HomeMy WebLinkAboutPM 2006-28 - Conditions of Approval - 12/18/2006 City of
Planning & Development Department
2600 Fresno Street*Third Floor Nick P. Yovino
Fresno, California 93721-3604 Director
(559) 621-8277 FAX (559) 488-1020
October 3, 2006
SUBJECT: REDUCED LANDSCAPE EASEMENT ALONG THE HERNDON CANAL FOR
PROPERTY LOCATED ON THE WEST SIDE OF NORTH GATES AVENUE
BETWEEN NORTH BLYTHE AND WEST SAN JOSE AVENUES.
(APN: 509-070-37)
As indicated in the letter dated October 29, 1990, prepared by Mark Williamson, it is the intent of the
Fresno City Council that the requirement imposed pursuant to the Conditions of Approval for Tract
Map No. 3116 relating to the 20 foot landscape easement along the Herndon Canal was reduced to
a 10 foot landscape easement all other conditions remain as stated.
The Director of Planning and Development was made aware of the this letter and has acknowledge
that the landscape easement as required by Tract Map No. 3116 and any subsequent parcel map
along the Herndon Canal is therefore reduced as identified above.
City of Zz
Butt
Planning $ Development Department
2600 Fresno Street *Third Floor Nick P. Yovino
Fresno, California 93721-3604 Director
(559) 621-8277 FAX (559) 488-1020
October 2, 2006 Please reale to.
Paul Bernal
(559) 621-8073
Precision Civil Engineering, Inc.
7690 North Palm Avenue, Suite 104
Fresno, California 93710
SUBJECT: NOTICE OF APPROVAL OF VESTING TENTATIVE PARCEL MAP NO. 2006-28
DATED JULY 21, 2006, PROPOSING A TWO LOT PARCEL MAP FOR
PROPERTY LOCATED ON THE NORTH SIDE OF WEST JACQUELYN AVENUE
BETWEEN NORTH CORNELIA AND NORTH GATES AVENUES.
(APN: 509-070-03)
The City of Fresno Planning Division has completed its review of the subject parcel map dated July
21, 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 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 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.
Precision Civil Engineering, Inc.
Vesting Tentative Parcel Map No. 2006-28
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 2, 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
PlZnal. Planner III
Planning and Development Department
Enclosures: Vesting Tentative Parcel Map No. 2006-28 dated July 21, 2006
Conditions of Approval dated September 28, 2006
KAMaster Files-Parcel Maps\Parcel Maps 2006\TPM 2006-28—Precision Engineering--PBWpproval LetterWpproval Letter TPM-2006-26.doc
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PLANNING AND DEVELOPMENT DEPARTMENT
DATE: September 28, 2006
TO: NICK P. YOVINO, Director
Planning and Development Department
THROUGH: GILBERT J. HARO, Planning Man er
Planning Division
FROM: PAUL BERNAL, Planner III
Planning Division 9
SUBJECT: REQUIRED FINDINGS AND APPROVAL OF VESTING TENTATIVE PARCEL MAP
NO. 2006-28,WHICH PROPOSES TO CREATE TWO PARCELS FOR PROPERTY
LOCATED ON THE NORTH SIDE OF WEST JACQUELYN AVENUE BETWEEN
NORTH CORNELIA AND NORTH GATES AVENEUS (APN: 509-070-03)
BACKGROUND
Vesting Tentative Parcel Map No. 2006-28 proposes to create two parcels for approximately 1.35
acres of M-1/UGM/cz (Light Manufacturing District/Urban Growth Management/with conditions of
zoning)zoned property located on the north side of West Jacquelyn Avenue between North Cornelia
and North Gates Avenues. The property is within the jurisdiction of the Bullard Community Plan and
the 2025 Fresno General Plan both of which designate the subject property for light industrial
planned land uses. Pursuant to Table 2 (Planned Land Use and Zone District Consistency Matrix)
of the 2025 Fresno General Plan the M-1/UGM/cz zone district is consistent with the planned land
use designation of light industrial.
The site is currently vacant, while property to the east is developed with three office/warehouse
buildings totaling 80,711 square feet,while property to the west and south are also developed with
office/warehouse type uses. The property to the north is developed with single family homes,
however the Herndon Canal provides a buffer between the two uses.
CONDITIONS OF ZONING
The existing M-1/UGM/cz zoning for the subject property was established by the Fresno City Council
on November 12, 1985. During the adoption of the proposed M-1 zone district, staff requested that
conditions of zoning be placed upon the subject site. The conditions of zoning were established to
ensure that the future would be designed in a unified manner. The following conditions were
adopted by the Fresno City Council on November 12, 1985 per Ordinance Bill No. 85-166:
1. All M-1 uses listed as permitted uses in Sections 12-226.1.0 (Manufacturing) and
Section 12-226.1.13(Processing)of the Fresno Municipal Code(FMC)shall require the
approval of a conditional use permit processed in accordance with Section 12-406 of the
FMC excepting the "wholesaling and warehousing" use and those uses first permitted
within the M-1-P District.
2. Development of the subject property shall be subject to the M-1-P District property
development standards of Section 12-225.5 of the FMC.
Vesting Tentative Parcel Map No. 2006-28
September 28, 2006
Page 2
Although these conditions of zoning apply to the certain uses and property development standards,
staff has reiterated these conditions as conditions the parcel map ensuring that any new use will
comply with the conditions of zoning as set forth.
REQUIRED FINDINGS
The initial study prepared for Environmental Assessment No.TPM No.2006-28 considered potential
environmental impacts associated with the vesting 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-1 zone district,which is consistent with the general plan land use designation
of light industrial; the division consists of dividing land into four or fewer parcels; no variances or
exceptions are required; all services and access to the proposed parcel is to local standards; the
division of land is not involved in a division of a larger parcel within the previous 2 years; and the
parcels do not have an average slope greater than 20 percent.
STATE SUBDIVISION MAP ACT
The Subdivision Map Act (California Government Code Section 66410 et. seq.) requires that a
proposed parcel map not be approved unless the map,together with its design and improvement,is
found to be consistent with the General Plan and any applicable specific plan(Finding No. 1 below).
State law further provides that the proposed parcel map be denied approval if any one of the Finding
Nos. 2-5, below, is made in the negative.
1. The proposed parcel map,together with its design and improvements is consistent with the
City's Bullard Community Plan and the 2025 Fresno General Plan.The Bullard Community
Plan and the 2025 Fresno General Plan designate the site for light industrial planned land
uses which is consistent with the M-1/UGM/cz zone district as identified in Table 2 of the
2025 Fresno General Plan.
2. The site is physically suitable for the proposed development because of the flat terrain of the
site and adequate access and drainage on and off the site. The Fresno Metropolitan Flood
Control District will require that the drainage from the site be diverted to the Master Plan
Inlets.
3. The proposed parcel map design and improvements are not likely to cause substantial and
considerable damage to the natural environment, including fish,wildlife or their habitat.The
site is located in an area that is fully developed with industrial uses. The area does not and
would not provide value for wildlife.
4. The proposed parcel map design and improvements are not likely to cause serious public
health and safety problems, because the conditions of approval have shown and will insure
that the subdivision conforms with City health and safety standards. In addition, during the
entitlement process,staff will ensure that the conditions of zoning will be applied accordingly.
5. The proposed parcel map design will not conflict with pubic easements within or through the
site because conditions of approval will assure noninterference with any existing or
proposed public easements.
Vesting Tentative Parcel Map No. 2006-28
September 28, 2006
Page 3
Staff, based on its own analysis, has determined that the parcel map, subject to the recommended
conditions of approval,otherwise complies with the design and property development standards of
the Zoning Ordinance and local Parcel Map Ordinance and recommends the approval of the parcel
map.
DIRECTOR DETERMINATION
1. Based upon the above analysis, the Planning and Development Director finds that Vesting
Tentative Parcel Map No. 2006-28 dated July 21, 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. 2006-28 dated July 21, 2006, subject to the conditions of approval dated
September 28, 2006, and to become effective on October 6, 2006.
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P. Yovino, Director Date
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CITY OF FRESNO
PLANNING AND DEVELOPMENT DEPARTMENT
CONDITIONS OF APPROVAL
SEPTEMBER 28, 2006
VESTING TENTATIVE PARCEL MAP No. 2006-28
North side of West Jacquelyn Avenue between North Cornelia and North Gates 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 Vesting Tentative Parcel Map No. 2006-28, dated July 21, 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 24 of Shaw Gates Industrial Park Tract 3116,
in the City of Fresno, County of Fresno, State of California, according to the map thereof
recorded in Book 35 Pages 27 Through 30, Inclusive, of Plats, Fresno County Records.
PLAN CONSISTENCY
2. The subject site is located within the jurisdiction of 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 development with light industrial planned land uses. Pursuant to
Table 2(Planned Land Use and Zone District Consistency Matrix)of the 2025 Fresno General
Plan and applied within all community plans the light industrial planned land use is consistent
with the existing M-1/UGM/cz (Light Manufacturing District/Urban Growth ManagemenYwith
conditions of zoning) zone district.
Conditions of Approval
Vesting Tentative Parcel Map No. 2006-28
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" and "B" are consistent with the M-1/UGM/cz zone district.
CONDITIONS OF ZONING
5. All M-1 uses listed as permitted uses in Sections 12-226.1.0(Manufacturing)and Section 12-
226.1.D (Processing) of the Fresno Municipal Code (FMC) shall require the approval of a
conditional use permit processed in accordance with Section 12-406 of the FMC excepting the
"wholesaling and warehousing" use and those uses first permitted within the M-1-P District.
6. Development of the subject property shall be subject to the M-1-P District property
development standards of Section 12-225.5 of the FMC.
TRAIL REQUIREMENT
7. It is noted that the subject site abuts the Herndon No.39 Canal,which is located immediately
to the north. According to Exhibit 9 (Multi-Purpose Trails Plan Map) of the 2025 Fresno
General Plan, the Herndon Canal should be developed with a bicycle/pedestrian/equestrian
trail. Over the past several years the surrounding area has been extensively developed with
industrial uses, particularly those properties that abut the Herndon No. 39 canal to the
immediate east and west. However, during the development of these parcels, the
development of the trail was never required. Upon analyzing the requirement for this project
(i.e.TPM No.2006-28)to provide a dedicated easement and install the trail, staff determined
that the requirement to do so would be extraneous due the fact that major segments of the trail
will never be developed because of the existing business to the east and west. However,the
City of Fresno and the Fresno Irrigation District have been in discussions regarding canals and
trails which may allow for the future establishment of the trail along the bank of the canal in
areas that have been developed.
GENERAL CONDITIONS
8. The placement of a parcel line in close proximity to any existing and/or proposed structures
requires that the structure be found in compliance with the fire resistive standards of the
Uniformed Building Code, Chapter 5. In the event the structures do not comply they must be
modified so as to meet the requirement.
9. The proposed structure(s) on the site may be affected due to the location of the proposed
parcel lines. Compliance with the prevailing Uniform Building Code as it relates to exterior wall
protection, allowable area, etc. (as applicable to new parcel line locations) must be
demonstrated prior to final map submittal. Contact the Planning and Development
Department, Building and Safety Services Division at (559) 621-8200.
Conditions of Approval
Vesting Tentative Parcel Map No. 2006-28
September 28, 2006
Page 3
10. All off-site and public improvements shall be constructed in accordance with the Public Works
Department Standards, Specifications and Policies. Engineered construction plans and
estimates for all or part of the required work shall be required prior to the issuance of Street
Work Permits unless otherwise determined by the City Engineer. The cost for such plan
preparation, review and construction inspection shall be at the subdivider's expense.
11. Any existing utilities, including but not limited to,street lights,traffic signals,fire hydrants,poles
(power, telephone, cable, etc.), which must be relocated or removed in conjunction with the
construction of these off-site improvement requirements,shall be the responsibility and at the
expense of the subdivider.
12. All existing overhead utilities, including but not limited to, electrical systems, communication
systems and street lighting systems shall be placed underground in accordance with the
provisions of Section 12-1011,and Section 8-801 of the FMC, Resolution No.78-522/88-229,
and the policies of the Public Works Department.
13. When street/safety lighting installations are required,street lighting plans shall be submitted
for review and approval by the Traffic Engineer prior to the issuance of permits for the work.
Services to street lighting installations shall be separated from the electrical service(s)
serving the development. The type,location and service for street lighting installations shall
be as determined by the Traffic Engineer. Street lighting installations shall be dedicated to
the City upon completion and acceptance of the installations.
14. Sidewalks(including wheelchair ramp landings)and driveway approaches,for undeveloped
parcels of this parcel map,shall be required and constructed at the time of site development.
15. Whenever covenants or agreements are required, they shall be prepared by the city upon
receipt of the fee in accordance with the adopted Master Fee Schedule. All covenants and
agreements must be approved by the City Attorney's Office and shall be recorded with the
final parcel map.
16. Telephone, cable, and other public utilities which propose above-ground facilities (such as
cabinets) determined by the Planning and Development Director to be oversized shall be
located in an additional easement area outside of the required landscape strip.
17. All work and engineered plans for public improvements shall conform to the 2002 Edition of
the City of Fresno Standard Specifications and Drawings(City Council Resolution No.70-36
and Resolution Nos. 84-361) and any amendments thereto, hereinafter referred to as the
Public Works Standards.
18. The subdivider shall dedicate and construct public easements to facilitate the construction of
curbs, gutters, sidewalks with street tree wells and irrigation systems (when applicable),
permanent pavement, street/safety lighting, bus bays, right turn lanes, bike lanes, bike
paths, multi-purpose trail,wheelchair ramps and public utilities in accordance with City plans,
ordinances, resolutions and policies, and the Standard Specifications of the Public Works
Department within the limits of the parcel map.
Conditions of Approval
Vesting Tentative Parcel Map No. 2006-28
September 28, 2006
Page 4
19. Existing improvements that are not to the planned alignment shall be removed and required
improvements installed to the new street alignment and grade. Existing improvements to
remain in place shall be repaired if determined to be damaged and/or off grade by the City
Engineer. Existing driveway approaches not identified for current or future utilization shall be
removed and sidewalk(when applicable),curb and gutter shall be installed to match existing
or proposed street line and grade as determined by the City Engineer.
20. A minimum four foot wide clear path of travel is required along the public sidewalk on all
frontages of the property as required by Title 24 of the California Administration Code as
determined by the City Engineer. An on-site pedestrian easement and construction of a path
may be required if Title 24 provisions cannot be met within the public rights-of-way. All such
public easements shall be identified and dedicated with the processing and recordation of
the Final Parcel Map and/or at the time of Special Permit review for the proposed
development of the parcel(s).
21. All required signing and striping shall be done and paid for by the developer/owner. The
signing and striping plans shall be done per the current CalTrans standards and shall be
submitted as a part of the street construction plans for this tentative map to the Public Works
Department for review and approval.
22. The subdivider may either construct the required off-site improvements,when required,prior
to the approval of the final parcel map; or enter into an agreement with the City of Fresno
providing for the construction of the required improvements and sufficient security prior to
the approval of the final parcel.map.
SPECIFIC CONDITIONS
FIRE SERVICE
23. The Fresno Fire Department offered no requirements for the proposed subdivision.
STREETS AND RIGHTS-OF-WAY
24. Comply with Public Works Department, Engineering Division memorandum dated August
17, 2006.
Sanitary Sewer Service
25. On-site sanitary sewer facilities shall be private.
26. Separate sewer house branches are required for each lot.
27. Extend the existing eight inch sanitary sewer main located in West Jacquelyn Avenue
northwest across the project frontage.
28. Abandon all existing on-site private sanitary septic systems.
Conditions of Approval
Vesting Tentative Parcel Map No. 2006-28
September 28, 2006
Page 5
29. Comply with the Department of Public Utilities, Planning and Engineering memorandum
dated August 9, 2006.
Sanitary Sewer Fees
30. The following Sewer Connection Charges are due and shall be paid for the Project:
I. Sewer Lateral Charge
II. Oversize Sewer Area: #18
III. Trunk Sewer Area: Cornelia
IV. Wastewater Facilities Charge (Non-Residential)
Water Service
31. Separate services with meter boxes shall be provided to each parcel.
32. 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.
33. All public water facilities shall be constructed in accordance with Public Works Department
standards, specifications and policies.
34. Comply with the Department of Public Utilities,Water Division memorandum dated August
10, 2006.
FLOOD CONTROL AND DRAINAGE
35. The subdivider shall be required to comply with the specific requirements imposed by the
Fresno Metropolitan Flood Control District(FMFCD)for the subdivision or any amendments
or modifications to those requirements, which may be granted by the FMFCD Board of
Directors, pursuant to Section 13-1307 of the Fresno Municipal Code. These requirements
are identified in the attached District's letter to the Planning and Development Department
dated August 22, 2006.
FRESNO IRRIGATION DISTRICT (FID)
36. FID does not own, operate or maintain any facilities located on the applicant's property.
37. FID expects no adverse impacts from the approval of the subject property.
38. For information purposes, FID's Hemdon No. 39 canal traverses north of the subject
property but does not appear to be affected by the subject proposal.
CALTRANS
39. Consider the letter from Caltrans dated August 1, 2006.
Conditions of Approval
Vesting Tentative Parcel Map No. 2006-28
September 28, 2006
Page 6
DEVELOPMENT FEES AND CHARGES
This project is subject to the following development fees and charges:
Fresno Metropolitan Flood Control District FEE/RATE
a. Metropolitan Flood Control District Fee $0.00
SEWER CONNECTION CHARGES FEE RATE
b. Lateral Sewer Charge* $0.10/sq. ft. (to 100' depth)
c. Oversize Charge* $0.05/sq. ft. (to 100' depth)
d. Trunk Sewer Charge S.T.E.P.
Service Area: Comelia
e. Wastewater Facilities Charge S.T.E.P.♦
f. Copper Avenue Sewer Lift Station Charge* N/A
g. Fowler Trunk Sewer Interim Fee Surety* N/A
h. House Branch Sewer Chargee N/A
i. Millbrook Overlay Sewer* NIA
WATER CONNECTION CHARGES FEE RATE
j. 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.
k. Frontage Charge* $6.50/lineal foot
I. Transmission Grid Main Charge* $804/net acre
(parcels under 5 gross acres)
m. Transmission Grid Main $304/net acre
Bond Debt Service Charge (parcels under 5 gross acres)
n. UGM Water Supply Feer N/A
Service Area:
Conditions of Approval
Vesting Tentative Parcel Map No. 2006-28
September 28, 2006
Page 7
o. Well Head Treatment Feer N/A
Service Area:
p. Recharge Feer N/A
Service Area:
q. 1994 Bond Debt Service*N/AService Area:
DEVELOPMENT IMPACT FEE FEE RATE
r. Fire Facilities Impact Fee- Citywide*** $150/1000sq.ft t
s. Park Facility Impact Fee - Citywide♦** N/A
t. Quimby Parkland Dedication Feer** N/A
u. Police Facilities Impact Fee - Citywide*** $422/1000sq.ft t
v. Traffic Signal Charge* $0.29/sq.ft t
URBAN GROWTH MANAGEMENT FEE RATE
w. Major Street Charge* 2798/adj. acre
Service Area: C/D-2
x. Major Street Bridge Charge* $94/adj. acre
Service Area: C/D-2
y. UGM Grade Separation Fee* N/A
Service Area:
z. UGM Trunk Sewer Charge* N/A
Service Area:
aa. 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).
46 Due at time of development
* Deferrable through Fee Deferral Covenant.
V Due at time of subdivision.
t Building areas to be calculated to the nearest square foot. Subject to review and conditions of approval from Transportation Planning
through the entitlement review process based on Average Daily Trips of the proposed project.
Conditions of Approval
Vesting Tentative Parcel Map No. 2006-28
September 28, 2006
Page 8
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CITY OF FRESNO
CATEGORICAL EXEMPTION
ENVIRONMENTAL ASSESSMENT NO. TPM-2006-28
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: Butler Investment Group, LLC.
545 East Alluvial Avenue, Suite 108
Fresno, California 93720-2826
PROJECT LOCATION: North side of West Jacquelyn Avenue between North Cornelia and
North Gates Avenues (APN: 509-070-03)
PROJECT DESCRIPTION: Vesting Tentative Parcel Map No. 2006-28 is a request to subdivide 1.35
acres of property into two parcels. The proposed subdivision is consistent
with the land use and circulation elements of the Bullard 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: al, Pla III
Submitted by. M��
�
0 0 Gilbert J. Haro
W = Planning Manager
? City of Fresno
w co Y Planning and Development Department
W a J (559) 621-8277
Q; v
"
KAMaster Files-Parcel Maps\Parcel Maps 2006\TPM 2006-28—Precision Engineering—PB\Categorical Exemption Class 15 TPW200&28.doc
Qity of
�l�C 3i%01►�� Development Department
City Hall • 209-498-1591 • FAX 498-4637 Alvin P Solis,AICP
2326 Fresno Street, Room 103 Director
Fresno, California 93721-1899
October 29 , 1990
Please reply to :
Don DeVere
209 498-4441
Jeffrey T. Roberts
5610 North Palm Avenue, #103
Fresno, California 93704
Dear Mr. Roberts :
SUBJECT: FINAL ACTION BY THE FRESNO CITY COUNCIL
RELATING TO MODIFICATION OF SUBDIVISION
REQUIREMENT FOR TRACT 3116 AND APPEAL OF
PARCEL MAP 90-22
The Council at its regular meeting on July 31, 1990, took the
following action relating to the request to modify the subdivision
requirement for Tract No . 3116 relating to the request to reduce the
20-foot landscape setback along the Herndon Canal to 10 feet and on
the appeal of the Conditions of Approval of Tentative Parcel
Map 90-22 :
Approved 6-0 a motion to uphold the appeal of the
Conditions of Approval of Tentative Parcel Map No. .90-22
and modified the subdivision requirement for Tract No. 3116
as recommended by staff to reduce the landscape setback to
ten (10) feet .
Based on the foregoing, Condition NO.. IV. B. contained in the Notice
of Tentative Parcel Map Approval dated June 12, 1990, for Parcel Map
No. 90-22 is amended to read:
IV.. B . Easement - The Parcel Map Waiver shall maintain a
ten (10) foot wide landscape setback along the
northeast boundary of the site, adjacent to the
Herndon Canal . The owner shall submit improvement
drawings for landscaping and irrigation systems to
the Development Department in conjunction with the
development of the affects lot(s) .
All other conditions stand as presented.
Jeffrey T.. Roberts
Page 2
October 29 , 1990
If you wish additional information, please contact Mr . Don DeVere.
Yours truly,
PLANNING AND DEVELOPMENT
SERVICES DIVISION
%J1
Mark I . Williamson
Development Manager
DD:mks
LAND64/803+
c : T. Butler
Lars Anderson and Associates
City of
rncw...... �.�� 7 2006
DATE: August 17, 2006 CITY OF FRESNO
PLANNING & DEVELOPMENT DEPT
TO: Paul Bernal, Planner III
Development Department, Planning Division
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 2006-28, Public Works Conditions of Approval
Location: 4652 West Jacquelyn Avenue
Owner: Thomas & Carole Butler
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 perfection of the proposed
map. Contact Gary Witzel at 559 621-8725.
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.
• 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.
Specific Mitigation Requirements:
1. The canal alignment next to this parcel has an adjacent 37' Bike, Pedestrian & Equestrian Trail
requirement. However the adjacent parcels are developed and the trail was not required. Traffic
Engineering does not support the installation of this trail due to the lack of connectivity. Contact
Planning and Development for further requirements.
Page 1 of 1
L:\Traffic Planning Section\LG TRAFFIC PLANNING\Parcel Maps\TentPM200628 4652 W Jacquelyn.doc
GENERAL NOTES:
R=154' MIN
REFERENCE P-60
R EASEMENTS SHOWN ARE MINIMUMS.
I ADDITIONAL WIDTHS MAY BE NEEDED
FOR GRADING AND DRAINAGE PURPOSES
CROSS SLOPES=2% FOR TRAIL
I 2' SHOULDER
8' '
2' 2' 3 1/2" P.C.0/6"
10' 12' 10' CNS (85% COMP.)
TYP.
26' BIKE/PED
MAJOR STREET TRAIL
EASEMENT
GENERAL NOTES CONTINUED:
AN ADDITIONAL 12' EASEMENT REQUIRED
FOR EQUESTRIAN PUROPSES
R �
I- VARIES F.I.D. EASEMENT --�
I
8RrT-
I
' .5' OR 4' FENCE?
12' 20'
25' BIKE/PED EASEMENT -I
CANAL-SIDE TRAIL
NOTE:
MAX. LENGTH 140'
8, 8,
23 PED EASEMENT -r
�-- 36' BIKE/PED. EASEMENT ---�
OFF-STREET TRAIL I CONNECTOR TRAIL
REF. & REV. CITY OF FRESNO
TRAIL DETAILS DRAFT P-60
P - 5J
City of
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-2006-28
General
PM-2006-28 proposes 1.35 acres of property located on the north side of West Jacquelyn between North
Cornelia and North Gates 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 8-inch sewer main located in West
Jacquelyn 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. Extend the existing 8-inch sanitary sewer main located in West Jacquelyn Avenue northwest
across the project frontage.
3. Separate sewer house branches are required for each lot.
4. Abandon all existing on-site private sanitary septic systems.
5. The project developer should contact Wastewater Management Division/Environmental Services
(559) 621-5100 regarding conditions of service for special users.
Sanitary Sewer UGM
1. Sewer Oversize Reimbursement S.A. #18
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: Cornelia
4. Sewer Facility Charge (Non-Residential)
Upon connection of this Project to the City Sewer System the owner shall be subject to payment of Sewer
Facility charges per Fresno Municipal Code Section 9-505.1 and 9-505.2. Sewer Facility Charges consist
of two components, a Wastewater Facilities Charge and Trunk Sewer Charge where applicable.
Sewer Facility Charges are collected after occupancy on a bi-monthly basis over time based on metered
(water or sewer effluent) usage. The developer may contact the Department of Public Utilities (55 9) 621-
8554 to receive an estimated cost of the Sewer Facility Charges applicable to the project (based on a
constant sewer discharge and loading (Biochemical Oxygen Demand [BOD] and Total Suspended Solids
[TSS] levels anticipated) at the current rates in effect, at that time, per Fresno's Master Fee Resolution.
The developer shall provide data regarding estimated sewer discharge rates [flow] and loading [BOD/TSS
levels] required for calculating the estimated charges.
City of
FRESNO*,',')
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. 2006-28
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.
TAPROJMIMEOConditions of ApprovaRPM 2006-28 081006.doc
File No.210.411
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
PUBLIC AGENCY DEVELOPER W4
Mr. Gil Haro, Planning Manager BUTLER INVESTMENT GROUP, LLC
Planning & Development Department 545 E. ALLUVIAL AVE., SUITE 108
City of Fresno FRESNO, CA 93720
2600 Fresno Street -
Fresno, CA 93721
MAP NO. 2006-028 PRELIMINARY FEE(S) (See below)
DRAINAGE AREA(S) " AH - DRAINAGE AREA " AH " $0.00
DATE -( >(p DRAINAGE AREA - if -
TOTAL FEE $0.00
The proposed development will generate storm runoff which produces potentially significant
environmental impacts and which must be properly discharged and mitigated pursuant to the
California Environmental Quality Act and the National Environmental Policy Act. The O
District in cooperation with the City and County has developed and adopted the Storm
Drainage and Flood Control Master Plan. Compliance with and implementation of this N
Master Plan by this development project will satisfy the drainage related CEQA/NEPA impact
of the project mitigation requirements.
The proposed development shall pay drainage fees pursuant to the Drainage Fee Ordinance
prior to approval of the final map at the rates in effect at the time of such approval. The fee O
indicated above is based on the tentative map. Contact the FMFCD project engineer prior to
approval of the final map for the fee. O
Considerations which may affect the fee obligation(s) or the timing or form of fee payment:
a) Fees related to undeveloped or phased portions of the project may be deferrable. O
b) Fees may be calculated based on the actual percentage of runoff if different than that
typical for the zone district under which the development is being undertaken and if M
permanent provisions are made to assure that the site remains in that configuration. w
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.
2006-02e 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
FRESNO ME' 3POLITAN FLOOD CONTROL D. RICT
NOTICE OF REQUIREMENTS
Page 2 of 4
e) When the actual costs incurred in constructing Master Plan facilities exceeds the
drainage fee obligation, reimbursement will be made for the excess costs from
future fees collected by the District from other development.
Approval of this development shall be conditioned upon compliance with these District
Requirements.
1. X a. Drainage from the site shall be directed to W. Jacquelyn Ave.
b. Grading and drainage patterns shall be as identified on Exhibit No. 1 // 2
C. The grading and drainage patterns shown on the site plan conform to the
adopted Storm Drainage and Flood Control Master Plan.
2. The proposed development shall construct and/or dedicate Storm Drainage and Flood Control
Master Plan facilities located within the development or necessitated by any off-site
improvements required by the approving agency:
Developer shall construct facilities as shown on Exhibit No. 1 as "Master Plan
Facilities to be constructed by Developer".
X None required.
3. The following final improvement plans shall be submitted to the District for review prior to
final development approval:
Grading Plan Storm Drain Plan Final Map
Street Plan Water& Sewer Plan Other
4. Availability of drainage facilities:
X a. Permanent drainage service is available provided the developer can verify
to the satisfaction of the City of Fresno that runoff can be safely conveyed
to the Master Plan inlet(s).
b. The construction of facilities required by Paragraph No. 2 hereof will
provide permanent drainage service.
C. Permanent drainage service will not be available. The District recommends
temporary facilities until permanent service is available.
Temporary service is available through
d. See Exhibit No. 2.
5. The proposed development:
Appears to be located within a 100 year flood prone area as designated on the latest
Flood Insurance Rate Maps available to the District, necessating appropriate
floodplain management action. (See attached Floodplain Policy.)
2006-028 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.
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
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.
2006-028 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.
4a��n � A,�� J^A, /// /1'.'d'UJAAT&
Gerald E. Lakeman, Project Enginder: Ashlyn Fukag9wa
District Engineer
C: PRECISION ENGINEERING
7690 N. PALM AVE., SUITE 104
FRESNO, CA 93710
2006-028 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
OTHER REQUIREMENTS
EXHIBIT NO. 2
The subject site adjoins or has a portion of the Herndon Canal within its boundary. It is
recommended that the physical limits of the canal be shown on the site plan to avoid conflicts.
Additionally, site construction shall in no way compromise or interfere with the existing
capacity of the canal or the ability to operate and maintain it.
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 attached.
Development No. TPM 2006-028
engr\perm it\exh ib it2\c ity-tpm\2006\2006-028(af)
OFRIGL'S OF
PHONE(559)233-7161
rFAX(559)233-8227
2907 SOUTH MAPLE AVENUE
FRESNO,CALIFORNIA 93725-2218
Your Most Valuable Resource-Water
August 4, 2006
""CEWD
Mr. Paul Bernal
r 7
City of Fresno MELOPMENTDEPARTVIENT
Planning and Development Dept. CITY%dF FRESNO
2600 Fresno Street, 3rd Floor
Fresno, CA 93721-3604
RE: VTPM No. 2006-28, APN: 509-070-03, 4652 W. Jacquelyn Avenue
FID's Herndon No. 39 Canal
Dear Mr. Bernal:
FID's comments and requests are as follows:
1. For informational purposes, FID's Herndon No. 39 canal traverses the northeast side of
the subject property as shown on the enclosed map but does not appear to be affected by
the subject proposal.
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@fresnoirrigation.com.
Sincerely,
Bret Johnson
Engineering Technician I
Agencies\C ity\PM2006-28
BOARD OF President JACOB ANDRESEN. Vice-President JEFFERY G. BOSWELL
DIRECTORS JEFF NEELY.EDDIE NIEDERFRANK.STEVEN G BALLS. General Manager GARY SERRATO
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STAT:OF CALIFORNIA—BUSINESS.TRANSI ATION AND HOUSING AGENCY ARNOLD SCHWARZENEGGER,Governor
DEPARTMENT OF TRANSPORTATION
1352 WEST OLIVE AVENUE ' s
P. O. BOX 12616
FRESNO, CA 93778-2616
PHONE (559)445-6666 Flex your power!
FAX (559)488-4088 L Be energy efficient!
TTY (559)488-4066 -
August 1, 2006 -
2131-IGR/CEQA
6-FRE-99-28.1+/-
_: T, M 2006-28 (S-06-190)
Mr. Paul Bernal
City of Fresno Development Department
2600 Fresno Street
Fresno, CA 93721
Dear Mr. Bernal:
Caltrans has reviewed the proposed vesting tentative parcel map for property located on West Jacquelyn
between North Gates and North Cornelia Avenues. We have the following comments:
Caltrans previously reviewed a site plan, S-06-190, that proposed office-warehouse uses for this same
property. Our comments are still valid for the parcel map.
It is likely that trips from this project will impact the State Route 99/Shaw Avenue interchange. Caltrans
has determined that this interchange requires various improvements in order to meet the demand created
by development. However, this project will generate less than the 100 peak-hour trips that the City has
set as a threshold for requiring a traffic impact study. It will also generate less than 50 peak-hour trips
that the City is now using as a threshold to condition development to pay mitigation for project-related
impacts to State facilities. We are therefore not requesting mitigation from this project.
It is Caltrans preference that all development mitigate for individual impacts to reduce the cumulative
impacts on State facilities. We cannot allow impacts to go unmitigated until we reach a point where
operations on the facility are impaired. If cumulative impacts are not addressed on a case-by-case basis,
we will eventually have a situation where a development will be proposed that will be the"last straw."
The developer of this last project cannot be expected to mitigate for the cumulative impacts of all the
previous development. Mitigating for cumulative impacts should be an ongoing process.
We request that this letter be made a part of the permanent record for this project. This will provide the
decision-making body and the general public with a complete and accurate environmental evaluation for
the project.
If you have any questions, please contact 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
F R E S N%►�`
DEPARTMENT OF PUBLIC UTILITIES
Date: August 02, 2006
To: PAUL BERNAL, Planner III
Planning and Development Department, Current Planning
FromCHRIS WEIBERT, Management Analyst II
Public Utilities Department, Administration
Subject: PM-2006-28 review for approximately 1.35 acres of property located on the north side of West
Jacquelyn Avenue between North Cornelia and North Gates 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 1
Street Name Review
TPM-2006-28 8-15-06
Street Name Status Required Change
West Jacquelyn Avenue Good
West Jennifer Avenue Good
North San Marcos Avenue Good
North Carlsbad Avenue Good
North Gates Avenue Good