HomeMy WebLinkAboutPM 2006-39 - Conditions of Approval - 4/17/2008 City of
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Planning & Development Department
2600 Fresno Street •Third Floor Nick P. Yovino
Fresno, California 93721-3604 Director
(559) 621-8277 FAX (559) 488-1020
January 12, 2007 Please reply to:
Paul Bernal
(559) 621-8073
Gary G. Giannetta
1119 "S" Street
Fresno, California 93721
SUBJECT: NOTICE OF APPROVAL OF VESTING TENTATIVE PARCEL MAP NO. 2006-39
DATED OCTOBER 30, 2006, PROPOSING A ONE THREE LOT PARCEL WITH
FOR PROPERTY LOCATED ON THE NORTHEAST CORNER OF WEST
BARSTOW AND NORTH GRANTLAND AVENUES.
(APN: 505-070-27, 28 & 29)
The City of Fresno Planning Division has completed its review of the subject parcel map dated
October 30, 2006. Pursuant to Section 12-1205 of the Fresno Municipal Code,this letter is written
to advise you that the Conditions of Approval dated December 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 January 29, 2007.
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.
Gary G. Giannetta
Vesting Tentative Parcel Map No. 2006-39
January 12, 2007
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 January 29, 2007, 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
C
Paul Berna Planner III
Planning and Development Department
Enclosures: Vesting Tentative Parcel Map No. 2006-39 dated October 30, 2006
Conditions of Approval dated December 28, 2006
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CITY OF FRESNO
PLANNING AND DEVELOPMENT DEPARTMENT
CONDITIONS OF APPROVAL
DECEMBER 28, 2006
VESTING TENTATIVE PARCEL MAP No. 2006-39
Located on the northeast corner of North Grantland and West Barstow Avenues
NOTICE TO PROJECT APPLICANT
All tentative maps are subject to the applicable provisions of the State Subdivision Map Act, Fresno
Municipal Code (FMC), City policies, and City of Fresno Standard Specifications. The following
specific conditions are applicable to this tentative map.
In accordance with the provisions of Government Code §§66020(d)(1), the imposition of fees,
dedications, reservations or exactions for this project are subject to protest by the project applicant
at the time of approval or conditional approval of the development or within 90 days after the date of
the imposition of the fees, dedications, reservations or exactions imposed on the development
project.
Upon conditional approval of Vesting Tentative Parcel Map No. 2006-39, dated October 30, 2006,
the subdivider may prepare a Final Parcel Map in accordance with the approved vesting tentative
parcel map. Note that a final parcel map may not be filed until the appeal period has expired.
Should an appeal be filed pursuant to Section 12-1207 of the FMC,the application will be scheduled
to be heard before the City of Fresno Planning Commission. The appellant may withdraw their
appeal pursuant to Section 12-1207.2 of the FMC.
Concurrent with the filing of a.final map and when the provisions of Section 66436 of the Subdivision
Map Act apply,the subdivider is responsible to send, by certified mail, a sketch of the proposed final
map, together with a copy of SMA Section 66436(a)(3)(A),to any public entity or public utility which
has previously acquired a right-of-way easement.
LEGAL STATUS OF SITE TO BE SUBDIVIDED
1. The parcel map site was legally created as Parcel 1, 2 and 3 of Parcel Map No. 2159, in the
County of Fresno, State of California, according to the map thereof recorded in Book 17,
Page 26 of Parcel Maps.
Excepting therefrom all that portion thereof lying within the boundary of Tract No. 5457,
recorded in Book 75 Pages 60 and 61 of Plats, Fresno County Records.
PLAN CONSISTENCY
2. The subject site is located within the jurisdiction of the West Area Community Plan and the
2025 Fresno General Plan designate the subject site for development with neighborhood
commercial planned land uses (per Resolution No. 2004-226) which is consistent with the
C-1/UGM/cz(Neighborhood Shopping Center/Urban Growth Management/with conditions of
zoning) zone district as identified in Table 2 of the 2025 Fresno General Plan and applied
within a.11 community plans.
Conditions of Approval
Vesting Tentative Parcel Map No. 2006-39
December 28, 2006
Page 2
ZONING
3. Rezone Application No. R-03-83 reclassified the subject site from R-R (Rural Residential
[Fresno County])zone district to the C-1/UGM/cz(per Ordinance No. 2004-61)zone district.
4. 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).
5. Proposed Parcels"A"and "B"are consistent with the C-1/UGM/cz zone district in terms of lot
area, depth and width. Furthermore, all proposed parcels abut a public right-of-way.
6. A cross access covenant is required for Vesting Tentative Parcel Map No.2006-39. Remit a
fee in the amount of $250.00 and a current title report to the Planning and Development
Department, Planning Division, for the covenant preparation.
CONDITIONS OF ZONING
7. The conditions of zoning were adopted by the Fresno City Council on June 29, 2004, per
Ordinance No. 2004-61. The following is a list of the conditions of zoning which currently
exist on the subject property:
I. Development of the subject property(issuance of building permit or recordation of final
tract map as provided by the Fresno Municipal Code[FMC]) shall be subject to the
payment of the most currently proposed updated major street intersection traffic
signalization fee and participation in the Herndon Avenue/Golden State Boulevard
intersection improvements(estimated construction costis$2,990,000.00 with a UGM
credit of$250,000 available therefore the mitigation shall be based on $2,740,000).
The pro-rata fairshare impact of this project(Tract No. 5427)to this intersection is 3%
and therefore this tract shall pay $82,200. The geometry of said intersection shall
have dual lefts, two thru lanes, and a dedicated right turn lane for all four legs.
This condition has been satisfied with the recording of the first phase of Tract Map No.5247.
STREET NAME
8. The following street names shall be corrected on Vesting Tentative Parcel Map No.2006-39:
Street Name Status Required Change
"Blank" (Siding onto Lot 65 of Add West Wrenwood Lane
Tract No. 5457)
"Blank" (Siding onto Lot 1 of Add North Sycamore Avenue
Tract No. 5457)
Conditions of Approval
Vesting Tentative Parcel Map No. 2006-39
December 28, 2006
Page 3
GENERAL CONDITIONS
9. 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.
10. 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.
11. 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 of the FMC, Resolution No.78-522/88-229, and the policies of
the Public Works Department.
12. 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.
13. 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.
14. 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.
15. 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.
16. 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
Vesting Tentative Parcel Map No. 2006-39
December 28, 2006
Page 4
17. 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.
18. 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.
19. 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).
20. 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.
21. 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
22. The Fresno Fire Department has no requirements of Vesting Tentative Parcel Map No.
2006-39.
STREETS AND RIGHTS-OF-WAY
West Barstow Avenue (Collector):
23. Dedicate 47 to 55 feet of property, measured from section and center line,for public street
purposes within the limit of this map, transition to match existing Tract Map No. 5457.
Conditions of Approval
Vesting Tentative Parcel Map No. 2006-39
December 28, 2006
Page 5
24. Dedicate a corner cut for public street purposes at the intersection of North Grantland
Avenue and West Barstow Avenue for a standard curb ramp.
25. Construct concrete curb and gutter, built to an eight foot pattern, in accordance with Public
Works Standard P-5.
26. Construct a 150 foot right turn lane, transition to existing curb and gutter.
27. Construct 20 feet of permanent asphalt concrete paving, from face of curb, in accordance
with Public Works Standard P-50.
28. Construct an underground street lighting system (one light)in accordance with Public Works
Standard E-1 within the limits of this map. Spacing and design shall conform to Public
Works Standard E-8 for Collector Streets.
North Grantland Avenue (Arterial):
29. Dedicate 55 to 57 feet of property, measured from section line, for public street purposes
within the limit of this map.
30. Construct concrete curb and gutter, built to a 10 foot pattern, in accordance with Public
Works Standard P-5.
31. Dedicate two feet of property for public pedestrian easement purposes, within the limits of
this map for current ADA standards.
32. Construct an 80 foot bus bay curb and gutter, on the east side of North Grantland Avenue
just north of West Barstow Avenue,to Public Works Standard P-73,(complete with a 10 foot
monolithic sidewalk).
33. Construct 20 feet of permanent asphalt concrete paving, from face of curb, in accordance
with Public Works Standard P-50.
34. Construct an underground street lighting system (four lights and one safety light) in
accordance with Public Works Standard E-1 within the limits of this map. Spacing and
design shall conform to Public Works Standard E-7 for Arterial Streets.
35. Comply with Public Works Department, Engineering Division memorandum dated January
12, 2007.
Sanitary Sewer Service
36. Separate sewer house branches are required for each lot.
37. Abandon all existing on-site private sanitary septic tanks.
Conditions of Approval
Vesting Tentative Parcel Map No. 2006-39
December 28, 2006
Page 6
38. Comply with the Department of Public Utilities, Planning and Engineering memorandum
dated November 1, 2006.
Sanitary Sewer Fees
39. The following Sewer Connection Charges are due and shall be paid for the Project:
I. Sewer Lateral Charge
II. Oversize Sewer Charge
III. Trunk Sewer Charge
IV. Sewer Facility Charge
Water Service
40. Separate services with meter boxes shall be provided to each parcel.
41. 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.
42. Two independent source of water, meeting Federal and State Drinking Water Act Standards,
are required to serve the development including any subsequent phases thereof. The two-
source requirement may be accomplished through a combination of water main extensions,
construction of supply wells, or other acceptable sources of water supply approved by the
Water Systems Manager.
43. All public water facilities shall be constructed in accordance with Public Works Department
standards, specifications and policies.
PACIFIC GAS AND ELECTRIC COMPANY (PG&E)
44. Comply with PG&E's letter dated November 6, 2006.
FLOOD CONTROL AND DRAINAGE
45. 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 November 17, 2006.
DEPARTMENT OF TRANSPORTATION (CALTRANS)
46. Comply with Caltrans letter dated November 7, 2006.
Conditions of Approval
Vesting Tentalive Parcel Map No. 2006-39
December 28, 2006
Page 7
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 $9,603.00
SEWER CONNECTION CHARGES FEE RATE
b. Lateral Sewer Charge► $0.10/sq. ft. (to 100' depth)
c. Oversize Charge► $0.05/sq. ft. (to 100' depth)
d. Trunk Sewer Charge S.T.E.P.
Service Area: Grantland
e. Wastewater Facilities Charge S.T.E.P.♦
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.
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 $304/net acre
Debt Service Charge► (parcels under 5 gross acres)
k. UGM Water Supply Feev $407/living unit equivalent*
Service Area: 201s
I. Well Head Treatment Feev $0/living unit equivalent'
Service Area: 201
m. Recharge Feev $0/living unit equivalent'
Service Area: 201
Conditions of Approval
Vesting Tentative Parcel Map No. 2006-39
December 28, 2006
Page 8
n. 1994 Bond Debt Service* $0/living unit equivalent*
Service Area: 201
DEVELOPMENT IMPACT FEE FEE RATE
o. Fire Facilities Impact Fee - Citywide$** $236/1000sq.ft t
p. Park Facility Impact Fee - Citywide$** N/A
q. Quimby Parkland Dedication Feer** N/A
r. Police Facilities Impact Fee - Citywide$** $665/1000sq.ft t
s. Traffic Signal Charge* $1.78/sq.ft t
URBAN GROWTH MANAGEMENT FEE RATE
t. Major Street Charge* $3531/adj. acre
Service Area: E-4
u. Major Street Bridge Charge* $196/adj. acre
Service Area: E-4
v. UGM Grade Separation Fee* N/A
Service Area: E-4-A
w. UGM Trunk Sewer Charge* N/A
Service Area:
x. Street Acquisition/Construction Charger N/A
Notes:
*Living Unit Equivalents are calculated by multiplying the number of Net Acres by 5.8 Living Unit Equivalents for commercial or 3.0 Living
Unit Equivalents for industrial to arrive at the total number of Living Unit Equivalents.
"Fee applicable to all maps accepted for filing after August 30,2005
♦ Upon occupancy of the project,the subdivider shall pay the appropriate sewer facility charge pursuant to the Simple Tiered Equity
Program(STEP)as determined by the Department of Public Utilities,Wastewater Division,Environmental Services Section(559-621-
5153).
4. Due at time of development
A► Deferrable through Fee Deferral Covenant.
V Due at time of subdivision.
$ Due at occupancy.
t Building areas to be calculated to the nearest square foot. Traffic Signal Fee is subject to review and conditions of approval from
Transportation Planning through the entitlement review process based on Average Daily Trips of the proposed project.
K:\Master Files-Parcel Maps\Parcel Maps 2006\TPM 2006-39--Gary Giannetta—PB\Conditions of Approval\Conditions of Approval TPM No.2006-
39.doc
City of
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PLANNING AND DEVELOPMENT DEPARTMENT
DATE: December 28, 2006
TO: NICK P. YOVINO, Director
Planning and Development Department
THROUGH: GILBERT J. HARD, Planning Manage
Planning Division
FROM: PAUL BERNAL, Planner
Planning Division
SUBJECT: REQUIRED FINDINGS AND APPROVAL OF VESTING TENTATIVE PARCEL MAP
NO. 2006-39, WHICH PROPOSES TO CREATE A TWO LOT PARCEL MAP FOR
APPROXIMATELY FOUR ACRES OF PROPERTY LOCATED ON THE NORTHEAST
CORNER OF NORTH GRANTLAND AND WEST BARSTOW AVENUES
(APN: 505-281-16, 17, 18)
BACKGROUND
Vesting Tentative Parcel Map No. 2006-39, dated October 30, 2006, proposes to create a two lot
parcel map for approximately four acres of property located on the northeast corner of North
Grantland and West Barstow Avenues. It is noted that the applicant filed and was granted approval
of Plan Amendment Application No. A-03-21 and Rezone Application No. R-03-83 proposing to
amend the 2025 Fresno General Plan and West Area Community Plan from the public facility
planned land use designation to the neighborhood commercial planned land use designation. The
rezone application reclassified the subject site from the R-R (Rural Residential[Fresno County])
zone district to the C-1/UGM/cz(Neighborhood Shopping Center/Urban Growth Management/with
conditions of zoning) zone district. On June 29, 2004, the City Council considered the plan
amendment and rezone applications. During their hearing, the Council approved the plan
amendment and rezone applications subject to the condition of zoning that requires any
development of the subject property to pay the most current updated major street intersection traffic
signalization fee and participate in the Herndon Avenue/Golden State Boulevard intersection
improvements (see Ordinance No. 2004-61).
If approved, the subject parcel map will facilitate the development of the subject site as a
neighborhood shopping center. The proposed parcels all meet the property development standards
of the C-1 zone district as identified in Section 12-217.5 of the Fresno Municipal Code (FMC).
Furthermore all two proposed parcels abut a public right-of-way (i.e., North Grantland and West
Barstow Avenues) and will be required to dedicate and improve both streets. These conditions as
well as conditions from other responding agencies have been incorporated into the conditions of
approval for Vesting Tentative Parcel Map No. 2006-39 dated December 28, 2006.
REQUIRED FINDINGS
The initial study prepared for Environmental Assessment No.TPM No.2006-39 considered potential
environmental impacts associated with the vesting tentative parcel map. The environmental
assessment resulted in a Class 15 Categorical Exemption (Section 15315/Minor Land Division of
Vesting Tentative Parcel Map No. 2006-39
December 28, 2006
Page 2
the California Environmental Quality Act), was filed on December 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 C-1/UGM/cz zone district, which is consistent with the general plan land use
designation of neighborhood commercial; 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 2025 General Plan and the West Area Community Plan which designate the subject
property for neighborhood commercial planned land uses which is consistent with the
C-1/UGM/cz zone district.
2. The site is physically suitable for the proposed type and density of development because of
the flat terrain of the site and adequate access and drainage on and off the site.
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 was used for agricultural purposes and does 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 public easements within or through the
site because conditions of approval will assure noninterference with any existing or
proposed public easements.
Staff, based on its own analysis, has determined that the parcel map, subject to the recommended
conditions of approval, otherwise complies with the design and property development standards of
the Zoning Ordinance and local Parcel Map Ordinance and recommends the approval of the parcel
map.
Vesting Tentative Parcel Map No. 2006-39
December 28, 2006
Page 3
DIRECTOR DETERMINATION
1. Based upon the above analysis,the Planning and Development Director finds that Vesting
Tentative Parcel Map No. 2006-39 dated October 30, 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. 2006-39 dated December 28, 2006, subject to the conditions of approval dated
December 28, 2006, and to become effective on January_, 2007.
/
~ k ovino, Director Date
KAMaster Files-Parcel Maps\Parcel Maps 2006\TPM 2006-39--Gary Giannetta--PB\Director Memorandum\Director Memorandum.doc
DATE: January 12, 2007
TO: Paul Bernal, Planner III
Development Department, Planning Division, Curt 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 2006-39, Public Works Conditions of Approval
Location: Northeast corner of North Grantland Avenue and West Barstow Ave.
Owner: Grantland Avenue, LLC
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
• Submittal of engineered construction plans to the Planning and Development Department for
approval must be made prior to the final map.
• All required signing and striping shall be installed and paid for by the developer/owner. The
signing and striping plans shall comply with the current Caltrans standards and be submitted as
a part of the street improvement plans.
• Additional offsite improvements will be required at the time of future site plan review.
• Curb ramps are required at all corners within the limits of this parcel map.
• Underground all existing offsite overhead utilities with the limits of this map in accordance with
Fresno Municipal Code Section 12-1011 and Resolution No. 78-522/88-229. (parcel 10 acres or
less only)
Major Streets:
West Barstow Avenue: Collector
1. Dedicate 47'-55' of property, measured from section & center line, for public street purposes within
the limits of this map, transition to match existing, Tr. 5457.
Page 1 of 2
T:\TRAFFIC ENGINEERING\Traffic Planning\Parcel Maps\CONDITIONS OF APPROVAL FOR PARCEL MAPS\TentPM200639 Grantland&
Barstow.doc
2. Dedicate a corner cut for public street purposes at the intersection of North Grantland Avenue and
West Barstow Avenue for a standard curb ramp.
3. Construct concrete curb and gutter, built to a 8' pattern, in accordance with Public Works Standard
P-5.
4. Construct a 150' right turn lane, transition to existing curb and gutter.
5. Construct 20' of permanent asphalt concrete paving, from face of curb, in accordance with Public
Works Standard P-50.
6. Construct an underground street lighting system (1 light) in accordance with Public Works Standard
E-1 within the limits of this map. Spacing and design shall conform to Public Works Standard E-8
for Collector Streets.
North Grantland Avenue: Arterial
1. Dedicate 55' - 57" of property, measured from section line, for public street purposes within the
limits of this map.
2. Construct concrete curb and gutter, built to a 10' pattern, in accordance with Public Works Standard
P-5.
3. Dedicate 2' of property for public pedestrian easement purposes, within the limits of this map for
current ADA standards.
4. Construct an 80' bus bay curb and gutter, on the east side of North Grantland Avenue just north of
West Barstow Avenue, to Public Works Standard P-73, (complete with a 10' monolithic sidewalk).
5. Construct 20' of permanent asphalt concrete paving, from face of curb, in accordance with Public
Works Standard P-50.
6. Construct an underground street lighting system (4 lights & 1 safety light) in accordance with Public
Works Standard E-1 within the limits of this map. Spacing and design shall conform to Public
Works Standard E-7 for Arterial Streets.
Page 2 of 2
T:\TRAFFIC ENGINEERING\Traffic Planning\Parcel Maps\CONDITIONS OF APPROVAL FOR PARCEL MAPS\TentPM200639 Grantland&
Barstow.doc
rib&J��
r *4%
DEPARTMENT OF PUBLIC UTILITIES
Date: November 1, 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-2006-39
General
PM-2006-39 proposes approximately 3.39 acres of property located on the northeast corner of North
Grantland and West Barstow 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 a 60-inch sewer main located in North
Grantland Avenue. Sanitary sewer facilities will be available to provide service to the site subject to the
following requirements:
1. Separate sewer house branches are required for each lot.
2. Abandon all existing on-site private sanitary septic systems.
3. The project developer should contact Wastewater Management Division/Environmental Services
(559) 621-5100 regarding conditions of service for special users.
Sanitary Sewer Fees
The following Sewer Connection Charges are due and shall be paid for the Project:
1. Sewer Lateral Charge
2. Oversize Sewer Charge
3. Trunk Sewer Charge
4. Sewer Facility Charge
City of
-j IINV
WA TER DIVISION
Date: November 1, 2006
To: DOUG HECKER, Supervising Engineering Technician
Department of Public Utilities, Administration
Through: NEIL MONTGOMERY, Chief Engineering Technicia4*t'
Department of Public Utilities, Water Division
From: ANITA LUERA, Senior Engineering Technician
Department of Public Utilities, Water Division
Subject: WATER REQUIREMENTS FOR TENTATIVE PARCEL MAP NO. 2006-39
The following conditions are required to provide water service to the development.
1. Separate services with meter boxes shall be provided to each parcel.
2. Seal and abandon existing on-site well(s) in compliance with the State of California Well
Standards, Bulletin 74-90 or current revisions issued by California Department of Water
Resources and City of Fresno standards.
3. Two independent sources of water, meeting Federal and State Drinking Water Act
Standards, are required to serve the development including any subsequent phases
thereof. The two-source requirement may be accomplished through a combination of
water main extensions, construction of supply wells, or other acceptable sources of water
supply approved by the Water Systems Manager.
4. All public water facilities shall be constructed in accordance with Public Works
Department standards, specifications, and policies.
TAPROJM\MECTondWons of Approval\PM 2006-20 110106.doc
File No. 2 10.41 1
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
PUBLIC AGENCY DEVELOPER
Mr. Gil Haro, Planning Manager GRANTLAND AVENUE, LLC.
Planning & Development Department 1396 W. HERNDON AVE. STE 101
City of Fresno FRESNO, CA. 93711
2600 Fresno Street -
Fresno, CA 93721
MAP NO. 2006-039 PRELIMINARY FEE(S) (See below)
DRAINAGE AREA(S) " EM - DRAINAGE AREA it EM it $9,603.00
DATE lTl� o DRAINAGE AREA - -
TOTAL FEE $9,603.00
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
indicated above is based on the tentative map. Contact the FMFCD project engineer prior to
approval of the final map for the fee. O
Considerations which may affect the fee obligation(s) or the timing or form of fee payment:
1
a) Fees related to undeveloped or phased portions of the project may be deferrable. O
b) Fees may be calculated based on the actual percentage of runoff if different than that
typical for the zone district under which the development is being undertaken and if
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.
2006-039 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
FRESNO M' ROPOLITAN FLOOD CONTROL . ,TRICT
NOTICE OF REQUIREMENTS
Page 2 of 4
e) When the actual costs incurred in constructing Master Plan facilities exceeds the
drainage fee obligation, reimbursement will be made for the excess costs from
future fees collected by the District from other development.
Approval of this development shall be conditioned upon compliance with these District
Requirements.
1. X a. Drainage from the site shall be directed to Grantland Avenue.
b. Grading and drainage patterns shall be as identified on Exhibit No. 1 // 2
C. The grading and drainage patterns shown on the site plan conform to the
adopted Storm Drainage and Flood Control Master Plan.
2. The proposed development shall construct and/or dedicate Storm Drainage and Flood Control
Master Plan facilities located within the development or necessitated by any off-site
improvements required by the approving agency:
Developer shall construct facilities as shown on Exhibit No. 1 as "Master Plan
Facilities to be constructed by Developer".
X None required.
3. The following final improvement plans shall be submitted to the District for review prior to
final development approval:
X Grading Plan Storm Drain Plan Final Map
X 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.)
2006-039 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 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 Z
in permit compliance, and complete an annual certification of compliance.
O
b. State General Permit for Storm Water Discharges Associated with Industrial Activities,
April, 1997 (available at the District Office.) A State General Industrial Permit is
required for specific types of industries described in the NPDES regulations or by
Standard Industrial Classification (SIC) code. The following categories of industries
are generally required to secure an industrial permit: manufacturing; trucking;
recycling; and waste and hazardous waste management. Specific exemptions exist for
manufacturing activities which occur entirely indoors. Permittees are required to:
submit a Notice of Intent to be covered and must pay a permit fee to the State Water
Resources Control Board, develop and implement a storm water pollution prevention
plan, eliminate non-storm water discharges, conduct routine site inspections, train
employees in permit compliance, sample storm water runoff and test it for pollutant
indicators, and annually submit a report to the State Board.
2006-039 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
FRESNO ME i'ROPOLITAN 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.
X<2 /��_ -` — e�
erald E. Lakema , Proj ct ngineer: Mitzi M. Molina
District Engineer
C: GARY GIANNETTA
1119 "S" STREET
FRESNO, CA. 93721
2006-039 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 2006-039
engr\permit\exhibit2\city-tpm\2006\2006-039(m m m)
C jfi, ras.397J
F!,-,vtr;C Ct?IJ":aeRv
— — LAUD HEIVICES
650"0"Street, Bag#23
_ Fresno, CA 93760-0001
November 6, 2006
Development Department
Engineering Services Division
Land Division Section
2600 Fresno Street, Room 3043
Fresno, CA. 93721-3604
Attn: Paul Bernal -
Dear Paul Bernal,
We have received your request for comments notice for the Tentative Parcel Map No.
2006-39
OUR FILE. Gas Transmission DFM Line- Line 118
Thank you for the opportunity to review and comment on the Tentative Parcel Map No.
2006-39. Pacific Gas and Electric Company (PG&E) owns and operates a high
pressure gas transmission line located within the proposed project's boundaries. To
promote the safe and reliable maintenance and operation of utility facilities, the
California Public Utilities Commission (CPUC) has mandated specific clearance
requirements between utility facilities and surrounding objects or construction activities.
To ensure compliance with these standards, project proponents should coordinate with
PG&E early in the development of their project plans. Any proposed development
plans should provide for unrestricted utility access and prevent easement
encroachments that might impair the safe and reliable maintenance and operation of
PG&E's facilities.
It is imperative that PG&E review the street improvement plans prior to any
construction activity proposed over the high pressure gas line. The plans must verify
the location and depth of the existing gas line. PG&E requires a minimum of 3.0 feet
of cover over the top of the gas line at final-grade.
Use of certain types of equipment during construction activity.over the gas line may
be limited based upon acceptable wheel load requirements.
Developers will be responsible for the costs associated with the relocation of
existing PG&E facilities to accommodate their proposed development.
Because facility relocation's require long lead times and are not always
feasible, developers should be encouraged to consult with PG&E as early in
their planning stages as possible.
Expansion of distribution and transmission lines and related facilities are a
necessary consequence of growth and development. In addition to adding new
distribution feeders, the range of electric system improvements needed to
accommodate growth may include upgrading existing substation and transmission
line equipment, expanding existing substations to their ultimate buildout capacity,
and building new substations and interconnecting transmission lines. Corriparable
upgrades or additions needed to accommodate additional load on the gas system
could include facilities such as regulator stations, odorizer stations, valve lots,
distribution and transmission lines.
PG&E remains committed to working with the City of Fresno to provide timely,
reliable and cost effective gas and electric service. Please contact me at 263-5167 if
you have any questions regarding our comments. We would also appreciate being
copied on future correspondence regarding this development. -
R
Land Agent
STA';E OF CALIFORNIA—BUSINESS.TRANSPORT 'N AND HOUSING AGENCY ARNOLD SCHWARZENEGGER Governor
DEPARTMENT OF TRANSPORTATION
1352 WEST OLIVE AVENUE d
P.O. BOX 12616
FRESNO,CA 93778-2616
PHONE (559)445-6666 Flex your power!
FAX (559)488-4088 Be energy efficient!
TTY (559)488-4066
November 7, 2006
s 0 213 1-IGR/CEQA
6-FRE-99-29+/-
TPM 2006-39
(A-03-21, R-03-83, C-04-042,
T-5247, C-04-185, C-04-267 & 5357)
GRANVILLE HOMES
Mr. Paul-Bernal
City of Fresno Development Department
2600 Fresno Street, Room 3043
Fresno, CA 93721
Dear Mr. Bernal:
We have reviewed the proposed tentative parcel map for the La Ventana development located on
the northeast corner of North Grantland and West Bullard Avenues. The map is for two parcels
to be utilized as a commercial center with a gas station and drive-through restaurant. This is a
portion of a much larger project consisting of a neighborhood shopping center and 532 single-
family residential units. Caltrans has the following comments:
At the plan amendment/rezone stage of this development, Caltrans reached agreement with the
applicant on mitigation to the State Highway System. The applicant has agreed to pay Caltrans-
the
altransthe project's pro-rata fair share of$36,025.50 for improvements to mitigate for impacts to the
State Route 99/Herndon Avenue Interchange. In addition, the applicant has agreed to pay
$36,025.50 to the City of Fresno to be applied to the Grantland Overcrossing/Veteran's
Boulevard Interchange. Payment of the above referenced amounts is due at the building permit
stage. We have no further comments on the project.
If you have any questions regarding our comments, please contact 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, Executive Director, Council of Fresno County Governments
"Caltrans improves mobility across California" '
Street Name Review
TPM-2006-39 11-8-06
Street Name Status Required Change
'blank' (siding onto lot 65,Tract No. 5457) Add West Wrenwood Lane
West Barstow Avenue Good
North Grantland Avenue Good
'blank'(fronting onto lot 1,Tract No.5457) Add North Sycamore Avenue
OFFICES OF
SINS
IP��RRA(-2'A� i I►. T ' Cy
11 16
PHONE(559)233-7161
FAX(559)233-8227
=' 2907 SOUTH MAPLE AVENUE
..d,� FRESNO,CALIFORNIA 93725-2218 _
Your Most Valuable Resource-Water -
November 21, 2006
Mr. Paul Bernal
City of Fresno C�
Planning and Development Dept.
2600 Fresno Street, 3`d Floor
Fresno, CA 93721-3604
RE: VTPM No. 2006-39, APN: 505-070-27, 28 & 29, 6940 W. Barstow 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 bjohnson(a,fresnoirrigation.com.
Sincerely,
Bret Johnson
Engineering Technician I
Agencies\Ci ty\PM2006-39
BOARD OF President JACOB ANDRESEN, Vice-President JEFFERY G. BOSWELL
DIRECTORS JEFF NEELY.EDDIE NIEDERFRANK.STEVEN G BALLS. General Manager GARY SERRATO
Clity of
DEPARTMENT OF PUBLIC UTILITIES
Date: November 10, 2006
To: PAUL BERNAL, Planner III
Planning and Development Department, Current Planning
From: ,,CHRIS WEIBERT, Management Analyst II
�'Public Utilities Department, Administration
Subject: PM-2006-39 for approximately 3.39 acres of property located on the northeast corner of North
Grantland and West Barstow Avenues.
Does Project Affect Your Agency/Jurisdiction
No - Project does not directly affect Solid Waste Division
Recommended Conditions of Approval
None.
Page 1 of 1
CITY OF FRESNO
CATEGORICAL EXEMPTION
ENVIRONMENTAL ASSESSMENT NO. TPM-2006-39
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: Grantland Avenue, LLC
1396 West Herndon Avenue, Suite 101
Fresno, California 93711
PROJECT LOCATION: Northeast corner of North Grantland and West Barstow Avenue.
(APN: 505-070-27, 28 & 29)
PROJECT DESCRIPTION: Vesting Tentative Parcel Map No. 2006-39 is a request to subdivide
approximately four acres of C-1/UGM/cz (Neighborhood Shopping
Center/Urban Growth Management/with conditions of zoning) zoned
property into three parcels. The proposed subdivision is consistent with the
land use and circulation elements of the West Area 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: December 28, 2006
Prepared By: Paul Bernal, Planner III
Submitted by: or
= i e aro
W Planning Manager
Q City of Fresno
LLJ U N Planning and Development Department
W C--) w (559) 621-8277
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KAMaster Files-Parcel Maps\Parcel Maps 2006\TPM 2006-39--Gary Giannetta--PB\Environmental Assessment\Categorical Exemption Class 15 TPM-2006-39.doc