HomeMy WebLinkAboutPM 2006-14 - Conditions of Approval - 9/25/2006 City of
rnC—Uig A1F Planning & Development Department
2600 Fresno Street *Third Floor Nick P. Yovino
Fresno, California 93721-3604 Director
(559) 621-8277 FAX (559) 488-1020
August 29, 2006 Please reply to:
Paul Bernal
(559) 621-8073
Dale G. Mell & Associate
2090 North Winery Avenue
Fresno, California 93703
SUBJECT: NOTICE OF APPROVAL OF TENTATIVE PARCEL MAP NO. 2006-14 DATED
JUNE 8, 2006, PROPOSING A ONE LOT PARCEL MAP FOR CONDOMINIUM
PURPOSES LOCATED ON THE SOUTHWEST CORNER OF NORTH MAPLE AND
EAST ALLUVIAL AVENUES (APN: 404-050-41)
The City of Fresno Planning Division has completed its review of the subject parcel map dated June
8, 2006. Pursuant to Section 12-1205 of the Fresno Municipal Code,this letter is written to advise
you that the Conditions of Approval dated August 22,2006,are as noted on the attached document.
Appeal: The divider or any aggrieved person may file an appeal regarding to conditions of approval
within fifteen (15) days from the date of approval
To protest the Director's decision regarding the conditions of approval, you must appeal by filing a
written appeal with the Director of the Planning & Development Department. Appeal must include
the appellant's interest in/or relationship to the subject property,the decision or action appealed,and
specific reasons why the appellant believes the decision or action appealed from should not be
upheld.
Appeals must be submitted to the Director of the Planning and Development Department prior to 5
p.m. on September 13, 2006.
EXPIRATION: The approval or conditional approval of this tentative Parcel Map expires two years
from the date of approval. The expiration shall terminate all proceedings and a final Parcel Map
may not be filed without first processing a new Tentative Parcel Map.
Modification of a Tentative Parcel Map after approval or conditional approval does not extend the
two year time limit.
if
EXTENSION: The divider may request an extension of the tentative map expiration date byfiling a
written application together with the fee set forth in the Master Fee Schedule at the time of the
request with the Director of the Planning& Development Department at least thirty days before the
expiration date of the map. The applicant must state the reasons for the requesting the extension.
New conditions may be imposed if an extension is granted.
An extension may not exceed an aggregate of five years.
Dale G. Mell &Associates
Tentative Parcel Map No. 2006-14
August 29, 2006
Page 2
If you wish additional information, please contact the City of Fresno, Planning and Development
Department, Planning Division, 2600 Fresno Street, Fresno, California 93721-3604; phone, (559)
621-8277. Your inquiry should be directed to either Rick Sommerville(engineering or improvements
issues) or Paul Bernal (planning or zoning issues).
Should you have any questions regarding the conditions you must notify either Rick Sommerville at
(559)621-8277 or Paul Bernal at(559)621-8073 by September 13,2006,to request a review of the
conditions. Otherwise,the stipulated conditions of approval are in effect as of that date. No further
notice will be sent.
Sincerely,
PLANNING DIVISION
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Paul Bernal, Planner Ill
Planning and Development Department
Enclosures: Tentative Parcel Map No. 2006-14 dated June 8, 2006
Conditions of Approval dated August 22, 2006
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City of
FMESavneo
PLANNING AND DEVELOPMENT DEPARTMENT
DATE: August 22, 2006
TO: NICK P. YOVINO, Director
Planning and Development Department
THROUGH: GILBERT J. HARO, Planning Ma ager
Planning Division
FROM: PAUL BERNAL, Planner III*
Planning Division
SUBJECT: REQUIRED FINDINGS AND APPROVAL OF TENTATIVE PARCEL MAP
NO. 2006-14, WHICH PROPOSES TO CREATE A ONE PARCEL MAP FOR
CONDOMINIUM PURPOSES FOR PROPERTY LOCATED ON THE SOUTHWEST
CORNER OF EAST ALLUVIAL AND NORTH MAPLE AVENEUS.
(APN: 404-050-41)
BACKGROUND
Tentative Parcel Map No.2006-14,filed by Dale G.Mell&Associates on behalf of Sobec,LLC.,and
accepted for processing on June 8, 2006, proposes to create a one parcel map for condominium
purposes for approximately 0.45 acre of R-P/UGM (Residential and Professional Office/Urban
Growth Managemeno zoned property located on the southwest corner of East Alluvial and North
Maple Avenues. The property is within the jurisdiction of the Woodward Park Community Plan and
the 2025 Fresno General Plan, both of which designate the subject property for office commercial
planned land uses. Pursuant to Table 2 (Planned Land Use and Zone District Consistency Matrix)
of the 2025 Fresno General Plan the R-P/UGM zone district is consistent with the planned land use
designation of office commercial.
Prior to the filing of this parcel map the property owner had previously filed Site Plan Review
Application No. S-01-235 and Vesting Tentative Parcel Map No. 2002-28. The site plan review
application proposed the construction of four professional office buildings while the parcel map
proposed subdividing the subject site into four parcels. It is noted that Vesting Tentative Parcel Map
No. 2002-28 proposed a "Planned Development" which proposed to create parcels that deviated
from the property development standards of the R-P zone district given that one of the proposed
parcels did not abut a public street or right-of-way. However, pursuant to Section 12-407.5 of the
Fresno Municipal Code (FMC), the Director may modify property development standards of the
underlying zone district subject to the filing and approval of a single unified project which is covered
by a development entitlement(i.e.S-01-235). The site plan review application and parcel map were
approved by the Planning and Development Department Director on July 25, 2001 and January 6,
2003.
Planning and Development Department, Planning Division
Tentative Parcel Map No. 2006-14
August 22, 2006
Page 2
REQUIRED FINDINGS
The initial study prepared for Environmental Assessment No.TPM No.2006-14 considered potential
environmental impacts associated with the tentative parcel map. The environmental assessment
resulted in a Class 15 Categorical Exemption (Section 15315/Minor Land Division of the California
Environmental Quality Act),was filed on August 24,2006,with the City Clerk. Staff determined that
a Class 15 Categorical Exemption was appropriate given that the proposed project is located within
the R-P/UGM zone district,which is consistent with the general plan land use designation of office
commercial; the division consists of dividing land into four or fewer parcels; no variances or
exceptions are required; all services and access to the proposed parcel is to local standards; the
division of land is not involved in a division of a larger parcel within the previous 2 years; and the
parcels do not have an average slope greater than 20 percent.
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 Woodward Park Community Plan and the 2025 Fresno General Plan. The Woodard
Park Community Plan and the 2025 Fresno General Plan designate the site for office
commercial planned land uses which is consistent with the R-P zone district as identified in
Table 2 of the 2025 Fresno General Plan.
2. The site is physically suitable for the proposed development because of the flat terrain of the
site and adequate access and drainage on and off the site. The Fresno Metropolitan Flood
Control District will require that the drainage from the site be diverted to the Master Plan
Inlets.
3. The proposed parcel map design and improvements are not likely to cause substantial and
considerable damage to the natural environment, including fish,wildlife or their habitat.The
site is located in an area that is fully developed with industrial uses. The area does not and
would not provide value for wildlife.
4. The proposed parcel map design and improvements are not likely to cause serious public
health and safety problems, because the conditions of approval have shown and will insure
that the subdivision conforms with City health and safety standards. In addition, during the
entitlement process,staff will ensure that the conditions of zoning will be applied accordingly.
5. The proposed parcel map design will not conflict with pubic easements within or through the
site because conditions of approval will assure noninterference with any existing or
proposed public easements.
Planning and Development Department, Planning Division
Tentative Parcel Map No. 2006-14
August 22, 2006
Page 3
Staff, based on its own analysis, has determined that the parcel map,subject to the recommended
conditions of approval,otherwise complies with the design and property development standards of
the Zoning Ordinance and local Parcel Map Ordinance and recommends the approval of the parcel
map.
DIRECTOR DETERMINATION
1. Based upon the above analysis,the Planning and Development Director finds that Tentative
Parcel Map No. 2006-14 dated June 8, 2006, is consistent with the applicable plans and
policies of the City of Fresno.
2. The Planning and Development Director hereby grants approval of Tentative Parcel Map No.
2006-14 dated June 8, 2006, subject to the conditions of approval dated August 22, 2006,
and to become effective on August_, 2006.
'74 -A x.21¢-0,6
i?7""ino, Director Date
KAMaster Files-Parcel Maps\Parcel Maps 2006\TPM 2006-14--Dale G.Mall--PB\Director Memorandum\Director Memorandum TPM-2006-14.doc
CITY OF FRESNO
PLANNING AND DEVELOPMENT DEPARTMENT
CONDITIONS OF APPROVAL
AUGUST 22, 2006
TENTATIVE PARCEL MAP No. 2006-14
Southwest corner of East Alluvial and North Maple 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.2006-14 for Condominium Purposes,dated
June 8, 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 B of Parcel Map No.2002-25 filed in Book
64, at Pages 65 & 66, Fresno County Records.
PLAN CONSISTENCY
2. The subject site is located within the jurisdiction of the Woodward Park Community Plan and
the 2025 Fresno General Plan. The Woodward Park Community Plan and the 2025 Fresno
General Plan designate the subject site for development with office commercial planned
land uses. Pursuant to Table 2(Planned Land Use and Zone District Consistency Matrix)of
the 2025 Fresno General Plan and applied within all community plans the office commercial
planned land use designation is consistent with the existing R-P/UGM (Residential and
Professional Office/Urban Growth Management) zone district.
Conditions of Approval
Tentative Parcel Map No. 2006-14
August 22, 2006
Page 2
ZONING
3. Comply with provision of the State of California Government Code Sections §66410 -
§66499.58 SMA and the City FMC Chapter 12, Article 10 (Subdivision of Real Property).
4. Proposed Parcel A Tentative Parcel Map No.2006-14 is consistent with the R-P/UGM/zone
district.
MODIFICATIONS TO PROEPRTY DEVELOPMENT STANDARDS
5. Proposed parcels must be consistent with the R-P/UGM zone district for the parcel map site
in terms of lot depth and area subject to approval of a special permit for a planned
development. All parcels must provide access to public street rights-of-way under a planned
development special permit.
6. Site Plan Review Application No. S-01-235, which was approved on July 25, 2005 by the
Director of Planning and Development, authorized the development of an overall 1.79 acre
site with four professional office buildings. Site Plan Review Application No. S-01-235 has
been revised and depicts the property lines as proposed per Tentative Parcel Map No.2006-
14, dated June 8, 2006 thereby authorizing the creation of the planned development.
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 FMC 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
vi. Covenant to maintain ail 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 maintenakice 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
Uniformed Building Code, Chapter 5. In the event the structures do not comply they must be
modified so as to meet the requirement.
r
Conditions of Approval
Tentative Parcel Map No. 2006-14
August 22, 2006
Page 3
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 FMC, 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 Of11 fice 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.
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.
Conditions of Approval
Tentative Parcel Map No. 2006-14
August 22, 2006
Page 4
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. The Fresno Fire Department requires that a covenant for fire protection and cross access be
recorded inclusive of all parcels of Tentative Parcel Map No. 2006-14.
STREETS AND RIGHTS-OF-WAY
24. Comply with the Department of Public Works memorandum dated August 3, 2006.
Sanitary Sewer Service
25. On-site sanitary sewer facilities shall be private.
Conditions of Approval
Tentative Parcel Map No. 2006-14
August 22, 2006
Page 5
26. Separate sewer house branches are required for each lot.
27. Abandon all existing on-site private sanitary septic tanks.
28. Comply with the Department of Public Utilities, Planning and Engineering memorandum
dated July 6, 2006.
Sanitary Sewer Fees
29. The following Sewer Connection Charges are due and shall be paid for the Project:
I. Sewer Lateral Charge
II. Oversize Sewer Charge
III. Trunk Sewer Charge
IV. Wastewater Facilities Charge (Non-Residential)
Water Service
30. Separate services with meter boxes shall be provided to each parcel.
31. Seal and abandon existing on-site wells in compliance with the State of California Well
Standards, Bulletin 74-90 or current revisions issued by California Department of Water
Resources and City of Fresno standards.
32. 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 source so water supply
approved by the Water Systems Manager.
33. All public water facilities shall be constructed in accordance with Public Works Department
standards, specifications and policies.
34. Comply with the Department of Public Utilities,Water Division memorandum dated June 29,
2006.
FLOOD CONTROL AND DRAINAGE K
35. 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 Districts letter to the Planning and Development Department
dated June 27, 2006.
Conditions of Approval
Tentative Parcel Map No. 2006-14
August 22, 2006
Page 6
DEVELOPMENT FEES AND CHARGES
This project is subject to the following development fees and charges:
Fresno Metropolitan Flood Control District FEE/RATE
a. Metropolitan Flood Control District Fee $0.00
SEWER CONNECTION CHARGES FEE RATE
a. Lateral Sewer Charge* $0.10/sq. ft. (to 100' depth)
b. Oversize Charge* $0.05/sq. ft. (to 100' depth)
c. Trunk Sewer Charge S.T.E.P.
Service Area: Herndon
d. Wastewater Facilities Charge S.T.E.P.♦
e. Copper Avenue Sewer Lift Station Charge* N/A
f. Fowler Trunk Sewer Interim Fee Surety* N/A
g. House Branch Sewer Chargee N/A
h. Millbrook Overlay Sewer* N/A
WATER CONNECTION CHARGES FEE RATE
i. Service Connection Charge Fee based on service(s) and
meter(s) sizes specified by owner;
fee for service(s) and Meter(s)
established by the Master Fee
Schedule.
j. Frontage Charge* $6.50/lineal foot
k. Transmission Grid Main Charge* $804/net acre
(parcels under 5 gross acres)
I. Transmission Grid Main $304/net acre
Bond Debt Service Charge (parcels under 5 gross acres)
m. UGM Water Supply Feev $456/living unit equivalent'
Service Area: 101-S
Conditions of Approval
Tentative Parcel Map No.2006-14
August 22, 2006
Page 7
n. Well Head Treatment Feev $0/living unit equivalent*
Service Area: 101
o. Recharge Feev $0/living unit equivalent*
Service Area: 101
p. 1994 Bond Debt Service* $895/living unit equivalent*
Service Area: 101
DEVELOPMENT IMPACT FEE FEE RATE
q. Fire Facilities Impact Fee - Citywide o** $236/1000sq.ft t
r. Park Facility Impact Fee - Citywide o** N/A
s. Quimby Parkland Dedication Feelw** N/A
t. Police Facilities Impact Fee - Citywide(D** $665/1000sq.ft t
u. Traffic Signal Charge* $1.78/sq.ft t
URBAN GROWTH MANAGEMENT FEE RATE
v. Major Street Charge* $2436/adj. acre
Service Area: E-1
w. Major Street Bridge Charge* $254/adj. acre
Service Area: E-1
x. UGM Grade Separation Fee* N/A
Service Area:
y. UGM Trunk Sewer Charge* N/A
Service Area: Herndon
z. Street Acquisition/Construction Chargee N/A
Conditions of Approval
Tentative Parcel Map No. 2006-14
August 22, 2006
Page 8
Notes-
•Living Unit Equivalents are calculated by multiplying the number of Net Acres by 5.8 Living Unit Equivalents for commercial or 3.0 Living
Unit Equivalents for industrial to arrive at the total number of Living Unit Equivalents.
Fee applicable to all maps accepted for filing after August 30,2005
♦ Upon occupancy of the project,the subdivider shall pay the appropriate sewer facility charge pursuant to the Simple Tiered Equity
Program(STEP)as determined by the Department of Public Utilities,Wastewater Division,Environmental Services Section(559-621-
5153).
46 Due at time of development
4 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.
O Due at occupancy.
K:\Master Files-Parcel Maps\Parcel Maps 2006\TPM 2006-14--Dale G.Mel]--PB\Conditions of Approval\Conditions of Approval TPM No.2006-
14.doc
CITY OF FRESNO
CATEGORICAL EXEMPTION
ENVIRONMENTAL ASSESSMENT NO. TPM-2006-14
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: SOBEC, LLC.
5 East River Park Place West, Suite 110
Fresno, California 93710
PROJECT LOCATION: Southwest corner of East Alluvial and North Maple Avenues
(APN: 404-050-41)
PROJECT DESCRIPTION: Tentative Parcel Map No. 2006-14 is a request to subdivide 0.47 acre of
property into one parcel for condominium purposes. The proposed
subdivision is consistent with the land use and circulation elements of the
Woodward Park 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: August 24, 2006
Prepared By: Pa I I nner III
Submitted by:
Gilbert J. Ho
o Planning M ager
W = W City of Fresno
51. Planning and Development Department
LtJ Y (I$;59) 621-8277
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KAMaster Files-Parcel Maps\Parcel Maps 2006\TPM 2006-14—Dale G.Mell—Pl3\Environmental Assessment\Categorical Exemption Class 15 TPM-2006-14.doc
LAW OFFICES OF MATTHEW R. NUTTING
Attorneys at Law
5 RIVER PARK PLACE WEST STE.110
FRESNO,CALIFORNIA 93720
TELEPHONE:(559)256-0300
FACSIMILE:(559)256-0303
www.NUTTINGLAw.com
MATrHEw R.NuTri vG,EsQ. KENDALL BLACK
NATHAN S.MILLER,ESQ. LEGAL AssISTANT/NOTARY
June 28, 2006 LF'a
JUN In 2006
Mr. Gil Haro, Planning Manager Planning Division
Planning & Development Department w&iopment Department
City of Fresno CITY OF FrycJ�+0
2600 Fresno Street
Fresno, CA 93721
Re: Sobec, LLC
Dear Mr. Haro:
Please send future correspondence for the above referenced company to the following
address: 5651 E. Fountain Way, Fresno, CA 93727.
Sincerely,
MATTHEW R.NUTTING
MRN: kb
Enclosure(s)
k
City of
I e I M I e I n I L I rn��1�:,j: AUG 14 Zoos
DATE: August 3, 2006 CITY OF FRESNO
PLANNING & DEVELOPMENT DEPT
TO: Paul Bernal, Planner III KANN.I! ir, n6"`-
Development Department, Planning Division, Current Planning
THROUGH: Louise Gilio, Traffic Planning Supervisor
Public Works Department, Engineering Divisio
FROM: Gregory A. Jenness, Senior Engineering Technician
Public Works Department, Engineering Division
SUBJECT: Tentative Parcel Map 2006-14, Public Works Conditions of Approval
Location: Southwest corner of East Alluvial Avenue and North Maple Avenue
Owner: Sergio D. Ilic
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, rior 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.
• Submittal of engineered construction plans to the Planning and Development Department for
approval must be made rior 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
Frpsno Municipal Code Section 12-1011 and Resolution No. 78-522/88-229.
- 1 —
L:\Traffic Planning Section\Parcel Maps\TentPM200614 Alluvial&Maple.doc
City of
DEPARTMENT OF PUBLIC UTILITIES
Date: July 6, 2006
To: PAUL BERNAL, Planner III
Planning and Development Department
From: ROBERT DIAZ, Senior Engineering Technician
Department of Public Utilities, Planning and Engineering
Subject: SANITARY SEWER REQUIREMENTS FOR PM-2006-14
General
Tentative Parcel Map No. 2006-14 is for condominium purposes located on the southwest corner of North
Maple and East Alluvial Avenues.
Environmental Recommendations
A NEGATIVE DECLARATION MAY BE ISSUED: The project may have adverse impacts but impacts
can be mitigated without further study or are not serious enough to warrant an Environment Impact
Report.
Sanitary Sewer Requirements
The nearest sanitary sewer mains to serve the proposed project are an 8-inch main located in East Alluvial
Avenue and a 21-inch main located in North Maple Avenue. Sanitary sewer facilities will be available to
provide service to the site subject to the following requirements:
1. Separate sewer house branches are required for each lot.
2. On-site sanitary sewer facilities shall be private.
3. Abandon all existing on-site private sanitary septic tanks.
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 (Residential)
Water Requirements
Refer to the attached City of Fresno Water Division memo, dated June 29, 2006, for water requirements
for Tentative Parcel Map 2006-14.
City of
leelelmaj-4`1,k
rn1Q�U.V%1F
WATER DIVISION
Date: June 29, 2006
To: DOUG HECKER, Supervising Engineering Technician
Department of Public Utilities, Administration
Through: NEIL MONTGOMERY, Chief Engineering Technician 4010v
Department of Public Utilities, Water Division
From: MICHAEL CARBAJAL, Supervising Engineering TechniciaW
Department of Public Utilities, Water Division
Subject: WATER REQUIREMENTS FOR TENTATIVE PARCEL MAP NO. 2006-14
The following conditions are required to provide water service to the development.
1. Separate services with meter boxes shall be provided to each parcel.
2. Seal and abandon existing on-site well(s) in compliance with the State of California Well
Standards, Bulletin 74-90 or current revisions issued by California Department of Water
Resources and City of Fresno standards.
3. Two independent sources of water, meeting Federal and State Drinking Water Act
Standards, are required to serve the development including any subsequent phases
thereof. The two-source requirement may be accomplished through a combination of
water main extensions, construction of supply wells, or other acceptable sources of water
supply approved by the Water Systems Manager.
4. All public water facilities shall be constructed in accordance with Public Works
Department standards, specifications, and policies.
K
TAPROMMEMConditions or Approval\PM 2006-14 062906.doc
File No.210.411
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
PUBLIC AGENCY DEVELOPER M4
Mr. Gil Haro, Planning Manager SOBEC, LLC 00
Planning& Development Department 5 RIVER PARK PLACE WEST STE. 110
City of Fresno FRESNO, CA. 93710 3
2600 Fresno Street -
Fresno, CA 93721
MAP NO. 2006-014 PRELIMINARY FEE(S) (See below)
DRAINAGE AREA(S) " CM " - DRAINAGE AREA it CM it $0.00
DATE DRAINAGE AREA - if -
TOTAL FEE $0.00
The proposed development will generate storm runoff which produces potentially significant
environmental impacts and which must be properly discharged and mitigated pursuant to the
California Environmental Quality Act and the National Environmental Policy Act. The O
District in cooperation with the City and County has developed and adopted the Storm
Drainage and Flood Control Master Plan. Compliance with and implementation of this N
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.
2006-014 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
FRESNO ME'. 3POLITAN FLOOD CONTROL D: '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 Alluvial Ave. and Maple Ave.
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.)
2006-014 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.
O
b. State General Permit for Storm Water Discharges Associated with Industrial Activities,
April, 1997 (available at the District Office.) A State General Industrial Permit is
required for specific types of industries described in the NPDES regulations or by
Standard Industrial Classification (SIC) code. The following categories of industries
are generally required to secure an industrial perm4: 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.
2006-014 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, Project Enginee . Ashlyn gFukag�aw
District Engineer
C: DALE MELL
2090 N. WINERY AVE.
FRESNO, CA. 93703
14
2006-014 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 2006-014
engr\perm its\exh ibit2\city-tpm\2006\2006-014(at)
Street Name Review
TPM-2006-14 6-27-06
Street Name Status Required Change
East Alluvial Avenue Good
North Maple Avenue Good
x
City of
FRES110111th,','04'r-0
DEPARTMENT OF PUBLIC UTILITIES
Date: July 20, 2006
To: PAUL BERNAL, Planner III
Planning and Development Department, Current Planning
From• CHRIS WEIBERT, Management Analyst II
Public Utilities Department, Administration
Subject: PM-2006-14 is for condominium purposes located on the southwest corner of North Maple and
East Alluvial Avenues.
Does Project Affect Your Agency/Jurisdiction
Subdividing property does not directly affect Solid Waste Division.
K
Page 1 of 1
I
L/.:.>� r ♦ ti I�r OFFICES OF
4R4i iRif %)l
;�;.• .5 rte. _ - PHONE(559)233-7161
FAX(559)233-8227
2907 SOUTH MAPLE AVENUE
�:,.�.+�- FRESNO,CALIFORNIA 93725.2218
Your Most Valuable Resource-Water �j
u Ll �J D
June 19, 2006 v
JUN 2 t 2006
Planning Division
Mr. Paul Bernal Dev�=�ic-,n;,-ni Manaitrnent
A0
City of Fresno
Planning and Development Dept.
2600 Fresno Street, 3`d Floor
Fresno, CA 93721-3604
RE: TPM No. 2006-14, APN: 404-050-41, S/W Alluvial & Maple Avenues
Dear Mr. Bernal:
FID's comments and requests are as follows:
1. FID does not own, operate or maintain any facilities located on the applicant's property.
2. FID expects no adverse impacts from the approval of the subject proposal.
Thank you for submitting this for our review. Please feel free to contact me with any questions
or concerns at 233-7161 extension 317 or bjohnson(a�fresnoirrigation.com.
Sincerely,
Bret John on
Engineering Technician I
Agencies\City\PM2006-14
BOARD OF President JACOB ANDRESEN, Vice-President JEFFERY G. BOSWELL
DIRECTORS JEFF NEELY.EDDIE NIEDERFRANK.STEVEN G BALLS. General Manager GARY SERRATO