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HomeMy WebLinkAboutPM 2005-36 - Conditions of Approval - 2/1/2007 city of �MIII►i��l/i rn�-5:. Planning & Development Department 2600 Fresno Street •Third Floor Nick P. Yovino Fresno, California 93721-3604 Director (559) 621-8277 FAX (559) 488-1020 May 22, 2006 Please reply to: Paul Bernal (559) 621-8073 Precision Civil Engineering, Inc. 7690 North Palm Avenue, Suite 104 Fresno, California 93710 SUBJECT: NOTICE OF APPROVAL OF VESTING TENTATIVE PARCEL MAP NO. 2005-36 DATED FEBRUARY 27, 2006, PROPOSING A TWO LOT PARCEL MAP FOR PROPERTY LOCATED ON THE NORTH SIDE OF WEST ASHLAN AND NORTH ARTHUR AVENUES (APN: 426-291-07) The City of Fresno Planning Division has completed its review of the subject parcel map dated February 27,2006. Pursuant to Section 12-1205 of the Fresno Municipal Code,this letter is written to advise you that the Conditions of Approval dated May 15, 2006, are as noted on the attached document. Appeal: The divider or any aggrieved person may file an appeal regarding to conditions of approval within fifteen (15) days from the date of approval. Variance Application No. V-06-04 was approved by the City of Fresno Planning and Development Director on May 22, 2006. Notice of approval was mailed to surrounding property owners on May 22,2006. Approval will not become effective until the mandatory 15-day appeal period has passed with no appeals received in response to the mailed notice. If an appeal is received prior to June 5, 2006 at 5 p.m. the project will be scheduled to be heard by the Planning Commission. Approval does not become effective until the 15-day appeal period has passed and all conditions of approval have been met. To protest the Director's decision regarding the conditions of approval, you must appeal by filing a written appeal with the Director of the Planning & Development Department. Appeal must include the appellant's interest in/or relationship to the subject property,the decision or action appealed,and specific reasons why the appellant believes the decision or action appealed from should not be upheld. Appeals must be submitted to the Director of the Planning and Development Department prior to 5 p.m. on June 5, 2006. EXPIRATION: The approval or conditional approval of this tentative Parcel Map expires two years from the date of approval. The expiration shall terminate all proceedings and a final Parcel Map may not be filed without first processing a new Tentative Parcel Map. Modification of a Tentative Parcel Map after approval or conditional approval does not extend the two year time limit. Precision Civil Engineering, Inc. Vesting Tentative Parcel Map No. 2005-36 May 22,2006 Page 2 EXTENSION: The divider may request an extension of the tentative map expiration date by filing a written application together with the fee set forth in the Master Fee Schedule at the time of the request with the Director of the Planning & Development Department at least thirty days before the expiration date of the map. The applicant must state the reasons for the requesting the extension. New conditions may be imposed if an extension is granted. An extension may not exceed an aggregate of five years. If you wish additional information, please contact the City of Fresno, Planning and Development Department, Planning Division, 2600 Fresno Street, Fresno, California 93721-3604; phone, (559) 621-8277. Your inquiry should be directed to either Rick Sommerville(engineering or improvements issues) or Paul Bernal (planning or zoning issues). Should you have any questions regarding the conditions you must notify either Rick Sommerville at (559) 621-8277 or Paul Bernal at (559) 621-8073 by June 5, 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. Sincerely, PLANNING DIVISION Paul Bernal, Planner III Planning and Development Department Enclosures: Vesting Tentative Parcel Map No. 2005-36 dated February 27, 2006 Conditions of Approval dated May 15, 2006 KAMaster Files-Parcel Maps\Parcel Maps 2005\TPM 2005-36,V-06-04 Northwest comer of Ashlan&Arthur—PB\Approval Letter TPM-200.5-36.doc � s d 'N�� ISIS'61S "IS 4e � ��� �� a s " s � ■z a� j HIM th W� Vi ti� o dg5� � dWa °a � la4 m O � I ✓� a LU a ----- — ---- - - - -- ------ nNIAY YIIMIYY I I I 1 I I I L—_----- kI E I IN I — oil I 1 I I i I i I , , I I� I I 1 p I ✓� I I I I GYM ' I —YIM—.B6——— 1 • � ; N I I I I I 1 I I 1 m I I J---- -- I ai —�---I I I I - I yTg Il V CITY OF FRESNO PLANNING AND DEVELOPMENT DEPARTMENT CONDITIONS OF APPROVAL MAY 15, 2006 VESTING TENTATIVE PARCEL MAP No. 2005-36 Northwest corner of West Ashlan and North Arthur 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 Vesting Tentative Parcel Map No. 2005-36, dated February 27, 2006, the subdivider may prepare a Final Parcel Map in accordance with the approved tentative map. Note that a final parcel map may not be filed until the appeal period has expired. Should an appeal be filed pursuant to Section 12-1207 of the FMC,the application will be scheduled to be heard before the City of Fresno Planning Commission. The appellant may withdraw their appeal pursuant to Section 12-1207.2 of the FMC. Concurrent with the filing of a final map and when the provisions of Section 66436 of the Subdivision Map Act apply,the subdivider is responsible to send, by certified mail, a sketch of the proposed final map,together with a copy of SMA Section §66436(a)(3)(A),to any public entity or public utility which has previously acquired a right-of-way easement. LEGAL STATUS OF SITE TO BE SUBDIVIDED 1. The parcel map site,was legally created as Lot 60 of J.C. Forkner Figraden Subdivision No. 1, in the City of Fresno, County of Fresno, State of California, according to the map thereof recorded in Book 10, Page 71 of Record of Surveys, and Book 8 Page 64 of Plats, Fresno County Records. PLAN CONSISTENCY 2. The 2025 Fresno General Plan and the Bullard Community Plan designate the parcel map for development with medium-low density residential planned land uses. The Zoning District Consistency Table of the FMC identifies medium-low density residential planned land use as consistent with the R-1-B (Single Family Residential District) zone district. Conditions of Approval Tentative Parcel Map No. 2005-36 May 15, 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. The Planning and Development Department Director approved Variance Application No. V-06-04 on May_,2006. The approval of the variance application has allowed Parcel"A"of Vesting Tentative Parcel Map No. 2005-36 to be subdivided with a minimum parcel depth of 90 feet. 5. Prior to recordation of a final map, a covenant shall have been recorded with the City of Fresno assuring the provision of a circular driveway access for Parcel"A"is created. Please remit a fee in the amount of $250.00 and a title report for the covenant preparation. 6. Relinquish access rights to West Ashlan Avenue from proposed Parcel "B". Ref. Section 12-10114-3 of the FMC. 7. Pursuant to Section 12-1011-f of the FMC the developer/owner shall provide a 10 foot landscape easement (and irrigation system) along the southern property line of proposed Parcel "B"which sides-onto West Ashlan Avenue. 8. Construct a six-foot high solid masonry wall (at finished grade of proposed site) pursuant to the wall requirements of Section 12-306-H of the FMC and at the rear of the required 10 foot landscape easement along West Ashlan Avenue. Construction plans for required walls showing architectural appearance and location of all walls shall be submitted to the Planning and Development Department for review prior to Final Map approval. 9. Provide a corner cut-off area at the intersections of southern property line of proposed Parcel "B"and the proposed interior property line of proposed Parcel's"A"and"B"in accordance with Section 12-306-H-3-d of the FMC. Corner cut-offs are established to provide an unobstructed view for vehicular and pedestrian traffic. They are a triangular area formed by the property lines and a diagonal line adjoining points on the property lines, measured a specific distance from the point of their intersection. At the intersection of the property lines,this distance is 30 feet. The corner cut-off area shall be landscaped(including an irrigation system),and may be included within the City's Community Facilities District. 10. When the grading plan establishes a top of slope beyond the required landscape easement noted and the construction of the required wall is to be established coincident with the top of slope then the required minimum easement width shall be expanded to include the full landscaped area up to the wall location. 11. Maintenance of the required landscape easements, streets, curbs and gutters, sidewalks, medians, and street furniture may be the responsibility of the City's Community Facilities District. Contact the Public Works Department, Engineering Services Division, at (559)621-8695 for information regarding the City's District. The property owners may petition the City for annexation to the City's District prior to final map approval. If approved by City Conditions of Approval Tentative Parcel Map No. 2005-36 May 15, 2006 Page 3 Council, the following features may be maintained by the Community Facilities District: a. Landscaping and irrigation systems as approved by the Parks Department at the following locations: i. Within the street easements (including median to centerline) and the 10 foot wide landscape easement along the property line that side onto West Ashlan Avenue. b. All local streets, curbs and gutters, sidewalks, medians and street furniture as approved by the Public Works Department within the boundary of the map. c. All curbs and gutters, sidewalks, medians, street furniture and street (to centerline) within West Ashlan Avenue as approved by the Public Works Department along proposed Parcel B frontage. d. All street lights as approved by the Public Works Department within the boundary of the map. 12. If the developer/subdivider elects to petition for annexation into the City's Community Facilities District, he/she shall be required to provide the City of Fresno, Department of Public Works, with copies of signed acknowledgments from each purchaser of a lot within the subdivision, attesting to the purchasers understanding that the lot will have an annual maintenance assessment and that he/she is aware of the estimated amount of the assessment. 13. Should the City Council not approve the annexation of any or all of the maintenance items listed in condition No.9,above,then the property owner/developer shall create a homeowner's association for the maintenance of these items, utilities and walls. The proposed Declaration of Covenants, Conditions, and Restrictions (CC&Rs) and the proposed instruments for the homeowners association shall be submitted to the Planning and Development Department for review two weeks prior to final map approval. Said documents shall be recorded with the final map or alternatively submit recorded documents or documents for recording prior to final acceptance of subdivision improvements. Said documents shall include assignment of responsibility to the homeowners association for landscaping and other provisions as stated in the Planning and Development Department Guidelines for preparation of CC&Rs dated January 11, 1985. 14. Improvement plans for all required landscaping and irrigation systems shall be submitted to the Planning and Development Department for review prior to Final Map approval. Conditions of Approval Tentative Parcel Map No. 2005-36 May 15, 2006 Page 4 SETBACKS 15. Building setbacks for Parcel "A" are as follows: Southern Property Line (i.e. W. Ashlan Ave.) 25 Feet Eastern Property Line 10 Feet Western Property Line 10 Feet Northern Property Line 20 Feet 16. Building setbacks for Parcel "B" are as follows: Southern Property Line (i.e. W. Ashlan Ave.) 25 Feet Eastern Property Line 20 Feet Western Property Line (i.e. N. Arthur Ave.) 35 Feet Northern Property Line 10 Feet GENERAL CONDITIONS 17. 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. 18. 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. 19. 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. 20. 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. 21. Sidewalks(including wheelchair ramp landings)and driveway approaches,for undeveloped parcels of this parcel map,shall be required and constructed at the time of site development. Conditions of Approval Tentative Parcel Map No. 2005-36 May 15, 2006 Page 5 22. 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. 23. 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. 24. 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." 25. 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. 26. 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. 27. 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). 28. 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. 29. The subdivider may either construct the required off-site improvements,when required,prior to the approval of the final parcel map; or enter into an agreement with the City of Fresno providing for the construction of the required improvements and sufficient security prior to the approval of the final parcel map. Conditions of Approval Tentative Parcel Map No. 2005-36 May 15, 2006 Page 6 SPECIFIC CONDITIONS FIRE SERVICE 30. The Fresno Fire Department has no requirements at this time. STREETS AND RIGHTS-OF-WAY West Ashlan Avenue (Arterial Street): 31. Dedicate 60 feet of property, measured from section line, for public street purposes within the limits of this map. 32. Dedicate a corner cut for public street purposes at North Arthur Avenue and West Ashlan Avenue for a standard curb ramp. 33. Construct concrete curb,gutter,sidewalk(Parcel"B"frontage only)built to a 10 foot pattern and 20 foot radius return with ramp, in accordance with Public Works Standard P-5& P-28. 34. Construct 37 feet of permanent asphalt concrete paving, from face of curb, in accordance with Public Work Standard P-50,with 150 foot A.C. transition. 35. 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. Salvage existing street light and deliver to City Coporatin Yard. North Arthur Avenue (Local Street) 36. Construct concrete curb, gutter and sidewalk, built to a 10 foot pattern, in accordance with Public Works Standard P-5. 37. Construct concrete 12 foot driveway, in accordance with Public Works Standard P-1 & P-4. 38. Construct 20 foot of permanent asphalt concrete paving, from face of curb, in accordance with Public Works Standard P-50, with 50 feet A.C. transition. 39. Comply with Department of Public Works, Engineering Division memorandum dated April 13, 2006. Sanitary Sewer Service 40. Abandon all existing on-site private sanitary sewer systems. 41. Separate sewer house branches are required for each lot. Conditions of Approval Tentative Parcel Map No. 2005-36 May 15, 2006 Page 7 42. Comply with the Department of Public Utilities, Planning and Engineering memorandum dated March 6, 2006. Sanitary Sewer Fees 43. The following Sewer Connection Charges are due and shall be paid for the Project: a. Sewer Lateral Charge b. Oversize Sewer Charge c. Trunk Sewer Area: Marks d. Wastewater Facilities Charge (Residential) Water Service 44. Separate water services are required for each lot. 45. Seal and abandon existing on-site well(s) in compliance with the State of California Well Standards, Bulletin 74-990 or current revisions issued by California Department of Water Resources and City of Fresno standards. 46. 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. 47. All public water facilities shall be constructed in accordance with Public Works Department standards, specifications, and policies. 48. Comply with the Department of Public Utilities,Water Division memorandum dated February 28, 2006. Park Service Fee 49. Pay appropriate park facilities fee and/or dedicate lands for park and recreation purposes pursuant to Ordinance Nos.2005-112 and 2005-113 adopted by the Fresno City Council on September 27, 2005. FLOOD CONTROL AND DRAINAGE 50. 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 March 6, 2006. Conditions of Approval Tentative Parcel Map No. 2005-36 May 15, 2006 Page 8 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 $1,346.00 SEWER CONNECTION CHARGES FEE RATE b. Lateral Sewer Charge► $0.10/sq. ft. (to 100' depth) c. Oversize Charge► $0.05/sq. ft. (to 100' depth) d. Trunk Sewer Charger N/A Service Area: e. Wastewater Facilities Charge. $2,119/living unit f. House Branch Sewer Charger N/A WATER CONNECTION CHARGES FEE RATE g. Service Connection Charge Fee based on service(s) and meter(s) sizes specified by owner; fee for service(s) and Meter(s) established by the Master Fee Schedule. h. Frontage Charge► $6.50/lineal foot i. Transmission Grid Main Charge► $804/net acre (parcels under 5 gross acres) j. Transmission Grid Main Bond $304/net acre Debt Service Charge (parcels under 5 gross acres) k. UGM Water Supply Feer N/A Service Area: I. Well Head Treatment Feer N/A Service Area: m. Recharge Feer N/A Service Area: Conditions of Approval Tentative Parcel Map No. 2005-36 May 15, 2006 Page 9 n. 1994 Bond Debt Service* N/A Service Area: DEVELOPMENT IMPACT FEE FEE RATE o. Fire Facilities Impact Fee - Citywide*** $539/living unit p. Park Facility Impact Fee - Citywide*** $3398/living unit q. *Quimby Parkland Dedication Feev** N/A r. Police Facilities Impact Fee - Citywide*** $624/living unit s. Traffic Signal Charge* $414.69/living unit URBAN GROWTH MANAGEMENT FEE RATE t. Major Street Charge* N/A Service Area: u. Major Street Bridge Charge* N/A Service Area: v. UGM Grade Separation Fee* N/A Service Area: w. UGM Trunk Sewer Charge* N/A Service Area: x. Street Acquisition/Construction 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 ♦ Due at time of subdivision. 46 Due at time of development. ♦ Due at occupancy. Deferrable through Fee Deferral Covenant. KUNaster Files-Parcel Maps\Parcel Maps 2005STPM 2005-36,V-06-04 Northwest comer of Ashlan&Arthur—MConditions of Approval TPM-2005- 36.doc City of FR PLANNING AND DEVELOPMENT DEPARTMENT DATE: May 15, 2006 TO: NICK P. YOVINO, Director Planning and Development Department THROUGH: GILBERT J. HARD, Planning Ma f Planning Division W FROM: PAUL BERNAL, Planner I� Planning Section SUBJECT: REQUIRED FINDINGS AND CONDITIONAL APPROVAL OF VESTING TENTATIVE PARCEL MAP NO. 2005-36, DATED FEBRUARY 27, 2006, FOR PROPERTY LOCATED ON THE NORTHWEST CORNER OF WEST ASHLAN AND NORTH ARTHUR AVENUES (APN: 426-291-07) BACKGROUND Vesting Tentative Parcel Map No. 2005-36 filed by Precision Civil Engineering, Inc., on behalf of Savior Enterprises, Inc., and accepted for processing on February 27, 2006, proposes to subdivide approximately 0.81 acre of property into two parcels. The subject site is located on the northwest corner of West Ashlan and North Arthur Avenues and is zoned R-1-13 (Single Family Residential District). The property is within the jurisdiction of the Bullard Community Plan and the 2025 Fresno General Plan both of which designate the subject property for medium-low density residential planned land uses. Pursuant to Table 2 (Planned Land Use and Zone District Consistency Matrix) of the 2025 Fresno General Plan the R-1-13 zone district is consistent with the planned land use designation of medium-low density residential. In order to process Vesting Tentative Parcel Map No. 2005-36 the applicant was required to submit a variance application. Variance Application No. V-06-04 is requesting a reduction in parcel depth for proposed Parcel "A" of Vesting Tentative Parcel Map No. 2005-36. The proposed parcel. (i.e. Parcel "A") does not meet the property development standards of the R-1-13 zone district. The parcel map proposes to create a parcel with a depth of 90 feet. Pursuant to Section 12.211.5-B-2.b of the Fresno Municipal Code (FMC) all parcels that front on a major street shall have a minimum parcel depth of 120 feet. It is noted that the reduction in parcel depth is due to the dedication requirement for West Ashlan Avenue (i.e. arterial street). Arterial streets are designed to accommodate a four to six lane divided roadway with somewhat limited access to abutting properties, with the primary purpose of moving traffic within and between community plan areas and to and from freeways and expressways. With the proposed subdivision (i.e. TPM No. 2005-36) the city will require that the property owner dedicate 30 feet of property which will be used to construct improvements along West Ashlan Avenue within the boundaries of the parcel map. This dedication and future dedications in the area will eventually contribute to the ultimate right-of-way width for West Ashlan Avenue. Although proposed Parcel "A" will not meet the minimum parcel depth requirement, both proposed parcels will have parcel areas of 17,756 square feet and parcel widths of 90 and 148 feet, all of which are greater than Vesting Tentative Parcel Map No. 2005-36 May 15, 2006 Page 2 the minimum required in the R-1-13 zone district. In addition, proposed Parcel "A" when developed, will be required to construct an on-site turn around which will allow vehicle's to enter onto a major street instead of backing out onto the street. If approved, it will facilitate the approval of the parcel map allowing the subject site to be subdivided into single-family residential parcels allowing for the future development of one additional new single-family residence in addition the existing single family residence. All comments and requirements from the appropriate agencies have been addressed in the conditions of approval dated May 15, 2006, for Vesting Tentative Parcel Map No. 2005-36. Approval of a tentative parcel map is subject to the Planning and Development Department Director finding the map is consistent with the officially adopted plans and policies of the City of Fresno. Staff has reviewed the proposed design and improvement of Vesting Tentative Parcel Map No. 2005-36 and has determined that the map is consistent with adopted policies as described below. REQUIRED FINDINGS The initial study prepared for Environmental Assessment No. V-06-04/TPM No. 2005-36 considered potential environmental impacts associated with the variance application and parcel map. Environmental Assessment No. V-06-04/TPM No. 2005-36, resulting in a Class 32 Categorical Exemption (Section 15323/Infill Development) was filed on May 117, 2006 with the City Clerk. Staff determined that a Class 32 Categorical Exemption was appropriate given that the proposed project is located within the R-1-B zone district, which is consistent with the general plan land use designation of medium-low density residential; the project occurs within the city limits and is less than five acres, the site is serviced by all utilities, the approval of the project would not result in any significant effects on traffic, noise, air pollution or water quality and the site has no value for endangered, rare or threatened species. Staff has determined that no adverse environmental impacts would occur as a result of the proposed project and is, therefore, exempt from the provisions of CEQA under the Class 32 Category. 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 improvements 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 Findings Nos. 2-5, below, is made in the negative. 1. The proposed parcel map, together with its design and improvements is consistent with the City's 2025 General Plan and the Bullard Community Plan which designate the site for medium-low density residential planned land uses which is consistent with the existing R-1-B zone district. 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 future Master Plan Facilities. Vesting Tentative Parcel Map No. 2005-36 May 15, 2006 Page 3 3. The proposed parcel map design and improvements are not likely to cause substantial and considerable damage to the natural environment, including fish, wildlife, or their habitat, because of the urbanized nature of the area in which the site is located. 4. The proposed parcel map design and improvements are not likely to cause serious public health and safety problems, because the conditions of approval have shown and will insure that the subdivision conforms with City health and safety standards. 5. The proposed parcel map design will not conflict with 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. DIRECTOR DETERMINATION 1. Based upon the above analysis, the Planning and Development Department Director finds that Vesting Tentative Parcel Map No. 2005-36 dated February 27, 2006, is consistent with the applicable plans and policies of the City of Fresno. 2. The Planning and Development Department Director hereby grants approval of Vesting Tentative Parcel Map No. 2005-36 subject to the conditions of approval dated May 15, 2006, to become effective on May 2-7, 2006. ick P. Yovino Date K:\Master Files-Parcel Maps\Pa I Maps 2005\TPM 2005-36,V-06-04 Northwest corner of Ashlan&Arthur—PB\Directors Memorandum TPM-2005- 36.doc City of \vVJ Lr%Ca-%Ik1�i/� V"c-Wi=. ,.: APR 1 �Q06 DATE: April 13, 2006 CITY OF FRESNO PLANNINGr&DEVELO, MEPIT 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 �4� SUBJECT: Tentative Parcel Map 2005-36, Northwest corner of North Arthur Avenue and West Ashlan 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 • 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 and Resolution No. 78-522/88-229. Magor Streets: West Ashlan Avenue: Arterial 1. Dedicate 60' of property, measured from section line, for public street purposes within the limits of this map. 2. Dedicate a corner cut for public street purposes at North Arthur Avenue and West Ashlan Avenue for a standard curb ramp. 3. Construct concrete curb, gutter, sidewalk (Parcel "B"frontage only) built to a 10' pattern and 20' radius return with ramp, in accordance with Public Works Standard P-5 & P28. 4. Construct 37' of permanent asphalt concrete paving, from face of curb, in accordance with Public Works Standard P-50, with 150' A.C. transition. - 1 — LATraffic Planning Section\Parcel Maps\TentPM200536 NWC Arthur&Ashlan.doc 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-7 for Arterial Streets. Salvage existing street light and deliver to City Corporation Yard. North Arthur Avenue: Local 1. Construct concrete curb, gutter and sidewalk, built to a 10' pattern, in accordance with Public Works Standard P-5. 2. Construct concrete 12' driveway, in accordance with Public Works Standard P-1 & P-4. 3. Construct 20' of permanent asphalt concrete paving, from face of curb, in accordance with Public Works Standard P-50, with 50' A.C. transition. UGM: This Parcel Map is not within a U.G.M. Major Street Zone. - 2— LATraffic Planning Section\Parcel Maps\TentPM200536 NWC Arthur&Ashlan.doc City of DEPARTMENT OF PUBLIC UTILITIES Date: March 6, 2006 To: PAUL BERNAL, Planner III Planning and Development Department From: ROBERT DIAZ, Senior Engineering Technician Department of Public Utilities, Planning and Engineering Subject: SANITARY SEWER AND WATER REQUIREMENTS FOR PM-2005-36 AND V-06-04 General Tentative Parcel Map No. 2006-06 and Variance Application No. V-06-04 propose a two-lot parcel map for approximately 0.81 acres of property located on the northwest corner of North Arthur and West Ashlan 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 6-inch main located in North Arthur Avenue and a 33-inch main in West Ashlan Avenue. Sanitary sewer facilities will be available to provide service to the site subject to the following requirements: 1. Separate sewer house branches are required for each lot. 2. Abandon all existing on-site private sanitary sewer systems. Sanitary Sewer Fees The following Sewer Connection Charges are due and shall be paid for the Project: 1. Sewer Lateral Charge 2. Oversize Sewer Charge 3. Trunk Sewer Area: Marks 4. Wastewater Facilities Charge (Residential) Water Requirements Comply with attached City of Fresno Water Division memo, dated February 28, 2006, for water requirements for Parcel Map 2005-36. City of OF-R'-=me SO`law.ai-0", WATER DIVISION Date: February 28, 2006 To: DOUG HECKER, Supervising Engineering Technician Department of Public Utilities, Administration Through: NEIL MONTGOMERY, Chief Engineering Technician Department of Public Utilities, Water Division From: MICHAEL CARBAJAL, Senior Engineering Technician Department of Public Utilities, Water Division Subject: WATER REQUIREMENTS FOR TENTATIVE PARCEL MAP NO. 2005-36 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. TAPROJM MEMConditions of Approval\PM 200536 022806.doc File No.210.411 FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS PUBLIC AGENCY DEVELOPER A Mr. Gil Haro, Planning Manager DALE RAINEY Planning & Development Department 4603 N. BRAWLEY AVE.,SUITE 104 City of Fresno FRESNO, CA 93722 2600 Fresno Street - Fresno, CA 93721 MAP NO. 2005-036 PRELIMINARY FEE(S) (See below) DRAINAGE AREA(S) " DD - DRAINAGE AREA DD $1,346.00 DATE DRAINAGE AREA - - TOTAL FEE $1,346.00 The proposed development will generate storm runoff which produces potentially significant environmental impacts and which must be properly discharged and mitigated pursuant to the California Environmental Quality Act and the National Environmental Policy Act. The District O in cooperation with the City and County has developed and adopted the Storm Drainage and Flood Control Master Plan. Compliance with and implementation of this Master Plan by this development project will satisfy the drainage related CEQA/NEPA impact of the project mitigation requirements. The proposed development shall pay drainage fees pursuant to the Drainage Fee Ordinance prior to approval of the final map at the rates in effect at the time of such approval. The fee indicated O above is based on the tentative map. Contact the FMFCD project engineer prior to approval of the final map for the fee. O Considerations which may affect the fee obligation(s) or the timing or form of fee payment: a) Fees related to undeveloped or phased portions of the project may be deferrable. O b) Fees may be calculated based on the actual percentage of runoff if different than that typical for the zone district under which the development is being undertaken and if permanent provisions are made to assure that the site remains in that configuration. c) Master Plan storm drainage facilities may be constructed,or required to be constructed in lieu of paying fees. d) The actual cost incurred in constructing Master Plan drainage system facilities is credited against the drainage fee obligation. 2005-036 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS Page 2 of 4 e) When the actual costs incurred in constructing Master Plan facilities exceeds the drainage fee obligation, reimbursement will be made for the excess costs from future fees collected by the District from other development. Approval of this development shall be conditioned upon compliance with these District Requirements. 1. X a. Drainage from the site shall be directed to adjacent roads. b. Grading and drainage patterns shall be as identified on Exhibit No. 1 // 2 C. The grading and drainage patterns shown on the site plan conform to the adopted Storm Drainage and Flood Control Master Plan. 2. The proposed development shall construct and/or dedicate Storm Drainage and Flood Control Master Plan facilities located within the development or necessitated by any off-site improvements required by the approving agency: Developer shall construct facilities as shown on Exhibit No. 1 as "Master Plan Facilities to be constructed by Developer". X None required. 3. The following final improvement plans shall be submitted to the District for review prior to final development approval: X Grading Plan Storm Drain Plan 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 X 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.) 2005-036 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 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, Z eliminate non-storm water discharges, conduct routine site inspections,train employees O in permit compliance, and complete an annual certification of compliance. O b. State General Permit for Storm Water Discharges Associated with Industrial Activities, April, 1997 (available at the District Office.) A State General Industrial Permit is required for specific types of industries described in the NPDES regulations or by Standard Industrial Classification(SIC) code. The following categories of industries are generally required to secure an industrial permit: manufacturing; trucking; recycling; and waste and hazardous waste management. Specific exemptions exist for manufacturing activities which occur entirely indoors. Permittees are required to: submit a Notice of Intent to be covered and must pay a permit fee to the State Water Resources Control Board, develop and implement a storm water pollution prevention plan, eliminate non- storm water discharges, conduct routine site inspections, train employees in permit compliance, sample storm water runoff and test it for pollutant indicators, and annually submit a report to the State Board. 2005.036 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. r erald E. Lakeman, Projec En ' eer: Mitzi M. Molina District Engineer C: JAMIE OHANESIAN PRECISION ENGINEERING 7690 N. PALM AVE., SUITE 104 FRESNO, CA 93711 2003-036 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document OTHER REQUIREMENTS EXHIBIT NO. 2 Our records indicate that there is not continuous existing curb and gutter to convey runoff to the existing inlet located on the east side of Fruit 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. Development No. TPM 2005-036 J:1Users\MitziM(MMM)1Projects\TPM 2005-036\Exh 02.doc(mm) oFptCIE s of & PHONE(559)233-7161 FAX(559)233-8227 2907 SOUTH MAPLE AVENUE FRESNO,CALIFORNIA 93725-2218 Your Most Valuable Resource-Water March 3, 2006 Mr. Paul Bernal City of Fresno MAR 0 6 2006 Planning and Development Dept. 2600 Fresno Street, 3`d Floor Planning Division FDevelopment Department Fresno, CA 93721-3604 CITY OF FRESNO RE: VTPM No. 2005-36 & V-06-04 Dear Mr. Bernal: FID's comments and requests are as follows: 1. FID does not own, operate or maintain any facilities located on the applicant's property. 2. FID expects no adverse impacts from the approval of the subject proposal. Thank you for submitting this for our review. Please feel free to contact me with any questions or concerns at 233-7161 extension 317 or bbiohnsongfresnoirrigation.com. Sincerely, Bret Johnson Engineering Technician I Agencies\City\PM2005-36 V-06-04 BOARD OF President JACOB ANDRESEN, Vice-President JEFFERY G. BOSWELL DIRECTORS JEFF NEELY,EDDIE NIEDERFRANK,STEVEN G.BALLS, General Manager GARY SERRATO Street Name Review TPM-2005-36 2-28-06 Street Name Status Required Change West Ashlan Avenue Good North Arthur Avenue Good City of DEPARTMENT OF PUBLIC UTILITIES Date: February 28, 2006 To: PAUL BERNAL, Planner III Planning and Development Department , Current Planning From: DONNA LESLIE, Provisional Management Analyst I Public Utilities Department, Administration Subject: PM-2005-36, a two-lot parcel map for approximately 0.81 acres of property located on the northwest corner of North Arthur and West Ashlan Avenues. Does Project Affect Your Agency/Jurisdiction No - Project does not directly affect Solid Waste Division Suggestions to Reduce Impacts/Address Concerns None Recommended Conditions of Approval None at this time Additional Information None.