HomeMy WebLinkAboutPM 2008-01 - Conditions of Approval - 5/15/2008 City of
Iff I VA OF"
Planning & Development Department
2600 Fresno Street *Third Floor Nick P. Yovino
Fresno, California 93721-3604 Director
(559) 621-8277 FAX (559) 498-1026
May 09, 2008
Please reply to:
Will Tackett
(559) 621-8063
Provost & Pritchard, Inc.
286 West Cromwell Avenue
Fresno, California 93711
SUBJECT: NOTICE OF APPROVAL OF VESTING TENTATIVE PARCEL MAP NO. 2008-01
DATED FEBRUARY 11, 2008, PROPOSING A 3-LOT COMMERCIAL PLANNED
DEVELOPMENT SUBDIVISION FOR PROPERTY LOCATED ON THE NORTH
SIDE OF EAST COPPER AVENUE BETWEEN NORTH MAPLE AND NORTH
WILLOW AVENUES;WITH FRONTAGE ALONG NORTH KNOTTING HILL DRIVE.
(APN: 579-073-96)
The City of Fresno Planning Division has completed its review of the subject parcel map dated
February 11, 2008. Pursuant to Section 12-1205 of the Fresno Municipal Code,this letter is written
to advise you that the Conditions of Approval dated May 09, 2008, are as noted on the attached
document.
Appeal: The divider or any aggrieved person may file an appeal regarding to conditions of approval
within fifteen (15) days from the date of approval.
To protest the Director's decision regarding the conditions of approval, you must appeal by filing a
written appeal with the Director of the Planning & Development Department. Appeal must include
the appellant's interest in/or relationship to the subject property,the decision or action appealed,and
specific reasons why the appellant believes the decision or action appealed should not be upheld.
Appeals must be submitted to the Director of the Planning and Development Department prior to 5
p.m. on May 26, 2008.
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.
Provost& Pritchard, Inc.
Vesting Tentative Parcel Map No. 2008-01
May 09, 2008
Page 2
An extension may not exceed an aggregate of five years.
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 May 26, 2008, 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,
PLAJINVISION
Will Planner III
Plan Development Department
Enclosures: Vesting Tentative Parcel Map No. 2008-01 dated February 11, 2008
Conditions of Approval dated May 09, 2008
Jon Bartel Re: TPM-20108-0,1,_. Page 1
From: Will Tackett
To: Jon Bartel
Date: 5/9/2008 9:47:53 AM
Subject: Re: TPM-2008-01
Jon,
Vesting Tentative Parcel Map No. 2008-01 has been approved as of today(contingent upon CUP No.
C-08-049 to authorize the planned development). If you need the file, my close-out map files are now in
the standing file cabinet within my cubicle; second cabinet from the top. If a tentative parcel map or
tentative map file that I have worked on is not closed-out and not within our archival cabinets you will find
them here (as opposed to stacked on my desk). If you have any questions please let me know. I will be
out of the office this afternoon. Thanks.
Will
>>> Jon Bartel 5/5/2008 3:33 PM >>>
Has TPM-2008-01 been approved yet?
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CITY OF FRESNO
PLANNING AND DEVELOPMENT DEPARTMENT
CONDITIONS OF APPROVAL
MAY 09, 2008
VESTING TENTATIVE PARCEL MAP No. 2008-01
"A PLANNED DEVELOPMENT"
North side of East Copper Avenue between North Maple and North Willow Avenues; with
frontaae alona North Knottina Hill Drive
NOTICE TO PROJECT APPLICANT
All tentative maps are subject to the applicable provisions of the State Subdivision Map Act (SMA),
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. 2008-01, a Planned Development,
dated February 11, 2008, 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 SMA
apply, the subdivider is responsible to send, by certified mail, a sketch of the proposed final map,
together with a copy of Section §66436(a)(3)(A)of the SMA,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 is situated in the City of Fresno, County of Fresno, State of California,
and was legally created as Parcel C of Lot Line Adjustment 2007-41, as Document No.
2007-0162510 of Official Records of Fresno County, and more particularly described as
follows:
That certain real property situate in the southwest quarter of Section 12,Township 12 South,
Range 20 East, Mount Diablo Base and Meridian, in the City of Fresno, County of Fresno,
State of California, being more particularly described as follows:
Outlot R of the Amending Map of Tract No. 5205, "Terrabella at Copper River Ranch,"
recorded in Volume 76 of Plats, at Pages 46-70, Fresno County Records.
Excepting therefrom a portion of said Outlot "R" more particularly described as follows:
Conditions of Approval
Vesting Tentative Parcel Map No. 2008-01
May 09, 2008
Page 2
Beginning at the southwest corner of said Outlot "R"; thence North 36018'51" West, along
the east line of said Outlot"R,"a distance of 24.44 feet; thence continuing along said east
line North 00°13'47"East,a distance of 186.46 feet;thence North 43021'32"East,a distance
of 11.62 feet;thence North 90000'00" East a distance of 10.12 feet;thence North 20044'58"
West, a distance of 60.29 feet; thence North 49013'03" West, a distance of 11.76 feet;
thence North 01 038'58" West, a distance of 58.49 feet; thence North 55°11'41" East, a
distance of 7.16 feet;thence North 01 037'27"West,a distance of 6.74 feet,to the beginning
of a tangent curve concave southerly and having a radius of 34.00 feet; thence leaving said
east line northwesterly, along the arc of said tangent curve, through a central angle of
113029'38", an arc length of 67.35 feet, to the beginning of a reverse curve concave
northerly and having a radius of 538.00 feet, said curve also being on the north boundary of
said Outlot"R"; thence continuing along said north boundary easterly, along the arc of said
reverse curve, through a central angle of 09044'19", an arc length of 91.44 feet; thence
South 45000'00" East, a distance of 3.67 feet, to the beginning of a non-tangent curve
concave northerly and having a radius of 540.00 feet, a radial to said point bears South
11 048'15" West; thence easterly, along the arc of said non-tangent curve, through central
angle of 05042'42", an arc length of 53.83 feet,to the southwest corner of Outlot"W"of said
Amending Map of Tract No. 5205, said point also being the beginning of a non-tangent
curve concave northerly and having a radius of 540.00 feet, a radial to said point bears
South 06005'33" West; thence leaving said north boundary easterly, along the arc of said
non-tangent curve, through a central angle of 10009'55", an arc length of 95.81 feet, along
the shared boundary between said Outlots "R" and "W"; thence continuing along said
shared boundary North 85055'38" East a distance of 70.43 feet, to the beginning of a
tangent curve concave northerly and having a radius of 336.00 feet;thence easterly, along
the arc of said tangent curve, through a central angle of 38039'36", an arc length of 226.71
feet; thence leaving said shared boundary South 34028'35" East, a distance of 148.50 feet;
thence North 88048'56" East, a distance of 182.97 feet; thence South 01 011'04" East, a
distance of 230.15 feet;thence North 88048'56" East, a distance of 17.00 feet;thence South
01 011'08" East, a distance of 78.00 feet, to the south line of said Outlot "R"; thence South
88°48'51"West, along said south line, a distance of 550.55 feet, to the beginning of a non-
tangent curve concave northeasterly and having a radius of 22.00 feet, a radial to said point
bears South 02047'32" East;thence northwesterly, along the arc of said non-tangent curve,
through a central angle of 36051'19", an arc length of 14.15 feet to the beginning of a
reverse curve concave southwesterly and having a radius of 38.00 feet; thence
northwesterly along the arch of said reverse curve,through a central angle of 35014'51", an
arc distance of 23.38 feet; thence South 88048'56"West, a distance of 243.25 feet, to the
Point of Beginning.
APN: 579-073-96
PLAN CONSISTENCY
2. The subject site is located within the jurisdiction of the 2025 Fresno General Plan and
Woodward Park Community Plan. Both plans designate the parcel map for development
with Community Commercial planned land uses. Pursuant to Table 2 (Planned Land Use
and Zone District Consistency Matrix)of the 2025 Fresno General Plan and applied within ail
community plans the existing C-2/UGM/cz (Community Shopping Center/Urban Growth
Conditions of Approval
Vesting Tentative Parcel Map No. 2008-01
May 09, 2008
Page 3
Management/with conditions of zoning) zone district is consistent with the Community
Commercial planned land use designations for the subject property.
ZONING
3. Comply with the provisions of the State of California Government Code Sections §66410 -
§66499.58 of the SMA and the City FMC Chapter 12, Article 10 (Subdivision of Real
Property).
CONDITIONS OF ZONING
4. Conditions of zoning are applicable to the subject property as adopted per Ordinance No.
2003-45 (Bill No. B-46) and, have either been satisfied through the approval of Conditional
Use Permit Application No. C-04-153,the"Master"Conditional Use Permit for Copper River
Ranch; or, shall be satisfied pursuant to the Conditions of Approval for Conditional Use
Permit Application No. C-08-49:
• NOTE: Included within the conditions of zoning pertaining to the subject property
is a requirement that development of the property shall be subject to the
implementation of the mitigation measures established by the certification of
Final Environmental Impact Report No. 10126 (SCH No. 2000021003). The
mitigation measures of the Final EIR No. 10126 require that subsequent project-
specific studies be submitted to determine the need, feasibility, and fair share
contributions for improvements which would otherwise not be required under a
"no-project"scenario. The applicant has submitted a Traffic Impact Study which
has been reviewed by the Public Works Department. Pursuant to the mitigation
measures of Final EIR No. 10126, the City Engineer shall make the appropriate
determination as to the project's fair share percentage of the cost for
improvements. Any requirements resulting from the City Engineer's
determination will be made conditions of approval for development.
MODIFICATIONS TO PROPERTY DEVELOPMENT STANDARDS
5. Proposed Parcels "A"through "C," inclusive, of Vesting Tentative Parcel Map No. 2008-01
are consistent with the existing C-2 (Community Shopping Cente� zone district subject to
approval of a special permit for a planned development project.
• NOTE: In accordance with Section 12-1011(6) every lot shall abut on a public
street, except where adequate internal circulation is provided by a private street
or streets in an approved planned unit development.
a) All parcels must provide access to a public street right-of-way under a planned
development special permit.
i) Conditional Use Permit Application Nos. C-08-01 and C-08-49 shall be approved
prior to recordation of the Parcel Map and shall include the property lines as
proposed pursuant to Vesting Tentative Parcel Map No.2008-01,dated February 11,
Conditions of Approval
Vesting Tentative Parcel Map No. 2008-01
May 09, 2008
Page 4
2008 thereby authorizing the creation of the commercial planned development.
ii) Execute a Mutual Easements and Reciprocal Use Agreement between Parcels"A"
through "C"of Vesting Tentative Parcel Map No.2008-01 dated February 11,2008,
and the adjacent property located to the west of the subject property(APN:579-073-
95), inclusive. The Mutual Easements and Reciprocal Use Agreement shall, at a
minimum, provide mutual and reciprocal access to East Copper Avenue, North
Maple Avenue, and North Knotting Hill Drive, shared parking, and cross drainage.
The required Mutual Easements and Reciprocal Use Agreement shall also contain a
term, which assures that combinations of facilities within the proposed planned
development shall provide the automobile parking area or number of spaces
required for each facility, and that the area or spaces provided for one facility shall
not be construed as satisfying the requirements of another facility.
iii) Access, circulation, and parking on all of the properties to be included within, and
made party to, the cross-access agreement shall be provided and maintained in
accordance with approved entitlements for the respective properties (Conditional
Use Permit Applications C-08-001 & C-08-49); or, any revisions or amendments
thereto, as may be approved by the Planning and Development Department. No
modifications to said access or circulation may be made without prior approval from
the Planning and Development Department.
• NOTE: The conditions of the Mutual Easements and Reciprocal Use Covenant
are intended to benefit the public and public properties as well as properties
appurtenant. Failure to comply with the terms of the Covenant may result in the
revocation of the Certificate of Occupancy of Special Permit by the City for use of
any Parcel of the properties involved. Accordingly, the City of Fresno shall have
the right to enforce this Statement by any legal or equitable means. For further
information regarding these requirement Contact the Planning and Development
Department at (559) 621-8277.
• NOTE: This agreement shall run with the land and bind all successors and
assigns.
6. Whenever a subdivision, includes area under common ownership and/or use, the use,
maintenance, and operation thereof shall be administered by an owner's association
regulated by covenants, conditions, and restrictions (CC&R's).
a) As cross-access and circulation is proposed to be integrated within and between the
parcels proposed to be created under this map, and the adjacent property to the west of
the subject property(APN: 579-073-95), a joint owner's association shall be formulated
between all properties included within, and participating in, the required Mutual
Easements and Reciprocal Use Agreement.
b) Submit draft copies of Covenants, Conditions and Restrictions/Owners Association
documents(CC&R's)for review and approval. Final,executed and notarized documents
shall be recorded with the parcel map. CC&R's are intended to satisfy and secure the
Conditions of Approval
Vesting Tentative Parcel Map No. 2008-01
May 09, 2008
Page 5
enforceability of properties'obligations for retention and maintenance of access, utilities,
facilities, and improvements; and, shall, at a minimum, address the following:
i) Cross Access for ingress/egress and emergency access to buildings
ii) Cross Drainage
iii) Shared Parking
iv) Shared solid waste facilities
v) Maintenance of sewer, water and all other utilities
vi) Maintenance of all landscaping within the limits of the participating properties
vii) Maintenance and retention of fire suppression systems and underground water
supplies
viii)Design and development standards for a unified development
• NOTE: Any amendment by the association to-the above provisions or any other
provision specifying any right of the City shall require the prior written consent of
the City.
GENERAL CONDITIONS
7. Any existing and/or proposed structure(s) on the site may be affected due to the location of
the proposed parcel lines. The placement of a parcel line in close proximity to any existing
and/or proposed structure(s) requires that the structure(s) be found in compliance with the
fire resistive standards of the Uniformed Building Code, Chapter 5.
a) 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 recordation of the Parcel Map. Contact the Planning and
Development Department, Building and Safety Services Division at (559) 621-8200.
• NOTE: In the event the structures do not comply they must be modified so as to
meet the requirement.
8. 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 a.11 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.
9. 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.
10. 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 Resolution No. 78-522/88-229, and the policies of the
Public Works Department.
Conditions of Approval
Vesting Tentative Parcel Map No. 2008-01
May 09, 2008
Page 6
11. 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.
12. 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.
13. 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.
14. 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.
15. 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.
16. 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.
17. 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.
18. 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
Conditions of Approval
Vesting Tentative Parcel Map No. 2008-01
May 09, 2008
Page 7
development of the parcel(s).
19. 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 to the Public Works Department for review and approval as a part of the street
improvement plans for this tentative map.
20. Additional off-site improvements will be required at the time of future site plan review.
21. The subdivider may either construct or install the required improvements,when required;or,
enter into a bonded secured 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
22. Comply with all of the conditions of the Public Works Department, Engineering Division
memorandum dated March 25, 2008.
23. This map is incomplete. Provide the following information to the satisfaction of the Public
Works Department, Engineering Division prior to recordation of the Parcel Map:
a) Identify all section and center lines.
b) Identify all existing street improvements (i.e., curb, gutter, sidewalks [provide width],
street lights [specify if wood or metal pole]).
c) Identify all street furniture (i.e., utility poles, boxes, guy wires, signs, fire hydrants, bus
stop benches, trash receptacles, tree wells, etc.)
d) Identify whether PG&E easements are to be vacated.
i) Developer must obtain a joint use agreement from the Pacific Gas and Electric
Company (PG&E) before development can occur within the PG&E easement area
within this parcel. If a joint use agreement cannot be obtained, then the existing
PG&E easement is required to be vacated prior to perfection of this Parcel Map.
MAJOR STREETS:
East Copper Avenue (112-Foot Super Arterial):
24. If a joint use agreement is not obtained, then vacate the 300-foot PG&E Ingress/Egress
Easement along the north side of East Copper Avenue.
a. Submit an application for a feasibility study for all required vacations of existing public
Conditions of Approval
Vesting Tentative Parcel Map No. 2008-01
May 09, 2008
Page 8
street rights-of-way prior to the approval of the Parcel Map. Contact Alan James of the
Public Works Department at (559) 621-8693.
i) The vacation of existing public rights-of-way shall be approved prior to development
on the subject property. (Include this note on the site plan.)
ii) If determined appropriate by the feasibility study, the vacation of existing public
rights-of-way shall be perfected prior to occupancy of site improvements.
• NOTE: This condition will be made a requirement of Conditional Use Permit
Application No. C-08-049 authorizing the phased planned development of the
subject property. The subdivider/developer of the subject property shall provide
the City with a written agreement acknowledging this requirement of the
conditions of approval for Conditional Use Permit Application No.C-08-049 prior
to recordation of the Parcel Map.
25. Construct concrete curb and gutter, built to an eight-foot pattern, in accordance with Public
Works Standard P-5.
26. Construct 20 feet of permanent asphalt concrete paving, from face of curb, in accordance
with Public Works Standard P-50.
27. Construct an underground street lighting system (two 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.
PRIVATE STREETS:
North Knotting Hill Drive (Private):
28. Private street facilities and geometrics shall conform to the City of Fresno Public Works
Department, Parking Manual and Standard Drawing(s) P-41, P-42 and P-43.
29. Off street lighting standards shall apply to/on this private street.
30. Construct a minimum four-foot wide pedestrian walk.
TRAFFIC IMPACT STUDY:
31. All projects that are projected to generate 100 or more peak hour trips (AM or PM) shall
prepare a Traffic Impact Study(TIS), as identified in the 2025 Fresno General Plan, Traffic
Mitigation Measure B-4, b.
• NOTE: The proposed development will generate a total of 83 a.m. /304 p.m. peak
hour trips and generate a count of 3,483 Average Daily Trips (A.D.T.)
• NOTE: A Traffic Impact Study will not be required. The TIS prepared for Conditional
Conditions of Approval
Vesting Tentative Parcel Map No. 2008-01
May 09, 2008
Page 9
Use Permit Application No. C-08-001 (retail shopping center proposed for
development on property located to the west of the subject property,) will be utilized
for this purpose. However, a trip generation and trip trace estimate to the
Friant/State Route 41 interchange will be required to be prepared for Caltrans'
review. This requirement will be made a condition of approval for Conditional Use
Permit Application No. C-08-049
SANITARY SEWER SERVICE
Sanitary Sewer Requirements:
The nearest sanitary sewer mains to serve the proposed project are an 8-inch sanitary sewer main
located in East Copper Avenue and an 8-inch sanitary sewer main located in North Knotting Hill
Drive. Sanitary sewer facilities will be available to provide service to the site subject to the following
requirements:
32. On-site sanitary sewer facilities shall be private.
33. Separate sewer house branches are required for each lot.
34. Cross-access agreement shall be required
35. Comply with all of the requirements of the Department of Public Utilities, Planning and
Engineering memorandum dated March 07, 2008.
Sanitary Sewer Fees:
36. 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
WATER SERVICE
The following conditions are required to provide water service to the development:
37. Separate water services with meters shall be provided to each parcel.
38. 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.
39. Comply with all of the requirements of the Department of Public Utilities, Water Division
memorandum dated February 29, 2008.
Conditions of Approval
Vesting Tentative Parcel Map No. 2008-01
May 09, 2008
Page 10
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT (FMFCD)
40. The subdivider shall be required to comply with all of the specific requirements imposed by
the 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
FMC. These requirements are identified in the attached District's letter to the Planning and
Development Department dated March 11, 2008.
FIRE PREVENTION
41. Comply with all of the requirements of the attached Fresno Fire Department memorandum
dated January 28, 2008.
PACIFIC GAS AND ELECTRIC COMPANY
42. Comply with all of the requirements of the attached Pacific Gas and Electric Company
(PG&E) memorandum dated January 17, 2008.
• NOTE: PG&E requests that the locations of each steel tower facility be
delineated upon the map. PG&E maintains that the location of the
easement is monumented by the existing steel poles/towers and their
projected centerlines on the property.
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 $3,529.00
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 S.T.E.P.♦
Service Area: Herndon
d. Wastewater Facilities Charge S.T.E.P.♦
e. Copper Avenue Sewer Lift Station Charge* $650.00/living unit equivalent*
f. Copper River Ranch Sewer Backbone System+ $613.67/living unit equivalent"
Conditions of Approval
Vesting Tentative Parcel Map No. 2008-01
May 09, 2008
Page 11
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► $643/gross acre
(parcels 5 gross acres or more)
k.Transmission Grid Main Bond $243.00/gross acre
Debt Service Charge * (parcels 5 gross acres or more)
I. UGM Water Supply Feer $456.00/living unit equivalent"
Service Area: 101-S
m. Well Head Treatment Feer $0.00/living unit equivalent"
Service Area: 101
n. Recharge Feer $0.00/living unit equivalent*
Service Area: 101
o. 1994 Bond Debt Service► $895.00/living unit equivalent*
Service Area: 101
CITYWIDE DEVELOPMENT IMPACT FEES FEE RATE
p. Fire Facilities Impact Fee$
Commercial $236.00/1000 sq. ft. t
q. Park Facility Impact Fee$ N/A
r. Quimby Parkland Dedication Feer N/A
s. Citywide Locally Significant Street Charge+
Commercial Retail $12,030.00/adj. acre
Commercial Office $12,030.00/adj. acre
Conditions of Approval
Vesting Tentative Parcel Map No. 2008-01
May 09, 2008
Page 12
t. New Growth Area Major Street Charge+
Commercial Retail $24,870.00/adj. acre
Commercial Office $24,870.00/adj. acre
u. Police Facilities Impact Fee$ $665.00/1000 sq. ft t
v. Traffic Signal Charge* $45.98/ADT t
CITYWIDE DEVELOPMENT IMPACT FEES FEE RATE
w. CRR Major Roadway Infrastructure Facility Feel► $7,293.30/adj. acre
x. CRR Major Interior Collector Roadway Facility Fee+ $29,786.01/adj. acre
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.
♦ Upon occupancy of the project,the subdivider shall pay the appropriate sewer facility charge pursuant to
the Simple Tiered Equity Program (STEP) as determined by the Department of Public Utilities,
Wastewater Division, Environmental Services Section (559-621-5153).
� Due at time of development
* Deferrable through Fee Deferral Covenant.
Due at time of subdivision.
t 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.
TENTATIVE PARCEL MAP NO. 2008-01
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 Charge S.T.E.P.♦
Service Area: Herndon
e. Wastewater Facilities Charge S.T.E.P.♦
f. Copper Avenue Sewer Lift Station Charge* $650.00/living unit equivalent"
g. Copper River Ranch Sewer Backbone System• $613.67/living unit equivalent"
h. House Branch Sewer Chargee 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-6 $643.00/gross acre (parcels 5 gross
acres or more)
I. Transmission Grid Main Bond Debt Service Charge* $243.00/gross acre (parcels 5 gross
acres or more)
m. UGM Water Supply Feev $456.00/living unit equivalent"
Service Area: 101-S
n. Well Head Treatment Feelv $0.00/living unit equivalent"
Service Area: 101
o. Recharge Feelv $0.00/living unit equivalent*
Service Area: 101
p. 1994 Bond Debt Service* $895.00/living unit equivalent*
Service Area: 101
CITYWIDE DEVELOPMENT IMPACT FEES FEE RATE
q. Fire Facilities Impact Fee - Citywide$
Commercial $236.00/1000sq.ft t
r. Park Facility Impact Fee - Citywide$ N/A
s. Quimby Parkland Dedication Feev N/A
t. Citywide Locally Significant Street Charge4
Commercial Retail $12,030.00/adj. acre
Commercial Office $12,030.00/adj. acre
u. New Growth Area Major Street Fee4
Commercial Retail $24,870.00/adj. acre
Commercial Office $24,870.00/adj. acre
v. Police Facilities Impact Fee - Citywide$
Commercial $665.00/1000sq.ft t
w. Traffic Signal Charge* $45.98/ADT t
COPPER RIVER RANCH IMPACT FEES FEE RATE
x. CRR Major Roadway Infrastructure Facility Fee4 $7,293.30/adj. acre
y. CRR Major Interior Collector Roadway Facility Fee4 $29,786.01/adj. acre
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.
♦ 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).
46 Due at Building Permit.
* Deferrable through Fee Deferral Covenant.
r Due at time of Final Map.
$ Due at Certificate of 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
iersrn
DATE: March 25, 2008
TO: Will Tackett, Planner III
Development Department, Planning Division, Cukent Planning
THROUGH: Louise Gilio, Traffic Planning Supervisor
Public Works Department, Engineering Divisio
FROM: Gregory A. Jenness, Senior Engineering Technician
Public Works Department, Engineering Division G--- _
SUBJECT: Tentative Parcel Map 2008-01, Public Works Conditions of Approval
Location: 2148 East Copper Avenue
Owners: Gyda Land Company, Inc.
Richard N. & Nancy S. Aaron
Amendola Investments, LLC
Bettye L. Smith
TENTATIVE PARCEL MAP REQUIREMENTS: This map is incomplete. Please provide the
following information prior to perfection:
1. Developer must obtain joint use agreement from P. G. & E. before development of easement area
within this parcel or if agreement can not be obtained, then easements need to be vacated prior to
perfection of this Parcel Map.
Offsite Information:
1. Section and Center Lines: Identify all section and center lines.
2. Street Improvements: Identify existing curb, gutter, sidewalks (provide width), street lights
(specify if wood or metal pole).
3. Street furniture: Identify utility poles, boxes, guy wires, signs, fire hydrants, bus stop benches,
trash receptacles, tree wells, etc.
4. Vacations: If P. G. & E. easements are to be vacated, Identify and dimension.
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.
Page 1 of 3
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01\TentPM200801 2148 E. Copper.doc
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.
Major Streets:
East Copper Avenue: Super Arterial (112')
1. If a joint use agreement is not obtained, then vacate 300' P. G. & E Ingress / Egress Easement
along the north side of East Copper Avenue. A feasibility study for all required vacations of existing
public rights of way is required to be completedrp for to the approval of the tentative map. Contact
Alan James of the Public Works Department at (559) 621-8693.
2. Construct concrete curb and gutter, built to an 8' pattern, in accordance with Public Works Standard
P-5.
3. Construct 20' of permanent asphalt concrete paving, from face of curb, in accordance with Public
Works Standard P-50.
4. Construct an underground street lighting system (2 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 Knotting Hill Drive: (Private)
1. Private Street 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. Off street lighting standards shall apply to on this private street.
3. Construct 4' minimum pedestrian walk, .
Traffic Impact Study
This development will generate a total of 83 a.m. / 304 p.m. peak hour trips and generate a count of
3,483 Average Daily Trips (A.D.T.), based upon the following:
Land Use Size Average Daily Tris ADT AM Pk Hour PM Pk Hour
A. Shopping Center 38,878sf. 1,669 40 146
B. Shopping Center 14,920sf. 641 15 56
C. Shopping Center 27,318sf. 1,173 28 102
Page 2 of 3
T:\TRAFFIC ENGINEERING\Traffic Planning\Parcel Maps\CONDITIONS OF APPROVAL FOR PARCEL MAPS\2008\PM2008-
01\TentPM200801 2148 E.Copper.doc
A Traffic Impact Study is required. The Developer/Owner should consult with the City of Fresno Traffic
Engineering Section for the scope of the Traffic Impact Study (TIS). A trip trace for the proposed
project should be provided prior to consulting with the Traffic Engineering Section. The TIS shall
identify the mitigation measures, which would mitigate the project and/or other related projects'
significant impacts to a level of insignificance.
Note: All projects that are projected to generate 100 or more peak hour trips (AM or PM) shall prepare
a Traffic Impact Study, as identified in the 2025 Fresno General Plan, Traffic Mitigation Measure B-4, b.
Page 3 of 3
T:\TRAFFIC ENGINEERING\Traffic Planning\Parcel Maps\CONDITIONS OF APPROVAL FOR PARCEL MAPS\2008\PM2008-
01\TentPM200801 2148 E. Copper.doc
City of
0®InenILI
I!-F1W___=1W%0§
DEPARTMENT OF PUBLIC UTILITIES
Date: March 7, 2008
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-2008-01
General
Vesting Tentative PM-2008-01 proposes approximately 7.45 acres of property located on the North side
of East Copper Avenue between North Maple and North Willow Avenues; with frontage along North
Knotting Hill Drive.
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 East
Copper Avenue and an 8-inch main located in North Knotting Hill Drive. Sanitary sewer facilities are
available to provide service to the site subject to the following requirements:
1. On-site sanitary sewer facilities shall be private.
2. Separate sewer house branches are required for each new lot created.
3. Cross-access agreement shall be required.
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
City of
off5le
WATER DIVISION
Date: February 29, 2008
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 TENTATIVE PARCEL MAP NO. 2008-01
The following conditions are required to provide water service to the development.
1. Separate water services with meters 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 Califomia Department of Water
Resources and City of Fresno standards.
TAPROJMIMEmconditions of ApprovallPM 2008-01 022808.doc
File No. 1'10.41 I•
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
PUBLIC AGENCY DEVELOPER Nq
Mr. Gil Haro, Planning Manager GYDA Land Company Inc.
Planning & Development Department 7050 N. Fresno St. Suite 201
City of Fresno Fresno, CA. 93720 ic
2600 Fresno Street -
Fresno, CA 93721
MAP NO. 2008-001 PRELIMINARY FEE(S) (See below)
DRAINAGE AREA(S) " DE - DRAINAGE AREA " DE $3,529.00
DATE 7S DRAINAGE AREA - " -
TOTAL FEE $3,529.00
The proposed development will generate storm runoff which produces potentially significant
environmental impacts and which must be properly discharged and mitigated pursuant to the
California Environmental Quality Act and the National Environmental Policy Act. The O
District in cooperation with the City and County has developed and adopted the Storm
Drainage and Flood Control Master Plan. Compliance with and implementation of this
Master Plan by this development project will satisfy the drainage related CEQA/NEPA impact
of the project mitigation requirements.
The proposed development shall pay drainage fees pursuant to the Drainage Fee Ordinance
prior to approval of the final map at the rates in effect at the time of such approval. The fee O
indicated above is based on the tentative map. Contact the FMFCD project engineer prior to
approval of the final map for the fee. O
Considerations which may affect the fee obligation(s) or the timing or form of fee payment:
a) Fees related to undeveloped or phased portions of the project may be deferrable. O
b) Fees may be calculated based on the actual percentage of runoff if different than that 0
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.
2008-001 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
HZESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Pa-e 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.
I. a. Drainage from the site shall be directed to
X b. Grading and drainage patterns shall be as identified on Exhibit No. 1
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".
None required.
3. The following final improvement plans shall be submitted to the District for review prior to
final development approval:
X Grading Plan. Storm Drain Plan Final Map
X Street Plan Water& Sewer Plan Other
4. Availability of drainage facilities:
X a. Permanent drainage service is available provided the developer can verify
to the satisfaction of the City of Fresno that runoff can be safely conveyed
to the Master Plan inlet(s).
b. The construction of facilities required by Paragraph No. 2 hereof will
provide permanent drainage service.
C. Permanent drainage service will not be available. The District recommends
temporary facilities until permanent service is available.
Temporary service is available through
d. See Exhibit No. 2.
5. The proposed development:
Appears to be located within a 100 year flood prone area as designated on the latest
Flood Insurance Rate Maps available to the District, necessitating appropriate
floodplain management action. (See attached Floodplain Policy.)
Maa-ani 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF RE1 UIRFMENTS
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 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. 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 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 i
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, O
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.
zoos-nu, 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 Stone 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. Lakemak, Project Engineer: Neda Shaken
District Engineer
C: Provost& Pritchard
286 W. Cromwell Ave.
Fresno, CA. 93711
,aus.oui 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
1 �
I NOTE:
1 THIS DRAWING IS SCHEMATIC
DISTANCES ARE APPROXIMATE
-- ------ IRR
RR /
LC
i
KNOTTNG
HILL Q
I EXISTING 48"
I� METERING —' I
Iw
✓ . STAND 9:
IQ II
1
Ui
I 1 SII �
I
Q N
—— :..:.
---_— -- --------- ------------------ — ---=----_-------
42• COPPER AVE. 42"
f �-
I
I
I .
I \
III I
I II
I
LEGEND
Existing Location of PUE
IRR Existing 24"Irrigation Line
11 Existing Back-up Structure
❑ — — — Existing Master Plan Facilities
�— Future Master Plan Facilities
Direction Of Drainage SCALE V=200'
—————— Inlet Boundary
TPM
2008-001
EXHIBIT NO. 1 DRAINAGE AREA: "DE"
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
N:%All—dDWGSWE%HIBMCIMPMV008-001.d g DRAWN BY. MM DATE: 1127108
REVISED BY: — DATE: —
OTHER REQUIREMENTS
EXHIBIT NO. 2
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.
Development No. TPM 2008-001
engr\permit\exhibit2\city-tpm\2008\2008-001(ns)
PLAN VIEW OF TYPICAL TEMPORARY PONDING BASIN
5' MIN_ - FENCE PER
8' FOR 1/2 STD.DWG. P-45
ACRE OR EXCEPT MOW STRIP
LARGER LOW FLOW AREA* TO BE ELIMINATED
BASINS
TYPE "E" OUTLET
OR AS APPROVED
BY THE ENGINEER
Z'
L. MIN. 10' DOUBLE GATE, NO
CENTER POSTS
45S__lil--RCP:_PIPE' <JR`APPRDYE�7•EQUAL
-CURB
- .-
` GUTTER
F.IA.F.C.D, TYPE "D" INLET
P.L. P.L.
HIGH WATER 6'
I ELEVATION i
.I 1- 2
1 5' MIN.
ELEy_ I-III-III-I 11=I
11 I' 8' FOR 1/2 ACRE OR
LARGER BASINS
SECTION
NOTES: DESIGN MINIMUMS
1. OVERFLOW MUST BE TO THE STREET.
2. DESIGN WATER SURFACE ELEVATION SHALL BE TWO FEET BELOW THE LOWEST INLET FLOW
LINE OR POND PERIPHERAL ELEVATION, WHICHEVER IS LOWER.
3. REQUIRED CAPACITY.- V=CIA WHERE V=REQUIRED BASIN CAPACITY IN CUBIC FEET, C=RUNOFF
COEFFICIENT, 1=RAINFALL FROM A DESIGN STORM (0.35 FEET), AND A=TRIBUTARY AREA IN
SQUARE FEET.
4. PROVIDE COMPOSITE "C" CALCULATIONS.
5. THE ENGINEER MAY REQUIRE AN 8' WIDE VEHICLE RAMP WITH A MAX, SLOPE OF 15% IN 1/2
ACRE OR LARGER BASINS.
6. TEMPORARY PONDING BASINS SHALL BE FENCED WITHIN 7 DAYS TIME AFTER THEY BECOME
OPERATIONAL OR WHEN REQUIRED BY THE ENGINEER.
7_ THE CITY ENGINEER MAY CONSIDER OTHER BASIN DESIGN ALTERNATIVES, AS A SUBSTITUTE
FOR PROVIDING THE 2 FOOT FREEBOARD, WHEN THE BASIN SIZE IMPACTS PROJECT
FEASIBILITY_
8. LDCK5 FOR THE GATE TO BE #5 MASTER LOCKS, NO. 1C95, 3203 OR 0855.
" SIZE AND DEPTH OF LOW FLOW AREA TO BE DETERMINED BY THE ENGINEER.
REF. & REV_ CITY OF FRESNO
TEMPORARY PONDING BASIN DEC., 2004
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CHAIN LINK FENCE AUG.&2002 CIIY OF FRESNO
CONSTRUCTION DETAILS P - 45
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Fresno,CA 93703
� a
GUIDELINES FOR PONDING BASIN I POND CONSTRUCTION
AND MANAGEMENT TO CONTROL MOSQUITO BREEDING
Immature mosquitoes develop in shallow water habitats. Fresno has enough year-round
urban runoff from sprinklers, car washing, and pool drainage to keep water in drainage
basins even in the summer--when mosquitoes breed the fastest. The design and
management of ponding basins and ponds is of critical importance for mosquito control.
Following are some new guidelines for these facilities:
I. Ponding basins and ponds with fluctuating water levels should have a "low flow" area, a
deeper area or sump where drainage will accumulate, instead of a uniform flat bottom. This
allows for water to accumulate to a greater depth, and helps "mosquito fish" survive. The low
flow area should be located at the pond inlet and should be at least four feet deeper than the
rest of the basin floor. The rest of the basin should be graded so that drainage is directed into
this low flow area.
*2. Side slopes of ponds and ponding basins should be as steep as is compatible with
safety and grading considerations. They should have a slope ratio of 1:2 (vertical:horizontal).
3. Decorative ponds and artificial wetlands should be constructed so that water depths are
maintained in excess of four feet, to preclude invasive emergent vegetation such as cattails.
*4. Ponds and ponding basins should be constructed to provide for free, unobstructed access
around their entire perimeter by vehicle and/or by foot, to allow for maintenance and
mosquito abatement activities.
*5. All ponding basins should be enclosed in chain-link fencing at least six feet tall (to City of
Fresno Public Works Standards), with double gates to provide an unobstructed total opening
at least ten feet wide (no center post between the gates). Gates should be secured with a
standard padlock to allow for access by maintenance workers and mosquito and vector
control personnel: a No. 5 Mastert_ockTM with key numbers 1 C95, 3203 or 0855.
6. Ponds and ponding basins should be constructed to allow easy de-watering when needed.
7. Ponding basin and pond edges should be maintained free of excess vegetation and trash that
would harbor insects and support mosquito breeding when it falls or blows into the water.
8. Ponding basins and ponds should be managed to control algae and emergent vegetation
(plants that emerge from shallow water), to remove harborage for mosquito breeding and to
allow"mosquito fish" and other mosquito predators better access to their prey.
9. Ponding basins and ponds should maintain water quality that supports the survival of
"mosquito fish" (Gambusia affinis, available from local mosquito and vector control agencies).
Use caution when selecting herbicides and pesticides for use in or near ponding basins and
ponds, because many pesticides are toxic to fish.
The asterisked guidelines modify the current City of Fresno Public Works Standard No. P-62 for
Temporary Ponding Basins.
10/29/04
National Center for Environmental Health
Division of Emergency and Environmental Health Services
"Stormwater Management and Vector Breeding Habitats"
The Public Health Problem
• Stormwater management regulations and practices developed by environmental management agencies
address the environmental problem of sediments and other pollutants entering surface waters but do
not address public health issues, such as preventing habitat production for disease-carrying mosquitoes
and other vectors.
• Certain stormwater management structures designed to reduce sediment and other pollutant loads in
runoff(e.g., dry detention basins, retention ponds, media filtration devices, below-ground devices)
frequently hold standing water for more than 3 days, creating potential mosquito breeding habitats.
This in turn leads to the potential for mosquito-borne diseases such as West Nile virus and St. Louis
encephalitis.
• Even those stormwater facilities that are properly designed and constructed to minimize mosquito
breeding habitat may collect standing water if they are not maintained properly, thus creating the
potential for mosquito breeding.
Methods to Address this Public Health Issue
A more integrated, systems-based approach is needed when developing and implementing solutions to
environmental problems such as stormwater-runoff management. Local vector-control agencies (where
they exist) or environmental health programs should be consulted during preconstruction design review to
ensure that vector breeding habitat is minimized. These agencies and programs should also be consulted
when developing maintenance schedules for stormwater management structures.
Taking the following actions can help to ensure that mosquito-management programs incorporate a
systems-based approach:
Properly design and construct stormwater control structures (especially regarding slopes, pipe inverts,
and volumes) to minimize the inadvertent creation of standing water. Water should be held less than 72
hours whenever possible (shorter than minimum mosquito-breeding time).
Minimize mosquito breeding for longer term or permanent Stormwater storage (> 4-days) by
introducing mosquito fish, by larvaciding, and by developing vegetation management plans. Include
design depths greater than 4 feet to limit emergent vegetation that can enhance mosquito breeding
habitat (e.g., cattails).
Nlake resources available and allocate specific responsibility for ongoing operation and maintenance of
stormwater facilities, including monitoring and treatment if necessary. Clean accumulated sediments
and clear brush and other debris to minimize standing water build-up
-------------------------------------------------------------
The Centers for Disease Control and Prevention (COC) protects ceccle's health and scfe*�by preventing and controlling
dise✓ses and Injuries; enhances health decisions by providing credible information on critical health issues; and promotes
healthy living through strong pertnerships with Iced, national, and internctional organizations.
Fresno
��.�
City of
2000 rWIN
City Hall 559-621-8800 Public Works Department
2600 Fresno Street, Rm.4064 Patrick N.Wiemiller, Director
Fresno,CA 93721-3623
www.fresno.aov
April 7, 2008
TPG Consulting Incorporated
Ruth Davis P.E.
Jill Gormley
222 N. Garden, Suite 100
Visalia, CA 93291
SUBJECT: REVIEW OF TRAFFIC IMPACT STUDY (TIS) FOR THE PROPOSED Shopping Center
located northeast quadrant of Maple Avenue and Copper Avenue
TIS08-007 dated January 2008 submitted to Traffic Engineering February 7, 2008 for CUP
C-08-001
TRAFFIC STUDY APPROVED FOR PLANNING COMMISSION
We reviewed the Traffic Impact Study (TIS) for the proposed Shopping Center 28,969 square feet (SF),
Pharmacy with Drive-Through 17,340 SF, and a Fast Food with Drive-through 3,915 SF. The following
comments are from Traffic Engineering staff's review of the study.
General Comments and Condition
1. The trip generation based on ITE Trip Generation Manual is acceptable. The proposed project is
projected to generate 6,506 daily trips, 238 trips during the AM peak hour and 562 trips during the
PM peak hour.
2. This project shall pay its Traffic Signal Mitigation Impact (TSMI) Fee of $45.98 per ADT at the time
of building permit. The fee is regularly updated as new signals get added to the list and
construction costs increase. The next proposed fee increase is schedule for April 2008. The fee
heiNs miiigate projeci iiijpacis io the City of Fresno Traffic Signal infrastructure so that no one-
project has to bear the full burden. And if a project has to construct a signal in excess of their
mitigation impact fee amount they are credited the amount of construction and reimbursed for costs
incurred in excesses as long as the infrastructure is placed at the ultimate location. Based on 6,506
ADT this project will pay a fee based on the current fee in place with the Master Fee Schedule of
$299,145.90.
3. The project shall install a traffic signal at the intersection of Maple Avenue/International Avenue
consistent with the public works standards and specifications. All four quadrants are fully developed
with curb, gutter and sidewalk. Since there is a fire station the Traffic Signal designer will need to
coordinate with Traffic Engineering staff on the appropriate opti-com warning device to clear the
intersection for fire trucks exiting the station. This could include installing an opti-com receiver on
the street light pole on the other side of the street from the fire station and connecting it to the
controller. This signal shall be installed prior to occupancy.
4. As part of the Fresno Major Street Impact (FSM1) fee program this project shall install all westbound
travel lanes (already installed) and 2 eastbound travel (27 feet) lanes along with a shoulder and the
median from Chestnut Avenue alignment to Tract 5260 on Copper Avenue in addition to full
frontage improvements along the property frontage. Transitions for improvements shall occur
outside of this designation.
5. The exact location of the eastbound left-turn pocket in the median just east of the intersection of
Cooper Avenue/Maple Avenue shall be reviewed to provide sufficient storage for a westbound left-
turn pocket in the median for the southeast corner of Maple Avenue/Cooper Avenue.
6. This project shall provide bike racks at appropriate locations and at least two (Neighborhood
Electric Vehicle) NEV parking space hook-ups as it is adjacent to the Cooper River Ranch area that
has bike lanes and NEV usage.
7. The proposed project shall make necessary improvements and right-of-way dedications along
adjacent public streets as per City of Fresno requirements.
8. The proposed project shall make necessary improvements to meet current City of Fresno standards
for parking lot layout and design.
If you have any further questions regarding this matter, please contact me at (559) 621-8792 or
bryan.iones@fresno.gov .
Sincerely,
Bryan D. Jones, T.E.
Traffic Engineering Manager
Public Works Department, Traffic Engineering Division
c: Mike Sanchez, Planning&Development Dept.
Bonique Salinas,Planning&Development Dept.
Louise Gilio,Traffic Planning Supervisor
6
Randy R. Bruegman
Fire Chief
Bureau of Fire Prevention and Investigative Services
450 M Street
------ Fresno, California 93721-3083
F j g (559)621-4000 FAX (559) 498-4323
www.fresno.gov
DATE: February 28, 2008
TO: Will Tackett, Planner III
Planning and Development Department
FROM: Rick Fultz, Senior Fire Prevention Inspector
Fire Department
SUBJECT: 2148 E Copper, Proposed Tentative Parcel Map 2008-01
The Fire Department has completed a review of the Proposed Tentative Parcel Map 2008-01.
The following requirements and conditions are to be placed on this Pre App tentative tract map as
a condition of approval by the Fire Department.
General Requirements:
This project less than 2 miles from Fresno City Fire Station No.17.
Provide a covenant for shared fire fighting access and water supply for parcel B.
Other site access and hydrant issues will be addressed on Site Plan or CUP review.
"To protect and serve and to put service above all else."
i
tx OFFICE; OF
CIA
VIII �I �I z A,010I�TE�1I►�TR�IC� t�
TELEPHONE(559)233-7161
f►— FAX(559)233-8227
_ 2907 S.MAPLE AVENUE
FRESNO,CALIFORNIA 93725-2218
YOUR MOST VALUABLE RESOURCE-WATER
February 25, 2008 (� ,
FL���YFD
F23 2 8 24 7]
Mr. Will Tackett, Planner III
City of Fresno '�� i
Planning & Development Department
2600 Fresno Street, Third Floor
Fresno, CA 93721-3604
RE: VTPM 2008-01, APN: 579-073-96, 2148 East Copper Avenue
Dear Mr. Tackett:
The Fresno Irrigation District (FID) has reviewed the Vesting Tentative Parcel Map 2008-01
development, located on the north side of East Copper Avenue between North Maple and North
Willow Avenues which has no impact on any of FID's facilities. FID does not object to the
proposed development and submits the following comments:
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 319 or jshields(a)fresnoirrigatiobn.com.
Sin erely,
f James Shields
Engineering Technician II
Enclosures
cc: Provost& Pritchard
G:\Agencies\City\VTPM 2008-01.doc
BOARD OF President JEFFREY G. BOSWELL, Vice-President JEFF NEELY
DIRECTORS EDDIE NIEDERFRANK,STEVE BALLS,TOM E.STEFFEN,General Manager GARY R.SERRATO
Pacific Gas and Kyle Patten Phone: 559-263-5167
�r Land Agent E Mail kap6&pge.com
r Electric Company" 650 0 Street Bag 23
Fresno, CA.93760
Land Services
March 12, 2008
Development Department
Engineering Services Division
Land Division Section
2600 Fresno Street, Room 3043
Fresno, CA. 93721-3604
Attn: Will Tackett
Dear Will Tackett,
We have received your request for comments notice for Tentative Parcel Map 2008-01.
OUR FILE: Borden- Coppermine 70KV Steel Pole line & Hemdon-Woodward 115KV
Tower Line
Thank you for the opportunity to review and comment on the Tentative Parcel Map No.
2008-01. Pacific Gas and Electric Company (PG&E) owns and operates an electric
transmission tower line located within the proposed project's boundaries. To promote
the safe and reliable maintenance and operation of utility facilities, the California Public
Utilities Commission (CPUC) has mandated specific clearance requirements between
utility facilities and surrounding objects or construction activities. To ensure
compliance with these standards, project proponents should coordinate with PG&E
early in the development of their project plans. Any proposed development plans
should provide for unrestricted utility access and prevent easement encroachments
that might impair the safe and reliable maintenance and operation of PG&E's facilities.
PG&E hereby requests that the locations of each steel tower facility be deliniated
upon the map. PG&E maintains that the location of the easement is monumented by
the existing steel poles/towers and their projected centerlines on the property.
Developers will be responsible for the costs associated with the relocation of
existing PG&E facilities to accommodate their proposed development.
Because facility relocation's require long lead times and are not always
feasible, developers should be encouraged to consult with PG&E as early in
their planning stages as possible.
Expansion of distribution and transmission lines and related facilities are a
necessary consequence of growth and development. In addition to adding new
distribution feeders, the range of electric system improvements needed to
accommodate growth may include upgrading existing substation and transmission
line equipment, expanding existing substations to their ultimate buildout capacity,
and building new substations and interconnecting transmission lines. Comparable
upgrades or additions needed to accommodate additional load on the gas system
could include facilities such as regulator stations, odorizer stations, valve lots,
distribution and transmission lines.
PG&E remains committed to working with the City of Fresno to provide timely,
reliable and cost effective gas and electric service. Please contact me at 263-5167 if
you have any questions regarding our comments. We would also appreciate being
copied on future correspondence regarding this development.
Sincerely,
yle Patten
Land Agent
Street Name Review
TPM-2008-01 3-13-08
Street Name Status Required Change
East Copper Avenue Good
North Knotting Hill Drive Good
CITY OF FRESNO
CATEGORICAL EXEMPTION
ENVIRONMENTAL ASSESSMENT NO. TPM-2008-01
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: GYDA Land Company, Inc.
7050 North Fresno Street, Suite 201
Fresno, CA 93720
PROJECT LOCATION: North side of East Copper Avenue between North Maple and North
Willow Avenues
(APN: 579-073-96)
PROJECT DESCRIPTION: Vesting Tentative Parcel Map No. 2008-01 request authorization to
subdivide approximately 7.45 acres of C-2/UGM/cz (Community Shopping
Center District/Urban Growth Management/with conditions ofzoning)zoned
property for the purposes of a three-lot commercial planned development.
The proposed subdivision is consistent with the Community Commercial
planned land use designation of the 2025 Fresno General Plan,Woodward
Park Community Plan.
This project is exempt under Sections 15315 (Class 15/Minor Land Divisions) of the California
Environmental Quality Act(CEQA) Guidelines.
EXPLANATION: Section 15315 (Class 15/Minor Land Divisions), exempts from the
provisions of CEQA the division of property in urbanized areas zoned for
residential, commercial,or industrial use 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 two years, and the parcel does not have
an average slope greater than 20 percent.
Date: May 09, 2008
Q Prepared By: Will Tackett, Planner III
0
per„ Submitted by:LLJ
�" •Q U Darrell Unruh -
L.LI o-+ Planning Manager
U i a,=
LL.I >- W City of Fresno
C� _ Planning and Development Department
(559) 621-8277