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HomeMy WebLinkAboutPM 2006-24 - Conditions of Approval - 12/4/2006 city of ClJL"'fi�ll�llll��I/� ilrn��:. Planning & Development Department 2600 Fresno Street *Third Floor Nick P. Yovino Fresno, California 93721-3604 Director (559) 621-8277 FAX (559) 488-1020 October 9, 2006 Please reply to: Paul Bernal (559) 621-8073 Don Pickett& Associates, Inc. Attention: Doug Henson 7395 North Palm Bluffs Avenue, Suite 101 Fresno, California 93711 SUBJECT: NOTICE OF APPROVAL OF VESTING TENTATIVE PARCEL MAP NO. 2006-24 DATED JULY 20, 2006, PROPOSING A SIX LOT PARCEL MAP FOR PROPERTY LOCATED ON THE NORTH SIDE OF WEST SPRUCE AVENUE BETWEEN THE A.T. & S.F. RAILROAD TRACKS AND WEST FIR AVENUE (APN: 502-290-01, 02 & 03) The City of Fresno Planning Division has completed its review of the subject parcel map dated July 20,2006. Pursuant to Section 12-1205 of the Fresno Municipal Code,this letter is written to advise you that the Conditions of Approval dated October 2,2006,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 October 24, 2006. EXPIRATION: The approval or conditional approval of this tentative Parcel Map expires two years from the date of approval. The expiration shall terminate all proceedings and a final Parcel Map may not be filed without first processing a new Tentative Parcel Map. Modification of a Tentative Parcel Map after approval or conditional approval does not extend the two year time limit. EXTENSION: The divider may request an extension of the tentative map expiration date by filing a written application together with the fee set forth in the Master Fee Schedule at the time of the request with the Director of the Planning&Development Department at least thirty days before the expiration date of the map. The applicant must state the reasons for the requesting the extension. New conditions may be imposed if an extension is granted. An extension may not exceed an aggregate of five years. Don Pickett& Associates, Inc. Vesting Tentative Parcel Map No. 2006-24 October 9, 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 October 24, 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 Paul Bernal, Planner III Planning and Development Department Enclosures: Vesting Tentative Parcel Map No. 2006-24 dated July 20, 2006 Conditions of Approval dated October 2, 2006 KAMaster Files-Parcel Maps\Parcel Maps 2006\TPM 2006-24—Don Pickett—PB\Approval Letter\Approval Letter TPM-2006-24.doc pit ---------- ---------- ;4 Z E o z All All ?z ra F11 FAll ?Zc Fs lag* er AVENUE -2 TA K L --- AV I I I I j'Il�lp \\ ! ! ,� it ���� \ ,\ � -� � � wesT AVENUE !'momMom =zz ——-——-—- - 42 ---- ---- --- -0 Z U, C' _r"oori z rq V --------- z m m 0 m 0 Z A 0 m 0 m z m m i ;, r pti44N 'a Al Z -1 K) 0 go IR dil o o 5.. :jT 0) m z mz I m OK F. 0 ic cza o' m G Er �H m ca 1% gip. CITY OF FRESNO PLANNING AND DEVELOPMENT DEPARTMENT CONDITIONS OF APPROVAL OCTOBER 2, 2006 VESTING TENTATIVE PARCEL MAP No. 2006-24 Located on the north side of West Spruce Avenue between the A.T. & S.F. Railroad Tracks and West Fir Avenue NOTICE TO PROJECT APPLICANT All tentative maps are subject to the applicable provisions of the State Subdivision Map Act, Fresno Municipal Code (FMC), City policies, and City of Fresno Standard Specifications. The following specific conditions are applicable to this tentative map. In accordance with the provisions of Government Code §§66020(d)(1), the imposition of fees, dedications, reservations or exactions for this project are subject to protest by the project applicant at the time of approval or conditional approval of the development or within 90 days after the date of the imposition of the fees, dedications, reservations or exactions imposed on the development project. Upon conditional approval of Vesting Tentative Parcel Map No. 2006-24, dated July 20, 2006, the subdivider may prepare a Final Parcel Map in accordance with the approved vesting tentative parcel 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 Parcels A, B, C of Parcel Map No.96-20, recorded in Book 57 at Pages 84 and 85, Fresno County Records. Together with the Northerly 86.41 feet of Parcel D of Said Parcel Map No. 96-20, (Per Lot Line Adjustment No. 2005-30, per Document No. 2006-0050762, O.F.R.C.). PLAN CONSISTENCY 2. The subject site is located within the jurisdiction of the Sierra Sky Park Land Use Policy Plan, Bullard Community Plan and the 2025 Fresno General Plan. The Bullard Community Plan and the 2025 Fresno General Plan designate the subject site for development with light industrial and office commercial planned land uses which is consistent with the existing C-M/EA/UGM/cz (Commercial and Light Manufacturing/Expressway Area OverlaylUrban Growth Management/with conditions of zoning) and C-P/EA/UGM/cz (Administrative and Professional Office/Expressway Area OverlaylUrban Growth Management/with conditions of Conditions of Approval Vesting Tentative Parcel Map No. 2006-24 October 2, 2006 Page 2 zoning) zone districts as identified in Table 2 of the 2025 Fresno General Plan and applied within all community plans. The Sierra Sky Park Land Use Policy Plan does not identify planned land use designations within its plan area. However,it restricts uses and the height of structures within its plan area. ZONING 3. Comply with provision of the State of California Government Code Sections §66410 - §66499.58 SMA and the City FMC Chapter 12, Article 10 (Subdivision of Real Property). 4. Proposed Parcels"A"thru"F,"inclusive,are consistent with the existing C-P/EA/UGM/cz and C-M/EA/UGM/cz zone districts in terms of lot area, depth and width. Furthermore, all proposed parcels abut a public right-of-way. 5. Due to the location of the subject property with the Sierra Sky Park Land Use Policy Plan, remit a fee in the amount of$250.00 for an Avigation Easement and Agreement for Vesting Tentative Parcel Map No. 2006-24. CONDITIONS OF ZONING 6. The conditions of zoning which exist on the subject property were established in Rezone Application No. R-99-23. On October 19, 1999, the Fresno City Council passed Ordinance No. 99-61, approving Rezone Application No. R-99-23 which rezoned the subject property from the C-P/EA/UGM/cz (Administrative and Professional Office/Expressway Area Overlay/Urban Growth Managemenbconditions of zoning) zone district to the C-M/UGM/cz (Commercial and Light Manufacturing/Urban Growth Managemenbconditions of zoning)zone district. The site was originally rezoned for the purpose of developing a mixed-use development, which included limited light industrial uses, limited retail commercial uses, and office uses. Conditional Use Permit Application No.C-99-95 was the application that originally approved this mixed-use development. The following is a list of the conditions of zoning which currently exist on the subject property: I. Development of the subject property shall be in substantial conformance with the development proposed by Conditional Use Permit Application No. C-99-95. This condition will be addressed on any entitlements filed for any of the proposed parcels. II. The uses as specified in the attached Exhibit A, with the addition of Book Stores and Advertising Structures, shall be expressly prohibited on the subject property. This condition will be addressed on any entitlements filed for any of the proposed parcels. Conditions of Approval Vesting Tentative Parcel Map No. 2006-24 October 2, 2006 Page 3 III. No structure, tree, or other object shall be permitted to exceed the height limits established in accordance with Part 77, Subpart C, of the Federal Aviation Regulations. This condition has been satisfied per the pervious parcel map(i.e. Parcel Map No.96-20 recorded on August 24, 1990 as Instrument No. 90101409). IV. An Avigation Easement shall be required as described on Page 13, of Airport Land Use Commission's Sierra Sky Park Land Use Policy Plan. This condition has been satisfied per the pervious parcel map(i.e. Parcel Map No.96-20 recorded on August 24, 1990 as Instrument No. 90101409). V. Conditional use permit for the proposed development, as well as any future modifications thereto, shall be reviewed by the Planning Commission. This condition will be addressed on any entitlements filed for any of the proposed parcels. Although a majority these conditions of zoning have been satisfied with the previous parcel map (i.e. Parcel Map No.96-20)and the construction of the 9,340 square foot building for the H.O.P.E.Animal Foundation, staff has reiterated certain conditions as conditions of the parcel map ensuring that the development of the subject site complies with the conditions of zoning. GENERAL CONDITIONS 7. 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. 8. 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. 9. 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. 10. 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. Conditions of Approval Vesting Tentative Parcel Map No. 2006-24 October 2, 2006 Page 4 11. 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. 12. 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. 13. 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. 14. 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. 15. 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. 16. 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. 17. 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). 18. 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. Conditions of Approval Vesting Tentative Parcel Map No. 2006-24 October 2, 2006 Page 5 19. 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 20. The Fresno Fire Department has no requirements of Vesting Tentative Parcel Map No. 2006-24. STREETS AND RIGHTS-OF-WAY 21. Comply with Public Works Department, Engineering Division memorandum dated August 18, 2006. Sanitary Sewer Service 22. Separate sewer house branches are required for each lot. 23. Abandon all existing on-site private sanitary septic tanks. 24. On-site sanitary sewer facilities shall be private. 25. Comply with the Department of Public Utilities, Planning and Engineering memorandum dated August 8,2006. Sanitary Sewer Fees 26. 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: Grantland IV. Sewer Facility Charge (Non-Residetnial) Water Service 27. Separate services with meter boxes shall be provided to each parcel. 28. 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. 29. All public water facilities shall be constructed in accordance with Public Works Department standards, specifications and policies. Conditions of Approval Vesting Tentative Parcel Map No. 2006-24 October 2, 2006 Page 6 PACIFIC GAS AND ELECTRIC COMPANY (PG&E) 30. Comply with PG&E's letter dated August 4, 2006. FLOOD CONTROL AND DRAINAGE 31. 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 August 9, 2006. 32. The subject site is located within the District's Drainage Area "EG." Runoff from the "EG" system will ultimately drain to the San Joaquin River. Drainage runoff from commercial and industrial land uses directly to the river is prohibited by City of Fresno and District policy. The District is therefore requiring on-site mitigation of the runoff quality prior to discharge to the public drainage system. The specific plan and detail of the proposed mitigation must be reviewed and approved by the District prior to implementation. The developer is responsible to implement mitigation features which will maintain compliance with the Local, State and EPA standards and regulations throughout the life of the project. 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: Grantland 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 Conditions of Approval Vesting Tentative Parcel Map No. 2006-24 October 2, 2006 Page 7 h. Millbrook Overlay Sewer* N/A WATER CONNECTION CHARGES FEE RATE i. Service Connection Charge Fee based on service(s) and meter(s) sizes specified by owner; fee for service(s) and Meter(s) established by the Master Fee Schedule. j. Frontage Charge* $6.50/lineal foot k. Transmission Grid Main Charge* $804/net acre (parcels under 5 gross acres) I. Transmission Grid Main Bond $304/net acre Debt Service Charge * (parcels under 5 gross acres) m. UGM Water Supply Feev $407/living unit equivalent* Service Area: 201-S n. Well Head Treatment Feev $0/living unit equivalent* Service Area: 201 o. Recharge Feev $0/living unit equivalent* Service Area: 201 p. 1994 Bond Debt Service,6 $0/living unit equivalent* Service Area: 201 DEVELOPMENT IMPACT FEE FEE RATE q. Fire Facilities Impact Fee - Citywide$** $236/1000sq.ft t r. Park Facility Impact Fee - Citywide$** N/A s. Quimby Parkland Dedication Feew** 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* $2798/adj. acre Service Area: C/D-2 Conditions of Approval Vesting Tentative Parcel Map No. 2006-24 October 2, 2006 Page 8 w. Major Street Bridge Charge* $94/adj. acre Service Area: C/D-2 x. UGM Grade Separation Fee* N/A Service Area: y. UGM Trunk Sewer Charge* N/A Service Area: z. Street Acquisition/Construction Charger N/A Notes: Living Unit Equivalents are calculated by multiplying the number of Net Acres by 5.8 Living Unit Equivalents for commercial or 3.0 Living Unit Equivalents for industrial to arrive at the total number of Living Unit Equivalents. Fee applicable to all maps accepted for filing after August 30,2005 ♦ Upon occupancy of the project,the subdivider shall pay the appropriate sewer facility charge pursuant to the Simple Tiered Equity Program(STEP)as determined by the Department of Public Utilities,Wastewater Division,Environmental Services Section(559-621- 5153). 416 Due at time of development 46 Deferrable through Fee Deferral Covenant. T Due at time of subdivision. $ Due at occupancy. 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 K:\Master Files-Parcel Maps\Parcel Maps 2006\TPM 2006-24—Don Pickett--Pt3\Conditions of Approval\Conditions of Approval TPM No.2006-24.doc City of C�C'il�\■��I i� rnc�:-.-�►� PLANNING AND DEVELOPMENT DEPARTMENT DATE: October 5, 2006 TO: NICK P. YOVINO, Director Planning and Development Department THROUGH: GILBERT J. HARO, Planning Man er Planning Division FROM: PAUL BERNAL, Planner Planning Division SUBJECT: REQUIRED FINDINGS AND APPROVAL OF VESTING TENTATIVE PARCEL MAP NO. 2006-24,WHICH PROPOSES TO CREATE SIX PARCELS LOCATED ON THE NORTH SIDE OF WEST SPRUCE AVENUE BETWEEN THE A.T. & S.F. RAILROAD TRACKS AND WEST FIR AVENUE. (APN: 502-290-01 S, 02 & 03) BACKGROUND Vesting Tentative Parcel Map No.2006-24 filed by Don Pickett&Associates, Inc.,and accepted for processing on July 20,2006, proposes to create six parcels for approximately 4.19 acres of property located on the north side of West Spruce Avenue between the A.T. & S.F. Railroad Tracks and West Fir Avenue. The property is within the jurisdiction of the Sierra Sky Park Airport Land Use Policy Plan, Bullard Community Plan and the 2025 Fresno General Plan. The Sierra Sky Park Airport Land Use Policy Plan defers designated planned land uses to the underlying community and general plans. However, the Sierra Sky Park Airport Land Use Policy Plan regulates uses and restricts the height of structures within its plan area. The Bullard Community Plan and the 2025 Fresno General Plan designate the subject property for light industrial and office commercial planned land uses which is consistent with existing C-M/EA/UGM/cz (Commercial and Light Manufacturing/ExpresswayArea Overlay/Urban Growth Management/with conditions of zoning)and C-P/EA/UGM/cz (Administrative and Professional Office/ExpresswayArea Overlay/Urban Growth Management/with conditions of zoning) zone districts as identified in Table 2 (Planned Land Use and Zone District Consistency Matrix) of the 2025 Fresno General Plan and applied within all community plans. CONDITIONS OF ZONING The subject site was previously subdivided per Parcel Map No.96-20. When recorded the site was subdivided into six parcels. Furthermore, Rezone Application No. R-99-23 and Conditional Use Permit Application No.99-95 were submitted requesting to reclassify the site from the C-P/EA/UGM zone district to both the C-P/EA/UGM and C-M/EA/UGM zone districts while the conditional use permit was requesting to develop the site with limited light industrial uses, limited retail commercial uses,and office uses. However, upon approval of the rezone application conditions of zoning were established and adopted by the Fresno City Council per Ordinance No.99-61. These conditions of zoning are identified below: Vesting Tentative Parcel Map No. 2006-24 October 5, 2006 Page 2 1. Development of the subject property shall be in substantial conformance with the development proposed by Conditional Use Permit Application No. C-99-95. When the original conditional use permit was approved for the subject property(Conditional Use Permit Application No.C-99-95)the project was described as follows:"Mixed-use development including limited light industrial uses, limited retail commercial uses and office uses." A total of six buildings and 113,600 square feet of building area was proposed. There was one whole building originally planed for the subject property with an area of 12,000 square feet. There was also a 60,000 square foot building that spanned across six separate parcels. 2. The uses as specified in the attached Exhibit A, with the addition of Book Stores and Advertising Structures, shall be expressly prohibited on the subject property. This condition will be addressed on any entitlements filed for any of the proposed parcels. 3. No structure, tree, or other object shall be permitted to exceed the height limits established in accordance with Part 77, Subpart C, of the Federal Aviation Regulations. This condition will be addressed on any entitlements filed for any of the proposed parcels. 4. An Avigation Easement shall be required as described on Page 13, of Airport Land Use Commission's Sierra Sky Park Land Use Policy Plan. This condition has been satisfied per the pervious parcel map (i.e. Parcel Map No. 96-20 recorded on August 24, 1990 as Instrument No. 90101409). 5. Conditional use permit for the proposed development, as well as any future modifications thereto, shall be reviewed by the Planning Commission. This condition will be addressed on any entitlements filed for any of the proposed parcels. Although a majority these conditions of zoning have been satisfied with the previous parcel map(i.e. Parcel Map No. 96-20) and the construction of the 9,340 square foot building for the H.O.P.E. Animal Foundation (Conditional Use Permit Application No. C-04-184), staff has reiterated certain conditions as conditions of the parcel map ensuring that the development of the subject site complies with the conditions of zoning. REQUIRED FINDINGS An environmental assessment initial study was prepared for this project in accordance with the requirements of the California Environmental Quality Act (CEQA) Guidelines. This process included the distribution of requests for comment from other responsible or affected agencies and interested organizations. The study indicates that the project, if approved, would conform to the land use designation and land use policies of the 2025 Fresno General Plan and is within the scope of the Master Environmental Impact Report No. 10130. Therefore, staff has issued a finding of conformity to the 2025 Fresno General Plan Master Environmental Impact Report(MSIR No. 10130)dated October 5, 2006, which incorporates a MEIR Mitigation Monitoring Checklist. This environmental finding was properly published and noticed on October 5, 2006, with no comments received to date. Vesting Tentative Parcel Map No. 2006-24 October 5,2006 Page 3 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 Sierra Sky Park Airport Land Use Policy Plan, Bullard Community Plan and the 2025 Fresno General Plan. The Bullard Community Plan and the 2025 Fresno General Plan designate the site for office commercial and light industrial planned land uses which is consistent with the C-P/EA/UGM/cz and C-M/EA/UGM/cz zone districts. 2. The site is physically suitable for the proposed development because of the flat terrain of the site and adequate access and drainage on and off the site. The Fresno Metropolitan Flood Control District will require that the drainage from the site be diverted to the Master Plan Inlets. 3. The proposed parcel map design and improvements are not likely to cause substantial and considerable damage to the natural environment, including fish,wildlife or their habitat.The site is located in an area that is fully developed with industrial uses. The area does not and would not provide value for wildlife. 4. The proposed parcel map design and improvements are not likely to cause serious public health and safety problems, because the conditions of approval have shown and will insure that the subdivision conforms with City health and safety standards. In addition, during the entitlement process,staff will ensure that the conditions of zoning will be applied accordingly. 5. The proposed parcel map design will not conflict with pubic easements within or through the site because conditions of approval will assure noninterference with any existing or proposed public easements. Staff, based on its own analysis, has determined that the parcel map, subject to the recommended conditions of approval,otherwise complies with the design and property development standards of the Zoning Ordinance and local Parcel Map Ordinance and recommends the approval of the parcel map. Vesting Tentative Parcel Map No. 2006-24 October 5, 2006 Page 4 DIRECTOR DETERMINATION 1. Based upon the above analysis,the Planning and Development Director finds that Vesting Tentative Parcel Map No. 2006-24 dated July 20, 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.2006-24 dated July 20,2006, subject to the conditions of approval dated October 2, 2006, and to become effective on October , 2006. ick P. Yovino, Director Date KAMaster Files-Parcel Maps\Parcel aps 2006\TPM 2006-24--Don Pickett--PB\Director Memorandum\Director Memorandum TPM-2006249.doc City of , C1ftci�+1k1�\i/'j Hild 1► a 1 :; ZOD$ DATE: August 18, 2006 CITY OF FRESNO PLANW6,&'DEVELOPMENTli Eff TO: Paul Bernal, Planner III PLANNTr nnnn--i Development Department, Planning Division, Curr nt Planning THROUGH: Louise Gilio, Traffic Planning Supervisor Public Works Department, Engineering Division FROM: Gregory A. Jenness, Senior Engineering Technician Public Works Department, Engineering Division SUBJECT: Tentative Parcel Map 2006-24, Public Works Conditions of Approval Location: East side of West Spruce Avenue: between North Ivanhoe Avenue and West Beechwood Avenue Owner: Donald V. Pickett STREET IMPROVEMENT REQUIREMENTS The Public Works Department, Traffic Planning Section, has completed its review and the following requirements are to be placed on this tentative map as a condition of approval by the Public Works Department. Offsite improvements shall be installed or an executed, secured written agreement to improve the required offsite improvements is required, prior to acceptance and approval of the final subdivision map by Council. General Conditions • Repair or replace all existing damaged and/or off-grade offsite concrete improvements as determined by the City of Fresno Public Works Department, Construction Management Division, (559) 621-5500. • 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. Page 1 of 1 L:\Traffic Planning Section\LG TRAFFIC PLANNING\Parcel Maps\TentPM200624 Spruce&Beechwood.doc City of DEPARTMENT OF PUBLIC UTILITIES Date: August 8, 2006 To: PAUL BERNAL, Planner III Planning and Development Department From: ROBERT A. DIAZ, Senior Engineering Technician Department of Public Utilities, Planning and Engineering Subject: SANITARY SEWER REQUIREMENTS FOR PM-2006-24 General PM-2006-24 proposes a 4.19 acres of property located on the north side of West Spruce Avenue between the Amtrak and Santa Fe/Burlington Northern Railroad tracks and West Fir Avenue. 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 an 8-inch sewer main located in West Spruce 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 UGM Oversize Sewer Service Area: #19 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: Grantland 4. Sewer Facility Charge (Non-Residential) City of WATER DIVISION Date: August 10, 2006 To: DOUG HECKER, Supervising Engineering Technician Department of Public Utilities, Administration From: MICHAEL CARBAJAL, Supervising Engineering Technician Department of Public Utilities, Water Division Subject: WATER REQUIREMENTS FOR TENTATIVE PARCEL MAP NO. 2006-24 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. All public water facilities shall be constructed in accordance with Public Works Department standards, specifications, and policies. TAPROJM\MEC\Condrdons of Approval\PM 2006-24 081006.doc, File No.210.411 FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS PUBLIC AGENCY DEVELOPER Mr. Gil Haro, Planning Manager DON PICKETT & ASSOCIATES, INC. Planning& Development Department 7395 N. PALM BLUFFS AVE., SUITE 101 City of Fresno FRESNO, CA 93711 3 2600 Fresno Street - Fresno, CA 93721 MAP NO. 2006-024 PRELIMINARY FEE(S) (See below) DRAINAGE AREA ) " EG - DRAINAGE AREA it EG it $0.00 DATE 96 DRAINAGE AREA - it - TOTAL FEE $0.00 The proposed development will generate storm runoff which produces potentially significant environmental impacts and which must be properly discharged and mitigated pursuant to the California Environmental Quality Act and the National Environmental Policy Act. The O District in cooperation with the City and County has developed and adopted the Storm Drainage and Flood Control Master Plan. Compliance with and implementation of this Master Plan by this development project will satisfy the drainage related CEQA/NEPA impact of the project mitigation requirements. The proposed development shall pay drainage fees pursuant to the Drainage Fee Ordinance prior to approval of the final map at the rates in effect at the time of such approval. The fee O indicated above is based on the tentative map. Contact the FMFCD project engineer prior to approval of the final map for the fee. O Considerations which may affect the fee obligation(s) or the timing or form of fee payment: a) Fees related to undeveloped or phased portions of the project may be deferrable. O b) Fees may be calculated based on the actual percentage of runoff if different than that 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. 2006-024.xis 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document FRESNO ME OPOLITAN 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 West Spruce 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: X Grading Plan Storm Drain Plan Final Map Street Plan Water& Sewer Plan Other 4. Availability of drainage facilities: X a. Permanent drainage service is available provided the developer can verify to the satisfaction of the City of Fresno that runoff can be safely conveyed to the Master Plan inlet(s). b. The construction of facilities required by Paragraph No. 2 hereof will provide permanent drainage service. C. Permanent drainage service will not be available. The District recommends temporary facilities until permanent service is available. Temporary service is available through d. See Exhibit No. 2. 5. The proposed development: Appears to be located within a 100 year flood prone area as designated on the latest Flood Insurance Rate Maps available to the District, necessating appropriate floodplain management action. (See attached Floodplain Policy.) 2006-024.xi5 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS Page 3 of 4 Appears to be located within a 500 year flood prone area as designated on the latest Flood Insurance Rate Maps available to the District. 04 X Does not appear to be located within a flood prone area. 6. The Federal Clean Water Act and the State General Permits for Storm Water Discharges 3 Associated with Construction and Industrial Activities (State General Permits) require developers of construction projects disturbing one or more acres, and discharges associated with industrial activity not otherwise exempt from National Pollutant Discharge Elimination System (NPDES) permitting, to implement controls to reduce pollutants, prohibit the discharge of waters other than storm water to the municipal storm drain system, and meet water quality standards. These requirements apply both to pollutants generated during construction, and to those which may be generated by operations at the development after construction. a. Z State General Permit for Storm Water Discharges Associated with Construction O Activities, approved August 1999, (modified December 2002.) A State General Construction Permit is required for all clearing, grading, and disturbances to the ground that result in soil disturbance of at least one acre (or less than one acre if part of a larger common plan of development or sale). Permittees are required to: submit a Notice of Intent to be covered and must pay a permit fee to the State Water Resources Control Board (State Board), develop and implement a storm water pollution prevention plan, eliminate non-storm water discharges, conduct routine site inspections, train employees 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 mph 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. 2006-024.:is 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document FRESNO ME7 ROPOLITAN FLOOD CONTROL D1,3 FRICT 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 gineer: I Gary Chapman District Engineer C: - 2006-024.Xi5 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document OTHER REQUIREMENTS EXHIBIT NO. 2 The subject site is located within the District's Drainage Area"EG". Runoff from the"EG"system will ultimately drain to the San Joaquin River. Drainage runoff from commercial and industrial land uses directly to the river is prohibited by City of Fresno and District policy. The District is therefore requiring on-site mitigation of the runoff quality prior to discharge to the public drainage system. The specific plan and detail of the proposed mitigation must be reviewed and approved by the District prior to implementation. The developer is responsible to implement mitigation features which will maintain compliance with the Local,State,and EPA standards and regulations throughout the life of the project. The following paragraphs only apply towards development of the individual parcels and are not conditions for the recording of the map. In an effort to improve storm water runoff quality, outdoor storage areas shall be constructed and maintained such that material which generates contaminants will not be conveyed by runoff into the storm drain system. The District encourages, but does not require that roof drains from non-residential development be constructed such that they are directed onto and through a landscaped grassy swale area to filter out pollutants from roof runoff. Runoff from areas where industrial activities, product, or merchandise come into contact with and may contaminate storm water must be directed through landscaped areas or otherwise treated before discharging it off-site or into a storm drain. Roofs covering such areas are recommended. Cleaning of such areas by sweeping instead of washing is to be required unless such wash water can be directed to the sanitary sewer system. Storm drains receiving untreated runoff from such areas that directly connect to the District's system will not be permitted. Loading docks, depressed areas, and areas servicing or fueling vehicles are specifically subject to these requirements. The District's policy governing said industrial site NPDES program requirements are available. Contract the District's Environmental Department for further information regarding these policies related to industrial site requirements. Development No. TPM 2006-024 engr\perm it\exhibit2\city-tpm\2006\2006-024(gc) Pacific Gas and Electric Company Corporate Real Estate 650"0"Street, Bag 23 South Valley Land Services Fresno, CA 93760-0001 August 4, 2006 1 j City of Fresno Planning & Development 2600 Fresno Street, Third Floor Fresno, CA. 93721 Attn: Mr. Paul Bernal Dear Mr. Bernal, Pacfiic Gas and Electric Company (PG&E) has completed it's review of Tentative Parcel Map No. 2006-24. PG&E requests that a Public Utility Easement (PUE) be incorporated within all access easement(s) as shown on said Parcel Map. If PG&E ha's an existing pole line facility that serves the property and the existing pole line crosses proposed property lines (and is not covered by an existing easement), it is the property owner's responsibility to provide PG&E with adequate rights-of-way. PG&E is available to assist the property owner in making the determination if an easement will be necessary. The property owner or their agent may contact the undersigned for assistance. PG&E has determine that our records show no gas or electric transmission lines in the area. Existing gas or electric facility relocations necessitated by new street improvements (which are required as conditions of a development's final acceptance by the City of Fresno) will be at the expense of the developer. Thank you for the opportunity to review the plans of this Tentative Parcel Map. If you have any questions, please contact me at 263-5167. Sincplely Vyie'Patten. Land Agent STATE OF CALIFORNIA—BUSINESS.TRANSPORTP 'AND HOUSING AGENCY ARNOLD SCHW ARZEN EGGER,Governor DEPARTMENT OF TRANSPORTATION 1352 WEST OLIVE AVENUE s P.O.BOX 12616 FRESNO,CA 93778-2616 PHONE (559)445-6666 : Flet your power! FAX (559)488-4088 TTY (559)488-4066 Be energy efficient! August 1, 2006 _ 2131-IGR/CEQA t 6- FRE-99-30.9+/- VTPM 2006-24 PICKETT INDUSTRIAL Mr. Paul Bernal City of Fresno Development Department 2600 Fresno Street Fresno, CA 93721 Dear Mr. Bernal: We have reviewed the vesting tentative tract map proposed for property located on the north side of West Spruce Avenue between the Amtrak and Santa Fe/Burlington Northern Railroad tracks. Caltrans has the following comments: A preliminary review based on the identified parcels being developed with light industrial uses indicates that the proposal will generate less than the 100 peak-hour trips the City uses as a threshold for requiring a traffic impact study. However, should the City determine a traffic study is needed, 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. Caltrans requests the opportunity to review any specific development proposal when available. If the project is not required to prepare a traffic impact study, we will use another study for a similar development in the same general area to determine if the project will impact the State Highway. We cannot do this at this stage as we are unsure of the square-footage of any future development. If you have any questions,please call me at(559) 445-6666. Sincerely, MOSES STITES Office of Transportation Planning District 6 C: Mr. Scott Mozier, City of Fresno Public Works Department Mr. Bryan Jones, City of Fresno Public Works Department Ms. Barbara Goodwin, Council of Fresno County Governments "Caltrans improves mobility across California" City of rnE IS HIM DEPARTMENT OF PUBLIC UTILITIES Date: August 02, 2006 To: PAUL BERNAL, Planner III Planning and Development Department, Current Planning From : CHRIS WEIBERT, Management Analyst II YV Public Utilities Department, Administration Subject: PM-2006-24 review for approximately 4.19 acres of property located on the north side of West Spruce Avenue between the Amtrak and Santa Fe-Burlington Northern Railroad tracks and West Fir Avenue. oes Project Affect Your Agency/Jurisdiction No - Project does not directly affect Solid Waste Division Solid Waste requirements shall be addressed upon the submittal of future applications. Page 1 of 1 Street Name Review TPM-2006-24 8-15-06 Street Name Status Required Change West Spruce Avenue Good West Fir Avenue Good West Beechwood Avenue Good OFFIces of PHONE(559)233-7161 FAX(559)233-8227 -�� 2907 SOUTH MAPLE AVENUE FRESNO,CALIFORNIA 93725-2218 Your Most Valuable Resource-Water C OWD August 3, 2006 EVELOPMENT DEPARTMENT Mr. Paul Bernal CITY OF FRESNO City of Fresno Planning and Development Dept. 2600 Fresno Street, Yd Floor Fresno, CA 93721-3604 RE: VTPM No. 2006-24, 5580 W. Spruce Avenue, APN: 502-290-01, 02, 03 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(cfresnoirrigation.com. Sincerely, Bret Johnson Engineering Technician I Agencies\C ity\PM2006-24 BOARD OF President JACOB ANDRESEN. V,ce•Presidenl JEFFERY G. BOSWELL DIRECTORS JEFF NEELY.EDDIE NIEDERFRANK.STEVEN G BALLS. General Manager GARY SERRATO C�(0/ooa CITY OF FRESNO NOTICE OF ENVIRONMENTAL FINDINGS AND PUBLIC HEARING MITIGATED NEGATIVE DECLARATION: NOTICE IS HEREBY GIVEN THAT a mitigated negative declaration has been prepared by the City of Fresno Planning and Development Department resulting from Initial Study and Environmental Assessment(EA) of the project described below: EA No. R-06-47/C-06-169/State Clearinghouse No. 2006091125: Rezone Application No. R- 06-47 and Conditional Use Permit Application No. C-06-169, filed by Granum Partners, relate to approximately 32 acres located between West Alluvial and West Locust Avenues and between North Palm and North Ingram Avenues. The rezone application proposes to reclassify approximately 25.71 acres from the M-1 and M-3 (Light Manufacturing and Heavy Industrial, respectively) zone districts to the C-M (Commercial and Light Manufacturing) zone district. Conditional Use Permit Application No. C-06-169 is a request to construct a professional office complex to be developed in seven phases, which will contain 12 one and two story buildings (six 1-story and six 2-story) totaling approximately 370,138 square feet and will include 1,899 parking stalls. The proposed rezone is consistent with the 2025 Fresno General Plan planned land use designation of the property, which is light industrial. Development of the property would include processing of a permit for demolition of the one remaining building on the site. This site is a listed State Landmark (No. 934) although the boundaries are not specified. In addition, the site is also a state superfund site and is currently under cleanup oversight by the State Department of Toxic Substances Control due to soil and groundwater contamination that occurred when the property was owned by the Vendo Company and manufacturing occurred on the site. ANY INTERESTED PERSON may comment on the proposed environmental finding. Comments must be in writing and must state (1) the appellant's name and address, (2) the appellant's interest in or relationship to the project, (3) the decision being appealed, and (4) the specific reason(s) why such decision should not be upheld. Any comment must be submitted on or before October 25, 2006. Your remarks are welcomed and will be considered in the final decision. Additional information on the proposed project, including copies of the environmental finding, may be obtained from the City of Fresno Planning and Development Department, City Hall, 2600 Fresno Street, Room 3043, Fresno, California, or contact Sophia Pagoulatos at (559) 621-8062 for R-06-47/C-06-169. FINDING OF CONFORMITY UNDER MEIR NO. 10130: NOTICE IS HEREBY GIVEN THAT pursuant to Section 21157.1 of the California Public Resources Code (California Environmental Quality Act) the project described below has been determined to be within the scope of the Master Environmental Impact Report (MEIR) No. 10130 prepared for the 2025 Fresno General Plan. EA No. R-06-48/S-06-264: Milton Barbis has filed Rezone Application No. R-06-48 that requests to reclassify approximately 4.49 acres of the property from the R-A (Single Family Residential-Agriculture) zone district to the C-P (Administrative and Professional Office) zone district located at the southeast corner of North Cedar Avenue and East Hampton Way. Site Plan Review No. S-06-264 proposes the development of nine single story office buildings ranging in size from 4,500 to 6,000 square feet with a total building area of 50,000 square feet. The subject site is located within the Fresno Yosemite International Environs Area Specific Plan and McLane Community Plan and is designated for office commercial planned land use. The proposed C-P (Administrative and Professional Office) zone district is consistent with the office commercial land use designation. EA No. TPM No. 2006-22: John Allen Company and Freeman Wong, have filed Vesting Tentative Parcel Map No. 2006-22 pertaining to approximately 9.15 acres of property located on the south side of North Figarden Drive between North Brawley Avenue and the A.T. & S.F. Railroad Tracks. The applicant is proposing to subdivide the subject property into a 10 parcel map planned development. EA No. TPM No. 2006-24: Don Pickett & Associates, Inc., has filed Vesting Tentative Parcel Map No. 2006-24 pertaining to approximately 4.19 acres of property located on the north side of West Spruce Avenue between the A.T. & S.F. Railroad Tracks and West Fir Avenue. The applicant is proposing to subdivide the subject property into a six lot parcel map. EA No. TPM No. 2006-32: WG Enterprises, has filed Vesting Tentative Parcel Map No. 2006- 32 pertaining to approximately 12.15 acres of property located on the southeast corner of West Herndon and North Milburn Avenues. The applicant is proposing to subdivide the subject property into a 14 lot planned development parcel map. EA No. T-5462/UGM: Michael Sutherland on behalf of Spradling Construction, Inc. has filed Tentative Tract Map No. T-5462/UGM regarding approximately 1.91 acres of property located on the northeast corner of North Cecelia and West Escalon Avenues. Conditional Use Permit Application No. C-03-255 has been previously approved for the subject property and approved the construction of 10 duplex units on the subject property. Tentative Tract Map No. T- 5462/UGM, proposes to subdivide the subject property into a 10-lot, dual-family residential subdivision. This application has been tentatively scheduled to be considered by the City of Fresno Planning Commission on October 25, 2006. Pursuant to Section 21157.1 of CEQA, it may be determined that a subsequent project falls within the scope of a MEIR provided that the projects do not cause significant impacts on the environment that were not previously examined by the MEIR. Since the project does not change the land use indicated for the subject properties by the 2025 Fresno General Plan and will not generate significant effects not previously identified by the MEIR staff has determined that the subject application is within the scope of the MEIR and, as such, shall be subject to the appropriate mitigation measures contained therein as required by Section 15177 of the CEQA Guidelines. No additional specific mitigation measures will be required of the project. ANY INTERESTED PERSON may comment on the environmental conformity findings to the Fresno City Planning Commission, Fresno City Hall, 2600 Fresno Street, Fresno, California 93721-3604. Comments must be in writing and must state (1) the appellant's name and address, (2) the appellant's interest in or relationship to the project, (3) the decision being appealed, and (4)the specific reason(s)why such decision should not be upheld. Any comment must be submitted on or before October 25, 2006. These applications have been tentatively scheduled to be considered by the City of Fresno Planning Commission on October 25, 2006, unless otherwise noted. Your remarks are welcomed and will be considered in the final decision. Additional information on the proposed project, including copies of the environmental finding, may be obtained from the City of Fresno Planning and Development Department, City Hall, 2600 Fresno Street, Room 3043, Fresno, California, or Mike Sanchez at (559) 621-8040 for EA No. R-06-48/S-06-264; Paul Bernal at (559) 621-8073 for EA No. TPM No. 2006-22, TPM No. 2006-24 and TPM No. 2006-32; or, Israel Trejo (559) 621-8044 for EA No. T-5462. Do Not Publish Sign-Off and Identification Below This Line Publication Date: October 5, 2006 lanning & Developm nt Depart Taty of Fresno KAFresno BEE Nodcing\Bee Notices 2006Wofice for PC on 1625-06.doc CITY OF FRESivO- ENVIRONMENTAL ASSESSMEN i INITIAL STUDY FINDING OF CONFORMITY/MEIR NO. 10130 Pursuant to Section 21157.1 of the California Public Resource Code DATER FILING: (California Environmental Quality Act) the project described below is 2006 OCT - determined to be within the scope of the Master Environmental Impact Report PM 4� (9 (MEIR) No. 10130 prepared for the 2025 Fresno General Plan CITY CLERK, FRESNO C/, Initial study is on file in the Planning and Development Department, City Hall, 2600 Fresno Street, Fresno, California 93721 (559) 621-8277 Applicant: Initial Study Prepared By: Don Pickett & Associates, Inc. Paul Bernal, Planner III 7395 North Palm Avenue, Suite 101 October 5, 2006 Fresno, California 93711-5739 Environmental Assessment Number: Project Location (including APN): Vesting Tentative Parcel Map No. 2006-24 North side of West Spruce Avenue between the Burlington Northern & Santa Fe (B.N. & S.F.) railroad tracks and West Fir Avenue (APN: 502-290-01, 02 & 03) Project Description: Don Pickett & Associates, Inc., has filed Vesting Tentative Parcel Map No. 2006-24 for approximately 4.19 acres of property located on the north side of West Spruce Avenue between the B.N. & S.F. railroad tracks and West Fir Avenue. The parcel map proposes to subdivide the subject site into six parcels. The subject site is within the jurisdiction of the Sierra Sky Park Land Use Policy Plan, the Bullard Community Plan and the 2025 Fresno General Plan. The Bullard Community Plan and the 2025 Fresno General Plan designate the subject site for office commercial and light industrial planned land uses. The Sierra Sky Park Land Use Policy Plan does not designate planned land uses within its plan area. However, the Sierra Sky Park Land Use Policy Plan regulates uses and restricts the height of structures within its plan area. Pursuant to Table 2 (Planned Land Use and Zone District Consistency Matrix) of the 2025 Fresno General Plan and applied within all community plans, the planned land use designation of office commercial and light industrial are consistent with the existing C-P/EA/UGM/cz (Administrative and Professional Office/Expressway Area Overlay/Urban Growth Management/with conditions of zoning) and C-M/EA/UGM/cz (Commercial and Light Manufacturing/Expressway Area Overlay/Urban Growth Managemenbwith conditions of zoning) zone districts. The subject site is currently vacant and is surrounded by the B.N. & S.F. railroad tracks to the north, Fresno H.O.P.E. Animal Shelter to the south and single family residential subdivisions to the east and west. Conformance to Master Environmental Impact Report (MEIR NO. 10130): The recently adopted 2025 Fresno General Plan and the Bullard Community Plan designate the subject site for office commercial and light industrial planned land uses. The existing C-P/EA/UGM/cz and C-M/EA/UGM/cz zone districts for the subject site conform to both planned land use designations. The Planning and Development Department staff has prepared an initial study and environmental checklist and evaluated the proposed vesting tentative parcel map 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 currently vacant but may be developed at an intensity and scale that is permitted by the planned land uses and existing zone districts designated for the subject site. Thus, the parcel map would not facilitate an additional intensification of uses beyond that which already exists or would be allowed by the above-noted planned land use designations. Moreover, it is not expected that the future development will adversely impact existing city service systems or the traffic circulation system that serves the subject parcels. These infrastructure findings have been verified by the Public Works and Public Utilities Departments. It has been further determined that all applicable mitigation measures of MEIR No. 10130 have been applied to the project necessary to assure that the project will not cause significant adverse cumulative impacts, growth inducing impacts, and irreversible significant effects beyond those identified by MEIR No. 10130 as provided by CEQA Section 15178(a). Finding of Conformity Under MEIR Nu. 10130 Environmental Assessment No. TPM No. 2006-32 October 5, 2006 Page 2 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 light industrial planned land use designation specified for the subject site. Based on this initial study, the proposed project does not change the land use indicated for the subject parcel and will not generate additional significant effects not previously identified by the MEIR and no new additional mitigation measures are required. Therefore, the project proposal is within the scope of the MEIR as defined by Section 15177 of the CEQA Guidelines. Moreover, as lead agency for this project, the Planning and Development Department, per Section 15177 (d) of the CEQA Guidelines, has determined that all feasible mitigation measures from MEIR No. 10130 shall apply to the project proposal as noted in the attached mitigation monitoring checklist. Public notice has been provided regarding staff's finding in a manner prescribed by this section of the Guidelines and by Section 21092 of the California Public Resources Code (CEQA provisions). /b A-ld 6 Gilbert J. Haro Date Planning Manager, City of Fresno Attachments: Environmental Checklist/Initial Study for Environmental Assessment No. TPM No. 2006-32 Mitigation Monitoring Checklist (MEIR No. 10130) for Environmental Assessment No. TPM No. 2006-32 KAMaster Files-Parcel Maps\Parcel Maps 2006\TPM 2006-32--Lars Andersen—PB\Environmental Assessment\FINDING OF CONFORMITY COVER PAGE.doc ENV'^7NMENTAL ASSESSMENT (EA) CHS-KLIST . JTENTIAL ENVIRONMENTAL EFFEt..3 EA NO. TPM No. 2006-32 1_0 TOPOGRAPHIC, SOIL,GEOLOGIC 11.0 URBAN SERVICES CONSIDERATIONS 1 11.1 Availability of fire protection 1 1.1 Geologic hazards, unstable soil conditions 1 11.2 Lack of emergency vehicle access 1 1.2 Adverse change in topography or ground surface relief 1 11.3 Adequacy of design for crime prevention 1 1.3 Destruction of unique geologic or physical features 1 11.4 Overcrowding of school facilities 1 1.4 Increased water erosion 1 11.5 Availability of water mains of adequate size 1 11.6 Availability of sewer lines of adequate capacity 2_0 AIR QUILITY 1 11.7 Availability of storm water drainage facilities (on or 1 2.1 Substantial indirect source of pollution off site) 1 2.2 Direct on-site pollution generation 1 11.8 Availability of adequate park and recreation areas 1 2.3 Generation of objectionable odors 1 11.9 Unusually high solid waste generation 1 2.4 Generation of dust except during construction 1 2.5 Adverse local climatic changes 12.0 HAZARDS 1 12.1 Risk of explosion or release of hazardous 3_0 WATER substances 1 3.1 Insufficient ground water available for long-term project 1 12.2 Site subject to flooding use 1 12.3 Adverse change in course of flow of flood waters 1 3.2 Use of large quantities of ground water 1 12.4 Potential hazards from aircraft accidents 1 3.3 Wasteful use of ground water 1 12.5 Potential hazards from landfill and/or toxic waste 1 3.4 Pollution of surface or ground water supplies sites 1 3.5 Reduction in ground water recharge 13.0 AESTHETICS 4_0 PLANT LIFE 1 13.1 Obstruction to public or scenic vista or view 1 4.1 Reduction of the numbers of any unique, rare or 1 13.2 Creation of aesthetically offensive conditions endangered species 1 13.3 Removal of street trees or other valuable 1 4.2 Reduction in acreage of agricultural crop vegetation 1 4.3 Premature or unnecessary conversion of prime 1 13.4 Architectural incompatibility with surrounding area agricultural land 14.0 HISTORICAL/ARCHAEOLOGICAL 5_0 ANIMAL LIFE 1 14.1 Removal of historic building, disruption of 1 5.1 Reduction in the numbers of any rare, unique or archaeological site endangered species 1 14.2 Construction or activity incompatible with adjacent 1 5.2 Deterioration or displacement of valuable wildlife habitat historic site 6_0 HUMAN HEALTH 15.0 ENERGY 1 15.1 Use of substantial amounts of energy or fuel 7_0 NOISE 1 15.2 Substantial increase in demand upon existing 1 7.1 Increases in existing noise levels sources of energy 1 7.2 Exposure to high noise levels 1 15.3 Wasteful use of energy 8.0 LIGHT AND GLARE EXPLANATION OF RATINGS 1 8.1 Production of glare which will adversely affect "0" Insufficient Information residential areas 1 8.2 Exposure of residences to high levels of glare Insufficient information is available to determine the potential environmental effects which may result from the 9.0 LAND USE proposed project in this category. 1 9.1 Incompatibility with adopted plans and policies "1" No significant Environmental Effect 1 9.2 Acceleration of growth rate 1 9.3 Induces unplanned growth The proposed project will not have an adverse 1 9.4 Adverse change in existing or planned area environmental effect in this category, or any such effect is characteristics not substantially unusual or of undesirable magnitude. This rating is also utilized in cases where the category is 10.0 TRANSPORTATION AND CIRCULATION not applicable to the particular project under consideration. 1 10.1 Generation of vehicle traffic sufficient to cause capacity "2" Moderate Environmental Effect deficiencies on existing street system The proposed project will have an adverse environmental 1 10.2 Cumulative increase in traffic on a major street for which effect in this category, which is of sufficient magnitude to capacity deficiencies are projected 1 10.3 Specific traffic hazard to motorists,bicyclists, be of specific concern. However, this effect is not pedestrians substantial enough in itself to require the preparation of an 1 10.4 Routing of non-residential traffic through residential area Environmental Impact Report, and is mitigable through 1 10.5 Insufficient or poorly located parking project changes and conditions. 1 10.6 Substantial increase in rail and/or air traffic "3" Significant Adverse Environmental Effect The environmental effect identified in this category substantiates in itself or contributes towards a finding that the proposed project has a potentially significant adverse effect on the environment sufficient to require the preparation of an Environmental Impact Report.