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HomeMy WebLinkAboutPM 2006-27 - Conditions of Approval - 11/21/2006 City of Mninnluullz rnF---15a Planning & Development Department 2600 Fresno Street eThird Floor Nick P. Yovino Fresno, California 93721-3604 Director (559) 621-8277 FAX (559) 488-1020 October 2, 2006 Please rea/y to: Paul Bernal (559) 621-8073 R.W. Greenwood Associates, Inc. Attention: Ron Greenwood 2558 East Olive Avenue Fresno, California 93701 SUBJECT: NOTICE OF APPROVAL OF TENTATIVE PARCEL MAP NO. 2006-27 DATED JULY 27, 2006, PROPOSING A FOUR LOT PARCEL MAP FOR PROPERTY LOCATED ON THE NORTHWEST CORNER OF EAST NORTH SOUTH EAST AVENUES. (APN: 328-032-28) The City of Fresno Planning Division has completed its review of the subject parcel map dated July 27, 2006. Pursuant to Section 12-1205 of the Fresno Municipal Code,this letter is written to advise you that the Conditions of Approval dated September 28, 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 Directors 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 appellants 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 17, 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. R.W. Greenwood Associates, Inc. Tentative Parcel Map No. 2006-27 October 2, 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 17, 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: Tentative Parcel Map No. 2006-27 dated March 7, 2006 Conditions of Approval dated September 28, 2006 KAMaster Files-Parcel Maps\Parcel Maps 2006\TPM 2006-27-R.W.Greenwood--PB\Approval LetterWpproval Letter TPM-2006-27.doc City of C�Cf �\I/� rnc�:. ,."ir PLANNING AND DEVELOPMENT DEPARTMENT DATE: September 28, 2006 TO: NICK P. YOVINO, Director Planning and Development De4ger THROUGH: GILBERT J. HARD, Planning Planning Division FROM: PAUL BERNAL, Planner III Planning Division SUBJECT: REQUIRED FINDINGS AND APPROVAL OF TENTATIVE PARCEL MAP NO. 2006-27, WHICH PROPOSES TO CREATE FOUR PARCELS FOR PROPERTY LOCATED ON THE NORTHWEST CORNER OF EAST NORTH AND SOUTH EAST AVENUES. (APN: 328-032-28) BACKGROUND Tentative Parcel Map No. 2006-27 filed by R.W. Greenwood Associates, Inc., on behalf of 1240 Palmetto LLC, and accepted for processing on July 27, 2006, proposes to create four parcels for approximately 19.05 acres of M-3(Heavy lndustriaQ zoned property located on the northwest corner of East North and South East Avenues. The property is within the jurisdiction of the North Avenue Industrial Triangle Specific Plan,South Fresno Industrial Revitalization Redevelopment Plan, Edison Community Plan and the 2025 Fresno General Plan, all of which designate the subject property for heavy industrial planned land uses. Table 2 (Planned Land Use and Zone District Consistency Matrix) of the 2025 Fresno General Plan identifies the existing M-3 zone district as consistent with the planned land use designation of heavy industrial. The site is currently developed with two homes and accessory structures and is surrounded by industrial uses to the east and west while property to the north and south are partially developed with industrial uses and rural residential homes. Although the applicant has not identified if the existing homes on-site are to be removed and/or demolished,staff has conditioned that a demolish permit be obtained prior to the removal of any structure. This condition as well as all other responding agencies conditions has been incorporated into the Conditions of Approval for Tentative Parcel Map No. 2006-27 dated September 28, 2006. REQUIRED FINDINGS The initial study prepared for Environmental Assessment No.TPM No.2006-27 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 September 28,2006 with the City Clerk. Staff determined that a Class 15 Categorical Exemption was appropriate given that the proposed project is located within the M-3 zone district; 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. Tentative Parcel Map No. 2006-27 September 28, 2006 Page 2 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 North Avenue Industrial Triangle Specific Plan, South Fresno Industrial Revitalization Redevelopment Plan, Edison Community Plan and the 2025 Fresno General Plan which all designate the site for heavy industrial planned land uses which is consistent with the existing M-3 zone district. 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. 5. The proposed parcel map design will not conflict with pubic easements within or through the site because conditions of approval will assure noninterference with any existing or proposed public easements. Staff, based on its own analysis, has determined that the parcel map, subject to the recommended conditions of approval,otherwise complies with the design and property development standards of the Zoning Ordinance and local Parcel Map Ordinance and recommends the approval of the parcel map. DIRECTOR DETERMINATION 1. Based upon the above analysis,the Planning and Development Director finds that Tentative Parcel Map No. 2006-27 dated July 27, 2006, is consistent with the applicable pians and policies of the City of Fresno. 2. The Planning and Development Director hereby grants approval of Tentative Parcel Map No. 2006-27 dated July 27, 2006, subject to the conditions of approval dated September 28, 2006, and to become effective on September , 2006. 9-2-8-G6 Nick P. Yovino, Director. Date KAMaster Files-Parcel Maps\Parcel Maps 2006\TPM 2006-27•-R.W.Greenwood—PB\Director Memorandum\Director Memorandum.doc �r6tp�B! eB R�ys� s s 7�_ £ b WV � N v �prG7 O $ o Qz C\2z . : W a° � E d O s a z - � w w <.<$QQgb � z o � Z p AQ GGQ W � '' xryy8=�tl C,j J s 8 .,N` =:a 3jb'r ?3' oozy C1UU dS. d'W :�Z i,e's� i x P 4m> e o Q � 'Y� 0.y A _ HnrrHnV zsVH x�nos_ r'I N - - —HCa �:6i�i A• w 0 =e ��r OI OtL 3.S O120 NS_1 .G9Slt .SGLfL -3.0/.m.00lN 4 `s dR 'O v,OQ V gb .k .lens 3,.s..l.00 N :m �8 E' .•a�.Q �� a- g w jl sa S w^ — 09L1s OLS.[ is � i ^y g � .Ol BLfI 3.91,Of,00 N ll `q' 0 0 9 9 >3jbed T . r �3jbr - 114 s CITY OF FRESNO PLANNING AND DEVELOPMENT DEPARTMENT CONDITIONS OF APPROVAL SEPTEMBER 2$, 2006 TENTATIVE PARCEL MAP No. 2006-27 Northwest corner of East North and South East 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.2006-27, dated July 27,2006,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 Lot 144 of Fresno Colony , in the County of Fresno, State of California, according to the map thereof recorded in Book 2, Page 8 of Plats, Fresno County Records. PLAN CONSISTENCY 2. The subject site is located within the jurisdiction of the North Avenue Industrial Triangle Plan, South Fresno Industrial Revitalization Redevelopment Plan Area, Edison Community Plan, and the 2025 Fresno General Plan all of which designate the subject site for development with heavy industrial planned land uses. Pursuant Table 2 of the 2025 Fresno General Plan, the heavy industrial planned land use designation is consistent with the existing M-3 (Heavy lndustrian zone district. Conditions of Approval Tentative Parcel Map No. 2006-27 September 28, 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 Parcels "A"thru "D," inclusive, are consistent with the existing M-3 zone district in terms of lot area, depth and width. Furthermore, all proposed parcels abut a public right-of- way. 5. If the existing house and accessory structures are to be removed and/or demolished, then a demolition permit will be required. Please Contact the Planning and Development Department, Building and Safety Services Division at (559) 621-8200 for further information. GENERAL CONDITIONS 6. 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. 7. 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. 8. 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. 9. 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. 10. 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. 11. 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. Conditions of Approval Tentative Parcel Map No. 2006-27 September 28, 2006 Page 3 12. 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. 13. 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. 14. 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. 15. 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. 16. 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). 17. 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. 18. 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 19. The Fresno Fire Department has no requirements of Tentative Parcel Map No. 2006-27. Conditions of Approval Tentative Parcel Map No. 2006-27 September 28, 2006 Page 4 STREETS AND RIGHTS-OF-WAY South East Avenue (Collector): 20. Dedicate 42 to 52 feet of property, from center line, for public street purposes within the limits of this map to meet the City of Fresno's Collector Standards, and the North Avenue Industrial Triangle Specific Plan. 21. Identify if house is to remain or to be removed. If to remain then full offsite improvements are required for Parcel"B." Construct concrete(sidewalk, Parcel"B"developed parcel only) curb, gutter and approach to Public Works Standard P-1, P-4 and P-5. The sidewalk pattern shall be constructed to an eight foot commercial pattern. 22. Dedicate two feet of property for public pedestrian easement purposes, within the limits of this map for current ADA standards. 23. Parcel T,"if house remains,shall install a concrete pedestrian walkway behind all driveway approaches within the limits of this map. Asphalt concrete paving per City of Fresno Public Works Standard Drawing P-41 may be substituted for concrete. (Refer to City of Fresno Public Works Standard Drawings P-1 thru P-3 for additional information. 24. Construct 20 feet of permanent paving (measured from the face of curb) within the limits of this map. 25. Construct an underground street lighting system (four lights)to Public Works Standard E-1 within the limits of this map. Spacing and design shall conform to Public Works Standard E-8 for Collector Streets. East North Avenue (Arterial Street): 26. Dedicate 53 to 55 feet of property, from center line, for public street purposes within the limits of this map to meet the City of Fresno's Arterial Standards,the North Avenue Industrial Triangle Specific Plan and Official Plan Lines: City No. 31 and County No. 62. 27. Construct concrete curb and gutter to Public Works Standard P-5. The sidewalk pattern shall be constructed to an eight foot pattern. 28. Dedicate two feet of property for public pedestrian easement purposes, within the limits of this map for current ADA standards. 29. Construct 20 feet of permanent paving,to Public Works Standard P-50, within the limits of this map. 30. Construct an 80 foot bus bay curb and gutter at the northwest corner of East North and South East Avenues to Public Works Standard P-73. Conditions of Approval Tentative Parcel Map No. 2006-27 September 28, 2006 Page 5 31. Construct an underground street lighting system (three lights)to Public Works Standard E-1 within the limits of this map. Spacing and design shall conform to Public Works Standard E-7 for Arterial Streets. 32. Comply with Public Works Department, Engineering Division memorandum dated September 7, 2006. Sanitary Sewer Service 33. On-site sanitary sewer facilities shall be private. 34. 60 inch sanitary sewer main in East North Avenue is abandoned. 35. Sewer house branch connections shall be made to South East Avenue. 36. Sanitary sewer connections shall not be allowed to East North Avenue. 37. Separate sewer house branches are required for each lot. 38. Abandon all existing on-site private sanitary septic tanks. 39. Comply with the Department of Public Utilities, Planning and Engineering memorandum dated August 9, 2006. Sanitary Sewer Fees 40. The following Sewer Connection Charges are due and shall be paid for the Project: I. Sewer Lateral Charge II. Oversize Sewer Area III. Trunk Sewer Area IV. Wastewater Facilities Charge (Non-Residential) Water Service 41. Separate services with meter boxes shall be provided to each parcel. 42. 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. 43. All public water facilities shall be constructed in accordance with Public Works Department standards, specifications and policies. Conditions of Approval Tentative Parcel Map No. 2006-27 September 28, 2006 Page 6 FLOOD CONTROL AND DRAINAGE 44. 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 29, 2006. PACIFIC GAS AND ELECTRIC COMPANY (PG&E) 45. Comply with PG&E's letter dated August 4, 2006. DEPARTMENT OF TRANSPORTATION (CALTRANS) 46. The California Department of Transportation (Caltrans), District 6, Office of Intergovernmental Relations has reviewed the proposed parcel map and request to review and comment on any specific development of the site when proposed as indicated in their letter dated August 1, 2006. DEVELOPMENT FEES AND CHARGES This project is subject to the following development fees and charges: Fresno Metropolitan Flood Control District FEE/RATE a. Metropolitan Flood Control District Fee $13,600.00 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 N/A Service Area: d. Wastewater Facilities Charge S.T.E.P.♦ e. Copper Avenue Sewer Lift Station Charge* N/A f. Fowler Trunk Sewer Interim Fee Surety* N/A g. House Branch Sewer Charge1 N/A h. Millbrook Overlay Sewer* N/A Conditions of Approval Tentative Parcel Map No. 2006-27 September 28, 2006 Page 7 WATER CONNECTION CHARGES FEE RATE L Service Connection Charge Fee based on service(s) and meter(s) sizes specified by owner; fee for service(s) and Meter(s) established by the Master Fee Schedule. j. Frontage Charge* $6.50/lineal foot k. Transmission Grid Main Charge* $643/gross acre (parcels 5 gross acres or more) I. Transmission Grid Main Bond $243/gross acre Debt Service Charge * (parcels 5 gross acres or more) m. UGM Water Supply Fee♦ N/A Service Area: n. Well Head Treatment Fee♦ N/A Service Area: o. Recharge Fee♦ N/A Service Area: p. 1994 Bond Debt Service* N/A Service Area: DEVELOPMENT IMPACT FEE FEE RATE q. Fire Facilities Impact Fee - Citywide$" $150/1000sq.ft t r. Park Facility Impact Fee - Citywide$** N/A s. Quimby Parkland Dedication Fee♦** N/A t. Police Facilities Impact Fee - Citywide$** $422/1000sq.ft t u. Traffic Signal Charge* $0.29/sq.ft t URBAN GROWTH MANAGEMENT FEE RATE v. Major Street Charge* N/A Service Area: Conditions of Approval Tentative Parcel Map No. 2006-27 September 28, 2006 Page 8 w. Major Street Bridge Charge* N/A Service Area: x. UGM Grade Separation Fee* N/A Service Area: y. UGM Trunk Sewer Charge* N/A Service Area: z. Street Acquisition/Construction Chargee N/A Notes: Living Unit Equivalents are calculated by multiplying the number of Net Acres by 5.8 Living Unit Equivalents for commercial or 3.0 Living Unit Equivalents for Industrial to arrive at the total number of Living Unit Equivalents. Fee applicable to all maps accepted for filing after August 30,2005 ♦ Upon occupancy of the project,the subdivider shall pay the appropriate sewer facility charge pursuant to the Simple Tiered Equity Program(STEP)as determined by the Department of Public Utilities,Wastewater Division,Environmental Services Section(559-621- 5153). 46 Due at time of development * Deferrable through Fee Deferral Covenant. T Due at time of subdivision. t 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 2006-27--R.W.Greenwood-PB\Conditions of Approval\Conditions of Approval TPM No.2006- 27.doc CITY OF FRESNO CATEGORICAL EXEMPTION ENVIRONMENTAL ASSESSMENT NO. TPM-2006-27 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: 1240 Palmetto, LLC Attention: Stephen Zimmerman 3100 Donald Douglas Loop North, Suite 107 Santa Monica, California 90405 PROJECT LOCATION: Northwest corner of East North and South East Avenues. (APN: 328-032-28) PROJECT DESCRIPTION: Tentative Parcel Map No. 2006-27 is a request to subdivide 19.05 acres of property into a four parcels.The proposed subdivision is consistent with the land use and circulation elements of the North Avenue Industrial Triangle Plan, South Fresno Industrial Revitalization Redevelopment Plan Area, Edison 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: September 28, 2006 Prepared By. Pa I Bernal, PI er III o Submitted by. Z: Gilbert J. Haro LLI Q � Planning Manager Uco City of Fresno , E Planning and Development Department � � (559) 621-8277 C= 0 N U KAMaster Flea-Parcel Maps\Parcel Maps 2006\TPM 2006-27--A.W.Greenwood-PB\Environmental Assessment\Categorical Exemption Class 15 TPM-2006-27.doc City of me-�.-..... DATE: September 7, 2006 TO: Paul Bernal, Planner III Development Department, Planning Division THROUGH: Louise Gilio, Traffic Planning Supervisor Public Works Department, Engineering Divisi n ; FROM: Gregory A. Jenness, Senior Engineering Technician _ Public Works Department, Engineering Division SUBJECT: Tentative Parcel Map 2006-27, Public Works Conditions of Approval Location: Northwest corner of South East Avenue and East North Avenue Owner: 1240 Palmetto LLC 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, rp for to acceptance and approval of the final parcel map by Council. General Conditions: • Repair or replace all existing damaged and/or off-grade offsite concrete improvements as determined by the City of Fresno Public Works Department, Construction Management Division, (559) 621-5500. (Existing) • Submit the following plans, as applicable, in a single package, to the Planning and Development Department for review and approval: Street construction, Signing, Striping, Traffic Signal and Streetlight. • 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. Frontage Improvement Requirements: Major Streets: South East Avenue: Collector (84') 1. Dedicate 42'- 52' of property, from center line, for public street purposes within the limits of this map to meet the current City of Fresno Collector Standards, and the North Avenue Industrial Triangle Specific Plan, (see attached). 2. Identify if house is to remain or to be removed. If to remain then full offsite improvements are required for Parcel "B". Construct concrete (sidewalk, Parcel "B" developed parcel only) curb, Page 1 of 2 UTraffic Planning Section\LG TRAFFIC PLANNING\Parcel Maps\TentPM200627 North$East.doc gutter and approach to Public Works Standard P-1, P-4 & P-5. The sidewalk pattern shall be constructed to an 8' commercial pattern. 3. Dedicate 2' of property for public pedestrian easement purposes, within the limits of this map for current ADA standards. 4. Parcel "B", if house is to remain, install a concrete pedestrian walkway behind all driveway approaches within the limits of this map. Asphalt concrete paving per City of Fresno Public Works Standard Drawing P-41 may be substituted for concrete. (Refer to City of Fresno Public Works Standard Drawings P-1 thru P-3 for additional information.) 5. Construct 20' of permanent paving (measured from face of curb) within the limits of this map. 6. Construct an underground street lighting system (4 LIGHTS) to Public Works Standard E-1 within the limits of this map. Spacing and design shall conform to Public Works Standard E-8 for Collector Streets. East North Avenue: Arterial (106') 1. Dedicate 53' — 55' property, from center line, for public street purposes within the limits of this map to meet the City of Fresno's Arterial Standards, the North Avenue Industrial Triangle Specific Plan and Official Plan Lines: City#31 & Co. # 62 ( see attached). 2. Construct concrete curb and gutter to Public Works Standard P-5. The sidewalk pattern shall be constructed to an 8' pattern. 3. Dedicate 2' of property for public pedestrian easement purposes, within the limits of this map for current ADA standards. 4. Construct 20' of permanent paving, to Public Works Standard P-50, within the limits of this map. 5. Construct an 80' bus bay curb and gutter at the northwest corner of East North Avenue and South East Avenue to Public Works Standard P-73. 6. Construct an underground street lighting system (3 LIGHTS) to Public Works Standard E-1 within the limits of this map. Spacing and design shall conform to Public Works Standard E-7 for Arterial Streets. Page 2of2 L:\Traffic Planning Section\LG TRAFFIC PLANNING\Parcel Maps\TentPM200627 North&East.doc City of K—ff DEPARTMENT OF PUBLIC UTILITIES Date: August 9, 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-2006-27 General PM-2006-27 proposes 19.05 acres of property located on the northwest corner of East North and South East Avenues. Environmental Recommendations A NEGATIVE DECLARATION MAY BE ISSUED: The project may have adverse impacts but impacts can be mitigated without further study or are not serious enough to warrant an Environment Impact Report. Sanitary Sewer Requirements The nearest sanitary sewer main to serve the proposed project is an 18-inch sewer main located in South East 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. 60-inch sanitary sewer main in East North Avenue is abandoned. 3. Sewer house branch connections shall be made to South East Avenue. 4. Sanitary sewer connections shall not be allowed to East North Avenue. 5. Separate sewer house branches are required for each lot. 6. Abandon all existing on-site private sanitary septic tanks. 7. The project developer should contact Wastewater Management Division/Environmental Services (559) 621-5100 regarding conditions of service for special users. Sanitary Sewer Fees The following Sewer Connection Charges are due and shall be paid for the Project: 1. Sewer Lateral Charge 2. Oversize Sewer Charge 3. Trunk Sewer Charge 4. Sewer Facility Charge (Non-Residential) City of F n"E;'IN!�,►� WATER DIVISION Date: August 10, 2006 To: DOUG HECKER, Supervising Engineering Technician Department of Public Utilities, Administration From: MICHAEL CARBAJAL, Supervising Engineering TechniciarIJ10 Department of Public Utilities, Water Division Subject: WATER REQUIREMENTS FOR TENTATIVE PARCEL MAP NO. 2006-27 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 Califomia 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. TAPROJMNEC\Conditions of Approval\PM 2006-27 081006,doc File No. 210.411 FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS PUBLIC AGENCY DEVELOPER Mr. Gil Haro, Planning Manager 1240 PALMETTO, LLC Planning & Development Department C/O STEPHEN ZIMMERNAM City of Fresno 3100 DONALD DOUGLAS LOOP NORTH, SUITE 10 2600 Fresno Street SANTA MONICA, CA 90405 Fresno, CA 93721 MAP NO. 2006-027 PRELIMINARY FEE(S) (See below) DRAINAGE AREA(S) " AW2 " " - " DRAINAGE AREA " AW2 " $13,660.00 DATE ( - O DRAINAGE AREA - of - TOTAL FEE $13,660.00 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: 1 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 y 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. 2006-027 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document FRESNO ME OPOLITAN FLOOD CONTROL E TRICT NOTICE OF REQUIREMENTS Page 2 of 4 e) When the actual costs incurred in constructing Master Plan facilities exceeds the drainage fee obligation, reimbursement will be made for the excess costs from future fees collected by the District from other development. Approval of this development shall be conditioned upon compliance with these District Requirements. 1. a. Drainage from the site shall be directed to X b. Grading and drainage patterns shall be as identified on Exhibit No. 1 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: X Developer shall construct facilities as shown on Exhibit No. 1 as "Master Plan Facilities to be constructed by Developer". None required. 3. The following final improvement plans shall be submitted to the District for review prior to final development approval: X Grading Plan X Storm Drain Plan X Final Map X Street Plan Water& Sewer Plan Other 4. Availability of drainage facilities: a. Permanent drainage service is available provided the developer can verify to the satisfaction of the City of Fresno that runoff can be safely conveyed to the Master Plan inlet(s). X 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.) 2006.027 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 Associated with Construction and Industrial Activities (State General Permits) require developers of construction projects disturbing one or more acres, and discharges associated with industrial activity not otherwise exempt from National Pollutant Discharge Elimination System (NPDES) permitting, to implement controls to reduce pollutants, prohibit the discharge of waters other than storm water to the municipal storm drain system, and meet water quality standards. These requirements apply both to pollutants generated during construction, and to those which may be generated by operations at the development after construction. a. Z State General Permit for Storm Water Discharges Associated with Construction O Activities, approved August 1999, (modified December 2002.) A State General Construction Permit is required for all clearing, grading, and disturbances to the ground that result in soil disturbance of at least one acre (or less than one acre if part of a larger common plan of development or sale). Permittees are required to: submit a Notice of Intent to be covered and must pay a permit fee to the State Water Resources Control Board (State Board), develop and implement a storm water pollution prevention plan, eliminate non-storm water discharges, conduct routine site inspections, train employees Z in permit compliance, and complete an annual certification of compliance. O b. State General Permit for Storm Water Discharges Associated with Industrial Activities, April, 1997 (available at the District Office.) A State General Industrial Permit is required for specific types of industries described in the NPDES regulations or by Standard Industrial Classification (SIC) code. The following categories of industries are generally required to secure an industrial permit: manufacturing; trucking; recycling; and waste and hazardous waste management. Specific exemptions exist for manufacturing activities which occur entirely indoors. Permittees are required to: submit a Notice of Intent to be covered and must pay a permit fee to the State Water Resources Control Board, develop and implement a storm water pollution prevention plan, eliminate non-storm water discharges, conduct routine site inspections, train employees in permit compliance, sample storm water runoff and test it for pollutant indicators, and annually submit a report to the State Board. 2006-027 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. La an, Project Engineer: Ashlyn Fukagfiwa District Engineer C: R.W. GREENWOOD ASSOCIATES, INC. 2558 E. OLIVE AVE. FRESNO, CA 93701 2006.027 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document NOTE: THIS DRAWING IS SCHEMATIC, s DISTANCES ARE APPROXIMATE. N � I a "AW2" I 1 I I I I I I I I I J � I � I I I ----------- i I I I I WI I I I l I I I I "AW2" I QI I I TPM 2006-027 I LLI I QI Q ► . wl I f I I IrC II U) ' �-- J7. 7,7 -� I� Z i I IIN ¢ ZKNORTH .I_t i AVE.-L— a--:- VE. -----___:-_-----a--_�-----_--- I� ---30-- -- I LEGEND Ell� IIMaster Plan Facilities To Be Constructed By Developer � Pipeline(Size Shown)&Inlet(Eligible For Fee Credit). I I 0- - - Existing Master Plan Facilities j 0-- Future Master Plan Facilities I I Direction Of Drainage el -————— Inlet Boundary SCALE 1 =zoo' TPM 2006-027 4v Drainage Area Boundary DRAI NAGE AREA: "AW2" EXHIBIT N0. 1 FRESNO METROPOLITAN FLOOD CONTROL ' DISTRICT ORAVM BY: NOW OATS KIMS 1WSYwgiringV�bcjdDNGSW-MIBIMTYPMLnO&OY7.dq _ REVISED BY: — DATE OTHER REQUIREMENTS EXHIBIT NO. 2 The cost of construction of Master Plan facilities,excluding dedication of storm drainage easements, is eligible for credit against the drainage fee of the drainage area served by the facilities. A Development Agreement shall be executed with the District to effect such credit. Reimbursement provisions, in accordance with the Drainage Fee Ordinance, will be included to the extent that developer's Master Plan costs for an individual drainage area exceed the fee of said area. Should the facilities cost for such individual area total less than the fee of said area,the difference shall be paid upon demand to the City or District. 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 2006-027 engr\perm it\exh ib it2\city-tpm\2006\2006-027(af) STATE OF CALIFORNIA—BUSINESS TRANSPORT A' AND HOUSING AGENCY ARNOLD SCHWARZENEGGER Governor DEPARTMENT OF TRANSPORTATION 1352 WEST OLIVE AVENUE s P.O. BOX 12616 - --. FRESNO,CA 93778-2616 u J LJ PHONE (559)445-6666 - - Flex your power! FAX (559)488-4088 Be energy efficient! TTY (559)488-4066 August 1, 2006 2131-IGR/CEQA 6-FRE-99-17.25+/- TTPM 2006-27 PALMETTO, LLC Mr. Paul Bernal City of Fresno Development Department 2600 Fresno Street,Third Floor Fresno, CA 93721-3604 Dear Mr. Bernal: ,We have reviewed the proposed parcel map for the property located on the northwest corner of South East and East North Avenues. Caltrans has the following comments: Per the ITE Trip Generation Manual, this project is likely to produce more than the 100 peak-hour trips that the City uses as a threshold for requiring a Traffic Impact Study (TIS). A TIS is needed to assess the project-related impacts to the State Highway system and appropriate mitigation measures. As per the City's policy, 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. Trips generated from this site are likely to impact the SR 99 interchange at North Avenue. Caltrans has not identified a need for improvements to the SR 99/North Avenue interchange so we are therefore not requesting mitigation to SR 99/North Avenue. However, should conditions change, we may ask future development to mitigate for impacts to this interchange. Trips generated from this site might also impact the State Route (SR)41 interchange at North Avenue. Operational improvements are needed at the SR 41 interchange at North Avenue. These improvements include modification of the traffic signals and the addition of two through lanes at the undercrossing. The current total estimated cost for these improvements is$1,500,000. If you have any questions,please call me at(559)445-6666. Sincerely, MOSES STITES Office of Transportation Planning District 06 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" Tod baruj Pacific Gas and Electric Company Corporate Real Estate 650"0"Street, Bag 23 South Valley Land Services Fresno,CA 93760-0001 August 4, 2006 AUG ,006 �7- City of Fresno Planning & Development 2600 Fresno Street, Third Floor Fresno, CA. 93721 Attn: Mr. Paul Bernal Dear Mr. Bernal, We have received your request for comments notice for the Tentative Parcel Map No. 2006-27. OUR FILE.• Gas Transmission DFM Line Thank you for the opportunity to review and comment on the Tentative Parcel Map No. 2006-27. Pacific Gas and Electric Company (PG&E) owns and operates a high pressure gas transmission line located within the proposed project's boundaries. To promote the safe and reliable maintenance and operation of utility facilities, the California Public Utilities Commission (CPUC) has mandated specific clearance requirements between utility facilities and surrounding objects or construction activities. To ensure compliance with these standards, project proponents should coordinate with PG&E early in the development of their project plans. Any proposed development plans should provide for unrestricted utility access and prevent easement encroachments that might impair the safe and reliable maintenance and operation of PG&E's facilities. It is imperative that PG&E review the street improvement plans prior to any construction activity proposed over the high pressure gas line. The plans must verify the location and depth of the existing gas line. PG&E requires a minimum of 3.0 feet of cover over the top of the gas line at final grade. Use of certain types of equipment during construction activity over the gas line may be limited based upon acceptable wheel load requirements. Developers will be responsible for the costs associated with the relocation of existing PG&E facilities to accommodate their, proposed development. Because facility relocation's require long lead times and are not always feasible, developers should be encouraged to consult with PG&E as early in their planning stages as possible. Expansion of distribution and transmission lines and related facilities are a necessary consequence of growth and development. In addition to adding new distribution feeders, the range of electric system improvements needed to accommodate growth may include upgrading existing substation and transmission line equipment, expanding existing substations to their ultimate buildout capacity, and building new substations and interconnecting transmission lines. Comparable upgrades or additions needed to accommodate additional load on the gas system could include facilities such as regulator stations, odorizer stations, valve lots, distribution and transmission lines. PG&E remains committed to working with the City of Fresno to provide timely, reliable and cost effective gas and electric service. Please contact me at 263-5167 if you have any questions regarding our comments. We would also appreciate being copied on future correspondence regarding this development. Since ely, Ke Patten Land Agent City of w n E IS b61,..,0- 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 Public Utilities Department, Administration Subject: PM-2006-27 review for approximately 19.05 acres of property located on the northwest corner of East North and South East Avenues. Does 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 I y, • 3R '. r I ljj, �W" PHONE(559)233-7161 FAX(559)233-8227 2907 SOUTH MAPLE AVENUE FRESNO,CALIFORNIA 93725-2218 Your Most Valuable Resource-Water August 3, 2006 RECEWED _ _ - Mr. Paul Bernal City of Fresno Planning and Development Dept. 2600 Fresno Street, 3`d Floor Fresno, CA 93 721-3 604 RE: TPM No. 2006-27, APN: 328-032-28, 2946 S. East Avenue Dear Mr. Bernal: FID's comments and requests are as follows: 1. FID does not own, operate or maintain any facilities located on the applicant's property. 2. FID expects no adverse impacts from the approval of the subject proposal. Thank you for submitting this for our review. Please feel free to contact me with any questions or concerns at 233-7161 extension 317 or biohnson@a,fresnoirrigation.com. Sincerely, 4Bretohnso Engineering Technician I Agencies\City\PM2006-27 BOARD OF President JACOB ANDRESEN. Vice-President JEFFERY G. BOSWELL DIRECTORS JEFF NEELY EDDIE NIEDERFRANK STEVEN G BALLS. General Manager GARY SERRATO Street Name Review TPM-2006-27 8-15-06 Street Name Status Required Change East North Avenue Good South East Avenue Good