Loading...
HomeMy WebLinkAboutPM 2006-30 - Conditions of Approval - 2/13/2007 City of MILL-- /i ri 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 reply to: Paul Bernal (559) 621-8073 Yamabe & Horn Engineering, Inc. 1300 East Shaw Avenue, Suite 176 Fresno, California 93710 SUBJECT: NOTICE OF APPROVAL OF VESTING TENTATIVE PARCEL MAP NO. 2006-30 DATED JULY 28, 2006, PROPOSING A THREE PARCEL MAP PLANNED DEVELOPMENT FOR PROPERTY LOCATED ON THE NORTH SIDE OF EAST ALLUVIAL AVENUE BETWEEN NORTH CEDAR AND NORTH MILLBROOK AVENUES. (APN: 404-021-26) The City of Fresno Planning Division has completed its review of the subject parcel map dated July 28, 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. Yamabe & Horn Engineering, Inc. Vesting Tentative Parcel Map No. 2006-30 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 a.�. Paul Bernal, Planner III Planning and Development Department Enclosures: Vesting Tentative Parcel Map No. 2006-28 dated July 28, 2006 Conditions of Approval dated September 28, 2006 KAMaster Files-Parcel Maps\Parcel Maps 2006\TPM 2006-30—Yamabe&Hom--PBWpproval LetterWpproval Letter TPM-2006-30.doc City of rn1-W VON%aon PLANNING AND DEVELOPMENT DEPARTMENT DATE: September 28, 2006 TO: NICK P. YOVINO, Director Planning and Development Departme 1 THROUGH: GILBERT J. HARD, Planning M age Planning Division FROM: PAUL BERNAL, Planner II Planning Division SUBJECT: REQUIRED FINDINGS AND APPROVAL OF VESTING TENTATIVE PARCEL MAP NO. 2006-30, WHICH PROPOSES TO CREATE A THREE PARCEL PLANNED DEVELOPMENT FOR PROPERTY LOCATED ON THE NORTH SIDE OF EAST ALLUVIAL AVENUE, JUST WEST OF NORTH CEDAR AVENUE (APN: 404-021-26) BACKGROUND Vesting Tentative Parcel Map No.2006-30 filed by Yamabe&Hom Engineering, Inc.on behalf of N- 5, LLC and accepted for processing on July 28, 2006, proposes to create a three parcel planned development for approximately 2.39 acres of R-P/UGM/cz (Residential and Professional Office District/Urban Growth Management/with conditions of zoning)zoned property located on the north side of East Alluvial Avenue,just west of North Cedar Avenue. The property is within the jurisdiction of the Woodward Park Community Plan and the 2025 Fresno General Plan, both of which designate the subject property for office commercial planned land uses. Pursuant to Table 2 (Planned Land Use and Zone District Consistency Matrix) of the 2025 Fresno General Plan the existing R-P/UGM/cz zone district is consistent with the planned land use designation of office commercial. During the review of Rezone Application R-03-29,the following conditions of zoning were placed on the subject site to ensure compatibility to surrounding land uses: I. The subject property shall be developed with a building height limit of one story. II. There shall be a 20 foot landscape setback along the northerly and westerly property lines of the subject site. III. There shall be a 15 foot landscaped setback along the frontage of East Alluvial Avenue. IV. An access driveway to the project site from East Alluvial Avenue shall not be located closer than 100 feet to the west property line of the subject site. V. Prior to conditional approval of any submitted Site Plan Review, owners of property adjacent to the subject site shall have the right to review and make comments to the professionally prepared landscape plan for the 20-foot wide buffer area adjacent to the existing single family homes. It shall be the responsibility of the applicant to obtain comments from the adjacent property owners and submit the landscape plan and all Vesting Tentative Parcel Map No. 2006-30 September 28, 2006 Page 2 comments to the Planning Division, including the method by which those comments were received and the names and addresses of the commenting parties. Landscaping within the buffer strip shall include Redwood Trees,Camphor trees and other suitable species that provide adequate year round screening for existing homes. Furthermore,during the review of Site Plan Review Application No.S-04-174,which authorized the development of 23,160 square feet of general office shell buildings, staff ensured that these conditions were applied. It is noted that Vesting Tentative Parcel Map No.2006-30 is proposing to create parcels that deviate from the property development standards of the R-P/UGM/cz zone district given that two of the proposed parcels do not abut a public street or right-of-way. Pursuant to Section 12-407.5 of the Fresno Municipal Code (FMC), the Director may modify property development standards of the underlying zone district subject to the filing and approval of a single unified project which is covered by a development entitlement (i.e. S-04-174). However, because the approved site plan review application did not depict the proposed parcel lines staff will require that the applicant apply for a revised site plan review inclusive of the proposed property lines. These conditions, as well other responding agencies conditions have been incorporated into the Conditions of Approval dated September 28, 2006 for Vesting Tentative Parcel Map No. 2006-30. REQUIRED FINDINGS The initial study prepared for Environmental Assessment No.TPM No.2006-30 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 R-P/UGM/cz 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. STATE SUBDIVISION MAP ACT The Subdivision Map Act (California Government Code Section 66410 et. seq.) requires that a proposed parcel map not be approved unless the map,together with its design and improvement,is found to be consistent with the General Plan and any applicable specific plan(Finding No. 1 below). State law further provides that the proposed parcel map be denied approval if any one of the Finding Nos. 2-5, below, is made in the negative. 1. The proposed parcel map,together with its design and improvements is consistent with the City's Woodward Park Community Plan and the 2025 Fresno General Plan. The Woodard Park Community Plan and the 2025 Fresno General Plan designate the site for office commercial planned land uses which is consistent with the R-P/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. Vesting Tentative Parcel Map No. 2006-30 September 28, 2006 Page 3 3. The proposed parcel map design and improvements are not likely to cause substantial and considerable damage to the natural environment, including fish,wildlife or their habitat.The site is located in an area that is fully developed with industrial uses. The area does not and would not provide value for wildlife. 4. The proposed parcel map design and improvements are not likely to cause serious public health and safety problems, because the conditions of approval have shown and will insure that the subdivision conforms with City health and safety standards. In addition, during the entitlement process,staff will ensure that the conditions of zoning will be applied accordingly. 5. The proposed parcel map design will not conflict with pubic easements within or through the site because conditions of approval will assure noninterference with any existing or proposed public easements. Staff, based on its own analysis, has determined that the parcel map,subject to the recommended conditions of approval,otherwise complies with the design and property development standards of the Zoning Ordinance and local Parcel Map Ordinance and recommends the approval of the parcel map. DIRECTOR DETERMINATION 1. Based upon the above analysis,the Planning and Development Director finds that Vesting Tentative Parcel Map No. 2006-30 dated July 28, 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.2006-30 dated July 28,2006 subject to the conditions of approval dated September 28, 2006, and to become effective on September L$ , 2006. 1"2�0,(- P. Yovino, Director Date KAMaster Files-Parcel Maps\Parcel Maps 2006\TPM 2006-30—Yamabe&Horn--PB\Director Memorandum TPM-2006-30.doc rfts3HO tom C' _a: 0C,C, W y �a in � anrunv< s � Z 1 a WAY 7VIAD77Y S' = o a w .Y � w ' _ _' -- ---�� YYIID•p01iYa — - - j. --- — �� , TT1�—I—FTTT1 ' I�el' D u� cy�: � ■ i.. LJ 11 I < <: b 03 oil �$b A gz i OHIO 12 � h u- bb —1 'r Rz gg � s �� RBabb �•�. b't b b ���b � �� ns gas m gig 12 IE x 00 - - g� t, i AL I CITY OF FRESNO PLANNING AND DEVELOPMENT DEPARTMENT CONDITIONS OF APPROVAL SEPTEMBER 28, 2006 VESTING TENTATIVE PARCEL MAP No. 2006-30 North side of East Alluvial Avenue, just west of North Cedar Avenue NOTICE TO PROJECT APPLICANT All tentative maps are subject to the applicable provisions of the State Subdivision Map Act, Fresno Municipal Code (FMC), City policies, and City of Fresno Standard Specifications. The following specific conditions are applicable to this tentative map. In accordance with the provisions of Government Code §§66020(d)(1), the imposition of fees, dedications, reservations or exactions for this project are subject to protest by the project applicant at the time of approval or conditional approval of the development or within 90 days after the date of the imposition of the fees, dedications, reservations or exactions imposed on the development project. Upon conditional approval of Vesting Tentative Parcel Map No. 2006-30 a Planned Development, dated July 28, 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 as defined per the legal description on Vesting Tentative Parcel Map 2006-30 dated July 28, 2006. PLAN CONSISTENCY 2. The subject site is located within the jurisdiction of the Woodward Park Community Plan and the 2025 Fresno General Plan. The Woodward Park Community Plan and the 2025 Fresno General Plan designate the subject site for development with office commercial planned land uses. Pursuant to Table 2(Planned Land Use and Zone District Consistency Matrix)of the 2025 Fresno General Plan and applied within all community plans the community commercial planned land use designation is consistent with the existing R-P/UGM/cz (Residential and Professional Office District/Urban Growth Management/with conditions of zoning) zone district. Conditions of Approval Vesting Tentative Parcel Map No. 2006-30 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 C, inclusive of Vesting Tentative Parcel Map No. 2006-30 are consistent with the existing R-P/UGM/cz(Residential and Professional Office District/Urban Growth Management/with conditions of zoning) zone district. CONDITIONS OF ZONING 5. The following conditions of zoning were established during the review of Rezone Application No. R-03-29: I. The subject property shall be developed with a building height limit of one story. II. There shall be a 20 foot landscape setback along the northerly and westerly property lines of the subject site. III. There shall be a 15 foot landscaped setback along the frontage of East Alluvial Avenue. IV. An access driveway to the project site from East Alluvial Avenue shall not be located closer than 100 feet to the west property line of the subject site. V. Prior to conditional approval of any submitted Site Plan Review, owners of property adjacent to the subject site shall have the right to review and make comments to the professionally prepared landscape plan for the 20-foot wide buffer area adjacent to the existing single family homes. It shall be the responsibility of the applicant to obtain comments from the adjacent property owners and submit the landscape plan and all comments to the Planning Division, including the method by which those comments were received and the names and addresses of the commenting parties. Landscaping within the buffer strip shall include Redwood Trees,Camphor trees and other suitable species that provide adequate year round screening for existing homes. 6. During the review and approval of Site Plan Review Application No. S-04-174,staff ensured that these conditions were applied. Regardless,these conditions remain in affect and in full force. MODIFICATIONS TO PROEPRTY DEVELOPMENT STANDARDS 7. Proposed parcels must be consistent with the R-P/UGM/cz (Residential and Professional Office District/Urban Growth Management/with conditions of zoning) zone district for the parcel map site in terms of lot depth and area subject to approval of a special permit for a planned development. All parcels must provide access to public street rights-of-way under a planned development special permit. Conditions of Approval Vesting Tentative Parcel Map No. 2006-30 September 28, 2006 Page 3 8. Site Plan Review Application No. S-04-174,which was approved on August 24,2004,by the Director of Planning and Development, authorized the development of the subject site with four professional office buildings totaling 23,160 square feet. Site Plan Review Application No. S-04-174 shall be revised to include the property lines as proposed per Vesting Tentative Parcel Map No. 2006-30, dated July 28, 2006 thereby authorizing the creation of the planned development. Contact the Planning and Development Department at(559)621- 8277 for further information regarding the submittal of the revised site plan. 9. Submit draft copies of Covenants, Conditions and Restrictions/Owners Association documents (CC& R's)for review and approval. Final,executed and notarized document are to be located with the parcel map. CC&R's shall conform with the provisions of Section 12- 1026 of the FMC and address ingress, egress, sewer and water service maintenance and access, fire protection, solid waste service, storm drainage, parking and landscaping as follows: i. Cross Access for ingress/egress ii. Cross Drainage iii. Covenant for Shared Parking iv. Covenant to maintain sewer, water and all other utilities V. Covenant for fire protection underground water supplies vi. Covenant to maintain all landscaping within the limits of this map vii. Covenant for shared solid waste facilities viii. Provide Covenant Agreement for access to land locked parcels ix. Provide Covenant Agreement for maintenance of fire suppression water system 10. 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. 11. The proposed structure(s) on the site may be affected due to the location of the proposed parcel lines. Compliance with the prevailing Uniform Building Code as it relates to exterior wall protection, allowable area, etc. (as applicable to new parcel line locations) must be demonstrated prior to final map submittal. Contact the Planning and Development Department, Building and Safety Services Division at (559) 621-8200. GENERAL CONDITIONS 12. 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. Conditions of Approval Vesting Tentative Parcel Map No. 2006-30 September 28, 2006 Page 4 13. 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. 14. 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. 15. 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. 16. 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. 17. 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. 18. 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. 19. 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. 20. 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. 21. 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. Conditions of Approval Vesting Tentative Parcel Map No. 2006-30 September 28, 2006 Page 5 22. 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). 23. 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. 24. 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 25. The Fresno Fire Department requires that a covenant for fire protection and cross access be recorded inclusive of all parcels of Vesting Tentative Parcel Map No. 2006-30. STREETS AND RIGHTS-OF-WAY 26. Comply with Public Works Department, Engineering Division memorandum dated August 9, 2006. Sanitary Sewer Service 27. On-site sanitary sewer facilities shall be private. 28. Separate sewer house branches are required for each lot. 29. Abandon all existing on-site private sanitary sewer systems. 30. Comply with the Department of Public Utilities, Planning and Engineering memorandum dated August 3, 2006. Sanitary Sewer Fees 31. The following Sewer Connection Charges are due and shall be paid for the Project: I. Sewer Lateral Charge ll. Oversize Sewer Area: #1 Conditions of Approval Vesting Tentative Parcel Map No. 2006-30 September 28, 2006 Page 6 III. Trunk Sewer Area: Herndon IV. Wastewater Facilities Charge (Non-Residential) Water Service 32. Separate services with meter boxes shall be provided to each parcel. 33. 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. 34. All public water facilities shall be constructed in accordance with Public Works Department standards, specifications and policies. 35. Comply with the Department of Public Utilities, Water Division memorandum dated August 10, 2006. FLOOD CONTROL AND DRAINAGE 36. 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 14, 2006. CALIFORNIA DEPARTMENT OF TRANSPORTATION (CALTRANS) 37. Comply with Caltrans letter dated August 1, 2006. STREET NAMES 38. Change Alluvial Ave. to East Alluvial Avenue 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 b. Lateral Sewer Charge* $0.10/sq. ft. (to 100' depth) c. Oversize Charge* $0.05/sq. ft. (to 100' depth) Conditions of Approval Vesting Tentative Parcel Map No. 2006-30 September 28, 2006 Page 7 d. Trunk Sewer Charge S.T.E.P. Service Area: Herndon 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* N/A 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/gross acre (parcels 5 gross acres or more) m. Transmission Grid Main $304/gross acre Bond Debt Service Charge (parcels 5 gross acres or more) n. UGM Water Supply Feel► $456/living unit equivalent` Service Area: o. Well Head Treatment Feel $0/living unit equivalent` Service Area: p. Recharge Fee• $0/living unit equivalent` Service Area: q. 1994 Bond Debt Service* $895/living unit equivalent` Service Area: DEVELOPMENT IMPACT FEE FEE RATE r. Fire Facilities Impact Fee - Citywide*" $236/1000sq.ft t s. Park Facility Impact Fee - Citywide*" N/A Conditions of Approval Vesting Tentative Parcel Map No. 2006-30 September 28, 2006 Page 8 t. Quimby Parkland Dedication Feev** N/A u. Police Facilities Impact Fee - Citywide♦** $665/1000sq.ft t v. Traffic Signal Charge* $1.78/sq.ft t URBAN GROWTH MANAGEMENT FEE RATE w. Major Street Charge* $2436/adj. acre Service Area: E-1 x. Major Street Bridge Charge* $254/adj. acre Service Area: E-1 y. UGM Grade Separation Fee* N/A Service Area: z. UGM Trunk Sewer Charge* N/A Service Area: aa. Street Acquisition/Construction Chargelt N/A Notes: 'Living Unit Equivalents are calculated by multiplying the number of Net Acres by 5.8 Living Unit Equivalents for commercial or 3.0 Living Unit Equivalents for industrial to arrive at the total number of Living Unit Equivalents. Fee applicable to all maps accepted for filing after August 30,2005 ♦ Upon occupancy of the project,the subdivider shall pay the appropriate sewer facility charge pursuant to the Simple Tiered Equity Program(STEP)as determined by the Department of Public Utilities,Wastewater Division,Environmental Services Section(559-621- 5153). 4 Due at time of development Ak 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. KAMaster Files-Parcel Maps\Parcel Maps 2006\TPM 2006-30--Yamabe 8 Hom--PB\Conditions of ApprovaNConditions of Approval TPM No.2006- 30.doc City of FIRE DEPARTMENT Date: August 07, 2006 To: PAUL BERNAL, Planner III Planning and Development Department , Current Planning From: MIKE SCHMIDT, Supervising Fire Prevention Inspector Fire Department, Fire Prevention & Investigative Services Subject: PM-2006-30 review for approximately 2.34 acres of property located on the north side of East Alluvial Avenue between North Cedar and North Millbrook Avenues. General Provide approved covenant/s for shared firefighting access and water supply. City of 2006 DATE: August 9, 2006 CITY OF FRESNO PLANNING & DEVELOPMENT DEPT TO: Paul Bernal, Planner III PLANININt- Development Department, Planning Division, re t Planning THROUGH: Louise Gilio, Traffic Planning Supervisor ` Public Works Department, Engineering Division FROM: Gregory A. Jenness, Senior Engineering Technician Public Works Department, Engineering Division — SUBJECT: Tentative Parcel Map 2006-30, Public Works Conditions of Approval Location: 1370 East Alluvial Avenue Owner: Dr. Dennis Nishimine STREET IMPROVEMENT REQUIREMENTS The Public Works Department, Traffic Planning Section, has completed its review and the following requirements are to be placed on this tentative map as a condition of approval by the Public Works Department. Offsite improvements shall be installed or an executed, secured written agreement to improve the required offsite improvements is required, prior to acceptance and approval of the final subdivision map by Council. General Conditions • Repair or replace all existing damaged and/or off-grade offsite concrete improvements as determined by the City of Fresno Public Works Department, Construction Management Division, (559) 621-5500. (Existing) • Submittal of engineered construction plans to the Planning and Development Department for approval must be made prior to the final map. • All required signing and striping shall be installed and paid for by the developer/owner. The signing and striping plans shall comply with the current Caltrans standards and be submitted as a part of the street improvement plans. • Additional offsite improvements will be required at the time of future site plan review. • 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. • Execute ingress, egress easement, to East Alluvial Avenue, for land locked Parcels "B" & "C". Show easement on this Map. Major Streets: East Alluvial Avenue: Collector 1. Construct concrete sidewalk, curb and gutter, built to a 10' pattern, in accordance with Public Works Standard P-5. - 1 — LATraffic Planning Section\Parcel Maps\TentPM200630 1370 E.Alluvial.doc 2. Construct 54' of permanent asphalt concrete paving, from face of curb, in accordance with Public Works Standard P-50. 3. Construct or install the above improvements, or contact Gary Witzel at 621-8725 to enter into a bonded secured agreement for these improvements. This must be executed prior to perfection of this parcel map. 4. Identify the existing and proposed right-of-way for East Alluvial Avenue. - 2 — L:\Traffic Planning Section\LG TRAFFIC PLANNING\Parcel Maps\TentPM200630 1370 E.Alluvial.doc City of r'RC ii jjgoo 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-2006-30 General PM-2006-30 proposes 2.34 acres of property located on the north side of east alluvial avenue between North Cedar and North Millbrook 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 East Alluvial Avenue. Sanitary sewer facilities will be available to provide service to the site subject to the following requirements: 1. On-site sanitary sewer facilities shall be private. 2. Separate sewer house branches are required for each lot. 3. Abandon all existing on-site private sanitary septic systems. 4. 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. #3 &#4 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: Herndon 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 (559) 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 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. 2006-30 The following conditions are required to provide water service to the development. 1. Separate services with meter boxes shall be provided to each parcel. 2. Seal and abandon existing on-site well(s) in compliance with the State of Califomia Well Standards, Bulletin 74-90 or current revisions issued by 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. T_\PROJMNEQGonditions or ApprovaRPM 2006-30 081006.doc File No. 210.411 FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS PUBLIC AGENCY DEVELOPER M4 Mr. Gil Haro, Planning Manager N-5, LLC Planning& Development Department 1406 E. ALLUVIAL AVE., SUITE 101 City of Fresno FRESNO, CA 93720 3 2600 Fresno Street - Fresno, CA 93721 MAP NO. 2006-030 PRELIMINARY FEE(S) (See below) DRAINAGE AREA(S) " CY It - DRAINAGE AREA " CY it $0.00 DATE —p(p DRAINAGE AREA - it - TOTAL FEE $0.00 The proposed development will generate storm runoff which produces potentially significant environmental impacts and which must be properly discharged and mitigated pursuant to the California Environmental Quality Act and the National Environmental Policy Act. The O District in cooperation with the City and County has developed and adopted the Storm Drainage and Flood Control Master Plan. Compliance with and implementation of this Master Plan by this development project will satisfy the drainage related CEQA/NEPA impact of the project mitigation requirements. The proposed development shall pay drainage fees pursuant to the Drainage Fee Ordinance prior to approval of the final map at the rates in effect at the time of such approval. The fee O indicated above is based on the tentative map. Contact the FMFCD project engineer prior to approval of the final map for the fee. O Considerations which may affect the fee obligation(s) or the timing or form of fee payment: a) Fees related to undeveloped or phased portions of the project may be deferrable. O b) Fees may be calculated based on the actual percentage of runoff if different than that typical for the zone district under which the development is being undertaken and if O 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. 2006-030 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document FRESNO ME i JPOLITAN FLOOD CONTROL DI RICT NOTICE OF REQUIREMENTS Page 2 of 4 e) When the actual costs incurred in constructing Master Plan facilities exceeds the drainage fee obligation, reimbursement will be made for the excess costs from future fees collected by the District from other development. Approval of this development shall be conditioned upon compliance with these District Requirements. 1. X a. Drainage from the site shall be directed to Alluvial Ave. 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.) 2006-070 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 w required for specific types of industries described in the NPDES regulations or by O 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. 2006-030 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS Page 4 of 4 C. The proposed development is encouraged to select and implement storm water quality controls recommended in the Fresno-Clovis Storm Water Quality Management Construction and Post-Construction Guidelines (available at the District Office) to meet the requirements of the State General Permits, eliminate the potential for non- storm water to enter the municipal storm drain system, and where possible minimize contact with materials which may contaminate storm water runoff. 7. A requirement of the District may be appealed by filing a written notice of appeal with the Secretary of the District within ten days of the date of this Notice of Requirements. g. The District reserves the right to modify, reduce or add to these requirements, or revise fees, as necessary to accommodate changes made in the proposed development by the developer or requirements made by other agencies. 9. X See Exhibit No. 2 for additional comments, recommendations and requirements. d��' dJA �A N 4. Y-U"A&W-a.— Gerald E. Lakeman, Project Engi eer-- Ashlyn Fuk awa District Engineer C: YAMABE & HORN ENGINEERING, INC. 1300 E. SHAW AVE., SUITE 176 FRESNO, CA 93710 2006-030 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document OTHER REQUIREMENTS EXHIBIT NO. 2 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 2006-030 engAperm it\exhibit2\city-tpm\2006\2006-030(a f) S-TATE OF CALIFORNIA—BUSINESS.TRANS- CATION AND HOUSING AGENCY ARNOLD SCHWARZENEGGER,Governor DEPARTMENT OF TRANSPORTATION 1352 WEST OLIVE AVENUE -� P. O. BOX 12616 -, FRESNO, CA 93778-2616 PHONE (559) 445-6666 r Flex your power! FAX (559)488-4088 Be energy efficient! TTY (559)488-4066 August 1, 2006 213 1-IGR/CEQA 6-FRE-41-31.6+/- VTPM 2006-30 (S-04-174) Mr. Paul Bernal City of Fresno Development Department 2600 Fresno Street Fresno, CA 93721 Dear Mr. Bernal: Caltrans has reviewed the parcel map on the north side of Alluvial Avenue between North Millbrook and North Cedar Avenues. We have the following comments: Caltrans previously reviewed a site plan for this property proposing four office buildings. The office buildings have since been constructed, without providing mitigation for impacts to the State Highway System. However, this project is below the 2025 General Plan MEIR threshold that requires projects producing 100 or more peak-hour trips to prepare a traffic analysis. As the offices are constructed and the project will not be required to prepare a traffic study, Caltrans has no comment on the parcel map. 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" Street Name Review TPM-2006-30 8-15-06 Street Name Status Required Change Alluvial Ave. Chane I East Alluvial Avenue Street Name Review TPM-2006-30 8-15-06 Street Name Status Required Change Alluvial Ave. Chane I East Alluvial Avenue OFFICES of �T � ) as —� 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 1_iVELOPWNT DZrt"r 1 f"SNT City of Fresno CRY ,r R�Z,�0 Planning and Development Dept. 2600 Fresno Street, 3rd Floor Fresno, CA 93721-3604 RE: VTPM No. 2006-30, APN: 404-021-26, 1370 E. Alluvial 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 bjohnson2fresnoirrigation.com. Sincerely, Bret Johnson Engineering Technician I Agencies\City\PM2006-30 BOARD OF President JACOB ANDRESEN, Vice-President JEFFERY G. BOSWELL DIRECTORS JEFF NEELY.EDDIE NIEDERFRANK,STEVEN G BALLS, General Manager GARY SERRATO TENTATIVE PARCEL . kP NO. 2006-30 GOVERNMENT CODE§66020(d)(1) A protest filed pursuant to subdivision (a) shall be filed at the time of approval or conditional approval of the development or within 90 days after the date of the imposition of the fees, dedications, reservations, or other exactions to be imposed on a development project. Each local agency shall provide to the project applicant a notice in writing at the time of the approval of the project or at the time of the imposition of the fees, dedications, reservations, or other exactions, a statement of the amount of the fees or a description of the dedications, reservations, or other exactions, and notification that the 90-day approval period in which the applicant may protest has begun. Improvements and payments shall not be required on or in front of any undeveloped portion of a net acreage of ten acres or more which exists after the division of land. All improvements and payments to be completed with development. SEWER CONNECTION CHARGES FEE RATE a. Lateral Sewer Charge* $0.10/sq. ft. (to 100' depth) b. Oversize Charge* $0.05/sq. ft. (to 100' depth) c. Trunk Sewer Charge S.T.E.P.♦ Service Area: Herndon d. Wastewater Facilities Charge S.T.E.P.♦ e. Copper Avenue Sewer Lift Station Charge* N/A f. Fowler Trunk Sewer Interim Fee Surety* N/A g. House Branch Sewer Charger N/A h. Millbrook Overlay Sewer* N/A WATER CONNECTION CHARGES FEE RATE i. Service Connection Charge Fee based on service(s) and meter(s) sizes specified by owner; fee for service(s) and Meter(s) established by the Master Fee Schedule. j. Frontage Charge* $6.50/lineal foot k. Transmission Grid Main Charge* $804/net acre (parcels under 5 gross acres) I. Transmission Grid Main Bond Debt Service Charge * $304/net acre (parcels under 5 gross acres) m. UGM Water Supply Feer $456/living unit equivalent* Service Area: 101-S n. Well Head Treatment Feer $0/living unit equivalent* Service Area: 101 o. Recharge Feev $0/living unit equivalent* Service Area: 101 p. 1994 Bond Debt Service* $895/living unit equivalent* Service Area: 101 DEVELOPMENT IMPACT FEE FEE RATE q. Fire Facilities Impact Fee - Citywide$** $236/1000sq.ft t r. Park Facility Impact Fee - Citywide$** N/A s. Quimby Parkland Dedication Fee♦** N/A t. Police Facilities Impact Fee - Citywide$** $665/1000sq.ft t u. Traffic Signal Charge* $1.78/sq.ft t URBAN GROWTH MANAGEMENT FEE RATE v. Major Street Charge* $2436/adj. acre Service Area: E-1 w. Major Street Bridge Charge* $254/adj. acre Service Area: E-1 x. UGM Grade Separation Fee* N/A Service Area: y. UGM Trunk Sewer Charge* N/A Service Area: 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). * Due at time of development * Deferrable through Fee Deferral Covenant. ♦Due at time of subdivision. $ Due at occupancy. t Building areas to be calculated to the nearest square foot. Traffic Signal Fee is subject to review and conditions of approval from Transportation Planning through the entitlement review process based on Average Daily Trips of the proposed project. CITY OF FRESNO CATEGORICAL EXEMPTION ENVIRONMENTAL ASSESSMENT NO. TPM-2006-30 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: N-5, LLC 1406 East Alluvial Avenue, Suite 101 Fresno, California 90405 PROJECT LOCATION: North side of East Alluvial Avenue between North Cedar and North Millbrook Avenues. (APN: 404-021-26) PROJECT DESCRIPTION: Vesting Tentative Parcel Map No. 2006-30 is a request to subdivide 2.35 acres of property into a three parcel planned development. The proposed subdivision is consistent with the land use and circulation elements of the Woodward Park Community Plan and the 2025 Fresno General Plan. This project is exempt under Section 15315 (Class 15/Minor Land Divisions) of the California Environmental Quality Act (CEQA) Guidelines. EXPLANATION: Section 15315 (Class 15/Minor Land Divisions), allows for the division of property in urbanized areas zoned for residential, commercial, or industrial uses into four or fewer parcels when the division is in conformance with the General Plan and zoning, no variances or exceptions are required, all services and access to the proposed parcels to local standards are available, the parcel was not involved in a division of a larger parcel within the previous 2 years, and the parcel does not have an average slope greater than 20 percent. Date: September 28, 2006 Prepared By: Pa Bernal, Planner III o CD Submitted by: LU Gilbert J. Haro LLJU- Planning Manager W co Y City of Fresno U N W Planning and Development Department (559) 621-8277 0 N U KAMaster Files-Parcel Maps\Parcel Maps 2006\TPM 2006-30--Yamabe&Hom—PB\Environmental Assessment\Categorical Exemption Class 15 TPM-2006-30.doc