rm r' mam
ada ,a D.E�E