HomeMy WebLinkAboutPM 2007-12 - Conditions of Approval - 5/8/2008 F_c"Y°` REPORT TO THE PLANNING COMMISSION
AGENDA ITEM NO. VIII.D.
COMMISSION MEETING 10-17-07
October 17, 2007
')_r511ED BY
FROM: STAFF, Planning Division
Planning and Development Department DEPART NT DIRECTOR
SUBJECT: CONSIDERATION OF REZONE APPLICATION NO. R-07-33, SITE PLAN
REVIEW APPLICATION NO. S-07-92, VESTING TENTATIVE PARCEL MAP
NO. 2007-12 AND ENVIRONMENTAL FINDING FOR ENVIRONMENTAL
ASSESSMENT NO. R-07-33/S-07-92/TPM-2007-12
EXECUTIVE SUMMARY
BMY Construction Group, The Vernal Group and Rabe Engineering, Inc., on behalf of Richard and
Marian Holm, property owners, have filed Rezone Application No. R-07-33, Site Plan Review
Application No. S-07-92 and Vesting Tentative Parcel Map No. 2007-12 pertaining to approximately
2.01 acres of property located on the southeast corner of the intersection of East Ashlan and North
Barton Avenues. Rezone Application No. R-07-33 proposes to rezone the subject property from the
M-1/cz (Light Manufacturing/with conditions of zoning) zone district to the M-1/cz (Light
Manufacturing/with modified conditions of zoning) zone district. The subject property is planned for light
industrial land uses. Vesting Tentative Parcel Map No. 2007-12 and Site Plan Review Application No.
S-07-92 propose a four-lot integrated industrial development on the subject property comprised of an
8,178 square-foot Abby animal hospital and shelter; and, 16,469 square feet of shell industrial building
space within three buildings proposed for future office, warehouse, and retail purposes. According to
the land use consistency table adopted with the 2025 Fresno General Plan (and applied within all
community plans), the M-1 (Light Manufacturing) zone district is consistent with the light industrial
planned land use for the subject property as designated by the Fresno Yosemite International Airport
and Environs Plan, McLane Community Plan and 2025 Fresno General Plan. The applications would
bring the subject property into conformance with the 2025 Fresno General Plan and the McLane
Community Plan and Fresno Yosemite International Airport and Environs Plan.
PROJECT INFORMATION
PROJECT Rezone Application No. R-07-33, Site Plan Review Application No. S-07-
92 and Vesting Tentative Parcel Map No. 2007-12 propose to develop a
four-lot integrated industrial development on the subject property
comprised of an 8,178 square-foot Abby animal hospital and shelter;
and, 16,469 square feet of shell industrial building space within three
buildings proposed for future office, warehouse, and retail purposes.
APPLICANT BMY Construction Group, The Vernal Group and Rabe Engineering, Inc.
LOCATION Southeast corner of the intersection of East Ashlan and North Barton
Avenues (Council District 4, Councilmember Westerlund)
SITE SIZE 2.01 acres
LAND USE Existing - Vacant
Proposed - Light Industrial
REPORT TO THE PLANNING COMMISSION
Rezone Application No. R-07-33
Site Plan Review Application No. S-07-92
Vesting Tentative Parcel Map No. 2007-12
October 17, 2007
Page 2
ZONING Existing - M-1/cz (Light Manufacturing/with conditions of zoning)
Proposed - M-1/cz (Light Manufacturing/with modified conditions of
zoning)
PLAN DESIGNATION The proposed M-1 zone district designation is consistent with the 2025
AND CONSISTENCY Fresno General Plan, the McLane Community Plan and Fresno
Yosemite International Airport and Environs Plan planned land use
designation of light industrial pursuant to Section 12-403-13-1 of the
Fresno Municipal Code.
ENVIRONMENTAL FINDING Mitigated Negative Declaration issued on July 30, 2007
PLAN COMMITTEE The Central Eastern Implementation Committee recommended
RECOMMENDATION approval of the rezone, site plan review and vesting tentative parcel
map applications at its meeting on June 18, 2007.
STAFF RECOMMENDATION Recommend approval to City Council of Rezone Application No. R-07-33
subject to the recommended and modified conditions of zoning; and,
approve Site Plan Review Application No. S-07-92 and Vesting Tentative
Parcel Map No. 2007-12 subject to compliance with the Conditions of
Approval dated October 17, 2007.
BORDERING PROPERTY INFORMATION
Planned Land Use Existing Zoning Existing Land Use
North R-1-A
Open Space/Ponding Basin Open Space/Ponding Basin
Single Family Residential District
South M-1/cz
Light Industrial Light Manufacturing District/with conditions of Light Industrial
zoning
East M-1/az
Light Industrial Light Manufacturing District/with conditions of Mini Storage
zoning
West M-1/cz& R-1
Light Industrial & Medium Density Post Office
Residential Light Manufacturing District/with conditions of
zoning& Single Family Residential District
ENVIRONMENTAL FINDING
Staff has reviewed the above-referenced project proposal and consulted with affected agencies and
interest groups. The proposed project has been evaluated with respect to the provisions of the adopted
2025 Fresno General Plan (City Council Resolution No. 2002-379) and the corresponding potential
adverse environmental impacts, adopted environmental impact mitigation measures and determinations
of overriding considerations established by the certification of the related Master Environmental Impact
Report (MEIR) No. 10130 (City Council Resolution No. 2002-378). The proposed project has been
determined to not be fully within the scope of MEIR No. 10130 as provided by the California
REPORT TO THE PLANNING COMMISSION
Rezone Application No. R-07-33
Site Plan Review Application No. S-07-92
Vesting Tentative Parcel Map No. 2007-12
October 17, 2007
Page 3
Environmental Quality Act (CEQA), and as codified in the Public Resources Code (PRC) Section
21157.1(d) and the CEQA Guidelines Section 15177(c).
Based upon an analysis of the project, as summarized in the attached environmental assessment initial
study, it has been determined that the project may contribute to the creation of certain moderate
environmental effects or the project may be adversely impacted by existing conditions. It has been
further determined that all applicable mitigation measures of MEIR No. 10130 have been applied to the
project, together with project specific mitigation measures necessary to assure that the project will not
cause significant adverse cumulative impacts, growth inducing impacts and irreversible significant
effects beyond those identified by MEIR No. 10130 as provided by CEQA Section 15178(a). Therefore,
it has been determined that the filing of a mitigated negative declaration is appropriate in accordance
with the provisions of California Environmental Quality Act (CEQA) Section 21157.5(a)(2) and CEQA
Guidelines Section 15178(b)(1) and (2).
Master Environmental Impact Report No. 10130 examined the potential adverse environmental impacts
of implementation of the 2025 Fresno General Plan, which provides plans and policies to accommodate
projected population and employment growth through the year 2025. The City of Fresno has
determined that specific economic, legal, social, technological and other considerations related to the
implementation of the 2025 General Plan outweigh the unavoidable adverse environmental effects
identified in the Final MEIR, including any effects not mitigated because of the infeasibility of mitigation
measures and that the identified adverse environmental effects are considered acceptable. This
environmental finding was properly published on July 30, 2007, with no comments received to date.
BACKGROUND/ANALYSIS
BMY Construction Group, The Vernal Group and Rabe Engineering, Inc., on behalf of Richard and
Marian Holm, property owners, have filed Rezone Application No. R-07-33, Site Plan Review
Application No. S-07-92 and Vesting Tentative Parcel Map No. 2007-12 pertaining to approximately
2.01 acres of property located on the southeast corner of the intersection of East Ashlan and North
Barton Avenues. Rezone Application No. R-07-33 proposes to rezone the subject property from the
M-1/cz (Light Manufacturing/with conditions of zoning) zone district to the M-1/cz (Light
Manufacturing/with modified conditions of zoning) zone district. The subject property is planned for light
industrial land uses. Vesting Tentative Parcel Map No. 2007-12 and Site Plan Review Application No.
S-07-92 propose a four-lot integrated industrial development on the subject property comprised of an
8,178 square-foot Abby animal hospital and shelter; and, 16,469 square feet of shell industrial building
space within three buildings proposed for future office, warehouse, and retail purposes. According to
the land use consistency table adopted with the 2025 Fresno General Plan (and applied within all
community plans), and Section 12-403-B-1 of the Fresno Municipal Code, the M-1 (Light Manufacturing)
zone district is consistent with the light industrial planned land use for the subject property as
designated by the Fresno Yosemite International Airport and Environs Plan, McLane Community Plan
and 2025 Fresno General Plan.
The subject property is currently developed with one single family residence which is proposed to be
demolished. Property to the north and across East Ashlan Avenue has been developed for multi-use
open space and ponding (basin). Property to the east (between the subject property and SR 168) has
been developed with a Derrel's Mini Storage. Property to the south has been developed with an
industrial warehouse building and is currently being used for light industrial uses. Property to the east
has been developed with a post office and single family residences. A 20-foot wide Public Utility
Easement traverses the northern portion of the subject property in an east/west direction.
REPORT TO THE PLANNING COMMISSION
Rezone Application No. R-07-33
Site Plan Review Application No. S-07-92
Vesting Tentative Parcel Map No. 2007-12
October 17, 2007
Page 4
Plans and Policies
The 2025 Fresno General Plan, McLane Community Plan, and Fresno Yosemite International Airport
and Environs Plan designate the subject property for development with light industrial planned land
uses. According to the land use consistency table adopted with the 2025 Fresno General Plan (and
applied within all community plans), the proposed M-1 (Light Manufacturing) zone district may be found
to be consistent with the light industrial planned land use designation.
Objective C-13 of the 2025 Fresno General Plan states that the city should plan and support industrial
development to promote job growth while enhancing Fresno's urban environment. Policy No. C-1 3-a of
the 2025 Fresno General Plan supports this objective by recommending that the City plan for unified,
high-quality, geographically dispersed business and industrial park sites that are of sufficient size,
unified in design, and diversified in activity to attract the full range of business types and supporting
uses necessary to provide needed economic and employment opportunities. Furthermore, Policy No.
C-13-d states that the City plan industrial land that lies in close proximity to residential areas for the
least intense categories of industrial activity.
The subject property is located within the Approach Protection Zone III (APZ III) of the Fresno Yosemite
International Airport (FYI) and Environs Plan. Policy I-7-f of the 2025 Fresno General Plan states that
land uses within the boundaries of the FYI plan shall be governed by the designations and policies
specified in adopted airport facility plans. Policy 1-7-a provides for the application of appropriate land
use controls as set forth in adopted airport plans and the limitation of urban encroachment in order to
support the continued viability of flight operations at Fresno's airports; and, to protect pubic safety,
health, and general welfare.
Policy 1-7-e further states that the policies of adopted city airport environs and specific plans pertaining
to noise, safety, airspace protection, avigation easements, and buyer notification will be applicable to
land within the review area boundaries of pubic use airports.
Pursuant to Policy 3.c (2) of the FYI Airport and Environs Plan, Table E-2 "Airport/Land Use Safety
Compatibility Criteria" sets forth criteria which shall be used to evaluate whether a land use is
acceptable with respect to its Airport proximity. Within APZs II and IV, development of vacant property
or redevelopment of property in accordance with the zoning regulations in effect prior to February 20,
1987 shall not be prohibited on the basis of the restrictions set forth in Table E-2. While the provision
shall not apply to conditional use permits for schools, hospitals, nursing homes, churches, auditoriums,
concert halls, amphitheaters or other uses that would result in a large concentration of people,
development of the subject property with the potential uses proposed (i.e. an animal hospital and
shelter, undetermined general office, retail and/or warehouse-storage) is not subject to a conditional use
permit.
It should be noted that while development of the subject property with the uses proposed may be found
to be acceptable, the consistency requirements of the FYI Airport and Environs Plan require that
rezoning applications shall be referred to the Airport Land Use Commission (ALUC) for review. The
powers and duties of the ALUC include assisting local agencies in ensuring compatible land use in the
vicinity of all existing airports in order to provide for the orderly development of the area while at the
same time protecting the public health, safety and welfare.
Due to the number of adopted policies within the 2025 Fresno General Plan and FYI Airport and
Environs Plan (and conditions of zoning on the subject property) related to airport safety and the
recommendations of the California Airport Land Use Planning Handbook (2002) relative to the assessed
REPORT TO THE PLANNING COMMISSION
Rezone Application No. R-07-33
Site Plan Review Application No. S-07-92
Vesting Tentative Parcel Map No. 2007-12
October 17, 2007
Page 5
risks which may be assigned to property based upon the intensity, scale, and proximity of development
in relation to airport protection zones, it is prudent for the City to implement mitigation measures
(through the designation of zoning conditions) aimed at reducing risks through the restriction or
limitation of particular uses and activities which would attract or concentrate a large number of people
on the subject property.
Base on the applicability of adopted development standards, plan policies/implementation measures
and applicable mitigation measures referenced above, and with consideration of the relationship of the
proposed land uses on the subject property and their proximity to the FYI Airport, it is concluded that the
proposed development of the subject property will further promote job growth while enhancing and
achieving the planned urban environment through the provision of a unified, high quality, business park
with sufficient diversification in activity to attract a full range of business types and supporting uses
necessary to provide needed economic and employment opportunities at an intensity and scale which
will be compatible with nearby residential areas.
Public Resources
The Public Utilities Department has determined that adequate sanitary sewer and water services are
available to serve the project subject to the construction and installation of public facilities and
infrastructure in accordance with Department of Public Works standards, specifications and policies and
the provision of two independent sources of water, meeting Federal and State Drinking Water Act
Standards.
The City of Fresno Fire Department has conditioned the proposed project with requirements for
installation of fire hydrants and the provision of adequate fire flows per Public Works Standards, also
with two sources water.
Implementation of the 2025 Fresno General Plan policies, mitigation measures of Master Environmental
Impact Report No. 10130 and the Water Resources Management Plan will provide an adequate,
reliable, and sustainable water supply for the project's urban domestic and public safety consumptive
purposes.
The Fresno Metropolitan Flood Control District (FMFCD) has indicated that permanent drainage service
will be available for the development 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). Amendments or modifications to
the FMFCD requirements will be required to be approved by the FMFCD Board of Directors, pursuant to
Section 13-1307 of the Fresno Municipal Code, prior to approval of the final map.
Circulation, Streets and Access Points
The Public Works Department Transportation Planning Section has reviewed the rezone, conditional
use permit and vesting tentative tract map applications and has determined that the streets adjacent to
and near the subject site will be able to accommodate the quantity and kind of traffic generated, subject
to the dedication and improvement of adjacent portions of East Ashlan and North Barton Avenues.
The project proposes on access point from East Ashlan Avenue and one access point from North
Barton Avenue. In the 2025 Fresno General Plan Circulation Element, East Ashlan Avenue is
designated as a four-lane arterial and North Barton Avenue is designated as a 64 to 72-foot wide local
street. The project will be required to construct all necessary street and frontage improvements to City
REPORT TO THE PLANNING COMMISSION
Rezone Application No. R-07-33
Site Plan Review Application No. S-07-92
Vesting Tentative Parcel Map No. 2007-12
October 17, 2007
Page 6
Standards. Right-of-way dedications and/or vacations will also be required where needed to provide for
the necessary improvements.
The developer of this project, in accordance with the mitigation measures of the Master Environmental
Impact Report (No. 10130) which was certified by the Council with the adoption of 'the 2025 Fresno
General Plan, will be required to pay its Traffic Signal Mitigation Impact Fee (TSMI Fee) at the time of
building permit based on the trip generation rate(s) as set forth in the latest edition of the ITE Generation
Manual. The project will also be responsible for payment of applicable City-wide regional street impact
fees.
California Department of Transportation (Caltrans)
The California Department of Transportation (Caltrans), District 6, Office of Intergovernmental
Regulations submitted no comments within its memorandum dated June 05, 2007. Therefore,
Caltrans is not requiring any mitigation for this project's impacts. Staff considered Caltrans'
letter in preparing the initial study and determined that the project does not create any impacts,
including cumulative impacts that were not identified in MSIR No. 10130.
Landscaping/Walls
Given that the subject property is located adjacent to existing residential development within the
boundaries of the McLane Community Plan, the development will be required (as a condition of zoning)
to install landscaping within minimum 15-foot wide buffer strips along the East Ashlan and North Barton
Avenue frontages in accordance with the requirements of the Fresno Municipal Code.
Central Eastern Implementation Committee
The Central Eastern Implementation Committee unanimously recommended approval of the rezone, site
plan review and vesting tentative parcel map applications at its meeting held on June 18, 2007.
Airport Land Use Commission
At its regular meeting held on October 01, 2007, the Fresno County Airport Land Use Commission
(ALUC) determined that the proposed rezone application is consistent with the ALUC's Fresno Air
Terminal Land Use Policy Plan subject to the conditions incorporated into the recommended Avigation
Easement and Agreement and by limiting future uses as outlined within the Conditions of Zoning
recommended by staff to be attached to the subject property. These recommended Conditions of
Zoning are listed below and included within the Conditions of Approval for Site Plan Review Application
No. S-07-92 and Vesting Tentative Parcel Map No. 2007-12, which are attached to this report. The
ALUC's determination was based on their conclusion that the rezone application proposing to modify
the conditions of zoning on the subject property is appropriate based on the industrial compatibility
related to the site's location to the Fresno Yosemite International Airport.
Conditions of Zoning
Staff recommends the following conditions of zoning be established by Rezone Application No. R-07-33
as applicable to the subject property:
REPORT TO THE PLANNING COMMISSION
Rezone Application No. R-07-33
Site Plan Review Application No. S-07-92
Vesting Tentative Parcel Map No. 2007-12
October 17, 2007
Page 7
1 . A minimum 15-foot building setback shall be required for the project site along its North Barton
Avenue frontage.
2. A minimum 15-foot landscaped area shall be provided along North Barton Avenue.
3. A General Nuisance/Avigation Easement is required to be dedicated to the City of Fresno and shall
include the following conditions:
Conditions related to the enforcement of adopted noise criteria as stated in the Fresno Air Terminal
Land Use Compatibility Plan:
• General manufacturing, utilities, extractive industry, transportation, public parking, cemeteries,
service commercial, wholesale trade, warehousing, light industrial, golf courses, riding stables,
water recreation, offices, retail trade, livestock breeding, parks, playgrounds, zoos, and outdoor
spectator sports uses shall have interior noise levels reduced by at least 25dBA with noise
insulation in those portions of buildings where the public is received such as office areas and
noise sensitive areas where noise levels are low
• Single-family detached and duplex residential development, multi-family residential development
and transient lodging, mobile homes, schools, libraries, hospitals, nursing homes, churches,
auditoriums, concert halls, and amphitheaters shall be prohibited.
Conditions related to adopted airspace protection criteria as stated in the Fresno Air Terminal Land
Use Compatibility Plan
• All structures and trees shall be limited to the 50-foot maximum height requirement of the
proposed M-1 (Light Manufacturing) zone district and imposed by Federal Aviation Regulations
(FAR).
• All structures and trees shall comply with the FAR Part 77 regulations for the approach surface,
for any exceptions to the 50-foot height limitation considered by the City Planning Commission.
• Allow ongoing ingress and egress for the purpose of removing, marking or lighting objects,
including trees, which may penetrate any surface as described under FAR Part 77.
Conditions related to adopted safety criteria as stated in the Fresno Air Terminal Land Use
Compatibility Plan
• On-site improvements and uses such as distracting lights or glare, sources of smoke or
electronic interference, and uses that attract birds shall be prohibited.
• Uses that concentrate occupants with limited mobility such as schools, large day-care centers,
hospitals, nursing homes, or similar uses shall be prohibited.
• Industrial/Manufacturing uses such as petroleum bulk plants shall be prohibited.
• Commercial/Retail Trade uses having moderate or higher usage intensities such as major
shopping centers, theaters, meeting halls and buildings with more than three aboveground
habitable floors shall be prohibited.
REPORT TO THE PLANNING COMMISSION
Rezone Application No. R-07-33
Site Plan Review Application No. S-07-92
Vesting Tentative Parcel Map No. 2007-12
October 17, 2007
Page 8
• Restaurant development shall be limited to one, 4,000 square-foot maximum, restaurant.
• Public and Quasi-Public Services such as solid waste transfer stations shall be prohibited.
4. The Western Regional Office of the Federal Aviation Administration encourages the filing of an FAA
Form 7460-1, Notice of the Proposed Construction or Alteration in conjunction with the permitting of
projects in the area of an airport to ensure compliance with Part 77 of the Federal Aviation
Regulations (FAR).
5. In accordance with FAR 77, Subpart C and Airspace Protection Policies of the Fresno Air Terminal
Land Use Compatibility Plan the following must be met:
• No Structure, tree or other object shall be permitted to exceed the height limits established in
accordance with Part 77, Subpart C, of the Federal Aviation Regulations (FAR). This criterion
applies unless, in the case of a proposed object or growing tree, one or more of the following
conditions exist:
The object would be substantially shielded by existing permanent structures or terrain in a
manner such that it clearly would not affect the safety of air navigation;
The FAA has conducted an aeronautical study and either determined that-the object would not
result in a hazard to air navigation or made recommendations for the object's proper marking
and lighting as an obstruction;
The object is otherwise exempted from the requirements of FAR Part 77. IN the case of an
existing object, this criterion also applies unless the object exceeded the prescribed height limits
prior to February 20, 1987, in which case, marking lighting will still be required.
• No object shall be permitted to be erected which because of height or other factors would result
in an increase in the minimum ceiling or visibility criteria for an existing or proposed instrument
approach procedure.
• Civil Airport Imaginary Surfaces described as Code of Federal Regulations Title 14, Part 77,
Subpart C "Obstruction Standards," shall be used in conjunction with the above airspace
conditions to determine whether the height of an object is acceptable.
Tentative Parcel Map Findings
The Subdivision Map Act (California Government Code Section 66400 et. seq.) requires that a proposed
subdivision not be approved unless the map, together with its design and improvements, 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 subdivision map be denied 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 Fresno General Plan, McLane Community Plan and Fresno Yosemite International Airport
and Environs Plan which designate the site for light industrial land uses which is consistent with
the M-1 Jcz (Light Manufacturing/with conditions of zoning) zone district.
REPORT TO THE PLANNING COMMISSION
Rezone Application No. R-07-33
Site Plan Review Application No. S-07-92
Vesting Tentative Parcel Map No. 2007-12
October 17, 2007
Page 9
2. This site is physically suitable for the proposed type and density of development, because
conditions of approval will ensure adequate access and drainage on and off the site.
3. The proposed subdivision design and improvement is not likely to cause substantial and
considerable damage to the natural environment, including fish, wildlife or their habitat, because
of the urbanized nature of the area in which the site is located.
4. The proposed subdivision design and improvements are not likely to cause serious public health
and safety problems, because the conditions of approval have shown and will ensure that the
subdivision conforms to city health and safety standards.
5. The proposed subdivision 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.
The tentative parcel map, subject to the recommended conditions of approval, complies with the design
and property development standards of the Zoning Ordinance and local Subdivision Ordinance except
as modified in accordance with Planned Development allowances. Based upon the plans and
information submitted by the applicant and the recommended conditions of project approval, staff has
determined that these findings can be made.
Action by the Planning Commission regarding the rezone application will be a recommendation to the
City Council. The Planning Commission's actions on the proposed site plan review application and
vesting tentative parcel map are final unless appealed in accordance with the Fresno Municipal Code,
Section 12-406-I.
CONCLUSION/ RECOMMENDATION
1. RECOMMEND APPROVAL to the City Council of the environmental finding of a Mitigated
Negative Declaration for Environmental Assessment No. R-07-33/S-07-92/TPM-2007-12, dated
July 30, 2007.
2. RECOMMEND APPROVAL to the City Council of Rezone Application No. R-07-33 to change the
existing zone district designation from the M-1/cz (Light Manufacturing/with conditions of zoning)
zone district to the M-1/cz (Light Manufacturing/with modified conditions of zoning) zone district.
3. RECOMMEND APPROVAL of Vesting Tentative Parcel Map No. 2007-12 subject to compliance
with the Conditions of Approval dated October 17, 2007.
4. RECOMMEND APPROVAL of Site Plan Review Application No. S-07-92 subject to compliance
with the Conditions of Approval October 17, 2007.
REPORT TO THE PLANNING COMMISSION
Rezone Application No. R-07-33
Site Plan Review Application No. S-07-92
Vesting Tentative Parcel Map No. 2007-12
October 17, 2007
Page 10
Attachments: Vicinity Map
Aerial Photograph
Exhibits "A," "E1," "E2," "E3" & "E4" of Site Plan Review Application No. S-07-92 dated
May 16, 2007
Vesting Tentative Parcel Map No. 2007-12 dated June 06, 2007
Conditions of Approval for Site Plan Review Application No. S-07-92, dated October 17,
2007, including memoranda from responsible or commenting agencies.
Conditions of Approval for Vesting Tentative Parcel Map No. 2007-12, dated October 17,
2007, including memoranda from responsible or commenting agencies.
Environmental Assessment No. R-07-33/S-07-92/TPM-2007-12, Mitigated Negative
Declaration dated July 30, 2007.
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FRESNO CITY PLANNING COMMISSION
RESOLUTION NO. 12743
The Fresno City Planning Commission at its regular meeting on October 17, 2007, adopted the
following resolution pursuant to the Subdivision Map Act of the Government Code of the State of
California and the Municipal Code of the City of Fresno.
WHEREAS, Vesting Tentative Parcel Map No. 2007-12 was filed with the City of Fresno and
proposes to subdivide the approximately 2.01 acre subject property, which is located on the
southeast corner of the intersection of East Ashlan and North Barton Avenues, for the purpose
of a four-lot industrial planned development ; and,
WHEREAS, on June 18, 2007, the Central Eastern Implementation Committee recommended
approval of the parcel map and related rezone and site plan review applications; and,
WHEREAS, the Planning and Development Department staff recommended approval of the
proposed project subject to all conditions of approval contained in the staff report dated October
17, 2007; and,
WHEREAS, at that same hearing the Commission reviewed related Rezone Application No. R-
07-33 proposing to reclassify the subject site from the M-1/cz (Light Manufacturing with
conditions of zoning) zone district to the M-1/cz (Light Manufacturing/with conditions of zoning)
zone district; and,
WHEREAS, the Fresno City Planning Commission conducted a public hearing on October 17
2007, to review the proposed subdivision and considered the staff report and invited testimony
with respect to the proposed subdivision.
NOW, THEREFORE, BE IT RESOLVED that the Fresno City Planning Commission hereby
finds and determines that there is no substantial evidence in the record to indicate that Vesting
Tentative Parcel Map No. 2007-12 may have a significant effect on the environment as
identified by the Mitigated Negative Declaration prepared for Environmental Assessment No.
R-07-33/S-07-92(TPM-2007-12 dated July 30, 2007,
BE IT FURTHER RESOLVED that the Fresno City Planning Commission finds that approval of
the subject vesting tentative parcel map is consistent with the adopted 2025 Fresno General
Plan, McLane Community Plan, Fresno Yosemite International Airport and Environs Plan, and
the findings required pursuant to Section 66410 et. seq. of the Government Code.
BE IT FURTHER RESOLVED that the Fresno City Planning Commission hereby approves
Vesting Tentative Parcel Map No. 2007-12 subject to the Planning and Development
Department Conditions of Approval dated October 17, 2007.
The foregoing Resolution was adopted by the Fresno City Planning Commission upon a motion
by Commissioner Cherry, seconded by Commissioner Kissler.
Planning Commission Resolution No. 12743
Vesting Tentative Parcel Map No. 2007-12
October 17, 2007
Page 2
VOTING: Ayes - Cherry, DiBuduo, Holt, Kissler, Torossian, Vang, Vasquez
Noes - None
Not Voting - None
Absent - None
DATED: October 17, 2007 KEITH BERGTHOLD, Secretary
Fresno City Planning Commission
Resolution No. 12743
Vesting Tentative Parcel Map No. 2007-12
Filed by Rabe Engineering, Inc., on behalf
of Richard and Marian Holm
Action: Approved
CITY OF FRESNO
PLANNING AND DEVELOPMENT DEPARTMENT
CONDITIONS OF APPROVAL
OCTOBER 17, 2007
VESTING TENTATIVE PARCEL MAP No. 2007-12
Southeast corner of the intersection of East Ashlan and North Barton 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. 2007-12, dated June 06, 2007,
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:
Parcel A of Lot Line Adjustment No. 2002-11 in the City of Fresno, County of Fresno,
State of California, as evidenced by a Grant Deed recorded June 24, 2002, Instrument
2002- 0103822 of Official Records, in the Office of the County Recorder of said county
and being more particularly described as follows:
Together with Parcel B of Parcel Map No. 85-03, in the City of Fresno, County of Fresno,
State of California, according to the map thereof recorded in Book 46, Pages 72 and 73
of Parcel Maps, in the Office of the County Recorder of said county.
Excepting the south 136.00 feet of Parcel B of Parcel Map No. 85-03
Conditions of Approval
Vesting Tentative Parcel Map No. 2007-12
October 17, 2007
Page 2
PLAN CONSISTENCY
2. The subject site is located within the jurisdiction of the Fresno Yosemite International
Airport and Environs Plan, McLane Community Plan and the 2025 Fresno General Plan.
The McLane Community Plan and the 2025 Fresno General Plan designate the parcel
map for development with light industrial planned land uses. The Fresno Yosemite
International Airport and Environs Plan defers designated planned land uses to the
underlying community and general plans. However, the Fresno Yosemite International
Airport and Environs Plan regulates uses and restricts the height of structures within its
plan area. Pursuant to Table 2 (Planned Land Use and Zone District Consistency
Matrix) of the 2025 Fresno General Plan and applied within all community plans the
existing M-1/cz (Light Manufacturing/with conditions of zoning) zone district is consistent
with the light industrial planned land use for the subject property as designated by the
McLane Community Plan and 2025 Fresno General Plan.
ZONING
3. Comply with the provisions of the State of California Government Code Sections §66410
- §66499.58 SMA and the City FMC Chapter 12, Article 10 (Subdivision of Real
Property).
4. Proposed Parcels "A", "B", "C" and "D" are consistent with the M-1 zone district.
CONDITIONS OF ZONING
5. The following conditions of zoning established by Rezone Application No. R-07-033 are
applicable to the subject property:
a) A minimum 15-foot building setback shall be required for the project site along its
North Barton Avenue frontage.
b) A minimum 15-foot landscaped area shall be provided along North Barton Avenue.
General Nuisance/Avication Easement
c) A General Nuisance/Avigation Easement is required to be dedicated to the City of
Fresno and shall include the following conditions:
Conditions related to the enforcement of adopted noise criteria as stated in the
Fresno Air Terminal Land Use Compatibility Plan:
i) General manufacturing, utilities, extractive industry, 'transportation, public
parking, cemeteries, service commercial, wholesale trade, warehousing, light
industrial, golf courses, riding stables, water recreation, offices, retail trade,
livestock breeding, parks, playgrounds, zoos, and outdoor spectator sports uses
Conditions of Approval
Vesting Tentative Parcel Map No. 2007-12
October 17, 2007
Page 3
shall have interior noise levels reduced by at least 25dBA with noise insulation in
those portions of buildings where the public is received such as office areas and
noise sensitive areas where noise levels are low
ii) Single-family detached and duplex residential development, multi-family
residential development and transient lodging, mobile homes, schools, libraries,
hospitals, nursing homes, churches, auditoriums, concert halls, and
amphitheaters shall be prohibited.
Conditions related to adopted airspace protection criteria as stated in the Fresno Air
Terminal Land Use Compatibility Plan
iii) All structures and trees shall be limited to the 50-foot maximum height
requirement of the proposed M-1 (Light Manufacturing) zone district and imposed
by Federal Aviation Regulations (FAR).
iv) All structures and trees shall comply with the FAR Part 77 regulations for the
approach surface, for any exceptions to the 50-foot height limitation considered
by-the City Planning Commission.
v) Allow ongoing ingress and egress for the purpose of removing, marking or
lighting objects, including trees, which may penetrate any surface as described
under FAR Part 77.
Conditions related to adopted safety criteria as stated in the Fresno Air Terminal
Land Use Compatibility Plan
vi) On-site improvements and uses such as distracting lights or glare, sources of
smoke or electronic interference, and uses that attract birds shall be prohibited.
vii) Uses that concentrate occupants with limited mobility such as schools, large day-
care centers, hospitals, nursing homes, or similar uses shall be prohibited.
viii)Industrial/Manufacturing uses such as petroleum bulk plants shall be prohibited.
ix) Commercial/Retail Trade uses having moderate or higher usage intensities such
as major shopping centers, theaters, meeting halls and buildings with more than
three aboveground habitable floors shall be prohibited.
x) Restaurant development shall be limited to one, 4,000 square-foot maximum,
restaurant.
xi) Public and Quasi-Public Services such as solid waste transfer stations shall be
prohibited.
d) The Western Regional Office of the Federal Aviation Administration encourages the
Conditions of Approval
Vesting Tentative Parcel Map No. 2007-12
October 17, 2007
Page 4
filing of an FAA Form 7460-1, Notice of the Proposed Construction or Alteration in
conjunction with the permitting of projects in the area of an airport to ensure
compliance with Part 77 of the Federal Aviation Regulations (FAR).
e) In accordance with FAR 77, Subpart C and Airspace Protection Policies of the
Fresno Air Terminal Land Use Compatibility Plan the following must be met:
i) No Structure, tree or other object shall be permitted to exceed the height limits
established in accordance with Part 77, Subpart C, of the Federal Aviation
Regulations (FAR). This criterion applies unless, in the case of a proposed
object or growing tree, one or more of the following conditions exist:
• The object would be substantially shielded by existing permanent structures
or terrain in a manner such that it clearly would not affect the safety of air
navigation;
• The FAA has conducted an aeronautical study and either determined that the
object would not result in a hazard to air navigation or made
recommendations for the object's proper marking and lighting as an
obstruction;
• The object is otherwise exempted from the requirements of FAR Part 77. IN
the case of an existing object, this criterion also applies unless the object
exceeded the prescribed height limits prior to February 20, 1987, in which
case, marking lighting will still be required.
ii) No object shall be permitted to be erected which because of height or other
factors would result in an increase in the minimum ceiling or visibility criteria for
an existing or proposed instrument approach procedure.
iii) Civil Airport Imaginary Surfaces described as Code of Federal Regulations Title
14, Part 77, Subpart C "Obstruction Standards," shall be used in conjunction with
the above airspace conditions to determine whether the height of an object is
acceptable.
MODIFICATIONS TO PROPERTY DEVELOPMENT STANDARDS
6. Proposed parcels must be consistent with -the existing M-1/cz (Light manufacturing with
conditions of zoning) zone district in terms of lot depth and area subject to approval of a
special permit for a planned development project. All parcels must provide access to a
public street right-of-way under a planned development special permit.
7. Site Plan Review Application No. S-07-92 shall be approved prior to recordation of the
Parcel map and shall include the property lines as proposed pursuant to Tentative
Parcel Map No. 2007-12, dated June 06, 2007 thereby authorizing the creation of the
industrial planned development.
Conditions of Approval
Vesting Tentative Parcel Map No. 2007-12
October 17, 2007
Page 5
8. 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 Fresno Municipal Code and address ingress, egress, sewer and
water service maintenance and access, fire protection, solid waste service, storm
drainage, parking and landscaping as follows:
a) Cross Access for ingress/egress
b) Cross Drainage
c) Covenant for Shared Parking
d) Covenant to maintain sewer, water and all other utilities
e) Covenant for fire protection underground water supplies and Covenant to access
buildings
f) Covenant to maintain all landscaping within the limits of this map
g) Covenant for shared solid waste facilities
h) Provide Covenant Agreement for access to land locked parcels
i) Provide Covenant Agreement for maintenance of fire suppression water system
j) Covenant for emergency access
9. 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.
10. 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
11. 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.
12. 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.
13. Underground all existing off-site overhead utilities within the limits of this map in
Conditions of Approval
Vesting Tentative Parcel Map No. 2007-12
October 17, 2007
Page 6
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.
14. 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.
15. 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.
a) Curb Ramps are required at all. corners within the limits of this parcel map.
16. 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.
17. 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.
18. 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.
19. 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.
20. 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 of Fresno Public Works Department, Construction Management
Division, (559) 621-5500. Existing driveway approaches not identified for current or
future utilization shall be removed and sidewalk (when applicable), curb and gutter shall
be installed to match existing or proposed street line and grade as determined by the
City Engineer.
Conditions of Approval
Vesting Tentative Parcel Map No. 2007-12
October 17, 2007
Page 7
21. 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).
22. 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 shall
be submitted as a part of the street improvement plans for this tentative map to the
Public Works Department for review and approval.
23. Additional off-site improvements will be required at the time of future site plan review.
24. The subdivider may either construct the required off-site improvements, when required,
prior to the approval of the final parcel map; or enter into an agreement with the City of
Fresno providing for the construction of the required improvements and sufficient
security prior to the approval of the final parcel map.
SPECIFIC CONDITIONS
STREETS AND RIGHTS-OF-WAY
East Ashlan Avenue (100-Foot Arterial Street per Co. O.P.L. #49-al, City O.P.L. #2):
25. Vacate property behind reverse curve, to align 10 feet behind existing curb face, along
East Ashlan Avenue and adjacent to Parcel "B." A feasibility study for all vacations of
existing public rights-of-way is required to be completed prior to the approval of the
Parcel Map. Contact Alan James of the Public Works Department at (559) 621-8693.
26. If not existing, construct concrete curb and gutter, built to a 10-foot pattern, in
accordance with Public Works Standard P-5.
27. Construct an underground street lighting system (12 lights) 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.
North Barton Avenue (64-foot to 84-foot Local Street per DD #12):
28. If not existing, construct concrete curb and gutter, built to an eight-foot pattern, in
accordance with Public Works Standard P-5.
29. Relocate existing street light to a location that is 135 feet south of East Ashlan Avenue
and construct an underground street lighting system (one light) in accordance with
Conditions of Approval
Vesting Tentative Parcel Map No. 2007-12
October 17, 2007
Page 8
Public Works Standard E-2 within the limits of this map. Spacing and design shall
conform to Public Works Standard E-9 for Local Streets.
On-Site Requirements:
30. Landlocked parcels are prohibited, provide for cross-access to North Barton Avenue,
identify on Map.
31. For access to both driveways, a cross-access agreement between all parcels will be
required prior to issuance of building permits.
32. Comply with all of the requirements of the Public Works Department, Traffic Engineering
Division memorandum dated August 07, 2007 except as may be modified herein.
SANITARY SEWER SERVICE
Sanitary Sewer Requirements:
The nearest sanitary sewer mains to serve the proposed project are an eight-inch sewer main
located in North Barton Avenue, and a 15-inch sewer main located within a 20-foot easement on
the south side of East Ashlan Avenue.. Sanitary sewer facilities will be available to provide
service to the site subject to the following requirements:
33. Sanitary sewer connection shall not be allowed to the existing 15-inch sanitary sewer
main in North Barton Avenue. Sewer main is reserved for Fresno Save Mart Center.
34. Separate sewer house branches are required for each lot.
35. Permanent structures shall not encroach into the existing 20-foot public utilities
easement referenced above.
36. Abandon all existing on-site private sanitary septic systems.
37. Comply with all of the requirements of the Department of Public Utilities, Planning and
Engineering memorandum dated June 28, 2007.
Sanitary Sewer Fees:
38. The following Sewer Connection Charges are due and shall be paid for the project:
a) Sewer Lateral Charge
b) Oversize Sewer Charge
c) Trunk Sewer Charge
Conditions of Approval
Vesting Tentative Parcel Map No. 2007-12
October 17, 2007
Page 9
d) Sewer Facility Charge
WATER SERVICE
The following conditions are required to provide water service to the development:
39. Separate services with meter boxes shall be provided to each parcel.
40. 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.
41. 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 source so water
supply approved by the Water Systems Manager.
42. All public water facilities shall be constructed in accordance with Public Works
Department standards, specifications and policies.
43. Comply with all of the requirements of the Department of Public Utilities, Water Division
memorandum dated June 18, 2007.
FIRE SERVICE
44. Provide approved covenants for shared fire protection, fire fighting access and water
supply for all parcels within the boundary of Vesting Tentative Parcel Map No. 2007-12.
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 June 26, 2007.
DEPARTMENT OF PUBIC WORKS-SPECIAL DISTRICTS/PROJECTS AND RIGHTS-OF-WAY
46. Comply with all of the requirements of the Department of Public Works, Parks
Supervisor memorandum dated June 22, 2007.
Conditions of Approval
Vesting Tentative Parcel Map No. 2007-12
October 17, 2007
Page 10
DEVELOPMENT FEES AND CHARGES
This project is subject to the following development fees and charges:
Fresno Metropolitan Flood Control District FEE/ RATE
Metropolitan Flood Control District Fee $1,234.00
SEWER CONNECTION CHARGES FEE RATE
a. Lateral Sewer Charge► $0.10/sq. ft. (to 100' depth)
b. Oversize Charge► $0.05/sq. ft. (to 100' depth)
c. Trunk Sewer Charge N/A
Service Area:
d. Wastewater Facilities Charge S.T.E.P.♦
e. Copper Avenue Sewer Lift Station Charge+ N/A
f. Fowler Trunk Sewer Interim Fee Surety+ N/A
g. House Branch Sewer Charge♦ N/A
h. Millbrook Overlay Sewer# N/A
WATER CONNECTION CHARGES FEE RATE
i. Service Connection Charge Fee based on service(s) and
meter(s) sizes specified by owner;
fee for service(s) and Meter(s)
established by the Master Fee
Schedule.
j. Frontage Charge► $6.50/lineal foot
k. Transmission Grid Main Charge► $804/net acre
(parcels under 5 gross acres)
I. Transmission Grid Main Bond $304/net acre
Debt Service Charge► (parcels under 5 gross acres)
m. UGM Water Supply Fee♦ N/A
Service Area:
Conditions of Approval
Vesting Tentative Parcel Map No. 2007-12
October 17, 2007
Page 11
n. Well Head Treatment Feev N/A
Service Area:
o. Recharge Feev N/A
Service Area: 201
p. 1994 Bond Debt Service► N/A
Service Area: 201
CITYWIDE DEVELOPMENT IMPACT FEE FEE RATE
q. Fire Facilities Impact Fee - Citywide$** $150/1000 sq. ft t
r. Park Facility Impact Fee - Citywide$"* N/A
s. Quimby Parkland Dedication Feev** N/A
t. Police Facilities Impact Fee - Citywide$** $442/1000 sq. ft t
u. Traffic Signal Charge* $41.47/sq. ft t
URBAN GROWTH MANAGEMENT FEE RATE
v. Major Street Charge► $2,798/adj. acre
Service Area:
w. Major Street Bridge Charge► $94/adj. acre
Service Area:
x. UGM Grade Separation Fee* N/A
Service Area:
y. UGM Trunk Sewer Charge* N/A
Service Area:
z. Street Acquisition/Construction Chargee N/A
Conditions of Approval
Vesting Tentative Parcel Map No. 2007-12
October 17, 2007
Page 12
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
* 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.
City of
a°®r—Men&®'_\\I//
DATE: July 27, 2007
TO: Will Tackett, Planner II
Planning and Development Department, Planning Division
FROM: Greg Jenness, Senior Engineering Technician
Public Works Department, Engineering Division
SUBJECT: Conditions of Approval for S-07-092rev
APN: 438-021-09
ADDRESS: 4166 North Barton Avenue
PUBLIC IMPROVEMENT REQUIREMENTS
The following requirements are based on city records and the accuracy of the existing and proposed
on-site and off-site conditions depicted on the exhibits submitted. Requirements not addressed due to
omission or misrepresentation of information, on which this review process is dependent, will be
imposed whenever such conditions are disclosed.
Questions relative to dedications, street improvements or off-street parking geometrics may be directed
to Greg Jenness at (559) 621-8812 / Greq.Jenness(d-)fresno.gov, Ann Lillie at (559) 621-8690 /
Ann.LillieOfresno.gov or Mario Rocha at (559) 621-8684 /.Mario.Rocha(c�f resno.gov , Engineering
Division, Traffic Planning Section.
Submit the following, as applicable, in a single package to the City of Fresno Public Works Department
Engineering Division (559-621-8650), Plan Check and GIS Mapping Section, for review and approval,
prior to issuance of building and street work permits: Street Improvement Plans, Signing and Striping
Plans, Street Lighting Plans.
Underground all existing off-site overhead utilities within the limits of this site/map as per FMC
Section 12-1011 and Resolution No. 78-522/88-229
Traffic Impact Study
This development will generate 37 a.m. / 92 p.m. peak hour trips and generate a count of 1,002Average
Daily Trips (A.D.T.)
ADT per building:
Building "A" = 295 ADT
Building "B" = 186 ADT
Building "C" = 237 ADT
Building "D" = 284 ADT
A Traffic Impact Study is not required.
Page 1 of 4
7/2712007
S-07-092rev 4166 N.Barton
Traffic Signal Mitigation Impact Fee:
This project shall pay its Traffic Signal Mitigation Impact Fee (TSMI Fee) at the time of building
✓permit based on the trip generation rate(s) as set forth in the latest edition of the ITE Generation
Manual.
Survey Monuments and Parcel Configuration
All survey monuments within the area of construction shall be preserved or reset by a person licensed
to practice Land Surveying in the State of California.
The parcel configuration depicted for the proposed development does not conform to record
information: Parcel Map 2007-12 is required to be recorded to establish this configuration prior to
building permits. Contact the Planning and Development Department for details or submit a revised
exhibit confining the proposed development within existing parcel lines.
Street Dedications and Encroachment Permits
Identify all street furniture, e.g.: public utility poles and boxes, guy wires, signs, fire hydrants, bus stop
benches, mail boxes, news stands, trash receptacles, tree wells, etc. within the public right of way.
Also, identify the required 4' minimum path of travel along the public sidewalk directly in front of
property, as required by the California Administration Code (Title 24). A pedestrian easement may be
required if Title 24 requirements cannot be met.
Deed documents for the required dedications shall be prepared by the applicant's engineer and
submitted to the Public works Department, Engineering Division, Special Districts / Projects and'
Right of Way Section with verification of ownership prior to issuance of building permits. The
cost of deed document processing and recordation fee must be paid at the time of deed
submittal. Deed documents must conform to the format specified by the city. Document format
specifications may be obtained from the City of Fresno Public Works Department, Engineering
Division, Special Districts / Projects and Right of Way Section, (559) 621-8694.
The construction of any overhead, surface or sub-surface structures and appurtenances in the public
rights-of-way is prohibited unless an encroachment permit is approved by the City of Fresno Public
Works Department, Engineering Division, Special Districts / Projects and Right of Way Section, (559)
621-8693. Encroachment permits must be approvedrp for to issuance of building permits.
Street Improvements
,/All improvements shall be constructed in accordance with the Standard Specifications and Standard
Drawings of the City of Fresno, Public Works Department. The performance of any work within the
public street rights-of-way (including pedestrian and utility easements) requires a STREET WORK
PERMITrp for to commencement of work. Contact the City of Fresno Public Works Department,
Engineering Services Section at (559) 621-8686 for detailed information. All required street
improvements must be completed and accepted by the city prior to occupancy.
v/Repair all damaged and/or off grade off-site concrete improvements as determined by the City of
Fresno Public Works Department, Construction Management Division, (559) 621-5500.
Page 2 of 4
7/27/2007
S-07-092rev 4166 N.Barton
East Ashlan Avenue: Arterial (100'-109')
1. Construct a 30'- 35" driveway approach to Public Works Standard(s) P-2 and P-4.
2. If not existing, construct concrete curb, gutter and sidewalk to Public Works Standard P-5. The
curb shall be constructed to a 10' commercial pattern.
3. Construct an underground street lighting system to Public Works Standard E-1 within the limits
of this application. Spacing and design shall conform to Public Works Standard E-7 for Arterial
Streets. -OR- show the existing street light locations on the plans, - AND - that they are
constructed per current City of Fresno Public Works Standards.
North Barton Avenue: Local (64'-72')
1. If not existing, construct concrete curb, gutter and sidewalk to Public Works Standard P-5. The
curb shall be constructed to a 10' commercial pattern.
2. Dedicate 2' of property for pedestrian easement, behind driveway, for ADA required path.
3. Install a concrete pedestrian walkway behind all driveway approaches as identified on Exhibit
"A". Asphalt concrete paving per City of Fresno Public Works Standard Drawing P-41 may be
substituted for concrete. (Refer to City of Fresno Public Works Standard Drawings P-2 for
additional information.)
4. Construct a 24' — 35'driveway approach to Public Works Standard(s) P-2 and P-4.
5. Remove abandoned (existing driveway approaches not identified for utilization) or reduce
excessive width driveway approaches as noted on Exhibit "A", and install sidewalk, curb and
gutter per City of Fresno Public Works Standard Drawing P-5 to match existing or proposed
street improvement line and grade.
6. If not existing, construct an underground street lighting system to Public Works Standard E-2
within the limits of this application. Spacing and design shall conform to Public Works Standard"
E-9 for Local Streets. -OR- show the existing street light locations on the plans, -AND- that they
are constructed per current City of Fresno Standards.
Off-Street Parking Facilities and Geometrics
1. Off-Street parking facilities and geometrics shall conform to the City of Fresno Public Works
Department, Parking Manual and Standard Drawing(s) P-41, P-42, P-43.
2. Install 30" state standard "STOP" sign(s) at location(s) shown. Sign shall be mounted on a 2"
galvanized post with the bottom of the sign 7' above ground; located behind curb and
immediately behind a major street sidewalk. A"right turn only" sign is also required, at the same
location, install a 30" x 36" state standard sign immediately below the stop sign on the same
post.
3. Provide parking space needs, circulation, access, directional signs (e.g. "Entrance," "Exit,"
"Right Turn Only," "One Way" signs, etc.) as noted on Exhibit "A".
Depending upon the date of building permits, the following fees may apply
Fresno Major Street Impact Fee Requirements:
This Map is in the Infill Area; therefore pay all applicable City-wide regional street impact fees.
Page 3 of 4
7/27/2007
S-07-092rev 4166 N.Barton
State of California Department of Transportation (Caltrans) Fees:
Applicant shall pay fair share contribution as determined by the State of California Department of
Transportation (Caltrans) to be collected by the City of Fresno Public Works Department Traffic
Engineering prior to a Building Permit.
Page 4 of 4
7/27/2007
S-07-092rev 4166 N. Barton
CITY OF FRESNO - Traffic PlatznitZ� SeCtlol2
SUBMITTAL REQUIREMENTS CHECKLIST FOR ALL SITE PLANS
The purpose of the site plan is to enable the Traffic Engineering Division to determine whether or not a
proposed development conforms to the requirements of the City of Fresno Public Works Department. The
requirements listed below are necessary to ensure proper review based on complete information and to
prevent unnecessary delays in the processing of applications.
PROVIDE THE FOLLOWING INFORMATION INDICATED B Y A CHECK MARK( ✓):
A. GENERAL REQUIREMENTS: PROJECT NO: S — (D ? — O
❑ 1. The plan must be drawn on a 24" x 36" or larger sheet of paper. DATE:
❑ 2. The plan shall include a vicinity map showing local and major streets and a north arrow, a legal
description of the subject property, and be drawn to a scale (clearly shown under- the north arrow)
large enough to show all required information.
❑ 3. The plan must show the entire parcel of property described in the application. If only a portion of an
existing parcel is to be developed, a key map shall be included showing the entire parcel.
4. Indicate phase lines.
❑ 5. All property lines and easements shall be identified and dimensioned.
❑ 6. Indicate scope of work.
B. SPECIFIC INFORMATION TO BE SHOWN:
❑ 1. Identify all existing and proposed buildings and structures, including buildings to be removed.
Building should be labeled as either existing or proposed. Identify square footage.
2, Identify all existing off-site concrete improvements e.g.: curb, gutter, sidewalk and driveway
approaches. Identify sidewalk and driveway approach widths. Provide a legend of all proposed and
existing items.
❑ 3. Identify all adjacent streets and roads and their names.
❑ 4. Identify access to property: pedestrian, vehicular and service.
Identify all street furniture, e.g., street lights, public utility poles and boxes, guy wires, signs, fire
hydrants, bus stop benches, mail boxes, news stands, trash receptacles, tree wells, etc. within the
public right of way. Also, identify the required 4-foot minimum path of travel along the public
sidewalk directly in front of property, as required by the California Administration Code (Title
24). A pedestrian easement may be required if the Title 24 requirements cannot be met.
5. Identify center and/or section lines. Provide the dimension from the center and/or section line to the
property line.
❑ 6. Identify median islands and their openings (specify existing or proposed).
7. Identify proposed street improvements, dedications and or vacations.
❑ 8. Identify.existing and proposed off-street parking, bicycle racks and loading areas: show location and
type of paving, number of spaces including a detailed layout and an internal circulation pattern by
providing the following:
❑ Size of stalls ❑ Directional flow of traffic
❑ Wheel stops ❑ Disability Parking See Other Side For Additional
F. Width of circulation aisles ❑ Disability ramps Requirements
❑ Width of a walkway adjacent to parking stalls
❑ 9. Identify existing and proposed on-site lighting. Specify location and clearance from parking stalls,
10. Identify walls and fences: location, height, and type of material.
❑ 11. Identify the location of existing and proposed public and private fire hydrants, access and fire lanes
per City of Fresno Fire Department standards.
12. Such other information as may be pertinent to the application
PACE)W 2 City of Fresno-TRAFFIC PLANNING SECTION TrAlk Plat ne Sev inn.uhral prc:niawda
C 1T J' CSE FRESNO - Ti-gffic .Tannin- Seci,iOrr
ADDITIONAL REQUIREMENTS
PROVIDE THE FOLLO�t`ING NOTES ON THE SITE PLAN INDIC,=1 TED B)"A CHECk' rb1,4 K( ✓/.
❑ 1. Any survey monuments within the area of construction shall be preserved or reset by a person
licensed to practice land surveying in the State of California.
❑ 2. Repair all damaged and/or off-grade concrete street improvements, as determined by the
Construction Management Engineer, rior to occupancy.
❑ 3. 2 working days before commencing excavation operations within the street right-of way and/or
utility easements, all existing underground facilities shall have been located by UNDERGROUND
SERVICES ALERT (USA). CALL 1-800-642-2444
❑ 4. All existing driveway approaches which no longer- provide access to approved vehicle parking areas
shall be removed unless otherwise approved by the City Engineer. Such areas shall be reconstructed
With curb, gutter and sidewalk to match existing adjacent street improvements. This works shall be
completed and accepted before a Permit of Occupancy is issued or the building is occupied per
Fresno Municipal Code (FMC) 1 1-209
❑
S. Submit Engineered Street Construction Plans to the Public Works Department.
6. Submit Street Lighting Plans to the Public Works Department, Traffic Engineering.
7. Deed(s) of easement(s) for the required dedication(s) shall be prepared by the owner/developer's
engineer and submitted to the City with verification of ownership PRIOR TO ISSUANCE OF
BUILDING PERMITS.
❑ 8. Any construction on State Highways must conform to both City of Fresno and State Division of
Highways Specifications.
f 9. Construct concrete driveway approach to Public Works Standard(s) Z and P-4.
❑ 10. Construct a street-type approach to Public Works Standard(s) P-76/P-77.
11. Construct concrete curb ramp to Public Works Standard P- Z S
❑ 12. Construct concrete sidewalks, curbs and gutters to Public Works Standard P-5.
❑ 13. Install feet of AC paving to Public Works Standard Specifications (To be measured from
curb face).
14. Install 30" state standard "STOP" sign(s) at location(s) shown. Sign shall be mounted on a 2"
galvanized post with the bottom of the sign 7" above ground; located behind curb and immediately
behind major street sidewalk. Arterial Streets: A "RIGHT TURN ONLY" sign is also required at
same location, install 30" x 36" State Standard sign immediately below the "STOP" sign on the
same post.
❑ 15. The submitted project site is located within the City of Fresno's URBAN GROWTH
MANAGEMENT (UGM) AREA. UGM IMPROVEMENTS ARE REQUIRED. Submittal of
Engineered Construction plans for Public Works approval must be made PRIOR TO ISSUANCE
OF BUILDING PERMITS. Contact the Public Works Department, Traffic Planning Section @
559-621-8800 for details.
X16. Underground all existing offsite overhead utilities within the limits of this site/map as per Fresno
Municipal Code (FMC) Section 12-1011 and Resolution No. 78-522/88-229.
ate City of Fresno Standard Specifications
PROJECT NO: 5 - 07-
and — �]Z
Drawings available at
o www.fresno.gov
PAGE 2 of 2 City of Fresno•TRAFFIC PLANNING SECTION Tn,l'ic Plunning Section cuhrq.preads1rei4
City of
1=4.1 Ii/
F—ff I e a P V4OR
DEPARTMENT OF PUBLIC UTILITIES
Date: May 25, 2007
To: WILL TACKETT, Planner II
Planning and Development Department, Advance Planning
From: CHRIS WEIBERT, Management Analyst II
Public Utilities Department, Administration
Subject: S-07-092 is a request to establish a new 8,178 square foot veterinary facility, along with 3
other buildings in a unified center, ranging in square footage from 4,336 to 6,605, for future
use as retail and commercial. This project is situated on approximately 1.9 acres of presently
vacant property, with the exception of one residence which will either be moved or demolished
prior to development, and is located on the corner of East Ashlan and North Barton Avenues;
just west of State Route 168.
Requirements
Sanitary sewer facilities are available to provide service to the site subject to the following requirements:
On-site sanitary sewer facilities shall be private.
Separate sewer house branches are required for each lot.
Recommend trees planted within the Pubic Utilities Easement be shallow root trees.
Bring street furniture to existing grade.
Fees
The following Sewer Connection Charges are due and shall be paid for the Project:
Sewer Lateral Charge
Oversize Sewer Charge
Sewer Facility Charge (Non-Residential)
Upon connection of this Project to the City Sewer System the owner shall be subject to payment of
Sewer Facility charges per Fresno Municipal Code Section 9-505.1 and 9-505.2. Sewer Facility Charges
consist of two components, a Wastewater Facilities Charge and Trunk Sewer Charge where applicable.
Sewer Facility Charges are collected after occupancy on a bi-monthly basis over time based on metered
(water or sewer effluent) usage. The developer may contact the Department of Public Utilities (559)
621-8554 to receive an estimated cost of the Sewer Facility Charges applicable to the project (based on a
constant sewer discharge and loading (Biochemical Oxygen Demand [BOD] and Total Suspended Solids
[TSS] levels anticipated) at the current rates in effect, at that time, per Fresno's Master Fee Resolution.
The developer shall provide data regarding estimated sewer discharge rates [flow] and loading
[BOD/TSS levels] required for calculating the estimated charges.
Pagel of 2
Comments
Trunk Service Basin Orange
Page 2 of 2
amity of
DEPARTMENT OF PUBLIC UTILITIES
Date: May 25, 2007
To: WILL TACKETT, Planner II
Planning and Development Department, Advance Planning
From: CHRIS WEIBERT, Management Analyst II
Public Utilities Department, Administration
Subject: S-07-092 is a request to establish a new 8,178 square foot veterinary facility, along with 3 other
buildings in a united center, ranging in square footage from 4,336 to 6,605, for future use as
retail and commercial. This project is situated on approximately 1.9 acres of presently vacant
property, with the exception of one residence which will either be moved or demolished prior
to development, and is located on the comer of East Ashlan and North Barton Avenues;just
west of State Route 168.
Req uirements
Water facilities are available to provide service to the site subject to the following requirements:
On-site water facilities shall be private.
Separate water services with meter boxes shall be provided for each lot.
Bring street furniture to existing grade.
Seal and abandon existing on-site well 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.
Fees
Payment for installation of water service(s) and/or meter(s) is required.
Water Connection Charges are due and shall be paid for the Project.
Page 1 of 1
City of
-0 1w's
DEPARTMENT OF PUBLIC UTILITIES
Date: May 25, 2007
To: WILL TACKETT, Planner II
Planning and Development Department, Advance Planning
From: CHRIS WEIBERT, Management Analyst II
Public Utilities Department, Administration
Subject: 5-07-092 is a request to establish a new 8,178 square foot veterinary facility, along with 3.other
buildings in a unified center, ranging in square footage from 4,336 to 6,605, for future use as
retail and commercial. This project is situated on approximately 1.9 acres of presently vacant
property, with the exception of one residence which will either be moved or demolished prior
to development, and is located on the comer of East Ashlan and North Barton Avenues;just
west of State Route 168.
Does Project Affect Your Agency/Jurisdiction
Yes - Project will be serviced by Solid Waste Division
Sugestions to Reduce Impacts/Address Concerns
Show fully drawn enclosures with center wall and gates.
Three cells required for restaurants. It appears there is going to be a drive-thru, is this a proposed
restaurant?
Enclosure shall be constructed on a level surface.
Recommended Conditions of Approval
Project will be serviced by Solid Waste Division.
Enclosure shall be built in accordance with current Solid Waste standards.
Current Solid Waste Standard Attached
Additional Information
Revise plans to address concerns stated above and resubmit for approval.
Need answers to questions stated above.
Make sure developer/contractor receives copy of current Solid Waste Standards.
Page I of I
General Notes:
1. AJI site plans must have the signature approval of a Solid Waste Management Dfvislon representative
2. Containers used at all places net served from alleys shall be placed for collection at service locations
approved by the Public Works Director, but shall not be stored in the public right—of—way.
3. The design of any new, substantially remodeled or expanded building or other facility shall provided for
proper storage or handling which will accommodate the solld waste loading anticipated, and which will
allow for efficient and safe waste removal or collection.
4. The operator shall plan with the property owner and/or occupant as to placement of storage containers
to minimize traffic, aesthetic and other problems both an the properly, and for the general public.
5. Below Is a checklist of requirements reviewed for a site plan:
a. Refuse, recyclables, and grease barrels shalt be stored for later removal from the premises in an
area that is screened from view of the public streets by a sight barrier. Such sight barriers are to be
built using (8") eight inch concrete block at a height of (6') six feet.
b. Enclosures built in (Industrial zones) M-1, M-2. M-3, and CM zones requiring director approval may
eliminate walls as long as it is not visible from a main strecL For this design the curbing will be (12')
twelve inches wide on bath aides, (18") eighteen inches deep along the rear with a (32") thirty two inch
wide curb separating the two compartments_ Curbing must be reinforced with rebar and at a height of
(10' ten inches. WI cnclosurca must be a minimum of (18') eighteen inches from the nearost curb.
All other Public Works design requirements must be met during review.
c. The storage area shall be of sufficient size to accommodate enough containers to handle the accumulation
of waste and recyclables generated between collections_ For a single bin up to (B) six cubic yards
In capacity, a storage area with Inner dimensions (10') ten feet by (10') feet is the minimum.
There should be wheel strips (12-) twelve inches from side walls and (I8") eighteen inches from rear wall
and at a height of (10") ten inches_ These Features are included in order to reduce the possibility of
damage to the enclosure itself.
d. Service access to enclosure shall be a minimum unencumbered opening of (8') eight feet. The gate
to be used, shall be built of metal so that bins cannot be seen when gates are closed
and shall be mounted on the outer surface of enclosure as to not protrude into Bervice access opening.
Hardware latches should be a heavy guage locking gate latch. Two gates are required on each cell
with the exception of the grease barrel cell.
s. The floor or bottom surface of the collection area shall be made of concrete, (SLOPED) (19.) one
percent to the front, and there shall not be any drainage gutter in front of entrance. The floor shall not
slope to the back or sides of the enclosure to allow drainage to the rear of the area or cause any
standing water within the enclosure. it shall be constructed so the collection vehicle can drive directly
into the pockets of the containers without any obstructions:
f. Ingress and egress shall have an unobstructed overhead clearance of (16') sixteen feet and shall be not
less than (18') eighteen feet wide and capable of accommodating a truck with a (250") two hundred
fifty inch wheelbase, a (442) forty four foot turning radius and a support weight of (30) thirty tons.
Area shall be unobstructed and so configured that a truck will be able to make a round trip from the
public right—of—way to the collection area and return without excessive backing into a traffic lane or a
public thoroughfare. Backing around a building IS Not allowed. At no time shall a truck be required to
back in excess of (45') forty—five feet.
q. Bin enclosure gates and sarvicc arca should not open into or be a part of a parking stall or loading zone.
In. Service sites shall be at least (40') forty feet away from entrance and exits to eliminate trucks from sticking
out Into the roadway while waiting to access enclosure and allow trucks enough space to clear gate
on exiting while waiting to merge with traffic.
i. The enclosure(s) shall accommodate refuse bins, recycle bins and a grease barrel when applicable.
Neither the wastes nor recycling container should be required to be moved in aider to service the other.
Crease barrels may not be placed in the same area of the enclosure with refuse or recyclables.
j. Sfgnage Is required to clearly Identify all recycling, solid waste collection and loading areas and the
materials accepted therein. This signage shall be placed at all points of direct access to recycling,
solid waste and loading areas on, or adjacent to, the recyclable and solid waste material containers.
k. Sites utilizing compactors must leave (80') sixty feet of clearance in front of the unit for loading and unloading.
TYPICAL REFUSE CONTAINER REF. & Rev. an of FRESNO
MAR. 2006
ENCLOSURE DETAILS P - 34
ENCLOSURE SCALE / STANDARD ENCLOSURE SCALE / RESTAURANT
1a s �10 8"�
CURB CURB
Gate Posts :s' CONCftEfI BLacc Gate Pasts s`-COR 'BiocM
Metal s'
A1`1
Doors GREASE
BARREL
Metal t l0 hm1w TRASH V
Doors OPE 10
\ ORAN 0Ur - Gate Posts e_7 CONCRETt BLOCK
DOOR 10" N
cacl+Ers cups
t �
A
Cate Posts—+ - '$' CONCRETE BLOCK ',. 22 / ��6 x ri -.
Metal lo/lo -ww TRASH 11'
Doors MOPEDRAN CUT
RECYCLE DOOR 'o-"
CONGRE(E cuT:s
Metal-' 1 1a L, + '
Doors OPE ra 11'
\ DRAIN our Gate Posts -:a- CDNCRETE BLOC1r ♦ 27'
DOOR
orcRETE cups t
Gate Posts .B'-LDNCREM at.acat i e 6
RECYCLE
Metal 1wNw
Doors SEA ToOR
�--10' a-� \ DOORS lc H
ENCLOSURE SCALE CURB ONLY OONCRETE CUM
ZDNES—M1,M2,M3, & CM ONLY Cata Posts CaNCfiETE13LCLp1(•+
�tD' a'� CURB
General Notes: 10• g-
12"WIDE CURB= ..
1. All construction shall comply with the Fresno
Municipal Cade.
TRASH 2. Grout all cells.
3. All masonry units shall comply with the latest
10210E TwaW ; 11' adopted California Building Code and U.B.C. standard
DRAN OUT lEe 24-4 Grade N.
DOOR 10'H w 4, All masonry walls shall be inspected by the City of Fresno.
CONCREIE CURB -I _ 5. Depth of footings ars into natural undisturbed
�. a, •D soil or tested and approved compacted filL "" r
M MDE:bURB E _ 22' 5. All masonry units shall be minimum fpm=1500 psi.
C 7. Reinforcing steel shall .be deformed bar, min_ Crade 40.
u 8. Footing concrete shall be a minimum 2000 psi at 28 days.
RECYCLE R 9. Mortar shall be type—S (minimum 1800 psi at 28 days).
10%10 www -B". One (1) part cement, Type-1
DRAM p r 11' One—half (1/2) part lime putty or hydrated Gree.
ODOR 10'H -'�•. I t8' Four and one—half (4 1/2) parts sand (maximum).
CONCRETE ax1RB 1D. Grout shall be a minimum 2000 psi at 28 days. -
,�_ Dns (1) port cement.
12'wID'' turas'. _ Three (3) parts sand.
Two (2) parts pea gravel.
11. Finish pad elevation to be flush with grade at access pavement.
1D' B' 12. Any gate hinges should be located on the outside.
Flush Mo3onary Cap 13, Metal doors are required on all enclosures, chain link is not
or Rounded Grout Cap acceptable.
14. 8" concrete block to be used for walls.
#4 Bar Continuous (Hoerr) 15. 2 cells are required for commercial/industrial buildings.
8" std. Masonry Unit 16, 3 cells are required for restaurants.
f4 Bars (vert.) 0 32" O.C.
' 18'
1Z- _ 10,
Finished Grade,
1 D" See Note 5.
4" a.-
Finished Grooe• 0 ' _ •,ate
See Note "
_ tw• I . I
Z–f 4 Bare
2–#4 Bare
View "A-A" Typical Section wl Concrete Block Wall View "B—B"
TREF. & REV. CITY OF FRESNO
TYPICAL REFUSE CONTAINER
MAR 20x6
ENCLOSURE DETAILS P - 33
(-"!ty 01i
FRESN44` .,;w
DEPARTMENT OF PUBLIC UTILITIES
Date: June 27, 2007
To: WILL TACKETT, Planner Il
Planning and Development Department, Advance Planning
From: CHRIS WEIBERT, Management Analyst 11
l Public Utilities Department, Administration
�.I
Subject: PM-2007-12 for approximately 2.01 acres of property located on the southeast corner of the
intersection of East Ashlan and North Barton 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
DEPARTMENT OF PUBLIC UTILITIES
Date: June 28, 2007
To: WILL TACKETT, 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-2007-12
General
PM-2007-12 proposes approximately a 2.01 acres of property located on the southeast corner of the
intersection of East Ashland and North Barton 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 mains to serve the proposed project are an 8-inch sewer main located in North
Barton Avenue. 15-inch sewer main located within a 20-foot easement on the south side of East Ashlan
Avenue. Sanitary sewer facilities will be available to provide service to the site subject to the following
requirements:
1. Sanitary sewer connection shall not be allowed to the existing 15-inch sanitary sewer main in
North Barton Avenue. Sewer main is reserved for Fresno Save Mart Center.
2. Separate sewer house branches are required for each lot.
3. Permanent structures shall not encroach the existing 20-foot public utilities easement.
4. Abandon all existing on-site private sanitary septic systems.
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
WATER DIVISION
Date: June 18, 2007
To: DOUG HECKER, Supervising Engineering Technician
Department of Public Utilities, Administration
Through: MICHAEL CARBAJAL, Supervising Engineering Technician
Department of Public Utilities, Water Division
From: ANITA LUERA, Senior Engineering Technician
Department of Public Utilities, Water Division
Subject: WATER REQUIREMENTS FOR TENTATfVE PARCEL MAP NO. 2007-12
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.
TIPROJMIMECMConditions of ApprovaNPM 2006-49 071807.doc
City of
I-ff It li
FIRE DEPARTMENT
Date: May 30, 2007
To: WILL TACKETT, Planner II
Planning and Develo ment Department , Advance Planning
From: MIKE SCHMIDT, Supervising Fire Prevention Inspector
Fire Department, Fire Prevention & Investigative Services
Subject: S-07-092 is a request to establish a new 8,178 square foot veterinary facility,
along with 3 other buildings in a unified center, ranging in square footage from
4,336 to 6,605, for future use as retail and commercial. This project is situated
on approximately 1.9 acres of presently vacant property, with the exception of
one residence which will either be moved or demolished prior to development,
and is located on the corner of East Ashlan and North Barton Avenues;just
west of State Route 168.
Hydrants
Developer must install on-site hydrant. See Plan for location. Provide fire hydrant flow
of 1500 GPM 8" water main minimum
Fire hydrants shall be installed, tested, approved, and all surface access roads shall be
installed and made serviceable prior to and during the time of construction. The hydrant 4
1/2" outlet shall face the access lane.
Cit;; of
r
FIRE DEPARTMENT
Date: July 05, 2007
To: WILL TACKETT, Planner II
Planning and Development Department , Advance Planning
From: MIKE SCHMIDT, Supervising Fire Prevention Inspector
Fire Department, Fire Prevention & Investigative Services
Subject: PM-2007-12 for approximately 2.01 acres of property located on the southeast
corner of the intersection of East Ashlan and North Barton Avenues.
General
Provide approved covenant/s for shared fire fighting access and water supply for
landlocked parcel "C" and other parcels.
City of
IIMIedM�
Cr01 i
DATE: August 7, 2007
TO: Will Tackett, Planner III
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 DivisionM
SUBJECT: Tentative Parcel Map 2007-12, Public Works Conditions of Approval
Location: Southeast corner of North Barton Avenue and East Ashlan Avenue
Owner: Richard and Marian Holm
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 rior to
perfection of this parcel map.
General Conditions
✓Repair or replace all existing damaged and/or off-grade offsite concrete improvements as
determined by the City of Fresno Public Works Department, Construction Management Division,
(559) 621-5500.
•� 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.
Page 1 of 2
T:\TRAFFIC ENGINEERING\Traffic Planning\Parcel Maps\CONDITIONS OF APPROVAL FOR PARCEL MAPS\TentPM200712 Ashlan&
Barton.doc
Major Streets:
East Ashlan Avenue: Arterial (100') (per Co. O.P.L. #49-a1, City O.P.L. # 2)
1. Vacate property behind reverse curve, to align 10' behind existing curb face, along East Ashlan
Avenue and adjacent to Parcel "B". A feasibility study for all required vacations of existing public
rights of way is required to be completed rior to the approval of the tentative map. Contact Alan
James of the Public Works Department at (559) 621-8693.
2. If not existing, construct concrete curb and gutter, built to a 10' pattern, in accordance with Public
Works Standard P-5.
3. 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-7
for Arterial Streets.
North Barton Avenue: Local (64'-84') (per DD # 12)
1. If not existing, construct concrete curb and gutter, built to an 8' pattern, in accordance with Public
Works Standard P-5.
2. Relocate existing street light to a location that is 135' south of East Ashlan Avenue and construct an
underground street lighting system (1 light) in accordance with Public Works Standard E-2 within
the limits of this map. Spacing and design shall conform to Public Works Standard E-9 for Local
Streets.
ON SITE REQUIREMENTS
1. Landlocked parcels are prohibited, provide for cross access to North Barton Avenue,
identify on Map.
2. For access to both driveways, a cross access agreement between all parcels will be
required prior to issuance of building permits.
Page 2of2
T:\TRAFFIC ENGINEERING\Traffic Planning\Parcel Maps\CONDITIONS OF APPROVAL FOR PARCEL MAPS\TentPM200712 Ashlan&
Barton.doc
He No. =10.41?
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
PUBLIC AGENCY DEVELOPER
Mr. Gil Haro, Planning Manager RICHARD HOLM
Planning & Development Department 2054 LESTER
City of Fresno CLOVIS, CA. 93619
2600 Fresno Street -
Fresno, CA 93721
PROJECT NO. 2007-092 PRELIMINARY FEE(S) (See below)
DRAINAGE A " C JJ DRAINAGE AREA C "
$12,150.00
DATE fo /C)7 DRAINAGE AREA JJ 51,777.00
APN 438-021-21,09 TOTAL FEE $13,927.00
ADDRESS 4166 N. BARTON AVE.
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 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 issuance of a building permit at the rates in effect at the time of such issuance. The fee
indicated above is valid through February 29, 20 08 based on the site plan submitted to
the District on 05/25/07 Contact FMFCD for a revised fee in cases where changes are
ft4made in the proposed site plan which materially alter the proposed impervious area.
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.
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.
2007-092 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
FRESNO NIETROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page? of 4
e) When the actual costs incurred in constructing Master Plan facilities exceeds the
drainage fee obligation, reimbursement will be made for the excess costs from future
fees collected by the District from other development.
Approval of this development shall be conditioned upon compliance with these District
Requirements.
1. a. Drainage from the site shall be directed to
X b. Grading and drainage patterns shall be as identified on Exhibit No. 1 ,4-2)
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. las "Master Plan Facilities
to be constructed by Developer".
X None required.
;. 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
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, necessitating appropriate floodplain
management action. (See attached Floodplain Policy.)
2007.092 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 subject site contains a portion of a canal or pipeline that is used to manage recharge,
storm water, and/or flood flows. The existing capacity must be preserved as part of site
.development. Additionally, site development may not interfere with the ability to
operate and maintain the canal or pipeline.
7. The Federal Clean Water Act and the State General Permits for Storm Water Discharges
Associated with Construction and Industrial Activities (State General Permits) require developers
of construction projects disturbing one or more acres, and discharges associated with industrial
activity not otherwise exempt from National Pollutant Discharge Elimination System (NPDES)
permitting, to implement controls to reduce pollutants, prohibit the discharge of waters other than
storm water to the municipal storm drain system, and meet water quality standards. These
requirements apply both to pollutants generated during construction, and to those which may be
generated by operations at the development after construction.
■
a.
State General Permit for Storm Water Discharges Associated with Construction
Activities, approved August 1999, (modified December 2002.) A State General
Construction Permit is required for all clearing, grading, and disturbances to the ground
that result in soil disturbance of at least one acre (or less than.one acre if part of a larger
common plan of development or sale). Permittees are required to: submit a Notice of
Intent to be covered and must pay a permit fee to the State Water Resources Control W4
Board (State Board), develop and implement a storm water pollution prevention plan, '
eliminate non-storm water discharges, conduct routine site inspections, train employees in
permit compliance, and complete an annual certification of compliance.
Aft
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.
2007.092 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
FRESNO NIETROPOLITAN 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.
8. 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.
9. 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.
10. X See Exhibit No. 2 for additional comments, recommendations and requirements.
Gerald E. Lakeman CJ��` Project Engineer: Ric o s
District Engineer
C: ERIC BOWER
BMY CONST-GROUP, INC.
5493 E. OLIVE AVE.
FRESNO, CA. 93727
2007.092 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
NOTE:
THIS DRAWING IS SCTM L-\TIC,
1 DISTANCES ARE APPRQXL%AATi'..
AUSTIN
l BASIN "C"
° ° i
24-
r
24'ASHLAN
1
k1
SPS �] ^ $
t'�li`Irl7 1'F •
2007-092
��il •acv P, yt'r
BUCKINGHAM
z /
O
Q
/
"Jill
j
HAMPTON
I
BASIN
"BDCOB"
LEGEND
G— — — Existing MasterPlan Facilities
Existing Master Plan Outfall
Existing Basin Relief Pump
Direction Of Drainage
-————— Inlet Boundary SCALE 1'r=200'
Drainage Area Boundary
SPR 2007-092.
DRAL(AGE AREAS:
art;: EXHIBIT N0. 1
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
DRANK BY. MQFj DATE: 5=7
�cis�a,�.�ntnw[SSAf]cHIBIPLITYSPRli0B7-09lCuv
OTHER REQUIREMENTS
EXHIBIT NO. 2
Our records indicate that there may not be continuous existing curb and gutter to convey runoff to the
MasterPlan inlet located at Hampton Way and Cedar Avenue. The developer shall be required to
provide documentation and/or improvements satisfactory to the City of Fresno to allow for
conveyance of storm water to the inlet location for that portion of storm runoff in drainage area"JJ".
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 proposed underground parking identified with this project will need to be isolated from intrusion
of storm water runoff and the method of removing any nuisance waters will need to be reviewed and
approved by the District prior to implementation.
Development No. SPR 2007-092
engr\perm it\exhibit2\2007\c ity-spy\2007-092(rl)
He No. 2 10.4 1 1
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
PUBLIC AGENCY DEVELOPER
Mr. Gil Haro, Planning Manager Richard & Marian Holm
Planning& Development Department 2054 North Gateway Blvd.
City of Fresno Fresno, CA. 93727
2600 Fresno Street -
Fresno, CA 93721
MAP NO. 2007-012 PRELIMINARY FEE(S) (See below)
DRAINAGE ARE (S) 11C JJ DRAINAGE AREA ItC $1,088.00
DATE ��2(v27 DRAINAGE AREA JJ $146.00
TOTAL FEE $1,234.00
The proposed development will generate storm runoff which produces potentially significant
environmental impacts and which must be properly discharged and mitigated pursuant to the
California Environmental Quality Act and the National Environmental Policy Act. The O
District in cooperation with the City and County has developed and adopted the Storm
Drainage and Flood Control Master Plan. Compliance with and implementation of this
Master Plan by this development project will satisfy the drainage related CEQA/NEPA impact
of the project mitigation requirements.
The proposed development shall pay drainage fees pursuant to the Drainage Fee Ordinance
prior to approval of the final map at the rates in effect at the time of such approval. The fee O
indicated above is based on the tentative map. Contact the FMFCD project engineer prior to
approval of the final map for the fee. O
Considerations which may affect the fee obligation(s) or the timing or form of fee payment: y
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 j
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.
2007-012 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 2 of 4
e) When the actual costs incurred in constructing Master Plan facilities exceeds the
drainage fee obligation, reimbursement will be made for the excess costs from
future fees collected by the District from other development.
Approval of this development shall be conditioned upon compliance with these District
Requirements.
1. a. Drainage from the site shall be directed to
X b. Grading and drainage patterns shall be as identified on Exhibit No. 1 //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
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, necessitating appropriate
floodplain management action. (See attached Floodplain Policy.)
2007-012 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. Nq
X Does not appear to be located within a flood prone area. 00
6. The subject site contains a portion of a canal or pipeline that is used to manage 43
recharge, storm water, and/or flood flows. The existing capacity must be preserved
as part of site development. Additionally, site development may not interfere with
the ability to operate and maintain the canal or pipeline.
7. The Federal Clean Water Act and the State General Permits for Storm Water Discharges
Associated with Construction and Industrial Activities (State General Permits)require
developers of construction projects disturbing one or more acres, and discharges associated with
industrial activity not otherwise exempt from National Pollutant Discharge Elimination System
(NPDES) permitting, to implement controls to reduce pollutants, prohibit the discharge of waters
other than storm water to the municipal storm drain system, and meet water quality standards.
These requirements apply both to pollutants generated during construction, and to those which O
may be generated by operations at the development after construction.
■
a. State General Permit for Storm Water Discharges Associated with Construction
Activities, approved August 1999, (modified December 2002.) A State General
Construction Permit is required for all clearing, grading, and disturbances to the ground
that result in soil disturbance of at least one acre (or less than one acre if part of a O
larger common plan of development or sale). Permittees are required to: submit a O
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 in permit compliance, and complete an annual O
certification of compliance.
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.
2007-012 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 recornmended 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.
8. 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.
9. 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.
10. X See Exhibit No. 2 for additional comments, recommendations and requirements.
Gerald E. Lakeman Project Engineer: Rick Lyo s
District Engineer
C: RABE Engineering Inc.
2021 N. Gateway Blvd.
Fresno, CA. 93727
2007-0i2 5469 E.OLIVE - FRESNO,CA 93727 - (559)4S6-3292 - FAX(559)456-3194 Two sided document
NOTE:
THIS DRAWING IS SCHEMATIC,
I DISTANCES ARE APPROXIMATE.
AUSTIN N /
I BASIN "C"
0 0
24-
24-
24"
4-24"24" r
P
_ 110,1 CO.
"JJ"
TPM
2007-012
�b /
BUCKINGHAM /
O
Q
m '
------------------�
HAMPTON
BASIN
i
i "BDCDB"
� I �
LEGEND
o—• — — Existing Master Plan Facilities
op Existing Master Plan Outfall
Existing Basin Relief Pump
-- Direction Of Drainage
————— — Inlet Boundary SCALE 1"=200'
Drainage Area Boundary TPM 2007-012
DRAINAGE AREAS:
11 C 11&11 7 711
FAN� EXHIBIT N0. 1 11j
l
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
DRAWN BY: MDHiI DATE: 8119101
ICV1Wac8doWGS10EI(HIBITUTYPWMI-012dwg REVISED BY: — DATE: —
OTHER REQUIREMENTS
EXHIBIT NO. 2
Our records indicate that there may not be continuous existing curb and gutter to convey runoff to the
Master Plan inlet located at Hampton Way and Cedar Avenue. The developer shall be required to
provide documentation and/or improvements satisfactory to the City of Fresno to allow for
conveyance of storm water to the inlet location for that portion of storm runoff in Drainage Area
«JJ„
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.
Development No. TPM 2007-012
engr\perm it\exhibit2\2007\city-tpm\2007-012(rl)
DEPARTMENT OF PUBLIC WORKS
TO: Will Tacket Planner III
Planning Division
FROM: Hilary Kimber, Parks Supervisor II (559.621.8794)
DATE: June 22, 2007
SUBJECT: Tentative Parcel Map 2007-12
The Department of Public Works offers the following comments regarding TPM 2007-12
One tree is required per new lot or 60' of frontage, whichever is greater.
The recommended varieties are:
E. Ashlan Avenue Celtis australis (European Hackberry)(3 tree Parcel A; 1 tree Parcel B)
N. Barton Avenue Platanus acerifolia `Columbia' (Columbia Sycamore) (3 trees Parcel A; 2
trees Parcel D)
DEPARTMENT OF PUBLIC WORKS
TO: Will Tacket, Planner
Planning Division
FROM: Hilary Kimber,Parks Supervisor II (559.621.8794
DATE: June 29, 2007
SUBJECT: SITE PLAN REVIEW APPLICATION NO. S-07-092
The Department of Public Works offers the following comments regarding plans for the property located
at 4166 N. Barton Avenue:
GENERAL REQUIREMENTS
1. The Fresno Municipal Code requires street trees to be planted at rninimum rate of 60-foot
intervals along street frontages. Because the existing sidewalk is monolithic, the Public Works
Department will accept onsite trees in-lieu —of street trees. These trees will be planted within ten
(10) feet of the back of the sidewalk to qualify as street trees. Five (5) trees are required on North
Barton Avenue and five (5) trees are required on East Ashlan Avenue.
2. The Site Plan Designed by The Vernal Group shows five (5) Pistacia chinensis (Chinese
Pistache) that would be acceptable and there are five (5) Pistacia chinensis (Chinese Pistache)
located on East Ashlan Avenue that would also meet these requirements if planted within the ten
(10) foot area behind the sidewalk. (Please refer to attached Site Plan Landscape Design).
<� OFFICE OF
I��ESI'�TO
II�d��I ATIOl I I►�TR�IC�
TELEPHONE(559)233-7161
FAX(559)233-8227
•. 2907 S.MAPLE AVENUE
FRESNO,CALIFORNIA 93725-2218
YOUR MOST VALUABLE RESOURCE-WATER
June 15, 2007
� r
Mr. Will Tackett
City of Fresno Planning Division ..`' Q J/
f'
2600 Fresno Street Third Floor
Fresno, CA 93721-3064
RE: TPM No. 2007-12, APN: 438-021-09 & 21, 4166 North Barton Avenue
Dear Mr. Tackett:
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 321 or sbloem ,fresnoirrigation.com
Sincerely,
Steve Bloem
Engineering Technician I
G AAgencies\City\PM2007-12.doc
BOARD OF President JEFFREY G. BOSWELL, Vice-President JEFF NEELY
DIRECTORS EDDIE NIEDERFRANK,STEVE BALLS,TOM E.STEFFEN,General Manager GARY R.SERRATO
� co U�
County of Fresno
ag56O Department of Community Health
Edward L. Moreno, M.D., M.P.H.
�jZES Director—Health Officer
May 30, 2007 t 999999999
(N � L00013723
PE 2602
Will Tackett °
City of Fresno
Development Department
2600 Fresno Street
Fresno, CA 93721
Dear Mr. Tackett:
PROJECT NUMBER: S-07-092
PROJECT DESCRIPTION AND LOCATION: Request to establish a new 8,178 square foot
veterinary facility, along with three other buildings in a unified center, ranging in square footage
from 4,336 to 6,605, for future use as retail and commercial. This project is situated on
approximately 1.9 acres of presently vacant property (with the exception of one residence which
will either be moved or demolished prior to development) and is located on the corner of East
Ashlan and North Barton Avenues; just west of State Route 168.
APN: 438-021-21, 09 Zoning: M-1/cz Address: 4166 North Barton Avenue
Comments/Concerns:
• Since specific tenants for this application have not been identified, the full range of M-1 uses
must be considered. The potential adverse impacts could include (but are not limited to)
storage of hazardous materials and/or wastes, medical waste, solid waste, water quality
degradation, excessive noise, and odors.
Recommended Conditions of Approval:
• Future tenants may be required to obtain a Medical Waste Permit from the California
Department of Health Services, Medical Waste Management Program. Call (916) 449-5671
for more information.
• Should a retail food establishment be proposed, prior to issuance of building permits, the
applicant or future tenant shall submit complete food facility plans and specifications to the
Fresno County Department of Community Health, Environmental Health Division, for review
and approval. Contact the Consumer Food Protection Program at (559) 445-3392 for more
information.
• Prior to operation, future tenants may be required to apply for and obtain a license to sell
alcoholic beverages. Contact the California Alcoholic Beverage Control Department at (559)
225-6334 for more information.
• Prospective tenants should be advised that construction and operating permits may be
required by the State of California, Department of Health Services for wholesale food
1221 Fulton Mall/P.O. Box 11867/Fresno, California 93775/(559)445-3357/FAX(559)445-3379
Equal Employment Opportunity•Affirmative Action•Disabled Employer
Will Tackett
S-07-092
May 30, 2007
Page 2 of 3
manufacturing. Contact the staff at the Division of Food and Drug at (559) 445-5323 for
more information.
• Any tenant proposing to utilize hazardous materials or create hazardous wastes, shall, prior
to occupancy, complete and submit either a Hazardous Materials Business Plan or a
Business Plan Exemption form to the Fresno County Department of Community Health,
Environmental Health Division. Contact the Certified Unified Program Agency at (559) 445-
3271 for more information.
• All hazardous waste shall be handled in accordance with requirements set forth in the
California Health and Safety Code, Chapter 6.5. This chapter discusses proper labeling,
storage and handling of hazardous wastes.
• Any tenant proposing to utilize underground storage tank systems shall, prior to issuance of
building permits, submit three (3) sets of complete plans and specifications regarding the
installation of any underground storage tanks to the Fresno County Department of
Community Health, Environmental Health Division. Contact the Certified Unified Program
Agency at (559) 445-3271 for more information.
• Any tenant proposing to utilize aboveground petroleum storage tanks may have to file a
statement regarding the use of such with the State of California, Water Resource Control
Board. Contact the Division of Clean Water Programs at (916) 739-2670 for more
information.
• The applicant should be advised of the State of California Public Resources Code, Division
30; Waste Management, Chapter 16; Waste Tire Facilities and Chapter 19; Waste Tire
Haulers, which may require the Owner/Operator to obtain a permit from the California
Integrated Waste Management Board (CIWMB). Contact the CIWMB, Tire Unit Perrnit
Branch, at (916) 255-3896 for additional information.
The following comments pertain to the removal and/or demolition of the existing
structure.-
0
tructure:• Should the structure have an active rodent or insect infestation, then the infestation
should be abated prior to demolition of the structure in order to prevent the spread of
vectors to adjacent properties.
• In the process of demolishing the existing structure, the contractor may encounter
asbestos containing construction materials and materials coated with lead based
paints.
If asbestos containing materials are encountered, contact the San Joaquin Valley Air
Pollution Control District at (559) 230-6000 for more information.
• If lead based paints are suspected to have been used in the structure, then the
contractor hired to demolish the existing structure should contact the following
agencies for possible new regulations regarding their removal:
Will Tackett
S-07-092
May 30, 2007
Page 3 of 3
San Joaquin Valley Air Pollution Control District at (559) 230-6000 for more
information.
State of California, Industrial Relations Department, Division of Occupational
Safety and Health, Consultation Service (CAL-OSHA) at (559) 454-5302 for more
information.
• Any construction materials deemed hazardous as identified in the demolition
process must be characterized and disposed of in accordance with current federal,
state, and local requirements.
• Should any underground storage tank(s) be found on the premises, the applicant
shall apply for and secure an Underground Storage Tank Removal Permit from the
Fresno County Department of Community Health, Environmental Health Division.
Contact the Certified Unified Program Agency at (559) 445-3271 for more
information.
• Prior to occupancy, any water wells on the subject property must be properly
destroyed. The destruction and construction of wells can only be completed by a
licensed C-57 contractor. The Department of Community Health is available to
provide consultation in cooperation with your city in order to encourage the proper
destruction of wells and safeguard our water quality. City staff may contact Ed
Yamamoto, Water Surveillance Program, at (559) 445-3357 for more information.
REVIEWED BY.
Glenn Allen, Env' o mental Health Specialist III
(559) 445-3357
ga
cc: Baruti/Casagrande/Tolzmann, Environmental Health Division
Vince Mendes, Environmental Health Division (CT 5202)
Steven Rhodes, Environmental Health Division
S-07-092 Holm
San Joaquin Valley
AIR POLLUTION CONTROL DISTRICT
June 4, 2007
Will Tackett ��� ED ;.`
City of Fresno `� '� `u'' ''
Planning and Development Department PIANNiNq ANd
V i
2600 Fresno Street, 3 Floor DEVEIOpMEM'
Fresno, CA 93721
Project: Site Plan Review Application No. S-07-092
Subject: CEQA comments regarding the development of a veterinary facility and three
retail buildings in a unified center
District Reference No: 200701016
Dear Mr. Tackett:
The San Joaquin Valley Unified Air Pollution Control District (District) has reviewed the..:,,,,.
project referenced above and offers the following'comments:;
The San Joaquin.,Valley Air Basin,,is currently designated as, serious non-attainment for
Ozone and non-attainment..(no classification) .for. PM2.5. -.On October 30, 2006, the US
EPA found that the San Joaquin Valley had attained the PM10 standard. The US EPA
based its determination upon monitoring, data demonstrating that the ambient air quality
had met the requirements for attainment, The US EPA's finding does not change the
District's classification as a serious PM10 non-attainment to attainment area. However,
re-designation from serious non-attainment to attainment requires additional
dcc!um.ent.-tion and :" ill.nGcur of some future date.
Findings of Significance
This project would contribute to the overall decline in air quality due to construction
activities in preparation of the site, and ongoing traffic and other operational emissions.
Based on the information provided, the District expects that the project would not exceed
the. District's- Thresholds of Significance: for,ozone precursors_of 10 .tons per year of
.reactive organic gases (ROG) and oxides of nitrogen (NOx). However, the increase in
emissions..from this project, and ,others like, it,,cumulatively reduce the air quality in the
Seyed Sadredin
Executive OirectarfAir Pollution Control Officer
Northern Region Central Region(Main Office) Southern Region
4800 Enterprise Way 1990 E.Gettysburg Avenue 2700 M Street,Suite 275
Modesto,CA 95356.8718 Fresno,CA 93726-0244 Bakersfield,CA 93301-2373
Tel:(209)557-6400 FAX:(209)5576475 Tel:(559)230.6000 FAX:(559)230-6061 Telt(661)326.6900 FAX:(6611326.6985
www.valleyair.org
Mr Tachett Page 2 of 3
S-07-092
San Joaquin Valley. A concerted effort should be made to reduce project-related
emissions as outlined below:
Applicable District Rules
Based on the information provided, the proposed project may be subject to the District
rules identified below. These rules have been adopted by the District to reduce
emissions throughout the San Joaquin Valley, and are required. This project may be
subject to additional District Rules not enumerated below. To identify additional rales or
regulations that apply to this project, or for further information, the applicant is strongly
encouraged to contact the District's Small Business Assistance Office at (559) 230-5888.
Current District rules can be found at www.valleyair.org/rules/1 ruleslist.htm.
Regulation Vlll (Fugitive PM10 Prohibitions) Rules 8011-8081 are designed to reduce
PM10 emissions (predominantly dust/dirt) generated by human activity, including
construction and demolition activities, road construction, bulk materials storage, paved
and unpaved roads, carryout and track out, landfill operations, etc. The District's
compliance assistance bulletin for, construction sites can be found at
www.valleyair.org/busind/comply/PM10/Req VIII CAB.pdf.
Rule 4102 (Nuisance) This rule applies to any source operation that emits or may emit air
.contaminants or other materials. In the event that the project or construction of the
project creates a public nuisance, it could be in violation and be subject to District
enforcement action.
Rule 4601 (Architectural Coatings) This rule limits volatile organic compounds from
architectural coatings by specifying architectural coatings storage, clean up and labeling
requirements and applies to any person who supplies, sells, offers for sale, applies, or
solicits the application of any architectural coating.
Rule 4641 (Cutback, Stow Cure, and Emulsified Asphalt, Paving and Maintenance
Operations) If asphalt paving will be used, then paving operations of this project will be
subject to Rule 4641. This rule applies to the manufacture and use of cutback asphalt,
slow cure asphalt and emuisified asphalt for paving and maintenance operations.
Rule 9510 (Indirect Source Review) This rule was adopted to reduce the impacts of
growth in emissions from all new development in the San Joaquin Valley.. Rule 9510
requires applicants subject to the rule to provide information that enables the District to
quantify construction, area and operational PM10 and NOx emissions, and potentially
mitigate a portion of those emissions. Rule 9510 requires construction exhaust
emissions to be reduced by 20 percent for NOx and 45 percent for PM10 and operational
emissions to be reduced by 33.3% for NOx and 50% for PM10 when compared to the
statewide fleet average. An application must be filed with the District no later than
concurrent with application with' a local agency for the final discretionary approval. For
more information and instruction, please contact the District's ISR staff by phone at (559)
230-6000 or by email at ISR(cD_valleyair.org.
Mr. rackett Page 3 of 3
S-07-092
Recommended Mitigation Measures
The District encourages innovation in measures to reduce air quality impacts. There are a
number of features that could be incorporated into the design/operation of this project to
provide additional reductions of the overall level of emissions. The suggestions listed
below should not be considered all-inclusive and are options that the agency with the
land-use authority should consider for incorporation into the project.
Large canopy trees should be carefully selected and located to protect the building(s)
from energy consuming environmental conditions, and to shade 50% of paved. areas
within 15 years. For more information see Tree Guidelines for San Joaquin Valley
Communities at www.lgc.org/bookstore/energy/downloads/siv tree quidelines.pdf.
If transit service is available to the project site, improvements should be made to
encourage its use. If transit service is not currently available, but is planned for the area
in the future, easements should be reserved to provide for future improvements such as
bus turnouts, loading areas, route signs and shade structures.
As many energy conserving and emission reducing features as possible should be
included in the project. ' Energy conservation measures include both energy
conservation through design and operational energy conservation.
District staff is available to meet with you and/or the applicant to further discuss the
regulatory requirements that are associated with this project. If you have any questions"
or require further information, please call Jon Klassen at (559) 230-5843 and provide the
reference number at the top of this letter.
Sincerely,
David Warner
Director of Permits Services
Arnaud Marjollet
Permit Services Manager
DW: jk
cc: Eric Bower, BMY Construction Group Inc.
File
BOARD OF EDUCATION
Carol Mills,J.D., President
�'. Valerie F. Davis,Clerk
` Fresno Unified Michelle A.Asadoorian
Lindsay Cal Johnson
School District Manuel G Nunez
District Janet Ryan
An Equal Oppornu itvEmplorer Tony Vang, Ed.D.
b�
June 4 2Q07 �.� SUPERINTENDENT
' Michael E. Hanson
Will Tackett, Planner
City of Fresno
Planning&Development Department 11�
2600 Fresno Street, Third Floor
Fresno, CA 93721-3604
Re: Project Number: S-07-092
Dear Mr.Tackett,
This letter is in response to your request for school district information regarding the construction of a new 8,178
square foot veterinary facility, along with 3 other retail and commercial buildings. The project is located on the
corner of East Ashlan and North Barton Avenues,west of State Route 168.
Any new commercial/industrial development which occurs, may ultimately affect the District by generating
employees. The children of those employees living in the District will need to be housed in District schools.
The Fresno Unified School District levies a commercial/industrial development fee of$.42 per square foot. Any new
development on the property will be subject to the development fee prior to issuance of a building permit.
Thank you for the opportunity to comment. Please contact me at(559)457-3074,if you have any questions or
require additional information regarding our comments.
Sincerely,
Lisa LeBlanc,Executive Director
Facilities Management and Planning
LL:ab
c: BMY Const. Group,Inc.,Applicant/Agent
File(2)
2309 Tulare Street Fresno,CA 93721-2287 www.fresno.klZ.ca.us
COQ
j' Airport Land Use Commission
O 1856
Regular Hearing
Agenda Item No. 2
October 1 , 2007
SUBJECT: Determine whether City of Fresno Rezone Application
No. R-07-33 is Consistent with the Adopted Fresno Air
Terminal Land Use Compatibility Plan
STAFF CONTACT: John Adams, Planner
(559) 488-3933
Margie McHenry, Senior Planner .
(559) 262-4870
RECOMMENDATION:
Staff recommends that the Commission: '
• State that the Commission has reviewed and considered the Environmental
Assess ment/lnitial Study Mitigated Negative Declaration and Checklist filed in response
to the requirements of the California Environmental Quality Act.
• Determine that City of Fresno Rezone Application No. R-07-33 is consistent with the
Airport Land Use Commission's Fresno Air Terminal Land Use Compatibility Plan
subject to the conditions.incorporated into the recommended General
Nuisance/Avigation Easement and Agreement.
BACKGROUND:
Since July 1, 1983, California Public Utilities Code Section 21676 requires that local agencies
submit a copy of all proposed or revised land use plans in areas covered by an airport land use
compatibility plan to the Airport Land Use Commission (Commission).. The Commission is
charged with making a determination of consistency with the adopted airport land use
compatibility plan.
ENVIRONMENTAL DETERMINATION:
The City of Fresno, as the Lead Agency, is responsible for preparing the environmental
documentation for this project. The Airport Land Use Commission is a Responsible Agency and
must review.and consider the environmental effects as identified by the Lead Agency, .prior to
acting upon the proposal.
2220 Tulare Street.Sixth Floor Fresno,California 93721/Phone(559)2624055126240291262-43021262-4022/FAX 2924893
Equal Employment Opportunity•Affirmative Action•Disabled Employer
Airport Land Use Commission
October 1, 2007
Page 2
The City of Fresno has prepared an Initial Study and Environmental Checklist and has
determined that through application of mitigation measures the project will not have a significant
adverse effect on the environment. (Initial Study Mitigated Negative Declaration and
Environmental Assessment Checklist are attached as Exhibit "H").
DISCUSSION
City of Fresno Rezone Application No. R-07-33 proposes to rezone a 2.01-acre area from the
M-1/cz (Light Manufacturing/with conditions of zoning) Zone District to the M-1 (Light
Manufacturing) Zone District. The proposed rezoning is to accommodate a planned four-lot
industrial development comprised of an 8,178 square-foot Abby animal hospital and shelter, and
16,469 square feet of shell industrial building space within three buildings proposed for future
office, warehouse, and retail purposes.
The subject property is located on the southeast corner of the intersection of E. Ashlan and N.
Barton Avenues and approximately 6,795 feet northwest of the northwest end of the main
runway of the Fresno Air Terminal and within the review area of the Commission's Plan (Exhibit
"A„)
Based upon its location within the Review Area, and in accordance with Section 21670 et seq.,
of the California Public Utilities Code, the project has been submitted to the Commission for a
determination of consistency with the adopted Airport Land Use Compatibility Plan (ALUCP).
There are four considerations in a finding of consistency with-the Commission's Plan:
1. Noise:
The project site is located within the 70-75 dB CNEL Contour (Exhibit "B"). The
Airport/Land Use Noise Compatibility Criteria Table 1 lists uses to be allowed together
with uses to be avoided in the 70-75 dB CNEL Contour and Interior Noise Level
Reduction (dBA) Table 2 lists noise reduction conditions that should be required (see
Exhibits "C" and "D"). These listed uses are identified as normally acceptable, marginal
(acceptable only by Commission determination), normally unacceptable, and clearly
unacceptable. The following summarizes Tables 1 and 2:
Normally Acceptable
General manufacturing, utilities, extractive industry, cropland
Noise is a factor to be considered. in that slight interference with outdoor activities
may occur. Conventional construction methods will eliminate most noise
intrusions upon indoor activities. The Interior Noise Level Reduction (dBA) Table
2 (Exhibit"D") recommends reducing the interior noise levels by at least 25dBA
with noise insulation in those portions of buildings where the public is received
such as office areas and noise sensitive areas where noise levels are low.
Marginal
Transportation, parking, cemeteries, service commercial, wholesale trade,
warehousing, light industrial, golf courses, riding stables, water recreation
The indicated noise exposure will cause moderate interference with outdoor
activities and with indoor activities when windows are open. Uses that fall within
this category must be reviewed on a case by case basis by the Commission.
The Commission may determine the land use to be acceptable under conditions
Airport Land Use Commission
October 1, 2007
Page 3
where outdoor activities are minimal and norma[ construction features provide
sufficient noise attenuation [e.g., installation of air conditioning so that windows
can be kept closed]. Under other circumstances, the land use should be
discouraged_ New construction or development should be undertaken only after
a detailed analysis of noise reduction requirements is made and needed noise
insulation features included in the design. The Interior Noise Level Reduction
(dBA) Table 2 (Exhibit "D") recommends reducing the interior noise levels by at
least 25dBA with noise insulation in those portions of buildings where the public
is received such as office areas and noise sensitive areas where noise levels are
low.
Normally Unacceptable
Offices, retail trade, livestock breeding, parks, playgrounds, zoos, outdoor
spectator sports
Noise will create substantial interference with both outdoor and indoor activities..
Noise intrusion upon indoor activities can be mitigated by requiring special noise
insulation construction. Land uses which have conventionally constructed
structures and/or involve outdoor activities which would be disrupted by noise
should generally be avoided. The Interior Noise Level Reduction (dBA) Table 2
(Exhibit "D") recommends reducing the interior noise levels by at least 25dBA
with noise insulation in those portions of buildings where the public is received
such as office areas and noise sensitive areas where noise levels are low.
Clearly Unacceptable
Single-family detached and duplexes, multi-family and transient lodging, ;[
mobile homes, schools, libraries, hospitals, nursing homes, churches,
auditoriums, concert halls, amphitheaters
Unacceptable noise intrusion upon land use activities will occur. Adequate
structural noise insulation is not practical under most circumstances. The
indicated land use should be avoided unless strong overriding factors prevail and
it should be prohibited if outdoor activities are involved.
Except when overriding circumstances exist, the ALUCP requires the dedication of a
General Nuisance/Avigation Easement to the airport operator or the City of Fresno as a
condition of approval for any residential zoning change within the Airport's review area.
To ensure continued compliance with the recommended noise levels, a General
Nuisance/Avigation Easement and Agreement should be required to reduce the interior
noise levels by at least 25dBA in the normally acceptable, marginal, and normally
unacceptable uses listed above with noise insulation in those portions of buildings where
the public is received such as office areas and noise sensitive areas where noise levels
are low.
Also, to ensure continued compliance with the recommended noise levels, a General
Nuisance/Avigation Easement and Agreement should be required to prohibit the clearly
unacceptable uses listed above.
With these limitations in place, the proposal can be found to be consistent with the noise
regulations of the adopted ALUCP.
Airport Land Use Commission
October 1, 2007
Page 4
2. Airspace Protection
The project site is located within Safety Zone III, (approach surface) established via Part
77, Subpart C, of the FAR. Pursuant to FAR and the Airport/Land Use Safety
Compatibility Criteria (Exhibit "F") the approach surface is designated to protect airspace
for a horizontal distance of 10,000 feet from the end of the runway extended at a slope
of 50 to 1 in the vicinity of the project, as measured from the stated elevation of the
runway surface. The proposed M-1 Zone District limits buildings or structures to a
maximum height of 50 feet (see City of Fresno Municipal Code Section 12-226.5.D
attached as Exhibit"E"), but allows exceptions under determination by the Planning
Commission. Conditions should, therefore, be required to limit the height of all
structures and trees to comply with those imposed by FAR and to allow ongoing ingress
and egress for the purpose of removing, marking or lighting objects, including trees,
which may penetrate any surface as described under Part 77.
To ensure continued compliance with FAR, a General Nuisance/Avigation Easement
and Agreement should be required to limit all structures and trees to the 50-foot
maximum height requirement of the proposed M-1 Zone District. In addition, a condition
should be imposed to require compliance with the FAR Part 77 regulations for the
approach surface, for any exceptions to the 50-foot height limitation considered by the
City Planning Commission. A condition should also be required to allow ongoing ingress
and egress for the purpose of removing, marking or lighting objects, including trees,
which may penetrate any surface as described under Part 77.
With these limitations in place, the proposal can be found to be consistent with the
Airspace Protection provisions and intent of the adopted ALUCP.
3. Safety
The project site, which is proposed for M-1 (Light Manufacturing District) development, is
located within the Airport Review Area of the Compatibility Plan. The area of review is
known as Safety Zone III of the Airport.
Table 3 "Airport/Land Use Safety Compatibility Criteria" of the Plan, and the California
Airport Land Use Planning Handbook (Handbook) List uses to be allowed together with
uses to be avoided in Safety Zone III (see Exhibit "F"). The Compatibility Plan and
Handbook provide a framework for determining compatibility that can be applied in
considering uses to ensure safety while allowing flexibility necessary to create mixed-
use developments.
These listed uses are identified as acceptable, marginal and unacceptable within Safety
Zone III. The following summarizes Table 3:
Acceptable
Other uses not in structures
Use is acceptable with little or no risks.
Marginal
Residential density no greater than 2 dwelling units per acre and no
schools, hospitals, nursing homes, or similar uses
Airport Land Use Commission
October 1, 2007
Page 5
Risks exist for land use proposals that fall within this category and must be
reviewed on a case-by-case basis by the Commission. The Commission may
determine the use to be acceptable under the conditions cited in Table 3.
Unacceptable
Distracting lights or glare, sources of smoke or electronic interference,
attractor of birds
Use is unacceptable due to associated high risks.
The California Airport Land Use Planning Handbook (Exhibit "F"), lists basic compatible
qualities for Zone 3. The Handbook recommends limiting residential uses to very low
densities (if not deemed unacceptable because of noise); prohibiting children's schools,
large day care centers, hospitals and nursing homes; and avoiding nonresidential uses
havinn moderat or higher usage . .}2iS•ti2S such as mai or shopping Centers, {last {G
Gd, i„ uL r , ILi j
restaurants, theaters, meeting halls, buildings with more than three aboveground
habitable floors and hazardous uses such as aboveground bulk fuel storage. Conditions
have been recommended in order to ensure that the safety concerns are addressed.
Based on the M-1 Zone District restrictions of the project site (see Exhibit 'D') and the
conditions recommended to ensure density and safety concerns are addressed, the
proposal can be found to be consistent with the safety regulations of the adopted
ALUCP.
4. General Nuisance/Avigation'Easement and Agreement
Except when overriding circumstances exist, the ALUCP requires the dedication of a
General Nuisance/Avigation Easement to the airport operator or the City of Fresno as a
condition of approval for any residential zoning change within the Airport's review area.
The Avigation Easement should conform to standards contained in the current
Handbook (attached as Exhibit "G") and include all conditions recommended in the four
considerations.
Recordation of a General Nuisance/Avigation Easement and Agreement will ensure the
ability to enforce FAR Part 77 restrictions and safety conditions. With the recordation of
this document, the proposal can be found to be consistent with the adopted ALUCP.
CONCLUSION:
Staff believes that the proposal can be found to be consistent with adopted Airport Land Use
Compatibility Plan standards related to noise, airspace protection, safety, and general
nuisance/avigation easement and agreement subject to the recommended conditions and,
therefore, recommends that the Commission:
• State that the Commission has reviewed and considered the Environmental
Assessment/Initial Study Mitigated Negative Declaration and Checklist Filed in response
to the requirements of the California Environmental Quality Act.
• Determine that City of Fresno Rezone Application No. R-07-33 is consistent with the
Airport Land Use Commission's Fresno Air Terminal Land Use Corripatibility Plan
subject to the conditions incorporated into the recommended General
Nuisance/Avigation Easement and Agreement:
1. A General Nuisance/Avigation Easement and Agreement shall be required to
include:
Airport Land Use Commission
October 1, 2007
Page 6
(a) Enforce conditions related to adopted noise criteria as stated in the
Fresno Air Terminal Land Use Cornpatibility Plan as follows:
1. General manufacturing, utilities, extractive industry, transportation,
public parking, cemeteries, service commercial, wholesale trade,
warehousing, light industrial, golf courses, riding stables, water
recreation, offices, retail trade, livestock breeding, parks, playgrounds,
zoos, and outdoor spectator sports uses shall have interior noise
levels reduced by at least 25dBA with noise insulation in those
portions of buildings where the public is received such as office areas
and noise sensitive.areas where noise levels are low.
2. Single-family detached and duplex residential development, multi-
family residential development and transient lodging, mobile homes,
schools, libraries, hospitals, nursing homes, churches, auditoriums,
concert halls, and amphitheaters shall be prohibited.
(b) Enforce conditions related to adopted airspace protection criteria as
stated in the Fresno Air Terminal Land Use Compatibility Plan as follows:
1. Limit all structures and trees to the 50-foot maximum height
requirement of the proposed M-1 Zone District and imposed by FAR.
2. Limit all structures and trees to comply with the FAR Part 77
regulations for the approach surface, for any exceptions to the 50-foot
height limitation considered by the City Planning Commission.
3. Allow ongoing ingress and egress for the purpose of removing,
marking or lighting objects, including trees, which may penetrate any
surface as described under FAR Part 77.
(c) Enforce conditions related to adopted safety criteria as stated in the
Fresno Air Terminal Land Use Compatibility Plan as follows:
1. On-site improvements and uses such as distracting lights or glare,
sources of smoke or electronic interference, and uses that attract
birds shall be prohibited.
2. Uses that concentrate occupants with limited mobility such as
schools, large day-care centers, hospitals, nursing homes, or similar
uses shall be prohibited.
3. Industrial/Manufacturing uses such as petroleum bulk plants shall be
prohibited.
4. Commercial/Retail Trade uses having moderate or higher usage
intensities such as major shopping centers, theaters, meeting halls
and buildings with more than three aboveground habitable floors shall
be prohibited.
5. Restaurant development shall be limited to one, 4,000 square-foot
maximum, restaurant.
6. Public and Quasi-Public Services such as solid waste transfer stations
shall be prohibited.
NOTES:
The following notes reference mandatory requirements of Fresno County or other
agencies and are provided as information to the project applicant.
Airport Land Use Commission
October 1. 2007
Page 7
1. The Western Regional Office of the Federal Aviation Administration encourages
the filing of an FAA Form 7460-1, Notice of Proposed Construction or Alteration
in conjunction with the permitting of projects in the area of an airport to ensure
compliance with Part 77 of the Federal Aviation Regulations (FAR).
2. In accordance with FAR 77, Subpart C and the Airspace Protection Policies of
the Fresno Air Terminal Land Use Compatibility Plan the following must be met:
(a) No structure, tree or other object shall be permitted to exceed the height
limits established in accordance with Part 77, Subpart C, of the Federal
Aviation Regulations (FAR). This criterion applies unless, in the case of a
proposed object or growing tree, one or more of the following conditions
exist:
1. The object would be substantially shielded by existing permanent
structures or terrain in a manner such that it clearly would not
affect the safety of air navigation;
2. The FAA has conducted an aeronautical study and either
determined that the object would not result in a hazard to air
navigation or made recommendations for the object's proper
marking and lighting as an obstruction;
3. The object is otherwise exempted from the requirements of FAR
Part 77. In the case of an existing object, this criterion also
applies unless the object exceeded the prescribed height limits
prior to February 20, 1987, in which case, marking lighting will still
be required.
(b) No object shall be perm iitted to be erected which because of height or
other factors would result in an increase in the minimum ceiling or
visibility criteria for an existing or proposed instrument approach
procedure.
(c) Civil Airport Imaginary Surfaces described at Code of Federal
Regulations Title 14, Part 77, Subpart C "Obstruction Standards," shall be
used in conjunction with the above airspace conditions to determine
whether the height of an object is acceptable.
G:\4360Devs&Pin\PLANNING\AVIATION\ALUC\2007 materials\10-1-07 Hearing\Agenda Item 2\Agenda Item 2 R-07-33.doc
BMCONSTHUCTION GROUP INC.
B 0 w E R * M ITC H ELL ♦ YEMOTO
City of Fresno
Planning Department
Re: Abby Pet Hospital
APN#'s 438-021-21 and 09
Subject: Operational Statement
Current Use of the property:
1. Bare vacant lot in with one residential house on it.
Proposed initial use of new building and site:
1. The,ha ure o" nifiaT fa—yTneduse is for a veterinary clinic.
2. No products will be manufactured or produced by the operaticn'.7
3. Minimal products will be sold on site such as flea collars and veterinary-reeaf6UprodUdts
4. yThe building will be fully fire sprinklered with a NFPA wet metal pipe fire sp661 `er system and shall be designed
by a licensed fire sprinkler contractor and meet all required codes.
5. The site will be used for general parking and deliveries.
6. The site will be fully landscaped per the plan submitted.
7. The proposed operational time limits will be 12 months per year and day@ paF w@@krtypically between the
8. Tha-quan ity o em oiO yeeser Ii�g a e:
��r. 1. iRR ._ 1q.YeQ3J__ `—.�
9. No employees will live on site.
10. Equipment used on site will consist of veterinary related equipment.
11. Very low to no noise levels.
12.-HazamT"o`us w0 wi{I be'ge erala re a e o ve eriiiary'prac ices ri - cense azar flus v�
.. :`u - ycle) wli �c o am .. roe ret �., jeJb gain &W .�.. �..�
Potential use of future buildings and site.
1. Potential use of the buildings B, C and D will be for general office space and/or retail and/or warehouse-storage.
Should you need any additional information or have any questions, please contact BMY Construction Group, Inc. at(559)
243-4200.
Respectfully submitted,
BConstruction Group, Inc.
ric Bower
Principal
Copy: Project Owner
5493 E. Olive Ave. • Fresno, CA 93727 • Phone(559) 243-4200 Fax(559) 222-2380
Page 1 of 1
S i ?A
MEMO
1.�i G BTE FM fl,LII,
TO: Rick Lyons,
FMFCD
CC: Will Tackett
City of Fresno,Planning
FROM: Bob Madewell
DATE: June 28,2007
RE: FMFCD Notice of Requirements of r Parcel Map 2007-12
Located at the SE comer of Ashlan and Barton Ave.,Fresno
Rick,
I have received your Notice of Requirements for Parcel Map 2007-12,ABBY PET HOSPITAL and wish to request that you
revise the conditions based on the following:
The Exhibit(Exhibit 1)that is contained in your response does not accurately reflect the location of outlets that exist at the
location.Your exhibit shows an 18"line running north to south across Ashlan ave.to a single inlet.However just to the south
of the south return of the SE comer of Ashlan and Barton,there is an existing FMFCD Type D inlet.Verified both visually and
by our survey.
Next,there is an existing FMFCD type D inlet located at the east side of Barton Ave.at the intersection of Hampton Ave.This
inlet is not shown on your exhibit but was verified visually at the site.
Finally,your Exhibit 2 references your records not showing a continuous curb and gutter to convey runoff to the inlet located
at Hampton and Cedar.As I mention in the previous paragraph, you have an inlet at Hampton and Barton that would collect
any water added to the system by our project.Regardless,there now exists,curb and gutter the full length of Hampton Way from
Barton to Cedar on both the north and south sides of the street.This was visually verified.
Would you please update your Notice of Requirements on this project,based on the information provided,and provide us and
the City of Fresno with an updated response.Thank you.
Civil En,,ineer� • Lend SUrveyors e 111111ierS
20211 N. Gateway 0 FTcsno, CA 93727 0 (559) 25-2-72.13 0 FAX (559) 252-47+6
FRESNO YOSEMITE
International Airport
Vesting Tentative Parcel Map 2007-12
Subject property is located at 4166 N. Barton Avenue on the south side of Ashlan Avenue
between Barton Ave & Freeway 168. The property is approximately 6,750 feet
northwest of runway 11L-29R of the Fresno Yosemite International Airport. The
proposed Light Manufacturing (M-1) use lies within the 70-75 CNEL noise contours,
Light Industrial lying within this CNEL contour is classified as Conditionally Acceptable,
and Offices/Retail commercial is classified as Normally Unacceptable. An avigation
easement is also required.
Supplemental information
1. 70-75 CNEL Noise Contour Line, identified in the Fresno Yosemite
International Airport Master and Environs Specific Plan
2. Approach Protection Zone III (APZ-3) identified in the Fresno Yosemite
International Airport Master and Environs Specific Plan
3. Safety Zone 4: Outer Approach/Departure Zone of the California Airport
Land Use Planning Hand Book, published by the State of California—
Department of Transportation (Division of Aeronautics).
4. Federal Aviation Administration's (FAA)Part 77 Objects Affecting
Navigable Airspace imaginary surfaces height requirements.
As stated on Table E-1 of the Fresno Yosemite International Airport and Environ Plan
CNEL 70-75 —Commercial and Industrial (Service commercial, wholesale commercial,
warehousing, light industrial) are Conditionally Acceptable.
Conditionally Acceptable - The indicated noise exposure will cause moderate
interference with outdoor activities when windows are open. The land use is
acceptable, on the conditions that outdoor activities are minimal and that
construction features which provide sufficient noise attenuation are used (e.g.,
installation of air conditioning so that windows can be dept closed). Under other
circumstances, the land use should be discouraged.
As stated on Table E-1 of the Fresno Yosemite International Airport and Environ Plan
CNEL 70-75 —Commercial and Industrial (Offices, retail Commercial) are Normally
Unacceptable.
Normally Unacceptable—Noise will create substantial interference with both
outdoor and indoor activities. Noise intrusion upon indoor activities can be
mitigated by requiring special noise insulation construction. Land uses which
have conventionally constructed structures and/or which involve outdoor
activities which would be disrupted by noise should generally be avoided.
An avigation easement is also required.
FRESNO YOSEMITE
International Airport
As stated in the adopted Fresno Yosemite International Airport and Environ Plan Table
E-2 (Safety Compatibility Criteria) Approach Protection Zone III (APZ-3):
Other uses in structure—No schools, hospitals, nursing homes, large residential
support facilities, large child day care centers, adult day care facilities, churches,
auditoriums, concert halls, amphitheaters, or other uses that would concentrate a
large number of people.
Special Characteristics (Distracting Lights or Glare), Sources of Smoke or
Electronic Interference, and Attractors of Birds are UNACCEPTABLE.
As stated in the California Airport Land Use Planning Hand Book, published by the
State Of California—Department of Transportation (Division of Aeronautics), TABLE
913, Page 9-44 and 9-45:
Zone 4: Outer Approach/Departure Zone
Basic Compatibility Qualities
$ In undeveloped areas, limit residential uses to very low densities (if not
deemed unacceptable because of noise); if alternative uses are impractical, allow
higher densities as infill in urban areas.
Avoid nonresidential uses having moderate or higher usage intensities (e.g.,
major shopping centers,fast food restaurants, theaters, meeting halls, building
with more than three above ground habitable floors are generally unacceptable)
Prohibit children's schools, large day care centers, hospitals, nursing homes
In addition any permanent or temporary object that penetrates a 100:1 slope from runway
I IR-29L of the Fresno Yosemite International Airport would require Form 7460 to be
filed with the FAA as per the Part 77 Objects Affecting Navigable Airspace.
TENTATIVE PARCEL MAP NO. 2007-12
GOVERNMENT CODE §66020(d)(1)
A protest filed pursuant to subdivision (a) shall be filed at the time of approval or
conditional approval of the development or within 90 days after the date of the
imposition of the fees, dedications, reservations, or other exactions to be imposed on a
development project. Each local agency shall provide to the project applicant a notice
in writing at the time of the approval of the project or at the time of the imposition of the
fees, dedications, reservations, or other exactions, a statement of the amount of the
fees or a description of the dedications, reservations, or other exactions, and notification
that the 90-day approval period in which the applicant may protest has begun.
Improvements and payments shall not be required on or in front of any undeveloped
portion of a net acreage of ten acres or more which exists after the division of land. All
improvements and payments to be completed with development.
SEWER CONNECTION CHARGES FEE RATE
a. Lateral Sewer Charge* $0.10/sq. ft. (to 100' depth)
b. Oversize Charge► $0.05/sq. ft. (to 100' depth)
c. Trunk Sewer Charge N/A
Service Area:
d. Wastewater Facilities Charge S.T.E.P.♦
e. Copper Avenue Sewer Lift Station Charge► N/A
f. Fowler Trunk Sewer Interim Fee Surety► N/A
g. House Branch Sewer Chargee N/A
h. Millbrook Overlay Sewer* N/A
WATER CONNECTION CHARGES FEE RATE
i. Service Connection Charge Fee based on service(s) and
meter(s) sizes specified by owner;
fee for service(s) and Meter(s)
established by the Master Fee
Schedule.
j. Frontage Charge* $6.50/lineal foot
k. Transmission Grid Main Charge* $804/net acre (parcels under 5 gross
acres)
I. Transmission Grid Main Bond Debt Service Charge w► $304/net acre (parcels under 5 gross
acres)
m. UGM Water Supply Feev N/A
Service Area:
n. Well Head Treatment Feev N/A
Service Area:
o. Recharge Feev N/A
Service Area: 201
q. 1994 Bond Debt Service* N/A
Service Area: 201
CITYWIDE DEVELOPMENT IMPACT FEE FEE RATE
q. Fire Facilities Impact Fee - Citywide$" $150/1000sq.ft t
r. Park Facility Impact Fee - Citywidef** N/A
s. Quimby Parkland Dedication Feev'* N/A
t. Police Facilities Impact Fee - Citywidef $442/1000sq.ft t
u. Traffic Signal Charge* $41.47/ADT t
URBAN GROWTH MANAGEMENT FEE RATE
v. Major Street Charge* N/A
Service Area:
w. Major Street Bridge Charge* N/A
Service Area:
x. UGM Grade Separation Fee* N/A
Service Area:
y. UGM Trunk Sewer Charge* N/A
Service Area:
z. Street Acquisition/Construction Chargee N/A
Notes:
Living Unit Equivalents are calculated by multiplying the number of Net Acres by 5.6 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.
T Due at time of subdivision.
f 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.
Street Name Review
TPM-2007-12 6-14-07
Street Name Status Required Change
East Ashlan Avenue Good
North Barton Avenue Good
CITY OF FRESNO MITIGATED NEGATIVE DECLARATION
Initial Stud is on file in the Planning and Environmental L 20
Y 9
Development Department, City Hall Assessment Number:
2600 Fresno Street, Fresno, California 93721 R-07-33/S-07-921TPM- JUL 3 0 2007
559 621-8277 2007-12
APPLICANT: Richard & Marian Holm Assessor' ')/RES NO COUNT( CLERK
2054 Lester AvenueParcel Number(s):
Clovis, CA 93619 438-021-09 & 21
PROJECT DESCRIPTION AND LOCATION: BMY Construction Group, Filed with:
The Vernal Group and Rabe Engineering, Inc., on behalf of Richard and Fresno County Clerk
Marian Holm, property owners, have filed Rezone Application No. R-07-33, 2221 Kern Street
Site Plan Review Application No. S-07-92 and Vesting Tentative Parcel Map Fresno, CA 93721
No. 2007-12 pertaining to approximately 2.01 acres of property located on
the southeast corner of the intersection of East Ashlan and North Barton
Avenues. Rezone Application No. R-07-33 proposes to rezone the subject
property from the M-1/cz (Light Manufacturing/with conditions of zoning)
zone district to the M-1 (Light Manufacturing) zone district. Vesting
Tentative Parcel Map No. 2007-12 and Site Plan Review Application No.
S-07-92 propose a four-lot integrated industrial development on the subject
property comprised of an 8,178 square-foot Abby animal hospital and
shelter; and, 16,469 square feet of shell industrial building space within three
buildings proposed for future office, warehouse, and retail purposes.
The proposed project has been evaluated with respect to each item on the attached environmental checklist. This
completed checklist reflects comments of any applicable responsible agencies and research and analysis
conducted to examine the interrelationship between the proposed project and the physical environment. The
information contained in the Environmental Assessment Application, the checklist, and any attachments to the
checklist, combine to form a record indicating that an initial study has been completed in compliance with the State
CEQA Guidelines and the California Environmental Quality Act.
Any rating of "2" on the checklist indicates that a specific adverse environmental effect has been identified in a
category which is of sufficient magnitude to be of concern. Such an effect may be inherent in the nature and
magnitude of the project or may be related to the design and characteristics of the individual project. Effects rated
in this manner are not sufficient in themselves to require the preparation of an Environmental Impact Report and/or
have been mitigated to the extent feasible.
All new development activity and many non-physical projects contribute directly or indirectly toward a cumulative
impact on the physical environment. The incremental effect contributed by this project toward such a cumulative
effect is not considered substantial in itself.
The proposed project is not expected to result in any significant adverse effects in terms of the factors considered
on the environmental checklist, including any such factors for which minor effects have been identified. Cumulative
effects of a significant nature are also not expected. The proposed project will not result in any adverse effects
which fall within the "Mandatory Findings of Significance" contained in Section 15065 of the State CEQA
Guidelines. The finding is therefore made that the proposed project will clearly not have a significant adverse
effect on the environment.
This Mitigated Negative Declaration will be deemed final and effective if no appeal is filed in the manner specified
by Section 12-505 of the Fresno Municipal Code.
INITIAL STUDY PREPARED BY: Will Tackett SUBMITTED BY:
Planner Drw.egP6'(4
DATE: July 27, 2007 Darrell Unruh, Planning Manager
PLANNING AND DEVELOPMENT DEPARTMENT
ENVIRONMENTAL ASSESSMENT(EA) CHECKLIST
POTENTIAL ENVIRONMENTAL EFFECTS
EA NO. R-07-33/S-07-92/TPM-2007-12
1.0 TOPOGRAPHIC, SOIL,GEOLOGIC 11.0 URBAN SERVICES
CONSIDERATIONS 1 11.1 Availability of fire protection
1 1.1 Geologic hazards, unstable soil conditions 1 11.2 Lack of emergency vehicle access
1 1.2 Adverse change in topography or ground surface relief 1 11.3 Adequacy of design for crime prevention
1 1.3 Destruction of unique geologic or physical features 1 11.4 Overcrowding of school facilities
1 1.4 Increased water erosion 1 11.5 Availability of water mains of adequate size
1 11.6 Availability of sewer lines of adequate capacity
2_0 AIR QUALITY 1 11.7 Availability of storm water drainage facilities(on or
1 2.1 Substantial indirect source of pollution off site)
1 2.2 Direct on-site pollution generation 1 11.8 Availability of adequate park and recreation areas
1 2.3 Generation of objectionable odors 1 11.9 Unusually high solid waste generation
1 2.4 Generation of dust except during construction
1 2.5 Adverse local climatic changes 12.0 HAZARDS
1 12.1 Risk of explosion or release of hazardous
3.0 WATER substances
1 3.1 Insufficient ground water available for long-term project 1 12.2 Site subject to flooding
use 1 12.3 Adverse change in course of flow of flood waters
1 3.2 Use of large quantities of ground water 2 12.4 Potential hazards from aircraft accidents
1 3.3 Wasteful use of ground water 1 12.5 Potential hazards from landfill and/or toxic waste
1 3.4 Pollution of surface or ground water supplies sites
1 3.5 Reduction in ground water recharge
13.0 AESTHETICS
4_0 PLANT LIFE 1 13.1 Obstruction to public or scenic vista or view
1 4.1 Reduction of the numbers of any unique, rare or 1 13.2 Creation of aesthetically offensive conditions
endangered species 1 13.3 Removal of street trees or other valuable
1 4.2 Reduction in acreage of agricultural crop vegetation
1 4.3 Premature or unnecessary conversion of prime 1 13.4 Architectural incompatibility with surrounding area
agricultural land
14.0 HISTORICAL/ARCHAEOLOGICAL
5_0 ANIMAL LIFE 1 14.1 Removal of historic building, disruption of
1 5.1 Reduction in the numbers of any rare, unique or archaeological site
endangered species 1 14.2 Construction or activity incompatible with adjacent
1 5.2 Deterioration or displacement of valuable wildlife habitat historic site
6_0 HUMAN HEALTH 15.0 ENERGY
1 15.1 Use of substantial amounts of energy or fuel
7_0 NOISE 1 15.2 Substantial increase in demand upon existing
1 7.1 Increases in existing noise levels sources of energy
1 7.2 Exposure to high noise levels 1 15.3 Wasteful use of energy
8.0 LIGHT AND GLARE EXPLANATION OF RATINGS
1 8.1 Production of glare which will adversely affect "0" Insufficient Information
residential areas Insufficient information is available to determine the
1 8.2 Exposure of residences to high levels of glare potential environmental effects which may result from the
9.0 LAND USE proposed project in this category.
2 9.1 Incompatibility with adopted plans and policies
1 9.2 Acceleration of growth rate "1" No significant Environmental Effect
1 9.3 Induces unplanned growth The proposed project will not have an adverse
1 9.4 Adverse change in existing or planned area environmental effect in this category, or any such effect is
characteristics not substantially unusual or of undesirable magnitude.
This rating is also utilized in cases where the category is
10.0 TRANSPORTATION AND CIRCULATION not applicable to the particular project under consideration.
1 10.1 Generation of vehicle traffic sufficient to cause capacity `•2" Moderate Environmental Effect
deficiencies on existing street system The proposed project will have an adverse environmental
1 10.2 Cumulative increase in traffic on a major street for which
capacity deficiencies are projected effect in this category, which is of sufficient magnitude to
1 10.3 Specific traffic hazard to motorists, bicyclists, be of specific concern. However, this effect is not
pedestrians substantial enough in itself to require the preparation of an
1 10.4 Routing of non-residential traffic through residential area Environmental Impact Report, and is mitigable through
1 10.5 Insufficient or poorly located parking project changes and conditions.
1 10.6 Substantial increase in rail and/or air traffic "Y' Significant Adverse Environmental Effect
The environmental effect identified in this category
substantiates in itself or contributes towards a finding that
the proposed project has a potentially significant adverse
effect on the environment sufficient to require the
preparation of an Environmental Impact Report.
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