HomeMy WebLinkAboutT-5993 - Conditions of Approval - 5/23/2012 f
FRESNO CITY PLANNING COMMISSION
RESOLUTION NO. 13126
The Fresno City Planning Commission at its meeting on October 05, 2011, adopted the following
resolution pursuant to the Subdivision Map Act of the Government Code of the State of California
and the Municipal Code of the City of Fresno.
WHEREAS,Vesting Tentative Tract Map No. 5993 was filed with the Cityof Fresno and proposes to
subdivide the approximately 0.97 acres of property located on the easterly corner of the intersection
of Fulton and San Joaquin Streets as a one common-lot airspace subdivision for condominium
purposes and vacate portions of adjacent public street rights-of-way; and,
WHEREAS, on September 12, 2011, the Fulton/Lowell Specific Plan Implementation Committee
reviewed and unanimously recommended approval of the proposed project; and,
WHEREAS,the Development and Resource Management Department staff recommended approval
of the proposed project subject to all conditions of approval contained in the staff report dated
October 05, 2011; and,
WHEREAS,the Fresno City Planning Commission conducted a public hearing on October 05,2011,
to review the proposed subdivision and considered the staff report and invited testimony with
respect to the proposed subdivision.
NOW, THEREFORE, BE IT RESOLVED that the Fresno City Planning Commission hereby finds
and determines that there is no substantial evidence in the record to indicate that Vesting Tentative
Tract Map No. 5993 or the proposed project may have a significant effect on the environment as
identified by the Finding of Conformity to the 2025 Fresno General Plan Master Environmental
Impact Report(MEIR) No. 10130 and the Mitigated Negative Declaration for Plan Amendment No.
A-09-02 (Air Quality MND), which was prepared for Environmental Assessment No. C-11-023/T-
5993 dated August 19, 2011.
BE IT FURTHER RESOLVED that the Fresno City Planning Commission finds that approval of the
subject vesting tentative tract map is consistent with the adopted 2025 Fresno General Plan, the
Central Area Community Plan, Fulton/Lowell Specific Plan, and the findings required pursuant to
Section 66410 et. seq. of the Government Code.
BE IT FURTHER RESOLVED that the Fresno City Planning Commission hereby approves Vesting
Tentative Tract Map No. 5993 subject to the Development and Resource Management Department
Conditions of Approval dated October 05, 2011; and, the following:
1. A minimum setback of 20 feet shall not be required for garages which are proposed to front onto
San Joaquin Street as indicated within the Public Works Department, Traffic & Engineering
Division memorandum dated August 16, 2011.
2. A 2-inch overlay of the existing alley adjacent to the subject property shall not be required as
indicated within the Public Works Department, Traffic & Engineering Division memorandum
dated August 16, 2011.
3. Condition No. 20 of the City of Fresno Redevelopment Agency memorandum dated July 25,
2011 shall be stricken from the conditions of approval.
Planning Commission Resolution No. 13126
Vesting Tentative Tract Map No. 5993
October 05, 2011
Page 2
The foregoing Resolution was adopted by the Fresno City Planning Commission upon a motion by
Commissioner Hansen-Smith, seconded by Commissioner Caprioglio.
VOTING: Ayes - Caprioglio, Dawar, Hansen-Smith, Holt, Medina,Torossian,Vasquez
Noes - None
Not Voting - None
Absent - None
DATED: October 05, 2011
ike Sanc .6 anning Manager
Fresno City anning Commission
Resolution No. 13126
Vesting Tentative Tract Map No. 5993
Filed by Gary G. Giannetta Civil Engineering
& Land Surveying, on behalf of FFDA
Properties, LLC.
Action: Approved
E201110000225
CITY OF FRESNO Filed with:
NOTICE OF INTENT TO ADOPT A L ED
FINDING OF CONFORMITY
EA No. C-11-023/T-5993 AUG 1,9 2011
Conditional Use Permit Application No. C-11-023; and, F C RK
Vesting Tentative Tract Map No. 5993/UGM By
• EUTY
APPLICANT: FRESNO COUNTY CLERK
FFDA Properties, LLC. 2221 Kern Street, Fresno, CA 93721
1396 West Herndon Avenue, Suite 101
Fresno, CA 93711
PROJECT LOCATION:
1612 Fulton Street
Located on the easterly corner of the intersection of Fulton and
San Joaquin Streets, in the City and County of Fresno, California
Assessor's Parcel Number(s): 466-144-07
Site Latitude: 36144'27.00" N
Site Longitude: 119047'50.00" W
Mount Diablo Base & Meridian, Township 14 S Range 20E,
Section 4
PROJECT DESCRIPTION:
Gary G. Giannetta Civil Engineering & Land Surveying, on behalf of FFDA Properties, LLC., property owner,
has filed Conditional Use Permit (CUP) Application No. C-11-023 and Vesting Tentative Tract Map No. T-5993
pertaining to approximately 0.94 net acres of property located on the easterly corner of Fulton and San Joaquin
Streets.
CUP Application No. C-11-023 requests authorization to construct a three-story mixed use project consisting of
approximately 2,939 square feet of ground floor commercial retail space and 29 residential units. Vesting
Tentative Tract Map No. 5993 proposes a one common-lot airspace subdivision for condominium purposes.
The proposed project also includes the proposed vacation of portions of adjacent public street rights-of-way.
The proposed project will also involve installation and construction of both public and private facilities and
infrastructure in accordance with the standards, specifications, and policies of the City of Fresno.
The subject property is located within the boundaries of the 2025 Fresno General Plan, Central Area
Community Plan, Fulton-Lowell Specific Plan, and Fulton Redevelopment Plan, which designate the subject
property for Central Area Commercial Mixed Use Level 2 planned land uses. Pursuant to Exhibit 8 (Central
Area Land Use Association Matrix) of the Central Area Community Plan, the existing C-4 (Centra/ Trading)
zone district may be found to be consistent with the Commercial Mixed Use Level 2 (Central Area) planned
land use designation for the subject property.
E201110000225
The City of Fresno has conducted an initial study of the above-described project and it has been determined
to be a subsequent project that is fully within the scope of the Master Environmental Impact Report No. 10130
("MEIR) prepared for the 2025 Fresno General Plan (SCH # 2001071097) and the Mitigated Negative
Declaration prepared for Plan Amendment No. A-09-02 (SCH # 2009051016) (Air Quality MND). Therefore,
the Development and Resource Management Department proposes to adopt a Finding of Conformity for this
project.
With the mitigation imposed, there is no substantial evidence in the record that this project may have
additional significant, direct, indirect or cumulative effects on the environment that are significant and that were
not identified and analyzed in the MEIR or Air Quality MND. After conducting a review of the adequacy of the
MEIR and Air Quality MND pursuant to Public Resources Code, Section 21157.6(b)(1), the Development and
Resource Management Department, as lead agency, finds that no substantial changes have occurred with
respect to the circumstances under which the MEIR was certified and the Air Quality MND was adopted and
that no new information, which was not known and could not have been known at the time that the MEIR was
certified as complete and the Air Quality MND was adopted, has become available.
Additional information on the proposed project, including the proposed environmental finding and the initial
study may be obtained from the Development and Resource Management Department, Development
Services Division, Fresno City Hall, 2600 Fresno Street, 3rd Floor Fresno, California 93721-3604. Please
contact Will Tackett at (559) 621-8063 or via e-mail at Will.Tackett(a)fresno.nov for more information.
ANY INTERESTED PERSON may comment on the proposed environmental finding. Comments must be in
writing and must state (1) the commentor's name and address; (2) the commentor's interest in, or relationship
to, the project; (3) the environmental determination being commented upon; and (4) the specific reason(s)why
the proposed environmental determination should or should not be made. Any comments may be submitted
at any time between the publication date of this notice and close of business on September 20, 2011, Please
direct comments to Will Tackett, City of Fresno Development and Resource Management Department,
Development Services Division, City Hall, 2600 Fresno Street, Room 3076, Fresno, California, 93721-3604; or
by email to Will.Tackett@Fresno.gov. Comments may also be sent by facsimile to (559) 498-1026.
These development applications and this proposed environmental finding have been tentatively scheduled to
be heard by the Planning Commission on September 21, 2011 at 6:00 p.m. or thereafter. The hearing will be
held in the Fresno City Council Chambers located at Fresno City Hall, 2nd Floor, 2600 Fresno Street, Fresno,
California, 93721. Your written and oral comments are welcomed at the hearing and will be considered in the
final decision.
INITIAL STUDY PREPARED BY: SUBMITTED BY:
Will Tackett, Planner
r
Mike Sanchez, tanning Manager
DATE: August 19, 2011 CITY OF FRESNO DEVELOPMENT AND
RESOURCE MANAGEMENT
DEPARTMENT
CA0033010
any°' REPORT TO THE PLANNING COMMISSION
AGENDA ITEM NO. VIIIA.
r Cir
COMMISSION MEETING 10/05/11
October 05, 2011
FROM: KEVIN FABINO, Planning Manager �nf
�4DEPARTMENTD EE TORDevelopment & Resource Managemartment T04
IF
THROUGH: MIKE SANCHEZ, Planning Mana r �5
Development Services Division
BY: WILL TACKETT, Planner III
Development Services Division
SUBJECT: CONSIDERATION OF CONDITIONAL USE PERMIT APPLICATION NO.
C-11-023; VESTING TENTATIVE TRACT MAP NO. 5993; AND, RELATED
ENVIRONMENTAL ASSESSMENT NO. C-11-023/T-5993.
RECOMMENDATION
Staff recommends that the Planning Commission take the following actions:
1. APPROVE Environmental Assessment No. C-11-023/T-5993; resulting in a Finding of
Conformity to Master Environmental Impact Report (MEIR) No. 10130 for the 2025 Fresno
General Plan (SCH#2001071097) and the Mitigated Negative Declaration prepared for Plan
Amendment No. A-09-02 (SCH#2009051016) (Air Quality MND), dated August 19, 2011.
2. APPROVE Conditional Use Permit Application No. C-11-023, requesting authorization to
construct a three-story mixed use project consisting of approximately 2,939 square feet of
ground floor commercial retail space and 29 residential units in a gated development with
modified property development standards. The proposed project will also involve installation
and construction of both public and private facilities and infrastructure in accordance with the
standards, specifications, and policies of the City of Fresno.
3. APPROVE Vesting Tentative Tract Map No. 5993, proposing to subdivide the subject property
for the purposes of creating a one common-lot airspace subdivision of the subject property for
condominium purposes at an overall density of approximately 29.90 dwelling units per acre.
The tentative map also proposes the vacation of portions of adjacent public street rights-of-
way.
EXECUTIVE SUMMARY
Gary G. Giannetta Civil Engineering & Land Surveying, on behalf of FFDA Properties, LLC., property
owner, has filed Conditional Use Permit (CUP) Application No. C-11-023 and Vesting Tentative Tract
Map No. T-5993 pertaining to approximately 0.97 net acres of property located on the easterly corner of
the intersection of Fulton and San Joaquin Streets.
Conditional Use Permit Application No. C-11-023 requests authorization to construct a three-story
common interest mixed use development project consisting of approximately 2,939 square feet of
ground floor commercial retail space and 29 residential units at a density of approximately 29.90
dwelling units per acre. The 29 residential units are comprised of two townhouse units situated above
the proposed ground floor commercial retail space in one detached structure; and, a combination of nine
live/work units, six studio units, and 12 townhouse units within a total of nine triplex structures with
attached garages. The proposed project will also involve installation and construction of both public and
private facilities and infrastructure in accordance with the standards, specifications, and policies of the
City of Fresno.
REPORT TO THE PLANNING COMMISSION
Conditional Use Permit Application No. C-11-023
Vesting Tentative Tract Map No. 5993
October 05, 2011
Page 2
Vesting Tentative Tract Map No. 5993 proposes a one common-lot airspace subdivision for
condominium purposes and the vacation of portions of adjacent public street rights-of-way.
The subject property is currently zoned under the C-4 (Central Trading District) zone district
classification. The subject property is located within the boundaries of the 2025 Fresno General Plan,
Central Area Community Plan, Fulton/Lowell Specific Plan, and Fulton Redevelopment Plan, which
designate the subject property for Central Area Commercial Mixed Use Level 2 planned land uses.
Pursuant to Exhibit No. 8 (Central Area Land Use Association Matrix) of the Central Area Community
Plan and Section 12-403-13-1 (Zone District Consistency Table) of the Fresno Municipal Code (FMC),
the existing C-4 zone district is consistent with the Central Area Commercial Mixed Use Level 2 planned
land use designation.
The proposed subdivision and development of the subject property in accordance with
Conditional Use Permit Application No. C-11-023 and Vesting Tentative Tract Map No. 5993 is
considered to be in conformance with the 2025 Fresno General Plan, Central Area Community
Plan, Fulton/Lowell Specific Plan, and Fulton Redevelopment Plan.
PROJECT INFORMATION
PROJECT Conditional Use Permit Application No. C-11-023 requests authorization
to construct a three-story common interest mixed use development
project consisting of approximately 2,939 square feet of ground floor
commercial retail space and a combination of 29 residential live/work,
studio and townhouse units at an overall density of approximately 29.90
dwelling units per acre. Vesting Tentative Tract Map No. 5993 proposes
a one common-lot airspace subdivision for condominium purposes and
the vacation of portions of adjacent public street rights-of-way.
APPLICANT FFDA Properties, LLC. (Granville Homes)
LOCATION Easterly corner of the intersection of Fulton and San Joaquin Streets.
(Council District 3, Councilmember Baines)
SITE SIZE Approximately 0.97 net acres (1.50 gross acres).
PLANNED LAND USE Existing &
Proposed - Central Area Commercial Mixed Use Level 2
ZONING Existing &
Proposed - C-4 (Central Trading District)
PLAN DESIGNATION Pursuant to Exhibit No. 8 (Central Area Land Use Association Matrix) of
AND CONSISTENCY the Central Area Community Plan and Section 12-403-B-1 (Zone District
Consistency Table) of the Fresno Municipal Code (FMC), the existing
C-4 (Central Trading) zone district is consistent with the Central Area
Commercial Mixed Use Level 2 planned land use designation.
REPORT TO THE PLANNING COMMISSION
Conditional Use Permit Application No. C-11-023
Vesting Tentative Tract Map No. 5993
October 05, 2011
Page 3
ENVIRONMENTAL Finding of Conformity to Master Environmental Impact Report (MEIR)
FINDING No. 10130 for the 2025 Fresno General Plan (SCH#2001071097) and
the Mitigated Negative Declaration prepared for Plan Amendment No.
A-09-02 (SCH#2009051016) (Air Quality MND), dated August 19, 2011.
STAFF Recommend the Planning Commission): (1) Approve the Finding of
RECOMMENDATION Conformity prepared for Environmental Assessment No. C-11-023; (2)
Approve Conditional Use Permit Application No. C-11-023; and, (3)
Approve Vesting Tentative Tract Map No. 5993.
BORDERING PROPERTY INFORMATION
Planned Land Use Existing Zoning Existing Land Use
North
Commercial Mixed Use Level 2 C„4 Office
&
(Central Area) Central Trading District
Church (NW)
East Commercial Mixed Use Level 2 C-4
(Central Area) Central Trading District Office
South Commercial Mixed Use Level 2 C-4
(Central Area) Central Trading District Vacant/Commercial
West C-4 Restaurant/Tavern
Commercial Mixed Use Level 2 &
(Central Area) Central Trading District
Retail/Office Space
ENVIRONMENTAL FINDING
Development and Resource Management Department staff have prepared an initial study and
environmental checklist and evaluated the proposed development in accordance with the land use and
environmental policies and provisions of the 2025 Fresno General Plan, the related Master
Environmental Impact Report (MEIR) No. 10130 (SCH # 2001071097), and Mitigated Negative
Declaration (MND) No. A-09-02 (SCH # 2009051016). The subject property has been proposed to be
developed at an intensity and scale that is permitted by the Central Area Commercial Mixed Use Level 2
planned land use designation and existing C-4 (Central Trading) zone district classification for the
subject site. Thus, the development and subdivision of the subject property in accordance with
Conditional Use Permit Application No. C-11-023 and Vesting Tentative Tract Map No. 5993 will not
facilitate an additional intensification of uses beyond that which already exists or would be allowed by
the above-noted planned land use designation. Moreover, it is not expected that the future development
will adversely impact existing city service systems or the traffic circulation system that serves the subject
property. These infrastructure findings have been verified by the Public Works and Public Utilities
Departments. If has been further determined that all applicable mitigation measures of MEIR No. 10130
and MND No. A-09-02 have been applied to the project necessary to assure that the project will not
cause significant adverse cumulative impacts, growth inducing impacts, and irreversible significant
REPORT TO THE PLANNING COMMISSION
Conditional Use Permit Application No. C-11-023
Vesting Tentative Tract Map No. 5993
October 05, 2011
Page 4
effects beyond those identified by MEIR No. 10130 and MND No. A-09-02 as provided by CEQA
Section 15177(b)(3).
Pursuant to Section 21157.1 of the California Public Resources Code (California Environmental Quality
Act), it may be determined that a subsequent project, as identified in the MEIR pursuant to Section
21157(b)(2) of the Public Resources Code and CEQA Guidelines Section 15177, falls within the scope
of a MEIR, provided that the project does not cause significant impacts on the environment that were not
previously examined by the MEIR. Relative to the specific project proposal, the environmental impacts
noted in the MEIR, pursuant to the 2025 Fresno General Plan land use designation, include impacts
associated with the Central Area Commercial Mixed Use Level 2 planned land use designation specified
for the subject property. Based on the initial study prepared, the following findings are made: (1) The
proposed project was identified as a Subsequent Project in MEIR No. 10130 because its land use
designation and permissible densities and intensities are set forth in Figure 1-1 of MEIR No. 10130; (2)
The proposed project will not generate additional significant effects not previously identified and
analyzed by the MEIR or MND No. A-09-02 (as indicated on the attached Environmental Assessment
Checklist) for the reasons discussed within the environmental assessment for the subject project; and,
(3) No new additional mitigation measures are required because the proposed project will not generate
additional significant effects not previously identified and analyzed by the MEIR or MND.
Therefore, the project proposal has been determined to be within the scope of the MEIR and MND as
defined by Section 15177 of the CEQA Guidelines and staff has properly published a Finding of
Conformity to MEIR No. 10130 dated August 19, 2011, with no comments received to date. In addition,
after conducting a review of the adequacy of the MEIR pursuant to Public Resources Code Section
21157.6(b)(1), the Development and Resource Management Department, as lead agency, finds that no
substantial changes have occurred with respect to the circumstances under which the MEIR was
certified and the MND adopted; and, that no new information, which was not know and could not have
been known at the time that the MEIR was certified as complete or the MND was adopted, has become
available.
BACKGROUND /ANALYSIS
Gary G. Giannetta Civil Engineering & Land Surveying, on behalf of FFDA Properties, LLC., property
owner, has filed Conditional Use Permit (CUP) Application No. C-11-023 and Vesting Tentative Tract
Map No. T-5993 pertaining to approximately 0.97 net acres of property located on the easterly corner of
the intersection of Fulton and San Joaquin Streets.
Conditional Use Permit Application No. C-11-023 requests authorization to construct a three-story
common interest mixed use development project consisting of approximately 2,939 square feet of
ground floor commercial retail space and 29 residential units at a density of approximately 29.90
dwelling units per acre. The 29 residential units are comprised of two townhouse units situated above
the proposed ground floor commercial retail space in one detached structure; and, a combination of nine
live/work units, six studio units, and 12 townhouse units within a total of nine triplex structures with
attached garages.
The three triplex buildings incorporating a total of nine live/work units incorporating approximately 200
square-feet of ground floor work space per unit are proposed to address the Fulton Street frontage.
These structures are proposed to be setback from the Fulton Street property line a minimum of four feet
in order to encourage and enhance the pedestrian scale environment with principal entryways into the
units being accessible from the Fulton Street frontage. The proposed townhouse units are spread
uniformly across the interior of the subject property with six units within two triplex buildings fronting onto
the San Joaquin Street frontage at a setback of five to six feet. All residential units include second story
REPORT TO THE PLANNING COMMISSION
Conditional Use Permit Application No. C-11-023
Vesting Tentative Tract Map No. 5993
October 05, 2011
Page 5
balconies and four of the townhouse triplexes will also incorporate third story balconies. Where
respective structures address adjacent streets, balconies are oriented respectively to the public rights of
way and will serve to further facilitate activation of the public street frontage.
Two aggregated open space areas totaling approximately 2,000 square feet in area are proposed to be
located central to the interior of the development providing opportunities for both passive and active
recreation purposes for prospective tenants. Additionally, an approximately 630 square-foot common
open space area affords a principal entryway for pedestrian connectivity to the interior of the
development from Fulton Street. Landscaped areas are also proposed to be allocated around the
periphery of the development to buffer from adjacent street rights-of-way and adjacent property. The
proposed project proposes a total of approximately 6,000 square feet of landscaped area comprising
approximately 14 percent of the proposed development area.
The proposed project will also involve installation and construction of both public and private facilities
and infrastructure in accordance with the standards, specifications, and policies of the City of Fresno.
Vesting Tentative Tract Map No. 5993 proposes a one common-lot airspace subdivision for
condominium purposes. Therefore, the proposed project will provide and facilitate opportunities for
separate interest resident ownership of individual units within the overall common interest development.
The tentative map also proposes the vacation of portions of adjacent public street rights-of-way. These
vacations consist of reductions to the overall adjacent 80-foot wide public street right-of-way widths by
four feet on each frontage.
The subject property is currently zoned under the C-4 (Central Trading District) zone district
classification. The subject property is located within the boundaries of the 2025 Fresno General Plan,
Central Area Community Plan, Fulton/Lowell Specific Plan, and Fulton Redevelopment Plan, which
designate the subject property for Central Area Commercial Mixed Use Level 2 planned land uses.
Pursuant to Exhibit No. 8 (Central Area Land Use Association Matrix) of the Central Area Community
Plan and Section 12-403-B-1 (Zone District Consistency Table) of the Fresno Municipal Code (FMC),
the existing C-4 zone district is consistent with the Central Area Commercial Mixed Use Level 2 planned
land use designation.
The subject property is bounded on the north by San Joaquin Street. Office spaces exist to the north
across San Joaquin Street and a church exists to the north/northwest on the opposite corner of the
Fulton/San Joaquin Street intersection. The Fulton/Van Ness Alley abuts the eastern frontage of the
subject property and commercial/office space exists east of the adjacent alley. The subject property is
bounded on the west by Fulton Street. A restaurant/tavern exists on the south/southwest corner of the
Fulton/San Joaquin Street intersection and primarily vacant retail/office spaces exists on the west side
of Fulton Street across from the subject property. Property to the south of the subject property has been
developed with a commercial building which is also currently vacant.
Land Use Plans and Policies
Objective C-8 of the 2025 Fresno General Plan encourages the facilitation of the development of mixed
uses to blend residential, commercial and public land uses on one site. Supporting policies under this
objective include creating an appropriate environment for the inclusion in mixed-use development of
higher density single-family residential dwellings, creation of small open spaces, and community
facilities and allowances for flexibility in parking requirements.
Objective C-9 of the 2025 Fresno General Plan directs planning for the diversity and quality of
residential housing, at locations necessary to provide for adequate and affordable housing opportunities.
REPORT TO THE PLANNING COMMISSION
Conditional Use Permit Application No. C-11-023
Vesting Tentative Tract Map No. 5993
October 05, 2011
Page 6
Housing patterns should support balanced urban growth, and should make efficient use of resources
and public facilities. Supporting policy C-9-K & L recommends that Medium-High and High Density
Residential uses shall be distributed to maximize utilization of available or planned public facilities and
services and to provide housing opportunities with convenient access to employment, shopping,
services, and transportation in a manner which is supportive of the City's activity centers.
Objective C-10 of the 2025 Fresno General Plan promotes the development of more compact Friendly,
single-family residential projects to aid in the conservation of resources such as land, energy, and
materials. Supporting policy C-10-a recommends facilitating the construction of higher density single
family residential development while maintaining a pleasant living environment. Policy C-10-d
encourages the development of two-story homes as a means to conserve land, maintain open space on
residential lots, and provide adequate living space.
Similarly, the goals, policies and implementation actions of the Fulton/Lowell Specific Plan are directed
toward: (1) Providing a safe, positive, and attractive residential environment that encourages
neighborhood pride, identity, and active involvement from both residents and property owners in the
Fulton/Lowell area; (2) Encouraging home ownership; and, (3) Improving the building and urban
landscape character of residential neighborhoods and business districts in the Fulton/Lowell area to
provide a positive, secure, and harmonious design image that is representative of the individual
neighborhoods and districts.
The proposed project meets the goals, objectives and policies of the 2025 Fresno General Plan and
Fulton/Lowell Specific Plan by providing a project which introduces higher density residential
development in a manner which will maintain a pleasant living environment through reservation of
adequate living spaces in a compact, pedestrian friendly development located in the downtown activity
center which will provide a Full range of urban services, neighborhood commercial uses, community
centers, public services and transit stops. Design of the proposed project provides minimal front yard
setbacks in a manner which captures private spaces while activating the street and encouraging
interaction. Such measures are critical to the downtown neighborhoods which have too long suffered
from neglect, lack of investment, and blight. Many of the existing buildings within the immediate vicinity
remain vacant which has resulted in a lack of eyes on the streets and the presence of invested property
owners to take pride, revitalize and monitor the neighborhood. The proposed project introduces the
potential for an elemental investment within the community that may foster identification, pride, and
removal of blight while encouraging and incentivizing further investment.
The close proximity of downtown amenities provides for a unique and diverse context, which the
proposed project will complement and embellish. The proposed project facilitates comprehensive infill
development through revitalization, sustainable development, construction of new infrastructure and
improvements; and, the introduction of a diversity of housing types, which will further meet the needs of
balanced urban growth.
Therefore it is staff's opinion that the proposed project is consistent with respective general, community
and specific plan objectives and policies. Furthermore, conditions of approval respective to the
proposed project will assure compliance with the objectives and policies of the applicable plans.
Streets, Access Points, and Parking
The subject property is located on the easterly corner of the intersection of Fulton and San Joaquin
Streets. Both of the adjacent segments of Fulton and San Joaquin Streets are designated as local
streets by the 2025 Fresno General Plan and Central Area Community Plan.
REPORT TO THE PLANNING COMMISSION
Conditional Use Permit Application No. C-11-023
Vesting Tentative Tract Map No. 5993
October 05, 2011
Page 7
The project proposes to vacate 4 feet of width from the adjacent public street rights-of-way for Fulton
Street; and, 4 feet of width from San Joaquin Street. The adjacent local street right-of-way sections
have been dedicated at a width of 80 feet. Therefore, existing right-of-way widths are more than
sufficient to accommodate the proposed vacations and still provide a wider than normal local street
cross section capable of serving the existing and projected traffic generation characteristics of the
project and surrounding area. The proposed vacations will require transitions from the existing sidewalk
and street patterns for adjacent rights-of-way. These transitions will include removal and reconstruction
of portions of existing curb, gutter and sidewalk. The proposed project will be required to construct all
frontage improvements to City Standards.
This subdivision proposes one gated vehicular access point From San Joaquin Street. The interior
private streets/vehicular circulation aisles have been designed to provide a minimum 22-foot wide
section immediately adjacent to the entryway gate with branch circulation aisles ranging between 25-30
feet in width. Private two-car garages will be provided for each live/work unit and single car garages are
provided for all studio and townhouse units with the exception of the two townhouse units located above
the commercial retail space. An additional 14 off-street visitor parking spaces will be provided within the
common area.
Applying the factors outlined in the Institute of Traffic Engineers (ITE) Trip Generation Manual, the
Department of Public Works, Traffic and Engineering Services Division has assessed that the proposed
common interest mixed use development is projected to generate 25 vehicle trips during the morning (7
to 9 a.m.) peak hour travel period and 41 vehicle trips during the evening (4 to 6 p.m.) peak hour travel
period.
The Public Works Department, Traffic and Engineering Services Division has reviewed the proposed
project and potential traffic related impacts for the conditional use permit and vesting tentative tract map
applications and has determined that the streets adjacent to and near the subject site will be able to
accommodate the quantity and kind of traffic which may be potentially generated subject to the
requirements stipulated within the memoranda from the Traffic and Engineering Services Division dated
August 16, 2011. These requirements generally include: (1) Street improvements, (including, but not
limited to, construction of concrete curbs, gutters, and sidewalks, permanent pavement, and
underground street lighting systems; and, (2) Payment of applicable impact fees (including, but not
limited to, the Traffic Signal Mitigation Impact (TSMI) Fee, Fresno Major Street Impact (FMSI) Fee, and
Regional Transportation Mitigation (RTMF) Fee.
The area street plans are the product of careful planning that projects traffic capacity needs based on
the densities and intensities of planned land uses anticipated at build-out of the planned area. These
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.
Public Services
The Department of Public Utilities has determined that adequate sanitary sewer and water services are
available to serve the project subject to connection to existing public sewer and water main facilities in
the Fulton/Van Ness alley and payment of applicable facility fee charges. On-site utility services will be
private.
Implementation of the 2025 Fresno General Plan policies, mitigation measures of Master Environmental
Impact Report No. 10130 and the Water Resources Management Plan will provide an adequate,
reliable, and sustainable water supply for the project's urban domestic and public safety consumptive
purposes. Furthermore, the proposed project is required to provide detailed water usage analyses
REPORT TO THE PLANNING COMMISSION
Conditional Use Permit Application No. C-11-023
Vesting Tentative Tract Map No. 5993
October 05, 2011
Page 8
identifying water use efficiencies that will be incorporated into the project for conservation purposes to
offset demand.
The City of Fresno Fire Department has conditioned the proposed project with requirements for
accessibility and installation of sprinkler systems within all structures proposed to b e constructed on the
subject property. The provision of adequate fire flows will be required per Public Works Standards.
The Fresno Metropolitan Flood Control District (FMFCD) has indicated that permanent drainage service
is available for the development subject to the developer demonstrating, upon completion of street
improvements, that runoff can be safely conveyed to the adjacent roadways. District Fees are also due
for the subject property. Amendments or modifications to the FMFCD requirements will be required to
be approved by the FMFCD Board of Directors, pursuant to Section 13-1307 of the Fresno Municipal
Code, prior to approval of the final map.
Fulton/Lowell Specific Plan Implementation Committee
The proposed project was considered by the Fulton/Lowell Specific Plan Implementation Committee at
its meeting held on September 12, 2011. At the meeting the Committee recommended approval of the
proposed project. Staff did request specific consideration by the Committee respective to the proposal
that six single car garages associated with two triplex buildings within the project front onto San Joaquin
Street. The project applicant provided an alternative drawing for comparative purposes at the request of
the City, which provided for a further vacation of San Joaquin Street in order to accommodate a depth
for driveways to the garages that would allow vehicles to park in the driveways without the potential to
obstruct the sidewalk within the public right-of-way. Other options for accessibility to the property from
the adjacent alley were also considered by staff but were determined to be infeasible for purposes of the
project. The Committee ultimately resolved to approve the proposal as originally submitted with a
minimum 5-6 foot setback From property line to the triplex buildings such that the buildings would better
address the street. City staff concur with this determination and support the recommendation of the
Committee.
Conditional Use Permit 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.
r
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,
The subject site is approximately 0.97 net acres in size. Given that the subject site has
been proposed to be developed with approximately 2,939 square feet of commercial retail
space and a total of 29 residential units within a total of 10 three-story buildings, in a
manner which complies with all applicable development standards utilizing the allowances
of the Fresno Municipal Code, it may be determined that there is adequate space to meet
all requirements as established in the Special Permit conditions of approval dated October
05, 2011; including yards, spaces, walls and fences, parking, landscaping and open spaces
and other required features.
REPORT TO THE PLANNING COMMISSION
Conditional Use Permit Application No. C-11-023
Vesting Tentative Tract Map No. 5993
October 05, 2011
Page 9
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,
Staff from the Public Works Department, Transportation and Engineering Services Division
has estimated that the proposed development will generate approximately 25 a.m./41 p.m.
peak hour vehicle trips which can be accommodated by the adjacent streets subject to the
improvement and respective dedications and vacations of adjacent portions of Fulton and
San Joaquin Streets in accordance with the Department of Public Works and Public Utilities
memorandums referenced above. These requirements are necessary and sufficient for the
traffic generated by the project and to accommodate city services and meet the needs of
the proposed subdivision.
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 this Code.
The staff of the Development and Resource Management Department has determined that
the proposed use will not be detrimental to the public welfare or be injurious to property or
improvements in the area in which the property is located if developed in accordance with
the various conditions/requirements established through the related vesting tentative tract
map application review and conditional use permit application review processes.
Tentative Tract Map Findings
The Subdivision Map Act (California Government Code Section 66400 et. seq.) requires that a proposed
subdivision not be approved unless the map, together with its design and improvements, is found to be
consistent with the General Plan and any applicable specific plan (Finding No. 1 below).
State law further provides that the proposed subdivision map be denied if any one of the Finding
Nos. 2 - 5 below is made in the negative. In addition, State law requires that a subdivision be found to
provide for future passive and natural heating or cooling opportunities in the subdivision development
(Finding No. 6 below).
1. The proposed subdivision map, together with its design and improvements, is consistent with the
City's 2025 Fresno General Plan, Central Area Community Plan, Fulton/Lowell Specific Plan, and
Fulton Redevelopment Plan. Pursuant to Exhibit No. 8 (Central Area Land Use Association
Matrix) of the Central Area Community Plan and Section 12-403-B-1 (Zone District Consistency
Table) of the Fresno Municipal Code (FMC), the existing C-4 (Central Trading) zone district is
consistent with the Central Area Commercial Mixed Use Level 2 planned land use designation.
2. This site is physically suitable for the proposed type and density of development, because
conditions of approval prepared will ensure adequate access and drainage on and off the site;
and, that development shall occur in accordance with adopted standards, goals, objectives, and
policies for development in the City of Fresno.
3. The proposed subdivision design and improvement is not likely to cause substantial and
considerable damage to the natural environment, including fish, wildlife or their habitat, because
the site is located within the downtown Fresno area, which has been substantially developed with
urban uses. The subject property does not contain trees, vegetation, or irrigation to sustain and
attract wildlife; or, provide a suitable habitat to species other than vermin.
REPORT TO THE PLANNING COMMISSION
Conditional Use Permit Application No. C-11-023
Vesting Tentative Tract Map No. 5993
October 05, 2011
Page 10
4. The proposed subdivision design and improvements are not likely to cause serious public health
and safety problems because the conditions of approval have shown and will ensure that the
subdivision conforms to city health and safety standards, specifications, and policies.
5. The proposed subdivision design will not conflict with public easements within or through the site,
because the project design and conditions of approval will assure noninterference with any
existing or proposed easements on the subject property.
6. The design of the subdivision provides, to the extent feasible, for future passive and natural
heating or cooling opportunities in the subdivision, because of the appropriate use and placement
of landscaping plant materials and because of the orientation of the proposed units, which will
maximize north-south facing buildings on the subject property. Furthermore, the design of the
subdivision to provide for future passive and natural cooling opportunities will not result in reducing
allowable densities or the percentages of lots, which may be occupied by building and/or
structures.
The subdivision map, subject to the recommended conditions of approval, complies with the design and
property development standards of the Zoning Ordinance and local Subdivision Ordinance. Based upon
the plans and information submitted by the applicant and the recommended conditions of project
approval, staff has determined that these findings can be made.
Conclusion
Action by the Planning Commission regarding Conditional Use Permit Application No. C-11-023 is final
unless appealed in accordance with Section 12-406-J of the FMC. Vesting Tentative Tract Map No.
5993 is final unless appealed in accordance with Section 12-1019 of the FMC.
The appropriateness of the proposed project has been examined with respect to its consistency with
goals and policies of the 2025 Fresno General Plan, Central Area Community Plan, Fulton/Lowell
Specific Plan, Fulton Redevelopment Plan; its compatibility with surrounding existing or proposed uses;
and its avoidance or mitigation of potentially significant adverse environmental impacts. 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-11-
023 and Vesting Tentative Tract Map No. 5993 are appropriate for the project site.
Attachments:
Vicinity Map
2010 Aerial Photograph
Public Hearing Notice Mailing List Vicinity Map
2025 Fresno General Plan Planned Land Use Map
Vesting Tentative Tract Map No. T-5993 dated June 29, 2011
Conditional Use Permit Application No. C-11-023 Exhibits dated July 18, 2011
Conditions of Approval for T-5993, dated October 05, 2011
Conditions of Approval for Conditional Use Permit Application No. C-11-023 dated October 05, 2011
Associated memoranda from responsible or commenting agencies respective to Conditions of Approval for Vesting
Tentative Tract Map No. 5993 and Conditional Use Permit Application No. C-11-023.
Environmental Assessment No. C-11-023/T-5993, Finding of Conformity dated August 19, 2011.
City of
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Vesting Tentative Tract Map No.5993
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CITY OF FRESNO
DEVELOPMENT AND RESOURCE MANAGEMENT DEPARTMENT
CONDITIONS OF APPROVAL
OCTOBER 05, 2011
VESTING TENTATIVE TRACT MAP NO. 5993
"FOR CONDOMINIUM PURPOSES"
EASTERLY CORNER OF THE INTERSECTION OF FULTON AND SAN JOAQUIN STREETS
All tentative maps are subject to the applicable provisions of the State Subdivision Map Act,
Fresno Municipal Code (FMC), City policies, and City of Fresno Standard Specifications. The
following specific conditions are applicable to this vesting tentative map:
NOTICE TO PROJECT APPLICANT
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. Each local agency shall provide to the
project applicant a notice in writing at the time of the approval of the project or at the time of the
imposition of the fees, dedications, reservations, or other exactions, a statement of the amount
of the fees or a description of the dedications, reservations, or other exactions, and notification
that the 90-day approval period in which the applicant may protest has begun (please see
section related to Development Fees and Charges included herein below for further
information).
GENERAL CONDITIONS
1. Upon conditional approval of Vesting Tentative Tract Map No. 5993, the subdivider may
prepare a Final Map in accordance with the approved tentative map, and Conditional
Use Permit Application No. C-11-023.
2. The developer/owner shall pay the appropriate park facilities fee and/or dedicate lands
for parks and recreation purposes pursuant to Ordinance Nos. 2005-112 and 2005-113
adopted by the Fresno City Council on September 27, 2005.
3. Submit grading plans and a soils report to the City of Fresno Development and
Resource Management Department for verification prior to Final Map approval
(Reference: Sections 12-1022 and 12-1023 of the Fresno Municipal Code). Grading
plans shall indicate the location of any required walls and indicate the proposed width of
required landscape easements or strips. Approval of the grading plan is required prior to
Final Map approval.
4. At the time of Final Map submittal, the subdivider shall submit engineered construction
plans to the City of Fresno Public Works, Public Utilities, and Development and
Resource Management Departments for grading, public sanitary sewer system, public
water system, street lighting system, public streets, and storm drainage, including other
technical reports and engineered plans as necessary to construct the required public
improvements and work and applicable processing fees.
Vesting Tentative Tract Map No. T-5993
October 05, 2011
Page 2of11
5. Engineered construction plans shall be approved by the City prior to the approval of the
Final Map. If, at the time of Final Map approval, such plans have not been approved, the
subdivider shall provide performance security in an amount established by the City to
guarantee the completion of plans.
6. Public utilities easements, as necessary, shall be shown on the Final Map and dedicated
to the City of Fresno. Public utility easements beyond the limits of the Final Map, but
required as a condition of development, shall be acquired at the subdivider's cost and
shall be dedicated by separate instrument at the time of Final Map approval. The
relocation of existing utilities necessitated by the required public improvements shall be
paid for by the subdivider. The subdivider is responsible to contact the appropriate utility
company for information.
7. Comply with the conditions, policies and standards set forth in the City of Fresno,
Municipal Code, Article 10, Chapter 12, "Subdivision of Real Property;" Resolution No.
68-187, "City Policy with Respect to Subdivisions;" and City of Fresno Standard
Specifications, 2002 Edition, and any amendments thereto.
8. The subdivider shall pay applicable fees for, but not limited to, plan checks for street
improvements and other grading and construction; street trees, street signs, water and
sewer service, and inspections in accordance with the City of Fresno Master Fee
Schedule (City Resolution No. 79-606 and No. 80-420) and any amendments,
modifications, or additions thereto; and in accordance with the requirements of State law
as related to vesting tentative maps.
9. The subdivider shall furnish to the City acceptable security to guarantee the construction
of the off-site street improvements in accordance with all applicable provisions of the
Fresno Municipal Code (FMC) and the State Subdivision Map Act. The subdivider shall
complete all the public improvements prior to the approval of the Final Map by the City.
If, at the time of Final Map approval, any public improvements have not been completed
and accepted in accordance with the standards of the City, the subdivider may elect to
enter into an agreement with the City to thereafter guarantee the completion of the
improvements.
10. As a condition of Final Map approval, the subdivider shall furnish to the City a
subdivision guarantee listing all parties having any right, title or interest and the nature of
their interest per State law.
GENERAL INFORMATION
11. Contact the United States Postal Service for the location and type of mailboxes to be
installed in this subdivision.
a) It is recommended that at least 6 months prior to the first occupancy, the Developer
shall contact the local United States Postal Service representative to complete a
Mode of Delivery Agreement for New Construction. The Mode of Delivery
Agreement must have a District approval signature to be valid. In addition to
completing the Agreement, the Developer shall provide a final map (with address
details) to the local USPS representative. The Developer shall, at their own
expense, procure, construct and install all mail receptacle facilities for each location
as specified and approved by the USPS.
Vesting Tentative Tract Map No. T-5993
October 05, 2011
Page 3of11
i) Attached for the subdivider/developer's use is a copy of the Mode of Delivery
Agreement— New Construction Form.
12. The developer/owner shall obtain any and all permits required for the removal or
demolition of any existing building or structure located within the subdivision boundaries.
The developer/owner shall also obtain any and all permits required for the proper
abandonment/closure of any existing water well, septic tank/leach field or cesspool, and
irrigation pipeline on the subject property. All such permits shall be obtained prior to
commencement of tract grading work, in accordance with Chapter 13 of the Fresno
Municipal Code.
13. If archaeological and/or animal fossil material is encountered during project surveying,
grading, excavating, or construction, work shall stop immediately.
14. If there are suspected human remains, the Fresno County Coroner shall be immediately
contacted (business hours: (559) 268-0109; after hours the contact phone number is
(559) 488-3111 for the Fresno County Sheriff's Department). If remains or other
archaeological material is possibly Native American in origin, the Native American
Heritage Commission (phone number (916) 653-4082) shall be immediately contacted,
and the California Archaeological Inventory/Southern San Joaquin Valley Information
Center (phone number (805) 644-2289) shall be contacted to obtain a referral list of
recognized archaeologists.
15. If animal fossils are uncovered, the Museum of Paleontology at the University of
California, Berkeley shall be contacted to obtain a referral list of recognized
paleontologists. An assessment shall be conducted by a paleontologist; if the
paleontologist determines the material to be significant, a recommendation shall be
made to the City as to any further site investigation or preservation measures.
16. Apportionment of Special Assessment: If, as part of this subdivision, a division will be
made of any lot or parcel of land upon which there is an unpaid special assessment
levied under any State or local law, including a division into condominium interest as
defined in Section 783 of the Civil Code, the developer/owner shall file a written
application with the City of Fresno Director of Public Works, requesting apportionment of
the unpaid portion of the assessment or pay off such assessment in full.
If the subdivider elects to apportion the assessment, the application shall contain the
following information:
a) A full description of each assessed lot, parcel or interest to be divided and of how
such lot, parcel or interest will be divided;
b) A request that the Engineer apportion the amount remaining unpaid on the
assessment in accordance with applicable law; and
c) Written consent of the owner(s) of each such lot, parcel, or interest to the requested
apportionment.
d) The application shall be filed prior to the approval of the Final Map(s) by the City and
shall be accompanied by a fee in an amount specified in the Master Fee Resolution
for each separate lot, parcel, or interest into which the original assessed lot, parcel or
interest is to be divided. The fee shall be in an amount sufficient to pay all costs of
Vesting Tentative Tract Map No. T-5993
October 05, 2011
Page 4 of 11
the City and the Engineer of Work responsible for determining the initial assessment
in making the requested apportionment.
MITIGATION MONITORING REQUIREMENTS
17. Development of the subject property shall be subject to implementation of all applicable
mitigation measures, fees, and timelines included within the Initial Study and Finding of
Conformity, to the Master Environmental Impact Report (MEIR) No. 10130 prepared for
the 2025 Fresno General Plan (SCH#2001071097) and the Mitigated Negative
Declaration prepared for Plan Amendment No. A-09-02 (SCH#2009051016) (Air Quality
MND), which was prepared for the proposed project and dated August 19, 2011.
a) The Finding of Conformity prepared for the proposed project is tiered off of the 2025
Fresno General Plan Master Environmental Impact Report (MEIR) No. 10130 and Air
Quality MND. Development of the subject property shall be subject to
implementation of all applicable mitigation measures included within the MEIR and
Air Quality MND for subsequent projects; included herein by reference.
ZONING & PROPERTY DEVELOPMENT STANDARDS
18. The subject property is zoned under the C-4 (Central Trading) zone district classification.
Any development on the subject property or individual lots resulting from a subdivision
thereof shall comply with the property development standards of the respective C-4 zone
district except as may be modified herein pursuant to Conditional Use Permit Application
No. C-11-023.
a) The mix of uses authorized by Conditional Use Permit Application No. C-11-023 shall
be retained unless otherwise reviewed and approved by the City of Fresno
Development and Resource Management Department through a formal revised or
amended entitlement application.
19. The proposed map/subdivision boundary is based upon the deed transaction recorded
on May 16, 2011, Document No. 2011-0065619 and the resulting parcels described in
Lot Book Guarantee Order No. 1004-3719694, dated June 30, 2011, issued by First
American Title Company. The parcel line adjustments approved for Lot Line Adjustment
2011-04 have been determined to be perfected and conform to the provisions of Section
§§66412(d) of the State Subdivision Map Act and Section 12-1204(c) of the Fresno
Municipal Code. The resulting parcels of said Lot Line Adjustment shall each be
considered the lots of record for purposes of a Final Map.
20. Pursuant to Article 9 of Chapter 12, Condominium Conversions, of the Fresno Municipal
Code, a Condominium Conversion Project is defined as, an occupied multiple dwelling
development in which existing dwellings are converted to a condominium project, a
community apartment project, a stock cooperative, or a planned development.
a) In the instance that existing multiple dwelling residential apartment units developed
on the subject property are occupied, the owner/subdivider shall file an application
for a tentative tract map for a condominium conversion project to the City of Fresno
for review and approval unless appropriate noticing has been provided to prospective
tenants in compliance with the rules and regulations of the State Subdivision Map
Act.
Vesting Tentative Tract Map No. T-5993
October 05, 2011
Page 5 of 11
i) The information specified within Section 12-904 of the Fresno Municipal Code, in
addition to the requirements of Article 10 of Chapter 12 of the Fresno Municipal
Code, shall be required as a prerequisite to filing an application for a tentative
tract map for a condominium conversion project.
• NOTE: The State Subdivision Map Act provides general and specific
regulations and procedures that local governments and the applicant must
follow in the review of condominium conversion projects. The applicant
should become familiar with Sections 66427.1, 66452.8 and 66452.9 of the
State Subdivision Map Act, as these sections contain very important
requirements relating to the required notices to be given to the tenants by the
applicant.
21. Whenever a subdivision, includes area under common ownership (such as is the case
within a common interest development for condominium purposes), the use,
maintenance, and operation thereof shall be administered by an owner's association
regulated by covenants, conditions, and restrictions (CC&R's) pursuant to Section 12-
1026 of the Fresno Municipal Code.
a) Submit draft copies of Declarations of Covenants, Conditions and
Restrictions/Owners Association documents (DCC&R's) for review and approval
prior to recordation of a Final Map. Final, executed and notarized documents shall
be recorded with the final map; or alternatively, the subdivider may enter into a
covenant with the City of Fresno to defer the preparation of DCC&R's and
formulation of the required Homeowners' Association (HOA) in accordance with the
following term:
i) A minimum of ninety days before submittal of documents to the Department of
Real Estate to obtain the public report for the project or the recordation of a
Condo Plan as defined in Section 1351(e) of the California Civil Code, whichever
is earlier, the subdivider shall submit to the City for review the Condo Plan,
DCC&R and HOA instruments that are compliant with the special permit
(Conditional Use Permit Application No. C-11-023) and the tentative map and
associated conditions of approval.
b) CC&R's are intended to satisfy and secure the enforceability of properties'
obligations for retention and maintenance of access, utilities, facilities, and
improvements; and, shall, at a minimum, address the following:
i) Cross Access for ingress/egress and emergency access to buildings
ii) Cross Drainage (if applicable)
iii) Shared Parking
iv) Shared solid waste facilities
v) Maintenance of sewer, water and all other utilities
vi) Maintenance of private sidewalks, curbs, gutters, and improvements
vii) Maintenance of all landscaping and irrigation systems within the limits of this map
viii)Maintenance and retention of fire suppression systems and underground water
supplies
c) The subdivider shall establish a Home Owners' Association to perform the above
listed maintenance responsibilities pursuant to a formal agreement with the City.
The agreement with the City described herein, shall among other things, include
assignment of responsibility to the homeowner's association for provisions as stated
Vesting Tentative Tract Map No. T-5993
October 05, 2011
Page 6 of 11
in the Development and Resource Management Department Guidelines for
preparation of CC&Rs dated September 01, 1994 and shall specify level of effort and
frequency, insurance requirements, traffic control, and inspection and be subject to
approval by the Director of Public Works and the City Attorney's Office.
• NOTE: The owner/developer may include such other items as are deemed
appropriate and necessary for the sustainability of the subdivision and its
amenities within the responsibilities of the association.
• NOTE: Any amendment by the association to the above provisions or any
other provision specifying any right of the City shall require the prior written
consent of the City.
Lot Area and Dimensions
22. The single "common" lot proposed by Vesting Tentative Tract Map No. 5993 is
consistent with the existing C-4 (Central Trading) zone district.
a) Proposed lots shall be configured and dimensioned in accordance with Vesting
Tentative Tract Map No. 5993.
Building Setbacks
23. Building setbacks shall be provided in accordance with the Conditions of Approval and
the approved site plan (Exhibit[s] "A") for Conditional Use Permit Application No.
C-11-023.
Fences, Hedges &Walls
24. Fences Hedges and Walls shall be provided in accordance with the Conditions of
Approval and the approved site plan (Exhibit[s] "A") for Conditional Use Permit
Application No. C-11-023.
LANDSCAPING AND OPEN SPACE
25. On-site landscaping and open space shall be provided and maintained in accordance
with the Conditions of Approval and Exhibit(s) "A" & "L" for Conditional Use Permit
Application No. C-11-023.
STREETS AND RIGHTS-OF-WAY
32. The subdivider shall furnish to the City acceptable security to guarantee the construction
of the off-site street improvements in accordance with all applicable provisions of the
FMC and the State Subdivision Map Act.
33. Comply with all of the requirements included within the attached Public Works
Department, Traffic and Engineering Services Division memorandum dated August 16,
2011; with the following exceptions:
a) A minimum 18 to 20-foot garage setback is not required for garages fronting onto
San Joaquin Street. A redesign of the site plan for Conditional Use Permit
Application No. C-11-023 is not required
Vesting Tentative Tract Map No. T-5993
October 05, 2011
Page 7 of 11
34. The subdivider is required to provide street trees on all public street frontages per
Fresno Municipal Code and is responsible for the dedication of planting and buffer
landscape easements as determined by the Development and Resource Management
Department. Street trees shall be planted by the developer at the minimum rate of one
tree for each 24 feet of street frontage. The subdivider is required to provide irrigation
for all street trees. The irrigation system shall comply with FMC Section 12-306-N-23,
Water Efficient Landscape Standards and AB 1881 Model Water Efficient Landscape
Ordinance.
a) Comply with all of the Street Tree and Maintenance requirements included within the
Department of Public Works, Streets Division memorandum from the Parks
Supervisor dated July 24, 2011; except as may be modified herein below:
i) Based upon the proposed building setbacks of proposed structures to public
rights-of-way, street trees may not be required to be planted within a 10-foot
Public Planting and Utility Easement subject to approval by the Public Works
Department. The number and locations of street trees for the proposed project
shall be approved by the Department of Public Works, Parks Supervisor prior to
issuance of a street tree planting permit or prior to approval of landscape plans,
which are required to be submitted to serve as a street tree planting permit for
on-site trees, which may alternatively be planted outside of street rights-of-way
and within ten feet of the back of the sidewalk.
SANITARY SEWER SERVICE
The nearest sanitary sewer main to serve the proposed project is an 8-inch main located in
the FultonNan Ness alley. The following sewer conditions shall be required prior to providing
City sewer service to the project:
35. Comply with all of the requirements included within the attached Department of Public
Utilities, Planning and Engineering Division (Sanitary Sewer) memorandum dated July
28, 2011.
WATER SERVICE
The nearest water main to serve the proposed project is an 10-inch main located in the
FultonNan Ness alley. The following water improvements shall be required prior to providing
City water service to the project:
36. Comply with all of the requirements included within the attached Department of Public
Utilities, Water Division memorandum dated August 16, 2011.
SOLID WASTE SERVICE
This tract will be serviced as Multi-Family Residential bin service, subject to the following
conditions:
37. Comply with all of the requirements included within the attached Department of Public
Utilities, Solid Waste Division memorandum dated August 16, 2011.
FIRE SERVICE
Fire service is available to the proposed tract subject to the following requirements:
Vesting Tentative Tract Map No. T-5993
October 05, 2011
Page 8 of 11
38. Comply with all of the requirements included within the attached Fresno Fire Department
memorandum dated July 21, 2011.
• NOTE: A covenant is required for access from the adjacent parking lot
located on the parcel directly to the south of the subject property (APN[s]:
466-104-06).
FLOOD CONTROL AND DRAINAGE
39. The subdivider shall be required to comply with the specific requirements imposed by
the Fresno Metropolitan Flood Control District (FMFCD) for the subdivision or any
amendments or modifications to those requirements which may be granted by the
FMFCD Board of Directors, pursuant to Section 13-1307 of the Fresno Municipal Code.
These requirements are identified in the District's letters to the Planning and
Development Department dated August 16, 2011.
COUNTY OF FRESNO DEPARTMENT OF PUBLIC HEALTH
40. Comply with all of the requirements included within the attached County of Fresno
Department of Public Health memorandum dated August 02, 2011.
SAN JOAQUIN VALLEY AIR POLLUTION CONTROL DISTRICT
41. Comply with all of the requirements included within the attached San Joaquin Valley Air
Pollution Control District (SJVAPCD) memorandum dated August 22, 2011.
a) The subdivider/developer shall comply with all regulations and rules applicable to the
development of the subject property in accordance with SJVAPCD requirements.
• NOTE: These rules and regulations may include, but not be limited to,
compliance with Regulation VIII for the control of particulate matter and
fugitive dust during construction of this project and Rule 8060 for the control
of fugitive dust from paved and unpaved roads.
REDEVELOPMENT AGENCY OF THE CITY OF FRESNO
42. Comply with all requirements included within the attached City of Fresno Redevelopment
Agency memorandum dated July 25, 2011.
FRESNO UNIFIED SCHOOL DISTRICT
43. Attached for the subdivider's records and/or consideration is the memorandum from
Fresno Unified School District dated July 20, 2011.
RIGHT-OF-WAY ACQUISITION
44. The developer will be responsible for the acquisition of any necessary right-of-way to
construct any of the required improvements.
45. Rights-of-way acquisition shall include any rights-of-way necessary for proper drainage,
signing, pole relocation, and shoulder grading. In general, this will require right-of-way to
be provided approximately 10 feet outside the travel lane. The exact requirement must
Vesting Tentative Tract Map No. T-5993
October 05, 2011
Page 9 of 11
be determined at the project design stage based on the existing conditions and detailed
design information.
46. In the event an acquisition of any easement or right-of-way is necessitated by the
subject development, said acquisition will be accomplished prior to Final Map approval.
The developer/owner should contact the Real Estate Section of the Public Works
Department to receive procedural guidance in such acquisitions.
47. Should such acquisition not be accomplished by the subdivider prior to Final Map
approval, the subdivider must request and grant to the City the full authority to attempt
acquisition either through negotiation or through its power of eminent domain. The
subdivider shall furnish to the City Public Works Department, Engineering Division/ Real
Estate Section, an appraisal report or a request for an estimated appraisal amount (to be
determined by the City of Fresno Real Estate Section) prior to preparation of a
Subdivision Agreement.
48. The subdivider shall submit adequate security in the form of a cash deposit to guarantee
payment of all costs associated with the acquisition, including staff time, attorney's fees,
appraisal fees, court costs, and all related expenditures and costs necessary to effect
the acquisition of such easements or rights-of-way.
MAINTENANCE OBLIGATIONS
49. Comply with all the requirements included within the attached Public Works Department,
Traffic and Engineering Services Division memorandum dated August 16, 2011 subject
to the requirements included herein above related to the formulation of a Homeowners'
Association.
DEVELOPMENT FEES AND CHARGES
This project is subject to the following fees and charges:
FLOOD CONTROL CHARGES FEE RATE
a. FMFCD Drainage Fee $9,419.00
SEWER CONNECTION CHARGES FEE RATE
b. Lateral Sewer Charge [1] $0.10/sq. ft. (to 100' depth)
c. Oversize Charge [1] $0.05/sq. ft. (to 100' depth)
d. Trunk Sewer Charge N/A
Service Area:
e. Wastewater Facilities Charge S.T.E.P. **
f. House Branch Sewer Charge [2] N/A
Vesting Tentative Tract Map No. T-5993
October 05, 2011
Page 10 of 11
WATER CONNECTION CHARGES FEE RATE
g. Service Connection Charge Fee based on service(s) and
meter(s) sizes specified by owner;
fee for service(s) and Meter(s)
established by the Master Fee
Schedule.
h. Frontage Charge [1] $6.50/lineal foot
i. Transmission Grid Main Charge [1] $804/net acre
(parcels under 5 gross acres)
j. Transmission Grid Main
Bond Debt Service Charge [1] $304/net acre
(parcels under 5 gross acres)
k. UGM Water Supply Fee [2] N/A
Service Area:
I. Well Head Treatment Fee [2] N/A
Service Area:
m. Recharge Fee [2] N/A
Service Area:
n. 1994 Bond Debt Service [1] N/A
Service Area:
CITYWIDE DEVELOPMENT IMPACT FEES FEE RATE
o. Fire Facilities Impact Fee— Citywide [4]
Residential, Multi Family $439.00/living unit
Commercial $236.00/1000 sq. ft. t
p. Park Facility Impact Fee— Citywide [4] $2764.00/living unit
q. Quimby Parkland Dedication Fee [2] N/A
r. Citywide Regional Street Fee [3] $13,846.00/adj. acre
s. New Growth Area Major Street Fee [3] N/A
t. Police Facilities Impact Fee — Citywide [4]
Residential, Multi Family $508.00/living unit
Commercial $665.00/1000 sq. ft. t
u. Traffic Signal Charge [1]
Residential, Multi Family $316.65/living unit
Commercial $47.12/ADT t
Vesting Tentative Tract Map No. T-5993
October 05, 2011
Page 11 of 11
Notes:
The proposed development shall pay drainage fees pursuant to the Drainage Fee Ordinance prior to
approval of the final map at the rates in effect at the time of such approval. The fee indicated above is
based on the tentative map. Please see the attached memorandum from the Fresno Metropolitan Flood
Control District (FMFCD) for further information regarding considerations which may affect the fee
obligation(s)or the timing or form of fee payment.
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 requirement to pay this fee is currently suspended by
Fresno County. However, payment of this fee may be required if the fee has been reinstated at the time
of issuance of building permits on the subject property.)
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.
** 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.
CITY OF FRESNO
DEVELOPMENT AND RESOURCE MANAGEMENT DEPARTMENT
CONDITIONS OF APPROVAL
OCTOBER 05, 2011
CONDITIONAL USE PERMIT APPLICATION NO. C-11-023
EASTERLY CORNER OF THE INTERSECTION OF FULTON AND SAN JOAQUIN STREETS
PART A- PROJECT INFORMATION
1. Assessor's
Parcel No(s): 466-144-07
2. Street Location: Located on the easterly corner of the intersection of Fulton and San
Joaquin Streets.
(Council District 3, Councilmember Baines)
3. Existing &
Proposed Zoning "C-4" (Central Trading District)
4. Existing &
Proposed
Planned Land Use: Central Area Commercial Mixed Use Level 2
5. Plan Areas: Central Area Community Plan, Fulton/Lowell Specific Plan, Fulton
Redevelopment Plan
6. Project Description: Requests authorization to construct a three-story mixed use project
consisting of approximately 2,939 square feet of ground floor
commercial retail space and 29 residential live/work and townhouse
units. The proposed project also includes the proposed vacation of
portions of adjacent public street rights-of-way. Associated Vesting
Tentative Tract Map No. 5993 has also been filed for condominium
purposes.
PART B - GENERAL CONDITIONS AND REQUIREMENTS
The City of Fresno Planning Commission, on October 05, 2011, approved the special permit
application subject to the enclosed list of conditions and Exhibit(s) "A", "E", "F" & "L", inclusive of
Conditional Use Permit Application No. C-11-023.
IMPORTANT: PLEASE READ CAREFULLY
Please note that this project may be subject to a variety of discretionary conditions of approval. These
include conditions based on adopted City plans and policies,those determined through site plan review
and environmental assessment essential to mitigate adverse effects on the environment including the
Conditions of Approval
Conditional Use Permit Application No. C-11-023
October 05, 2011
Page 2 of 17
health, safety, and welfare of the community, and recommended conditions for development that are
not essential to health, safety, and welfare, but would on the whole enhance the project and its
relationship to the neighborhood and environment.
Discretionary conditions of approval may be appealed. All code requirements,however,are mandatory
and may only be modified by variance, provided the findings pursuant to Fresno Municipal Code(FMC)
Section 12-405.A can be made.
All discretionary conditions of approval will ultimately be deemed mandatory unless appealed
either verbally or in writing to the City of Fresno Planning Commission at the scheduled public
hearing regarding Conditional Use Permit Application No.C-11-023 and Vesting Tentative Tract
Map No.T-5993.
Approval of this special permit shall be considered null and void in the event of failure by the applicant
and/or the authorized representative, architect, engineer,or designer to disclose and delineate all facts
and information relating to the subject property and the proposed development including, but not limited
to, the following:
1. All existing and proposed improvements including but not limited to buildings and structures,signs
and their uses, trees, walls, driveways, outdoor storage, and open land use areas on the subject
property and all of the preceding which are located on adjoining property and may encroach on the
subject property;
2. All public and private easements, rights-of-way and any actual or potential prescriptive easements
or uses of the subject property; and,
3. Existing and proposed grade differentials between the subject property and adjoining property
zoned or planned for residential use.
Approval of this special permit may become null and void in the event that development is not
completed in accordance with all the conditions and requirements imposed on this special permit, the
Zoning Ordinance, and all Public Works Standards and Specifications. The Development and
Resource Management Department shall not assume responsibility for any deletions or omissions
resulting from the special permit review process or for additions or alterations to construction plan not
specifically submitted and reviewed and approved pursuant to this special permit or subsequent
amendments or revisions. (Include this note on the site plan.)
No uses of land, buildings, or structures other than those specifically approved pursuant to this site
plan shall be permitted. (Include this note on the site plan.)
Transfer all red line notes, etc., shown on the original site plan exhibit(s) to the final site plan(s).
CORRECTIONS SHALL INCLUDE ALL THOSE LISTED IN THIS DOCUMENT AND THOSE LISTED
IN THE CORRECTION LIST PROVIDED BY THE PLAN CHECK PROCESS.
The exercise of rights granted by this special permit must be commenced by October 05, 2015 (four
years from the date of Director approval). The time limits for any special permit conditionally granted in
conjunction with an approved tentative tract map shall be automatically extended upon the extension of
Conditions of Approval
Conditional Use Permit Application No. C-11-023
October 05, 2011
Page 3 of 17
such tentative tract map pursuant to Section 12-1005.1 of the FMC.
To complete the back-check process for building permit relative to planning and zoning issues,
submit copies of this corrected, final site plan, together with copies of the elevations,
landscape, and irrigation plans, and any required covenants and/or studies or analyses to the
Development Services (Planning) Division for final review and approval, a minimum often days
before applying for building permits.
Copies of this final approved site plan, elevations, landscape, and irrigation plans stamped by the
Development Services (Planning)Division must be substituted for unstamped copies of the same in
each of the sets of construction plans submitted for plan checkrp for to issuance of building permits.
The final approved site plan must also include all corrections identified in the plan check process.
Be advised that on-site inspections will not be authorized unless the final stamped approved site plan,
elevations, landscape, and irrigation plans are included in the plan check file copy.
Please contact Will Tackett at (559) 621-8063 or via e-mail at Will.Tackett((uDfresno.gov to
schedule an appointment for final sign-off for building permits following your receipt and
substitution of the four copies of the stamped, corrected, approved exhibits in the plan check
sets.
NOTICE TO PROJECT APPLICANT
In accordance with the provisions of Government Code Section 66020(d)(1), the imposition of fees,
dedication, 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, reservation or exactions imposed on the development project.
This notice does not apply to those fees,dedications, reservations or exactions which were previously
imposed and duly noticed; or, where no notice was previously required under the provisions of
Government Code Section 66020(d)(1) in effect before January 1, 1997.
PART C - PUBLIC IMPROVEMENT REQUIREMENTS
The following requirements are based on city records and the accuracy of the existing and proposed
on-site and off-site conditions depicted on the exhibits submitted. Requirements not addressed due to
omission or misrepresentation of information, for which this review process is dependent, will be
imposed whenever such conditions are disclosed.
Questions relating to dedications,street improvements or off-street parking geometrics may be directed
to Louise Gilio at (559) 621-8678 / Louise.GiIio(cfresno.gov of the City of Fresno Public Works
Department, Traffic and Engineering Services Division.
1. STREET ENCROACHMENT PERMITS, DEDICATIONS AND VACATIONS
a) Exhibit(s) "A" is required to include 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
Conditions of Approval
Conditional Use Permit Application No. C-11-023
October 05, 2011
Page 4 of 17
wells, etc., within the existing and proposed public rights-of-way.
b) ENCROACHMENT PERMITS. The construction of any overhead, surface or sub-surface
private structures and appurtenances extending within the public rights-of-way is prohibited
unless an encroachment permit is approved by the City of Fresno Public Works Department,
Engineering Division, Special Districts/Projects and Right of Way Section, (559) 621-8693.
Encroachment permits must be approved prior to issuance of building permits.
c) DEDICATIONS. The following dedication requirements must be satisfied prior to the issuance
of building permits:
i) Dedications shall take place in accordance with any applicable conditions included within
the attached Public Works Department, Traffic and Engineering Services Division
memorandum dated August 16, 2011.
d) VACATIONS. The following vacation requirements must be satisfied Prior to issuance of
building permits:
i) Exhibit"A" of Conditional Use Permit Application No. C-11-023 includes a note that public
street rights-of-way are to be vacated by recordation of the Final Map for Vesting Tentative
Tract Map No. 5993. In the circumstance that development of the subject property should
be proposed to begin prior to recordation of a Final Map, then vacations shall take place in
accordance with the attached Public Works Department,Traffic and Engineering Services
Division memorandum dated August 16, 2011; referenced herein below.
ii) A feasibility study for all proposed vacations of existing public rights-of-way is required to be
completed prior to either recordation of the Final Map or issuance of building permits.
Contact Alan James, Supervising Engineering Technician at (559) 621-8693 for further
information.
2. STREET IMPROVEMENTS
a) All public improvements shall be constructed in accordance with the Standard Specifications
and Standard Drawings of the City of Fresno, Public Works Department or street construction
plans required and approved by the City Engineer. The performance of any work within the
public street rights-of-way(including pedestrian,water and sewer utility easements)requires a
Street Work Permit issued by the Public Works Department, Engineering Services Division at
(559)621-8693, prior to commencement of the work. Contact the Public Works Department,
Engineering Services Section at (559) 621-8686 for detailed information. All required street
improvements must be completed and accepted by the City prior to occupancy.
b) Existing off-site concrete improvements to remain in place shall be repaired if damaged and/or
off grade as determined by the Public Works Department, Construction Management Division
(559) 621-5500. Such repairs must be completed prig to final occupancy.
c) Where required design and construct curb,gutter,AC paving,and residential sidewalk patterns
to Public Works standards, specifications, and policies. Plans shall be prepared by a
Conditions of Approval
Conditional Use Permit Application No. C-11-023
October 05, 2011
Page 5 of 17
registered Civil Engineer.
d) Streetlights are required on all frontages to City Standards and/or as determined by the City
Engineer. Street lighting plans are required and must be approved by the Public Works
Department/Engineering Services prior to commencement of the work.
e) Underground all existing off-site overhead utilities within the limits of this site as per FMC
Section 12-1011, Section 8-801 and Resolution No. 78-522/88-229.
f) Submit four copies of a Geometric Approval Drawing (GAD)to Traffic Engineering for review
and approval, per the attached checklist, prior to submittal of street plans.
g) Submit the following as a single package to the Public Works Department Engineering Division,
Plan Check and GIS Mapping Section, (559) 621-8682, for review and approval, rior to
issuance of building and street work permits: Street Improvement Plans, Signing and Striping
Plans, Street Lighting Plans and Landscape and Irrigation Plans.
3. SURVEY MONUMENTS AND PARCEL CONFIGURATION
a) All survey monuments within the area of construction shall be preserved and if disturbed, shall
be reset by a person licensed to practice Land Surveying in the State of California. (Include
this note on the site plan.)
PART D - PLANNING/ZONING REQUIREMENTS
1. PLANNING
a) Development is subject to the following plans and policies:
i) "C-4", Low Density Multiple Family Residential District(§12-220 of the FMC)
ii) 2025 Fresno General Plan
iii) Central Area Community Plan
iv) Fulton/Lowell Specific Plan
v) Fulton Redevelopment Plan
2. MITIGATION MONITORING REQUIREMENTS
Development of the subject property shall be subject to implementation of all applicable mitigation
measures, fees, and timelines included within the Initial Study and Finding of Conformity, to the
Master Environmental Impact Report(HEIR)No. 10130 prepared for the 2025 Fresno General Plan
(SCH#2001071097) and the Mitigated Negative Declaration prepared for Plan Amendment No.
A-09-02 (SCH#2009051016)(Air Quality MND),which was prepared for the proposed project and
dated August 19, 2011.
a) The Finding of Conformity prepared for the proposed project is tiered off of the 2025 Fresno
General Plan Master Environmental Impact Report (MEIR) No. 10130 and Air Quality MND.
Development of the subject property shall be subject to implementation of all applicable
Conditions of Approval
Conditional Use Permit Application No. C-11-023
October 05, 2011
Page 6 of 17
mitigation measures included within the MEIR and Air Quality MND for subsequent projects;
included herein by reference.
3. ZONING
a) A subsequent entitlement will be required in order to revise the current development proposal
or authorize an alternative development scheme for the subject property. Further
environmental review may also be required for any future revisions dependent upon the level of
intensification that may be proposed.
b) The subject property is zoned under the C-4(Central Trading)zone district classification. Any
development on the subject property or individual lots resulting from a subdivision thereof shall
comply with the property development standards of the respective C-4 zone district except as
may be modified herein pursuant to Conditional Use Permit Application No. C-11-023.
i) The mix of uses authorized by Conditional Use Permit Application No. C-11-023 shall be
retained unless otherwise reviewed and approved by the City of Fresno Development and
Resource Management Department through a formal revised or amended entitlement
application.
4. BUILDING HEIGHT
a) No building or structure erected on the subject property shall have a height greater than 60 feet.
• NOTE: Future buildings or structures which maybe proposed at a height, which is in
excess of the maximum height development standard as provided herein above shall
obtain a conditional use permit pursuant to the provisions of the Mid-Rise and High Rise
Ordinance (FMC Section 12-321).
i) Roof structures for the housing of moot elevators, stairways, tanks, ventilating fans or
similar equipment required to operate and maintain the building, and fire or parapet walls,
skylights, towers,church steeples,flagpoles, chimneys,smokestacks, silos,watertanks or
wireless masts or similar structures may be erected above the height limit prescribed when
approved by the Director(or Planning Commission)upon finding that the structure may be
safely erected and maintained at such height without damaging the surrounding properties
taking into consideration the surrounding conditions and circumstances. No roof structures,
or any space above the height limit shall be allowed for the purpose of providing additional
living or floor space.
b) New buildings or structures shall be a minimum of two stories or 24 feet in height,whichever is
the greater height.
c) No accessory building erected on the subject property shall have a height greater than one
story, not to exceed 12 feet in height. All accessory buildings on the subject property are
subject to the provisions of Section 12-306-N-1 (Accessory Buildings)of the FMC.
Conditions of Approval
Conditional Use Permit Application No. C-11-023
October 05, 2011
Page 7 of 17
5. BUILDING AND YARD SETBACKS AND SPACES BETWEEN BUILDINGS
a) Setbacks and spaces between buildings shall be provided in accordance with Exhibit(s)"A"of
Conditional Use Permit Application No. C-11-023; and, the following:
• NOTE: Any proposed deviation from the building setbacks established by Exhibit"A"of
Conditional Use Permit Application No. C-11-023 requires a revision to Conditional Use
Permit Application No. C-11-023.
b) Proposed structures are required to be found in compliance with the fire resistive standards of
the Uniformed Building Code. In the event structures do not comply they must be modified so
as to meet the requirement.
6. OPEN SPACES AND LANDSCAPING
The subdivider shall provide and maintain all landscaping (and irrigation systems)in accordance
with the following:
a) A landscape and irrigation plan, prepared by a landscape professional, shall be submitted to
the Development Services (Planning) Division and approved for all open space and
recreational areas within the development. These plans must be reviewed and approved prior
to obtaining building permits.
b) All yards (including private) and areas designated for open space purposes shall be
landscaped and maintained in accordance with Sections 12-306-N-24 of the FMC.
i) All yards and landscaped areas located adjacent to street frontage shall be provided
automatic irrigation systems.
ii) All yards (including private)and areas designated for open space purposes shall comply
with the water efficient landscape standards in accordance with Section 12-306-N-23 of the
FMC.
c) All required Walls or fences, which are accessible to the public, shall incorporate an adjacent
landscaped buffer area pursuant to the City of Fresno "Anti-Graffiti Landscaped Buffer
Development and Planting Standards."
d) Provide for the planting of trees on-site per FMC Section 12-306-N-24-g; except as may be
modified herein below:
i) Planting of on-site trees shall occur in accordance with the landscape plan which is
required to be submitted to the Development Services (Planning) Division for review and
approval prior to issuance of building permits.
ii) Disperse trees over the parking lot area to provide 50 percent shading of the parking area
surface within 15 years; or, provide substantiated data satisfactory to the Director
demonstrating that existing conditions (tall buildings, etc.)meet the intention of parking lot
Conditions of Approval
Conditional Use Permit Application No. C-11-023
October 05, 2011
Page 8 of 17
shading requirements.
iii) Trees shall be planted in proposed landscaped areas along the periphery of the
development in order to shade and enhance adjacent property and public rights-of-way.
e) No building permit shall be issued for any development for which a special permit has been
issued until the requirements for street trees as provided in Article 3 of Chapter 11 of the FMC
have been met and street tree inspection fees paid pursuant to the Master Fee Schedule.
• NOTE: Street trees shall be planted by the property owner and shall be inspected by
the City pursuant to the payment of street tree inspection fees.
i) Comply with the Street Tree and Maintenance requirements included within the attached
Department of Public Works, Streets Division memorandum from the Parks Supervisor
dated July 24, 2011.
• NOTE: The Department of Public Works may approve a request for waiver of street
tree requirements if the applicant agrees to plant the minimum number of streets trees
required based upon the linear feet of street frontage on private property within ten feet
of the back of the sidewalk. Based upon the proposed building setbacks of proposed
structures to public rights-of-way,street trees may not be required to be planted within a
10-foot Public Planting and Utility Easement(to be determined by the City Engineer).
• NOTE: The number and location of street trees for the proposed project shall be
approved by the Department of Public Works, Parks Supervisor prior to approval of
landscape plans and prior to issuance of a street tree planting permit. The approved
landscape plan, properly scaled and dimensioned,shall serve as a street tree planting
permit for on-site trees not in the public right of way. A copy of this plan shall be kept at
the job site at all times.
ii) Call (559) 621-5600 to notify the Public Works Department Construction Management
Division 72 hours prior to tree hole drilling/tree planting in the public right-of-way,in order to
verify tree locations, to obtain inspection of drilling operations, and to check backfilling
procedures and safety barriers.
iii) All planting, irrigation and related work within the city right-of-way shall comply with the City
of Fresno Public Works Department Standard Specifications, Section 25 and 26.
iv) All landscaping and related work to be performed within the city right-of-way shall be done
by a qualified contractor and requires a street encroachment permit from the Public Works
Department prior to commencement. Call(559)621-8685 for information on encroachment
permits and required insurance and bonding.
f) All trees shall be maintained in good health. Trees may not be trimmed or pruned to reduce the
natural height or overall crown of the tree, except as necessary for the health of the tree and
public safety; or as may otherwise be approved by the Development and Resource
Management Department. (Include this note on the site plan and landscape plan.)
Conditions of Approval
Conditional Use Permit Application No. C-11-023
October 05, 2011
Page 9of17
g) All vegetation shall be maintained Free of physical damage or injury from lack of water, excess
chemical fertilizer or other toxic chemical, blight, or disease, and any such vegetation which
shows signs of such damage or injury at any time shall be replaced by the same, similar, or
substitute vegetation of a size, form, and character, which will be comparable at full growth.
h) Landscaping shall be kept free from weeds and undesirable grasses.
i) Landscaping must be in place before issuance of the certificates of occupancy for proposed
structures.
i) A Hold on Occupancy shall be placed on the proposed development until such time that
landscaping has been approved and verified for proper installation by the Development and
Resource Management Department. (Include this note on the site and landscape
plans.)
• NOTE: The hold on occupancy may be released at the discretion of the Development
and Resource Management Department to subjectively accommodate inappropriate
planting conditions, which are outside of the control of the developer/subdivider (e.g.
weather conditions which may be prohibitive to planting in a timely and appropriate
mariner, etc.).
• NOTE: The use of utilities for temporary occupancy may be allowed by the Building
Official pursuant to FMC Section 13-100.110.1.2 et seq.
ii) Prior to granting of final occupancy, a written certification, signed by a landscape
professional approved by the Development and Resource Management Department
Director,shall be submitted stating that the required landscaping and irrigation system have
been installed in accordance with the landscaping and irrigation plans approved by the
Development and Resource Management Department. (Include this note on the site and
landscape plans.)
7. FENCES, HEDGES, AND WALLS
Fences, hedges and walls shall be provided in accordance with the following:
a) All proposed fences, hedges and walls,etc.shall be reviewed and approved priorto installation
by the City of Fresno, Development and Resource Management Department. (Include this
note on the site plan.)
i) Clearly depict any proposed/existing fences, hedges and walls on Exhibit(s) "A" of
Conditional Use Permit Application No. C-11-023. Note that all proposed/existing fences,
hedges and walls must comply with all policies, ordinances, regulations, etc. of the City of
Fresno, Development and Resource Management Department.
ii) Submit a rendering depicting the fence, hedge or wall height, material, location etc. for
review and approval.
Conditions of Approval
Conditional Use Permit Application No. C-11-023
October 05, 2011
Page 10 of 17
• NOTE: Only those fences, hedges and walls as shown on the site plan shall be
reviewed for approval.
b) All fences, hedges and walls shall conform to the provisions of Section 12-306-H of the FMC
except as may be modified herein below.
• NOTE: Without exception, all present and future fences, hedges, and walls shall not
exceed three feet in height within the corner cut-off area defined at Section
12-306-H-3-e of the FMC; and, shall conform to all aspects of the corner cut-off
provisions of Section 13-227 (Obstruction to Visibility at Intersection) and 13-228
(Intersection Visibility, Investigation and Enforcement. Lien.)of the FMC.
c) All fences,hedges and walls shall conform to the Fulton/Lowell Design Guidelines; specifically
as follows:
i) Fencing proposed along Fulton and San Joaquin Streets should be semi-transparent and
set back from the back of the sidewalk at least 18"to allow a planting area. Fencing style
should enhance the architectural style of the proposed structures.
• NOTE: Chain link fences are unacceptable. Only wrought iron,wood, or masonrywill
be considered acceptable fencing materials.
ii) Gates shall be attractive and in keeping with the fence style.
iii) Overheight fences are prohibited pursuant to the Fresno Municipal Code.
d) Temporary fences to secure projects under construction are allowed. Any temporary fence
shall be adequately secured and constructed to prevent overturning due to wind, vandalism,
and/or casual contact by the general public. The construction shall be performed in such a
manner as to minimize any potential safety hazard, which may occur as a result of improper
fence installation or damage to the fence.
8. OFF-STREET PARKING
Off-street parking on the subject property shall be provided and maintained in accordance with
Exhibit(s) "A" of Conditional Use Permit Application No. C-11-023; and, the following:
a) Comply with any redlines notes on Exhibit"A"of Conditional Use Permit Application No. C-11-
023 or other requirements specified within the Department of Public Works, Traffic and
Engineering Services Division memorandum dated August 16, 2011; except as follows:
b) A minimum 18 to 20-foot garage setback is not required for garages fronting onto San Joaquin
Street. A redesign of the site plan for Conditional Use Permit Application No. C-11-023 is not
required
i) No parking shall be allowed on driveways serving as access to garages which are proposed
Conditions of Approval
Conditional Use Permit Application No. C-11-023
October 05, 2011
Page 11 of 17
to front onto San Joaquin Street.
ii) The property owner shall provide a mechanism in a form approved by the City of Fresno
Development and Resource Management and Public Works Department for enforcement of
the "no parking" requirement respective to San Joaquin Street included herein above.
• NOTE: Acceptable measures may include, but not be limited to, the inclusion of
stipulations within rental agreements or within covenants, conditions, and restrictions
(CC&R's) prepared for the subject property acknowledging the applicable parking
restrictions and assuming responsibility for enforcement of said parking restrictions by
enforceable means(including towing of vehicles obstructing public rights-of-way,etc.).
Any such agreements shall be subject to review and approval by the City of Fresno and
may require that the City be made party to any such agreements prepared in
accordance with these requirements.
9. ACCESS
a) There shall be adequate vehicular access from a dedicated and improved street, service road
or alley, the design of which shall be approved by the Director of Public Works.
i) Vehicular access shall be provided from any frontage other than the primary frontage
(Fulton Street)where available.
b) There shall be pedestrian access from a dedicated and improved street, alley or recorded
private access to property used for residential purposes.
c) Vehicular and/or pedestrian access shall be maintained and remain clear at all times.
d) Provide vehicular and/or pedestrian access as noted on Exhibit(s)"A"of Conditional Use Permit
Application No. C-11-023.
10. OUTDOOR ADVERTISING AND MARKETING
a) Signs,other than directional signs, if applicable, are not approved for installation as part of this
special permit. Submit for a separate Master Sign Program or Sign Review Application.
Applications and requirements for submittal are available at the Planning Division's Public Front
Counter. (Include this note on the site plan).
11. BUILDING STANDARDS AND ELEVATIONS
Final building elevations for all structures proposed to be constructed on the subject property shall
be submitted to the Development and Resource Management Department, Development Services
Division for approval prior to issuance of building permits.
The design of the project should address the goal to create a pedestrian scale atmosphere with
quality architecture in order to create and achieve a vibrant, livable,walkable, economically viable
and sustainable community within the downtown in order to enhance the urban core and form.
Conditions of Approval
Conditional Use Permit Application No. C-11-023
October 05, 2011
Page 12 of 17
Buildings should generally be designed to strengthen street scene, integrating public and private
spaces such as to maximize pedestrian use, enjoyment and amenity associated with the proposed
structures and public streets. Building elevations shall comply with the following requirements:
a) Pursuant to Policy numbers C-204, C-21-a, C-21-b and C-21-c of the 2025 Fresno General
Plan, all proposed buildings shall include design features and decorative treatments. Visible
sides of buildings shall not be developed with featureless "blank" walls. Design measures
should be utilized to avoid large scale, massive, monolithic, and repetitive"institutional"visual
appearances. Submit elevations inclusive of modifications for review and approval.
i) Buildings shall have an attractive appearance on all sides, notjust on their front elevations.
Side and rear elevations which are visible from the public rights-of-way or which are
adjacent to common areas or paths of travel should incorporate aesthetic enhancements to
reinforce the quality and character of the development. No monolithic walls shall be
permitted. Design features such as the extension of roof treatments and mansards to the
sides and backs of buildings; provision of pedestrian overhangs,awnings and sunscreens;
and, use of texture, relief, and/or color can be utilized to add interest to otherwise blank
walls.
ii) At minimum, aesthetic enhancements in combination with Landscaped buffers shall be
provided and utilized for the rear elevation of proposed Building 1 which is located adjacent
to the primary entryway to the development; and, the exterior side elevations of proposed
Buildings 2, 3, 4, 9 & 10 which are visible from the public rights of way or which side onto
principal entryways(pedestrian or vehicular)into the development. These elevations shall
be treated to address such areas as "people spaces".
• NOTE: Aesthetic enhancements may include a variety of elements including
incorporation of architectural character defining features, details and materials,
landscaping, decorative fencing, etc. Contact the Development and Resource
Management for further information and/or recommendations. Development and
Resource Management Department approval shall be obtained for respective
elevations of the proposed structures specifically mentioned herein above prior to
issuance of building permits.
b) In accordance with the Fulton/Lowell Design Guidelines and recommendations from the Fresno
Police Department for crime prevention through design, appropriate lighting shall be provided
on-site to enhance the appearance of the neighborhood while simultaneously providing a sense
of security and safety in order to make it possible to use outdoor living spaces after nightfall.
i) Residential lighting fixtures should be scaled to be in keeping with the pedestrian nature of
the mixed used development.
ii) Lighting should be designed to make yard and common areas more livable and to allow
neighbors to gather and socialize in the evening hours.
iii) Lighting fixtures should complement the architectural style of the structures in terms of both
color and style. Fixtures attached to structures and complementing their style are preferred.
Conditions of Approval
Conditional Use Permit Application No. C-11-023
October 05, 2011
Page 13 of 17
iv) Eave-mounted spotlights should be limited to interior yards and used only to illuminate
after-dark activities. The light from these spotlights should be shielded or aimed to
eliminate glare escaping into neighbors' yards and windows.
c) Clearly identify all condensing units, air conditioning and heating units on the site plans and
elevations.
i) Mechanical equipment placed on the ground within side yard areas shall not obstruct or
impede access for emergency service personnel. Maintain minimum 3-foot wide clear
paths around equipment; or, provide approval from the City of Fresno Fire Department
respective to mechanical equipment locations.
ii) Roof mounted mechanical equipment shall be recessed and shall not be visible from the
public right-of-way.When placed on the ground outside of required yards,condensing units
and mechanical equipment shall be screened from view of the public right-of-way with
structures, fencing and/or landscaping as may be appropriate.
12. DEVELOPMENT IMPACT FEES
City of Fresno Development Impact Fee obligations applicable to this project will be computed
during the building construction plan check process. The specified fees will be payable at time of
issuance of building permit, at time of issuance of certificate of occupancy, or deferred with a fee
deferral covenant.
The time of payment for residential construction of all development impact fees has been deferred
to the time of issuance of the Certificate of Occupancy in accordance with the provisions of
Resolution No. 2008-348.
Deferment of the payment of Citywide development impact fees for Fire, Police, Parks,Streets,and
Traffic Signals is available for projects located within the Downtown Priority Areas in accordance
with the provisions of Resolution Nos. 2009-265 and 2010-19.
For information related to City of Fresno Development Impact Fees, contact Frank Saburit at(559)
621-8077
a) Water Connection Charges
i) Frontage Charge (based on property frontage to existing water main)
ii) Transmission Grid Main Charge (based on parcel acreage)
iii) Transmission Grid Main Bond Debt Service Charge (based on parcel acreage)
iv) Service Charges (based on service size required by applicant)
v) Meter Charges (based on service need)
Conditions of Approval
Conditional Use Permit Application No. C-11-023
October 05, 2011
Page 14 of 17
b) Sewer Connection Charges
i) Lateral Sewer Charge (based on property frontage to existing sewer main, to
a depth of 100')
ii) Oversize Sewer Charge (based on property frontage to a depth of 100')
iii) Upon occupancy of the project, the developer 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).
c) Development Impact Fees
i) Citywide Traffic Signal Mitigation Fee.
Commercial, Industrial (based on Average Daily Trips)
Single, Multi-Family Residential (based on the number of residential units)
ii) Citywide Fire Facilities Charge.
Commercial, Industrial (based on building square footage)
Single, Multi-Family Residential (based on the number of residential units)
iii) Citywide Park Facility Charge.
Single, Multi-Family Residential (based on the number of residential units)
iv) Citywide Police Facilities Charge.
Commercial, Industrial (based on building square footage)
Single, Multi-Family Residential (based on the number of residential units)
v) Citywide Regional Street Charge.
Planned Land Use (based on parcel acreage)
d) Other Agencies Impact Fees
i) Satisfy the Fresno County Facilities Impact Fee obligation. Provide County Facilities Impact
Fee receipt from the County Public Works and Planning Department (559-488-3496) as
proof of payment or exemption prior to the issuance of building permits.
• NOTE: The requirement to pay this fee is currently suspended. However, this fee will
be required to be paid if the fee has been reinstated at the time of issuance of building
permits for this project.
ii) Satisfy the Fresno County Regional Transportation Mitigation Fee (RTMF), as required by
the RTMF Joint Powers Agency (559-233-4148). Provided are the RTMF Informational
Summary and the Record of Payment forms.
• NOTE: The completed Record of Payment of the RTMF form must be submitted to the
City prior to the issuance of building permits. Prior to issuance of the Certificate of
Occupancy, the Record of Payment of the RTMF form must be signed indicating the
Disposition of RTMF by the RTNIF JPA.
Conditions of Approval
Conditional Use Permit Application No. C-11-023
October 05, 2011
Page 15 of 17
e) Covenants and Agreements
i) Deferral of the payment of the Citywide Development Impact Fees for Fire, Parks, Police,
Major Streets, and Traffic Signals is available for projects located within the Downtown
Priority Areas in accordance with the provisions of Resolution Nos.2009-265 and 2010-19.
A covenant is required for deferral in applicable circumstances and must be recorded prior
to issuance of Building Permits.
PART E - CITY AND OTHER SERVICES
1. STREET TREES, BUFFER, PARKWAY AND MEDIAN ISLAND LANDSCAPING
a) Comply with all of the requirements included within the attached Department of Public Works,
Streets Division memorandum from the Parks Supervisor dated July 24, 2011;except as may
be otherwise provided herein above.
2. TRANSPORTATION/TRAFFIC PLANNING REQUIREMENTS
a) Comply with all of the requirements included within the attached Public Works Department,
Traffic and Engineering Services Division memorandum dated August 16,2011;except as may
be otherwise provided herein above.
3. PUBLIC UTILITIES REQUIREMENTS
a) Comply with all of the requirements included within the attached Department of Public Utilities,
Planning and Engineering Division (Sanitary Sewer) memorandum dated July 28, 2011.
b) Comply with all of the requirements included within the attached Department of Public Utilities,
Water Division memorandum dated August 16, 2011.
4. SOLID WASTE COLLECTION
a) Comply with all of the requirements included within the attached Department of Public Utilities,
Solid Waste Division memorandum dated August 16, 2011.
5. FIRE PROTECTION REQUIREMENTS
a) Comply with all of the requirements included within the attached City of Fresno Fire Department
memorandum dated July 21, 2011.
6. FLOOD CONTROL REQUIREMENTS
a) Comply with all of the requirements stipulated within the attached Fresno Metropolitan Flood
Control District memorandum dated August 16, 2011.
Conditions of Approval
Conditional Use Permit Application No. C-11-023
October 05, 2011
Page 16 of 17
7. COUNTY OF FRESNO, DEPARTMENT OF COMMUNITY HEALTH
a) Comply with all of the requirements included within the attached County of Fresno Department
Of Public Health memorandum dated August 02, 2011.
8. SAN JOAQUIN VALLEY AIR POLLUTION CONTROL DISTRICT
a) Comply with all of the requirements included within the attached San Joaquin Valley Air
Pollution Control District (SJVAPCD) memorandum dated August 22, 2011.
i) The subdivider/developer shall comply with all regulations and rules applicable to the
development of the subject property in accordance with SJVAPCD requirements.
• NOTE: These rules and regulations may include, but not be limited to, compliance with
Regulation VIII for the control of particulate matter and fugitive dust during construction
of this project and Rule 8060 for the control of fugitive dust from paved and unpaved
roads.
9. REDEVELOPMENT AGENCY OF THE CITY OF FRESNO
a) Comply with all requirements included within the attached City of Fresno Redevelopment
Agency memorandum dated July 25, 2011.
10. FRESNO UNIFIED SCHOOL DISTRICT
a) Attached for the subdivider's records and/or consideration is the memorandum from Fresno
Unified School District dated July 20, 2011.
PART F - MISCELLANEOUS
Approval of this site plan is contingent upon the submittal of corrected site plans showing all
existing/proposed on-site conditions as reflected on all exhibits and the following:
1. If archaeological and/or animal fossil material is encountered during project surveying, grading,
excavating, or construction, work shall stop immediately.
2. If there are suspected human remains, the Fresno County Coroner shall be immediately contacted.
If the remains or other archaeological material is possibly Native American in origin, the Native
American Heritage Commission (Phone: 916/653-4082)shall be immediately contacted, and the
California Archaeological Inventory/Southern San Joaquin Valley Information Center
(Phone: 805/644-2289)shall be contacted to obtain a referral list of recognized archaeologists. An
archaeological assessment shall be conducted for the project, the site shall be formally recorded,
and recommendations made to the City as to any further site investigation or site
avoidance/preservation.
3. If animal fossils are uncovered, the Museum of Paleontology, U.C. Berkeley shall be contacted to
obtain a referral list of recognized paleontologists. A paleontologist shall conduct an assessment
Conditions of Approval
Conditional Use Permit Application No. C-11-023
October 05, 2011
Page 17 of 17
and, if the paleontologist determines the material to be significant, it shall be preserved.
Unless the Planning Commission decision is set for hearing to the Council in accordance with
Section 12-406-J of the FMC,the decision of the Commission shall be final and effective at 12:01
a.m. on the sixteenth day after the date of the decision, subject to writ of administrative
mandamus under 1094.6 of the Code of Civil Procedures.
DEPARTMENT OF PUBLIC WORKS
TO: Will Tackett, Planner III
Planning Division
FROM: Hilary Kimber, Parks Supervisor II (559.621.1345)
Streets Division
DATE: July 24, 2011
SUBJECT: Tract 5993; C-11-023 (APN. 466-144-07) located on the southeasterly corner of
Fulton and San Joaquin Streets. The Department of Public Works has reviewed the Tentative
Subdivision Tract Map proposed by Gary G. Gianetta., on engineering plans dated June 23, 2011
for Granville Homes/FFDA Properties, LCC. The Department of Public Works offers the following
comments regarding the requirements for landscaping and irrigation within the street right-of-way:
GENERAL REQUIREMENTS
STREET TREE REQUIREMENTS
1. The subdivider is required to provide street trees on all public street frontages per Fresno
Municipal Code. Street trees shall be planted at the minimum rate of one tree for each 24'
of street frontage as per the Downtown Plan, by the Developer. The subdivider is required
to provide irrigation for all street trees. The irrigation system shall comply with FMC
12-306-23, Water Efficient Landscape Standards and AB 1881.
The Preliminary Landscape Plan by Lynn Hays Kyle, dated June 22, 2011 proposes
keeping three (3) existing Podocarpus gracilior on Fulton St. and adding one more for a
total of four (4) street trees. Ten (10) street trees are required.
The designated street tree for Fulton Street is:
Podocarpus gracilior Fern Podocarpus
The plans also show three (3) of four (4) existing Zelkova serrata on San Joaquin St. to
remain. Six (6) street trees are required.
The designated street tree for San Joaquin Street is:
Zelkova serrata `Wireless' Sawleaf Zelkova
2. Street Tree Planting by Developer: Tree planting shall be within a 10' Public Planting and
Utility Easement.
a. Street tree inspection fees shall be collected for each 24' of public street frontage.
There are approximately 250 lineal feet of street frontage along Fulton Street resulting in
the requirement of ten (10) street trees. There are approximately 150 lineal feet of street
frontage along San Joaquin Street resulting in the requirement of six (6) street trees.
b. Street trees shall be planted in accordance with the City of Fresno, Department of Public
Works "Standard Specifications."
c. Landscape plans for all public use areas shall be reviewed and approved by the
Department of Public Works, Engineering Services. A street tree planting permit shall be
required for all street tree planting.
d. Performance and payment securities, paid with final map, will be released when all
landscaping installed on public and/or city controlled property is in conformance with the
Specifications of the City of Fresno.
e. Upon acceptance of the required work, warranty security shall be furnished to or retained
by the city for guaranty and warranty of the work for a period of ninety days following
acceptance.
MAINTENANCE REQUIREMENTS
1. The subdivider shall provide long term maintenance for all proposed landscaped
areas by either petitioning for annexation in a Community Facilities District or by forming a
Home Owner's Association.
2. Maintenance Service Through Annexation into the Community Facilities District.
Landscape and Irrigation plans are required and shall be submitted to the Department of
Public Works for review and approval prior to a Council approval of the final map. Plans
shall be numbered to conform to and be included in the Department of Public Works street
construction plan set for the final map. Fees are applicable when the subdivider elects to
have landscaping maintained by annexing into the City's Community Facilities District.
A. Landscape and irrigation plans shall comply with Sections 12-306-23 & 24 and 14-121
of the Fresno Municipal Code and AB 1881 regarding Water Efficient Landscaping.
D. The water meter(s) serving tree wells shall be sized for the anticipated service flows.
E. No private flags, signs or identification of any kind shall be permitted in the right-of-way,
within the City - controlled easement or on the fence or wall facing the street.
F. Landscaping in the right-of-way and landscape setback adjacent to water well sites
shall be the responsibility of the City of Fresno Water Division and may not be included in
the CFD.
City of
DATE: August 16, 2011
TO: Will Tackett, Planner III
Development and Resource Management7ingServices
t
THROUGH: M. Scott Tyler, PE, City Traffic Engineer
Public Works Department, Traffic & Engin Division
FROM: Louise Gilio, Traffic Planning Supervisor
Public Works Department, Traffic & Engineering Services Divisi n
SUBJECT: Public Works Conditions of Approval
TT 5993 /C-11-023, 1612 Fulton Street
FFDA Properties, LLC/Gary G. Giannetta
The Public Works Department, Traffic and Engineering Services Division, 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.
Provide the following information on the tentative map and/or complete the following, prior to Planning
Commission.
A. General Requirements
1. Easements: Identify and dimension all existing and proposed easements.
2. Scope of work: All items shall be listed as existing, proposed or future.
3. Property Lines: Correctly dimension all property lines.
B. Offsite Information-
1.
nformation:1. Street Improvements: Identify existing alley approaches, street lights (specify type-wood, metal
etc.).
2. Street furniture: Identify tree wells, etc.
3. ADA: Identify the required 4' minimum path of travel along the public sidewalk adjacent to
property.
C. Onsite Information:
1. Parking Lots:
a. Stalls: Revise parking stalls to meet the standard stall size of 9' x 18'. No obstructions shall be
within the 3' overhang. (groundcover is allowable.) Compact parking stalls shall be signed or
marked.
b. Lighting: Identify the location (not to be within the 3' vehicular overhang)
c. Disability parking, ramps, signage: provide details
Garages fronting on San Joaquin: Resubmit a site plan with a minimum garage setback of 20'. 18'
if there is a proposed roll up door. —or- Redesign garage access.
Survey Monuments
All survey monuments within the area of construction shall be preserved or reset by a person licensed to
practice Land Surveying in the State of California.
Page 1 of 4
TATraffic Planning\TRACT MAPS\5900\T-5993 FULTON ST 1612\T-5993 FULTON ST 1612.doc
PUBLIC IMPROVEMENT REQUIREMENTS
The following requirements are based on city records and the accuracy of the existing and proposed on-
site and off-site conditions depicted on the exhibits submitted. Requirements not addressed due to
omission or misrepresentation of information, on which this review process is dependent, will be imposed
whenever such conditions are disclosed.
Repair all damaged and/or off grade off-site concrete street and/or alley improvements as determined by
the City of Fresno Public Works Department, Construction Management Division, (559) 621-5600.
Pedestrian paths of travel must also meet current ADA regulations. All existing sidewalks in excess of 2%
maximum cross slope must be brought into compliance prior to acceptance by Public Works.
The construction of any overhead, surface or sub-surface structures and appurtenances in the public
rights-of-way is prohibited unless an encroachment permit is approved by the City of Fresno Public
Works Department, Traffic and Engineering Services Division, (559) 621-8693. Encroachment permits
must be approved prior to issuance of building permits.
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.
Street widening and transitions shall also include utility relocations and necessary dedications.
Submit the following, as applicable, in a single package to the City of Fresno Development and Resource
Management Department for review and approval, prior to issuance of building and street work permits:
Street Improvement Plans, Signing and Striping Plans, Street Lighting Plans and Signal Plans.
When preparing Street Plans and/or Traffic Control Plans for projects in the City of Fresno contact the
Traffic and Engineering Services Division, Randy Schrey in advance to make sure that sidewalks or an
approved accessible path remain open during construction. (559) 621-8807
All improvements shall be constructed in accordance with the Standard Specifications and Standard
Drawings of the City of Fresno, Public Works Department. Alley Construction Plans may be 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 PERMIT prior to
commencement of work. Contact the City of Fresno Public Works Department, Traffic and Engineering
Services Division at (559) 621-8686 for detailed information. All required street improvements must be
completed and accepted by the city prior to occupancy.
Questions relative to dedications, street improvements or off-street parking geometrics may be directed
to Louise Gilio at (559) 621-8678/ Louise.Gilio@fresno.gov, in the Public Works Department, Traffic and
Engineering Services Division.
Fulton Street: Local
1. Vacate 4' of right-of-way adjacent to this application, prior to building permits. Contact the Public
Works Department, Alan James (559) 621-8693 for additional information. A feasibility study for
all proposed vacations of existing public rights of way is required to be completed riot to building
permits.
Page 2 of 4
TATraffic Planning\TRACT MAPS\5900\T-5993 FULTON ST 1612\T-5993 FULTON ST 1612.doc
2. Where missing, construct concrete curb, gutter and sidewalk to Public Works Standard P-5. The
curb shall be constructed to a 10' pattern. Identify on the map. Construct 4' x 6' tree wells per
Public Works Standard P-8. Planting of street trees shall conform to the minimum spacing
guidelines as stated in the Standard Specification, Section 26-2.11(C).
3. Construct a standard curb ramp per Public Works Standard P-28 and P-32. Radius to be
determined. -OR- Modify or replace the existing ramp to meet current Public Works Standards,
as determined by the Construction Management engineer PRIOR to occupancy. "Detectable
Warning Devices" are required, if not existing. Reference Public Works Standards P-28 and P-32.
The proposed "bulb-out" is dependent on an approved grading plan.
4. All existing driveway approaches which no longer provide access to approved vehicle parking
areas shall be removed unless otherwise approved by the City Engineer. Such areas shall be
reconstructed with curb, gutter, and sidewalk to match existing adjacent street improvements.
This work shall be completed and accepted before a Permit of Occupancy is issued or the
building is occupied per Fresno Municipal Code (FMC) 11-209.
San Joaquin Street: Local
1. Vacate 4' of right-of-way adjacent to this applicationrp for to building permits. Contact the Public
Works Department, Alan James (559) 621-8693 for additional information. A feasibility study for
all proposed vacations of existing public rights of way is required to be completed prior to building
permits.
2. Where missing, construct concrete curb, gutter and sidewalk to Public Works Standard P-5. The
curb shall be constructed to a 10' pattern. Construct 4' x 6' tree wells per Public Works Standard
P-8. Planting of street trees shall conform to the r-ninimum spacing guidelines as stated in the
Standard Specification, Section 26-2.11(C).
3. Construct driveway approaches to Public Works Standard(s) P-1 and P-6.
4. All existing driveway approaches which no longer provide access to approved vehicle parking
areas shall be removed unless otherwise approved by the City Engineer. Such areas shall be
reconstructed with curb, gutter, and sidewalk to match existing adjacent street improvements.
This work shall be completed and accepted before a Permit of Occupancy is issued or the
building is occupied per Fresno Municipal Code (FMC) 11-209.
Alley:
A" appliti natipedfh.-i Ge st Mien I,Ann�.w,cnt Fnt+i acre
Lio4+ ran as e m4� `
Off-Street Parking Facilities and Geometrics
1. Off-Street parking facilities and geometrics shall conform to the City of Fresno Public Works
Department, Parking Manual and Standard Drawing(s) P-21, P-22, P-23.
2. The proposed entry gate shall be 20' minimum from the proposed property line.
Specific Mitigation Requirements:
This development will generate a total of 25 a.m. /41 p.m. peak hour trips and generate a count of 404
Average Daily Trips (A.D.T.), based upon the following:
Page 3 of 4
TATraffic Planning\TRACT MAPS\5900\T-5993 FULTON ST 1612\T-5993 FULTON ST 1612.doc
Land Use Size Average Daily Tris ADT AM Pk Hour PM Pk Hour
Residential 29 units 278 22 30
Commercial 2,939 s. f. 126 3 11
Total 404 25 41
A Traffic Impact Study (TIS) is not required.
Traffic Signal Mitigation Impact (TSMI) Fee:
This project shall pay all applicable Traffic Signal Mitigation Impact Fees (TSMI Fees) at the time of
building permit based on the trip generation rate(s) as set forth in the latest edition of the ITE Generation
Manual for residential and commercial use(fee rate as shown in the Master Fee Schedule).
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 Maior Street Impact (FMSI) Fee :
This Map is in the Infill Area; therefore pay all applicable City-wide regional street impact fees.
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.org. Provide proof of payment or exemption
prior to issuance of building permits.
Landscape and Feature Maintenance: Owner to maintain frontage.
Page 4of4
TATraffic Planning\TRACT MAPS\5900\T-5993 FULTON ST 1612\T-5993 FULTON ST 1612.doc
a.
City of 111�A1fOM sotfa�
DEPARTMENT OF PUBLIC UTILITIES
4�9
Date: July 28, 2011 ��HAGENENi se+
Providing Life's Essential Services
To: WILL TACKEIT
Planning and Development Department
From: DOUG HECKER, Supervising Engineering Technician
Department of Public Utilities, Planning and Engineering
Subject: SANITARY SEWER REQUIREMENTS FOR VESTING TENTATIVE
TRACT 5993 AND CONDITIONAL USE PERMIT C-11-023
General
T-5993 and C-11-023 were filed by Bret Giannetta of Giannetta Civil Engineering, on behalf of Darius
Assemi of FFDA Properties, LLC, and pertain to 1.5 acres of property located on the southeasterly corner
of Fulton and San Joaquin Streets in downtown Fresno, 1612 Fulton Street, APN 466-144-07. T-5993
proposes a one common lot condominium airspace subdivision. C-11-023 proposes a mixed use three
story residential and commercial development consisting of 2,939 square feet of ground floor retail and 29
multiple family residential units. The commercial building will be a three story building with two
townhouse units. The residential buildings will be a mixture of 3 story-2 car garage live-work triplexes
and 3 story-1 car garage townhouse triplexes. The property is zoned C-4, Central Trading.
Sewer Requirements
The nearest sewer main to serve the proposed project is an 8-inch main located in the Fulton/Van Ness
alley. Sewer facilities are available to provide service to the site subject to the following requirements:
1. On-site sanitary sewer facilities shall be private.
2. The Project Developer shall contact Wastewater Management Division/Environmental Services at
(559) 621-5100 prior to pulling building permits regarding conditions of service for special users.
Sewer Fees
The following Sewer Connection Charges and fees shall be paid for the project.
1. Sewer Lateral Charge
2. Oversize Sewer Charge
3. Sewer Facility Charge (Non-Residential)
4
4. Upon connection of this Project to the City Sewer System the owner shall be subject to payment of
Sewer Facility charges per Fresno Municipal Code Section 6-304 and 6-305. Sewer Facility
Charges consist of two components, a Wastewater Facilities Charge and Trunk Sewer Charge
where applicable.
5. Sewer Facility Charges are collected after occupancy on a bi-monthly basis over time based on
metered (water or sewer effluent) usage. The developer may contact the Department of Public
Utilities/Wastewater-Environmental Control at (559) 621-5153 to receive an estimated cost of the
Sewer Facility Charges applicable to the project (based on a constant sewer discharge and loading
(Biochemical Oxygen Demand [BOD] and Total Suspended Solids [TSS] levels anticipated) at the
current rates in effect, at that time, per Fresno's Master Fee Resolution. The developer shall
provide data regarding estimated sewer discharge rates [flow] and loading [BOD/TSS levels]
required for calculating the estimated charges.
City of
DPU
DEPARTMENT OF PUBLIC UTILITIES—WATER DIVISION
*'A,iEYfHT 5r'S
Providing Life's Essential Servkes
DATE: August 16, 2011
TO: WILL TACKETT, Planner III
Development and Resource Management Department— Current Planning Division
THROUGH: MICHAEL CARBAJAL, Chief Engineering Technician
Department of Public Utilities —Water Division
FROM: ROBERT A. DIAZ, Senior Engineering Technician�4;D
Department of Public Utilities—Water Division
SUBJECT: WATER REQUIREMENTS FOR VESTING TENTATIVE TRACT 5993 AND
CONDITIONAL USE PERMIT APPLICATION NO. C-11-023
General
T-5993 and C-11-023 were filed by Bret Giannetta of Giannetta Civil Engineering, on behalf of Darius
Assemi of FFDA Properties, LLC, and pertain to 1.5 acres of property located on the southeasterly
corner of Fulton and San Joaquin Streets in downtown Fresno, 1612 Fulton Street, APN 466-144-07.
T-5993 proposes a one common lot condominium airspace subdivision. C-11-023 proposes a mixed
use three story residential and commercial development consisting of 2,939 square feet of ground
floor retail and 29 multiple family residential units. The commercial building will be a three story
building with two townhouse units. The residential buildings will be a mixture of 3 story-2 car garage
live-work triplexes and 3 story-1 car garage townhouse triplexes. The property is zoned C-4, Central
Trading.
Water Service
The nearest water main to serve the proposed project is a 10-inch main located in the alley way
between Fulton Street and Van Ness Avenue. The following water improvements shall be required
prior to providing City water service to the project:
1. Separate water services with meters shall be provided to each lot created.
2. On-site water facilities shall be private
3. The developer shall provide a detailed water usage analysis identifying water fixture,
landscape and laundry efficiencies to document water conservation design characteristics,
subject to approval by the Director of Public Utilities.
4. The development shall incorporate water use efficiency for landscaping including the use of
artificial turf and native plant materials, reducing turf areas and discouraging the development
of artificial lakes, fountains and ponds unless only untreated surface water or recycled water
supplies are used for these decorative and recreational water features as appropriate and
sanitary.
r
5. All public water facilities shall be constructed in accordance with City Standards,
specifications, and policies.
6. 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.
7. Engineered improvement plans prepared by a Registered Civil Engineer shall be submitted for
Department of Public Utilities review and approvals for proposed addition and/or modification
to the City Sewer System. Depict neighboring parcels and proposed plans for their continued
service.
8. All Public water facilities shall be constructed in accordance with The Department of Public
Works standards, specifications, and policies.
i
City of
leinew e!&I
rnMvur% �
DEPARTMENT OF PUBLIC UTILITIES
August 16, 2011
TO: Will Tackett, Planner III
Development Department, Planning Division
FROM: \ Chris Weibert, Management Analyst II
Department of Public Utilities, Administration
SUBJECT: TT 5993 & C-11-023, Solid Waste Conditions of Approval
Location: Southeasterly corner of Fulton and San Joaquin Streets (APN 466-144-07)
The Department of Public Utilities, Solid Waste Division has completed a review of the Vesting
Tentative Tract Map 5993 & C-11-023 that was submitted by Gary G. Giannetta Civil Engineering and
Land Surveying, on behalf of Darius Assemi of FFDA Properties, LLC. The following requirements
and conditions are to be placed on this vesting tentative tract map and conditional use permit as a
condition of approval by the Department of Public Utilities.
General Requirements:
• Tract 5993 will be serviced as Multi-Family Residential bin service.
• Developer shall provide a minimum of one 2-cell trash enclosure constructed to current
standards. The developer shall provide signage to clearly identify all recycling or solid waste
collection and the materials accepted therein.
• Owner shall provide a minimum of 15 cubic yards of solid waste and recycling services per
week.
• There will be no separate billing for Solid Waste services. The City of Fresno shall be provided
with the name and address of a property management company or homeowners association for
billing purposes.
Conditions of Approval TT5993&C-11-023.doc
0
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'% i
FIRE DEPARTMENT
Date: July 21, 2011
To: WILL TACKETT, Planner II
Planning and Development Department , Advance Planning
From: RICHARD FULTZ, Senior Fire Prevention Inspector
Fire Department, Fire Prevention& Investigative Services
Subject: T-5993 and C-11-023 were fled by Bret Giannetta of Giannetta Civil Engineering, on
behalf of Darius Assemi of FFDA Properties, LLC, and pertain to 1.5 acres of property
located on the southeasterly corner of Fulton and San Joaquin Streets in downtown
Fresno, 1612 Fulton Street, APN 466-144-07. T-5993 proposes a one common lot
condominium airspace subdivision. C-11-023 proposes a mixed use three story
residential and commercial development consisting of 2,939 square feet of ground floor
retail and 29 multiple family residential units. The commercial building will be a three
story building with two townhouse units. The residential buildings will be a mixture of
3 story-2 car garage live-work triplexes and 3 story-1 car garage townhouse triplexes.
The property is zoned C-4, Central Trading.
General
Vertical access is required for aerial truck ladder set up where buildings or portions of buildings
are more than 30 feet in height at the eaves, measured from natural grade. 26' (minimum)
driveways shall be located adjacent to at least one (long) side of such building. 26' minimum
lanes shall be provided adjacent to at least two sides of such buildings that exceed 150 feet in
length or width. Due to the layout and location of the project, standard ariel truck/ladder access
as mentioned above cannot be provided. In lieu of standard truck/ladder access, a covenant for
access will be required from the adjacent parking lot. Additionally, all buildings on site are
required to install an NFPA 13 sprinkler system, rather than a 13R system, due to mixed
a
live/work space. This will mitigate the requirement for on-site truck/ladder access.
Pedestrian Access
All pedestrian gates, where required for compliance of the"200' rule," shall remain unlocked or
be provided with Police/Fire bypass locks. ("Best"padlock model 21 B700 series) The man gate
facing Fulton St.
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT File No.210.413
NOTICE OF REQUIREMENTS
Page I of 4
PUBLIC AGENCY DEVELOPER
WILL TACKETT DARIUS ASSEMI-FFDA PROPERTIES,LLC Iffl
DEVELOPMENT SERVICES/PLANNING 1396 W.HERNDON AVE.,SUITE 101
CITY OF FRESNO FRESNO,CA 93711
2600 FRESNO STREET,ROOM 3043
FRESNO, CA 93721-3604
PROJECT NO: 2011-023
ADDRESS: 1612 FULTON ST.
APN: 466-144-06,07 SENT: ,/l
Drainage Area(s) Preliminary Fec(s)
FF $9.419.00
TOTAL FEE: $9,419.00 Z
O
The proposed development will generate storm runoff which produces potentially significant environmental impacts and which
must be properly discharged and mitigated pursuant to the California Environmental Quality Act and the National Environmental
Policy Act.The District in cooperation with the City and County has developed and adopted the Storm Drainage and Flood
Control Master Plan.Compliance with and implementation of this Master Plan by this development project will satisfy the O
drainage related CEQA/NEPA impact of the project mitigation requirements.
The proposed development shall pay drainage fees pursuant to the Drainage Fee Ordinance prior to issuance of a building permit
at the rates in effect at the time of such issuance.The fee indicated above is valid through 2/28/12 based on the site plan j
submitted to the District on 7/19/11 Contact FMFCD for a revised fee in cases where changes are made in the proposed site plan '
which materially alter the proposed impervious area. O
Considerations which may affect the fee obligations)or the timing or form of fee payment:
a.) Fees related to undeveloped or phased portions of the project may be deferrable. w
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 clays 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. X a. Drainage from the site shall BE DIRECTED TO FULTON AND/OR SAN JOAQUIN STREETS.
b. Grading and drainage patterns shall be as identified on Exhibit No.
5469 E.OLIVE-FRESNO,CA 93727-(559)456-3292-FAX(559)456-3194
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
C. Flood Control Master Plan. MR
2. The proposed development shall construct and/or dedicate Storm Drainage and Flood Control Master Plan facilities
located within the development or necessitated by any off-site improvements required by the approving agency:
Developer shall construct facilities as shown on Exhibit No. 1 as "MASTER PLAN FACILITIES TO BE
CONSTRUCTED BY DEVELOPER".
X None required.
3. The following final improvement plans shall be submitted to the District for review prior to final
development approval: 00
X Grading Plan
X Street Plan
Storm Drain Plan
Water&Sewer Plan O
■
X Final Map
O ther
None Required O
4. Availability of drainage facilities:
a Permanent drainage service is available provided the developer can verify to the satisfaction of the City ,
X that runoff can be safely conveyed to the Master Plan inlet(s). O
b. Tile construction of facilities required by Paragraph No. 2 hereof will provide permanent drainage service.
C. Permanent drainage service will not be available. The District recommends temporary facilities until
permanent service is available.TEMPORARY SERVICE IS AVAILABLE THROUGH
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 that is 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
August 1999. (modified December 2002) A State General Construction Permit is required for all clearing,
grading,and disturbances to the ground that result in soil disturbance of at least one acre(or less than one
acre\if part of a larger common plan of development or sale). Permittees are required to:submit a Notice
of Intent to be covered and must pay a permit fee to the State Water Resources Control 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 00
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
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.
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 ma
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 w
within ten days of the date of this Notice of Requirements.
9. The District reserves the right to modify,reduce or add to these requirements,or revise fees,as necessary to
accommodate changes made in the proposed development by the developer or requirements made by other agencies.
10. X See Exhibit No. 2 for additional comments,recommendations and requirements.
Gerald E.Lakeman Rick yons
District Engineer Project Engineer
5469 E.OLIVE-FRESNO,CA 93727-(559)456-3292-FAX(559)456-3194
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 4 of 4
CC
BRET GIANNETTA mn
...................._......_._...............--l........._._.....................-...__...-.-......._.-_.........._....................-_...-._.__............_....._....._......
1119'S'STREET
FRESNO,CA 93721
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5469 E.OLIVE-FRESNO,CA 93727-(559)456-3292-FAX(559)456-3194
OTHER REQUIREMENTS
EXHIBIT NO. 2
There are existing city cross drainage facilities in the south and east corners of the Fulton/San
Joaquin intersection that convey storm drainage water to existing Master Plan facilities
downstream of this project. The District requests that the grading engineer contact the District as
early as possible to review the proposed site and drainage design and to discuss options for the
conveyance of storm water that will adhere to the Master Plan design.
No surface runoff shall be directed towards the alley.
In an effort to improve storm runoff quality, outdoor storage areas shall be constructed and
maintained such that material that may generate contaminants will be prevented from contact
with rainfall and runoff and thereby prevent the conveyance of contaminants in runoff into the
storm drain system.
The District encourages, but does not require that roof drains from non-residential development
be constructed such that they are directed onto and through a landscaped grassy swale area to
filter out pollutants from roof runoff.
Development No. CUP 2011-023
k:\permits\exhibit2\city-cup\2011\2011-023.docx(r])
CO U�
County of Fresno
i Department of Public Health
Edward L. Moreno,M.D., M.P.H.,Director-Health Officer
p�
1856p
fiRE`-'
August 2, 2011
FA0274056
L00016103
Will Tackett PE 2602
City of Fresno
Development Department
2600 Fresno Street
Fresno, CA 93721
Dear Mr. Tackett:
PROJECT NUMBER: T-5993, C-11-023
Vesting Tentative Map of Tract No. 5993 and Conditional Use Permit Application No. C-11-023
were filed by Bret Giannetta of Giannetta Civil Engineering, on behalf of Darius Assemi of FFDA
Properties, LLC, and pertain to 1.5 acres of property located on the southeasterly corner of Fulton and
San Joaquin Streets in downtown Fresno. Vesting Tentative Map of Tract No. 5993 proposes a one
common lot condominium "airspace" subdivision. Conditional Use Permit Application No. C-11-023
proposes a mixed use three story residential and commercial development consisting of 2,939 square
feet of ground floor retail and 29 multiple family residential units. The commercial building will be a
three story building with two townhouse units. The residential buildings will be a mixture of 3 story/2 car
garage live- work triplexes and 3 story/1 car garage townhouse triplexes. The property is zoned C-4
(Central Trading).
APN: 466-144-07 ZONING: C-4 ADDRESS: 1612 Fulton Street
Comments/Concerns:
Since all of the tenants have not been identified for this application, the full range of uses must be
considered. The potential adverse impacts could include (but are not limited to) storage of
hazardous materials and/or wastes, medical waste, excessive noise, and odors.
Recommended Conditions of Approval:
• Due to the proximity of the proposed project to residential uses, consideration should be
given to conformance with the noise standards in the City of Fresno Municipal Code.
• Should a retail food establishment be proposed, 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)445-3334 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.
1221 Fulton Mall/P.O.Box 11867/Fresno,California 93775/(559)445-3271 /FAX(559)445-3301
Equal Employment Opportunity•Affirmative Action•Disabled Employer
i
' Will Tackett
T-5993, C-11-023
August 2, 2011
Page 2 of 2
• 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
submit a Hazardous Materials Business Plan 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.
• 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.
REVIEWED BY:
0191uAY s��M hna Gadnw
Janet Gardner e_F—CNbkWMh
Ou.°n°n°CO*WWk Health Oepanmenl
Dale:2011.08.0211;21:11-0700'
R.E.H.S., M.P.H.
Environmental Health Specialist III
(559)445-3271
J9
CC. Baruti/Casagrande/Tolzmann, Environmental Health Division
T-5993 C-11-023 Mixed Use C-4
San Joaquin Valley � ■ '�'
AIR POLLUTION CONTROL DISTRICT HEALTHY AIR LIVING-
AUG 222011
Planning Department
City Of Fresno
2600 Fresno St., 3rd Floor
Fresno, CA 93721-3604
Re: Air Impact Assessment`AIA) Application Approval
ISR Project Number: C20110103
Land Use Agency: City of Fresno
Land Use Agency ID Number: Tract 5993
To Whom It May Concern:
The San Joaquin Air Pollution Control District (District) has approved the Air Impact
Assessment (AIA) for Tract 5993 project, located at 1612 Fulton Street in Fresno,
California. The District has determined that the mitigated baseline emissions for
construction and operation will be less than two tons NOx and two tons PM10. Pursuant
to District Rule 9510 Section 4.3, this project is exempt from the requirements of Section
6.0 (General Mitigation Requirements) and Section 7.0 (Off-site Emission Reduction Fee
Calculations and Fee Schedules) of the rule. As such, the District has determined that
this project complies with the emission reduction requirements of District Rule 9510 and is
not subject to payment of off-site mitigation fees.
Pursuant to District Rule 9510, Section 8.4, The District is providing you with the following
information:
A notification of AIA approval (this letter)
* A statement of ten+a.t;ve r!..11e compliance (this letter)
• An approved Monitoring and Reporting Schedule
Certain emission mitigation measures proposed by the applicant may be subject to
approval or enforcement by -the City of Fresno. No provision of District Rule 9510
requires action on the part of the City of Fresno, however, please review the enclosed list
of mitigation measures and notify the District if the proposed mitigation measures are
inconsistent with your agency's requirements for this project. The District can provide the
detailed emissions analysis upon request.
Page 2
If you have any questions, please contact Ms. Debbie Johnson at (559) 230-5817.
Sincerely,
David Warner
Director of Permit Services
. IAIAA/
/
A and arjannt
e
P rmit Services Manager
DW:dj
Enclosures
SJVUAPCD Indirect Source Review 8/18/11
Complete Project Summary Sheet & 10:33 am
Monitoring and Reporting Schedule
Project Name: TRACT 5993
Applicant Name: FFDA PROPERTIES
Project Location: 1612 FULTON STREET
FULTON STREET & SAN JOAQUIN STREET
APN s : 466-144-07
Project Description: LAND USE:
Commercial/Retail -2 Acres - Other
Commercial/Retail -2 Acres -Other
Commercial/Retail -29 Dwelling Unit- Other
ACREAGE: 1.5
ISR Project ID Number: C-20110103
Applicant ID Number: C-301602
PermittingPublic Agency:
CITY OF FRESNO
Public A ency Permit No. TRACT 5993
Existing Emission Reduction Measures
Enforcing Measure Quantification Notes
Agency
There are no Existing Measures for this project.
Non-District Enforced Emission Reduction Measures
Enforcing Measure Specific Implementation Source Of Requirements
Agency
CITY OF Wood Fireplaces Zero Fireplaces
FRESNO
CITY OF Electrical Outlets 3% Landscape Equipment
FRESNO electrically powered
CITY OF Woodstoves Zero Wood Stoves
FRESNO
CITY OF Streets Design 426 Nodes/square mile
FRESNO
CITY OF Sidewalk Coverage 100% sidewalks on both sides
FRESNO
CITY OF Bus Service 216# Daily Weekday Busses within
FRESNO 1/4 mile of the site boundaries
CITY OF Jobs to Housing Ratio 10695 Jobs
FRESNO to 1402 DU
CITY OF Local Serving Retail Selected
FRESNO
Number of Non-District Enforced Measures: 8
District Enforced Emission Reduction Measures
1
SJVUAPCD Indirect Source Review 8/18/11
Complete Project Summary Sheet & 10:33 am
Monitoring and Reporting Schedule
(District Enforced Emission Reduction Measures Continued)
Enforcing Measure Specific Implementation Measure For District Review
Agency Compliance
Enforcing Measure Specific Implementation Measure For District Review
Agency Compliance
SJVAPCD Construction and For each project phase, all Ongoing
Operation - records shall be maintained (Compliance
Recordkeeping on site during construction Dept. Review)
and for a period of ten years
following either the end of
construction or the issuance
of the first certificate of
occupancy, whichever is
later. Records shall be
made available for District
ins ection upon request.
SJVAPCD Construction and For each project phase, Ongoing
Operational Dates maintain records of(1) the (Compliance
construction start and end Dept. Review)
dates and (2) the date of
issuance of the first
certificate of occupancy, if
a licable.
Number of District Enforced Measures: 2
I
l
z
REDEVELOPMENT AGENCY OF THE CITY OF FRESNO
2344 Tulare Street, Suite 200, Fresno, CA 93721 (559) 621-7600
Application No.: VTM 5993, C-11-023 Date: 7/25/2011
(Will Tackett) Reviewer: Jeff Findley,
Assessor Parcel No.: 466-144-07 Senior Project Coordinator
Site address: 1612 Fulton Street Telephone: 621-7609
Redevelopment Area: Fulton
Agency Staff Recommendation:
APPROVE PROJECT WITH THE FOLLOWING CONDITIONS:
1. The property identified in Application Nos. VTM 5993 and C-11-023 is located within
the adopted Fulton Redevelopment Project area and is subject to all requirements of
the Redevelopment Plan.
2. The Redevelopment Agency does not object to the proposed Vesting Tentative Map
and construction of a mixed-use three story development consisting of 2,939 square
feet of retail and 29 multi-family units on 1.5 acres. Agency support of this project is
conditioned on the ability of the development to be in conformance with all
requirements of the Redevelopment Plan and the C-4 (Central Trading) zone district
and Section 12-304 (including subsequent applicable Sections) of the Fresno Zoning
Ordinance.
3. The project shall be developed in accordance with the Operation Statement,
Landscape Plan, Vesting Tentative Map, Site Plan, Floor Plans and Exterior
Elevations (or as revised by the City of Fresno) submitted for Applications No. C-11-
023 and Vesting Tentative Map No. 5993.
4. Approval of this entitlement applies only to the development identified in Application
Nos. VTM 5993 and C-11-023, and any modifications or additions shall not be allowed
without the modification of this Conditional Use Permit Application with prior approval
from the City of Fresno Development Department and the Redevelopment Agency.
5. The project shall also be subject to and be in conformance with the requirements of
the Industrial Development Design Guidelines as applicable.
6. Agency recommends a Master Sign Plan with a signage pattern that will enhance the
appearance of the building and its association with the frontages of Fulton and San
Joaquin Streets.
7. All existing and future landscaped areas shall be properly maintained and any dead
plants, trees or ground cover will be removed and immediately replaced with the
appropriate landscaping. All landscaping irrigation systems on site shall be properly
maintained or repaired to ensure the healthy growth of plants and trees.
8. All outdoor storage on-site shall be screened from view of public streets and in
conformance with requirements of City code.
PLEASE MAKE APPLICANT AWARE OF AGENCY COMMENTS
9. Outside patios shall not be used for storage purposes.
10. Specific attention shall be given to the design, amount and availability of residential
amenities, such as community open space and recreation areas, that will be provided
on the site to ensure a usable and identifiable (residential) living environment.
11. Dense landscaping and specimen size street trees are recommended in the
landscaped islands and tree wells on all the street frontages to enhance the visual
character of the buildings and the streets.
12. All streets trees shall be in conformance with the City of Fresno recommended list of
street trees.
13. The construction of sidewalk tree wells and street landscape islands on the frontages
of Fulton and San Joaquin Streets shall be in conformance with adopted city
standards.
14. The proposed redesign of the street frontages and alignments shall be in conformance
with City of Fresno Street Standards and be compatible with existing street patterns.
15. All required landscaping setback, street trees and street improvements on and
adjacent to the project site shall be completed to the satisfaction of the Public Works
and the Planning and Development Departments of the City of Fresno before the final
approval for occupancy of the buildings.
16. The use of complimentary building materials and colors are encouraged.
17. All on-site and off-site parking areas shall be developed in conformance with the
requirements of the Fresno Zoning Ordinance, especially the requirement for 50%
shading where applicable.
18. Any fence and related gates installed along the frontage of Fulton and San Joaquin
Streets shall be constructed of wrought iron.
19. The City of Fresno and Redevelopment Agency shall be informed of any deviation
from the conditions of this Entitlement or the Statement of Operations, especially any
change in the established use of the property.
20. The Agency reserves the right to reconsider the issuance of VTm 5993 and C-11-023
should the City of Fresno or the Redevelopment Agency of the City of Fresno receives
any complaints about the maintenance and operation of the mixed-use development
inconsistent with the conditions and requirements of this Application; which can result
in a recommendation to the City of Fresno to revoke the application.
PLEASE MAKE APPLICANT AWARE OF AGENCY COMMENTS
BOARD OF EDUCATION
Michelle A.Asadoorian,President
e Janet Ryan,Clerk
Valerie F.Davis
Fresno Unified
Lindsay Cal Johnson
11 11..��.7 lJ iil. Carol Mills,J.D.
School District � Larry Moore
_����� Tony Vang.,Ed.D.
Preparing Career Ready Graduates Facilities Management&Planning SUPERINTENDENT
Michael E.Hanson
July 20,2011
Will Tackett
Development and Resource Management
City of Fresno
2600 Fresno Street,Third Floor
Fresno,CA 93721-3604
Re: VESTING TENTATIVE MAP OF TRACT NO.5993
CONDITIONAL USE PERMIT NO.C-11-023
1612 FULTON ST.
Dear Mr Tackett,
In response to your request for review and comment on Vesting Tentative Map of Tract No. 5993 and Conditional Use
Permit C-11-023,Fresno Unified School District submits the following.
Any urban residential development occurring as a result of project approval will have an impact on the District's student
housing capacity The District, through local funding, is in a position to mitigate its shortage of classrooms to
accommodate planned population growth for the foreseeable future. However,the District recognizes that the legislature,
as a matter of law,has deemed,under Government Code Section 65996,that all school facilities impacts are mitigated as
a consequence of SB 50's Level 1,2 and 3 developer fee legislative provisions.
Any new development on the subject property or conversion of non-habitable to habitable/residential space is subject to
development fees of$2.97 per square foot.Any new retail/commercial space is subject to development fees of$0.47 per
square foot. Development will be subject to the development fee prior to issuance of a building permit. For mixed use
projects the housing units and retail space will be charged the residential and commercial rates,respectively
The project is presently within the attendance areas of the schools identified below
Elementary School: Lowell
Intermediate School: Tehipite
High School. Edison
Thank you for the opportunity to comment. Please contact Deana Clayton at(559)457-3066, if you have any questions
or require additional information regarding our comments.
Sincerely,
C
Lisa LeBlanc,Executive Director
Facilities Management and Planning
LL:hh
c. Bret Giannetta,Applicant/Agent
2309rukweS&od • Fremw,Ca9372.72287 • Wnw.freamo.A:l2[Q+�*
STATE OF CALIFORNIA—BUSINESS.TRANSPORTATION AND HOUSING AGENCY EDMUND G BROWN Jr Governor
DEPARTMENT OF TRANSPORTATION
DISTRICT52 WEST OLIVE AVENUE s
P.O.BOX 12616 RECEIVED
FRESNO,CA 93778-2616
PHONE (559)488-7307 Flex your power!
FAX (559)488-4088 SEP 0 6 2011 Be energy efficient!
TTY (559)488-4066
DEVELOPMENT DEPARTMENT
August 4, 2011 CITY OF FRESNO
213 1-IGR/CEQA
6-FRE-180-57.242+/-
CUP C-11-023 & VTTM 5993
GRANVILLE MIXED USE PROJECT
Mr. Will Tackett
City of Fresno Development Department
Planning Division
2600 Fresno Street
Fresno, CA. 93721
Dear Mr. Tackett:
We have completed our review of the site plan for the proposed development of 10 three-storied
buildings on a I '/z acre lot that is situated on the eastern corner of Fulton and San Joaquin
Streets. One of the ten buildings would consist of 2,939 ftz of ground floor retail space and two
townhouse units. The remaining nine buildings would consist of 27 residential units. Based on
the proposed project's centralized location, it is projected that trips generated by this site could
impact the State Route(SR) 41 interchange at Tulare Avenue, the SR 99 interchange at
Stanislaus Street, and the SR 180 interchange at Fulton Street. Preliminary estimates suggest
that the site could generate approximately 23 trips during the morning peak travel periods and 38
trips during the evening peak travel periods (ITE Codes 221 & 814). Caltrans has the following
comments:
In order to accommodate projected future demand, previous traffic studies have identified the
need for improvements to the SR 99 interchange at Stanislaus Street. These improvements
include signalizing the intersection of the SR 99 northbound entrance ramp from Stanislaus
Street(Cost$1,110,000; includes additional WB to NB turn lane). Another improvement would
include signalizing the intersection of the SR 99 southbound exit ramp to Stanislaus Street(Cost
$750,000; includes some structure widening). Two other improvements associated with this
interchange include signalizing the intersection of the SR 99 northbound frontage road with
Tuolumne Street (Cost$250,000), and signalizing the intersection of the SR 99 southbound
frontage road with Tuolumne Street(Cost$550,000; includes additional SB left turn lane).
If you have any questions, please call me at(559) 488-7307.
Sincerely,
&RYAN
JE FERCHEZ
Office of Tlanning
District 06
"Caltrans improves mobility across California"
OFFICE OF
M- R' I
TELEPHONE 559 233-7161
FAX (559) 233-8227
2907 S. MAPLE AVENUE
^^+ FRESNO, CALIFORNIA 93725-2218
YOUR MOST VALUABLE RESOURCE -WATER
August 4, 2011
Mr. Will Tackett
City of Fresno
Development Services/Planning
2600 Fresno Street, Third Floor
Fresno, CA 93721-3604
RE: Vesting Tentative Tract Map No. 5993, Conditional Use Permit No. C-11-023
S/W Divisadero Street&Van Ness Boulevard
Dear Mr. Tackett:
The Fresno Irrigation District (FID) has reviewed the Vesting Tentative Tract Map No. 5993 and
Conditional Use Permit No. C-11-023 applications, being filed concurrently, to request
authorization to create a one common lot condominium "airspace" subdivision consisting of
mixed use three story residential and commercial development on 1.5 acres located southwest
of Divisadero and Van Ness Avenues, APN: 466-144-07 and has the following comments:
1. FID does not own, operate or maintain any facilities located on the subject property as
indicated on the attached FID exhibit map.
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,
06&�
William R. Stretch, P.E.
Chief Engineer
Attachment
G:1Agendes\CitySTrad Map15993.doc
BOARD OF President: JEFF NEELY, Vice- President : RYAN JACOBSEN
DIRECTORS JEFF BOSWELL, STEVE BALLS, GEORGE PORTER, General Manager GARY R. SERRATO
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Will Tackett
From: Gregory Garner
Sent: Tuesday, July 19, 2011 4:11 PM
To: Will Tackett
Cc: Fresno Development Services; Greg Noll; Jaime Campos; Raymond Eddy
Subject: FW: Request for Comment-Vesting Tentative Tract Map 5993 and CUP C-11-023, 1612 L
Street Mixed Use Condo Project
No PD comment needed.
"A Leader is powerful to the degree he empowers others."
Captain Greg Garner
Commander, Southwest Policing District
Fresno Police Dept.
Office (559) 621-6100
FAX (559) 266-1876
From: Fresno Development Services
Sent: Tuesday, July 19, 20112:04 PM
To: 'Gardner, Janet'; 'glallen@co.fresno.ca.us'; 'skahl@co.fresno.ca.us'; mcarterCalco.fresno.ca.us;
'cathy.s.gilles@usps.gov'; 'ajs4@pge.com'; 'Fleming, Gage'; rtwl@pge.com; 'DOWNER, LONNIE A (ATTPB)'; 'Michael
Navarro'; 'Jennifer Bryan-Sanchez'; 'Trriiles@dtsc.ca.gov'; 'Vivian.bourbonnais@fresnounified.org'; Heidi Heltne; James
Shields; 'developmentreview@fresnofloodcontrol.org'; Terry Cox; Colleen Beasley; Gregory Garner; Daniel Yrigollen;
Wilma Quan; Christopher Preciado; Richard Fultz; Chris Weibert; Doug Hecker; Michael Carbajal
Cc: Will Tackett
Subject: Request for Comment - Vesting Tentative Tract Map 5993 and CUP C-11-023, 1612 L Street Mixed Use Condo
Project
Routing Partners:
You have been identified as the best contact to provide your department/agency's review and
comments for the subject project. Please click the following link and download an electronic copy of
the project package for review.
Project Address: 1612 Fulton Street (site of farmer's market)
APN: 466-144-07
http://m3.fresno.gov/unload/files/90523092/C-11-023,T-5993.pdf (click on bookmarks to navigate).
Our preferred method of receiving your comments is via email directly to the planner assigned to this
project, . We look forward to receiving your responses electronically and hearing any
comments/suggestions you may have. If you do not have any comments, please communicate a "no
comment" response.
Thank you.
Joann Zuniga
City of Fresno Planning Division
559-621-8032
If you experience difficulty opening the document, please call or email Joann (Joann.Zunigaafresno.-gov) and a copy of
the request for comments will be sent to your mailing address.
1
CITY OF FRESNO - DEVELOPMENT AND RESOURCE MANAGEMENT DEPARTMENT
REQUEST FOR COMMENTS, CONDITIONS, ENVIRONMENTAL ASSESSMENT, FOR
VESTING TENTATIVE MAP OF TRACT NO. 5993 and
CONDITIONAL USE PERMIT APPLICATION NO. C-11-023
TO: SUBDIVISION REVIEW COMMITTEE Return Completed Form to:Will Tackett
Email: Will.Tackett(@fresno.cLov
Telephone: 559-621-8277
Development and Resource Management
2600 Fresno Street, Third Floor
Fresno CA 93721-3604
PROJECT DESCRIPTION AND LOCATION:
Vesting Tentative Map of Tract No. 5993 and Conditional Use Permit Application No. C-11-023 were filed by
Bret Giannetta of Giannetta Civil Engineering, on behalf of Darius Assemi of FFDA Properties, LLC, and pertain to
1.5 acres of property located on the southeasterly corner of Fulton and San Joaquin Streets in downtown Fresno.
Vesting Tentative Map of Tract No. 5993 proposes a one common lot condominium "airspace" subdivision.
Conditional Use Permit Application No. C-11-023 proposes a mixed use three story residential and commercial
development consisl:ing of 2,939 square feet of ground floor retail and 29 multiple family residential units. The
commercial building will be a three story building with two townhouse units. The residential buildings will be a
mixture of 3 story/2 car garage live-work triplexes and 3 story/1 car garage townhouse triplexes. The property is
zoned C-4 (Centra! Trading).
APN: 466-144-07 ZONING: C-4 ADDRESS: 1612 FULTON STREET
DATE ROUTED: July 18, 2011 COMMENT DEADLINE: August 2, 2011
If no response is received by the comment deadline, it will be assumed you have no comments to submit.
Preliminary Meeting of the SUBDIVISION REVIEW COMMITTEE:
9 A.M. TUESDAY, AUGUST 2, 2011, CITY HALL-THIRD FLOOR, ROOM 3054
Meeting of the SUBDIVISION REVIEW COMMITTEE WITH SUBDIVIDER AND
PROJECT ENGINEER:
2 P.M. TUESDAY, AUGUST 16, 2011, CITY HALL-THIRD FLOOR, ROOM 3054
Your attendance at the review meetings will be appreciated. If you are unable to attend and you have comments
you wish to make, please forward your comments to Will.Tackett(a)fresno.gov. prior to the meeting date of
August 16, 2011; or your can mail your comments to the Development and Resource Management
Department/Planning Division, 2600 Fresno Street, Room 3076, Fresno, California 93721-3604. Thank you.
r