HomeMy WebLinkAboutPM 2006-07 - Conditions of Approval - 10/24/2007 City of
Ir FING—NMOVINA0 Planning & Development Department
2600 Fresno Street*Third Floor Nick P. Yovino
Fresno, California 93721-3604 Director
(559) 621-8277 FAX (559) 498-1026
April 24, 2007
Please reply to:
Will Tackett
(559) 621-8063
Yamabe & Horn Engineering, Inc.
1300 East Shaw Avenue, Ste. 176
Fresno, California 93710
SUBJECT: NOTICE OF APPROVAL OF VESTING TENTATIVE PARCEL MAP NO. 2006-07
DATED JANUARY 18, 2007, PROPOSING A 12-LOT PARCEL MAP PLANNED
DEVELOPMENT FOR PROPERTY LOCATED ON THE SOUTH SIDE OF WEST
NEES AVENUE BETWEEN NORTH INGRAM AND NORTH PALM AVENUES.
(APN: 405-530-29, 30, 31, 32 & 33)
The City of Fresno Planning Division has completed its review of the subject parcel map dated
January 18, 2007. 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, 2007, are as noted on the attached
document.
Appeal: The divider or any aggrieved person may file an appeal regarding to conditions of approval
within fifteen (15) days from the date of approval.
To protest the Director's decision regarding the conditions of approval, you must appeal by filing a
written appeal with the Director of the Planning & Development Department. Appeal must include
the appellant's interest in/or relationship to the subject property,the decision or action appealed,and
specific reasons why the appellant believes the decision or action appealed should not be upheld.
Appeals must be submitted to the Director of the Planning and Development Department prior to 5
p.m. on May 09, 2007.
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 requesting the extension. New
conditions may be imposed if an extension is granted.
An extension may not exceed an aggregate of five years.
Yamabe & Horn Engineering, Inc.
Tentative Parcel Map No. 2006-07
April 24, 2007
Page 2
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 Will Tackett (planning or zoning issues).
Should you have any questions regarding the conditions you must notify either Rick Sommerville at
(559) 621-8277 or Will Tackett at (559) 621-8063 by May 09, 2007, 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,
PLANNI DIVISION
Will T kett, Planner III
Plan ' g and Development Department
Enclosures: Vesting Tentative Parcel Map No. 2006-07 dated January 18, 2007
Conditions of Approval dated April 24, 2007
City of
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PLANNING AND DEVELOPMENT DEPARTMENT
DATE: April 05, 2007
TO: KEITH BERGTHOLD, Assistant Director
Planning and Development Department
THROUGH: DARRELL UNRUH, Planning Manager
Planning Division
FROM: WILL TACKETT, Planner II
Planning Division
SUBJECT: REQUIRED FINDINGS AND APPROVAL OF VESTING TENTATIVE PARCEL MAP
NO. 2006-07, WHICH PROPOSES TO CREATE A 12-LOT PARCEL MAP
PLANNED DEVELOPMENT FOR PROPERTY LOCATED ON THE SOUTH SIDE
OF WEST NEES AVENUE BETWEEN NORTH INGRAM AND NORTH PALM
AVENUES.
(APN: 405-530-29, 30, 31, 32 & 33)
BACKGROUND
Vesting Tentative Parcel Map No.2006-07 filed by Yamabe and Horn Engineering, Inc.,on behalf of
Graham Development Company, and dated January 18, 2007, proposes to create a 12-lot parcel
map planned development for approximately 11.01 acres of C-M/cz (Commercial and Light
Manufacturing4vith conditions of zoning) zoned property located on the south side of West Nees
Avenue between North Ingram and North Palm Avenues. The property is within the jurisdiction of
the Bullard Community Plan and the 2025 Fresno General Plan, both of which designated the
subject property for neighborhood commercial planned land uses. However,the applicant filed Plan
Amendment Application No. A-05-27 and Rezone Application No. R-05-125 which proposed to re-
designate the planned land use designation from neighborhood commercial to light industrial. The
rezone application proposed to reclassify the subject site from the C-1 (Neighborhood Shopping
Center) zone district to the C-M/cz zone district. Both of these applications were approved by the
Fresno City Council on August 29, 2006, per Ordinance No. 2006-134 and Resolution No. 2006-
416. Furthermore,pursuant to Table 2 (Planned Land Use and Zone District Consistency Matrix)of
the 2025 Fresno General Plan the C-M/cz zone district is consistent with the planned land use
designation of light industrial.
In addition to filing the parcel map, the applicant has also submitted Conditional Use Permit
Application No. C-05-302. The conditional use permit application is proposing to develop the
subject site with 150,634 square feet of building area for a commercial industrial office complex. It is
noted that Vesting Tentative Parcel Map No. 2006-07 is proposing to create parcels that deviate
from the property development standards of the C-M zone district given that six of the proposed
parcels do not abut a public street or right-of-way. Pursuant to Section 12-407.5 of the Fresno
Municipal Code(FMC),the Director may modify property development standards of the underlying
zone district subject to the filing and approval of a single unified project which is covered by a
development entitlement (i.e. C-05-302). However, because the site plan did not depict the
proposed parcel lines staff will require that the applicant revise the site plan review inclusive of the
proposed property lines as proposed per the parcel map. These conditions, as well other
Vesting Tentative Parcel Map No. 2006-07
April 05, 2007
Page 2
responding agencies conditions have been incorporated into the Conditions of Approval dated April
05, 2007, for Vesting Tentative Parcel Map No. 2006-07.
CONDITIONS OF ZONING
The existing C-M/cz zoning for the subject property was established by the Fresno City Council on
August 29, 2006. During the adoption of the proposed C-M/cz zone district, staff requested that
conditions of zoning be placed upon the subject site. The following conditions were adopted per
Ordinance No. 2006-134 (Bill No. B-139):
1. Comply with the provisions set forth in the Post Closure Land Use Elements developed for
Calcot, dated November 7, 1997.
2. Prepare a Site—Specific Geotechnical Engineering Investigation and Report.
3. Prepare Site-Specific Soils Report.
4. Prepare a Construction Health and Safety Plan.
5. Prepare a Landfill Gas Mitigation System Design Plan.
6. Approval of the proposed project shall be conditioned upon compliance with the San Joaquin
Valley Air Pollution Control District (SJVAPCD) Regulation VIII, Rule 8020, as related to fine
particulate matter and dust.
7. Signalize the intersection of Nees Avenue at Audubon Drive. Eligible work at this intersection
can be credited against the required Traffic Signal Mitigation Impact Fee(TSMI Fee). A hold on
occupancy will be placed on Phase 2a until this signal is constructed and operating, however
Phase Ib may be constructed and occupied with approval from the Traffic Engineering
Department. The proposed construction of this signal shall include, but not limited to the
following:
a) The intersection shall be signalized to City of Fresno Standards complete with actuation,
left/right turn phasing, ITS vault, ITS communication cabinet, and emergency vehicle pre-
emption.
b) Protected dual eastbound left-turn lanes.
c) Protected dual southbound right-turn lanes.
d) Two westbound through lanes.
e) Two receiving lanes on Audubon Drive for dual eastbound left-turn lanes on Nees Avenue.
f) Restriping of Audubon Drive to accommodate a 7' southbound bike lane, 13' and 12'
southbound lanes, 12' and 13' northbound lanes, and a 7' northbound bike lane within the
existing 64' of roadway (curb face to curb face).
g) Transition four through lane section to two through lane section after 45 degree turn in
Audubon Drive.
Vesting Tentative Parcel Map No. 2006-07
April 05, 2007
Page 3
8. Signalize the intersection of Palm Avenue at Nees Avenue. A hold on occupancy will be placed
on Phase I and Phase II until this signal is constructed and operating. This condition is also part
of neighboring developments to the intersection. Eligible work at this intersection can be
credited against the required TSMI fee. This proposed construction of this signal shall include,
but not limited to the following:
a) The intersection shall be signalized to City of Fresno Standards complete with actuation,
left/right turn phasing, ITS vault, ITS communication cabinet, ITS camera pole at the
northeast corner, audible pedestrian signals and emergency vehicle pre-emption.
b) Protected dual westbound left-turn lanes.
c) Dual northbound right turn lanes and overlap with westbound left turn phase including
westbound U-turn prohibition.
d) The northbound approach shall have one left-turn lane, one through lane,and two right turn
lanes.
e) The westbound approach shall have two left-turn lanes, one through lane,and one right turn
lane.
f) Advance overhead signage directing northbound motorists on Palm Avenue that the number
one right-turn lane is for Nees Avenue only motorists and the number two right-turn lane is
for Audubon Drive motorists.
9. Signalize the intersection of Ingram Avenue and Alluvial Avenue complete with actuation, left
turn phasing, ITS vault, ITS communication cabinet and emergency vehicle signal preemption.
Included in the TSMI fee. A hold on occupancy will be placed on Phase II until this signal is
constructed and operating, however Phase I may be constructed and occupied with approval
from the Traffic Engineering department.
10. The project shall install six 1-1/2" ITS conduits along Nees Avenue with fiber interconnect
between the new signal at Palm Avenue/Nees Avenue and the existing signal at Nees
Avenue/Ingram Avenue. Included in the TSMI fee. To be installed with street improvements. A
hold on occupancy will be placed on Phase II until these improvements are installed and
approved by construction management and traffic engineering, however Phase I may be
constructed and occupied with approval from the Traffic Engineering department.
11. The project shall install three 1-1/2" ITS conduits along Ingram Avenue with fiber interconnect
between the new signal at Ingram Avenue and Alluvial Avenue and the existing signal at Nees
Avenue and Ingram Avenue. Included in the TSMI fee. To be installed with street
improvements. A hold on occupancy will be placed on Phase II until these improvements are
installed and approved by construction management and traffic engineering, however Phase I
may be constructed and occupied with approval from the Traffic Engineering department.
12.The project shall install six 1-1/2" ITS conduits along Palm Avenue with fiber interconnect
between the new signal at Palm Avenue/Nees Avenue and the existing signal at Palm Avenue
and Alluvial Avenue. Included in the TSMI fee. To be installed with street improvements.A hold
on occupancy will be placed on Phase 11 until these improvements are installed and approved by
Vesting Tentative Parcel Map No. 2006-07
April 05, 2007
Page 4
construction management and traffic engineering, however Phase I may be constructed and
occupied with approval from the Traffic Engineering department.
13. Construct dual westbound left-turn lanes at the intersection of Ingram Avenue and Nees Avenue
as a result of excessive queuing that blocks the through lanes. Included in the TSMI fee. A hold
on occupancy will be placed on Phase II until this signal is constructed and operating, however
Phase I may be constructed and occupied with approval from the Traffic Engineering
department.
14. Pay the Traffic Signal Mitigation Impact Fee (TSMI Fee) at the time of building permit based on
the trip generation rate(s) as set forth in the latest edition of the ITE Generation Manual. The
current fee amount is 4,035(ADT's)x 41.47(fee rate as shown in the Master Fee Schedule)_$
167,331.45. The project shall pay the fee per trip as established by the City of Fresno Master
Fee Schedule at the time fees are paid. Signalization and ITS installation shall be
creditable/reimbursable against TSMI fees.
15. The site plan circulation is not approved as submitted in the traffic study.The owner/developer
shall meet with Traffic Engineering staff to redesign site plan to avoid long parking aisle travel
lanes that connect Palm Avenue and Ingram Avenue. Access to buildings by large delivery
trucks also needs to be accommodated.Throat depths onto Nees Avenue and Palm Avenue will
need to be lengthened as a result on on-street queues blocking these driveways.
16. Audubon Drive is used as a short cut from northeast Fresno to Palm Avenue/Nees Avenue
intersection. As a result of existing speeds and increasing volumes on Audubon which has
homes fronting onto the roadway one roundabout at the following intersection Audubon
Drive/Maroa Avenue shall be constructed to mitigate traffic on Audubon Drive.
Although these conditions of zoning will be satisfied with the construction of the commercial
industrial office complex, staff has reiterated these conditions as conditions of the parcel map
ensuring that the development of the vacant 11.01 acres complies with the conditions of zoning.
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.
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 December
14, 2006, which incorporates a MEIR Mitigation Monitoring Checklist. This environmental finding
was properly published and noticed on December 14, 2006, with no comments received to date.
STATE SUBDIVISION MAP ACT
The Subdivision Map Act (California Government Code Section 66410 et. seq.) requires that a
proposed parcel map not be approved unless the map,together with its design and improvement,is
found to be consistent with the General Plan and any applicable specific plan(Finding No. 1 below).
Vesting Tentative Parcel Map No. 2006-07
April 05, 2007
Page 5
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 Bullard Community Plan and the 2025 Fresno General Plan.The Bullard Community
Plan and the 2025 Fresno General Plan designate the site for light industrial planned land
uses which is consistent with the C-M/cz zone district as identified in Table 2 of the 2025
Fresno General Plan.
2. The site is physically suitable for the proposed development because of the flat terrain of the
site and adequate access and drainage on and off the site. The Fresno Metropolitan Flood
Control District will require that the drainage from the site be diverted to the Master Plan
Inlets.
3. The proposed parcel map design and improvements are not likely to cause substantial and
considerable damage to the natural environment, including fish,wildlife or their habitat.The
site is located in an area that is fully developed with industrial uses. The area does not and
would not provide value for wildlife.
4. The proposed parcel map design and improvements are not likely to cause serious public
health and safety problems, because the conditions of approval have shown and will insure
that the subdivision conforms with City health and safety standards. In addition, during the
entitlement process,staff will ensure that the conditions of zoning will be applied accordingly.
5. The proposed parcel map design will not conflict with pubic easements within or through the
site because conditions of approval will assure noninterference with any existing or
proposed public easements.
Staff, based on its own analysis, has determined that the parcel map, subject to the recommended
conditions of approval, otherwise complies with the design and property development standards of
the Zoning Ordinance and local Parcel Map Ordinance and recommends the approval of the parcel
map.
DIRECTOR DETERMINATION
1. Based upon the above analysis,the Planning and Development Director finds that Vesting
Tentative Parcel Map No. 2006-07 dated January 18,2007, is consistent with the applicable
plans and policies of the City of Fresno.
2. The Planning and Development Director hereby grants approval of Vesting Tentative Parcel
Map No. 2006-07 dated January 18,2007, subject to the conditions of approval dated April
Ali, 2007.
Keith ergthold. Assistant Director Date
SOURCE OF DATA: VESTING
NOTES PRELIMINARY TITLE REPORT DATED NOVEMBFR 30.2005.ORDER NO.1004-1554797(RA),FIRST AMERICAN TITLE CO. SITE INFORMATION
ALL INFRASTRUCTURE IMPROVEMENTS ARE CONSTRUCTED AND WCLUOE SANITARY SEWER.DOMESTIC CURBS CUTTERS. EXISTING TREES PROPOSED ZONING SOURCE OF ELECTRICITY ASSESSOR'S PARCEL TENTATIVE PARCEL
PERMANENT STREET PAVEMENT,STREET LIGHTS,ETC. NONE C-M(R-05-127) PG&E NUMBER
THE DESIGN OF THE PROPOSED SUBDIVISION SHALL PROVIDE TO THE EXTENT FEASIBLE FOR FUTURE PASSIVE OR NATURAL EXISTING BUILDINGS EXISTING ZONING SOURCE OF GAS 405-53D-29,30,31,32&33
HEATING OR COOLING OPPORTUNITIES AND OTHER MEASURES PROVIDED IN THE SUBDIVISION MAP ACT.100%OF THE LOTS NONE C-1 PG&E SITE AREA
ARE ORIENTATED NORTH TO SOUTH. EXISTING USE SOURCE OF WATER SOURCE OF CABLE T.V. 479,830:SF(11.01&AC)
VACANT CITY OF FRESH AT&T MAP NO. 2006- 07
ALL STREETS ADJACENT TO THE BOUNDARIES OF THIS SUBDIVISION NAVE B@N PREVIOUSLY DEDICATED FOR PUBLIC O
PURPOSES AND ALL ARE TO REI"(UNLESS OTHERWISE NOTED),THERE ARE NO OUSTING CANALS OR DITCHES LOCATED PROPOSED USE SOURCE OF SEWAGE SOURCE LL TELEPHONE GRAHAM DEVELOP ENT CO,
WITHIN THE PROPOSED SUBDIVISION(EXCEPT IF SHOWN). LIGHT UNCAL& DISPOSAL PACIFIC BELL PD BOXMEL 22szo IN THE CITY OF FRESNO, COUNTY OF FRESNO
LIGHT WOUS7RIAL CITY OF FRESNO CARME,CA 93922
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LEGEND: BASIS OF BEARINGS
EXISTING PROPERTY UNE THE EAST UNE OF THE NORTHEAST QUARTER OF SECTION 32,T.12 S,R.20 E MOB&M AS SHOWN ON TRACK 4637 RECORDED IN SCALE 1'- 60'
• a EXISTING WATER LINE VOLUME 62 OF PLATS AT PAGES 39-48,F.C.R.TAKEN TO BE NORTH 0070'00 EAST.
0 30 60 120
• s EXISTING SEWER LINE LEGAL DESCRIPTION
PREPARED BY
EDGE OF PAVEMENT :
REAL PROPERTY IN THE QTY OF FRESNO,COUNTY OF FRESNO,STATE OF CALIFORNIA.DESCRIBED AS FOLLOWS YAMABE &HORN ENGINEERING, INC.
EXISTING CONCRETE CURB&GUTTER 1300 EAST SHAW AVENUE,SATE 178
LOTS ID5.106,107 AND 108 OF TRACT N.4837,ACCORDING TO THE MAP THEREOF RECORDED IN BOOK 82,PAGES 39 THROUGH FRESNO.CA 93710
EXISTING CHAIN LINK FENCE 48,INCLUSIVE,OF PLATS,FRESNO COUNTY RECORDS At.56FIH-3- FAA iM-24-T20
• FOUND SURVEY MONUMENT APN:405-530-28 AND 405-530-30 AND 405-53D-31 AND 40.5-530-32 AND 405--&30-33. 2/n/as..o�auTw.o.a
PLANNER:PAUL BERNAL
mom-
CITY OF FRESNO
PLANNING AND DEVELOPMENT DEPARTMENT
CONDITIONS OF APPROVAL
APRIL 24, 2007
VESTING TENTATIVE PARCEL MAP No. 2006-07
South side of West Nees Avenue between North Ingram and North Palm 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. 2006-07 a Planned Development,
dated January 18, 2007, the subdivider may prepare a Final Parcel Map in accordance with the
approved tentative map. Note that a final parcel map may not be filed until the appeal period has
expired. Should an appeal be filed pursuant to Section 12-1207 of the FMC,the application will be
scheduled to be heard before the City of Fresno Planning Commission. The appellant may withdraw
their appeal pursuant to Section 12-1207.2 of the FMC.
Concurrent with the filing of a final map and when the provisions of Section 66436 of the Subdivision
Map Act apply,the subdivider is responsible to send,by certified mail,a sketch of the proposed final
map, together with a copy of SMA Section 66436(a)(3)(A),to any public entity or public utility which
has previously acquired a right-of-way easement.
LEGAL STATUS OF SITE TO BE SUBDIVIDED
1. The parcel map site was legally created as Lots 105, 106 107 and 108 of Tract No. 4637,
according to the map thereof recorded in Book 62, Pages 39 through 48, Inclusive,of Plats,
Fresno County Records.
PLAN CONSISTENCY
2. The subject site is located within the jurisdiction of the Bullard Community Plan and the 2025
Fresno General Plan. The Bullard Community Plan and the 2025 Fresno General Plan
designated the subject site for development with neighborhood commercial planned land
uses however Plan Amendment Application No. A-05-27 and Rezone Application No.
R-05-125 were filed and approved for the subject site re-designating the site from the
neighborhood commercial planned land use to the light industirial planned land uses while
the rezone application reclassified the site from the C-1 (Neighborhood Shopping Cente►
zone district to the C-M/cz (Commercial and Light Manufacturing/with conditions of zoning)
Conditions of Approval
Vesting Tentative Parcel Map No. 2006-07
April 24, 2007
Page 2
zone district. Pursuant to Table 2 (Planned Land Use and Zone District Consistency Matrix)
of the 2025 Fresno General Plan and applied within all community plans the light industrial
planned land use designation is consistent with the C-M/cz (Commercial and Light
Manufacturing/with conditions of zoning) zone district.
ZONING
3. Comply with provision of the State of California Government Code Sections §66410 -
§66499.58 SMA and the City FMC Chapter 12, Article 10 (Subdivision of Real Property).
4. Proposed Parcels A thru F, inclusive, of Vesting Tentative Parcel Map No. 2006-07 are
consistent with the C-M/cz zone district.
CONDITIONS OF ZONING
5. The following conditions of zoning are applicable to Vesting Tentative Parcel Map No.
2006-07 as adopted per Ordinance No. 2006-134 (Bill No. B-139).
a) Comply with the provisions set forth in the Post Closure Land Use Elements developed
for Calcot, dated November 7, 1997.
b) Prepare a Site—Specific Geotechnical Engineering Investigation and Report.
c) Prepare Site-Specific Soils Report.
d) Prepare a Construction Health and Safety Plan.
e) Prepare a Landfill Gas Mitigation System Design Plan.
f) Approval of the proposed project shall be conditioned upon compliance with the San
Joaquin Valley Air Pollution Control District (SJVAPCD) Regulation Vill, Rule 8020, as
related to fine particulate matter and dust.
g) Signalize the intersection of Nees Avenue at Audubon Drive. Eligible work at this
intersection can be credited against the required Traffic Signal Mitigation Impact Fee
(TSMI Fee). A hold on occupancy will be placed on Phase Ila until this signal is
constructed and operating, however Phase Ib may be constructed and occupied with
approval from the Traffic Engineering Department. The proposed construction of this
signal shall include, but not limited to the following:
i) The intersection shall be signalized to City of Fresno Standards complete with
actuation, left/right turn phasing, ITS vault, ITS communication cabinet, and
emergency vehicle pre-emption.
ii) Protected dual eastbound left-turn lanes.
iii) Protected dual southbound right-turn lanes.
Conditions of Approval
Vesting Tentative Parcel Map No. 2006-07
April 24,2007
Page 3
iv) Two westbound through lanes.
v) Two receiving lanes on Audubon Drive for dual eastbound left-turn lanes on Nees
Avenue.
vi) Restriping of Audubon Drive to accommodate a 7'southbound bike lane, l3'and 12'
southbound lanes, 12' and 13' northbound lanes, and a 7' northbound bike lane
within the existing 64' of roadway (curb face to curb face).
vii) Transition four through lane section to two through lane section after45 degree turn
in Audubon Drive.
h) Signalize the intersection of Palm Avenue at Nees Avenue. A hold on occupancy will be
placed on Phase I and Phase II until this signal is constructed and operating. This
condition is also part of neighboring developments to the intersection. Eligible work at
this intersection can be credited against the required TSMI fee. This proposed
construction of this signal shall include, but not limited to the following:
i) The intersection shall be signalized to City of Fresno Standards complete with
actuation, left/rightturn phasing, ITS vault, ITS communication cabinet, ITS camera
pole at the northeast corner, audible pedestrian signals and emergency vehicle pre-
emption.
ii) Protected dual westbound left-turn lanes.
iii) Dual northbound right turn lanes and overlap with westbound left turn phase
including westbound U-turn prohibition.
iv) The northbound approach shall have one left-turn lane, one through lane, and two
right turn lanes.
v) The westbound approach shall have two left-turn lanes, one through lane, and one
right turn lane.
vi) Advance overhead signage directing northbound motorists on Palm Avenue that the
number one right-turn lane is for Nees Avenue only motorists and the number two
right-turn lane is for Audubon Drive motorists.
i) Signalize the intersection of Ingram Avenue and Alluvial Avenue complete with
actuation, left turn phasing, ITS vault, ITS communication cabinet and emergency
vehicle signal preemption. Included in the TSMI fee. A hold on occupancy will be placed
on Phase II until this signal is constructed and operating, however Phase I may be
constructed and occupied with approval from the Traffic Engineering department.
j) The project shall install six 1-1/2" ITS conduits along Nees Avenue with fiber
interconnect between the new signal at Palm Avenue/Nees Avenue and the existing
Conditions of Approval
Vesting Tentative Parcel Map No. 2006-07
April 24, 2007
Page 4
signal at Nees Avenue/Ingram Avenue. Included in the TSMI fee. To be installed with
street improvements. A hold on occupancy will be placed on Phase II until these
improvements are installed and approved by construction management and traffic
engineering, however Phase I may be constructed and occupied with approval from the
Traffic Engineering department.
k) The project shall install three 1-1/2" ITS conduits along Ingram Avenue with fiber
interconnect between the new signal at Ingram Avenue and Alluvial Avenue and the
existing signal at Nees Avenue and Ingram Avenue. Included in the TSMI fee. To be
installed with street improvements.A hold on occupancy will be placed on Phase II until
these improvements are installed and approved by construction management and traffic
engineering, however Phase I may be constructed and occupied with approval from the
Traffic Engineering department.
1) The project shall install six 1-1/2" ITS conduits along Palm Avenue with fiber
interconnect between the new signal at Palm Avenue/Nees Avenue and the existing
signal at Palm Avenue and Alluvial Avenue. Included in the TSMI fee. To be installed
with street improvements. A hold on occupancy will be placed on Phase II until these
improvements are installed and approved by construction management and traffic
engineering, however Phase I may be constructed and occupied with approval from the
Traffic Engineering department.
m) Construct dual westbound left-turn lanes at the intersection of Ingram Avenue and Nees
Avenue as a result of excessive queuing that blocks the through lanes. Included in the
TSMI fee. A hold on occupancy will be placed on Phase II until this signal is constructed
and operating, however Phase I may be constructed and occupied with approval from
the Traffic Engineering department.
n) Pay the Traffic Signal Mitigation Impact Fee (TSMI Fee) at the time of building permit
based on the trip generation rate(s) as set forth in the latest edition of the ITE
Generation Manual. The current fee amount is 4,035(ADT's)x 41.47(fee rate as shown
in the Master Fee Schedule) = $ 167,331.45. The project shall pay the fee per trip as
established by the City of Fresno Master Fee Schedule at the time fees are paid.
Signalization and ITS installation shall be creditable/reimbursable against TSMI fees.
o) The site plan circulation is not approved as submitted in the traffic study. The
owner/developer shall meet with Traffic Engineering staff to redesign site plan to avoid
long parking aisle travel lanes that connect Palm Avenue and Ingram Avenue.Access to
buildings by large delivery trucks also needs to be accommodated.Throat depths onto
Nees Avenue and Palm Avenue will need to be lengthened as a result on on-street
queues blocking these driveways.
p) Audubon Drive is used as a short cut from northeast Fresno to Palm Avenue/Nees
Avenue intersection.As a result of existing speeds and increasing volumes on Audubon
which has homes fronting onto the roadway one roundabout at the following intersection
Audubon Drive/Maroa Avenue shall be constructed to mitigate traffic on Audubon Drive.
Conditions of Approval
Vesting Tentative Parcel Map No. 2006-07
April 24, 2007
Page 5
• NOTE: Although these conditions of zoning are listed in the conditions of
approval for Vesting Tentative Parcel Map No. 2006-07, they are listed for
informational purposes only and are not requirements of the parcel map.
TRAIL REQUIREMENT
6. The 2025 Fresno General Plan designates West Nees Avenue as a Multipurpose Trail.
While the trail has not been implemented to the east of the project site,there is a connection
to the San Joaquin River Parkway to the west. Therefore, in order to provide an enhanced
pedestrian environment(and in accordance with the Conditions of Approval for Conditional
Use Permit Application NO. C-05-302 dated February 23, 2007), the street trees shall be
planted in the public right-of-way, which will provide an enhanced shade canopy, in
combination with the trees planted in the landscape setback adjacent to the sidewalk. Both
should be planted at 60 feet intervals,staggered,so that there is a tree every 30 feet. Street
tree species specified in the Palm Bluffs Design Guidelines is a London Plane Tree. The
standard Multipurpose Trail cross section is 26 feet. However,since the sidewalk is existing
on this site, the overall cross section has been modified to 14 feet (not including the trees
planted on private property); with 8-foot sidewalk and a 6-foot parkstrip.
STREET NAMES
7. The following Street Name on the Parcel Map shall be corrected:
Street Name Status Required Change
East Nees Avenue Change West Nees Avenue
MODIFICATIONS TO PROPERTY DEVELOPMENT STANDARDS
8. Proposed parcels must be consistent with the C-M/cz zone district for the parcel map site in
terms of lot depth and area subject to approval of a special permit for a planned
development. All parcels must provide access to public street rights-of-way under a planned
development special permit.
9. Conditional Use Permit Application No. C-05-302, has been submitted and request
authorization to develop the 11.01 acre site with 150,634 square feet of building area for a
commercial industrial office complex. Conditional Use Permit Application No.C-05-302 shall
be revised to include the property lines as proposed per Vesting Tentative Parcel Map No.
2006-07, dated January 18, 2007, thereby authorizing the creation of the planned
development. Contact the Planning and Development Department at (559) 621-8277 for
further information regarding the submittal of the revised site plan.
10. Submit draft copies of Covenants, Conditions and Restrictions/Owners Association
documents(CC&R's)for review and approval. Final,executed and notarized document are
to be located with the parcel map. CC&R's shall conform with the provisions of Section 12-
1026 of the FMC and address ingress, egress, sewer and water service maintenance and
access, fire protection, solid waste service, storm drainage, parking and landscaping as
Conditions of Approval
Vesting Tentative Parcel Map No. 2006-07
April 24, 2007
Page 6
follows:
a) Cross Access for ingress/egress
b) Cross Drainage
c) Covenant for Shared Parking
d) Covenant to maintain sewer, water and all other utilities
e) Covenant for fire protection underground water supplies
f) Covenant to maintain all landscaping within the limits of this map
g) Covenant for shared solid waste facilities
h) Provide Covenant Agreement for access to land locked parcels
i) Provide Covenant Agreement for maintenance of fire suppression water system
11. The proposed structure(s) on the site may be affected due to the location of the proposed
parcel lines. Compliance with the prevailing Uniform Building Code as it relates to exterior
wall protection, allowable area, etc. (as applicable to new parcel line locations) must be
demonstrated prior to final map submittal. Contact the Planning and Development
Department, Building and Safety Services Division at (559) 621-8200.
12. 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.
GENERAL CONDITIONS
13. 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.
• NOTE: Engineered construction plans shall be submitted to the Planning and
Development Department for approval concurrent with the final map.
14. 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.
15. 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.
16. 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)
Conditions of Approval
Vesting Tentative Parcel Map No. 2006-07
April 24, 2007
Page 7
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.
17. 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.
a) Curb ramps are required at all corners within the limits of this parcel map.
18. 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.
19. 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.
20. 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.
21. 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.
22. 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.
23. 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).
24. 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
Conditions of Approval
Vesting Tentative Parcel Map No. 2006-07
April 24, 2007
Page 8
submitted as a part of the street construction plans for this tentative map to the Public Works
Department for review and approval.
25. The subdivider may either construct the required off-site improvements,when required,prior
to the approval of the final parcel map; or enter into an agreement with the City of Fresno
providing for the construction of the required improvements and sufficient security prior to
the approval of the final parcel map.
SPECIFIC CONDITIONS
STREETS AND RIGHTS-OF-WAY
26. Comply with all of the requirements of the Public Works Department, Engineering Division
memorandum dated February 23, 2007.
Specific Condition
27. Dedicate a 4-foot Pedestrian Easement along the West Nees Avenue frontage within this
map.
28. Upon development, a six-foot planter strip with an eight-foot sidewalk will be required to be
installed per Public Works Standard P-5, see attached Exhibit "D."
SANITARY SEWER SERVICE
Sanitary Sewer Requirements:
The nearest sanitary sewer mains to serve the proposed project are an eight-inch main located
in North Palm Avenue, and Eight-inch main in West Nees Avenue and a 21-inch main in North
Ingram Avenue. Sanitary sewer facilities will be available to provide service to the site subject to
the following requirements:
29. On-site sanitary sewer shall be private.
30. Separate sewer house branches are required for each lot.
31. Comply with all of the requirements of the Department of Public Utilities, Planning and
Engineering memorandum dated February 05, 2007.
Sanitary Sewer Fees
32. The following Sewer Connection Charges are due and shall be paid for the Project:
a) Sewer Lateral Charge
b) Oversize Sewer Charge
Conditions of Approval
Vesting Tentative Parcel Map No. 2006-07
April 24, 2007
Page 9
c) Trunk Sewer Area: Herndon
d) Wastewater Facilities Charge (Non-Residential)
WATER SERVICE
33. Separate water services with meters shall be provided to each parcel.
34. 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.
35. All public water facilities shall be constructed in accordance with Public Works Department
standards, specifications and policies.
FIRE SERVICE
36. The Fresno Fire Department requires that a covenant for shared firefighting access and
water supplies be recorded inclusive of all parcels of Vesting Tentative Parcel Map No.
2006-07.
FLOOD CONTROL AND DRAINAGE
37. 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 23, 2006.
DEVELOPMENT FEES AND CHARGES
This project is subject to the following development fees and charges:
Fresno Metropolitan Flood Control District FEE/RATE
a. Metropolitan Flood Control District Fee $0.00
SEWER CONNECTION CHARGES FEE RATE
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
Conditions of Approval
Vesting Tentative Parcel Map No. 2006-07
April 24, 2007
Page 10
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 Charger 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
k. Transmission Grid Main Charge* $804/net acre
(parcels under 5 gross acres)
I. Transmission Grid Main Bond $304/net acre
Debt Service Charge * (parcels under 5 gross acres)
m. UGM Water Supply Feer N/A
Service Area:
n. Well Head Treatment Feer N/A
Service Area:
o. Recharge Feer N/A
Service Area:
p. 1994 Bond Debt Service* N/A
Service Area:
DEVELOPMENT IMPACT FEE FEE RATE
Conditions of Approval
Vesting Tentative Parcel Map No. 2006-07
April 24, 2007
Page 11
q. Fire Facilities Impact Fee - Citywide♦** $236/1000sq.ft t
r. Park Facility Impact Fee - Citywide♦** N/A
s. Quimby Parkland Dedication Feet** 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* N/A
Service Area:
w. Major Street Bridge Charge* N/A
Service Area:
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
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).
* Due at time of development
* Deferrable through Fee Deferral Covenant.
T 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.
City of
DATE: February 23, 2007
TO: Paul Bernal, Planner III
Development Department, Planning Division C rent Planning
THROUGH: Louise Monroe, Traffic Planning Supervisor
Public Works Department, Engineering Divisio
FROM: Gregory A. Jenness, Senior Engineering Technicl
Public Works Department, Engineering Division
SUBJECT: Tentative Parcel Map 2006-07, Public Works Conditions of Approval, REVISED
Location: South side of West Nees Avenue between North Palm Avenue & North
Ingram Avenue
Owner: Graham Development Company
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
d" Repair or replace all existing damaged and/or off-grade offsite concrete improvements as
determined by the City of Fresno Public Works Department, Construction Management Division,
(559) 621-5500. (Existing)
• 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.
Specific Condition
1. Dedicate a 4'Pedestrian Easement along the West Nees Avenue frontage within this Map.
2. Upon development, a 6'planter strip with an 8'sidewalk will be required to be installed per
Public Works Standard P-5, see attached Exhibit "D".
- 1 —
T:\TRAFFIC ENGINEERING\Traffic Planning\Parcel Maps\CONDITIONS OF APPROVAL FOR PARCEL MAPS\TentPM200607 Palm&Nees
SECrev.doc
- YHL3lT "D"
R
_ r
e
i
.--PED.EASEMENT
a
RESIDENTIAL SIDEWALK PATTERN REF' & REV. CITY OF FRESNO
ON MAJOR STREETS
City of
DATE: April 25, 2006
TO: Paul Bernal, Planner III
Development Department, Planning Division, Current Planning
THROUGH: Louise Monroe, Traffic Planning Supervisor
Public Works Department, Engineering Divisi
FROM: Gregory A. Jenness, Senior Engineering Technic)
Public Works Department, Engineering Division
SUBJECT: Tentative Parcel Map 2006-07, Public Works Conditions of Approval
Location: South side of West Nees Avenue between North Palm Avenue & North
Ingram Avenue
Owner: Graham Development Company
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
• Repair or replace all existing damaged and/or off-grade offsite concrete improvements as
determined by the City of Fresno Public Works Department, Construction Management Division,
(559) 621-5500. (Existing)
• Submittal of engineered construction plans to the Planning and Development Department for
approval must be maderp for 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.
Specific Condition
1. The 2025 General Plan calls for a 26' Multi-Purpose Trail to be dedicated and installed
along the West Nees Avenue Frontage. -rhe Public Works, Traffic Engineering Section does
not recommend the installation of this trail, because of the lack of connectivity. Contact the
Development Department to process a Plan Amendment to remove this trail.
- 1 —
LATraffic Planning Section\Parcel Maps\TentPM200607 Palm&Nees SEC.doc
CJ(va f-
d
FIRE DEPARTMENT
Date: January 22, 2007
To: PAUL BERNAL, Planner III
Planning and Development Department , Current Planning
4
From: MIKE SCHMIDT, Supervising Fire Prevention Inspector
Fire Department, Fire Prevention & Investigative Services
Subject: PM-2006-07, for approximately 11 acres of property located on the south side
of West Nees Avenue between North Palm and North Ingram Avenues.
General
Provide approved covenant/s for shared firefighgting access and water supplies.
City of
rw1kCvlie I,►w�'
DEPARTMENT OF PUBLIC UTILITIES
Date: January 19, 2007
To: PAUL BERNAL, Planner III
Planning and Development Department, Current Planning
From: CHRIS WEIBERT, Management Analyst II
Public Utilities Department, Administration
Subject: PM-2006-07, for approximately 11 acres of property located on the south side of West Nees
Avenue between North Palm and North Ingram Avenues.
Does Project Affect Your Agency/Jurisdiction
No - Project does not directly affect Solid Waste Division
Recommended Conditions of Approval
None.
Page 1 of 1
City of
Ir
FIRE DEPARTMENT
Date: March 08, 2006
To: PAUL BERNAL, Planner III
Planning and Development Department , Current Planning
From: MIKE SCHMID*, kpervisingFire Prevention Inspector
Fire Department, Fire Prevention & Investigative Services
Subject: PM-2006-07, a six lot parcel map for approximately 11.01 acres of property
located on the south side of East Nees Avenue between North Palm and North
Ingrams Avenues.
Other
Provide approved covenant/s for shared fire fighting access and water supply.
File No. 210.411
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
PUBLIC AGENCY DEVELOPER Eq
Mr. Gil Haro, Planning Manager ROBERT W. NORRIS,PRESIDENT AND CEO
Planning & Development Department CALCOT, LTD.
City of Fresno 1900 E. BRUNDAGE LN.
2600 Fresno Street BAKERSFIELD, CA 93307
Fresno, CA 93721
MAP NO. 2006-007 PRELIMINARY FEE(S) (See below)
DRAINAGE AREA(S) " DH " " - " DRAINAGE AREA " DH " $0.00
DATE 3 f 2-3/0 (6 DRAINAGE AREA " - if -
TOTAL FEE $0.00
The proposed development will generate storm runoff which produces potentially significant
environmental impacts and which must be properly discharged and mitigated pursuant to the
California Environmental Quality Act and the National Environmental Policy Act. The O
District 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 O
indicated 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 O
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. ft4
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.
2006-007 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
FRESNO ME' VOLITAN FLOOD CONTROL DI 1ICT
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 -4-2
C. The grading and drainage patterns shown on the site plan conform to the
adopted Storm Drainage and Flood Control Master Plan.
2. The proposed development shall construct and/or dedicate Storm Drainage and Flood Control
Master Plan facilities located within the development or necessitated by any off-site
improvements required by the approving agency:
Developer shall construct facilities as shown on Exhibit No. 1 as "Master Plan
Facilities to be constructed by Developer".
X None required.
3. The following final improvement plans shall be submitted to the District for review prior to
final development approval:
X Grading Plan Storm Drain Plan Final Map
Street Plan Water& Sewer Plan Other
4. Availability of drainage facilities:
X a. Permanent drainage service is available provided the developer can verify
to the satisfaction of the City of Fresno that runoff can be safely conveyed
to the Master Plan inlet(s).
b. The construction of facilities required by Paragraph No. 2 hereof will
provide permanent drainage service.
C. Permanent drainage service will not be available. The District recommends
temporary facilities until permanent service is available.
Temporary service is available through
d. See Exhibit No. 2.
5. The proposed development:
Appears to be located within a 100 year flood prone area as designated on the latest
Flood Insurance Rate Maps available to the District, necessating appropriate
floodplain management action. (See attached Floodplain Policy.)
2006-007 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 3 of 4
Appears to be located within a 500 year flood prone area as designated on the latest
Flood Insurance Rate Maps available to the District.
X Does not appear to be located within a flood prone area.
6. The Federal Clean Water Act and the State General Permits for Storm Water Discharges 3
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,
eliminate non-storm water discharges, conduct routine site inspections, train employees Z
in permit compliance, and complete an annual certification of compliance.
O
b. State General Permit for Storm Water Discharges Associated with Industrial Activities, O
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 y
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.
2006-007 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
FRESNO METkOPOLITAN FLOOD CONTROL DIS'iRICT
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, 67 4jegineer: Mitzi M. Molina
District Engineer
C: YAMABE & HORN ENGINEERING, INC.
1300 E. SHAW AVE., SUITE 176
FRESNO, CA 93710
2006-007 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
/ NOTE:
I I THIS DRAWING IS SCHEMATIC,
I DISTANCES ARE APPROXIMATE.
I I I
I ll I
I I
30' I — 30__� l ! �
30° — — � — I — — �- — — —
------------ --1-----------1----------- -------
NEES i AVE. N
! I µ I
I. ! W
1
1 }. C
l I I
I I
Z
��ry� ill
I
FALLBROOK AVE. i l
2q•�
-----------------
LEGEND
--------------LEGEND
Existing Master Plan Facilities
Future Master Plan Facilities
Direction Of Drainage 40
—————— Inlet Boundary SCALE I"=200'
Drainage Area Boundary
TPM 2006-007
DRAINAGE AREA:"DH"
EXHIBIT N0. 1
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
DRAWN BY: RC DATE: 3115!06
KC AUWCaCPZWGS10EXH16R1CITYPM0006.007.dwg REVISED BY: — DATE: —
OTHER REQUIREMENTS
EXHIBIT NO. 2
In an effort to improve storm water runoff quality, outdoor storage areas shall be constructed and
maintained such that material which generates contaminants will not be conveyed by runoff into the
storm drain system.
The District encourages, but does not require that roof drains from non-residential development be
constructed such that they are directed onto and through a landscaped grassy swale area to filter out
pollutants from roof runoff.
Runoff from areas where industrial activities, product,or merchandise come into contact with and
may contaminate storm water must be directed through landscaped areas or otherwise treated before
discharging it off-site or into a storm drain. Roofs covering such areas are recommended. Cleaning
of such areas by sweeping instead of washing is to be required unless such wash water can be
directed to the sanitary sewer system. Storm drains receiving untreated runoff from such areas that
directly connect to the District's system will not be permitted. Loading docks,depressed areas, and
areas servicing or fueling vehicles are specifically subject to these requirements. The District's
policy governing said industrial site NPDES program requirements are attached.
Development No. TPM 2006-007
engr\perm it\exhibit2\city-tpm\2006\2006-007(mm)
City of
iezql�in
DEPARTMENT OF PUBLIC UTILITIES
Date: February 5, 2007
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 REQUIREMENTS FOR PM-2006-07 REVISED
General
Tentative Parcel Map No. 2006-07 Revised proposes approximately 11 acres of property located on the
south side of West Nees Avenue between North Palm and North Ingram 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 are an 8-inch main located in North Palm
Avenue, an 8-inch main in West Nees Avenue and a 21-inch main in North Ingram Avenue. Sanitary
sewer facilities will be available to provide service to the site subject to the following requirements:
1. On-site sanitary sewer shall be private.
2. Separate sewer house branches are required for each lot.
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: Herndon
4. Wastewater Facilities Charge (Non-Residential)
City of
9-"=ter*A&I
DEPARTMENT OF PUBLIC UTILITIES
Date: March 13, 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-2006-07
General
Tentative Parcel Map No. 2006-07 proposes a 6-lot parcel map for approximately 11 acres of property
located on the south side of West Nees between North Palm and North Ingram 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 are an 8-inch main located in North Palm
Avenue, an 8-inch main in West Nees Avenue and a 21-inch main in North Ingram 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 West Fallbrook Avenue
north across the project frontage.
2. Separate sewer house branches are required for each lot.
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: Herndon
4. Wastewater Facilities Charge (Non-Residential)
Water Requirements
Comply with attached City of Fresno Water Division memo, dated March 10, 2006, for water
requirements for Parcel Map 2006-07.
City of
WATER DIVISION
Date: February 2, 2007
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, Supervising Engineering Technician
Department of Public Utilities, Water Division
Subject: WATER REQUIREMENTS FOR TENTATIVE PARCEL MAP NO. 2006-07
The following conditions are required to provide water service to the development.
1. Separate water services with meters shall be provided to each parcel.
2. Sea[and abandon existing on-site well(s) in compliance with the State of Californ[a Weft
Standards, Bulletin 74-90 or current revisions issued by California Department of Water
Resources and City of Fresno standards.
3. All public water facilities shall be constructed in accordance with Public Works
Department standards, specifications, and policies.
TAPROJM\MEC\Conditions of Approval\PM 2006-07 020207.doc
03/14/2006 08:51 5594 26 WATER TSS PAGE 05
City of
ESWATER;!10Nq
Date: March 10,2006
To: D UG HECKER, Supervising Engineering Technician
D Ipartment of Public Utilities, Administration
Through: NEIL.MONTGOMERY, Chief Engineering Technician 4
Department of Public Utilities,Water Division !�
I
From: MI6HAEL CARBAJAL,Senior Engineering Technician
Debartment of Public Utilities,Water Division
Subject: WATER REQUIREMENTS FOR TENTATIVE PARCEL MAP NO, 2006-07
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 Califomia 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,'/I are required to serve the development Including any subsequent phases
thereof. T 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 ater facilities shall be constructed in accordance with Public Works
Departme standards, specifications, and policies.
i
I
T_1PRONWIEMCOMM.�of APWay.APM 2006-07 031006.d—
•.� " ��..; j" :;., �' OFFICES OF
PHONE(559)233-7161
FAX(559)233-8227
`.._ f
2907 SOUTH MAPLE AVENUE
FRESNO,CALIFORNIA 93725-2218
Your Most Valuable Resource-Water
March 10, 2006 7 -,NEED
MAR 1 2006
Mr. Paul Bernal pla-rn;ng
City of Fresno
Planning and Development Dept.
2600 Fresno Street, 3rd Floor
Fresno, CA 93721-3604
RE: VTPM No. 2006-07
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 biohnson ,fresnoirri ation.com.
Sincerely,
Bret Johnson
Engineering Technician I
Agencies\C ity\PM2006-07
BOARD OF President JACOB ANDRESEN, Vice-President JEFFERY G. BOSWELL
DIRECTORS JEFF NEELY,EDDIE NIEDERFRANK,STEVEN G.BALLS, General Manager GARY SERRATO
STATE OF CALIFORNIA—BUSINESS.TRANS' TATION AND HOUSING AGENCY ARNOLD SCHWARZENEGGER,Governor
DEPARTMENT OF TRANSPORTATION
1352 WEST OLIVE AVENUE ' s
P. 0. BOX 12616
FRESNO, CA 93778-2616
PHONE (559)445-6666 J' Flex your power!
FAX (559)488-4088 =' _ V Be energy efficient!
TTY (559)488-4066
March 9, 2006
213 1-IGR/CEQA
6-FRE-41-R30.9+/-
r TPM 2006-07
PALM BLUFFS CORPORATE CENTER
Mr. Paul Bernal
City of Fresno Development Department
2600 Fresno Street, Room 3043
Fresno, CA 93721
Dear Mr. Bernal:
Caltrans has reviewed the tentative parcel map proposed for the property located southeast corner
of East Nees and North Palm Avenues. The property is within the Palm Bluffs Corporate Center.
Caltrans has the following comments:
The project is part of a previous plan amendment/_rezone application initially filed in 1996 by
Calcot, Ltd. Caltrans came to an agreement with the applicant for mitigation to the State Route
(SR) 41 interchange at Herndon Avenue. As agreed to by Caltrans, the applicant and the City of
Fresno Public Works Director, $50,000 in mitigation was allocated for improvements to the SR
41 interchange at Herndon Avenue.
Caltrans has received the $50,000 from the City that was originally paid by Calcot. We consider
these funds to have mitigated for the project's impacts to the State Highway System, and have no
further comments on this project.
If you have any questions, please contact me at (559) 445-6666.
Sincerely,
MOSES STITES
Office of Transportation Planning
District 6
C: Mr. Mehmet Noyan, President, The Mehmet Noyan Company
Ms. Barbara Goodwin, executive Director, Council of Fresno County Governments
"Caltrans improves mobility across California"
STATE OF CALIFORNIA—BUSINESS.TRANSP^nTATION AND HOUSING AGENCY ARNOLD SCHWARZENEGGER Governor
DEPARTMENT OF TRANS-eORTATION
1352 WEST OLIVE AVENUE =
P. O. BOX 12616
FRESNO, CA 93778-2616
PHONE (559) 445-6666 Flex your power!
FAX (559) 488 4088 Be energy e//'ic' ni!
TTY (559)488-4066 `
RECE1N �
January 22, 2007 Sn�1 200
P��NNiNq ANC 213 1-IGR/CEQA
D VJgMENT 6-FRE-41-R30.9+/-
TPM 2006-07
PALM BLUFFS CORPORATE CENTER
Mr. Paul Bernal
City of Fresno Development Department
2600 Fresno Street, Room 3043
Fresno, CA 93721
Dear Mr. Bernal:
Caltrans has reviewed the proposed vesting parcel map proposed for the property located
southeast corner of East Nees and North Palm Avenues. The property is within the Palm Bluffs
Corporate Center. Caltrans has the following comments:
The project is part of a previous plan amendment/rezone application initially filed in 1996 by.
Calcot, Ltd. Caltrans came to an agreement with the applicant for mitigation to the State Route
(SR) 41 interchange at Herndon Avenue. As agreed to by Caltrans, the applicant and the City of
Fresno Public Works Director, $50,000 in mitigation was allocated for improvements to the SR
41 interchange at Herndon Avenue.
Caltrans has received the $50,000 from the City that was originally paid by Calcot. We consider
these funds to have mitigated for the project's impacts to the State Highway System, and have no
further comments on this project.
If you have any questions, please contact me at (559) 445-6666.
Sincerely,
MOSES STITES
Office of Transportation Planning,
District 6
C: Mr.Mehriiet Noun,President;The M6hinet Noyan Company
Ms. Barbara Good win, executive Director, Council of Fresno'County Governments
"Caltrans improves mobility across California"
TENTATIVE PARCEL kP NO. 2006-07
GOVERNMENT CODE§66020(d)(1)
A protest filed pursuant to subdivision (a) shall be filed at the time of approval or
conditional approval of the development or within 90 days after the date of the
imposition of the fees, dedications, reservations, or other exactions to be imposed on a
development project. Each local agency shall provide to the project applicant a notice
in writing at the time of the approval of the project or at the time of the imposition of the
fees, dedications, reservations, or other exactions, a statement of the amount of the
fees or a description of the dedications, reservations, or other exactions, and notification
that the 90-day approval period in which the applicant may protest has begun.
Improvements and payments shall not be required on or in front of any undeveloped
portion of a net acreage of ten acres or more which exists after the division of land. All
improvements and payments to be completed with development.
SEWER CONNECTION CHARGES FEE RATE
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 Charger 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
k. Transmission Grid Main Charge* $804/net acre (parcels under 5 gross
acres)
I. Transmission Grid Main Bond Debt Service Charge $304/net acre (parcels under 5 gross
acres)
m. UGM Water Supply Feer N/A
Service Area:
n. Well Head Treatment Fee♦ N/A
Service Area:
o. Recharge Feer N/A
Service Area:
p. 1994 Bond Debt Service* N/A
Service Area:
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* N/A
Service Area:
w. Major Street Bridge Charge* N/A
Service Area:
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
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
d6 Deferrable through Fee Deferral Covenant.
IV 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.
Street Name Review
2nd review
TPM-2006-07 2-20-07
Street Name Status Required Change
East Nees Avenue Chane I West Nees Avenue
North Palm Avenue Good
North Ingram Avenue Good
CITY OF FRE,_.O — ENVIRONMENTAL ASSESSMEN. / INITIAL STUDY
FINDING OF CONFORMITY/MSIR NO. 10130
Pursuant to Section 21157.1 of the California Public Resource Code DATE RECEIVED FOR rLING:
(California Environmental Quality Act) the project described below is 2605 DFC 114 PM 2: 57
determined to be within the scope of the Master Environmental Impact Report
(MEIR) No. 10130 prepared for the 2025 Fresno General Plan CITY CLERK. FRESNO r;
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:
Robert W. Norris, President and CEO for Calcot, LTD. Paul Bernal, Planner III
1900 East Brundage Lane December 14, 2006
Bakersfield, California 93307
Environmental Assessment Number: Project Location (including APN):
Vesting Tentative Parcel Map No. 2006-07 South side of West Nees Avenue between North
Ingram and North Palm Avenues
(APN: 405-530-29 thru 33, inclusive)
Project Description:
Robert W. Norris, of Calcot, LTD, has filed Vesting Tentative Parcel Map No. 2006-07 for approximately 11
acres of property located on the south side of West Nees Avenue between North Ingram and North Palm
Avenues. The parcel map proposes to subdivide the subject site into six parcels. The subject site is within
the jurisdiction of the Bullard Community Plan and the 2025 Fresno General Plan both of which designate the
subject site for light industrial planned land uses. Pursuant to Table 2 (Planned Land Use and Zone District
Consistency Matrix) of the 2025 Fresno General Plan and applied within all community plans, the planned
land use designation of light industrial is consistent with the C-M/cz (Commercial and Light
Manufacturing/with conditions of zoning) zone district. The subject site is currently undeveloped and is
surrounded by vacant property to the north and west, multiple family residential dwellings to the east and a
Pacific Gas and Electric substation to the south.
Conformance to Master Environmental Impact Report (MEIR NO. 10130):
The 2025 Fresno General Plan and Bullard Community Plan designate the subject parcel for light industrial
planned land uses. The proposed uses and the C-M/cz zone district conforms to the light industrial land use
designation 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 project 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 at an intensity and scale that is permitted by the
planned land use and the zoning designation for the site. Thus, the approval of the 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, the proposed project will not adversely impact existing
city service systems or the traffic circulation system that serves the subject parcels, or any such effect is not
substantially unusual or of undesirable magnitude. These infrastructure findings have been verified by the
California Transportation Department, the City of Fresno Public Works Department 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
Finding of Conformity Under MEIR . 10130
Environmental Assessment No. TPM No. 2006-07
December 14, 2006
Page 2
land use designations, include impacts associated with the light industrial land use designation 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 staff's finding in a manner prescribed by this section of the Guidelines and by
Section 21092 of the California Public Resources Code (CEQA provisions).
-rte G� �- l�-0&
Gilbert J. Haro 0 Date
Planning Manager, City o Fresno
Attachments: Environmental Checklist/initial Study for Environmental Assessment No.TPM No. 2006-07
Mitigation Monitoring Checklist (MEIR No. 10130) for Environmental Assessment No.
"FPM No. 2006-07
KAMaster Files-Parcel Maps\Parcel Maps 2006\TPM 2006-07-- Yamabe&Hom--PB\Environmental Assessment\FINDING OF CONFORMITY COVER PAGE.doc
ENI""ONMENTAL ASSESSMENT(EA) CP -KLIST
OTENTIAL ENVIRONMENTAL EFFE, .S
EA NO. TPM No. 2006-07
1_0 TOPOGRAPHIC, SOIL, GEOLOGIC 11.0 URBAN SERVICES
CONSIDERATIONS 1 11.1 Availability of fire protection
1 1.1 Geologic hazards, unstable soil conditions 1 11.2 Lack of emergency vehicle access
1 1.2 Adverse change in topography or ground surface relief 1 11.3 Adequacy of design for crime prevention
1 1.3 Destruction of unique geologic or physical features 1 11.4 Overcrowding of school facilities
1 1.4 Increased water erosion 1 11.5 Availability of water mains of adequate size
1 11.6 Availability of sewer lines of adequate capacity
2_0 AIR QUILITY 1 11.7 Availability of storm water drainage facilities(on or
1 2.1 Substantial indirect source of pollution off site)
1 2.2 Direct on-site pollution generation 1 11.8 Availability of adequate park and recreation areas
1 2.3 Generation of objectionable odors 1 11.9 Unusually high solid waste generation
1 2.4 Generation of dust except during construction
1 2.5 Adverse local climatic changes 12.0 HAZARDS
1 12.1 Risk of explosion or release of hazardous
3_0 WATER substances
1 3.1 Insufficient ground water available for long-term project 1 12.2 Site subject to flooding
use 1 12.3 Adverse change in course of flow of flood waters
1 3.2 Use of large quantities of ground water 1 12.4 Potential hazards from aircraft accidents
1 3.3 Wasteful use of ground water 1 12.5 Potential hazards from landfill and/or toxic waste
1 3.4 Pollution of surface or ground water supplies sites
1 3.5 Reduction in ground water recharge
13.0 AESTHETICS
4_0 PLANT LIFE 1 13.1 Obstruction to public or scenic vista or view
1 4.1 Reduction of the numbers of any unique, rare or 1 13.2 Creation of aesthetically offensive conditions
endangered species 1 13.3 Removal of street trees or other valuable
1 4.2 Reduction in acreage of agricultural crop vegetation
1 4.3 Premature or unnecessary conversion of prime 1 13.4 Architectural incompatibility with surrounding area
agricultural land
14.0 HISTORICAL/ARCHAEOLOGICAL
5_0 ANIMAL LIFE 1 14.1 Removal of historic building, disruption of
1 5.1 Reduction in the numbers of any rare, unique or archaeological site
endangered species 1 14.2 Construction or activity incompatible with adjacent
1 5.2 Deterioration or displacement of valuable wildlife habitat historic site
6_0 HUMAN HEALTH 15.0 ENERGY
1 15.1 Use of substantial amounts of energy or fuel
7_0 NOISE 1 15.2 Substantial increase in demand upon existing
1 7.1 Increases in existing noise levels sources of energy
1 7.2 Exposure to high noise levels 1 15.3 Wasteful use of energy
8.0 LIGHT AND GLARE EXPLANATION OF RATINGS
1 8.1 Production of glare which will adversely affect "0" Insufficient Information
residential areas
1 8.2 Exposure of residences to high levels of glare Insufficient information is available to determine the
potential environmental effects which may result from the
9.0 LAND USE proposed project in this category.
1 9.1 Incompatibility with adopted plans and policies "1" No significant Environmental Effect
1 9.2 Acceleration of growth rate The proposed project will not have an adverse
1 9.3 Induces unplanned growth environmental effect in this category, or any such effect is
1 9.4 Adverse change in existing or planned area not substantially unusual or of undesirable magnitude.
characteristics
This rating is also utilized in cases where the category is
10.0 TRANSPORTATION AND CIRCULATION not applicable to the particular project under consideration.
1 10.1 Generation of vehicle traffic sufficient to cause capacity "2.. Moderate Environmental Effect
deficiencies on existing street system
1 10.2 Cumulative increase in traffic on a major street for which The proposed project will have an adverse environmental
capacity deficiencies are projected effect in this category, which is of sufficient magnitude to
1 10.3 Specific traffic hazard r motorists, bicyclists, be of specific concern. However, this effect is not
pedestrians substantial enough in itself to require the preparation of an
1 10.4 Routing of non-residential traffic through residential area Environmental Impact Report, and is mitigable through
project changes and conditions.
1 10.5 Insufficient or poorly located parking
1 10.6 Substantial increase in rail and/or air traffic "3" Significant Adverse Environmental Effect
The environmental effect identified in this category
substantiates in itself or contributes towards a finding that
the proposed project has a potentially significant adverse
effect on the environment sufficient to require the
preparation of an Environmental Impact Report.