HomeMy WebLinkAboutPM 2005-40 - Conditions of Approval - 8/24/2006 City of
CID �W.
Illl-n��:� Planning & Development Department
2600 Fresno Street• Third Floor Nick P. Yovino
Fresno, California 93721-3604 Director
(559) 621-8277 FAX (559)488-1020
April 25, 2006 Please reply to:
Arnoldo Rodriguez
(559) 621-8633
Gary Giannetta
1119 S Street
Fresno, CA 93721
SUBJECT: NOTICE OF APPROVAL OF VESTING TENTATIVE PARCEL MAP NO. 2005-40
DATED DECEMBER 29, 2005, PROPOSING A TEN PARCEL PLANNED
DEVELOPMENT FOR APPROXIMATELY 19.08 ACRES OF PROPERTY
LOCATED ON THE SOUTHWEST CORNER OF NORTH PALM AVENUE AND
THE WEST NEES AVENUE ALIGNMENT
The City of Fresno Planning Division has completed its review of the subject parcel map dated
December 29, 2005. Pursuant to Section 12-1205 of the Fresno Municipal Code, this letter is
written to advise you that the Conditions of Approval dated April 24, 2006, are as noted on the
attached document.
An environmental assessment was conducted and resulted in a Finding of Conformity,dated March
30,2006. The Finding of Conformity is scheduled to be published in the Fresno Bee commencing a
20-day public review and comment period on April 27, 2006.
Appeal: The divider or any aggrieved person may file an appeal regarding to conditions of approval
within fifteen (15) days from the date of approval.
To protest the Director's decision regarding the conditions of approval, you must appeal by filing a
written appeal with the Director of the Planning & Development Department. Appeal must include
the appellant's interest 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 May 9, 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.
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.
Gary Giannetta
Tentative Parcel Map No. 2005-40
April 25, 2006
Page 2
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 Louis Rocha (engineering or improvements
issues) or Arnoldo Rodriguez(planning or zoning issues).
Should you have any questions regarding the conditions you must notify either Louis Rocha at(559)
621-8074 or Arnoldo Rodriguez at(559)621-8633 by November 11,2005,to request a review of the
conditions. Otherwise,the stipulated conditions of approval are in effect as of that date. No further
notice will be sent.
Sincerely,
PLANNING DIVISION
Arnoldo Rodriguez
Supervising Planner
Enclosures: Vesting Tentative Parcel Map No. 2005-40 dated December 29, 2005
Conditions of Approval dated April 24, 2006
KAMaster Files-Parcel Maps\Parcel Maps 2005\TPM 2005-40 Southwest comer of Palm&Nees—AR\TPM-2005-40-ApprovaLtr.doc
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CITY OF FRESNO
PLANNING AND DEVELOPMENT DEPARTMENT
CONDITIONS OF APPROVAL
APRIL 24, 2006
VESTING TENTATIVE PARCEL MAP No. 2005-40
SOUTHWEST CORNER OF NORTH PALM AND WEST NEES 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. 2005-40, dated December 29, 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 K
2. The 2025 Fresno General Plan and the Bullard Community Plan designate the subject
property for development with light industrial and office commercial planned land uses. The
Zoning District Consistency Table of the Fresno Municipal Code identifies the existing C-M
(Commercial and Light Manufacturing District)(2.01 acres)and C-P/UGM(Administrative and
Professional Office DistricdUrban Growth Management)zone districts,subject to approval of
Rezone Application No. R-04-104 (17.07 acres), as consistent with the existing land use
designations.
Conditions of Approval
Tentative Parcel Map No. 2005-40
April 24, 2006
Page 2
ZONING
3. Comply with provision of the State of California Government Code Sections 66410-66499.58
(the Subdivision Map Act) and the City of Fresno Municipal Code Chapter 12, Article 10
(Subdivision of Real Property).
4. Proposed parcels A, B, C, D, E, F, G, H, l and J are consistent with the existing C-M
(Commercial and Light Manufacturing District) (2.01 acres) and proposed C-P/UGM
(Administrative and Professional Office DistricbUrban Growth Management) zone districts,
subject to approval of Rezone Application No. R-04-104 (17.07 acres).
5. Prior to the recordation of the final parcel map, final approval of Rezone Application No.
R-04-104 is required. Approval of the rezone application is contingent upon approval of an
access route to the San Joaquin Riverbottom as outlined in the report to the City Council
dated November 1, 2005.
MODIFICATIONS TO PROEPRTY DEVELOPMENT STANDARDS
6. Proposed parcels must be consistent with the existing existing C-M (Commercial and Light
Manufacturing District)(2.01 acres)and proposed C-P/UGM(Administrative and Professional
Office DistrictlUrban Growth Management) zone districts, subject to approval of Rezone
Application No. R-04-104 (17.07 acres)for the parcel map site in terms of lot depth and area
subject to approval of a special permit for a planned development project. All parcels must
provide access to a public street rights-of-way under a planned development special permit.
7. Conditional Use Permit Application No. C-04-318, which was conditionally approved on
November 1,2005, authorized the development of the site with approximately 198,468 square
feet of office and commercial area,subject to approval of Rezone Application No. R-04-1085.
The conditional use permit application included development of the site with a multiple-story,
68,000 square-foot office building,a 41,268 square-foot fitness center,and eight other building
pads,one of which contains a bank with a drive-up teller. Conditional Use Permit Application
No. C-04-318 shall be revised to include the property lines as proposed pursuant to Tentative
Parcel Map No. 2005-40, dated December 1, 2005 thereby authorizing the creation of the
commercial planned development. Contact the Planning and Development Department(559-
621-8277)for further information regarding the submittal of the revised site plan.
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8. 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
iii. Covenant for Shared Parking
iv. Covenant to maintain sewer, water and all other utilities
Conditions of Approval
Tentative Parcel Map No. 2005-40
April 24, 2006
Page 3
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
9. 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.
10. 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
11. 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.
12. 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.
13. 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.
14. When street/safety lighting installations are required,stfeet 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.
15. 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. 2005-40
April 24, 2006
Page 4
16. 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.
17. 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.
18. 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."
19. 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.
20. 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.
21. 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).
22. 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.
23. 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. 2005-40
April 24, 2006
Page 5
SPECIFIC CONDITIONS
FIRE SERVICE
24. Comply with the Fresno Fire Department memorandum dated December 29, 2005.
STREETS AND RIGHTS-OF-WAY
25. Comply with the Department of Public Works, Engineering Division memorandum dated
February 27, 2006.
26. Repair or replace all existing damaged and/or off-grade off-site concrete improvements in
accordance with the Standard Specifications and Standard Drawings of the City of Fresno,
Public Works Department.
27. Submit the following plans in a single package to the Planning and Development
Department for review: Street construction, signing,striping,traffic signal and street lighting.
Street Names
28. Change the following street names:
Change West Acala Avenue to West Alluvial Avenue
Sanitary Sewer and Water Service
29. Comply with the Department of Public Utilities memorandum dated January 17, 2006 for
sewer requirements and January 19, 2006 for water requirements.
FLOOD CONTROL AND DRAINAGE
30. The subdivider shall be required to comply with the specific requirements imposed by the -
Fresno Metropolitan Flood Control District(FMFCD)for the subdivision or any amendments
or modifications to those requirements, which may be granted by the FMFCD Board of
Directors, pursuant to Section 13-1307 of the Fresno Municipal Code. These requirements
are identified in the attached District's letter to the Planning and Development Department
dated January 30, 2006. K
FRESNO IRRIGATION DISTRICT (FID)
31. The FID had no requirements per their letter dated January 3, 2006.
PACIFIC, GAS AND ELECTRIC (PG & E)
32. Comply with the e-mail from Kyle Patten (PG & E) to Arnoldo Rodriguez (City of Fresno)
dated January 12, 2006.
Conditions of Approval
Tentative Parcel Map No. 2005-40
April 24, 2006
Page 6
CLOVIS UNIFIED SCHOOL DISTRICT
33. Comply with the letter from the Clovis Unified School District dated January 12, 2006.
DEPARTMENT OF TRANSPORTATION (CALTRANS)
34. Comply with the letter from Caltrans dated April 17,2006,which states that the applicant has
agreed to pay $67,123.00 for improvements to the State Route 41 interchanges at Friant
Road and Herndon Avenue.
DEVELOPMENT FEES AND CHARGES
This project is subject to the following development fees and charges:
Fresno Metropolitan Flood Control District FEE/ RATE
a. Metropolitan Flood Control District Fee $3,557.00
SEWER CONNECTION CHARGES FEE RATE
a. Lateral Sewer Charge* $0.10/sq. ft. (to 100' depth)
b. Oversize Charge* $0.05/sq. ft. (to 100' depth)
c. Trunk Sewer Charge S.T.E.P.♦
Service Area: Herndon
d. Wastewater Facilities Charge S.T.E.P.♦
e. Copper Avenue Sewer Lift Station Charge* N/A
f. Fowler Trunk Sewer Interim Fee Surety* N/A
g. House Branch Sewer Chargee N/A
h. Millbrook Overlay Sewer* N/A
WATER CONNECTION CHARGES FEE RATE
i. 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.
j. Frontage Charge* $6.50/lineal foot
Conditions of Approval
Tentative Parcel Map No. 2005-40
April 24, 2006
Page 7
k. Transmission Grid Main Charge* $643/gross acre (parcels 5 gross
acres or more)
I.Transmission Grid Main Bond Debt Service Charge $243/gross acre (parcels 5 gross
acres or more)
m. UGM Water Supply Feer $407/living unit equivalent*
Service Area: 201 s
n. Well Head Treatment Feer $0/ living unit equivalent*
Service Area: 201
o. Recharge Feer $0/ living unit equivalent*
Service Area: 201
p. 1994 Bond Debt Service-6 $0/ living unit equivalent*
Service Area: 201
DEVELOPMENT IMPACT FEE FEE RATE
q. Fire Facilities Impact Fee - Citywide*** $236/1000sq.ft t
r. Park Facility Impact Fee - Citywide♦** N/A
s. Quimby Parkland Dedication Feer** N/A
t. Police Facilities Impact Fee-Citywide*** $665/1000sq.ft t
u. Traffic Signal Charge* $1.78/sq.ft t
URBAN GROWTH MANAGEMENT FEE RATE
v. Major Street Charge* $0/adj. acre
Service Area: B
ti
w. Major Street Bridge Charge* $0/adj. acre
Service Area: B
x. UGM Grade Separation Fee* N/A
Service Area:
y. UGM Trunk Sewer Charge* N/A
Service Area:
z. Street Acquisition/Construction Charger N/A
Conditions of Approval
Tentative Parcel Map No. 2005-40
April 24, 2006
Page 8
Notes:
Living Unit Equivalents are calculated by multiplying the number of Net Acres by 5.8 Living Unit Equivalents for commercial or 3.0 Living
Unit Equivalents for industrial to arrive at the total number of Living Unit Equivalents.
••Fee applicable to all maps accepted for filing after August 30,2005
♦ Upon occupancy of the project,the subdivider shall pay the appropriate sewer facility charge pursuant to the Simple Tiered Equity
Program(STEP)as determined by the Department of Public Utilities,Wastewater Division,Environmental Services Section(559-621-
5153).
46 Due at time of development
* Deferrable through Fee Deferral Covenant.
V Due at time of subdivision.
.t. Building areas to be calculated to the nearest square foot. Subject to review and conditions of approval from Transportation Planning
through the entitlement review process based on Average Daily Trips of the proposed project.
KAMaster Files-Parcel Maps\Parcel Maps 2005\TPM 2005-40 Southwest comer of Palm 8 Nees—AR\TPM-2005-40-COA.doc
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Street Name Review
TPM-2005-40 12-30-05
Street Name Status Required Change
West Nees Avenue Good
West Fallbrook Avenue Good
West Acala Avenue Chane West Alluvial Avenue
North Harrison Avenue Good
North Palm Avenue Good
North Ingram Avenue Good
City of �%' 1� V
0 2006 01
DATE: February 27, 2006 CITY OF FRESNO
PLANNING"&"DEVEI �'°�^rnlT DEPT'
TO: Paul Bernal, Planner III ' °
Development Department, Planning Division
THROUGH: Louise Monroe, Traffic Planning Supervisor
Public Works Department, Engineering Division
FROM: Gregory A. Jenness, Senior Engineering Technician
Public Works Department, Engineering Division
9k
SUBJECT: Tentative Parcel Map 2005-40, West side of North Palm Avenue: between West Nees
Avenue and West Fallbrook 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, r�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.
• Submit the following plans, as applicable, in a single package, to the Planning and Development
Department for review and approval: Street construction, Signing, Striping, Traffic Signal and
Streetlight. _
• 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. (less than 10
acres) K`
Major Streets:
North Palm Avenue: Arterial
1. Construct an underground street lighting system to 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.
Page 1 of 2
LATraffic Planning Section\Parcel Maps\TentPM200540 N.Palm&W.Nees.doc
Specific Mitigation Requirements:
1. This parcel map will generate 142 a.m. / 138 p.m. peak hour trips, and generate a count of
1467 Average Daily Trips (A.D.T.) therefore, a Traffic Impact Study (TIS) is required to comply
with the mitigation measure requirements of the 2025 General Plan circulation element. A
project trip generation and trip trace study shall be prepared and submitted to Traffic Planning
prior to a TIS "scope" meeting being set.
2. Execute ingress-egress easement, to North Palm Ave., for land locked Parcels A, B, C, D, E, F,
H and I, through Parcel J. Show easement(s) on this Map.
3. West Nees Avenue west of North Palm Avenue:
a. Vacate Nees Avenue, co-ordinate with property owner to the north to vacate northern
half of right-of-way, see attachment.
b. Provide geometrics for Nees-Palm intersection for Public Works approval. Construction
of Public Works approved geometric for this intersection will be required with this map.
Full off site improvements are required, which include, but are not limited to, street lights,
concrete curb, gutter, permanent paving, etc. The intersection shall include the following
lanes, one EB left, two EB through, one EB right, one NB left, one NB through, two NB
rights, two WB lefts, one WB through, one WB right, one SB left and one SB shared
through/right.
UGM Requirements:
This Map is within U.G.M. Major Street Zone "A".
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Page 2of2
LATraffic Planning Section\Parcel Maps\TentPM200540 N.Palm&W. Nees.doc
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City of
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DEPARTMENT OF PUBLIC UTILITIES
Date: January 17, 2006
To: ARNALDO RODRIGUEZ, Supervising Planner
Planning and Development Department
From: ROBERT DIAZ, Senior Engineering Technician
Department of Public Utilities, Planning and Engineering
Subject: SANITARY SEWER AND WATER REQUIREMENTS FOR PM-2005-40
General
Tentative Parcel Map No. 2005-40 proposes a 10-lot parcel map for approximately 19.8 acres of property
located on the southwest corner of North Palm and West Nees 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 an 8-inch main located in North Palm
Avenue. Sanitary sewer facilities will be available to provide service to the site subject to the following
requirements:
1. Construct an 8-inch sanitary sewer main in North Palm Avenue from the existing 8-inch sewer
main in North Palm and West Fallbrook Avenues north across the frontage of the project.
2. On-site sanitary sewer facilities shall be private.
Sanitary Sewer Fees
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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 Area: Herndon
4. Wastewater Facilities Charge (Residential)
Water Requirements
Comply with attached City of Fresno Water Division memo, dated January 19, 2006, for water
requirements for Parcel Map 2005-40.
City of
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WATER DTVISION
Date: January 19, 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. 2005-40
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. If a public water main is proposed within the boundaries of the map, it shall include a 12"
diameter loop from North Palm Avenue to the intersection of West Alluvial and North
Harrison Avenue. A 20 foot wide easement for water main purposes will be required for
the entire length of any public water main. Reimbursement for construction of a 12"
diameter water main will be made at the rates shown in the Master Fee Schedule in _
accordance with existing UGM policy.
5. All public water facilities shall be constructed in accordance with Public Works
Department standards, specifications, and policies.
S
6. If public water mains are not proposed, water for domestic, irrigation and fire protection
will be provided from North Palm Avenue and will be metered at the curb per Public
Works Standards.
TAPROJMIMEC\Condibms of Apprrnral\PM 2005-40 011906.doc
File No.210.411
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
PUBLIC AGENCY DEVELOPER
Mr. Gil Haro, Planning Manager CLIFFORD TUTELIAN
Planning & Development Department 2300 TULARE STREET, SUITE 300
City of Fresno FRESNO,CA 93721
2600 Fresno Street -
Fresno, CA 93721
MAP NO. 2005-040 PRELIMINARY FEE(S) (See below)
DRAINAGE AREA(S) " DH " " - " DRAINAGE AREA It DH " $3,557.00
DATE olzk Z04 DRAINAGE AREA - it -
_T TOTAL FEE $3,557.00
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 O
permanent provisions are made to assure that the site remains in that configuration.
c) Master Plan storm drainage facilities may be constructed, or required to be
constructed in lieu of paying fees.
d) The actual cost incurred in constructing Master Plan drainage system facilities is
credited against the drainage fee obligation.
2005040 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 2 of 4
e) When the actual costs incurred in constructing Master Plan facilities exceeds the
drainage fee obligation, reimbursement will be made for the excess costs from future
fees collected by the District from other development.
Approval of this development shall be conditioned upon compliance with these District
Requirements.
1. a. Drainage from the site shall be directed to
X b. Grading and drainage patterns shall be as identified on Exhibit No. 1 4L--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:
X Developer shall construct facilities as shown on Exhibit No. 1 as "Master Plan
Facilities to be constructed by Developer".
None required.
3. The following final improvement plans shall be submitted to the District for review prior to
final development approval:
X Grading Plan X Storm Drain Plan X Final Map
X Street Plan X Water& Sewer Plan Other
4. Availability of drainage facilities:
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).
X 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.)
2005-040 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. Eq
X Does not appear to be located within a flood prone area. 00
6. The Federal Clean Water Act and the State General Permits for Storm Water es Dischar 09
Discharges
Associated with Construction and Industrial Activities (State General Permits)require developers
of construction projects disturbing one or more acres, and discharges associated with industrial
activity not otherwise exempt from National Pollutant Discharge Elimination System (NPDES)
permitting,to implement controls to reduce pollutants, prohibit the discharge of waters other than
storm water to the municipal storm drain system, and meet water quality standards. These
requirements apply both to pollutants generated during construction, and to those which may be
generated by operations at the development after construction.
a. Z
State General Permit for Storm Water Discharges Associated with Construction O
Activities, approved August 1999, (modified December 2002.) A State General
Construction Permit is required for all clearing, grading, and disturbances to the ground
that result in soil disturbance of at least one acre (or less than one acre if part of a larger
common plan of development or sale). Permittees are required to: submit a Notice of
Intent to be covered and must pay a permit fee to the State Water Resources Control
Board(State Board), develop and implement a storm water pollution prevention plan, O
eliminate non-storm water discharges, conduct routine site inspections,train employees O
in permit compliance,and complete an annual certification of compliance.
O
b. State General Permit for Storm Water Discharges Associated with Industrial Activities,
April, 1997 (available at the District Office.) A State General Industrial Permit is Z
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.
2005-040 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 4 of 4
C. The proposed development is encouraged to select and implement storm water quality
controls recommended in the Fresno-Clovis Storm Water Quality Management
Construction and Post-Construction Guidelines (available at the District Office)to meet
the requirements of the State General Permits, eliminate the potential for non-storm
water to enter the municipal storm drain system, and where possible minimize contact
with materials which may contaminate storm water runoff.
7. A requirement of the District may be appealed by filing a written notice of appeal with the
Secretary of the District within ten days of the date of this Notice of Requirements.
8. The District reserves the right to modify,reduce or add to these requirements, or revise fees, as
necessary to accommodate changes made in the proposed development by the developer or
requirements made by other agencies.
9. X See Exhibit No. 2 for additional comments, recommendations and requirements.
Gerald E. Lakeman, Proje t E gineer: Mitzi M. olina
District Engineer
C: GARY G. GIANNETTA
1119 "S" STREET
FRESNO, CA 93721
x
2005.040 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
Y \ --
NOTE:
THIS DRAWING IS SCHEMATIC,
�.
DISTANCES ARE APPROXIMATE.
I
Fjo. ],for, 30'
KNEES AVE.
c
4 TPM
Q
•� 2005-040
v Q
i-ACALA-- 36±
LEGEND
Master Plan Facilities To Be Constructed By Developer- -
Pipeline(size Shown)&Inlet.
—— Existing Master Plan Facilities
Direction Of Drainage
—————— Inlet Boundary
Drainage Area Boundary40
SCALE 1"=300'
TPM 2005-040
., DRAINAGE AREA:"CO2"
EXHIBIT N0. 1
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
DRAWN BY: DGaida DATE 111108
KWMadCWGSW-XH181TCYPMl288S018.hq REVISED BY: — DATE —
OTHER REQUIREMENTS
EXHIBIT NO. 2
The cost of construction of Master Plan facilities,excluding dedication of storm drainage easements,
is eligible for credit against the drainage fee of the drainage area served by the facilities. A
Development Agreement shall be executed with the District to effect such credit. Reimbursement
provisions, in accordance with the Drainage Fee Ordinance, will be included to the extent that
Developer's Master Plan costs for an individual drainage area exceed the fee of said area. Should the
facilities cost for such individual area total less than the fee of said area, the difference shall be paid
upon demand to the City or District.
A minimum fifteen-foot (15') wide storm drain easement will be required whenever storm drain
facilities are located on private property. No encroachments into the easement will be permitted
including, but not limited to, foundations, roof overhangs, swimming pools, and trees.
The easement may be slightly realigned to accommodate future development,provided the property
owner accepts the responsibility to grade the property such that the drainage from the property will
reach inlets on the alternate pipeline alignment,and accepts any additional costs for the construction
of additional storm drain facilities that may be required. Any proposed storm drain alignments must
be reviewed and approved by the District.
The subject site is located within the District's Drainage Area"DH". Runoff from the"DH"system
will ultimately drain to the San Joaquin River. Drainage runoff from commercial and industrial land
uses directly to the river is prohibited by City of Fresno and District policy. The District is therefore
requiring on-site mitigation of the runoff quality prior to discharge to the public drainage system.
The specific plan and detail of the proposed mitigation must be reviewed and approved by the
District prior to implementation. The Developer is responsible to implement mitigation features
which will maintain compliance with the Local,State,and EPA standards and regulations throughout
the life of the project.
No surface run-off shall be directed towards the bluffs. Runoff from this project shall be directed to
drainage facilities which will convey storm water in a manner that will not damage or otherwise
erode the bluff. This requirement includes the flow of major storms within the development. The
project must be designed such that major storms will not convey storm towards the bluff.
Development No. TPM 2005-040
Page 1 of 2
engr\permit\exhibit2\city-tpm\2005\2005-040(mmm)
OTHER REQUIREMENTS
EXHIBIT NO. 2
The following paragraphs only apply towards development of the individual parcels and are not
conditions for the recording of the map.
In an effort to improve storm water runoff quality, outdoor storage areas shall be
constructed and maintained such that material which generates contaminants will not
be conveyed by runoff into the storm drain system.
The District encourages, but does not require that roof drains from non-residential
development be constructed such that they are directed onto and through a landscaped
grassy swale area to filter out pollutants from roof runoff.
Runoff from areas where industrial activities, product, or merchandise come into
contact with and may contaminate storm water must be directed through landscaped
areas or otherwise treated before discharging it off-site or into a storm drain. Roofs
covering such areas are recommended. Cleaning of such areas by sweeping instead of
washing is to be required unless such wash water can be directed to the sanitary sewer
system. Storm drains receiving untreated runoff from such areas that directly connect
to the District's system will not be permitted. Loading docks, depressed areas, and
areas servicing or fueling vehicles are specifically subject to these requirements. The
District's policy governing said industrial site NPDES program requirements are
attached.
K
Development No. TPM 2005-040
Page 2 of 2
engr\permit\exhibit2\city-tpm\2005\2005-040(mmm)
• ,:` �- orrlcca or
'1
PHONE(559)233-7181
FAX(559)233-8227
`. 2907 SOUTH MAPLE AVENUE
:.... " FRESNO,CALIFORNIA 93725-2218
Your Most Valuable Resource-Water
January 3, 2006 E)� L`�
JAN0 - c "LU
Planning Division
Mr. Arnold Rodriguez1„nt D p
City of Fresno Lw <; i y OFF
PRE-000 n
Planning & Development Department
2600 Fresno Street, Third Floor
Fresno, CA 93721-3604
RE: VTPM No. 2005-40
Dear Mr. Rodriguez:
FID's comments and requests are as follows:
1. FID does not own, operate or maintain any facilities located on the applicant's property.
2. FID expects no adverse impacts from the approval of the subject proposal.
Thank you for submitting this for our review. Please feel free to contact me with any questions
or concerns at 233-7161 extension 317 or biohnson@fresnoirrigation.com.
Sincerely,
Bret Johnson
Engineering Technician I K
Agencies\C ity\PM2005-40
BOARD OF President JACOB ANDRESEN, Vice-President JEFFERY G. BOSWELL
DIRECTORS JEFF NEELY,EDDIE NIEDERFRANK,STEVEN G.BALLS, General Manager GARY SERRATO
r
CLOVIS
it N I F I E D
/� SCHOOL DISTRICT
January 12, 2006
1450 HEMDON AVENUE �-
CLOVIS,G 93611-0567
559.327.9000
Arnoldo Rodriguez JAN 17 2006
www.dovlsusd.klt.ca.us Supervising Planner
City of Fresno pa'tenant
Planning & Development Dept.
2600 Fresno Street, Third Floor
Fresno, CA 93721-3604
GOVERNING BOARD
Sandra A.Bengal SUBJECT: Tentative Parcel Map No. 2005-40
Brian D.Heryford Southwest corner of N. Palm and W. Nees Avenues
Ginny L.Hovseplan
lUchard Lake, C.P.A. Dear Mr. Rodriguez:
Elizabeth J.Sandoval
Jim Van Volklnburg,D.D.S. This letter is in response res to our request for comment on the above-referenced
Susan M.Walker. D.H.Sc p y q
application, which would allow for the division of 19.8 acres into 10 commercial lots
to facilitate the construction of nine 1-3 story buildings, totaling 198,500 square feet.
New commercial and industrial development affects the District by generating
employees. The children of employees living in the District will need to be housed in
ADMINLSTRATION District schools.
Terry Bradley,Ed.D.
Superintendent The District currently levies a school facilities fee of $0.36 per square foot for
Virginia K Boris,Ed.D.
Associate Superintendent commercial/industrial development. New development on the subject property will
Daniel E.Kaiser,Ed.D. be subject to the fee in place at the time fee certificates are obtained.
Associate Superintendent
William C.McGuire
Assoc"teSupedntendent Thank you for the opportunity to comment.
Janet L.Young,Ed.D.
Associate Supedntendent
Sincerely, -
Bill McGuire K
Associate Superintendent
Administrative Services
APR.17.2006 9:23AM CAL TRANS PLANNING N0.869 P-112
,fir*�AL]F[1RMw�}�SINESS TRANSPORTATION ANf?HOMjs ARN n SCE1WABMMQM Jiyf
DEPARTMENT OF TRANSPORTATION
1352 WEST OLIVE AVENUE
P.O.BOX 12616
FRESNO,CA 93778-2616
PHONE (559)445-6666
PAX (559)488-4089 Be Be
TTY (559)488-4066 eneersv eJiTcri^n�r
April 17, 2006
2131-ICR/CEQA
.n� ; `� 6-FRE-41-31.6+/-
VTPM 2005-40
a (C-04318 &R-04-I04)
PARK PLACE
Mr. Amoldo Rodriguez
City of Fresno Development Department
26001~resno Street,Room 3043
Fresno,CA 93721
Dear Mr.Rodriguez;
We have reviewed the map for the office/connmercial development located on the southwest
comer of North Palm Avenue and the West.Nees Avenue alignment, Caltrans ha$the following
comments: ,
This letter supersedes our letter of 3anuary.•27,2006-
Caltrans
Caltrans has reached an agreement with the applicant for`Park Place"that mitigation in the
amount of$64,123 will be paid to Caltrans for the project's impacts to the State Route(SR)'41
interchanges at Friaat Road and Herndon Avenue.
Caltrans requests that this vesting tentative parcel map be conditioned to pay the$64,123 to
Caltrans for the development's impacts to the State Route(SR)41 interchanges at Friant Road
and Herndon Avenue. Per our agreement with the applicant,the mitigation will be paid to
Caltrans at occupancy.
We request that this letter be made a part of the permanent record for this project and that a copy
of our letter be included in the staff reports for both the City Council and the Planning
Commission. 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,
e
MOSES STITES
Office of Transportation Planning
District 06
"Calrms rrnproves mobility across California
APR.17.2006 9:23AM CAL TRANS PLANNING NO.869 P.ziz
Mr. Amoldo Rodriguez
April 1'l,2006
Page 2
C:Mr. Scott Mozier, City of Fresno Public Works
Mr.Ray Beach, County of Madera Planning Department
Mr.James Sanchez, City of Fresno Attorney's Office
Mr.Martin Keck,Caltrans Legal Department
Mr. Steve Samuelian, California Consulting,LLC
Ms.Barbara Goodwin, Council of Fresno County Governments
Kf
"Caltrans improves mobility across California
JAN.27.2006 10:53AM CAL TRANS PLANNING N0.268 P.2/4
(TATE OF CALEORNiA—DU.RtWSS,TRANSPORTOUSlNA AGENCY �nN(1i n Ct'RWAi�7R1 tam 1
DEPARTMENT OF TRANSPORTATION
1352 WEST OLIVE AVENUE
P.0.BOX 12616
FRESNO,CA 93778-2616
PHONE (559)445-6666 Mayourpo)verl
FAX (559)488-4088 ae energy ecitutt!
TTY (559)48&4066
January 27,2006
2131-IGR/CEQA
6-FRB-41-31.6+/-
VTPM 2005-40
(C-04-318 &R-04-104)
PARK PLACE
Mr.-Amoldo Rodriguez
City of Frwo,Development Department
2600 Fresno Street,Room 3043
Fresno, CA 93721
Dear Mr.Rodriguez:
We have reviewed the map fqr the office/commercial development located on the southwest
corner of North Palm Avenue and the West Nees Avenue alignment. Caltrans has the following
comments:
Caltrans reached agreement with the applicant for"park Place"prior to this project going to the
Planning Commission and subsequently being approved by the City Council on November 1,.
2005. It was agreed that the project would pay mitigation in the amount of$82,773 to Caltrans
for the project's impacts to the State Route(SR)41 interchanges at Friant Road and Herndon
Avenue. We did not testify at the City Council hearing on the original project on the basis of this
agreement. Since the project was approved,the applicant's representative has indicated to us that
the applicant will not pay mitigation to Caltrans.
We note that the original use permit and rezone was not conditioned to mitigate to Caltrans. The
staff report merely stated that the applicant had agreed to pay to mitigate for impacts to the State
Highway System(copy of pertinent page enclosed). Other projects at that same November 1,
2005 hearing were approved with a condition to pay mitigation to Caltrans. These were much
smaller projects. It would not be logical or fair to require small projects to pay mitigation while
not requiring the same from a large development. Caltrans recognizes that the omission of a
condition for Park Place to pay mitigation to Caltrans was obviously an oversight by City staff.
x�
To correct this oversight, Caltrans requests that this vesting tentative parcel map be conditioned
to pay the$82,773 to Caltrans for the development's impacts to the State Route(SR)41
interchanges at Friant Road and Hemdon Avenue. Significant unmitigated impacts will remain if
this project is allowed to proceed without addressing its impacts to the SR 41/Friant Road
interchange. The applicant prepared a traffic impact study that identified impacts to the
interchange. The traffic study was prepared to support the City's environmental assessment of
the project and,as such,represents the City's nexus study. If the project's impacts cannot be
reduced to a level of insignificance, a mitigated negative declaration for this subsequent
application will be an inappropriate environmental document. If impacts cannot or will not be
mitigated,the lead agency needs to require an Environmental Impact Report and then make a
finding of overriding consideration in order to approve the project.
"Caltrans improves moblliry across Callfbm a"
JAN.27.2006 10:53AM CAL TRANS PLANNING N0.266 P.3/4
Mr.Arnoldo Rodriguez
January 27,2006
Page 2
We request that this letter be made a part of the permanent record for this project and that a copy
of our letter be included in the staff reports for both the City Council and the Planning
Commission. This will provide the decision-making body and the general public with a
complete and accurate environmental evaluation for the project.
If you have any questions,please call me at(559) 445-6666.
Sincerely,
MOSES STITES
Office of Transportation Planning
District 06
Enclosure
C:Mr. Scott Monier, City of Fresno Public Works
Mr.Ray Beach,County of Madera Planning Department
Mr.James Sanchez,City of P`resno Attorney's Office
Mr.Martin Keck,Caltrans Legal Department
Mr_ Steve Samuelian, California Consulting,LLC
Ms.Barbara Goodwin,Executive Director,Council of Fresno County Governments
f
K
"Cahrans Improves mobility across California"
JAN.27.2006 10:54AM. . •,,.CAL TRANS PLANNING N0.268, P.4i4
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City of
F0 b I M.V-%I L I
"�.Wwl W111WALN
PLANNING AND DEVELOPMENT DEPARTMENT
DATE: April 24, 2006
TO: NICK P. YOVINO, Director
Planning and Development Department
THROUGH: GILBERT J. HARD, Planning Manager
Planning Division
FROM: ARNOLDO RODRIGUEZ, Supervising Planner
Planning Division
SUBJECT: REQUIRED FINDINGS AND APPROVAL OF VESTING TENTATIVE PARCEL MAP
NO. 2005-40, WHICH PROPOSES TO CREATE A TEN PARCEL PLANNED
DEVELOPMENT FOR APPROXIMATELY 19.08 ACRES OF PROPERTY LOCATED
ON THE SOUTHWEST CORNER OF NORTH PALM AVENUE AND THE WEST
NEES AVENUE ALIGNMENT
BACKGROUND
Vesting Tentative Parcel Map No. 2005-40, dated December 29, 2005, proposes to create ten
parcel planned development for approximately 19.08 acres of property located on the southwest
corner of North Palm Avenue and the West Nees Avenue Alignment. The 2025 Fresno General
Plan and the Bullard Community Plan designate the 17.07 acre portion of the subject property for
office commercial planned land uses,while the southeasternmost 2.01 acres are currently planned
for light industrial land uses and zoned C-M (Commercial and Light Manufacturing District). It is
noted that the applicant filed Rezone Application No.R-04-104 proposing to reclassify the northern
17.07 acres of the subject site from the AE-20/UGM (Exclusive Twenty Acre Agricultural
District/Urban Growth Management)zone district to the C-P/UGM (Administrative and Professional
Office District/Urban Growth Management) zone district. On November 1, 2005, the City Council
considered the rezone application. During their hearing, the Council approved the rezone
application subject to the applicant providing and gaining approval of an easement to the San
Joaquin Riverbottom. The applicant is currently negotiating with adjoining property owner's to gain
this access. Furthermore,staff has conditioned approval of the subject parcel map upon approval of
the rezone application.
In addition to the rezone application,the applicant also submitted Conditional Use Permit Application
No. C-04-318 proposing to develop the site with 198,468 squarb feet of office and commercial area.
The site will be anchored by a three-story, 68,000 square foot office building and a 41,268 square
foot fitness center. Eight other building pads are also proposed,one of which contains a bank with a
drive-up teller. Similar to the rezone application,approval is contingent upon the applicant providing
access to the riverbottom.
If approved, the subject parcel map will facilitate the development of a planned development with
common parking areas, access, cross drainage, etc. As part of its review of the conditional use
permit application,staff will ensure that the center provide similar design features,which will give the
center a common theme and identity, thus unifying the subject site.
Tentative Parcel Map No. 2005-40
April 24, 2006
Page 2
REQUIRED FINDINGS
An environmental assessment initial study was prepared for this project in accordance with the
requirements of the California Environmental Quality Act (CEQA) Guidelines. This process
included the distribution of requests for comment from other responsible or affected agencies and
interested organizations.
Preparation of the environmental assessment necessitated a thorough review of the proposed
project and relevant environmental issues and considered previously prepared environmental and
technical studies pertinent to the Roosevelt Community Plan area including the Master
Environmental Impact Report (MEIR No. 10130) for the 2025 Fresno General Plan. These
environmental and technical studies have examined projected sewage generation rates of planned
urban uses,the capacity of existing sanitary sewer collection and treatment facilities, and optimum
alternatives for increasing capacities; groundwater aquifer resource conditions; water supply
production and distribution system capacities; traffic carrying capacity of the planned major street
system; and, student generation projections and school facility site location identification.
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 March 30,
2006, which incorporates a MEIR Mitigation Monitoring Checklist. The finding of conformity has
been scheduled to be published in the Fresno Bee commencing a 20-day public review and
comment period on April 27, 2006.
STATE SUBDIVISION MAP ACT
The Subdivision Map Act (California Government Code Section 66410 et. seq.) requires that a
proposed parcel map not be approved unless the map,together with its design and improvement,is
found to be consistent with the General Plan and any applicable specific plan(Finding No. 1 below).
State law further provides that the proposed parcel map be denied approval if any one of the
Finding Nos. 2-5, below, is made in the negative.
1. The proposed parcel map,together with its design and improvements is consistent with the
City's 2025 General Plan and the Bullard Community Plan which designate the northern
17.07 acre portion of the subject property for office commercial planned land uses,while the
southeasternmost 2.01 acres are currently planned for light industrial land uses. The subject
tentative parcel map will facilitate the development of arxoffice complex,consistent with the
surrounding land uses, the General Plan and relevant community plan.
2. The site is physically suitable for the proposed type and density of development because of
the flat terrain of the site and adequate access and drainage on and off the site.
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 during its review of the conditional use permit application,staff will ensure that the
site will provide for suitable habit for small animals (i.e. birds) commonly found in urban
areas.
Tentative Parcel Map No. 2005-40
April 24, 2006
Page 3
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 public easements within or through the
site because conditions of approval will assure noninterference with any existing or
proposed public easements.
Staff, based on its own analysis, has determined that the parcel map,subject to the recommended
conditions of approval,otherwise complies with the design and property development standards of
the Zoning Ordinance and local Parcel Map Ordinance and recommends the approval of the parcel
map.
DIRECTOR DETERMINATION
1. Based upon the above analysis,the Planning and Development Director finds that Tentative
Parcel Map No. 2005-40 dated December 29,2005, is consistent with the applicable plans
and policies of the City of Fresno.
2. The Planning and Development Director hereby grants approval of Tentative Parcel Map No.
2005-40 dated December 29, 2005, subject to the conditions of approval dated April 24,
2006, and to become effective upon approval of Rezone Application No. R-04-104.
4z4-c-6
WI P. Yovino, Director Date
KAMaster Files-Parcel Maps arcel Maps 2005\TPM 2005-40 Southwest comer of Palm&Nees—AR\TPM-2005-40-Mem.doc
r
CITY OF FRESNO—ENVIRONMENTAL ASSESSMENT/ INITIAL STUDY
FINDING OF CONFORMITY/MEIR NO. 10130 nn
Pursuant to Section 21157.1 of the California Public Resource Code DATE 6IFILIM
(California Environmental Quality Act) the project described below is
determined to be within the scope of the Master Environmental Impact Report 2006 MAR 30 PM 4: 45
(MEIR) No. 10130 prepared for the 2025 Fresno General Plan
CITY CLERK, FRESNO C/
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:
Tutelian & Company Arnoldo Rodriguez, Supervising Planner
2300 Tulare Street, Ste. 300 March 30, 2006
Fresno, CA 93721
Environmental Assessment Number: Project Location (including APN):
Vesting Tentative Parcel Map No. 2005-40 Southwest corner of North Palm Avenue and the
West Nees Avenue Alignment
(APN: 405-530-42, 43, 44)
Project Description:
Clifford Tutelian, on behalf of Park Place Holdings, has filed Vesting Tentative Parcel Map No. 2005-40
pertaining to approximately 19.08 acres of property located on the southwest corner of North Palm Avenue
and the West Nees Avenue Alignment. The parcel map is a request to subdivide the subject site into 10
parcels.
The subject property is within the jurisdiction of the Bullard Community Plan and the 2025 Fresno General
Plan, both of which designate the property for office commercial and light industrial land uses. The Subject
site is currently vacant and is surrounded to the north by the San Joaquin River, to the east by offices, to the
south by light industrial uses while the property to the west is vacant.
Conformance to Master Environmental Impact Report (MEIR NO. 10130):
The recently adopted 2025 Fresno General Pian and Bullard Community Plan designate the subject parcel for
office commercial and light industrial planned land uses. The existing zone districts conform to this office
commercial and light industrial land use designations as indicated by the 2025 Fresno General Plan "Planned
Land Use and Zone District Consistency Matrix" as well as the adopted Bullard Community 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 and light
industrial land uses at an intensity and scale that is permitted by the planned land use and existing zoning
designations for the site. Thus, the vesting tentative 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).
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 and light industrial land use
Finding of Conformity Under MEIR No. 10130
Environmental Assessment No. TPM No. 2005-40
Page 2
March 30, 2006
designations specified for the subject parcel. 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 staffs finding in a manner prescribed by this section of the Guidelines and by
Section 21092 of the California Public Resources Code (CEQA provisions).
Gilbert J. Haro Date
Planning Manager, City of Fresno
KWaster Files-Parcel MapstParcel Maps 2005ITPM 2005-M Souftwel comer of Palm 8 Nees—ARlFIndinp of CMamity C ar.dac
Attachments: Environmental Checklist/Initial Study for Environmental Assessment No. TPM No. 2005-40
Mitigation Monitoring Checklist (MEIR No. 10130)for Environmental Assessment No.
TPM No. 2005-40
K
C ity of
DEPARTMENT OF PUBLIC UTILITIES
Date: January 19, 2006
To: ARNOLDO RODRIGUEZ, Planner III
Planning and Development Department , Current Planning
From: ROBERT DIAZ, Senior Engineering Technician
Public Utilities Department, Planning and Engineering Division
Subject: PM-2005-40, A 10-lot parcel map for approximately 19.8 acres of property located on the southwest
corner of North Palm and West Nees Avenues.
Requirements
Comply with Department of Public Utility requirements in memo dated 1-19-2006
K
JAN-19-2006 15:09 P.01i01
City Of
w
WATER DI WON
Date: January 19, 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. 2005.40
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. If a public water main is proposed within the boundaries of the map, it shall include a 12"
diameter loop from North Palm Avenue to the intersection of West Alluvial and North
Harrison Avenue, A 20 foot wide easement for water main purposes will be required for
the entire length of any public water main. Reimbursement for construction of a 12"
diameter water main will be made at the rates shown in the Master Fee Schedule in -
accordance with existing UGM policy.
5. All public water facilities shall be constructed in accordance with Public Works
Department standards, specifications, and policies.
6. If public water mains are not proposed. water for domestic, Irrigation and fire protection
will be provided from North Palm Avenue and will be metered at the curb per Public
Works Standards.
TAPFt0A4WE0\cmditns of AppmvAPM 2006.40 011906.doc
TnTA1 P 01
City of
DEPARTMENT OF PUBLIC UTILITIES
Date: January 20, 2006
To: ARNOLDO RODRIGUEZ, Planner III
Planning and Development Department , Current Planning
From: ROBERT DIAZ, Senior Engineering Technician
Public Utilities Department, Planning and Engineering Division
Subject: PM-2005-40, A 10-lot parcel map for approximately 19.8 acres of property located on the southwest
corner of North Palm and West Nees Avenues.
Requirements
Comply with Department of Public Utility requirements in memo dated 1-17-2006
K
City of
r Ee 0i w. iwar
DEPARTMENT OF PUBLIC UTILITIES
Date: January 17, 2006
To: ARNALDO RODRIGUEZ, Supervising Planner
Planning and Development Department
From: ROBERT DIAZ, Senior Engineering Technician
Department of Public Utilities, Planning and Engineering
Subject: SANITARY SEWER AND WATER REQUIREMENTS FOR PM-2005-40
General
Tentative Parcel Map No. 2005-40 proposes a 10-lot parcel map for approximately 19.8 acres of property
located on the southwest corner of North Palm and West Nees 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 an 8-inch main located in North Palm
Avenue. Sanitary sewer facilities will be available to provide service to the site subject to the following
requirements:
1. Construct an 8-inch sanitary sewer main in North Palm Avenue from the existing 8-inch sewer
main in North Palm and West Fallbrook Avenues north across the frontage of the project.
2. On-site sanitary sewer facilities shall be private.
Sanitary Sewer Fees
The following Sewer Connection Charges are due and shall be paid1Cfor the Project:
1. Sewer Lateral Charge
2. Oversize Sewer Charge
3. Trunk Sewer Charge Area: Herndon
4. Wastewater Facilities Charge (Residential)
Water Requirements
Comply with attached City of Fresno Water Division memo, dated January 19, 2006, for water
requirements for Parcel Map 2005-40.