HomeMy WebLinkAboutPM 2007-23 - Conditions of Approval - 4/22/2008 City of
Planning & Development Department
2600 Fresno Street *Third Floor Nick P. Yovino
Fresno, California 93721-3604 Director
(559) 621-8277 FAX (559) 498-1026
August 07, 2007
Please reply fo:
Will Tackett
(559) 621-8063
Harbour & Associates, Inc.
389 Clovis Avenue, Suite 300
Clovis, California 93612
SUBJECT: NOTICE OF APPROVAL OF VESTING TENTATIVE PARCEL MAP NO. 2007-23
DATED JUNE 18,2007, PROPOSING A 3-LOT RESIDENTIAL PARCEL MAP FOR
PROPERTY LOCATED ON THE WEST SIDE OF NORTH LODI AVENUE
BETWEEN WEST CORNELL AND WEST MICHIGAN AVENUES.
(APN: 312-722-17)
The City of Fresno Planning Division has completed its review of the subject parcel map dated June
18,2007. Pursuant to Section 12-1205 of the Fresno Municipal Code, this letter is written to advise
you that the Conditions of Approval dated August 07,2007, are as noted on the attached document.
Appeal: The divider or any aggrieved person may file an appeal regarding to conditions of approval
within fifteen (15) days from the date of approval.
To protest the Directors decision regarding the conditions of approval, you must appeal by filing a
written appeal with the Director of the Planning & Development Department. Appeal must include
the appellant's interest in/or relationship to the subject property,the decision or action appealed,and
specific reasons why the appellant believes the decision or action appealed should not be upheld.
Appeals must be submitted to the Director of the Planning and.Development Department prior to 5
p.m. on August 22, 2007.
EXPIRATION: The approval or conditional approval of this tentative Parcel Map expires two years
from the date of approval. The expiration shall terminate all proceedings and a final Parcel Map
may not be filed without first processing a new Tentative Parcel Map.
Modification of a Tentative Parcel Map after approval or conditional approval does not extend the
two year time limit.
EXTENSION: The divider may request an extension of the tentative map expiration date by filing a
written application together with the fee set forth in the Master Fee Schedule at the time of the
request with the Director of the Planning & Development Department at least thirty days before the
expiration date of the map. The applicant must state the reasons for requesting the extension. New
conditions may be imposed if an extension is granted.
An extension may not exceed an aggregate of five years.
Harbour&Associates, Inc.
Tentative Parcel Map No. 2007-23
August 07, 2007
Page 2
If you wish additional information, please contact the City of Fresno, Planning and Development
Department, Planning Division, 2600 Fresno Street, Fresno, California 93721-3604; phone, (559)
621-8277. Your inquiry should be directed to either Rick Sommerville(engineering or improvements
issues) or Will Tackett (planning or zoning issues).
Should you have any questions regarding the conditions you must notify either Rick Sommerville at
(559) 621-8277 or Will Tackett at (559) 621-8063 by August 22, 2007, to request a review of the
conditions. Otherwise, the stipulated conditions of approval are in effect as of that date. No further
notice will be sent.
Sincerely,
PLANNI DIVISION
Will T c ett, Planner III
Plann and Development Department
Enclosures: Vesting Tentative Parcel Map No. 2007-23 dated June 18, 2007
Conditions of Approval dated August 07, 2007
City of
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PLANNING AND DEVELOPMENT DEPARTMENT
DATE: August-�Z, 2007
TO: KEITH BERGTHOLD, Assistant Director
Planning and Development Department
THROUGH: DARRELL UNRUH, Planning Manager
Planning Division
FROM: WILL TACKETT, Planner III
Planning Division
SUBJECT: REQUIRED FINDINGS AND CONDITIONAL APPROVAL OF VESTING
TENTATIVE PARCEL MAP NO. 2007-23, DATED JUNE 18, 2007, FOR
PROPERTY LOCATED ON THE WEST SIDE OF NORTH LODI AVENUE
BETWEEN WEST CORNELL AND WEST MICHIGAN AVENUES
(APN: 312-722-17)
BACKGROUND
Vesting Tentative Parcel Map No. 2007-23, filed by Harbour & Associates, Inc., on behalf of 2M
Development, and accepted for processing on June 18, 2007, proposes to subdivide
approximately 0.43 acres of property into three parcels located on the west side of North Lodi
Avenue between West Cornell and West Michigan Avenues. The subject site is located within
the jurisdiction of the West Area Community Plan and the 2025 Fresno General Plan. The West
Area Community Plan and the 2025 Fresno General Plan designate the subject site for medium
density residential planned land uses. The existing R-1/UGM (Single Family Residential/Urban
Growth Management) zone district is consistent with the planned land use designation of
medium density residential as identified in Table 2 (Planned Land Use and Zone District
Consistency Matrix) of the 2025 Fresno General Plan and applied within all community plans.
The parcel map is proposing to create three parcels which meet the property development
standards of the R-1 zone district as identified in Section 12-211.5 of the Fresno Municipal
Code. The site is currently vacant and it is the applicant's intent to develop the property with
three single family residences once the parcel map records. Approval of a tentative parcel map
is subject to the Planning and Development Department Director finding the map is consistent
with the officially adopted plans and policies of the City of Fresno. Staff has reviewed the
proposed design and improvement of Vesting Tentative Parcel Map No. 2007-23 and has
determined that the map is consistent with adopted policies as described below.
REQUIRED FINDINGS
The initial study prepared for Environmental Assessment No. TPM No. 2007-23 considered
potential environmental impacts associated with the tentative parcel map. The environmental
assessment resulted in a Class 15 Categorical Exemption (Section 15315/Minor Land Division
of the California Environmental Quality Act), which was filed on August 07, 2007, with the
County Clerk. Staff determined that a Class 15 Categorical Exemption was appropriate given
Planning and Development Department
Vesting Tentative Parcel Map No. 2007-23
August 2007
Page 2
that the proposed project is located within the R-1 zone district, which is consistent with the
general plan land use designation of medium density residential planned land uses; the division
consists of dividing land into four or fewer parcels; no variances or exceptions are required; all
services and access to the proposed parcel is to local standards; the parcel of land has not
been involved in a division of a larger parcel within the previous 2 years; and, the parcel does
not have an average slope greater than 20 percent.
STATE SUBDIVISION MAP ACT
The Subdivision Map Act (California Government Code Section 66410 et. seq.) requires that a
proposed parcel map not be approved unless the map, together with its design and
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 parcel map be denied
approval if any one of the Findings Nos. 2-5, below, is made in the negative.
1. The proposed parcel map, together with its design and improvements is consistent with
the West Area Community Plan and the 2025 Fresno General Plan which designate the
site for medium density residential planned land uses which is consistent with the
R-1/UGM zone district.
2. The site is physically suitable for the proposed development because of the flat terrain of
the site and adequate access and drainage on and off the site. The Fresno Metropolitan
Flood Control District will require that the drainage from the site be diverted to the future
Master Plan Facilities.
3. The proposed parcel map design and improvements are not likely to cause substantial
and considerable damage to the natural environment, including fish, wildlife, or their
habitat, because of the urbanized nature of the area in which the site is located.
4. The proposed parcel map design and improvements are not likely to cause serious
public health and safety problems, because the conditions of approval have shown and
will insure that the subdivision conforms to City health and safety standards.
5. The proposed parcel map design will not conflict with pubic easements within or through
the site because conditions of approval will assure noninterference with any existing or
proposed public easements.
Staff, based on its own analysis, has determined that the parcel map, subject to the
recommended conditions of approval, complies with the design and property development
standards of the Zoning Ordinance and local Parcel Map Ordinance and recommends the
approval of the parcel map.
Planning and Development Department
Vesting Tentative Parcel Map No. 2007-23
August_, 2007
Page 3
DIRECTOR DETERMINATION
1. Based upon the above analysis, the Planning and Development Department Director
finds that Vesting Tentative Parcel Map No. 2007-23 dated June 18, 2007, is consistent
with the applicable plans and policies of the City of Fresno.
2. The Planning and Development Department Director hereby grants approval of Vesting
Tentative Parcel Map No. 2007-23 subject to the conditions of approval dated
August �, 2007.
Keith Bergthold, Assistant Director Date
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CITY OF FRESNO
PLANNING AND DEVELOPMENT DEPARTMENT
CONDITIONS OF APPROVAL
AUGUST 07, 2007
VESTING TENTATIVE PARCEL MAP No. 2007-23
West side of North Lodi Avenue between West Cornell and West Michigan 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. 2007-23, dated June 18, 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
The parcel map site was legally created as Outlot "A" of Tract No. 4544, according to the
map thereof recorded in Volume 71 of Plats at Pages 93 and 94, Fresno County Records, in
the City of Fresno, County of Fresno, State of California.
Together with the East 76.30 feet of the North 170.00 feet of the South 375.00 feet of the
West 531.30 feet of the South half of the Northwest quarter of the Northwest quarter of
Section 26, Township 13 South, Range 19 East, Mount Diablo Base and Meridian, in the
City of Fresno, County of Fresno, State of California.
PLAN CONSISTENCY
1. The subject site is located within the jurisdiction of the West Area Community Plan and the
2025 Fresno General Plan. The West Area Community Plan and the 2025 Fresno General
Plan designate the subject property for development with medium density residential
Conditions of Approval
Vesting Tentative Parcel Map No. 2007-23
August 07, 2007
Page 2
planned land uses. Pursuant to Table 2 (Planned Land Use and Zone District Consistency
Matrix) of the 2025 Fresno General Plan and applied within all community plans the existing
R-1/UGM (Single Family Residential/Urban Growth Management)zone district is consistent
with the medium density residential planned land use for the subject property as designated
by the West Area Community Plan and 2025 Fresno General Plan.
ZONING
2. Comply with the provisions of the State of California Government Code Sections §66410 -
§66499.58 SMA and the City FMC Chapter 12, Arl:icle 10 (Subdivision of Real Property).
3. Proposed Parcels"A,""B"&"C"are consistent with the R-1/UGM zone district in terms of lot
width, depth, and area.
GENERAL CONDITIONS
4. 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.
• NOTE: Engineered construction plans shall be submitted to the Planning and
Development Department for approval concurrent with the final map.
5. 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.
6. All existing overhead utilities, including but not limited to,electrical systems, communication
systems and street lighting systems shall be placed underground in accordance with the
provisions of Section 12-1011, and Section 8-801 of the FMC, Resolution No. 78-522/88-
229, and the policies of the Public Works Department.
7. 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.
8. 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.
Conditions of Approval
Vesting Tentative Parcel Map No. 2007-23
August 07, 2007
Page 3
9. 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.
10. 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.
11. 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.
12. 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/sa.fety 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.
13. Existing improvements that are not to the planned alignment shall be removed and required
improvements installed to the new street alignment and grade. Existing improvements to
remain in place shall be repaired if determined to be damaged and/or off grade by the City
Engineer. Existing driveway approaches not identified for current or future utilization shall be
removed and sidewalk(when applicable),curb and gutter shall be installed to match existing
or proposed street line and grade as determined by the City Engineer.
14. 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).
15. All required signing and striping shall be done and paid for by the developer/owner. The
signing and striping plans shall be done per the current CalTrans standards and shall be
submitted as a part of the street construction plans for this tentative map to the Public Works
Department for review and approval.
16. 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.
a) Additional offsite improvements will be required at the time of future site plan review.
Conditions of Approval
Vesting Tentative Parcel Map No. 2007-23
August 07, 2007
Page 4
SPECIFIC CONDITIONS
STREET NAMES
17. The following street names shall be corrected on the parcel map:
Street Name Status Required Change
W. Amherst Avenue Change West Amherst Avenue
W. Michigan Avenue Change West Michigan Avenue
STREETS AND RIGHTS-OF-WAY
North Lodi Avenue (50-Foot Local Street):
18. If not existing, construct concrete curb and gutter, built to a seven-foot pattern, in
accordance with Public Works Standard P-5 and API-2.
19. If not existing, install 18 feet of permanent asphalt concrete paving measured from face of
curb, in accordance with Public Works Standard P-50.
20. Show centerline designations and dimensions from centerlines to property lines.
21. Provide the following prior to perfection of the Parcel Map.
a) Show center line and dimension to property lines.
b) Identify property lines.
22. Comply with a.11 of the requirements of the Public Works Department, Engineering Division
memorandum dated July 23, 2007.
SANITARY SEWER SERVICE
Sanitary Sewer Requirements:
The nearest sanitary sewer main to serve the proposed project is an eight-inch sewer main located
in North Lodi Avenue. Sanitary sewer facilities will be available to provide service to the site subject
to the following requirements:
23. Separate sewer house branches are required for each lot.
24. Abandon all existing on-site private sanitary septic systems.
25. Comply with all of the requirements of the Department of Public Utilities, Planning and
Conditions of Approval
Vesting Tentative Parcel Map No. 2007-23
August 07, 2007
Page 5
Engineering memorandum dated July 05, 2007.
Sanitary Sewer Fees:
26. The following Sewer Connection Charges are due and shall be paid for the project:
a) Sewer Lateral Charge
b) Oversize Sewer Charge: Area 23
c) Trunk Sewer Charge
d) Sewer Facility Charge: S.A. Cornelia
WATER SERVICE
The following conditions are required to provide water service to the development:
27. Separate services with water meters shall be provided to each parcel.
28. 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.
29. 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.
30. All public water facilities shall be constructed in accordance with Public Works Department
standards, specifications and policies.
31. Comply with all of the requirements of the Department of Public Utilities, Water Division
memorandum dated June 22, 2007.
FLOOD CONTROL AND DRAINAGE
32. 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 July 10, 2007.
Conditions of Approval
Vesting Tentative Parcel Map No. 2007-23
August 07, 2007
Page 6
DEPARTMENT OF PUBLIC WORKS-SPECIAL DISTRICTS/PROJECTS AND RIGHTS-OF-WAY
33. Attached for the applicant's records and consideration is the memorandum from the
Department of Public Works, Parks Supervisor dated June 26, 2007.
• NOTE: The requirements outlined in this memo will be imposed at the time of
future development on the subject property.
DEVELOPMENT FEES AND CHARGES
This project is subject to the following development fees and charges:
Fresno Metropolitan Flood Control District FEE/ RATE
a. Metropolitan Flood Control District Fee $3,309.00
SEWER CONNECTION CHARGES FEE RATE
b. Lateral Sewer Charge* $0.10/sq. ft. (to 100' depth)
c. Oversize Charge* $0.05/sq. ft. (to 100' depth)
d. Trunk Sewer Charger $419/living unit
Service Area: Cornelia
e. Wastewater Facilities Charges. $2,119/living unit
f. Fowler Trunk Sewer Interim Fee Surety* N/A
g. House Branch Sewer Charger N/A
WATER CONNECTION CHARGES FEE RATE
h. 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.
i. Frontage Charge* $6.50/lineal foot
j. Transmission Grid Main Charge* $804/net acre
(parcels under 5 gross acres)
k. Transmission Grid Main Bond Debt Service Charge* $304/net acre
(parcels under 5 gross acres)
Conditions of Approval
Vesting Tentative Parcel Map No. 2007-23
August 07, 2007
Page 7
I. UGM Water Supply Fee• $508/living unit
Service Area: 301s
m. Well Head Treatment Feer $221/living unit
Service Area: 301
n. Recharge Feer $0.00/living unit
Service Area: 301
o. 1994 Bond Debt Service► $60/living unit
Service Area: 301
CITYWIDE IMPACT FEES FEE RATE
p. Fire Facilities Impact Fee ♦ $539/living unit
q. Park Facility Impact Fee ♦ $3398/living unit
r. Quimby Parkland Dedication Feer N/A
s. New Growth Area Major Street Charge. $27,151/adj. acre
t. Police Facilities Impact Fee♦ $624/living unit
u. Traffic Signal Charge* $440.03/living unit
Notes:
r Due at time of subdivision (Final Map).
.� Due at time of development (Building Permit).
♦ Due at occupancy.
w► Deferrable through Fee Deferral Covenant.
City of
C®C'c—%M�\Ii,_
9'"1-7—�U i W.0;04ON
DEPARTMENT OF PUBLIC UTILITIES
Date: June 27, 2007
To: WILL TACKETT, Planner II
Planning and Development Department, Advance Planning
From: CHRIS WEIBERT, Management Analyst II
CVj Public Utilities Department, Administration
Subject: PM-2007-23 for approximately 0.43 acre of property located on the west side of North Lodi
Avenue between West Cornell and West Michigan Avenues.
Does Protect Affect Your Agency/Jurisdiction
No - Project does not directly affect Solid Waste Division
Recommended Conditions of Approval
None.
Page l of 1
City of
C®Lw—r—%aLm
17"�rri
DATE: July 23, 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 Division
SUBJECT: Tentative Parcel Map 2007-23, Public Works Conditions of Approval
Location: West Side of North Lodi Avenue: between West Cornell Avenue and West
Michigan Avenue
Owner: 2M Development
TENTATIVE PARCEL MAP REQUIREMENS: This map is incomplete. Please provide the
following information prior to perfection:
1. Show centerline designations and dimensions from centerlines to property lines.
2. Identify property lines.
STREET IMPROVEMENT REQUIREMENTS
The Public Works Department, Traffic Planning Section, has completed its review and the following
requirements are to be placed on this.tentative map as a condition of approval by the Public Works
Department.
Construct or install the required improvements, or contact Gary Witzel at (559) 621-8725 to enter
into a bonded secured agreement for these improvements. This must be executed prior to
perfection of this parcel map.
General Conditions
• 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.
Page 1 of'2
T:\TRAFFIC ENGINEER[NG\Traffic Planning\Parcel Maps\CONDITIONS OF APPROVAL FOR PARCEL MAPS\TentPM200723 Lodi&
Amherst.doc
• 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.
Streets:
North Lodi Avenue: Local (50')
1. If not existing, construct concrete curb and gutter, built to a 7' pattern, in accordance with Public
Works Standard P-5 and API-2.
2. If not existing, install 18' of permanent asphalt concrete paving measured from face of curb, in
accordance with Public Works Standard P-50.
Page 2 of 2
T:\TRAFFIC ENGINEERING\Traffic Planning\Parcel Maps\CONDITIONS OF APPROVAL FOR PARCEL MAPS\TentPM200723 Lodi&
Amherst.doc
DEPARTMENT OF PUBLIC WORKS
TO: Will Tackett, Planner III
Planning Division
FROM: Hilary Kimber,Parks Supervisor R (559.621.8794)
DATE: June 26,2007
SUBJECT: Tentative Parcel Map 2007-23
The Department of Public Works offers the following comments regarding TPM 2007-23-
One tree planted at the minimum of every 60' is required. There are a total of three(3) trees required for
this project one for each new parcel.
Please choose an appropriate street tree from the City of Fresno Public Works Tree List.
City of
ors inn
9—FIL 9;r MoAILON
DEPARTMENT OF PUBLIC UTILITIES
Date: July 05, 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-2007-23
General
PM-2007-23 proposes approximately 0.43 acres of property located on the west side of North Lodi
Avenue between West Cornell and West Michigan Avenues.
Environmental Recommendations
A NEGATIVE DECLARATION MAY BE ISSUED: The project may have adverse impacts but impacts
can be mitigated without further study or are not serious enough to warrant an Environment Impact
Report.
Sanitary Sewer Requirements
The nearest sanitary sewer main to serve the proposed project is an 8-inch sewer main located in North
Lodi Avenue. Sanitary sewer facilities will be available to provide service to the site subject to the
following requirements:
1. Separate sewer house branches are required for each lot.
2. Abandon all existing on-site private sanitary septic systems.
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: Area 23
3. Trunk Sewer Charge
4. Sewer Facility Charge: S.A. Cornelia
City of
I M �I�G p ,
r F I L=--- ®W.1;%A&,OF
WATER DIVISION
Date: June 22, 2007
To: DOUG HECKER, Supervising Engineering Technician
Department of Public Utilities, Administration
Through: NEIL MONTGOMERY, Chief Engineering Technician OF^-
Department of Public Utilities, Water Division
From: ANITA LUERA, Senior Engineering Technician
Department of Public Utilities, Water Division
Subject: WATER REQUIREMENTS FOR TENTATIVE PARCEL MAP NO. 2007-23
The following conditions are required to provide water service to the development.
1. Separate services with water meters shall be provided to each parcel.
2. Sea[ and abandon existing on-site well(s) in compliance with the State of California Well
Standards, Bulletin 74-90 or current revisions issued by California Department of Water
Resources and City of Fresno standards.
3. Two independent sources of water, meeting Federal and State Drinking Water Act
Standards, are required to serve the development including any subsequent phases
thereof. The two-source requirement may be accomplished through a combination of
water main extensions, construction of supply wells, or other acceptable sources of water
supply approved by the Water Systems Manager.
4. All public water facilities shall be constructed in accordance with Public Works
Department standards, specifications, and policies.
TAPROJM\MEMConditions of Approv;W\PM 2007-23 062207.doc
File No.210.411
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
PUBLIC AGENCY DEVELOPER M4
Mr. Gil Haro, Planning Manager 2M Development
Planning & Development Department 6455 North Highland Avenue
City of Fresno Clovis, Ca. 93619
2600 Fresno Street -
Fresno, CA 93721
MAP NO. 2007-023 PRELIMINARY FEE(S) (See below)
DRAINAGE AREA(S) " AN - DRAINAGE AREA AN $3,309.00
DATE DRAINAGE AREA " - it -
TOTAL FEE $3,309.00
The proposed development will generate storm runoff which produces potentially significant
environmental impacts and which must be properly discharged and mitigated pursuant to the Z
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.
Considerations which may affect the fee obligation(s) or the timing or form of fee payment: y
a) Fees related to undeveloped or phased portions of the project may be deferrable. O
b) Fees may be calculated based on the actual percentage of runoff if different than that
typical for the zone district under which the development is being undertaken and if
permanent provisions are made to assure that the site remains in that configuration.
c) Master Plan storm drainage facilities may be constructed, or required to be
constructed in lieu of paying fees.
d) The actual cost incurred in constructing Master Plan drainage system facilities is
credited against the drainage fee obligation.
2007-023 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.
l. X a. Drainage from the site shall be directed to Lodi Avenue.
b. Grading and drainage patterns shall be as identified on Exhibit No. 1 // 2
C. The grading and drainage patterns shown on the site plan conform to the
adopted Storm Drainage and Flood Control Master Plan.
2. The proposed development shall construct and/or dedicate Storm Drainage and FIood 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 Stormm 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.)
2007.023 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 3 of 4
Appears to be located within a 500 year flood prone area as designated on the latest
Flood Insurance Rate Maps available to the District.
X Does not appear to be located within a flood prone area.
6. The 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 Stone Water Discharges
Associated with Construction and Industrial Activities (State General Pen-nits) 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. Z
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 Pen-nit 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 Z
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 1*4
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 w
required for specific types of industries described in the NPDES regulations or by
Standard Industrial Classification (SIC) code. The following categories of industries
are generally required to secure an industrial permit: manufacturing; trucking;
recycling; and waste and hazardous waste management. Specific exemptions exist for
manufacturing activities which occur entirely indoors. Permittees are required to:
submit a Notice of Intent to be covered and must pay a permit fee to the State Water
Resources Control Board, develop and implement a storm water pollution prevention
plan, eliminate non-storm water discharges, conduct routine site inspections, train
employees in pen-nit compliance, sample storm water runoff and test it for pollutant
indicators, and annually submit a report to the State Board.
2007-023 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 4 of 4
C. The proposed development is encouraged to select and implement storm water quality
controls recommended in the Fresno-Clovis Storm Water Quality Management
Construction and Post-Construction Guidelines (available at the District Office) to
meet the requirements of the State General Permits, eliminate the potential for non-
storm water to enter the municipal storm drain system, and where possible minimize
contact with materials which may contaminate storm water runoff.
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. Lakem , Proj t E ineer: Mitzi M. Molina
District Engineer
C: Harbour& Associates
389 Clovis Ave.
Clovis, CA. 93619
2007-023 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
OTHER REQUIREMENTS
EXHIBIT NO. 2
The following paragraphs only apply towards development of the individual parcels and are not
conditions for the recording of the map.
In an effort to improve storm water runoff quality, outdoor storage areas shall be
constructed and maintained such that material which generates contaminants will not
be conveyed by runoff into the storm drain system.
The District encourages, but does not require that roof drains from non-residential
development be constructed such that they are directed onto and through a
landscaped grassy swale area to filter out pollutants from roof runoff.
Runoff from areas where industrial activities, product, or merchandise come into
contact with and may contaminate storm water must be directed through landscaped
areas or otherwise treated before discharging it off-site or into a storm drain. Roofs
covering such areas are recommended. Cleaning of such areas by sweeping instead
of washing, is to be required unless such wash water can be directed to the sanitary
sewer system. Storm drains receiving untreated runoff from such areas that directly
connect to the Districtis system will not be permitted. Loading docks, depressed
areas, and areas servicing or fueling vehicles are specifically subject to these
requirements.
Development No. TPM 2007-023
engr\perm it\exhibit2\2007\city-tpm\2007-023(mmm)
TENTATIVE PARCEL MAP N0. 2007-23
GOVERNMENT CODE§66020(d)(1)
A protest filed pursuant to subdivision (a) shall be filed at the time of approval or
conditional approval of the development or within 90 days after the date of the
imposition of the fees, dedications, reservations, or other exactions to be imposed on a
development project. Each local agency shall provide to the project applicant a notice
in writing at the time of the approval of the project or at the time of the imposition of the
fees, dedications, reservations, or other exactions, a statement of the amount of the
fees or a description of the dedications, reservations, or other exactions, and notification
that the 90-day approval period in which the applicant may protest has begun.
Improvements and payments shall not be required on or in front of any undeveloped
portion of a net acreage of ten acres or more which exists after the division of land. All
improvements and payments to be completed with development.
SEWER CONNECTION CHARGES FEE RATE
b. Lateral Sewer Charge► $0.10/sq. ft. (to 100' depth)
c. Oversize Charge* $0.05/sq. ft. (to 100' depth)
d. Trunk Sewer Chargee $419/living unit
Service Area: Cornelia
e. Wastewater Facilities Charge4 $2,119/living unit
f. Fowler Trunk Sewer Interim Fee Surety* N/A
g. House Branch Sewer Chargee N/A
WATER CONNECTION CHARGES FEE RATE
h. 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.
i. Frontage Charge* $6.50/lineal foot
j. Transmission Grid Main Charge* $804/net acre (parcels under 5 gross
acres)
k. Transmission Grid Main Bond Debt Service Charge► $304/net acre (parcels under 5 gross
acres)
I. UGM Water Supply Fee• $508/living unit
Service Area: 301s
m. Well Head Treatment Feev $221/living unit
Service Area: 301
n. Recharge Fee♦ $0/living unit
Service Area: 301
o. 1994 Bond Debt Service* $60/living unit
Service Area: 301
CITYWIDE IMPACT FEES FEE RATE
p. Fire Facilities Impact Fee ♦ $539/living unit
q. Park Facility Impact Fee ♦ $3398/living unit
r. Quimby Parkland Dedication Feev N/A
s. New Growth Area Major Street Charge. $27,151/adj. acre
t. Police Facilities Impact Fee♦ $624/living unit
u. Traffic Signal Charge► $440.03/living unit
Notes:
Due at time of subdivision (Final Map).
4 Due at time of development (Building Permit).
♦ Due at occupancy.
w► Deferrable through Fee Deferral Covenant.
OFFICE OF;„ III��R`�4I�ATI0 I TRS
TELEPHONE(559)233-7161
FAX(559)233-8227
2907 S.MAPLE AVENUE
FRESNO,CALIFORNIA 93725-2218
YOUR MOST VALUABLE RESOURCE-WATER
June 26, 2007
Mr. Will Tackett
City of Fresno
Planning & Development Department
2600 Fresno Street, Third Floor
Fresno, CA 93721-3604
RE: VTPM No. 2007-23, APN: 312-722-12, 13, S/W Cornell & Lodi Avenues
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 317 or bjohnsonnfresnoirrigation.com.
Sincerely,
Bret Johns?�L_
Engineering Technician II
G:\Agencies\City\Ptvl2007-23.doc
BOARD OF President JEFFREY G. BOSWELL, Vice-President JEFF NEELY
DIRECTORS EDDIE NIEDERFRANK,STEVE BALLS,TOM E.STEFFEN,General Manager GARY R.SERRATO
Street Name Review
TPM-2007-23 7-2-07
Street Name Status Required Change
West Shields Avenue Good
West Cornell Avenue Good
W. Amherst Avenue Chane West Amherst Avenue
W. Michigan Avenue Chane West Michigan Avenue
North Cornelia Avenue Good
North Lodi Avenue Good
7-200710000439
CITY OF FRESNO
CATEGORICAL EXEMPTION
ENVIRONMENTAL ASSESSMENT NO. TPM-2007-23
THE PROJECT DESCRIBED HEREIN IS DETERMINED TO BE CATEGORICALLY
EXEMPT FROM THE PREPARATION OF ENVIRONMENTAL DOCUMENTS
PURSUANT TO ARTICLE 19 OF THE STATE CEQA GUIDELINES.
APPLICANT: 2M Development
6455 North Highland Avenue
Clovis, California 93619
PROJECT LOCATION: West side of North Lodi Avenue between West Cornell and West
Michigan Avenues
(APN: 312-722-17)
PROJECT DESCRIPTION: Vesting Tentative Parcel Map No. 2007-23 is a request to subdivide
approximately 0.43 acres of R-1/UGM (Single Family ResidentiallUrban
Growth Managemeno zoned property into three parcels. The proposed
subdivision is consistent with the planned land use designation of the West
Area Community Plan and the 2025 Fresno General Plan.
This project is exempt under Section 15315 (Class 15/Minor Land Divisions) of the California
Environmental Quality Act (CEQA) Guidelines.
EXPLANATION: Section 15315 (Class 15/Minor Land Divisions), allows for the division of
property in urbanized areas zoned for residential, commercial, or industrial
uses into four or fewer parcels when the division is in conformance with the
General Plan and zoning, no variances or exceptions are required, all
services and access to the proposed parcels to local standards are
available, the parcel was not involved in a division of a larger parcel within
the previous 2 years, and the parcel does not have an average slope
greater than 20 percent.
Date: August 02, 2007
Prepared By: Will Tackett, Planner III
Submitted by:
LE Darrell Unruh
Planning Manager
City of Fresno
AUG 072007 Planning and Development Department
(559) 621-8277
0 CI C E r
DEPUTY
200710000414