HomeMy WebLinkAboutPM 2006-08 - Conditions of Approval - 10/3/2013 e''yul ,. REPORT TO THE PLANNING COMMISSION AGENDA ITEM NO. VIII.D.
IF S� l!
COMMISSION MEETING 11/16/11
November 16, 2011 APPROVED BY
FROM: KEVIN FABINO, Planning Manager i
Development & Resource Manage apartment DEPARTMENT D1 CTOR
THROUGH: MIKE SANCHEZ, Planning Manager t
Development Services Division
BY: WILL TACKETT, Planner III
Development Services Divisio
SUBJECT: CONSIDERATION OF PROPOSED AMENDMENT TO CONDITIONS OF
APPROVAL FOR TENTATIVE PARCEL MAP NO. 2006-08
RECOMMENDATION
Staff recommends that the Planning Commission take the following actions:
1. APPROVE the proposed amendment to the Conditions of Approval for Tentative Parcel Map
No. 2006-08 as provided within the Revised Conditions of Approval dated November 16,
2011; subject to the findings of Section 12-1028 of the Fresno Municipal Code.
EXECUTIVE SUMMARY
On June 26, 2006, the Director of the Development and Resource Management Department approved
Tentative Parcel Map No. 2006-08 proposing a 2-lot residential subdivision of approximately 1.93 acres
of property located on the west side of South Minnewawa Avenue between East Orleans and East
Townsend Avenues.
The subject property is located within the boundaries of the 2025 Fresno General Plan and Roosevelt
Community Plan which designate the subject property for development with Medium-Low Density
Residential (2.19-6.00 dwelling units/acre) planned land uses. The subject property is currently zoned
under the R-1-BIRM/cz (Single Family Residential/Residential Modifying Overlay/with conditions of
zoning) zone district classification. The RM (Residential Modifying Overlay) zone district is intended to
provide special property development and street development standards thereby protecting and
maintaining designated areas, streets and adjacent properties as residential areas of exceptional public
and private value by reason of their location, form, extent of trees and or other vegetation. The RM
zone district is applicable to this property because of the mature olive trees that line South Minnewawa
Avenue. Conditions of zoning applied to the subject property require that any lots along East Butler and
South Minnewawa Avenues shall have a minimum lot size of 20,000 square feet; and, that the mature
olive trees along East Butler and South Minnewawa Avenues shall be preserved and maintained.
The subject property has been developed with one single family residence, a swimming pool, and other
associated accessory buildings. The Conditions of Approval for Tentative Parcel Map No. 2006-08
dated June 26, 2006 included a requirement (Condition of Approval No. 5) that the existing accessory
structures and swimming pool, which are located on proposed Parcel "A" of Tentative Parcel Map No.
2006-08 (the portion of the subject property proposed to be subdivided from the existing residence),
would need to be removed prior to recordation of a Parcel Map. This requirement was originally
imposed by staff due to the fact that, within the Fresno Municipal Code, accessory uses are those
defined as being "incidental, related, appropriate and clearly subordinate to the main use of the lot or
building". The subdivision of land, as proposed, would therefore create a circumstance in which a
REPORT TO THE PLANNING COMMISSION
Amendment to Conditions of Approval for Vesting Tentative Parcel Map No.2006-08
November 16,2011
Page 2
separate legal lot of record would be created with extant accessory structures but without a primary
residence or"main use"of the subject property to which the respective structures would be considered
ancillary. The requirement for removal of the accessory structures was therefore determined to be
justified.
The property owner intends to construct a new single family residence on proposed Parcel "A" of
Tentative Parcel Map No.2006-08 following subdivision of the subject property and the subsequent sale
of proposed Parcel"B"of the tentative parcel map,which contains the existing residence. However,the
conditions of approval do not provide options for the property owner/subdivider to proceed with the
subdivision of land without removing the existing buildings and structures. With consideration to
sustainable practice and in acknowledgment of the intended future use of the portion of property
containing the swimming pool and accessory buildings,staff supports the inclusion of options within the
conditions of approval so that the subdivision of property can proceed.
Staff support is contingent however,upon surety of protection of the public health,safety and welfare as
well as the minimization of any potential liability to the property owner or City of Fresno. Furthermore,
all options as presented are required to comply with and meet the intent of the Fresno Municipal Code.
Therefore, in addition to the option to remove the swimming pool and accessory buildings, staff
proposes to incorporate within the conditions of approval two additional options wherein:(1)A Second
Dwelling Unit(in accordance with Section 12-306-N-38 of the FMC)could be constructed on the portion
of property proposed to be subdivided as Parcel "A" of Tentative Parcel Map No. 2006-08 prior to
recordation of a Parcel Map; or, (2) The property owner/subdivider could enter into a legal covenant
providing for the security of the swimming pool such that it does not become an attractive nuisance or
liability, maintenance for purposes of mosquito abatement, and creation of mutual easements for any
existing utilities services to the respective structures which may cross property lines after subdivision.
The covenant will also contain terms providing authority to the City of Fresno or the Mosquito
Abatement District to assume maintenance responsibilities should they become an issue and lien the
property to recover any costs for remediation as appropriate.
Section 12-1214 of the Fresno Municipal Code(FMC)stipulates that an approved tentative parcel map
and/or conditions of a parcel map may be amended pursuant to Section 12-1028 of the FMC. Section
12-1028 of the FMC provides that an amendment to a condition of a tentative parcel map may be
initiated by the Director of the Development and Resource Management Department, the Director of
Public Works Department,or any subdivider or owner of the real property subject to the tentative parcel
map. However, the decision to approve such an amendment must be approved by the Planning
Commission subject to its ability to make the findings specifically referenced within Section 12-
1028(b)(4)of the FMC(please see findings provided herein below).
Therefore, staff is requesting consideration and approval by the Planning Commission to amend the
Conditions of Approval for Tentative Parcel Map No. 2006-08 to include provisions which would afford
the subdivider/property owner options for the interim treatment of the accessory structures so that they
are not required to be removed prior to recordation of a Parcel Map. These options are proposed to be
provided as described herein above and in accordance with the attached Revised Conditions of
Approval for Tentative Parcel Map No.2006-08 dated November 16,2011.
REPORT TO THE PLANNING COMMISSION
Amendment to Conditions of Approval for Vesting Tentative Parcel Map No.2006-08
November 16,2011
Page 3
PROJECT INFORMATION
PROJECT Amendment to Conditions of Approval for Tentative Parcel Map No.
2006-08 proposing that a condition of approval requiring the removal of
existing accessory buildings and a swimming pool on a portion of the
subject property be amended to include provisions wherein the property
owner would have the option to either remove the respective accessory
structures,construct a primary residence on the portion of property to be
subdivided,or enter into a covenant with the City of Fresno providing for
the securing, maintenance,utility services,and terms for any necessary
remediation respective to the accessory structures prior to recordation of
the approved subdivision map.
APPLICANT Jim Courtis,property owner.
LOCATION West side of South Minnewawa Avenue between East Orleans and East
Townsend Avenues.
(Council District 5,Councilmember Quintero)
SITE SIZE Approximately 1.93 acres.
LAND USE Existing - Low Density Residential
Planned - Medium-Low Density Residential
ZONING Existing&
Proposed- R-1-B/RM/cz(Single Family Residential District/
Residential Modifying District/with conditions of
zoning)
PLAN DESIGNATION Pursuant to Table 2 (Planned Land Use and Zone District Consistency
AND CONSISTENCY Matrix)of the 2025 Fresno General Plan and Section 12-403-B-1 (Zone
District Consistency Table)of the FMC, the existing R-1-13 zone district
designation for the subject property and the Medium-Low Density
Residential planned land use designation for the subject property may
be found consistent.
ENVIRONMENTAL Finding of Categorical Exemption under Section 15315(Class 15/
FINDING Minor Land Divisions)of the California Environmental Quality Act
(CEQA)Guidelines.
STAFF Recommend Approval of the proposed amendment to the Conditions of
RECOMMENDATION Approval for Tentative Parcel Map No. 2006-08 as provided within the
Revised Conditions of Approval dated November 16, 2011; subject to
the findings of Section 12-1028 of the Fresno Municipal Code
REPORT TO THE PLANNING COMMISSION
Amendment to Conditions of Approval for Vesting Tentative Parcel Map No.2006-08
November 16,2011
Page 4
BORDERING PROPERTY INFORMATION
Planned Land Use Existing Zoning Existing Land Use
North R-1-B/RM/cz
Medium-Low Density Single Family Residential
Residential Single Family Residential District/Residential g Y
Modifying Overlay/with conditions of zoning
South R-1-B/RM/cz
Medium-Low Density Vacant
Residential Single Family Residential District/Residential
Modifying Overlay/with conditions of zoning
East R-1-AH(Fresno County)
Low Density Residential Single Family Residential District(Horses) Single Family Residential
West
Medium-Low Density
R-1-B/RM/cz Single Family Residential Residential Single Family Residential District/Residential &
Modifying Overlay/with conditions of zoning Vacant
ENVIRONMENTAL FINDING
The City of Fresno Development and Resource Management Department has evaluated the proposed
project with consideration as to whether the project presents any potential to have a significant effect on
the environment. Based upon this evaluation and commentary from responsible City of Fresno
Departments and independent agencies, it has been determined that the proposed project will not have
a significant effect on the environment and falls within the Categorical Exemptions set forth in Section
15315/Class 15 of the California Environmental Quality Act(CEQA)Guidelines.
Section 21084 of the Public Resources Code requires that the CEQA Guidelines to include a list of
"classes" of projects which have been determined not to have a significant effect on the environment
and which shall, therefore, be exempt from the provisions of CEQA. In response to the mandate, the
Secretary for Resources has found that the classes of projects listed in Article 19 of the CEQA
Guidelines do not have a significant effect on the environment,and they are declared to be categorically
exempt from the requirement for the preparation of environmental documents.
Section 15315/Class 15 of the CEQA Guidelines exempts from the provision of CEQA projects
characterized as being the division of property in urban areas zoned for residential, commercial, or
industrial uses into four or fewer parcels when the division is in conformance with the General Plan and
zoning,no variances or exceptions are required,all services and access to the proposed parcels to local
standards are available,the parcel was not involved in a division of a larger parcel within the previous 2
years,and the parcel does not have an average slope greater than 20 percent.
The subject property has been proposed to be subdivided at an intensity and scale that is permitted by
the Medium-Low Density Residential (2.19-6.00 dwelling units/acre) planned land use designation and
existing R-1-B (Single Family Residential) zone district classification for the subject site. Thus, the
subdivision and development of the subject property in accordance with Tentative Parcel Map No.
2006-08 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 property. These infrastructure findings have been verified by the Public Works
and Public Utilities Departments.
REPORT TO THE PLANNING COMMISSION
Amendment to Conditions of Approval for Vesting Tentative Parcel Map No.2006-08
November 16,2011
Page 5
Therefore, the following findings can be made: (1) There is not a reasonable possibility that the
proposed project will have a project-specific, significant effect on the environment due to unusual
circumstances;(2)No substantial changes with respect to the circumstances under which the project is
being undertaken that are related to the project have occurred since community-level environmental
review was certified or adopted; and, (3) No new information has become available regarding the
circumstances under which the project is being undertaken that is related to the project, that was not
known, and could not have been known, at the time that community-level environmental review was
certified or adopted.
Furthermore, it has been found that none of the exceptions to categorical exemptions pursuant to
Section 15300.2 of CEQA Guidelines apply to the proposed project. Cumulative impacts of successive
projects in the vicinity over time are not significant and no activity will occur as a result of the proposed
project, where there is a reasonable possibility that the activity will have a significant effect on the
environment due to unusual circumstances. The project will not result in damage to scenic resources,
including but not limited to, trees, historic buildings, rock outcroppings, or similar resources, within a
highway officially designated as a state scenic highway. There are no know existing hazardous material
conditions related to the site and the subject property is not located on a site which is included on a list
of hazardous materials sites compiled pursuant to Government Code Section 65962.5. Finally, the
project has no potential to cause a substantial adverse change in the significance of a historical
resource.
A Class 15 Categorical Exemption was prepared on June 26,2006 and filed with the City Clerk's Office
on June 28,2006.
Findings Required Pursuant to Section 12-1028 of the Fresno Municipal Code
Section 12-1028 of the FMC requires that a proposed amendment to a condition of a tentative parcel
map not be approved unless the Planning Commission makes the following findings:
FINDINGS PER FRESNO MUNICIPAL CODE SECTION 12-1028
i. There are changes in circumstances which make such conditions no longer appropriate or
necessary;and,
finding ! The existing condition promotes unsustainable building practices by unnecessarily
t , requiring removal of existing structures prior to future development on the subject property.
The Fresno Municipal Code acknowledges that Accessory Buildings are a use permitted in
the R-1-13 zone district and that swimming pools are considered to be permanent
structures. The proposed amendment to the conditions of approval will provide options for
the property owner to subdivide the subject property in order to facilitate future
development on the subject property while providing surety that the public health, safety
and welfare will be protected.
ii. The amendments do not impose any additional burden(s) on the present fee owner(s) of the
property subject to the map;and,
Frndiii' The proposed amendment will not impose any additional burden(s) on the present fee
owner(s)of the property subject to the map because the modification proposed provides
�l additional options for the property owner to proceed with the proposed project as intended.
Therefore,the proposed amendments relieve the property owner of certain requirements to
be implemented prior to recordation of a Parcel Map.
REPORT TO THE PLANNING COMMISSION
Amendment to Conditions of Approval for Vesting Tentative Parcel Map No.2006-08
November 16,2011
Page 6
iii.The map, as amended, is not subject to disapproval under the findings in Government Code
Section 66474 and conforms to this Article or Article 12 of Chapter 12 for approving a tentative
parcel map.
Finding; The map,as amended is not subject to disapproval under the findings in Government Code
ul Section 66474 and conforms to this Article and Article 12 of Chapter 12 for approving a
tentative parcel map. The original conditions of approval for the project are only being
modified to provide additional options in compliance with code allowances to facilitate the
proposed subdivision of the subject property. The proposed amendments to the conditions
of approval do not affect the overall form of the map. Therefore, previous findings made to
approve the map which are respective to consistency with applicable plans; suitability of
the property for the type and density of development; the potential for the project
improvements to cause environmental damage of public health problems;and,compliance
with easements are not affected and still apply.
iv.The amendment does not affect any previous findings made under Federal and/or State
environmental review;and,
Finding The proposed amendment has no potential to affect any previous findings made for the
purpose of compliance with the California Environmental Quality Act. All appropriate
analyses have been made to assure the potential for any impacts on the environment
which may result from the proposed project have been assessed;as demonstrated by the
j attached Categorical Exemption prepared in accordance with Section 15315(Class 15)of
the CEQA Guidelines.
..
v. The amendments do not alter any right, title, or interest in the real property reflected on the
recorded map;and,
Ffndin' The proposed amendment has no potential to alter any right, title, or interest in the real
9
Y;; property reflected on the recorded map. The amendment provides the property owner
{ additional options through the acknowledgement of existing municipal code provisions and
the ability to enter into legal agreements in order to facilitate recordation of the Parcel Map.
- -- - �_
------
vi.If located within the review area of one of the airport specific plans, the amendment shall be
subject to the provisions of said plan.
"Finding 3 The proposed amendment does not have the potential to,and will not,conflict within any of
Yi the goals, objectives, or policies of Fresno Yosemite International Airport and Environs
'?: Plan. The proposed project is not located within the Airport Review Area of the FYI
International Airport and Environs Plan and the proposed subdivision and future
' development of the subject property, in accordance with the Fresno Municipal Code, will ',
not conflict with any applicable height restrictions ',
The subdivision map,subject to the recommended conditions of approval,complies with the design and
property development standards of the Zoning Ordinance and local Subdivision Ordinance. Based upon
the plans and information submitted by the applicant and the recommended conditions of project
approval,staff has determined that these findings can be made.
REPORT TO THE PLANNING COMMISSION
Amendment to Conditions of Approval for Vesting Tentative Parcel Map No.2006-08
November 16,2011
Page 7
Conclusion
Action by the Planning Commission regarding the proposed amendment to the Conditions of Approval
for Tentative Parcel Map No.2006-08 is final unless appealed to the City Council.
The appropriateness of the proposed project has been examined with respect to its consistency with
goals and policies of the 2025 Fresno General Plan and the Roosevelt Community Plan;its compatibility
with surrounding existing or proposed uses; and its avoidance or mitigation of potentially significant
adverse environmental impacts. These factors have been evaluated as described above and by the
accompanying environmental assessment. Upon consideration of this evaluation, it can be concluded
that the proposed amendment to the conditions of approval is appropriate for the project site.
Attachments: Vicinity Map
2010 Aerial Photograph
Public Hearing Notice Mailing List Vicinity Map
Tentative Parcel Map No.2006-08 dated March 07,2006
Revised Conditions of Approval for Tentative Parcel Map No.2006-08 dated November 16,2011
Environmental Assessment No. TPM-2006-08, Finding of Categorical Exemption dated June 28,
2006 prepared pursuant to Article 19, Section 15315 (Class 15/Minor Land Divisions) of the
California Environmental Quality Act Guidelines.
City of
CmL�\
W.TACKETT
PLANNING& DEVELOPMENT DEPARTMENT
2600 FRESNO STREET
FRESNO, CA. 93721-3604
THIS IS A LEGAL NOTICE
Tentative Parcel Map No.2006-08
West side of S.Minnewawa Ave.btwn.
E.Orleans and E.Townsend Aves.
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CITY OF FRESNO
PLANNING AND DEVELOPMENT DEPARTMENT
CONDITIONS OF APPROVAL
JUNE 26, 2006
REVISED NOVEMBER 16, 2011
TENTATIVE PARCEL MAP No. 2006-08
West side of South Minnewawa Avenue between East Orleans and
East Townsend 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. 2006-08, dated March 7,2006,the subdivider
may prepare a Final Parcel Map in accordance with the approved tentative map. Note that a final
parcel map may not be filed until the appeal period has expired. Should an appeal be filed pursuant
to Section 12-1207 of the FMC,the application will be scheduled to be heard before the City of Fresno
Planning Commission. The appellant may withdraw their appeal pursuant to Section 12-1207.2 of the
FMC.
Concurrent with the filing of a final map and when the provisions of Section 66436 of the Subdivision
Map Act apply, the subdivider is responsible to send, by certified mail, a sketch of the proposed final
map, together with a copy of SMA Section §66436(a)(3)(A), to any public entity or public utility which
has previously acquired a right-of-way easement.
LEGAL STATUS OF SITE TO BE SUBDIVIDED
1. The parcel map site was legally created as Parcel A of Parcel Map No. 96-10,according to the
map thereof recorded in Book 57 of Parcel Maps at Page 30, Fresno County Records.
PLAN CONSISTENCY
2. The 2025 Fresno General Plan and the Roosevelt Community Plan designate the parcel map
for development with medium-low density residential planned land use. The Zoning District
Consistency Table of the FMC identifies medium-low density residential planned land use as
consistent with the R-1-BIRMIcz (Single Family ResidentialiResidential Modifying/with
conditions of zoning)zone district.
Conditions of Approval
Tentative Parcel Map No. 2006-08
June 26, 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" and °B" are consistent with the R-1-B zone district in terms of parcel
area,width and depth. In addition,the proposed parcels have access to a public right-of-way
(i.e. S. Minnewawa Ave.).
5. The existing structures and swimming pool located on Proposed Parcel "A"shall be removed
from the site prior to the recording of Tentative Parcel Map No. 2006-08, given that they are
accessory structures, with no primary residence. Apply for building permits to remove
structures and back-fill swimming pool.
a) Alternatively, the property owner/subdivider may construct a Second Dwelling Unit (in
accordance with Section 12-306-N-38 of the Fresno Municipal Code)on that portion of the
subject property proposed to be subdivided as Parcel "A" of Tentative Parcel Map No.
2006-08 prior to recordation of a Parcel Map; or,
b) The property owner/subdivider may enter into a covenant with the City of Fresno prior to
recordation of a Parcel Map, which at minimum includes the following terms: (1) The
swimming pool and accessory buildings shall be secured in a manner such that they do
not become an attractive nuisance or a potential liability for the property owner or the City
of Fresno; (2) The swimming pool shall be maintained for purposes of mosquito
abatement; (3) Utility services for the existing accessory buildings and swimming pool shall
be retained until subdivision of the subject property occurs or until alternative services are
provided. Mutual easements and reciprocal use agreements shall be created for any
existing utility services to the swimming pool or associated accessory buildings which may
cross property lines created from a subdivision of the subject property; and, (4)
Authorization shall be granted to the City of Fresno or the Mosquito Abatement District to
perform or assume maintenance responsibilities should any notices to correct violations of
the terms of maintenance not be complied with and lien the property to recover any costs
for remediation as may be appropriate.
c) Any applicable fees required for the submittal of a site plan review application for a
second dwelling unit or for the preparation of a covenant shall be paid by the property
owner/subdivider prior to recordation entitlement processing, covenant preparation, and
recordation of a parcel map.
CONDITIONS OF ZONING
6. Building setback lines along South Minnewawa Avenue shall be 50 feet from the property line
in accordance with the Roosevelt Community Plan to allow for the required 50-foot landscape
easement setback.
7. Rezone Application No. R-95-23 approved the current zoning for the proposed project site in
Conditions of Approval
Tentative Parcel Map No.2006-08
June 26,2006
Page 3
January,1996. Two conditions of zoning were placed on to the site as follows:
a. The lots along East Butler and South Minnewawa Avenues shall have a minimum lot
size of 20,000 square feet.
Proposed Parcels are 55,559 and 28,754 square feet,which exceed the minimum lot
size.
b. The mature olive trees along East Butler and South Minnewawa Avenue shall be
preserved and maintained.
The olive trees along South Minnewawa Avenue are currently in the public right-of-way
and shall be maintained by the property owner.
LANDSCAPING AND WALLS
8. Provide a 50 foot landscape setback along the east property line(i.e.S.Minnewawa Ave.).
9. Installation and maintenance of the required 50 foot landscape setback located on South
Minnewawa Avenue shall be the responsibility of the property owner. Only landscaping,as
defined in Section 12-105-L-4 of the FMC, shall be allowed within the 50 foot landscape
setback. No fences within 35 feet of the property line along South Minnewawa Avenue shall
be permitted.
10. Maintenance of the olive trees along South Minnewawa Avenue shall be the responsibility of
the individual homeowners. The olive trees must be maintained in good health and may not
be removed.
11. Improvement plans for all required landscaping and irrigation systems shall be submitted to
the Planning and Development Department for review prior to issuance of building permits.
GENERAL CONDITIONS
12. All off-site and public improvements shall be constructed in accordance with the Public Works
Department Standards, Specifications and Policies. Engineered construction plans and
estimates for all or part of the required work shall be required prior to the issuance of Street
Work Permits unless otherwise determined by the City Engineer. The cost for such plan
preparation,review and construction inspection shall be at the subdivider's expense.
13. Any existing utilities,including but not limited to,street lights,traffic signals,fire hydrants,poles
(power,telephone,cable,etc.),which must be relocated or removed in conjunction with the
construction of these off-site improvement requirements,shall be the responsibility and at the
expense of the subdivider.
14. All existing overhead utilities,including but not limited to,electrical systems,communication
systems and street lighting systems shall be placed underground in accordance with the
provisions of Section 12-1011,and Section 8-801 of the FMC,Resolution No.78-522/88-229,
Conditions of Approval
Tentative Parcel Map No.2006-08
June 26,2006
Page 4
and the policies of the Public Works Department.
15. When street/safety lighting installations are required,street lighting plans shall be submitted
for review and approval by the Traffic Engineer prior to the issuance of permits for the work.
Services to street lighting installations shall be separated from the electrical service(s)
serving the development. The type,location and service for street lighting installations shall
be as determined by the Traffic Engineer. Street lighting installations shall be dedicated to
the City upon completion and acceptance of the installations.
16. Sidewalks and driveway approaches,for undeveloped parcels of this parcel map,shall be
required and constructed at the time of site development.
17. Whenever covenants or agreements are required,they shall be prepared by the city upon
receipt of the fee in accordance with the adopted Master Fee Schedule. All covenants and
agreements must be approved by the City Attorney's Office and shall be recorded with the
final parcel map.
18. Telephone,cable,and other public utilities which propose above-ground facilities(such as
cabinets)determined by the Planning and Development Director to be oversized shall be
located in an additional easement area outside of the required landscape strip.
19. All work and engineered plans for public improvements shall conform to the 2002 Edition of
the City of Fresno Standard Specifications and Drawings(City Council Resolution No.70-36
and Resolution Nos.84-361)and any amendments thereto,hereinafter referred to as the
"Public Works Standards."
20. The subdivider shall dedicate and construct public easements to facilitate the construction of
curbs,gutters,sidewalks with street tree wells and irrigation systems(when applicable),
permanent pavement, street/safety lighting, bus bays, right turn lanes, bike lanes, bike
paths,multi-purpose trail,wheelchair ramps and public utilities in accordance with City plans,
ordinances,resolutions and policies,and the Standard Specifications of the Public Works
Department within the limits of the parcel map.
21. Existing improvements that are not to the planned alignment shall be removed and required
improvements installed to the new street alignment and grade. Existing improvements to
remain in place shall be repaired if determined to be damaged and/or off grade by the City
Engineer. Existing driveway approaches not identified for current or future utilization shall be
removed and sidewalk(when applicable),curb and gutter shall be installed to match existing
or proposed street line and grade as determined by the City Engineer,
22. A minimum four foot wide clear path of travel is required along the public sidewalk on all
frontages of the property as required by Title 24 of the California Administration Code as
determined by the City Engineer. An on-site pedestrian easement and construction of a path
may be required if Title 24 provisions cannot be met within the public rights-of-way. All such
public easements shall be identified and dedicated with the processing and recordation of
the Final Parcel Map and/or at the time of Special Permit review for the proposed
development of the parcel(s).
Conditions of Approval
Tentative Parcel Map No.2006-08
June 26,2006
Page 5
23. All required signing and striping shall be done and paid for by the developer/owner. The
signing and striping plans shall be done per the current CalTrans standards and shall be
submitted as a part of the street construction plans for this tentative map to the Public Works
Department for review and approval.
24. The subdivider may either construct the required off-site improvements,when required,prior
to the approval of the final parcel map;or enter into an agreement with the City of Fresno
providing for the construction of the required improvements and sufficient security prior to
the approval of the final parcel map.
SPECIFIC CONDITIONS
FIRE SERVICE
25. The Fresno Fire Department has no requirements at this time.
STREETS AND RIGHTS-OF-WAY
South Minnewawa Avenue(Local Scenic Drive):
26. Construct an underground street lighting system(one light)in accordance with Public Works
Standard E-2 within the limits of Parcel"B"of this map. Spacing and design shall conform to
Public Works Standard E-9 for Local Streets. Contact Gary Witzel at(559)621-8725 to
enter into a bonded secured agreement for these improvements. This must be executed
prior to recordation of this parcel map.
27. Dedicate 20 feet of property, across the South Minnewawa Avenue frontage, for
Landscaping and Pedestrian Easement purposes within the limits of this map.
28. Construct concrete curvilinear sidewalk to match Tract Map No. 5195, to Public Works
Standard P-7. Contact Gary Witzel at (559) 621-8725 to enter into a bond secured
agreement for these improvements. This must be executed prior to recordation ofthis map.
29. Comply with Department of Public Works,Engineering Division memorandum dated May 16,
2006.
Sanitary Sewer Service
30. Separate sewer house branches are required for each lot.
31. Abandon all existing on-site private sanitary sewer systems.
Sanitary Sewer Fees
32. The following Sewer Connection Charges are due and shall be paid for the Project:
Conditions of Approval
Tentative Parcel Map No.2006-08
June 26,2006
Page 6
a. Sewer Lateral Charge
b. Oversize Sewer Charge
c. Trunk Sewer Charge
d. Wastewater Facilities Charge(Residential)
Water Service
33. Separate services with meter boxes shall be provided for each lot.
34. Seal and abandon existing on-site well(s)in compliance with the State of California Well
Standards,Bulletin 74-990 or current revisions issued by California Department of Water
Resources and City of Fresno standards.
35. 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.
36. All public water facilities shall be constructed in accordance with Public Works Department
standards,specifications,and policies.
PARK SERVICE
37. Comply with the Parks Division memorandum dated August 5,2003,with the exception of
No.3,Trail Requirements and the requirement for inclusion of the olive trees along South
Minnewawa Avenue in the CFD under No. 2, Buffer Landscaping and Maintenance
Requirements.
38. Pay appropriate park facilities fee and/or dedicate lands for park and recreation purposes
pursuant to Ordinance Nos.2005-112 and 2005-113 adopted by the Fresno City Council on
September 27,2005.
FLOOD CONTROL AND DRAINAGE
39. The subdivider shall be required to comply with the specific requirements imposed by the
Fresno Metropolitan Flood Control District(FMFCD)forthe subdivision oranyamendments
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 20,2006.
40. The developer of TPM No. 2006-08 shall acquire a drainage covenant from APN(s)
473-094-04 and 05 located directly north of the subject site to allow major storm flows from
TPM No.2006-08 to reach East Townsend Avenue.
Conditions of Approval
Tentative Parcel Map No.2006-08
June 26,2006
Page 7
DEVELOPMENT FEES AND CHARGES
This project is subject to the following development fees and charges:
Fresno Metropolitan Flood Control District FEE/RATE
a. Metropolitan Flood Control District Fee $0.00
SEWER CONNECTION CHARGES FEE RATE
b. Lateral Sewer Charge* $0.10/sq.ft.(to 100'depth)
c. Oversize Charge* $0.05/sq.ft.(to 100'depth)
d. Trunk Sewer Charger N/A
Service Area:
e. Wastewater Facilities Charge+ $2,119/living unit
f. House Branch Sewer Charge,* N/A
WATER CONNECTION CHARGES FEE RATE
g. Service Connection Charge Fee based on service(s)and
meter(s)sizes specified by owner;
fee for service(s)and Meter(s)
established by the Master Fee
Schedule.
h. Frontage Charge* $6.50/lineal foot
i. Transmission Grid Main Charge* $804/net acre
(parcels under 5 gross acres)
j. Transmission Grid Main Bond $304/net acre
Debt Service Charge (parcels under 5 gross acres)
k. UGM Water Supply Fee,* N/A
Service Area:
I. Well Head Treatment Fee,* N/A
Service Area:
m. Recharge Feer N/A
Service Area:
Conditions of Approval
Tentative Parcel Map No.2006-08
June 26,2006
Page 8
in. 1994 Bond Debt Service* N/A
Service Area:
DEVELOPMENT IMPACT FEE FEE RATE
o. Fire Facilities Impact Fee-Citywide♦** $539/living unit
p. Park Facility Impact Fee-Citywide♦** $3398/living unit
q. *Quimby Parkland Dedication Fee♦** N/A
r. Police Facilities Impact Fee-Citywide♦** $624/living unit
s. Traffic Signal Charges $414.69/living unit
URBAN GROWTH MANAGEMENT FEE RATE
t. Major Street Charges N/A
Service Area:
u. Major Street Bridge Charger N/A
Service Area:
v. UGM Grade Separation Fees N/A
Service Area:
w. UGM Trunk Sewer Charge. N/A
Service Area:
x. Street Acquisition/Construction Charger N/A
Notes:
*This amount if paid is creditable against the Park Facility Impact Fee.
**Fee applicable to all maps accepted for filing after August 30,2005
♦Due at time of subdivision.
+Due at time of development.
♦Due at occupancy.
,%Deferrable through Fee Deferral Covenant.
KAMaster Files-Parcel Maps\Parcel Maps 2006\TPM 2006-08--R.W.Greenwood--PB\Conditions of Approval.doc
City of
CK52_W -
rnrG_�:-;,.1-
DATE: May 24, 2006
TO: Paul Bernal, Planner III
Development Department, Planning Division, Current Planning
THROUGH: Louise Gilio, Traffic Planning Supervisor
Public Works Department, Engineering Division,
FROM: Gregory A. Jenness, Senior Engineering Technicia 41q
Public Works Department, Engineering Division
SUBJECT: Tentative Parcel Map 2006-08, Public Works Conditions of Approval
Location: West side of South Minnewawa Avenue, between East Townsend Avenue and East
Orleans Avenue
Owner: Jim Courtis
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 pians.
• Additional offsite improvements will be required at the time of future site plan review.
• Underground all existing offsite overhead utilities with the limits of this map in accordance with
Fresno Municipal Code Section 12-1011 and Resolution No. 78-522188-229.
Major Street:
South Minnewawa Avenue: Local Scenic Drive
1. Construct an underground street lighting system (1 light) in accordance with Public Works Standard
E-2 within the limits of Parcel "B" of this map. Spacing and design shall conform to Public Works
Standard E-9 for Local Streets. Contact Gary Witzel at 621-8725 to enter into a bonded secured
agreement for these improvements. This must be executed prior to perfection of this parcel map.
- 1 —
LATraflic Planning SectionTarcel Maps%TentPM200608 Minnewawa @ Heaton.doc
2. Dedicate 20'of property,across the South Minnewawa Avenue frontage,for Landscape and
Pedestrian Easement purposes within the limits of this map.
3. Dedicate 10'of property,across the South Minnewawa Avenue frontage,for Public Utility Easement
purposes within the limits of this map.
-2—
L:\Traffic Planning Section\Parcel Maps\TentPM200608 Minnewawa @ Heaton.doc
PARKS, RECRE, 1ON & COMMUNITY SE,. ICES DEPARTMENT
TO: Sara Gerster,Planner
Planning Division
FROM: Nancy Morrison,PARKS PLANNING COORDINATOR,(559.621.2927)
DATE: August 5,2003
Subject: Tentative Subdivision Map T-5195
The Parks,Recreation and Community Services Department has reviewed the Tentative Subdivision Map
proposed by Sun Ridge Developers on plans prepared by R.W.Greenwood Associates,Inc. Parks offers the
following comments regarding the street tree,buffer/parkway strip,and trail conditions...
1. STREET TREE REQUIREMENTS
A. Street trees shall be planted at the rate of one tree for each 60'of street frontage. The subdivider is
required to provide street trees on all public street frontages and the dedication of applicable planting and
buffer landscaping easements. The subdivider is required to provide automatic drip irrigation for all street
trees. The irrigation system shall comply with FMC 12-306-N-23.
B. The street tree species are designated for the following rights of way:
South Minnewawa Oleo,(Olive)
East Butler Avenue Oleo,(Olive)
East Townsend Ave. Camphora cinnamomum,(Camphor)
South Lind Avenue Camphora cinnamomum,(Camphor)
East Orleans Ave. Camphora cinnamomum,(Camphor)
2.BUFFER LANDSCAPING&MAINTENANCE REQUIREMENTS
A. The subdivider is required to provide long term maintenance for the landscape in the landscape easements
and rights-of-way. Due to the Conditions of Zoning which mandates the protection of the existing Olive trees
on South Minnewawa and East Butler Avenues,these existing tree shall be included in the CFD2.
B. Buffer Maintenance Throueh Annexation to the Community Facilities District. Landscape and
irrigation plans are required and shall be submitted to the Parks Division for review and approval prior to a
Council approval of the final map. THE LANDSCAPE BUFFER PLANS WILL ALSO BE INCLUDED
WITH THE TRAIL PLANS AND SHOULD SHOW DESIGNATION OF THE EXISTING OLIVE TREE
LOCATIONS. Plans shall be numbered to conform to and be included in the Public Works Department's
street construction plan set for the final map. These fees are applicable when the subdivider elects to
maintain the buffer landscaping by annexing to the city's Community Facilities District.
1. Landscaping shall comply with Landscape Buffer Development Standards approved by the City
Council on October 2,1990. Landscape and irrigation plans shall comply with Sections 12-306-N-
23&24 and 14-121 of the Fresno Municipal Code regarding Water Efficient Landscaping and
Buffer landscaping.
2. Should the proposed landscape buffers and/or parkway strips be located next to an existing buffer
and/or parkway strip,the planting concept shall simulate the adjacent landscape design to present a
more uniform appearance on the street. Variances in the landscape concept will be acceptable,but
the design of the new landscape buffer and/or parkway strip shall strive to mimic the existing as
much as possible.
�. T-5175 Tentative Map
Y�` � omments page 2
Dep in t
4'2003
3. Landscape plans shall indicate grades and show fencing or wall details. All fencing shall be
placed outside the landscape easement. Maximum slopes shall not exceed 4:1 with l'of level ground
between the slope and the back of the sidewalk and/or face of fence. Erosion control measures shall
be implemented on all slopes of 4:1,including the use of synthetic erosion control netting in
combination with ground cover species approved by the Parks Division.
4. The water meter(s)serving the buffer landscaping shall be sized for the anticipated service flows.
5. No private flags,signs or identification of any kind shall be permitted in the right of way,within
the city-controlled easement or on the fence or wall facing the street.
6. Landscaping in the right of way and landscape setback adjacent to waterwell sites shall be the
responsibility of the City of Fresno Water Division and may not be included in the CFD.
C. As an alternative to the CFD2,the subdivider may form a Home Owners Association for the long term
provision of maintenance of the landscape buffers and rights-of-way.
3. TRAIL REQUIREMENTS
A. The trail shall be constructed in accordance with the Master Trails Manual." The subdivider is
responsible for the trail construction. The subdivider is responsible for all landscape and irrigation
ithin the trail.Construction plans shall be submitted and shall include landscaping
improvements for and w
and drip irrigation design. These plan shall be approved by Parks,Recreation and Community Services
Department. Landscaping within the multipurpose trail shall include large,medium and low-growing shrubs
planted from 3'to 6'apart depending on variety,and trees spaced approximately 25'to 45'apart to provide
50%shade coverage onto the planting area and pathway. Landscaping adjacent to walls or fences shall
comply with"Landscaped Buffer Development Standards." All planting shall be irrigated with an automatic
drip system.
File No.210.411
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
PUBLIC AGENCY DEVELOPER 04
Mr.Gil Haro,Planning Manager JIM COURTIS 00
Planning&Development Department 1608 S.MINNEWAWA AVE.
City of Fresno FRESNO,CA 93727
2600 Fresno Street
Fresno,CA 93721
MAP NO. 2006-008 PRELIMINARY FEE(S)(See below)
DRAINAGE AREA(S) " BE " " " DRAINAGE AREA " BE " $0.00
DATE :3/?-o o DRAINAGE AREA It
TOTAL FEE $0.00
The proposed development will generate storm runoff which produces potentially significant
environmental impacts and which must be properly discharged and mitigated pursuant to the
California Environmental Quality Act and the National Environmental Policy Act. The 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.
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 008 5469 E.OLIVE-FRESNO,CA 93727-(559)456-3292-FAX(559)456-3194 Two sided document
FRESNO MET )POLITAN FLOOD CONTROL DI" RICT
NOTICE OF REQUIREMENTS
Page 2 of 4
e) When the actual costs incurred in constructing Master Plan facilities exceeds the
drainage fee obligation,reimbursement will be made for the excess costs from
future fees collected by the District from other development.
Approval of this development shall be conditioned upon compliance with these District
Requirements.
1. X a. Drainage from the site shall be directed to E.Townsend Avenue.
X b. Grading and drainage patterns shall be as identified on Exhibit No. 1 9-2
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. I 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:
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.
X c. Permanent drainage service will not be available. The District recommends
temporary facilities until permanent service is available.
Temparai5,service is Ewailablethrough
X d. See Exhibit No.2.
5. The proposed development:
Appears to be located within a 100 year flood prone area as designated on the latest
Flood Insurance Rate Maps available to the District,necessating appropriate
floodplain management action. (See attached Floodplain Policy.)
2006 008 5469 E.OLIVE-FRESNO,CA 93727-(559)4.56-3292-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
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.
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 O
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
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.
2006008 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, Pr Iec ngineer: Mitzi M.Molina
District Engineer
C: R.W.GREENWOOD ASSOCIATES,INC.
2558 E.OLIVE AVE.
FRESNO,CA 93701
206-08 5469 E.OLIVE-FRESNO,CA 93727-(559)456-3292-FAX(559)456-3194 Two sided document
1 1 1 1 i
NOTE:
TRIS DRAWING IS SCHEMATIC,
DISTANCES ARE APPROXIMATE.
--------BUTLER —„.BE..--�----------=�=-----•-----•
AVE. „BT
a
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TRACT I
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1
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---TOWNSEND—AVE.— {i
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LEGEND L----ORLEANS---AVE.—
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LEGEND
❑——— Existing Master Plan Facilities
® Future Master Plan Facilities
Direction Of Drainage
Inlet Boundary
—•••— Drainage Area Boundary SCALE
TPM 2006-008
EXHIBIT N0,1 DRAINAGE AREA:"BE"
NEW FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
KwnoaeDwcsmewnBincirvau�oosme.ag
DMM BY:We DAM WIM
REVISED BY:— DAiE: —.
OTHER REQUIREMENTS
EXHIBIT NO.2
The developer of TPM 2006-008 shall acquire a drainage covenant from APNs 473-094-04 and 05
located directly north of the subject site to allow major storm flows from TPM 2006-008 to reach
Townsend Avenue.
Development No. TPM 2006-008
Eng\Perm it\exh ib it2\city-tpm\2006\2006-008(m m)
CITY OF FRESNO
CATEGORICAL EXEMPTION
ENVIRONMENTAL ASSESSMENT NO.TPM-2006-08
THE PROJECT DESCRIBED HEREIN IS DETERMINED TO BE CATEGORICALLY
EXEMPT FROM THE PREPARATION OF ENVIRONMENTAL DOCUMENTS
PURSUANT TO ARTICLE 19 OF THE STATE CEQA GUIDELINES.
APPLICANT: Jim Courtis
1608 South Minnewawa Avenue
Fresno,California 93727
PROJECT LOCATION: West side of South Minnewawa Avenue between East Orleans and
East Townsend Avenues(APN:473-104-07)
PROJECT DESCRIPTION: Tentative Parcel Map No.2006-08 is a request to subdivide 1.93 acres of
property into two parcels.The proposed subdivision is consistent with the
land use and circulation elements of the Roosevelt Community Plan and the
2025 Fresno General Plan.
This project is exempt under Section 15315 (Class 15/Minor Land Divisions) of the California
Environmental Quality Act(CEQA)Guidelines.
EXPLANATION: Section 15315(Class 15/Minor Land Divisions),allows for the division of
property in urbanized areas zoned for residential,commercial,or industrial
uses into four or fewer parcels when the division is in conformance with the
General Plan and zoning, no variances or exceptions are required, all
services and access to the proposed parcels to local standards are
available,the parcel was not involved in a division of a larger parcel within
the previous 2 years, and the parcel does not have an average slope
greater than 20 percent.
Date: June 26,2006
Prepared By: Paul Bernal,Planner III
<�) Submitted by: oCc�� �4. r
cV Gilbert J.Haro Q
1y 1 a-
a- `Z: Planning Managerer
cc)
Y City of Fresno
U N Planning and Development Department
U (559)621-8277
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K1Master Files-Parcel Maps\Parcel Maps 2006\TPM 2006-08--R.W.Greenwood—PMEnvironmentat Assessment\Categorical Exemption Class 15.doc