HomeMy WebLinkAboutPM 2008-13 - Conditions of Approval - 3/22/2013 City of
Development&Resource Management Department
2600 Fresno Street *Third Floor Mark Scott
Fresno, California 93721-3604 Interim Director
(559) 621-8277 FAX (559) 498-1026
July 07, 2011 Please real�to:
Will Tackett
(559) 621-8063
Fuscoe Engineering
16795 Van Karman, Suite 100
Irvine, California 92606
SUBJECT: NOTICE OF APPROVAL OF VESTING TENTATIVE PARCEL MAP NO. 2008-13
DATED OCTOBER 13, 2010, PROPOSING A 21-LOT COMMERCIAL PARCEL
MAP FOR PROPERTY LOCATED ON THE SOUTHWEST CORNER OF THE
INTERSECTION OF WEST HERNDON AND NORTH BRYAN AVENUES.
(APN[S]: 504-080-43, 504-091-07, 08-12 &28)
The City of Fresno Development Services Division has completed its review of the subject parcel
map dated October 13,2010. Pursuant to Section 12-1205 of the Fresno Municipal Code,this letter
is written to advise you that the Conditions of Approval dated July 07, 2011, 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 Development and Resource Management Department.
Appeals 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 Development and Resource Management
Department prior to 5 p.m. on July 22, 2011.
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 a up to a two year 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 Development and Resource Management Department
prior to 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.
Cumulative discretionary extensions may not exceed an aggregate of six years.
Fuscoe Engineering
Vesting Tentative Parcel Map No.2008-13
July 07, 2011
Page 2
If you wish additional information, please contact the City of Fresno, Development and Resource
Management Department, Development Services Division,2600 Fresno Street, Fresno, California
93721-3604; phone, (559) 621-8277. Your inquiry should be directed to either Jon Bartel
(engineering or improvements issues) or Will Tackett (planning or zoning issues).
Should you have any questions regarding the conditions you must notify either Jon Bartel at (559)
621-8277 or Will Tackett at(559)621-8063 by July 22, 2011,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,
DEVELOPMENT SERVICES DIVISION
Will Tackett, Planner III
Development & Resource Management Department
Enclosures: Vesting Tentative Parcel Map No. 2008-13 dated October 13, 2010
Conditions of Approval dated July 07, 2011
CITY OF FRESNO
DEVELOPMENT& RESOURCE MANAGEMENT DEPARTMENT
CONDITIONS OF APPROVAL
JULY 07, 2011
VESTING TENTATIVE PARCEL MAP No. 2008-13
SOUTHWEST CORNER OF WEST HERNDON AND NORTH BRYAN AVENUES
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. 2008-13, dated October 13, 2010,
the subdivider may prepare a Parcel Map (Final) in accordance with the approved tentative parcel
map. Note that a 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 Parcel 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 Parcel 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
Lot Line Adjustments are required in order to facilitate the proposed subdivision/map boundary.
Lot Line Adjustment Nos. 2010-08 and 2010-09 have been filed with the City of Fresno for the
subject property and shall be perfected prior to Parcel Map approval.
PLAN CONSISTENCY
The subject site is located within the boundaries and jurisdiction of the 2025 Fresno General Plan
and Bullard Community Plan.
On December 16, 2010 the Council of the City of Fresno adopted Resolution No. 2010-307
changing the planned land use designation for the subject property, for which Vesting Tentative
Parcel Map No. 2008-13 was filed, to Regional Commercial.
On December 16, 2010 the Council of the City of Fresno adopted Bill No. B-57/Ordinance No.
Conditions of Approval
Vesting Tentative Parcel Map No. 2008-13
July 07, 2011
Page 2
2010-59 rezoning the subject property from the AE-5/UGM(Exclusive Five Acre Agricultural/Urban
Growth Management)and R-1/UGM (Single Family ResidentiaUUrban Growth Management)zone
districts to the C-3/UGM (Regional Shopping Center/Urban Growth Management) zone district.
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 C-3/UGM (Administrative and
Professional Office/Urban Growth Managemenbwith conditions ofzoning)zone district is consistent
with the existing Regional Commercial planned land use designation for the subject property.
DEVELOPMENT AGREEMENT
On December 16, 2010 the Council of the City of Fresno adopted Bill No. B-58/Ordinance No.
2010-60 approving the Development Agreement, by and between the City of Fresno and John Allen
Company, LLC relating to development of the subject property, for which Vesting Tentative Parcel
Map No. 2008-13 was filed.
1. Development of the subject property shall be subject to the impact fees, dedications and
improvements as stipulated within the terms, conditions and requirements provided in the
afore mentioned Development Agreement. Where any inconsistencies or conflicts may exist
between these Conditions of Approval contained herein and the terms or provisions of the
Development Agreement, the stipulations of the Development Agreement shall prevail.
a) Pursuant to Section 3.10.1 of the Development Agreement, Developer shall have the
right to elect to submit to the City for processing, approval and recording in the Official
Records, either: (a)one final map covering all of the Permitted Parcels;or(b) more than
one final map, each of which will cover some but not all of the Permitted Parcels. Any
final maps submitted by Developer(collectively,the"Final Maps")shall be processed in
accordance with Applicable City Rules and the California Subdivision Map Act(California
government Code Section 66410, et seq.)
i) Pursuant to Section 66463.1 of the Subdivision Map Act,the subdivider shall include
a note within the title block of the tentative parcel map indicating that the map is, "A
Phased Map".
ii) If subdivider elects to submit more than one final map, the conditions below shall
apply to the submitted final map and the subdivided parcel that is the subject of that
submitted final map rather than the entire project area; except,as may otherwise be
required pursuant to the dedication and improvement schedule and timelines as
stipulated within the list of exactions (Exhibit"E") of the Development Agreement.
• NOTE: The right of the subdivider to file multiple parcel maps shall not limit the
authority of the local agency to impose reasonable conditions relating to the filing
of multiple parcel maps; provided that such reasonable conditions are consistent
and in accordance with the provisions of the Development Agreement.
Conditions of Approval
Vesting Tentative Parcel Map No. 2008-13
July 07, 2011
Page 3
ZONING
2. 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).
MODIFICATIONS TO PROPERTY DEVELOPMENT STANDARDS
3. Proposed Parcels "A"through "U," inclusive, of Vesting Tentative Parcel Map No. 2008-13
are consistent with the existing C-3 (Regional Shopping Cente� zone district subject to
approval of a special permit for a planned development project.
a) Conditional Use Permit Application Nos.C-08-172 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. 2008-02, dated October 13, 2010, thereby authorizing the
creation of the commercial planned development.
4. In accordance with Section 12-1011(f)(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) In accordance with Section 12-219.5-J of the Fresno Municipal Code,there shall be
adequate vehicular access from a dedicated and improved street, service road, or
alley, to all lands within the C-3 zone district,the design of which shall be approved
by the Director of Public Works.
• NOTE: Under the planned development special permit authorized by Conditional
Use Permit Application No. C-08-172, proposed lots within the boundary of
Vesting Tentative Parcel Map No. 2008-13, which do not abut a public street,
can satisfy the requirement that such lots have access to public street rights-of-
way through the formulation of conditions, covenants and restrictions, recorded
in the official records of Fresno County, establishing cross-access rights or
easements over adjacent property and providing access for such lot to a public
street.
b) Execute a Mutual Easements and Reciprocal Use Agreement between Parcels "A"
through "U" of Vesting Tentative Parcel Map No. 2008-13 dated October 13, 2010,
inclusive. The Mutual Easements and Reciprocal Use Agreement shall, at a minimum,
provide: (1) Mutual and reciprocal access to West Herndon, North Bryan, and to North
Weber Avenue or any applicable public access easement provided for the purposes of
access to the existing residential uses fronting onto North Weber Avenue if public street
rights-of-way are vacated; (2) Shared parking; (3) Cross drainage; (4) Shared solid
waste facilities (if applicable); and, (5) Provisions and obligations for retention and
maintenance of access, utilities, fire suppression systems, facilities and improvements
Conditions of Approval
Vesting Tentative Parcel Map No. 2008-13
July 07, 2011
Page 4
on the subject property.
i) 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-08-172);or,any revisions or amendments thereto,as may
be approved by the Development and Resource Management Department. No
modifications to said access or circulation may be made without prior approval from
the Development and Resource Management Department.
• NOTE: The conditions of the Mutual Easements and Reciprocal Use Agreement
are intended to benefit the public and public properties as well as properties
appurtenant;and, secure the enforceability of properties'obligations for retention
and maintenance of access, utilities, facilities, and improvements. 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.
ii) Final, executed and notarized documents shall be recorded with the parcel map.
c) All of the agreements required to be executed within this section shall run with the land
and bind all successors and assigns.
• NOTE: Any amendment 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
5. 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, except as otherwise
provided in Section 3.9 and Exhibit"H"of the Development Agreement.
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.
6. All existing offsite overhead utilities within the limits of the tentative parcel map,including but
not limited to, electrical systems, communication systems and street lighting systems shall
Conditions of Approval
Vesting Tentative Parcel Map No. 2008-13
July 07, 2011
Page 5
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.
• NOTE: Section 12-1011 of the FMC exempts undergrounding of existing
overhead wires and associated overhead structures used for conveyance of
electrical energy at transmission voltages nominally in excess of 21,000 volts,or
major transmission trunk communication lines.
7. 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.
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 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.
9. 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.
• NOTE: Telephone,cable,and other public utilities which propose above-ground
facilities (such as cabinets) determined by the Development and Resource
Management Department Director to be oversized shall be located in an
additional easement area outside of the required landscape strip; or, if such
facilities are to remain within the landscape strip, then such facilities shall be
adequately screened with appropriate landscaping in a manner approved by the
Development and Resource Management Department prior to installation.
a) 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).
10. A minimum four foot wide clear path of travel is required along all street frontages of the
property as required by Title 24 of the California Administration Code, current ADA
regulations; and, as determined by the City Engineer. [NOTE: The City was to propose
alternative language. See Condition 1(b) of Part C of the Conditions of Approval for the
CUP/Variancej
a) Provide for a minimum four(4)foot wide path of travel along the sidewalk(s)adjacent to
the applicable subphase of the Project as required by Title 24 of the California
Administration Code;and, in accordance with the dedication and improvement schedule
Conditions of Approval
Vesting Tentative Parcel Map No. 2008-13
July 07, 2011
Page 6
and timelines as stipulated within the list of exactions (Exhibit "E") of the Development
Agreement.
• NOTE: An on-site pedestrian easement and construction of a path may be
required if Title 24 and ADA provisions cannot be met within the public rights-of-
way.
b) 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.
c) Any existing sidewalks in excess of 2% maximum cross slope must be brought into
compliance prior to acceptance by Public Works.
d) Curb ramps with "Detectable Warning Devices" are required at all corners within the
limits of this parcel map.
11. Repair all existing damaged and/or off grade off-site concrete street improvements adjacent
to the frontage of the parcels in the applicable subphase of the Project, and/or within the
limits and scope of frontage improvements required respective to each applicable subphase
of the project (pursuant to the dedication and improvement schedule and timelines as
stipulated within the list of exactions[Exhibit"E"]of the Development Agreement referenced
herein below),as determined by the City of Fresno Public Works Department,Construction
Management Division, (559) 621-5600.
12. 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.
13. When street/safety lighting installations are required,street lighting plans shall be submitted
for review and approval by the Traffic Engineer prior to the issuance of permits for the work.
Services to street lighting installations shall be separated from the electrical service(s)
serving the development. The type,location and service for street lighting installations shall
be as determined by the Traffic Engineer. Street lighting installations shall be dedicated to
the City upon completion and acceptance of the installations.
14. If not existing, street work on major streets shall be designed to include Intelligent
Transportation Systems (ITS) conduit in accordance with the Public Works ITS
specifications.
15. 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.
16. 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
Conditions of Approval
Vesting Tentative Parcel Map No. 2008-13
July 07, 2011
Page 7
with the construction of off-site improvement requirements,shall be the responsibility and at
the expense of the subdivider.
17. The subdivider may either construct or install required public 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 recordation of a
Parcel Map (final).
18. 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.
SPECIFIC CONDITIONS
STREETS AND RIGHTS-OF-WAY
19. The following street names shall be corrected on the tentative and parcel maps:
Street Name Status Required Change
Herndon Ave Change West Herndon Avenue
North Golden State Blvd Change North Golden State Boulevard
Weber Ave Change North Weber Avenue
North Bryan Ave Change North Bryan Avenue
20. Comply with all of the requirements and conditions stipulated within the attached Public
Works Department, Engineering Division(Traffic Planning)memorandum dated December
01, 2010.
• NOTE: None of the mitigation measures and/or requirements, referenced as
having been set by the Department of Public Works, Traffic Engineer apply to
the proposed project at the time of, or prior, to recordation of the Parcel Map.
a) Full transit amenities, in accordance with Standards P-72, P-73 and E-35, are required
for the proposed bus bay on North Bryan Avenue,which is located adjacent to Parcel"J"
of Vesting Tentative Parcel Map No. 2008-13.
i) Improvement plans for the bus bay shall be submitted to Fresno Area Express(FAX)
for review and approval prior issuance of street work permits.
21. Except as may be otherwise provided in the Development Agreement, pursuant to Section
12-1206(c)(5) of the FMC, the subdivider shall provide for the installation of street trees, or
payments in lieu of immediate installation of street trees and payment of street tree fees
Conditions of Approval
Vesting Tentative Parcel Map No. 2008-13
July 07, 2011
Page 8
applying to the subdivision or the division of land as designated in the Master Fee Schedule.
Contact the Parks Supervisor, Hilary Kimber at (559) 621-1345 for further information.
22. Comply with all of the requirements and conditions stipulated within the attached
memorandum from the Public Works Department relating to maintenance obligations and
the Community Facilities Maintenance District dated September 20, 2010.
SANITARY SEWER SERVICE
The nearest sewer mains to serve the proposed project are a 12-inch main located in West Herndon
Avenue, an 8-inch and a 12-inch main located in North Bryan Avenue, and a 48-inch and a 54-inch
main located between West Sierra and State Route 99 . Sanitary sewer facilities are available to
provide service to the site subject to the following requirements:
23. Comply with all of the requirements of the Department of Public Utilities, Planning and
Engineering memorandum dated October 25, 2010.
WATER SERVICE
The nearest water mains to serve the proposed project are a 14-inch main located in West Herndon
Avenue at North Bryan Avenue,a 14-inch main located in North Bryan Avenue,and a 14-inch main
located in North Veterans Boulevard. The following water improvements shall be required prior to
providing City water service to the project:
24. Comply with all of the requirements of the Department of Public Utilities, Water Division
memorandum dated October 21, 2010.
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT (FMFCD)
25. 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 October 28, 2010.
COUNTY OF FRESNO DEPARTMENT OF PUBLIC HEALTH
26. Comply with all of the requirements stipulated within the attached memorandum from the
County of Fresno, Department of Public Health dated August 26, 2010.
CITY OF FRESNO FIRE DEPARTMENT
27. Comply with all of the requirements stipulated within the attached memorandum from the
City of Fresno Fire Department dated August 20, 2010.
Conditions of Approval
Vesting Tentative Parcel Map No. 2008-13
July 07, 2011
Page 9
PACIFIC GAS AND ELECTIC COMPANY (PG&E)
28. Comply with all of the requirements stipulated within the attached memorandum from PG&E
dated September 27, 2010.
DEVELOPMENT FEES AND CHARGES
This project is subject to the following development fees and charges:
Fresno Metropolitan Flood Control Fee $95,476.00
SEWER CONNECTION CHARGES FEE RATE
a. Lateral Sewer Charge [1] $0.10/sq. ft. (to 100' depth)
b. Oversize Charge [1] $0.05/sq. ft. (to 100' depth)
c. Trunk Sewer Charge [2] S.T.E.P.**
Service Area: Grantland
d. Wastewater Facilities Charge [3] S.T.E.P.••
e. Fowler Trunk Sewer Interim Fee Surety [1] N/A
f. Copper Avenue Sewer Lift Station Charge [1] N/A
g. House Branch Sewer Charge [2] N/A
h. Millbrook Overlay Sewer[1 J IV/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 [1] $6.50/lineal foot
k. Transmission Grid Main Charge [1] $643/gross acre
(parcels 5 gross acres or more)
I. Transmission Grid Main $243/gross acre
Bond Debt Service Charge [1] (parcels 5 gross acres or more)
Conditions of Approval
Vesting Tentative Parcel Map No. 2008-13
July 07, 2011
Page 10
m. Water Supply Fee [2] $407/living unit equivalent*
Service Area: 201 S
n. Well Head Treatment Fee [2] $0/living unit equivalent*
Service Area: 201
o. Recharge Fee [2] $0/living unit equivalent*
Service Area: 201
p. 1994 Bond Debt Service [1] $0/living unit equivalent*
Service Area: 201
CITYWIDE DEVELOPMENT IMPACT FEE FEE RATE
q. Fire Facilities Impact Fee—Citywide [4]
- Commercial $236.00/1000 sq.ft. t
r. Park Facility Impact Fee—Citywide [4] NIA
s. Quimby Parkland Dedication Fee [2] NIA
t. Citywide Regional Street Impact Fee [3]
- Commercial Office $13,726.00/adj. acre
- Commercial Retail $16,131.00/adj. acre
u. New Growth Area Major Street Fee [3]
- Commercial Office $29,848.00/adj. acre
- Commercial Retail $37,495.00/adj. acre
v. Police Facilities Impact Fee—Citywide [4]
- Commercial $665.00/1000 sq.ft. t
w. Traffic Signal Charge [1]
- Commercial $47.12/ADT t
Conditions of Approval
Vesting Tentative Parcel Map No. 2008-13
July 07, 2011
Page 11
Notes:
On July 22, 2008, the Fresno County Board of Supervisors passed Ordinance No. 2008—023 requiring the
payment of County Public Impact Facilities Impact Fees. The effective date of this ordinance is September
20,2008. Contact the County of Fresno, Public Works and Planning Department to determine payment of this
fee obligation. Confirmation by the County of Fresno is required before the City of Fresno can issue building
permits.
The Board of Directors of the Fresno County Regional Transportation Mitigation Fee Agency approved
Resolution No.2009—01 requiring the payment of Regional Transportation Mitigation Fee. The effective date
of this resolution is January 1, 2010. Contact the Council of Fresno County Governments (FCOG) to
determine this fee obligation. Confirmation by the FCOG is required before the City of Fresno can issue
building permits.
•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).
[1] Deferrable through Fee Deferral Covenant.
[2] Due at Final Map.
[3] Due at Building Permit.
[4] 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. Average Daily Trips to be determined by Traffic Engineering consistent
with the methodology utilized in Final Environment Impact Report No. 10141, as adopted for the Project.
City Of
CQ ■� �ll��
ff Fik
DATE: Septembe•2, Illi 0 8en+nmheF i 6, 294 0 C)GtebeF i 9, 204 0 Revised December 1, 2010
TO: Will Tackett, Development Services/Planning
Development Department, Planning Division
THROUGH: Louise Gilio, Traffic Planning Supervisor
Public Works Department, Engineering Division
FROM: Ann Lillie, Senior Engineering Technician
Public Works Department, Engineering Division
SUBJECT: Tentative Parcel Map 2008-13, Public Works Conditions of Approval
Location: Southwest Corner of North Bryan and West Herndon Avenue
Owner: Valley Capital Partners, LLC
94 Manhatten Avenue
Manhatten Beach, CA 90266
Traffic Impact Study
A Traffic Impact Study (TIS) is required and has been submitted. Comply with the mitigation
requirements as set by the Department of Public Works, Traffic Engineer.
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.
PUBLIC 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.
The following requirements are based on city records and the accuracy of the existing and proposed
on-site and off-site conditions depicted on the tentative map. Requirements not addressed due to
omission or misrepresentation of information, on which this review process is dependent, will be
imposed whenever such conditions are disclosed.
Construct or install the required improvements, or contact Public Works at (559) 621-8685 to
enter into a bonded secured agreement for these improvements. This must be executed prior to
perfection of this parcel map. Timing of the construction of the required improvements shall be
in accordance with the development agreement.
General Conditions
• Submittal of engineered construction plans to the Planning and Development Department for
approval must be maderp for to the final map and/or in accordance with the development
agreement.
Page 1 of 5
VTM 2008-13 EI Paseo
• 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"in
conformance with the infrastructure requuirements identified in the Development
Agreement".
• Curb ramps with "Detectable Warning Devices" 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.
• If not existing, street work on major streets shall be designed to include Intelligent
Transportation Systems (ITS) conduit in accordance with the Public Works ITS specifications.
Street Dedications and Vacations
Identify all street furniture, e.g.: public utility poles and boxes, guy wires, signs, fire hydrants, bus stop
benches, mail boxes, news stands, trash receptacles, tree wells, etc. within the public right of way.
Also, identify the required 4' minimum path of travel along the public sidewalk directly in front of
property, as required by the California Administration Code (Title 24). A pedestrian easement may be
required if Title 24 requirements cannot be met.
West Herndon Avenue: Super Arterial
At the intersection of Herndon and Bryan, dedicate 67' to 70' (to be verified) of property,from Center Line for
public street purposes within the limits of this application as per the Public Works Department Super Arterial
Standards, P-52, P-52A, P-69 and the Approved Street Geometrics.
1. The developer shall provide adequate right-of-way dedication for Herndon Avenue to
accommodate a 6 lane underpass for Herndon Avenue under the Union Pacific Railroad
tracks. The future underpass geometrics shall require a raised median island (width varies from
27' at UPRR to 16' at project entrance to 26' east of project entrance), three 12' travel lanes
and an 8' shoulder, curb and gutter, 10' for sidewalk from back of curb to toe of slope, a 2:1 cut
slope and 10' from the top of slope to the street right-of-way line. Dedicate 62' &'to 100',from
Center Line,to allow for future underpass. The engineer shall supply
a GGRGept gal
The engineer
shall supply the future toe of slope and future top of slope grades to demonstrate the
adequacy of the proposed right-of-way dedication per the conceptual profile provided by
Nolte Engineering.
2. At the intersection of Herndon and Bryan, dedicate 67' to 71' of property, from Center Line, for
public street purposes within the limits of this application as per the Public Works Department
Super Arterial Standards, P-52, P-69 and the Approved Street Geometrics.
3. Dedicate additional property to accommodate a right-turn pocket on to site at drive
approach.
4. Dedicate a corner cut for public street purposes at the intersection of Herndon and Bryan.
5. Dedicate a pedestrian easement within the proposed landscape easement to accommodate a 6'
curvilinear sidewalk. If not processed with the Map this will be a requirement of CUP 2008-
172.
Page 2 of 5
v-rM 2008-13 EI Paseo
North Bryan Avenue: Arterial
1. Dedicate 50' of property from Center Line,to include a portion of APN 504-091-07S which
over laps the Center Line, for public street purposes within the limits of this application as per
the Public Works Department Arterial Standards, P-52, P-69 and the Approved Street
Geometrics.
2. Dedicate a pedestrian easement sufficient enough to accommodate a 6' curvilinear sidewalk.
The sidewalk shall be constructed with a minimum of 48"from face of curb to face of walk and a
minimum of 54" back of walk to easement line as per Public Works Standard P-7.
3. The pedestrian easement shall include a sufficient area to accommodate the bus bay pedestrian
traffic and furniture. Contact John Downs, Transit Planning Manager at FAX at (559) 621-1502.
Deed documents for the required dedications shall be prepared by the applicant's engineer and
submitted to the Public works Department, Engineering Division, Special Districts/ Projects and
Right of Way Section with verification of ownership prior to issuance of building permits. The
cost of deed document processing and recordation fee must be paid at the time of deed
submittal. Deed documents must conform to the format specified by the city. Document format
specifications may be obtained from the City of Fresno Public Works Department, Engineering
Division, Special Districts/ Projects and Right of Way Section, (559) 621-8694.
Vacations within the limits of the subdivision
1. Vacate North Weber and Arthur Avenues, and West Palo Alto and Sierra Avenues within
the limits of this map.
2. Vacate 5' of property along North Bryan Avnue fronting APN 504-091-11 S within the limits of
this map.
A feasibility study for all proposed vacations of existing public rights of way is required to be
completed prior to recordation of the parcel map. Contact Alan James of the Public Works
Department, at (559) 621-8693.
Street Improvements
All improvements shall be constructed in accordance with the Standard Specifications and Standard
Drawings of the City of Fresno, Public Works Department. Street Construction Plans are required
and shall be approved by the City Engineer. The performance of any work within the public street
rights-of-way (including pedestrian and utility easements) requires a STREET WORK PERMITrp for to
commencement of work. Contact the City of Fresno Public Works Department, Engineering Services
Section at (559) 621-8686 for detailed information.
West Herndon Avenue: Super Arterial
1. Construct concrete curb and gutter and to Public Works Standard P-5. The curb shall be
constructed to a 10' commercial pattern.
2. Construct a depressed curb per Public Works Standard P-30, based on a 30' radius.
3. Construct 20' of permanent paving (measured from face of curb) within the limits of this
application. A portion of this maybe reimbursable or salvageable. See Exhibit "B" and
comments once Street Construction Plans are approved.
Page 3 of 5
VTM 2008-13 EI Paseo
v -
4. Construct an underground street lighting system to Public Works Standard E-1 within the limits
of this application. Spacing and design shall conform to Public Works Standard E-7 for Arterial
Streets. Install "No Stopping Anytime"signs along Herndon Avenue frontage.
5. Remove existing improvements and install required improvements to new street alignment and
grade.
North Bryan Avenue: Arterial
1. Construct concrete curb and gutter to Public Works Standard P-5. The curb shall be
constructed to a 10' commercial pattern.
2. Construct a mid-block bus bay curb and gutter as per Public Works Standard P-73, complete
with a 10' monolithic sidewalk. Construct concrete pad to accommodate any additional area
needed for bus furniture and to comply with ADA access requirements. Planning and
Development Department to coordinate with the Public Works Department and FAX for
approved location and any other requirements.
3. Construct 20' of permanent paving (measured from face of curb) within the limits of this
application. A portion of this maybe reimbursable or salvageable. See Exhibit "B" and
comments once Street Construction Plans are approved.
4. Construct an underground street lighting system to Public Works Standard E-1 within the limits
of this subdivision. Spacing and design shall conform to Public Works Standard E-7 for Arterial
Streets.
5. Remove existing improvements and install required improvements to new street alignment and
grade.
Traffic Signal Mitigation Impact(TSMI) Fee:
This project shall pay its TSMI Fee, as applicable, at the time of Parcel Map approval based on
the trip generation rate(s) as set forth in the latest edition of the ITE Generation Manual.
This TSMI fee is credited against signal installation and Intelligent Transportation System (ITS)
improvements (constructed at their ultimate location) anticipated to build out the 2025 General
Plan circulation element and included in the Nexus Study for the TSMI fee. Project specific
impacts that are not consistent with the 2025 General Plan, Public Works P69 standards, and/or
already incorporated into the TSMI fees infrastructure costs are not reimbursable unless the City
Engineer and City Traffic Engineer include the new traffic signal and/or ITS infrastructure in the
next update and the applicant agrees to pay the new calculated TSMI fee that includes the new
infrastructure. Failure to pay this fee or construct improvements that are credited/reimbursable
with this fee will result in a significant unmitigated impact as this fee is applied to all projects within
the City Sphere of Influence. If the applicant is conditioned with improvements that are
credited/reimbursable with this fee they should work with the Department of Public Works and
identify with a Professional Engineers estimate the costs associated with the improvements prior
to paying the TSMI fee at time of building permit.
Fresno Mafor Street Impact(FMSI)Fees:
This map is in the New Growth Area; therefore pay all applicable growth area fees and City-wide
regional street impact fees.
Page 4 of 5
VTM 2008-13 EI Paseo
FMSI Requirements:
Additional FMSI requirements are as per Conditions of Approval for CUP 2008-172.
West Herndon Avenue: Super Arterial
1. Dedicate and construct 6 center section travel lanes and construct a 26' raised concrete median
island within the limits of this application. Construct a raised concrete median with 250' left
turn pockets at all major intersections. Details of said street shall be depicted on the approved
Street Construction Plans. Dedication shall be sufficient to accommodate arterial standard
and any other grading or transitions as necessary based on a 55 MPH design speed. See
Attachment "B".
2. Dedicate and construct 6 center section travel lanes from Herndon and Bryan east to Herndon
at Hayes. The eastbound right lane shall be constructed and striped as a "Trap" right-
turn lane at the intersection of Herndon and Hayes. Details of said street shall be depicted
on the approved Street Construction Plans. Dedication shall be sufficient to accommodate
arterial standard and any other grading or transitions as necessary based on a 55 MPH design
speed.
North Bryan Avenue: Arterial
1. Dedicate and construct 4 center section travel lanes and construct a 16' raised concrete median
island within the limits of this application. Construct a raised concrete median with 250' left
turn pockets at all major intersections. Details of said street shall be depicted on the approved
tentative tract map. Dedication shall be sufficient to accommodate arterial standard and any
other grading or transitions as necessary based on a 55 MPH design speed. See Attachment
«B„
Regional Transportation Mitigation Fee(RTMF):
Pay all applicable RTMF fees to the Joint Powers Agency located at 2035 Tulare Street, Suite 201,
Fresno, CA 93721; (559) 233-4148 ext. 200; www.fresnocog.orq. Provide proof of payment or
exemptionrp for to issuance of building permits.
State of California Department of Transportation (Caltrans) Fees:
Applicant shall pay fair share contribution as determined by the State of California Department of
Transportation (Caltrans)to be collected by the City of Fresno Public Works Department Traffic
Engineering, (559) 621-8820, rior to recordation of the Parcel Map. See attached Caltrans Letter
dated August 25, 2010 for comments.
Page 5 of 5
VTM 2008-13 EI Paseo
City of
PUBLIC WORKS DEPARTMENT
DATE: September 20, 2010
TO: WILL TACKETT, Supervising Planner
Planning and Development Department
FROM: JOE PAFF, Senior Engineering Technician
Public Works Department
SUBJECT: CONDITIONS FOR TENTATIVE PARCEL MAP NO. 2008-13 RELATING
TO COMMUNITY FACILITIES MAINTENANCE DISTRICT FOR
COMMERCIAL, INDUSTRIAL AND MULTI-FAMILY DEVELOPMENTS
The property owner shall be responsible for providing for the maintenance of certain
public improvements associated with Parcel Map No. 2008-13.
These improvements may be maintained by a City Community Facilities Maintenance
District designed for maintaining features of Commercial, Industrial and/or Multi-Family
property.
Should the property owner choose not to include the maintenance of these items in a
CFD, the property owner shall provide for the maintenance of all of the items in a manner
approved by the City of Fresno City Engineer.
Specifically:
• The property owner shall be responsible for providing for the maintenance
of all landscaping and hardscaping located in the median islands located
within West Herndon and North Bryan Avenues adjacent to this project.
• The property owner shall be responsible for providing for the maintenance
of the curbs and gutters, sidewalks, street lights and street signage within
the street right-of-way of North Weber Avenue adjacent to 'this project.
• The property owner shall be responsible for providing for the maintenance
of all street lights located within the street rights-of-way along West
Herndon and North Bryan Avenues adjacent to th project.
• The property owner shall be responsible for providing for the maintenance
of two complete traffic signal systems to be installed on North Bryan
Avenue per this phase of the project.
This portion of the project will be required to share equally all CFD maintenance features
required for the complete EI Paseo Project. This will require accurate estimates of street
types and layouts for the entire project at the time of the annexation of this portion of the
project.
If you have any questions, please call me at 621-8695
City of '0SVIVM S014
rr1= 0■ %Lf
DPU
DEPARTMENT OF PUBLIC UTILITIES
Date: October 25, 2010
Pmvidng Lips Essendal5ervlCes
To: WILL TACKETT, Planner III
Planning and Development Department
From: DOUG RECKER, Supervising Engineering Techniciani6q
Department of Public Utilities, Planning and Engineering
Subject: SEWER REQUIREMENTS FOR PARCEL MAP PM-2008-13
General
PM-2008-13, Review of Modifications to proposed PM-2008-13 for approximately 75.76 acres of
property located on the southwest corner of the intersection of West Herndon and North Bryan Avenues,
6605 North Bryan Avenue, APN 504-080-43, 504-091-07, 08, 09, 10, 11, 12 &28.
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 a 12-inch sewer main located in West
Herndon Avenue, an 8-inch and a 12-inch main located in North Bryan Avenue, and a 48-inch and a 54-
inch sewer main located between West Sierra Avenue & State Highway 99. Sanitary sewer facilities are
available to provide service to the site subject to the following requirements:
1. Construct an 8-inch sanitary sewer main (including sewer house branches to adjacent properties)
in North Weber Avenue from West Herndon Avenue south to the West Palo Alto Avenue
Alignment.
2. Provide a 30-foot sewer main easement for the proposed 8-inch sanitary sewer main from West
Herndon Avenue in North Weber Avenue.
3. Construct an 8-inch sanitary sewer main in North Bryan Avenue from the existing 12-inch sewer
main at the intersection of West Palo Alto Avenue and North Bryan Avenue north across the
project frontage.
4. Construct an 8-inch sanitary sewer main from the intersection of the existing 15-inch sewer mains
at the future Bryan/Bullard Diagonal and Sierra Avenue southwesterly to the existing 8-inch sewer
main located approximately 700 feet north of Carnegie Avenue in West Bullard Avenue
5. Separate sewer house branches are required for each new lot created.
6. All sewer main easements shall be clear and unobstructed by buildings or other structures. No
fencing or wall shall either enclose or be located above the sewer main. The planting plan for any
proposed landscape within the easements shall be approved by the Department of Public Utilities.
No trees shall be located within 15-feet of a sewer main. All sewer mains within an easement
shall be clearly marked with signage above indicating the exact location and type of facility below.
7. Abandon all existing on-site private septic systems.
8. All on-site sanitary sewer facilities shall be private.
9. Engineered improvement plans prepared by a Registered Civil Engineer shall be submitted for
Department of Public Utilities review and approvals for proposed additions to the City Sewer
System.
10. All public sanitary sewer facilities shall be constructed in accordance with City Standards,
specifications, and policies.
11. The project developer shall contact Wastewater Management Div ision/Environmental Services
(559) 621-5100 regarding conditions of service for special users.
Sanitary Sewer Fees
The following Sewer Connection Charges are due and shall be paid for the Project:
1. Sewer Lateral Charge
2. Oversize Sewer Charge
3. Oversize Sewer Area: #19
4. Trunk Sewer Charge
5. Trunk Sewer Service Area: Grantland
City ofre-R E S law.
11If
1 pr
DPU
DEPARTMENT OF PUBLIC UTILITIES—WATER DIVISION NO11! ;900'14/
DATE: October 21, 2010 Providing Life's Essen fiat Serkes
TO: WILL TACKETT, Planner III
Planning and Development
THROUGH: MICHAEL CARBAJAL, Chief Engineering Technician `
Department of Public Utilities, Water Division
FROM: ROBERT A. DIAZ, Senior Engineering Technician 's
Department of Public Utilities, Water Division
SUBJECT: REVISED-WATER REQUIREMENTS FOR TENTATIVE PARCEL MAP NO. 2008-13
General
PM-2008-13 for approximately 74.02 net acres, 76.34 gross acres, of property located on the
southwest corner of the intersection of West Herndon and North Bryan Avenues, 6605 North Bryan
Avenue, APN 504-080-43, 504-091-07, 08, 09, 10, 11, & 12.
Water Service
The nearest water mains to serve the proposed project are a 14-inch main located in West Herndon
Avenue at North Bryan Avenue, a 14-inch main located in North Bran Avenue and a 14-inch main
located in North Veterans Boulevard. The following water improvements shall be required prior to
providing City water service to the project:
1. Construct a 14-inch transmission grid water main (including installation of City fire hydrants) in
North Bryan Avenue from West Herndon Avenue south to West Palo Alto Avenue.
2. Provide a minimum of 20-foot water main easement for the existing 8-inch water main at West
Herndon Avenue and North Weber Avenue.
3. Construct a 12-inch water main along the western boundary of Phase I from the existing City
water main in Weber Avenue to the south boundary of Phase 1, then east connecting to the
existing 14-inch water main in North Bryan Avenue. Provide a minimum 20-foot wide water
main easement to include water services and meter boxes for the operation and maintenance
of the proposed 12-inch water main for the portions of the water main that traverse private
property. Backflow prevention devices required at property line.
4. On-site water facilities shall be private except for the 12-inch water main required above.
5. All water main easements shall be clear and unobstructed by buildings or other structures. No
fencing or wall shall either enclose or be located above the water main. The planting plan, for
any proposed landscape within the easement, shall be approved by the Department of Public
Utilities. No Trees shall be located within 8-feet of the water main. All water mains within an
easement shall be clearly marked with signage above indicating the exact location and type of
facility below.
1
6. Construct a water supply well(s) on a site(s) dedicated to the City of Fresno. The well(s) shall
be capable of producing a total of 2000 gallons per minute. Well sites shall be of a size and at
a location acceptable to the Assistant Director of Public Utilities. The cost of acquiring the well
site(s) and constructing the well(s) shall be reimbursed from the the UGM Water Supply Well
Service Area Fund 201 s, in accordance with established UGM policies. Water well
construction shall include wellhead treatment facilities, if required. Occupancies shall be
limited to 75% of the square footage identified in Phase I, as specified in the EIR, prior to the
dedication of the well site(s).
7. Separate water services with meters shall be provided to each lot created. Multiple water
meters serving single lots shall be allowed. Location and configuration of meters is subject to
approval by the Assistant Director of Public Utilities.
8. Construct a reclaimed water distribution main and services along the Bryan Avenue Project
Frontage in public street right-of-way or within a Public Utilities Easement adjacent to the right-
of-way that will utilize future tertiary treated wastewater for landscape irrigation purposes,
Design of the reclaimed water mains will be subject to the approval by the Assistant Director of
Public Utilities.
9. Construct reclaimed water irrigation facilities that will utilize future tertiary treated waste water
for public and private landscape purposes.
10. Two independent sources of water, meeting Federal and State Drinking Water Act Standards,
are required to serve the tract including any subsequent phases thereof. The two-source
requirement may be accomplished through any combination of water main extensions,
construction of supply wells, or other acceptable sources of water supply approved by the
Assistant Public Utilities Director.
11. Seal and abandon any existing on-site well in compliance with the State of California Well
Standards, Bulletin 74-90 or current revisions issued by California Department of Water
Resources and City of Fresno standards.
UGM
UGM Water Service Area Number 201s
Water Fees
Payment of the following Water Connection Charges and fees:
1. Frontage Charge
2. Transmission Grid Main Charge
3. Transmission Grid Main Bond Debt Service Charge
4. UGM Water Supply Area 201 s
5. Wet-tie(s), water service(s) and/or meter(s) installation(s)
n
r
x
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT File No.210.411
NOTICE OF REQUIREMENTS
Page 1 of4
PUBLIC AGENCY DEVELOPER
WILL TACKETT VALLEY CAPITAL PARTNERS,LLC. Mn
PLANNING AND DEVELOPMENT DEPARTMENT 94 MANHATTAN AVE.
CITY OF FRESNO MANHATTAN BEACH,CA 90266
2600 FRESNO STREET,ROOM 3043
FRESNO,CA 93721-3604
PROJECT NO: 2008-013112
' ADDRESS: 6605 N.BLYTHE AVE.
APN: 504-091-07S SENT:
Drainage Area(s) Preliminary Fee(s)
EH $95,476.00
TOTAL FEE:$95,476.00 Z
0
The proposed development will generate storm runoffwhich produces potentially significant environmental impacts and which N
must be properly discharged and mitigated pursuant to the California Environmental Quality Act and the National Environmental
Policy Act.The District in cooperation with the City and County has developed and adopted the Storm Drainage and Flood
Control Master Plan.Compliance with and implementation of this Master Plan by this development project wil I satisfy the O
drainage related CEQA/NEPA impact of the project mitigation requirements.
The proposed development shal I pay drainage fees pursuant to the Drainage Fee Ordinance prior to approval of the final map at O
the rates in effect at the time of such approval. The fee indicated above is based on the tentative map.Contact the FMFCD co
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: O
a.) Fees related to undeveloped or phased portions of the project may be deferrable.
Fees may be calculated based on the actual percentage of runoff if different than that typical for the zone district under
b.) 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.
When the actual costs incurred in constructing Master Plan facilities exceeds the drainage fee obligation,reimbursement
e') will be made for the excess costs from future fees collected by the District from other development.
Any request for a drainage fee refund requires the entitlement cancellation and a written request addressed to the
f-) General Manager of the District within 60 days from payment of the fee.A non refundable$300 Administration fee or
5%of the refund whichever is less will be retained without fee credit.
Approval of this development shall be conditioned upon compliance with these District Requirements.
1. a. Drainage from the site shall BE DIRECTED TO
X b. Grading and drainage patterns shall be as identified on Exhibit No. 1
5469 E.OLIVE-FRESNO,CA 93727-(559)456-3292-FAX(559)456-3194
r
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 2 of 4
The grading and drainage patterns shown on the site plan conform to the adopted Storm Drainage and
Flood Control Master Plan. M"
2. The proposed development shall construct and/or dedicate Storm Drainage and Flood Control Master Plan facilities X
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. I as"Master Plan Facilities
X 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
X Street Plan
X Storm Drain Plan
X Water&Sewer Plan O
■
X Final Map
Other
None Required O
O
4. Availability of drainage facilities: M
Permanent drainage service is available provided the developer can verify to the satisfaction of the City
a. that runoff can be safely conveyed to the Master Plan inlet(s). O
X b. The construction of facilities required by Paragraph No.2 hereof will provide permanent drainage service. j
C. Permanent drainage service will not be available. The District recommends temporary facilities until
permanent service is available.TEMPORARY SERVICE IS AVAILABLE THROUGH
X 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.)
X Does not appear to be located within a flood prone area.
The subject site contains a portion of a canal or pipeline thatis used to manage recharge,Storm water;
6. 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.
5469 E.OLIVE-FRESNO,CA 93727-(559)456-3292-FAX(559)456-3194
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 3 of 4
7. The Federal Clean Water Act and the State General Permits for Storm Water Discharges Associated with
Construction and Industrial Activities(State General Permits)require developers of construction projects disturbing
one or more acres,and discharges associated with industrial activity not otherwise exempt from National Pollutant
Discharge Elimination System(NPDES)permitting,to implement controls to reduce pollutants,prohibit the
discharge of waters other than storm water to the municipal storm drain system,and meet water quality standards.
These requirements apply both to pollutants generated during construction,and to those which may be generated by
operations at the development after construction.
` a. State General Permit for Storm Water Discharges Associated with Construction Activities,approved
f August 1999,(modified December 2002) A State General Construction Permit is required for all clearing,
grading,and disturbances to the ground that result in soil disturbance of at least one acre(or less than one
acre\if part of a larger common plan of development or sale). Permittees are required to:submit a Notice
of Intent to be covered and must pay a pen-nit fee to the State Water Resources Control Board(State
Board),develop and implement a storm water pollution prevention plan,eliminate non-storm water
discharges,conduct routine site inspections,train employees in permit compliance,and complete an
annual certification of compliance.
b. State General Permit for Storm Water Discharges Associated with Industrial Activities,April, 1997
(available at the District Office). A State General Industrial Permit is required for specific types of
industries described in the NPDES regulations or by Standard Industrial Classification(SIC)code. The O
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 O
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. O
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 co
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 O
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. X
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.Lakernan Gary ChapnU
District Engineer Project Engineer
5469 E.OLIVE-FRESNO,CA 93727-(559)456-3292-FAX(559)456-3194
a
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FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 4 of 4
CC:
FUSCOE ENGINEERING mm
16795 VON KARMAN,SUITE 100
IRVINE,CA 92606
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5469 E.OLIVE-FRESNO,CA 93727-(559)456-3292-FAX(559)456-3194
IL
FARR*4G*01f —— --J —————— L -j NOTE:
-.-.t.=--RN � _______ __ __ ___ THIS DRAWING IS SCHEMATIC,
• DISTANCES ARE APPROXIMATE.
FWA
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"EH' I ��
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BASIN
o aEHa / \\\ \?I+��t 1
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SCALE 1"=700' / Cb `
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LEGEND \
Future Street Improvements To Be
Constructed By Developer-Pavement,
Curb&Gutter,Sidewalk&Mowstrip
(Eligible For Fee Credit)
Future Mowstrip To Be Constructed By Developer
® (Eligible For Fee Credit)
® Existing Storm Drainage Easement
(} ——❑D Existing Master Plan Facilities \
Master Plan Facilities To Be Constructed By Developer
-Pipeline(Sizes Shown),Inlets&Outfall(Eligible For Fee Credit)
—® Future Master Plan Facilities
Direction Of Drainage
—————— Inlet Boundary TPM 2008-01382
— Drainage Area Boundary DRAINAGE AREA:"EH"
EXHIBIT N0. 1
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
DRAWN 9Y:NAR DATE: SH3110
KVA*U DW(WEXNBRICITVPW0W013(4&V REVISEDRY. — DATE: —
lei
OTHER REQUIREMENTS
EXHIBIT NO.2
The cost of construction of Master Plan facilities, excluding dedication of storm drainage
easements, is eligible for credit against the drainage fee of the drainage area served by the
facilities. A Development Agreement shall be executed with the District to effect such credit.
Reimbursement provisions,in accordance with the Drainage Fee Ordinance,will be included to
the extent that Developer's Master Plan costs for an individual drainage area exceed the fee of
said area. Should the facilities cost for such individual area total less than the fee of said area,
the difference shall be paid upon demand to the City or District.
' TPM 2008-013 site shall be designed to allow passage of the major storm from Palo Alto and
Bryan Avenues through the site in order to reach Herndon Avenue. A major storm surface
flowage easement shall be dedicated to the District for that portion of the site conveying the
flows.
Drainage shall be allowed to flow across each parcel in order to reach future Master Plan
facilities. Cross drainage covenants or easements to allow drainage of certain parcels across
others must be documented. It would also need to be demonstrated that such covenants or
easements are effective for drainage access to each parcel individually.
There are existing Master Plan facilities within the project area,as well as,an existing twenty-
foot (20') wide storm drainage easement, as shown on the attached Exhibit No. 1. The
Developer shall dedicate a minimum twenty-foot (20') wide storm drain easement whenever
storm drain facilities are located on private property.No encroachments into the easement will
be permitted including, but not limited to foundations, roof overhangs, swimming pools, and
trees. The easement may be slightly realigned to accommodate future development,provided
the property owner accepts the responsibility to grade the property such that the drainage from
the property will reach inlets on the alternate pipeline alignment, and accepts any additional
costs for the construction of additional storm drain facilities that may be required. Any
proposed storm drain alignments must be reviewed and approved by the District.
Development No. TPM 2008-01382
Page 1 of 2
k:\permits\exhibit2\city-tpm\2008\2008-013 revised2.doc(p)
1
r '-
OTHER REQUIREMENTS
EXHIBIT NO. 2
The following paragraphs only apply towards development of the individual parcels and are not
conditions for the recording of the map.
In an effort to improve storm water runoff quality, outdoor storage areas shall be
constructed and maintained such that material which generates contaminants will not
be conveyed by runoff into the storm drain system.
The District encourages, but does not require that roof drains from non-residential
development be constructed such that they are directed onto and through a
landscaped grassy Swale area to filter out pollutants from roof runoff.
Runoff from areas where industrial activities, product, or merchandise come into
contact with and may contaminate storm water must be directed through landscaped
areas or otherwise treated before discharging it off-site or into a storm drain. Roofs
covering such areas are recommended. Cleaning of such areas by sweeping instead
of washing is to be required unless such wash water can be directed to the sanitary
sewer system. Storm drains receiving untreated runoff from such areas that directly
connect to the District's system will not be permitted. Loading docks, depressed
areas, and areas servicing or fueling vehicles are specifically subject to these
requirements. The District's policy governing said industrial site NPDES program
requirements are attached.
Development No. TPM 2008-013R2
Page 2 of 2
k:\pennits\exhibit2\city-tpm\2008\2008-013 revised2.doe(gc)
� co
County of Fresno
Department of Public Health
Edward L. Moreno, M.D.,M.P.H.,Director-Health Officer
ARES
August 26, 2010
999999999
L00015756
Will Tackett PE 2602
City of Fresno
Planning & Development Department
2600 Fresno Street
Fresno, CA 93721
Dear Mr. Tackett:
PROJECT NUMBER: T-2008-13
PROJECT DESCRIPTION AND LOCATION: Review of proposed tentative parcel map design
for Vesting Tentative Parcel Map No. 2008-13 for approximately 74.02 net acres (76.34 gross
acres) of property located on the southwest corner of the intersection of West Herndon and
North Bryan Avenues.
APN: 504-080-43, 504-091-17, 08, 09, 10, 11, 12
Existing Zoning: AE-5/UGN Proposed Zoning: C-3/EA/UGM
Address: 6605 North Bryan Avenue
Recommended Conditions of Approval:
• Construction permits for the 21-lot commercial development should be subject to assurance
of sewer capacity of the Regional Wastewater Treatment Facility. Concurrence should be
obtained from the California Regional Water Quality Control Board (RWQCB). For more
information, contact staff at(559) 445-5116.
• Construction permits for the 21-lot commercial development should be subject to assurance
that the City of Fresno community water system has the capacity and quality to serve this
project. Concurrence should be obtained from the State Department of Health Services,
Division of Drinking Water and Environmental Management(DDWEM). For more
information call (559) 447-3300.
• The Fresno County Department of Public Health is concerned that abandoned water wells
are not being properly destroyed, particularly with respect to new development projects. As
city boundaries expand, community services are provided to areas originally served only by
individual domestic and agricultural wells. Improper abandonment of such wells presents a
significant risk of contaminating the city's community water supply. For this reason,when
development occurs, it is extremely important to ensure the safe and proper destruction of
all abandoned water wells.
Prior to destruction of any existing agricultural well(s), a sample of the upper most fluid in the
well column should be sampled for lubricating oil. The presence of oil staining around the
well may indicate the use of lubricating oil to maintain the well pump. Should lubricating oil
1221 Fulton Mall/P.O.Box 11867/Fresno,California 93775/(559)445-3271 /FAX(559)445-3301
Equal Employment Opportunity•Affirmative Action•Disabled Employer
Will Tackett
T-2008-13
August 26, 2010
Page 2 of 3
be found in the well, the oil should be removed from the well prior to placement of fill
material for destruction. The "oily water" removed from the well must be handled in
accordance with federal, state and local government requirements. Transportation of these
materials on public roadways may require special permits and licensure.
The Department of Public Health is available to provide consultation in cooperation with your
city in order to encourage the proper destruction of wells and safeguard our water quality.
City staff may contact Wayne Fox, Supervising Environmental Health Specialist, Water
Surveillance Program, at (559)445-3357 for more information.
• Appropriate measures should be incorporated into the project to minimize potentially
significant short-term localized noise impacts to noise sensitive receivers caused by the
operation of construction equipment. Construction specifications for the project should
require that all construction equipment be maintained according to the manufacturers'
specifications, and that noise generating construction equipment be equipped with mufflers.
In addition, consideration should be given to limiting noise-generating construction activities
to daytime hours as specified in your municipal code.
Comments/Concerns related to prospective tenants:
Since all of the tenants have not been identified for this application,the full range of C-6 uses
must be considered. The potential adverse impacts could include (but are not limited to)
storage of hazardous materials and/or wastes, medical waste, solid waste, water quality
degradation, excessive noise, and odors.
Recommended Conditions of Approval for specific tenants:
• Should a retail food establishment be proposed, then prior to issuance of building permits,
the tenant shall submit complete food facility plans and specifications to the Fresno County
Department of Public Health, Environmental Health Division, for review and approval.
Contact the Consumer Food Protection Program at(559) 445-3392 for more information.
• Should a swimming pool or spa be proposed, then prior to the issuance of building permits,
the applicant must submit complete pool/spa facility plans and specifications to the Fresno
County Department of Public Health, Environmental Health Division, for review and
approval. Contact the Recreational Health Program at(559)445-3392 for more information.
• Prior to operation,future tenants may be required to apply for and obtain a license to sell
alcoholic beverages. Contact the California Alcoholic Beverage Control Department at (559)
225-6334 for more information.
• The applicant, or any tenant leasing space, should be advised that construction and
operating permits may be required by the State of California, Department of Health Services
for wholesale food manufacturing. Contact the staff at the Division of Food and Drug at
(559) 445-5323 for more information.
• Certain uses allowed may utilize hazardous materials or create hazardous wastes. If a
tenant with such uses is proposed, then prior to occupancy the tenant shall complete and
Will Tackett
T-2008-13
August 26,2010
Page 3 of 3
submit either a Hazardous Materials Business Plan or a Business Plan Exemption form to
the Fresno County Department of Public Health, Environmental Health Division. Contact the
Certified Unified Program Agency at(559) 445-3271 for more information.
• All hazardous waste shall be handled in accordance with requirements set forth in the
California Health and Safety Code, Chapter 6.5. This chapter discusses proper labeling,
storage and handling of hazardous wastes.
• Certain uses allowed may utilize underground storage tank systems. If a tenant with such
uses is proposed, then prior to the issuance of building permits the tenant shall submit three
(3) sets of complete plans and specifications regarding the installation of any underground
storage tanks to the Fresno County Department of Public Health, Environmental Health
Division. Contact the Certified Unified Program Agency at(559)445-3271 for more
information.
• Future tenants may be required to obtain a Medical Waste Permit from the California
Department of Health Services, Medical Waste Management Program. Call (916) 449-5671
for more information.
• The applicant should be advised of the State of California Public Resources Code, Division
30; Waste Management, Chapter 16; Waste Tire Facilities and Chapter 19; Waste Tire
Haulers, which may require the Owner/Operator to obtain a permit from the California
Department of Resources Recycling and Recovery(CalRecycle). Contact CalRecycle, Tire
Unit Permit Branch at (916) 255-3896 for additional information.
REVIEWED BY:
D"gllally signed by 1-1 Gardner
Janet GardnerON-cn=Janet Gardner,o=H.I,hnmenlal NeahhDion,
w=Fresm County Public Health Department,
mag-jgardneWco.fiesmxa.us,c—US
Daw 7010.0&7607.56_i0-0]'00'
R.E.H.S., M.P.H.
Environmental Health Specialist
(559)445-3271
A
cc: Mendes/Rhodes/Fox, Environmental Health Division (CT4206)
Baruti/Casagrande/Tolzmann, Environmental Health Division
T-2008-13 Marketplace at EI Paseo
i
M 0
felt
pip, 0
FIRE DEPARTMENT
Date: August 20, 2010
To: WILL TACKETT, Planner II
Planning and Development Department , Advance Planning
From: DARLA SCOTT, Senior Fire Prevention Inspec
Fire Department, Fire Prevention and Investigation Di ion
Subject: PM-2008-13 for approximately 74.02 net acres, 76.34 gross acres, of property located
on the southwest corner of the intersection of West Herndon and North Bryan Avenues,
6605 North Bryan Avenue, APN 504-080-43, 504-091-07, 08, 09, 10, 11, & 12.
Other
1. This project less than 2 miles from Fresno City Fire Station No.18.
2. Other site access and hydrant issues will be addressed on Site Plan or CUP review.
3. Provide a covenant for shared fire fighting access and water supply.
Pacifica Gas and' Daniel VanGroningen Land & Environmental Management
EfeeNc Company'. Land Agent 650"O" Street, Bag 23
1 t, Fresno, Ca. 93760
Office: (559)263-7472
E-mail: dav0@pge.com
Monday, September 27, 2010
City of Fresno
Development & Resource Management Department, Planning Division
Attn: Will Tackett
2600 Fresno Street, Third Floor
Fresno, CA 93721-3604
RE: Review of Tentative Parcel Map Review No. 2008-13
Our File: Gates-Gregg 23OkV
Dear: Will Tackett
As you know, Pacific Gas and Electric Company, (PG&E) owns an easement for electric
transmission lines that crosses within the proposed project's boundaries. It is PG&E's
policy to permit certain uses within its electric transmission easements provided such
uses, and manner in which they are exercised, will not interfere with PG&E's rights or
endanger its facilities. Some examples that may be of interest to you are as follows:
1) Buildings and Other Structures: No buildings, swimming pools, wells or
similar structures will be permitted within easements.
2) Grading: Cuts, trenches or excavations must not be made within 25 feet of our
towers. Our engineers must review grade changes in the vicinity of our towers.
No fills will be allowed which would impair ground-to-conductor clearances.
Towers shall not be left on mounds without adequate road access to base of tower
or structure.
3) Fences: Heavy equipment access to our facilities is to be maintained at all
times. Metal fences are to be grounded to PG&E specifications. No fence is to be
installed within 10 feet of tower footings. Retaining or sound walls require PG&E
review.
4) Landscaping: Landscaping is allowed. On overhead electric transmission
easements, trees and shrubs are limited to those varieties that do not exceed 15
feet in height at maturity. Reasonable access to our facilities is to be maintained,
including access by heavy equipment. Greenbelts are encouraged.
5) Reservoirs, Sumps, Drainage Basins, Ponds: Allowed, provided reasonable
access to facilities is maintained and ground clearances above the water surface
are maintained.
6) Automobile Parking: Short term parking of movable passenger vehicles and
light trucks (pickups, vans, etc.) is allowed. Heavy equipment access to our
facilities is to be maintained at all times. Parking is to clear PG&E structures by at
least 10 feet. Protection of our facilities from vehicular traffic is to be provided at
developer's expense to PG&E specifications. Blocked-up vehicles are not allowed.
Carports, canopies, or awnings are not allowed.
Pacific Gas and Daniel VanGroningen Land& Environmental Management
Electric Company Land Agent 650"0"Street, Bag 23
Fresno, Ca. 93760
Office: (559)263-7472
E-mail: dav0@pge.com
7) Storage of Flammable, Explosive or Corrosive Materials: This is not
allowed, including the storage of trash. No trash bins or incinerators allowed.
8) Streets and Roads: Access to facilities to be maintained. Facilities to be
provided with protection from traffic. Streetlights may be allowed, but in all cases
must be reviewed by PG&E for proper clearance.
9) Pipelines: Pipelines are allowed provided crossings are held to a minimum and
to be as nearly perpendicular as possible. Pipelines within 25 feet of PG&E
structures require review by PG&E. Sprinklers systems are allowed. Leach fields
are not allowed.
10)Signs: Signs are not allowed except in rare cases subject to individual review by
PG&E.
11)Recreation Areas: Playgrounds, parks, tennis courts, basketball courts,
barbecue pits are allowed, but require special PG&E review and approval.
Pedestrian trails are allowed.
12)Construction Activity: Since construction activity will take place near PG&E's
overhead electric lines, please be advised it is the contractor's responsibility to be
aware of, and observe the minimum clearances for both workers and equipment
operating near high voltage electric lines set out in the High-Voltage Electrical
Safety Orders of the California Division of Industrial Safety, as well as any other
safety regulations. For more information regarding safety regulations, clearances,
or other safety advice, PG&E's Electric Transmission Supervisor can be reached at
(559) 263-7100. Also the Supervisor must be informed 72 hours prior to any
construction activity within PG&E's easement.
PG&E encourages you to contact this office regarding specific uses as early as possible
in the planning stages of any proposed construction within PG&E's easement.
If you have any questions regarding this matter please call me at 559-263-7472.
Sincerely,
r�
Daniel VanGroninD en
Land Agent
Street Name Review
TPM-2008-13 8/12/2010
Street Name Status Required Change
Herndon Ave Change West Herndon Avenue
West Palo Alto Avenue Good
North Golden State Blvd Chane North Golden State Boulevard
Weber Ave Chane North Weber Avenue
North Bryan Ave Change North Btyan Avenue
Remove street names on streets to be vacated
Remove North Bryan Avenue between lots 276 and 277 of J.C. Forkner Fig Gardens Subdivision No.3
Will Tackett
From: Christopher Preciado
Sent: Monday, September 20, 2010 3:55 PM
To: Will Tackett
Subject: RE: Tentative Parcel Map No. 2008-13(Marketplace at EI Paseo)
Will,
FAX has the following comments:
1. Provide full transit amenities per P-72, P-73, E-35, and as required by FAX,as located in Parcel "J ", where bus bay is
shown.
2. Provide min. 10'wide, tree and bench lined path of travel from transit amenities to front of main building cluster.
3. Provide plans to FAX for review and approval
If there are any questions, please feel free to call.
13egards,
Christopher Preciado
Transit Planner II
City of Fresno
Department of Transportation
Manning Division
Fresno Area Express
559-621-1463
Ct)ristol3her.Prec'iado@fresno.gov
From: Will Tackett
Sent: Monday, September 20, 2010 11:10 AM
To: Terry Cox; Michael Carbajal; Christopher Preciado
Subject: FW: Tentative Parcel Map No. 2008-13 (Marketplace at EI Paseo)
Greetings all,
I'm sending this email as an FYI that I have not received responses respective to the preceding request For comments.
TIlis tentative parcel Friap is for the Marketplace at EI Paseo development project.
If you have in fact sent your comments and I've missed something,them please let me know or resend. Also, it may be
that you've prepared comments respective to the other applications for this project to which I should make reference
for the purposes of the map.
(With respect to procedure, there is a plan amendment application, rezone application, and conditional use permit
application for this property/development which will be required to be approved prior to approval or recordation of the
map; and, a development agreement to which the map conditions will make reference.)
Whatever the circumstance please just provide me a status as to where your departments or agencies are at with this
request.
Thank you much!
Will
1
From: Will Tackett
Sent: Wednesday, August 11, 2010 11:45 AM
To: Terry Cox; Hilary Kimber; Joe Paff; 'Michael Navarro'; 'Allen, Glenn'; 'skahl@co.fresno.ca.us';
'sbloem@fresnoirrigation.com'; 'LonDowner@att.com'; 'rickh@fresnofloodcontrol.org'; 'Debbie Campbell'; Christopher
Preciado; 'bjimenez@co.fresno.ca.us'; 'hcontreras@centralusd.kl2.ca.us'
Subject: Tentative Parcel Map No. 2008-13 (Marketplace at El Paseo)
Routing Partners:
You have been identified as the best contact to provide your department/agency's review and
comments for the above referenced project.
Please find the attached electronic copy of the project package for your review.
Our preferred method of receiving your comments is via email directly to Will.Tackett@fresno.gov.
We look forward to receiving your responses electronically and hearing any comments/suggestions
you may have. If you do not have any comments please attach your standard letter or just reply to
this email and write "no comments."
Our goal is to continuously improve the quality and completeness of our Applications so that your
review is more efficient and consequently your comments are more informed.
Two additional comments. 1) it is not necessary to also send a hard copy of your comments and 2) it
would help us if you could name any attachments with the entitlement number & agency name. (i.e.
C-08-230 FAX)
If you have any questions please feel free to contact me via email or at the number listed below.
Best Regards,
Will Tackett, Planner III
City of Fresno
Development & Resource Management Dept.
(559) 621-8063
2
Will Tackett
From: Scott Mozier
Sent: Wednesday, September 01, 2010 9:31 AM
To: Nlike Sanchez; Jason Marechal; Chris Shane;Will Tackett; Mark Giles
Cc: Bryan Jones; Louise Gilio
Subject: RE: Fresno EI Paseo Entitlement Conference Call Agenda
.Good morning all,
I am responding quickly between meetings today.
i. The development must construct the alternative access from Weber to Herndon through the new realigned roadway through
the parking lot prior to occupancy of any buildings at the site.
2. Jason makes a good observation—the City shares your concerns and will not allow EI Paseo construction activities to mix
with the Weber traffic. Therefore what needs to happen is for the an-site work at that north end of the project to conclude with
a finished parking lot and new Herndon access in enough time to shift the Weber traffic over before the occupancy of any of
the buildings.
Thanks
Scott L. Mozier. P.E.
City EngineerlAssistant Public Works Director
City of Fresno, Public Works Department
2600 Fresno Street,4th Floor
Fresno, CA 93721-3623
PH (559) 621-8650 FAX(559)488-1045
E-FAX(559)457-1461
scoff.mozi a r@ f resno.g o v
From: Mike Sanchez
Sent: Wednesday, September 01, 2010 9:11 AM
To: Jason Marechal; Chris Shane; Will Tackett; Mark Giles; Scott Mozier
Subject: RE: Fresno EI Paseo Entitlement Conference Call Agenda
Gentlemen
Both Scott Mozier and Bryan Jones are doublE �i;,oked and cannot make today's call. Will Tackett has been out III all
week inclu Jng tc::ay. I suggest we re-schedule to next week. I will have, Will Tackett forward any comments, when he
gets back, to Jason. Regarding Weber Avenue question;you may wish to contact Scott Mozier or B;-,,...,an Jones
directly and clarify the matter.
Mike Sanchez
Planning Manager
(559) 621-8040 office
(559)498-1026 fax
Mike.Sanchez@fresno.gov
1
From: Jason Marechal [mailto:jmarechal@fuscoe.com]
Sent: Wednesday, September 01, 2010.9:04 AM
To: Jason Marechal; Chris Shane; Mike Sanchez; Will Tackett; Mark Giles; Scott Mozier
Subject:RE: Fresno EI Paseo Entitlement Conference Call Agenda
Mike,
Will you be able to attend this week with the requested staff?
Jason Marechal, P.E., LEED A.P.
Principal
imarechal aefuscoe.com
FUSCOE ENGINEERING, INC.
full circle thinking
16795 Von Karman,Suite 100
Irvine,CA 92606
tel 949.474.1960 ext.4332
fax 949.4 74.1305
www.fuscoe.com
WARNING:From time to time,our spam finers eliminate or block legitimate email.If your email contains important attachments or instructions,please ensure that
we acknowledge receipt of those attachments or instructions.
This email and any files transmitted with it are confidential.and intended solely for the use of the individual or entity to whom they are ad dressed.This information
is not to be reproduced or forwarded without permission from the sender. If you have received this email in error,please notify the send~; ':r system manager.
From: Jason Marechal
Sent: Monday, August 30, 2010 3:26 PM
To: Chris Shane; Mike Sanchez; 'Will Tackett'; 'Mark Giles'; Scott Mozier
Subject: Fresno EI Paseo Entitlement Conference Call Agenda
Importance: High
Should be quick.
Jason Marechal, P.E., LEED A.P.
Principal
imarechal(cDfuscoe.corn
FUSCOE ENGINEERING, INC.
full circle thinking
16795 Von Karman,Suite 100
Irvine,CA 92606
tel 949.474.1960 ext.4332
fax 949.474.1305
www.fuscoe.com
WARNING:From time to time,our spam filters eliminate or block legitimate email. If your email contains important attachments or instructions,please ensure that
we acknowledge receipt of those attachments or instructions.
This email and any files transmitted with it are confidential and intended solely for the use of the individual or entity to whom they are addressed.This information
is not to be reproduced or forwarded without permission from the sender.If you have received this email in error,please notify the sender or system manager.
2
STATE OF CALIFORNIA—BUSINESS.TRANS MON AND H=ING AGENCY � ARNOLD SCHWARZENEGGER Govemor
lq_'
DEPARTMENT OF TRANSPORTATION -
1352 WEST OLIVE AVENUE
P.O.BOX 12616
FRESNO,CA 93778-2616
PHONE (559)445-5868 Flex your power!
FAX (559)488-4088 Be energy efficient!
TTY (559)488-4066
August 25, 2010
213 1-IGR/CEQA
6-FRE-99-30.9
TPM 2008-13
EL PASEO
Mr. Will Tackett
City of Fresno Development Department
2600 Fresno Street
Fresno, CA 93721
Dear Mr. Tackett:
Caltrans has reviewed the plan of the proposed tentative parcel map design for the property located
on the southwest corner of the intersection of West Herndon and North Bryan Avenues. This project
is proposing a partition of the acreage into twenty-one(21) separate parcels of various
measurements. We have the following comments:
At the time of this request the project EIR is pending approval. Based on the status of the EIR, we
feel approving the land division application would be a premature action.
If you have any questions, please call me at(559) 445-5868.
Sincerely,
MICHAEL]VAVARRO
Office of Transportation Planning
District 6
"Caltrans improves mobility across California"
City of
rn6WiV1.Vijj Development & Resource Management Department
2600 Fresno Street• Third Floor Please Reply To:
Fresno, California 93721-3604 Will Tackett
(559) 621-8277 FAX(559) 498-1026 (559) 621-8063
VESTING TENTATIVE PARCEL MAP REVIEW NO. 2008-13
DATE: 8/11/2010
TO: YeghiaOulashian
Supervising Plans Examiner
Please review the attached Vesting Tentative Parcel Map No. 2008-13 and make your
comments below:
Return this for to: Will Tackett, Planner III, Development and Resource Management
Department, Planning Division. Should you have any questions call me at the number listed
above.
COMMENTS:
City ofI0REdL
� � D1�FIS- 4%' 3 Di
1 V
DEPARTMENT OF PUBLIC UTILITIES ° sF�
Providing Life's Essential5ervices
Date: August 30, 2010
To: WILL TACKETT, Planner II
Planning and Development Department, Advance Planning
From: CHRIS WEIBERT, Management Analyst II
RXJ Public Utilities Department, Administration
Subject: PM-2008-13 for approximately 74.02 net acres, 76.34 gross acres, of property located on the
southwest corner of the intersection of West Herndon and North Bryan Avenues, 6605 North
Bryan Avenue, APN 504-080-43, 504-091-07, 08, 09, 10, 11, & 12.
General
Solid Waste requirements have Leen addressed on other applications.
Page 1 of 1
{ E-File
OFFICC5 OF
PHONE(559)233-7161
FAX(559)233-8227
2907 SOUTH MAPLE AVENUE
FRESNO.CALIFORNIA 93725-2218
Your Most L'.k.,iblo Rosourcu Water
August 23, 2010
Mr. Will Tackett
City of Fresno
Development and Resource Management
2600 Fresno Street, Third Floor
Fresno, CA 93721-3604
RE: Tentative Parcel Map 2008-13, S/E Herndon Avenue and Golden State Boulevard
Dear Mr. Tackett:
The Fresno Irrigation District (FID) has reviewed the Tentative Parcel Map No. 2008-13 for
approximately 74.02 net acres (76.34 gross acres) of property located on the southwest
corner of the intersection of West Herndon and North Bryan Avenues, APN: 504-080-43,
504-091-07, 08, 09, 10, 11, and 12, and has the following comments and conditions:
1. FID does not own, operate or maintain any facilities located on the applicant's
property as shown on the attached FID exhibit map.
2. For informational purposes; FID's Epstein Canal No. 48 traverses along the west
side of Parkway Drive, west of Highway 99, as shown on the attached FID exhibit
map. Should any street improvements be required along Parkway Drive and in the
vicinity of the pipeline crossing, FID requires It review and approval of all plans.
Thank you for submitting this for our review. We appreciate the opportunity to review and
comment on the subject documents for the proposed project. If you have any questions
please feel free to contact James Shields at 233-7161 extension 319 or
jshields@fresnoirrigation.com.
Sincerely,
�.)Aim / -
William R. Stretch, P.E.
Chief Engineer
Attachment
GAAgencleslCltylTentative Parcel Map12008.13.doc
BOARD OF President JEFFREY G. BOSWELL, Vice-President JEFF NEELY
DIRECTORS STEVE BALLS, RYAN JACOBSEN, GEORGE PORTER, General Manager GARY R.SERRATO
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City of CONDITIONAL USE PERMIT APPLICATION NO. C-08-172
0151eff-F1k 811V. 4&F VARIANCE APPLICATION NO. V-08-016
VESTING TENTATIVE PARCEL MAP NO. TPM-2008-13
June 19, 2008 Mike Sanchez/ 08-80000172 $7916.00
(CUP &VAR) Will Tackett op 08-11000016 $4200.00
April 29, 2010
(TPM) 08-50000013 $2520.00
Date Accepted Staff Analyst HTE PZ No. Fee
PROJECT INFORMATION
PROJECT Conditional Use Permit Application No. C-08-172: Proposes the
construction of approximately 666,218 square feet of retail commercial
space on approximately 74.4 acres of property; comprising Phase I of
the Marketplace at EI Paseo development project.
Variance Application No. V-08-016: Requests: (1) A reduction in
parking lot shading from 50% to 13% for the portion of the eastern
boundary of the subject property that is traversed by an approximately
138-foot wide Pacific Gas & Electric (PG&E) easement (recorded
Instrument No. 41418 and No. 22223) as highlighted on Exhibit 9 of
Variance Application No. V-08-16; (2). An increase in the number of
sign locations allowable along the adjacent major street frontages; (3)
An increase in permissible sign heights and sizes and locational
allowances for respective signs pursuant to the Signage Plans and
Exhibits 8 & 12 of Variance Application No. V-08-16; and, (4)
Allowances for utilization of storage trailers within the proposed
loading dock area to assist operations of tenants to property receive,
store, and sort materials and goods.
Vesting Tentative Parcel Map No. 2008-13: Proposes a 21-lot
subdivision of the approximately 74 acre project site for the purposes
of creating an integrated commercial planned development on the
subject property.
APPLICANT Chris Shane, Gryphon Capital; and,
Fuscoe Engineering on behalf of,
John Allen Company, LLC. — Property Owner
LOCATION (APN[s]: 504-080-43, 504-091-07— 13 & 28)
Located on the southwest corner of the intersection of West Herndon
and North Bryan Avenues.
(Council District 2, Councilmember Borgeas)
SITE SIZE ± 74.4 acres
LAND USE Existing - Vacant
Conditional Use Permit App,,. rcion No. C-08-172
Variance Application No. V-08-016
Vesting Tentative Parcel Map No. 2008-13
July 07, 2011
Page 2 of 9
Proposed - Phase I of Marketplace at EI Paseo retail project
(±666,218 square feet of commercial retail space)
ZONING "C-3/UGM" (Regional Shopping Center District/Urban Growth
Management)
PLAN DESIGNATION The request to subdivide the subject property and construct a regional
AND CONSISTENCY shopping center is consistent with the C-3 zone district and Regional
Commercial planned land use designation of the 2025 General Plan
and the Bullard Community Plan.
ENVIRONMENTAL Environmental Impact Report No. 10141 was certified by the City
FINDING Council on December 16, 2010. Project shall be subject to all Phase I
mitigation measures as stipulated within the Mitigation Monitoring
Program.
PLAN COMMITTEE On October 13, 2008, the District 2 Plan and Implementation
RECOMMENDATION Committee reviewed the proposed project and recommended the
project move forward by a vote of 4 to 2 with 4 members absent.
STAFF Recommend approval of Conditional Use Permit No. C-08-172 and
RECOMMENDATION Variance Application No. V-08-016.
RELATED Plan Amendment Application No. A-08-11, Rezone Application No.
APPLICATIONS R-08-15; and, Environmental Impact Report No. 10141.
COVENANTS N/A
ZONE CONDITIONS N/A
SPECIAL POLICY Development Agreement by and between the City of Fresno and John
AREA APPLICABLE Allen Company as approved by the City Council on December 16,
POLICIES 2010, and all exhibits related therein.
BACKGROUND/ANALYSIS
The EI Paseo project is located in the northwest gateway of the City of Fresno and covers a total
238 acres. More specifically, the overall project is bounded generally by Herndon Avenue on the
north, Bryan Avenue and Bullard Avenue on the east, Carnegie Avenue to the south, and State
Route 99 (SR-99) on the west. The applicant John Allen Company, LLC., has filed has filed Plan
Amendment Application No. A-08-11, Rezone Application No. R-08-15. Conditional Use Permit No.
C-08-172, Variance Application No. V-08-016 and Vesting Tentative Parcel Map No. 2008-13 for
"EI Paseo" Project. The EI Paseo Project is anticipated to be developed in five phases and will
developed with an integrated mix of retail commercial, office, hospitality and entertainment uses.
Conditional use Permit No. C-08-172, Variance Application No. V-08-016 and Vesting Tentative
Parcel Map No. 2008-13 pertain specifically to Phase I of the EI Paseo Project, which has been
evaluated as having the potential to be developed with up to a maximum of 906,788 square feet of
Conditional Use Permit App:. ..,ion No. C-08-172
Variance Application No. V-08-016
Vesting Tentative Parcel Map No. 2008-13
July 07, 2011
Page 3 of 9
commercial retail uses on approximately 74.4 acres of property located on the southwest corner of
the intersection of West Herndon and North Bryan Avenues. The development entitlement and
vesting tentative parcel map applications initially and presently request approval of approximately
666,218 square feet of commercial retail uses with Conditional Use Permit Application No. C-08-
172; and, the subdivision of the approximately 74.4 acres of property comprising Phase I of the
Marketplace at EI Paseo project into 21 parcels with Vesting Tentative Parcel Map No. 2008-13.
Together, approval of these applications will provide for the integrated and planned development of
the subject property. The initial anchor tenant is expected to be a Target Department store. The
balance of future tenants is yet to be determined. Phase I of the project does contain a
Development Agreement between the City of Fresno and John Allen Company, LLC., which covers
the afore mentioned approximately 74.4 acres of property and the maximum 906,788 square feet
of retail commercial uses. This agreement was also approved by the City Council on December
16, 2010; and, outlines specific exactions to be carried out by the developer and timelines for
improvements, etc., as the project progresses forward.
The proposed layout of the center is characterized by the inline, big-box, "power center" feature
that is located along the western boundary of the site adjacent to the Union Pacific Railroad tracks.
This portion of the site has been proposed to incorporate two anchor tenants, eight major tenants
and some scaled down inline retail shops. Furthermore, a combination of six inline and detached
buildings that will be located along the West Herndon Avenue frontage and wrapping around onto
North Bryan Avenue. The principal project entryway, at the intersection of North Bryan and West
Palo Alto Avenues, will also feature inline buildings on each side of this primary entrance road
interior to the center. An additional five separate buildings pads have also been proposed to be
situated toward the North Bryan Avenue frontage and the primary entrance road at locations
interior to the project.
One access point has been proposed to be provided from West Herndon Avenue, which will utilize
a left turn pocket for westbound traffic on West Herndon Avenue. This access point will be a right-
out only for vehicles exiting the center at this location. North Bryan Avenue will include a total of
three access points, two of which will feature traffic signals. The first signalized entry on North
Bryan Avenue, will be located approximately one-fifth of a mile south of West Herndon Avenue and
the second signalized access point will be located at the intersection of West Palo Alto Avenue
with North Bryan Avenue. A non-signalized access point will also be located at the southerly most
portion of Phase I. Phase I proposes a total of three drive though pads as part of this proposal; one
along West Herndon Avenue and two along North Bryan Avenue.
Minimum off-street parking development standards of the Fresno Municipal Code have been met.
Furthermore, minimum standards have been met respective to required landscape setbacks in
accordance with applicable polices of the 2025 Fresno General Plan and Bullard Community Plan.
Building elevations borrow from characteristics of the California Spanish Colonial and Mission
Revival typologies and are detailed in the design guidelines which will be made part of the
Conditions of Approval via the Development Agreement. Building and structure heights are also
compliant with the C-3 (Regional Shopping Center) zone district standards; with the exception of
free standing signage structures allowed pursuant to Variance Application No. V-08-016.
ENVIRONMENTAL FINDING
Environmental Impact Report No. 10141 was certified by the City Council on December 16, 2010.
Project shall be subject to all Phase I mitigation measures as spelled out in the Mitigation
Conditional Use Permit Appy..__Jon No. C-08-172
Variance Application No. V-08-016
Vesting Tentative Parcel Map No. 2008-13
July 07, 2011
Page 4 of 9
Monitoring Program.
CONDITIONAL USE PERMIT APPLICATION REVIEW FINDINGS
Based upon analysis of the conditional use permit application and subject to the applicant's
compliance with all of the conditions of approval noted, staff concludes that the following required
findings of Section 12-405-A-2 of the Fresno Municipal Code (FMC) can be made.
Findings per Fresno Municipal Code Section 12-405-A-2
a. All applicable provisions of this Code are complied with and the site of the proposed use is adequate in
size and shape to accommodate said use, and accommodate all yards, spaces, walls and fences,
parking, loading, recycling areas, landscaping, and other required features;and,
Finding a: Conditional Use Permit Application No. C-08-172 will comply with all applicable
codes (except as permitted by Variance Application No. V-08-016), including
parking, landscaping, walls, etc., given that the special permit conditions of
project approval and the adopted Development Agreement by and between the
City of Fresno and John Allen Company LLC., will ensure that all conditions
are met prior to the site being occupied.
b. The site for the proposed use relates to streets and highways adequate in width and pavement type to
carry the quantity and kind of traffic generated by the proposed use;and,
Finding b: All project related requirements for Conditional Use Permit Application No.
C-08-172 have been incorporated into the conditions of approval for the
subject application. The proposed project will also incorporate all Phase I
mitigation measures from Certified EIR No. 10141 as adopted by Council on
December 16, 2010. The respective requirements and mitigation measures
are the product of careful planning and evaluation of analyses included within
the traffic impact study submitted for the proposed project. These analyses
and studies projected traffic capacity needs based on the densities and
intensities of the proposed land uses anticipated at build-out of the project and
cumulative traffic impacts anticipated from reasonably foreseeable projects
within the general vicinity of the project. The adjacent and nearby streets will
provide adequate access to, and recognize the traffic generating
characteristics of, individual properties and, at the same time, afford the
community an adequate and efficient circulation system.
c. The proposed use will not be detrimental to the public welfare or injurious to property or improvements
in the area in which the property is located. The third finding shall not apply to uses which are subject
to the provision of Section 12-306-N-30 of the FMC.
Conditional Use Permit Applic.,ion No. C-08-172
Variance Application No. V-08-016
Vesting Tentative Parcel Map No. 2008-13
July 07, 2011
Page 5 of 9
Finding c: The proposed use will not have a negative impact on either the subject site, or
neighboring properties given that the proposed project will be well designed
and will be compatible with existing and proposed adjacent uses. The
applicant has been required to provide adequate landscaping, parking, and
pedestrian access, and has been required to comply with all property
development standards as detailed in the development Agreement by and
between the City of Fresno and the John Allen Company, LLC, Fresno
Municipal Code, the 2025 Fresno General Plan and Bullard Community Plan;
and, the mitigation measures and scheduling program incorporated and
adopted as part of EIR No. 10141.
The EIR prepared for the proposed project serves as a project level EIR for
Phase I and a Program Level EIR for future proposed phases (II-V); thereby
comprehensively evaluating potential impacts associated with all phases of
the proposed EI Paseo project master planned development.
Conditioned requirements and mitigation measures applied to the project
based upon these evaluations are therefore directly related to protecting the
environment as well as the public health, safety and welfare of patrons and
neighbors, alike. Compliance will assure that the project is not a detriment to
the area.
VARIANCE APPLICATION FINDINGS
Based upon analysis of the variance application and subject to the applicant's compliance with all
of the conditions of approval noted, staff concludes that the following required findings of Section
12-405-A-1 of the Fresno Municipal Code (FMC) can be made.
FINDINGS PER FRESNO MUNICIPAL CODE SECTION 12-405-A-1
a. Because of special circumstances (other than monetary hardship) applicable to the property, including its size,
shape, topography, location, or surroundings, the strict application of the Zoning Ordinance deprives such
property of privileges (not including the privilege of maintaining a nonconforming use or status) enjoyed by other
property in the vicinity and in an identical zoning district.
Finding a: Due to the location of the parking lot underneath the PG&E easement and the mandatory
requirement that tree height be limited to 15 feet, staff believes this constitutes a special
circumstance. The variance request does not seek to eliminate parking lot shading but
rather and moreover recognizes the limits of existing policies. With respect to signage,
the number of signs and size and locations will be limited to Phase I and governed by the
Development Agreement thus not creating a precedence.
b. The grant of variance will not constitute a special privilege inconsistent with the limitations upon other properties in
the vicinity and zone district in which the property is situated.
Finding b: The granting of this variance application would not constitute a special privilege
because, as mentioned above, Phase I will be governed by a development agreement
limiting the exceptions to a single phase of the proposed development and not city-wide.
Conditional Use Permit Apphu-aon No. C-08-172
Variance Application No. V-08-016
Vesting Tentative Parcel Map No. 2008-13
July 07, 2011
Page 6 of 9
c. The grant of variance will not be detrimental to the public welfare or injurious to property or improvements in the
area in which the property is located.
Finding c: The approval of this variance application will not be detrimental to the public welfare or
injurious to property or improvements in the area. The proposed project will actually be
an improvement to the area, providing new quality design standards that include
landscaping building elevations and signage together with pedestrian connectivity that
will be aesthetically appealing. Furthermore sign sizes and locations have been
reviewed with consideration of any potential to obstruct visibility for vehicular or
pedestrian traffic, etc. Based upon these evaluations, it may be determined that the
proposed signs will not be a detriment to public safety.
d. The grant of variance will not be in conflict with established general and specific plans and policies of the city.
Finding d: The proposed project will not be in conflict with the goals, objectives, or policies of the
2025 Fresno General Plan and/or Bullard Community Plan. The development
agreement will govern development of the property. The quality of design for the EI
Paseo project is consistent with the adopted plans and policies regarding design and
development principles.
e. The grant of a variance from existing development standards will encourage infill development within designated
inner city areas as defined by 12-105-1.
Finding e: The subject site is not located within an inner city area, however, it is expected that
development of Phase I will have a positive benefit to the community at large and is
expected to spur additional development within the area.
STATE SUBDIVISION MAP ACT FINDINGS
The Subdivision Map Act (California Government Code Section 66410 et. seq.) requires that a
proposed parcel map not be approved unless the map, together with its design and improvement,
is found to be consistent with the General Plan and any applicable specific plan (Finding No. 1
below). State law further provides that the proposed parcel map be denied approval if any one of
the Finding Nos. 2-5, below, is made in the negative.
1. The proposed parcel map, together with its design and improvements is consistent with the
City's Bullard Community Plan and the 2025 Fresno General Plan. The subject property is
zoned C-3/UGM (Regional Shopping Center District). Table 2 of the 2025 Fresno General
Plan (Planned Land Use and Zone District Consistency Matrix) indicates that the existing C-
3/UGM zone district is consistent with the Regional Commercial planned land uses
designation for the subject property.
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. Access to the individual
parcels proposed to be created by the tentative parcel map will be afforded pursuant to the
design and improvement requirements stipulated within the conditions of approval for the
planned development project. The Fresno Metropolitan Flood Control District will require
that the drainage from the site be diverted to existing and planned Master Plan Inlets in
accordance with the conditions of approval for the planned development project.
3. The proposed parcel map design and improvements are not likely to cause substantial and
Conditional Use Permit App,. cion No. C-08-172
Variance Application No.V-08-016
Vesting Tentative Parcel Map No. 2008-13
July 07, 2011
Page 7 of 9
considerable damage to the natural environment, including fish, wildlife or their habitat.
Environmental Impact Report No. 10141 was certified by the City Council on December 16,
2010. The proposed project is subject to all Phase I mitigation measures as indicated in
the Mitigation Monitoring Program. Compliance with the mitigation monitoring program will
assure that the proposed project will not cause substantial and/or considerable adverse
effects to the natural environment. Furthermore, the site is located in an area that has been
developed with urban uses and due to its fallow nature, does not provide value for wildlife.
4. The proposed parcel map design and improvements are not likely to cause serious public
health and safety problems, because the conditions of approval have shown and will insure
that the subdivision conforms with City health and safety standards. In addition, during the
entitlement process for the planned development project, staff has ensured that all
necessary requirements and mitigation for impacts have been applied accordingly.
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.
CONCLUSION / RECOMMENDATION
The appropriateness of the proposed project has been examined with respect to its consistency with
goals and policies of the 2025 Fresno General Plan and the Bullard Community Plan; its compatibility
with surrounding existing or proposed uses; and, its avoidance or mitigation of potentially significant
adverse environmental impacts. Furthermore, staff has incorporated all applicable policies into the
conditions of approval to ensure that the applicant complies with all policies, while minimizing the
impact on surrounding properties. These factors have been evaluated as described above and by the
accompanying environmental assessment. Upon consideration of this evaluation, it can be concluded
that Conditional Use Permit Application No. C-08-172 and Variance Application No. V-08-016 are
appropriate for the project site.
CONDITIONS OF APPROVAL
Conditional Use Permit Application No. C-08-172 and Variance Application No. V-08-016 are
approved subject to the following conditions:
1. Development shall take place in accordance with Exhibit(s) "A", "E", "F" and "L", inclusive of
Conditional Use Permit Application No. C-08-172 dated December 18, 2009.
2. Development shall take place in accordance with the Conditions of Approval for Conditional
Use Permit Application No. C-08-172 and Variance Application No. V-08-016 dated July 07,
2011.
3. Subdivision of the subject property shall occur in accordance with the Conditions of
Approval for Vesting Tentative Parcel Map No. 2008-13 dated July 07, 2011.
Conditional Use Permit App. cion No. C-08-172
Variance Application No. V-08-016
Vesting Tentative Parcel Map No. 2008-13
July 07, 2011
Page 8 of 9
Staff Analyst Signature: - - Date;,
Planning Manager -1 Approval �L7 De I
Recommendation: r
Signature: n Date: rr1�1