HomeMy WebLinkAboutPM 2006-36 - Conditions of Approval - 11/20/2006 City of
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Flwm%E%I Planning & Development Department
2600 Fresno Street*Third Floor Nick P. Yovino
Fresno, California 93721-3604 Director
(559) 621-8277 FAX (559) 488-1020
October 17, 2006 Please reply to:
Paul Bernal
(559) 621-8073
R.W. Greenwood Associates, Inc.
Attention: Ron Greenwood
2558 East Olive Avenue
Fresno, California 93701
SUBJECT: NOTICE OF APPROVAL OF TENTATIVE PARCEL MAP NO. 2006-36 DATED
SEPTEMBER 12,2006, PROPOSING A ONE LOT CONDOMINIUM PARCEL MAP
FOR PROPERTY LOCATED ON THE SOUTHEAST CORNER OF FULTON AND
MARIPOSA MALLS.
(APN: 466-170-12)
The City of Fresno Planning Division has completed its review of the subject parcel map dated
September 12, 2006. Pursuant to Section 12-1205 of the Fresno Municipal Code, this letter is
written to advise you that the Conditions of Approval dated October 17, 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 November 1, 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 reggesting the extension.
New conditions may be imposed if an extension is granted.
An extension may not exceed an aggregate of five years.
R.W. Greenwood Associates, Inc.
Tentative Parcel Map No. 2006-36
October 17, 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 July 18, 2006, to request a review of the
conditions. Otherwise, the stipulated conditions of approval are in effect as of that date. No further
notice will be sent.
Sincerely,
PLANNING DIVISION
Paul Bernal, Planner III
Planning and Development Department
Enclosures: Tentative Parcel Map No. 2006-36 dated September 12, 2006
Conditions of Approval dated October 17, 2006
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CITY OF FRESNO
PLANNING AND DEVELOPMENT DEPARTMENT
CONDITIONS OF APPROVAL
OCTOBER 17, 2006
TENTATIVE PARCEL MAP No. 2006-36
Southeast comer of the Fulton Mall & Mariposa Malls
(i.e. Security Bank Building)
NOTICE TO PROJECT APPLICANT
All tentative maps are subject to the applicable provisions of the State Subdivision Map Act, Fresno
Municipal Code (FMC), City policies, and City of Fresno Standard Specifications. The following
specific conditions are applicable to this tentative map.
In accordance with the provisions of Government Code §§66020(d)(1), the imposition of fees,
dedications, reservations or exactions for this project are subject to protest by the project applicant
at the time of approval or conditional approval of the development or within 90 days after the date of
the imposition of the fees, dedications, reservations or exactions imposed on the development
project.
Upon conditional approval of Tentative Parcel Map No.2006-36 for Condominium Purposes,dated
September 12, 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 defined per the legal description on Tentative
Parcel Map 2006-12 dated September 12, 2006.
PLAN CONSISTENCY
2. The subject site is located within the jurisdiction of the Central Area Community Plan,
Central Business District Redevelopment Plan and the 2025 Fresno General Plan all of
which designate the subject site for Commercial Mixed Use Level 2 planned land uses.
Pursuant to Exhibit 8 of the Central Area Community Plan,the Commercial Mixed Use Level
2 planned land use designation is consistent with the existing C-4 (Central Trading) zone
district.
Conditions of Approval
Tentative Parcel Map No. 2006-36
October 17, 2006
Page 2
ZONING
3. Comply with provision of the State of California Government Code Sections §66410 -
§66499.58 SMA and the City FMC Chapter 12, Article 10 (Subdivision of Real Property).
4. Proposed Parcel "A" of Tentative Parcel Map No. 2006-36 dated September 12, 2006, is
consistent with the C-4 zone district.
MODIFICATIONS TO PROEPRTY DEVELOPMENT STANDARDS
5. Proposed parcels must be consistent with the C-4 zone district for the parcel map site in
terms of lot depth and area subject to approval of a special permit for a planned
development. All parcels must provide access to public street rights-of-way under a planned
development special permit.
6. Site Plan Review Application No. S-06-306 has been submitted requesting to establish
residential units within the existing Security Bank Building. Site Plan Review Application No.
S-06-306 was approved by the Planning and Development Department Director in October,
thereby authorizing the creation of the residential units for condominium purposes.
7. Submit draft copies of Covenants, Conditions and Restrictions/Owners Association
documents(CC&R's)for review and approval. Final,executed and notarized document are
to be located with the parcel map. CC&R's shall conform with the provisions of Section 12-
1026 of the FMC and address ingress, egress, sewer and water service maintenance and
access, fire protection, solid waste service, storm drainage, parking and landscaping as
follows:
i. Cross Access for ingress/egress
ii. Cross Drainage
iii. Covenant for Shared Parking
iv. Covenant to maintain sewer, water and all other utilities
V. Covenant for fire protection underground water supplies
vi. Covenant to maintain 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
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.
Conditions of Approval
Tentative Parcel Map No. 2006-36
October 17, 2006
Page 3
9. The proposed structure(s) on the site may be affected due to the location of the proposed
parcel lines. Compliance with the prevailing Uniform Building Code as it relates to exterior
wall protection, allowable area, etc. (as applicable to new parcel line locations) must be
demonstrated prior to final map submittal. Contact the Planning and Development
Department, Building and Safety Services Division at (559) 621-8200.
GENERAL CONDITIONS
10. All off-site and public improvements shall be constructed in accordance with the Public
Works Department Standards, Specifications and Policies. Engineered construction pians
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.
Conditions of Approval
Tentative Parcel Map No. 2006-36
October 17, 2006
Page 4
18. The subdivider shall dedicate and construct public easements to facilitate the construction of
curbs, gutters, sidewalks with street tree wells and irrigation systems (when applicable),
permanent pavement, street/safety lighting, bus bays, right turn lanes, bike lanes, bike
paths, multi-purpose trail,wheelchair ramps and public utilities in accordance with City plans,
ordinances, resolutions and policies, and the Standard Specifications of the Public Works
Department within the limits of the parcel map.
19. Existing improvements that are not to the planned alignment shall be removed and required
improvements installed to the new street alignment and grade. Existing improvements to
remain in place shall be repaired if determined to be damaged and/or off grade by the City
Engineer. Existing driveway approaches not identified for current or future utilization shall be
removed and sidewalk(when applicable),curb and gutter shall be installed to match existing
or proposed street line and grade as determined by the City Engineer.
20. A minimum four foot wide clear path of travel is required along the public sidewalk on all
frontages of the property as required by Title 24 of the California Administration Code as
determined by the City Engineer. An on-site pedestrian easement and construction of a path
may be required if Title 24 provisions cannot be met within the public rights-of-way. All such
public easements shall be identified and dedicated with the processing and recordation of
the Final Parcel Map and/or at the time of Special Permit review for the proposed
development of the parcel(s).
21. All required signing and striping shall be done and paid for by the developer/owner. The
signing and striping plans shall be done per the current CalTrans standards and shall be
submitted as a part of the street construction plans for this tentative map to the Public Works
Department for review and approval.
22. The subdivider may either construct the required off-site improvements,when required,prior
to the approval of the final parcel map; or enter into an agreement with the City of Fresno
providing for the construction of the required improvements and sufficient security prior to
the approval of the final parcel map.
SPECIFIC CONDITIONS
FIRE SERVICE
23. The Fresno Fire Department has no requirements at this time for Tentative Tract Map No.
2006-36.
STREETS AND RIGHTS-OF-WAY
Fulton Mall, Mariposa Mall& Federal Alley
24. Repair or replace all existing damaged off-grade offsite concrete improvements as
determined by the City of Fresno Public Works Department, Construction Management
Division (559) 621-5500.
Conditions of Approval
Tentative Parcel Map No. 2006-36
October 17, 2006
Page 5
25. Comply with the Department of Public Works memorandum dated October 12, 2006.
Sanitary Sewer Service
26. The proposed map poses no adverse sanitary sewer impacts.
Water Service
27. The proposed map poses no adverse water impacts.
FLOOD CONTROL AND DRAINAGE
28. 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 September 19, 2006.
DEVELOPMENT FEES AND CHARGES
This project is subject to the following development fees and charges:
Fresno Metropolitan Flood Control District FEE/RATE
a. Metropolitan Flood Control District Fee $4.295.00
SEWER CONNECTION CHARGES
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 N/A
Service Area:
e. Wastewater Facilities Charge $2,119/living unit
f. House Branch Sewer Charge♦ N/A
WATER CONNECTION CHARGES FEE RATE
g. 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.
Conditions of Approval
Tentative Parcel Map No. 2006-36
October 17, 2006
Page 6
h. Frontage Charge* $6.50/lineal foot
i. Transmission Grid Main Charge* $804/net acre
(parcels under 5 gross acres)
j. Transmission Grid Main $304/net acre
Bond Debt Service Charge (parcels under 5 gross acres)
k. UGM Water Supply Feev N/A
Service Area:
I. Well Head Treatment Feev N/A
Service Area:
m. Recharge Feev N/A
Service Area:
n. 1994 Bond Debt Service* N/A
Service Area:
DEVELOPMENT IMPACT FEE FEE RATE
o. Fire Facilities Impact Fee - Citywide*" $539/living unit t
p. Park Facility Impact Fee - Citywide*** $3398/living unit t
q. Quimby Parkland Dedication Feev*` N/A
r. Police Facilities Impact Fee -Citywide*** $624/living unit t
s. Traffic Signal Charge* $414.69/living unit t
URBAN GROWTH MANAGEMENT FEE RATE
t. Major Street Charge* N/A
Service Area:
u. Major Street Bridge Charge* N/A
Service Area:
v. UGM Grade Separation Fee* N/A
Service Area:
w. UGM Trunk Sewer Charge* N/A
Service Area:
Conditions of Approval
Tentative Parcel Map No. 2006-36
October 17, 2006
Page 7
x. Street Acquisition/Construction Charger N/A
Notes:
This amount if paid is creditable against the Park Facility Impact Fee..
Fee applicable to all maps accepted for filing after August 30,2005
4 Due at time of development
* Deferrable through Fee Deferral Covenant.
T Due at time of subdivision.
t Inner-City adjustment applicable..
KAMaster Files-Parcel Maps\Parcel Maps 2006\TPM 2006-36&S-06-306 --R.W.Greenwood--PB\Conditions of Approval\Conditions of Approval
TPM No.2006-36.doc
City of
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PLANNING AND DEVELOPMENT DEPARTMENT
DATE: October 17, 2006
TO: NICK P. YOVINO, Director
Planning and Development Department
THROUGH: GILBERT J. HARD, Planning Manager'
Planning Division
FROM: PAUL BERNAL, Planner III
Planning Division
SUBJECT: REQUIRED FINDINGS AND APPROVAL OF TENTATIVE PARCEL MAP
NO. 2006-36, WHICH PROPOSES TO CREATE A ONE LOT PARCEL MAP FOR
CONDOMINIUM PURPOSES LOCATED ON THE SOUTHEAST CORNER OF THE
FULTON AND MARIPOSA MALLS (I.E. SECURITY BANK BUILDING).
(APN: 466-172-12)
BACKGROUND
Tentative Parcel Map No.2006-36 filed by R.W.Greenwood Associates,on behalf of Saundra King,
and accepted for processing on September 12, 2006, proposes to create a one lot parcel map for
condominium purposes for approximately 0.41 acre of property located on the southeast corner of
the Fulton and Mariposa Malls. The one common lot subdivision would allow for the sale of the
individual airspace to individual buyers and would require that all buyers of residential airspace
share in common ownership of all buildings, vehicular drive aisle, open space, walls, etc., on the
entire site. The subject site is located within the jurisdiction of the Central Area Community Plan,
Central Business Redevelopment Plan Area and the 2025 Fresno General Plan. All three plans
designate the subject site for Mixed Use Level 2 planned land uses. Pursuant to Exhibit No.8 of the
Central Area Community Plan,the planned land use designation of Commercial Mixed Use Level 2
is consistent with the existing C-4 (Central Trading) zone district.
In addition to filing the parcel map, the applicant has also submitted Site Plan Review Application
No. S-06-306. The site plan review application is a request to establish "multiple dwellings" as
allowed in the C-4 zone district pursuant to Section 12-220.1.B.21 of the Fresno Municipal Code
(FMC). The applicant has indicated that Floors 11 thru 16 will be converted from offices to
residential units while the remaining floors are to be determined. It is noted that Tentative Parcel
Map No. 2006-12 is proposing to create parcels that deviate from the property development
standards of the C-4 zone district given that the proposed parcel does not abut a public street or
right-of-way. Pursuant to Section 12-407.5 of the 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-06-306).
Furthermore, pursuant to Government Code Section§66426(Subdivision Map Act[SMA])a parcel
map that proposes to create five or more condominiums can not be processed if dedications and
improvements are required. Staff verified that dedications and improvements were not required
thereby allowing staff to process the tentative parcel map.
Tentative Parcel Map No. 2006-36
October 17, 2006
Page 2
Approval of a vesting tentative parcel map is subject to the Planning and Development Department
Director finding the map is consistent with the officially adopted plans and policies of the City of
Fresno. Staff has reviewed the proposed design and improvement of Tentative Parcel Map No.
2006-36 and has determined that the map is consistent with adopted policies as described below
REQUIRED FINDINGS
The initial study prepared for Environmental Assessment No.TPM No.2006-36 considered potential
environmental impacts associated with the vesting tentative parcel map. Environmental
Assessment No. TPM No. 2006-36, resulting in a Class 32 Categorical Exemption (Section
15332/Infill Development)was filed on October 17,2005 with the City Clerk. Staff determined that a
Class 32 Categorical Exemption was appropriate given that the proposed project is located within
the C-4 zone district,which is consistent with the general plan land use designation of commercial
mixed use level 2; the project occurs within the city limits and on less than five acres, the site is
serviced by all utilities,the approval of the project would not result in any significant effects on traffic,
noise, air pollution or water quality and the site has no value for endangered, rare or threatened
species.
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 Central Area Community Plan, Central Business Redevelopment Plan Area and the
2025 Fresno General Plan which designate the site for commercial mixed use level 2
planned land uses which is consistent with the C-4 zone district as identified in Exhibit No.8
of the Central Area Community 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.
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.
Tentative Parcel Map No. 2006-36
October 17, 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. 2006-36 dated September 12, 2006, is consistent with the
applicable plans and policies of the City of Fresno.
2. The Planning and Development Director hereby grants approval of Tentative Parcel Map No.
2006-36 dated September 12,2006,subject to the conditions of approval dated October 17,
2006, and to become effective on October-a, 2006.
k P. Yovino, Director Date
KAMaster Files-Parcel Maps\Parcel Maps 2006\TPM 2006-36&S-06-306 —R.W.Greenwood--PB\Director Memorandum\Director Memorandum
TPM-2006-36.doc
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REDEVELOPMENT AGENCY OF THE CITY OF FRESNO
Date: 09-20-06
Agency Review For: Tentative Parcel Map No. 2006-36
Disposition Recommendation: Approved
Reviewed by: Lupe Perez, Senior Project Coordinator Phone: 621-7612
Redevelopment Plan Area:
Project is located in the Central Business District Redevelopment Plan (Council Ordinance 98-45
adopted July 6, 1998.)
Comments/Conditions:
Staff has reviewed the subject Tentative Parcel Map for conformity with the above referenced
Redevelopment Plan. The property is located at 1060 Fulton Mall (APN#466-172-12), and is the
former Security Pacific building, which was built in 1924. The building is listed on Fresno's
Register of Historic Resources (#121).
The Applicant is proposing to create a one common lot residential subdivision for condominium
"Airspace" for floors 11 through 16 of the former Security Pacific Bank Building. Staff
recommends approval of this request. Thank you for the opportunity to review the proposed Site
Plan. Should you have any questions please do not hesitate to call our office, at the above
telephone number.
cc: Marlene Murphey, Executive Director
Jerry Freeman, Project Manager
File No.210.411
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
PUBLIC AGENCY DEVELOPER Eq
Mr. Gil Haro, Planning Manager SAUNDRA KING, PRESIDENT
Planning&Development Department FRESNO PACIFIC TOWERS, INC.
City of Fresno 1060 FULTON MALL, SUITE 916 3
2600 Fresno Street FRESNO, CA 93721
Fresno, CA 93721
MAP NO. 2006-036 PRELIMINARY FEE(S) (See below)
DRAINAGE AREA(S) " FF " " - " DRAINAGE AREA " FF " $4,295.00
DATE C111910(0 DRAINAGE AREA - it -
TOTAL FEE $4,295.00
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
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.
2006.036 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
FRESNO ME ,OPOLITAN FLOOD CONTROL L fRICT
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 remain as existing.
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.)
2006-036 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 3 of 4
X Appears to be located within a 500 year flood prone area as designated on the latest
Flood Insurance Rate Maps available to the District.
Does not appear to be located within a flood prone area.
6. The Federal Clean Water Act and the State General Permits for Storm Water Discharges 3
Associated with Construction and Industrial Activities (State General Permits) require developers
of construction projects disturbing one or more acres, and discharges associated with industrial
activity not otherwise exempt from National Pollutant Discharge Elimination System (NPDES)
permitting, to implement controls to reduce pollutants, prohibit the discharge of waters other than
storm water to the municipal storm drain system, and meet water quality standards. These
requirements apply both to pollutants generated during construction, and to those which may be
generated by operations at the development after construction.
a. Z
State General Permit for Storm Water Discharges Associated with Construction O
Activities, approved August 1999, (modified December 2002.) A State General
Construction Permit is required for all clearing, grading, and disturbances to the ground N
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
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.
2006-036 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.
�lirrr� i�
Gerald E. Lakema , Pro' ct ngineer: Mitzi M. Molina
District Engineer
C: R.W. GREENWOOD ASSOCIATES, INC.
2558 E. OLIVE AVE.
FRESNO, CA 93701
2006-036 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 2006-036
engr\perm it\exhibit2\city-tpm\2006\2006-036(mmm)
City of
DATE: October 12, 2006
TO: Will Tackett, Planner II
Development Department, Planning Division, Current 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 2006-36, Public Works Conditions of Approval
Location: At the southeast corner of Fulton and Mariposa Malls
Owner: Saundra King
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.
Construct or install the required improvements, or contact Gary Witzel at (559) 621-8725 to enter
into a bonded secured agreement for these improvements. This must be executed prior to
perfection of this parcel map.
General Conditions
• 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 within the limits of this map in accordance with
Fresno Municipal Code Section 12-1011 and Resolution No. 78-522/88-229.
Major Streets:
Fulton Mall, Mariposa Mall and Federal Allev:
1. Repair or replace all existing damaged off-grade offsite concrete improvements as determined
by the City of Fresno Public Works Department, Construction Management Division, (559) 621-
5500.
Page 1 of 1
TATRAFFIC ENGINEERING\Traffic Planning\Parcel Maps\TentPM200636 Fulton&Mariposa.doc
TENTATIVE PARCEL MAP NO. 2006-36
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
b. Lateral Sewer Charge* $0.10/sq. ft. (to 100' depth)
c. Oversize Charge* $0.05/sq. ft. (to 100' depth)
d. Trunk Sewer Charger N/A
Service Area:
e. Wastewater Facilities Charge* $2,119/living unit
f. House Branch Sewer Charger N/A
WATER CONNECTION CHARGES FEE RATE
g. 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.
h. Frontage Charge* $6.50/lineal foot
i. Transmission Grid Main Charge* $804/net acre (parcels under 5 gross
acres)
j. Transmission Grid Main Bond Debt Service Charge* $304/net acre (parcels under 5 gross
acres)
k. UGM Water Supply Feer N/A
Service Area:
I. Well Head Treatment Feer N/A
Service Area:
M. Recharge Feer NIA
Service Area:
n. 1994 Bond Debt Service* N/A
Service Area:
DEVELOPMENT IMPACT FEE FEE RATE
o. Fire Facilities Impact Fee - Citywide*** $539/living unit t
p. Park Facility Impact Fee - Citywide*** $3398/living unit t
q. *Quimby Parkland Dedication Feer** N/A
r. Police Facilities Impact Fee - Citywide*** $624/living unit t
s. Traffic Signal Charge* $414.69/living unit t
URBAN GROWTH MANAGEMENT FEE RATE
t. Major Street Charge* N/A
Service Area:
u. Major Street Bridge Charge* N/A
Service Area:
v. UGM Grade Separation Fee* N/A
Service Area:
w. UGM Trunk Sewer Charge* N/A
Service Area:
x. Street Acquisition/Construction Charger N/A
Notes:
*This amount if paid is creditable against the Park Facility Impact Fee.
** Fee applicable to all maps accepted for filing after August 30, 2005
IV Due at time of subdivision.
46 Due at time of development.
♦ Due at occupancy.
* Deferrable through Fee Deferral Covenant.
t Inner-City adjustment applicable.
Street Name Review
TPM-2006-36 9-21-06
Street Name Status Required Change
Van Ness Avenue Good
Fulton Mall Good
Mariposa Mall Good
Tulare Street Good
City of
IFR E-tea
DEPARTMENT OF PUBLIC UTILITIES
Date: September 15, 2006
To: WILL TACKETT, Planner I
Planning and Development Department, Advance Planning
From: CHRIS WEIBERT, Management Analyst II
Public Utilities Department, Administration
Subject: 5-06-306 is a request to convert floors 11 through 16 of the historic Security Pacific Bank
Building in downtown Fresno from office space to residential studio lofts. Floors 11 through 14
will be four separate studio lofts, each encompassing 1,010 to 1,235 square feet. Floor 15 will
include 2 studio loft areas and floor 16 will include the entire floor as a penthouse loft. Floor
plan drawings are pending in regards to floors 15 and 16. This project is specifically situated on
0.4 acres and is located between the Fulton Mall and Van Ness Avenue and between the
Mariposa Mall and Tulare Street. Please note that Parcel Map 2006-36,pages 1 through 8,
proposing for creation of one common lot residential subdivision for condominium airspace for
floors 11-16, are being routed under separate cover, however, is in connection with this project.
Environmental Comments
The project poses no significant adverse water impacts.
Page 1 of 1
CITY OF FRESNO
CATEGORICAL EXEMPTION
ENVIRONMENTAL ASSESSMENT NO. S-06-306frPM-2006-36
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: Fresno Pacific Towers, Inc.
Attention: Saundra King
1060 Fulton Mall, Suite 916
Fresno, California 93721
PROJECT LOCATION: Located on the southeast corner of the Fulton and Mariposa Malls.
PROJECT DESCRIPTION: Site Plan Review Application No. S-06-306 is a request to establish
Floors 11 thru 16 of the Security Pacific Bank building into residential
dwelling units while Tentative Parcel Map No. 2006-36 is a request to
subdivide the 0.41 acre site into a one lot condominium parcel map. The
proposed subdivision is consistent with the land use and circulation
elements of the 2025 General Plan, Central Area Community Plan and the
Central Business Redevelopment Plan Area.
This project is exempt under Section 15332 (Class 32Anfill Development) of the California
Environmental Quality Act (CEQA) Guidelines.
EXPLANATION: Section 15332 (Class 32Anfill Development) consist of projects
characterized as in-fill development meeting the conditions described in this
sections: (a)the project is consistent with the general plan designation and
policies as well as the applicable zoning designation and regulations.(b)the
proposed development occurs within the city limits on a project site of less
then five acres surrounded by urban uses. (c) the project site has no value
of habitat for endangered, rare, or threatened species. (d) approval of the
project would not result in any significant effects relating to traffic, noise,air
quality, or water quality. (e)the site can be adequately served by all utilities
and public services.
Date: October 12, 2006
Prepared By: Will Tackett, Plan r II n
Submitted by:
Gilbert J. Haro
o Planning Manager
o z City of Fresno
W = Planning and Development Department
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(559) 621-8277
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KAMuter Flea-Parcel Maps\Parcel Maps 2006\TPM 2006-36&S-06-306 --R.W.Greenwood—PB\Environmental Assessment\TPM-2006-36 Categorical Exemption Class
32.doc