HomeMy WebLinkAboutPM 2006-11 - Conditions of Approval - 10/24/2007 City of
rr1 PLANNING AND DEVELOPMENT DEPARTMENT
2600 Fresno Street • Third Floor Nick P.Yovino
Fresno, California 93721-3604 Director
(559)621-8722 FAX(559)498-1020
August 25, 2006 Please reply to:
Arnoldo Rodriguez
(559) 621-8633
Dirk Poeschel
923 Van Ness Ave., Ste. 200
Fresno, CA 93721
SUBJECT: NOTICE OF CONDITIONAL APPROVAL OF VESTING TENTATIVE PARCEL
MAP NO. 2006-11 DATED APRIL 24, 2006, PROPOSING FIVE PARCELS FOR
APPROXIMATELY 4.21 ACRES OF PROPERTY LOCATED ON THE
SOUTHEAST CORNER OF NORTH CEDAR AND EAST SHIELDS AVENUES
The City of Fresno Planning Division has completed its review of the subject parcel map dated
April 24, 2006. Pursuant to the Fresno Municipal Code FMC Section 12-1205, this letter is
written to advise that the conditions of approval dated June 8, 2006, are as noted on the
attached document.
If you have any questions regarding the conditions notify me at (559) 621-8633 no later than
September 11, 2006, to request a review of the conditions. Otherwise, the stipulated conditions
of approval are in effect as of that date. No further notice will be sent.
Appeal: The divider or any aggrieved person may file an appeal regarding the conditions of
approval within fifteen (15) days from the date of approval.
To protest the Director's decision regarding the conditions of approval, you must appeal by filing
a written appeal with the Director of the Planning and Development Department. The appeal
must include the appellant's interest in/or relationship to the subject property, the decision or
action appealed, and specific reasons why the appellant believes the decision or action
appealed from should not be upheld.
Appeals must be submitted to the Director of the Planning and Development Department prior
to 5 p.m. on September 11, 2006.
EXPIRATION: The conditional approval of Vesting Tentative Parcel Map No. 2006-11 expires
two years from the date of approval. The expiration shall terminate all proceedings and a final
Parcel Map my not be filed without first processing a new Tentative Parcel Map.
Modification of a Vesting Tentative Parcel Map after approval or conditional approval does not
extend the two year time limit.
Vesting Tentative Parcel Map ow. 2006-11
August 25, 2006
Page 2
EXTENSION: The divider may request an extension of the tentative map expiration date by
filing a written application together with the fee set forth in the Master Fee Schedule at the time
of the request with the Director of the Planning and Development Department at least thirty days
before the expiration date of the map. The applicant must state the reasons requesting the
extension. New conditions may be imposed if an extension is granted. An extension may not
exceed an aggregate of five years.
If you wish additional information please contact the City of Fresno Planning and Development
Department, Planning Division, 2600 Fresno Street, Third Floor, Fresno, California 93721-3604;
phone, (559) 621-8722. Your inquiry should be directed to Arnoldo Rodriguez
Sincerely,
PLANNING DIVISION
—Z �-e c4,
Arnoldo Rodriguez
Supervising Planner
Enclosures: Vesting Tentative Parcel Map No. 2006-11 dated August 24, 2006
Conditions of Approval dated June 8, 2006
City of
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PLANNING AND DEVELOPMENT DEPARTMENT
DATE: June 8, 2006
TO: NICK P. YOVINO, Director
Planning and Development Department
THROUGH: GILBERT J. HARD, Planning Manager
Planning Division
FROM: ARNOLDO RODRIGUEZ, Supervising Planner
Planning Division
SUBJECT: REQUIRED FINDINGS AND APPROVAL OF VESTING TENTATIVE PARCEL
MAP NO. 2006-11, WHICH PROPOSES TO CREATE FIVE PARCELS FOR
PROPERTY LOCATED ON THE SOUTHEAST CORNER OF NORTH CEDAR AND
EAST SHIELDS AVENUES
BACKGROUND
Vesting Tentative Parcel Map No.2006-11,dated April 24,2006, proposes to create five parcels for
approximately 4.21 acres of property located on the southeast corner of North Cedar and East
Shields Avenues.
The 2025 Fresno General Plan, McLane Community Plan and the Airport Area Revitalization
Redevelopment Plan designate the parcels for community commercial planned land uses.
However, the subject site is zoned C-3 (Regional Shopping Center District)which according to the
land use consistency table is not consistent with the community commercial planned land use
designation. Although the land use and zone district are both intended to be developed with
commercial uses, the regional land use designation (i.e. C-3 zone district) is intended to serve the
larger metropolitan area while the community commercial planned land use designation is intended
to serve a smaller area(i.e. C-2 zone district). Regardless of the planned land use designation and
the zoning, the subject site is currently developed with a shopping center and the applicant has
submitted plans to remodel a portion of the shopping center which is in need of repair.
If approved, the applicant will be required to demolish one of the buildings given that a proposed
property line will bisect the structure. The applicant has informed staff that they intend to demolish
the building and will replace it with a pharmacy, which was approved per Conditional Use Permit
Application No. C-052-126.
Given that the site is zoned C-3 and is planned for community commercial planned land uses, staff
will require that the applicant record a covenant that shall limit future uses to those uses that are
permitted in the C-2 (Community Shopping Center District)zone district, given that it is consistent
with the community commercial planned land use designation. The covenant shall run with the land
and shall be recorded in the Office of the County Recorder.
The subject parcel map would help facilitate the development of the site given that it will provide the
applicant with the option of developing the previously approved entitlements will allow
redevelopment of a parcel that has been largely ignored and has been bypassed.
Vesting Tentative Parcel Map No. 2006-11
June 8, 2006
Page 2
REQUIRED FINDINGS
An environmental assessment initial study was prepared for this project in accordance with the
requirements of the California Environmental Quality Act (CEQA) Guidelines. This process
included the distribution of requests for comment from other responsible or affected agencies and
interested organizations.
Preparation of the environmental assessment necessitated a thorough review of the proposed
project and relevant environmental issues and considered previously prepared environmental and
technical studies pertinent to the McLane Community Plan area including the Master Environmental
Impact Report (MEIR No. 10130) for the 2025 Fresno General Plan. These environmental and
technical studies have examined projected sewage generation rates of planned urban uses, the
capacity of existing sanitary sewer collection and treatment facilities, and optimum alternatives for
increasing capacities; groundwater aquifer resource conditions; water supply production and
distribution system capacities; traffic carrying capacity of the planned major street system; and,
student generation projections and school facility site location identification.
The study indicates that the project, if approved, would conform to the land use designation and
land use policies of the 2025 Fresno General Plan and is within the scope of the Master
Environmental Impact Report No. 10130. Therefore,staff has issued a finding of conformity to the
2025 Fresno General Plan Master Environmental Impact Report(MEIR No. 10130)dated June 15,
2006, which incorporates a MEIR Mitigation Monitoring Checklist. The finding of conformity has
been scheduled to be published in the Fresno Bee commencing a 20-day public review and
comment period on June 22, 2006.
STATE SUBDIVISION MAP ACT
The Subdivision Map Act (California Government Code Section 66410 et. seq.) requires that a
proposed parcel map not be approved unless the map,together with its design and improvement, is
found to be consistent with the General Plan and any applicable specific plan(Finding No. 1 below).
State law further provides that the proposed parcel map be denied approval if any one of the
Finding Nos. 2-5, below, is made in the negative.
1. The proposed parcel map,together with its design and improvements is consistent with the
City's 2025 General Plan, the McLane Community Plan and the Airport Area Revitalization
Redevelopment Plan which designate the site for community commercial planned land uses
given that staff will require that the applicant record a covenant which will require that any
development be in compliance with Table 2 of the 2025 General Plan (Planned Land Use
and Zone District Consistency Matrix) and the C-2 zone district. As a result,the covenant
will prohibit development that does not meet the City's municipal code and the intent of the
2025 General Plan.
2. The site is physically suitable for the proposed type of development because of the flat
terrain of the site and adequate access and drainage on and off the site. Furthermore,staff,
during its review of Conditional Use Permit Application No.C-05-126 reviewed the proposed
development and determined that the site was suitable for the proposed development,
subject to compliance with the adopted conditions of project approval and any mitigation
measures.
Vesting Tentative Parcel Map No. 2006-11
June 8, 2006
Page 3
3. The proposed parcel map design and improvements are not likely to cause substantial and
considerable damage to the natural environment, including fish, wildlife or their habitat
because the approved Vesting Tentative Tract Map will provide for suitable habit for small
animals (i.e. birds) commonly found in urban areas. Furthermore, during its review of the
previously approved entitlement,staff determined that the site was suitable forthe proposed
development and conditioned it accordingly.
4. The proposed parcel map design and improvements are not likely to cause serious public
health and safety problems, because the conditions of approval have shown and will insure
that the subdivision conforms with City health and safety standards.
5. The proposed parcel map design will not conflict with public easements within orthrough 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. 2006-11 dated April 24, 2006, 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. 2006-11 dated April 24, 2006, subject to the conditions of approval dated June 8,
2006, and to become effective on , 2006.
ick P. Yovino, Director Date
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SHoppta 11PLANNER:ARNOLDO RODRIGUEZ
CITY OF FRESNO
PLANNING AND DEVELOPMENT DEPARTMENT
CONDITIONS OF APPROVAL
JUNE 8, 2006
VESTING TENTATIVE PARCEL MAP No. 2006-11
SOUTHEAST CORNER OF NORTH CEDAR AND EAST SHIELDS 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.2006-11, dated April 24,2006,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.
PLAN CONSISTENCY
2. The 2025 Fresno General Plan, the McLane Community Plan and the Airport Area
Revitalization Redevelopment Plan designate the parcels for community commercial planned
land uses. The Zoning District Consistency Table of the Fresno Municipal Code does not
identify the existing C-3(Regional Shopping Center District)zone district as being consistent
with the community commercial planned land use designation. As a result, a covenant,to be
prepared by the City, is required. The covenant shall require that all development and future
uses of the subject site shall be in accordance with Section 12-218 (i.e. C-2, Community
Shopping Center District)of the Fresno Municipal Code. The covenant shall run with the land
and shall be recorded in the Office of the County Recorder. Submit a copy of a recorded grant
Conditions of Approval
Tentative Parcel Map No. 2006-11
June 8, 2006
Page 2
deed identifying ownership and pay a fee of$250.00 (or fee at the time of submittal of the
noted documents in accordance with the adopted Master Fee Schedule)to the Planning and
Development Department.
ZONING
3. Comply with provision of the State of California Government Code Sections 66410-66499.58
(the Subdivision Map Act) and the City of Fresno Municipal Code Chapter 12, Article 10
(Subdivision of Real Property).
4. Proposed parcels A, B, C, D, and E are not consistent with the existing C-3 (Regional
Shopping Center District) zone district, thus a covenant is required.
MODIFICATIONS TO PROEPRTY DEVELOPMENT STANDARDS
5. Proposed parcels must be consistent with the existing C-3(Regional Shopping Center District)
zone district in terms of lot depth and area subject to approval of a special permit for a planned
development project. All parcels must provide access to a public street rights-of-way under a
planned development special permit.
6. Conditional Use Permit Application No. C-05-126, which proposes the development of a
pharmacy was approved on March 31, 2006. Conditional Use Permit Application No. C-05-
126 shall be revised to include the property lines as proposed pursuant to Tentative Parcel
Map No. 2006-11, dated April 24, 2006 thereby authorizing the creation of the commercial
planned development. Contact the Planning and Development Department(559-621-8277)
for further information regarding the submittal of the revised site plan.
7. Submit draft copies of Covenants,Conditions and Restrictions/Owners Association documents
(CC& R's)for review and approval. Final,executed and notarized document are to be located
with the parcel map. CC & R's shall conform with the provisions of Section 12-1026 of the
Fresno Municipal Code and address ingress, egress, sewer and water service maintenance
and access, fire protection, solid waste service, storm drainage, parking and landscaping as
follows:
i. Cross Access for ingress/egress
ii. Cross Drainage
iii. Covenant for Shared Parking
iv. Covenant to maintain sewer, water and all other utilities
V. Covenant for fire protection underground water supplies and Covenant to access
buildings
vi. Covenant to maintain all landscaping within the limits of this map
vii. Covenant for shared solid waste facilities
viii. Provide Covenant Agreement for access to land locked parcels
ix. Provide Covenant Agreement for maintenance of fire suppression water system
8. The placement of a parcel line in close proximity to any existing and/or proposed structures
requires that the structure be found in compliance with the fire resistive standards of the
Conditions of Approval
Tentative Parcel Map No. 2006-11
June 8, 2006
Page 3
Uniformed Building Code, Chapter 5. In the event the structures do not comply they must be
modified so as to meet the requirement.
9. The proposed structure(s) on the site may be affected due to the location of the proposed
parcel lines. Compliance with the prevailing Uniform Building Code as it relates to exterior wall
protection, allowable area, etc. (as applicable to new parcel line locations) must be
demonstrated prior to final map submittal. Contact the Planning and Development
Department, Building and Safety Services Division at(559) 621-8200.
GENERAL CONDITIONS
10. All off-site and public improvements shall be constructed in accordance with the Public Works
Department Standards, Specifications and Policies. Engineered construction plans and
estimates for all or part of the required work shall be required prior to the issuance of Street
Work Permits unless otherwise determined by the City Engineer. The cost for such plan
preparation, review and construction inspection shall be at the subdivider's expense.
11. Any existing utilities, including but not limited to,street lights,traffic signals,fire hydrants, poles
(power, telephone, cable, etc.), which must be relocated or removed in conjunction with the
construction of these off-site improvement requirements,shall be the responsibility and at the
expense of the subdivider.
12. All existing overhead utilities, including but not limited to, electrical systems, communication
systems and street lighting systems shall be placed underground in accordance with the
provisions of Section 12-1011, and Section 8-801 of the Fresno Municipal Code, Resolution
No. 78-522/88-229, and the policies of the Public Works Department.
13. When street/safety lighting installations are required,street lighting plans shall be submitted
for review and approval by the Traffic Engineer prior to the issuance of permits for the work.
Services to street lighting installations shall be separated from the electrical service(s)
serving the development. The type, location and service for street lighting installations shall
be as determined by the Traffic Engineer. Street lighting installations shall be dedicated to
the City upon completion and acceptance of the installations.
14. Sidewalks(including wheelchair ramp landings)and driveway approaches,for undeveloped
parcels of this parcel map,shall be required and constructed at the time of site development.
15. Whenever covenants or agreements are required, they shall be prepared by the city upon
receipt of the fee in accordance with the adopted Master Fee Schedule. All covenants and
agreements must be approved by the City Attorney's Office and shall be recorded with the
final parcel map.
16. Telephone, cable, and other public utilities which propose above-ground facilities (such as
cabinets) determined by the Planning and Development Director to be oversized shall be
located in an additional easement area outside of the required landscape strip.
Conditions of Approval
Tentative Parcel Map No. 2006-11
June 8, 2006
Page 4
17. All work and engineered plans for public improvements shall conform to the 2002 Edition of
the City of Fresno Standard Specifications and Drawings(City Council Resolution No. 70-36
and Resolution Nos. 84-361) and any amendments thereto, hereinafter referred to as the
"Public Works Standards."
18. The subdivider shall dedicate and construct public easements to facilitate the construction of
curbs, gutters, sidewalks with street tree wells and irrigation systems (when applicable),
permanent pavement, street/safety lighting, bus bays, right turn lanes, bike lanes, bike
paths, multi-purpose trail,wheelchair ramps and public utilities in accordance with City plans,
ordinances, resolutions and policies, and the Standard Specifications of the Public Works
Department within the limits of the parcel map.
19. Existing improvements that are not to the planned alignment shall be removed and required
improvements installed to the new street alignment and grade. Existing improvements to
remain in place shall be repaired if determined to be damaged and/or off grade by the City
Engineer. Existing driveway approaches not identified for current or future utilization shall be
removed and sidewalk(when applicable), curb and gutter shall be installed to match existing
or proposed street line and grade as determined by the City Engineer.
20. A minimum four foot wide clear path of travel is required along the public sidewalk on all
frontages of the property as required by Title 24 of the California Administration Code as
determined by the City Engineer. An on-site pedestrian easement and construction of a path
may be required if Title 24 provisions cannot be met within the public rights-of-way. All such
public easements shall be identified and dedicated with the processing and recordation of
the Final Parcel Map and/or at the time of Special Permit review for the proposed
development of the parcel(s).
21. All required signing and striping shall be done and paid for by the developer/owner. The
signing and striping plans shall be done per the current CalTrans standards and shall be
submitted as a part of the street construction plans for this tentative map to the Public Works
Department for review and approval.
22. The subdivider may either construct the required off-site improvements,when required,prior
to the approval of the final parcel map; or enter into an agreement with the City of Fresno
providing for the construction of the required improvements and sufficient security prior to
the approval of the final parcel map.
SPECIFIC CONDITIONS
FIRE SERVICE
23. Comply with the Fresno Fire Department memorandum dated April 5, 2006.
STREETS AND RIGHTS-OF-WAY
24. Comply with the Department of Public Works, Engineering Division memorandum dated May
11, 2006.
Conditions of Approval
Tentative Parcel Map No. 2006-11
June 8, 2006
Page 5
25. Repair or replace all existing damaged and/or off-grade off-site concrete improvements in
accordance with the Standard Specifications and Standard Drawings of the City of Fresno,
Public Works Department.
Street Names
26. Change the following street names:
Change Archie Avenue to North Archie Avenue
Sanitary Sewer and Water Service
27. Comply with the Department of Public Utilities memoranda dated May 23, 2006 for sewer
requirements and May 10, 2006 for water requirements.
FLOOD CONTROL AND DRAINAGE
28. 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 May 18, 2006.
FRESNO IRRIGATION DISTRICT(FID)
29. The FID had no requirements per their letter dated May 12, 2006.
DEPARTMENT OF TRANSPORTATION (CALTRANS)
30. Comply with the letter from Caltrans dated April 5, 2006 (reference Conditional Use Permit
Application No. C-05-126 letter dated June 27, 2005).
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
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)
Conditions of Approval
Tentative Parcel Map No. 2006-11
June 8, 2006
Page 6
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* $643/gross acre (parcels 5 gross
acres or more)
I.Transmission Grid Main Bond Debt Service Charge $243/gross acre (parcels 5 gross
acres or more)
m. UGM Water Supply Feer 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
q. Fire Facilities Impact Fee - Citywide*** $236/1000sq.ft t
r. Park Facility Impact Fee- Citywide*** N/A
Conditions of Approval
Tentative Parcel Map No. 2006-11
June 8, 2006
Page 7
s. Quimby Parkland Dedication Feev"" 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 Chargee 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).
4 Due at time of development
r► Deferrable through Fee Deferral Covenant.
V Due at time of subdivision.
t Building areas to be calculated to the nearest square foot. Subject to review and conditions of approval from Transportation Planning
through the entitlement review process based on Average Daily Trips of the proposed project.
K:\Master Files-Parcel Maps\Parcel Maps 2005\TPM 2006-11 Southwest comer of Palm&Nees—AR\TPM-2006-11-COA.doc
City Of
ff
WATER DIVISION
Date: May 10, 2006
To: DOUG HECKER, Supervising Engineering Technician
Department of Public Utilities, Administration
Through: NEIL MONTGOMERY, Chief Engineering Technician 4PA___
Department of Public Utilities, Water Division
From: MICHAEL CARBAJAL, Senigr Engineering Technician
Department of Public Utilities, Water Division
Subject: WATER REQUIREMENTS FOR TENTATIVE PARCEL MAP NO. 2006-11
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, are required to serve the development including any subsequent phases
thereof. The two-source requirement may be accomplished through a combination of
water main extensions, construction of supply wells, or other acceptable sources of water
supply approved by the Water Systems Manager.
4. All public water facilities shall be constructed in accordance with Public Works
Department standards, specifications, and policies.
TAPROJMIMEC\Conditions of ApprovaAPM 2006-11 051006.doc
City of
CdCdL%IkI I/�
DATE: May 11, 2006
TO: Paul Bernal, Planner III
Development Department, Planning Division, Cur t Planning
THROUGH: Louise Gilio, Traffic Planning Supervisor
Public Works Department, Engineering Division
FROM: Gregory A. Jenness, Senior Engineering Technician
Public Works Department, Engineering Division
;d�
SUBJECT: Tentative Parcel Map 2006-11, Public Works Conditions of Approval
Location: Southeast corner of North Cedar Avenue and East Shields Avenue
Owner: Halferty Development Company, LLC
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 offsite concrete improvements as determined by the City
of Fresno Public Works Department, Construction Management Division, (559) 621-5500.
• 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.
Major Streets:
East Shields Avenue: Arterial
1. Dedicate a corner cut for public street purposes at East Shields Avenue and North Cedar Avenue
for a standard curb ramp.
2. Remove existing return and construct new concrete 30' return with curb cut, in accordance with
Public Works Standard P-5 and P-28.
- 1 —
LATraffic Planning Section\Parcel Maps\TentPM200611 Cedar&Shields.doc
3. Construct an underground street lighting system (2 lights) in accordance with Public Works
Standard E-1 within the limits of this map. Spacing and design shall conform to Public Works
Standard E-7 for Arterial Streets.
4. Construct or install the above improvements, or 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.
North Cedar Avenue: Arterial
1. Dedicate 42' to 52' from section line along North Cedar Avenue, for a new 100' right-turn pocket,
within the limits of Parcel "A" & "B" of this map. Per City of Fresno Public Works Standard P-69.
(11'+12'+12'+12'+8'-3' = 52').
2. Remove existing improvements and construct concrete sidewalk, curb and gutter, built to an 8'
pattern, in accordance with Public Works Standard P-5, at new alignment.
3. Construct 15' of permanent asphalt concrete paving, from face of curb, in accordance with Public
Works Standard P-50, within the limits of Parcel "A" & "B" of this map, A.C. transition as needed.
4. Relocate existing Traffic signal to Public Works Standards
5. Construct or install the above improvements, or 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.
East Cornell Avenue: Local
1. Dedicate a corner cut for public street purposes at East Shields Avenue and North Cedar Avenue
for a standard curb ramp.
2. Construct an underground street lighting system (1 light) in accordance with Public Works Standard
E-2 within the limits of this map. Spacing and design shall conform to Public Works Standard E-9
for Local Streets.
- 2—
LATraffic Planning SectionTarcel Maps\TentPM200611 Cedar&Shields.doc
OFF-ICES OF
J .., ..... :,,,
PHONE(559)233-7161
-•:�+�• __...�.,-.'-" - - FAX(559)233-8227
2907 SOUTH MAPLE AVENUE
FRESNO,CALIFORNIA 93725-2218
Your Most Valuable Resource-Water
May 12, 2006
est r7 L 4_
Mr. Arnoldo Rodriguez -
City of Fresno
Planning & Development Department
2600 Fresno Street, Third Floor
Fresno, CA 93721-3604
RE: TPM No. 2006-11, APN: 447-030-36,37, & 38, 3138 N. Cedar Avenue
Dear Mr. Rodriguez:
FID's comments and requests are as follows:
1. FID does not own, operate or maintain any facilities located on the applicant's property.
2. FID expects no adverse impacts from the approval of the subject proposal.
Thank you for submitting this for our review. Please feel free to contact me with any questions
or concerns at 233-7161 extension 317 or bjohnsongfresnoirrigation.com.
Sincerely,
Bret Johnson
Engineering Technician I
Agencies\City\PM2006-l 1
BOARD OF President JACOB ANDRESEN, Vice-President JEFFERY G. BOSWELL
DIRECTORS JEFF NEELY,EDDIE N)EDERFRANK,STEVEN G.BALLS, General Manager GARY SERRATO
City of
DEPARTMENT OF PUBLIC UTILITIES
Date: May 23,2006
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 REQUIREMENTS FOR PM-2006-11
General
Tentative Parcel Map No. 2006-11 proposes a planned development for approximately 4.21 acres of
property located on the southeast corner of North Cedar and East Shields 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 main to serve the proposed project is a 15-inch main located in East Shields
Avenue. Sanitary sewer facilities will be available to provide service to the site subject to the following
requirements:
1. On-site sanitary sewer facilities shall be private.
2. Separate sewer house branches are required for each lot.
3. Abandon all existing on-site private sanitary septic tanks.
4. The project developer should contact Wastewater Management Division/Environmental Services
(559) 621-5100 regarding conditions of service for special users.
Sanitary Sewer Fees
The following Sewer Connection Charges are due and shall be paid for the Project:
1. Sewer Lateral Charge
2. Oversize Sewer Charge
3. Trunk Sewer Charge
4. Wastewater Facilities Charge (Non-Residential)
C ity of
DEPARTMENT OF PUBLIC UTILITIES
Date: June 01, 2006
To: ARNOLDO RODRIGUEZ, Supervising Planner
Planning and Development Department , Current Planning
From:ARIS WEIBERT, Management Analyst 11
Public Utilities Department, Administration
Subject: PM-2006-11 review of proposed vesting tentative parcel map design for tentatie Parcel Map No. 2006-
11, a planned development for approximately 4.21 acres of property located on the southeast corner of
North Cedar and East Shields Avenues.
Does Proiect Affect Your Agency/Jurisdiction
No -Project does not directly affect Solid Waste Division
Suggestions to Reduce Impacts/Address Concerns
None
Recommended Conditions of Approval
None.
Additional Information
None.
File No. 210.411
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
PUBLIC AGENCY DEVELOPER
Mr. Gil Haro, Planning Manager HALFERTY DEVELOPMENT COMPANY, LLC
Planning& Development Department 199 S. LOS ROBLES AVE., #880
City of Fresno PASADENA, CA 91101 3
2600 Fresno Street -
Fresno, CA 93721
MAP NO. 2006-011 PRELIMINARY FEE(S) (See below)
DRAINAGE REA(S) " JJ " - DRAINAGE AREA JJ $0.00
DATE 5�$1C�6 DRAINAGE AREA - -
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 M&
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.
2006-011 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
FRESNO ME '.OPOLITAN FLOOD CONTROL F TRICT
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 Cedar and/or Shields Avenue.
b. Grading and drainage patterns shall be as identified on Exhibit No. 1 // 2
C. The grading and drainage patterns shown on the site plan conform to the
adopted Storm Drainage and Flood Control Master Plan.
2. The proposed development shall construct and/or dedicate Storm Drainage and Flood Control
Master Plan facilities located within the development or necessitated by any off-site
improvements required by the approving agency:
Developer shall construct facilities as shown on Exhibit No. 1 as "Master Plan
Facilities to be constructed by Developer".
X None required.
3. The following final improvement plans shall be submitted to the District for review prior to
final development approval:
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.)
2006-011 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 3 of 4
X Appears to be located within a 500 year flood prone area as designated on the latest
Flood Insurance Rate Maps available to the District.
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 O
in permit compliance, and complete an annual certification of compliance.
1
b. State General Permit for Storm Water Discharges Associated with Industrial Activities,
April, 1997 (available at the District Office.) A State General Industrial Permit is
required for specific types of industries described in the NPDES regulations or by
Standard Industrial Classification (SIC) code. The following categories of industries
are generally required to secure an industrial permit: manufacturing; trucking;
recycling; and waste and hazardous waste management. Specific exemptions exist for
manufacturing activities which occur entirely indoors. Permittees are required to:
submit a Notice of Intent to be covered and must pay a permit fee to the State Water
Resources Control Board, develop and implement a storm water pollution prevention
plan, eliminate non-storm water discharges, conduct routine site inspections, train
employees in permit compliance, sample storm water runoff and test it for pollutant
indicators, and annually submit a report to the State Board.
2006-011 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.
g. 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.
Glriyr`.
Gerald E. Lakeman, Project Engineer: Rick y ns
District Engineer
C: -
2006-011 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
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 2006-011
engr\permit\exhibit2\city-tpm\2006\2006-01 1(rl)
S CALIFORNIA—BUSINESS,TR4NSPOR_ AND HOUSING AGENCY ARNOLD SCHWARZENEGGER.Govemor
DEPARTMENT OF TRANSPORTATION
1352 WEST OLIVE AVENUE
P.O.BOX 12616
FRESNO,CA 93778-2616
PHONE (559)445-6666
L�w /7(�D Flex your power!
FAX (559)488-4088 LII LLII —ll��C V(� Be energy efficient!
TTY (559)488-4066
June 27, 2005 JUN 2 9 2005
2131-IGR/CEQA
Wri�n ,,g Giv;s;er 6-FRE-168-2.0+/-
DeWDIObDrr; r t
Gi'r r n'= FR.E ANO C-05-126
SHOPPING CENTER
Mr. Paul Bernal
City of Fresno Development Department
2600 Fresno Street
Fresno, CA 93721
Dear Mr. Bernal:
We have completed our review of the use permit to remodel an existing shopping center at the
southeast corner of North Cedar and East Shields Avenues. Caltrans has the following comments:
This project, in and of itself, is not expected to create significant impacts to the State Highway
System. However, when combined with other development in the area, this project's impacts to the
transportation/circulation system and to air quality will be cumulatively significant. Cumulative
impacts to these resources were not fully addressed in the General Plan Update Master EIR,but
postponed to future studies. The City should consider a mechanism for evaluating and mitigating for
these impacts.
Should the City determine that a traffic analysis is needed for this project,please have the preparer of
the traffic study reference the Caltrans Guide for the Preparation of Traffic Impact Studies, dated -
December 2002, and send the scope of the TIS to Caltrans before the traffic study is conducted.
Caltrans Guide, while advisory, contains Best Practices and gives insight into Caltrans' expectations
when reviewing a traffic study. If the traffic consultant has any issues or concerns regarding the use
of the Guide or its interpretation, please contact us so resolution can be reached.
We request that this letter be made a part of the permanent record for this project and that copies of
our letters be included in the staff reports for the Planning Commission and the City Council. This
will provide the decision-making body and the general public with a complete and accurate
environmental evaluation for the project.
If you have any questions, please call me at (559) 445-6666.
Sincerely,
MOSES STITES
Office of Transportation Planning
District 6
C: Ms. Barbara Goodwin,Executive Director, Council of Fresno County Governments
"Caltrans improves mobility across California"
TENTATIVE PARCEL A ' NO. 2006-11
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:
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* $643/gross acre (parcels 5 gross
acres or more)
I. Transmission Grid Main Bond Debt Service Charge $243/gross acre (parcels 5 gross
acres or more)
m. UGM Water Supply Feer N/A
Service Area:
n. Well Head Treatment Feer N/A
Service Area:
o. Recharge Feelv 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 Feev** 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 Chargee 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
4 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).
4 Due at time of development
* Deferrable through Fee Deferral Covenant.
V Due at time of subdivision.
t Building areas to be calculated to the nearest square foot. Traffic Signal Fee is 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
TPM-2006-11 6-6-06
Street Name Status Required Change
East Shields Avenue Good
East Cornell Avenue Good
North Cedar Avenue Good
Archie Ave. Chane North Archie Avenue
CITY OF FRESNO — ENVIRONMENTAL ASSESSMENT/ INITIAL STUDY
FINDING OF CONFORMITY/MEIR NO. 10130
Pursuant to Section 21157.1 of the California Public Resource Code DATE RECEIVED FOR FILING:
(California Environmental Quality Act) the project described below is
determined to be within the scope of the Master Environmental Impact Report
(MEIR) No. 10130 prepared for the 2025 Fresno General Plan
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: x r''
Halferty Development Company, LLC Arnoldo Rodriguez, Supervising Pf nneR --'0:
199 S. Los Robles, Ste. 880 June 22, 2006 (PCA G
Pasadena, CA 91101 Z
Environmental Assessment Number: Project Location (including APN):
Vesting Tentative Parcel Map No. 2006-11 Southeast corner of North Cedar and East Shields
Avenues
(APN: 405-530-42, 43, 44)
Project Description:
Vesting Tentative Parcel Map No. 2006-11 pertains to approximately 4.21 acres of property located on the
southeast corner of North Cedar and East Shields Avenues. The parcel map is a request to establish a five
parcel planned development for the subject site, and will provide common access, parking, and drainage for
the shopping center.
The 2025 Fresno General Plan, McLane Community Plan and the Airport Area Revitalization Redevelopment
Plan designate the parcels for community commercial planned land uses. However, the subject site is zoned
C-3 (Regional Shopping Center District) which according to the land use consistency table is not consistent
with the community commercial planned land use designation. Although the land use and zone district are
both intended to be developed with commercial uses, the regional land use designation (i.e. C-3 zone district)
is intended to serve the larger metropolitan area while the community commercial planned land use
designation is intended to serve a smaller area (i.e. C-2 zone district). Regardless of the planned land use
designation and the zoning, the subject site is currently developed with a shopping center and the applicant
has submitted plans to remodel a portion of the shopping center which is in need of repair. Furthermore, staff
has imposed conditions that will ensure that site is developed with uses found in the community commercial
planned land use designation.
Conformance to Master Environmental Impact Report(MEIR NO. 10130):
The recently adopted 2025 Fresno General Plan, the McLane Community Plan and the Airport Area
Revitalization Redevelopment Plan designate the parcels for community commercial planned land uses. The
existing zone district conforms to this land use designation subject to the recordation of a covenant that will
ensure that the site and future uses will be compatible with the C-2 zone district, as well as the McLane
Community Plan and the Airport Area Revitalization Redevelopment Plan.
The Planning and Development Department staff has prepared an initial study and environmental checklist
and evaluated the proposed reorganization in accordance with the land use and environmental policies and
provisions of the 2025 Fresno General Plan and the related Master Environmental Impact Report (MEIR) No.
10130. The subject property is proposed for development in the future with commercial land uses at an
intensity and scale that is permitted by the planned land use and existing zoning designations for the site.
Thus, the vesting tentative parcel map will not facilitate an additional intensification of uses beyond that which
already exists or would be allowed by the above-noted planned land use designation. Moreover, it is not
expected that the future development will adversely impact existing city service systems or the traffic
circulation system that serves the subject parcels. These infrastructure findings have been verified by the
Public Works and Public Utilities Departments. It has been further determined that all applicable mitigation
measures of MEIR No. 10130 have been applied to the project necessary to assure that the project will not
Finding of Conformity Under MEIR No. 10130
Environmental Assessment No.TPM No. 2006-11
Page 2
June 22, 2006
cause significant adverse cumulative impacts, growth inducing impacts, and irreversible significant effects
beyond those identified by MEIR No. 10130 as provided by CEQA Section 15178(a).
Per Section 21157.1 of the California Public Resources Code (California Environmental Quality Act), it may
be determined that a subsequent project falls within the scope of a MEIR, provided that the project does not
cause significant impacts on the environment that were not previously examined by the MEIR. Relative to this
specific project proposal, the environmental impacts noted in the MEIR, per the 2025 Fresno General Plan
land use designations, include impacts associated with the commercial land use designation specified for the
subject parcels. Based on this initial study, the proposed project does not change the land use indicated for
the subject parcel and will not generate additional significant effects not previously identified by the NIEIR and
no new additional mitigation measures are required. Therefore, the project proposal is within the scope of the
MEIR as defined by Section 15177 of the CEQA Guidelines.
(Moreover, as lead agency for this project, the Planning and Development Department, per Section 15177 (d)
of the CEQA Guidelines, has determined that all feasible mitigation measures from MEIR No. 10130 shall
apply to the project proposal as noted in the attached mitigation monitoring checklist. Public notice has
been provided regarding staffs finding in a manner prescribed by this section of the Guidelines and by
Section 21092 of the California Public Resources Code (CEQA provisions).
!vLWD
filbert J. Haro D to
Planning Manager, City of Fresno
KAMaster Files-Parcel MapMParoel Maps 20061TPM 200611-ZiebateM-AMFineing of Conformity Cmer.tfoe
Attachments: Environmental Checklist/initial Study for Environmental Assessment No. TPM No. 2006-11
Mitigation Monitoring Checklist (MEIR No. 10130)for Environmental Assessment No.
TPM No. 2006-11