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HomeMy WebLinkAboutPM 2005-34 - Conditions of Approval - 5/1/2006 City of C�FIESl.,. \IZ Illl' PLANNING AND DEVELOPMENT DEPARTMENT 2600 Fresno Street • Third Floor Nick P. Yovino Fresno, California 93721-3604 Director (559) 621-8722 FAX (559) 498-1020 January 26, 2006 Please reply to: Paul Bernal -- (559) 621-8073 Harbou &Associates Civil Engineers Attention: Lorren Smith 375 Woodwroth Avenue, Suite 103 Clovis, California 93612 Dear Applicant: SUBJECT: NOTICE OF CONDITIONAL APPROVAL OF VESTING TENTATIVE PARCEL MAP NO. 2005-34 DATED NOVEMBER 15, 2005, PROPOSEING A10-LOT PARCEL MAP PLANNED DEVELOPMENT FOR CONDOMINIUM PURPOSES ,,,... FOR PROPERTY LOCATED ON THE NORTHWEST SIDE CORNER OF EAST HERNDON AND NORTH MAPLE AVENUES (APN: 404-081-32) The City of Fresno Planning Division has completed its review of the subject parcel map dated November 15, 2005. Pursuant to the Fresno Municipal Code (FMC) Section 12-1205, this letter is written to advise that the conditions of approval dated January 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 February 10, 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 February 10, 2006. EXPIRATION: The conditional approval of Vesting Tentative Parcel Map No. 2005-34 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. Oka" Harbour&Associates Vesting Tentative Parcel Map No. 2005-34 January 26, 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, NG DIVISION aul Bernal, Planner III Planning and Development Department Enclosures: Vesting Tentative Parcel Map No. 2005-34 dated November 15, 2005 Conditions of Approval dated January 13, 2006, including letters from the following Departments: Public Works dated November 30, 2005, Public Utilities dated November 22, 2005 and November 28, 2005, Fresno Metropolitan Flood Control District dated December 15, 2005, Fresno Irrigation District dated November 29, 2005 and Pacific Gas and Electric dated November 23, 2005 CITY OF FRESNO PLANNING AND DEVELOPMENT DEPARTMENT CONDITIONS OF APPROVAL JANUARY 3, 2006 VESTING TENTATIVE PARCEL MAP No. 2005-34 Northwest corner of East Herndon and North Maple Avenues NOTICE TO PROJECT APPLICANT All tentative maps are subject to the applicable provisions of the State Subdivision Map Act, Fresno Municipal Code (FMC), City policies, and City of Fresno Standard Specifications. The following specific conditions are applicable to this tentative map. In accordance with the provisions of Government Code 66020(d)(1), the imposition of fees, dedications, reservations or exactions for this project are subject to protest by the project applicant at the time of approval or conditional approval of the development or within 90 days after the date of the imposition of the fees, dedications, reservations or exactions imposed on the development project. Upon conditional approval of Tentative Parcel Map No. 2005-34 a Planned Development for Condominium Purposes,dated November 15,2005,the subdivider may prepare a Final Parcel Map in accordance with the approved tentative map. Note that a final parcel map may not be filed until the appeal period has expired. Should an appeal be filed pursuant to Section 12-1207 of the FMC, the application will be scheduled to be heard before the City of Fresno Planning Commission. The appellant may withdraw their appeal pursuant to Section 12-1207.2 of the FMC. Concurrent with the filing of a final map and when the provisions of Section 66436 of the Subdivision Map Act apply, the subdivider is responsible to send, by certified mail, a sketch of the proposed final map, together with a copy of SMA Section 66436(a)(3)(A), to any public entity or public utility which has previously acquired a right-of-way easement. LEGAL STATUS OF SITE TO BE SUBDIVIDED 1. The parcel map site was legally created. PLAN CONSISTENCY 2. The subject site is located within the jurisdiction of the Woodward Park Community Plan and the 2025 Fresno General Plan. The Woodward Park Community Plan and the 2025 Fresno General Plan designate the parcel map for development with commercial office planned land uses. The Zoning District Consistency Table of the Fresno Municipal Code identifies commercial office planned land uses as consistent with the C-P/UGM (Administrative and Professional Office District/Urban Growth Management) zone district. Conditions of Approval Vesting Tentative Parcel Map No. 2005-34 January 3, 2006 Page 2 ZONING 3. Comply with provision of the State of California Government Code Sections 66410-66499.58 (the Subdivision Map Act) and the City of Fresno Municipal Code Chapter 12, Article 10 (Subdivision of Real Property). 4. Proposed parcels A through I are consistent with the C-P zone district. MODIFICATIONS TO PROEPRTY DEVELOPMENT STANDARDS 5. Proposed parcels must be consistent with the C-P 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 "Condominium Project". All parcels must provide access to public street rights-of-way under a planned development for condominium purposes special permit. 6. Site Plan Review Application No. S-05-320, which was approved on November 4, 2005, authorized the construction of nine single story professional office"shell"buildings. Site Plan Review No. S-05-320 shall be revised to include the property lines as proposed pursuant to Vesting Tentative Parcel Map No.2005-34, dated November 15,2005 thereby authorizing the creation of the commercial planned development for condominium purposes. Contact the Planning and Development Department(559) 621-8277 for further information regarding the submittal of the revised site plan. 7. Submit draft copies of Covenants,Conditions and Restrictions/Owners Association documents (CC& R's)for review and approval. Final,executed and notarized document are to be located with the parcel map. CC & R's shall conform with the provisions of Section 12-1026 of the Fresno Municipal Code and address ingress, egress, sewer and water service maintenance and access, fire protection, solid waste service, storm drainage, parking and landscaping as follows: i. Cross Access for ingress/egress ii. Cross Drainage as indicated per Fresno Metropolitan Flood Control District iii. Covenant for Shared Parking iv. Covenant to maintain sewer, water and all other utilities V. Covenant for fire protection underground water supplies and Covenant to access buildings vi. Covenant to maintain all landscaping within the limits of this map vii. Covenant for shared solid waste facilities viii. Provide Covenant Agreement for access to land locked parcels ix. Provide Covenant Agreement for maintenance of fire suppression water system 8. The placement of a parcel line in close proximity to any existing and/or proposed structures requires that the structure be found in compliance with the fire resistive standards of the Uniformed Building Code, Chapter 5. In the event the structures do not comply they must be modified so as to meet the requirement. Conditions of Approval Vesting Tentative Parcel Map No. 2005-34 January 3, 2006 Page 3 9. The proposed structure(s) on the site may be affected due to the location of the proposed parcel lines. Compliance with the prevailing Uniform Building Code as it relates to exterior wall protection, allowable area, etc. (as applicable to new parcel line locations) must be demonstrated prior to final map submittal. Contact the Planning and Development Department, Building and Safety Services Division at (559) 621-8200. GENERAL CONDITIONS 10. All off-site and public improvements shall be constructed in accordance with the Public Works Department Standards, Specifications and Policies. Engineered construction plans and estimates for all or part of the required work shall be required prior to the issuance of Street Work Permits unless otherwise determined by the City Engineer. The cost for such plan preparation, review and construction inspection shall be at the subdivider's expense. 11. Any existing utilities,including but not limited to,street lights,traffic signals,fire hydrants,poles (power, telephone, cable, etc.), which must be relocated or removed in conjunction with the construction of these off-site improvement requirements,shall be the responsibility and at the expense of the subdivider. 12. All existing overhead utilities, including but not limited to, electrical systems, communication systems and street lighting systems shall be placed underground in accordance with the provisions of Section 12-1011, and Section 8-801 of the Fresno Municipal Code, Resolution No. 78-522/88-229, and the policies of the Public Works Department. 13. When 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. 14. Sidewalks (including wheelchair ramp landings)and driveway approaches,for undeveloped parcels of this parcel map,shall be required and constructed at the time of site development. 15. Whenever covenants or agreements are required, they shall be prepared by the city upon receipt of the fee in accordance with the adopted Master Fee Schedule. All covenants and agreements must be approved by the City Attorney's Office and shall be recorded with the final parcel map. 16. Telephone, cable, and other public utilities which propose above-ground facilities (such as cabinets) determined by the Planning and Development Director to be oversized shall be located in an additional easement area outside of the required landscape strip. 17. All work and engineered plans for public improvements shall conform to the 2002 Edition of the City of Fresno Standard Specifications and Drawings(City Council Resolution No.70-36 and Resolution Nos. 84-361) and any amendments thereto, hereinafter referred to as the Public Works Standards. Conditions of Approval Vesting Tentative Parcel Map No.2005-34 January 3, 2006 Page 4 18. The subdivider shall dedicate and construct public easements to facilitate the construction of curbs, gutters, sidewalks with street tree wells and irrigation systems (when applicable), permanent pavement, street/safety lighting, bus bays, right turn lanes, bike lanes, bike paths, multi-purpose trail,wheelchair ramps and public utilities in accordance with City plans, ordinances, resolutions and policies, and the Standard Specifications of the Public Works Department within the limits of the parcel map. 19. Existing improvements that are not to the planned alignment shall be removed and required improvements installed to the new street alignment and grade. Existing improvements to remain in place shall be repaired if determined to be damaged and/or off grade by the City Engineer. Existing driveway approaches not identified for current or future utilization shall be removed and sidewalk(when applicable),curb and gutter shall be installed to match existing or proposed street line and grade as determined by the City Engineer. 20. A minimum four foot wide clear path of travel is required along the public sidewalk on all frontages of the property as required by Title 24 of the California Administration Code as determined by the City Engineer. An on-site pedestrian easement and construction of a path may be required if Title 24 provisions cannot be met within the public rights-of-way. All such public easements shall be identified and dedicated with the processing and recordation of the Final Parcel Map and/or at the time of Special Permit review for the proposed development of the parcel(s). 21. All required signing and striping shall be done and paid for by the developer/owner. The signing and striping plans shall be done per the current CalTrans standards and shall be submitted as a part of the street construction plans for this tentative map to the Public Works Department for review and approval. 22. The subdivider may either construct the required off-site improvements,when required,prior to the approval of the final parcel map; or enter into an agreement with the City of Fresno providing for the construction of the required improvements and sufficient security prior to the approval of the final parcel map. SPECIFIC CONDITIONS FIRE SERVICE 23. The Fresno Fire Department requires that covenants for the following: L Covenant for fire protection, and water supply for all parcels inclusive of Vesting Tentative Parcel Map No. 2005-34. STREETS AND RIGHTS-OF-WAY North Maple Avenue (Collector Street): 24. Dedicate additional street right-of-ways,five-feet south of East Fir Avenue and two-feet north of East Herndon Avenue as needed to include the proposed sidewalk in the public rights-of- Conditions of Approval Vesting Tentative Parcel Map No. 2005-34 January 3, 2006 Page 5 way, within the limits of this map. The proposed sidewalk to be installed at the time of development. See Exhibit A. 25. Construct concrete curb and gutter, built to a 10-foot pattern in accordance with Public Works Standard P-5. 26. 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-8 for Collector Streets. East Herndon Avenue (Expressway): 27. Dedicate additional street rights-of-way,two-feet west of North Maple Avenue for a distance of 80-feet for proposed (bus bay) sidewalk purposes within the limits of this map. 28. Dedicate 26-feet,along the total frontage of East Herndon Avenue for public bike/pedestrian trail purposes within the limits of this map. 29. Construct concrete curb, gutter, built to a 10-foot pattern in accordance with Public Works Standard P-5. 30. Construct an 80-foot bus bay curb and gutter on the north side of East Herndon Avenue just west of North Maple Avenue, to Public Works Standard P-73, complete with a 10-foot monolithic sidewalk. 31. 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-10 for Expressways. East Fir Avenue (Local Street): 32. Construct concrete curb and gutter, built to a 10-foot pattern, in accordance with Public Works Standard P-5. 33. Comply with the Department of Public Works, Engineering Division memorandum dated November 30, 2005. Sanitary Sewer Service 34. On-site sanitary sewer facilities shall be private. 35. Separate sewer house branches are required for each lot. 36. Abandon all existing on-site private sanitary sewer systems. 37. The Project developer should contact Wastewater Management Division/Environmental Services at (559) 621-5100 regarding conditions of service for special users. Conditions of Approval Vesting Tentative Parcel Map No. 2005-34 January 3, 2006 Page 6 38. Retain existing public utility easement on North Jackson Avenue Alignment between East Fir and East Herndon Avenues, per Resolution No. 91-502. 39. Comply with the Department of Public Utilities memorandum dated November 28, 2006. Water Service 40. Separate services with meter boxes shall be provided to each parcel created. 41. Seal and abandon existing on-site well(s) in compliance with State of California Well Standards, Bulletin 74-90 or current revisions issued by California Department of Water Resource and City of Fresno Standards. 42. Two independent sources of water, meeting Federal and State Water Drinking Water Act Standards,are required to serve the development including and subsequent phases thereof. The two-source of 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. 43. All public water facilities shall be constructed in accordance with Public Works Department standards, specifications and policies. 44. Comply with the City of Fresno Water Division memorandum dated November 22, 2005. FLOOD CONTROL AND DRAINAGE 45. 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 December 15, 2005. FRESNO IRRIGATION DISTRICT (FID) 46. Comply with FID's memorandum dated November 29, 2005. PACIFIC GAS AND ELECTRIC COMPANY (PG&E) 47. Comply with PG&E's memorandum dated November 23, 2005. Conditions of Approval Vesting Tentative Parcel Map No. 2005-34 January 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: Hemdon 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/linealfoot 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 $01fiving unit Service Area: 101 m. Recharge Feev $0/living unit Service Area: 101 Conditions of Approval Vesting Tentative Parcel Map No. 2005-34 January 3, 2006 Page 8 n. 1994 Bond Debt Service* $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 Fee♦** $1120/living unit r. Police Facilities Impact Fee - Citywide*** $624/1iving unit s. Traffic Signal Charge* $414.69/living unit URBAN GROWTH MANAGEMENT FEE RATE t. Major Street Charge* $2436/adj. acre Service Area: E-1 u. Major Street Bridge Charge* $254/adj. acre Service Area: E-1 v. UGM Grade Separation Fee* N/A Service Area: w. UGM Trunk Sewer Charge* N/A Service Area: x. Street Acquisition/Construction Charge• N/A - Notes: * This amount if paid is creditable against the Park Facility Impact Fee. ** Fee applicable to all maps accepted for filing after August 30, 2005 If Due at time of subdivision. 4. Due at time of development. ♦ Due at occupancy. * Deferrable through Fee Deferral Covenant. KAMaster Ries-Parcel Maps\Parcel Maps 2005\TPM 2005-34 Northwest comer of N Maple&E Hemdon—PB\Conditions of Approval 1-03-08 TPM- 2005-34.doc City of PLANNING AND DEVELOPMENT DEPARTMENT DATE: January 12, 2006 TO: NICK P. YOVINO, Director Planning and Development Department THROUGH: GILBERT J. HARD, Planning Man711K Planning Division FROM: PAUL BERNAL, Planner- 1�, Planning Division TJ---1 SUBJECT: REQUIRED FINDINGS AND APPROVAL OF VESTING TENTATIVE PARCEL MAP NO. 2005-34, WHICH PROPOSES TO CREATE A 10 PARCEL PLANNED DEVELOPMENT FOR CONDOMINIUM PURPOSES FOR PROPERTY LOCATED ON THE NORTHWEST CORNER OF EAST HERNDON AND NORTH MAPLE AVENUES (APN: 404-081-32) BACKGROUND Vesting Tentative Parcel Map No. 2005-34 filed by Harbour and Associates, on behalf of Meridian Maple LLC., and accepted for processing on November 15, 2005, proposes to create a 10 parcel planned development for condominium proposes located on the northwest corner of East Herndon and North Maple Avenues. The approximately 8.14 acre subject site is zoned C-P/UGM (Administrative and Professional Office District/Urban Growth Management). The property is within the jurisdiction of the Woodward Park Community Plan and the 2025 Fresno General Plan. The Woodward Park Community Plan and the 2025 Fresno General Plan designate the subject site for office commercial planned land uses. Pursuant to Table 2 (Planned Land Use and Zone District Consistency Matrix) of the 2025 Fresno General Plan and applied within all community plans, the C-P zone district is consistent with the planned land use designation of office commercial. Site Plan Review Application No.S-05-320,which was approved by the Planning and Development Department Director on November 4, 2005, authorized the construction of nine single story professional office "shell' buildings. Prior to the approval of the site plan review application the property owner filed Vesting Tentative Parcel Map No.2005-34 requesting to subdivide the subject site into a 10 lot parcel map planned development for condominium purposes. Vesting Tentative Parcel Map No.2005-34 is proposing to create parcels that deviate from the property development standards of the C-P zone district. The parcels as proposed by the parcel map do not abut a public street or right-of-way. Pursuant to Section 12-407.5 of the Fresno Municipal Code (FMC) the Director may modify property development standards of the underlying zone district subject to the filing of a single unified project,which is covered entirely by a site plan review(S-05-320). Staff will require that the applicant revise Site Plan Review Application No. S-05-320 depicting the property lines as proposed pursuant to Vesting Tentative Parcel Map No.2005-34. These conditions,as well other responding agencies conditions have been incorporated into the Conditions of Approval dated January 3, 2006, for Vesting Tentative Parcel Map No. 2005-34. Vesting Tentative Parcel Map No. 2005-34 January 12, 2006 Page 2 REQUIRED FINDINGS The initial study prepared for Environmental Assessment No.TPM No.2005-34 considered potential environmental impacts associated with the parcel map. 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. 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 Woodward Park Community Plan and the 2025 Fresno General Plan.The Woodward Park Community Plan and the 2025 Fresno General Plan designate the site for office commercial planned land uses which is consistent with the C-P zone district as identified in Table 2 of the 2025 Fresno General Plan and applied within all community plans. 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 all conditions 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. 2005-34 January 12, 2006 Page 3 DIRECTOR DETERMINATION 1. Based upon the above analysis, the Planning and Development Director finds that Vesting Tentative Parcel Map No. 2005-34 dated November 15, 2005, is consistent with the applicable plans and policies of the City of Fresno. 2. The Planning and Development Director hereby grants approval of Vesting Tentative Parcel Map No. 2005-34 dated November 15, 2005, subject to the conditions of approval dated January 3, 2006, and to become effective on January_, 2006. -q6 ick P. Yovino, Director Date KAMaster Files-Parcel Maps\Parcel Maps 2005\TPM 2005-34 Northwest comer of N Maple&E Hemdon—P130rector Memorandum 1-03-06 TPM- 2005-34.doc CITY OF FRESivO - ENVIRONMENTAL ASSESSMEN't / INITIAL STUDY FINDING OF CONFORMITY/MEIR NO. 10130 Pursuant to Section 21157.1 of the California Public Resource Code FOR FILING: (California Environmental Quality Act) the project described below IV- determined to be within the scope of the Master Environmental Impact Repo '16JA j PM 4: 39 (MEIR) No. 10130 prepared for the 2025 Fresno General Plan Y CLERK, FRESNO Cl. 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: Meridian Properties Paul Bernal 5000 Executive Parkway, Suite #150 Planner III San Ramon, California 94585 January 12, 2006 Environmental Assessment Number: Project Location (including APN): Vesting Tentative Parcel Map No. 2005-34 Northwest corner of North Maple and East Herndon Avenues. 404-081-32 Project Description: Meridian Property Company has filed Vesting Tentative Parcel Map No. 2005-34. The applicant is proposing to subdivide approximately 8.14 acres of property into 10 parcels. The parcel map is proposing to create a planned development for condominium purposes. The commercial condominium parcel map would allow for the sale of the individual airspace to individual buyers and would require that all buyers of commercial airspace share in common ownership of all buildings, streets, open space, walls, etc., on the entire site. The subject site is located on the northwest corner of East Herndon and North Maple Avenues. The subject site is within the jurisdiction of the 2025 Fresno General Plan and the Woodward Park Community Plan. Pursuant to Table 2 (Planned Land Use and Zone District Consistency Matrix) and applied within all community plans, the planned land use of light industrial is consistent with the existing C-P/UGM (Administrative and Professional Office District/Urban Growth Management) zone district. The subject site is surrounded by apartments to the north and south while property to the east and west are developed with office commercial uses. Conformance to Master Environmental Impact Report(MEIR NO. 10130): The recently adopted 2025 Fresno General Plan and the Woodward Park Community Plan designate the subject site for office commercial planned land uses. The existing C-P/UGM zone district of the subject site conforms to the office commercial planned land use designation as indicated by the 2025 Fresno General Plan. The Planning and Development Department staff has prepared an initial study and environmental checklist and evaluated the proposed reorganization 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 proposed for development in the future with office commercial uses at intensity and scale that is permitted by the planned land use and zoning designation for the site. Thus, the parcel map will not facilitate an additional intensification of uses beyond that which already exists or would be allowed by the above-noted planned land use designation. Moreover, it is not expected that the future development will adversely impact existing city service systems or the traffic circulation system that serves the subject parcels. These infrastructure findings have been verified by the Public Works and Public Utilities Departments. It has been further determined that all applicable mitigation measures of MEIR No. 10130 have been applied to the project necessary to assure that the project will not cause significant adverse cumulative impacts, growth inducing impacts, and irreversible significant effects beyond those identified by MEIR No. 10130 as provided by CEQA Section 15178(a). Finding of Conformity Under MEIR I'VE. 10130 Environmental Assessment No. TPM No. 2005-34 January 11, 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 office commercial planned land use designation specified for the subject parcels. 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). ilbert J. Haro Date Planning Manager, C' f Fresno Attachments: Environmental Checklist/initial Study for Environmental Assessment No. TPM No. 2005-34 Mitigation Monitoring Checklist (MEIR No. 10130) for Environmental Assessment No. TPM No. 2005-34 ENV' 7NMENTAL ASSESSMENT(EA) CHS KLIST JTENTIAL ENVIRONMENTAL EFFE(..3 EA NO. TPM No. 2005-34 1_0 TOPOGRAPHIC,SOIL,GEOLOGIC 11.0 URBAN SERVICES CONSIDERATIONS 1 11.1 Availability of fire protection 1 1.1 Geologic hazards, unstable soil conditions 1 11.2 Lack of emergency vehicle access 1 1.2 Adverse change in topography or ground surface relief 1 11.3 Adequacy of design for crime prevention 1 1.3 Destruction of unique geologic or physical features 1 11.4 Overcrowding of school facilities 1 1.4 Increased water erosion 1 11.5 Availability of water mains of adequate size 1 11.6 Availability of sewer lines of adequate capacity 2_0 AIR QUILITY 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 660 HUMAN HEALTH 15.0 ENERGY 1 15.1 Use of substantial amounts of energy or fuel 7_0 NOISE 1 15.2 Substantial increase in demand upon existing 1 7.1 Increases in existing noise levels sources of energy 1 7.2 Exposure to high noise levels 1 15.3 Wasteful use of energy 8.0 LIGHT AND GLARE EXPLANATION OF RATINGS 1 8.1 Production of glare which will adversely affect "0" Insufficient Information residential areas 1 8.2 Exposure of residences to high levels of glare . Insufficient information is available to determine the potential environmental effects which may result from the 9.0 LAND USE proposed project in this category. 1 9.1 Incompatibility with adopted plans and policies "1" No significant Environmental Effect 1 9.2 Acceleration of growth rate The proposed project will not have an adverse 1 9.3 Induces unplanned growth 1 9.4 Adverse change in existing or planned area environmental effect in this category, or any such effect is characteristics not substantially unusual or of undesirable magnitude. This rating is also utilized in cases where the category is 10.0 TRANSPORTATION AND CIRCULATION not applicable to the particular project under consideration. 1 10.1 Generation of vehicle traffic sufficient to cause capacity ..2" Moderate Environmental Effect deficiencies on existing street system 1 10.2 Cumulative increase in traffic on a major street for which The proposed project will have an adverse environmental capacity deficiencies are projected effect in this category, which is of sufficient magnitude to 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 1 10.5 Insufficient or poorly located parking project changes and conditions. 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. Y' LL \ \ tC\ \ r R& \/ 0 Q a s `' .�;• ,ror:.. O N r p N cc ca aid a) » CL n ca 0 �. m Z QI I W } W W V ° c c ° c c m c c ZD0 (D pc '� m pc � m m O m OCL ca0. m O c E c C E r G Q > Q C m > cts a. 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U W N'y � d c O m '> f I Co 4)t cc C C N Q CO O co L OO Z >,� y N C Q � O m _ O W U U •9 o s rm owC2 d 7 co m c co 5 fc Q N O O ,: m a.o a zcc 6EccE ��' .`�,\:`\�`��•`��``\\`�\`�\\:�\1:•��►��@��c►or�•���Oyu Ilia am It illg�iiiil►:■�■���������� �'■'f•fffff■■ffff■■' i :•-0w...rrrr-�-'%�j•ru/1 Itrrer.r�'•—■rrrrrrrwr■-�• i\ I :a•:;-All l■111■■111■■10■Rim ,au:ionc�ruun�uic;• law � � ■I■rbrrii4❖.drrrrrp.,.,.,�rrr�� �.. • is r is s= i.- ��:.:.:.: ■I• L __ — • \ _ r/ /• _ an • ����. ��f■Ilfff■■■■ffffff■■?ff�'j rl, �;�� �MONOMERi > R\ I !►1•7i.u�7��irrr■rrr.r•�l "�li.�_ �_ii���rr.�..rr�:■ II r /��I■ r --� ■ lei _ -��i/\■ ��� �►�w .w.. .rr.+•` p Y Y E"� City of JAN 0 6 2006 CITY OF FRESNO DATE: November 30, 2005 PLANNING & DEVELOPMENT DEPT TO: Paul Bernal, Planner III Development Department, Planning Division, Current Planning THROUGH: Louise Monroe, Traffic Planning Supervisor Public Works Department, Engineering Division FROM: Gregory A. Jenness, Senior Engineering Technician Public Works Department, Engineering Division SUBJECT: Tentative Parcel Map 2005-34, Northwest corner of North Maple Avenue and East Herndon 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, rp for to acceptance and approval of the final subdivision map by Council. General Conditions • All survey monuments within the area of construction shall be preserved or reset by a person licensed to practice Land Surveying in the State of California. • Repair or replace all existing damaged and/or off-grade offsite concrete improvements in accordance with the Standard Specifications and Standard Drawings of the City of Fresno, Public Works Department. • Submittal of engineered construction plans to the Planning and Development Department for approval must be made prior to the final map. All required signing and striping shall be installed and paid for by the developer/owner. The signing and striping plans shall comply with the current Caltrans standards and be submitted as a part of the street improvement plans. • Additional offsite improvements will be required at the time of future site plan review. • Curb ramps are required at all corners within the limits of this parcel map. • Underground all existing offsite overhead utilities with the limits of this map in accordance with Fresno Municipal Code Section 12-1011, 8-801 and Resolution No. 78-522/88-229. (Under 10 Acres) • Provide a trip trace to North Willow Avenue, the owner/developer shall provide the City of Fresno's Traffic Planning Section with a 24 hour volume count report prior to recordation of this map. The report shall show the actual "raw" count taken on a Tuesday, Wednesday or Thursday. Holidays are to be excluded. (Counts cannot be taken during any given week containing a federal holiday.) Contact Gregory A. Jenness of Public Works, Traffic Planning, at (559) 621-8812, for additional information. - 1 — LATraffic Planning Section\Parcel Maps\TentPM200534 Maple&Herndon.doc Maior Streets: North Maple Avenue: Collector 1. Dedicate additional street right of way, 5' south of East Fir Avenue and 2' north of East Herndon Avenue as needed to include the proposed sidewalk in the public right of way, within the limits of this map. The proposed sidewalk to be installed at the time of development. See Exhibit "A". 2. Construct concrete curb and gutter, built to a 10' pattern, in accordance with Public Works Standard P-5. 3. 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-8 for Collector Streets. East Herndon Avenue: Expressway 1. Dedicate additional Street right of way, 2' west of North Maple Avenue for a distance of 80' for proposed (bus bay) sidewalk purposes within the limits of this map. 2. Dedicate 26', along the total frontage of East Herndon Avenue, for public bike/pedestrian trail purposes within the limits of this map. 3. Construct concrete curb and gutter, built to a 10' pattern, in accordance with Public Works Standard P-5. 4. Construct an 80' bus bay curb and gutter on the north side of East Herndon Avenue just west of North Maple Avenue, to Public Works Standard P-73, complete with a 10' monolithic sidewalk. 5. 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-10 for Expressways. East Fir Avenue: Local 1. Construct concrete curb and gutter, built to a 10' pattern, in accordance with Public Works Standard P-5. UGM: This Parcel Map is within U.G.M. Major Street Zone E-1. - 2 — LATraffic Planning Section\Parcel Maps\TentPM200534 Maple&Herndon.doc EHIS1T ` Ju —mir - wu,m. TOGEOHER WITH THAT P PARTICULARLY DESCRIBE BEGINNING AT A POINT POINT BEING NORTH 00 THE SOUTHWEST QUART! QUARTER OF E SOUTI DESCRIBED INTMTHE DEEI r, INSTRUMENT NO. 86-9E THENCE ALONG A CURV 0 THENCE SOUTH O0`02'5 1 UNE OF THE SOUTH HA UNE WHICH IS � e • DISTANCE OF 18.39.39 FEI FEI nw TOGETHER WTTH THAT P RANGE 20 EAST. MOUN 130.95 COMMENCING AT THE S uit THENCE NORTHERLY ALJ uta so THE TRUE POINT OF h OR LESS TO A POINT T QUARTER OF THE SOUT �iCONCAVE TO THE SOUT �-;f SOUTH UNE OF SAID N i THE POINT OF BEGINNII TOGETHER WTTH THAT F --.--� VACATED BY ORDER OF II SHOWN AS WOULD PAS PARCEL E EXCEPTING THEREFROM 12 SOUTH. RANGE 20 _ _...!! i .57 ACRES )) t SOUTHWEST QUARTER C �__ BEGINNING AT THE NOF 9'12' t \>• SOUTHERLY ALONG THE OF THE SOUTH LINE 0 THENCE SOUTH 4458" ��� OF THE NORTH HALF C ... ......._ THE NORTHWEST WITH EAST.A DISTANCE OF OF INTERSECTION WITH F SOUTHWEST QUARTER f SOUTHERLY ALONG SAII -- - r......,._ H• ``� ALSO EXCEPTING THERI OFFICIAL RECORDS. OF .. _---- ALSO EXCEPTING THER j-j271501 OF FRESNO COUNTY.A GH YWII +^1�'-----I---'---W PARCEL N0. 2 N - w'mow mwA71m OL twa awyExr REcowm 1-23-91ALL THAT PORTION OF uol:191QOW4T avt •H COMMENCING AT THE J THE WEST LINE OF SA ei I ALONG SAID WEST LINT WEST;FEET TO A POINT ON THEN --, ----------- -� -n-- I'----�-x�=_�__ APN: 4W-081-32 'IL]III J N ✓. Z. " N PARCEL D .45 ACRES _ �1 j • • t I J ., P • 20' 0' aow — 1 *IV m A C 1 AI IM. 41'-Cn' City of � � JAM 0 G 2005 DEPARTMENT OF PUBLIC UTILITIES CITY OF FRESNO PLANNING & DEVELOPMENT DEPT Date: November 28, 2005 PLR��nn � ' To: PAUL BERNAL,Planner III Planning and Development Department From: DOUG RECKER, Supervising Engineering Technician Department of Public Utilities, Planning and Engineering Subject: SANITARY SEWER AND WATER REQUIREMENTS FOR PM-2005-34 General Tentative Parcel Map No. 2005-34 proposes a 10-lot planned development for condominium purposes parcel map for approximately 8.16 acres of property located on the northwest corner of North maple and West Herndon Avenues. Environmental Recommendations A NEGATIVE DECLARATION MAY BE ISSUED:The project may have adverse impacts but impacts can be mitigated without further study or are not serious enough to warrant an Environment Impact Report. Sanitary Sewer Requirements The nearest sanitary sewer mains to serve the proposed project is a 21-inch main in North Jackson Avenue Alignment. Sanitary sewer facilities will be available to provide service to the site subject to the following requirements: 1. On-site sanitary sewer facilities shall be private. 2. Separate sewer house branches are required for each lot. 3. Abandon all existing on-site private sanitary sewer systems. 4. The project developer should contact Wastewater Management Division/Environmental Services (559) 621-5100 regarding conditions of service for special users. 5. Retain existing public utility easement on the North Jackson Avenue Alignment between East Fir Avenue and East Herndon Avenue, per Resolution No. 91-502. Sanitary Sewer Fees The following Sewer Connection Charges are due and shall be paid for the Project: 1. Sewer Lateral Charge 2. Oversize Sewer Charge 3. Trunk Sewer Charge; Herndon 4. Wastewater Facilities Charge(Non-Residential) Water Requirements Comply with Water Division's letter of requirements dated November 22,2005. City of DEPARTMENT OF PUBLIC UTILITIES Date: November 28, 2005 To: PAUL BERNAL,Planner III Planning and Development Department From: DOUG HECKER, Supervising Engineering Technician Department of Public Utilities, Planning and Engineering Subject: SANITARY SEWER AND WATER REQUIREMENTS FOR PM-2005-34 General Tentative Parcel Map No. 2005-34 proposes a 10-lot planned development for condominium purposes parcel map for approximately 8.16 acres of property located on the northwest corner of North maple and West Herndon Avenues. Environmental Recommendations A NEGATIVE DECLARATION MAY BE ISSUED: The project may have adverse impacts but impacts can be mitigated without further study or are not serious enough to warrant an Environment Impact Report. Sanitary Sewer Requirements The nearest sanitary sewer mains to serve the proposed project is a 21-inch main in North Jackson Avenue Alignment. Sanitary sewer facilities will be available to provide service to the site subject to the following requirements: 1. On-site sanitary sewer facilities shall be private. 2. Separate sewer house branches are required for each lot. 3. Abandon all existing on-site private sanitary sewer systems. 4. The project developer should contact Wastewater Management Division/Environmental Services (559)621-5100 regarding conditions of service for special users. 5. Retain existing public utility easement on the North Jackson Avenue Alignment between East Fir Avenue and East Herndon Avenue, per Resolution No. 91-502. Sanitary Sewer Fees The following Sewer Connection Charges are due and shall be paid for the Project: 1. Sewer Lateral Charge 2. Oversize Sewer Charge 3. Trunk Sewer Charge: Herndon 4. Wastewater Facilities Charge (Non-Residential) Water Requirements Comply with Water Division's letter of requirements dated November 22, 2005. City of DEPARTMENT OF PUBLIC UTILITIES Date: December 01, 2005 To: PAUL BERNAL, Planner III Planning and Development Department , Current Planning From: ROBERT DIAZ, Senior Engineering Technician Public Utilities Department, Planning and Engineering Division Subject: PM-2005-34 is a 10-lot planned development for condominium purposes parcel map for approximately 8.16 acres of property located on the northwest corner of North Maple and West Herndon Avenues. Requirements Sanitary sewer facilities are available to provide service to the site subject to the following requirements: The project developer should contact Wastewater Management Division/Environmental Services (559) 621-5100 regarding conditions of service for special users. Comply with Department of Public Utility requirements in memo dated 11/23/2005 City of DEPARTMENT OF PUBLIC UTILITIES Date: December 01, 2005 To: PAUL BERNAL, Planner III Planning and Development Department , Current Planning From: ROBERT DIAZ, Senior Engineering Technician Public Utilities Department, Planning and Engineering Division Subject: PM-2005-34 is a 10-lot planned development for condominium purposes parcel map for approximately 8.16 acres of property located on the northwest corner of North Maple and West Herndon Avenues. Requirements Comply with Department of Public Utility requirements in memo dated 11/22/2005 Comments No requirements File No.210.411 FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS PUBLIC AGENCY DEVELOPER Eq Mr. Gil Haro, Planning Manager MERIDIAN MAPLE, LLC Planning & Development Department 5000 EXECUTIVE PARKWAY, SUITE 160 City of Fresno SAN RAMON, CA 94583 2600 Fresno Street - Fresno, CA 93721 MAP NO. 2005-034 PRELIMINARY FEE(S) (See below) DRAINAGE AREA(S) CM - DRAINAGE AREA it CM it $0.00 DATE DRAINAGE AREA - it - TOTAL FEE $0.00 The proposed development will generate storm runoff which produces potentially significant environmental impacts and which must be properly discharged and mitigated pursuant to the California Environmental Quality Act and the National Environmental Policy Act. The District O in cooperation with the City and County has developed and adopted the Storm Drainage and Flood Control Master Plan. Compliance with and implementation of this Master Plan by this development project will satisfy the drainage related CEQA/NEPA impact of the project mitigation requirements. The proposed development shall pay drainage fees pursuant to the Drainage Fee Ordinance prior to approval of the final map at the rates in effect at the time of such approval. The fee indicated O above is based on the tentative map. Contact the FMFCD project engineer prior to approval of the final map for the fee. O Considerations which may affect the fee obligation(s) or the timing or form of fee payment: a) Fees related to undeveloped or phased portions of the project may be deferrable. O b) Fees may be calculated based on the actual percentage of runoff if different than that w typical for the zone district under which the development is being undertaken and if permanent provisions are made to assure that the site remains in that configuration. c) Master Plan storm drainage facilities may be constructed, or required to be constructed in lieu of paying fees. d) The actual cost incurred in constructing Master Plan drainage system facilities is credited against the drainage fee obligation. 2005-034 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 -AL4 C. The grading and drainage patterns shown on the site plan conform to the adopted Storm Drainage and Flood Control Master Plan. 2. The proposed development shall construct and/or dedicate Storm Drainage and Flood Control Master Plan facilities located within the development or necessitated by any off-site improvements required by the approving agency: Developer shall construct facilities as shown on Exhibit No. 1 as "Master Plan Facilities to be constructed by Developer". X None required. 3. The following final improvement plans shall be submitted to the District for review prior to final development approval: X Grading Plan Storm Drain Plan Final Map Street Plan Water& Sewer Plan Other 4. Availability of drainage facilities: X a. Permanent drainage service is available provided the developer can verify to the satisfaction of the City of Fresno that runoff can be safely conveyed to the Master Plan inlet(s). b. The construction of facilities required by Paragraph No. 2 hereof will provide permanent drainage service. C. Permanent drainage service will not be available. The District recommends temporary facilities until permanent service is available. Temporary service is available through d. See Exhibit No. 2. 5. The proposed development: Appears to be located within a 100 year flood prone area as designated on the latest Flood Insurance Rate Maps available to the District,necessating appropriate floodplain management action. (See attached Floodplain Policy.) 2005-034 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 X Appears to be located within a 500 year flood prone area as designated on the latest Flood Insurance Rate Maps available to the District. Eq Does not appear to be located within a flood prone area. 6. The Federal Clean Water Act and the State General Permits for Storm Water Discharges Associated with Construction and Industrial Activities (State General Permits)require developers of construction projects disturbing one or more acres, and discharges associated with industrial activity not otherwise exempt from National Pollutant Discharge Elimination System (NPDES) permitting, to implement controls to reduce pollutants, prohibit the discharge of waters other than storm water to the municipal storm drain system, and meet water quality standards. These requirements apply both to pollutants generated during construction, and to those which may be generated by operations at the development after construction. a. Z State General Permit for Storm Water Discharges Associated with Construction O Activities, approved August 1999, (modified December 2002.) A State General Construction Permit is required for all clearing, grading, and disturbances to the ground that result in soil disturbance of at least one acre (or less than one acre if part of a larger common plan of development or sale). Permittees are required to: submit a Notice of Intent to be covered and must pay a permit fee to the State Water Resources Control Board (State Board), develop and implement a storm water pollution prevention plan, O eliminate non-storm water discharges, conduct routine site inspections,train employees o in permit compliance, and complete an annual certification of compliance. 1 0 b. State General Permit for Storm Water Discharges Associated with Industrial Activities, April, 1997 (available at the District Office.) A State General Industrial Permit is required for specific types of industries described in the NPDES regulations or by Standard Industrial Classification(SIC)code. The following categories of industries are generally required to secure an industrial permit: manufacturing; trucking; recycling; and waste and hazardous waste management. Specific exemptions exist for manufacturing activities which occur entirely indoors. Permittees are required to: submit a Notice of Intent to be covered and must pay a permit fee to the State Water Resources Control Board, develop and implement a storm water pollution prevention plan, eliminate non- storm water discharges, conduct routine site inspections,train employees in permit compliance, sample storm water runoff and test it for pollutant indicators, and annually submit a report to the State Board. 2005-034 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS Page 4 of 4 C. The proposed development is encouraged to select and implement storm water quality controls recommended in the Fresno-Clovis Storm Water Quality Management Construction and Post-Construction Guidelines (available at the District Office)to meet the requirements of the State General Permits,eliminate the potential for non-storm water to enter the municipal storm drain system, and where possible minimize contact with materials which may contaminate storm water runoff. 7. A requirement of the District may be appealed by filing a written notice of appeal with the Secretary of the District within ten days of the date of this Notice of Requirements. 8. The District reserves the right to modify, reduce or add to these requirements, or revise fees, as necessary to accommodate changes made in the proposed development by the developer or requirements made by other agencies. 9. X See Exhibit No. 2 for additional comments,recommendations and requirements. 4�al� 9�"— 44:e . . Gerald E. Lakeman,tl Project Enginee . Joshua S. L. Mehr District Engineer C: HARBOUR AND ASSOCIATES 375 WOODWORTH AVE., SUITE 103 CLOVIS, CA 93612 2005-034 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document CITE: YFUS D WING IS SCHEMATIC, ISTES ARE APPROXIMATE. I ,� I I I II I I - - FIR AVE. I w - - - - - - - 1 - � � I > I ¢ Iw I 4Y I 42• 'CM' HERNDON AVE. IF I I I I LEGEND 0--- — Existing Master Plan Facilities Direction Of Drainage — — — — Inlet Boundary Drainage Area Boundary SCALE 1"=200' SPR 2005-320 TPM 2005-034 as EXHIBIT N0. 1 DRAINAGE AREA: "CM" Iff FRESNO METROPOLITAN FLOOD CONTROL DISTRICT DRAM BY: mm DALE: 6W ICWAorad�UN/G310E%fBB171GiY6PRi2005.320.Er9 REVISED BY: — DATE — OTHER REQUIREMENTS EXHIBIT NO. 2 The following requirements shall apply to individual parcels as they develop: 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 2005-034 engr\permit\exhibit2\city-tpm\2005\2005-0346sm) Pacific Gas and & Electric Company® Corporate Real Estate 650"0"Street, Bag 23 South Valley Land Services Fresno, CA 93760.0001 November 23, 2005 Development Department Engineering Services Division 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. 2005-34 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. Sin rely yle Patten Land.Agent F /f .",r - ?�� _ ..-r r• �" OFFICES OF .'''""'-^- s. ,,,_._:- _ r.• ' PHONE(559)233-7161 FAX(559)233-8227 . '. 2907 SOUTH MAPLE AVENUE FRESNO,CALIFORNIA 93725-2218 Your Most Valuable Resource-Water f November 29, 2005 l EM E T YIE D DEC 0 z 2005 Mr. Paul Bernal Planning Division City of Fresno Development Department Planning and Development Dept. r, �rt''SC) 2600 Fresno Street, 3`d Floor Fresno, CA 93721-3604 RE: VTPM No. 2005-34—FID's Teague No. 119 Canal Dear Mr. Bernal: FID's comments and requests are as follows: 1. FID's Teague No. 119 pipeline traverses the subject property in an exclusive easement recorded on January 23, 1991, as Document No. 91008674, 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. FID requires the applicant enter into an Encroachment Agreement with FID for all permanent improvements constructed within FID's easement. 4. FID is currently working with the applicant's engineer on the relocation, replacement and/or modifications of FID's existing pipeline. 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 biohnsongfresnoirriggation.com. Sincerely, Bret Johnson Engineering Technician I cc: Mike Dennison, Harbour & Associates Agencies\City\PM2005-34 BOARD OF President JACOB ANDRESEN, Vice-President JEFFERY G. BOSWELL DIRECTORS JEFF NEELY,EDDIE NIEDERFRANK,STEVEN G.BALLS, General Manager GARY SERRATO z m z = o m z X z z ci 0 o o z z m Cl) D z m m 0 HAYSTON 1 CKSON 1 Teague No-119 1 _ - - � 7T . * II 1 1 1 1 i Ell 1 ill I9 - - Oil1 , 1 , I MAPLE 1 0 o y, o w = m m ;0 m 2 Go z O -ng o �A O W Q w+Z i Street Name Review TPM-2005-34 11-16-05 Street Name Status Required Change East Fir Avenue Good East Herndon Avenue Good North Jackson Avenue Good North Maple Avenue Good STATE OF CALIFORNIA—BUSINESS,TRANSPORTATION AND HOUSING AGENCY ARNOLD SCHWARZENEC;GER,Governor DEPARTMENT OF TRANSPOKiLATION 1352 WEST OLIVE AVENUE P.O.BOX 12616 FRESNO,CA 93778-2616 PHONE (559)445-6666 Flewyourpower! FAX (559)488-4088 Be energy efficient! TTY (559)488-4066 7— L2, V, J November 30, 2005 DEC 0 2 2005 213 1-IGR/CEQA 6-FRE-41-31.6+/- (S-04-459) VTPM 2005-34 Mr. Paul Bernal City of Fresno Development Department 2600 Fresno Street, Third Floor Fresno, CA 93721-3604 Dear Mr. Bernal: We have reviewed the vesting tentative tract map for the property located on the northwest comer of East Herndon and North Maple Avenues. Caltrans previously reviewed this project and A.' Traffic Impact Study(TIS)prepared for the development. Our comments, reiterated below, are still valid. The TIS indicates that 4 trips from this sitewould impact the State Route(SR)41 interchange at Herndon Avenue and another 3 project trips would impact the SR 168 interchange at Herndon � n Avenue. Caltrans concurs with the trip generation and trip distribu_1�j­as presented in the TIS. Caltrans design of the SR 41/Herndon Avenue interchange is no longer capable of meeting the demand due to the traffic generated by the extensive land use changes approved by the City of Fresno. Caltrans has identified a need for operational improvements and has an approved project to add an auxiliary lane to improve operations. This project is anticipated to have completed the environmental phase in 2005, the design phase by July 2006 and to be advertised for construction in February 2007, subject to funding availability. This development project should be responsible for its fair share for future improvements to the SR 41 interchange at Herndon Avenue. Mitigation estimates from previous traffic studies prepared for other developments in the area have computed rates per impact for various demand movements as follows: Northbound off-ramp to Herndon = $998/trip Project-Specific Mitigation: Northbound off-ramp to Herndon= (4 trips)($1,000/tn*p) $3,992 This development's fair share to:mitigate.for,cumulatively significant impacts,to the State Highway System is $3,992. This mitigation is based on the TIS prepared by the project applicant's traffic consultant as part of the City's environmental evaluation for this development. The TIS indicates impacts to our facilities, and therefore provides the nexus,per CEQA, supporting our request for mitigation. "Caltrans improves mobility across California Mr. Paul Bernal November 30, 2005 Page 2 We are not requesting mitigation for the project's impacts to the SR 168/Hemdon Avenue interchange at this time. The City should be aware, however, that continued development has the potential to create cumulatively significant impacts to the State Highway System and that these impacts will reduce the design life of the facility. 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 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 any staff reports. 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, 012,12O MOSES STITES Office of Transportation Planning District 6 C: Ms. Barbara Goodwin, Council of Fresno County Governments "Caltrans improves mobility across California" DEVELOPMENT DEPARnIUNT City of Building&SAfety swvtm Dtridon I�J: 2600 FP E,SNO STREET r r �►� FRESNO CA 93M-3606 E.NVIRONXIE`TAL ASSESSNIE NM APPLICATION 1. APPLICANIT'S NAME: Meridian Maple LLC 2. REPRESE,'rl'ATIVE. Harbour&Associates ADDRESS: 5000 Executive Parkway,S ' ADDRESS: 375 Woodworth Avenue#103 CITY &: ZM San Ra n, 4 CITY &" '' ovi�93612 'I'Et.F.PHONE:925-30 2 34�NE. 559-325-7676 SIGNATURE: � SIGNATM Applicant's reprecenta' if an Only will be scat copy of completed environmental finding. M If box is checked,the apptic nt will also be sent copy. DESCRIPTION OF PROPOSED PROJECT: 3a. Narrative De-sc:ription (Describe outstanding characteristics, including architectural characteristics, type of construction., number of stories,activities resulting from the proposed project.and other major features:), The proposed project consists of a ten parcel parcel map for commercial use. 3b. area of P=. cl: 8.145 Acreslor Squ= Feet 354,796 3c. Location of proposed project: Northwest (comer) Mi K)030 Maple&Herndon Between and Street Address: 7046 N. Maple Ave. 3d. Existing Zonc(s) C-P 3e. Azessors Pard ?,o. 404-081-32 3f, Related Entitlement Process{int irate by 181 } ® Rezoning. Proposed Zonets) Tentative Tract Niap; if known,TT Map No. ❑ Site Plan Review Conditional Use Permit 9 Parcel Map ® other: Identify: 4, If 2:.SIDENTUAL USE is proposed,number of dwelling units: NIA 5. If tion-RESIDENTIAL USE is propoiA, identify: For Parcel Map only. 5a. tion-residential Floor area: 5b. Estimated total number of employees: 5c. To::al Nurntcr of off-street parking spaces provided: Application No-PM rDate received: n Reccived by- Tit. ZQu��t. Ca_sbier Memo No.: 05-- r '- Date: rx ENVIRONMENTAL ASSESSMENT APPLICATION - PACE 2 6. If this project involves Site Plan Review and/or rezoning for industrial use(s) describe in detail the use intended(such as sheet metal fabrication, auto body painting, warehouse, meat packing, frozenfoodprocessing, truck trailer assembly,etc.): N/A 7. Identify probable sources of noise generated by the proposed project that may affect the surrounding 2rea. If noise is considered moderate or severe,describe measums to be taken to reduce the effect. The proposed parcel map will not generate any noise. 8. Describe known sources of noise in the vicinity that may impinge upon proposedproject site: Traffic from Herndon and Maple avenues. 9. Describe other characteristics of the proposed project that will cause smoke,odors,or gases: The proposed parcel map will not generate any smoke,odors or gases. 10. Describe existing structures on the site, indicate if they are to be retained or removed. Vacant 11. Describe the existing use of the site and other site characteristic Vacant 12. Adjoining Land Use: (Example: North - new single story apartment) North Residential and office South Residential &college East Retail and office West Office 13. Is the proposed project site within 200 yards of an existing or proposed freeway? ❑ Yes ® No; Within 200 yards of a railroad: ❑Yes [Z No. 14. It is the applicant's opinion that significant adverse effects on the environment/will C will not® /result from the prcrosed project_ 15. Other comments or information. Attach additional sheets if necessary. WPSV"-AW-1J= &I"S City o1 11111M�M�■ \I/ rFINIGN a 0 Planning & Development Department 2600 Fresno Street ! Third Floor Nick P. Yovino Fresno, California 93721-3604 Director (559) 621-8277 FAX (559) 488-1020 October 18 2005 Please reply to: Paul Bernal (559) 621-8073 Harbour&Associates Civil Engineering Attention: Lorren Smith 375 Woodworth Avenue, Suite 103 Clovis, California 93612 SUBJECT: VERIFICATION OF APPLICATION DOCUMENT FOR VESTING TENTATIVE PARCEL MAP NO. 2005-34 FOR PROPERTY LOCATED ON THE NORTHWEST CORNER OF EAST HERNDON AND NORTH MAPLE AVENUES (APN: 404-081-32) In accordance with Section 12-1005 of the Fresno Municipal Code,the above-noted tentative parcel map application, has been reviewed for completeness of form and content. The map,as submitted does not provide all of the information necessary to consider the application as complete. The attached checklist and marked-up copy of the tentative parcel map indicate the information that must be added or modified in order to render the tentative parcel map complete and acceptable for processing. Please refer to all items on the checklist with this symbol. Prior to submittal. submit two copies of the revised tentative parcel map for pre-filing review. Should you have any questions or require additional information please contact me at the j number listed above or via email at Paul.Bernal@fresno.gov. i Sincerely, NNING DIVISION aul Ber IPlanner III Enclosures: Verification Checklist for Vesting Tentative Parcel Map No. 2005-34 Vesting Tentative Parcel Map No. 2005-34 Fee sheet required for Parcel Map submittal Copy of Check No. 8297 in the amount of$5,173.00 K:',Master Files-Parcel Maps,Parcel Maps 2005','t PM 2005-34 Northwest corner of N Maple&E Herndon--PBWeritication Letter TPM-2005-34.doc City Of Planning & Development Department Planning Division LI%C�+,1��I�� 2600 Fresno Street Fresno, CA 93721-3604 Phone (559) 621-8277 VERIFICATION CHECKLIST Tentative Parcel Map No. 2005-34 Reviewed by. Paul Bernal Date: October 18, 2005 FORM AND CONTENT OF TENTATIVE PARCEL MAPS AND RELATED APPLICATIONS (Pursuant to Fresno Municipal Code Section 12-1205) Form Updated November 22,2004 Legend: ok— Item appears satisfactory or complete as shown. NA— Item is not applicable * - Item needs to be noted, corrected and/or clarified ©k— 1) A preliminary parcel map shall be filed with the Director.The preliminary map shall be submitted on a sheet 18 by 26 inches or 460 by 660 millimeters. A marginal line shall be drawn completely around each sheet, leaving an entirely blank margin of one inch or.025 millimeters.The map shall be legibly drawn on tracing paper, suitable for reproduction to a scale and in a manner to best illustrate the proposed division. A marginal line shall be drawn completely around the sheet leaving an entirely blank margin of one inch.The following information shall be shown on the map: OL 2) The boundary lines of the entire parcel including the area to be divided, with dimensions, based on existing survey data or property descriptions. (f)(e 3) The proposed division lines with dimensions. 4) Identification of each parcel with a letter designation. 5) All existing buildings and structures located on the land to be divided, together with their major exterior dimensions and distance from said buildings and structures to the boundary lines of the parcels which are to be created by the proposed land division. _ 6) The location of existing wells, septic tanks, leaching fields, and house branch sewer lines and water lines. 7) The location and names of all abutting streets, alleys, and easements. 8) The location and widths of any streets, alleys, and easements proposed by the subdivider. C(/.—" 9) Source of data from which the map was drawn. Vesting Tentative Parcel Map No. �_k-34 October 18,2005 Page 2 E5( 10) Name, address, and telephone number of the person preparing the map and any record owner of the land. 11) For residential parcel maps, a statement indicating how the parcel map design provides, to the extent feasible, for passive and natural heating or cooling opportunities and for other measures that conserve nonrenewable energy resources. 12) Such additional information as the Director deems necessary, including but not limited to the information required by Sections 12-1004 and 12-1009 of the Fresno Municipal Code (Additional information is listed below). FORM AND CONTENT OF RELATED APPLICATIONS Applications related to a tentative parcel map that are submitted prior to or concurrently with a tentative parcel map shall contain clear, legible and accurate information. Such applications may include the following: 14) Environmental Assessment Application &L— 15) Rezone Application 16) Urban Growth Management Application a�— 17) Special Permit Application C 5.05.3'., 18) Request for Modification of Standards-creating lots that do not comply with the property development standards of the zone district. 19) Internal Consistency of Applications: a) Information presented in each application must be consistent with information presented in related applications and on the tentative parcel map. CC- b) Site plans, drawings and other graphic materials that are part of a special permit application must be consistent with the tentative parcel map. D�— c) An application for rezoning of property with the boundaries of a tentative parcel map must contain a legal description of the property to be rezoned that is consistent with the tentative parcel map. Vesting Tentative Parcel Map No.2,—j5-34 October 18,2005 Page 3 The following features shall be shown accurately to a distance of two hundred feet from the proposed subdivision boundary: 20) Existing zoning (Including the existing zoning of the subject property). �54— 21) Parcel boundary lines. 22) Easements affecting the subdivision. D L,.-- 23) Locations and widths of existing streets and rights-of-way. 24) Location and width of existing improvements, including sewer, water, storm lines, concrete curb, gutter, sidewalk, and pavement, and location of street lights and traffic signals. 25) Existing land uses. KAMaster Files-Parcel MapsSParcel Maps 20051TPM 2005-34 Northwest corner of N Maple& E Herndon--PB\Parcel Map Checklist Form TPM-2005-34.doc Order Number: 1004-1838575 Page Number: 6 LEGAL DESCRIPTION Real property in the City of Fresno, County of Fresno, State of California, described as follows: PARCEL N0, 1: THE SOUTH HALF OF THE WEST HALF OF THE SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 36,TOWNSHIP 12 SOUTH, RANGE 20 EAST, MOUNT DIABLO BASE AND MERIDIAN, AND THE SOUTH 15 FEET OF THE NORTH HALF OF THE WEST HALF OF THE SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 36,TOWNSHIP 12 SOUTH, RANGE 20 EAST, MOUNT DIABLO BASE AND MERIDIAN. TOGETHER WITH THAT PORTION OF THE SOUTH HALF OF THE EAST HALF OF THE SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SAID SECTION 36, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT A POINT ON THE WEST LINE OF THE SOUTH HALF OF THE EAST HALF OF THE SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SAID SECTION 36, SAID POINT BEING NORTH 00002'52" EAST, A DISTANCE OF 97.00 FEET FROM THE SOUTHWEST CORNER OF THE SOUTH HALF OF THE EAST HALF OF THE SOUTHWEST QUARTER OF SAID SECTION 36; THENCE NORTH 00002'52" EAST, ALONG THE WEST LINE OF THE SOUTH HALF OF THE EAST HALF OF THE SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SAID SECTION 36, A DISTANCE OF 349.82 FEET TO A POINT ON THE WEST RIGHT OF WAY LINE OF NORTH MAPLE AVENUE AS DESCRIBED IN THE DEED FROM MUTUAL LIFE INSURANCE COMPANY OF NEW YORK,A NEW YORK CORPORATION TO THE CITY OF FRESNO, RECORDED AUGUST 22, 1986, AS INSTRUMENT NO. 86-96946, OFFICIAL RECORDS OF FRESNO COUNTY; THENCE ALONG SAID WEST RIGHT-OF-WAY LINE, SOUTH 09031'10" EAST, A DISTANCE OF 150.65 FEET; THENCE ALONG A CURVE TO THE RIGHT, CONCAVE TO THE WEST, WITH A RADIUS OF 748.00 FEET, A CENTRAL ANGLE OF 09°28'18", AND AN ARC LENGTH OF 123.65 FEET; THENCE SOUTH 00002'52" EAST, A DISTANCE OF 61.48 FEET; THENCE SOUTH 44054'29"WEST, A DISTANCE OF 23.50 FEET TO A POINT 97.00 FEET NORTH OF THE SOUTH LINE OF THE SOUTH HALF OF THE EAST HALF OF THE SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SAID SECTION 36;THENCE SOUTH 89°51'49" WEST,ALONG A LINE WHICH IS PARALLEL WITH THE SOUTH LINE OF THE SOUTH HALF OF THE EAST HALF OF THE SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SAID SECTION 36,A DISTANCE OF 18.39 FEET TO THE POINT OF BEGINNING. TOGETHER WITH THAT PORTION OF THE NORTH HALF OF THE WEST HALF OF THE SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 36,TOWNSHIP 12 SOUTH, RANGE 20 EAST, MOUNT DIABLO BASE AND MERIDIAN, EXCEPT THE NORTH 461 FEET AND THE SOUTH 15 FEET MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHEAST CORNER OF THE NORTH HALF OF THE WEST HALF OF THE SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SAID SECTION 36; THENCE NORTHERLY ALONG THE EAST LINE OF SAID WEST HALF OF THE SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 36,A DISTANCE OF 15 FEET TO THE TRUE POINT OF BEGINNING;THENCE NORTHERLY ALONG SAID EAST LINE A DISTANCE OF 25.40 FEET THENCE SOUTH 45001'02" WEST A DISTANCE OF 16.5 FEET MORE OR LESS TO A POINT ON A LINE WHICH IS PARALLEL WITH AND 28.70 FEET NORTH OF THE SOUTH LINE OF SAID NORTH HALF OF THE WEST HALF OF THE SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 36;THENCE WESTERLY,ALONG SAID LINE, A DISTANCE OF 341.2 FEET MORE OR First American Title Order Number: 1004-1838575 Page Number: 7 LESS TO THE BEGINNING OF A CURVE CONCAVE TO THE SOUTHEAST WITH A RADIUS OF 280 FEET; THENCE ALONG SAID CURVE, TO A POINT OF INTERSECTION WITH A LINE 15 FEET NORTH AND PARALLEL WITH THE SOUTH LINE OF SAID NORTH HALF OF THE WEST HALF OF THE SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 36; THENCE EASTERLY ALONG SAID LINE TO THE TRUE POINT OF BEGINNING. TOGETHER WITH THAT PORTION OF LAND LYING IN THE SOUTHWEST QUARTER OF SECTION 36, TOWNSHIP 12 SOUTH, RANGE 20 EAST, MOUNT DIABLO BASE AND MERIDIAN, AS VACATED BY ORDER OF VACATION UNDER RESOLUTION NO. 90-518, AND RECORDED JANUARY 9, 1992, AS INSTRUMENT NO. 92-2546, FRESNO COUNTY RECORDS, AND AS WOULD PASS BY OPERATION OF LAW. EXCEPTING THEREFROM THAT PORTION OF THE SOUTH HALF OF THE WEST HALF OF THE SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SAID SECTION 36,TOWNSHIP 12 SOUTH, RANGE 20 EAST, MOUNT DIABLO BASE AND MERIDIAN, AND THE SOUTH 15 FEET; OF THE NORTH HALF OF SAID WEST HALF OF THE SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 36, MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWEST CORNER OF SAID SOUTH HALF OF THE WEST HALF OF THE SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 36; THENCE, SOUTHERLY ALONG THE WEST LINE OF SAID SECTION 36, A DISTANCE OF 21.94 FEET; THENCE, EASTERLY, ALONG A LINE WHICH IS PARALLEL WITH AND 21.94 FEET SOUTH OF THE SOUTH LINE OF SAID NORTH HALF OF THE WEST HALF OF THE SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 36, A DISTANCE OF 30.00 FEET; THENCE SOUTH, 44058'43" EAST, A DISTANCE OF 12.31 FEET MORE OR LESS TO A POINT ON A LINE WHICH IS PARALLEL WITH AND 30.64 FEET SOUTH OF SAID SOUTH LINE OF THE NORTH HALF OF THE WEST HALF; THENCE, EASTERLY, ALONG SAID LINE, A DISTANCE OF 11.32 FEET MORE OR LESS TO THE BEGINNING OF A CURVE CONCAVE TO THE NORTHWEST WITH A RADIUS OF 220 FEET; THENCE, ALONG SAID CURVE,THROUGH A DELTA OF 18052'57"AND A LENGTH OF 72.50 FEET; THENCE, NORTH 71009'16" EAST, A DISTANCE OF 100.21 FEET TO THE BEGINNING OF A CURVE CONCAVE TO THE SOUTHEAST, WITH A RADIUS OF 280 FEET; THENCE ALONG SAID CURVE TO THE POINT OF INTERSECTION WITH A LINE 15 FEET NORTH OF AND PARALLEL WITH SAID SOUTH LINE OF THE NORTH HALF OF THE WEST HALF OF THE SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 36; THENCE, WESTERLY, ALONG SAID LINE A DISTANCE OF 220 FEET MORE OR LESS TO THE SAID WEST LINE OF SECTION 36; THENCE SOUTHERLY ALONG SAID WEST LINE OF SECTION 36 A DISTANCE OF 15 FEET TO THE POINT OF BEGINNING. ALSO EXCEPTING THEREFROM THAT PORTION OF SAID SECTION 36, GRANTED TO THE COUNTY OF FRESNO, BY DEED RECORDED JANUARY 8, 1965, IN BOOK 5117, PAGE 696, OFFICIAL RECORDS, OF FRESNO COUNTY, AS INSTRUMENT NO. 1879. ALSO EXCEPTING THEREFROM THAT PORTION OF SAID SECTION 36, GRANTED TO THE COUNTY OF FRESNO, BY DEED RECORDED APRIL 18, 1977, IN BOOK 6777, PAGE 731, OFFICIAL RECORDS OF FRESNO COUNTY, AS INSTRUMENT NO. 38012. PARCEL NO. 2 ALL THAT PORTION OF SECTION 36, TOWNSHIP 12 SOUTH, RANGE 20 EAST, MOUNT DIABLO BASE AND MERIDIAN, AND FURTHER DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHWEST CORNER OF SECTION 36, TOWNSHIP 12 SOUTH, RANGE 20 EAST, MOUNT DIABLO BASE AND MERIDIAN; THENCE NORTH 0001'46" WEST, ALONG THE WEST LINE OF SAID SECTION 36, A DISTANCE OF 81.60 FEET TO THE TRUE POINT OF First American Title Order Number: 1004-1838575 Page Number: 8 BEGINNING OF THIS DESCRIPTION; THENCE CONTINUING NORTH 0001'46" WEST, ALONG SAID WEST LINE, A DISTANCE OF 26.17 FEET; THENCE NORTH 89158'14" EAST, A DISTANCE OF 30.00 FEET; THENCE SOUTH 47°02'41" EAST, A DISTANCE OF 34.60 FEET TO A POINT ON THE ARC OF A NON-TANGENT CURVE CONCAVE TO THE NORTH AND HAVING A RADIUS OF 7,067.00 FEET, A RADIAL TO SAID POINT BEARS NORTH 02°28'32" WEST; THENCE WESTERLY, ALONG SAID CURVE,THROUGH A CENTRAL ANGLE OF 0°26'56", AN ARC DISTANCE OF 55.34 FEET TO THE TRUE POINT OF BEGINNING. APN: 404-081-32 First American Title